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HomeMy WebLinkAboutPC R 2025-003RESOLUTION NO. 2025-003 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT 25-002; CONSTRUCTION OF MULTI -FAMILY ACCESSORY DWELLING UNITS; LOCATION — 1173 FAIR OAKS AVENUE; APPLICANT — JOHN TIBBITS; REPRESENTATIVE — GREGORY SOTO, LIV-IN ENVIRONMENTS WHEREAS, the existing project site is an approximately 60,984 square foot (1.40ac) parcel located at 1173 Fair Oaks Avenue, and WHEREAS, Arroyo Grande Municipal Code (AGMC) Section 16.52.150 implements State law for the permitting of accessory dwelling units (ADUs); and WHEREAS, applications for ADUs that do not conform to the development standards set forth in AGMC Section 16.52.150 may be allowed with the approval of a conditional use permit, pursuant to AGMC Section 16.52.150(1); and WHEREAS, the applicant has filed Conditional Use Permit 25-002 to construct eight (8) multi -family Accessory Dwelling Unit residences in two structures that exceed the 18 -foot height limits; and WHEREAS, the Staff Advisory Committee considered the project on July 18, 2025, and recommended approval of the project; and WHEREAS, the Architectural Review Committee considered the project on August 4, 2025, and recommended approval of the project; and WHEREAS, in compliance with the California Environmental Quality Act (CEQA), the Community Development Department has determined that the proposed project categorically exempt per Section 15332 of the State CEQA Guidelines regarding infill development. WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on September 2, 2025; 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. RESOLUTION NO. 2025-003 PAGE 2 The proposed use of the site for eight additional multifamily accessory dwelling units is permitted with approval of a conditional use permit by the Planning Commission after receiving a recommendation from the Staff Advisory Committee and Architectural Review Committee 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 continued use of the site for multifamily development will not impair the integrity of the project site due to the application being consistent with the City's development standards and applicable zoning regulations. Additionally, the proposed use is compatible with the surrounding multifamily residential development. 3. The site is suitable for the type and intensity of use or development that is proposed. The site is an approximately 1.40ac parcel with existing development and the site is suitable for additional development based on conformance with the City's development standards and zoning regulations. 4 There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. The project involves the construction of eight (8) new accessory dwelling units within an existing multifamily development along Fair Oaks Avenue. The site is adequate for the proposed development because it will be served by City water and sewer utilities and private providers for trash collection and other utilities. 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 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 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 25-002 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 Worthen, seconded by Commissioner Sackrison, and by the following roll call vote, to wit: RESOLUTION NO. 2025-003 PAGE 3 AYES: Worthen, Sackrison, Roof, Martin, Buchanan NOES: None ABSTAIN None ABSENT: None the foregoing Resolution was adopted this 2nd day of September 2025. RESOLUTION NO. 2025-003 PAGE 4 VIR I ROOF CHA ATTEST. �� 4-- --- -- PATRICK HOLUB SECRETARY TO THE COMMISSION AS TO CONTENT: BRIAN PEDROTTI COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. 2025-003 PAGE 5 EXHIBIT `A' CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 25-002 1173 FAIR OAKS AVENUE COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS This approval authorizes the construction of eight (8) multi -family accessory dwelling units (ADUs) at 1173 Fair Oaks Avenue. 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 25-002. 4. This application shall automatically expire on September 2, 2027 unless a building permit is issued or the final map is recorded. 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 development standards for ADUs as established by Arroyo Grande Municipal Code Section 16.52.150, except as otherwise approved. 6. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of September 2, 2025 and on file in the Community Development Department. 7. To the extent permitted by law, Applicant shall defend, indemnify and hold harmless the City of Arroyo Grande, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney's fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The Applicant shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City related to this permit or approval. Although the Applicant is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the Applicant of any obligation under this condition. 8. A copy of these conditions and mitigation measures shall be incorporated into all RESOLUTION NO. 2025-003 PAGE 6 construction documents. 9. Applicant shall submit a tabular matrix showing status of all conditions of approval and mitigation measures prior to first building permit submittal and again before project closeout. 10. 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. 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). 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 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. 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 RESOLUTION NO. 2025-003 PAGE 7 adjacent properties. All lighting shall be energy efficient (e.g. LED). 19. Landscaping in accordance with the approved landscaping plan shall be installed or 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 (6) 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 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 tree's 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 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 all pruning on site. The independent arborist shall report to the City's Arborist regarding any pruning activities. RESOLUTION NO. 2025-003 PAGE 8 21. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. 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. 26. Double detector check valve assemblies shall be located directly adjacent to or within the respective building to which they serve and screened to the maximum extent feasible. 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. BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS BUILDING CODES 29. The project shall comply with the most recent editions of the California Building Standards Code, as adopted by the City of Arroyo Grande. RESOLUTION NO. 2025-003 PAGE 9 FIRE LANES 30. Prior to occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 31. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRE FLOW/FIRE HYDRANTS 32. Project shall have a fire flow in accordance with the California Fire Code. 33. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. FIRE SPRINKLER 34. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 35. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted by the City of Arroyo Grande. ABANDONMENT / NON -CONFORMING 36. 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 37. 