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HomeMy WebLinkAbout2022-06-27 Avila - Conditions of Approval (ReAVILA RANCH CONDITIONS OF APPROVAL (COA) TRACKING MATRIX Status Report COA # 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 16a 16b 16.b.i 16.b.ii 16.b.iii 16.b.iv 16.b.v 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 81.a 81.b 81.c 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 116.a 116.b 116.c 116.d 116.e 116.f 116.g 117 118 119 119.a 119.b 119.c 119.d 119.e 119.f 119.g 120 121 122 123 124 125 126.a 126.b 126.c 127 128 129 130 ARC / PLANNING COMMISSION CONDITIONS OF APPROVAL FOR R-2 SFH IN PHASES 1, 2, & 3 (RESOLUTION NO. PC - 1046-2021, dated 9/22/2021) 1 2A 2B 3 4 5 6 7 Department Planning Planning Planning Planning Planning Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Engineering Development Review Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Utilities Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Grading Drainage & Stormwater Transportation Division - 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Planning Dept. Planning Dept. Planning Dept. Planning Dept. Planning Dept. / Parks Dept. / PW Dept. Planning Dept. Planning Dept. Condition of Approval At the time of submittal of a request for approval of a final map, the subdivider shall provide a written report detailing the methods and techniques employed for complying with these conditions of approval and the mitigation measures imposed upon certification of the EIR for the Project. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) shall receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area consistent with the applicable provisions of the of the Airport Area Specific Plan and Avila Ranch Development Plan. Prior to final map, County of San Luis Obispo Avigation easements shall be recorded for each parcel within the development. Prior to the recording of any phase of the final map, the applicant shall enter into and record an Affordable Housing Agreement with the City, detailing the timing of construction of affordable units on-site, and with guarantees to ensure timely delivery of all of the required affordable housing units. The Affordable Housing Agreement must be included as an exhibit to the Development Agreement, and include appropriate guarantees to ensure the timely delivery of affordable housing units, dedication of real property, or payment of in-lieu fees, consistent with the applicable sections of the Airport Area Specific Plan and Avila Ranch Development Plan. Pursuant to Government Code §66474.9(b), the subdivider shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this map and its related approvals, and all actions relating thereto, including but not limited to environmental review. The City shall promptly notify the subdivider of any claim, action, or proceeding and shall cooperate fully in the defense. If the city fails to promptly notify the subdivider of any claim, action, or proceeding, or to cooperate fully in the defense, the subdivider shall not thereafter be responsible to defend, indemnify, or hold the City harmless. Any easements including but not limited to provisions for all public and private utilities, water wells, access, grading, drainage, agriculture / open space, slope banks, construction, public and private streets/alleys, pedestrian and bicycle facilities, common driveways, and maintenance of the same shall be shown on the final map and/or shall be recorded separately prior to or concurrent with the recordation of the map, unless a deferral is requested by the subdivider and granted by the City. Said easements may be provided for in part or in total as blanket easements. The final map and improvement plans shall show the extent of all on-site and known off-site offers of dedication. Subdivision improvement plans and / or preliminary designs may be required for any deferred improvements so that dedication limits can be established. These improvements may include but are not limited to road construction and widening, grading and drainage improvements, stormwater facilities, utility easements, bridges, bike bridges, transit stops, bikeways, pedestrian paths, signalized intersections, traffic circles, and roundabouts. The final map and improvement plans shall clearly delineate the City-County limit line along Vachell Lane and Buckley Road. The subdivision boundary shall consider said limits. The map or an additional map sheet may be required to clearly delineate the limits and extent of some or all of the off-site dedications to further clarify how and where the several mitigation measures and conditions will be satisfied. Future, concurrent and/or prior recordations may need to be included on the map, additional map sheet, or improvement plans for reference. The subdivider shall dedicate a 10' wide street tree easement and public utility easement (PUE.) across the frontage of each residential lot. A 10' wide street tree easement and 15'PUE. shall be provided across the frontage of each commercial or multi-family lot unless reduced with the approval of the City and of PGE. Said easements shall be adjacent to and contiguous with all public right-of-way lines bordering each lot. The subdivider shall include a separate offer of dedication for any offsite easements located outside the tract boundary and/or map phase if needed for orderly development, circulation, access, and/or utility extensions. The developer may, at the discretion of the City, be requested to provide a separate offer of dedication for any easements related to a future map/development phase where said easement(s) may be required for orderly development and might otherwise sunset with a map offer only. Prior to and at the time of approval of the first final map for the project, a Community Facilities District (CFD) or other similar financing mechanism acceptable to the City, shall be fully operational, and all assessments shall be fully authorized and imposed on the projectsite which are necessary to fully fund, in perpetuity, the maintenance of the phased public improvements to the satisfaction of the City. If necessary, the subdivider shall provide start­ up funding for the CFD in an amount to be determined by the City Engineer in the event there is insufficient funding for City to maintain the public improvements until full build­ out of the project. Avila Ranch shall include within the Covenants, Conditions and Restrictions (CC&Rs) required for each subdivision of the Property a requirement that the Master Homeowners' Association, and or each Homeowners' Association for a subdivision within the Property (each, an "HOA"), shall assume responsibilities to maintain, repair and insure the following items in the event that such financing mechanism is dissolved or in the event that the fees, assessments, or taxes generated thereby are repealed or reduced other than by discretionary action by the City Council. In such event the HOA shall assume responsibility to maintain, repair and insure for the publicly-owned facilities within the Property (as to a Master HOA) or subdivision (as to another HOA), including but not limited to, Parks A through F, Hand I, and "Stevenson Park"; landscaped parkways and trees; low­ impact-development treatment facilities; riparian open space, but expressly shall not assume responsibility to maintain, repair and insure streets, curbs, gutters, sidewalks, regional parks (Park G), farmed agricultural open space, landscape paseos connecting the public parks, retaining walls adjacent to the open space corridors, bike paths, bike path bridges and bike path facilities (including bike paths and bike path facilities in the County). Avila Ranch shall include the City as a third-party beneficiary of these CC&Rs in language acceptable to the City Attorney, which shall grant the City the right to perform the maintenance, repair and insurance obligations and to impose assessments against the affected parcels in the event an HOA fails to perform its obligations under this subparagraph (4). All private improvements shall be owned and maintained by the individual property owners, a property owner association, or the Homeowner's Association (HOA) as applicable, or by a Community Facilities District if specifically identified upon the formation of the CFD. Private improvements may include but are not limited to streets/alleys, parking lots, walks and paths, sewer mains/laterals, drainage systems, detention basin(s), lighting, landscape, landscape irrigation, common areas, pocket parks, and linear park improvements. All stormwater treatment facilities shall be owned and maintained by the Homeowners Association, Property Owner Association, property owner association, and/or by individual property owners or by a Community Facilities District if specifically identified upon the formation of the CFD. All stormdrain facilities shall be private property unless the final map and subdivision improvement plans specifically designates them as offered to the City and the City, in fact, accepts maintenance responsibility for them. A separate encroachment agreement, in a form approved by the City Attorney, shall be recorded for any private stormwater systems, piping, BMP's, and other components of such systems that are approved for location within the public right-of-way. A notice of requirements or other agreement acceptable to the City of San Luis Obispo shall be recorded upon the City's written request in conjunction with recordation of each phase of the Final Map to clarify development restrictions, fee payments, conditions of development, and references to any pertinent conditions of approval related to this map, off-site requirements, and/or the interaction of each map phase with a future map and/or development phase. Off-site dedication/acquisition of property for public right-of-way purposes will be necessary to facilitate orderly development, anticipated build-out improvements, and/or to satisfy mitigation measures, conditions of approval, or compliance with City Standards and policies. The subdivider shall work with the City, County of San Luis Obispo, and the land owner(s) to acquire the necessary rights-of-way. In the event the subdivider is unable to acquire said rights-of-way, the City Council may consider lending the subdivider its powers of condemnation to acquire the off-site right-of-way dedication, including any necessary slope and drainage easements. If condemnation is required, the subdivider shall agree to pay all costs associated with the off-site right-of-way acquisition (including attorney fees and court costs). The developer shall confer with the County of San Luis Obispo on any condemnation processes necessary for rights-of-way within the County. With respect to all off-site improvements, prior to filing of the Final Map, the subdivider shall either: Clearly demonstrate their right to construct the improvements by showing title or interest in the property in a form acceptable to the City Engineer; or, Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and request that the City assist in acquiring the property required for the construction of such improvements and exercise its power of eminent domain in accordance with Government Code Section 66462.5 to do so, if necessary. Subdivider shall also enter into an agreement with the City to pay all costs of such acquisition including, but not limited to, all costs associated with condemnation. Said agreement shall be in a form acceptable to the City Engineer and the City Attorney. If condemnation proceedings are required, the subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired: Property legal description and sketch stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California; Preliminary title report including chain of title and litigation guarantee; Appraisal of the property by a City approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so; Copies of all written correspondence with off-site property owners including purchase summary of final offers and counter offers to purchase at the appraised price. