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CC 2013-12-10_08.k. Resolution Upholding Appeal 1051 Huasna RoadMEMORANDUM TO: CITY COUNCIL FROM: TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR BY: AILEEN NYGAARD, ASSISTANT PLANNER SUBJECT: CONSIDERATION OF A RESOLUTION UPHOLDING THE APPEAL AND APPROVING VESTING TENTATIVE TRACT MAP 13-001 AND PLANNED UNIT DEVELOPMENT 13-001; LOCATION -1051 HUASNA ROAD; APPELLANT -JANIS SCOTT DATE: DECEMBER 10, 2013 RECOMMENDATION: It is recommended the City Council adopt a Resolution upholding the appeal and approving Vesting Tentative Tract Map 13-001 and Planned Unit Development 13-001 with modified conditions of approval. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: There are no direct City costs related to the proposed project. BACKGROUND: The Planning Commission approved VTTM 13-001 and PUD 13-001 on October 15, 2013 for a new 12 lot residential subdivision located in the Residential Suburban (RS) zoning designation on Huasna Road between Stagecoach Road and Callie Court. As part of the project, a 12' wide emergency/utility/pedestrian access easement ("access easement') was included to connect the new project cul-de-sac with Fortuna Court. At the hearing, neighbors from Fortuna Court presented comments identifying concerns about the easement, such as impacts to privacy due to increased foot traffic and potential vehicles, increased noise, safety concerns from increased access to side yards, and diminished property values. An appeal of the Planning Commission approval was filed by Janis Scott and supported by other residents from Fortuna Court, citing the reason as noncompliance with Development Code 16.68.020 which does not explicitly require secondary access for developments of 12 lots or less accessed by cul-de-sacs exceeding 600' in length. The City Council heard the item on November 26, 2013 and took tentative action to uphold the appeal and directed staff to return at the next meeting with a supporting resolution. The emergency/pedestrian access easement required permission from the adjoining property owners on Fortuna Court in order to connect the easement to the City's right-of-way. Since the property owners are unwilling to sell the necessary interest in the land for emergency/pedestrian access and the City normally does not condemn property under these circumstances, the easement is recommended to remain as a utility easement only. Item 8.k. - Page 1 CITY COUNCIL APPEAL OF DETERMINATION RELATING TO VTTM 13-001 AND PUD 13-001; LOCATION – 1051 HUASNA ROAD DECEMBER 10, 2013 PAGE 2 ANALYSIS OF ISSUES: Staff prefers no build easements to be located outside of private yard areas in order to prevent future maintenance issues with placement of landscape structures and tree planting. The design of the utility easement includes subsurface reinforcement, such as grasscrete to support maintenance vehicles and low growing groundcover to distinguish the location of the easement. By installing this material, it will meet the City’s needs to access the area with maintenance vehicles when needed, but will also address the neighbors request to maintain it as a natural vegetated area. Based on concerns raised by neighbors, the easement will be fenced and landscaped on the Fortuna Court side to disguise the easement opening. The fence will be set back from Fortuna Court approximately 20’ and herbaceous shrubs allowed to be planted in this area. Staff also recommends a low rail fence be installed along the interior easement line on Lot 1 to provide further easement protection. The purpose of the fence is to delineate the easement from the property in order to prevent the addition of structures and obstructions that would later block access for the City. By utilizing a low rail fence on the interior easement line, it will provide the delineation needed, but will also be integrated visibly with the residential yard to address the neighbor’s concerns. Access and the gate are also proposed to be moved from Fortuna Court to the proposed cul-de-sac. This will further address concerns of the neighbors by improving the appearance from Fortuna Court, as well as increase efficiency of the improvements by utilizing the same access provided to the HOA for maintenance. Access Easement Huasna Road Item 8.k. - Page 2 CITY COUNCIL APPEAL OF DETERMINATION RELATING TO VTTM 13-001 AND PUD 13-001; LOCATION - 1051 HUASNA ROAD DECEMBER 10, 2013 PAGE3 To ensure the design of the fence addresses the concern of the Fortuna Court neighbors, it will be presented to the Architectural Review Committee for recommendation and neighbors will have an opportunity for comment. The recommendations have been reviewed with the appellant, who is supportive. Conditions of Approval Conditions of approval which address the public utility easement: 4. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of October 15, 2013 and marked Exhibit "B", and as modified to eliminate emergency and pedestrian access easements, and to provide only a gated utility easement on Lot 1, with associated rights of ingress and egress for construction, maintenance, and repair. 13. Prior to recordation of the final/parcel map, the applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that are administered by a subdivision homeowners' association or other comparable mechanism, formed by the applicant for the maintenance and repair of common facilities and development of individual lots within the subdivision. The CC&R's shall be reviewed and approved by the City Attorney and recorded with the final map. At a minimum, the CC&R's shall: a. Provide for maintenance and repair of common facilities as shown by 'Exhibit B' including but not limited to: the drainage facilities and associated landscaping and irrigation, including street trees within the public right of way, natural hillside landscaping, retaining wall, and other facilities such as the emergency/ pedestrian access utility easement on Lot 1 . A maintenance schedule and provisions for plant replacement shall be included. A property management company shall be retained to administer the maintenance agreement and to hire a professional maintenance company to perform maintenance services ; 29. Emergency access shall be provided within the easement on Lot 1 and shall be 12' wide •1r1ith all weather low growing vegetated surfacing, a decomposed granite footpath, and removable bollards. This roadvvay access shall be designed to support the 'tVeight of a 76,000 pound fire apparatus. 92. The applicant shall provide structural section for the access drive to Fortuna Court. Structural section shall be per City Standards. Item 8.k. - Page 3 CITY COUNCIL APPEAL OF DETERMINATION RELATING TO VTTM 13-001 AND PUD 13-001; LOCATION - 1051 HUASNA ROAD DECEMBER 10, 2013 PAGE4 104. The applicant shall create an Emergency/Utility/Pedestrian access easement across Lot 1 which shall be a minimum of 12 feet wide. The easement shall be landscaped with low growing ground cover and grasscrete, fenced on the interior sideyard Lot 1 easement boundary with a low rail fence, fenced across the Fortuna Court access and gated on the southern access. The fence shall be set back from Fortuna Court approximately 20' and the easement area in front of the fence may be landscaped with easily removable herbaceous shrubs. 