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. ENGINEERING DIVISION CONDITIONS POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 38. The Applicant shall develop, implement and provide the City a: 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 RESOLUTION NO. 2025-003 PAGE 10 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 being 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). GENERAL CONDITIONS 39. The developer shall reimburse the City for all costs associated with outside plan checks performed at either the developer's or City's request. 40. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 41. For work requiring engineering inspections, working hours shall comply with Standard Specification Section 5-1.01. 42. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain- deflecting roof. Drain of trash enclosure to tie into the sewer interceptor or the onsite water quality BMP. 43. 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. 44. All residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City's noise regulations. 45. 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. 46. Record Drawings ("as -built" plans) are required to be submitted prior to release of the Faithful Performance Bond. 47. 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. AutoCAD drawings shall be in State plane coordinates. RESOLUTION NO. 2025-003 PAGE 11 48. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 49. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. IMPROVEMENT PLANS 50. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the Public Works Department Engineering Division be separate submittal from any vertical construction/structures building improvement plans. 51. 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. 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. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 52. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. RESOLUTION NO. 2025-003 PAGE 12 53. Applicant shall fund outsourced plan and map check services, as required. 54. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way (City, County and/or Caltrans). CURB. GUTTER. AND SIDEWA 55. Install ADA.compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. This includes the installation of two new ADA compliant commercial drive approaches. 56. 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 GRADING AND DRAINAG 57. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit one (1) 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. 58. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 59. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section 5.1.2. 60. 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. The date of the soils report shall be less than 3 years old at the time of submittal. 61. The applicant shall dedicate a pedestrian access easement(s) for the ADA sidewalk extension. 62. Infiltration basins shall be designed based on soil percolation tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations. 63. The applicant shall submit an engineering study regarding flooding related to the project site. Any portions of the site subject to flooding from a 100 -year storm shall be shown on the tentative map or other recorded document, and shall be noted as a building restriction. RESOLUTION NO. 2025-003 PAGE 13 WATER 64. Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works Director must grant permission to dead end water mains. 65. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the structures and/or landscape irrigation. 66. A Double Detector Check (DDC) backflow device is required on all new water service connections. Fire Department Connections (FDC) must be remote and locations to be approved by the Building Official and Fire Chief. 67. 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. 68. Each parcel shall have separate water meters. 69. Non -potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 70. Lots using fire sprinklers shall have individual service connections. 71. Existing water services to be abandoned shall be abandoned in compliance with Engineering Standard 6050. .qFVVFR 72. All sewer laterals shall comply with Engineering Standard 6810. 73. Existing sewer laterals to be abandoned shall be abandoned in compliance with Engineering Standard 6050. 74. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4". 75. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 76. Obtain approval from the South San Luis Obispo County Sanitation District for the development's impact to District facilities prior to permit issuance. 77. Obtain approval from the South San Luis Obispo County Sanitation District prior to relocation of any District facilities. 78. Submit a will -serve letter from South County Sanitary stating that the property access and location of trash receptacles is adequate for trash collection service. RESOLUTION NO. 2025-003 PAGE 14 PUBLIC UTILITIES 79. 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. 80. All new and relocated dry utilities shall be shown on a utility plan. 81. Prior to approving any building permit within the project for occupancy, all conditions of approval for project shall be satisfied. 82. Public Improvement plans and Final Map shall be submitted to the public utility companies for review and approval. Utility comments shall be forwarded to the Director of Public Works for approval. 83. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. 84. Upon execution of PG&E contract, submit contract to the City. Include PG&E schematic in the project plan set." TREE PRESERVATION/TREE REMOVAL PLAN 85. 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. 86. 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. 87. 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. 88. Prior to any work on the site, all trees to remain on site shall be marked with paint/ribbon and protected by a five (6) 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. 89. 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: RESOLUTION NO. 2025-003 PAGE 15 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 (6) protective fence shall be constructed a minimum of 8' from the trunk of each tree. 90. 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 91. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. 92. 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. FEES AND BONDS The applicant shall pay all applicable City fees, including the following: 93. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL a. Plan check for grading plans (Based on an approved earthwork estimate). b. Plan check for improvement plans (Based on an approved construction cost estimate). c. Permit Fee for grading plans (Based on an approved earthwork estimate). d. Inspection Fee of subdivision or public works construction plans (Based on an approved construction cost estimate). e. 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) 94. 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. c. Water Meter charge to be based on codes and rates in effect at the time of building permit issuance. RESOLUTION NO. 2025-003 PAGE 16 d. Water Availability charge, to be based on codes and rates in effect at the time of building permit issuance. e. South San Luis Obispo County Sanitation District Connection fee. f. Drainage fee, as required by the area drainage plan for the area being developed. g. Construction Tax, the applicant shall pay a construction tax. h. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and rates in effect at the time of development. i. Building Permit Fee, to be based on codes and rates in effect at the time of development. 95. Preliminary Title Report, a current preliminary title report shall be submitted to the Director of Public Works. If the property owner is a Limited Liability Company (LLC), provide names and contact information for the individual owners.