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply. Secondary access is required from all portions and/or phases of the subdivision where more than 30 dwelling units are proposed. The location and development of the proposed secondary access shall be presented to the City for review and approval prior to the preparation of the related improvement plans or final map approval for each subsequent map or construction phase. Any temporary or permanent emergency access location, construction, and controls shall be in accordance with the Fire Code, City Engineering Standards, and shall be approved to the satisfaction of the Fire Department and Public Works Department. Fire Department access shall be provided for each building construction phase to the satisfaction of the Fire Chief. Phased street construction shall consider and provide suitable Fire Department hydrant access, circulation routes, passing lanes, and turn-around areas in accordance with current City codes and standards. All public streets shall conform to City Engineering Standards and the specific plan including curb, gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City Engineer. Where conflicts occur between the City Engineering Standards and concepts identified in the specific plan and/or represented on the tentative map, the City Engineer shall make the final determination of design approval and/or exceptions. All subdivision improvements shall be consistent with the City Engineering Standards except where the applicant has requested and been granted a formal design exception by the City Engineer. Design exceptions shall be requested in a format approved by the City and shall be accompanied by the required application and review fee. The applicant shall summarize the need for the request, alternatives, and may be asked to propose final construction details, specifications, and minimum construction tolerances/testing for review and approval by the City Engineer in support of the request. The request shall be approved by the City Engineer prior to submittal of complete public improvement plans. Final street sections shall be approved in conjunction with the review and approval of the final project drainage report. The final design shall consider drainage, transitions, and accessibility. Final traffic circle and roundabout geometry shall be consistent with applicable engineering standards and design guidelines. The developer shall record a Notice of Requirements with each map phase regarding the designed and installed traffic calming devices and that the subdivision is not eligible for a future Residential Parking District or Neighborhood Traffic Management program processing. The improvement plans shall include a line-of-sight analysis at applicable intersections to the satisfaction of the Public Works Department. Fence heights and plantings in the areas of control shall be reviewed in conjunction with the analysis. A separate recorded agreement or Notice of Requirements for private property owner, HOA, or CFD maintenance of sight lines may be required as a condition of the City Engineer's approval of the development plans. The subdivision improvement plans shall include full on-site and any off-site public and private improvements as required to satisfy all mitigation measures, specific plan requirements, and conditions of approval. The plans shall comply with the City Engineering Standards, Bike Plan, Community Design Guidelines, Cal Trans Highway Design Manual, Specific Plan, City policies, and applicable County of San Luis Obispo Public Improvement Standards. Separate plans and permits are required from the County of San Luis Obispo for work or construction staging within County public rights-of-way. Said plans shall be provided to the City of San Luis Obispo for review and approval of consistency with the project mitigation measures, conditions of approval, Development Plan, Specific Plan, and conformance with the subdivision improvements. Unless otherwise specifically approved and accepted for over-sight by the City, all stormwater BMP's related to the widening and/or extension of Buckley Road shall be subject to the review and approval of the County of San Luis Obispo. The encroachment permit issued for this work will establish additional conditions and restrictions that may require maintenance responsibilities be provided by the CFD or HOA, in perpetuity. Detailed plans shall be provided for any off-site or out-of-phase improvements in conjunction with the proposed phasing plans unless preliminary or final designs are needed for orderly development and/or to substantiate the design of an adjoining phase. Any jurisdictional permits from authorities other than the City, including but not limited to, those from the Army Corps of Engineers, California Fish and Wildlife Service, and the Regional Water Quality Control Board shall be obtained prior to the City's approval of improvement plans and the Developer's commencing with work for any construction phase subject to the jurisdiction of such regulatory agencies. Access rights shall be offered for dedication to the City and/or County of San Luis Obispo along Buckley, South Higuera, Vachell, Earthwood, Venture, and Jespersen except at approved driveway locations. The subdivider shall install public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and luminaires along all existing and proposed City streets per City Engineering Standards, and each proposed and existing intersection with Buckley Road per the County of San Luis Obispo Public Improvement Standards. Private street lighting may be provided along the private streets/alleys/parking areas, pocket parks, and linear parks per City Engineering Standards and/or as approved in conjunction with the final ARC approvals. Street trees are required as a condition of development. Street trees shall generally be planted at the rate of one 15-gallon street tree for each 35 lineal feet of property frontage. Landscape plans may include grouping of trees to vary this standard to honor site/public improvements, achieve visual variety, or to honor line-of-sight corridors within the subdivision. Trees and other landscaping proposed in the County right-of-way must be approved by County Public Works, and the encroachment permit will establish maintenance and liability conditions, in perpetuity. The public improvement plans shall provide a final analysis of the trees to be removed and trees to be retained. The existing trees located along or across the tract boundary, within areas of utility work, and/or within vacant lots proposed for future development shall be specifically identified in those plans as removed or retained. The plan/map submittals shall include a tree preservation plan and/or notice of requirements attached to the final map. Trees not previously noted and approved for removal shall be retained unless otherwise specifically approved for removal by the City. A tree preservation plan shall be provided by a Certified Arborist and approved by the City for any trees to remain or to be relocated. Improvement plans for the entire subdivision, including any off-site improvements shall be approved to the satisfaction of the Public Works Department, Utilities Department, and Fire Department prior to map recordation. Off-site improvements may include but are not limited to roadways, sewer mains, water mains, recycled water mains, and storm drain improvements. Off-site improvements may include off-site access roadways, transportation improvements, and utility system improvements. A separate demolition permit will be required from the Building Division for the removal of any existing structures and related infrastructure. Building removals are subject to the Building Demolition Regulations including the additional notification and timing requirements for any structure over 50 years old. The improvement plans shall clearly show all existing structures, site improvements, utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall include any pertinent off-site water well and private waste disposal systems that are located within regulated distances to the proposed drainage and utility improvements. The plan shall include the proposed disposition of the improvements and any proposed phasing of their demolition and removal. The map and improvement plans shall show and clarify the extent of all existing public and private easements. The developer shall provide any additional clarification regarding the use and disposition of any water wells. Any private water well service piping that crosses or is proposed to cross an existing or future public right-of-way shall be approved by the City and shall be covered by an Encroachment Agreement to be recorded in a format approved by the City. The developer shall provide any additional clarifications, amendments, and/or quit­ claims on any outstanding private easement agreements, as necessary. Street paving shall be phased in accordance with City Engineering Standard 7110 unless un­ phased construction is otherwise specifically approved by the City Engineer. Phased construction of the new street pavement shall provide for the ultimate structural street section and pavement life per the City's Pavement Management Plan and City EngineeringStandards. The engineer of record shall detail the phased paving requirement in the public improvement plans to the satisfaction of the City Engineer. The improvement plan submittal shall include a complete construction phasing plan in accordance with the mitigation measures, conditions of approval, City codes, and standards. A truck circulation plan and construction management and staging plan shall be included with any demolition, stockpile, grading, or improvement plan submittal. General truck routes shall be submitted for review and acceptance by the City. The engineer of record shall provide a summary of the extent of cut and fill with estimates on the yards of import and export material. The summary shall include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and vertical construction loading estimates on the existing City of San Luis Obispo roadways. The developer shall either: 1) complete roadway deflection testing before and after construction to the satisfaction of the City Engineer and shall complete repairs to the pre-construction condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards and guidelines, or 2)   shall propose a pavement repair/replacement program satisfactory to the City Engineer. The roadway impacts analysis and mitigation strategy shall be approved prior to commencing with grading or construction. The developer shall acquire and provide a copy of the County as-built or record improvement plans for Venture Lane and the adjoining improved sections of Vachell Lane. The as-built condition of improvements and pavement design life analysis shall be approved to the satisfaction of the City Engineer. The subdivision improvement plans shall show and note any upgrades to Venture and Vachell Lane, the City Engineer determines are required to meet current ADA and City Engineering Standards prior to acceptance of the improvements. Street lighting, signage, striping, and street signage upgrades may be required per City Engineering Standards for the intersection of Venture and Vachell. Any required improvements shall be included in the subdivision improvement plans. Retaining wall and/or retaining wall/fence combinations along property lines shall be approved to the satisfaction of the Planning Division and shall conform with the zoning regulations for allowed combined heights or shall be approved through the ARC, Specific Plan, or separate Fence Height exception process. The ARC plans and public improvement plans shall show the location of the proposed mail receptacles or mail box units (MBU's) to the satisfaction of the Post Master and the City Engineer. The subdivider shall provide a mailbox unit or multiple units to serve all dwelling units within this development as required by the Post Master. MBU's shall not be located within the public right-of-way or public sidewalk area unless specifically approved by the City Engineer. Contact the Post Master at 543-2605 to establish any recommendations regarding the number, size, location, and placement for any MBU's to serve the several neighborhoods and occupancies. Porous concrete, pavers, or other surface treatments as approved by the City Engineer shall be used for private parking areas, V-gutters, private curb and gutter, etc. to the extent feasible within the over-all drainage design for water quality treatment/retention in accordance with the specific plan and General Plan. The subdivision improvement plans shall show that accessibility to all common areas, linear parkways, and connecting neighborhood paths/trails is achieved per the ADA and the California Building Code to the satisfaction of the City Engineer and Building Official. Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 13.07.070.C of the City's Municipal Code. An annual Construction Water Permit is available from the City's Utilities Department. Recycled water is readily available near the intersection of South Higuera and Suburban Road, and shall be stubbed within the project site with a temporary filling station/ recycled water hydrant assembly before grading operations begin. Prior to issuance of a building permit in phase 1, the development's recycled water system shall have: an 8-inch recycled water system along Suburban Road from South Higuera to Earthwood Lane, and along Earthwood Lane from Suburban Road to Venture Drive. Subsequent phases of the development will need to add an 8-inch recycled water system along Venture Drive from Earthwood Lane to Jespersen Road, along Jespersen Road from the south end of Horizon Lane to Buckley Road, and along Buckley Road from Jespersen Road to the east boundary of the subdivision. Water flow rates and velocities shall comply with the requirements of the 2016 Potable Water Distribution System Operations Master Plan. The City of San Luis Obispo shall be the sole water purveyor for water services within the proposed development, which shall comply with all municipal code requirements. Prior to issuance of a building permit in Phase 1, the development's water system shall have: a 12-inch water main extending southerly along Vachell Lane from South Higuera to Earthwood Lane, along Earthwood Lane from Vachell Lane to Suburban Road. Phase 1 shall also include a pressure reducing valve (PRV) station at the intersection of Vachell Lane and Venture, and a second PRV at the intersection of Earthwood Lane and Suburban Road. Each PRV station shall include a primary and a secondary pressure reducing valve, a radio survey, telemetry radio, control panel, logic, and all auxiliary infrastructure for creation of a new pressure zone. Subsequent phases of the development shall add a 12-inch water main extending along Jespersen Road from Hughes Lane to Buckley Road, and along Buckley Road from Jespersen Road to the east boundary of the subdivision. Sewer flow rates and velocities shall comply with the requirements of the 2016 Wastewater Collection System Infrastructure Renewal Strategy. Prior to issuance of a building permit in Phase I, the development's sewer system shall have: an 8-inch corrosion resistant gravity sewer main extending along Tank Farm Road from the Tank Farm Lift Station to Long Street; a 6-inch sanitary sewer force-main extending from Tank Farm Road along Long Street continuing through public roads to the Buckley Lift Station. The Buckley Lift Station shall be designed to collect and transmit the flow rates of each development phase, meet scour velocities in the force-main, include a duplex station with pre-rotation basins, a natural gas stand-by generator, surge control valves, and a block wall around the perimeter of the stat ion. All associated permits, easements, fees, and appurtenances shall be provided for construction of a functional lift station. Subsequent phases of the development shall add a sewer collection system that flows by gravity into the Buckley Lift Station without the use of siphons, and shall provide additional pump capacity needed at Tank Farm Lift Station for build out conditions. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each lot to the satisfaction of the Public Works Department and serving utility companies. Fiber-optic communication shall be provided from the existing lift station to the new lift station and proposed park. All public and private sewer mains/laterals shall be shown on the public improvement plans and shall be constructed per City Engineering Standards unless a waiver or alternate standard is approved by the City. The plans shall clearly delineate and distinguish public and private improvements. All proposed utility infrastructure shall comply with the latest engineering design standards effective at the time of improvement plan approval, and shall have alignments for maintenance of public infrastructure acceptable to the Public Works Department. All public utilities shall be within the public right of way, and final alignments of all water and sewer mains shall be approved by the Utilities Engineer. All existing sewer and water infrastructure impacted by the proposed road improvements located outside of the tract boundary shall be relocated by the development per the Engineering Design Standards and to the satisfaction of the Utilities Director. City utilities proposed for location/encroachment within the County portions of Buckley Road, Buckley Road extension, and Vachell Lane shall be approved by the City and County via an encroachment permit issued by the County to the developer or City, and prior to approval of the improvement plans. If an encroachment permit is not issued by the County, the plans shall be revised to omit said encroachment(s). The subdivision grading and improvements plans shall clearly show the horizontal and vertical alignment of the existing high pressure gas main for reference. The plans shall honor the existing easement provisions, line location and protections to the satisfaction of the Gas Company. Final grades and alignments of all public and/or private water, recycled water, sewer and storm drains shall be approved to the satisfaction of the Public Works Director and Utilities Department. The final location, configuration, and sizing of on-site service laterals and meters shall be approved in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans. The limit, extent, and method of termination for all public utilities shall be approved for each map/construction phase to the satisfaction of the City Utilities Engineer. Redundant mains or mainlines located with limited access for maintenance may need to be redesigned prior to issuance of a building permit and as directed by the Utilities Engineer. The extension of mainlines along the subdivision boundary/frontage may be required for orderly development prior to issuance of a building permit and as a directed by the Utilities Engineer. Unless otherwise approved by the City Engineer, the gas main shall be located in a joint trench in accordance with PUC and utility company standards to provide additional clearances within the pavement section of all streets to accommodate the several City public utility mains. The improvement plans shall show the location of all domestic and landscape water meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations shall justify service and meter sizing prior to issuance of a building permit and to the satisfaction of the Utilities Director. Water impact fees related to the irrigation water meter(s) shall be paid prior to approval of the subdivision improvement plans for each map and/or construction phase depicting that meter or those meters. A final sewer report and supporting documentation for the design of the public sewer mains shall be approved by the Utilities Department prior to approval of the public improvement plans. The depth of the off-site and on-site sewer mains shall be approved to the satisfaction of the Utilities Director. Alternatives to extend the sewer collection system along the Buckley Road extension from Vachell Lane to South Higuera shall be included in the sewer report, and sewer easements shall be identified by the developer from the county to intercept existing sewer mains east of Highway 101. The public improvement plan submittal shall show all existing and proposed overhead wire utilities. Any existing overhead primary and secondary wiring within the tract boundary shall be undergrounded in conjunction with the subdivision improvements. Unless otherwise specifically approved, pole relocation in lieu of undergrounding is not permitted. Off-site service drops shall be eliminated. The new service feeds for the subdivision shall be completed by underground wiring without a net increase in utility poles. Terminal end utility poles shall be located off-site unless otherwise approved by the City. Any widening of streets with existing overhead wire utilities shall include the undergrounding of the existing wiring. The City Engineer may require replacement streetlights per City Standards where streetlights exist on wood poles. The developer shall exhaust all reasonable efforts to eliminate or underground the existing overhead wiring located along the tract boundary. The elimination and/or undergrounding shall consider existing services and/or utilization equipment to remain. The plan to eliminate, reduce, or