PC R 16-2250RESOLUTION NO. 16-2250
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
TENTATIVE PARCEL MAP 15-003 AND PLANNED UNIT
DEVELOPMENT 15-003; LOCATED AT 316 SHORT
STREET; APPLIED FOR BY WADE KELLY
WHEREAS, the applicant has filed Tentative Parcel Map 15-003 and Planned Unit
Development 15-003 for the subdivision of an approximately 10,850 square foot
residential lot into two (2) lots for the architectural modification of the existing dwelling and
development of a new residential dwelling; and
WHEREAS, the Planning Commission has reviewed the project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and has determined that the
project is categorically exempt per Section 15332 of the CEQA Guidelines regarding In -fill
Development Projects; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on April 5, 2016; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Tentative Parcel Map Findings
1. The proposed tentative parcel map is consistent with goals, objectives,
policies, plans, programs, intent and requirements of the Arroyo Grande
General Plan, as well as any Specific Plan, and the requirements of this
title;
The proposed Parcel Map is consistent with the goals, objectives, and
policies of the General Plan, specifically Policies LU5-1, LU11-1, and
LU11-2 of the General Plan Land Use Element.
2. The site is physically suitable for the type of development proposed;
The site is 10, 850 square feet and is physically suitable for two residences
as proposed on a residential infill lot.
3. The site is physically suitable for the proposed density of development;
The site is 10, 850 square feet, is located in the Multi -Family zoning
district, and is physically suitable for the density of two residences as
proposed.
RESOLUTION NO. 16-2250
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4. The design of the tentative parcel map or the proposed improvements are
not likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat;
The tentative parcel map is proposed on an infill residential lot and the
design of the map and associated improvements are not likely to cause
substantial environmental damage.
5. The design of the subdivision or type of improvements is not likely to
cause serious public health problems;
The design of the parcel map on an infill residential lot and the type of
improvements proposed is not likely to cause serious public health
problems.
6. The design of the tentative parcel map or the type of improvements will
not conflict with easements acquired by the public at large for access
through, or use of, property within the proposed tentative parcel map or
that alternate easements for access or for use will be provided, and that
these alternative easements will be substantially equivalent to ones
previously acquired by the public;
The project site does not contain any existing public easements and
therefore the proposed project will not interfere with any public
easements.
7. The discharge of waste from the proposed subdivision into an existing
community sewer system will not result in violation of existing
requirements as prescribed by Division 7 (commencing with Section
13000) of the California Water Code;
The proposed discharge of waste into the existing waste system is
conditioned to meet requirements.
8. Adequate public services and facilities exist or will be provided as the
result of the proposed tentative parcel map to support project
development;
Adequate public services and facilities exist for the proposed parcel map
and subsequent development.
Planned Unit Development Findings:
1. That the proposed development is consistent with the goals, objectives
and programs of the general plan and any applicable specific plan.
RESOLUTION NO. 16-2250
PAGE 3
The proposed Parcel Map and subsequent residential development is
consistent with the goals, objectives, and policies of the General Plan,
specifically Policies LU5-1, LU11-1, and LU11-2 of the General Plan Land
Use Element.
2. That the site for the proposed development is adequate in size and shape
to accommodate the use and all yards, open spaces, setbacks, walls and
fences, parking area, loading areas, landscaping, and other features
required.
With the flexibility offered by the Planned Unit Development ar►d the
modified development standards for lot size and setbacks, the site is
adequate to meet the intent of the Multi -Family zoning district.
3. That the site for the proposed development has adequate access,
meaning that the site design and development plan conditions consider
the limitations of existing streets and highways.
The site has adequate common access from Short Street for the design of
the proposed project and the newly created lot.
4. That adequate public services exist, or will be provided in accordance with
the conditions of development plan approval, to serve the proposed
development; and that the approval of the proposed development will not
result in a reduction of such public services to properties in the vicinity so
as to be a detriment to public health, safety or welfare.
The proposed development is consistent with the General Plan, adequate
public services are available to serve the project, and proposed
development will not result in a reduction of public services in the vicinity
so as to be a detriment to public health, safety or welfare.
