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PC R 19-2323
RESOLUTION NO. 19-2323 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING LOT MERGER 18-001 AND CONDITIONAL USE PERMIT 18-007; LOCATED AT 1214 EAST GRAND AVENUE AND 181 NORTH ELM STREET; APPLIED FOR BY FLOYD HINESLEY WHEREAS, the project site is approximately .90 acres, zoned Gateway Mixed Use (GMU), and located near the northwest corner of E. Grand Avenue and N. Elm Street, which includes two (2) existing lots; and WHEREAS, the applicant has filed Lot Merger 18-001 to merge two lots located at 1214 E. Grand Avenue and 181 N. Elm Street; and WHEREAS, Municipal Code Table 16.12.030 (B) requires that lot mergers be reviewed by the Planning Commission; and WHEREAS, the applicant has filed Conditional Use Permit 16-007 for the development of ten (10) new residential units, including one (1) three-bedroom apartment above an approximately 2,250 square foot of office space; and WHEREAS, the office component results in the project being categorized as a mixed-use project, for which the GMU district allows a maximum density of twenty-five (25) dwelling units per acre, or totals 22.5 units on the .90-acre project site; and WHEREAS, the Staff Advisory Committee considered the project on January .15, 2019 and recommended approval with conditions; and WHEREAS, the Architectural Review Committee considered the project on February 5, 2019 and recommendedapproval with conditions; and WHEREAS, the Planning Commission has reviewed this 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 determined that the project is exempt per Section 15332 of the CEQA Guidelines regarding in-fill development; and WHEREAS,the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on April 16, 2019; and WHEREAS, the Planning Commission finds, after due study, deliberation, and public hearing, the following circumstances exist: Lot Merger Findings: 111 1. Merged lots should comply wherever feasible with the minimum lot size, lot width, and lot depth requirements of the zoning district in which it is located. RESOLUTION NO. 19-2323 PAGE 2 The proposed project would merge two (2) lots into one (1) and the new lot would be conforming to the GMU zoning district development standard for size, lot width, and lot depth. 2. Adequate access and placement of easements shall be provided. The project will provide two points of access to the newly created lot from both N. Elm Street and E. Grand Avenue. 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 use of the site for residential development in a mixed use project is permitted within the GMU zoning district and the project complies with all applicable provisions of the Arroyo Grande General Plan and Municipal Code. 2. The proposed use would not impair the integrity and character of the district in which it is to be established or located. The proposed use of the site for multi-family residential development in a mixed use project will not impair the integrity of the GMU district due to the intent of the district to provide for the combination of financial institutions, retail, office and commercial uses and multi-family residences with retail and other pedestrian-oriented uses on the ground floors of structures fronting E. Grand Avenue, and residential units or offices allowed on upper floors. 3. The site is suitable for the type and intensity of use or development that is proposed. The siteis approximately .90 acres of underutilized land in the GMU zoning district and meets the development standards of the GMU zoning district, the Arroyo Grande Municipal Code, the Design Guidelines and Standards for Mixed Use Districts and is suitable for the intensity of the development. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. The proposed project will utilize City supplied water, sanitation, and public utilities and services that ensure public health and safety. No aspect of the proposed project is anticipated to be overly impactful to these services. Conditions of approval developed for the project will additionally ensure public services are minimally impacted. 5. The proposed use will not be detrimental to the public health, safety or welfare RESOLUTION NO. 19-2323 PAGE 3 or-materially injurious to properties and improvements in the vicinity. The proposed use will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity as it will comply with all applicable codes and standards of the Municipal Code and in accordance with conditions of approval specifically developed for the project. NOW,THEREFORE,BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Conditional Use Permit 18-007 as set forth 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 Commissioner Martin, seconded by Commissioner Sage, and by the following roll call vote, to wit: • AYES: Martin, Sage, Montes NOES: None ABSENT: Maraviglia, Schiro the foregoing Resolution was adopted this 16th day of April, 2019 C-delA42 . A-IL:— GLENN MARTIN CHAIR ATTEST: itr— 0/44 PATRICK HOLUB SECRETARY TO THE COMMISSION AS TO CONTENT: T S LISH C•MM , TY DEVELOPMENT DIRECTOR RESOLUTION NO. 19-2323 PAGE 4 EXHIBIT 'A' CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 18-007 1214 EAST GRAND AVENUE AND 181 NORTH ELM STREET COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS 1. This approval authorizes the construction of the phased development of nine (9) two-story apartment units and construction of a new two-story mixed-use structure, including 2,025 sq. ft. of office space and a 2,321 sq. ft. apartment at 1214 E. Grand Avenue and 181 N. Elm Street. 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 Conditional Use Permit 18-007. 4. This application shall automatically expire on April 16, 2021 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 Gateway Mixed-Use requirements except as otherwise approved. 6. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of April 16, 2021 and marked Exhibits on file in the Community Development Department. 7. The applicant shall agree to indemnify, defend, and hold harmless 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. 