PC R 86-1103��5
RFSOLUTION NO. 86-1103
A RFSOLUTION OF THE PLAIaNING COMMISSION OF THE
C1TY OF ARROYO GRANDE RHOOMMIIdDING ADOPTION OF
AN AMENDMENT �O CHAPTER 4, ARTICLE 26, OF THE
MUNICIPAL CODE, "OFF-tiS�REET PARHING REQUIRElV1ENTS".
WHII;.EAS, the Planning Cor�nission of the GYty of Arroyo Grande has held the
reyuired public hearing at their regular meeting of November 18, 1986 to consider an amendment
to Chapter 4, Article 26 of the Municipa.l Code, relating to Off-Street Parldng Requirements;
and �
WHEREAS, after due study, deliberation and public hearing, the Planning Cvrranission
finds that the public interest and general welfare dces require such an amendrnent.
NO�V, Tr�=R.�ORE, BE 1T RE�SOLVED that the Planning Corrm�ission of the City of
Arroyo Grande dces hereby recorrYnend to the Ci.ty Council an amenc�rient to the Arroyo Grande
Municipal Code as noted in Paragraph 1 above.
On mbtion by Co�ni.ssioner Soto, seconded by Conunissioner Boggess, and by the
following roll call vote, to wit:
AYES: Co�nissioners Soto, Boggess, Moore and Vice Chairrnan Gerrish
NOFS: None
ABSENT: Conrrvssioners Olsen, Flores and Chairman Carr
the foregoing Resolution was adopted this 18th day of November 1986.
ATTF�'T:
Secretary
A ,
Exhibit "Il"
Conditions of I�pproval
For Revised Tentati.ve h]ap
Tzact Noo J_390, Roya,7.. Oak Estates
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I} The right ot way for. the northern exten�ion. of
H.alcyon Road, on ��hich l.ots 1-10 front, shall
extend to the north tract boundary and an access
denial strip offered to the City to enable further
street extension if this unincarporated area is
annexed and subdivided in the future.
2) Access rights to Jamea Way from Lot 1 and Lots
6-10 shall be offered to the City to prevent
driveways directly onto.th�.s collector route. The
fencing and landscaping of these sloping Iots
abutting ,7ames Way shall be designed by a
Iandscape architect and installed by the
subdivider concurrent with street frontage
improvements and shall be maintained as part of
the side or rear yards of involved lots,
3) (formerly 50) The develoger's and the indEpendent
soils engineers shall inspect the site, monitor
grading and, if an abandoned wellhead is found
on-site, shall provide plans and upon approval by
the City, progerly seal and cap said well.
4) Lots 11-33, fronting on "A" Street and corner lo�
34 fronting on "B" Street, shall offer access
rights to James Way to the City to prevent
driveways directly onto this coilector route, and
the fencing and/or landscaping of the slope banks
abutting James Way shall be designed by a
landscape architect and installed by the
subdivider concurrent with street frontage and/or
lot development {whichever occurs firs�) and
maintained as part of the side or rear yards of
involved lots.
5) The sTope bank behind Lots 34-40 shall be part of
Lot "A", the proposed drainage detention basin;
the slope bank shall be moved westerly to enable
a drainaqe swale on-site along the east tract
boundary into the basin. Slope bank, swale and
basin landscaping shall he designed by a
la.ndscape architect, installe�; by the subdivider
and maintained by �the developer, a maintenance
assessment district or the Citv when accepted.
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6) Regarding s�or.m drainage detention capacity wzthin
Lot '°A" and the adjoining City drainage detention
basin, evidence of off-site easements and design
solutions acceptable to the City shall be
submi.tted to and appraved prior to grading or
concurrent with final map improvements pl.ans.
7) Access rights to Halcyon Road from Lots 94-109
shall be offered to the City to prevent driveways
directly onto this residential collector street
and the fencing and/or landscaping of the slope
banks abutting Halcyon Road shall be designed by a
landscape architect, installed by the subdivider
concurrent with street frontage and/or lot
development (whichever occurs first) and shall be
maintained as part of the side or rear yards of
involved lots.
8) The 52 ft. wide access and uti�ity easement for
Lot 182 between Lots B and C shall be eliminated,
and a storm drainage, easement across Lot C
provided in its place: the proposed drainage
pipeline shall be relo�ated within the storm
d.zainage easement.
9) Prior to consideration of the tentative map by the
City Council the developer sha.11 submit evidence
of an agreement witn the Lucia Mar School District
by which the applicant agrees to pay fees and/or
to dedicate an acceptable site to the school
district as required by City Ordinance No. 3Q6.
