Cabrillo Business Park Development Agreement Assignment and Assumption Agreement at 355 Coromar Drive; APN 073-610-036; Case No. 23-0006-ORD — Goleta City Council, May 7, 2024 (part 2 of 2)

SUMMARY OF PROPOSED SITE DEVELOPMENT PHASING

Phase Primary
Parcels
Affected
Buildings
Retained/
Proposed
On-site
Infrastructure
On-site
Grading
Frontage
Improvements
Off-site
Infrastructure1
Building Size
(SF)
Parking
Spaces
(retained/
new)
Existing/
Proposed
Use
0 9
10 12

13 20
21 22

14 Range Bldng
2 Control Bldng3
Screened Storage
Bond Bldng
Admin
Manufacturing
Program
Design

Utility Bldngs/ Storage
[all are existing
buildings]
- - - -
70,877
13,931
29,1894
4,007
47,728
113,330
45,476
9,141

18,000
4,000
83,7445
491

Office/
R&D6/
MAN7

I 1
2 1
Entry
monument &
northern third
of Cabrillo Park
Dr
(Parcel 17)

Temp. Fire
Dept Access
across southern
section of
Parcel 1 to
Cut on
Parcels 5,
7, 14, 21,
& 22 w/
transport of
Fill to
Parcel 1
Hollister
sidewalk/
landscaping
from western-
most driveway
to Hollister-Los
Carneros
intersection

Phase I
Hollister
frontage
Signal @
Hollister-
Cabrillo Park
Dr

80,000 342 Office/
R&D

1 Reimbursement agreement will be executed for all GTIP projects installed to mitigate project impacts. 2 To be removed in Phase IX.
3 To be removed in Phase IX.
4 Non-structural screened storage area.
5 Non-structural screened storage area.
6 R&D: Research & Development and related uses
7 MAN: Manufacturing and Light Industrial uses
131
CABRILLO BUSINESS PARK (ALTERNATIVE 7)
2007 DEVELOPMENT IMPACT FEES

TOTAL NET NEW PROJECT AREA

BASE FEE/
KSF

RETAIL BASE FEE/
KSF

R&D BASE FEE/ KSF LIGHT

INDUSTRIAL

BASE FEE/
KSF
SELF

STORAGE

PROJECT
(RETAIL) KSF (R&D NON-

RETAIL)

NON-RETAIL
KSF
(LIGHT

INDUSTRIAL)

NON-RETAIL
KSF
(SELF

STORAGE)

NON-RETAIL
KSF
FEES
Parks Impact Fee $0 10 $0 530 $0 -84.8 $0 174.6 $0
Traffic Impact Fee $68,465 10 $13,943 530 $12,652 -84.8 $3,357 174.6 $7,587,683 Library Impact Fee $130 10 $183 530 $183 -84.8 $183 174.6 $83,429 Public Administration Impact Fee $0 10 $0 530 $0 -84.8 $0 174.6 $0 Sheriff Impact Fee $295 10 $418 530 $418 -84.8 $418 174.6 $190,557 TOTAL $7,861,669
NOTES
0) KSF= 1,000 Square Feet
1) Table assumes project build-out at 2007 rates; incremental development over several years will require ENR adjustments pursuant to terms of Development Agreement. 2) Due to project provision of park space and lack of project recreational impacts to off-site resources, no payment of parks development impact fees is required. Similarly, due to project's donation of the Bond Building to the City, no payment of public admin. fees is required.
3) Above listed "Project Fees" have been adjusted based on a project-specific analysis.

FEE ITEM
EXHIBIT E1 04/24/07
132

EXHIBIT D

Page 2 of 5 ends

Temp. Fire
Dept Access
across Parcels
14, 21, & 22 to
access Bldngs
retained on-site
(20’ wide)
improvements
fronting
Building 1

Hollister
median
(west of
Cabrillo Park
Dr)

II
1 2
15 17
2 12
Corner Sign
Monument @
Hollister-Los
Carneros
(Parcel 2)

Phase II
Hollister
frontage
improvements
fronting
Building 2 and
Cabrillo Park
Dr

Signal @ Los
Carneros-
Cabrillo Park
Dr

Pedestrian path/
landscaping
along entire Los
Carneros
frontage

Los Carneros
bus pocket/
deceleration
lane (Parcel 2)
Los Carneros @
Calle Koral
intersection
improvements

Los Carneros
improvements
from Hollister
to southern City
limits (i.e.,
Parcel 10)

15,000
60,000
68 72
Office/
R&D/
Retail
133

EXHIBIT D

Page 3 of 5 ends

III 4 4
Change parking
spaces to 90
degree at Parcel
13 fronting
Hollister

Phase III
Hollister
frontage
improvements
from western-
most driveway
to Cabrillo Park
Dr

Hollister
median
installed along
property
frontage (west
of Cabrillo Park
Dr)

- 60,000 258 Office/
R&D

IV 3 3 -
Cut on
Parcels 5,
7, 14, 21,
& 22 w/
transport of
Fill to
Parcel 3
-
Los Carneros @
El Colegio
intersection
improvements
(fee
contribution as
appropriate)

Storke Rd
improvements
(North of
Hollister to US
101)
73,500 4 SS 8

8 SS: Self storage uses.
134

EXHIBIT D

Page 4 of 5 ends

V
5 14
15 16
17 22

5 Wetland
Restoration

Recreational
Areas

Temp. Fire
Dept. Access
from Parcels
21-22, across
Parcel 14

Southern two-
thirds of
Cabrillo Park
Dr
(Parcel 17)

- 80,000 361 Office/
R&D
VI 6
19 6
Landscape lot
19 Detention/
bioswale @
Parcel 19

Underground
utilities on
western
property line
- -
Los Carneros
improvements
(southern City
limits to El
Colegio)
(fee
contribution as
appropriate)
50,000 168 Office/
R&D

135

EXHIBIT D

Page 5 of 5 ends

VIII 8
11 8
11 Cabrillo Park
Dr extended
from Parcel 17
to Los Carneros
(Parcel 18)
- - - 46,100
55,000
6 3 SS

IX 9
10 9
10 - - - - 70,000
55,000
303
87 Office/
R&D

TOTAL:
19 buildings total

7 existing buildings
9 new R&D buildings
3 new SS buildings
2 Screened Storage

946,282 SF

241,882 SF
540,000 SF
174,600 SF
112,933 SF9
2,217
spaces
Office/
R&D/
MAN/
SS/
Retail

9 Non-structural screened storage area.
136
CABRILLO BUSINESS PARK (ALTERNATIVE 7)
2007 DEVELOPMENT IMPACT FEES

TOTAL NET NEW PROJECT AREA

BASE FEE/
KSF

RETAIL BASE FEE/
KSF

R&D BASE FEE/ KSF LIGHT

INDUSTRIAL

BASE FEE/
KSF
SELF

STORAGE

PROJECT
(RETAIL) KSF (R&D NON-

RETAIL)

NON-RETAIL
KSF
(LIGHT

INDUSTRIAL)

NON-RETAIL
KSF
(SELF

STORAGE)

FEE ITEM
EXHIBIT E1 04/24/07
137
EXHIBIT E2
Cabrillo Business Park
Traffic Mitigation Cost Summary
4/24/2007
Traffic
Mitigation Location Jurisdiction Mitigation
GTIP
Item #
GTIP Total
Costs
GTIP
Unfunded
Costs
Project
(Non-GTIP)
Costs % Share TIF Credit
CBP
Reimbursable
Costs
CBP
Non-Reimb.

Costs
Triggering
Phase
Project Specific
TR-1 Storke N. of Hollister City of Goleta Widen roadway, narrow raised median and restripe - 457,000$ 457,000$ - $ 10.5% - $ 409,015$ 47,985$ 4 TR-2 Los Carneros - Hollister to City Limit City of Goleta Widen Los Carneros from 2 to 4 lanes. - 2,910,000$ 2,008,000$ - $ 13.2% - $ 1,742,944$ 265,056$ 2 TR-3 Los Carneros - City Limit to El Colegio County SB Widen Los Carneros from 2 to 3 lanes R14 632,920$ 316,460$ - $ 1.3% - $ 4,114$ 6 TR-5 Los Carneros and U.S. 101 SB Ramps City of Goleta Add right turn pocket for NB Los Carneros I9 7,915,000$ 949,800$ - $ 10.6% 849,121 $ -$ - $ 7 TR-6 Los Carneros and Calle Koral City of Goleta Add 3rd NB through lane - 380,000$ 380,000$ - $ 47.3% - $ 200,260$ 179,740$ 2 TR-7 Los Carneros and El Colegio County SB See TR-3 - - $ - $ - $ 1.5% - $ -$ 4,747$ 4 TR-8 Cabrillo Park Drive and Hollister City of Goleta Install traffic signal - - $ - $ 350,000$ 100.0% - $ -$ 350,000$ 1 TR-9 Cabrillo Park Drive and Los Carneros City of Goleta Install traffic signal, with northbound left turn lane - - $ - $ 350,000$ 100.0% - $ -$ 350,000$ 2 Project Specific Mitigation Sub-Total 12,294,920$ 4,111,260$ 700,000$ 849,121 $ 2,352,219$ 1,201,642$ Cumulative (w/o Phelps)
TR-12 Storke N. of Hollister City of Goleta See TR-1 - - - - - - - TIF N/A TR-13 Los Carneros - Hollister to City Limit City of Goleta See TR-2 - - - - - - - TIF N/A TR-14 Los Carneros - City Limit to El Colegio County SB See TR-3 - - - - - - - TIF N/A TR-16 Cabrillo Park Drive and Hollister City of Goleta See TR-8 - - - - - - - TIF N/A A. Add third eastbound left turn lane - - N/A
B. SB and WB free right turn lanes - - N/A
TR-18 Los Carneros and U.S. 101 SB Ramps City of Goleta See TR-5 - - - - - - - TIF N/A TR-19 Los Carneros and Calle Koral City of Goleta See TR-6 - - - - - - - TIF N/A TR-20 Los Carneros and Hollister City of Goleta Add northbound and westbound double left turn lanes I3 N/A N/A N/A N/A - - TIF N/A TR-21 Cabrillo Park Drive and Los Carneros City of Goleta See TR-9 - - - - - - - TIF N/A Cumulative (w/ Phelps)
TR-22 Los Carneros - Hollister to City Limit City of Goleta See TR-2 - - - - - - - TIF N/A TR-23 Los Carneros - City Limit to El Colegio City of Goleta See TR-3 - - - - - - - TIF N/A TR-25 Cabrillo Park Drive and Hollister City of Goleta See TR-8 - - - - - - - TIF N/A TR-26 Storke and Hollister City of Goleta See TR-17 - - - - - - - TIF N/A TR-27 Cabrillo Park Drive and Los Carneros City of Goleta See TR-9 - - - - - - - TIF N/A TR-28 Los Carneros and Mesa County SB Add left turn pockets on Los Carneros and right turn lanes to all approaches I8 937,064$ 468,532$ - $ 2.0% - - 9,371$ TOTAL 13,231,984$ 4,579,792$ 700,000$ 849,121 $ 2,352,219$ 1,211,013$ Notes:

TIF = Traffic Impact Fees
TR-17 Storke and Hollister I6 N/ACity of Goleta TIF N/A N/A N/A Exh E2.xls
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SB 424467 v1:007855.0001
1 RECORDING REQUESTED BY:

Peter N. Brown, Esq.

HATCH AND PARENT
21 East Carrillo Street
Santa Barbara, CA 93101-2782
WHEN RECORDED, MAIL TO:
______________________________
______________________________
______________________________

THIS SPACE RESERVED FOR RECORDER ONLY
(GOV.CODE § 27361.6)

IRREVOCABLE OFFER TO DEDICATE PUBLIC ACCESS EASEMENT
The undersigned declares that the Documentary Transfer Tax is $ 0 , based on:
[ ] Full Value of Property [ ] Grantor's Unencumbered Equity [ ] Value Less Than $100.00 [ ] No Beneficial Ownership Change ________________________________________________________________________ THIS IRREVOCABLE OFFER TO DEDICATE PUBLIC ACCESS EASEMENT (“Of- fer”) is entered into this ____ day o f ___ _____, 2007 by SANTA BARBARA REALTY HOLDING COMPANY, a Delaware Limited Liabilit y Company (“Grantor”), to the CITY OF GOLETA, a California municipal corporation (“Grantee”), with reference to the following facts:

RECITALS
A. Grantor is the owner of that certain rea l property designated as APN 073-450-005 and described with specificity in Exhibit “A”, which is attached hereto and incorporated herein by this reference (the “Property”).

B. Grantor has entered into a development agreement with Grantee whereby Grantor has received vested rights to develop the Property (“Development Agreement”).

C. The Development Agreement requires as a condition of approval that Grantor o ffer to dedicate to Grantee, at no cost or expense to Grantee, an easement for public pedestrian access to the Cabrillo Business Park by providing public pedestrian access over that portion of the Pro p- erty described in Exhibit “B” and depicted in Exhibit “C” (“Access Easement”).

D. Grantor wishes to satisfy the Development Agreement by irrevocably o ffering to dedicate said Access Easement.
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SB 424467 v1:007855.0001
2 NOW, THEREFORE, Grantor hereto agrees as follows:

1. Irrevocable Offer of Dedication . Grantor hereby irrevocably offers to dedicate to Grantee said Access Easement, as more part icularly described in Exhibit “B” and depicted in Exhibit “C” of this Offer, subject to the terms and conditions set forth herein.

2. Easement Use . The Access Easement shall be used only for the construction, repair, maintenance and operati on of a public walkway for pedestrians, which use shall be li m- ited to pedestrian ingress and egress as a means of access to and from the Property. No vehicular use of the Access Easement shall be permitted.

3. Condition Precedent to Grantee’s Acceptance of Easement . Grantee may not accept Grantor’s Irrevocable Offer contained herein unless, wit hin twenty-one (21) y ears of the execution date of this Offer, Grantee receives and files an uncondit ional certificate of acceptance of a matching offer to dedicate a public access easement for solely pedestrian use from the owner of real property immediately west of the westerly terminus of the Access Easement (“Second Of- fer”). Said Second Offer shall match in width and proposed i mprovements those of the Access Easement, and shall otherwise be sufficient to provide Grantor’s permittees with pedestrian a c- cess to those properties located westerly of the Property.

4. Improvements and Maintenance of Access Easement . Upon Grantee’s accep- tance of this Offer, Grantor shall construct at Grantor’s sole cost and e xpense improvements required for pedestrian access wit hin the Access Easement consistent with City’s specifications for other similar public access easements. Subsequent to Grantor’s construction of the Access Easement improvements, Grantee shall maintain the Access Easement and any improvements situated thereon, in good condi tion and repair, at Grantee’s sol e cost and e xpense, in accordance with all applicable laws, rules and regul ations. Grantor shall be under no obligat ion, other than as expressly spec ified within this Offer, to alter, improve, maintain or repair the Access Eas e- ment to facilitate its use for the specified purpose.

5. Monitoring and Security of Access Area . Grantee shall be solely r esponsible for monitoring and securit y of the Access Easement. Grantee shall take all steps necessary to maintain proper security for the Access Easement, to prevent unauthorized persons from utilizing the Access Easement, and to remove unauthorized intrusions from the Access Easement.

6. Signs. Grantee shall install and maintain signage adequate to identify the Access Easement, to restrict access to authorized persons and authorized access, and to aid in the ingress and egress of pedestrian traffic to and from the Access Easement. Grantor shall approve the con- tents, design and placement of the signage, with said approval not to be unreasonably withheld.

7. Entry to and Exit From Property Utilizing Access Easement . Grantee and Grantee’s permittees shall have a right of entry to and exit from the Prope rty in conjunction with their use of the Access Easement. Grantor shall designate the route across the Property to a c- complish such entry and exi t ( “Designated Route ”) af ter Grantee’s acceptance of this Offer.

Should Grantee’s permittees intrude elsewhere on the Property other than on the Access Eas e- 140
SB 424467 v1:007855.0001
3 ment, other dedicated public accessways, or the Designated Route, Grantor shall have the right to remove any such permittee from the Property.

8. Indemnification by Grantee . This Offer is made upon the expre ss cond ition that, upon Grantee’s acceptance o f Grantor’s offer to dedicate said Access Easement, Grantee shall waive all claims against Grantor, its agents, emplo yees or lessees for, and shall indemnify and hold Grantor, its agents, emplo yees or lessees f ree and harmless fro m, any liability, claims, loss, damages or expenses result ing from Grantee’s or Grantee’s permitees’ occupation and use of the Access Easement during the term o f the Easement unless the liabilit y, claims, loss, da m- ages or expenses is caused by the negligence or misconduct of the Grantor, its agents, employees or lessees.

9. Insurance. Grantee hereby represents that it is self-insured for liability purposes.

10. Abandonment of Easement. Grantor’s easement shall be subject to te rmination in the event that use of the Access Easement by Grantor’s permitees is abandoned in writ ing by Grantor or i s no l onger devoted exclusively to public pedestrian access for a period of one (1) year.

11. Termination of Offer; Failure to Accept Dedication. This Offer shall terminate and Grantor’s offer to dedicate said Access Easement shall be revoked if Grantee fails to accept Grantor’s offer to dedicate, as evidenced by the recordation of an uncondit ional Certificate of Grantee’s Acceptance of Grantor’s offer to dedicate the Access Easement with the Santa Barbara County Recorders Office, within twenty-one (21) years of the execution date of this Offer.

12. General Provisions:
a. Recitals. The reci tals stated at the beginning of this Offer of any matters or facts shall be conclusive proof of the truthfulness thereof and the terms and condit ions of the recitals, if any, shall be deemed a part of this Offer. b. Covenant Running With the Land . Thi s Offer shall bind and inure to the benefit of the respective heirs, personal representatives, successors and a ssigns to the parties hereto, and shall be construed as a covenant and restriction which shall run with the land. c. Entire Offer . This Offer const itutes the ent ire agreement between t he parties with respect to the subject matter hereof. This Offer may not be modified in any way e x- cept by instrument in writing, signed by Grantor.
d. Notices. All notices, approvals, acceptances, requests, demands and other communications required or permitted, to be effective, shall be in writ ing and shall be delivered, either in person or by mailing the same by United States mail (postage prepaid, registered or ce r- tified, return receipt requested) or by Federal Express or other similar overnight de livery service, to the party to whom the notice is directed at the address of such party as follows:
141
SB 424467 v1:007855.0001
4 Grantor: Sares Regis Group
Russ Goodman/William Thormahlen
Regional President/Partner
18802 Bardeen St.

Irvine, CA 92612-1521
With Copy to: Peter N. Brown
Hatch and Parent
21 E. Carrillo St.

Santa Barbara, CA 93101
Grantee: City of Goleta
130 Cremona Drive, Suite B
PO Box 250
Goleta, California 93117
Any communication given by mail shall b e deemed delivered two (2) business days after such mailing date, and any written communication given by overnight delivery service shall be deemed delivered one (1) business day after the dispatch date. Either part y may change its a d- dress by giving the other party written notice of its new address. e. Headings
. The section headings contained in this Offer are for conve n- ience and reference only and shall not affect the meaning or interpretation of this Offer. f. Severability. If any term, provision, covenant o r condition of this Offer shall be or beco me illegal, null, vo id or against public po licy, or shall be held by any court of competent jurisdiction to be illegal, null, vo id or against policy, the remai ning provisions of this Offer shall remain in full force and effect, and shall not be affected, impaired or invalidated. The term, provision, covenant or condition that is so inval idated, voided or held to be unenforceable, shall be modified or changed by the parties to the e xtent possible to carry out the intentions and directives set forth in this Offer.
g. Governing Law. The provisions of this Offer shall be governed and co n- strued in accordance with the laws of the State of California. The venue for any action or proceeding arising out of or relating to this Offer shall be Santa Barbara County, California. h. Incorporation of Exhibits. The exhibits attached to thi s Offer are inco r- porated by this reference.
i. Counterparts and Execution. This Offer may be executed in two (2) or more counterparts, each of which shall be deemed to be an original Offer and all of which taken together shall constitute one (1) agreement, notwithstanding that all of the parties are not signato- ries to the original or to the same counterpart.
142
SB 424467 v1:007855.0001
5 IN WITNESS WHEREOF, Grantor has executed this Offer as of the day and year first written above.

GRANTOR

SANTA BARBARA REALTY HOLDING COM-
PANY, LLC, a Delaware limited liability company
By: SRG Santa Barbara, LLC
a Delaware limited liability company
Its: Managing Member
By:

Russell A. Goodman,
Its: Authorized Member
143
SB 424467 v1:007855.0001
6 ALL-PURPOSE ACKNOWLEDGMENT FOR CALIFORNIA

STATE OF CALIFORNIA )
) ss.

COUNTY OF SANTA BARBARA )
On April _____, 2007 , before me, ,
Date Name And Title Of Officer (e.g. “Jane Doe, Notary Public”) personally appeared RUSSELL GOODMAN,
Name(s) of Signer(s)
ý personally known to me
ý proved to me on the basis of satisfactory evidence
to be the person whose name is subscribed to the within instrument and acknowl- edged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the per- son acted, executed the instrument.

WITNESS my hand and official seal.
__________________________
Place Notary Seal Above Signature of Notary Public
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SB 425974 v1:007855.0001

LEGAL DESCRIPTION
EXHIBIT “A”
Those portions of Rancho Los Dos Pueblos, in the City of Goleta, County of Santa Barbara, State of California, described as follows:

PARCEL ONE:

Beginning at a 2” iron pipe with brass cap marked “F.F.F.”, said point of beginning being distant N. 89°44’05” W., 548.97 feet from the Northwest corner of the tract of land shown on a survey recorded in Book 69, Page 18 of Record of Surveys, records of said County.

Thence, N.00° 18’08” E., a distance of 2093.66 feet to the Southe rly line of Hollister Avenue;
Thence, along the Southerly line of Hollister Avenue the following courses and distances, N.88°53’17”, E., a distance of 1833.21 feet to the beginning of a 2350.00 radius curve concave Northerly and tangent to the last described course; Thence, Easterly along the arc of said curve, through a central angle of 5° 51’16”, a distance of 240.12 feet to an intersection with the Westerly boundary of Los Carneros Road described as Parcel One in the gift deed to the County of Santa Ba rbara recorded May 16, 1963 as Instrument No. 21342 in Book 1992, Page 783 of Official Records of said County; said point of intersection being in the arc of a 40.00 foot radius curve concave Southwesterly and whose radial center bears S.06° 57’59” E.; Thence, along said Westerly boundary of Los Carneros Road the following courses and distances; Southeasterly and Southerly along the arc of said 40.00 foot radius curve, through a central angle of 103° 45’ 15”, a distance of 72.43 feet; Thence tangent to sa id last described curve, S.06° 47’16” W., 29.88 feet to the beginning of a 2042.00 foot radius curve concave Easterly and tangent to the last described course;
Thence Southerly along the arc of said curve, through a central angle of 06°30’13”, a distance of 231.79 feet;
Thence tangent to said last described curve, S.00° 17’03” W., a distance of 1850.54 feet to the intersection of the Northerly line of said first mentioned tract of land; Thence leaving said Westerly boundary of Los Carneros Road, along th e Northerly boundary of said first mentioned tract of land N. 89°44’05” W., a distance of 2100.94 feet to the point of beginning.
145
SB 425974 v1:007855.0001
EXCEPTING therefrom that portion conveyed to the United States Postal Service in document recorded June 1, 1995 as Instrument No. 95 -29541 of Official Records described as follows:

Beginning at the Southwest corner of “parcel One” as described in the deed to Delco Electronics Corporation, recorded February 7, 1986 as Instrument No. 86 -7173 of Official Records, said point being a 2 inch iron pipe with brass cap marked “F.F.F.”; Thence along the Westerly line of said Delco Electronics parcel North 0 degrees 18 minutes 11 seconds East 718.15 feet to a 1/2 inch iron pipe and tag marked “L.S. 3840/L.S. 6419”;
Thence leaving said We sterly line South 89 degrees 44 minutes 05 seconds East 606.56 feet to a 1/2 inch iron pipe and tag marked “L.S. 3804/L.S. 6419”; Thence parallel with said Westerly line South 0 degrees 18 minutes 11 seconds West 718.15 feet to a 1/2 inch iron pipe and ta g marked “L.S. 3804/L.S. 6419” set on the Southerly line of said Delco Electronics parcel;
Thence along said Southerly line of said Delco Electronics parcel North 89 degrees 44 minutes 05 seconds West 606.56 feet to the point of beginning.

PARCEL TWO:

Beginning at a point in the Easterly boundary of Los Carneros Road, distant N. 00° 17’ 03” E., 285.31 feet Northerly along the Easterly boundary of Los Carneros Road from the Northerly line of that tract of land shown on a survey record in Book 69, Page 18 of Record of Surveys, records of said County:

Thence, N. 00° 17’ 03” E. along the Easterly boundary of Los Carneros Road a distance of 50.00 feet;
Thence leaving said Easterly boundary of Los Carneros, S. 89° 42’ 57” E. a distance of

87.84 feet;
Thence, S. 00° 06’ 03” W., a distance of 50.00 feet;
Thence, N. 89° 42’ 57” W., a distance of 88.00 feet to the point of beginning.

PARCEL THREE:
(1) The right to install and maintain adequate drainage facilities under and across the real property described in deed to the County of Santa Barbara recorded May 16, 1963 as Instrument No. 21342 in Book 1992, Page 783 of Official Records at the normal tributary points to accommodate a twenty-five year record storm run-off. 146
SB 425974 v1:007855.0001
(2) The right to construct, lay, maintain and remove from time to time, pipe lines, transmission lines and conduits under the property described in said deed to the County of Santa Barbara within a strip of land ten (10) feet in width, parallel with, adjacent to and Southerly of the Northerly line of Parcel Two described in said deed to the County of Santa Barbara and extending Westerly to intersect with Westerly line of Parcel One, described in said deed to the County of Santa Barbara.
(3) The right of access to the property described in said dee d to the County of Santa Barbara from abutting property as reserved by General Motors Corporation in said deed to the County of Santa Barbara recorded May 16, 1963 as Instrument No. 21342 in Book 1992, Page 783 of Official Records.

APN: 73-450-05
147
148
149

RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:

City Clerk, City of Goleta
130 Cremona Drive, Suite B
Goleta, CA 93117
1111111111111111111111111111111111111111111
2011-0041778
Recorded I REC FEE 0.00 Official Records I
County of I
Santa Barbara I
Joseph E. Holland I
County Clerk Recorder! . I
I JH 08:30AM 22-Jul-2011 I Page 1 of 105
FIRST AMENDMENT TO DEVELOPMENT AGREEMENT BY AND BETWEEN:

CITY OF GOLETA AND SANTA BARBARA REALTY DEVELOPMENT, LLC Dated:Jun-e. ?J 2011
* * * * *
SB 578160 vl2:007855.000J 1
150

FIRSTAMENDMENTTODEVELOPMENTAGREEMENT

BY AND BETWEEN CITY OF GOLETA AND SANTA BARBARA REALTY

DEVELOPMENT, LLC
DATED:JlµJe. 2:i. , 2011
THIS FIRST AMENDMENT TO DEVELOPMENT AGREEMENT is entered into this~/s/ day o(Jlt/1,e. , 2011 by and between the City of Goleta, a municipal corporation ("City") and Santa Barbara Realty Development, LLC, a Delaware limited liability company ("Owner").

WHEREAS} City and Owner have previously executed a Development Agreement dated May 7, 2007 ("Agreement") and Operating Memoranda Nos. 1 (dated January 8, 2008) and i (dated November 26, 2008) regarding development of the Cabrillo Business Park project ("Project") on that certain real property described in attached Exhibit A pursuant to Government Code section 65864 et seq.; and
4 ~ao 7-001-~'12...2..

WHEREAS, section 6.01 of the Agreement provides that the Agreement may be amended by mutual consent of the parties; and
WHEREAS, certain amendments to the Agreement ("First Amendment")are appropriate as preconditions for the pending sale by Owner of lots 1, 2 and 3 of the project to Deckers Outdoor Corporation ("Deckers"), as well as to accelerate . the schedule under which certain public improvements and benefits are provided pursuant to the Agreement; and
WHEREAS, consistent with the provisions of the Agreement, this First Amendment of Development Agreement has been considered by the City Council sitting as Planning Agency, as well as by the City Council itself; and
WHEREAS, City has determined that the necessary amendments to the Development Agreement can be appropriately effectuated through this First Amendment to Development Agreement.

NOW, THEREFORE, City and Owner agree as follows:

Section 1. Incorporation of Recitals. The parties agree that the foregoing recitals are true and correct and are incorporated into this First Amendment.

Section 2. Amendments to Agreement. This First Amendment amends the provision of the Agreement as set forth below:

2.1 Amenoment of Exhibits to Agreement. The Agreement is amended in . its entirety by the substitution of replacement Exhibits B-2 (List of Exhibits Reflecting Project Approvals), C-2 (Conditions of Approval), D-2 (Phasing Program for the Project), El-2 (Fees Applicable to the Project), and E2-2 (Cost of Roadway and SB 578160 vl2:007855.000I 2
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Intersection Improvements Applicable to the Project), attached to this First Amendment, which reflect the provisions of this First Amendment.

2.2 Phasing of Development. An additional two paragraphs shall be added to the end of section 3.08 of the Agreement, to read as follows:

Owner agrees to construct at Phase I of site development of the Project the public improvements as set forth under Phase I on Exhibit D-2 hereof, described generally as all frontage improvements on Hollister A venue (which shall be completed prior to occupancy of the first building to be completed in Phase I), frontage improvements on Los Cameras Road from the intersection at Hollister A venue and Los Cameras Road to the southerly limits of Lot 1 of the Project (which shall be completed prior to occupancy of the third building to be constructed in Phase I), and intersection improvements at Los Cameras Road and Calle Koral (which shall be completed prior to occupancy of the third building to be constructed in Phase I). Said improvements shall include widening, construction of medians; curb and gutter, and sidewalks, as well as installation of traffic signals at Hollister A venue and Coromar Drive and signal modifications at Hollister Avenue and Los Cameras Road. Construction of the above public improvements shall be completed as described above.

In addition, Owner agrees to accelerate to an earlier phase of site development of the Project the construction of the public improvements listed on Exhibit D-2 as being associated with Phase IV of site development of the Project (see also Exhibits El-2 and E2-2), described generaJly as frontage improvements on Los Cameras Road from the southerly limits of Lot 1 · of the Project to the southern City limits, upon the occurrence of both conditions precedent (i) and (ii) below. Owner also agrees to construct, in association with the construction of the Phase IV public improvements, private improvements consisting of the entrance to Discovery Drive and the Discovery Drive private street improvements from the entrance to Discovery Drive to the intersection with Coromar Drive. Conditions precedent to Owner's obligation to construct the above improvements are (i) Owner's receipt of permits or waiver from the Army Corps of Engineers, Regional Water Quality Control Board, and California Department of Fish and Game ( collectively the "Resource Agencies"), and the City, reflecting the Resource Agencies' and the City's approval of Owner's Final Wetlands Mitigation Program (see Exhibit C-2, Condition of Approval #49), in which case construction of the public and private improvements shall commence within twelve (12) months of said approval, and (ii) City's issuance of I and use permits for construction of buildings that together trigger the need for construction of the Phase II public improvements (by way of example only, Buildings 1, 3 and 12) and commencement of construction of such buildings. Should the conditions precedent cited above fail to occur, construction of the stated public improvements shall remain an obligation of Phase IV site development.

2.3 Construction of Improvements; Reimbursement Agreements. The second paragraph of section 3.09.02 of the Agreement shall be deleted in its entirety, and replaced with the following:

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For certain traffic improvements specified in section 3.09.01, Owner is entitled to a partial reimbursement of fees from future applicants based on either Owner's complete construction of such traffic improvements or Owner's deposit with the City of the full cost of such improvements, to the extent that Owner's cost for such specified traffic improvements is in excess of Owner's proportionate responsibility for such construction.

