PC R 18-2298 RESOLUTION NO. 18-2298
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT 17-003; LOCATION - 224
AND 236 SOUTH HALCYON ROAD; APPLICANT —
HOUSING AUTHORITY OF SAN LUIS OBISPO (HASLO)
WHEREAS, the applicant has filed Conditional Use Permit 17-003 to develop a mixed-
use project consisting of an existing commercial office building and construction of twenty
(20) affordable apartment units with a community room on two (2) parcels totaling 0.81
acre in the Office Mixed-Use (OMU) zoning district; and
WHEREAS, State density bonus law allows up to a 35% density bonus with a 100%
affordable housing project and parking reductions; 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 pursuant to Section 15332 (Class 32) of the CEQA
guidelines regarding in-fill development projects in urban areas; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at two (2) duly noticed public hearings on February 6, 2018 and March 6, 2018;
and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of
this title, the goals, and objectives of the Arroyo Grande General Plan,
and the development policies and standards of the City.
The proposed mixed-use project is allowed in the Office Mixed-Use
(OMU) zoning district per Section 16.36.030 of the Municipal Code and
complies with all applicable development standards for the OMU zoning
district as set forth in Municipal Code Section 16.36.020. Additionally, the
proposed mixed-use is consistent with the following Land Use and
Housing Element Policies: LU5-8.2, LU5-10.2, LU5-10.4, LU5-11.2, A.1,
A.2, A.3, A.5, A.9, A.11, D.1, L.2, and M.3.
2. The proposed use would not impair the integrity and character of the
district in which it is to be established or located.
RESOLUTION NO. 18-2298
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The proposed mixed-use project would not impair the integrity or
character of the Office Mixed-Use (OMU) zoning district, as it is consistent
with the stated purpose of the OMU zoning district per Municipal Code
Section 16.36.020(H) and will be constructed in accordance with all
applicable Development Standards.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is suitable for the proposed mixed-use, as the development
meets applicable development standards relating to density, parking,
building height, setbacks and open space.
4. There are adequate provisions for water, sanitation, and public utilities
and services to ensure public health and safety.
There are adequate provisions for all utilities and services necessary to
ensure public health and safety. Water and sewer services will be
provided by the City of Arroyo Grande, electricity service will be provided
by PG&E, natural gas will be provided by Southern California Gas
Company and trash and recycling services will be provided by South
County Sanitary Services.
5. The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improvements in the
vicinity.
The proposed mixed-use will not be detrimental to the public health,
safety or welfare, nor will it be materially injurious to properties or
improvements in the vicinity as it will comply with all applicable codes and
standards.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 17-003 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 Commissioner George, seconded by Commissioner Schiro, and by the
following roll call vote, to wit:
AYES: George, Schiro, Fowler-Payne, Martin
NOES: Mack
ABSENT: None
the foregoing Resolution was adopted this 6th day of March, 2018.
RESOLUTION NO. 18-2298
PAGE 3
47
,---,
GLENN MARTIN
CHAIR
ATTEST:
LD
DEBBIE WEICHINGER 16-1
SECRETARY TO THE COMMISSION
AS TO CONTENT:
........_____
TER A 1 vielfirsH
COMMUNITY DEVELOPMENT DIRECTOR
._. ,
RESOLUTION NO. 18-2298
PAGE 4
EXHIBIT 'A'
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 17-003
224 AND 236 SOUTH HALCYON ROAD
This approval authorizes the development of a mixed-use project consisting of an
existing ± 1,500 square foot commercial office building and construction of twenty (20)
affordable apartment units on 0.81 acre of land in the Office Mixed-Use (OMU) zoning
district. The project qualifies for a 35% density bonus and reduced parking
requirements under the State's density bonus law (Government Code Section 65915-
65918). The project also qualifies for a 20% parking reduction per Development Code
Section 16.56.050 (common parking facilities).
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes construction of twenty (20) affordable apartment units in a
mixed-use configuration with the adjacent property (224 and 236 S. Halcyon Rd.)
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for CUP 17-003.
4. This permit shall automatically expire on March 6, 2020 unless a building permit is
issued. Thirty (30) days prior to the expiration of the approval, the applicant may
apply for an extension of one (1) year from the original date of expiration.
5. Development shall conform to the Office Mixed-Use (OMU) zoning requirements
except as otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of March 6, 2018, on file in the
Community Development Department.