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 RESOLUTION NO. 19-2323 PAGE 5 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. 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 shall 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. 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. 15. 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. The trash enclosure area shall accommodate recycling container(s). The location and function of the trash enclosures shall be reviewed and approved by South County Sanitation prior to approval of the improvement plans. 16. Final design and location of the trash enclosure(s) shall be reviewed by the Architectural Review Committee and approved by the Community Development Director. 17. Noise resulting from construction and operational activities shall conform to the standards set forth in Chapter 9.16 of the Municipal Code. Construction activities shall be restricted to the hours 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. 18. At the time of application for construction permits, the applicant shall provide details on any proposed exterior lighting, if applicable. 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). 19. Landscaping in accordance with the approved landscaping plan shall be installed or RESOLUTION NO. 19-2323 PAGE 6 bonded for before final building inspection/establishment of use. The landscape and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development and Public Works Departments. The landscape plan shall be in conformance with Development Code Chapter 16.84 (Water Efficient Landscape Requirements) 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: i. Deep root planters shall be included in areas where trees are within five feet (5') of asphalt or concrete surfaces and curbs; ii. Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants. iii. An automated irrigation system using smart controller(weather based) technology. iv. The selection of groundcover plant species shall include native plants. v. Linear planters shall be provided in parking areas. vi. Turf areas shall be limited in accordance with Section 16.84.040 of the Development Code. 20. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. 21. All planted areas shall be continuously maintained in a healthy, growing condition, shall receive regular pruning, fertilizing, mowing and trimming, and shall be kept free of weeds and debris by the owner or person in possession of such areas. Any damaged, dead or decaying plant material shall be replaced within thirty (30) days from the date of damage. 22. 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. 23. All new electrical panel boxes shall be installed inside the building(s). 24. Buildings equipped with a fire sprinkler system shall also have a Fire Department Connection (FDC), which shall be located adjacent to a fire access roadway, be remote from all buildings outside the building collapse zone, and screened to the maximum extent permitted by the Building Official or Fire Chief. 25. Fire Department Connections (FDC) shall be located near a fire hydrant, which is no closer than 20 feet and no greater than 100 feet with no obstructions or barriers between the FDC and the hydrant such as roads or driveways. RESOLUTION NO. 19-2323 PAGE 7 26. Double detector check valve assemblies shall be located within the respective building to which they serve. 27. All ducts, meters, air conditioning equipment and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. It is especially important that gas and electric meters, electric transformers, and large water piping systems be completely screened from public view. All roof-mounted equipment which generates noise, solid particles, odors, etc., shall cause the objectionable material to be directed away from residential properties. 28. 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. 29. The apartment on the second floor of the mixed-use building shall be constructed in a manner that will allow for the adaptive reuse of the space as commercial occupancy - - in the future, if desired. - INCLUSIONARY HOUSING 30. The developer shall comply with Development Code Chapter 16.80 "Inclusionary Affordable Housing Requirements". Should the developer decide to pay in-lieu fees, the fee shall be equal to one percent (1%) of total development costs for each unit within the development. PLANNING COMMISSION CONDITIONS 31. A six (6) foot perimeter fence shall be installed along the northern side of the project to maintain privacy. 32. The applicant shall add architectural features to the western façade of the mixed-use building to add interest and soften the monolithic appearance. 33. Garages shall be kept clear, utilized for parking by the residents, and this restriction shall be included in all future rental agreements. RESOLUTION NO. 19-2323 PAGE 8 BUILDING AND LIFE SAFETY DIVISION AND-FIRE DEPARTMENT CONDITIONS BUILDING CODES 34. The project shall comply with the most recent editions of the California Building Standards Code, as adopted by the City of Arroyo Grande. FIRE LANES 35. Prior to occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 36. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRE FLOW/FIRE HYDRANTS 37. Project shall have a fire flow in accordance with the California Fire Code. 38. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. SECURITY KEY BOX 39. The applicant must provide an approved "security key box," per Building and Fire Department guidelines and per the California Fire Code for the commercial building. FIRE SPRINKLERS 40. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 41. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted by the City of Arroyo Grande. ABANDONMENT/ NON-CONFORMING 42. The applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. DEMOLITION PERMIT/ RETAINING WALLS 43. A demolition permit must be applied for, approved and issued. All asbestos and lead shall be verified if present and abated prior to permit issuance. RESOLUTION NO. 19-2323 PAGE 9 44. Provide written certification that the envelope of the structure is watertight with walls substantially impermeable to the passage of water required under 44 Code of Federal Regulations (44 CFR 60.3 (c)(3)) 45. Provide a comprehensive Maintenance Plan for the entire structure to include but not limited to: a. Exterior envelope of structure b. All penetrations to the exterior of the structure c. All shields, gates, barriers, or components, designed to provide floodproofing protection to the structure d. All seals or gaskets for shields, gates, barriers, or components e. Location of all shields, gates, barriers, and components as well as all associated hardware, and any materials or specialized tools necessary to seal the structure 46. The developer shall reimburse the City for all costs associated with outside plan checks performed at either the developer's or City's request. ENGINEERING DIVISION CONDITIONS All Engineering conditions of approval as listed below are to be complied with prior to recording the map or finalizing the permit, unless specifically noted otherwise. POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 47. 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). 48. Prior to any Permit—Stormwater Control Plan. Provide a Stormwater Control Plan that complies with Engineering Standard 1010 Section 5.2.2. 49. Prior to Final Approval — Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification. Provide an Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification that complies with Engineering Standard 10101 Section 5.2.3. • RESOLUTION NO. 19-2323 PAGE 10 GENERAL CONDITIONS 50. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F of the California Department of Transportation. 51. Working hours shall comply with Standard Specification Section 5-1.01. 52. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain- deflecting roof. Trash enclosure area(s) shall be screened from public view with landscaping or other appropriate screening materials, and shall be reserved exclusively for dumpster and recycling container storage. 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 ("as-built" plans) 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 Provide One (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format prior to occupancy. 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 and Site Civil Plans shall be submitted to the Community Development Department Engineering Division as a 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 RESOLUTION NO. 19-2323 PAGE 11 Development Department. The following plan sheets 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. 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. 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) 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 check services, as required. 65. The applicant shall be responsible for obtaining an encroachment permit for all work within a 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, slurry seal, or fog seal. 67.All street repairs shall be constructed to City standards. RESOLUTION NO. 19-2323 PAGE 12 68.Street structural sections shall be determined by an R-Value soil test or recommendation by a soils report, but shall not be less than 3" of asphalt and 6" of Class II AB. 69.All plans shall show the City's complete right-of-way on North Elm Street and East Grand Avenue. 70.The developer shall provide Type 2 Slurry Seal or Microsurfacing on full road width of North Elm Street for the entire length of project frontage. 71. Street width geometry shall comply with Engineering Standard 7010. The following streets are designated as: a. Local Road: North Elm Street b. Arterial: East Grand Avenue CURB, GUTTER, AND SIDEWALK 72.Install new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director. 73.Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. The project shall include sidewalk and ADA compliant paths consistent with State Standards, including no more than a 1.5%+/-cross slope. 74.The applicant shall dedicate a pedestrian access easement(s) when the ADA sidewalk extension does not fall within the City's right-of-way. 75.Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. 76.Driveway crossings shall have a decorative treatment and the applicant shall color any such new facilities as directed by the Community Development Director. 77.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 78.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 Developer shall be responsible for all required fees, including any additional required City processing. RESOLUTION NO. 19-2323 PAGE 13 GRADING AND DRAINAGE 79. 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 Pollution Control Plan (WPCP) consistent with the San Luis Obispo Regional Water Quality Control Board (RWCB) requirements. 80. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 81. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section 5.1.2. 82. 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. Soils report must be less than 3 years old. 83. The applicant shall dedicate a pedestrian access easement(s) for the ADA sidewalk extension. 84. Infiltration basins shall be designed based on soil tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations. WATER 85.Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works Director must grant permission to dead end water mains. 86.The applicant shall extend the public water main to adequately serve the project across the property frontage. 87.A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the (structure and/or landscape irrigation). A Double Detector Check (DDC) backflow device is required on the water service line. Fire Department Connections (FDC) must be remote and locations to be approved by the Building Official and Fire Chief. 88.The DDC shall be placed inside the building or adjacent to the building, if screened. Other locations for the DDC shall be approved by the Director of Community Development. 89.The project shall have a minimum of two water meters, one for each phase. The apartment units may have separate submeters if desired. 