5. That the proposed development, as conditioned, will not have a
substantial adverse effect on surrounding property, or the permitted use
thereof, and will be compatible with the existing and planned land use
character of the surrounding area.
With the flexibility offered by the Planned Unit Development and the
modified development standards for lot size and setbacks, the project will
not have an adverse effect on the surrounding property.
6. That the improvements required, and the manner of development,
adequately address all natural and manmade hazards associated with the
proposed development and the project site, including, but not limited to,
RESOLUTION NO. 16-2250
PAGE 4
flood, seismic, fire and slope hazards.
There are no known natural and manmade hazards associated with the
proposed development and the project site, including, but not limited to,
flood, seismic, fire and slope hazards.
7. The proposed development carries out the intent of the planned unit
development provisions by providing a more efficient use of the land and
an excellence of design greater than that which could be achieved
through the application of conventional development standards.
The planned unit development provides a more efficient use of the land by
allowing modifications to the development standards for lot size and
setbacks and allowing for an additional residential lot in the Multi -Family
zoning district.
8. The proposed development complies with all applicable performance
standards listed in Section 16.32.050(E).
The proposed development meets the standards of Planned Unit
Developments including open space requirements.
9. The clustering of dwelling units is approved pursuant to a specific plan,
planned unit development, or similar mechanism.
The Planned Unit Development is allowing for the clustering of residences
in a small lot, detached format in the Multi -Family zoning district.
10. The overall permitted density of the project area is not exceeded.
The overall density of the proposed project is in compliance with the
original allowable density of the project site.
11. The resulting project will not require a greater level of public services and
facilities than would an equivalent nonclustered project.
The development resulting from the Planned Unit Development will be of
a density consistent with the zoning district and will therefore not require a
greater level of public services and facilities than an equivalent
nonclustered project.
12. The result of clustering residential units is a more desirable and
environmentally sensitive development plan which creates usable open
space areas for the enjoyment of project residents and which preserves
significant environmental features.
RESOLUTION NO. 16-2250
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The result of clustering lots allows for the development of an additional
residential lot and reduces development pressure on non in -fill lots.
13. The project development pattern, including the net density of developed
area and proposed lot sizes which result from clustering are compatible
with surrounding areas.
With modifications to lot size and setbacks, the resulting development wil
be at a scale and intensity consistent and compatible with the surrounding
property.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Tentative Parcel Map 15-003 and Planned Unit
Development 15-003 as shown in Exhibit "B", attached hereto and incorporated herein by
this reference, with the above findings and subject to the conditions as set forth in Exhibit
"A", attached hereto and incorporated herein by this reference.
On motion by Chair George, seconded by Commissioner Martin, and by the following roll
call vote, to wit:
AYES:
George, Martin, Fowler -Payne, Keen
NOES:
None
ABSENT:
Mack
the foregoing Resolution was adopted this 5t" day of April, 2016.
RESOLUTION NO. 16-2250
PAGE 6
LM qEQBb—E
C
ATTEST:
DEBBIE WEICHINGER
SECRETARY TO THE COMMISSION
AS TO CONTENT:
cc
TE ES CCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 16-2250
PAGE 7
EXHIBIT `A'
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 15-003 AND
PLANNED UNIT DEVELOPMENT 15-003
316 SHORT STREET
This approval authorizes the subdivision of one (1) lot into two (2) lots and construction of
a new single-family residence in the Multi -Family (MF) zoning district.
PLANNING DIVISON CONDITIONS
GENERAL CONDITIONS:
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Tentative Parcel Map
15-002 and Planned Unit Development 15-002.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of May 3, 2016 and marked Exhibit
"B"
4. The applicant shall agree to indemnify and defend at his/her sole expense any
action brought against the City, its present or former agents, officers, or
employees because of the issuance of said approval, or in any way relating to
the implementation thereof, or in the alternative, to relinquish such approval.
The applicant shall reimburse the City, its agents, officers, or employees, for any
court costs and attorney's fees which the City, its agents, officers or employees
may be required by a court to pay as a result of such action. The City may, at its
sole discretion, participate at its own expense in the defense of any such action
but such participation shall not relieve applicant of his/her obligations under this
condition.
