C.  Adopted the draft findings (Attachment C).

D.  Approved draft Conditions of Approval (Attachment D) with the following corrections:

Planning

12.Prior to filing the Final Subdivision Map for recordation, the applicant shall record a “Home Owners’ Association Agreement” for the proposed subdivision.  The Agreement shall provide for membership of the Association, ownership of the retention basin (Lot 10) and private road, maintenance of the fire flow storage tank, and payment of any assessments, maintenance and repair for both the detentionretention basin and private road.  All terms, conditions, restrictions, and covenants contained in the Agreement are deemed covenants running with the land, are for the benefit of the land affected by the Agreement, and shall inure to the benefit of, and be enforceable by, all owners of said land and their heirs, devises, assigns, and successors in interest.  A copy of the recorded Agreement shall be provided to the Planning, Resources, and Public Works Department prior to filing of the Final Subdivision Map.

13.At the time of the filing of the Final Subdivision Map for recordation, fee title dedication for Lot 10 shall be granted to the Home Owners’ Association.  The developer shall provide access gates and improvements on the retention basin lot, as approved by the Planning, Resources, and Public Works Director.  Language conveying said lot shall be shown on the Final Subdivision Map and accepted prior to recordation. 

14.Prior to filing the Final Subdivision Map for recordation, the Map shall be submitted for review and approval by the Planning, Resources, and Public Works Department and shall be accompanied by all necessary information (including a bond or other acceptable guarantee for the cost of public improvementssite grading, utilities, the private road, the fire flow storage tank, and the retention basin), in accordance with Sections 8-1.903 and 8-1.1002 of the Yolo County Code.

15. Prior to filing the Final Subdivision Map for recordation, the developer shall submit complete engineered grading and drainage plans detailing topography and site drainage.  The grading and drainage plans shall delineate approximate building envelopes, building pad elevations, and finish slab floor elevations.  Lots shall drain to the street.  At a minimum, the finish floor elevations shall be no less than twelve inches (12”) and two percent (2%) grade above the edge of pavement.  Said drainage plan shall reference the soils report prepared for the project.  The grading and drainage plan shall be approved by the Planning, Resources, and Public Works Director prior to approval of the Final Subdivision Map for recordation.  Prior to the issuance of a Building Permit for each lot within the subdivision, a complete engineered grading and drainage plan detailing topography and site drainage shall be approved by the Planning and Public Works Department. The grading and drainage plans shall delineate specific building envelopes, building pad elevations, and finish floor elevations.

20. Prior to filing the Final Subdivision Map for recordation, the issuance of the Building Permit for each lot, a Landscape Plan shall be approved by the Planning, Resources, and Public Works Director.  The Landscape Plan shall provide a minimum of one (1) fifteen gallon tree in the front yard of each dwelling.  Trees, landscaping, and appropriate irrigation systems for the front yard of each lot shall be installed prior to the issuance of the Certificate of Occupancy for that lot.  The Landscaping Plans shall also include details regarding the storm detention basin on Lot 10, which shall be bonded for as part of the subdivision improvements.  The Landscape Plan shall emphasize the use of low-maintenance, drought-tolerant species, and shall require that no more than twenty-five percent (25%) of the front yard be covered in turf.  The project shall also conform with the County landscaping standards (including the approved tree list) and State Water Efficiency Landscape Ordinance.
       
21. A Landscape Plan shall be approved by the Planning and Public Works Director prior to filing the Final Subdivision Map for recordation, with details regarding the retention basin on Lot 10.  The landscaping shall be bonded for as part of the subdivision improvements.  The Final Subdivision Map shall show the retention basin located entirely on Lot 10.  The retention basin shall not extend into any residential lot.  To provide sufficient capacity, the depth of the retention basin may be increased.  The retention basin shall be completely fenced as part of the Landscape Plan required prior to Final Map to prevent trespass and/or injury.

  23.    Non-agricultural trees shall not be removed unless first authorized by the Planning, Resources, and Public Works Director.  Treatment of trees to be preserved shall be addressed as a tree preservation component of the required grading and/or landscaping plan, which shall include the following:

a.         Trees to be retained shall be identified in the field through flagging or other obvious marking methods prior to any grading.

b.         Temporary fencing shall be required along the outermost edge of the dripline of each tree or group of trees to be retained in the vicinity of grading to avoid compaction of the root zone and mechanical damage to trunks and limbs.

c.         Trenching shall be prohibited within the driplines of trees to be retained.  Any required utility poles within the dripline shall be installed by boring or drilling through the soil.

d.         Should any oak trees need removal as a result of infrastructure improvements, house locations, or other improvements, the developer shall replant the trees at a ratio of three to one (3:1).  Tree removal shall be done in accordance with the approved mitigation measures for this project.