111 . The applicant shall record Covenants, Conditions, and Restrictions to include a Home Owners Association (HOA) or comparable mechanism for the maintenance of common facilities, including drainage facilities, project landscaping and natural hillsides, retaining walls and the emergency/pedestrian/utility easement on Lot 1 . CITY COUNCIL CONDITIONS 131. The final design of the northern easement fence shall be reviewed by the Architectural Review Committee and adjacent Fortuna Court property owners prior to installation. ALTERNATIVES: 1. Adopt a Resolution upholding the appeal and approving the project. 2. Deny the appeal and direct staff to modify the Resolution approving the project. 3. Modify the conditions to eliminate the installation of the low rail fence along the interior easement line on Lot 1. 4. Provide other direction to staff. 5. Deny the project and direct staff to return with a supporting Resolution. ADVANTAGES: Approving the appeal will resolve the neighboring property owners concerns regarding pedestrian and emergency access, will resolve right-of-way issues involving the utility easement, and will provide a surface that will both maintain it as a landscaped environment for the neighborhood and also enable it to be accessed by maintenance vehicles. DISADVANTAGES: Approval of the appeal will eliminate access for emergency use and neighborhood connectivity. ENVIRONMENTAL REVIEW: Staff has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines and the City of Arroyo Grande Rules and Procedures for implementation of CEQA and has prepared a Mitigated Negative Declaration. Item 8.k. - Page 4 CITY COUNCIL APPEAL OF DETERMINATION RELATING TO VTTM 13-001 AND PUD 13-001; LOCATION - 1051 HUASNA ROAD DECEMBER 10, 2013 PAGES PUBLIC NOTIFICATION AND COMMENTS: The agenda was posted in front of City Hall on Thursday, December 5, 2013. The agenda and report were posted on the City's website on Friday, December 6, 2013. Attachments: 1 . Utility Easement Exhibit Item 8.k. - Page 5 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL UPHOLDING THE APPEAL AND APPROVING VESTING TENTATIVE TRACT MAP 13-001 (TRACT 3045) AND PLANNED UNIT DEVELOPMENT 13-001; LOCATED AT 1051 HUASNA ROAD; APPLIED FOR BY JEFF AND SHELLEY BECK, WEINHOLD FAMILY TRUST, AND SUZAN NE VAN NESS WHEREAS, the Planning Commission of the City of Arroyo Grande approved Vesting Tentative Tract Map 13-001 and Planned Unit Development 13-001 on October 15, 2013 in accordance with the Municipal Code of the City of Arroyo Grande; and WHEREAS, on October 23, 2013, an appeal of the Planning Commission decision was filed by Janis Scott; and WHEREAS, on November 26, 2013, at a duly noticed public hearing the City Council considered the appeal; and WHEREAS, the City Council of the City of Arroyo Grande finds that the proposed project is consistent with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has reviewed the draft Mitigated Negative Declaration; and WHEREAS, the City Council finds, after due study, deliberation and public hearing, the following circumstances exist: Vesting Tentative Tract Map Findings: 1. The proposed tentative tract map is consistent with goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan, as well as any applicable specific plan, and the requirements of this title. The proposed tentative tract map is consistent with goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan, and the requirements of this title. 2. The site is physically suitable for the type of development proposed. The site is physically suitable for single family residential development as a residential infill location. 3. The site is physically suitable for the proposed density of development. The site is physically suitable as designed for the density of development proposed because the required lot sizes for lots located on slopes are met and the reduced lots sizes located on the plateau are compatible with the adjacent development patterns. Item 8.k. - Page 6 RESOLUTION NO. PAGE 2 4. The design of the tentative tract map or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Per CEQA requirements, a Mitigated Negative Declaration was prepared for the project that includes mitigation measures that will reduce potential impacts to a less than significant level. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision is not likely to cause serious public health problems. 6. The design of the tentative tract map or the type of improvements will not conflict with easements acquired by the public-at-large for access through, or use of, property within the proposed tentative tract map or that alternate easements for access or for use will be provided, and that these alternative easements will be substantially equivalent to ones previously acquired by the public. There are no existing public easements on the property. 7. The discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements as prescribed in Division 7 (commencing with Section 13000) of the California Water Code. The proposed discharge of waste into the existing system is conditioned to meet requirements. 8. Adequate public services and facilities exist or will be provided as the result of the proposed tentative tract map to support project development. Adequate public services and facilities exist or will be provided prior to occupancy to support project development. 9. For a proposed subdivision that includes, or is adjacent to an agriculture district; the design of the tentative map or proposed improvements shall provide an adequate buffer, according to Section 16.12.170(F) and as further determined through environmental review under CEQA, to minimize potential conflicts between agricultural and non- agricultural land uses and to protect the public health, safety and welfare. An agricultural buffer that exceeds the required 100’ is provided and includes plant species from the San Luis Obispo County recommended plant palette for Agricultural Buffers. Planned Unit Development Findings: 1. That 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 the goals, objectives and programs of the General Plan. Item 8.k. - Page 7 RESOLUTION NO. PAGE 3 2. That 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 4.85 acre site is adequate in size and shape to accommodate 12 residential dwellings and all yards, open spaces, setbacks, landscaping, and buffers as required. 3. That 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; The site access from Huasna Road provides adequate access for the 12 residential lots. The proposed cul-de-sac is significantly sloped, exceeds 600 feet in length and does not require a secondary access for emergency use. 4. That 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 public services will be provided for the project. 5. That 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 is compatible with the existing and planned land use character of the surrounding area as an infill residential project, and as conditioned will not have a substantial adverse effect on surrounding property. 