90. Non-potable water for construction is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. RESOLUTION NO. 19-2323 PAGE 14 SEWER 91.All sewer laterals within the public right-of-way must have a minimum slope of 2%. 92.Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4". 93.AII sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with City standards. PUBLIC UTILITIES 94.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. 95.Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. 96.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. 97.Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. TREE PRESERVATION/TREE REMOVAL PLAN 98. 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. 99. Prior to issuance of a grading or building permit,the developer shall submit a tree preservation and tree removal plan to the Director of Public Works/City Arborist for undeveloped parcels or lots with trees. The plan shall include the location, size and species of all trees located on the lot or on adjoining lots, where development could affect the roots or limbs of trees on adjacent property. 100. All significant trees to be removed as designated by the Director of Public Works/City Arborist shall be replaced at a 3:1 ratio and planted on site. With the approval of the Public Works Director, tree removal shall be mitigated by planting on site, off-site, or payment of in-lieu fees (at the current street tree fee rate for a 15 gallon tree). Larger trees may be required to mitigate tree removal. Prior to issuance of a grading permit, all trees shall be planted or fees paid. 101. Prior to issuance of a grading permit, all trees to remain on site shall be marked with paint/ribbon and protected by a five (5') foot vinyl or chain link fence. The fence shall be located at a minimum of eight (8') foot radius from the trunk of the tree. RESOLUTION NO. 19-2323 PAGE 15 102. All trees on the construction site to be preserved shall be protected under the conditions of the Community Tree Ordinance (431 C.S.) which include but are not limited to: a. No mechanical trenching within the drip line of a tree, unless approved by the Parks and Recreation Director. b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree. c. No grading shall occur under a trees dripline, unless approved by the Public Works Director. d. A five foot (5') protective fence shall be constructed a minimum of 8' from the trunk of each tree. 103. All trees to be pruned, shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. PUBLIC SAFETY 104. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. 105. Prior to issuance of a certificate of occupancy, the applicant shall post handicapped parking, per the California Building Code. 106. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary [or robbery] alarm system per Police Department guidelines, and pay the Police Department alarm permit application fee (for commercial use only). . FEES AND BONDS - . The applicant shall pay all applicable City fees, including the following: 107. 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) 108. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT RESOLUTION NO. 19-2323 PAGE 16 • 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. c. Water Meter charge to be based on codes and rates in effect at the time of building permit issuance. d. Water Availability charge, to be based on codes and rates in effect at the time of building permit issuance. e. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance. f. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance. g. Sewer Connection fee, to be based on codes and rates in effect at the time of building permit issuance. h. South San Luis Obispo County Sanitation District Connection fee. i. Drainage fee, as required by the area drainage plan for the area being developed. j. 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. k. Construction Tax, the applicant shall pay a construction tax. I. Alarm Fee, to be based -on codes and rates in effect at the time of development. m. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and rates in effect at the time of development. n. Building Permit Fee, to be based on codes and rates in effect at the time of development. 109. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary [or robbery] alarm system per Police Department guidelines, and pay the Police Department alarm permit application fee. 110. FEES TO BE PAID OR LAND DEDICATED PRIOR TO RECORDATION OF THE FINAL MAP/PARCEL MAP a. Park Development fee, the developer shall pay the current park development fee, and/or donate land in-lieu of, for each lot approved. b. Park Dedication, the developer shall dedicate land for park purposes. c. Park Improvement fee, the developer shall pay the current park improvement fee for each lot approved. d. Affordable Housing in Lieu fee, in accordance with Chapter 16.80 of the Development Code. 111. Preliminary Title Report, a current preliminary title report shall be submitted to the Director of Public Works prior to checking the map. If the property owner is a Limited Liability Company (LLC), provide names and contact information for the individual owners. A current subdivision guarantee shall be submitted to the Director of Public Works prior to recording the Map. (TRACT AND PARCEL MAPS) RESOLUTION NO. 19-2323 PAGE 17 BONDING SURETY 112. 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 maintaining and/or restoring the site. 113. 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. (TRACT AND PARCEL MAPS) a. Faithful Performance, 100% of the approved estimated cost of all subdivision improvements. b. Erosion Control and Landscape, 100% of the approved estimated cost of all erosion control work during construction and the estimated cost of all final landscaping after construction is complete. This bond is refundable upon successful completion of the work, less expenses uncured by the City in maintaining and/or restoring the site. c. Labor and Materials, 50% of the approved estimated cost of all subdivision improvements. d. One Year Guarantee, 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. e. Monumentation, 100% of the estimated cost of setting survey monuments. f. 