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PC R 10-2101 RESOLUTION NO. 10-2101 A RESOLUTION OF THE PLANNING COMMISSION OF • THE CITY OF ARROYO GRANDE APPROVING LOT LINE • ADJUSTMENT 09-005 AND PLANNED UNIT DEVELOPMENT 09-003; LOCATED AT 100 CROWN TERRACE; APPLIED FOR BY BARBARA HOELLE WHEREAS, the applicant has applied for Lot Line Adjustment 09-005 and Planned Unit Development 09-005 to consolidate three lots into two lots and construct a new single- family home; and WHEREAS, the Planning Commission has found that the project is consistent with the City's General Plan and Development Code; and • WHEREAS, the Planning Commission of the City of Arroyo Grande has considered the project at a public hearing on March.2, 2010 in accordance with the Municipal Code of the City of Arroyo Grande; 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 has determined that the project is categorically exempt per Section 15303 of the CEQA Guidelines; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, that the following circumstances exist: Lot Line Adjustment Findings The proposed lot line adjustment does not: 1. Create any new lots; The proposed lot line adjustment will consolidate existing lots into a usable configuration. • 2. Include any lots or parcels created illegally; The proposed lot line adjustment includes three lots that were created legally under the provisions of the Subdivision Map Act. 3. Impair any existing access or create a need for access to any adjacent lots or • parcels; Access is provided via Le Point Terrace, which is a public street. • RESOLUTION NO. 10-2101 LLA 09-005 & PUD 09-003 • MARCH 2, 2010 PAGE 2of12 • 4. Impair any existing easements or create a need for any new easements serving adjacent lots or parcels; There are no existing'easements that would be impaired; nor would any new easements be required to serve adjacent lots or parcels. 5. Constitute poor land planning or undesirable lot configurations due to existing environmental conditions or current zoning development standards; The proposed lot line adjustment will create a more desirable lot configuration by removing lot lines from under an existing structure, resulting in two lots that are more conforming to zoning development standards than the three existing lots. 6. Require substantial alteration of any existing improvements or create a need for any new improvements; All required improvements are already in place. 7. Create a nonconforming lot in the development district in which it exists, except as allowed in Section 16.48.110 of this title. All lots involved in the proposed lot line adjustment are currently non-conforming; by consolidating three lots into two lots, the proposed lot line adjustment will result in the remaining lots becoming more conforming. Planned Unit Development Findings 1. The proposed development is consistent with the goals, objectives and programs of the general plan and any applicable specific plan; The proposed development is consistent with several policies of the General Plan, including the following policies: LU 12-2.7, LU 12-5.1, LU 12-11.1 and LU 12-11.2. 2. The site for the proposed development is adequate in size and shape to accommodate the use and all yards, open spaces, setbacks, walls and fences, parking area, loading areas, landscaping, and other features required; The site is adequate in size and shape to accommodate all required features. 3. The site for the proposed development has adequate access, meaning that the site design and development plan conditions consider the limitations of existing • streets and highways; . • • RESOLUTION NO. 10-2101 LLA 09-005 & PUP 09-003 _ MARCH 2, 2010 PAGE 3 of 12 The site has access to Le Point Terrace, which has adequate capacity to support the additional traffic generated by a new single-family home. 4. Adequate public 'services exist, or will be provided in accordance with the conditions of development plan approval, to serve the proposed development; and that the approval of the proposed development will not result in a reduction of such public services to properties in the vicinity so. as to be a detriment to public health, safety or welfare; Adequate services exist to support the increased demand generated by a new single-family home. 5. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding property, or the permitted use thereof, and will be compatible with the existing'and planned land use character of the surrounding area; • The proposed development will provide an appropriate aesthetic transition between existing townhomes and a traditional single-family residence, consistent with the Design Standards for Historic Districts. 6. The improvements required, and the manner of development,' adequately address all natural and manmade hazards associated with the proposed development and the project site, including, but not limited to, flood, seismic, fire and slope hazards; No natural or manmade hazards have been identified that cannot be addressed through the application of existing Uniform Building Code (UBC).requirements. 7. The proposed development carries out the intent of the planned , unit development provisions by providing a more efficient use of the land and an excellence of design greater than that which could be achieved through the application of conventional development standards; The proposed project provides a more efficient use of land by relaxing interior side yard setback and floor area ratio (FAR) requirements for the Multi-Family • (MF) zoning district, which are intended to facilitate development of multi-family apartments, currently not.feasible on a lot of this size and shape. Furthermore, • the proposed project is compatible with adjacent uses, which include townhomes • to the north and a single-family residence to the south. 