6. That 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; Due to the number of lots in the subdivision, emergency access for the project in the event flood and fire is not required. Engineering requirements for construction address seismic and slope stability standards. 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 planned unit development allows a reduction in lot sizes which allows the area of the upper plateau to be used more effectively to locate the majority of the lots, which are also less visible from Huasna Road. Design Guidelines addressing development character improve the quality of home design and site development, especially on the prominent front slopes. Item 8.k. - Page 8 RESOLUTION NO. PAGE 4 8. The proposed development complies with all applicable performance standards listed in Section 16.32.050(E). The proposed development complies with all applicable performance standards as conditioned. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo Grande hereby approves the appeal and adopts the mitigated negative declaration and Vesting Tentative Tract Map 13-001 and Planned Unit Development 13-001 with the removal of the emergency and pedestrian access easement on Lot 1, subject to the conditions of approval set forth in Exhibits "A" and “B”, attached hereto and incorporated herein by this reference. On motion by Council Member ______, seconded by Council Member _______, and by the following roll call vote to wit: AYES: NOES: ABSENT: the foregoing Resolution was adopted this 10th day of December, 2013. Item 8.k. - Page 9 RESOLUTION NO. PAGE 5 ___________________________________ TONY FERRARA, MAYOR ATTEST: ___________________________________ KELLY WETMORE, CITY CLERK APPROVED AS TO CONTENT: ___________________________________ STEVEN ADAMS, CITY MANAGER APPROVED AS TO FORM: ___________________________________ TIMOTHY J. CARMEL, CITY ATTORNEY Item 8.k. - Page 10 RESOLUTION NO. PAGE 6 EXHIBIT ‘A’ CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP 13-001 AND PLANNED UNIT DEVELOPMENT 13-001 1051 HUASNA ROAD (TRACT 3045) This approval authorizes the development of 12 custom residential lots on a 4.85-acre project site in the Residential Suburban (RS) zoning district. COMMUNITY DEVELOPMENT DEPARTMENT 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 Vesting Tentative Tract Map 13-001 and Planned Unit Development Case No. 13-001. 3. This application shall automatically expire on December 10 , 2015 unless a 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. 4. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of October 15, 2013 and marked Exhibit "B", and as modified to eliminate emergency and pedestrian access easements, and to provide only a gated utility easement on Lot 1, with associated rights of ingress and egress for construction, maintenance, and repair. 5. The applicant shall, as a condition of approval of this tentative or final map application, defend, indemnify and hold harmless the City of Arroyo Grande, its present or former agents, officers and employees from any claim, action, or proceeding against the City, its past or present agents, officers, or employees to attack, set aside, void, or annul City's approval of this subdivision, which action is brought within the time period provided for by law. This condition is subject to the provisions of Government Code Section 66474.9, which are incorporated by reference herein as though set forth in full. 6. Prior to final of subdivision improvements, the developer shall provide mail receptacles for the units as required by the Postmaster of the Pismo Beach Post Office. Item 8.k. - Page 11 RESOLUTION NO. PAGE 7 7. All walls (including retaining walls), fences, or combination thereof, within the front setback area, shall be decorative and no more than 3 feet in height. Unless specifically approved through the appropriate procedure, no other wall (including retaining walls), fence, or combination thereof shall exceed six feet (6') in height. A 6 ’ tall decorative retaining wall along the entry road was approved with the tract map. DEVELOPMENT CODE 8. Development shall conform with the Residential Suburban (RS) zoning requirements except as otherwise approved and contained within the Design Guidelines. 9. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans, Exhibit "B", except as specifically modified by these conditions. 10. The developer shall comply with Development Code Chapter 16.20, "Land Divisions". 11. The developer shall comply with Development Code Chapter 16.64 , "Dedications, Fees and Reservations." 12. Prior to final of subdivision improvements, the developer shall comply with Development Code Chapter 16.68, "Improvements". All above ground utilities shall be undergrounded. CC&R's 13. Prior to recordation of the final/parcel map, the applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that are administered by a subdivision homeowners' association or other comparable mechanism, formed by the applicant for the maintenance and repair of common facilities and development of individual lots within the subdivision. The CC&R's shall be reviewed and approved by the City Attorney and recorded with the final map. At a minimum, the CC&R's shall: a. Provide for maintenance and repair of common facilities as shown by ‘Exhibit B’ including but not limited to: the drainage facilities and associated landscaping and irrigation, including street trees within the public right of way, natural hillside landscaping, retaining wall, and other facilities such as the emergency/ pedestrian access utility easement on Lot 1. A maintenance schedule and provisions for plant replacement shall be included. A property management company shall be retained to Item 8.k. - Page 12 RESOLUTION NO. PAGE 8 administer the maintenance agreement and to hire a professional maintenance company to perform maintenance services ; b. Include a requirement that street trees on private property shall be installed with the development of individual lots and are to be maintained by the lot owner; c. Include the Design Guidelines document as an attachment; and d. Inform residents of their proximity to active farmland. STREET NAMES 14. Street names shall be approved by the Planning Commission in accordance with Municipal Code Section 12.04 and shown on the Tentative Map. LANDSCAPING 15. Street Trees shall be planted at a minimum of 50’ intervals along all frontages and a within the street tree easement. 16. Prior to issuance of a grading permit , a landscaping and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development, Police, Building and Fire, and Parks and Recreation Departments. The landscaping plan shall include the following: a. Tree staking, soil preparation and planting detail; b. The required landscaping and improvements. This includes: (1) Deep root planters shall be included in areas where trees are within five feet (5') of asphalt or concrete surfaces and curbs; (2) Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants and mulches shall be incorporated into the landscaping plan; (3) All slopes 2:1 or greater shall have jute mesh, nylon mesh or equivalent material; and (4) An automated irrigation system. SOLID WASTE 17. Interior vehicle travel ways shall be designed to be capable of withstanding loads imposed by trash trucks. SPECIAL CONDITIONS 18. The restricted building area on lots 6-9 shall be shown on the Final Map. Item 8.k. - Page 13 RESOLUTION NO. PAGE 9 19. Special consideration shall be paid to the design of homes on lots 7-9 and shall include special consideration regarding visual impact and additional articulation on downward slope to the satisfaction of the Community Development Director. 