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 g. Accessory Structures, the applicant shall remove or bond for removal - of all accessory structures not sharing a parcel with a residence. h. Garages,the applicant shall construct, or bond for construction of a two- car garage and driveway for the existing house on lot i. Curb cuts, the applicant shall construct or bond for construction of individual curb cuts and paved driveways for parcels. • EXHIBIT "B" I _ ___.._ I _� 1 1 , I. I ( • Property Owner/Applicant: Sheet Index AJ � p l ( ' o..o'lar4lrmar ca �- I ' ,albm10.1 .•mmerFuk PLLb.bpNa mica O,awl r,-..ss,... arr.,•,ra,tm 1 I I tnc,lv+>a,aa auJn. u 71.- _ 1 i I I A,am:oM✓.,.+brta <J.f�'a iii. I(� 1 M,7,0ultn P441/1,41/MD Asa arm INK w,Low. A.I. •- .9� 1 • i 1 Faaamr.,NOie1Aw AI., g$� I A .. .,_.._... ._._ ' , I. I inti N E�Gt'AtW*Ar6 rmlYa•,:i ll�ee[Ana. A, _� rR I Crams-N1 il. s. N' gig // I_ I >rrla'sp.•,�•=.k,�-'nfl]U 1. , oflai&eN Illnelaii•lad C4401...A I_I ,� I ,>ae.C^.n171515 totg,Iwllsr>IIfl. LI I Iryim lgc1,aO..,n, Ll -_..., I coat...CafifalAmMmA.44 Ilan eYtwi. Wu(s O.sY , •"i.` �_�� I mn�waN�ie l'mnm'rw..uuwa�y"rvf.wral.wee, •u Li Li pp I . I -is•i f*�ranp>z„R,„N I 1--; _ I Pmlcct De/criPlion(Residential): { [ 3Uoia (+';)SFR , D��w*amn'i..w,--sn 6c726 PJoject DrredpGun(Alined Use): ,I i I ` 7...MYaelur OR-a l awr+QAerb+Jl.mN i I �Iamn�l APtC 0771011123 AVN; 077.101-071 Will ZIIIII GM/ I �, {. I - Total Loi Mw: 70.640 Y Wel Ica Are: 4,61010 1 II. I ' 7 ‘, .:_i,,. n I wIatib0wgy.a J.SNWtrarnstnei Wam�emca sµT.7maoeusnmacaror<IaRunrw7.a , ,el.1,dm,cr.mwamm�en.x...e<u.ecJ,e.a>daw 1 rl uda113M1],,idna.T�dln6G.khr4olwJs®®elaav �•RaDmsv pt�'J&:J9wb�q�4r�.>wmN I pcIarl ' 1p ' (C�3,W�b+CWb^Jr Ma0.lUeJPmN61b4y6iJVJ.asy �•t 1N.M�,WF.Ca1e(VGOYIaabRnWOW I 3 • y Q _ R w r.Yc7.1YCv G6YoLNva0o>Jy6awLm14O0,,m N<i ': . .. _ , aa. tt.aavoa umae,taatMwo>.aa .mm.P>,A7..u.em,um.aJ.lwm.•xp.1"�n • 9 . oma�a?uba.mmaWewwd Maz On. 1..,eY .s .1- z mK.cis,u ea loCIry m • ."; - , (OF 00 II. a1tl 4. etnP+>O'wM 1••710 CI • .i Fon AIleraam,J ,en.r • naaw :n , ma,-+r..d, S B' duve I(.1; I 11=11r4:1' 'aAa C iI � 1:n-.II 1 ; 3 • .",1..,- 7 Setbacks: Nom, � Setbacks: _�� ' I fns,(Nmlb Ela Suwt}, 10W 10.00 000001 utO:vul A00004. 007 Mod H>1 '-. -"`---^-- SId2(17n0,k SCO i071e) 0A0 rrr���------... 20o 1Soo0 SAO I1rO 9iAe lrylk DAY 00.37 24.W I',iASal I I / L,wr(Wcel): )ODP 5416 on",Rrs(NUL): ODY 4900 I I ::.:,-,:::-..i'', Arca Typical 3 Bedroom Unit(9t _ Floor Arca-Unit 1 ` ""�"v.. rs�G�Id PI rte,, „r.. a7 ,,, o s :al v rodlc Goya,. SIM Floor Arca-Commercial •. Ch.F•ca )A0.•II '• Ill;f , . . I I I L �. I • 1 flack toT,noa I I• I �'j 1 , 11 f I I .,Y�� • Ns/wed ktised VatI I.. • ! I f j i ; 11 ; I I °1'-'• -- , _q..ta I ifp 17 „ • 3 I ' , Bart O,uvd A.cvve :S $ Rft ;I F'rnnx, CC77 zm ._. -,..-— -— 1 .. ...._ .. ., _ I f01 NClm SI ,I .„..... .........________________ . J • Iii 111 • A.0 • •111111 . 11111 OM Ell/ MEI/ MOM �b e LEGEND:. SCI1Tl S CITY 0f ARAOm wAuce En InL'¢ ■y - ----- IFIEE1 CENluill. RAlOt PO4 OF A044 tAu9E I NE$�+� Z `ss( i 61riC£i 111.31-O1-NAY/EA1M[N,T,OtE ELCCIRIsn: P6LE • Y .303'03£0 m,W01r Incl aria. CAS 50.GL OAS - - �� a�01( N p TEWIIONL Alar I r @ rn0'o50 21atN awl CMS 0u3rzn I111 11111g 5 S i PRWCSCD I4vP,P P.OIX Q.BRIGHTON- AVE.'''''Al£ .A R,L,pun. !y 6 IS. 6`__ PROPOSED 0*541 INf.SC.MFI1TRJp� { se nu p DDISI liCllal SIMI IN UFC 201. I rawaSEa swot RAIL AN0 0 21 Un:2010. 1 �r I vi, . 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J a ^ EIC..11. 1 SOUSE(2 C.On.)10 AEYAM C� Ad ' I I'��_� � :) 1AR^Al1 Ce T- W rpm.: UK: O APARNDIt 013.13(1 CFR OAnA4[)3 1E2nDCY5,2 S,MY i • .. /.1.arY vie i,9 r,:uwl I _ ( I I j 1._-� LL -zt �.-. .A :NC: PAO CW'9r,ALYS -]S =TILT= m_p I I \ , Do EDJCEI7LV. _-rrn`�_- Alis n VJ PARKING DINCA SP.cr9 - .20,(cARAtS 13001.x1 `k---g-k-.I§B 1 Air I .i F.•z 1 I \ C1) NAHgGP PRIMO-1 I ,A J_ ]-A(nnAL.ASPINC enA•15) •} y I W ; I 'W m PHASE Z I 16 _- I'.'•I r-(• 9F I li t u I .}2 ¢ '0.]k 44 �� m Inelrrl.D r99rvnc1:x,ox5 Sr. me pyi_j PROPmFD 15/0 i0* a+9,E-1331]sr. a1r9,f:Ip Sr I I Nax •a/31 On. . I Q 0,,n -I" .' 6 (,� 1-L� RE0 510 9/0001.PAC.: 1,152 r. A "F-S __ ttPPExai mam Ceumw AAL Uxl I . Alt '--192. -Ir¢(I REaaa[D l4/tPEN VACS. NO 5T ` O 1 E.cmn JAnt PE MC 001 f I I . ... PROPOYD AC 04000. ..]W Sr.SI r� tc P.R.FOSto U1 322 IF. 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S - - T - S u-u.401 II n n n 5113,uT - _ - SOALE(. 1-_2G• ER 5'VEP CKYll, ( :. . , � .__OF 11-WIEETS, LEGEND 11111111' �&p A& 1 CJ —-—OMIT COITFRUNE g 3, • yrq PARCEL-0' • ----s1�T RIOM_M-orovro[CNTT WE i;&Oil 6 I y S PROPOSED IlnnlalT mW TEPEE ■ mon PAP IE AN11AL) Y 1 W >^T' (C%IfiiNC P[SD[RRAI P.PWEO sled D... tt` F" 444. FROPOSN MITER MANX p�M I Q F. OAk PROPOSED NEXT 2qL(p1p 9� CIO I1 '� SeA'1sSo a )0.007 PROPOSED OIOCX WAIL B P,� 0 y --- .._ i I I ii [[[ o ..__- J..__..�A I �N--pv]R0CCN4R YAM e1gPpgrg/ ___._-___.. _'1..._ ... ..._` n mu+c, I I -- --MI.PATER NAM g 6 C11 __ __ PC. 8[ N �,' ! �� I d I I --PCE--DMZ.PG.EEEOEMPIAL TME a ✓3 r.. -I+... • /r1 I j{ E --ATT--EAS.,AT&T USE 1111111111 V•, -'FIh • -. 1'/ - -- ! 1 i --Orv--i16V:0 CHIC NN¢ �P� re n C FFD-- •_ C -aL--EA5AN0 PIMPS EO 01 LOW •-- , Q -�'- .j� I •�I ThA lOf 1 le. I ® EASTP:O PAIN num 111EC$� -- "i0 ,T -`.7 g ([nSlmc ALr^Wnou1 I i _ I NEI MONO umEE MEAS.POA 9gyOOGR i5 LBpq]ppQ r�II .N ! -4 ft, _ Y%' j,,,t �'�, 1 1>" I I I ® Csnno PACwc MEMO.. iiiilldi s L 1I .4, ! r9 ry •A ;, ,•-•N. ��"�� ( 1? y I I ® .aAa vAIDIC mown z }, ey '.,'.�,'---4 A;,a aI ..__,aiS I,K � S WSCtL PaSSNC AT&T COP - w •-E _ 'll>, ,;,0,1,,,---„,,,.....2 ® [b51MC PAai10 ow.MONO. }•d ^a. • "f-T'' - ... V- ASe•16M ISO OW_ -_ _ - - .-_._. '"-P. I O OLCINO SEXEN IMMIX 1 l� �-�.'+ - .11•tr�fy---��-aE�i3O: - - -.!] - >6 A • /�> II 'O 1 - .1' T fa v._-°n.--.• '. ]Y Ensue nr Hmuu• �'__ 1u �i.'.t :^;`;',C4, A,AA.1.,.a,>.A....u. n 11 ,, �f I nHT if.r L t.,, .