7. 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.
RESOLUTION NO. 18-2298
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8. A copy of these conditions and mitigation measures shall be incorporated into all
construction documents.
9. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural
elevations and landscape plan.
10. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, all illegal signs shall be removed.
11. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130
"Screening Requirements".
12. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
13. The developer shad comply with Development Code Chapter 16.56, "Parking and
Loading Requirements". All parking spaces adjacent to a wall, fence, or property
line shall have a minimum width of 11 feet.
14. Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials, and shall be made of an exterior finish that
complements the architectural features of the main building. Trash enclosure
areas shall accommodate recycling container(s), and shall be accessible to
persons with disabilities (ADA compliant).
15. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Arroyo Grande Municipal Code (AGMC).
Construction activities shall be restricted to the hours of 7 AM to 5 PM Monday
through Friday, and from 9 AM to 5 PM on Saturdays. No construction shall occur
on Sundays or City observed holidays.
16. At the time of application for construction permits, the applicant shall provide
details on any proposed exterior lighting. The lighting plan shall include the height,
location, and intensity of all exterior lighting consistent with Section 16.48.090 of
the Development Code. All lighting fixtures shall be shielded so that neither the
lamp nor the related reflector interior surface is visible from adjacent properties. All
lighting for the site shall be downward directed and shall not create spill or glare to
adjacent properties. All lighting shall be energy efficient (e.g. LED).
17. Prior to issuance of a building permit, a lighting plan shall be submitted in
accordance with Development Code Subsection 16.56.070(C)(3). All parking
areas of five or more spaces shall have an average of one-half foot-candle
illumination per square foot of parking area for visibility and security during hours of
darkness. Wiring for the illumination shall be placed underground.
18. If clothes washers are provided in a central location for the apartment complex, the
washers shall include a single-source graywater outlet and an outside stub-out to
allow the installation of a graywater irrigation system that complies with the
requirements of Section 1502.1.1 of the 2016 California Plumbing Code.
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19. Prior to issuance of a building permit, a final landscape and irrigation plan shall
be prepared by a licensed landscape architect and approved by the Community
Development and Public Works Departments. Landscaping shall be installed or
bonded for before final building inspection/establishment of use. The landscape
plan shall be in conformance with Development Code Chapter 16.84 (Water
Efficient Landscape Requirements) and the State Model Water Efficient
Landscape Ordinance, and shall include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes, but is not
limited to:
i. Water conservation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants.
ii. An automated irrigation system using smart controller (weather based)
technology.
iii. The selection of groundcover plant species shall include native plants.
iv. Linear planters shall be provided in parking areas.
v. Turf areas shall be limited in accordance with Chapter 16.84 of the
Development Code.
20. The existing Evergreen Ash street tree proposed to be removed shall be replaced
with a 15 gallon Magnolia "Little Gem" tree, standard form (single trunk). The tree
well shall be 4' x 6' in size. City staff will hand water the tree and therefore a
separate irrigation system is not required. A root barrier is also not required.
21. The existing 24" Coast Live Oak tree on the project site shall not be removed and
shall be protected during all earth moving activities and construction.
22. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Program (Chapter 12.16 of the AGMC), which
include but are not limited to:
a. No mechanical trenching within the drip line of a tree, unless approved
by the Public Works Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of
any tree.
c. No grading shall occur within the tree dripline, unless approved by the
Public Works Director. Any roots encountered during earth moving
activities shall be cut clean and not left ragged.
d. A five foot (5') protective fence shall be constructed a minimum of 8'
from the trunk of each tree or at the dripline, whichever distance is
greater.
e. At a minimum, all pruning shall comply with the American National
Standards Institute (ANSI) A300 Pruning Standards and Best
Management Practices. An independent certified arborist, paid for by
the developer and selected by the Public Works Director, shall conduct
RESOLUTION NO. 18-2298
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all pruning on site. The independent arborist shall report to the City's
Arborist regarding any pruning activities.
f. There shall be no irrigation within the dripline of the existing oak tree.
23. For projects approved with specific exterior building colors, the developer shall
paint a test patch on the building including all colors. The remainder of the building
may not be painted until inspected by the Community Development Department to
verify that colors are consistent with the approved color board. A 48-hour notice is
required for this inspection.