20. Design guidelines shall be revised to clarify language that allows for flexibility within defined styles to the satisfaction of the Community development Director. 21. A 15 foot setback shall be allowed for side loading garages. 22. The agricultural buffer and bioswale planting area shall be evaluated for functionality and planting survival to the satisfaction of the Community Development Director. 23. The “Natural state” area shall include native grasses, trees and shrubs and shall be maintained pursuant to the maintenance agreement. 24. Maintenance agreement shall include the cut slope. 25. Street trees to be planted at time of building permit issuance for individual lots and tract planting installed with tract improvements. BUILDING AND FIRE DIVISION CONDITIONS CBC / CFC 26. The project shall comply with the most recent editions of the California Fire and Building Codes and the International Building and Fire Codes as adopted by the City of Arroyo Grande. FIRE LANES 27. Prior to final of subdivision improvements, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 28. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. 29. Emergency access shall be provided within the easement on Lot 1 and shall be 12’ wide with all weather low growing vegetated surfacing, a decomposed granite footpath, and removable bollards. This roadway access shall be designed to support the weight of a 75,000 pound fire apparatus. FIRE FLOW/FIRE HYDRANTS Item 8.k. - Page 14 RESOLUTION NO. PAGE 10 30. Project shall have a fire flow approved by per Fire Department and Public Works Department. 31. Prior to final of subdivision improvements, fire hydrants shall be installed, per Fire Department and Public Works Department standards. FIRE SPRINKLER 32. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines. ABANDONMENT/NON-CONFORMING 33. Prior to issuance of a grading permit or building permit, whichever occurs first, applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. OTHER PERMITS 34. Prior to approval of subdivision improvements, approval from other agencies must be provided as required. 35. Any review costs generated by outside consultants, shall be paid by the applicant. SPECIAL CONDITIONS 36. The applicant shall provide a site plan and construction details for modifications to the existing house prior to Final Map recordation. ENGINEERING AND PUBLIC WORKS CONDITIONS All Public Works Department conditions of approval as listed below are to be complied with prior to recording the Final Map, unless specifically noted otherwise. GENERAL IMPROVEMENT REQUIREMENTS 37. All project improvements shall be designed and constructed in accordance with City standards and specifications. Plans within the right-of -way shall include profile drawings. Improvement plans (including the following) shall be prepared by a registered Civil Engineer and approved by the Public Works Department: Item 8.k. - Page 15 RESOLUTION NO. PAGE 11 a. Grading, drainage and erosion control. b. Street paving, curb, gutter and sidewalk. c. Striping and signage plan. d. Public utilities. e. Water and sewer. f. Landscaping and irrigation. 38. 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. All existing and proposed parcel lines and easements crossing the property. d. The location and dimension of all existing and proposed paved areas. e. The location of all existing and proposed public or private utilities. 39. Landscape and irrigation plans are required for planting within the public right of way, and shall be approved by the Community Development and Public Works Departments. 40. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 41. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 42. Upon approval of the improvement plans, the applicant shall provide a reproducible mylar set and 3 sets of prints of the improvements for inspection purposes. Prior to acceptance of the improvements, the applicant shall provide reproducible mylars, and 2 sets of prints of the approved record drawings (as builts). 43. PRIOR TO ISSUANCE OF A GRADING PERMIT, THE DEVELOPER shall submit two (2) copies of the final project-specific Storm Water Pollution Prevention Plan (SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis Obispo Regional Water Quality Control Board (RWCB) requirements. 44. The developer shall be responsible during construction for cleaning city streets, curbs, gutters and sidewalks of dirt tracked from the project site. The flushing of dirt or debris to storm drain or sanitary sewer facilities shall not be permitted. The cleaning shall be done after each day’s work or as directed by the Director of Public Works or the Community Development Director. 45. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right of way (City or Caltrans). Item 8.k. - Page 16 RESOLUTION NO. PAGE 12 46. Perform construction activities during normal business hours (Monday through Friday, 8 A.M. to 6 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 Community Development Director. The City may hold the developer or contractor responsible for any expenses incurred by the City due to work outside of these hours. GRADING AND DRAINAGE 47. The applicant shall perform all grading in conformance with the City Grading Ordinance. 48. The applicant shall 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. 49. Street structural sections shall be determined by an R-Value soil test. 50. The applicant shall submit all retaining wall calculations for review and approval by the Community Development Director for walls not constructed per City standards. 51. All drainage facilities shall be designed to accommodate a 25, 50, and 100 year storm flow. 52. All drainage facilities shall be in accordance with the Drainage Master Plan. 53. The project shall meet all Low Impact Development requirements set by the Regional Water Quality Control Board. 54. Infiltration basins shall be designed based on soil tests. Infiltration tests shall include a minimum of 2 borings 15 feet below the finished basin floor. Additional borings or tests may be required for the basin on the left side of the project at elevation 162.5. 55. Storm drain inlets, both public and private, will be required to be stenciled with the warning: “Drains to Creek” or other appropriate advice as directed by the City. 56. Plans shall include a detail for safe overflow for the basins. Item 8.k. - Page 17 RESOLUTION NO. PAGE 13 TREE PRESERVATION/TREE REMOVAL PLAN 57. Prior to issuance of grading permit and during construction the applicant shall comply with the provisions of Municipal Code Chapter 12.16, the Community Tree Program. 58. Prior to issuance of a grading 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 on trees or adjacent property. 