City agrees that reimbursement to Owner of the cost of construction of such traffic improvements in excess of Owner's proportionate responsibility therefor shall be made in a timely fashion, and may occur in several ways. For development that occurs outside Cabrillo Business Park, City agrees that it will require such future applicants to enter into a reimbursement agreement requiring reimbursement of Owner for such applicants' share of the cost of such improvements. Such share of the cost shall be calculated as of the date of Owner's deposit of funds with the City or Owner's filing of a certificate of completion for construction of the various public improvements, and shall be compounded at an annual rate of interest equal to the interest rate that is charged by the Federal Reserve Bank of San Francisco, California on advances to member banks under the Federal Reserve Att, plus one percent (1 %). City agrees that, as City receives traffic fees attributable to development within Cabrillo Business Park, and when Owner's cost of construction of public improvements exceeds that cost attributable to development within Cabrillo Business Park, City will· reimburse Owner within thi1ty (30) days of receipt of such fees for Owner's cost of construction of public improvements in excess of that attributable to development within Cabrillo Business Park. City recognizes the high priority that has been placed on completion of the off-site traffic improvements listed on Exhibit D-2, and will undertake best efforts to achieve construction of such traffic improvements in a timely fashion.

2.4 Undergrounding of Overhead Utilities. Section 4.01.03.02 of the Agreement shall be deleted in its entirety, and replaced with the following:

Owner shall underground the first two northernmost poles of the ex1stmg aboveground utility lines (for a distance of approximately two hundred sixty (260) linear feet) located along the westerly boundary of the Property at Owner's sole cost and expense. A plan for such undergrounding shall be reviewed and approved by city prior to issuance of land use pennits for any devefopment associated with Phase I of the Project, as reflected in Exhibit D-2 hereto. Undergrounding shall be completed prior to issuance of a certificate of occupancy for any building associated with Phase I site development.

Section 3. No Other Amendments. · Except as set forth above, the Agreement remains unchanged and in full force and effect.

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IN WITNESS WHEREOF, City and Owner have executed this First Amendment to Development Agreement as of the date first hereinabove written.

OWNER

SANT A BARBARA REALTY
DEVELOPMENT, LLC a Delaware.limited
liability company
By: SRG Santa Barbara LLC,
a Delaware limited liability company,
Managing Member
By: Hagestad, Enterprises, a California general
partnership, its Operating Member
By: Hagestad Management Company, a
California corporation, its Managing
General Partner
~-~
By: John S. Hagestad
Its: President
SB 578160 vl2:007855.0001
CITY

CITY OF GOLETA

APPROVED AS TO FORM
5 154
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189 State of California
County of 5;tl,n#t_
On0(,l,h.1¼ 2-{ I 2Q I before me, Nota,
ate Here Insert Name and Ti le of the Officer
personally appeared m {{Y#\ UM c,o (I ne.,,,t I ,:J Name(~! Signer(s) Place Notary Seal Above
who proved to me on the basis of satisfactory
evidence to be the person~ whose name(.BJis/.are
subscribed to the within instrument and acknowledged
to me that betshe/tp.ey executed the same in
hisflier/tbefr authorized capacity(jesf,' and that by
hi511ier/thetr signature~) on the instrument the
person(.sf, or the entity upon behalf of which the
person(_s}· acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the
laws of the State of California that the foregoing
paragraph is true and correct.

WITNESS my hand and official seal.

Signature: --""-""'----'--f---"'--""""-,"1-"-"-"--_....'----'-"-.L.....L...L--~--

OPTTONAL ------------
Though the information below is not required by Jaw, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document. scription of Attached Document
Signer(s) Other Than ed Above: __________________________ _ Capacity(ies) Claimed by ·
Signer's Name: _______________ _
D Corporate Officer -Title(s): ____ ~---
D Individual
D Partner - □ Limited
□ Attorney in Fact
D Trustee
D
D Other: __________ _

RIGHT THUMBPRINT

OF SIGNER
D General Top of thumb here
Signer Is Representing: ___ _
© 2010 National Notary Association· NationalNotary.org • 1-800-US NOTARY (1-800-876-6827) Item #5907 (
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CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189 State of Califomia }
County of ~~ ~J:;itnL,
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.. A~Hli:Y C. FLORES
Gominission # 1939708
Notary Public • California i
Santa Barbara County · ~
Comm. Expires Jun 4, 2015
Place Notary Seal Above
Name(s) of Signer(s)
who proved to me on the basis of satisfactory
evidence to be the person.W whose namefsr is/i'ilfe"°
subscribed to the within.instrument and acknowledged
to me that l-re1she/tbey executed the same in
~er/t~ authorized capacity{jes)", and that by
™5fher/tb,etr signature~ on the instrument the
personfst or the entity upon behalf of which the
person~acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the
laws of the State of California that the foregoing
paragraph is true and correct.

WITNESS my hand and official seal.

Signature: ~t&fA_·~~'~-'~-.,,_~C~~?lrr<:)~~~-~ +,; of Notary Public

OPTIONAL------------
Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document. scription of Attached Document
Signer(s) Other Than ed Above:--------------~---------- Capacity(ies) Claimed by ·
Signer's Name: ----------,------
□ Corporate Officer - Title(s): ____ ~----
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□ Attorney in Fact
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□ Other: ___ ___,,.c..._ ___ _

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Signer Is Representing: ___ _
© 2010 National Notary Association· NationalNotary.org • 1-800-US NOTARY (1-800-876-6827) Item #5907 C+too5
156
State of California
County of 0€.AN<-,-F

ACKNOWLEDGMENT
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before me, C:½e61)Nf';. ,'.::ov,1E\'2-~ t-.1rrA:Y :K,rf:,L 1( (insert name and title of the officer)
personally appeared --:SO:oN g ,+\".\c.--e:.s·,At:::.
who proved to me on the basis of satisfactory evidence to be the person~ whose name~) is~ subscribed to the within instrument and acknowledged to me that he/slt,e/they executed the same in ..!Jl§./he.r/fheir authorized capacity(tss), and that by hisfR.e.(/tf:l.eir signature(-aj on the instrument the · persontaj, or the entity upon behalf of which the personW acted, executed the instrument..

I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is tr'ue and correct..
(Seal)
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CHRISTINA SOWERS
Commission# 1806085
i Notary Public - California !
z Orange County
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LEGAL DESCRIPTION
EXHIBIT "A"
Those portions of Rancho Los Dos Pueblos, in the City of Goleta, County of Santa Barbara, State of California, described as follows:

PARCEL ONE:

Beginning at a 2" iron pipe with brass cap marked "F.F.F.", said point of beginning being distant N. 89°44'05" W., 548.97 feet from the Northwest corner of the tract of land shown on a survey recorded in Book 69, Page 18 of Record of Surveys, records of said County.

Thence, N .00° 18'08" E., a distance of 2093.66 feet'to the Southerly line of Hollister Avenue;
Thence, along the Southerly line of Hollister Avenue the following courses and distances, N.88°53'17", E., a distance of 1833.21 feet to the beginning of a 2350.00 radius curve concave Northerly and tangent to the last described course; Thence, Easterly along the arc of said curve, through a central angle of 5° 51'16", a distance of 240.12 feet to an intersection with-the Westerly boundary of Los Carneros Road described as Parcel One in the gift deed to the County of Santa Barbara recorded May 16, 1963 as Instrument No. 21342 in Book 1992, Page 783 of Official Records of said County; said point of intersection being in the arc of a 40.00 foot radius curve concave Southwesterly and whose radial center bears S.06° 57'59" E.; Thence, along said Westerly boundary of Los Cameras Road the following courses and distances; Southeasterly and Southerly along the arc of said 40.00 foot radius curve, through a central angle of 103° 45' 15", a distance of 72.43 feet; Thence tangent to said last described curve, S.06° 47'16" W., 29.88 feet to the beginning of a 2042.00 foot radius. curve concave Easterly and tangent to the last described course;
Thence Southerly along the arc of said curve, through a central angle of 06°30'13", a distance of 231.79 feet;
Thence tangent to said last described curve, S.00° 17'03" W., a distance of 1850.54 feet to the intersection ofthe Northerly line of said first mentioned tract of land; Thence leaving said Westerly boundary of Los Cameras Road, along the Northerly boundary of said first mentioned tract of land N. 89°44'05" W., a distance of 2100.94 feet to the point of beginning.

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EXCEPTING therefrom that portion conveyed to the United States Postal Service in document recorded June 1, 1995 as Instrument No. 95-29541 of Official Records described as follows:

Beginning at the Southwest corner of "parcel One" as described in the deed to Delco Electronics Corporation, recorded February 7, 1986 as Instrument No. 86-7173 of Official Records, said point being a 2 inch iron pipe with brass cap marked "F.F.F."; Thence along the Westerly line of said Delco Electronics parcel North O degrees 18 minutes 11 seconds East 718. 15 feet to a 1/2 inch iron pipe and tag marked "L.S. 3840/L.S. 6419";
Thence leaving s9id Westerly line South 89 degrees 44 minutes 05 seconds East 606.56 feet to a 1/2 inch iron pipe and tag marked "L.S. 3804/L.S. 6419"; Thence parallel with said Westerly line South O degrees 18 minutes 11 seconds West 718.15 feet to a 1/2 inch iron pipe and tag marked "L.S. 3804/L.S. 6419" set on the Southerly line of said Delco Electronics parcel;
Thence along said Southerly line of said Delco Electronics parcel North 89 degrees 44 minutes 05 s·econds West 606.56 feet to the point of beginning.

PARCEL TWO:

Beginning at a point in the Easterly boundary of Los Cameras Road, distant N. 00° 17' 03" E., 285.31 feet Northerly along the Easterly boundary of Los Carneros Road from the Northerly line of that tract of land shown on a survey record in Book 69, Page 18 of Record of Surveys, records of said County:

Thence, N. 00° 17' 03" E. along the Easterly boundary of Los Cameras ·Road a distance of 50.00 feet;
Thence leaving said Easterly boundary of Los Cameras, S. 89° 42' 57" E. a distance of

87.84 feet;
Thence, S. 00° 06' 03" W., a distance of 50.00 feet;
Thence, N. 89° 42' 57" W., a distance of 88.00 feet to the point of beginning.

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. (2) The right to construct, lay, maintain and remove from time to time, pipe lines, transmission lines and conduits under the property described in said deed to the County of Santa Barbara within a strip of land ten (10) feet in width, parallel with, adjacent to and Southerly of the Northerly line of Parcel Two described in said deed to the County of Santa Barbara and extending Westerly to intersect with Westerly line of Parcel One, described in said deed to the County of Santa Barbara.
(3) The· right of access to the property described in said deed to the County of Santa Barbara from abutting property as reserved by General Motors Corporation in said deed to the County of Santa Barbara recorded May 16, 1963 as Instrument No. 21342 in Book 1992, Page 783 of Official Records.

APN: 73-450-05
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EXHIBIT B-2

LIST OF EXHIBITS REFLECTING PROJECT APPROVALS
37-SB-OA: Ordinance Amendment/ Development Agreement
• Development Agreement By and Between: City of Goleta and Santa Barbara Realty Holding Company, LLC (dated May 7,2007)
• Operating Memorandum No. 1 to Development Agreement By and Between City of Goleta and Santa Barbara Realty Holding Company, LLC (dated January 8, 2008)
• Operating Memorandum No. 2 to Development Agreement By and Between City of Goleta and Santa Barbara Realty Holding Company, LLC ( dated November 26, 2008)
• First Amendment to Development Agreement by and between: City of Goleta and Santa Barbara Realty Development, LLC (dated: ill,tne. .. c!l.l, Jo l I 2011)
37-SB-TM: Vesting Tentative Tract Map (Alternative 7)
• Vesting Tentative Tract Map No. 37-SB-TM (Alternative 7): Dated: "Vesting Date: September 21,2001 (County of Santa Barbara)" and "Revision Date (as a result of 37-SB-OA): April 12,2007 (City of Goleta)"
• Parcel Plan (Architectural Sheet 3, dated June 1, 2011) • Approved TIM (2007 Original) vs. Proposed Final TM (2008 Amended DP) Lot Area Calculations (dated August 5, 2008)
• Existing Amended DP (08-107-DP AMI 09-071-DP AM) vs. Proposed CBP Deckers Amended DP (dated June 7, 2011)
37-SB-RZ: Rezone to M-RP and M-S-GOL (City-initiated)
• Proposed Zoning (Architectural Sheet 2, dated June 1,2011) 37-SB-DP/ 08-107-DP AMI 09-071-DP AMI 11-037-DP AM: Development Plan • Development Plan (Architectural Sheet 1, dated June 1, 2011) • Parcel Plan (Architectural Sheet 3, dated June 1, 2011) • Circulation Plan (Architectural Sheet 4, dated June 1, 2011) • Site Sections (Architectural Sheet 5, dated June 1, 2011) • Building #1 Floor Plans (Architectural Sheet 6, dated June 1, 2011) • Building #1 Roof Plan (Architectural Sheet 7, dated June 1,2011) • Building # 1 Elevations (Architectural Sheet 8, dated June 1, 2011)

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EXHIBIT 8-2

LIST OF EXHIBITS REFLECTING PROJECT APPROVALS
• Building #2 Floor Plans (Architectural Sheet 9, dated June 1, 2011) • Building #2 Roof Plan (Architectural Sheet 10, dated June 1,2011) • Building #2 Elevations (Architectural Sheet 11, dated June 1, 2011) • Building #3 Floor Plans (Architectural Sheet 12, dated June 1,2011) • Building #3 Roof Plan (Architectural Sheet 13, dated June 1,2011) • Building #3 Elevations (Architectural Sheet 14, dated June 1,2011) • Building #4 Floor Plans (Architectural Sheet 15, dated June 1, 2011) • Building #4 Elevations (Architectural Sheet 16, dated June 1, 201 1) • Building #SA Floor Plans (Architectural Sheet 17, dated June 1,2011) • Building #5A Elevations (Architectural Sheet 18, dated June 1,2011) • Building #5B Floor Plans (Architectural Sheet 19, dated June 1, 201 ] ) • Building #5B Elevations (Architectural Sheet 20, dated June 1, 2011) • Building #6 Floor Plans (Architectural Sheet 21, dated June 1, 2011) • Building #6 Elevations (Architectural Sheet 22, dated June 1, 2011) • Building #7 Floor Plans (Architectural Sheet 23, dated June 1,2011) • Building #7 Elevations (Architectural Sheet 24, dated June 1, 2011) • Building #8 Floor Plans (Architectural Sheet 25, dated June 1, 2011) • Building #8 Elevations (Architectural Sheet 26, dated June 1, 2011) • Building #9 Floor Plans (Architectural Sheet 27, dated June 1, 201 1) • Building #9 Elevations (Architectural Sheet 28, dated June 1, 2011) • Building # IO Floor Plans (Architectural Sheet 29, dated June 1, 201 1) • Building #IO Elevations (Architectural Sheet 30, dated June I, 2011) • Building #11 Floor Plans (Architectural Sheet 31, dated June I, 201 I) • Building #1 I Elevations (Architectural Sheet 32, dated August 19, 2008) • Buildings #12 Floor Plans (Architectural Sheet 33, dated June 1, 2011) • Building #12 Roof Plan (Architectural Sheet 34, dated June 1, 2011) • Buildings #12 Elevations (Architectural Sheet 35, dated June 1, 2011) • Preliminary Master Landscape Plan - ADP ( dated June 1, 2011) • Preliminary Landscape Plan -Northeast Comer (dated June 1, 2011) • Preliminary Grading & Drainage Plan (Civil Sheet 2, dated June 2, 2011) • Preliminary Grading & Drainage Plan (Civil Sheet 3, dated June 2, 2011) • Sections and Details (Civil Sheet 4, dated June 2, 2011) • Preliminary Utility Plan (Civil Sheet 10, dated June 2, 2011) • Preliminary Utility Plan (Civil Sheet 11, dated June 2,2011) 37-SB-RN: Road Naming Application for Cabrillo Park Drive • Circulation Plan (Architectural Sheet 4, dated June 1, 2011)

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EXHIBIT B-2

LIST OF EXHIBITS REFLECTING PROJECT APPROVALS
In addition to the above-listed project approvals, the following exhibits reflect the phasing of the project as well as the design of related public street improvements as contemplated and discussed within the Development Agreement:
■ Construction Phasing Plan (Sheets 1-11, dated June 2, 2011) • Los Cameras at Calle Koral ( dated April 12, 2007)
• Offsite Street Improvements - Hollister/Los Cameras Road, Sheets 1-3 ( dated April 5, 2011)
■ Starke Road - North of Hollister Avenue (dated April 12,2007)

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EXHIBIT C-2

CONDITIONS OF APPROVAL

CABRILLO BUSINESS PARK/DECKERS PROJECT

DEVELOPMENT PLAN AMENDMENT
(11-037-DP AM)

1. AUTHORIZATION: This Development Plan Amendment, Case No. 11-037 DP AM (permit) authorizes implementation of plans marked "Officially Accepted, June 28, 2011, Director Exhibit 1" subject to these Conditions of Approval (project). All construction, improvements, implementation and/or any other actions taken pursuant to this permit shall be in substantial conformance with the project. Any deviations from the project must be reviewed and approved by the City of Goleta (City). The City· shall determine whether any deviation substantially conforms to the project. Any deviation determined to not be in substantial conformance with the project requires the permittee to seek additional approval, permits, or other action by the City. Any deviation from the project made without the above-described review and approval of the City is a violation of this permit.

2. AUTHORIZED DEVELOPMENT:

The project includes, but is not limited to, the following:

Approximately 934,782 square feet (SF) of existing and new structural development.

Existing development includes nine buildings and screened storage areas. Only seven of these nine buildings will be retained. The two buildings to be removed are the Flight Physics Control Building and the Flight Physics Range Building in the southern portion of the property. The seven buildings being retained date from the 1950s and 1960s and are currently subject to varying degrees of remodeling. The retained structural development totals approximately 241,682 SF.

New development totals approximately 693,100 SF in 13 buildings. The new buildings include 549,800 SF of office and research/development uses, 101,100 SF of self-storage uses, 30,000 SF of warehouse use, and 12,200 SF of retail/restaurant use. Landscaping will be provided along public street frontages, along interior access ways, and around buildings.

The project includes the following modifications pursuant to the Goleta Municipal Code, Chapter 35, Article Ill, Inland Zoning Ordinance, Section 35-317.8.1:
• A modification from the required setbacks to allow less than the 10 feet required from all property lines for interior lots on Lots 20, 21, and 22. (Section 35-275.3). • A modification from the required side and rear yard setbacks in the M-RP zone to allow less than the 10 feet required on Lots 2, 13, and 14. (Sections 35-233.9.2 and 35- 233.9.3).
,. A modification from the required side and rear yard setbacks in the MS-GOL zone to allow less than the 10 feet required on Lots 2 and 14. (Sections 35-233A.9.2 and 35- 233. 9.3).
• A modification from the required building coverage to allow more than 35% on Lot 20. (Section 35-233.10).
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Exhibit C-2, Conditions of Approval
• A modification from the required landscaping to allow less than 30% on Lots 1, 5, 6, 7, 14, 17, 18, 19, 20, and 22. (Section 35-233.13).
• A modification from the required front yard setback in the M-S-GOL zone to allow less than the 20 feet required from the ROW on Lot 14. (Section 35-233A.9.1). • A modification from the required parking locations to allow parking in the front and/or side yard setbacks for Lots 1, 2, 3, 4, 5, 6, 7, 9, 10, 13, 14, 19, 20, 21, and 22. (Section 35-262.2(a)).
• A modification from the required screening along each property line to allow less than a 5-foot planted strip on Lots 1, 2, 3, 4, 5, 6, 7, 9, 10, 13, 14, 19, 20, 21, and 22. (Section 35-263.3).
• A modification from the required off-street loading facility to delete the requirement for a loading space on Lots 3, 6, 7, 10, 19, and 20 (Section 35-264.1 ). • A modification from the required number of parking spaces for Lots 2, 3, 8, 10, 11, 12, 19, and 21. (Section 35-259)
• A modification from the required setbacks in the M-RP/M-S-GOL zones to allow sign structures within required setback areas, as depicted within the Overall Sign Plan (09- 071-OSP) and/or subsequent Overall Sign Plan Amendments. (Sections 35-233.9 and 35-233A.9)

GENERAL CONDITIONS

3. All Conditions of Approval of Final Development Plan 37-SB-DP and Development Plan.

Amendment 08-107-DP AM, remain in full force and effect and are incorporated herein by reference, except as otherwise provided hereiri.

4. The permittee shall comply with all approvals, permits, and other actions by any federal, state, and/or local agencies, inclduing but not limited to, the Air Pollution Control District and the Santa Barbara County Fire Department.

5. All Conditions of Approval are hereby revised to reflect building and improvement locations of the project. This includes, but is not limited to, changes to references to lot numbers, building numbers, and other minor adjustments.

6. The permittee shall sign and file with the City an agreement to comply with all Conditions of Approval no later than December 31, 2011. Failure to sign and file such an agreement or secure written extension of time therefore from the City shall constitute abandonment and termination of this permit.

7. The permittee shall obtain from the City's Planning and Environmental Services Department all Building Permits required by Title 15 of the Goleta Municipal Code prior to the construction, erection, moving, alteration, enlarging, rebuilding of any building, structure or improvement, or any other actions(s) requiring a Building Permit pursuant to Title 15 of the Goleta Municipal Code.

8. All Conditions of Approval shall be printed in their entirety on all plans submitted for approval of any LUP or Building Permit for the project. c
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Exhibit C-2, Conditions of Approval

9. Violation of any of these Conditions of Approval is unlawful, prohibited and a violation of the Goleta Municipal Code. The City reserves the right to initiate civil, criminal and/or administrative enforcement, or after notice and a public hearing, to modify these Conditions of Approval if it is found that there is a violation of these Conditions of Approval or the Goleta Municipal Code or that the project operates as or causes a public nuisance. This Condition of Approval is not intended to, nor does it limit in any manner whatsoever the ability of the City to take appropriate enforcement actions.

10. Any new, expanded, or changed use on the project site shall be subject to City review and approval. The City shall determine whether the new, expanded, or changed use on the project site requires the permittee to seek additional approval, permits, or other action by the City. Failure of the permittee to obtain the above-described review and approval of the City is a violation of this permit.

11. The permittee shall, at the permittee's expense, defend, indemnify, and hold harmless the City and its agents, officers, and employees from and against any claim, action, or proceeding against the City and its agents, officers and employees to attack, review, set aside, void or annul, in whole or in part, the City's approval of this project or any condition attached thereto or any proceedings, acts, or determinations taken, done or made prior to the approval that were part of the approval process.

12. In the event that any Condition of Approval imposing a fee, exaction, dedication or other mitigation measure is challenged by the permittee in an action filed in a court of law or threatened to be filed therein which action is brought within the time period provided by law, this approval shall be suspended pending dismissal of such action, the expiration of the limitation period applicable to such action, or final resolution of such action. If any Condition of Approval is invalidated by a court of law, the entire project shall be reviewed by the City and substitute Conditions of Approval may be imposed.

LAND USE

13. The Avigation and Noise Easement held by the City of Santa Barbara shall be amended.

Plan Requirements: The following shall be addressed, and modified as appropriate, through the avigational easement amendment process:
a) Permanent occupancy of Building 3 shall not exceed 25 persons. b) No public assembly uses shall be allowed in Building 3. c) Building 3 shall be limited to 33,000 square feet of interior space and no more than 6,000 square feet shall be used as administrative office or support space. d) Nothing mounted on the roof of Building 3 shall exceed 30 feet above finished grade (i.e., 50 feet above mean sea level) to avoid penetrating the Santa Barbara Airport Runway 7 approach surface.
e) To avoid creating future obstructions to aviation, the mature height of plants or trees in the Runway Protection Zone (RPZ; aka Clear Zone) shall be 25 feet or shall be maintained at such height without distorting natural appearances; outside the RPZ, the height of plants or trees shall be maintained at heights consistent with FAA Part 77 requirements;
f) Permittee shall provide proof that FAR Part 77 does not require filing of an aeronautical study/Form 7460 Notice_ of Proposed Construction or Alteration. If the form is required by the FAA Part 77 determination, permittee shall submit the aeronautical study and Form 7460 Notice of Proposed Construction or Alteration with the FAA and copy to the City of Goleta.
166
Exhibit C-2, Conditions of Approval
Timing: Permittee shall provide FAA proof in "f' prior to issuance of a Land Use Permit for Building 1, 2, 3, or 12, as applicable. The permittee shall provide evidence of the updated Avigation and Noise Easement amended to the satisfaction of the City of Santa Barbara, ( prior to issuance of a Land Use Permit for Building 1, 2, 3, or 12.

Monitoring: Staff shall verify compliance prior to LUP issuance.

FIRE DEPARTMENT:

14. Condition 158E in Final Development Plan 37-SB-DP shall be replaced with the following:

The permittee shall comply with the following:
a) The permittee shall obtain a Fire Protection Certificate(s). b) The permittee shall stop work immediately and contact the Santa Barbara County Fire Department (Fire Department), Hazardous Materials Unit (HMU) if visual contamination or chemical odors are detected while implementing the project.

Resumption of work shall require approval of the HMU.

Prior to each structure being erected:
c) The permittee shall create defensible space of 100 feet (or to the property line, whichever is nearer) around all structures on the project site. d) Access ways adjacent to structures shall be installed and made serviceable. • Access shall be as shown on plans received April 8, 2011. • Final access plans shall be approved by the Fire Department and sha!! be consistent with the July 31, 2008 Santa Barbara County Fire Department approved conceptual access plan, prior to any work being undertaken. ( • Access ways shall be unobstructed and extended to within 150 feet of all portions of the exterior walls of the first story of any building. • A minimum of 13 feet, 6 inches of vertical clearance shall be provided and maintained for the life of the project for emergency apparatus access. e) Signs indicating "Fire Lane - No Parking" shall be placed every 150 feet or as required by the Fire Department. Refer to Appendix D of the 2007 California Fire Code Section D 103.6.
f) New fire hydrants shall be installed as shown on water main plans approved June 16, 2009. Fire hydrants shall flow 250 gallons per minute at a 20 psi residual pressure.
• Bonding Requirements - Bonding for the installation of Phases 2 and 3 of the internal loop water main (at Coromar Drive and Discovery Drive) shall be acceptable in lieu of installation of the water main on the following basis:
• Each Fire Department approved water main bond is valid for a period of one year.
• The bond approval may be extended on an annual basis upon ~pproval of the Fire Marshal.
• The life of each bond shall not exceed two years, unless it can be demonstrated through a licensed contractor's estimate that the cost of installation has not increased.
• If the installation cost has increased, a bond for the new estimate cost is require_d. (
167
Exhibit C-2, Conditions of Approval
• Bonds for Phase 2 and 3 looped water main shall be provided to the Santa Barbara County Fire Department prior to issuance of the first building permit for any new habitable structures (i.e., Building 1, Building 2, etc.). • Phasing of the internal water loop main shall be consistent with the following phasing schedule:
• Phase 1 (Coromar Drive main from Hollister Avenue to southerly boundary of Lot 3).
• Phase 2 (Discovery Drive main and Coromar Drive main from Discovery Drive to northerly boundary of Lot 8).
• Phase 3 (Coromar Drive · main from southerly boundary of Lot 3 to northerly boundary of Lot 8).
• Phase 2 work may proceed in advance of Phase 1, at the discretion of the applicant, if Buildings 8, 9, 10, and 11 (Phase 2 structures) are developed prior to Buildings 1, 2, 3, 4, or 12 (Phase 1 structures). • Phase 3 water main installation shall be required two years after the first certificate of occupancy is obtained for any one of the following buildings adjacent to the Phase 2 water main: Buildings 8, 9, 10 or 11 or with the development of Buildings 5A, 5B, 6, or 7 (Phase 3 structures). If Phases 1 and 2 are not already completed at the time of Phase 3 construction, those phases shall be completed concurrently with Phase 3.

Prior to occupancy clearance:
g) installation of the applicable portions of the internal loop water main (at Coromar Drive and Discovery Drive) consistent with the bonding/phasing discussion outlined above.
h) A road name shall be required for this project.
i) Road name signage shall be required for this project. j) An interior automatic fire sprinkler system shall be installed in each building. Plans shall be approved by the Fire Department prior to installation. k) Fire sprinkler system plans may require Fire Protection Engineer certification.

I) An interior automatic fire alarm system shall be installed in each building. Plans shall be approved by the Fire Department prior to installation. m) Portable fire extinguishers are required.
n) A recorded address shall be required for each new building. The Fire Department shall determine and assign all address numbers and shall issue such numbers to the permittee.
o) Building address numbers shall be posted as required by the Fire Department. p) Knox Box entry systems shall be installed as required by the Fire Department.

Plans shall be approved by the Fire Department prior to installation. - End of Conditions -
168
Exhibit C-2, Conditions of Approval
EXHIBIT C-2

CONDITIONS OF APPROVAL

CABRILLO BUSINESS PARK PROJECT

DEVELOPMENT PLAN AMENDMENT
08-107-DP AM

1. AUTHORIZATION: This Final Development Plan Amendment and the conditions set forth below authorize development of proposed in Case No. 08-107-DP AM marked "Officially Accepted, November 3, 2008, Director Exhibit 1-4". Any deviations from the exhibits, project description, or conditions must be submitted to the City of Goleta for its review and approval. Deviations without the above-described approval will constitute a violation of the permit approval. The exhibits associated with this permit include:
08-107-DP AM: Development Plan Amendment
• Development Plan (Architectural Sheet 1, dated October 22, 2008) • Parcel Plan (Architectural Sheet 3, dated October 22, 2008) • Circulation Plan (Architectural Sheet 4, dated October 22, 2008) • Site Sections (Architectural Sheet 5, dated August 19, 2008) • Building #1 Floor Plans (Architectural Sheet 6, dated August 19, 2008) • Building #1 Elevations (Architectural Sheet 7, dated August 19, 2008) • Building #2 Floor Plans (Architectural Sheet 8, dated August 19, 2008) • Building #2 Elevations (Architectural Sheet 9, dated August 19, 2008) • Building #3 Floor Plans (Architectural Sheet 10, dated August 19, 2008) • Building #3 Elevations (Architectural Sheet 11, dated August 19, 2008) • Building #4 Floor Plans (Architectural Sheet 12, dated August 19, 2008) • Building #4 Elevations (Architectural Sheet 13, dated August 19, 2008) • Building #5A Floor Plans (Architectural Sheet 14, dated August 19, 2008) • Building #5A Elevations (Architectural Sheet 15, dated August 19, 2008) • Building #58 Floor Plans (Architectural Sheet 16, dated August 19, 2008) • Building #58 Elevations (Architectural Sheet 17, dated August 19, 2008) • Building #6 Floor Plans (Architectural Sheet 18, dated August 19, 2008) • Building #6 Elevations (Architectural Sheet 19, dated August 19, 2008) • Building #7 Floor Plans (Architectural Sheet 20, dated August 19, 2008) • Building #7 Elevations (Architectural Sheet 21, dated August 19, 2008) • Building #8 Floor Plans (Architectural Sheet 22, dated August 19, 2008) • Building #8 Elevations (Architectural Sheet 23, dated August 19, 2008) • Building #9 Floor Plans (Architectural Sheet 24, dated August 19, 2008) • Building #9 Elevations (Architectural Sheet 25, dated August 19, 2008) • Building #10 Floor Plans (Architectural Sheet 26, dated August 19, 2008) • Building #10 Elevations (Architectural Sheet 27, dated August 19, 2008) • Building #11 Floor Plans (Architectural Sheet 28, dated August 19, 2008) • Building #11 Elevations (Architectural Sheet 29, dated August 19, 2008) (
(
(
169
Exhibit C-2, Conditions of Approval
• Building #12A/B Floor Plans (Architectural Sheet 30, dated August 19, 2008)
• Building #12A/B Elevations (Architectural Sheet 31, dated August 19, 2008)
• Preliminary Master Landscape Plan (dated October 22, 2008) a Preliminary Grading and Drainage Plan (Civil Sheet 2, dated August 13, 2008)
• Preliminary Grading and Drainage Plan (Civil Sheet 3, dated October 22, 2008)
• Sections and Details (Civil Sheet 4, dated August 13, 2008) • Preliminary Utility Plan (Civil Sheet 10, dated August 13, 2008) • Preliminary Utility Plan (Civil Sheet 11, dated October 22, 2008) In addition to the above-listed approved plans, the following exhibits reflect the phasing of the project as well as the design .of related public street improvements as contemplated and discussed within the Development Agreement:
• Construction Phasing (Sheets 1 - 14, dated August 13, 2008 • Los Cameras at Calle Koral (dated April 12, 2007)
• Offsite Street Improvements - Hollister/Los Cameras Road, Sheets 1 - 3 ( dated August 13, 2008)
• Starke Road - North of Hollister Avenue (dated April 12, 2007)

2. AUTHORIZED DEVELOPMENT:

The Amendment to the Final Development Plan would retain seven of the nine existing buildings and the screened storage areas, remove two buildings, and build fourteen new structures. The two buildings to be removed, the Flight Physics Control Building, and the Flight Physics . Range Building, total 84,808 square feet (SF).• The buildings being retained, dating from the 1950s and 1960s and subject to varying degrees of remodeling, total 241,682 SF.