24. All new electrical panel boxes shall be installed inside the building(s).
25. All Fire Department Connections (FDC) shall be located near a fire hydrant,
adjacent to a fire access roadway and screened to the maximum extent feasible.
26. Double detector check valve assemblies shall be located directly adjacent to or
within the respective building to which they serve.
27. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions of approval have occurred, or are occurring, this approval may be
revoked pursuant to Development Code Section 16.08.100.
SPECIAL CONDITIONS
28. All motorcycle spaces shall have bollards installed and appropriately spaced so as
to prevent automobile usage. Motorcycle spaces shall be marked so as to be
clearly identified for motorcycle use.
29. As a condition of allowing common parking facilities, parties using common parking
facilities shall provide evidence of such joint use by a proper legal agreement
approved by the City Attorney. Such agreements when approved shall be filed with
the Community Development Department Planning and Building Divisions and
recorded with the County Recorder prior to a certificate of occupancy.
30. Prior to issuance of a building permit, a reciprocal access agreement shall be
recorded for the two properties.
31. The existing perimeter wood fencing on the north and west property boundaries
shall be replaced with 6' tall privacy wood fencing, as approved by the Community
Development Director. Taller fencing up to 8' requires submittal and approval of a
Minor Exception application.
32. The existing well shall be properly abandoned and the concrete vault removed, as
approved by the San Luis Obispo County Environmental Health Department. The
developer shall submit a Certificate of Abandonment to the City.
RESOLUTION NO. 18-2298
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33. Prior to issuance of a building permit, developer shall record a regulatory
agreement against the property that restricts the use of the property, for a period of
not less than fifty-five (55) years from the certificate of occupancy, to use as rental
apartments affordable to families earning 80% or less of the area median income.
City shall have the right to review and approve the form of the regulatory
agreement, in accordance with the original agreement between the City and
developer dated February 11, 2014.
34. Prior to issuing a grading permit, all construction personnel shall attend an on-site
cultural resource awareness training conducted by a qualified archaeologist. In
addition, a qualified archaeologist shall conduct periodic monitoring during initial
ground-disturbing activities, and especially during any over-excavation for building
footprints or deep excavations for footings or retaining walls. If previously
unidentified cultural materials are unearthed during construction, all work shall halt
in that area until a qualified archaeologist can evaluate the nature and significance
of the find.
35. The developer shall implement the recommendations of the Geotechnical Report
prepared by Yeh and Associates, Inc. dated October 4, 2017.
36. Prior to occupancy, the developer shall repaint the existing red curb along the
Dodson Way project frontage in accordance with Engineering Standards 7410,
7420 and 7510.
37. City staff will evaluate the traffic and circulation impacts of providing both ingress
and egress at the S. Halcyon Rd. driveway, at the discretion of the City Engineer.
ARCHITECTURAL REVIEW COMMITTEE (ARC) CONDITIONS
38. Eliminate the Thuja occidentalis, Carpenteria californica, Zauschneria californica,
and Acer rubrum from the landscape plan.
39. Similar to Condition no. 17, the applicant shall submit a lighting plan for the
courtyard and parking areas prior to issuance of a building permit. Exterior lighting
shall be low profile, and shall not spill outside of the property boundary.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
40. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
41. All of the ground level units shall have an accessible path of travel from both the
accessible parking stalls and all common use areas.
FIRE LANES
42. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
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43. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
44. Project shall have a fire flow in accordance with the California Fire Code.
45. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
FIRE SPRINKLER
46. All buildings must be fully sprinklered per Building and Fire Department guidelines
and per the California Fire Code.
ABANDONMENT/ NON-CONFORMING
47. Prior to issuing a building permit, the applicant shall show proof of properly
abandoning all non-conforming items such as septic tanks, wells, underground
piping and other undesirable conditions.
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE
PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
48. The Applicant shall develop, implement and provide the following to the City:
a. Prior to a building or grading permit, a Stormwater Control Plan that clearly
provides engineering analysis of all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls complying with
Engineering Standard 1010 Section 5.2.2.
b. Prior to final acceptance, an Operations and Maintenance Plan and
Maintenance Agreements that clearly establish responsibility for all Water
Quality Treatment, Runoff Retention, and Peak Flow Management controls
complying with Engineering Standard 1010 Section 5.2.3.
c. Annual Maintenance Notification indicating that all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls are maintained and
are functioning as designed.