10} The right of way for the easterly extension of "F"
Way, to enable possible future connection with
M Way, shall extend to the eastern tract
boundary and an access denial strip offered to the
City to control said connection until and unless
approved by�the City Council. A fixed barrier
and/or emergency access gate or ballard landscaped
b_a-rri�ade shall be designed by a civil engineer
and/or landscape architect and installed by the
subdivider concurrent with construction of "F" Way
street improvements and naintained by the City.
11) Grading of Lots I27-134 sha11 be modified to pad
the f ront 125 feet with the rear slope banks
reduced to 3 to 1 or greater, The rear portion
of Lots 127-130 shall be designatea as a scenic
ea�cment.
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12) The rear partion of Lot C, al_I of Lots J.82-183 and
. a portion of Lot l&� shall �ie consolidated into a
single acre ].ot fronting on Hal.cyon Road,
vrith clear covenan:t� and restrictior� allowing
potential resubdivisi.on. for public ar private,
residential related, i:nstitutional conditional
uses only. (No additional residential
resubdivision shall b� considered.)
13) Lots 182, 184 and Lot C(formerly Lot I85) may be
considered as planned development alternative
sites for gublic or private residential related,
institutional conditi:anal use such as the Yt�iCA or
a church, pursnant to the same procedu�es and .__
standards as the R�A zone.
i4) The boundary between Lots 183 and 184 shall he
reali.gned to coincidE with the existinq drainage
swale and a drainage easement provided along this
alignment.
15; Slope banks at the rear of Lots 187-191 and the
south sid� of Lot 205 sha11 be designed with
variable slopes of 3 to 1 or greater and
Iandscaped in accordance with approved plan
designed by a landscape architect and installed by
the subdivider and maintained as part of the side
or rear yards of t}-ie involved lots, to buffer
� - residential development from adjoining future
development on County property.
16) (added condition) As a mitigation for necessary
removal af oak trees, both an-site and off-site
(U7. Branch Street connection), the developer shall
be r.esponsible for replanting two trees (15 gallon
size or larger), exclusive of street trees
normally required, for each tree removed� as
approved as part of the landscape improvement
plans for the project. (Replanting on visually
prominent lots or dispersed within the tract after
grading, is recommended.)
17) Grading of Lots 227-232 shall be redesigned to
reflect natural terrain and drainage patterns and
conform to cross slope design criteria.
18) Lot width to depth ratio exceptions. shall
be granted for the hillside lots extending into
the proposed tree preservation easeinent area or
similar steep slopes which shall be in a-scenic
easement (i.e. Lots 12J-13Q - See llb).
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14} The tree preservation easements shown on the
proposed tentative tract map shall be offered' to
the owners, hei.rs and assigns of all tract owners,
and it shall be stipulated by �ecorded CC and R`s
that tree remoual, grading, fencing or building
shall be prahibited in these easem�n�s unless
specifically approved by the City Cot�ncil.
Additional recorded-scenic easements with similar
restrictions shall be applied to the steep slopes
on Lots 127-130�
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20} Sidewalk� shall be reouired on both sides of aIl
residential streets, parti.cularly James t�lay,
Halcyon Road, but also A-F Streets, except along
the north and west side of "D° Street if. waived by
the Public Works Department� {SideF�alks are
proposed on one side only on D, E and F Stceets
per map note.)
21) Street, names acceptable to the Fire, Palice,
Public Works and Planning Departments shail be
s�bmitted prior to or concurrent with fin�.l map
and improvement plans. (List of possible names
, available from Planning Department)
22)
D�tailed site grading and drainage improvement
plans for the entire subdivision and incl.uding
interim grading of Lots B or C, if proposed, shall
be submitted to and approved by the City Public
Works Department, and qualified independent
consultants paid for by the subdivider but
selected b.y the City. These plans shall be
approved prior to any gradiz�g permits ar Einal map
for any phased deveiopment. Site grading shall be
restricted to the spring or summer season March-
November, require replanting for erosion cantrol
in-accordance with plans prepared by a landscape
architect, assured to be implemented during
October-November and maintained during at. least
one wet season November-March following grading to
assure minimum siltation.
23) The subdivider shall bond for, provide and restore
the on-site and off-site drainage detention basin
capacity, remove siltation which occurs during the
th.ree year period following acceptance of
subdivision improvements by the City or failowing
site preparation grading unless accepted for
maintenance earlier by the City, County or
maintenance assessment dis�:ict.