New structures would total approximately 707,100 SF. The buildings would include 515,000 SF of office and research and development uses, and 174,600 SF of self-storage. A total of approximately 948,782 SF would result from existing and new development.

The architecture may be characterized as contemporary international, emphasizing rectilinear building shapes with strong horizontal lines. New 1-story buildings would have a maximum height of 30 feet, and the 2-story buildings would have a maximum height of 35 feet Mechanical screening would extend approximately 6 feet above the structures and would be designed to obscure equipment including air conditioners, heaters, and other ventilation from view. For 1-story structures, preliminary plans show 170
Exhibit C-2, Conditions of Approval
building heights. of approximately 32 feet to the top of the screen and approximately 26 feet to the top of the structure. For 2-story structures, ( preliminary plans show building heights of approximately 40 feet to the top of the screen and approximately 34 feet to top of the structure.

Estimated earthwork volumes include approximately 110,000 cubic yards (cy) of cut and 99,000 cy of fill to be balanced on site. This amount includes a 10 percent shrinkage factor for anticipated soil compaction. No export of material is proposed.

Vehicular access would be provided via three entrances/exits on Hollister Avenue and two entrances/exits on Los Cameras Road. The Hollister/Coromar Drive and Los Cameras/Discovery Drive inter$ections would be signalized. A 700-foot segment ofCoromar Drive south from the Hollister Road entrance would be straightened and aligned with the existing portion of the internal private road. Coromar Drive/Discovery Drive (a private road) would be widened and repaved. Other offsite traffic improvements would occur to the City's street and intersection network as required for mitigation.

Water and sewer service, subject to Can and Will Serve Letters for all phases of development, would be provided from the Goleta Water District (GWD) and the Goleta West Sanitary District (GWSD) respectively.

A Class I bike path would parallel Coromar Drive/Discovery Drive on one side and bicycle racks would be located at each building location. In addition, bicycle lockers and shower facilities would be included. Upgrade and relocation of a bus stop along Hollister Avenue and installation of two bus stops on Los Cameras Road are also proposed. The Cabrillo Business Park would provide maximum access to non-motor vehicle forms of transportation. Parking spaces would include 1,054 existing spaces and 1,426 new spaces for a project total of 2,480 parking spates. In addition, carpooling would be encouraged by providing preferential parking to all carpool participants.

In addition to standard landscaping amenities, the project includes a landscaping buffer along Hollister Avenue and Los Cameras Road including a low undulating series of elongated mounds approximately 3- feet high, with drought-tolerant grasses, sporadic groups of shrubs, and small groves of trees. The line of mounds would be interrupted along the proposed enhanced wetland adjacent to Los Cameras Road. A substantial wetland enhancement/greenbelt area of approximately 19 acres is proposed.

Proposed passive and active recreational amenities would include benches, tables with inlaid chess and backgammon boards, a bocce ball /
171
Exhibit C-2, Conditions of Approval
area, jogging trails, nature trails, horseshoe pits, volleyball and half-court basketball facilities.

The project includes fourteen phases of development. The phasing schedule includes proposed timing for on-site and off-site improvements, with the off-site roadway and intersection improvements linked to the phase of the project for which such improvements would be required for mitigation. Roadways, pedestrian paths, water, sewer, and other utilities are proposed to be developed as needed for each phase.

The grading, development, use and maintenance of the property, the size, shape, arrangement, and location of structures, parking areas and landscape areas, and the protection and preservation of resources shall conform to the project description in the staff report and the conditions of approval below. The property and any portions thereof shall be sold, leased or financed in compliance with this project description and the approved exhibits and conditions of approval hereto. All plans must be submitted for review and approval and shall be implemented as approved by the City of Goleta.

3. As per Condition 150 of 37-SB-DP, the original Final Development Plan (37-SB-DP) is null and void with approval of this Development Plan Amendment (08-107-DP AM).

4. All conditions associated with Final Development Plan 37-SB-DP apply to 08-107-DP AM and are included in 08-107-DP. The conditions from 37- SB-DP are included as an attachment to 08-107-DP in their original form (for convenience and to avoid renumbering of conditions which would have been required by reformatting into the new permit). The original conditions also pertain to Vesting Tentative Map 37-SB-TMNTM 32,002 and Road Naming 37-SB-RN. The VTM and RN permits are not affected by 08-107-DP AM.
172
Exhibit C-2, Conditions of Approval
EXHIBIT C-2

CONDITIONS OF APPROVAL

CABRILLO BUSINESS PARK PROJECT
VESTING TENTATIVE MAP 32,002,.

FINAL DEVELOPMENT PLAN, AND ROAD NAMING
(37-SB-TM, 37-SB-DP, 37-SB-RN)
INCLUDED IN 08-107-DP AM
(Conditions 1 and 2 updated by 08-107-DP AM)

1. AUTHORIZATION: This Vesting Tentative Map, Final Development Plan, Road Naming and the conditions set forth below authorize development proposed in Case Nos. 37-SB-TM, 37-SB-DP, and 37-SB-RN marked "Officially Accepted, April 30, 2007, City Council Exhibits 1-4". Any deviations from the exhibits, project description, or conditions must be submitted to the City of Goleta for its review and approval. Deviations without the above-described approval will constitute a violation of the permit approval. The exhibits associated with this permit include:

1. 37-S8-RZ: Rezone to M-RP and M-S-GOL (City-initiated) • Proposed Zoning (Architectural Sheet 2, dated April 12, 2007) (

2. 37-SB-OA Ordinance Amendment/ Development Agreement
• Development Agreement by and Between: City of Goleta and Santa ( Barbara Realty Holding Company, LLC (dated April 30, 2007)

3. 37-S8-TM: Vesting Tentative Tract Map (Alternative 7) • Vesting Tentative Tract Map No. 37-SB-TM (Alternative 7): Dated:
"Vesting Date: September 21, 2001 (County of Santa Barbara)" and "Revision Date (as a result of 37-SB-OA): April 12, 2007 (City of Goleta)"
37-SB-RN Road Naming Application for Cabrillo Park Drive • Circulation Plan (Architectural Sheet 4, dated April 12, 2007)

4. 37-SB-DP: Development Plan (Alternative 7)
• Development Plan (Architectural Sheet 1; dated April 12, 2007) • Parcel Plan (Architectural Sheet 3, dated April 12, 2007) • Circulation Plan (Architectural Sheet 4, dated April 12, 2007) • Site Sections (Architectural Sheet 5, dated April 12, 2007) • Building #1 Floor Plans (Architectural Sheet 6, dated April 12, 2007)
• Building #1 Elevations (Architectural Sheet 7, dated April 12, 2007) • Building #2 Floor Plans (Architectural Sheet 8, dated April 12, 2007)
• Building #2 Elevations (Architectural Sheet 9, dated April 12, 2007) (
173
Exhibit C-2, Conditions of Approval
• Building #3 Floor Plans (Architectural Sheet 10, dated April 12, 2007)
• Building #3 Elevations (Architectural Sheet 11, dated April 12, 2007)
• Building #4 Floor Plans (Architectural Sheet 12, dated April 12, 2007)
• Building #4 Elevations (Architectural Sheet 13, dated April 12, 2007)
• Building #5 Floor Plans (Architectural Sheet 14, dated April 12, 2007)
• Building #5 Elevations (Architectural Sheet 15, dated April 12, 2007)
• Building #6 Floor Plans (Architectural Sheet 16, dated April 12, 2007)
• Building #6 Elevations (Architectural Sheet 17, dated April 12, 2007)
• Building #7 Floor Plans (Architectural Sheet 18, dated April 12, 2007)
• Building #7 Elevations (Architectural Sheet 19, dated April 12, 2007)
• Building #8 Floor Plans (Architectural Sheet 20, dated April 12, 2007)
• Building #8 Elevations (Architectural Sheet 21, dated April 12, 2007)
• Building #9 Floor Plans (Architectural Sheet 22, dated April 12, 2007)
• Building #9 Elevations (Architectural Sheet 23, dated April 12, 2007) _
• Building #10 Floor: Plans (Architectural Sheet 24, dated April 12, 2007)
• Building #10 Elevations (Architectural Sheet 25, dated April 12, 2007)
• Building #11 Floor Plans (Architectural Sheet 26, dated April 12, 2007)
• Building #11 Elevations (Architectural Sheet 27, dated April 12, 2007)
• Building #12 Floor Plans (Architectural Sheet 28, dated April 12, 2007)
• Building #12 Elevations (Architectural Sheet 29, dated April 12, 2007)
• Enlarged Elevations (Architectural Sheet 30, dated April i2, 2007) • Hollister Avenue Elevation Alternative - Building #2 (Architectural Sheet 31, dated April 12, 2007)
• Conceptual Landscape Masterplan Office Alternative Alt. #7 (dated April 12, 2007)
174
Exhibit C-2, Conditions of Approval
• Preliminary Grading & Drainage Plan (Civil Sheets 2-3, dated September 8, 2006) (
• Sections and Details (Civil Sheet 4, dated September 8, 2006) • Preliminary Utility Plan (Civil Sheets 10-11, dated November 7, 2006)
In addition to the above-listed project approvals, the following exhibits reflect the phasing of the project as well as the design of related public street improvements as contemplated and discussed within the Development Agreement:
• Construction Phasing Plan (Sheets 1-10, dated April 12, 2007) • Los Gameros at Calle Koral (dated April 12, 2007)
• Offsite Street Improvements - Hollister/Los Gameros Road, Sheets 1-3 (dated April 12, 2007)
• Starke Road - North of Hollister Avenue (dated April 12, 2007)

2. AUTHORIZED DEVELOPMENT:

Rezone (37-SB-RZ)
A rezone of the existing Article iii iniand Zoning Ordinance parcei designations is proposed, pursuant to stipulations in the proposed Development Agreement. This would reconfigure locations of the existing ( Industrial Research Park (M-RP) and Service Industrial-Goleta (M-S-GOL) zoning districts on site to be consistent with the Business Park and Service/Industrial land use designations,_ respectively, as shown in the adopted Goleta General Plan (2006), Figure 2.1, Land Use Plan Map. The M-S-GOL (Service Industrial - Goleta) designation would be specifically consistent with the Runway Protection Zone shown on the Santa Barbara County Airport Land Use Plan (1993) "Airport Clear and Approach Zones on Runway 7" Map.
(
175
Exhibit C-2, Conditions of Approval
Ordinance Amendment for a Development Agreement (37-SB-OA) The proposed Development Agreement includes eight sections consisting of recitals; definitions; description of the project and property subject to the agreement and the applicable regulations; the obligations of the parties; implementation of the agreement with regards to effective date and term; procedures for amendment of the agreement and discretionary permits; procedures for annual review, default, and remedies; legal actions; termination upon completion of the development; and general and miscellaneous provisions.

Vesting Tentative Tract Map (37-SB-TM)
A Vesting Tentative Tract Map is proposed to subdivide the 92.25-acre site, currently one parcel (APN 073-450-005), into 22. lots. Six lots intended for existing development would range in size from 1.49 acres to

6.87 acres (Lots 12, 13, 14, 20, 21, 22). Eleven lots intended for new development would range in size from 2 .33 acres to 9.16 acres (Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11 ). Five lots intended for a wetland enhancement area, a recreation area, and three road segments including Cabrillo Park Drive, would range in size from 0.56 acres to15.46 acres (Lots 15, 16, 17, 18, 19). Access easements are proposed to accommodate those parcels that do not have direct access to a street and various sidewalk easements, utility easements, and driveway easements are proposed along Hollister Avenue, Los Carneros Road, and Cabrillo Park Drive.

Final Development Plan (37-SB-DP)
The applicant requests approval of a Final Development Plan to develop a modern business park which would retain seven of the nine existing buildings and the screened storage areas, remove two buildings, and build twelve new structures. The two buildings to be removed, the Flight Physics Control Building, and the Flight Physics Range Building, total 84,808 square feet (sf). The buildings being retained, dating from the 1950s and 1960s and subject to varying degrees of remodeling, total 241,682 sf.

Proposed new structures would total approximately 714,600 sf. The proposed buildings would include 540,000 sf of office and research and development uses, and 174,600 sf of self-storage. Approximately 10,000 · sf of proposed Building 2 would be used for on-site service-related commercial retail uses (i.e., coffee shop, delicatessen, ATM, cleaners, etc.). A total of approximately 956,282 SF would result from existing and proposed development.

The proposed architecture may be characterized as contemporary international, emphasizing rectilinear building shapes with strong 176
Exhibit C-2, Conditions of Approval
horizontal lines. Proposed 1-story buildings would have a maximum height of 20 feet, and the 2-story buildings would have a maximum height ( of 35 feet. Mechanical screening would extend 3 feet above the structures and would be designed to obscure equipment including air conditioners, heaters, and other ventilation from view. Maximum building heights would be 35 feet to the top of screen, and 32 feet to top of the structure.

Estimated earthwork volumes include approximately 110,000 cubic yards (cy) of cut and 99,000 cy of fill to be balanced on site. · This amount includes a 10 percent shrinkage factor for anticipated soil compaction. No export of material is proposed.

Vehicular access would be provided via three entrances/exits on Hollister Avenue and two entrances/exits on Los Gameros Road. The Hollister/Cabrillo Park Drive and Los Cameros/Cabrillo Park Drive intersections would be signalized. A 700-foot segment of Cabrillo Park Drive south from the Hollister Road entrance would be straightened and aligned with the existing portion of Cabrillo Park Drive. Cabrillo Park Drive (a private road) would be widened and repaved. Other offsite traffic improvements would occur to the City's street and intersection network as required for mitigation.

A Class I bike path would parallel Cabrillo Park Drive on one side and bicycle racks would be located at each building location. In addition, bicycle lockers and shower facilities would be included. Upgrade and relocation of a bus stop along Hollister Avenue and installation of two bus stops on Los Gameros Road are also proposed. The Cabrillo Business Park would provide maximum access to non-motor vehicle forms of transportation. Parking spaces would include 1,054 existing spaces and 1,163 new spaces for a project total of 2,217 parking spaces. In addition, carpooling would be encouraged by providing preferential parking to all carpool participants.

In addition to standard landscaping amenities, the plan provides for a landscaping buffer along Hollister Avenue and Los Gameros Road including a low undulating series of elongated mounds approximately 3- feet high, with drought-tolerant grasses, sporadic groups of shrubs, and small groves of trees. The line of mounds would be interrupted along the proposed enhanced wetland adjacent to Los Gameros Road. A substantial wetland enhancement / greenbelt area of approximately 19 acres is proposed.

Proposed passive and active recreational amenities would include benches, tables with inlaid chess and backgammon boards, a bocce ball area, jogging trails, nature trails, horseshoe pits, volleyball and half-court basketball facilities.

Project Phasing
(
177
Exhibit C-2, Conditions of Approval
The applicant is proposing nine phases of development. The phasing schedule includes proposed timing for on-site and off-site improvements, with the off-site roadway and intersection improvements linked to the phase of the project for which such improvements would be required for mitigation. Roadways, pedestrian paths, water, sewer, and other utilities are proposed to be developed as needed for each phase.

Modifications Approved:

As part of the project, the approval includes the following modifications to certain standards of the Article Ill, Inland Zoning Ordinance, as follows. • A modification per the exhibit map from the required setbacks to allow less than the 10 feet required from all property lines for interior lots on Lots 20, 21, and 22. (Section 35-275.3). • A modification per the exhibit map from the required side and rear yard setbacks in the M-RP zone to allow less than the 10 feet required on Lots 13 and 14. (Sections 35-233.9.2 and 35-233.9.3). • A modification per the exhibit map from the required building coverage to allow more than 35% on Lot 20. (Section 35-233.10). • A modification per the exhibit map from the re·quired landscaping to allow less than 30% on Lots 1, 13, 14, 20 and 22. (Section 35- 233.13).
• A modification per the exhib.it map from the required front yard setback in the M-S-GOL zone to allow less than the 20 feet required from the ROW on Lot 14. (Section 35-233A.9.1 ). • A modification per the exhibit map from the required number of parking spaces for Lots 3, 8, 10, 11, 12 and 20. (Section 35-259). • A modification per the exhibit map from the required parking locations to allow parking in the front and/or side yard setbacks for Lots 1, 5, 6, 7, 9, 10, 13, 14, 20, 21, and 22. (Section 35-262.2(a)). • A modification per the exhibit map from the required screening along each property line to allow less than a 5-foot planted strip on Lots 1, 2, 3, 4, 5, 6, 7, 9, 10, 13, 14, 20, 21, and 22. (Section 35- 263.3).
• A modification per the exhibit map from the required off-street loading facility to delete the requirement for a loading space on Lot 2 (Section 35-264.1 ).

Road Naming (37-SB-RN)
The internal private drive, currently referred to as Technology Drive, would be renamed to Cabrillo Park Drive.

The grading, development, use and maintenance of the property, the size, shape, arrangement, and location of structures, parking areas and 178
Exhibit C-2, Conditions of Approval
landscape areas, and the protection and preservation of resources shall conform to the project description in the staff report and the conditions of ( approval below. The property and any portions thereof shall be sold, leased or financed in compliance with this project description and the approved exhibits and conditions of approval hereto. All plans must be submitted for review and approval and shall be implemented as approved by the City of Goleta. ·

3. Five copies of the final vesting tract map to implement the vesting tentative map and required review fees in effect · at the time shall be submitted to Planning and Environmental Services for compliance review of conditions before Planning and Environmental Services will issue map clearance to the Surveyor. The map shall show statistics for net lot area (gross area less any public road right of way) and any open space.

4. Prior to recordation of the final vesting tract map, and subject to approval of the City of Goleta as to form and content, the applicant shall include all of the conditions, agreements, and/or plans associated with or required by this project approval on a separate informational sheet to be recorded with the final map.

5. Provisions shall be made for easements for common access, drainage, utility and provisions for maintenance of anv shared drivewavs. These provisions shall be subject to the review and approval of the Planning and Environmental Services Director and City Attorney prior to the recordation of the Final Map. Reservation of the easements for reciprocal access, drainage, utility and maintenance for shared facilities for this subdivision shall be shown on the Final Map.

6. Prior to recordation of the final vesting tract map, the applicant shall submit a copy of proposed CC&Rs for review and approval by the City of Goleta. The CC&Rs shall at minimum provide for shared maintenance of common areas, including but not limited to, private roads, bioswales, fences, trails, wetland enhancement area, and landscaping. The CC&Rs shall also include by reference the responsibility for all lots to maintain property in compliance with all conditions of approval for the project, including transportation demand management and a notification regarding aircraft overflight. The City of Goleta shall be made party to the CC&Rs for any changes related Jo conditions of approval that may be considered subsequent to the adoption of CC&Rs. ·

7. Prior to recordation of the final vesting tract map, public utility easements shall be provided at the locations and widths required by the serving utilities. The subdivider shall submit to the City Surveyor a set of prints of the final map accompanied by a letter from each· utility and water and sewer district serving the property stating that the easements shown thereon are acceptable.

8. Prior to recordation of the final vesting tract map, any obstruction within a utility easement which would interfere with the intended use of the easement, shall be removed at the subdivider's expense. 179
Exhibit C-2, Conditions of Approval

9. Prior to map recordation for the project, the owner shall sign and record an agreement to comply with the project description and all conditions of approval.

MITIGATION MEASURES FROM 37-SB-EIR

AESTHETICSNISUAL RESOURCES

10. To prevent construction and/or employee trash from blowing offsite, covered receptacles shall be provided onsite prior to commencement of grading or construction activities. The applicant or designee shall retain a clean-up crew to ensure that trash and all excess construction debris is collected daily and placed in provided receptacles throughout construction. (Mitigation Measure AES-1).

Plan Requirements and Timing: The applicant shall designate and provide to the City of Goleta the name and phone number of a contact person(s) to monitor trash/waste and organize a clean-up crew prior to land use permit approval for each phase. Additional covered receptacles shall be provided as determined necessary by City of Goleta staff. This requirement shall be noted on all final plans. Trash control shall occur throughout all grading and construction activities and debris clearance shall occur orior to occuoancv clearance. • • J
MONITORING: The City of Goleta shall ensure final review prior to approval of a Land Use Permit for each phase and shall site inspect for compliance during grading and construction activities. ·

11. In order to minimize the potential effects of obstructing views from Los Carneros Road of the important Goleta Slough visual resource, the proposed skyline trees adjacent to and east of the proposed wetland enhancement area and the road shall be grouped to allow for several view corridors experienced from the roadway. The landscape buffer adjacent to the wetland enhancement area and Los Carneros Road within these corridors shall contain low-lying native shrubs compatible with the wetland habitat. (Mitigation Measure AES-2.1 ).

Screening vegetation installation along Los Carneros Road shall· occur during the first phase of development.

MONITORING: The City of Goleta shall ensure final review consistent with this requirement prior to map recordation and/or approval of a land use permit for the first phase and each subsequent phase, as applicable; and shall site inspect for compliance prior to occupancy clearance for each phase.

12. In order to increase the year-round screening of proposed Buildings 1, 2, 4, and 12 as viewed from Hollister Avenue and Building 10, 11, and 12 along 180

13. 14.

Exhibit C-2, Conditions of Approval
Los Cameras Road, the landscape plan shall be revised to augment the proposed exterior deciduous screening plantings with a substantial ( distribution of evergreen tall screening trees, such as Canary Island Pines ' (Pinus canariensis). Such trees shall be planted intermittently in groups along Hollister Avenue to increase screening of the proposed buildings during the winter months when proposed deciduous species would be barren. In order to ensure that proposed native species screening understory shrubbery receives sufficient sunlight during the winter, the percentage of evergreen screen trees shall not exceed 50 percent of the upper canopy trees in order to maintain the general health and appearance of the understory landscape. (Mitigation Measure AES-4).

Plan Requirements and Timing: The final landscape plan shall be revised as noted and shall be reviewed and approved by the City of Goleta, including the Design Review Board, prior to recordation of the map and approval of a land use permit for each phase, as applicable. Screening vegetation installation along Hollister Avenue and Los Cameras Road shall be completed prior to occupancy clearance for the first phase.

MONITORING: The City of Goleta shall ensure final review consistent with this requirement prior to approval of a Land Use Permit and shall site inspect for compliance during grading and construction activities and shall ensure installation of required vegetation along Hollister Avenue and Los Cameras Road prior to issuance of the first occupancy clearance.

In order to minimize the potential visual effects of periodic pest damage on proposed parking lot shade trees, the landscape plan shall be revised to integrate evergreen trees of similar size and shape to oaks such as the male podocarpus (Podocarpus graci/ior) and New Zealand Christmas tree (Metrosideros excelsus) that are not susceptible to oak borne pests. These evergreens shall be planted intermittently throughout the proposed parking (
areas to minimize potential effects of pest blight and leaf loss affecting native coast live oak and cork oak plantings. (Mitigation Measure AES-5).

Plan Requirements and Timing: The final landscape plan shall include evenly distributed evergreen parking lot shade trees that are not susceptible to oak borne pests. The final landscape plan shall be reviewed and approved by the City of Goleta, including the Design Review Board, prior to recordation of the tract map and/or approval of a Land Use Permit for each phase, as applicable.

MONITORING: The City of Goleta shall ensure final review consistent with this requirement prior to map recordation and approval of a land use permit for the first phase and each subsequent phase, as applicable; and shall site inspect for compliance prior to occupancy clearance for each phase.

Exterior night lighting installed on the project site shall be of low intensity, low glare design, and shall be hooded to direct light downward onto the subject parcel and prevent spill-over onto adjacent parcels. All upward directed exterior lighting shall be prohibited to protect night sky views of the stars. All exterior lighting fixtures shall be appropriate for the architectural style of proposed development. Pole supports shall be of a darker finish to reduce glare. Building wall-mounted and pedestrian walkway lighting fixtures shall be placed at heights that would be sufficiently high to promote (
181
Exhibit C-2, Conditions of Approval
project safety, but low enough to limit unnecessary spill effects. (Mitigation Measure AES-6).

Plan Requirements and Timing: The applicant shall submit a Lighting Plan that incorporates these requirements and that includes a detailed photometric diagram and details of all exterior fixtures. The locations of all . exterior lighting fixtures and an arrow showing the direction of light being cast by each fixture and the height of the fixtures (including any base support structure) shall be depicted on the Lighting Plan. The plan shall be reviewed and approved by the City of Goleta and the Airport Land Use Commission (ALUC) prior to map recordation and approval of land use clearance for the first development phase and each subsequent phase, as applicable.

15. Exterior structure window glass shall be entirely glare-resistant (i.e., tinted) to eliminate the adverse daytime effects of sun reflecting off this material. (Mitigation Measure AES-7).

The plans shall also be forwarded to the Airport Land Use Commission (ALUC) by the City of Goleta for review and comment prior to approval of a land use permit for each phase.

MONITORING: The City of Goleta shall ensure final review consistent with this requirement prior to approval of a land use permit for the first phase and each subsequent phase and shall site inspect for compliance prior to occupancy clearance for each phase.

16. The basic design principle for all ·structural development shall be to reinforce and integrate the natural quality of the site into project development. Building materials and colors compatible with surrounding commercial/industrial buildings shall be used on exterior surfaces of all structures such as buildings, trash enclosures, walls, fencing, paving, and furnishings. This shall include materials and colors that provide a variety of interesting patterns and textures, such as wood, · clay and ceramic tiles, textured plaster, textured/colored concrete, native stone, and limited quantities of pre-finished materials at selected appropriate locations. Roofing materials shall also add texture and visual interest. Materials prohibited for walls and fences at exposed locations include chain link fencing, unpainted gray concrete block, wood slats, and grape stakes. (Mitigation Measure AES-8.1).

Plan Requirements and Timing: The applicant shall submit final plans for each phase of development consistent with this requirement. These plans shall be reviewed and approved by the City of Goleta, including the Design Review Board, prior to land use permit approval for each phase. 182
Exhibit C-2, Conditions of Approval
Materials shall be denoted on all building plans. Structures shall be painted prior to occupancy clearance for each phase. ·(
MONITORING: The City of Goleta shall ensure final review consistent with this requirement prior to approval of a land use permit for the first phase and each subsequent phase and shall site inspect for compliance prior to occupancy clearance for each phase.

17. A new Overall Sign Plan (OSP) that integrates/revises existing signage with proposed new signage shall be required. • The new OSP shall be consistent with Article I (Sign Regulations). The OSP shall include criteria and guidelines that achieve a visually coordinated, balanced, and appealing signage environment. Standards shall include, but not be limited to: (Mitigation Measure AES-8.2).
• Signage shall be compatible with the visual image and architectural design of the Cabrillo Business Park project. • Human scale shall be maintained.
• Signage shall contain only that information necessary to identify the associated business(es).
• Monument signs shall not exceed 6 feet in height.
• Buildings shall be limited to one dominant tenant sign (for example, for a major tenant or assigned in some other manner by the OSP) and minor signs associated with tenants within buildings with more than one tenant.
• Signage shall identify public access to recreation facilities.

Plan Requirement and Timing: The Overall Sign Plan shall be reviewed and approved by the City of Goleta, including the Design Review Board, prior to land use permit approval for the first phase of development. The OSP shall provide for review and approval of. each individual tenant/business sign by the Design Review Board prior to approval of any future sign permit.

MONITORING: The City of Goleta shall ensure completion of an Overall Sign Plan consistent with this requirement, shall ensure review of tenant/business signs consistent with this requirement, and shall site inspect for proper installation of each sign.

18. The applicant shall prepare a detailed design of proposed trash/recycling enclosures that would be compatible with the architectural style of the project.

These areas shall be easily accessed and shall be enclosed with a solid wall of sufficient height to screen the area and shall include a solid gate and roof.

The trash and recycling storage facilities shall oe maintained in good repair. (Mitigation Measure AES-9).

Plan Requirement and Timing: The applicant shall submit trash enclosure for review and approval by the City of Goleta, including the Design Review Board, prior to land use permit approval for each phase. (
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183
Exhibit C-2, Conditions of Approval
MONITORING: The City of Goleta shall ensure final review consistent with this requirement prior to approval of a land use permit for the first phase and each subsequent phase and shall site inspect for compliance prior to occupancy clearance for each phase.

19. The design, scale, and character of the overall project and subdivision improvements shall be found to be compatible with vicinity development, shall be integrated with neighboring properties, and shall be internally aesthetically compatible. The overall project and subdivision improvements review shall include, but shall not be limited to, the entry treatment at Cabrillo Park Drive, public frontages on Hollister Avenue and Los Gameros Road, the corner treatment at Hollister Avenue/Los Gameros Road, greenbelt areas, the wetland enhancement area, recreational facilities, streetscapes, major landscape features, and other common decorative features. Final plans shall include, but not be limited to, the following criteria: (Mitigation Measure AES- 10).
a. Street elevations of buildings and structures shall enhance the streetscape, shall be pedestrian friendly, and shall include varied building setbacks.
b. Plazas, courtyards, and landscaped open space shall create a campus-like setting and shall provide for pedestrian access. c. All outdoor storage or maintenance areas shall be screened through Lise of landscaping, fencing, and/or waiis.
d. Architectural detailing shall be used to break up the box-like appearance of all new onsite research park/industrial/storage buildings and any associated structural development. Blank wall planes shall be avoided.
e. Adequate variety and interest shall be provided along all sides of a building. Treatments may include, but not be limited to, modulation of walls, wainscot or cornice molding, texture and/or patterns in building materials, niches for planters or seats, and decorative vents and grilles. f. Bicycle access shall be provided, including separate bike lanes where feasible and shared bike lanes in all other locations.
g. Sufficient, secure, and protected bicycle parking shall be provided.

Bicycle racks shall be the "Inverted U" type or other equivalent style. h. Public transportation facilities shall be identified on project plans and equipment (such as bus shelters) shall be designed to be compatible with project architecture.

Plan Requirements and Timing: The applicant shall submit final tract improvement plans (tract map, grading plans, improvement plans, landscape plan, lighting plan, utility plan and any other required plan) for review and approval by the City of Goleta, including the Design Review Board, prior to recordation of the map. Plans for overall development shall be provided, including phasing/timing of installation of improvements. 184
Exhibit C-2, Conditions of Approval
MONITORING: The City of Goleta shall ensure final review prior map recordation and shall site inspect for compliance in the field during grading ( and construction activities.

20. The applicant shall submit a Maintenance Plan for maintenance in perpetuity of common landscaping, common open space areas, and/or any other common facilities. The Maintenance Plan shall identify responsibility for maintenance of any common elements. If any lot is intended to be sold, a copy of proposed CC&Rs shall be reviewed and approved by the City of· Goleta. (Mitigation Measure AES-11).

Plan Requirements and Timing: The applicant shall submit the Maintenance Plan and CC&Rs for review and approval by the City of Goleta prior to recordation of the map. CC&Rs shall be recorded prior to approval of the first land use permit for structural development.