5. Development shall conform to the Multi -Family Apartment (MFA) zoning district
standards except as otherwise approved.
6. All conditions of approval for the project shall be included in construction
drawings.
7. This approval shall expire on May 3, 2018 unless the final map is recorded or an
extension is granted pursuant to Section 16.12.140 of the Development Code.
8. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans, including those specifically modified by these conditions.
9. Signage shall be subject to the requirements of Chapter 16.60 of the
Development Code.
RESOLUTION NO. 16-2250
PAGE 10
FIRE SPRINKLERS
28. Prior to Occupancy, the new residence must be fully sprinklered per Building and
Fire Department guidelines.
29. Provide Fire Department approved access & sprinkler -system per National Fire
Protection Association Standards.
ABANDONMENT / NON -CONFORMING
30. Prior to map recordation, issuance of a grading permit or building permit,
whichever occurs first, applicant shall show proof of properly abandoning all
non -conforming items such as septic tanks, wells, underground piping and other
undesirable conditions.
SPECIAL CONDITIONS
31. One week prior to scheduling of final inspection or any issuance of
certificate of occupancy, a project inspection by the Building, Planning and
Engineering Divisions and Public Works Department is required.
FEES
32. Pay all required City fees at the time they are due (for your information, the
"Procedure for Protesting Fees, Dedications, Reservations or Exactions" is
provided below).
33. Water Meter, service main, distribution, and availability fees, to be based on
codes and rates in effect at the time of building permit issuance.
34. Water neutralization fee, to be based on codes and rates in effect at the time of
building permit issuance.
35. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
36. Traffic Signalization fee, to be based on codes and rates in effect at the time of
building permit issuance.
37. Sewer hook-up & facility Permit fees, to be based on codes and rates in effect at
the time of building permit issuance.
38. Building Permit fees, to be based on codes and rates in effect at the time of
building permit issuance.
39. Strong Motion Instrumentation Program (SMTP) fee and State Green Building
RESOLUTION NO. 16-2250
PAGE 11
fee, to be based on codes and rates in effect at the time of building permit
issuance in accordance with State mandate.
40. Park Development fee, to be based on codes and rates in effect at the time of
building permit issuance.
41. Park Improvements fee, to be based on codes and rates in effect at the time of
building permit issuance.
42. Community Centers fee, to be based on codes and rates in effect at the time of
building permit issuance.
43. Fire Protection fee, to be based on codes and rates in effect at the time of building
permit issuance.
44. Police Facilities fee, to be based on codes and rates in effect at the time of
building permit issuance.
45. Reimburse the City for all Land Survey Professional Service needs to process
project prior to issuance of Building Permit
PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR
EXACTIONS:
(A) Any party may protest the imposition of any fees, dedications, reservations, or
other exactions imposed on a development project, for the purpose of defraying
all or a portion of the cost of public facilities related to the development project by
meeting both of the following requirements:
(1) Tendering any required payment in full or providing satisfactory evidence of
arrangements to pay the fee when due or ensure performance of the
conditions necessary to meet the requirements of the imposition.
(2) Serving written notice on the City Council, which notice shall contain all of
the following information:
(a) A statement that the required payment is tendered or will be
tendered when due, or that any conditions which have been imposed
are provided for or satisfied, under protest.
(b) A statement informing the City Council of the factual elements of
the dispute and the legal theory forming the basis for the protest.
(B) A protest filed pursuant to subdivision (A) shall be filed at the time of the
approval or conditional approval of the development or within 90 days after the
RESOLUTION NO. 16-2250
PAGE 12
date of the imposition of the fees, dedications, reservations, or other exactions to
be imposed on a development project.
(C) Any party who files a protest pursuant to subdivision (A) may file an action to
attack, review, set aside, void, or annul the imposition of the fees, dedications
reservations, or other exactions imposed on a development project by a local
agency within 180 days after the delivery of the notice.
(D) Approval or conditional approval of a development occurs, for the purposes of
this section, when the tentative map, tentative parcel map, or parcel map is
approved or conditionally approved or when the parcel map is recorded if a
tentative map or tentative parcel map is not required.