+ .. ,9 ..... >...,•.1.- --- •------ -- I -- —--—— 3r O1 OW DAA.yr WAIN :-}i tri'' x 1+;;Q$_}�„_„ IED "'t{ ,.A. iT:.:� .yF;? --;_--s.-/' '" O F. is 1_„C'k -1- ,, I Fc iilNi9'I cuOftalw, ` ' �h., ��,' {F I I\ Fs IIN91 SUPrAftIl 1 YA I • 1� ' .j .1 CONAGE MAX LS LACSCIPC 1 f '� ::g- 1 Ie _ NO POLY..On_PIOE ;• .. - - G{c' N . 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' - -- P-f0 is - • i 0 ., - 6 vnd 4•,,Van Le,t1,1•,,,V,s1,..ay.e.ra,0: 4,0 bt, ti: . ri lAs.-I&2 '. !,.•.". I' - ill CX - ,•01 C.,113 4•WI GATEWAY . ..,,, APARTMENTS . . t x I , . &COMMERICAL , .' ii,;,>i l' .—. 1: 1, ' ' ',,,,,,.....''"`47."1 :4f.,::::;;;11." z . , Ncca,Hinttat 1 iccct.C..,, ,c.e..,tirta.,.t Hs ttrt,Htt ! f"ttlts, • 1 f:"."-..1.----- 'I not.t i tf r- 1..ver''''' CT, I 2:-Ist'i • ' -'1• -s '---- - -5-i--.---'-'.'1!. 0 i . .! BA.,..ER,E.0 CP,;1.^:01 U. i z or 'Io 0 I I° fett.Ht• E1,11.4 'n."'''-'it;Ut'.7,ka '' ' ""' •---" •- 511; 0, (. i,•11,.,,, ... HYDROZONE PLAN '2 0 --2111MiZI-T-.- -' • I ' 4.I 1 • 1.::.pct F i , - . ...s I IYOROZONE 2:1141MARY ti,DP0,014E- 811$EC-11, IYEECIIIPTI71 REVISI0u5 . . A 1 IIMROZONE A-9....)SF lo.,,..,„.77,-;:x.. 9,1111T5F MD GlIOUFIDCOVrri IR F.IGAtEll WI r111.0111,M1111,11111 B PI '17.,Tg..Ttig,F;54,ril,Get,ROOT SI 13:C tt .. - -• H cl11..,70HE C-in St. Heti HitteATEDCCaBlE MULCH! .• EAST GRAND AVENUE C F6i-i,rgliEg....3.Fe5iii;:iiii it: - -- . . _ _............ _ — .—..—__ .. HYDROZONE PLAN !r-. . Elf ilV.i.Eii . . . _ • SCALE,l''-20'-0' ••••:' .• 1.1 or 9 i.v 0 J E,-.:1 iltii.i kii 1i 1.....01,..nairAm. can Etkra ptatd/g.. ., , 10-432 . . . . .. • . . . . . -- . " --• - , • IRRIGATION PLAN NOTES lye 1 CONTRACTOR SHALL PAOVNDe ALL LASO9,LMTEANLs,AND EOIIIIIIIE'IT NECEBNARY TO f�< '41 kr DRI FURNISH AND INSTALL THE IRRIGATION SYSTEM AS SHOWN ON THE DRAWINGS,AS OESCRISED I1C nI LIMIT OF WORK I• I DRIP !TITHE SPECIFICATIONS,AND IN ACCORDANCE WTII APPLICABLE CODES AND ORDINANCES. I y„Y.'°fR,�1 I11..II 1111MI IP■ /mss I CEDIGtI REFLECTS COMPLUNCE WITH CALIFORNIA STATE MYELO,(MOIX:L mien Cf FIOIE'II cc �.r� • - °}n} LANDSCAPEIXiD111AJCEIANOORTIIELO AIGOYERt11NGAGENCY9AOCPTEOWATER Z4b�MA � -I ` `--f--- EFFICIOST VtNDGCAPC ORDINANCE ----�" f '- Di/ANTICS FRE DIAGRAMMATIC.CCHTPACIOR SNnII BE RESPONS®LE FON AOJUS1001105 •I T -.---v----,-_ ''''.• --' I�i� P LIMB OF WORK M7,1"-- 1 ... 1 p A peR_2R A p®63E 0 p fll O O R+33A B■ I O NECFDRARY TO CONFORM TO AG'DAL FIELD CONPRIUNA. AFFIL I,?T11D /�.,ti/J/� •,L��\'!L I it CONTRACTOR 511AL1 FLUSH ALL LINES AND ADJUST ALL HEADS FOR OPTIMUM PERPORMU000 .:' 1 1•-n ,a• )l1L - t • --_STI'--_.__-;,_T;�_._: ._ _.._ II ACCORDANCE Will THE SPECIFICATIONS AND TO PREVENT OVERSPRAY ONTO HAPDSCAPE - - _ _ _ ,. 'S"-..�,----q,,.-.-z ---- � AREASON BIftUCTURAL ELEMENTS.Tells mall.INCLUDE INROTRING THE FLOW CONTROL T M11i P. jj 1ATEAOHVALVETO OSTNNTHBOPI.TAUMOPERATINGPREBSUREFOR EACNSVSTEM.COSTS ,,--L.I.. 1 !) f'' II 14:.1.1.. NCURREO WEND ANY ADJUSTMENTS FOR IW0 COVIAAGE,INCLUDING THOSE RECUESTEO R I J,f-a,-1.-..—I "- 1BY THE OWNER'S AUTHORIZED REPRESENTATIVE SHALL BE THE RESPONSIBILITY CT TINE l Ily CONTRACTOR. - l_II :` U SYSTEM DESIGN IOMGED 0/IA MINIMUM OPERATIl10 PRESSURE(P SLIM°AMA/UMW 1 DEMAND(GAM.)AS SHOWN AT EACH PCINT OF CONNECTION ON RLE DRAWNGB. - I I /-1. CONTRACTOR SHALL VERIFY PRESSURE AND DEMAND AT EACH POINT OFCONNRCTIONPRIOR ryg ! { _ •�J - - - TO COMMENCING INSTALLATION AND SUBMIT SUCH IN WPIOHG TO THE SVlS00•BAUI1150M0U +4- �1.. , ,,�'y� {ppr I?I REPRESENTATIVE.IF ANY DISCREPANCIES EXIST,THEY SHOULD 00 BROUGHT TO THE - ,6) ,lA ¢ P e -- -li_� j ' IMMEDIATE MIEN I1ONOi THECYRIERSAIITNOR0ED REPRESENTATIVE i as A 'A'Y.�„r�. "I I EQUIPMENT SHOWN INAR060APE AREAS ME EON0053011CLARIFICATION ONLY AND SNAIL /0a CI . "N, I DEDIOTALLED WHENEVERPOWDLE,AITIRN PLANTED MEAS A REh40NADLt REACHARLE •- I'I I 1 DISTANCE FROM HARDSCNPE AREAS l' ��a! • g• i' .1 I i re LINLESR O111tRW'ISE NOTER ON THE DEMOS,CONTRACTOR SHALL INSTALL WIRE AND PITC (I14 * —rl • 111 1 1- UNDER HAROSCAPE AREAS IN P.V.C,SCHEDULE La SLEEVES PLACEDPRIDA To INSTALLUIG 4,- yn. IIIMDSCAFE IN ACCORDANCE VAIN PPPLICAELE CODES.THS LOCATION OF SIEEv1NG LLp I�(.--^ r — 1`11 IP INDICATED ON CML E11C1NEER'G PLATS BOAT!TAKE PRECEDENCE OVER THE LANDSCAPE �'• O 1 I 6, L PANS. RIDS DESIGN STUDIO ?�• ,I ! i 'I'11 ,1 cc WHEREVER POSSIELE,CONTROL WWEB SNAIL OCCNPYTNE SAME TRENCH AS PIPES. Lpr{DSC ,wEARCiILECPJP.Ed DESIGN I' EACT1 CONTRLN.I ER SHALL HAVE ITS OIMI TITCPCTIDENT OROUNDti.IOC E.ce'Ir ca I ■1 :,1I� , 1' TO• I -......FTP---7-771..-411171.'77; ...r.,.:-� 31{ II„ 0 SPLICING OF 24 VOLT WRESWLL NOT FE PERLITI ED EXCEPT IN VALVE BO5ES.CONTRACTOR yJp5 ORA SISTA AVfeN1E LEAVE A VP COIL OF EUDLELWRE AT EACH SPLICE AND EVERY tWON DEME,.ALONG y I' ,•- I•�,�I(Iyl BAKERSFIELD,CAl9ORMA IIT HIRE RUIN.TAPE LIRE BUNDLES won CENTER NO TAPING WILL RE PERMITTED INSIDE ..� �..I__:_,..,ri., s . '.... .-21.,--,-'----"="''''-'ms -..c._.�a Fi 13300 SLEEVES.„1481117 ---: rZ_�"�:. I P:6S I.BSS V'S9 1111:-.- I-- (- - -gt S T R •0r''TI S.-as.4 YORE CONNECTORS SHALLflE3.1 OBRNYSOp APPROVED EQUAL T;651,3,57.5701 •�` - CAN IASL VALVES SHALL DE SIZED AS DESIGNATED ON THEORAWNGS AND SHALLBE • PHASE 1 I/•{. - I L09 Iris'Auto IN MALTA BOXES AS INDICATED IN THE OETAIIS.Dorms SIIALL BE SET FLUSHF.ITII T-.��--_----'-�-`- DIE FIMSN GRADEOR SURFACE AND PFFNIENRY MARKED'MTH THE LETTERSRC.V. PRO PFIASE2ill i9'” - — '�I 1" DPJP IEfd ' CIfNAME 1 i 'III I M FINAL LOCATION FMBPGKFIOWPREVENTIONDEV:CEOSHALLDEAP(RiWEUDY111EOI/BJER•A FFIASEI&2 I ', I J 1„ 1I 11 R 4 I AUTHORCO REPRESENTATIVE PRIORR TOIISTALUI•'0.CONTRACTOR WALL NOTIFYALL LOCAL AIRISDICTI0113 FOR INSPECN0t1 AND TESTING OF INS(ALLED BACKFLOW PREVENT,.DEVICE, - p /J,' 9f4 t I I CONTRACTORSIIALLNISTALLNLTI-DNAINCIIECKVALVESASNECESSARYnoPRBYEJIILOW GATEWAY ■ HEAD DRAINAGE APARTMENTS ■I I�'�,e I IRRIGATION IIEADSSHALLBE OCT PERPENOICUI AR TEl FINISH TIRADE OF THE AREA TO OE &COMMERICAL 1 I' •, ' IQl SSM IRRIGATED UNLESS OTHEIMSE DESIGNATED ON THE PLANS. �.. y it p, '' PI REFER TO WHTERITAT:OH NOTES ON THIS SHEET FOR THE PROCESS REQUIRED EACH YEAR ...5 I.,,,.., , 1�3M Ip„ ,c)2,2._ BEFORE TEMPERATURES DROP SELOW3PF TO PROTECT THE IRRIGATION LINESFAOM 1. ^I ;�OY'r' • DPVAGEDUE TOFREELNOTEMPCIUNtURES NlnSOIYForter ...,1-'-','Ar EOC 120(12101 SIRES BA•IRSFELl3.CA 1033; O 111(' PHOIIP(E61)327.0362 ✓ II.