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24) The subdivider shal]. pa.y for a quali�ied
indEp.endent engineering consultant selected by the
City to review grading and drainage improv�ment
plans. inspect the site prior to and during all
major site preparation grading. The subdivider's
soil engineer shall su�mit tests and reports to
certify all lots as ready for construction prior
to issuance of building permits thereon. (Further
site or lot grading sha.11 be noted on the final
map as prohibitied except for building and
driveway purposes specifically approved by the
City pursuant to subsequent permit applications.)
25) Street trees and/or uniform slope bank planting
on specified street frontages and/or maintenance
of on and off site storm drainage detention basins
shal.l be the responsibility of an area home owners
association unless specifically accepted by the
County, City, and/or special maintenance assess-
ment district. (A HOP. is required by agreement
with the County in any event.)
26) Specific improvements to the Via La Barranca
d-rainage area, including on-site and off-site
detention basin, downstream drainage lines or
o�her contributions toward correction of otf-site
-deficiencies shall�be resolved prior to final map
submittal, and shall be an integral part of
required improvements. Additional design of
typical drainage structures or solutions which may
be required by the City shall be submitted prior
to site grading.or final map.
27) Off-site improvements proposed as part of this
planned development shall be designed to the
approval of the City of Arroyo Grande and con-
structed prior to or concurrent with the on-site
subdivision improvements, and shall include ,the
f ollowing:
a} Construction of West Branch Street from the
South County Citizens' Center easterly to a
connection near Vernon Way intersection
adjoining the community Center. (Not just
across the County property nor to Grand
Avenue).
b) Construction of "E" Street across the South
County Citizens' Center property southerly to
a connection with the proposed West Branch
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StreEt connecti.on, including design UL•access
to th� City Commun.ity Center property.
c) Construction of HaTcyon Road between W. Branch
1 St. and James Way, including widening and
� frontage improvements acro.ss portions of
county property.
d) Construction and improvement of James Way from
Rancho Parkway to Tally Ho Road including•full
improvements on-site and utility, and/or
street widening a�d improvements with�� exis�
ting right-of-way east and west of the
subdivision.
e) Completion and acceptable provisions for
maintenance of storm drainage retardation
basins involving Lot A and the adjoining Via
La Barranca basin owned by the City, and an
expanded basin located on the South County
Citizens' Center property owned by the County.
Fencing, landscaping, grading and related
improvement plans shall be approved by the
City prior to final map.
28) Architectural Review of proposed patio homes shall
be separately considered after the City Council
_____ approves the PD amendment and tentative map for
� -- Royal Oaks. Generally, the preliminary lot plans
and elevations involving "Z" and "J" lots with
zero setbacks on side yards are conceptually
acceptable.
29J The Developer shall contribute funds pursuant to
the City's Park in-lieu fee and the signal fee
ordinances to provide for off-site park and
recreation.and traffic improvements.
30)� In development of patio homes, the tentative map
layout for retaining walls is conceptual: When
final map, and/or architectural review. of
construction plans for structures are zesolved,
additional walls may be permitted as required.
(No wood retaining walls which intercept slopes at
property lines shall be permitted.)
31) Any right of way acquisitions necessary to
acconplish off-site improvements required as part
of this planned development shall be accomplished
by or exclusively at the expense of the developer.
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32)
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34)
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rogzam, particula�be
1andscapin9 shall
water co with othex
A aLOUgh� c oncur.r_en t
in�ludinq the develoP m�ster water anc� sewer
provided b�ans such as
uti.lity p o f th�
plans. re sukiai.visi on. the
er shall nO� ma p involving
The develoP a xcel o f any Surplus
previously recorded P are to be
and note the abandonmeW h i � h
prQ perty o f way or easement 1390.
riqhts the �inal mag of Tract No.
eliminated bY curbs shall. bE
ns and/or red Lots
siq Road tront �f a
No parki.ng in
on Halcyon and if necess
instal.l and l�g_ easement
110-1�3► contro� to
t and landscaping o f these lots
S �reet the 20` front Yar a the �ntersecti
extend into h� diStance
r e adeqaate sig
35)
39 � DeveloFer Site improvem
37) (forme�ly or Provide off and/or
•pate ht-of-way to widen Ho
partici side Ta1lY
exisi�n5 r °f or
W ithin along orie appr�p
provide sidewalksas determ�-nedartment.
and/or LePO1the public j�orks Dep
necessary bY
with " " �� be
g required to
D ��� lop � r shall an � Caltrans
37) with City w , granch
(fOr ��� l ate proP�O�ion G�a Ya Avenue and fees
partiGi.P of o � signal
for sig�al�zaitan �on��deration
Street, (ineluding
paicl) . o f g. Branch
Regax�ing widening Tr af f ic W
lanes through the to parti
----(formerl�o four required
Street aeveloper maY beCity and Caltrans,
intersection, W ith an d/or
cipa�e Pr°P°rtionately restxlpping
_ e liminate d.
toward _street parking
replace:nent of may be r equirea tO
ents
36)
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Exhibit "E"
Draft Ordinance No.