MONITORING: The City of Goleta shall for compliance over the buildout period of the project and enforce when inadequate maintenance is observed.

21. The requirements in AES-10 (Condition #19) shall apply to each phase of project development. (Mitigation Measure AES-12).

Plan Requirements and Timing: The applicant shall submit final development plans (site plans, floor plans, elevations, grading plans, and any other required plans) for each phase of the project for review and approval by the City of Goleta, including the Design Review Board, prior to land use permit approval for each phase. (
MONITORING: The City of Goleta shall ensure final review prior to approval of a land use permit for each phase and shall site inspect for compliance in the field during grading and construction activities.

22. The applicant shall prepare a detailed landscape plan for the entire property that identifies existing landscaping, proposed new landscaping (trees, shrubs, groundcovers by species), size of plant materials, and location of landscaping. Landscaping shall consist of drought-tolerant native and/or Mediterranean type species which provides adequate enhancement of the property and screening from surrounding areas. The use of invasive plants shall be prohibited. Landscaping shall be used to soften building masses, to reinforce pedestrian scale, and to provide screening along public street frontages and within parking areas. (Mitigation Measure AES-13).

23. Plan Requirements and Timing: The applicant shall submit a final landscape for each phase of the project for review and approval by the City of Goleta, including the Design Review Board, prior to land use permit approval for each phase.

MONITORING: The City of Goleta shall ensure final review prior to approval of a land use permit for each phase and shall site inspect for installation prior to issuance of the final occupancy permit for each phase.

To ensure adequate installation and maintenance of the approved landscape plan, the _ applicant shall enter into an installation and maintenance agreement and shall provide appropriate performance securities for tract (
185
Exhibit C-2, Conditions of Approval
improvements and phased structural development. Landscaping shall be maintained for the life of the project. (Mitigation Measure AES-14).

Plan Requirements and Timing: The applicant shall complete the landscape installation and maintenance agreements prior to land use permit approval for each phase. Performance securities for installation and maintenance (for at least a 5-year maintenance period) shall be reviewed and approved by City staff prior to land use permit approval for each phase.

MONITORING: The City of Goleta shall site inspect for installation prior to issuance of the final occupancy permit for each phase and shall site inspect periodically and at the end of the maintenance period prior to release of the performance security. ·

24. Streetscape and frontage design along the Hollister Avenue and Los Cameras Road frontages shall be created to provide a unified and/or coordinated visual presentation and shall improve the interface between pedestrians and vehicles. The following design elements shall be incorporated (as appropriate): (Mitigation Measure AES-15). a. Abundant trees and landscaped medians.
· b. Landscaping that buffers pedestrians and bicyclists from traffic without creating site distance conflicts.
c. Coordination of landscaping within the public right-of-vvay and adjacent development to provide an integrated street frontage. d. _ Provision of street furniture including benches, planter seating, trash containers, and pedestrian scale light fixtures.
e. Use of pavement treatments and decorative tree wells. f. Accent planting, textured paving, and specimen trees used to establish identities at building entries.

Plan Requirements and Timing: The applicant shall submit final plans, including the above criteria, for review and approval by the City of Goleta, including the Design Review Board, prior to map recordation and land use permit approval for each phase.

MONITORING: The City of Goleta shall site inspect prior to approval of occupa·ncy clearance. ·

25. Adequate textured/colored pedestrian pathways and/or formal walkways shall be provided at appropriate locations, including but not limited to, internal drive aisles, driveway entrances, crosswalks and other locations where pedestrians would commonly walk. Pathways and walkways shall be coordinated between lots, structures, and uses. These elements shall be reviewed and approved by Community Services, Planning and Environmental Services, and the Design Review Board. (Mitigation Measure AES-16).

Plan Requirements and Timing: The applicant shall submit final plans, including designation of pedestrian pathways and/or formal walkways areas, 186
Exhibit C-2, Conditions of Approval
for review and approval by the City of Goleta, including the Design Review Board, prior to map recordation and land use permit approval for each phase.

MONITORING: The City of Goleta shall site inspect prior to approval of occupancy clearance.

26. Parking lots shall be adequately designed with regard to space dimensions, aisle widths, turning radii, etc. and shall be adequately landscaped. The following standards shall apply: (Mitigation Measure AES-17). a. Parking lot landscaping shall provide for adequate visual relief, screening, and shade. Planter strips/planter islands/finger planters shall combine trees, shrubs, and groundcover.
b. Tree density shall include approximately one tree for every four parking spaces. Trees shall be provided at the end of every aisle. Sufficient tree canopy shall be provided within and along the perimeter of parking areas. Deciduous trees are prohibited due to the visual effects of loss of canopy and due to the loss of shade.
c. Parking lot trees shall be selected such that there would be no interference with parking lot lighting at maturity.
d. Pedestrian circulation shall be adequate and clearly delineated such that safe and convenient pedestrian access is provided from parking areas to building entrances and common/open space areas. Planting strips shall be used between traffic zones and sidewalks wherever ( possible.
e. Permeable parking surfaces are encouraged wherever possible (e.g., leading into proposed bioswales).

MONITORING: The City of Goleta shall site inspect prior to approval of occupancy clearance.

27. Loading docks shall be easily accessed and shall be identified on all final building plans and shall be adequately screened through use of design features. (Mitigation Measure AES-18).

Plan Requirements and Timing: The applicant shall submit final plans, including designation of loading dock areas, for review and approval by the City of Goleta, including the Design Review Board, prior to land use permit approval for each phase.

MONITORING: The City of Goleta shall site inspect prior to occupancy clearance.
187
Exhibit C-2, Conditions of Approval

28. A Mechanical Equipment Plan shall be submitted for review and approval by the City of Goleta, including the Design Review Board, prior to land use permit approval for each phase. The Mechanical Equipment Plan shall include a site plan and elevations for all mechanical equipment (including HVAC condensers, switch boxes, etc). All equipment shall be designed to be integrated into the structure and/or screened completely from view. (Mitigation Measure AES-19).

Plan Requirements and Timing: The Mechanical Equipment Plan shall be submitted to the City of Goleta for review and approval, prior to land use permit approval for each phase.

MONITORING: The City of Goleta shall site inspect prior to occupancy clearance.

29. A Utility Plan shall be submitted for review and approval by the City of Goleta, including the Design Review Board, prior to land use permit approval for .each phase. All utility service connections and aboveground mounted equipment (such as backflow prevention devices) shall be screened from view and painted in earthtone or other colors compatible with the surrounding area (red is prohibited). Screening may include a combination of landscaping, fencing, walls, or lattice. All gas and electrical meters shall be concealed and/or painted to match the surroundings. Utility transformers shall be placed in underground vaults unless proven to be technically infeasible .. A.!! transformers and vaults that must be located in the right-of-way shall be installed below grade unless otherwise approved by the City, and if not installed below grade, shall be screened from view. (Mitigation Measure AES-20).

Plan Requirements and Timing: The Utility Plan shall be submitted to the City of Goleta for review and approval, prior to land use permit approval for each phase.

MONITORING: The City of Goleta shall site inspect prior to occupancy clearance.

AIR QUALITY

30. If the construction site is graded and left undeveloped for over four weeks, the applicant shall employ the following methods immediately to inhibit dust generation: (Mitigation Measure AQ-1.1 ).
a. seeding and watering to revegetate graded areas; and/or b. spreading of soil binders; and/or
c. any other methods deemed appropriate by the City of Goleta.

Plan Requirements and Timing: These requirements shall be noted on all grading and building plans. The City of Goleta shall review and approve plans required prior to approval of a land use permit for each development phase.
188
Exhibit C-2, Conditions of Approval
MONITORING: City of Goleta grading inspectors shall perform periodic site inspections during construction to ensure compliance with approved ( plans.

31. Dust generated by the development activities shall be kept to a minimum with a goal of retaining dust on the site. The following dust control measures shall be followed. (Mitigation Measure AQ-1.2).
a. During clearing, grading, earth moving, excavation, or transportation of cut or fill materials, water trucks or sprinkler systems shall be used to prevent dust from leaving the site and to create a crust after each day's activities cease.
b. During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site .. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour.
c. Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation.

Plan Requirements and Timing: All requirements shall be shown on grading and building plans. The City of Goleta shall review and approve plans required prior to approval of a !and use permit for each development phase. . Conditions shall be adhered to throughout all grading and construction periods.

MONITORING: City of Goleta inspectors shall spot check during construction to ensure compliance with approved plans. The City of Goleta and APCD inspectors shall respond to nuisance complaints . . 32. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering as necessary to prevent transport of dust off-site. Their duties shall include holiday and weekend periods when work may not be in progress. (Mitigation Measure AQ-1.3).

Plan Requirements and Timing: The name and telephone number of such persons shall be provided to the City of Goleta and APCD. The dust monitor shall be designated prior to the commencement of construction.

MONITORING: City of Goleta shall contact the designated monitor as necessary to ensure compliance with dust control measures.

33. ROG and NOx emissions generated by construction equipment shall be reduced by application of the following equipment control measures:
(Mitigation Measure AQ-2).
a. Heavy-duty diesel-powered construction equipment manufactured after 1996 (with federally mandated "clean" diesel engines) shall be utilized whenever feasible.
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189
Exhibit C-2, Conditions of Approval
b. The engine size of construction equipment shall be the minimum practical size.
c. The number of construction equipment operating simultaneously shall be minimized through efficient management practices to ensure that the smallest practical number is operating at any one time. ·
d. Construction equipment shall be maintained in tune per the manufacturer's specifications.
e. Construction equipment operating onsite shall be equipped with two to four degree engine timing retard or pre-combustion chamber engines.
f. Catalytic converters shall be installed on gasoline-powered equipment, if feasible.
g. Diesel catalytic converters shall be installed, if available. h. Diesel-powered equipment shall be replaced by electric equipment whenever feasible.

1. Construction worker trips shall be minimized by requiring carpooling and by providing for lunch onsite.

Plan Requirement and Timing: The project applicant shall include these measures as notes on a separate sheet attached to the grading and building plans. The City of Goleta shall review and approve plans prior to approval of a land use permit for each development phase. These measures shall be implemented during and after project construction, as appropriate.

MONITORING: The City of Goleta shall perform periodic site inspections to ensure compliance with approved plans. APCD inspectors shall perform periodic equipment inspections and respond to nuisance complaints.

34. The applicant shall incorporate the following energy conservation measures into project building plans unless the applicant proves that incorporation of a specific measure is infeasible: (Mitigation Measure AQ- 4). .
a. Install low NOx water heaters and space heaters per specifications in the 1991 Air Quality Attainment Plan.
b. Use light colored water-based paint and roofing materials. c. Install solar panels for water heating systems and other facilities and/or use water heaters that heat water only on demand.
d. Use passive solar cooling/heating.
e. Maximize the use of natural lighting.
190
Exhibit C-2, Conditions of Approval
f. Install energy efficient appliances and lighting.
g. Use landscaping to shade buildings and parking lots. h. Install sidewalks and bikepaths.

1. Install covered bus stops to encourage use of mass transportation.

Plan Requirements and Timing: The applicant shall incorporate the listed provisions into building and improvement plans or shall submit proof of infeasibility to City of Goleta. The proposed energy conservation measures shall be incorporated into the project building and improvement plans and reviewed and approved by City of Goleta prior to approval of a land use permit for each phase of development.

MONITORING: City of Goleta inspectors shall inspect the project site to ensure that development is in accordance with approved plans prior to occupancy clearance.

ARCHAEOLOGICAL RESOURCES
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35. Phase 2 archaeological excavations undertaken for . the applicant (Wilcoxon 2000) shall be documented pursuant to City Cultural Resource Guidelines, including but not limited to preparation of a final Phase 2 technical report that identifies significant portions of the sites and makes recommendations for Phase 3 mitigation in the form of• data recovery ~. excavations and a capping program. The Phase 2 report shall contain a confidential appendix with a map showing a 50-foot buffer zone around the CA-SBA-52 burial area, defined as the UCSB archaeological units that have yielded human remains and immediately adjacent areas that, based on the archaeologist's professional judgment, have a relatively high probability of containing additional burials. The report shall also incorporate results of archaeological excavations relevant to the CA-SBA- 52 burial area (i.e., UCSB field class activity). The final Phase 2 technical report, archaeological collections, field notes, records, photographs and other associated documentation shall be permanently curated at the UCSB Repository for Archaeological Collections. Such curation requirements also apply to the Extended Phase 1 project report (Wilcoxon 1999) and its associated collections, field notes, etc. (Mitigation Measure ARCH-1.1) ..

Plan Requirements and Timing: The City of Goleta shall retain a City of Goleta-qualified archaeologist funded by the applicant to review and approve the following prior to land use permit approval for the appropriate phase of development 1) the final Phase 2 technical report including incorporation of relevant documentation from the UCSB field class archaeological excavations within the CA-SBA-52 burial area; and 2) evidence that the approved Extended Phase 1 report (Wilcoxon 1999) and the final Phase 2 report, including associated archaeological artifact collections, catalog, and field notes, have been submitted to and been accepted by the UCSB .Repository for Archaeological Collections, or other _ ( . local professional curation facility.
191
Exhibit C-2, Conditions of Approval
MONITORING: The City of Goleta-retained archaeologist shall review the Phase 2 report and ensure that approved recommendations are implemented. The City of Goleta-retained archaeologist shall review and approve written confirmation from the UCSB Repository for Archaeological Collections stating that the Final Phase 2 report and Extended Phase 1 report and associated collections and associated documentation have been accepted for curation and provide the written confirmation to the City of Goleta staff.

36. Utility and irrigation lines requiring trenches through intact archaeological deposits shall be co-located to minimize the number of trenches and magnitude of direct impacts. (Mitigation Measure ARCH-1.2).

Plan Requirements and Timing: The location of all utility and irrigation lines shall be shown on the final grading plans consistent with this requirement. Final grading plans shall be reviewed and approved by the .

City of Goleta prior to land use permit approval for each phase of development.

MONITORING: The City of Goleta shall ensure final review consistent with this requirement prior to approval of land use permits for each phase . of development and shall site inspect to ensure placement of utilities in · accordance with approved plans prior to occupancy clearance for each · phase.

37. Direct impacts to significant archaeological deposits that cannot be avoided by re-design or by capping shall be mitigated by completing a pre construction Phase 3 data recovery excavation program to recover, analyze · and document a representative sample of the deposits, pursuant to City Cultural Resource Guidelines, and funded by the applicant. A data recovery excavation program research design detailing sampling intensity and methods, based on the project's grading plan, utility plan, and irrigation plan and trenching locations, shall be prepared by a City of Goleta-qualified archaeologist, funded by the applicant. The data recovery program shall utilize hand excavated units to intensively investigate moderate and high density deposits, and shall also include other methods needed to adequately . investigate low density areas and document spatial patterning within the sites. A local Native American monitor shall be retained by the applicant to · observe all field excavations. The Phase 3 data recovery excavation · program shall be documented in a draft and final report reviewed and approved by a City of Goleta-qualified archaeologist. Pursuant to City · Cultural Resource Guidelines, the final report, archaeological collections, field· notes, and other standard documentation shall be permanently curated at the · UCSB Repository for Archaeological Collections. (Mitigation Measure · ARCH-1.3).

Plan Requirements and Timing: A Phase 3 data recovery research design pursuant to City Cultural Resources Guidelines, and a copy of a contract for the Phase 3 investigation between the applicant and a City of Goleta qualified archaeologist and Native American observer, and the subsequent draft and final Phase 3 report shall be reviewed and approved by the City of.

Goleta-retained archaeologist (funded by the applicant) prior to approval of Land Use Permits for the appropriate phase of development. The data • recovery plan shall include a map and tabular information showing the 192
Exhibit C-2, Conditions of Approval
location and quantifies the area (m2) and depth of direct impacts to archaeological deposits determined to be significant in the Final Phase 2 report. The applicant shall provide a bond to the City of Goleta for completion of the Phase 3 report and associated artifact curation that shall be returned upon completion of all mitigation requirements pursuant to the approved contract. All curation requirements shall be met within 60 days following City of Goleta approval of the final Phase 3 Report.

MONITORING: City of Goleta staff shall verify the receipt of the contract between the project applicant, archaeologist, and Native American monitor, and will verify in the field the presence of the archaeologist and Native American monitors during construction. The Phase 3 Report shall be reviewed and approved by the City of Goleta-retained archaeologist.

The applicant shall provide City of Goleta staff with a letter from UCSB Repository for Archaeological Collections indicating that all required materials have been accepted for curation.

38. In areas where proposed development including structures or pavement would be placed on top of significant archaeological site areas, an archaeological site capping plan shall be prepared by a City of Goleta qualified archaeologist in order to ensure that previously undisturbed cultural deposits are preserved intact. The capping plan shall specify that soil disturbances including foundations and/or scarification be limited to within the depth of proposed fill layers, or to previously disturbed soil horizons as defined in the project Extended Phase 1 archaeological investigation. The capping plan shall be consistent with goals, objectives, and methods recommended by the National Clearinghouse for Archaeological Site Stabilization, a division of the Center of Archaeological Research at the University of Mississippi. All material used as fill shall be culturally sterile (i.e., contain no archaeological materials), chemically neutral, and be reinforced by an appropriate geotextile (filter cloth). A City of Goleta-qualified archaeologist and a Native American representative funded by the applicant shall monitor placement of the fill over the archaeological site. (Mitigation Measure ARCH-3).

The capping plan shall include the following stipulations:
a. Fill covering archaeological site areas shall be sufficiently deep to avoid or minimize direct impacts from installation of utilities, light standards, utility lines, irrigation lines, and other infrastructure . . b. The perimeter of the fill and locations of previous archaeological excavation units, discrete artifact concentrations, archaeological features, and modified artifacts such as tools, tool fragments, ornaments, and features noted prior to and after scarification shall be recorded with Digital Global Positioning System (DGPS) equipment and carefully plotted on construction plans; DGPS equipment shall be used to establish bench marks to provide locational access to the site at any time in the future.
c. Scarification and mechanical removal of vegetation and debris and associated ground disturbance shall be limited to previously disturbed soil horizons or limited to areas where the intact cultural /
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193
Exhibit C-2, Conditions of Approval
deposits are buried too deep to disturb. Removal of trees or other large plants or objects shall be conducted with manual hand tools in areas containing intact cultural deposits.
d. Fill pH shall be within one point of the archaeological deposits and, as noted above, shall be culturally sterile (i.e., contain no archaeological materials).
e. The first layer of fill shall be 6-12 inches in thickness and placed in a manner so that it shall always be spread ahead of the heavy equipment to distribute the weight. The initial layer and all subsequent layers shall be covered by an appropriate filter material such as geotextile mat that minimally meets or exceeds standards established by Caltrans or the American Public Works Association "Greenbook."
Plan Requirements and Timing: The capping plan including a detailed map and description of fill locations as currently defined on the preliminary grading plan 212919ARCHEX3.DWG (January 2002), subject to final revision, shall be documented in the project's Phase 3 archaeological data recovery mitigation report. The plan shall be developed by the applicant's City of Goleta-qualified archaeologist in consultation with their civil engineer.

The plan shall be reviewed and approved by City of Goleta staff prior to approval of Land Use Permits for the appropriate phase of development.

MONITORING: City of Goleta staff shall site inspect for compliance during construction activities associated with fill plan implementation.

39. Intact areas of CA-SBA-52 and -53 that would be capped by protective fill c1nd that have not been investigated and adequately documented by previous Phase 2 testing, including but not limited to areas beneath and immediately surrounding proposed Building 8, shall be subject to a Phase 3 data recovery program funded by the applicant. The program shall be sufficient to characterize the archaeological data that would be inaccessible to future research, and shall contain the following: (Mitigation Measure ARCH-4).
a. Surface collection of artifacts (unmodified shellfish remains excepted).
b. The excavation, detailed analysis, and documentation of a sample of cultural deposits shall be required to reasonably characterize the nature of the deposits that would be buried under fill. Sampling intensity of the characterization study shall be calculated minimally as one 1 x 1 m test unit every 1,600 square m of intact deposit to be covered by fill. Additional excavations shall be required if any features or discrete artifact or ecofact concentrations are discovered during scarification and vegetation removal. All archaeological excavations shall be monitored by a Native American observer funded by the applicant. Results of the characterization study shall be incorporated into the project's Phase 3 Data Recovery Technical Report.
194
Exhibit C-2, Conditions of Approval
c. Curation of the excavated sample shall occur as specified in measure ARCH-1.3 (Condition #37).

Plan Requirements and Timing: The Phase 3 data recovery plan research design including sampling strategy for the fill areas shall be prepared by a City of Goleta-qualified archaeologist retained by the applicant. The research design and subsequent results of Phase 3 excavations documented in the draft and final Phase 3 report shall be reviewed and approved by the City of Goleta-retained archaeologist prior to approval of Land Use Permits for the appropriate phase of development.

The applicant shall provide a bond (the amount to be based on the proposal prepared by the City of Goleta-qualified archaeologist for the applicant as specified in measure ARCH-3) to City of Goleta for completion of the Phase 3 report, including curation of artifacts that shall be returned upon completion of all mitigation requirements pursuant to the approved contract.

MONITORING: City of Goleta staff shall site inspect for compliance during construction activities associated with fill operations. Results of the studies shall be reviewed and approved by the City of Goleta-retained archaeologist.

40. All earth disturbances within 100 feet of recorded archaeological site boundaries, including scarification and placement of fill, shall be monitored by a City of Goleta-qualified archaeologist and a Native American representative funded by the applicant, pursuant to City Archaeological Guidelines. (Mitigation Measure ARCH-5).

Plan Requirements and. Timing: A Construction Monitoring Treatment Plan shall be developed by a City of Goleta-qualified archaeologist retained by the applicant and implemented to ensure that any previously unknown archaeological site areas, features, or artifact concentrations are adequately recorded, evaluated, and, if significant, mitigated. The Plan shall minimally describe the following:
a. qualifications and organization of monitoring personnel; b. procedures for notifying the City and other involved or interested parties in case of a previously unknown archaeological site area, feature, or artifact concentration;
c. procedures that would be used to record, evaluate, and mitigate a previously unknown archaeological site area, feature, or artifact concentration with a minimum of delay;
d. procedures that would be followed in case of discovery of disturbed as well as intact human burials and burial-associated artifacts;
e. specifications that all ground disturbances within 100 feet of the recorded boundaries of CA-SBA-52 and CA-SBA-53 as shown on the detailed map and description of fill locations
(212919ARCHEX3.DWG [January 2002]), subject to final revision, shall be monitored by a City of Goleta-qualified archaeologist and a Native American representative funded by the applicant. The (
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195
Exhibit C-2, Conditions of Approval
monitors shall have the authority to temporarily halt or redirect construction in the vicinity of any potentially significant discovery to allow for adequate recordation, evaluation, and mitigation.

Evaluation and mitigation could require additional archaeological testing and data recovery.

The plan shall be prepared by a City of Goleta-qualified archaeologist funded by the applicant, and reviewed and approved by the City of Goleta prior to land use permit approval for the appropriate phase of development. The monitoring program and its results shall be documented in the project's Phase 3 Data Recovery Mitigation Report (see measure ARCH-1.2).

MONITORING: City of Goleta staff shall verify in the field the presence of the applicant-retained City of Goleta-qualified archaeologist and Native American construction monitors (see measure ARCH-3). In the event of the identification of any previously unknown archaeological site area, feature, or artifact concentration, the City of Goleta-retained archaeologist shall be consulted and review and approve any treatment plan for evaluating the significance of the find and determining appropriate mitigations.

41. A pre-construction workshop shall be conducted by a City of Goleta qualified archaeologist and a local Native American representative funded by the applicant. Attendees shall include the applicant, archaeologist, Native American representative, construction supervisors, and heavy equipment operators to ensure that all parties understand the cultural resources monitoring program and their respective roles and responsibilities. All construction and/or landscaping personnel who would work on the site during any phase of ground disturbance in archaeologically sensitive portions of the project area shall be required to attend the workshop. The names of all personnel who attend the workshop shall be recorded and shall be issued hardhat stickers denoting that they have received workshop training. This workshop shall be videotaped and shown to any new employees or subcontractors that may be needed during ground-disturbance construction activities. Names of newly trained personnel shall be recorded and issued appropriate hardhat stickers. ·
The workshop shall review the following: types of archaeological resources that may be uncovered; provide examples of common archaeological artifacts and other cultural materials to examine; describe why monitoring is required; what makes an archaeological resource significant; identify monitoring procedures; what would temporarily halt construction and for how long; describe a reasonable worst-case resource discovery scenario (i.e., discovery of intact human remains or an unknown, intact, substantial midden deposit); and describe reporting requii:ements and the responsibilities of the construction supervisor and crew. The workshop shall make attendees aware of prohibited activities, including vehicle use in protected areas, and educate construction workers about the inappropriateness of unauthorized collecting of artifacts that can result in impacts on cultural resources. (Mitigation Measure ARCH-6).
196
Exhibit C-2, Conditions of Approval
Plan Requirements and Timing: Workshop components shall be listed on the grading plan to be reviewed and approved by the City of Goleta ( prior to land use permit approval for the first phase of development. The workshop shall be held prior to the start of any site improvements. The applicant shall provide the City of Goleta with a list of all personnel who attend the workshop. This list would be updated as others viewed the workshop videotape at a later date.

MONITORING: City of Goleta staff shall attend the workshop and periodically site inspect for compliance during construction.

42. Portions of the proposed wetland enhancement area perimeter trail composed of either decomposed granite with a non-petroleum polymer stabilizer or native soil bonded with natural resins bordering the recreation/greenbelt buffer within the vicinity of archaeologically sensitive areas shall be eliminated and/ or relocated. To reduce public access to this area, the remaining trail segment adjacent to the burial area shall be moved a minimum 25 feet. Shallow-rooted shrubbery (less than 12-inches deep) shall be planted along the eastern edge of the trail to discourage public access to the burial area. (Mitigation Measure ARCH-7).

Plan Requirements and Timing: The revised trail location as identified on the confidential archaeological exhibit based on
212919ARCHEX3.DWG (January 2002) filed with the City of Goleta shall be identified on final building and grading plans. The shrubbery adjacent to the redesigned trail shall be indicated on the final landscaping plan to inhibit access to the sensitive archaeological area. The map and plan ( shall be reviewed and approved by City of Goleta staff prior to land use . permit approval for the appropriate phase of development.

MONITORING: City of Goleta staff shall site inspect to ensure compliance with the approved final building and grading plans.

43. Direct and indirect impacts to the CA-SBA-53 burial area during project construction and operation shall be avoided to respect Native American heritage concerns and ensure complete preservation of the resource.

This shall be accomplished by the following: (Mitigation Measure ARCH- 8).
a. A 50-foot buffer around the burial area and associated archaeological deposits shall be temporarily fenced during construction with chain link or other City of Goleta-approved material that is flagged with color or other material authorized by City of Goleta staff to prevent vehicular access. Similar fencing procedures shall be implemented to prevent equipment or material staging activities from occurring on top of or near significant surface archaeological deposits that would not otherwise be affected by project eonstruction.
b. Only shallow-rooted vegetation (less than 12-inches deep) shall be planted within 50 feet of the burial area, as defined in the Phase 2 report (Wilcoxon 2000). The area shall be capped with a thin layer of appropriate fill material and if re-vegetated, only with (- shallow-rooted ground cover as defined above. Irrigation line 197

44. Exhibit C-2, Conditions of Approval
trenching shall be avoided in this area, or if needed shall be placed within proposed fill soils to prevent trenching disturbances into the archaeological deposit in the burial area.
c. The CA-SBA-53 burial area including a 50-foot buffer area shall be incorporated into the project design as "Unbuildable Open Space." Existing vegetation in this area shall either be maintained at a height that obscures the ground surface or it shall be planted with other shallow-rooted vegetation consistent with the project landscaping plan (see measure ARCH-3 (Condition #38) for other planting restrictions).

Plan Requirements and Timing: The confidential archaeological exhibit based on 212919ARCHEX3.DWG (January 2002) and final grading plan shall indicate the burial area as a sensitive avoidance and identify the locations of fencing to protect the resource during construction. The final landscaping plan shall incorporate planting specifications within the burial area. The area shall not be identified as a burial area or an archaeological site on the informational sheet, but simply as an "Unbuildable Open Space" Area. If the area is to be revegetated, the applicant shall post a performance security with the City of Goleta to establish and maintain plantings for a five- (5) year period. The final grading plan and landscape plan shall be reviewed and approved by City of Goleta staff prior to Land Use Permits for the appropriate phase of development.

MONITORING: City of Goleta staff shall review the plans to verify compliance. City of Goleta shall site inspect the landscaping for installation prior to issuance of occupancy clearance for the first phase and shall site inspect periodically and at the end of the maintenance period prior to release of the performance security.

The World. War II ammunition storage building and Cold War Flight Physics Range Building shall be photographed and documented (measured drawings) by a City-qualified architectural historian. The documentation shall be completed consistent with professional standards for archival presentation to the Goleta Historical Society and University of California, Special Collections Library. (Mitigation Measure ARCH-10).

Plan Requirements and Timing: The archival documentation shall be reviewed and approved by City of Goleta staff prior to Land Use Clearance for the appropriate phase of development.

MONITORING: City of Goleta staff shall ensure written acknowledgement from the Goleta Historical Society and UCSB that the archival documentation has been received.

BIOLOGICAL RESOURCES

45. Best available erosion and sediment control measures shall be implemented during grading and construction. Best available erosion and sediment control measures shall include but not be limited to the use of sediment basins, gravel bags, silt fences, geo-bags or gravel and geotextile fabric berms, erosion control blankets, coir rolls, jute net, and straw bales. 198

46. Exhibit C-2, Conditions of Approval
Temporary construction fencing with material satisfactory to the City of Goleta shall be installed to indicate the grading limits in the field to minimize ( disturbance to adjacent habitats. Drainage channel inlets shall be protected from sediment-laden waters by use of· inlet protection devices such as gravel bag barriers, filter fabric fences, block and gravel filters, and excavated inlet sediment traps. Sediment control measures shall be maintained for the duration of the grading period and until graded areas have been stabilized by structures, long-term erosion control measures, or landscaping. (Mitigation Measure 810-1.1 ).

Plan Requirements and Timing: The erosion and sediment control structures shall be located and detailed on the erosion and sediment control . plan. Fencing shall be shown on the plans and shall occur prior to site grading and remain in place throughout all grading and construction activities. The erosion and sediment control plan shall be submitted with grading and drainage plans to PES for review and approval prior to approval of a Land Use Permit for each phase. The plan shall be implemented prior to commencement of grading and construction of each phase.

MONITORING: City of Goleta staff shall site inspect prior to the commencement of, and as needed, during all grading and construction activities of each phase.

During construction, washing of concrete, paint, or equipment, as well as the parking, maintenance, and refueling of equipment, shall occur only in areas where polluted water and materials can be contained for subsequent removal from the project site. Wash water shall not be discharged to the storm drains, street, drainage ditches, creeks, or wetlands. Areas designated for washing functions shall be located at least 100 feet from any storm drain, water body, or sensitive biological resources. The location(s) of the washing area(s) shall be clearly designated at the construction site with signs. (Mitigation Measure· 810-1.2).

Plan Requirements and Timing: The applicant shall designate wash-out area(s) acceptable to PES, and this shall be shown on grading and building plans. PES shall review the wash-off area lcication(s) as designated on all plaris prior to approval of a Land Use Permit for each phase.

MONITORING: City of Goleta staff shalf check plans prior to approval of Land Use Permits and shall site inspect throughout the construction period of each phase to ensure proper use and maintenance of the washout area(s).

47. A p:ermanent biofilter/bioswale system shall be constructed to treat storm water runoff from the site. The biofilter/bioswale system shall be designed by a registered civil engineer specializing in water quality or other qualified professional to ensure that the retention time of water and the plants selected ( 199
Exhibit C-2, Conditions of Approval
are adequate to reduce concentrations of the target pollutants. Where feasible, local plant sources (i.e., collected from the watershed or propagated from cuttings or seed collected from the watershed) shall be used in the biofilter. Invasive plants shall not be used in the biofilter. Biofilters shall not replace existing riparian vegetation or native vegetation unless otherwise approved by Planning and Environmental Services. (Mitigation Measure BIO-1.3).