59. 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, a replacement tree installation agreement shall be approved or fees paid. 60. 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 the dripline of the tree or a minimum of eight (8') foot radius from the trunk of the tree if approved. 61. 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 Public Works 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. 62. All trees to be pruned, shall be pruned under supervision of a Certified Arborist using the International Society of Agricultural Pruning Standards. Item 8.k. - Page 18 RESOLUTION NO. PAGE 14 WATER 63. Non-potable construction water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 64. Each parcel shall have separate water meters. Water services not proposed to be used shall be abandoned and capped per City Standards. 65. Lots using fire sprinklers shall have individual 1" service connections. 66. The applicant shall pay a water neutralization fee for each new residential unit. 67. The existing water main on Huasna Road shall be relocated to be outside of the proposed sidewalk a minimum of 2 feet. 68. Connection to waterline shall be from the existing waterline on Fortuna Court. 69. The proposed 8" water main shall end at the intersection of Huasna on the proposed street at a fire hydrant. Connection to the Huasna water main shall be prohibited due to different pressure zones. 70. The existing water main on Fortuna shall be modeled and certified by Water Systems Consulting Inc., (WSE). The water main on Fortuna is currently a 6" and may need to be increased to 8". 71. The applicant shall offer to dedicate an easement for the proposed water main to the City. SEWER 72. Each parcel shall be provided a separate sewer lateral. 73. All new sewer mains must be a minimum diameter of 8” including the sewer main extension to Callie Court. 74. All sewer laterals within the public right of way must have a minimum slope of 2%. 75. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with the Standard Plans. 76. The applicant shall obtain approval from the South County Sanitation District for the development’s impact to the District facilities prior to approval of the public improvement plans. Item 8.k. - Page 19 RESOLUTION NO. PAGE 15 77. Pay proportional share of Huasna Sewer up-grade project per the City ’s Sewer Master Plan. PUBLIC UTILITIES 78. Underground all proposed and existing utilities, including all existing utilities on Huasna Road along the project frontage and serving the project, in accordance with Section 16.68.050 of the Development Code. 79. Underground improvements shall be installed prior to street paving. 80. Street lights shall be placed 200’ – 250’ apart . 81. Plans shall be submitted to the public utility companies for review and comment. Utility comments shall be forwarded to the Community Development Director for approval. 82. Prior to issuance of a certificate of occupancy, all public utilities shall be operational. STREET IMPROVEMENTS 83. Obtain approval from the Public Works Director prior to excavating on Huasna or 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. 84. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned and filled with epoxy. 85. All street repairs shall be constructed to City standards. 86. 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. 87. Huasna Road shall be slurry seal ed to the centerline throughout the project's frontage. 88. Streets that shall be designated as a local street shall adhere to the following design standards: a. 30 feet street width from curb to curb. b. 5 feet wide concrete sidewalks excluding sidewalk for lot 9. c. Concrete curb and gutter on both sides of the street and Huasna frontage. Item 8.k. - Page 20 RESOLUTION NO. PAGE 16 d. 25 mile per hour design speed. 89. The project shall include a sidewalk from the cul-de-sac to Huasna on the east side of the proposed street and from the cul-de sac to Lot 9 on the west side of the street . 90. The proposed wall and landscape area adjacent to the wall may be inside of the right-of -way if necessary and shall be maintained by the CC&R’s Common Maintenance provisions. 91. The cul-de-sac shall be designed per fire vehicle access requirements. 92. The applicant shall provide structural se ction for the access drive to Fortuna Court. Structural section shall be per City Standards. 93. The proposed driveway for lot 8 and 9 shall be constructed per City Standards. 94. The applicant shall utilize saw cuts for all repairs made in curb, gutter, and sidewalk. 95. Underground improvements shall be installed prior to street paving. 96. The applicant shall check traffic/site distance issues related to Huasna Road. No parking on portion of frontage from proposed access road east approximately 100’. Distance to be recommended by developer’s Civil Engineer and approved by the Community Development Director. 97. The applicant shall install ADA compliant facilities where necessary, including ADA facilities required on Huasna and install a temporary barricade at the end of the sidewalk. 98. The applicant shall install tree wells for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth and as follows: a. Street trees shall be planted at minimum 50’ intervals along all frontages within 10 feet behind the edge of the sidewalk. b. All hill slopes shall be vegetated with ground cover and adequate erosion control. DEDICATIONS AND EASEMENTS 99. Abandonment of public streets and public/private easements shall be listed on the final map, in accordance with Section 66499.20 of the Subdivision Map Act. Item 8.k. - Page 21 RESOLUTION NO. PAGE 17 100. Street tree planting and maintenance easements shall be dedicated adjacent to all street right of ways. 101. A Public Utility Easement (PUE) shall be created over the entire proposed street. 102. A private and public emergency access easement shall be created on the Final Map, for access to lots 8 and 9. 103. Access to the proposed street and Huasna for lots 8 and 9 shall be relinquished except as shown on the map. The access denial shall be offered by the property owner and recorded on the map or other document as is acceptable to the City. 104. The applicant shall create an Emergency/Utility/Pedestrian access easement across Lot 1 which shall be a minimum of 12 feet wide. The easement shall be landscaped with low growing ground cover and grasscrete, fenced on the interior sideyard Lot 1 easement boundary with a low rail fence, fenced across the Fortuna Court access and gated on the southern access. The fence shall be set back from Fortuna Court approximately 20’ and the easement area in front of the fence may be landscaped with easily removable herbaceous shrubs. 105. Private easements shall be created on the Final Map, or other separate document approved by the City, for the following: a. Drainage easements where shown on the tentative map or where required by the Director of Public Works. The easements shall be a minimum of 10 feet wide. Mapping Requirements 106. Lots shall be numbered in sequence. PERMITS 107. The applicant shall 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. Item 8.k. - Page 22 RESOLUTION NO. PAGE 18 108. The applicant shall obtain a grading permit prior to commencement of any grading operations on site. AGREEMENTS 109. 