GENERAL CONDITIONS
49. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
50. For work requiring engineering inspections, working hours shall comply with
Standard Specification Section 5-1.01.
RESOLUTION NO. 18-2298
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51. Provide trash enclosure in compliance with Engineering Standard 9060 with
solid/rain-deflecting roof. Drain of trash enclosure must connect to the onsite water
quality BMP.
52. Trash enclosure area(s) shall be screened from public view with landscaping or
other appropriate screening materials, and shall be made of an exterior finish that
complements the architectural features of the main building. The trash enclosure
shall be reserved exclusively for dumpster and recycling container storage, and
shall be accessible to persons with disabilities. Interior vehicle travel ways shall be
designed to be capable of withstanding loads imposed by trash trucks.
53. All residential units shall be designed to mitigate impacts from non-residential
project noise, in compliance with the City's noise regulations.
54. All project improvements shall be designed and constructed in accordance with
the most recent version of the City of Arroyo Grande Standard Specifications and
Engineering Standards.
55. Record Drawings are required to be submitted prior to release of the Faithful
Performance Bond.
56. Submit as-built plans at the completion of the project or improvements as directed
by the Community Development Director in compliance with Engineering Standard
1010 Section 9.3 E. Provide One (1) set of paper prints and electronic documents
on CD or flash drive in both AutoCAD and PDF format.
57. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
58. Preserve existing survey monuments and vertical control benchmarks in
compliance with Standard Specifications Section 5-1.26A.
59. Provide one (1) new vertical control survey benchmark, per City Standard, as
directed by City Engineer.
IMPROVEMENT PLANS
60. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the
Community Development Department Engineering Division be separate
submittal from any vertical construction/structures building improvement plans.
61. Improvement plans must comply with Engineering Standard 1010 Section 1 and
shall be prepared by a registered Civil Engineer or qualified specialist licensed in
the State of California and approved by the Public Works Department and/or
Community Development Department. The following plan sheet shall be provided:
a. Site Plan
i. The location and size of all existing and proposed water, sewer, and
storm drainage facilities within the project site and abutting streets or
alleys.
ii. The location, size and orientation of all trash enclosures.
RESOLUTION NO. 18-2298
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iii. All existing and proposed parcel lines and easements crossing the
property.
iv. The location and dimension of all existing and proposed paved
areas.
v. The location of all existing and proposed public or private utilities.
vi. Location of 100-year flood plain and any areas of inundation within
project area.
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
g. Utilities — Composite Utility
h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right-of-Way
k. Tree Protection Plan
I. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Other improvements as required by the Community Development Director.
(NOTE: All plan sheets must include City standard title blocks)
p. Engineers estimate for construction cost based on SLO County unit cost.
62. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
63. Prior to approval of an improvement plan, the applicant shall enter into an
agreement with the City for inspection of the required improvements.
64. Applicant shall fund outsourced plan and map check services, as required.
65. The applicant shall be responsible for obtaining an encroachment permit for all
work within the City's public right-of-way.
STREET IMPROVEMENTS
66. Obtain approval from the Public Works Director prior to excavating in any street
recently over-laid or slurry sealed. The Director shall approve the method of repair
of any such trenches, but shall not be limited to an overlay or type 2 slurry seal.
67. Overlay streets or place type 2 slurry seal on any roads dedicated to the City prior
to acceptance by the City. Determination whether to use overlay or slurry seal
shall be made by the Public Works Director.
68. Remove existing roadway striping and markers prior to any overlay or slurry seal
work to the satisfaction of the Public Works Director. Use only thermoplastic
roadway striping.
RESOLUTION NO. 18-2298
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CURB, GUTTER, AND SIDEWALK
69. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
70. Color any such new facilities as directed by the Community Development Director.
71. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards.
72. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
73. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director
DEDICATIONS AND EASEMENTS
74. The property owner shall offer for dedication to the public the right-of-way for the
ADA compliant driveway approaches.
75. All easements, abandonments, or similar documents to be recorded as a
document separate from a map, 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.
GRADING AND DRAINAGE
76. 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.
77. All grading shall be performed in accordance with the current City Grading
Ordinance and Standard Specifications and Engineering Standards.