underground the existing services shall be approved to the satisfaction of the City, Cal Trans, PGE, and billboard easement grantee. Undergrounding service to any existing or proposed water well shall consider standard farming operations and the depth of deep ripping. Any proposal for partial undergrounding, waiver, or deferral shall be subject to the approval of the Community Development Director. Preliminary undergrounding plans for the entire subdivision shall be processed through PGE and any respective wire utility companies in conjunction with public improvement plan submittal. The preliminary PGE plans/memo shall be provided to the engineer of record and the City for review and approval prior to commencing with the PGE final handout package. The final PGE handout package shall be approved by the engineer of record and City prior to commencing with construction. Irrigation systems using recycled water shall be designed and operated as described in the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted for review during the City's improvement plan and/or building permit review process. The public neighborhood park within the 11.55-acre parcel located in the eastern part of the development can have the option of using a groundwater well for irrigation, in accordance with the municipal code, in addition to the recycled water service being provided by the vesting tentative map. The project's Landscape Plan shall be consistent with provisions of the City's water conservation efforts in effect at the time of development, requiring an Estimated Total Water Use (ETWU) below the Maximum Applied Water Allowance (MAWA). Any permit approvals required from the Army Corps of Engineers, California Fish and Wildlife Service, or the Regional Water Control Board shall be secured and presented to the City prior to the approval of any subdivision grading and/or improvements related to the jurisdictional area for each construction phase. The engineer of record shall review the permit approvals and any specific permit conditions for compliance with the plans, subdivision improvement designs, drainage system design/report, and soils report. The engineer of record shall forward the permits to the City with a notation that he or she has reviewed the plans and determined that the design of the improvements are in general conformance with the permits. The public improvement plans submittal shall clarify how any wetlands, creek corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural Resources Manager. Include any specific details for the proposed creek crossings in accordance with any preservation strategies, mitigation measures, and other requirements and needed permits from agencies with jurisdiction or permitting authority. Sensitive areas shall be staked, fenced, or otherwise delineated and protected prior to commencing with construction, grading, or grubbing. The developer shall exhaust reasonable efforts to eradicate and control the expansion of any known non-native invasive plant species to the satisfaction of the Natural Resources Manager. These plants may require treatment in advance and prior to commencing with ground disturbing activities and grading. Expansion index testing or other soils analysis may be required on a lot-by-lot basis for all graded pads and for in-situ soils on natural lots in accordance with the current Building Codes or as otherwise deemed necessary by the City Engineer or Building Official. Final pad certifications shall include the certification of pad construction and elevations. The soils engineer shall certify all grading prior to acceptance of the public improvements and/or prior to building permit issuance. The certification shall indicate that the graded pads are suitable for their intended use. Cut and fill slopes shall be protected as recommended by the soils engineer. Brow ditches, drainage collection devices, and drainage piping may be required. The public improvement plans and final map shall reflect any additional improvements and private easements necessary for slope protection and maintenance. Unless otherwise approved for public maintenance by the City Engineer, brow ditches and drainage collection devices shall be maintained by private property owners, a property owner association, CFD, Homeowners Association, or funded by another Funding Mechanism. A separate easement agreement for the existing unnamed channels, drainages, and creek corridors shall be approved to the satisfaction of the City. The easement agreement shall be in a format provided by the City. The agreement shall include the CFD, Homeowners Association, or private property owner maintenance responsibilities, limitations in use within the easement area, and City access rights for maintenance in an emergency or if the responsible party fails to maintain. The subdivision improvement plans shall include a complete grading plan to show site accessibility in accordance with State and Federal regulations for all public and/or private roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable. The submittal shall provide additional analysis if site accessibility will not be provided and for any feature or element where accessibility is purportedly not required. The accessibility regulations or guidelines in effect at the time of subdivision improvement construction will be applied. The subdivision improvement plans, grading plans, drainage plans, and drainage reports shall show and note compliance with City Codes, Standards and Ordinances, Floodplain Management Regulations, specific plan stormwater provisions, Waterways Management Plan Drainage Design Manual, and the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board, whichever pertinent sections are more restrictive. The final grading/retaining wall designs proposed along the creek corridors shall by approved to the satisfaction of the City Engineer, Community Development Director, and Natural Resources Manager. The developer shall exhaust all reasonable efforts to provide natural slopes, planted rock slopes, gravity walls, stacked rock walls, or other approved materials. Wall designs shall comply with City Engineering Standards, the Waterway Management Plan, and City policy/design guidelines. The preferred wall design(s) may require additional encroachment into the channel and/or adjoining developed lands. The improvement plan submittal shall include a complete grading, drainage, and erosion control plan. The proposed grading, drainage plan, and reports shall consider the proposed construction phasing. Historic off-site and upslope watersheds tributary to the area of phased construction shall be considered. Run-on from all adjoining developed or undeveloped parcels shall be considered. The final drainage report and improvement plans shall consider the drainage impacts from both the existing phase 1 construction and build-out run-on from Tract 2943 (Earthwood). The final drainage report and improvement plans shall consider run-on from the developed parcel at 125 Venture. The plans shall clarify the purpose and intent of the existing partially failed concrete channel located near the toe of slope along the easterly and southerly property lines of 125 Venture. The developer shall work with the upslope property owner to resolve any maintenance issues, shall accept the drainage, or shall notify the City of any alternate strategy to address any current drainage system failures, concentrate drainage, and erosive outlet(s). The final drainage report and improvement plans shall consider run-on from the undeveloped parcel located at the northeast corner of Vachell and Venture. The plans shall clarify how the historic drainage will be collected and conveyed in an approved manner to a non-erosive outlet. Off-site improvements necessary to re-direct, collect, and/or convey the drainage shall be included in the subdivision improvement plans. The project plan and reports shall show compliance with the City's Floodplain Management Regulations and FEMA requirements. Portions of the project are located within an unstudied A zone. The required Conditional Letter of Map Revisions Based on Fill (CLOMR-F) shall be processed and approved by FEMA prior to commencement of construction or placement of fill within the Special Flood Hazard Area (SFHA). The final LOMR-F shall be submitted to FEMA, along with the required Community Acknowledgement form, within 6 months of the completion of the grading for each pertinent phase of construction. The Community Acknowledgement form may require the signatures of both the City of San Luis Obispo and County of San Luis Obispo. The LOMR-F shall be approved by FEMA prior to acceptance of the final building pad and development grades by the City of San Luis Obispo and prior to building permit issuance The required Conditional Letter of Map Revisions Based on Fill (CLOMR-F) shall be processed and approved by FEMA prior to commencement of construction or placement of fill within the Special Flood Hazard Area (SFHA). The final LOMR-F shall be submitted to FEMA, along with the required Community Acknowledgement form, within 6 months of the completion of the grading for each pertinent phase of construction. The Community Acknowledgement form may require the signatures of both the City of San Luis Obispo and County of San Luis Obispo. The LOMR-F shall be approved by FEMA prior to acceptance of the final building pad and development grades by the City of San Luis Obispo and prior to building permit issuance The revised 100-year flood limits shall be shown and noted on the improvement plans and an additional final map sheet for reference. The drainage report and final plans shall clarify the 100-year flood elevations, clearances, and freeboard at all new vehicle bridge, pedestrian/bike bridge, and any pipe bridge crossings of the creek corridors. The improvement plans shall clarify the extent of improvements at each respective water well site related to the proposed grading, grade lowering, etc. The plan shall include any alterations to well head and appurtenant electrical service, pumps, and panel boards. The plans shall show and note compliance with the City's Floodplain Management Regulations, adopted Building Code/Electrical Code, and Department of Water Resources requirements for protection of the service equipment and the well/groundwater. The engineer of record shall provide a digital copy of the final Hydrologic Engineering Center's River Analysis System (HEC-RAS) modeling to the City in accordance with Section 4.0 of the Waterways Management Plan Drainage Design Manual. The final drainage report, Post Construction Stormwater Regulation compliance strategy, and improvement plans shall include all required design details. The final reports and O & M Manual shall consider any need for on-going maintenance. The plan shall include reasonable provisions for the capture of silt, trash, and debris through pre-basins or other methods to minimize the impacts to the detention basin(s). The final stormwater reports, plan, and program shall include consideration of solid waste/trash and floating trash removal from the stormdrain system and BMP's prior to discharge to the adjoining creeks