Plan Requirements and Timing: The applicant shall include the biofilter design, including the plant palette and the source of plant material, on the grading and drainage and landscape plans, and depict it graphically. The applicant shall submit a maintenance plan for the biofilter to Planning and Environmental Services for review a.nd approval. A performance security shall be req·uired to:ensure installation and a five-year maintenance period.

Long-term maintenance shaH be the responsibility of the landowner.

Maintenance requir_ements shall be specified in a maintenance program submitted by the landowner. The plans and a copy of the long-term maintenance program shall be submitted to Planning and Environmental Services for review prior to approval of a Land Use Permit for each phase.

MONITORING: Planning and Environmental Services staff shall site inspect for installation and periodically inspect for maintenance throughout the five-year performance period. Performance security reiease requires Planning and Environmental Services approval.

48. The three healthy oak trees to be removed shall be replaced on a 10:1 basis with minimum 1-gallon size saplings, grown as feasible from seed obtained from the same watershed as the project site. The 30 replacement oak tree saplings shall be incorporated into the project landscape plan in clusters in the upland areas surrounding the restored wetland habitat consistent with the Final Wetland Restoration Plan, to enhance their habitat value to wildlife. All saplings shall be irrigated by a drip irrigation system with a timer. Trees shall be irrigated and maintained until established (minimum five years). The plantings shall be protected from predation by wild and domestic . animals, and from human interference by the use of staked fencing and gopher fencing during the maintenance period. (Mitigation Measure BIO-2).

Plan Requirements: Prior to approval of a Land Use Permit for the first development phase, the applicant shall submit grading plans, building plans and the tree protection and replacement plan to City of Goleta staff and Design Reviev.j Board for review and approval. All aspects of the plan shall be implemented as approved. Timing: Prior to site grading, trees shall be planted, fenced, and irrigated.

MONITORING: City of Goleta staff shall conduct site inspections throughout all phases of development to ensure compliance with and evaluate all tree protection and replacement measures.
200
Exhibit C-2, Conditions of Approval

49. The applicant shall submit a Firial Wetland Mitigation Plan to address project generated impacts on wetland resources. The Mitigation Plan shall be prepared by a City-approved qualified biologist or restoration ecologist. The Mitigation Plan shall include a Revised Final Wetland Restoration Plan to restore and revegetate all wetland areas disturbed by construction of project improvements. Where wetlands are permanently lost to development, the plan shall include provisions for the enhancement (restoration and/or revegetation) of onsite wetlands to achieve a minimum 3: 1 replacement ratio to mitigate unavoidable wetland losses. New wetland habitats shall be created by grading and revegetating existing non-wetland areas, as defined in Figure 4.4-2 of 37-SB-EIR. The new restoration shall be located so it is in a currently disturbed area, not an area that has existing wetland or native upland biological benefits. Figure 4.4-2 shall be revised to add the existing habitat polygons to ensure that the restoration (a) shall connect with existing wetland resources; (b) shall replace existing disturbed upland habitat; and (c) is feasibly located for long term success. Proposed new wetland habitat shall be planted as far asfeasible from the proposed recreational trail, in particular, adjacent to Los Cameras Road north of Cabrillo Park Drive. Additionally, the Final Wetland Restoration Plan shall be revised to include, but not be limited to, the following: (Mitigation Measure BI0-3.1 ).
a. The date prepared, author, arid revision dates.
b. The project description.
c. The site description and past use.
d. Discussion of vegetation and any special status plant species in the vicinity of disturbance sites.
e. Discussion of the amount of vegetation lost.
f. Objectives.
g. Measures for protection of resources during construction. h. Site preparation methods.
i. Identification of suitable locations for wetland and buffer restoration/ enhancement including planting, including the oak trees required in transplanting, and hydroseeding methods. The buffer zone shall be planted with native wetland-upland transitional vegetation coastal sage shrubs and plants that occur • on the margins of Goleta Slough-area wetlands.
j. A list and number of plants and seed mixtures (lbs/acre) to be used.

The seed stock used should be collected from the adjacent CDF&G Reserve if feasible. If seed quantities are not available, seed collection shall be conducted within the local region limited to the South Coast area.
k. Irrigation requirements.

I. Weeding requirements and list of non-native species to be removed and methods for removal.
m. Provisions for short-term and long-term maintenance with performance criteria to be implemented by a qualified biologist or restoration ecologist.
(
201
Exhibit C-2, Conditions of Approval
n. Establishment of performance securities and a monitoring period of a least (5) years.
o. Detailed maps illustrating restoration areas and conservation easements, if applicable.
p. Cost estimate to implement all planning, construction, and other phases of the restoration efforts, including maintenance and monitoring periods.

Plan Requirements and Timing: The Wetland Restoration Plan (URS 2002) shall be revised consistent with these requirements. The revised plan shall be reviewed and approved by the City of Goleta prior to recordation of the first phase of the tract map. The approved plan shall be incorporated into the approved development plan and accompany any plans submitted for approval of Phase IV.

MONITORING: City of Goleta staff shall site inspect periodically throughout the construction phase and immediately prior to occupancy.

The approved monitoring plan shall be implemented, and annual reports submitted to City of Goleta staff for review. Corrective actions identified in the monitoring reports and by City of Goleta staff shall be implemented to the satisfaction of the City of Goleta prior to the termination of monitoring and release of performance securities.

50. Two types of performance securities to ensure installation and maintenance of the required revegetation and restoration plans, including but not limited to:
a. the oak tree replacement and;
b. wetland restoration
shall be posted prior to Land Use Permit approval for removal of the oak trees and prior to Land Use Permit approval for the Wetland Restoration Plan. One type shall be equal to the value of installation and/or replacement of all required items; the other shall be equal to the value of maintenance of the items for the required maintenance period of (5) years.

The amounts shall be agreed to by the City of Goleta. The installation security shall be released upon satisfactory installation of planted and/or seeded stock. If performance standards are achieved, the City of Goleta may release the maintenance security after (5) years. If the applicant fails to either install or maintain according to plans, the City of Goleta may collect security and complete work on the property. (Mitigation Measure B10-3.2).

Implementation and Timing: Prior to Land Use Permit approval for removal of the oak trees and prior to Land Use Permit approval for the Wetland Restoration Plan, the applicant shall enter into an agreement with the City to install, and maintain required vegetation for the life of the project.

MONITORING: City of Goleta staff shall field check for restoration and maintenance, and site inspect prior to sign.,.off release of both installation and maintenance securities. City of Goleta signature is required for performance security release.
202
Exhibit C-2, Conditions of Approval

51. Building 10 and all structural development associated with proposed Building 10 shall be set back a minimum of 50 feet from the southerly property boundary. The 50-foot buffer shall be entirely landscaped with species compatible with upland wetlands, including coastal scrub and alluvial scrub land vegetation. (Mitigation Measure BIO-5.1 ).

Plan Requirements and Timing: The applicant shall submit revised plans consistent with this requirement to City of Goleta staff and Design Review Board prior to City of Goleta approval of Land Use Permits for the respective development phase.

MONITORING: City of Goleta staff shall site inspect the installation of required landscaping as specified in the condition prior to occupancy of Building 6, 9, and 10. A follow-up inspection shall be conducted approximately one year following occupancy of Building 6, 9, and 10 to ensure vegetation establishment.

52. The landscape plan for the area along the southern property boundary, including between proposed Building 9, 10 and the Building 6 parking area and the CDFG Reserve boundary to the south, shall be revised to include shrub species reaching heights over 15 feet that are compatible with the proposed coastal scrub and alluvial scrubland vegetation, to maximize screening of the proposed structures and parked cars and to enhance the buffer adjacent to the wildlife habitat offsite. (Mitigation Measure 810-5.2).

Plan Requirements and Timing: The applicant shall submit revised plans ( consistent with this requirement to City of Goleta staff and Design Review Board and acceptable to CDFG for review and approval. Prior to City of Goleta approval of Land Use Permits .for the respective development phase.

MONITORING: City of Goleta staff shall site inspect periodically and consult with CDFG throughout the construction phase and immediately prior to occupancy of Buildings 6, 9, and 10. A follow-up inspection shall be conducted approximately one year following occupancy of Buildings 6, 9, and 10.

53. Prior to grading, planting, or weeding in the eastern lowland area, a qualified botanist shall flag locations of slender aster for avoidance or, if avoidance is not feasible, for salvage and relocation in close proximity.

Since the local population occurs within delineated wetland areas that are largely preserved in the project design, avoidance is feasible. Standing plants and topsoil shall be salvaged late in the growing season from any areas where. impacts cannot be avoided (e.g., adjacent to Los Carneros Road) and used to seed areas of wetland restoratio:i as identified in the revised wetland restoration plan (URS 2002). Persistence of. a local population of slender aster within the eastern lowland within at least as many locations as identified prior to proposed restoration plan grading, planting, and weeding shall be required and will be addressed as part of the project monitoring plan (URS 2002). To mitigate the unavoidable loss (
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203
Exhibit C-2, Conditions of Approval
of individuals and habitat of southern tarplant in the western part of the site, this species shall be planted into a buffer-transition zone surrounding the existing and restored wetland areas of the · eastern lowland and adjacent upland areas adjacent to the proposed wetland restoration plan boundaries. To achieve this, seed shall be harvested from existing plants during the summer and fall and raked into the transplant areas prior to construction. Persistence of a local population of southern tarplant within the eastern lowland shall be required and will be addressed as part of the project monitoring plan (URS 2002). (Mitigation Measure B10-6). · Plan Requirements and Timing: The Wetland Restoration Plan shall be modified to describe the inclusion of habitat areas for these species, including any necessary preparation or maintenance; the collection and planting of seeds from existing plants; and provisions for evaluating mitigation effectiveness. City of Goleta staff and Design Review Board approval of the plan is required prior to approval of a Land Use Permits for grading for the respective development phase.

MONITORING: City of Goleta staff shall confirm the adequacy of the plan, the collection and handling of seeds, the preparation of transplant areas, and the distribution of seeds prior to allowing the loss of habitat that supports existing populations. The undeveloped part of the eastern lowland shall be surveyed annually in conjunction with the appiicant's wetland restoration area monitoring plan for a minimum of five years following construction (URS 2002).

ENERGY

54. The applicant shall incorporate the following energy conservation measures into project building plans unless the applicant proves that incorporation of a specific measure is infeasible: (Mitigation Measure ENERGY-1).
a. Install low NOx water heaters and space heaters per
specifications in the 1991 Air Quality Attainment Plan. b. Use light colored water-based paint and roofing materials. c. Install solar panels for water heating systems and other facilities and/or use water heaters that heat water only on demand. d. Use passive solar cooling/heating.
e. Maximize the use of natural lighting.·
f. Install energy efficient appliances and lighting.
g. Use landscaping to shade buildings and parking lots. h. Install sidewalks and bikepaths.
i. Install covered bus stops to encourage use of mass
transportation.

Plan Requirements and Timing: The applicant shall incorporate the listed provisions into building and improvement plans or shall submit proof of infeasibility to City of Goleta. The proposed energy conservation measures 204
Exhibit C-2, Conditions of Approval
shall be incorporated into the project building and improvement plans and reviewed and approved by City of Goleta prior to approval of a land use ( permit for each phase of development.

MONITORING: City of Goleta inspectors shall inspect the project site to ensure that development is in accordance with approved plans prior to occupancy clearance.

FIRE/POLICE PROTECTION

55. A Fire Protection Plan shall be implemented to minimize the potential risk of fire. The plan shall include the following: (Mitigation Measure FIRE-1.1). a. Building materials for all structures including storage facility fences and accessory structures shall be constructed of fire resistant materials.
b. Santa Barbara County Fire Department Class A or B roofing (non combustible tile or asphalt composite shakes) shall be used on all structures.

Plan Requirements and Timing: The Fire Protection Plan shall be reviewed and approved by the Santa Barbara County Fire Department prior to approval of a land use permit for each phase of development. Fire Protection Plan components shall be installed prior to occupancy of each development phase.

MONITORING: The City of Goleta shall ensure Fire Department approval ( prior to approval of a land use permit for each phase of development. Fire Department staff shall inspect prior to occupancy of each development phase.

56. The applicant shall provide an adequate number of fire hydrants as determined by the Fire Department. Provisions for adequate water pressure for hydrants and sprinklers shall be made by the project applicant. (Mitigation Measure FIRE-1.2).

Plan Requirements and Timing: Fire hydrant locations shall be identified on the Final Development Plan and shall be reviewed and approved by the Santa Barbara County Fire Department prior to final map recordation and approval ofa land use permit for the first development phase. Fire hydrants shall be installed prior to occupancy for the first development phase, or as determined by the Fire Department.

MONITORING: The City of Goleta shall verify hydrant locations on plans.

Fire Department staff shall inspect prior to occupancy of each respective development phase.

57. The applicant shall provide adequate structural access and include all weather surface roads. (Mitigation Measure FIRE-1.3).

Plan Requirements and Timing: A Circulation Plan shall denote individual lot access and secondary emergency access routes using all weather surfaces. The Circulation Plan shall be submitted by the (
205
Exhibit C-2, Conditions of Approval
applicant for review and approval by the City of Goleta and the Santa Barbara County Fire Department prior to approval of a land use permit for each phase of development. Primary access shall be installed during initial grading for each phase of development and secondary access shall be completed prior to occupancy for each development phase.

MONITORING: Access and surfaces shall be reviewed and approved by the City of Goleta and County Fire Department to ensure compliance with the Circulation Plan prior to occupancy of each development phase. The Fire Department and City of Goleta shall ensure compliance through site inspections.

58. To ensure the potential for increased fire incidents onsite are reduced to the maximum extent feasible, self-storage lease agreements shall limit the types of materials allowed within self-storage units to exclude all flammable and toxic materials such as paint, petroleum products, fertilizers, herbicides, and other chemicals, and shall comply with Santa Barbara County Fire Department regulations and the Avigation Easement. (Mitigation Measure FIRE-3).

Plan Requirements and Timing: If deemed required by Santa Barbara County Health Services, a Hazardous Material Business Plan shall be completed to identify any storage materi~ls that would potentially require specialized Fire Department response and suppression treatment and to determine consistency with the Avigation Easement. Standard self-storage lease terms shall be submitted by the applicant for review and approval by the Santa Barbara County Fire Department and the City of Goleta prior to approval occupancy clearance for each self-storage building.

MONITORING: Self-storage lease terms and Hazardous Material Business Plans shall be reviewed and approved by the City of Goleta and the Santa Barbara County Fire Department prior to occupancy clearance of each self-storage building. The Fire Department and City of Goleta shall ensure compliance through site inspections.

GEOLOGIC RESOURCES

59. A grading and erosion control plan shall be designed to minimize erosion and shall include the following: (Mitigation Measure GE0-1.1). a. Best management practices (BMPs), such as temporary berms and sedimentation traps, such as silt fencing, straw bales, and sand bags, shall be installed in association with project grading to minimize erosion of soils and sedimentation in the storm drains that connect the site to Goleta Slough. The BMPs shall be placed at the base of all cut and fill slopes and soil stockpile areas where potential erosion may occur and shall be maintained to ensure effectiveness. The sedimentation basins and traps shall be cleaned periodically and the silt shall be removed and disposed of in a location approved by the City of Goleta.
b. Non-paved areas shall be revegetated or restored (i.e., geotextile binding fabrics) immediately after grading and installation of utilities, 206
Exhibit C-2, Conditions of Approval
to minimize erosion and to reestablish soil structure and fertility.

Revegetation shall include drought-resistant, fast-growing vegetation that would quickly stabilize exposed ground surfaces.

Alternative materials rather than reseeding (e.g. gravel) may be used subject to review and approval by Planning and
Environmental Services and Community Services.
c. Runoff shall not be directed across exposed slopes. All surface runoff shall be conveyed in accordance with the approved site drainage plans. ·
d. Energy dissipaters or similar devices shall be installed at the end of drainpipe outlets to minimize erosion during storm events. e. Grading shall not occur during the wet season (November 1-April 15) unless erosion control devices acceptable to the City of Goleta are implemented. Erosion control measures shall be identified on an erosion control plan and shall prevent runoff, erosion, and siltation.
f. Site grading shall be completed such that permanent drainage away from foundations and slabs_ is provided and so that water shall not pond near proposed structures or pavements.

Plan Requirements: Final grading, drainage, and subdivision improvement plans shall be reviewed and approved by the City of Goleta prior to recordation of the final map and approval of the land use permit for each development phase. Erosion control components shall be listed on the grading and drainage plans to be reviewed and approved by the City of Goleta prior to approval of the land use permit for each development phase.

The BMPs shall remain in place for the duration of grading and construction activities for each development phase.

MONITORING: The City of Goleta shall ensure review prior to map recordation and land use permit approval for each phase. The City of Goleta shall site inspect to verify compliance in the field during grading and construction activities.

60. The following development standards shall also apply to the grading and construction portion of this project. (Mitigation Measure GE0-1.2). a. All grading and earthwork recommendations by Padre As~ociates (1999), including any updates, shall be incorporated into the final project design, including the Final Grading Plan. All grading activities shall be supervised by a Registered Civil Engineer or Certified Engineering Geologist.
b. The applicant shall submit the Final Grading and Drainage Plan with the Final Development Plan!Tract Map clearance applications.

These plans shall include measures to prevent erosion and. sedimentation into storm drains that empty into Goleta Slough. c. Within the footprint of proposed buildings and foundations, and extending to a minimum distance of 5 feet beyond the foundation footprint, soils shall be overexcavated to a depth of 4 feet below I
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(
207
Exhibit C-2, Conditions of Approval
existing grade, or 3 feet below bottom of foundation (whichever is deeper), to prevent foundation damage due to compressible soils.

It is possible that the proposed overexcavation of the building areas would expose a soft, yielding, and wet subgrade that would require stabilization prior to fill placement.
d. Foundations shall be constructed to compensate for possible liquefaction-induced settlement of 3 to 4 inches, as well as any effects of compressible soils. Additional geotechnical analyses shall be completed in association with proposed foundation construction subsequent to final project design to . re-evaluate recommendations provided by Padre Associates (1999).
e. Minimum foundation requirements for medium expansive soils and the proposed building types, as defined by the UBC, shall be considered as minimum requirements for foundation and slab-on grade design. Building areas shall be backfilled with non-plastic, low expansion soils to mitigate the potential effects of expansive soils.

Plan Requirements: Earthwork components recommended by Padre Associates (1999), including any updates, shall be listed on the grading plan to be reviewed and approved by the City of Goleta prior to approval of the Land Use Permit for grading each phase. Timing: These measures shail be impiemented during construction of each phase.

MONITORING: The City of Goleta shall verify compliance with approved measures through plan check and site inspections.

HAZARDOUS MATERIALS

61. All refuse associated with the unregulated, former dairy farm trash dump shall be completely removed during construction of the bioswale located east of Building 5. Such removals shall be conducted under review and approval by the Santa Barbara County Public Health Department, consistent with California Code of Regulations (CCR) Title 27 requirements for cleanup of unregulated solid waste. (Mitigation Measure HAZ-1.1 ).

Plan Requirements and Timing: The approximate limits of the former trash dump shall be detailed in grading and construction plans for the respective phase of development. The grading plan shall be reviewed and approved by the City of Goleta, in coordination with the Santa Barbara County Public Health Department, prior to approval of a Land Use Permit for the respective phase of construction, which includes the bioswale east of Building 5.

MONITORING: The City of Goleta shall verify as to plan in the field.

62. A monitor trained in identification of contaminated soil shall be present for at least part of each day during site grading excavations, to determine if previously unidentified contaminated soil has been encountered. Such monitoring shall also be included during removal of refuse in the former dairy trash dump. The monitor shall make this determination based on visual signs of discolored soil, olfactory indications, dialogue with grading 208
Exhibit C-2, Conditions of Approval
contractors, and/or positive readings on a photoionization detector or organic vapor analyzer. The monitor shall be current with respect to Cal OSHA 40-hour training for hazardous materials. (Mitigation Measure HAZ-1.2).

Plan Requirements and Timing: This requirement shall be identified as a note on the grading plan for each phase. A scope of work from the contamination specialist monitor shall be provided by the applicant to the City of Goleta. The contract shall be funded by the applicant and managed by the City of Goleta. The grading plari and contract shall be reviewed and approved by the City of Goleta prior to approval of a Land Use Permit for each respective construction phase.

MONITORING: The City of Goleta shall inspect during construction to verify compliance with this requirement.

63. Construction activity shall avoid all areas undergoing remediation, including remediation infrastructure (e.g., extraction wells, monitoring wells, treatment compounds). (Mitigation Measure HAZ-2).

Plan Requirements and Timing: All on-site remediation facilities shall be detailed in grading and construction plans for each phase. The grading plan shall be reviewed and approved by the City of Goleta, in coordination with PSD, prior to approval of a Land Use Permit for each phase of construction. The City of Goleta and PSD shall be notified by the applicant and contractor regarding any remediation activities being conducted onsite during construction.

MONITORING: The City of Goleta shall verify as to plan in the field.

64. The contamination specialist monitor shall prepare a contingency plan addressing the response requirements in the event that previously unidentified contaminated soil and/or groundwater is encountered during construction. This contingency plan shall include, but not be limited to, provisions for encountering potentially contaminated soil in the unregulated, former dairy trash dump, limiting access to the contaminated area to personnel properly trained in the handling of hazardous waste, treatment, and/or disposal of contaminated waste, and notification of appropriate regulatory agencies, including the State Department of Toxic Substance Control (DTSC), Santa Barbara County FPS, and Santa Barbara County Public Health Department. (Mitigation Measure HAZ-3.1 ).

65. Plan Requirements and Timing: County Fire Protection Services shall approve a Contingency Plan, with a copy provided to the City of Goleta, prior to approval of a Land Use Permit for each respective phase. The grading plan for each phase shall include a reference to the Contingency Plan.

MONITORING: The City of Goleta and County Fire Protection Services shall verify as to plan in the field.

The contamination specialist monitor shall prepare a construction Health and Safety Plan addressing the emergency response requirements in the event of an accidental release of hazardous materials, hazardous waste, (
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Exhibit C-2, Conditions of Approval
or petroleum waste that details the potential hazards, personnel training requirements, and personnel. protective equipment. This plan shall also include provisions for the potential accumulation of explosive methane gas, resulting from buried solid waste at the former dairy trash dump. (Mitigation Measure HAZ-3.2).

Plan Requirements and Timing: The Santa Barbara County PSD shall review and appr_ove the Health and Safety Plan to ensure that the plan contains adequate measures to protect on-site workers in the event of an accidental release of hazardous materials/waste into the environment prior to approval of a Land Use Permit for each respective phase.

MONITORING: The City of Goleta shall verify as to plan in the field.

66. To minimize pollutants impacting downstream waterbodies or habitat, storm drain filters/inserts, inline clarifiers, or separators shall be installed in the project area storm drain inlets and/or paved areas. An initial forebay shall be designed and integrated into the bioswales to allow for easy removal and maintenance of larger, more readily settled materials before they enter bioswales or downstream waterbodies. The facilities shall be maintained in working order. (Mitigation Measure HAZ-4.1 ).

Plan Requirements and Timing: Prior to approval of a Land Use Permit for grading for each phase, the applicant shall submit grading and building plans identifying the type and location of filters/inserts to Planning & Environmental Services for review and approval. The location of such filters/inserts shall be noted on grading and building plans. Filters/inserts shall be installed prior to occupancy clearance for each phase and shall be cleaned using approved methods at least twice a year, once immediately prior to November 1st (i.e. before the start of the rainy season) and once in January. (Additional maintenance/cleaning may be required by Planning & Environmental Services and/or Community Services).

MONITORING: Planning & Environmental Services and/or Community Services staff shall site inspect periodically throughout the construction phase to ensure proper installation. Records of maintenance shall be maintained by the landowner and shall be submitted to Planning & Environmental Services on an annual basis prior to the start of the rainy season and for five years thereafter. After the fifth year the records shall be maintained by the landowner and be made available to Planning & Environmental Services on request. Planning & Environmental Services staff shall review the maintenance records and site inspect as needed following completion of construction to ensure periodic cleanout.

67. During construction, washing of concrete trucks, paint, equipment, or similar activities shall occur only in areas where polluted water and materials can be contained for subsequent removal from the site. Wash water shall not be discharged to the storm drains, street, drainage ditches, creeks, or wetlands. Areas designated for washing functions shall be at least 100 feet from any storm drain, waterbody, or sensitive biological resources. The location(s) of the washout area(s) shall be clearly noted at the construction site with signs. (Mitigation Measure HAZ-4.2).
210
Exhibit C-2, Conditions of Approval
Plan Requirements and Timing: The applicant shall designate a washout area, acceptable to Planning & Environmental Services, and this area shall be shown on the grading and building plans. PES shall review the wash off area location as designated on all plans prior to approval of a Land Use Permit for each phase. The washout area(s) shall be in place and maintained throughout construction. ·
MONITORING: City _of Goleta staff shall check plans prior to approval of Land Use Permits and site inspect throughout the construction period to ensure proper use and maintenance of the washout area(s).

68. A pesticide, herbicide, and fertilizer maintenance plan shall be prepared that minimizes their use, particularly during the rainy season. Biodegradable pesticides and herbicides shall be maximized. Grasses not generally susceptible to pest disease shall be planted in turf areas. (Mitigation Measure HAZ-4.3).

Plan Requirements and Timing: The plan shall incorporate the types of chemicals to be used and a procedure for their application during the rainy season. The maintenance plan shall be reviewed and approved by PES prior to approval of a Land Use Permit for each phase.

MONITORING: The City of Goleta shall verify as to plan in the field.

69. Proposed bioswale 88 should be reduced in gradient, such that a maximum flow rate (25-year, 24-hour storm event) of 5 cfs is achieved. Alternatively, check dams shall be placed in the channel to reduce flow velocity. (Mitigation Measure HAZ-4.4).

Plan Requirements and Timing: The plan should incorporate the redesigned bioswale to be used. Revised bioswale plan should be reviewed and approved by PES and Community Services prior to approval of a Land Use Permit for each phase.

MONITORING: City of Goleta staff shall verify the installation of the bioswale design in the field.

70. The applicant shall develop an emergency response plan in coordination with the Santa Barbara Community Awareness and Emergency Response organization. The plan shall be updated annually to reflect potential hazards associated with specific hazardous materials used by individual tenants. (Mitigation Measure HAZ-5.1).

Plan Requirements and Timing: The emergency response plan shall be reviewed and approved by the OES. Approval and implementation of all required sp·ecifications shall be completed prior to occupancy of each phase.

MONITORING: . The OES shall verify incorporation of plan into management protocol every two years.

71. If required by existing Santa Barbara County Fire Department regulations, the applicant shall prepare a Hazardous Materials Business Plan (HMBP) that includes a list of the types and quantities of hazardous materials/waste (
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Exhibit C-2, Conditions of Approval
to be stored on-site, for landscaping purposes and for each commercial facility, including hazardous material building design specifications. HMBPs for each commercial facility shall also include provisions of the project emergency response plan. (Mitigation Measure HAZ-5.2).

Plan Requirements and Timing: The HMBP shall be reviewed and approved by the Santa Barbara County Fire Department. Approval and implementation of all required specifications shall be completed prior to occupancy of each development phase.

MONITORING: The Santa Barbara County Fire Department shall inspect construction and operation as to plan in the field.

72. The applicant shall develop an Emergency Response Plan in coordination with the Santa Barbara County Sheriff Department. (Mitigation Measure HAZ-6.1).

Plan Requirements and Timing: The Emergency Response Plan shall be reviewed and approved by the County Sheriff Department prior to approval of a Land Use Permit for each phc)se. Approval and implementation of all required specifications shall be completed prior to grading for each phase.

MONITORING: The City of Goleta shall verify as to plan in the field.

73. The applicant, in coordination with the County Sheriff Department, Explosive Ordnance Disposal Division, shall arrange for explosive experts to give construction crews and project managers an ordnance safety briefing prior to grading of each phase. (Mitigation Measure HAZ-6.2).

Plan Requirements and Timing: This requirement shall be indicated as a note on all grading and . building plans. The safety briefing shall be completed prior to excavation and grading activities for each phase.

MONITORING: The City of Goleta shall verify as to plan in the field.

LAND USE

74. The storage of hazardous and flammable materials as defined in FAA regulations shall be prohibited in all self-storage facilities, and shall be noted in all storage lease documents. (Mitigation Measure LU-1 ).

Plan Requirement and liming: A master lease document stating such prohibitions shall be reviewed and approved by the City of Goleta and the ALUC prior to approval of a Land Use Permit for teach self-storage building.

MONITORING: The City of Goleta shall verify ALUC review and approval.

75. Exterior night lighting installed on the project site shall be of low intensity, low glare design, and shall be hooded to direct light downward onto the subject parcel and prevent spill-over onto adjacent parcels. All upward directed exterior lighting shall be prohibited to protect night sky views of the stars. All exterior lighting fixtures shall be appropriate for the architectural style of proposed development. Pole supports shall be of a darker finish to reduce 212
Exhibit C-2, Conditions of Approval
glare. Building wall-mounted and pedestrian walkway lighting fixtures shall be placed at heights that would be sufficiently high to promote project safety, but low enough to limit unnecessary spill effects. (Mitigation Measure AES- 6).

Plan Requirements and Timing: The applicant shall submit a Lighting Plan that incorporates these requirements and that includes a detailed photometric diagram and details of all exterior fixtures. The locations of all exterior lighting fixtures and an arrow showing the direction of light being cast by each fixture and the height of the fixtures (including any base support structure) shall be depicted on the Lighting Plan. The plan shall be reviewed and approved by the City of Goleta and the Airport Land Use Commission (ALUC) prior to map recordation and approval of land use clearance for the first development phase and each subsequent phase, as applicable.

76. Exterior structure window glass shall be entirely glare-resistant (i.e., tinted) to eliminate the adverse daytime effects of sun reflecting off this material. (Mitigation Measure AES-7).

Plan Requirements and Timing: The applicant shall submit final plans /
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for each phase of development consistent with this requirement. These ( plans shall be reviewed and approved by the City of Goleta, including the ·· Design Review Board, prior to Land Use Permit approval for each phase.

The plans shall also be forwarded to the Airport Land Use Commission (ALUC) by the City of Goleta for review and comment prior to approval of a land use permit for each phase.

77. The wetland enhancement and new culvert under Los Cameras Road shall be designed so that the depth of water over current conditions shall not be increased, and so that open water on the site and in the receiving wetland area on Airport property does not persist longer than it would without enhancement. The Airport shall have the authority to require drainage modifications as necessary to avoid increases in bird-airplane strike hazard (BASH). (Mitigation Measure LU-4.1 ).

Pian Requirements and Timing: In c6njunction with final grading and drainage plans, the applicant shall provide evidence from hydrologic studies that the extent of ponding will not increase and, if necessary provide re-design or drainage improvements to maintain ponding depths at no greater than recent historic levels. - City of Goleta approval of the final grading and drainage plans, in consultation with the Santa Barbara Airport, is required prior to approval of a Land Use Permit for the respective development phase.
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Exhibit C-2, Conditions of Approval
MONITORING: Ponding and drainage on the eastern lowland area and in the receiving wetland area on the Santa Barbara Airport property across Los Cameras Road shall be evaluated by the City of Goleta and the Santa Barbara Airport, during the first rainy season following construction, and subsequently as deemed necessary by SBMA.

78. Food scraps shall be cleaned up daily, and signs shall be posted to discourage feeding of birds, either intentionally or inadvertently. All trash receptacles shall be covered and wildlife-proof, and shall be placed at regular intervals around the walking/jogging trail. (Mitigation Measure LU-

4.2).

Plan Requirements and Timing: The applicant shall provide description of containers, their locations, and pickup schedules to the City of Goleta.

Approval by the City of Goleta, including the Design Review Board, is required prior to approval of a Land Use Permit for each development phase.