78. Drainage facilities shall be designed in compliance with Engineering Standard
1010 Section 5.1.2.
79. Submit a soils report for the project, 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. The date of the soils
report shall be less than 3 years old at the time of submittal.
80. Prior to issuance of a grading permit, an approved drainage report prepared
by a registered Civil engineer shall be required. The drainage report will support
the improvement plans, drainage facilities and Storm Water Control Plans for the
project.
RESOLUTION NO. 18-2298
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WATER
81. Whenever possible, all water mains shall be looped to prevent dead ends. The
Public Works Director must grant permission to dead end water mains.
82. The applicant shall extend the public water main to adequately serve the project
across the property frontage.
83. A Reduced Pressure Principle (RPP) backflow device is required on all water
lines to the landscape irrigation.
84. A Double Detector Check (DDC) backflow device is required on the water service
line to the residential units. Fire Department Connections (FDC) must be remote
and locations to be approved by the Building Official and Fire Chief.
85. The DDC shall be placed inside the building or adjacent to the building. Other
locations for the DDC shall be approved by the Director or Community
Development.
86. Non-potable water is available at the Soto Sports Complex for construction use.
The City of Arroyo Grande does not allow the use of hydrant meters.
87. Existing water services to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
SEWER
88. The applicant shall extend the sewer main to adequately serve the project across
the property frontage. All new sewer mains shall be a minimum diameter of 8". An
easement shall be recorded for the new sewer main.
89. All sewer laterals shall comply with Engineering Standard 6810.
90. Existing sewer laterals to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
91. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with Standard Specifications and Engineering
Standards.
92. Obtain approval from the South County Sanitation District for the development's
impact to District facilities prior to building permit issuance.
PUBLIC UTILITIES
93. 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. The applicant shall pay a reduced fee in-lieu of undergrounding the two
utility poles located at the intersection of South Halcyon Road and Dodson Way.
RESOLUTION NO. 18-2298
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94. Prior to approving any building permit within the project for occupancy, all
conditions of approval for project shall be satisfied.
95. Public Improvement plans 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.
96. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
TREE PRESERVATION/TREE REMOVAL PLAN
97. Prior to issuance of grading permit and during construction the applicant shall
comply with the provisions of Ordinance 431 C.S., the Community Tree
Ordinance.
PUBLIC SAFETY
98. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
99. Prior to issuance of a certificate of occupancy, the applicant shall post
accessible parking signage, per California Building Code Section 11A and other
applicable standards.
100. Prior to issuance of a certificate of occupancy, for any parking lots available to
the public located on private lots, the developer shall post private property "No
Parking" signs in accordance with the handout available from the Police
Department.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
101. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Map check fee for Tract Map.
b. Map check fee for Parcel Map.
c. Plan check for grading plans.
(Based on an approved earthwork estimate)
d. Plan check for improvement plans. (Based on an approved
construction cost estimate)
e. Permit Fee for grading plans. (Based on an approved earthwork
estimate)
f.__ Inspection Fee of subdivision or public works construction plans.
(Based on an approved construction cost estimate)
g. Plan Review Fee. (Based on the current Building Division fee
schedule. NOTE: The applicant is responsible to pay all fees
associated with outside plan review consultants)
RESOLUTION NO. 18-2298
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102. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a. Water Neutralization fee, to be based on codes and rates in effect
at the time of building permit issuance, involving water connection or
enlargement of an existing connection.
b. Water Distribution fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with AGMC
Section 13.04.030.
c. Water Meter charge to be based on codes and rates in effect at the
time of building permit issuance, in accordance with AGMC Section
13.04.030.
d. Water Availability charge, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with AGMC
13.04.040.
e. Traffic Impact fee, to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Ord. 461 C.S.,
Resolution No. 3021.
f. Traffic Signalization fee, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with Ord. 346
C.S., Resolution No. 1955.
g. Sewer Connection fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with AGMC
Section 13.12.190.
h. South San Luis Obispo County Sanitation District Connection
fee in accordance with AGMC Section 13.12.180.
i. Park Development fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall
be provided for existing houses), to be based on codes and rates in
effect at the time of building permit issuance in accordance with Ord.
313 C.S.
j. Strong Motion Instrumentation Program (SMTP) Fee, to be based
on codes and rates in effect at the time of development in accordance
with State mandate.
k. Building Permit Fee, to be based on codes and rates in effect at the
time of development in accordance