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. 110. Subdivision Improvement Agreement: The applicant shall enter into a subdivision agreement for the completion and guarantee of improvements required. The subdivision agreement shall be on a form acceptable to the City. 111. The applicant shall record Covenants, Conditions, and Restrictions to include a Home Owners Association (HOA) or comparable mechanism for the maintenance of common facilities, including drainage facilities, project landscaping and natural hillsides, retaining walls and the emergency/pedestrian/utility easement on Lot 1. FEES AND BONDS FOR ALL CITY DEPARTMENTS The applicant shall pay all applicable City fees, including the following: 112. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL a. Map check fee for Tract Map b. Plan check for grading plans. c. Plan check for improvement plans. d. Permit Fee for grading plans. e. Inspection Fee of subdivision or public works construction plans. 113. Impact fees to specific capital improvement project as determined by the Community Development Director. 114. Developer shall pay the Parks and Recreation fee as stated in Chapter 16.64 - Dedications, Fees and Reservations of the Muni Code. 115. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT a. Water Neutralization fee, to be based on codes and rates in effect at the time of building permit issuance, involving water connection or enlargement of an existing connection. b. Water Distribution fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code 6-7.22. Item 8.k. - Page 23 RESOLUTION NO. PAGE 19 c. Water Service charge to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code 6-7.22. d. Water Supply charge, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code 6-7.22. e. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Ord. 461 C.S., Res. 3021. f. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Ord. 346 C.S., Res. 1955. g. Sewer Permit fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code 6-6.405. i. Park Development fee, the developer shall pay the current parks development fee for each unit approved for construction (credit shall be provided for existing houses), to be based on codes and rates in effect at the time of building permit issuance in accordance with Ord. 313 C.S. m. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and rates in effect at the time of development in accordance with State mandate. n. Building Permit Fee, to be based on codes and rates in effect at the time of development in accordance with Title 8 of the Municipal Code. FEES TO BE PAID PRIOR TO FINAL OF SUBDIVISION IMPROVEMENTS 116. Prior to final of subdivision improvements, the applicant shall pay an affordable housing in-lieu fee. FEES TO BE PAID OR PRIOR TO RECORDATION OF THE FINAL MAP 117. Subdivision Agreement , the subdivider shall enter into a subdivision agreement for the completion and guarantee of improvements required. The subdivision agreement shall be on a form acceptable to the City. 118. Development Impact fees shall be paid as required by the City. 119. Preliminary Title Report, a current preliminary title report shall be submitted to the Director of Public Works prior to checking the map. A current subdivision guarantee shall be submitted to the Director of Public Works prior to recording the Map. _____________________________________________________________________ Item 8.k. - Page 24 RESOLUTION NO. PAGE 20 PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR EXACTIONS: (A) Any party may protest the imposition of any fees, dedications, reservations, or other exactions imposed on a development project, for the purpose of defraying all or a portion of the cost of public facilities related to the development project by meeting both of the following requirements: (1) Tendering any required payment in full or providing satisfactory evidence of arrangements to pay the fee when due or ensure performance of the conditions necessary to meet the requirements of the imposition. (2) Serving written notice on the City Council, which notice shall contain all of the following information: (a) A statement that the required payment is tendered or will be tendered when due, or that any conditions which have been imposed are provided for or satisfied, under protest. (b) A statement informing the City Council of the factual elements of the dispute and the legal theory forming the basis for the protest. (B) A protest filed pursuant to subdivision (A) shall be filed at the time of the approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. (C) Any party who files a protest pursuant to subdivision (A) may file an action to attack, review, set aside, void, or annul the imposition of the fees, dedications reservations, or other exactions imposed on a development project by a local agency within 180 days after the delivery of the notice. (D) Approval or conditional approval of a development occurs, for the purposes of this section, when the tentative map, tentative parcel map, or parcel map is approved or conditionally approved or when the parcel map is recorded if a tentative map or tentative parcel map is not required. (E) The imposition of fees, dedications, reservations, or other exactions occurs, for the purposes of this section, when they are imposed or levied on a specific development. _____________________________________________________________________ IMPROVEMENT SECURITIES 1 20. All improvement securities shall be of a form as set forth in Development Code Item 8.k. - Page 25 RESOLUTION NO. PAGE 21 Section 16.68.090, Improvement Securities. 121. Submit an engineer’s estimate of quantities for public improvements for review by the Community Development Director. 122. 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. 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. d. Monumentation, 100% of the estimated cost of setting survey monuments. e. 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. The applicant may be required to bond for any unpaid taxes or liens against the property. This shall be submitted prior to placing the map on the City Council Agenda for approval. OTHER DOCUMENTATION 123. Preliminary Title Report: A current preliminary title report shall be submitted to the Director of Public Works prior to checking the map. PRIOR TO ISSUING A BUILDING PERMIT 124. The Final Map shall be recorded with all pertinent conditions of approval satisfied. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY 125. All utilities shall be operational. 126. 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 Community Development Director. Item 8.k. - Page 26 RESOLUTION NO. PAGE 22 127. Prior to the final 10% of occupancies for the project are issued, all improvements shall be fully constructed and accepted by the City. PLANNING COMMISSION CONDITIONS 128. Street trees shall be the oak species Quercus agrifolia and shall be planted as close to 10’ behind the sidewalk as possible. 129. Add skyline trees to the Agricultural Buffer planting including Incense and Deodar cedars. 