MONITORING: Rrior to and periodically during occupancy or public use, the City of Goleta shall conduct a site inspection to confirm consistency with the approved plan.

79. In order to prevent gulls and other flocking birds from being flushed from the ground into the air where they may become a BASH risk, dogs and other pets shall be kept on a leash at all times. Signs shall be posted stating this requirement and providing the phone number where violations can be reported to the local animal control office. Reports of any violations shall be forwarded to the Santa Barbara Airport. (Mitigation Measure LU-4.3). ·
Plan Requirements and Timing: The landscaping plan for the project shall specify the design and location of signs advising of leashing requirements. Signs shall require separate permits. The City of Goleta, including the Design Review Board, approval of sigriage permits is required prior to approval of a Land Use Permit for the respective development phase.

MONITORING: Prior to and periodically during occupancy or public use, the City of Goleta and/or Santa Barbara Airport staff shall conduct a site inspection to confirm that these requirements have been met.

80. The final project design and landscape plan shall be reviewed and approved by the FAA, with any minor revisions to HVAC roof placement and height, and landscape plan species along Los Cameras Road. (Mitigation Measure LU-6).

Plan Requirement and Timing: The applicant shall provide documentation of the final FAA review and final determination prior to approval of a Land Use Permit for each development phase.

MONITORING: The City of Goleta shall verify FAA review and approval.

NOISE
214

81. Exhibit C-2, Conditions of Approval
Construction activity for site preparation and for future development shall be limited to the hours between 7:00 A.M. and 4:00 P.M., Monday through Friday.

No construction shall occur on state holidays (e.g., Thanksgiving, Labor Day).

Construction equipment maintenance shall be limited to the same hours.

Non-noise generating construction activities such as interior painting are not subject to these restrictions. (Mitigation Measure NS-1.1 ).

Plan Requirements and Timing: This measure shall be included as a note ·on the grading and building plans, and reviewed and approved by the City of Goleta prior to approval of a land use permit for the first and each subsequent phase of development. Signs stating these restrictions shall be provided by the applicant and posted on site. Signs shall be in place prior to beginning of and throughout grading and construction activities. Violations may result in suspension of permits. A construction haul route shall be reviewed and approved by the City of Goleta prior to approval of a land use permit for the first and each subsequent phase of development.

MONITORING: The City of Goleta shall site inspect to ensure compliance and respond to complaints.

82. To reduce effects of construction noise below 65 dBA CNEL on sensitive receptors within 1,600 feet of the project site, the applicant shall develop and implement a Construction Noise Control Plan (in consultation with an acoustician) for each phase of construction. The plan, at a minimum, shall contain the following components: (Mitigation Measure NS-1.2). a. Identification of the Area of Construction and Preliminary Project Schedule.
b. Identification of construction activities, their specific locations, and anticipated noise levels which would be experienced at sensitive noise receptor locations within 1,600 feet of the project site. c. Description of how sound blocking or reducing measures will be used.
d. Mapped identification of the required sound blocking/reducing measures with relation to sensitive receptors.
e. Notification to sensitive receptors and contiguous property owners with a preliminary construction activity schedule in advance of any and all construction activities. The construction manager's ( or representative's) telephone number shall also be provided with the notification so that community concerns can be communicated. f. Verification methods to monitor for compliance.

Plan Requirements and Timing: The Noise Control Plan shail be included on the grading plan, and reviewed and approved by the City of Goleta prior to approval of a land use permit for each phase of development. The plan shall be implemented during construction. The applicant shall submit a copy of the construction activity schedule, mailing list, and proof of mailing to the City of Goleta prior to initiation of any earth movement.
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Exhibit C-2, Conditions of Approval
MONITORING: The City of Goleta shall site inspect to ensure compliance in the field during construction and respond to complaints.

83. All loading zones, trash bins, etc. associated with large delivery and trash trucks shall be sited or screened as to minimize project-generated noise from sensitive receptors living at the Starke Ranch and UCSB Married Student Housing complexes. A Noise Attenuation Plan shall be prepared that provides for the following: (Mitigation Measure NS-4). a. Industrial delivery areas shall be sited on the north side of proposed structures and/or attenuated appropriately to ensure that proposed project noise levels measured at the southern project boundary shall not exceed 65 dBA CNEL.

Plan Requirements and Timing: The Noise Attenuation Plan shall be developed by a City of Goleta-qualified acoustic engineer. Any sound wall and noise-attenuation design shall be reviewed and approved by the City of Goleta, including the Design Review Board, prior to approval of a land use permit for development of Phases V, VI, VII, VIII, and IX. Any required screening walls shall be constructed prior to occupancy.

MONITORING: The City of Goleta shall verify as to plan in the field during construction.

PUBLIC FACILITIES

84. During the construction phase of the project, the applicant shall implement the following measure to reduce solid waste generation: (Mitigation Measure PF-1).
a. Prior to construction, the contractor shall arrange for construction recycling service with a waste collection provider. Roll-off bins for the collection of recoverable construction materials shall be located onsite.

Materials earmarked for recycling include: wood, concrete, drywall, metal, cardboard, asphalt, soil, and land clearing debris (greenwaste).

Sorting of general construction debris and materials shall be done both on- and off-site in coordination with recycling/ waste collection provider. b. Contractor shall designate a person to monitor recycling efforts and collect receipts for roll-off bins and/or construction waste recycling and track the names and locations of markets for construction and demolition waste, recycling, and disposal for all materials taken off the site. All subcontractors shall be informed of the recycling plan, including which materials are to be source-separated and placed in proper bins (see materials earmarked above).
c. These construction waste-recycling measures shall be incorporated into the construction specifications for the contractor.

Plan Requirements and Timing: The applicant shall submit a Construction and Demolition Solid Waste Management Plan documenting compliance with the above mitigation to the City of Goleta for review and approval prior to 216
Exhibit C-2, Conditions of Approval
recordation of the tract map and or the issuance of the land use permit for each development phase. The Plan shall be updated, as necessary, prior to ( approval of a land use permit for each phase.

MONITORING: The City of Goleta shall review recycling information provided during grading and construction and shall periodically inspect in the field for compliance.

85. The applicant shall develop and implement a Solid Waste Management Plan for operation of all phases of development. The plan shall include, but not be limited to, the following: (Mitigation Measure PF-2). a. Provision of designated space and/or bins for storage of recyclable materials including office paper, cardboard, and beverage containers within each tenant's suite;
b. Development of a plan for accessible collection of materials on a regular basis;
c. Regular composting of lawn clippings and other landscape materials; d. Provision of a tenant/employee education pamphlet to be used in conjunction with available Santa Barbara County and federal source reduction educational materials. The pamphlet shall be provided to all tenants by the leasing/property management agency;
e. Purchase and use of materials made from recycled materials; f. Encouragement of two-sided copying and use of reusable dishware in employee kitchen areas;
g. Inclusion of lease language requInng tenant participation in recycling/waste reduction programs, including the specification that janitorial contracts include compliance with recycling requirements; and h. A monitoring program (annual) to ensure at least 50 percent participation in overall waste disposal, using source reduction, recycling, and/or composting programs.

Plan Requirements and Timing: The Solid Waste Management Plan shall be reviewed and approved by the City prior to map recordation and _ again at the time of land use permit approval for each phase (with updates to the Plan as appropriate with each land use permit).

MONITORING: The City of Goleta shall ensure final review of the plan consistent with this requirement prior to map recordation/land use permit approval and shall perform periodic site inspections to ensure compliance.

86. All existing bathroom fixtures in structures shall be retrofitted to be consistent with existing state regulations requiring low flow water fixtures (2.0 gallons/minute) and toilets (1.6 gallons/flush). (Mitigation Measure PF-3.1).

Plan Requirements: Retrofit of indoor water-conserving measures shall be graphically depicted on building plans. Timing: The City of Goleta shall review and approve building plans prior to approval of a land use permit for (.
217
Exhibit C-2, Conditions of Approval
the first phase of development. Indoor water-conserving measures shall be implemented prior to occupancy clearance for the first phase.

MONITORING: The City of Goleta shall field check for compliance.

87. All proposed lavatories and drinking fountains shall be equipped with self closing valves. (Mitigation Measure PF-3.2).

Plan Requirements: Indoor water-conserving measures shall be graphically depicted on building plans. Timing: Building plans shall be reviewed and approved by the City of Goleta prior to approval of a land use permit for each phase. Indoor water-conserving measures shall be implemented prior to occupancy clearance for each phase.

MONITORING: The City of Goleta shall field check for compliance.

88. The applicant shall provide evidence of service to each lot from the Goleta West Sanitary District prior to recordation of the tract map and a Can and Will Serve Letter for each phase of development indicating that adequate sewer service is available to serve the project. (Mitigation Measure PF-

3.3).

Plan Requirements and Timing: The applicant shall provide evidence of service prior to recordation and a copy of the Can and Will Serve Letter to the City of Goleta prior to approval of a !and use permit for each phase.

MONITORING: The City of Goleta shall verify acceptance of the can and will serve letter.

RECREATION

89. To ensure continued public access to recreational facilities on site, project site trails shall be constructed to City of Goleta standards and specifications to ensure accommodation of public access and preclude encroachment in adjacent wetland enhancement areas. Signage shall be provided to identify public access to these areas. (Mitigation Measure REC-3).

Plan Requirements and Timing: Details of proposed trails shall be submitted for review and approval by the City of Goleta prior to land use permit approval for trail construction. Details of proposed signage shall be consistent with the project's approved Overall Sign Plan (see AES-8), and shall be submitted for review and approval by the City of Goleta, including the Design Review Board, prior to sign certificate of conformance approval.

MONITORING: The City of Goleta shall ensure final review consistent with this requirement prior to approval of· a land use permit for trail construction and prior to approval of a sign certificate of conformance for trail signage. _ The City of Goleta shall site inspect for compliance and to ensure proper installation of signage.

TRANSPORTATION/CIRCULATION
218
Exhibit C-2, Conditions of Approval

90. The applicant shall implement, or provide for implementation of, an additional northbound lane on Starke Road north of Hollister Avenue. ( (Mitigation Measure TR-1 ).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.

91. The applicant shall implement, or provide for implementation of, widening Los Gameros Road between Hollister Avenue and the Goleta City limits. (Mitigation Measure TR-2).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.

92. The applicant shall pay traffic mitigation fees, for impacts on Los Gameros Road south of the City limits to El Colegio Road, as determined by the City of Goleta for the project's fair share of the costs of necessary improvements through an agreement between the City of Goleta and the County of Santa Barbara. This agreement would provide the mechanism to transfer applicable fees to the other jurisdiction. (Mitigation Measure TR-3).

Plan Requirements and Timing: Timing of mitigation shall be per the approved phasing plan. Payment of fees shall be per the Development Agreement. The funding shall be transferred to the County of Santa Barbara according to an agreement to be established between the City of Goleta and County of Santa Barbara. ·
MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.

93. The applicant shall implement, or provide for implementation of, a northbound free ri8ht-tum lane on Los Gameros Road to mitigate the impacts at the Los Gameros Road/US 101 SB Ramps intersection requiring replacement and widening of the railroad overhead. The applicant shall provide funding directed to: the extension of the northbound right-turn lane approximately 600 feet to join the northbound acceleration lane at Calle Koral; traffic islands for right-turn channelization; (
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Exhibit C-2, Conditions of Approval
and a bicycle signal with push-button activation to facilitate bicycle crossing at the right-turn channelization. (Mitigation Measure TR-5).

Plan Requirements · and Timing: The applicant shall submit Improvement Plans for review and approval by the City of Goleta. Timing of mitigation shall be per the approved phasing plan. Cost of improvements and/or payment of fees shall be per the Development Agreement.

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.

94. The applicant shall implement, or provide for implementation of, an additional northbound through lane at the Los Carneros Road/Calle Koral intersection which would extend to the Los Carneros/U.S. 101 SB Ramps intersection. This improvement shall allow bicycle traffic to continue north without conflicts. (Mitigation Measure TR-6).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.

95. The applicant shall pay traffic mitigation fees, for impacts at Los Carneros Road/El Colegio Road, as determined by the City of Goleta for the project's fair share of the costs of necessary improvements through an agreement between the City of Goleta and the County of Santa Barbara.

This agreement would provide the mechanism to transfer applicable fees to the other jurisdiction. (Mitigation Measure TR-7).

96. The applicant shall install traffic signals at the Hollister Avenue/Coromar Drive/Cabrillo Park Drive intersections. (Mitigation Measure TR-8).

Plan Requirements and Timing: The applicant shall submit Improvement Plans for review and approval by the City of Goleta. Timing of mitigation shall be per the approved phasing plan. Cost of improvements and/or payment of fees shall be per the Development Agreement.
220
Exhibit C-2, Conditions of Approval
MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the ( applicable phase.

97. The applicant shall provide for signalizing the Los Cameras Road/Cabrillo Park Drive intersection. The signal shall be interconnected with the signals at Los Cameras Road/Hollister Avenue and Los Cameras Road/Mesa Road so that progression through the intersections could be provided if desired. (Mitigation Measure TR-9).

Plan Requirements and Timing: The applicant shall submit Improvement Plans for review and approval by the City of Goleta and the Santa Barbara Airport. Timing of mitigation shall be per the approved phasing plan. Cost of improvements and/or payment of fees shall be per the Development Agreement.

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.

98. Implementation of Mitigation Measure TR-1 (Condition #90), would reduce the project's contribution to cumulative roadway capacity impacts on Starke Road north of Hollister Avenue. (Mitigation Measure TR-12).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.

99. Implementation of Mitigation Measure TR-2 (Condition #91 ), would reduce the project's contribution to cumulative roadway capacity impacts on Los Cameras Road south of Hollister Avenue to the City limits. (Mitigation Measure TR-13).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.
100. The applicant shall pay traffic mitigation fees, for impacts on Los Cameras Road south of the City limits to El Colegio Road, as determined by the City of Goleta for the project's fair share of the costs of necessary improvements through an agreement between the City of Goleta and the · ( County of Santa Barbara. This agreement would provide the mechanism 221
Exhibit C-2, Conditions of Approval
to transfer applicable fees to the other jurisdiction. (Mitigation Measure TR-14).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.
101. Implementation of Measure TR-8 (Condition #96), would reduce the project's contributions to the cumulative intersection impact at the Hollister Avenue/Coromar Drive-Cabrillo Park Drive intersection. (Mitigation Measure TR-16).

Plan Requirements and Timing: The applicant shall submit Improvement Plans for review and approval by the City of Goleta. Timing of. mitigation shall be per the approved phasing plan. Cost of improvements and/or payment of fees shall be per the Development Agreement.

MONITORING: The City of Goleta sha!! ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.
102. Payment of GTIP traffic mitigation fees would reduce the project's contributions to the cumulative intersection impacts at the Starke Road/Hollister Avenue intersection. (Mitigation Measure TR-17).

Plan Requirements and Timing: Timing of mitigation shall be per the approved phasing plan. Payment of fees shall be per the Development Agreement.

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase. ·
103. Implementation of TR-5 (Condition #93), would reduce the project's contributions to the cumulative intersection capacity impact at the Los Carneros/U.S. 101 SB Ramps intersection. (Mitigation Measure TR-18).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.
222
Exhibit C-2, Conditions of Approval
104. Implementation of Measure TR-6 (Condition #94), would reduce the project's contributions to the cumulative intersection capacity impact at the Los Carneros Road/Calle Koral intersection. (Mitigation Measure TR-19).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.
105. Payment of GTIP traffic mitigation fees would reduce the project's contributions to the cumulative intersection impacts at the Los Carneros Road/Hollister Avenue intersection. (Mitigation Measure TR-20).

Plan Requirements and Timing: Timing of mitigation shall be per the approved phasing plan. Payment of fees shall be per the Development Agreement.

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.
106. Implementation of Measure TR-9 (Condition #97), would reduce the project's contributions to the cumulative intersection capacity impact at the Los Carneros Road/Cabrillo Park Drive intersection. (Mitigation Measure TR-21).

Plan .Requirements and Timing: The applicant shall submit Improvement Plans for review and approval by the City of Goleta. Timing of mitigation shall be per the approved phasing plan. Cost of improvements and/or payment of fees shall be per the Development Agreement.

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.•
107. Implementation of Mitigation Measure TR-2 (Condition #91), would reduce the project's contribution to cumulative roadway capacity impacts on Los Gameros Road south of Hollister Avenue to the City limits. (Mitigation Measure TR-22). :

Plan Requirements and Timing: The applicant s-hall submit Improvement Plans for review and approval by the City of Goleta. Timing of mitigation shall be per the approved phasing plan. Cost of improvements and/or payment of fees shall be per the Development Agreement.
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Exhibit C-2, Conditions of Approval
MONITORING: The City of Goleta shall ensure compliance prior to land use permit, build_ing permit, or occupancy clearance as appropriate, for the applicable phase.
108. The applicant shall pay traffic mitigation fees, for impacts on Los Carneros Road south of the City limits to El Colegio Road, as determined by the City of Goleta for the project's fair share of the costs of necessary improvements through an agreement between the City of Goleta and the County of Santa Barbara. This agreement would provide the mechanism to transfer applicable fees to the other jurisdiction. (Mitigation Measure TR-23).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.
109. Implementation of Measure TR-8 (Condition #96), would reduce the project's contributions to the cumulative intersection impact at the Hollister Avenue/Coromar Drive-Cabrillo Park Drive intersection. (Mitigation Measure TR-25).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.
110. Implementation of Mitigation Measure TR-1 (Condition #90), would reduce the project's contribution to cumulative roadway capacity impacts on Starke Road north of Hollister Avenue. (Mitigation Measure TR-26).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit.
111. Implementation of Measure TR-9 (Condition #97), would reduce the project's contributions to the cumulative intersection capacity impact at the Los Cameras Road/Cabrillo Park Drive intersection. (Mitigation Measure TR-27).
224
Exhibit C-2, Conditions of Approval
Plan Requirements and Timing: The applicant shall submit Improvement Plans for review and approval by the City of Goleta. Timing of mitigation shall be per the approved phasing plan. Cost of improvements and/or payment of fees shall be per the Development Agreement.

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.
112. The applicant shall pay traffic mitigation fees, for impacts on Los Gameros Road/Mesa Road, as determined by the City of Goleta for the project's fair share of the costs of necessary improvements through an agreement between the City of Goleta and the County of Santa Barbara. This agreement would provide t_he mechanism to transfer applicable fees to the other jurisdiction. (Mitigation Measure TR-28).

MONITORING: The City of Goleta shall ensure compliance prior to land use permit, building permit, or occupancy clearance as appropriate, for the applicable phase.

WATER RESOURCES
113. Outdoor water use shall be limited through the measures listed below. (Mitigation Measure WR-1.1 ).
a. Landscaping shall be with native and drought tolerant species, or drought tolerant Mediterranean species within project landscaping.

Drought tolerant fescue, or its equivalent, should be used in all turf areas.
b. Drip irrigation or other water-conserving irrigation shall be installed. c. Plant material shall be grouped by water needs.
d. Turf shall constitute less than 20% of the total landscaped area. e. Extensive mulching (2" minimum) shall be used in all landscaped areas to improve the water holding capacity of the soil by reducing evaporation and soil compaction.

Plan Requirements and Timing: Prior to approval of a Land Use Permit, a landscape and irrigation plan shall be submitted to the City of Goleta, including the Design Review Board, for review and approval. The applicant/owner shall enter into an agreement with the City to install required landscaping/irrigation and maintain landscaping for the life of the (
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project. The applicant shall implement all aspects of the landscape and ( 225
Exhibit C-2, Conditions of Approval
irrigation plan prior to approval of a Land Use Permit for each phase of development.

MONITORING: The City of Goleta shall conduct site visits to ensure installation and maintenance of landscape and irrigation. Any part of the irrigation plan requiring a plumbing permit shall be shown on building plans and shall be inspected by Building Inspectors.
114. Reclaimed water shall be used for exterior turf landscaping, where physically and financially feasible, as determined by the City of Goleta. (Mitigation Measure WR-1.2).

Plan Requirements and Timing: This measure shall be included as a note on the Final Landscape and Utility Plans. Priorto the approval of a Land Use Permit for each phase, the determination as to the feasibility of using the reclaimed water for project landscaping shall be made by the City of Goleta with coordination from the Goleta Water District and Environmental Health Services. Availability of reclaimed water shall be established prior to approval of a Land Use Permit for each phase of development.

MONITORING: If required, the City of Goleta staff shall insure the improvement plans include dual plumbing systems for the use of reclaimed water and inspect activities in the field to ensure installation according to plan.
115. Reclaimed water shall be used for all dust suppression activities during grading and construction, where physically and financially feasible, as determined by the City of Goleta. (Mitigation Measure WR-1.3). · Plan Requirements and Timing: This measure shall be included as a note on the grading plans. Prior to the commencement of earth movement for each phase, the determination as to the feasibility of using the reclaimed water for dust suppression during all ground disturbances, when dust suppression is required, shall be made by the City of Goleta with coordination from the Goleta Water District and County Environmental Health Services. These measures shall be implemented during construction of each phase.

MONITORING: The City of Goleta staff shall inspect activities in the field to ensure non-potable water is being used in water trucks. 116. Indoor water use in existing remodeled and hew structures shall be limited through the use of indoor water conservation measures. (Mitigation Measure WR-1.4).

Plan Requirements and Timing: Prior to approval of Land Use Clearance, indoor water conserving measures shall be graphically depicted on building plans, subject to the City of Goleta review and approval. Indoor water-conserving measures shall be implemented prior to occupancy clearance for each phase.

MONITORING: The City of Goleta shall inspect for all requirements prior to occupancy clearance.
226
Exhibit C-2, Conditions of Approval
117. The final drainage plan shall incorporate the following components in order to minimize potential water quality impacts: (Mitigation Measure WR-1.5). a. Calculations that verify surface water detention basins and bioswales shall not result in increased off-site runoff velocities from existing conditions as designed to prevent off-site flooding and erosion induced sedimentation in Goleta Slough.
b. Final grading and drainage plans for the proposed development shall be designed to prevent on- and off-site flooding, and to ensure adequate sizing of the detention basins and outlet pipes. c. The existing 24-inch storm drainpipe that crosses Los Gameros Road shall either be made functional or replaced with a new 24-inch reinforced concrete pipe, or other more appropriate size, as determined through additional analyses in association with creation of the final drainage plan.

Plan Requirements and Timing: The final drainage plan shall be reviewed and approved by the City of Goleta, including the Design Review Board, prior to approval of a Land Use Permit for each phase of development.

MONITORING: The City of Goleta shall inspect for all requirements prior to occupancy clearance.
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118. The applicant shall submit proof of exemption or a copy of the Notice of ( Intent to obtain coverage under the Construction General Permit of the · National Pollutant Discharge Elimination System issued by the California Regional Water Quality Control Board. (Mitigation Measure WR-1.6).

Plan Requirements and Timing: The applicant shall submit proof of exemption or a copy of the Notice of Intent and shall provide a copy of the required Storm Water Pollution Prevention Plan (SWPPP) to PES for review and approval prior to approval of a Land Use Permit for each phase. A copy of the SWPPP shall be maintained on the project site during grading - and construction activities.

MONITORING: PES shall review the documentation prior to approval of a Land Use Permit for each phase. City of Goleta staff shall site inspect during construction for compliance with the SWPPP.
119. Best available erosion and sediment control measures shall be implemented during grading and construction. Best available erosion and sediment control m~asures shall include but not be limited to the use of sediment basins, gravel bags, silt fences, geo-bags or gravel and geotextile · fabric berms, erosion control blankets, coir rolls, jute net and straw bales. Drainage channel inlets shall be protected from sediment-laden waters by use of inlet protection devices such as gravel bag barriers, filter fabric fences, block and gravel filters, and excavated inlet sediment traps. Sediment control \,. 227
Exhibit C-2, Conditions of Approval
measures shall be maintained for the duration of the grading period and until graded areas have been stabilized by structures, long-term erosion control measures, or landscaping. (Mitigation Measure WR-1.7).

Plan Requirements and Timing: Erosion and sediment control measures shall be located and detailed on the erosion and sediment control plan. The erosion and sediment control plan shall be submitted with grading and drainage plans to PES for review and approval prior to approval of a Land Use Permit for each phase. The plan shall be implemented prior to commencement of grading and construction of each phase.

MONITORING:· City of Goleta staff shall site inspect prior to the commencement of, and as needed, during all grading and construction activities.
120. Stabilized project site construction entrances and exits shall be installed to prevent sediment from being tracked off of the construction site. Stabilizing measures shall include but not be limited to the use of gravel pads, steel rumble plates, temporary paving, etc. Any sediment or other materials tracked off site shall be removed the same day as they are deposited, without the use of water washing. (Mitigation Measure WR-1.8).

Plan Requirements and Timing: The stabilized entrances/exits shall be located and detailed on the grading and drainage plans. Non-washing methods shall be listed as construction contractor specifications on the grading and drainage plans. The grading and drainage plans shall be submitted to PES for review and approval prior to approval of a Land Use Permit for each phase. The stabilized entrances/exits shall be installed prior to initiation of grading, maintained for the duration of the grading period, and until graded areas have been stabilized by structures, long-term erosion control measures, or landscaping.

MONITORING: City of Goleta stall shall site inspect prior to the commencement of, and as needed, during all grading and construction activities.
121. All graded areas outside of proposed structural footprints shall be vegetated within two (2) weeks of grading completion in those areas, unless it is demonstrated that landscaping would preclude access to adjacent construction activities. Geotextile binding fabrics shall be used if necessary to hold slope soils until vegetation is established. (Mitigation Measure WR-

1.9).

Plan Requirements and Timing: The measure shall be identified as a note on the landscaping and grading plans. The landscaping and grading plans shall be submitted to the City of Goleta, including the Design Review Board, for review and approval prior to approval of a Land Use Permit for each 228
Exhibit C-2, Conditions of Approval
phase. The landscaping shall be installed and reviewed and approved prior to issuance of Occupancy Clearance.

MONITORING: City of Goleta staff shall site inspect during grading to ensure compliance with this measure.
122. During construction, washing of concrete trucks, paint, equipment, or similar activities shall occur only in areas where polluted water and materials can be contained for subsequent removal from the site. Wash water shall not be discharged to the storm drains, street, drainage ditches, creeks, or wetlands. Areas designated for washing functions shall be at least 100 feet from any storm drain, waterbody, or sensitive biological resources. The location(s) of the washout area(s) shall be clearly noted at the construction site with signs. (Mitigation Measure WR-1.10).

Plan Requirements and Timing: The applicant shall designate a washout area, acceptable to PES, and this area shall be shown on the grading and building plans. PES shall review the wash off area location as designated on all plans prior to approval of a Land Use Permit for each phase. The washout area(s) shall be in place and maintained throughout construction.

MONITORING: City of Goleta staff shall check plans prior to approval of Land Use Permits and site inspect throughout the construction period to ensure proper use and maintenance of the washout area(s). 123. Concrete, asphalt, and seal coat shall be applied during dry weather to prevent storm water contamination during roadwork or pavement construction. Storm drains and manholes within the construction area shall be covered when paving or applying seal coat, slurry, fog seal, etc. (Mitigation Measure WR-1.11 ).

Plan Requirements and Timing: These requirements shall be specified on the grading and building plans submitted to PES for review and approval prior to approval of a Land Use Permit for each phase.

MONITORING: P&D shall site inspect, as needed during construction. 124. Construction materials and waste such as paint, mortar, concrete slurry, fuels, etc. shall be stored, handled, and disposed of in a manner that minimizes the potential for storm water contamination. (Mitigation Measure WR-1.12).

Plan Requirements and Timing: Bulk storage locations for construction materials and any measures proposed to contain the materials shall be shown on the grading plans submitted to PES for review and approval prior to approval of a Land Use Permit for each phase.
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Exhibit C-2, Conditions of Approval
MONITORING: City of Goleta staff shall site inspect prior to the commencement of, and as needed, during all grading and construction activities.
125. To minimize pollutants impacting downstream waterbodies or habitat, storm drain filters/inserts, inline clarifiers, or separators shall be installed in the project area storm drain inlets and/or paved areas. The filters/inserts shall be maintained in working order. (Mitigation Measure WR-1.13).

Plan Requirements and Timing: Prior to approval of a Land Use Permit for grading for each phase, the applicant shall submit grading and building plans identifying the type and location of filters/inserts to Planning & Environmental Services for review and approval. The location of such filters/inserts shall be noted on grading and building plans. Filters/inserts shall be installed prior to occupancy clearance for each phase and shall be cleaned using approved methods at least twice a year, once immediately prior to November 1st (i.e. before the start of the rainy season) and once in January. (Additional maintenance/cleaning may be · required by Planning & Environmental Services and/or Community Services).

MONITORING: Planning & Environmental Services and/or Community Services staff shall site inspect periodically throughout the construction phase to ensure proper installation. Records of maintenance shall be maintained by the landowner and shall be submitted to Planning & Environmental Services on an annuai basis prior to the start of the rainy season and for five years thereafter. After the fifth year the records shall be maintained by the landowner and be made available to Planning & Environmental Services on request. Planning & Environmental Services staff shall review the maintenance records and site inspect as needed following completion of construction to ensure periodic cleanout. 126. Temporary storage of construction equipment shall be limited to a 50 by 50 foot area in a location approved by Planning & Environmental Services.

Such equipment storage sites shall be located at least 100 feet from any water bodies. (Mitigation Measure WR-1.14).

Plan Requirements and Timing: The grading and erosion and sediment control plan(s) shall be submitted for review and approved by Planning & Environmental Services prior to approval of a Land Use Permit for each phase. The plan(s) shall be designed to address erosion and sediment control during all phases of development of the site. The applicant shall notify Planning & Environmental Services prior to commencement of grading.

Components of the grading plan shall be implemented prior to occupancy clearance. Erosion and sediment control measures shall be in place throughout grading and development of the site until all disturbed areas are permanently stabilized.

MONITORING: City of Goleta staff shall photo document revegetation and ensure compliance with plan and monitor technical aspects of the grading activities.
127. To prevent illegal discharges to the storm drains, all on-site storm drain inlets, whether new or existing shall be labeled to advise the public that the 230
Exhibit C-2, Conditions of Approval
storm drain discharges to the ocean (or other waterbody, as appropriate) and that dumping waste is prohibited (e.g., "Don't Dump-Drains to Ocean").

The information shall be provided in English and Spanish. (Mitigation Measure WR-1.15).

Plan Requirements & Timing: The location of storm drain inlets shall be shown on site, building and grading plans prior to approval of a Land Use Permit for each phase. Labels shall be installed prior to occupancy clearance. Standard labels are available from Santa Barbara County Public Works, Project Clean Water. Other label designs shall be shown on the plans and submitted to Planning & Environmental Services for approval prior to approval of a Land Use Permit for each phase.

MONITORING: Planning & Environmental Services staff shall site inspect prior to occupancy clearance.
128. A permanent biofilter/bioswale system shall be constructed to treat storm water runoff from the site. The biofilter/bioswale system shall be designed by a registered civil engineer specializing in water quality or other qualified professional to ensure that the retention time of water and the plants selected are adequate to reduce concentrations of the target pollutants. Where feasible, local plants sources (i.e., collected from the watershed or propagated from cuttings or seed collected from the watershed) shall be used in the biofilter. Invasive plants shall not be used in the biofilter. Biofilters shall not replace existing riparian vegetation or native vegetation unless otherwise approved by Planning & Environmental Services. (Mitigation Measure WR-

1.16).

Plan Requirements & Timing: The applicant shall include the biofilter design, including the plant palette and the source of plant material, on the . grading and drainage and landscape plans, and depict it graphically. The applicant shall submit a maintenance plan for the biofilter to Planning & Environmental Services for review and approval. A performance security will. be required to ensure installation and a five-year maintenance period.

Long-term maintenance shall be the responsibility of the landowner.

Maintenance requirements shall be specified in the in a maintenance program submitted by the landowner. The plans and a copy of the long-term maintenance program shall be submitted to Planning & Environmental Services for review prior to approval of a Land Use Permit for each phase.

