PC R 14-2214 RESOLUTION NO. 14-2214
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE ° APPROVING
TENTATIVE PARCEL MAP NO. 14-002; LOCATED AT 101
RIDGEVIEW WAY; APPLIED FOR BY PAULA REITSMA
WHEREAS, the applicant has filed Tentative Parcel Map No. 11-002 to subdivide a 2.68-
acre parcel in the Rural Residential (RR) zoning district into two (2) parcels; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on September 2, 2014; and
WHEREAS, the Planning Commission has reviewed the 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 exempt per Section 15315 of the CEQA Guidelines; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Tentative Parcel Map Findings:
1. The proposed Tentative Parcel 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 Parcel Map is consistent with the goals, objectives,
policies, intent and requirements of the Arroyo Grande General Plan regarding ' ,
the type of development that could result from the subdivision, specifically as
they relate to the Low Density (LD) land use category.
2. The site is physically suitable for the type of development proposed.
At 2.68 acres in size and located adjacent to public streets and utilities, the site is
physically suitable for the subdivision of one parcel into two (2) parcels.
3. The site is physically suitable for the proposed density of development.
At 0.75 dwelling units per acre, which is less than the maximum allowed density
of one (1) dwelling unit per acre in the Low Density (LD) land use category, the
site is physically suitable for the proposed density of development.
4. The design of the Tentative Parcel Map or the proposed improvements are not
likely to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat.
RESOLUTION NO. 14-2214
PAGE 2
The design of the Tentative Parcel Map is not likely to cause substantial
environmental damage or injure fish or wildlife or their habitat, as it will direct
development away from any potentially significant environmental resources by
conforming to all applicable site development standards of the Rural Residential
(RR) zoning district.
5. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
Due to the design of the Tentative Parcel Map conforming to all applicable site
development standards, there is nothing in the design of the subdivision that is
likely to cause serious public health problems.
6. The design of the Tentative Parcel 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 Parcel 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.
The design of the Tentative Parcel Map will not conflict with public access
easements and will result in appropriate pedestrian easements being recorded to
enhance public circulation.
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 by Division 7 (commencing with Section 13000) of the California
Water Code.
The City's sewer system has adequate capacity to accommodate the proposed
subdivision..
8. Adequate public services and facilities exist or will be provided as the result of
the proposed Tentative Parcel Map to support project development.
Adequate public services exist to serve the proposed Tentative Parcel Map as
the subdivision of one (1) parcel into two (2) parcels will not exhaust public
services.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Tentative Parcel Map 14-002, as presented to the
Planning Commission on September 2, 2014 and shown in Exhibit "B", attached hereto
and incorporated herein by this reference as though set forth in full, with the above
findings and subject to the conditions as set forth in Exhibit "A", attached hereto and
incorporated herein by this reference.
RESOLUTION NO. 14-2214
PAGE 3
On motion by Commissioner Goss, seconded by Commissioner Sperow, and by the
following roll call vote, to wit:
AYES: Goss, Sperow, Goss
NOES: None
ABSENT: Keen, Russom
the foregoing Resolution was adopted this 2nd day of September, 2014.
ATTEST:
DEBBIE WEICHINGER LISA SPER• ,
SECRETARY TO THE COMMISSION VICE CHAIR
AS TO CONTENT:
TERE A M CLISH
COM UNITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 14-2214
PAGE 4
EXHIBIT "A"
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 14-002
101 RIDGEVIEW WAY
This approval authorizes the subdivision of one (1) 2.68 acre parcel into two (2) parcels of
1.65 acres and 1.03 acres respectively.
COMMUNITY DEVELOPMENT DEPARTMENT
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 Tentative Parcel Map
14-002.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of September 2, 2014 and marked
Exhibit "B".
4. This approval shall automatically expire on September 2, 2016 unless the final
map is recorded or an extension is granted pursuant to Section 16.12.140 of the
Development Code.
5. Development shall conform to the Residential Rural (RR) zoning requirements
except as otherwise approved.
6. 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.
PLANNING DIVISION
GENERAL CONDITIONS:
7. A copy of these conditions shall be incorporated into all construction documents.
8. 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.
RESOLUTION NO. 14-2214
PAGE 5
9. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
10. 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 and 5 PM Monday through Friday,
unless stricter time constraints are imposed. No construction shall occur on
Saturday or Sunday.
11. 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.
SPECIAL CONDITIONS
12. As an alternative to providing a fire department turn around or hammerhead on
Parcel One, the applicant may explore the option of providing a connection to the
driveway of property located on Canyon Way, to be separated by a Fire
Department approved crash gate to prevent non-emergency travel.
13. A Minor Exception shall be processed at the time of driveway improvements for
evaluation and approval of a driveway slope of 16%.
14. The existing driveway for Parcel 1 and future driveway for Parcel 2 shall be
separated by a minimum of twenty feet (20'). The existing driveway may provide
access to both parcels in conjunction with the recordation and maintenance of a
reciprocal access agreement and joint maintenance agreement. This agreement
shall be submitted for review and approval of the City Attorney. The joint
maintenance agreement shall be recorded prior to or concurrently with the final
map.