•5 �,VALVE IDENTIFICATION KEY - OutET CEsCE iP;ioN Ll• IIID NUMBER LVESIANON n [—VALVE G.P.M. IRRIGATION PLAN IE B1A•�III. VALVE DOE '�DRI^^SYSTEM &NOTES b,, -4 - J,,11' •__-- DF.SCRIP'1D.N y K '"- -Is'.i�`_ lr� POINT-OF-CONNECTION e �. ‘T� llI A, WATER METER.2' STATIC WATER PRESSURE.15 PBI ,i E•,I E I 0 H 5 OACKPLOWPREVEMER-pRPSPP ----- CONTROLLER-SSTATIONS - . MAXIMUM PLOW DEMAND-Al 51 GPM .,-., _ , POINT-OF-csimgcTIoNiB_ • - " -' • . _ .. .-_• WATER FLETER-1' .___-. _. . . -- - - ER STATIC FRESSUR E--6 PDI - - EAST GRAND AVENUE BACNFLORPREVENTER.P RP SOP -. - CONTROLLER.I STATIGNB i MAXIMUM FLOW DEMAND.034 IRRIGATION PLAN ... I 13:1, S Fl F F I N U M ii P 1 SCALE 1'-20'-0' ._--- _. _ L2 of 9 KRuruBLL01MI0P 00 RO 3 E C I II U 1.1 B E R 1 IB32 :1,. • MI • • LIMIT OF WORK ( I yo'u�Bou `do-'\ ■e MEM■■ease e■ I _ __.___..,..._ _.___---_- 14,k7.4'24..';"__-1 • PLANTING LEGEND-TREES&SHRUBSi ■�� 4/f TREES BOTANICAL NAME COMMON NAME SIZE OTY. 1AAILCOS LIMIT OF WORK EX C• UP CUPAI+IOpss EXISTING RF,MAIN RDTKODe I IJ - CCCII •���lll T ANICnRD1010ES TO REtAAIN AKA 2"q{9 ■a0.QV a■C1�a■®■■2fia■ (■I e) (.-`,� E%DUE OUERCV9 SPP. EXISTING OAK t L I'•7'Y-P ('�•1.. 1':'i.:", • /' / :/ -. -T7t5�� TO REMAIN •t ` Il "`1 L.i-y L7�,?7 • ( --"-- / r1 EN JUN JUNIPERUS CHINEHSIS EXISTING PItdE 1 L IATR j A_L;i I . `I 1 p J YSTACI A' TO REMABd i cu ii •J -TB 1'L"-;1. '" 1� - I\ /I PIS CHI PISTACI.A witm,,SI6 CHINESE PISTACHE 2r BOX < L - rr STD • :11 K SHRUBS BOTATSCAL MAME COMMON NAME SIZE OTY. 1MJLCOS I� O ANI HYB ANIG ZANIBABYHOS HYBRID KANGAROO PAW 5 GAL 13 L 1 ` '• _ 0 CAI LJ LITTLE CALLISTEMON VI`.11AlIS GN'RRF BDTTLE6RUSH SGAL IC L 4'/ lf.46 L1' 'A ;; ( LITTLEJOHN• .. I ` -" a FES GIA PE6TUCAOVIr1A BLUEGRASS 1DAL 33 L e®T 0"• ?PgJ� 'ELIJAH BLUE' CJ SCI - If Y W (� LEL JES LEUOCUENURON LEUCOOENORON SGAL 35 L 1 ':' {; W I LI ii I 3NAR1 REO' �® I I7 LOM FB LOMANDRA LONGIFOLIA VARIGAT ED DWARF 1 GAL 30 L LL i -....._..T----- !!y,,'T 'PLANTED/EA BEAUTY' MAT RUSH 1~� ry"��Ll OI�, ,.1, W O NAIJ HO U8110IFU1 OOMESTICA HEAVENLY BAMBOO SGAL 27 L ■I xj 4>4.L x HARBOR nV5SRP RIGS DESIGN STUDIO ■! a , O PIT LEN PITTOSPORUMTELUIFOWM K.OHUHV I ,}ti, RdAJORIE CHANNON' SGAL 29 R1 ',mina'nP?ARCAMEr.TUFF 5 L�.i:'_T+ 'i _ n',.i O •.xvn::ic:ec.4ln c_,n Rn ExISTIHG JIIS PERS CCNTflAC10R5 SHALL BSS SF 1 J j� —.,r+ ;T}d- Y.r_. ]1)I -- "S. S ( `'•".'.'.',� TO REMAIN PROVIDE DRIP IRRIGATION 2815 ORA VETS s.veNUE ■ \ Ile 6.66L1ONELD.CAVORIJA SMEF ;:TI1.F T 1 ! VINES P:661515.9Z; '-1 e■®r>mvz n■arsnmrs so■nsxa U e ICCC�]HU �.dr 1'_r SOU 01E eOUGANVILLEA BOUGANVILLEA SOAL 10 1i� • r;, .. LIMIT OF WORK rI R'I • 'BARBARA KARST' FHASE/1..0,'t;:,c�++v;i,: i,:4...;}�i I:t7 ` e I MULCH PHASEj2■': .T',.i t,:5':"ITT' »•i�>ii 1 I 1F•,i• 3'THKCOBBLF.MULCY GRAY GRAVEL ate DIA 7M sr IPROJECT•CI IFNs NArA F. 1, jl mI PHASE!&2 II.1`$ i .J.J$,�• 3'711K SHRUB DED WALK OIL WOOD S-B9 sr Y ■ll / �, \� MULCH WOOD MULCH — -- '— —• G • La .. 1 -- APARTMENTS hJTS �, ■�' .v ��.- J. .I/ &COMMMETICYI • \ ,.^ 1, __,. �i Hinsety Porter `.e ■3 1200215;MEM a - I ■LL BAKERSFELD,CA 93231 O PI KSI IAI)3:1-0352 I • C0N RIFr1 PLANTING PLAN .,.;',..!r;:,7Cl'ilr.,?6,70. ‘) i _ . EAST GRAND AVENUE PLANTING PLAN 8-11SS '+u'.1BER SCALE,r-20•-o• - I )( I IIL5 OF s NnuWR�an beton PROJECT 11 11 M D E P '' ` ? COIIM.(OR}'OII Ari! --'-_ 18-432 • • NOTES--_....., —__—_._� — ___.-- ��}/P:"ii uRBs ��T'1A AYII LID GGUGI/3 rRIOCOC PREVAILING CYIND3 DETERMINE TM E LENGTH OF THE MATERIAL REQUIRED FOR INSTALLATION, ,"•R •J y',w, 1 POLE STAKES.BOTH S.DES • S, ,••9s, 2 CONTRACTOR CAN USE PANELS OR ROLLS TOGETHER. Q PARKING CONCREIECURBPNO CUI TER PER CIVIL ENUINE ERF I`LAN �� O OIIC1111E ARDOR Ill OR ArMOVTD EOVAI ° 'Y-- --- J"'* `p• SPLACBMATERW-INTRCNDB ABOEC LY FINISH GRAVE CENT TO REMAGPC 2 IIIEIGH GRADE.7'BELOW 0114101 1` l'ORMS3 AROUND BALL 0n0',YLL BE nemi (("l J`�i fT,�y�T, MRCVS NMOECAPE SPE SURE GARRIE.R TEN URFACEBOVE FINISH ONAUE BUI REMAINS AI OR OO-WOE CONCRETE MOW CUPS AS PER DETArt.V SHT LII ```Ay4� \nom• GRAM_MITI PK MATO 011UPt AREAS 1 „i b. pj RHF.51,-Crirn OnrlAu1mG ----' —'---- `e",?T 4s`I0.- '''''',11 . {b 1111111010AAVEOALNS. 'GRACE 0. -I,tY. p1 3'TH100 CRUSHED WALE OM MOOD MULCIITHROUGHTOUT SHRUG BEDS. I OS IRF.691MGRACEOWOHIII411APEAS ••J�� O ASLALLOWPASI4IDi0O'11411 CONTRACTOR TO SUBMIT SAMPLES TO OWNER FOR MAL APPROVAL ��yj'" 8ELOWSYDAAbVH0 F,00`lvd Q .MESE WAND,WRH " -i G I' 1£:000 h11GH GRADE k - _ u i A-FINISHRAGRADE O9 CDR 1111EU L'OM1'ADIEU FM.IOUSW NElAIp/E CUANACIIWN. APES Z,1410 'AI'80RGAf00P APrRDYfCEOVA: •: I (�7 O MEN(WADE. �� ( �'}r B.ROOT BARRIEP. ____-..._-1111____.. AT BASEOF TRIM. (/1; - �I• ') Oj ACYf_I'N ACCCRD.WCE WIN \;.1 J Y •*'•,^I 11 IIIonAI,Lrml.ACCNTTO 0B SOLI SEPARATOR FABRIC.SIIOMT SAMPLE FM APPROVAL I'o 1T•0• ©BACFILL el A001U0IANCE WinrROACT 0 1 1\� ROi l AGRICUIIU2nL SOMME � '' T� f�9y�� ill 9,410lR0Q41ECLIRn OR .0 u 1• 11JS ACRG,M1IRALSURARI IN SCRSRNA Ott1 RPM. L(J '- it A4,`d '.,HA 11000 ROI c .. _ NIOROJUHETNIM'ART953ott PRO ' - 40001100/1 VIGIL e0STml FRO' CI _ • AA iv.- 'C.A./VENOM ROIL ' • n1Q0IIILLd'.IENIOJN MODUCT 0110 .1_L IM,-.+- -IOGIME RO01c1011PRODUCI 2110 O- -`[I�' 11 5`- - IACKT11l1201FUER TOPIANTRI0NDIE^. I4- -{t AC[FFCRT RET EY IU PLANTING - -• i.I OD I :0 0 0 Z NVOIll 01110 TO LOC l'OR EACH PIntn i;S /� r"I•.j) 111Es TCR AMOUtR TO USE TOR T'''.*'" ""^_" .1 O • CC/STAND/1M r y �' EADIMIANI CUIMOILR SCE P' iy; f /��1.ta, a,'1: :":,ay: '1341 o l•. ..;f v ,. 4 I I I`',� 1( I y1,J •ate; 7 SOMALI. bO {•;S,i\I 0 nn1Ml1 I � I+ ND321'OCCP ROOT commit A � " -11-_... v rJ,'•' lll__1 PER CONSTRUCTIOV LEGEND (` ,r .FY)Lry];� t^' t101LS: I i'I • �_ _ G -...eY•.'• 1 CR AP,•iOVEC EQUAL_ ___L_-.-N '''. :2' $ • 'e I.CRONII OI KOMAR TOLE I'ABOVE INCH NL 0'--In d '110103: A / ,`9^ i{�g GRADE __ I mono RrPD01lNLIC RF II:'I• L%7 • �I� in �• .i ^,T T �4� q� R MA A001011AL NI04r.10101.1105 TO ! n GRATE 9`• {[E'f I.