MONITORING: Planning & Environmental Services staff shall site inspect for installation and periodically inspect for maintenance throughout the five-year performance period. Performance security release requires Planning & Environmental Services approval.
129. The landowner shall be responsible for the long-term maintenance of the water quality conditions of approval. (Mitigation Measure WR-1.17).

Plan Requirements & Timing: The proposed maintenance responsibilities and schedule shall be included in the maintenance program submitted by the landowner. The maintenance program shall be submitted for review by Planning & Environmental Services and Community Services prior to approval of a Land Use Permit for each phase. Annual records of the ( 231
Exhibit C-2, Conditions of Approval
maintenance activities shall be maintained by the landowner and submitted to Planning & Environmental Services upon request.

MONITORING: Planning & Environmental Services staff shall review the maintenance records and/or site inspect, as needed. All costs for the maintenance program shall be borne by the landowner. ·
130. A parking lot cleaning program shall be developed and implemented. The program shall include the following elements: (Mitigation Measure WR-

1.18).
a. Removal of litter;
b. Spot cleaning of oil, fuel, and other automotive leaks; c. Vacuum sweeping on a quarterly basis;
d. Inspection and cleaning of storm drain inlets and catch basins before November 1st and in January of each year;
e. Posting of signs prohibiting littering, oil changing, and other automotive repairs;
f. Debris removed from the catch basins shall be analyzed and disposed of accordingly.

Plan Requirements & Timing: The cleaning program shall be submitted to Planning & Environmental Services for review and approval prior to approval of a Land Use Permit for each phase. The location of the signs and the requirement for storm drain cleaning shall be included on the site and building plans submitted to Planning & Environmental Services.

MONITORING: City of Goleta staff shall site inspect prior to occupancy clearance to verify compliance and shall. respond to complaints. The landowner shall maintain annual records of the storm drain cleaning and make them available for review by Planning & Environmental Services staff on request.
131. The parking area and associated driveways shall be designed to minimize degradation of storm water quality. Best Management Practices (BMPs) such as oil/water separators, sand filters, landscaped areas for infiltration, basins, or equivalent BMPs shall be installed to intercept and effectively prohibit pollutants from discharging to the storm drain system. The BMPs selected shall be maintained in working order. The landowner is responsible for the maintenance and operation of all improvements and shall maintain annual maintenance records. (Mitigation Measure WR-1.19).

Plan Requirements & Timing: The location and type of BMP shall be shown on the site, building and grading plans. The plans and maintenance program shall be submitted to Planning & Environmental Services for review and approval prior to approval of a Land Use Permit for each phase.

MONITORING: City of Goleta staff shall site inspect to verify installation per the approved plans prior to occupancy clearance. The landowner shall make annual maintenance records available for review by Planning & Environmental Services upon request.
232
Exhibit C-2, Conditions of Approval
132. The applicant shall provide a Can and Will Serve letter to each lot from the Goleta Water District prior to recordation of the tract map and a Can and Will Serve Letter for each phase of development indicating that adequate water service is available to serve the project. (Mitigation Measure WR-1.20).

Plan Requirements and Timing: The applicant shall provide a copy of the Can and Will Serve letter to the City of Goleta prior to recordation of the final map and prior to approval of a land use permit for each phase.

MONITORING: The City of Goleta shall verify acceptance of the Can and Will Serve letter.

GENERAL CONDITIONS
133. us ARMY CORPS OF ENGINEERS REQUIREMENT: The applicant shall obtain applicable U.S. Army Corps of Engineers permits or a waiver for any project activity under that agency's jurisdiction.

Plan Requirements and Timing: A copy of permits or waiver sha!! be submitted to the City. of Goleta prior to approval of a land use permit for each phase of development.

Monitoring: The City of Goleta shall ensure compliance prior to land use permit approval for each phase of development.
134. CA DEPARTMENT OF FISH AND GAME REQUIREMENT: The applicant shall obtain applicable California Department of Fish and Game permits or a waiver for any project activity under that agency's jurisdiction.

Implementation and Timing: A copy of permits or waiver shall be submitted to the City of .Goleta prior to approval of a land use permit for each phase of development.

Monitoring: The City of Goleta shall ensure compliance prior to land use permit approval for each phase of developmen.
135. Prior to approval of a land use permit for grading and/or installation of site improvements, all applicable conditions shall be printed on grading and/or site improvement plans.
136. Prior to land use permit approval for each phase of development, preparation of a Monitoring and Compliance Program (MCP) shall be funded by the applicant and submitted to the City of Goleta for review and approval. The MCP shall at minimum· include the following:
a. All conditions imposed on this project and the impact areas they are mitigating by subject area. (-
233
Exhibit C-2, Conditions of Approval
b. A plan for coordination and implementation of all conditions and the plans and programs required therein.
c. A description of all measures that will be implemented to assure compliance, including field monitoring, data collection, management and coordination of all field personnel and feedback to field personnel and affected agencies. Contractor feedback
responsibilities include weekly, monthly, and/or quarterly reports (as specified in the MCP) to be prepared throughout grading and construction. These shall include status of development, status of conditions, incidents of non-compliance and their results and any other relevant or requested data.
d. The MCP preparer and contractor shall be selected by the City of Goleta. These individuals shall be under contract and responsible to .the City of Goleta. All costs shall be funded by the applicant.

The MCP contractor shall appoint at least one Onsite Monitor (OM) responsible for overall monitoring, but shall employ as many qualified specialists as necessary (as determined by the City of Goleta) to oversee specific conditions (e.g., archaeologists, biologists). In addition, the OM has the authority and the ability to ensure compliance with all project conditions and to stop work in an emergency. The MCP shall also provide for any appropriate procedures not specified in the conditions of approval to be carried out if they are necessary to avoid environmental impacts. e. Planning and Environmental Services Permit Compliance shall oversee the MCP. In addition to funding the MCP, the Developer shall pay Permit Compliance fees prior to approval of a Land Use Permit for grading/installation of tract improvements.
f. The decision of the Director shall be final in the event of any dispute.
137. Prior to approval of a Land Use Permit for grading/installation of site improvements and/or structural development for each phase of development, the applicant shall pay all applicable City of Goleta permit processing fees in full.
138. The applicant shall pay the statutory school fees in effect at the time of issuance·of building permits to the appropriate school districts and/or shall mitigate school impacts by other measures consistent with state law.

Implementation and Timing: The applicant shall submit final square footage calculations and a copy of the fee payment to the school districts prior to issuance of building permits.

Monitoring: The City of Goleta shall ensure payment prior to issuance of building permits.
139. No permits for construction, including grading, shall be issued except in conformance with an approved Final Development Plan. The size, shape, arrangement, use, and location of buildings, walkways, driveways, parking areas, and landscaped areas shall be developed in conformity with the 234
Exhibit C-2, Conditions of Approval
approved development plan marked Exhibits 1-4, dated April 30, 2007.

Substantial conformity shall be determined by the Director of Planning and ( Environmental Services.
140. All work within the public right-of-way, including but not limited to utilities and grading, shall be explicitly noted on the building plans. The applicant shall obtain all necessary encroachment permits from the City of Goleta Community Services Department prior to issuance of building permits for all work and construction that encroach within or over the public right-of way, including, but not limited to, water meters, backflow devices, signs, and curb/gutter/sidewalk improvements.
141. Prior to the start of any work on-site, the applicant shall request and attend a preconstruction meeting that includes monitor(s), project superintendent, architect, subcontractors, as well as City representatives including Planning and Environmental Services and Community Services. 142. Any temporary building, trailer, commercial coach, etc. installed or used in connection with construction of this project shall comply with the requirements of Section 35-281 of the City's Inland Zoning Ordinance. 143. Prior to any use of the project site or business activity being commenced thereon, all Conditions of Approval shall be completed to the satisfaction of the City of Goleta Planning and Environmental Services Department.

The site and buildings shall be inspected for compliance prior to the issuance of a certificate of occupancy for each phase of development. 144. All landscaping and associated landscape utilities within the public right of ( way along the property frontages of Hollister Avenue and Los Cameras Road including the adjacent landscaped medians shall be maintained by the property owner.
145. All trees planted or preserved in accordance with this approval shall be trimmed and maintained per guidelines established and approved by the International Society of Arboriculture (ISA). Any pruning of trees, other than light pruning of no more than 25 percent (25%) of the foliage within any one growing season, requires review and approval of the City of Goleta prior to commencement of the work.
146. The final map shall be prepared by a licensed land surveyor or registered civil engineer in conformance with current Subdivision Map Act requirements and in conformance with the requirements of City of Goleta Subdivision Regulations.
147. No permit for development pursuant to this vesting tentative map, including grading, shall be issued prior to recordation of the map. Grading associated with any permit for site remediation would not be subject to this restriction.
148. If the final map is revised, approval shall be in the same manner as for the originally approved vesting tentative map. If the development plan is altered, approval shall be in the manner required by ordinance. (
235
Exhibit C-2, Conditions of Approval
149. The Development Plan approval runs with the land and the rights and obligations thereo( including the responsibility to comply with conditions of approval, shall be binding upon successors in interest in the real property unless or until such permits are expressly abandoned.
150. On the date a subsequent Preliminary or Final Development Plan is approved for this site, any previously approved but unbuilt plans shall become nuH and void.
151. If the applicant requests a time extension for this permit/project, the permit/project may be revised to include updated language to standard conditions and/or mitigation measures and additional conditions and/or mitigation measures which reflect changed circumstances or additional identified project impacts.
152. Revised plans and building elevations incorporating all conditions of approval for this project shall be coordinated and submitted to the Planning and Environmental Services .Department as one package in . accordance with plan check requirements. All plans including site, · grading, landscape, irrigation, mechanical and street improvement plans shall be coordinated .for consistency prior to issuance of any permits (such as grading, encroachment, building, etc.) Any changes to the size, colors, construction materials, design or location of any structure on site, or other site or landscape improvements shall not be made without prior City approval.
153. The applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to comply with all pert"inent requirements herein in the City of Goleta Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City as well as hours of operation requirements in the City. 154. When exhibits and/or written conditions of approval are in conflict, the written conditions shall prevail. ·
155. The applicant shall pay all applicable developmenf impact fees pursuant to the approved Development Agreement.
156. Before using any land or structure, or commencing any work pertaining to the erection, moving, alteration, demolition, enlarging, or rebuilding of any building, structure, or improvement, the applicant shall obtain a Land Use Permit from the City of Goleta. These permits are required by ordinance and are necessary to ensure implementation of the conditions required by the decision makers. Before any perrnit will be issued by the City of Goleta, the applicant must obtain written clearance for each development phase from all departments/Agencies having conditions. Such clearance shall indicate that the applicant has satisfied all pre-construction conditions. A form for such clearance is available from Planning and Environmental Services.
236
Exhibit C-2, Conditions of Approval
157. Written clearance from the City of Goleta Community Services Department shall be obtained. Such clearance shall indicate that the applicant has satisfied all applicable conditions.

1. Prior to the recordation of Final Map, issuance of any Public Works permit or Building permit for the project on the Real Property:
(a) The Owner shall record a declaration for maintenance of the proposed private road or driveway or other private items such as shared sewer laterals, etc. which shall be reviewed as to form by the City Attorney and as to content by the Director of Community Services. Said agreement shall be recorded in the office of the County Recorder.
(b) The Owner shall submit public improvement plans for construction of improvements along the subject property .road frontage on Hollister Avenue and Los Cameras Road. Public Improvement Plans shall be submitted separately from Building Permit plans and shall include but not be limited to the following:
• All new and/or modified hardscape improvements (concrete curbs, gutters, access ramp(s), asphalt concrete, concrete pavement on aggregate base, limits of crack seal and slurry seal applications).
• All underground utilities, street and traffic signal lighting, drainage system improvements (curb side drop inlets, swales, culverts, etc.).
• Pavement marking plans showing all proposed directional and/or regulatory traffic control signs and markings.
• Landscape plans showing all landscaping and associated landscape irrigation/utility systems.
• Preservation and/or restoration of all . existing survey monuments,
The public improvement plans shall be prepared by a registered civil engineer and reviewed and signed by the City Engineer prior to issuance of building permits for the first phase of the project. (c) The Owner shall pay all development impact fees in accordance with the provisions of the project Development Agreement. (d) The Owner shall submit an executed Agreement for Land Development Improvements; an Engineer's Estimate, signed and stamped by a registered civil engineer, and securities for construction of improvements prior to execution .of the agreement. (e) The Owner shall submit an executed Agreement for the continued maintenance of the landscaping within the . public portion of (
(
(
237
Exhibit C-2, Conditions of Approval
Hollister Avenue and Los Cameras Road along the project's street frontage and adjacent landscaped medians.
(f) The Owner shall provide an Operations and Maintenance Procedure Plan (describing replacement schedules for pollution absorbing pillows, etc.) for the operation and use of all storm drain surface pollutant interceptors within the project limits or public right of way.
(g) Owner shall provide final hydrology calculations showing that on site drainage shall be detained up to a 25-year storm event; there shall be no net increase to any existing drainage conveyance system. This shall include any improvements made in the floodway/ floodplain.

2. Prior to recordation of the Final Map, the Owner shall covenant or offer to make a dedication for easement as shown on the approved vesting tentative subdivision map, or described below, subject to approval :as to form by the City Attorney and content by the Director of Community Services.
a) Street and utility easements over Parcels 17 and 18 for the benefit of all other parcels.
b) 10 foot sidewalk and utility easements on both sides of Parceis 17 and 18 for the benefit of all other parcels.
c) An additional 40 foot sidewalk easement on both Hollister Avenue and Los Cameras Road.

3. Prior to building permit approval, the Owner shall apply storm water quality control guidelines to the project per the Public Works Department Construction Project Best Management Practices.

4. Prior to issuance of the final Certificate of Occupancy for each respective phase, the Owner of the Real Property shall complete the following:
(a) Repair any damaged public improvements (curbs, gutters, sidewalks, etc.) subject to the review and approval of the Public Works Department.
(b) Public improvements as shown on the public improvement plans. 158. Compliance with Agency letters as follows:

A. COUNTY OF SANTA BARBARA AIR POLLUTION CONTROL DISTRICT, LETTER DATED APRIL 23, 2007. .

B. COUNTY OF SANTA BARBARA SURVEYOR, LETTER DATED APRIL 27, 2006.

C. GOLETA WEST SANITARY DISTRICT, LETTER DATED MARCH 13, 2006.

D. TRAFFIC SOLUTIONS, LETTER DATED APRIL 18, 2007.

E. COUNTY OF SANTA BARBARA FIRE DEPARTMENT, LETTER DATED APRIL 21, 2006.

F. SANTA BARBARA COUNTY ASSOCIATION OF GOVERNMENTS, AIRPORT LAND USE COMMISSION, LETTER DATED MAY 24, 2006.
238
Exhibit C-2, Conditions of Approval
159. A reciprocal parking/access agreement shall be recorded between parcels as applicable to provide for shared use of parking and access between the parcels.

Plan Requirements and Timing: An agreement shall be reviewed and approved by Planning & Environmental Services and the City Attorney and shall be executed prior to recordation of the tract map.

Monitoring: Planning & Environmental Services shall ensure compliance prior to recordation of the tract map.
160. No new signs are authorized with this permit. All signs require separate permits and shall comply with City of Goleta Chapter 35, Article I, Sign Regulations and with setbacks specified in Article Ill, Inland Zoning Ordinance.
161. The applicant shall be responsible for the completeness and accuracy of all forms and supporting materials submitted in connection with any application. Any errors or discrepancies found therein may constitute grounds for the revocation of any approvals.
162. The Vesting Final Tract Map approval runs with the land and the rights and obligations thereof, including the responsibility to comply with conditions of approval, shall be binding upon successors in interest in the real property unless or until such permits are expressly abandoned. 163. Developer agrees, as a condition of this approval, at developer's own (
expense, to indemnify, defend, and hold harmless the City and its agents, ( officers, and employees from and against any claim, action, or proceeding to attack, review, set aside, void or annul, in whole or in part, the City's approval of the vesting tentative map and development plan or any condition attached thereto or any proceedings, acts, or determinations taken, done or made prior to the approval that were part of the approval process.
164. In the event that any condition imposing a fee, exaction, dedication or other mitigation measure is challenged by the project sponsors in an action filed in a court of law or threatened to be filed therein, this approval shall be suspended pending dismissal of such action, the expiration of the limitation period applicable to such action, or final resolution of such action. If any condition is invalidated by a court of law, the entire project shall be reviewed by the City and no approval shall be issued unless substitute feasible mitigation measures are imposed.
165. Upon effectuation of the Final Development Plan, 37-SB-DP, for the Cabrillo Business Park site (073-450-005), any previously approved Development Plans for the site shall be superseded.
239
Apr 24 07 □ 2:16p SBC APCD
Santa Barbara County
Air Pollution Control District
April 23, 2007
Cindy Mo.ore; Project Planner
City of Goleta Planning & Environmental Services
13 0 Cremona Drive, Suite B
Goleta, CA 93117
80596188 □ 1
RE: CabrilJo Business Park: Recommended Conditions of Approval.

Dear Cindy,
The Santa Barbara County Air Pollu:f:ion Contr<?l District (APCD) recommends all air quality . mitigation measures listed in the City of Goleta's Final EIR for the Cabrillo Business Park project be made conditions of approval. ln addition, we have the following rec.ommendations.

Diesel particulate matter is classified as a carcinogen. To reduce the public health risk by particulate matter and oxides 9f~itrogen emissions from diesel-pqwered off-road and on-road_ construction equipment during proje"ct grading and construction, the following additional measure should be enfor-ced:
• Diesel catalytic converters, diesel oxidation catalysts and diesel particulate filters as certifiea and/or verit}ed by EPA or California shall be installed, if available.

Global climate change is a growing concern and a cumulative impact; a project participates in this potential impact through its incremental contribution combined with the cumulative increase of all other sources of greenhouse gases. Therefore, we strongly recommend that this project reduce emissions of greenhouse gases by incorporating green building technologies; increasing . energy efficiency at least.20% beyond Title 24 requirements; encouraging the use of transit, bicycling and walking and increased recycling.

Please ensure that all the above recommended measures are re-worded as conditions of project approval that are enforceable by the City of-Goleta, not the APCD; Af'.CD permits must be obtained if stationary sources including diesel powered back-up gerierator-s, heati:p.g and cooling equipment, and other qualifying equipment is installed for"this project. The APCD is responsibie for enforcing APCD rules, regulations and APCD permit conditions. Please contact me hy phone at 961-8893, or by e-mail: [email protected] have questions. ·
Sincerely, ·
-v#1V ;i~WuJ~
Vij~·a Ja~alamadaka, AICP
Air Quality Specialist ·
Technology and Environmental Assessment Division
cc: Project File: Goleta Cabrillo Business Park
TEA Chron File
\\SBCAPCD.ORGISHARES\GROUPS\PCAHf1'\PC,1CORR\GOLETA CAB.kiuo PARK CONDITIONS.DOC Terence E. Dressler Air Pollution Control Officer
p ~ 1
;o North San A_nlonio Road, Suite A Santa Barbara, CA· 93110 - www.sbcapcd.org . 805.961.8800 . 805.96LB8011(Si7c) 240
Memoran.dum
Date:

To:

From:

April 27, 2006
Cindy Mo.ore, Planner
Development Review Gommittee
City of Goleta, California
- Planning and Environmental Services
130 Cremona Drive, Suite B
Goleta, CA 93117
Jerry Mittermiller, County Surveyor's Office
Subject: Vesting Tentative Tract Map No. 01TRM-00000-00003 Cabrillo Business Park, APN 073-450-005 ·
CC: Michael Emmons, County Surveyor
Requirements of the Co!1nty Surveyor's Office
Pursuant to Section 66441 of the State Subdivision Map Act the Tract Map shall be based upon a field survey made iri c.onformity with the Professional Land Surveyors · Act. Furthermore, property lines shall be monum~nted .in accordance with Section 21- · 16 of said County Code.
0 I T.RM-03 _goleta _subn:vicw_
_Verytruly yours,
Michael B. Emmons
County Surveyor
(
199
241
0 P.O. B □ l( 4, Gala ta, CA 93116-0004
605 / 968-2c17 • FAX 605 / 562-89B7.

March 13, 2006
Troy A. White
Dudek & Associates
621 Chapa1a Street .

Santa.Barbara, CA 93101
RE: SEWER AV .AILABlLITYLETI'ERFOR APN: 073-450--005
ADDRESS: Cabrillo Business Center-Hollister Ave.·
' Dear Mr. White:

The property _referenced above APN# (073-450--005) is within the bqundarles of the Goleta West Sanitary District (GWSD).

Santa Barbara County sewer p □~cy and District Ordinance No. 60 xequin:s that any sewage generating uses constructed on this property be connected to a community sewer system:

Se~ capacity o:ffu..-ty-threa·(43) ERUinDµtrlctfa.cilil:ies is _presently available to serve the property, and is expected to be available to serve the :}ll"□perty if it js connected to the bistrict sewer system pmsuant to a District Sewer Service COI!Ilection Pemtlt within one ye;rr from the datii of tbis letter. The District makes no reprcsentition concerning sewer capaci!;y beyond t;he period st.atc:d above.

In order to &ccuie a Dl.trlct Sewer Service Connection Permit for the_pr□pcrty, it -will be .neces=y to comply with all District :reqnin:ments for the isSUllilce of a Conn~ Permit mcluding payment of illl reqmred fees. -In addition, sewer connection mast comply with the District's standard spc:ci:lications for sewer construction. ·· ··
Please c □ nfinii your acceptance of the teans and conditions ont'lined_he.rein by signing the acceptance stat~ent below. · ·
Sincerely,
~-b- ....... . ··- ---·· -~---- '":.1,. •• • t • • • _. •••• ~ PMr~Otov.11'.!00.0
\lSER.WRleoftta\Glll.liTAIIlOC!lMBNnM-..ilabilily 1,-=, &.-=-m'!,>mlllb!Illj,Lctlzrpatd Q'l34'DIJIISA= ·1·
201
242
April 18, 2007 ·
Cindy Moore
City of Goleta
130 Cremona Drive, Suite B
Goleta, California 93117
AP;? 1 6 7007
RE: Cabrillo Business Park: Condition of Approval
260 N. San Antcmio Rd., Suite B @
Santa Bsrbc--ra, CA 93110 @
Phone:a BOS.9~3,SA\ffe.@
F~: 805. 96l-B9i)1 @
• I ••·1·
~v,.;t,t.;.Traff'6Jltitions.infu@
Section TE-2 of the Goleta General Pla:n allows the City of Goleta to require as a condition of approval for large commercial· developments the adoption of a Transportation Management Plan, including objectives for trip reduction, coordination with Traffic Solutions, and the implementation and monitoring of Transportation Demand Management measures. The Cabrillo Business Park Environmental Proposed ·Final Impact Report, indicates that a Transportation Management Plan will be required and will be a condition of approval for the project (p. 5-51). Traffic Solutions recommends the follov.ing condition of approval in support at the Goleta General Plan for the above mentioned project: ·

1. The applicant shall submit a Transportation Management Plan in an effort to limit traffic congestion by reducing single occupancy vehicle (SOV) trips and shifting peak-hourv~hicle trips to off-peak hours. The Transportation Management Plan will include. an employer goal of having an average of 40% of employees commute using non-SOV methods and shall identify the specific measures that will be employed to accomplish trip reduction .including, but nqt limited to, the following: ·
a. Telecommuting.
b. Flexible work schedules, including compressed work weeks. c. Carpool incentives.
d. Provision ofbicycle lockers or other secure bicycle facilities. e. 50% transit pass and vanpool benefit for full time employees. f. Designation of orie Employee Transportation Coordinator per employer.

Plan Requirements and Timing: The Transportation Management Plan shall be reviewed and approved by the City of Goleta and Traffic Solutions prior to occupancy clearance of each development phase.

MONITORING: The City of Goleta ·shall ensure the plan is reviewed by staff and Traffic Solutions prior to occupancy for each phase of development. The approved plan shall be implemented and annual reports on the status and effectiveness of measures submitted to City @
A Di\lf:sion of the Senta Barbara County Association of Governments (
203
243
204
of Gqleta staff for review, With the assistance of Traffic Solutions staff, the approved plan shall be periodically updated to incorporate current Transportation Demand Management policies and procedures.

Traffic Solutions appreciates the opportunity to provide input for the Cabrillo Business Park and other commercial projects. If you have any_ questions or need to contact me for any reason, don't hesitate to call me at 805-961-8917.

Sincerely,
Kent Epperson
Director, SBCAG Traffic Solutions
' •.
. :
244
April 21, ~006
Fire Department
"Serving the co11mm11ity since 1926"
4410 Cathedral Oaks Road
Santa Barbara, CA 93110-1042
(805) 681-5500 FAX (805) 681-5563
John M. Scherrei
Fire Chief
: ... --. -- !
Ms. Cindy Moore, Planner
City of Goleta Planning Department
130-B / Cremona Drive·
Goleta, CA 93117
Dear Ms. Moore:
•• : .. :_· --: -:.: '!':. .- -~- •
SUBJECT: APN: 073-450-005; Permit#: 06GPC-37-SB-RZ/VITM-DP /CUP Site: 6767 Hollister Avenue, Goleta
Project Desa"iption: Cabrillo Business Park
The above project is located within the jurisdiction of the Santa Barbara County Fire Department. To comply with the established standards, we submit the following with ·the understanding that the Fire Protection Certificate application may invoive modifications, which may determine additional conditions.

PRIOR TO ERECTION OF COMBUSTIBLE BUILDING MATERIALS TIIE FOLLOWING CONDITTONS MUST EE MET:

1. All ac·cess ways (public or private) shall be i,nstalled and made serviceable. Roadway plans, acceptable to the fire department, shall be submitted for approval prior to any work b~g undertaken.

Access to this project shall conform to Santa Barbara County Piivate ;p.oad and Driveway Standard #1. Dead end access roads shall ter:mh1.ate with a fire department approved turnaround.
. .

Access ways shall be extended. to within 150 feet of all portions of the exterior walls of the first story of any building.

A nrinimum of 13 feet 6 inches of vertical clearance shall be provided and maintained for the life of the project for emergency apparahrs access. 2; Fir~ hydrants shall be installed. The number and location of the hydrants shall be determined by the fire department. Each hydrant shall flow 1250 gallons per minute at a _20 psi residual pressure. Prior to installation, plans showing locations, size and type of hydrants, valves, _main lines and lateral lines shall pe approved by the fue department.

Servi11g: The Cilie., of Buell tan and Ga/eta, and tl,e Communitie.s af Cosmalia, Cuyama, Gavlota, Hope llllncl~ Las Alamos, La. Olit-as, Mission Caeyon, M"a.rion Hill.r. Orcull: Santa Maria. Santa firer, Sisquor:, Ya11denberg Village. (
(
205
245
073-450-005 2 April 21, 2006 ·
PRIOR TO OCCUPANCY CLEARANCE THE FOLLOWING CONDITIONS MUST BE MET:

3. Building address numbers must be a rrtjnimum height of six (6) inches and a color contrasting to the background color. TI1e address number shall be elevated at least three (3) feet from the ground for clear visibility and easy directional identification. The numbers shall be visible from the access road when travcling in either direction. If the driveway is over 150 feet in length or the building is obstructed from view at the access road, numbers shall be posted at any driveway and road intersections as is necessru:y.

4. Portable fue extinguisher(s) are requil'ed and shall be in accordance with the Santa Barbara County Code Chapter 15, Article 1.

5. Stop work immediately and contact the County Fire Department, Hazardous Materials Unit (HMO) at 686-8170 if tjsual contamination or chemical odors are detected whlle implementing the approved work at this site. Resumption of work reqwes approval of theHMU.

6. When access ways· are gated a fire department approved locking system shall be installed. Please call .the Fire Prevention Division at 681-5523 for additional information· and application procedures.

7. An automatic fue sprinkler system must be installed. Fire sprinkler pl~ are required to be checked and approved by this department, prior to installation. Any system must be in compliance with Santa Barbar_a County Fire Department Standard #4. The fire department shall dete:mrine the location of any fire department connection (FDC) that may be required. ·

8. Payment of development impact fees is requir_ed. The fees shall be computed on each new building, inclu cling r:i:on-haJ:,itable spaces.

Fees will be calculated as follows:

Mitigation Fee at $.10 per square foot
Goleta Fees
•.
'
These conditions apply to the project as currently described. Future changes, including but not lmrlted to further division, change of occupancy, intensification of use, or increase in hazard classification, may require additional mitigation to comply with applicable development standards :in effect at the time of change. · In the interest of life and fire safety,
-~~~
Martin J olmson, Captain
Fire Prevention Division
c: APN/Cbron
206
246
santa barbara county association of governments
':·,·t--, ;·-~ .....JI
~ 260 North ~an Antonio Road., Suite B a Santa Barbara, CA e 9311 () ( Q Phone: 805/961-8900 " Fa;,~ 80S/961-8901 "www.s!;x:a9.org May 24,2006
Cindy Moore
Senior Planner
City of Goleta
130 Cremona Drive, Suite B
Goleta, CA 93117

CITY OF GOLETA
Cl>.UFORNIA
MAY 2 5 2006

RECEIVED
Re: Cabrrillo Business Park Consistency Determination with the Airport Land Use Plan Dear Ms. Moore:

At the May 18 Board meeting, SBCAG, serving as the Airport Land Use Commission (ALUC), reviewed the Cabrillo Business Park (CBP)" project for consistency with the Airport Land Use Plan (ALUP).

SBCAG determined that:

1. The structures in the Clear and Approach Zones are generally consistent with the ALUP

2. With respect to the care-taker unit in Building #3, the care-taker unit element of the CSP shall be a "security unit" and subject to conditions further imposed by the City of Goleta to insure it is consistent with the ALUP.

3. The remainder of the CSP proposal was consistent with the ALUP subject to the following specific conditions: ·
• Retention, at a minimum, of the 300-foot Airport Safety Corridor along tt,e extended runway centerline, the 400-foot Object Free Zone, and the 800-foot Object Free Area that provides a ouffer zone to allow pilots to land aircraft in case of emergencies. · • No significant quantities of hazardous materials such as flammables, toxic chemicals, and/or radioactive materials permitted in storage sheds.
• All exterior lightings associated with th~ CBP project should be of low-intensity, low-glare design and shielded to- avoid interference to aircraft operations in and out ~anta Barbara Municipal Airport. .
" "Notices of Airport in Vicinity" be provided to prospective tenants and all employees of all buildings indicating that the site will be regularly overflown by·a·variety of aircraft at low altitudes on their approach to or departure from Santa Barbara Municipal Airport and that associated with this are noise and accident risks that should be considered. " The Avigation easement be attached to every lease and the notice be disclosed to all employees . ., Associated with the approval of each phase of the development, applicant funded monitoring of existing permitted 1,1ses be conducted by the City of Goleta to ensure compliance with the terms of ALUC consistency conditions. .
" Overall square footage is limited to that evaluated in the EIR and that no conditional use permits be prov_ided for the following types of uses: school classrooms, day care and call centers, or other like uses.
" Noise insulation is provided on all proposed structures with daily and continuous uses by resident employees, i.e., buildings· other than the storage structures, to minimize noise intrusion of interior area to below 45 CNEL.
• All final plans for placing equipment on top of-structures would have to be consistent with the FAA determination of no hazard to air navigation findings
207
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247
. .

SBCAG staff appreciates the opportunity to work with you on this project. Should you have any· questions, please feel free to contact me or Bill Yim of my staff.. For bac~ground information on the recommended conditions consult the staff report far this project.

Sincerely, .

Michael G. Powers
Deputy Director
Cc:
208
Russ Goodwin, Sares Regis
Peter Brown, Hatch and Parent .