130. The proposed 15’ rear yard setback shall remain at 20’. CITY COUNCIL CONDITIONS 131. The final design of the northern easement fence shall be reviewed by the Architectural Review Committee and adjacent Fortuna Court property owners prior to installation. Mitigation Measures A negative declaration with mitigation measures has been adopted for this project. The following mitigation measures shall be implemented as conditions of approval and shall be monitored by the appropriate City department or responsible agency. The applicant shall be responsible for verification in writing by the monitoring department or agency that the mitigation measures have been implemented. MM I-1: The Design Guidelines shall include house height limits on Lots 6-9 to 22’ above natural grade. MM III-1: If the project site is located in a candidate area for Naturally Occurring Asbestos (NOA), the following requirements apply. Under the ARB Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations (93105), prior to any construction activities at the site. The project proponent shall ensure that a geologic evaluation is conducted to determine if the area disturbed is exempt from the regulation. An exemption request must be filed with the APCD. lf the site is not exempt from the requirements of the regulation, the applicant must comply with all requirements outlined in the Asbestos ATCM. This may include development of an Asbestos Dust Mitigation Plan and an Asbestos Health and Safety Program for approval by the APCD. MM III-2: Dust Control Measures Item 8.k. - Page 27 RESOLUTION NO. PAGE 23 Construction activities can generate fugitive dust, which could be a nuisance to local residents and businesses in close proximity to the proposed construction site. Dust complaints could result in a violation of the APCD's 402 "Nuisance" Rule. Projects with grading areas that are greater than 4acres or within 1,000 feet of any sensitive receptor shall implement the following mitigation measures to manage fugitive dust emissions such that they do not exceed the APCD 20% opacity limit (APCD Rule 401) or prompt nuisance violations (APCD Rule 402): a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased waterin g frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; c. All dirt stock pile areas should be sprayed daily as needed; d. permanent dust control measures identified in the approved projec t revegetation and landscape plans should be implemented as soon as possible, following completion of any soil disturbing activities; e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive, grass seed and watered until vegetation is established; f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used; h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114; j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible; l. All PM10 mitigation measures required should be shown on grading and building plans; and, the contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20% opacity. Their duties shall include holidays and weekend periods when work may not be in Item 8.k. - Page 28 RESOLUTION NO. PAGE 24 progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. MM III-3: Construction Phase ldling Limitations This project is in close proximity to nearby sensitive receptors (residences). Projects that will have diesel powered construction activity in close proximity to any sensitive receptor shall implement the following mitigation measures to ensure that public health benefits are realized by reducing toxic risk from diesel emissions: California Diesel ldling Regulations : a. On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of Regulations. This regulation limits idling from diesel- fueled commercial motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation on highways. lt applies to California and non-California based vehicles. In general, the regulation specifies that drivers of said vehicles: 1. Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at any location, except as noted in Subsection (d) of the regulation; and, 2. Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than 5.0 minutes at any location when within 1,000 feet of a restricted area, except as noted in Subsection (d) of the regulation. b. Off-road diesel equipment shall comply with the 5 minute idling restriction identified in Section 2449(d)(2) of the California Air Resources Board's In-Use off-Road Diesel regulation. c. Signs must be posted in the designated queuing areas and job sites to remind drivers and operators of the state's 5 minute idling limit. d. The specific requirements and exceptions in the regulations can be reviewed at the following web sites: www.arb.ca.gov/msprog/truck- idIing/2485.pdf and www.arb.ca.gov/regact/2007/ordiesl07/frool.pdf . Diesel ldling Restrictions Near Sensitive Receptors (Residential dwellings): In addition to the State required diesel idling requirements, the project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors: a. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted; c. Use of alternative fueled equipment is recommended; and d. Signs that specify the no idling areas must be posted and enforced at the Item 8.k. - Page 29 RESOLUTION NO. PAGE 25 site. MM III-4: Truck Routing Proposed truck routes should be evaluated and selected to ensure routing patterns have the least impact to residential dwellings and other sensitive receptors, such as schools, parks, day care centers, nursing homes, and hospitals. If the project has significant truck trips where hauling/truck trips are routine activity and operate in close proximity to sensitive receptors, toxic risk needs to be evaluated. MM III-5: Residential Wood Combustion Under APCD Rule 504, only APCD approved wood burning devices can be installed in new dwelling units. These devices include:  All EPA-Certified Phase ll wood burning devices;  Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally recognized testing lab;  Non-catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally recognized testing lab;  Pellet-fueled wood heaters; and  Dedicated gas-fired fireplaces. MM V-1: If a potentially significant cultural resource is encountered during subsurface earthwork activities, all construction activities within a 100-foot radius of the find shall cease until a qualified archaeologist determines whether the uncovered resource requires further study. A standard inadvertent discovery clause shall be included in every grading and construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate California Department of Parks and Recreation (DPR) forms and evaluated for significance in terms of California Environmental Quality Act criteria by a qualified archaeologist. Potentially significant cultural resources consist of, but are not limited to, stone, bone, glass, ceramic, wood, or shell artifacts; fossils; or features including hearths, structural remains, or historic dumpsites. If the resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan that will capture those categories of data for which the site is significant. The archaeologist shall also perform appropriate technical analysis, prepare a comprehensive report, and file it with the appropriate