-.LJ/.;,3 ll �,. �.I Knlin9C Noiel AND SFEL'61G1gN11 aD'AtElE2 I ]TM 0lABDnpI 010111 (TACO FJFR tyl I ,72DIP1100 J 11,N.nJ 90011011• rJ.lw IS '---------- ROCTBAIL IDMANINC NOM Nm ireMICAl ,1 OF ROOT Ma 4.ii-•C' '3 F&.,. ,, _-n .TREE PLANTING 1DO0Ba01AKL-11GALd2A I011 Q SHRUB PLANTING ,______ .. LINEAR TREE ROUT BARRIER WOOD MULCH-___-_-___-_-___-_ 'g;' ' Uy;1;•"to _�._....__-....111 \R � __. --,111_ _.__�.___. SCALE:1.1,3" .'.',.'.4•0•:.' A SAID 0110•GALE V SCAIC giIUSGLE (Dr, -CZ—. 011 ::-14 \ fCalE t01103CALE E- •- t __-__ + —..................-...__._._._-__ ____.__�-_-------_,..�.-�. 1111.__._r._.-.�.....__�.-_..� _._..�.._-...-�...-._..�-_-.._._._-.�._-•--._T�_._.__—_� �P.. PLANTING PLAN NOTES SOIL ANALYSIS AND RECOMMENDATIONS, �� �� PUIMM3 MANTLCANCE=SEOUL0: A101u(t 01.2010 RIOS DESIGN STUDIO CONTRACTOR NO.011111 oCllaMWCMEL WIEIYJNC01105 EL IS RESACMELE LC NECESSARY FIT 1111FALL URIN,NE MATERIAALS.NIO EOURJIMENT A11ERE10 SCRECuETOEN5I.RE RNR HEATH NECESSARY TO 4000SH 1000 IN SPECIFIER[IONB. 15010111.AN010 Gral1Jc '.V rind°npn a an LEE0LT114G: • I.WAN MASS TO MOO OF 11' UNLESS DESIGNATED ON THE D-ASNNOS OTHERWISE,STRUCTURAL lo[211GR-Crane,and Dm 5 PP 1o.ISM LITTER ATO EFtN 5Mom g•RUe MEM ILSPROVLMCITO AND IIAROSCMC SHALL RE INSTALLED PRIOR TO rIANrMC 040(ORA NOLO*WNW E OPERATIONS The lull analysis rayons Pre R 001Nid,nsl fain,ThemulISOB and we 1ple Indiana,a GAKERNIHD,G10111A Ll0NTHLY mus: MDR IQTWC OrgDdr 191019 Pre very h.. The niNrrXell Values arc AWeladr, 03309 PRUNEGROWTHKPNYIWSA'IO MIFO 011111 A911CCCSSMr TO 001'] ALL WORK ON THE IRRIGATION 900100.INCLUDING HYDROSTATIC.COVERAGE, phropl.nul+uIP<L'rry'hlgh,uild m11.1111.Values are modern. Pfd1 rG•9150 LSAT ANDCDDPAGT ERMINED IRFRDATION N+R'G11pNMERFCPH+:fi AHOOFERATIGNAI.lEDf9 um TIE SACKER LIttOAtiOCOMPACIOHMTRENCHES F:661.357.MA EOM Mp2+0 CnsM°INR.91.:99 5ooloR n00000JER SHILL BE PEHFONMF.O P110110 PLIILI1NG Uf4NA110119.nano nu ill,Nll value is ol,lila aGll ISO.KidII and lone la RImlmencled. .. 2 REFUGE NW SIMS O OpRORC1V V COYER THAT too MOOR MO 1111 F OLSRvuSDENTR:eLRIAI MAteR,AI,e Op ImoRE MnTH 00000 Y/AIEn CYmplvle vile rcamlmendAlbna..1,mea 1°a,auB A,urndir.g' _Ella. FWIS LIST MI THE DRAMNIGB SHALL BE USED AS A GUIDE ONLY.CONTRACTOR 3 PERTW2EALL ANSI AND GROUND COMM WITHII0110 SHEET .X.EHALL TAKEOFF AND VERIFY SUES ACID QUANTITIES Dv PLAN CHECK S ()Manic CwnpoUL 0i Grtan Rvenc PrO4IITI :I don.LIs S'azdls pet Acte, 1002101 d 0111110 NAME REFER TOSCLSREC12YEIOMM13 LNPVI00 11 AIS SHEET A RE9FT0HM.LOOMPli AS MEMO tMI1t SFC FIC uuLeNTD totaled,] SAMPLES OF FERTILIZERS,OROAIIIC AMENONENT.Mt CODDIP ,ERS,MO • Ill In top 6-8 lnC:us. PHASE I&2 MORAL Or 31 SEED SdA1L RESUBMITTED PRIORIO INCORPORATION.CONTRACTOR SHALL 5 REMOVE FL LMEEUS-I,TNR u Denim vnOon/Hos Rt.,,,,,,,,,,9KtOHt.,,,,,,,,,,902001511 TO THE 01401105 AUTHORIZED RET'OTOEOITATNS ACERT.flG•TE OF I. Else Loth`Soil CwuONoAer 90(310-{1101 Van.MT10011 Ng R. C°1011 for a,n9 OMER AREAS. COMPLNIICF FOR SUCHFURNLRIIED MATERIAL 9 ' G INS°ECTNIDTRUTRNRuatCRALrtm15USEN•Or0Fr051 C. 1HV1011110SnllCondit IRte0Oro.10111Dlbs.per 1000sit II. 12 Ins pet uclel GATEWAY PROBLEMS lO:A110N50FPLANT snrrONVE EMIRt011 KNITTA.REVIEWED O:I SPE BY 111E OWNERS IA the l arlh,111In1ale 1ndt ondltiono wing-r 11(1ln.per Ina]sq.II I2 tore, APARTMENTS 1 01PC THEE R NIIIIIJROFO RFPRE2FNTMNF PRIOR TO n:OTAIIATION. 1 BROKTEVIANUN/rHR]URTtI[ESTDRENDVF SICW'A9 Mor N.+pF.'M1J per ate e) pEBRJATE ONAn1Es AMENDMENT..EEASEASINOGT100WTIICS01L0RCPOATSIMpAN011TIMEDRAW1150, COMMERICAL AERATENDOETNAIO ATTi1 RA ARE EASED OH AGRICULTURAL 5111TAEIUTY 500.3 TESTS FF.Rr000EO PRIOR TO 1'. 1,1101 0i1111!AR 0,91E-•,1'1 tollIra,1110 J nor GRA53 LrtE RNIB AT IILOMC Of THO rLPlJT TO E1141PQnYAM. 00.00010 AND WERE FRESE1TED FOR BO0110 PURPOSES IF NO SORB REPORTLHC LOO F Llrc EXISTS.CONTRACTOR SHALL PROPOSE ON AMENDMENTS AS STA MOM THE tA001101 bdl'rodual a2U lW.iwr 1100)eN TI Y,1..0.10,artc. 01N41100Ns SPECITCAIONS,CLIENT OR CONTRACTOR SHALL OETAINAGRICULTURAL CORS 5(11.. 11 Ehm'n prndurls rvrr.l 1 Hinsel Porter IFORE AMRIINE00f@001ST TO 1015101 TREE FMOSEASE AM/PRIME TESTING ACID RECCC'OIlOIGTIOIIS AFTCR GRADING OPEMSIOIISAHO 18100 TOa y all or 1i11N,PDOIPPIL and lwforc ldamhr0 DRADITT Y 2 PERILS ARE ONTFEFROPERTY,H RELA•OOOOFECONTRACTOR TO Rpm PLANT INSTALLATION. 10119 into dile top Y-1 Indus. Apply to All HNI and plamc areas. Weser In I2t27151511E:T 011010//1 MTP 1m.NP Tee nota11 OF N10191IG F1 MINArE 1 em mt 1, Hurnu . BAKERSFIELD,CA 93991 TREES SHALL BE PLANTED NO CLOSER THAN TER FEET NIDI FROM UIU TIES AND PHOIJC(IL II 327.0342 15,AOM ALL LIGUT STANDARDS. Tows and 5110035, TREEDALLE EO0114 FESTER SAH APPROVE: O0HO TR1)1100 01ULL It.L.INN b•2.-IF, I l-'0Wool,1lN tui per lotion rnntaUnr.11!r]i I N 11h 1U,l 116. 111101 D L S C R I P r l o K1 EEBIORIZED ROOTVATICABARRIER A5AMROVEO BY THE OWNERS 30'hm-dDn. PLANTING AUTHORIZED RCrR[9fJITATNL 3G-bas-hs Tri. NOTES&SOILTAILS dd•bons-0011 • FE00ODURING ATON IN PL0 ANTING PITS, CAIOATOR S TO SHLLOCACW.ORHO dpintettance B Neel.after In+laI.Non. Apply to AI Inti and ommtnenluls, RECOMMENDATIONS PERCOLATION IN P WNINO PITS,CONTRACTOR 5100.1 CEASE FWITING OPERATIONS AIM O,0IATELY NOTIFY THE MAIER•S AUTHORIZED REPRESENTATIVE TOTO D.SCUSSALI ERIIATIVE 1OMSINMININO POSITIVE 110019,110019,111. R 00111,0 Evr11,'11124 VHMHW Mix, U12.5 lln.iter tll it.',Appi3'ann no,,r lH. . _l.-_ GR P1AOE MEASURES Am111 Ila Earth•11111022-,r G20 Ito.p.r 111..010,1 ft. .400ua1115).11e,LIRT 01YRt • CONTRACTOR 10 APPLY A 3-LATER OF MULCH.AS APPLICABLE.IN All 51111URAND 99T R E Y 1510115 GROUIIDCOVER AREAS.CONTRACTOR TO SUBMIT SAMPLES I CR APPROVAL PRIOR 10 INSTAL LA10N. Os mt ne0llals•App1)I Iso UNTO 0.2.4 Produol 2 HART per,Yat 2s needed. r ' - IRO INVASIVE OIL NOXIOUS PLANT MATERIALIIAS OEM 015151100MR IRIS liquid lnafnleua(RY program at'elLaIIII IIp211 J eyuel.Please cull rudd Bums 01 live PROJECT.REFER 10111E CALI 0R1I1A WAIVE PLAN comma.AT Eatlh at 0619787507. • VAWSGL'IP OPC S HE E i II U IIB 62 L6 01 9 PKeA CC NUMBER ' 18.132 w,ii<ni J.,.1,no.r4.61_.