and/or waterways. The strategy shall consider any City or State regulations or guidelines regarding trash removal available at the time of public improvement plan development and shall be approved to the satisfaction of the City Engineer. The developer shall prepare an Operations and Maintenance Manual for review and approval by the City in conjunction with the development of any stormwater BMP's that will be maintained by the Homeowners Association, Property Owner Association, CFD, or by private property owners. A Private Stormwater Conveyance Agreement shall be recorded in a format provided by the City prior to final inspection approvals and acceptance of subdivision improvements. The subdivider/developer shall provide notification to private property owners regarding any individual maintenance responsibility of any parkway or backyard stormwater BMP's in accordance with Section E.2 of the RQWCB Resolution R3-2013-0032. The notification may be by Notice of Requirements or other method acceptable to the City. The stormwater improvements other than City Standard public storm drain infrastructure shall be maintained by CFD, private property owners, property owner association, and/or an HOA. A separate encroachment/hold harmless agreement may be required in conjunction with certain improvements proposed for location within the public rights-of-way. The final details for any proposed bio-retention facilities or other stormwater BMP's located within the public right-of-way shall be approved to the satisfaction of the City Engineer. The project soils engineer shall review and provide recommendations on any proposed site­ constructed and/or proprietary retention systems. Analysis of impacts to the public improvements, protection of utilities, and methods to minimize piping and protection of private properties shall be addressed in the final analysis. The proposed detention basins and any pre-basin shall be designed in accordance with the Waterways Management Plan Drainage Design Manual. The proposed surface runoff and drainage from the detention basin(s) shall include a non-erosive outlet to an approved point of discharge. The outlet(s) design and location should replicate the historic drainage where feasible. Any off-site detention basin, temporary basin, or other drainage improvements shall be subject to approval by the City. Any required or proposed off-site grading or drainage improvements shall be completed within recorded easements or under an appropriate license or other private agreement. If applicable, the CC&R's shall entitle the owners of the commercial lots, and any parcels resulting from the further subdivision of those parcels to annex to the HOA to allow a common stormwater management strategy for the subdivision, at the option of those owners unless they will otherwise be self-contained in regards to stormwater requirements. The subsequent development/re-subdivisions may, at the sole discretion of those developers or subdividers, annex to the HOA, or demonstrate to the satisfaction of the City how they will provide storm drainage mitigation through their own development strategies and/or subdivision designs and their own Homeowners Association/property owner associations. The association or private property owner shall provide for maintenance of all private common area drainage channels, on-site and/or sub-regional drainage basins, water quality treatment and conveyance improvements. The CC&R's shall be approved by the City and shall be recorded prior to or concurrently with recordation of the Final Map. A Notice of Annexation or other appropriate mechanism to annex future phases of the subdivisions into the HOA, including but not limited to any shared regional detention basin, shall be recorded concurrently with the map. Any existing areas of swale, creek and/or channel erosion shall be stabilized to the satisfaction of the City Engineer, Natural Resources Manager, and other permitting agencies. The existing channel shall be cleared of any illegal dumping, construction debris, grade level crossings, or other deleterious material to the satisfaction of the City Natural Resources Manager. The project soils engineer shall review the final grading and drainage plans and Low Impact Development (LID) improvements. The soils report shall include specific recommendations related to public improvements, site development, utility, and building pad/foundation construction related to the proposed LID improvements. The project soils engineering report shall be referenced on the final map in accordance with the Subdivision Regulations and City Engineering Standards. A Storm Water Pollution Prevention Plan (SWPPP) is required in accordance with State and local regulations. A hard copy of the SWPPP shall be provided to the City in conjunction with the Public Improvement Plan submittal and subsequent building plan submittals. The Water Discharge Identification (WDID) number shall be included by reference on all construction plans sets. An erosion control plan shall be included with the improvement plans and all building plan submittals for demolitions, grading, and new construction. The project development and grading shall comply with all air quality standards and mitigation measures. The developer shall provide written notification from the County Air Pollution Control District (APCD) to the City regarding compliance with all local, state, and federal regulations including but not limited to the National Emission Standards for Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occurring Asbestos (NOA) prior to plan approval, permits, and commencing with development grading. Unless a design exception is approved by the Public Works Director, the final map shall conform to City adopted Engineering Standards, Engineering Specifications, Policies and Plans. Project construction and infrastructure shall be completed in the sequential phase order as evaluated in the Avila Ranch Final EIR and Transportation Impact Study, or as agreed to between the City and Developer. If phasing is modified, amendments to the Development Plan and EIR may be required. The applicant shall submit a final Transportation Improvement Phasing Plan for each final map development phase of the Project for City review and approval prior to recordation of the first final map. Buckley Road Extension. The Buckley Road Extension from Vachell to South Higuera Street, which includes a Class I bicycle path to the north side of the road, Class II bicycle lanes on both sides of the road; improvements to the intersection of Buckley Road at Higuera Street including widening of Higuera Street for dedicated northbound right turn lane and southbound left turn lane; installation of a traffic signal with pedestrian crossing devices (including striping and signage) and streetlights; and improvements to the intersection of Buckley Road at Vachell Lane including widening of Vachell Lane for dedicated southbound right and left turn lanes, widening of Buckely Road for a dedicated eastbound left turn lane, and installation of street lights, shall be constructed by the subdivider prior to issuance of the occupancy permit for the first unit of Phase 2 development. Design and construction of these improvements shall be initiated by the applicant prior to issuance of building permits for Phase 2. In conjunction with these improvements, the applicant shall be responsible for submitting improvement plans for retiming of the traffic signal at South Higuera & Los Osos Valley Road, and for installation of signage at the South Higuera & Buckley intersection to inform drivers of additional access to Highway 101 at Ontario Road. Prior to recordation of the Phase 1 final map, the applicant shall complete the design of these improvements and exhaust all feasible efforts to acquire the necessary off-site dedications, easements and agreements for construction, all to the satisfaction of the Public Works Director. Please refer to Engineering Development Review condition on dedications and easements. Earthwood Lane Extension. The extension of Earthwood Lane from the project site north to its existing terminus south of Suburban shall be constructed by the subdivider prior to issuance of building permits for Phase 1 development. This extension shall be constructed to full City Standards for a residential collector with a width of 44 to 60 feet. The cross section for the off-site extension of Earthwood shall be modified in the final map to include eight-foot Class II bike lanes in place of on-street parking. The applicant shall be responsible for addition of curb markings, striping and signage to prohibit on-street parking on one side of the street in order to add Class II bike lanes along the existing segment of Earthwood Lane south of Suburban. Prior to recordation of the final map, the applicant shall complete the design of these improvements and exhaust all feasible efforts to acquire the necessary off­ site dedications, easements and agreements for construction, all to the satisfaction of the Public Works Director. Please refer to Engineering Development Review condition on dedications and easements. The existing section of Earthwood lane shall be restriped to add Class II bike lanes by removing parking on one side of the street. The striping design shall be determined as part of preparation of the Public Improvement Plans in consultation with surrounding property owners. Suburban Road Improvements The subdivider shall prepare a detailed improvement plan for Suburban Road to bring this road into conformance with City Standards for a commercial collector road with a width of 44 to 68 feet. Improvements include widening of substandard sections near the east end of the roadway, completion of sidewalk segments, installation of street trees, pedestrian crossings, addition of Class II bike lanes, and striping improvements at the South Higuera & Suburban intersection to extend the length of the westbound left- and right-turn lanes. Improvements from South Higuera to Earthwood shall be designed and construction shall be initiated prior to issuance of building permits for Phase 1 development. Improvements shall be completed prior to issuance of an occupancy permit for the 1st residential unit of Phase 1 development. Improvements from Earthwood to Horizon/Jespersen shall be designed and construction shall be initiated prior to issuance ofbuilding permits for Phase 4 development. Improvements shall be completed prior to issuance of an occupancy permit for the 100th residential unit of Phase 4 development. Prior to recordation of the final map for each phase, the applicant shall complete the design of these improvements and exhaust all feasible efforts to acquire the necessary off-site dedications, easements, and agreements for construction all to the satisfaction of the Public Works Department. Please refer to Engineering Development Review condition on dedications and easements. Vachell & Venture, Vachell & Earthwood Ingress and egress to the development in Phase 1 at the intersections of Vachell & Venture and Vachell & Earthwood shall be restricted to emergency vehicles, transit, bicycles and pedestrians only. Construction of