      Building

      38.Each dwelling shall be provided with a fire sprinkler system.  Public Water line connections for each dwelling shall be sized to accommodate residential fire sprinkler systems, with a minimum pipe diameter of either one-and-a-quarter inches (1.25”) or one-and-a-half inches (1.5”), as needed.

Public Works

41.All roads shown on Final Subdivision Map shall be dedicated to Yolo County.  The right of way width dedicated shall be sufficient for the road widths and frontage improvements required by these conditions, as determined by the Director of the Planning, Resources, and Public Works Department.

42.The Final Subdivision Map shall provide private drainage easements for the proposed drainage channels along the rear of the residential lots.

45.The improvement plans shall detail all road improvements to Class “AC” “C” standards with vertical curbs, gutters, sidewalks, driveways , and ADA accessible handicap ramps.  All new and reconstructed streets shall be designed with a Traffic Index of 575 with a turn-around bulb of 7, and shall have a minimum three-inch (34”)  (“3”) thick asphalt concrete surfacing.  The private road shall be dedicated to the Homeowner’s Association on the Final Subdivision Map, and its maintenance shall be addressed in the CC&Rs submitted to the County prior to approval of the Final Map.

55.The following retention basin requirements shall be implemented.  These modifications to the proposed basin would increase the water quality benefits to more closely achieve the design criteria of an Extended Retention Basin. The revised design shall be submitted for the review and approval of the County Planning and Public Works Department prior to the recording of the Final Map.

·         Energy dissipation Riprap shall be provided at the pond inlet to provide energy dissipation, prevent re-suspension of sediment, and prevent scour of the basin bottom.

·         The proposed pond shall have side slopes of two-horizontal to one-vertical or flatter.

·         An operations and maintenance plan (O&M plan) shall be prepared that ensures the basin will receive appropriate annual and routine inspections, maintenance, and operation. The O&M plan shall estimate the cost of the annual O&M and potential future repair costs to be paid by the Homeowners’ Association.

56.Design of the retention basin and drainage facilities shall comply with local, state, and federal standards, as well as the Sacramento-Yolo Mosquito & Control District, and shall meet with the approval of Planning, Resources, and Public Works Department prior to the issuance of grading permits. The Best Management Practice (BMPs) identified by the Sacramento-Yolo Mosquito & Vector Control District below shall be included in the retention basin O&M plan to reduce the mosquito population associated with the retention basin:

·         Trenches, basins, and Roadside swales shall be maintained so that runoff is capable of completely passing through the structure within three days after introduction, especially during the peak mosquito breeding months of April through October.

·         The bottom of the trenches, basins, and roadside swales shall be free of depression, i.e., tire ruts, in order to limit standing water within the structure.

·         Vegetation management shall be performed annually to remove excessive vegetation within the structure emergent vegetation and other debris to prevent water blockage and mosquito breeding habitat.

·         Grass clippings and other debris shall be removed from trenches, basins, and swales on a regular basis. Vegetation shall be kept below 4 inches.

·         All aquatic and periphery vegetation shall be completely or significantly reduced on a yearly basis.

·         Allow access for continual larval and mosquito surveillance.

·         Outlets shall be regularly cleaned of debris.

·         Water conveyance systems shall be constructed and graded sufficiently to allow for a continuous flow of water.

·         Water depth in the retention basin shall not be more than four feet to discourage emergent vegetation.

Environmental Health

59.  All proposed private wells shall obtain prior approval from the County Environmental Health Division and cannot deviate from those locations depicted in the Tentative Subdivision Map exhibit (Attachment C).  All new wells must pass inspection and meet appropriate water quality requirements for a public water supply.  At a minimum, the water must meet coliform bacteria and inorganic chemical standards prior to approval of the Certificate of Occupancy for each residential lot.

Mitigation Measures

63.  Prior to filing the Final Subdivision Map for approval, the developer shall comply with the  

County Agricultural Mitigation Ordinance and all policies regarding agricultural mitigation in effect at the time of the filing of the Final Map.  To comply with the adopted Ordinance, the applicant must pay an In-Lieu Fee, to be determined by the County.  Agricultural mitigation shall be required at a 1:1 ratio, in accordance with the County Code requirements adopted at the time of Tentative Subdivision Map approval.