(E) The imposition of fees, dedications, reservations, or other exactions occurs, for
the purposes of this section, when they are imposed or levied on a specific
development.
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD STORMWATER CONTROL PLAN OPERATIONS AND MAINTENANCE
PLAN AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
46. The Applicant shall develop, implement and provide the City a:
a. Stormwater Control Plan that clearly provides engineering analysis of all
Water Quality Treatment, Runoff Retention, and Peak Flow Management
controls.
b. Operations and Maintenance Plan and Maintenance Agreements that
clearly establish responsibility for all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls.
c. Annual Maintenance Notification indicating that all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls have been
maintained and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or
Qualified Stormwater Pollution Prevention Plan Developer (QSD).
47. Prior to any Permit — Stormwater Control Plan. The Stormwater Control Plan
must include, at minimum:
Contents
a. Project information including project name; application number; location;
parcel numbers; applicant contact information; land use information; site
area; existing, new, and replaced impervious area, and applicable PCR
requirements and exceptions.
b. Narrative analysis or description of site features and conditions, and
opportunities and constraints for stormwater control.
RESOLUTION NO. 16-2250
PAGE 13
c. Narrative description of site design characteristics that protect natural
resources including endangered species habitat, protected vegetation, and
archaeological resources, and preserve natural drainage features, minimize
imperviousness, and disperse runoff from impervious areas.
d. Tabulation of proposed pervious and impervious DMAs, showing self -
treating areas, self-retaining areas, areas draining to self-retaining areas,
and areas tributary to each LID facility.
e. Proposed sizes, including supporting calculations, for each LID facility.
f. Narrative description of each DMA and explanation of how runoff is routed
from each impervious DMA to a self-retaining DMA or LID facility.
g. Description of site activities and potential sources of pollutants.
h. Table of pollutant sources identified from the list in Appendix A and for each
source, the source control measure(s) used to reduce pollutants to the
maximum extent practicable.
i. Description of signage for bioretention facilities.
j. General maintenance requirements for bioretention facilities and site design
features.
k. Means by which facility maintenance will be financed and implemented in
perpetuity.
I. Statement accepting responsibility for interim operation & maintenance of
facilities.
Exhibits
a. Existing natural hydrologic features (depressions, watercourses, relatively
undisturbed areas) and significant natural resources.
b. Proposed design features and surface treatments used to minimize
imperviousness and reduce runoff.
c. Existing and proposed site drainage network and connections to drainage
off-site.
d. Entire site divided into separate Drainage Management Areas (DMAs).
Each DMA has a unique identifier and is characterized as self-retaining
(zero -discharge), self -treating, or draining to a LID facility.
e. Proposed locations and footprints of LID facilities.
f. Potential pollutant source areas, including loading docks, food service
areas, refuse areas, outdoor processes and storage, vehicle cleaning,
repair or maintenance, fuel dispensing, equipment washing, etc.
48. Prior to Final Approval - Operations and Maintenance Plan. The Operations
and Maintenance Plan must include, at minimum:
a. Stormwater Control Measures report number
b. A site map identifying all Stormwater Control Measures requiring
Operations and Maintenance practices to function as designed.
c. Operations and Maintenance Procedures for each structural stormwater
control measure including, but not limited to, Low Impact Design facilities,
retention and detention basins, and manufactured or propriety devices
operations and maintenance.
RESOLUTION NO. 16-2250
PAGE 14
d. Short -and long-term maintenance requirements, recommended frequency
of maintenance, and estimated cost for maintenance.
49. Prior to Occupancy - Maintenance Agreement. The Applicant shall provide a
signed statement accepting responsibility for the Operations and Maintenance of
the installed Storm Water Control Measures. The Applicant shall include written
conditions in the sales, lease agreements, deed, CCRs, HOA or any other legally
enforceable mechanism that require the assumed responsibility for the Operations
and Maintenance of Stormwater Control Facilities. Additionally, the signed
statement shall include the following information:
a. Stormwater Control Measures Report Number
b. The location and address of Storm Water Control Facilities
c. Completion dates of the following milestones
i. Construction
ii. Field verification of Stormwater Control Facilities
iii. Final Project approval/occupancy
d. Party responsible for O&M
e. Source of funding for O&M
f. Statement indicating the Storm Water Control Facilities are Maintained as
required in the Operations and Maintenance Plan and facilities continues to
function as designed or have been repaired or replaced
g. Statement describing any vector or nuisance problems.