access restrictions shall be completed by the subdivider and operational prior to occupancy of Phase 1 development, but may also need to be completed during construction periods to mitigate vehicle intrusion to the satisfaction of the Public Works Director. These access restrictions shall be removed upon completion of the Buckley Road Extension in Phase 2. South Higuera & Vachell Measures to restrict left turns into and out of the intersection of South Higuera & Vachell shall be constructed by the subdivider after the Buckley Road Extension is completed under Phase 2 of the Development Plan. Improvements shall be designed and construction shall be initiated prior to issuance of building permits for Phase 2 development. Improvements shall be completed prior to issuance of the occupancy permit for the first residential unit of Phase 2 development. Vachell Lane Bike Lanes Unless otherwise approved by the Public Works Director, prior to issuance of building permits for Phase 1, the subdivider shall install Class II bicycle lanes along Vachell Lane between Buckley and South Higuera. Work within the County right-of­ way shall require an encroachment permit by the County Department of Public Works which may establish additional conditions. Jespersen Road/Horizon Lane Connection to Suburban The subdivider shall prepare a detailed improvement plan for the Jespersen Road/Horizon Lane connection between Suburban Road and the project boundary to bring this road into conformance with City standards for a commercial collector of width between 44 and 60 feet. This shall include improvements to the intersection of Suburban and Horizon/Jespersen to be consistent with City Engineering Standards. Construction of these improvements shall be initiated prior to issuance of building permits for Phase 4 development and improvements shall be completed by the subdivider and open to travel prior to issuance of an occupancy permit for the 100th residential unit of Phase 4 development. Prior to recordation of the final map the applicant shall complete the design of this improvement and exhaust all feasible efforts to acquire the necessary off-site dedications, easements, and agreements for construction all to the satisfaction of the Public Works Department. Please refer to Engineering Development Review condition on dedications and easements. Buckley Road Frontage Improvements Design and construction of all Buckley Road improvements along the project frontage from the Tank Farm Creek Bridge to the eastern site boundary, including but not limited to, a Class I path to the north side of the road and Class II bike lanes, shall be initiated prior to issuance of building permits for Phase 4 development. Improvements shall be completed no later than the issuance of an occupancy permit for the 50th residential unit of Phase 4 development. Buckley Road Intersection Connections All new intersection connections to Buckley Road shall include, but not be limited to, widening of Buckley Road at each proposed intersection to the subdivision for a dedicated left turn lane, widening in accordance with HDM 405.7 for high speed intersections, and installation of street lights. All work shall require an encroachment permit issued by the County. Buckley Road Bicycle Bridges at Tank Farm Creek. A separate bicycle bridge shall be constructed on each side of the existing Buckley Road-Tank Farm Creek bridge (two total bicycle bridges). Improvements shall be constructed concurrently with the extension of Buckley Road to South Higuera prior to Phase 2. Earthwood & Venture, Jespersen & Venture, Jespersen & Wright Brothers. Single lane roundabouts shall be constructed by the subdivider at the intersections of Earthwood & Venture (Phase 1), Jespersen & Venture (Phase 4) and Jespersen & Wright Brothers Way. (Phase 4) prior to the issuance of building permits for the phase in which each is to be constructed. Prior to recordation of the final map, the applicant shall complete the design of the roundabouts to the satisfaction of the Public Works Director. The final map shall reflect any lot adjustments resulting from final roundabout design. South Higuera Pedestrian Improvements. The subdivider shall design and construct ADA-compliant sidewalks and pedestrian ramps on the east side of South Higuera to provide a continuous path of travel from Vachell Lane to the City Limit. Design and construction of improvements between Vachell Lane and Los Osos Valley Road shall be initiated prior to issuance of building permits for Phase 1 development. Improvements shall be completed prior to issuance of an occupancy permit for the first residential unit of Phase 1 development. Design and construction of improvements between Los Osos Valley Road and the City Limit shall be initiated prior to issuance building permits for Phase 2 development. Improvements shall be completed prior to issuance of an occupancy permit for Phase 2 development. South & Higuera. The subdivider shall design and construct the extension of the northbound right-turn lane from Higuera to South as illustrated in Figure 3.12-4 of the project EIR. Design and construction of improvements shall be initiated prior to issuance of building permits for Phase 1 development. Improvements shall be completed and operational prior to the issuance of occupancy permits for the first residential unit for Phase 1 development. These improvements may be eligible for credits for project payments of the Citywide TIF program, as determined by the Public Works Director. South Higuera & Prado Near-Term Improvements. The City will undertake widening of the Prado Road Bridge and installation of a second northbound left-turn lane at the intersection of South Higuera & Prado as a capital improvement project. The applicant shall also contribute a fair share fee for widening of the Prado Road Bridge just west of South Higuera through payment of applicable Citywide transportation impact fees. If the City amends the Citywide TIF or AASP impact fee program to include installation of a second northbound left-turn lane at the South Higuera & Prado intersection, payment of these impact fees shall suffice as appropriate mitigation for the project's participation in these improvements. If the Citywide TIF or AASP impact fee programs are not amended to include this improvement , the City may establish an ad hoc fee program for that purpose. The applicant shall pay its fair share of the improvement by payment of the amended Citywide TIF or the ad hoc fee. Tank Farm & South Higuera Near-Term Improvements. The subdivider shall design and construct the extension of the second southbound left-turn lane from Higuera to Tank Farm. Design and construction of improvements shall be initiated prior to issuance of building permits for Phase 1 development. Improvements shall be completed and operational prior to the issuance of occupancy permits for the first residential unit for Phase 1 development. These improvements are part of the AASP financing plan and may be eligible for credits or reimbursements, as determined by the Public Works Director. Prior to issuance of building permits, the subdivider shall pay applicable Citywide, Los Osos Valley Road Subarea and AASP Subarea transportation impact fees. Prior to recordation of the final map for each development phase, the subdivider shall pay its fair share mitigation costs proportional to each phase for the intersection improvements prescribed in the project EIR (see Table 29 of Appendix P - Transportation Impact Study). Additional fair share mitigation contributions for cumulative project impacts are required as follows: Buckley & State Route 227. The applicant shall pay fair share mitigation fees to fund the installation of a roundabout at the intersection of Buckley & State Route 227. If the City amends the AASP impact fee program to include this improvement, this fee will suffice as appropriate mitigation for the project' s participation in the improvements at this intersection. The applicant shall pay the applicable impact fees prior to issuance of a building permit for each unit. If the AASP impact fee program is not amended to include the improvement, the applicant shall pay its fair share mitigation cost as prescribed in the project EIR prior to recordation of the final map for Phase 1. South Higuera & Los Osos Valley Road. The applicant shall pay fair share mitigation fees to fund the installation of a second southbound right-turn lane at the intersection South Higuera and Los Osos Valley. If the City amends the Citywide TIF program to include this improvement, this fee will suffice as appropriate mitigation for the project's participation in these improvements and shall be paid prior to issuance of building permits for each phase. If the Citywide TIF is not amended to include this improvement, the City may establish an ad hoc fee program for that purpose and the applicant shall pay its fair share mitigation cost prior to final map recordation for each phase. The applicant shall pay its fair share of the improvement by payment of the amended Citywide TIF or the ad hoc fee. South Higuera Class I Path. The applicant shall pay fair share mitigation fees to fund the construction of a Class I bicycle path from the Buckley Road & South Higuera intersection to the Los Osos Valley & Highway 101 southbound ramps intersection connecting to the Bob Jones Trail. If the City amends the Citywide TIF to include this improvement, this fee will suffice as appropriate mitigation for the project's participation in these improvements and shall be paid prior to issuance of building permits for each phase. If the Citywide TIF is not amended to include this improvement, the City may establish an ad hoc fee program for that purpose and the applicant shall pay its fair share mitigation cost prior to final map recordation for each phase. The applicant shall pay its fair share of the improvement by payment of the amended Citywide TIF or the ad hoc fee. South Higuera & Prado Cumulative Improvements. Prior to issuance of building permits, the applicant shall pay fair share mitigation fee to the City to fund the widening of the Prado & South Higuera intersection to accommodate a dual left-turn lane, dual through lanes, and a right-turn lane on all approaches. Part of this share may be contained within existing fee programs and may ultimately be incorporated in full into an amended Citywide TIF program. If amended into the Citywide TIF fee program, payment of those fees will suffice as appropriate mitigation for the project's participation in the improvements at this intersection and shall be paid prior to issuance of building permits for each phase. If not amended into the Citywide TIF program, the fair share mitigation fee shall be determined by the City prior to recordation of final maps and will be adjusted annually based on Engineering News­ Record's Construction Cost Index (CCI) until final building permits are complete. Alternatively, the applicant could pay the full fee as part of final map recordation for each phase of development. South Higuera & Tank Farm Cumulative Improvements. The applicant shall pay fair share mitigation fees to fund improvements to the