C.  Adopted the draft findings (Attachment C).

D.  Approved draft Conditions of Approval (Attachment D) with the following corrections:

Planning

12.Prior to filing the Final Subdivision Map for recordation, the applicant shall record a “Home Owners’ Association Agreement” for the proposed subdivision.  The Agreement shall provide for membership of the Association, ownership of the retention basin (Lot 10) and private road, maintenance of the fire flow storage tank, and payment of any assessments, maintenance and repair for both the detentionretention basin and private road.  All terms, conditions, restrictions, and covenants contained in the Agreement are deemed covenants running with the land, are for the benefit of the land affected by the Agreement, and shall inure to the benefit of, and be enforceable by, all owners of said land and their heirs, devises, assigns, and successors in interest.  A copy of the recorded Agreement shall be provided to the Planning, Resources, and Public Works Department prior to filing of the Final Subdivision Map.

13.At the time of the filing of the Final Subdivision Map for recordation, fee title dedication for Lot 10 shall be granted to the Home Owners’ Association.  The developer shall provide access gates and improvements on the retention basin lot, as approved by the Planning, Resources, and Public Works Director.  Language conveying said lot shall be shown on the Final Subdivision Map and accepted prior to recordation. 

14.Prior to filing the Final Subdivision Map for recordation, the Map shall be submitted for review and approval by the Planning, Resources, and Public Works Department and shall be accompanied by all necessary information (including a bond or other acceptable guarantee for the cost of public improvementssite grading, utilities, the private road, the fire flow storage tank, and the retention basin), in accordance with Sections 8-1.903 and 8-1.1002 of the Yolo County Code.

15. Prior to filing the Final Subdivision Map for recordation, the developer shall submit complete engineered grading and drainage plans detailing topography and site drainage.  The grading and drainage plans shall delineate approximate building envelopes, building pad elevations, and finish slab floor elevations.  Lots shall drain to the street.  At a minimum, the finish floor elevations shall be no less than twelve inches (12”) and two percent (2%) grade above the edge of pavement.  Said drainage plan shall reference the soils report prepared for the project.  The grading and drainage plan shall be approved by the Planning, Resources, and Public Works Director prior to approval of the Final Subdivision Map for recordation.  Prior to the issuance of a Building Permit for each lot within the subdivision, a complete engineered grading and drainage plan detailing topography and site drainage shall be approved by the Planning and Public Works Department. The grading and drainage plans shall delineate specific building envelopes, building pad elevations, and finish floor elevations.

20. Prior to filing the Final Subdivision Map for recordation, the issuance of the Building Permit for each lot, a Landscape Plan shall be approved by the Planning, Resources, and Public Works Director.  The Landscape Plan shall provide a minimum of one (1) fifteen gallon tree in the front yard of each dwelling.  Trees, landscaping, and appropriate irrigation systems for the front yard of each lot shall be installed prior to the issuance of the Certificate of Occupancy for that lot.  The Landscaping Plans shall also include details regarding the storm detention basin on Lot 10, which shall be bonded for as part of the subdivision improvements.  The Landscape Plan shall emphasize the use of low-maintenance, drought-tolerant species, and shall require that no more than twenty-five percent (25%) of the front yard be covered in turf.  The project shall also conform with the County landscaping standards (including the approved tree list) and State Water Efficiency Landscape Ordinance.
       
21. A Landscape Plan shall be approved by the Planning and Public Works Director prior to filing the Final Subdivision Map for recordation, with details regarding the retention basin on Lot 10.  The landscaping shall be bonded for as part of the subdivision improvements.  The Final Subdivision Map shall show the retention basin located entirely on Lot 10.  The retention basin shall not extend into any residential lot.  To provide sufficient capacity, the depth of the retention basin may be increased.  The retention basin shall be completely fenced as part of the Landscape Plan required prior to Final Map to prevent trespass and/or injury.

  23.    Non-agricultural trees shall not be removed unless first authorized by the Planning, Resources, and Public Works Director.  Treatment of trees to be preserved shall be addressed as a tree preservation component of the required grading and/or landscaping plan, which shall include the following:

a.         Trees to be retained shall be identified in the field through flagging or other obvious marking methods prior to any grading.

b.         Temporary fencing shall be required along the outermost edge of the dripline of each tree or group of trees to be retained in the vicinity of grading to avoid compaction of the root zone and mechanical damage to trunks and limbs.

c.         Trenching shall be prohibited within the driplines of trees to be retained.  Any required utility poles within the dripline shall be installed by boring or drilling through the soil.

d.         Should any oak trees need removal as a result of infrastructure improvements, house locations, or other improvements, the developer shall replant the trees at a ratio of three to one (3:1).  Tree removal shall be done in accordance with the approved mitigation measures for this project.