.,(
An Ordinance of the City of Arroyo Grande Amending
Section 2 of Ordinance 221 C.S. and Section 1 of
Ordinance No. 317 C.S. To Modify the Planned
Development of Royal Oak Estates (Formerly Halcyon
Hills, Knollwood and Oak Rnolls.)
The City Council of the City of Arroyo Grande does ordain as
follows:
Section 1: Section 2 or Ordinance 221 C.S. and Section 1 or
Ordinance No. 317 C.S. are hereby amended to read in full as
follows:
"Development Provisions. The following provisions shall
apply to the planned development of the property
described in Exhibit 'A' (legal description of site)
attached hereto:
1. Planned Development as provided in Ordinances 221
C.S. and 317 C.S. are hereby amended to reference
"Royal Oak Estates" rather than Knollwood or Oak
Knolls.
2. Planned Development as shown on the Revised Tentative
Map Tract No. 1390, Royal Oak Estates, inclusive of
the conditions of approval, Exhibit "D" shall be
attached as the development plan Exhibit "B"
depicting basic circulation, open space, land use and
approximate lot size.
3. Planned Development amendment does not alter the
approved density of 233 dwelling units, but does
incorporate a 14 acre school site, a 6 acre YMCA
site, and two large single family estate lots ranging
from 7 to 20 acres each as an integral part of the
approved development plan.
4. Land use shall be consistent with the approved
development plan and the standards of the R-1, single
family residential district for all lots except
11-109, 182 and 184 and Lots R, B and C. Lots 11-109
shall be allowed site and lot width, coverage and
yard variations pursuant to Section 9-4.611 of the
R-1 district. Lots 182 and 184 and Lots A, B and C
shall conform to the standards of the R-A,
Residential Agricultural District, including
allowance for non-residential uses subject to
separate approval of use permit in each case. (The
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school, YMCA and/or alternative non-residential uses
on Lots B and C and/or Lots 182 and 184 require
subsequent conditional use permit approval). Any
proposal that would change any portion of the land
use or development plan other than as conditionally
permitted in the R-1 and R-A districts shall be
deemed a zone change requiring P.D. amendment
consideration. (Estate Lots 182 and 184 may be
considered for resubdivision for public or private
residential related, institutional conditional uses
only without P.D. amendment. (P10 additional
residential resubdivision shall be considered)
5. Circulation (Street) System
The following off-site and on-site street
improvements are to be designed, constructed or
improved prior to or concurrent with final map for
any portion of this planned development:
a) West Branch Street
Construct and improve West Branch Street to
at least two lanes, including planning for
no on-street parking and bike lanes on both
sides, with concrete curb and gutter on the
freeway side and temporary asphaltic
concrete curb on� the opposite side (unless
permanent concrete curb, gutter and/or
sidewalk exist) between Halcyon Road and
Vernon Way to complete a street connection
between Oak Park Road and Grand Avenue.
West Branch Street improvements shall
include provisions for lett and/or right
turn lanes at approaches and intersections
with Brisco Road. Halcyon Road and E
Street, and sidewalks on one side only• on
segments; of Branch, Brisco, Halcyon and/or
E Street as approved by the Public Works
Department.
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b) Halcyon Road -(40 ft. curb to curb, 6'
sidewalks both sides, 52' r of w.)
Construct and improve Halcyon Road from
James Way to West Branch Street including
off-site concrete curb and gutter on the
west side, sidewalks on the west side only
to a pedestrian entrance to the parochial
school, and temporary asphaltic concrete
curb on the east side, or as approved by the
Public Works Department.
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c) .7ames Wav- (44 ft. curb to curb, 6'
sidewalks both side, 64' r of w.) Construct
and improve James Way across the project,
and to the extent possible within existing
right of way or as approved by the Public
Works Department, easterly to Tally Ho Road.
Developer of Royal Oak Estates shall widen
and improve James Way including installation
of water main and 1" AC overlay on existing
pavement between Rancho Parkway to eastern
tract boundary.
d) A, B, C, D, E, F Streets and Halcyon Road
north of James Way -(40 ft. curb to curb,
6` sidewalks both sides, 52 ft. right of
way) Construct and improve Halcyon Road,
A,B,C & F Streets concurrent with phase 1.
'D' and 'E' Street maybe deferred until
Phase 2 or 3 both on-site and off-site, with
concrete curbs, gutters and sidewalks on
both sides except that sidewalks may be
waived on the north and west side of 'D'
Street on site (In front of Lots 220-233)
and on the west side of ' E' Street off-site
(across County property), as approved by the
Public Works Department.