8. The proposed development complies with all applicable performance standards listed in Section 16.32.050(E). RESOLUTION NO. 10-2101 • LLA 09-005 & PUD 09-003 MARCH 2, 2010 PAGE 4of12 - The proposed development complies with performance standards for infrastructure, emergency access and open space. Other performance• standards as listed in Section 16.32.050(E) are not applicable (subdivision, internal circulation, property owners'association, etc). NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of • Arroyo Grande hereby approves Lot Line Adjustment 09-005 and Planned Unit Development 09-003 with conditions of approval as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion by Chair Ray, seconded by Commissioner Ruth, and by the following roll call vote, to wit: AYES: Chair Ray, and Commissioners Ruth, Brown, and Keen NOES: Commissioner Barneich ABSENT: None • the foregoing Resolution was adopted this 2nd day of March, 2010 • • • • RESOLUTION NO. 10-2101 LLA 09-005 & PUD 09-003 MARCH 2, 2010 • PAGE 5of12 • ATTEST: ep,„ DEBBIE WEICHINGER, II" CAREN RAY,'CHAIR COMMISSION CLERK • • AS TO CONTENT: • TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR • • • • • • RESOLUTION NO,. 10-2101 LLA 09-005 & PUD 09-003 • MARCH 2, 2010 PAGE 6 of 12 • EXHIBIT "A" REVISED CONDITIONS OF APPROVAL LOT LINE ADJUSTMENT 09-005 AND PLANNED UNIT DEVELOPMENT 09-003 100 CROWN TERRACE PLANNING DIVISION • GENERAL CONDITIONS: 1. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 2. The applicant shall comply with all conditions of approval for Lot Line Adjustment 09-005 and Planned Unit Development 09-003. 3. Development shall occur in substantial conformance with the plans presented to the Planning Commission at its meeting of March 2, 2010 and marked Exhibit 4. Development shall conform to all applicable development standards for the Multi- Family (MF) zoning district except as otherwise approved. 5. All conditions of approval for the project shall be included in construction drawings. SPECIAL CONDITIONS: 6. Prior to issuance of a building permit, a color and materials board and final landscape plan shall be submitted and subject to review and approval by the Architectural Review Committee (ARC), Recreation and Maintenance Services Director and Community Development Director. ENGINEERING DIVISION 7. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or as directed by the Director of Community Development. 8. Perform construction activities during normal business hours (Monday through Friday, 7 A.M. to 5 P.M.) for noise and inspection purposes. The developer or contractor shall refrain from performing any work other than site maintenance outside of these hours,. unless an emergency arises or approved by the Director of Community Development. IMPROVEMENT PLANS • 9. All project improvements.shall be designed and constructed in accordance with the • • RESOLUTION NO. 10-2101 • LLA 09-005 & PUD 09-003 MARCH 2, 2010 PAGE 7 of 12 City of Arroyo Grande Standard Drawings and Specifications. 10. Submit three (3) full-size paper copies and one (1) full-size mylar copy of approved improvement plans for inspection purposes during construction. 11. Submit as-built plans at the completion of the project or improvements as directed by the Director of Community Development. One (1) set of mylar prints and an electronic version on CD in AutoCAD format shall be required. • 12. The following Improvement plans shall be prepared by a registered Civil Engineer and approved by the Community Development Department: a. Grading, drainage and erosion control, b. Street paving, curb, gutter and sidewalk, c. Public utilities, d. Water and sewer, e. Landscaping and irrigation, f. Any other improvements as required by the Director of Community Development 13. The site plan shall include the following: a. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. b. The location, quantity and size of all existing and proposed sewer laterals. c. The location, size and orientation of all trash enclosures. d. All existing and proposed parcel lines and easements crossing the property. e. The location and dimension of all existing and proposed paved areas. f. The location of all existing and proposed public or private utilities. • 14. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 15. Landscape and irrigation plans are required within the public right of way, and shall be approved by the Community Development and Parks, Recreation and Maintenance Departments. WATER 16. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. • • RESOLUTION .NO. 10-2101 LLA 09-005 & PUD 09-003 MARCH 2, 2010 PAGE 8 of 12 • 17. Each parcel shall have separate water meters. Duplex service lines shall be used if feasible. • 18. Lots using fire sprinklers shall have individual service connections. If the units are to be fire sprinkled, a fire sprinkler engineer shall determine the size of the water meters. 19. Existing water services to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 20. The applicant shall complete measures to neutralize the estimated increase in water demand created-by the project by either: a. Implement an individual water program consisting of retrofitting existing high-flow plumbing fixtures with low flow devices. The calculations shall be submitted to the Community Development Director for review and approval. The proposed individual water program shall. be submitted to the City Council for approval prior to implementation; OR, b. The applicant may pay an in lieu fee for each new residential unit. 21. The project will pay a fair share of the Le Point Area Water Project. i SEWER 22. Each parcel shall be provided a separate sewer lateral. ' 23. All sewer laterals within the public right of way must have a minimum slope of 2%. 24. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. 