50. Annual - Maintenance Notification. The Owner/Applicant shall provide a signed
statement notifying the City of all maintenance of the installed Storm Water Control
Measures. Additionally, the signed statement shall include the following
information:
a. Stormwater Control Measures Report Number
b. The location and address of Storm Water Control Facilities
c. Completion date of the maintenance activities
d. Party responsible for O&M
e. Source of funding for O&M
f. Statement indicating the Storm Water Control Facilities are Maintained as
required in the Operations and Maintenance Plan and facilities continues to
function as designed or have been repaired or replaced
g. Statement describing any vector or nuisance problems.
GENERAL CONDITIONS:
51. The developer shall be responsible during construction for cleaning City streets,
curbs, gutters and sidewalks of dirt tracked from the project site. The flushing of
dirt or debris to storm drain or sanitary sewer facilities shall not be permitted. The
cleaning shall be done after each day's work or as directed by the Public Works
Director.
RESOLUTION NO. 16-2250
PAGE 15
52. Perform construction activities during normal business hours (Monday through
Friday, 7 A.M. to 5 P.M.) for noise and inspection purposes. The developer or
contractor shall refrain from performing any work other than site maintenance
outside of these hours, unless an emergency arises or approved by the
Community Development Director. The City may hold the developer or contractor
responsible for any expenses incurred by the City due to work outside of these
hours.
53. All project improvements shall be designed and constructed in accordance with
the City of Arroyo Grande Standard Drawings and Specifications.
54. Submit one (1) full-size paper copy and one (1) PDF copy of approved
improvement plans for inspection purposes during construction.
55. Submit as -built plans at the completion of the project or improvements as
directed by the Community Development Director. One (1) set of full-size paper
prints and an electronic version in PDF format shall be required. Record
Drawings ("as -built" plans) are required to be submitted prior to release of the
Faithful Performance Bond.
56. Provide a Licensed Land Surveyor or a Registered Civil Engineer to tie -out survey
monuments or vertical control bench marks within 24 inches of work. Should any
existing survey monument be disturbed or destroyed during construction, it must
be reset at the previous location. Should any existing bench mark be disturbed or
destroyed during construction, a new one must be set at a nearby, but different,
location than the existing, as determined by the City Engineer. For monuments, a
Corner Record must be filed with the County and a copy delivered to the City
Engineer. For bench marks, documentation of the bench mark and how it was
reset must be delivered to the City Engineer prior the project acceptance or sign
off of the Encroachment Permit.
57. All work within the public right-of-way shall be constructed to City standards.
IMPROVEMENT PLANS
58. Improvement plans (including the following) shall be prepared by a registered Civil
Engineer or qualified specialist licensed in the State of California and approved by
the Public Works or Community Development Department:
a. Grading, drainage and erosion control,
b. Street paving, curb, gutter and sidewalk,
C. Public utilities,
d. Water and sewer,
e. Landscaping and irrigation,
f. Other improvements as required by the Community Development Director.
RESOLUTION NO. 16-2250
PAGE 16
(NOTE: All plan sheets must include City standard title blocks, no larger
than 24" x 36").
g. Provide Construction Estimate of all public improvements using unit
construction cost as provided by the County of San Luis Obispo.
59. The site plan shall include the following:
a. The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
b. The location and dimension of all existing and proposed paved areas.
C. The location of all existing and proposed public or private utilities.
d. Provide plan and profile with grades for all curb, gutter and sidewalk
installations.
60. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
61. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City or Caltrans).
62. Non -potable water is available at the Soto Sports Complex. The City of Arroyo
Grande does not allow the use of hydrant meters or the use of potable water for
construction purposes.