Laurie Owens, Santa Barbara Municipal Airport
Ron Bolyard, Caltrans Division of Aeronautics
-. -.
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CABRILLO BUSINESS PARI(. DECKERS AHENDED DP

SUHHARV OF PROPOSED SITE DEVELOPHENT PHASING
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Traffic ·
Mltl atlon Location Jurisdiction
Prolect Soeclflc
TR-1 Slorke N, of Hollister Cl! or Golela
TR-2 Los Camaros • Hollisler la 1000' Cily or Golela south of HcUlsler TR-2 Los Carneros • 1000• South of Cily of Golela Hollisler lo Cfiy Uml1 TR-3 Los Gameros • Clly Lfmll lo El Counly SB Coleolo
TR-5 Los Carneros and U.S. 101 SB City of Golela Ramns
TR-6 Los Gameros and Calle Koral Cltv or Goleta
TR-7 Los Carneros and El Cole lo Counlv SB
TR-B Cabrlllo Park Drive and Hollisler City or Golela
TR-9 Cabrillo Park Drive and Los City of Goleta Cameras Cumulatfve w/o Phelps\
TR-12 Starke N. or Hollister Cllv or Goleta
TR-13 Los Cameras • Hollister la Clly Clly or Galela Umll TR-14 Los Carneros • Clty Limit to El Coun1y SB Colealo TR-I6 Cabrillo Park □ riv"' and Ho/lisler CiJv of r.olela TR-17 Starke i'lnrl Holllsler Ctly or Golela
TR-I8 Los GnrnAros nnd U.S. IQ I SB Cily or GolP.la Rc1mas TR-I9 Los G.irneros ,:ind Calli? Koral Gi1v or Gole!a
TR-20 Los Carneros and HnllislP.r Cily nl GalP.ta
TR-2I Cabrillo Park Drive and Los Cl1y or Golel,:1 Cameras Cumulatlvn (wl Phelps)
TR,22 Los C;1rneros • Hollisler lo Cily City or Golela Umi1 TR-23 Los Garneros • City limit lo El City or Goleta Cnleoio TR,25 C~brillo PMk Drive .-:md Hollisler Clly or Gole1.:i TR-26 Slorkc and I-lollisler Cllv or Golela
TR-27 Cabrillo Park OrlvP. and Los City or Goleli'I Carnr.ros TR-28 Los Cameras and Mesn Counly SB
Notes:

Tit:'= Trame lmpac;I Fees
06/02/2011
EXHIBIT E2-2
Cabrillo Business Park /CSP-Deckers ADP)
Traffic Mitigation Cost Summary
GTIP Project
Hem GTIP Total GTIP Unfunded (Non-GTIP)
Mltloatlon • Casis Costs Costs
Widen roadway, narrow
raised median and reslrioe $ d57 000 $ d57 000 $
Widen Los Cameras from 2
lo 4 lanes, $ 1 455 000 $ 1 119 500 $
Widen Los Cameras from 2
lo 4 lanes. s 1 455 000 $ 1 119 500 $
Widen Los Gameros rrom 2 R1d lo J lanes s 632 920 $ J16 460 s Add righl 1um poc;kel ror NB 19 Los Gameros $ 7915000 $ 949 800 s Add Jrd NB lhrouoh lane $ 380 000 $' 380 000 $
See TR-3 s $ $
Install traffic; slonal s $ $ 350,000
tnstall 1ramc signal, wilh $ northbound lert lum lane $ S 350 000 Project Specific
Mltlaatlon Sub-Total S 12 294,920 $ 4,Jd2 260 s 700 ODO See TR- I
See TR-2
See TR-J
.see R-8
A. Aclrl lhird easlbound IP,rl
tum Ian~ 16 8. SB nnd wa lrer? righl
MIii MfA NIA
lurn Innes
See TR-5
Sec TR•fi
Al"ld northhounr:I and
weslbaund double IP.II 111rn IJ MIA NIA NIA
lanes
See TR-9
See TR-2
See TR-J
See TR-fl
See TR.17
See TR.O
Add tefl Iurn nockeli; nn Lni;
Carneros .ind rlghl lurn 18 $ 9J7,QGd
'
d60,5J2
' lanes In all approachfls
TOTAL S 1J,2J1,984 $ d,810,792 S 700,000

CSP CSP
Reimbursable Non•Rolmb, Triggering
% Share TlF Credit Costs ,•Costs Phase

10.5% $ $ 409 015 s 47985 5
1J.2% $ $ 971 726 $ 147 774 ,
1J.2% S $ 97.1 726 $ 1,17 774
'

1.3% s s 4114 7

10.GDA, $ 849 121 s; $ 7

47.3% $ $ 200 260 $ 179 740 1

1.5% $ $ $ 4 747 3
100.0% $ $ $ 350 000 1
100.0% 5i $ s 350 000 4
s 849,121 s 2,552,727 S 1 2J2,1J4

TIF NIA

MIA TIF NIA
MIA

TIF MIA

TIF MIA
MIi\ TIF
NIA

TIF NIA

TIF NIA
TIF NII\

2.0% ,i !-l,J71
S 849,121 S 2,552,727 $ 1,241,505
~ite: f'lbl•E2fT,i!lflt,Millpatlonl .. :1011.or;,n:1 ,1~, 254
(
\_ )
/'
,/
\
255

RECORDING REQUESTED BY

AND WHEN RECORDED MAIL T
City of Goleta
130 Cremona Drive, Suite B
Goleta, CA 93117
Attn: City Clerk

CITY OF GOLETA
CALIFORf\llA
L DEC 1 1 2013 J

RECEIVED
Exempt Recording Per Government Code Sections
6103 and 27383
II IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I Ill
2013-0076544
Recorded I REC FEE 0.00 Official Records I County of I
Santa Barbara I Joseph E. Holland I
County Clerk Recorder!
I
I AL
08:12AH 05-Dec-2013 I Page 1 of 19
Space Above this Line for Recorder's Use
SECOND AMENDMENT TO DEVELOPMENT AGREEMENT BY AND BETWEEN:

CITY OF GOLETA AND SANTA BARBARA REAL TY HOLDING COMPANY, LLC, SANTA

BARBARA REALTY DEVELOPMENT, LLC
DATED: OCTOBER 15, 2013
256
i
!

CITY OF GOLETA

CALIFORNIA
l
NOV 2 6 2013

OND AMENDMENT TO DEVELOPMENT AGREEMENT
RECE"'~ BET EEN CITY OF GOLETA, SANTA BARBARA REALTY HOLDING L-_ _:_:;::..=..=:..:....,;._..-ee~"A'NY, LLC, SANTA BARBARA REAL TY DEVELOPMENT, LLC DATED: OCTOBER 15, 2013
THIS SECOND AMENDMENT ("AMENDMENT") TO THE DEVELOPMENT
AGREEMENT DATED MAY 7, 2007 is entered into this 15th day of October, 2013 by and between the City of Goleta, a general law city and municipal corporation ("City"), Santa Barbara Realty Holding Company LLC, a Delaware limited liability company, and Santa Barbara Realty Development, LLC, a Delaware limited liability company (collectively "Owner"). The Parties agree as follows:

1. Recitals. The Parties enter into this Amendment with reference to the following facts and objectives:

A. City and Owner previously executed a Development Agreement dated May 7, 2007 and adopted by Ordinance 07-04, Operating Memoranda Nos. 1 (dated January 8, 2008) and 2 (dated November 26, 2008), and a First Amendment to Development Agreement dated June 21, 2011 and adopted by Ordinance 11-03 (collectively, the "Agreement") regarding development of the Cabrillo Business Park project ("Project") on real property described in attached Exhibit A, which is incorporated by reference, pursuant to Government Code§§ 65864, et seq.; B. Section 6.01 of the Agreement provides that the Agreement may be amended by mutual consent of the parties;
C. This Amendment is needed to incorporate a Specific Plan into the Agreement and to accelerate the schedule under which certain public improvements and benefits are provided pursuant to the Agreement, as well as to modify the Agreement as preconditions for the pending sale by Owner to the Regents of the University of California ("Regents") of the real property described in attached Exhibit B and hereafter referred to as the "UCSB Facilities Property.";
D. Consistent with the provisions of the Agreement, this Amendment was considered by the Planning Commission and City Council; E. City determined that the necessary amendments to the Development Agreement can be appropriately effectuated through this Amendment.

2. Amendments to Agreement. This Amendment amends the provisions and application of the Agreement, as set forth below:

A. The Specific Plan (12-163-SP) adopted by Ordinance No. 13-04 on 2 037855\0001\10426845. 13
257
October 15, 2013 is incorporated by reference as if fully set forth. Because the Specific Plan is too voluminous to be included as an attachment to this Amendment, it is incorporated by reference only; a true and correct copy of the Specific Plan incorporated by reference is attached to Ordinance No. 13-04. The Specific Plan provides the procedures by which the vested rights for development of the Project granted pursuant to section

3.02 of the Agreement are implemented.

B. A new subsection v. is added to Section 3.03 of the Agreement to read as follows:
"v. Specific Plan 12-163-SP applies to the Project and governs the manner by which permits are issued for developing the Property." C. Subject to subsection 2(E), Owner agrees to advance construction of required Project infrastructure and site development improvements to within one year of recording Exhibit E to this Second Amendment to Development Agreement, with said infrastructure and improvements being described generally as follows:
• construction of all Recreation Area improvements located within Lot 16,
• construction of the Pedestrian Trail system located within Lots 15 and 16,
• construction of Phase II of the Wetlands Remediation and Expansion program within Lot 15,
• construction of roadway improvements to Coromar Drive south of Hollister Avenue consisting of installation of curb, gutter, sidewalk, landscape parkways, and backbone utilities, and • construction of roadway improvements associated with
Navigator Way located on Lots 14, 21 and 22.

Owner further agrees that, subject to the provisions of subsection 2(E), Owner will construct landscaping, entries and fencing along the perimeter of the UCSB Facilities Property as approved by City.

D. Subject to subsection 2(E), the UCSB Facilities Property is removed from the Project. The area of the Project as described in Recital G of the Agreement is amended from 92.25 acres to approximately 84.50 acres.

Consequently, the UCSB Facilities Property is no longer subject to the Agreement and Project Development Plan (37-SB-DP and subsequent amendments, including associated Conditions of Approval), and no longer holds entitlements or obligations thereunder. The total development authorized under the Cabrillo Business Park Development Plan, as reflected in 12-028-DPAM (approximately 948,348 square feet), remains available for development on the remaining 84.50 acres of Project real 3 037855\0001\10426845.13
258
property area.

E. The effectiveness of subsections C and D of this Section is expressly subject to both of the following conditions precedent: (i) City's approval of Lot Line Adjustment 13-064-LLA (an adjustment of the lot line between Lots 9 and 10 within the Project, as depicted in Exhibit C; and (ii) close of escrow whereby Owner sells the UCSB Facilities Property to Regents.

Concurrent with close of Escrow, a document acknowledging the effectiveness of subsection 2(0) of this Amendment with regard to the UCSB Facilities Property in the form attached as Exhibit E hereto, which is incorporated by reference, must be recorded with the Office of the Recorder for the County of Santa Barbara. Should the conditions precedent fail to occur within a period of one (1) year from the date of City Council approval of this Second Amendment to Development Agreement, subsections 2(C) and 2(0) of this Section will be rendered null and void.

Should that occur, Owner will record a Notice reflecting such occurrence with the Office of the Recorder for the County of Santa Barbara.

F. The Agreement is amended by substituting attached Exhibit D-3 (Summary of Proposed Development Phasing), which is incorporated by reference, in the place of Exhibit D-2 to the First Amendment of the Agreement.

G. Fees for retail, research and development (non-retail), light industrial, self storage, and warehouse land uses must be calculated per thousand square feet as provided in Exhibit E1-2 of the Development Agreement, consistent with section 3.09 thereof. For all other land use types, base fee amounts are those fees in effect as of the date of execution of the Development Agreement (May 7, 2007), subject to automatic annual adjustment as provided in section 3.09 of the Development Agreement.

Definitions for all land use types are as provided in the Institute of Transportation Engineers Trip Generation Manual (ih Edition), which was in effect on May 7, 2007.

H. When imposing conditions of approval/mitigation measures ("conditions") for a Project Clearance approval consistent with the Specific Plan, the Director of Planning and Environmental Review, or applicable decision maker, cannot include within such conditions Conditions 1 through 24, inclusive, of Development Plan Amendment 12-028-DPAM (the FUR Building B project), which are applicable only to Lot 20 of Cabrillo Business Park.

I. Subsections A, B, F, G, H and J of this Section 2 will remain in full force and effect notwithstanding any failure to occur of the conditions precedent set forth in subsection E.

J. Except as otherwise provided in the Agreement, Owner is subject to the 4 037855\0001\10426845.13
259
Specific Plan as it exists on the date this Amendment becomes effective.

Any subsequent amendment to the Specific Plan by City will not be effective as to Owner except with Owner's written consent as evidenced by an amendment to the Agreement.

3. No Other Amendments. Except as set forth above, the Agreement remains unchanged and in full force and effect.

IN WITNESS WHEREOF, City and Owner have executed this Second Amendment to Development Agreement as of the date first hereinabove written.

OWNER CITY

SANTA BARBARA REAL TY CITY OF GOLETA
DEVELOPMENT, LLC a Delaware limited
liability company
By: SRG Santa Barbara LLC,
a Delaware limited liability company, By: Roger S. Aceves, Mayor Managing Member
By: Hagestad Enterprises, a California
general partnership, its Operating
Member
By: Hagestad Management Compa1J,,y,7a
California corporation, its Map-aging
Generz~,~,,,fartner 1/ .
/'
,/ (/__J__/
i/
By: Russell Goodm ·
Its: Vice Presiden
037855\0001 \10426845.13
ATTEST
By: Tim W. Giles, City Attorney
5 260
OWNER

SANT A BARBARA REAL TY HOLDING
COMPANY, LLC a Delaware limited
liability company
By: SRG Santa Barbara LLC,
a Delaware limited liability company,
Managing Member
By: Hagestad Enterprises, a California
general partnership, its Operating
Member
By: Hagestad Management Company, a
California corporation, its Managing
Gen/~:~/er . /
~1 ~~--~
By: Russell Goodrp,a ,.

Its: Vice Presig,e1'1t 1
Attachments:

Exhibit A Legal Description of Cabrillo Business Park Property Exhibit B Legal Description of UCSB Facilities Property Exhibit C Lot Line Adjustment Exhibit
Exhibit D-3 Summary of Proposed Development Phasing
Exhibit E Revocation of Entitlements Granted and Obligations Imposed by Specific Plan, Development Plan, and Development Agreement for Parcel of Real Property 6 037855\0001\10426845.13
261

ACKNOWLEDGMENT

STATE OF CALIFORNIA )
·~t!\ )) ss COUNTY OF ~~ "-'
On ...i....,,.=1.L..!<!,~J.. - -...J ~,,,;:;. ~"--~_ --.._-41 =2~0,._,1...,;~, b_e_fo_r_e_m_e-,-pli..th' buv'bct..c,,h.. , Notary Public, personally appeared ~ cl , ·\ov\._. , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument, the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing para ph is true and correct.
(SEAL)
Notary Public

STATE OF CALIFORNIA

ACKNOWLEDGMENT
)
) ss
COUNTY OF --=-....c...._i...=.=.a: _____ _,,
On ~W\. b<A 2,("° CLUl- , Notary Public,
personally appeared -~aL..,,,!3..&.d--...i....l.J.I....U!.C;.J~~=::._--, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument, the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PEN L TY OF PERJURY under the laws of the State of California that the foregoing paragr,. h is true and correct.

WITNESS my ha d nd official seal.
(SEAL)
Notary Public
7 037855\0001\10426845. 13
262

ACKNOWLEDGMENT

STATE OF CALIFORNIA
COUNTY OF £A~ 8ili1Z~
)
) ss
)
On {\IO~.tm\XiY1ll 2013, before me, Ash ~y C' ':fiD(LS 'Notary Public, personally appeared ~(,{ S. &vl...b , who proved to me on the basis of satisfactory evidence to bet person~whose name~is/cy:;e subscribed to the within instrument and acknowledged to me that he/she.lthoy executed the same in his/he1/tl 1ei( authorized capacity(~), and that by his/her-/-tl'leir> signature!,aj on the instrument, the person~, or the entity upon behalf of which the person(a1 acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature l¼iVI ll~ L ]A'.YJ? (SEAL)
Notary Public
8 037855\0001 \] 0426845.13
263
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189 State of California
} County of '3tl,\'1ttt &:':~
onNbVlm~ A1'~efore me, rt6h\.e1,, fe~nse:3~a~~?i:ltth~ fu.hl,·l,' personally appeared 1X-,k:!2r ~h .s~ N~~g~f
Place Notary Seal Above
who proved to me on the basis of satisfactory
evidence to be the person£aY whose nameW' is/ai:e-
subscribed to the within instrument and acknowledged
to me that Ae/she/.tAe;' executed the same in
bis/her/~r authorized capacity(ilis), and that by
Ri./her/~ signature'8t on the instrument the
person~, or the entity upon behalf of which the
person(~ acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the
laws of the State of California that the foregoing
paragraph is true and correct.

WITNESS my hand and official seal.

Signature: --t./2b_,,_._~h~-_.l..,'t ...
7 lr"fl-~C~' ~~~WYJ~---~---
c si~ of Notary Public

Description of Attached ~c!-1.~~n,t, IJ.,,,,.,.,, rl ,v &, Title or Type of Document: 5(,CD(l&f rJI f 'lbn~ fv ~W)~ n:i(ftlhfl], Document Date: ( tJ - / 5 - I 3 Number of Pages: / 1
· er(s) Other Than Named Above:---------------------------,....-,=- Capac1 · s) Claimed by Signer(s)
□ Individual
□ Partner - □ Limited □ General
□ Attorney in Fact
□ Trustee
□ Guardian or Conservator
□ Other: -----~,,c__ __

RIGHT THUMBPRINT

OF SIGNER
□ General Top of thumb here
Signer Is Representing: ___ _
© 2010 National Notary Association• NationalNotary.org • 1-800-US NOTARY (1-800-876-6827) Hem #5907 264
Exhibit A
Legal Description of Cabrillo Business Park Property
That certain real property located in the City of Goleta, County of Santa Barbara, State of California, described as follows:

Lots 13, 14, 20, 21 and 22 of Final Map No. 32,034, in the City of Goleta, County of Santa Barbara, as per map filed in Book 204, Pages 39-42 of Maps, in the office of the County Recorder of said County.

Lots 1, 2, 3, 4, 12 and 17 of Final Map No. 32,035, in the City of Goleta, County of Santa Barbara, as per map filed in Book 204, Pages 54-57 of Maps, in the office of the County Recorder of said County.

Lots 8, 11 and 18 of Final Map 32, 041, in the City of Goleta, County of Santa Barbara, as per map filed in Book 204, Pages 60-63 of Maps, in the office of the County Recorder of said County.

Lots 5, 6, 7, 9, 10, 15, 16, and 19 of Final Map 32,046, in the City of Goleta, County of Santa Barbara, as per map filed in Book 205, Pages 11-15 of Maps, in the office of the County Recorder of said County.
9 037855\0001\10426845.13
265
Exhibit B
Legal Description of UCSB Facilities Property
Adjusted Lot 10
Lot 1 O and that portion of Lot 9 of Tract No. 32,046 in the City of Goleta, County of Santa Barbara, State of California, as per map flied in Book 205, Pages 11 through 15 indooive, as filed in the Office of the County Recorder of said County.

Exception therefrom that portion of Lot 8 of said Tract No. 32,046 described as follows:

Beginning at the southwest corn&r of a.id Lot 9;
Thence, along the bol.Jrld3ry of said Lot 9 the following courses and dlst8000$:

Thence, 1$1, North 01'°04'06" We:.lt, 392.70 feet;
Thence, 2nd , Norl'l 88°55'54" Eaat, 94.64 leet to the beginning of a ct1rve concave to the norsthe.ast from whlch the radial center bears North 58°57'01" East, 84.00 feet; Thence, 3rt1, sou:tieesterly a.tong the arc of said curve 1hrough a central angle of 58°25'45"', an arc length of

85.67 feet;
Thenoe, 411\ South 89°26'43" East, 23.33 fe8t;
Thence, 5111, South 00'14"38'' West. leaving the north lne of said Lot 9, 354 .35-feet to the intersection With the south line of said Lot 9;
Thence, etti, North 89°44'05"West, along the south llne of said lot 9, 180.32 feet to the Pomt of Beginning. 10 037855\0001 \] 0426845.13
266
0 w ___,
00 u,
u,
6 0
0 ---0
~
°' 00
...
~
-w
...... ......
_l.J_NE
LI
L2
lJ
88'5~•114• W
~
I
I~
~
0 .,

ADJUSTED
LOT 9
s m1•4~•05" E
190.32'
CURVE
Cl
·m1Penfiekl&Smlth Engln-"'9 ·$UN,eyio,g • F'lannl,ng
. , C<>nslr\lctJon. Mo,negeme•t •
0 EXHIBITC

LOT LINE ADJUSTMENT EXHIBIT
laCO"IESn" DNV£
N 80"28'43" W 952.95" (TO 1!0'11) 1002.SS' TOTAL W di: RI 827.67'
l
' l
r
12~.2e·
I :le.00'---j ~ ________ -6 i.1111 I ij
VAAIAlll.f,ul A0C£SS to-fl~ w
LOT ~T er=..., 1 i3I '2 i I 1HE cnY i.. .::,..

PEIU1 g gi
~
- V!IDTH PUIII.JQJ! I
I I ~I' • II
I ,...,. ""'.::t7\ ' ::I I 36.oo· i.r.ti!1
urr LINE TO --j BEAOJJSiiD
S W#'OS" E 149-4.42' TOTAL. 11 It !!I
~
-N-
!
$CIJ.£: ,·~100'
LEGEND
• - FWN0 WFIYtY MONUIIENT AS NOTED
Q • SET 1/lZ" 1RON PIPE 111TH TAO "Pt.S ?911"
O - FOUt«> 1/lZ" IRON PIPE WITH TM "l'I.S 79W
PER R1, R2. CR 1'3
$ - SET 2" IRON PIPE \Im! 1-1/2" DIAM. BIIASS
W~ "PlS 7911", SET II< OONCR£'!E
)(- FOUIIO 2" ~ON PIPE Wl'II! 1-1/2" DIAM. BRASS
WASHIER. "PI.S 1911", SET Ill OONCR£TE, PER Rf
1,1 - I.IEASUREO
~1 • ~Ollt> l'Dl IIIA~ 800!( 204, 1'A~~ co-63
TRACT 31.~t
R2 • ftECORD PER MAP 900I( 204-. i>AGES S+-!57
TRACT 32,036
VARIA!ll.E -,'Ill
EASEMENT FOR PUS\JC
fiOM> PUAPOSES OAANffl>
'!ti THE CITY O" GOL£TA
PQ! RI
100 :ZOO 300 ,fOO
~ HE11t01( ARE EXPRESSED
!'ET, MO ARE MtASU!IEO VALUES
S£ UfDIC,l.lEO,
R! • REc:oRD PER MAP BOOK 204, F'AGES J
TRACT 32,~
ROW • RICHT CF WAY
EXK[BIT C 13-064-LLA
LOTS 9 & 10
CABRULO BUSSlNESS PARK
GOI.EiA, C,'.
1291U9 R:AC,t,0\~1:W;\Sl)RIIE'f\PHASE pg MlSC OWl:S\µ)TV-EXCEl"'llON EXHISIT,dwi;T 1 OF 1 lllii
-··
r
0 -r 5·
CD
~m
C. >< ...... ::r
C -•
C/) C"'
3::.

CD (") ::,
-m X ::,-
a: ;::;:
267
Exhibit 0-3
Summary of Proposed Development Phasing
It is anticipated that development of the Specific Plan will occur in several phases over a 15-20 year period of time. In order to coordinate infrastructure and financing needs, the phasing of the Specific Plan Area is designed to meet the following objectives:
• Orderly build-out based upon market and economic conditions. • Providing adequate infrastructure and public facilities concurrent with development of each phase.
• Protection of public health, safety and welfare.

The infrastructure improvements will be matched to meet the needs of each phase of development.

The Public Works Director will ensure that necessary off-site traffic improvements are installed before occupancy of buildings for which said improvements are required, consistent with the following cumulative trip thresholds:

Table 1
Project Infrastructure Triggered by Cumulative Trip Thresholds TR-5
Starke N. of Hollister
Los Cameras - City Limit to El
Cole io
Los Cameras and U.S. 101 SB
Rams
n/a
n/a
n/a 325
Existing development has traffic trip credits of 4,059 ADT, 537 A.M. PHT, and 540 P.M.

PHT, which are not counted toward the Cumulative Trip Threshold above (see Exhibit CBP-1 for specific allocations). In the event the University of California, Santa Barbra ("UCSB") acquires the UCSB Facilities Property, UCSB would retain 259 ADT, 22 A.M.

PHT, and 23 P.M. PHT for its 72,870 SF of warehouse and related uses, which would also not be counted toward the Cumulative Trip Threshold .. 12 037855\0001 \I 0426845.13
268
Exhibit E
Revocation of Entitlements Granted and Obligations Imposed by Specific Plan, Development Plan, and Development Agreement for Parcel of Real Property 13 03 7855\0001\10426845.13
269

RECORDING REQUESTED BY
AND WHEN RECORDED, RETURN TO:

City Clerk, City of Goleta
130 Cremona Drive, Suite B
Goleta, CA 93117

THIS SPACE RESERVED FOR RECORDER ONLY
Gov. Code 27361.6

REVOCATION OF ENTITLEMENTS GRANTED AND OBLIGATIONS IMPOSED BY

SPECIFIC PLAN, DEVELOPMENT PLAN, AND DEVELOPMENT AGREEMENT FOR

PARCEL OF REAL PROPERTY
APN:

THIS REVOCATION OF ENTITLEMENTS GRANTED AND OBLIGATIONS IMPOSED

BY SPECIFIC PLAN, DEVELOPMENT PLAN, AND DEVELOPMENT AGREEMENT FOR PARCEL OF REAL PROPERTY ("Revocation of Entitlements Document") is executed this _ day of _____ , 20_ by Santa Barbara Realty Development, LLC, a Delaware limited liability company ("SBRD").

RECITALS
A. On May 7, 2007, the City of Goleta, a general law city and municipal corporation, approved the Cabrillo Business Park project. Included within the City's approval were a Tentative Map, Development Plan, and Development Agreement. The Tentative Map created 22 lots within the 92.25 acre area comprising the Cabrillo Business Park; Final Maps 32,034;32,035; 32,041; and 32,046 were recorded, respectively, in Book 204, pages 39-42; Book 204, pages 54-57; Book 204, pages 60- 63; and Book 205, pages 11-15 of Maps in the Office of the County Recorder, County of Santa Barbara, State of California. The Development Plan (37-DP-SB) approved a site plan for Cabrillo Business Park and imposed conditions of approval authorizing and regulating development of the Cabrillo Business Park property as an industrial research park. The current Development Plan applicable to Cabrillo Business Park is 12-028-DP AM ("Development Plan"). The Development Agreement (adopted by Ordinance 07-04) was approved pursuant to Government Code section 65864 et seq. to strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic costs of development. Two Operating Memoranda to the Development Agreement (dated January 8, 2008 and November 26, 2008) have been approved by the City, as have a First Amendment to Development Agreement (dated June 21, 2011; adopted by ordinance 11-03) and a Second Amendment to Development Agreement (dated October 15, 2013; adopted by Ordinance 13-04) (together, "Development Agreement").
14 037855\0001\10426845. 13
270
B. On October 15, 2013, the City of Goleta approved the Second Amendment to Development Agreement; it also approved a Specific Plan (12-163-SP) ("Specific Plan") for the Cabrillo Business Park. Section 2 (D) of the Second Amendment to Development Agreement provide that, should SBRD sell an approximately 7.75 acre area from within the Cabrillo Business Park to the Regents of the University of California ("the Regents"), said area of approximately 7.75 acres ("UCSB Facilities Property") shall no longer be subject to the Specific Plan, Development Plan, and the Development Agreement, and shall no longer hold entitlements or obligations thereunder. Section 2(E) of the Second Amendment to Development Agreement provides that, as an element of close of escrow for any such sale transaction between SBRD and the Regents, a Revocation of Entitlements Granted and Obligations Imposed by the Development Plan and Development Agreement ("Revocation of Entitlements Document") with regard to the UCSB Facilities Property shall be recorded.

C. The Specific Plan provides that the City's Director of Planning and Environmental Review, upon receipt of a copy of the recorded Revocation of Entitlements Document, is authorized to detach the UCSB Facilities Property from the Specific Plan.

D. On October 2, 2013, the City of Goleta also approved a Lot Line Adjustment (13-064-LLA) creating an approximately 7.75 acre parcel (Adjusted Lot 10 of LLA 13- 064-LLA), which constitutes the UCSB Facilities Property, a legal description of which is attached as Exhibit "A" hereto and is incorporated herein by this reference.

E. SBRD and the Regents have completed all escrow requirements necessary for the sale of the UCSB Facilities Property by SBRD to the Regents and are consummating the sale. As a requirement of close of escrow and of consummation of said sale, and in compliance with the requirements of the Second Amendment to Development Agreement, this Revocation of Entitlements Granted and Obligations Imposed by Development Plan and Development Agreement for Parcel of Real Property is executed by SBRD and shall be recorded.

NOW, THEREFORE:

1. The foregoing Recitals are incorporated as though set forth in full herein.

2. In conformance with the approved Second Amendment to Development Plan, the conditions precedent for revocation of the entitlements granted and obligations imposed by the Specific Plan, the Development Plan, and the Development Agreement for the real property described in Exhibit "A" have been satisfied, and said real property shall no longer hold either entitlements or obligations under the Specific Plan, Development Plan or the Development Agreement.
[SIGNATURE PAGE TO FOLLOW]
15 037855\0001\10426845.13
271
IN WITNESS WHEREOF, SBRD has executed this Revocation of Entitlements Document as of the date first hereinabove written.

OWNER

SANTA BARBARA REAL TY
DEVELOPMENT, LLC a Delaware limited
liability company
By: SRG Santa Barbara LLC,
a Delaware limited liability company,
Managing Member
By: Hagestad Enterprises, a California
general partnership, its Operating
Member
By: Hagestad Management Company, a
California corporation, its Managing
General Partner
By: Russell Goodman
Its: Vice President
Attachments:

Exhibit A- Legal Description of UCSB Facilities Property 16 037855\0001 \) 0426845. 13
272

ALL PURPOSE ACKNOWLEDGEMENT

STATE OF CALIFORNIA

COUNTY OF
)
----~-------- )
On ______ , 2013 before me, ____________ , Notary Public, personally appeared ___________________ , who proved
to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature: ______________ _ (seal)
17 037855\0001\10426845.13
273

EXHIBIT A
Legal Description of UCSB Facilities Property
Adjusted Lot 10
Lot 1 O and that portion of Lot 9 of Traci No, 32,046 in the City of Goleta, County of Santa Barbara, State of California, as per map flied in Book 205, Pages 11 through 15 industve, as filed in the Office of the County Recorder of said County. ·
Exception thetefrom that portion of Lot 9 of said Tract No. 32,046 described as follows:

Beginning at the southwest comer of s.d Lot 9;
Thence, along the boundary of said Lot 9 the following courses and distances:

Thence, 1$1, North 01'°04'06"West, 392.70 feet;
Thence, 2nd, Nori! 88°55'54" East, 94.64 leet to the beginning of a curve concave to the northeast from which the radlal center bears North 58°57'01" East, 84.00 feet; Thence, 3"', souheasterly atong the arc of said curve through a cenfnll angle of 58°25'45", an arc length of 85,67 feet;
Thence, 411\ South 89°28'43" East, 23.33 feet;
Thence. 51\ Soultt 00"14"38" West, leaving the north fine of said L<>t 9, 354.35 feet to the intersection With the south line of said Lot 9;
Thence, 13111, North 89444'05"West, along the south line of said Lot 9, 180.32 feet to the Point of Beginning.. 18 037855\0001\10426845.13
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Goleta City CouncilMay 7, 2024

Goleta City Council
May 7, 2024