25. . Existing sewer laterals to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 26. The project will pay a fair share of the Crown Terrace/Le Point Sewer Upgrade Project • PUBLIC UTILITIES 27. Underground all new public utilities in accordance with Section 16.68.050 of the Development Code. 28. Underground improvements shall be installed prior to street paving. • • • RESOLUTION NO. 10-2101 . LLA 09-005 & PUD 09-003 MARCH 2, 2010 . PAGE 9 of 12 29. Submit all improvement plans to the public utility companies for approval and comment. Utility comments. shall be forwarded to the Director of Community Development for approval. 30. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. STREETS • 31. Reconstruct the half-street of Le Point Terrace adjacent to the project frontage. 32. Obtain approval from the Director of Community Development prior to excavating in any street recently over-laid or slurry sealed. The Director of Community Development shall approve the method of repair of any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal. • 33. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned and filled with epoxy. 34. All street repairs shall be constructed to City standards. 35. Street structural sections shall be determined by an R-Value soil test, but shall not be less than 3" of asphalt and 6" of Class II AB. 36. Overlay, slurry seal, or fog seal any roads dedicated to the City prior to acceptance by the City may be required as directed by the Community Development Director. CURB, GUTTER, AND SIDEWALK 37. Install new concrete curb, gutter, and sidewalk on the Crown Street and Le Point Terrace project frontages. 38. Install curb and gutter on the Crown Terrace frontage'of the project. . 39. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk. 40. Install ADA compliant facilities where necessary, but at a minimum at the • _ intersection of Le Point Terrace and Crown Street and the intersection of Crown Street and Crown Terrace. • • • • • RESOLUTION NO. 10-2101 LLA 09-005 & PUD 09-003 . MARCH 2, 2010 PAGE 10 of 12 . r GRADING 41. • Perform all grading in conformance with the City Grading.Ordinance. 42. Submit a preliminary soils report 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. 43. Submit all retaining wall calculations for review and approval by the Director of Public Works for walls not constructed per City standards. 44. Provide an engineering report verifying the adequacy of the existing stone retaining - wall on Crown Terrace to support the proposed project.. DRAINAGE 45. All drainage facilities shall be designed to accommodate a 100-year storm flow. 46. The applicant shall provide detailed drainage calculations (prepared by a civil engineer) comparing the pre-development and the post-development run-off • hydrograph for a range of events from 1 year to 10 years if the impervious area of the site will increase by 5000 square feet or more. Any increased run-off must be retained on site. DEDICATIONS AND EASEMENTS 47. Street tree planting and maintenance easements shall be dedicated adjacent to all street right of ways. Street tree easements shall be a minimum of 10 feet beyond the right of way, except that street tree easements shall exclude the area covered by public utility easements. 48. A Public Utility Easement (PUE) shall be reserved a minimum 6'feet wide adjacent to all street right of ways. The PUE shall be wider where necessary for the installation or maintenance of the public utility vaults, pads, or similar facilities. PERMITS • 49. Obtain an encroachment permit prior to performing any of the following: a. Performing work in the City right of way, b. Staging work in the City right of way, c. Stockpiling material in the City right of way, d. Storing equipment in the City right of way. • • • • • RESOLUTION NO. 10-2101 LLA 09-005 & PUD 09-003 MARCH 2, 2010 • PAGE 11 of 12 • 50. Obtain a grading permit prior to commencement of any grading operations on site. FEES 51. Pay all required City fees at the time they are due. • 52. Fees to be paid prior to plan approval: • 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. 53. Impact fees to specific capital improvement projects as determined by the Director of Community Development. AGREEMENTS 54. Inspection Agreement: Prior to approval of an improvement plan, the applicant shall enter into an agreement with the City for inspection of the required improvements. 55. Covenants, Conditions, and Restrictions as required by the City. IMPROVEMENT SECURITIES 56. All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 57. - Submit an engineer's estimate of quantities for public improvements for review by the Director of Public Works. 58. Provide financial security for the following, to be based upon a construction cost estimate approved by the Director of Public Works: a. Faithful Performance: 100% of the approved estimated cost of all . subdivision improvements, b. Labor and Materials: 50% of the approved estimated cost of all • subdivision improvements c. One Year Guarantee: 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. • • RESOLUTION NO. 10-2101 • LLA 09-005 & PUD 09-003 MARCH 2, 2010 PAGE 12of12 PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY • 59. All utilities shall be operational. 60. All essential project improvements shall be constructed prior to occupancy. Non- . essential improvements, guaranteed by an agreement and financial securities, may be constructed after occupancy as directed by the Director of Community Development. BUILDING DIVISION 61 . Provide fire sprinklers per NFPA 13 standards. 62. Comply with the latest adopted California Codes. PLANNING COMMISSION 63. A fence plan shall be submitted to the Community Development Director for review and approval prior to issuance of building permits. 64. The site plan shall be revised to provide a minimum setback of seven (7) feet from the northwest property line. 65. The closet windows on the second-floor shall be opaque. 66. The `wash house' shall be removed. • • •