63. Fire sprinkler engineer shall determine the size of the new water meter.
64. Each parcel shall have separate water meters. Duplex service lines shall be used
if feasible.
65. Provide a new 1" water service for the new residence, connected to the Water
Main per City Standards.
66. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
a. Implement an individual water program consisting of retrofitting existing
high-flow plumbing fixtures with low flow devices. The calculations shall be
submitted to the Director of Public Works for review and approval. The
proposed individual water program shall be submitted to the City Council for
approval prior to implementation; OR,
b. The applicant may pay an in lieu fee in the amount to be calculated at the
time of building permit issuance.
RESOLUTION NO. 16-2250
PAGE 17
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67. Provide a new 4" sewer lateral, connected to the Sewer Main per City Standards.
68. All sewer laterals within the public right of way must have a minimum slope of 2%.
69. Existing sewer laterals to be abandoned shall be properly abandoned and
capped at the main per the requirements of the Public Works Director.
70. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with City standards.
PUBLIC UTILITIES
71. The developer shall comply with Development Code Section 16.68.050: All
projects that involve the addition of over 100 square feet of habitable space shall
be required to place service connections underground - existing and proposed
utilities.
72. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
73. Public Improvement plans/Final Map/Parcel Map shall be submitted to the public
utility companies for review and approval. Utility comments shall be forwarded to
the Director of Public Works for approval.
74. The applicant shall provide an LED Street Light on the existing utility pole to the
north of the site.
STREET IMPROVEMENTS
75. All street repairs shall be constructed to City standards.
76. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned
and filled with epoxy.
77. Street structural sections shall be determined by an R -Value soil test, but shall
not be less than 3" of asphalt and 6" of Class II AB.
78. Removal of the existing driveway may utilize sawcuts at the interface of the
concrete gutter and asphalt concrete to remove. If the contractor can complete
this work without damage to the existing asphalt concrete, no pavement restoration
work is required. If damage occurs, replacement pavement from edge of gutter to
edge of gutter for the limits of driveway removal will be required.
RESOLUTION NO. 16-2250
PAGE 18
79. Provide a new street tree between the existing water meter and new driveway.
The new street tree shall be a 15 gallon sized Purple Leaf Plum. The applicant
shall provide drip irrigation to water the tree.
CURB GUTTER AND SIDEWALK
80. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to conform to City Standard detail.
81. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk.
82. At time of Building Permit - Provide parking restricted red curb at proposed
driveway entrance in conformance with City Engineering Standard 104 -AG.
83. Install ADA compliant facilities where necessary or verify that existing facilities
are compliant with State and City Standards. All driveway approaches must
provide ADA compliant walkway.
GRADING AND DRAINAGE
84. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit two
(2) copies of the final project -specific Storm Water Pollution Prevention Plan
(SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis
Obispo Regional Water Quality Control Board (RWCB) requirements.
85. All grading shall be performed in accordance with the City Grading Ordinance.
86. All drainage facilities shall be designed to accommodate a 100 -year storm flow.
The 100 -year basin outflow shall not exceed the pre -development flow.
87. Submit a soils report for the project shall be prepared by a registered Civil
Engineer and supported by adequate test borings. All earthwork design and
grading shall be performed in accordance with the approved soils report.
88. Infiltration basins shall be designed based on soil tests and with an adequate
number of borings per a qualified hydraulic engineer to determine infiltration.
DEDICATIONS AND EASEMENTS
89. All easements, abandonments, lot mergers or similar documents to be recorded as
a separate document, shall be prepared by the applicant on 8 1/2 x 11 City
standard forms, and shall include legal descriptions, sketches, closure
calculations, and a current preliminary title report. The applicant shall be
responsible for all required fees, including any additional required City processing.
RESOLUTION NO. 16-2250
PAGE 19
90. A Public Utility Easement (PUE) shall be reserved a minimum 6 feet wide adjacent
to all street right of ways. The PUE shall be wider where necessary for the
installation or maintenance of the public utility vaults, pads, or similar facilities.
PERMITS
91. Obtain an encroachment permit prior to performing any of the following:
a. Performing work in the City right of way,
b. Staging work in the City right of way,
c. Stockpiling material in the City right of way,
d. Storing equipment in the City right of way.