intersection of South Higuera & Tank Farm to provide: 1) the extension of the northbound right-turn lane, 2) the installation of a "pork chop" island to assist pedestrian crossings, and 3) widening on the south side of Tank Farm to provide a slip lane for right-turning traffic. If the City amends the AASP program to include this improvement, this fee will suffice as appropriate mitigation for the project's participation in these improvements. If the AASP program is not amended to include this improvement, the fair share mitigation fee shall be determined by the City prior to recordation of final maps and will be adjusted annually based on Engineering News-Record's Construction Cost Index (CCI) until final building permits are complete. Alternatively, the applicant could pay the full fee as part of final map recordation for each phase of development. Tank Farm/Horizon. The applicant shall pay fair share mitigation fees to fund the installation of an additional northbound right-turn lane or roundabout at the intersection of Tank Farm & Horizon. If the City amends the AASP program to include this improvement, this fee will suffice as appropriate mitigation for the project's participation in these improvements. If the AASP program is not amended to include this improvement, the fair share mitigation fee shall be determined by the City prior to recordation of final maps and will be adjusted annually based on Engineering News-Record's Construction Cost Index (CCI) until final building permits are complete. Alternatively, the applicant could pay the full fee as part of final map recordation for each phase of development. Buckley/Vachell. The applicant shall pay fair share mitigation fees to fund the installation of a traffic signal or single-lane roundabout at the intersection of Buckley & Vachell. While not required, this work may be implemented as part of the Buckley Road extension being installed prior to Phase 2 development. If the City amends the AASP program to include this improvement, this fee will suffice as appropriate mitigation for the project's participation in these improvements. If the AASP program is not amended to include this improvement, the fair share mitigation fee shall be determined by the City prior to recordation of final maps and will be adjusted annually based on Engineering News-Record's Construction Cost Index (CCI) until final building permits are complete. Alternatively, the applicant could pay the full fee as part of final map recordation for each phase of development. Transit Service. The applicant shall coordinate with SLO Transit to ensure that adequate service would be provided to the two proposed bus stops and project area. The bus stops shall be constructed by the applicant within the respective phase's development area and shall include on-street turnouts per City Standards. The applicant shall design and pay for installation any physical improvements to Earthwood and Suburban needed to accommodate future service to the site. Prior to recordation of the final map, the applicant shall complete the design of the bus turnouts to the satisfaction of the Public Works Director. The final map shall reflect any lot adjustments resulting from final bus stop/turn out design. Proposed on­ site transit service shall meet standards stated in General Plan Circulation Element Policy 3.1.6 (Service Standards). Prior to issuance of an occupancy permit for the 50th residence of Phase 1 development, the applicant shall ensure that adequate transit facilities would be available for the project site. Prior to recordation of the final map for each phase, design shall be completed for in-tract traffic calming to the approval of the Public Works Director, per Final EIR Mitigation Measures MM TRANS-3b. The final map shall reflect lot adjustments resulting from completed traffic calming design, where applicable. As part of final map, the subdivider shall dedicate access easements for potential pedestrian/bicycle connections at the following locations: Between the Tank Farm Creek Class I path and Earthwood Lane (via access easement between Lots 7-10). Between Earthwood Lane and the Tank Farm Creek Class I path near the Phase 1 bridge crossing Tank Farm Creek (via access easement between Lots 19-22). Between Earthwood Lane and Tango Way (via access easement through Lot 87 and lots north of park) Between Bravo Court (via easement through Lot 183). Between Foxtrot Court, Earthwood Lane and Tank Farm Creek (via easement through Lot 230 park). Between Earthwood Lane and Kitty Hawk Court (via easement through Lot 312 or 318) Between Venture Drive and Kitty Hawk Court (via easement through Lot 341/342) With the exception of local streets, on-street parking shall be prohibited on all new streets within the plan area. The improvement plans shall include striped bike lane buffers along applicable streets with Class II bike lanes to the satisfaction of the Public Works Department. To minimize traffic impacts, a trip reduction plan and implementation program is required. The plan shall include at a minimum, a) designation of a coordinator to administer the program, and b) dissemination of carpool, carshare, bicycling and transit information. The trip reduction plan information shall be provided to all new occupants as part of home sales, commercial leases/sales or rental agreements. A draft of the plan shall be submitted for review as part of the building permit application for Phase 1 development. Occupancy shall not be granted until the plan has been approved by the Public Works Director. Add a roadway classification sheet to the final map that is consistent with the General Plan classification system and Avila Ranch project EIR recommendations. The developer shall install continuous sidewalk improvements along Vachell Lane from Venture northerly to conform to the existing sidewalk improvements. The City Council may consider exercising its powers of eminent domain to acquire any off-site right-of-way dedication necessary to complete these improvements as provided in Government Code section 66462.5. The developer shall design and install a southbound left turn lane on Vachell Lane at Venture per City Engineering Standards if the improvement is determined to be feasible to the satisfaction of the Public Works director. If determined to be infeasible this condition is waived. The City Council may consider exercising its powers of eminent domain to acquire any off-site right-of-way dedication necessary to complete these improvements as provided in Government Code section 66462.5. Revised Condition # 126 126. The developer shall design and construct a ramp meter for the SB 101 On­ Ramp at Los Osos Valle y Road as identified in the US 101 Corridor Mobility Master Plan (" Ramp Meter Project"). Developer shall commence construction within six (6) months of the issuance of the encroachment permit. Prior to recordation of the phase one final map, the applicant shall: a) Post a completion bond in the amount of $1.25 million for the Ramp Meter Project in favor of the City of San Luis Obispo: and b) Retain transportation and traffic consultants (Kittelson & Associates and Wallace Engineering) to design the SB 101 On-Ramp at Los Osos Valley Road in accordance with the US 101 Corridor Mobility Master Plan; and c) Post a certificate of deposit in favor of the City for the completion of the Ramp Meter Project design work in the amount of $250,000 which certificate of deposit the City may draw down for completion of the design work if the applicant suspends work on the project for sixty (60) days; and d) Submit design alternatives for Caltrans review and comment. The applicant's share of this cost of the Ramp Meter Project is established at 3% of the cost of the Ramp Meter Project. Costs above and beyond this fair share proportion are eligible for crediting against the Los Osos Valley Road Interchange Sub Area Impact fees or any future amendments to the Citywide Transportation Impact Fee or Los Osos Valley Road Interchange Sub Area Fees relevant to this improvement. This condition specific to the SB 101 On-Ramp at Los Osos Valley Road shall be removed and the bond released to the developer if Caltrans or the City deems the design or construction infeasible. (Revision Continued) Prior to recordaton of the phase one map, the develop shall post a certificate of deposit in the amount of $200,000 for the design of a ramp meter for the SB 101 On-Ramp at S. Higuera as identified in the US 101 Corridor Mobility master plan and submit conceptual design alternatives for review and comment of the SB 101 On-Ramp at S. Higuera to Caltrans. (Revision Continued) Although the tentative map shows up to 723 residential units being constructed, the resolution approving the tentative map and the Development Agreement both state that only 720 residential units are approved. The subdivider has indicated that the adjustment will be provided in the R-3 units in Phase 4. There will be no modification of the number of workforce or inclusionary units, however. The developer shall provide the potential for water well irrigation to all areas of the Open Space/Agricultural zoned and mapped lot(s) to help promote a viable agricultural operation. The potential for irrigated agriculture shall be pursued unless dryland farming is otherwise approved by the City. Well irrigation shall be available to the designated Agricultural land to remain prior to the physical and/or practical displacement of the existing water well supply. The three distinct agricultural areas shall be served by existing proven wells or shall be provided with a new water well or wells. The existing or proposed well development and basic irrigation services shall be approved by the City. The irrigation well development plan shall be reviewed by a geologist and agriculturist and shall be submitted with their respective recommendations to the City for review and approval. The final development shall be certified as being in general conformance with the plan and recommendations. The well water quality shall be acceptable for the intended use or shall be treated to achieve the intent. The well development shall include but is not limited to well construction, development, testing, electrical supply, panel board, controller equipment, and pumping equipment. Any private irrigation system crossing of a public street shall be approved by the City Engineer and shall be accompanied by an encroachment agreement in a format provided by the City. The Agricultural and Open Space areas shall be delineated and protected prior to commencing with any demolition, stockpile, subdivision grading, and development. The delineated areas shall be shown and noted in the SWPPP and subdivision improvement plans and shall not be used for construction staging, stockpile, or borrow areas unless specifically approved by the City. The subdivision grading and improvement plans shall include details of the interface between the agricultural fields/access roads and the adjoining open space, creek corridors, public roadways, and Class 1 bikeways to the satisfaction of the City. The plan shall include temporary and appropriate permanent delineation fencing. The plan shall include a detailed grading and drainage strategy to promote the viability of the agricultural operations and to protect adjoining public improvements. The submittal shall include a detailed operational plan and strategy for stabilized ag field access, erosion control, worker parking, and access controls. Pre-construction surveys for the Vernal Pool Fairy Shrimp (VPFS) shall be conducted where appropriate (in wetland habitat that could be disturbed through development) consistent with the requirements of the United States Fish and Wildlife Service (USFWS). As a result of such surveys, ensure that direct or indirect effects to individuals and their habitat are avoided, consistent with the requirements of the Endangered Species Act through appropriate means. The USFWS shall be consulted for appropriate action. The Applicant shall obtain a Biological Opinion from the USFWS and any additional authorization required by other regulatory agencies prior to the commencement of work within or immediately adjacent to potential suitable habitat. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission (ARCH- 0624-2020). A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed and include all conditions, mitigation measures, and development agreement provisions as noted in Condition #2. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Planning Commission, as deemed appropriate. The project shall comply and demonstrate full conformance with all mitigation measures and conditions applicable to the project site, as established under previous development plan approvals from the September 19, 2017, Avila Ranch project approval (City Council Resolution No. 1832 (2017 Series) and 1638 (2017 Series) and Ordinance No 1639 (2017 Series). Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. With the exception of fence and wall heights included in the fence height exception approved by the Planning Commission, all other fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges). The location of any required backflow preventer and double-check assembly shall be shown on all site landscaping plans and pertinent building plans. Construction plans shall also include a scaled diagram of the equipment proposed. Any back-flow preventers and double-check assemblies shall be located in the street yard shall be screened using a combination of paint color, and landscaping, and, if deemed appropriate by the Community Development Director, a low wall. For future housing development within Phases 2 and 3, the unit sizes for each product type must be substantially consistent with those in Phase 1 and include the full range of approved floor plans to the satisfaction of the Community Development Director. Prior to occupancy of the first production unit in Phase 1, a park development phasing plan must be submitted for review and approval by the Parks and Recreation and Public Works Directors. Prior to occupancy, an overflight notification shall be recorded and appear with the property deed. The applicant shall also record a covenant with the City to ensure that disclosure is provided to all buyers and lessees at the subject property. Notice form and content shall be to the satisfaction of the Community Development Director and include the following language: NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an airport, within what is known as the airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Status 4/1/2022 This matrix to serve as reporting tool Disclosure is noted in CC&R's (Section 3.6 Avigation Easement) Avigation easements affect phases 4,5,6 See Affordable Housing Agreement See each Subdivision Agreement See each Final Map See each Final Map and/or Improvement Plans See each Final Map and/or Improvement Plans See each Final Map and/or Improvement Plans See each Final Map and/or Improvement Plans See approved CDF and CCR's Sea each Final Map See Final Map will conform to this condition and the Development Agreement Sea each Final Map Phase 1 off-site ROW have been obtained; ROW acquisition for future phases is ongoing Phase 1 off-site ROW have been obtained; ROW acquisition for future phases is ongoing Phase 1 off-site ROW have been obtained; ROW acquisition for future phases is ongoing Phase 1 off-site ROW have been obtained; ROW acquisition for future phases is ongoing Phase 1 off-site ROW have been obtained; ROW acquisition for future phases is ongoing Phase 1 off-site ROW have been obtained; ROW acquisition for future phases is ongoing Phase 1 off-site ROW have been obtained; ROW acquisition for future phases is ongoing Phase 1 off-site ROW have been obtained; ROW acquisition for future phases is ongoing Phase 1 off-site ROW have been obtained; ROW acquisition for future phases is ongoing See each Final Map and/or Improvement Plans See each Final Map and/or Improvement Plans See each Final Map and/or Improvement Plans See each Final Map and/or Improvement Plans See each Final Map and/or Improvement Plans See each Final Map and/or Improvement Plans See each Final Map and/or Improvement Plans See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 and Buckley Improvement Plans Understood Phase 1 is complete. Owner has contracted with AlthouseMeade to obtain permits See each Final Map See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases Complete See Phase 1 Improvement Plans; noted for future phases See Final Map and Improvement Plans See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases Phase 1 MBU's are generaly consistent with ARC and Improvement Plans, updated per USPSA; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases Contractors are using on-site well for construction activities See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase Final Sewer report prepared by MKN See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases Phase 1 Improvement Plans have been reviewed and approved; future plan submittal/review/approval for each phase will be submitted as required. Phase 1 Improvement Plans have been reviewed and approved; future plan submittal/review/approval for each phase will be submitted as required. Phase 1 Improvement Plans have been reviewed and approved; future plan submittal/review/approval for each phase will be submitted as required. See Phase 1 Geotechnical report; future Geotechnical reports will be submitted as required. Complete for Phase 1; noted for future phases Complete for Phase 1; noted for future phases Complete for Phase 1; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases Complete: see Phase 1 Improvement Plans Complete: see Phase 1 Improvement Plans Complete: see Phase 1 Improvement Plans Phase 1 CLOMR/LOMR is complete; Phase 2-6 CLOMR submitted 3/30/22 Phase 1 CLOMR/LOMR is complete. Phase 2-6 CLOMR submitted 3/30/23; grading will not begin prior to FEMA approval of CLOMR Phase 1 CLOMR/LOMR is complete; Phase 2-6 CLOMR submitted 3/30/22 Phase 1 CLOMR/LOMR is complete; Phase 2-6 CLOMR submitted 3/30/23 See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases Complete for Phase 1. Complete for Phases 2-6. See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 O&M Manual and Private Stormwater Conveyance Agreement. Both will be updated for future phases if required. See CCR's See CCR's See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Improvement Plans; see CCR's See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See APCD permit dated 3/21/2019 See Phase 1 Improvement Plans and Final Map; noted for future phases See Memorandum of Agreement (re Advancing Phases 4 and 5) dated 9/30/2021 See Transportation Improvement Phasing Plan PH1-2 and Transportation Improvement Phasing Plan PH3-6, both dated 2/1/2019 The Buckley Road extenion is under construction; anticipated completion is scheduled for June 2022 The Earthwood Lane extension is complete Phase 1 improvements are complete. Phase 4 improvements are pending See Phase 1 Improvement Plans & Off-site Improvement Plans, and Final Subdivision Map for compliance; *Civil/WCH This is a Phase 2 obligation This task began on 3/30/22 and should be completed by 6/30/22 This is a Phase 4 obligation. Preliminary improvement plans are in progress This is a Phase 4 obligation. 90% Improvement plans have been shared with City/County This is a Phase 4 obligation. 90% Improvement plans have been shared with City/County This is a Phase 2 obligation. Developer is negotiating for additional ROW, including consideration of eminent domain See Phase 1 Improvement Plans; noted for future phases Phase 1 work is complete. Plans for Phase 2 are approved and shall be constructed prior to Phase 2 building permits This Phase 1 improvement is complete See Subdivision Agreement This Phase 1 improvement is complete Noted See Phase 1 Subdivision Agreement See Phase 1 Subdivision Agreement See Phase 1 Subdivision Agreement See Phase 1 Subdivision Agreement See Phase 1 Subdivision Agreement See Phase 1 Subdivision Agreement See Phase 1 Subdivision Agreement Phase 1 improvements complete; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans and Final Map; noted for future phases See Phase 1 Improvement Plans and Final Map; noted for future phases See Phase 1 Improvement Plans and Final Map; noted for future phases See Phase 1 Improvement Plans and Final Map; noted for future phases See Phase 1 Improvement Plans and Final Map; noted for future phases See Phase 1 Improvement Plans and Final Map; noted for future phases See Phase 1 Improvement Plans and Final Map; noted for future phases See Phase 1 Improvement Plans and Final Map; noted for future phases See Phase 1 Improvement Plans and Final Map; noted for future phases See Trip Reduction Plan and Implementation Program See Phase 1 Final Map; noted for future phases This task began on 3/30/22 and should be completed by 6/30/22 This task began on 3/30/22 and should be completed by 6/30/23 Completion bond has been posted; design in process This obligation has been voided Noted. Several scenarios are being considered to meet this obligation See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See Phase 1 Improvement Plans; noted for future phases See approved Phase 1 Building Plans; noted for Phases 2 and 3 Noted See approved Phase 1 Building Plans; noted for Phases 2 and 3 See approved Phase 1 Building Plans; noted for Phases 2 and 3 Noted See Park Development Phasing Plan dated 10/26/21 See CCR's Noted Phase 1 Occupancy review 6/27/22 Buckley Road extension is a Phase 2 constraint; there are no constraints associated with the Phase 1 occupancy Phase 1 improvments on Suburban from S. Higuera to Earthwood are complete Access restrictions are in place for Phase 1 occupancy This is a Phase 2 obligation Phase 1 work is complete. Plans for Phase 2 are approved and shall be constructed prior to Phase 2 building permits This Phase 1 improvement is complete This Phase 1 improvement is complete Per email from Megan Weeks (City Transit Coordinator), dated 1/19/22, the City approved the bus stop for Phase 1, consistent with standard 4920 Trip Reduction Plan and Implementation Program sent to Luke Schwartz March 2022 for review; no comments Approved by Matt Horn and Greg Avakian via email, dated 6/28/22 See CCR's