      Building

      38.Each dwelling shall be provided with a fire sprinkler system.  Public Water line connections for each dwelling shall be sized to accommodate residential fire sprinkler systems, with a minimum pipe diameter of either one-and-a-quarter inches (1.25”) or one-and-a-half inches (1.5”), as needed.

Public Works

41.All roads shown on Final Subdivision Map shall be dedicated to Yolo County.  The right of way width dedicated shall be sufficient for the road widths and frontage improvements required by these conditions, as determined by the Director of the Planning, Resources, and Public Works Department.

42.The Final Subdivision Map shall provide private drainage easements for the proposed drainage channels along the rear of the residential lots.

45.The improvement plans shall detail all road improvements to Class “AC” “C” standards with vertical curbs, gutters, sidewalks, driveways , and ADA accessible handicap ramps.  All new and reconstructed streets shall be designed with a Traffic Index of 575 with a turn-around bulb of 7, and shall have a minimum three-inch (34”)  (“3”) thick asphalt concrete surfacing.  The private road shall be dedicated to the Homeowner’s Association on the Final Subdivision Map, and its maintenance shall be addressed in the CC&Rs submitted to the County prior to approval of the Final Map.

55.The following retention basin requirements shall be implemented.  These modifications to the proposed basin would increase the water quality benefits to more closely achieve the design criteria of an Extended Retention Basin. The revised design shall be submitted for the review and approval of the County Planning and Public Works Department prior to the recording of the Final Map.

·         Energy dissipation Riprap shall be provided at the pond inlet to provide energy dissipation, prevent re-suspension of sediment, and prevent scour of the basin bottom.

·         The proposed pond shall have side slopes of two-horizontal to one-vertical or flatter.

·         An operations and maintenance plan (O&M plan) shall be prepared that ensures the basin will receive appropriate annual and routine inspections, maintenance, and operation. The O&M plan shall estimate the cost of the annual O&M and potential future repair costs to be paid by the Homeowners’ Association.

56.Design of the retention basin and drainage facilities shall comply with local, state, and federal standards, as well as the Sacramento-Yolo Mosquito & Control District, and shall meet with the approval of Planning, Resources, and Public Works Department prior to the issuance of grading permits. The Best Management Practice (BMPs) identified by the Sacramento-Yolo Mosquito & Vector Control District below shall be included in the retention basin O&M plan to reduce the mosquito population associated with the retention basin:

·         Trenches, basins, and Roadside swales shall be maintained so that runoff is capable of completely passing through the structure within three days after introduction, especially during the peak mosquito breeding months of April through October.

·         The bottom of the trenches, basins, and roadside swales shall be free of depression, i.e., tire ruts, in order to limit standing water within the structure.

·         Vegetation management shall be performed annually to remove excessive vegetation within the structure emergent vegetation and other debris to prevent water blockage and mosquito breeding habitat.

·         Grass clippings and other debris shall be removed from trenches, basins, and swales on a regular basis. Vegetation shall be kept below 4 inches.

·         All aquatic and periphery vegetation shall be completely or significantly reduced on a yearly basis.

·         Allow access for continual larval and mosquito surveillance.

·         Outlets shall be regularly cleaned of debris.

·         Water conveyance systems shall be constructed and graded sufficiently to allow for a continuous flow of water.

·         Water depth in the retention basin shall not be more than four feet to discourage emergent vegetation.

Environmental Health

59.  All proposed private wells shall obtain prior approval from the County Environmental Health Division and cannot deviate from those locations depicted in the Tentative Subdivision Map exhibit (Attachment C).  All new wells must pass inspection and meet appropriate water quality requirements for a public water supply.  At a minimum, the water must meet coliform bacteria and inorganic chemical standards prior to approval of the Certificate of Occupancy for each residential lot.

Mitigation Measures

63.  Prior to filing the Final Subdivision Map for approval, the developer shall comply with the  

County Agricultural Mitigation Ordinance and all policies regarding agricultural mitigation in effect at the time of the filing of the Final Map.  To comply with the adopted Ordinance, the applicant must pay an In-Lieu Fee, to be determined by the County.  Agricultural mitigation shall be required at a 1:1 ratio, in accordance with the County Code requirements adopted at the time of Tentative Subdivision Map approval.