92. Obtain a grading permit prior to commencement of any grading operations on site.
FEES
93. Fees to be paid prior to plan approval:
a. Map check fee for lot merger.
b. Plan check for grading plans based on an approved earthwork estimate.
c. Plan check for improvement plans based on an approved construction cost
estimate.
d. Permit Fee for grading plans based on an approved earthwork estimate.
e. Inspection fee of subdivision or public works construction plans based on
an approved construction cost estimate.
AGREEMENTS
94. Inspection Agreement: Prior to approval of an improvement plan, the applicant
shall enter into an agreement with the City for inspection of the required
improvements.
95. Improvement Agreement: The applicant shall enter into an improvement
agreement for the completion and guarantee of improvements required. The
improvement agreement shall be on a form acceptable to the City.
IMPROVEMENT SECURITIES
96. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
97. Erosion Control, prior to issuance of the grading or building permit, all new
residential construction requires posting of a $1,200.00 performance bond for
erosion control and damage to the public right-of-way. This bond is refundable
upon successful completion of the work, less expenses incurred by the City in
RESOLUTION NO. 16-2250
PAGE 20
maintaining and/or restoring the site.
98. Provide financial security for the following, to be based upon a construction cost
estimate approved by the Community Development Director:
a. Faithful Performance: 100% of the approved estimated cost of all
subdivision improvements,
b. Labor and Materials: 50% of the approved estimated cost of all
subdivision improvements
c. One Year Guarantee: 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance of the
subdivision improvements.
d. Monumentation: 100% of the estimated cost of setting survey monuments.
This financial security may be waived if the developer's surveyor submits to
the Community Development Director a letter assuring that all
monumentation has been set.
OTHER DOCUMENTATION
99. Tax Certificate: The applicant shall furnish a certificate from the tax collector's
office indicating that there are no unpaid taxes or special assessments against the
property. The applicant may be required to bond for any unpaid taxes or liens
against the property. This shall be submitted prior to placing the final map on the
City Council Agenda for approval.
100. Preliminary Title Report: A current preliminary title report shall be submitted to the
Community Development Director prior to checking the final map.
101. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the
Community Development Director with the final map.
PRIOR TO ISSUING A BUILDING PERMIT
102. The Final Map shall be recorded with all pertinent conditions of approval satisfied.
103. Reimburse the City for all Land Survey Professional Service needs to process the
Final Map.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
104. All utilities shall be operational.
105. All conditions of approval for the project shall be satisfied.
106. All essential project improvements shall be constructed prior to occupancy. Non-
RESOLUTION NO. 16-2250
PAGE 21
essential improvements, guaranteed by an agreement and financial securities,
may be constructed after occupancy as directed by the Community Development
Director.
BONDING SURETY
107. The applicant shall provide bonds or other financial security for the following. All
bonds or security shall be in a form acceptable to the City, and shall be provided
prior to recording of the map, unless noted otherwise. The minimum term for
Improvement securities shall be equal to the term of the subdivision agreement.
a. Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
b. Labor and Materials, 50% of the approved estimated cost of all subdivision
improvements.
c. One Year Guarantee, 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance of the
subdivision improvements.
d. Monumentation, 100% of the estimated cost of setting survey monuments.
e. Tax Certificate, In accordance with Section 9-15.130 of the Development
Code, the applicant shall furnish a certificate from the tax collector's office
indicating that there are no unpaid taxes or special assessments against the
property.
f. Accessory Structures, the applicant shall remove or bond for removal of
all accessory structures not sharing a parcel with a residence.
g. Curb cuts, the applicant shall construct or bond for construction of
individual curb cuts and paved driveways for parcels.
PUBLIC WORKS DEPARTMENT CONDITIONS
108. Prior to issuance of a building permit, the applicant shall submit a final landscape
plan, subject to review by and approval of the Public Works Director.
109, Short Street is currently under paving moratorium. The applicant shall pave
Short Street from gutter to gutter on each side of the road from the limits of new
pavement cuts if work occurs prior to 2018.
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