15. The proposed ten foot (10') pedestrian easement indicated on Parcel 2 shall be
expanded to fourteen feet (14'), include language indicated the easement is for
an equestrian trail and pedestrian conveyance, and shall not be fenced to
prohibit these uses once curb, gutter and sidewalks are installed.
BUILDING AND FIRE DEPARTMENT
GENERAL CONDITIONS:
16. The project shall comply with the most recent editions of the California Codes as
adopted by the City of Arroyo Grande.
RESOLUTION NO. 14-2214
PAGE 6
FIRE LANES
17. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
18. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
19. Project shall have a fire flow and duration per California Fire Code.
ABANDONMENT/ NON-CONFORMING
20. Prior to issuance of a building permit, the applicant shall show proof of properly
abandoning all non-conforming items such as septic tanks, wells, underground
piping and other undesirable conditions on the Parcel for which the building permit
has been applied.
SPECIAL CONDITIONS
21. Provide a complete fire department turn around or hammer head on Parcel One
unless other means of Fire Department access are established pursuant to
Condition of Approval #12.
22. Provide for adequate fire apparatus clearance of thirteen feet six inches (13' 6")
under all trees and structures.
23. Show all drive aisle dimensions, indicate that driveways will support loads imposed
by the fire apparatus (75,000 pounds), and that the drive aisle will be made of all
weather surface materials.
ENGINEERING DIVISION CONDITIONS
GENERAL CONDITIONS
24. 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, the Community Development Director or his/her representative.
25. 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
RESOLUTION NO. 14-2214
PAGE 7
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.
SPECIAL CONDITIONS
26. The map shall include a note stating that onsite and offsite improvements, such as
curb, gutter and sidewalk, will be required. Bonds will be required for
improvements that will not be constructed prior to recordation of the map (sewer,
water, undergrounding) and can be deferred until time of building permit.
IMPROVEMENT PLANS
27. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way.
STREET IMPROVEMENTS
28. Obtain approval from the Public Works Director prior to excavating in any street
recently over-laid or slurry sealed. The Director shall approve the method of repair
of any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal.
29. All street repairs shall be constructed to City standards.
30. 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 Public Works Director.
GRADING AND DRAINAGE
31. All drainage facilities shall be designed to accommodate a 100-year storm flow.
32. Prior to issuance of a building permit, submit a soils report for the project,
prepared by a registered Civil Engineer, and supported by adequate test borings
for the respective Parcel. All earthwork design and grading shall be performed in
accordance with the approved soils report.
33. Prior to recordation of the Final Map, the applicant shall dedicate a pedestrian
access easement(s) for the ADA sidewalk extension.
WATER
34. Prior to recordation of the Final Map, the applicant shall install 1" water
service to Parcel 1 and 2. In lieu of installation of water service, the applicant
may bond for the improvement in accordance with the Arroyo Grande Municipal
RESOLUTION NO. 14-2214
PAGE 8
Code and Subdivision Map Act. Water and sewer services shall be constructed
within 6 months of approval of the subdivision map.
35. The applicant shall relocate the water meter for Parcel 1 to the north side of the
existing driveway. The existing water meter shall be located adjacent to the
proposed water meter for Parcel 2.
SEWER
36. All sewer laterals within the public right-of-way must have a minimum slope of two
percent (2%).
37. Prior to recordation of the Final Map, each parcel shall be provided a separate
sewer lateral. Laterals shall be sized for the appropriate use, minimum four
inches (4"). In lieu of providing a sewer lateral for Parcel 2, the applicant may
bond for the improvement in accordance with the Arroyo Grande Municipal Code
and Subdivision Map Act. Sewer and water services shall be constructed within
6 months of approval of the subdivision map.
FEES AND BONDS FOR ALL CITY DEPARTMENTS
The applicant shall pay all applicable City fees, including the following:
38. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Map check fee for Tract Map.
b. Map check fee for Parcel Map.
c. Plan check for grading plans.
(Based on an approved earthwork estimate)
d. Plan check for improvement plans.
(Based on an approved construction cost estimate)
e. Permit Fee for grading plans.
(Based on an approved earthwork estimate)
f. Inspection Fee of subdivision or public works construction plans.
(Based on an approved construction cost estimate)
g. Plan Review Fee
(Based on the current Building Division fee schedule)
39. 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 Section 13.04.030.
RESOLUTION NO. 14-2214
PAGE 9
c. Water Meter 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 Availability charge, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with - (not
correct).
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 Connection fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with Municipal
Code Section 13.12.190.
h. South San Luis Obispo County Sanitation District Connection
fee in accordance with Municipal Code Section 13.12.180.
i. Drainage fee, as required by the area drainage plan for the area
being developed.
j. Park Development fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall
be provided for existing houses), to be based on codes and rates in
effect at the time of building permit issuance in accordance with Ord.
313 C.S.
k. Construction Tax, the applicant shall pay a construction tax pursuant
to Section 3-3.501 of the Arroyo Grande Municipal Code.
I. Alarm Fee, to be based on codes and rates in effect at the time of
development in accordance with Ord. 435 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.
40. 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.
BONDING SURETY
41. 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.
RESOLUTION NO. 14-2214
PAGE 10
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, In accordance with Section 9-15.130 of the
Development Code, 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
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