Information Center and provide for the permanent curation of the recovered materials. Item 8.k. - Page 30 RESOLUTION NO. PAGE 26 MM V-2: If human remains are encountered during earth-disturbing activities, all work in the adjacent area shall stop immediately and the San Luis Obispo County Coroner’s office shall be notified immediately. If the remains are determined to be Native American in origin, the Native American Heritage Commission shall be notified and will identify the Most Likely Descendent, who will be consulted for recommendations for treatment of the discovered remains. MM IX-1 : A Stormwater Pollution Prevention Plan (SWPPP) shall be developed and implemented in consultation with the City, Regional Water Quality Control Board (RWQCB), and other regulatory agencies. The SWPPP shall include BMPs to reduce potential impacts to surface water quality through the construction and life of the project. The SWPPP shall adhere to the following requirements:  The SWPPP shall include measures to avoid creating contaminants, minimize the release of contaminants, and water quality control measures to minimize contaminants from entering surface water or percolating into the ground.  The water quality control measures shall address both construction and operations periods.  Fluvial erosion and water pollution related to construction shall be controlled by a construction water pollution control program that shall be filled with the appropriate agency and kept current throughout any site development phase.  The water pollution prevention program shall include BMPs, as appropriate, given the specific circumstances of the site and project.  The SWPPP shall be submitted for review and approval to the RWQCB.  A spill prevention and countermeasure plan shall be incorporated into the SWPPP.  Major vehicle/equipment maintenance, repair, and equipment washing shall be performed off site.  A wet and dry spill cleanup plan that specifies reporting requirements and immediate clean up to ensure no residual soil, surface water or groundwater contamination would remain after clean up.  A temporary and excess fill stockpile and disposal plan that ensures that no detrimental affects to receiving waters would result.  Requiring all grading and application of concrete, asphalt, etc. to occur during the dry season from April 15 to October 15.  Required site preparation and erosion control BMPs for any work that may need to be completed after October 15. MM IX-2 : To reduce erosion hazards due to construction activities, grading shall be minimized and project applicants shall use runoff and sediment control structures, and/or establish a permanent plant cover on slopes Item 8.k. - Page 31 RESOLUTION NO. PAGE 27 following construction. MM IX-3 : All temporary fill placed during project construction shall be removed at project completion and the area restored to approximate pre- project contours and topography. MM IX-4 : The project shall meet all Low Impact Development requirements set by the Regional Water Quality Control Board. MM IX-5: The following water quality BMPs shall be incorporated into the project:  Run-off Control . Maintain post-development peak runoff rate and average volume of runoff at levels that are similar to pre-development levels.  Labeling and Maintenance of Storm Drain Facilities . Label new and existing storm drain inlets with “No Dumping – Drains to Ocean” to alert the public to the destination of stormwater and to prevent direct discharge of pollutants into the storm drain. MM XII-1: Construction activities shall be restricted to the hours of 8 a.m. and 6 p.m. Monday through Friday. No construction shall occur on Saturday or Sunday. Equipment maintenance and servicing shall be confined to the same hours. To the greatest extent possible, grading and construction activities should occur during the middle of the day to minimize the potential for disturbance of neighboring noise sensitive uses. MM XII-2: All construction equipment utilizing internal combustion engines shall be required to have mufflers that are in good condition. Stationary noise sources shall be located at least 300 feet from occupied dwelling units unless noise reducing engine housing enclosures or noise screens are provided by the contractor. MM XII-3: Equipment mobilization areas, water tanks, and equipment storag e areas shall be placed in a central location as far from existing residences as feasible. MM XVI-1: Check traffic/site distance issues related to Huasna Road. No parking on portion of frontage from proposed access road east approximately 100’. Distance to be recommended by developer’s Civil Engineer. Item 8.k. - Page 32 LS 57 /06 LOT 2 GRAPHIC SCALE k·~ T 1 Inch = 60 ft. I NO SCALE lOf 6'9 I I ----1 : -----J \------------- VIC!N!JY MAP NO SCALE OWNB'l'S STATEMENT I HEREBY APPLY FOR APPROVAL OF THE DMSION OF REAL PROPERTY SHOWN ON THIS PLAT, AND STATE THAT I Ml THE LEGAL OWNER OF SAID PROPERTY OR THE AUTHORIZED AGENT OF THE LEGAL OWNER AND THAT THE INFORMATION SHOWN HEREIN IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF. ORTON ENGINEERING. INC. 1 689 RMIONA AVE, SUITE F GROVER BEACH. CA 93433 (805) 474-1701 RECORD OWNER; BECK FMllLY TRUST ENG!NEER'S STATEMENT I HEREBY STATE THAT THIS MAP WAS PREPARED BY ME OR UNDER MY SUPERVISION AND TO THE BEST OF MY KNOWLEDGE COMPLIES WITH THE LOT DMSION ORDINANCE OF THE COUNTY OF SAN LUIS OBISPO. STATE OF CALIFORNIA. TtRENCE It ORTON, P.E. 21807, EXP.9-30-2015 ORTON ENGINEERING. INC. 1686 RAMONA AVE. SUITE "F' GROVER BEACH0 CA 93433 (805) 474-17 0 -ASSESSOR'S PARC8-NOS. 001-1s1-004 ac 001-8&1-018 TRACT NO. 3045 VESTING TENTATIVE TRACT MAP BEING A DMSION OF A PORTION OF LOT 14 OF THE RESUBDIVSION OF A PORTION OF TH' RANCHOS CORRAL DE PIEDRA, PISMO, AND BOLSA DE CHEMISAI. © INDICATES LDT ND. CllY OF ARROYO GRANDE COUNTY OF SAN LUIS OBISPO STATE OF CALIFORNIA BY SHEET INDEX 1. LOT AND BOUNDARY INFORMATION 2. CONCEPTLIAL GRADING PLAN ORTON ENGINEERING, INC. 1686 RAMONA AVE, sum \;ROVER BEACH, CA 9343 (805) 474-1700 JUNE 17. 2013 m x ::r: Item 8.k. - Page 33 EIDIDIMl1 ~ _ .. ,., ~ llJGml!l[VMJI ED ~ LN<llSWD PllrJAI CRAPHICSCAIL k-L-.:' ·r 1 Inch -40fL El! 9£El't FOR IDI", BTIEEI' AIOEASBEHl'lllEGHI ~~~~~~;f~~~:~:: . . . W&.!!Ft?;.r SYMBOL INDEX CONCEPTUAL GRADING PLAN FOR TENTATIVE TRACT MAP 3045 MAY 30, 2013 SHEET 2 Of 2 Item 8.k. - Page 34 I I 7 I I -----------------------I .......... I ·----·-·---l "\· .... ', ....... \ 'i 0 D c ~ .. It ~I .. D. .. .. ~l " 'l! m !I :::> ;;; ~J & f;l g " .. ml c 0 u Item 8.k. - Page 35 ' ~07.3 ' 205.2 "'-,, ._ ___ . ...,, \ RECEIVED CITY OF ARROYO GRANDE COMMUNITY DEVELOPMENT OPEN SPACE SUMMARY ~ HILLSIDE AREA ~ AG BUFFER& RETAINING WALL E;1;;t/.".>.) STREET SETBACKS i==:J PRJV A TE OPEN SP ACE REMAINDER STREET & SIDEWALKS STRUCTURE FOOTPRINTS ESTIPYV-.TED N'...EA5 ONLY. "°UA1 FOOlffi.INfS i'i-JD LOCATIONS YIJU. 6E DETEPJJllNED DIJP.JNG INDIVIDUAL DES>IGN r..EVIEW. c:::J NATURALSTATEAREA LOT 6 (7-15% SLOPES= 20%) 12000SFLOT 2400 SF NATURAL STATE AREA SHOWN Item 8.k. - Page 36 Landscape !/ / Utility Easement (grasscrete w/ ). groundcover) / Low rail fence ATTACHMENT 1 Item 8.k. - Page 37 THIS PAGE INTENTIONALLY LEFT BLANK Item 8.k. - Page 38