6.
Improvement Plans -
a) Standard specifications for Public works
Construction, latest edition, and all
applicable City Standard Plates shall be the
project specifications except as noted
otherwise on the approved improvement plans.
The improvement plans for the project shall
be prepared by a California Registered Civil
Engineer and shall be approved by the Public
Works Department prior to recordation of the
final map.
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b) Plans shall include but not be limited to
grading, drainage, sewer, water and utility
improvements. In addition, a master utility
plan shall be submitted showing the layout
and location of all the on-site and off-site
utility facility improvement of the project,
including water, sewer, drainage, gas,
electric, and communication utilities. The
master water, sewer and drainage plan shall
be submitted and approved prior to
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presentation of other improvement plans.
The plans submitted shall also include
construction cost estimates, plan check
fees, soils reports and all pertinent
engineering design calculations. The final
map may not be filed with the City Council
unless all said improvement plans have been
approved by the Public Works Department.
All required rights of way or easement shall
be dedicated to the City prior to or
concurrent with submittals of the final map
to the City Council for approval.
7. Water, Sewer and Other Public Utilities
a) All lots shall be provided with service from
city water supply. This system shall tie
into the backbone system constructed by
Rancho Grande and the Royal Oak Estates
developers will be required to pay any
assessments with the recordation of final
map(s) .
b) The subdivider shall install water mains,
fire hydrants, and service laterals in
conformance with the Water Department
Standard Design and Specifications and
approved plans. Fire flow as specified by
the Fire Chief and approval of the Public
Works Department shall be available prior to
obtaining any building permits.
c) All lots shall be served with City sewer.
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d) In addition to specific easements shown on
the tentative map, a six foot easement along
and adjoining local streets and a ten foot
easement along and adjoining collector
streets shall be reserved as a street tree
and public utility easement.
Drainage, Grading, Erosion Control & Landscaping
Plans.
a) The developer of Royal Oak Estates shall
be required to design and construct the
storm drainage retention basins proposed on
the South County Citizens Center site south
of the subdivision, and on Lot A and
adjoining City owned property at the end of
Via La Barranca. Contracts outlining the
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responsibilities for improvement and main-
tenance shall be resolved by the developers
and the County and City, respectively, and
the improvement plans and contracts approved
by the City Public Works Department prior to
any final map. Construction of these
off-site storm�drainage and siltation basins
shall be completed concurrent with or prior
to site grading.
b) Complete grading and drainage plans shall be
submitted to and approved by the Public
Works Deparment prior to any final map.
Prior to any site grading or construction,
an erosion control plan and program shall be
submitted to and approved by the Public
Works Department, said plan and program to
address specific temporary and permanent
erosion control measures associated with the
project.
c) A detailed landscaping plan including
materials and irrigation plans for street
trees and other specific areas of public
concern (along segments of James Way and
Halcyon Road) shall be submitted to and
approved by the Parks and Recreation
Director prior to any final map approval. A
master fencing plan, including uniform
design along public streets, shall be part
of the detailed landscaping plan. Land-
scaping and fencing plans shall also be
approved for the drainage retension basin
adjoining South County Regional Center and
Via La Barranca.
d) The developer shall minimize removal of
existing trees to that necessary for street
improvement and lot grading essential to the
approved tentative map. Prior to any
grading or tree removal the developer will
provide construction staking and mark each
tree proposed t.o be removed or trimmed for
review and approval by the Parks and
Recreation Director and Planning Director in
the field.
e) A detailed tree preservation plan and
program, including an inventory of existing
trees and/or groves shall be prepared by a
qualified professional, including maps of
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the species, size and location of all trees
with respect to lot lines and proposed
building areas on each lot (exclusive of
those located within the tree preservation
easement areas), and submitted to the Parks
and Recreation Director prior to final map
approval. The Parks and Recreation
Commission shall recommend the designation
and preservation of historic and specimen
trees or groves as provided by Municipal
Code, and such map shall be completed by the
developer and considered by the Building
Department prior to issuance of building or
grading permits on any affected lot.
Section 2: This ordinance shall be in full force and effect
thirty (30) days after its passage and within fifteen (15) days
after its passage, it shall be published once, together with the
names of the Council Members voting thereon, in a newspaper of
general circulation within the City.
On motion of Council Member , seconded by
Council Member and on the following roll
call vote, to wit.
AYES:
NOES:
ABSENT:
The foregoing Ordinance was passed and adopted on the
of . 1987.
Attest:
CITY CLERR
MAYOR
day
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