PC R 15-2218 RESOLUTION NO. 15-2218
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
TENTATIVE PARCEL MAP NO. 14-003; LOCATED AT
1079 FARROLL AVENUE; APPLIED FOR BY LINDA AND
TERENCE FIBICH
WHEREAS, the applicant has filed Tentative Parcel Map No. 11-003 to subdivide a 0.52-
acre parcel in the Single Family (SF) 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 February 3, 2015; 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 Medium-High Density(MHD) land use category.
2. The site is physically suitable for the type of development proposed.
At 0.52 acres in size and located with adequate access 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 3.85 dwelling units per acre, which is less than the maximum allowed density
of 4.5 dwelling units per acre in the Single-Family (SF) zoning district, the site is
physically suitable for the proposed density of development.
I 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. 15-2218
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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 Single-Family
(SF) zoning district and conditions of approval developed for the project are
intended to protect existing resources"on the site.
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 for the Single Family (SF) zoning district, 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 emergency access easements being
recorded to enhance safety.
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 14-003, as presented to the
Planning Commission on February 3, 2015 and shown in Exhibit "B", attached hereto and
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RESOLUTION NO. 15-2218
PAGE 3
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.
On motion by Commissioner Mack, seconded by Commissioner Keen, and by the
following roll call vote, to wit:
AYES: Mack, Keen, Fowler-Payne, George, Martin
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 3rd day of February, 2015.
ATTEST:
wer `AL
DEBBIE WEICHINGER a LA O' "
SECRETARY TO THE COMMISSION CHTTI-
AS TO CONTENT:
TE E CCLISH
COMM NITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 15-2218
PAGE 4
EXHIBIT "A"
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 14-003
1079 FARROLL AVENUE
This approval authorizes the subdivision of one (1) 0.52 acre parcel into two (2) parcels of
0.26 acres each.
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
14-003.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of February 3, 2015 and marked
Exhibit "B".
4. This approval shall automatically expire on February 3, 2017 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 Single Family (SF) zoning requirements
except as otherwise approved.
6. The applicant shall, as a condition of approval of this tentative parcel 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.
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RESOLUTION NO. 15-2218
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( 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 prohibited prior to 9 AM on Saturday and 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. Prior to issuance of a building permit, the applicant shall provide a tree
protection plan for construction activities on Parcel 1 and Parcel 2.
13. All proposed tree removals require a tree removal permit prior to trees being
( removed. Mitigation planting will be required per a tree removal mitigation plan.
BUILDING AND LIFE SAFETY DIVISION AND FIVE CITIES FIRE AUTHORITY
GENERAL CONDITIONS:
14. The project shall comply with the most recent editions of the California Codes as
adopted by the City of Arroyo Grande.
FIRE LANES
15. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
16. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
17. Provide a fire apparatus access and turn around as required by the 2013 California
Fire Code or provide a secondary means of apparatus access in lieu of a turn
around. The size of the turn around and access shall be of sufficient size to fit the
largest fire truck of the Five Cities Fire Authority.
18. The applicant shall record an emergency access easement for the fire apparatus
access and turn around, to the satisfaction of the City Attorney.
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RESOLUTION NO. 15-2218
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FIRE FLOW/FIRE HYDRANTS
19. Project shall have a fire flow and duration per California Fire Code.
20. Fire hydrants shall be installed, per Fire Department and Public Works Department
Standards and per the California Fire Code.
FIRE SPRINKLER
21. All buildings must be fully sprinklered per Building and Life Safety Division and Fire
Department guidelines and per the California Fire Code.
ABANDONMENT/ NON-CONFORMING
22. 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.
ENGINEERING DIVISION CONDITIONS
GENERAL CONDITIONS
23. 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.
24. Perform construction activities in accordance with Chapter 9.16 of the Municipal
Code. 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.
SPECIAL CONDITIONS
25. At the time of building permit issuance, the applicant shall install a new ADA
compliant driveway apron at Farroll Avenue.
26. Prior to recordation of the Final Map, the applicant shall install a new one inch
(1") water service for Parcel 2 from Farroll Avenue. In lieu of installation of water
service, the applicant may,bond for the improvement in accordance with the Arroyo
I
RESOLUTION NO. 15-2218
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Grande Municipal Code and Subdivision Map Act.
27. Prior to recordation of the Final Map, the applicant shall extend the existing
sewer lateral to serve Parcel 2. In lieu of sewer lateral extension, the applicant
may bond for the improvement in accordance with the Arroyo Grande Municipal
Code and Subdivision Map Act.
28. At the time of building permit issuance, the applicant shall extend the existing
driveway to new Parcel 2.
29. Prior to recordation of the Final Map, the applicant shall amend the existing
driveway maintenance agreement (Doc. No. 1999-022997) for all properties
served by the common driveway, including Parcel 2.
30. The applicant shall consult the Fire Department to determine where a new fire
hydrant(s) is required at Farroll Avenue. The applicant shall install all new fire
hydrant(s) at Fire Department direction.
31. All stormwater shall be held on-site — stored or percolated into existing soils with
appropriate low impact development best management practices, or provide
alternate drainage system and analysis at time of application for building permit.
32. Prior to recordation of the Final Map, the applicant shall maintain surface
drainage needs within the common PUE or provide any necessary drainage
easements.
33. Prior to issuance of a building permit, the applicant shall remove existing
portions of fence adjacent to Parcel 1 located in the common PUE.
34. The applicant shall label Walnut Street on the Page 1 Vicinity Map.
IMPROVEMENT PLANS
35. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way.
STREET IMPROVEMENTS
36. At the time of building permit issuance, 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.
37. All street repairs shall be constructed to City standards.
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PAGE 8
GRADING AND DRAINAGE
38. All drainage facilities shall be designed to accommodate a 100-year storm flow.
39. 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.
FEES AND BONDS FOR ALL CITY DEPARTMENTS
The applicant shall pay all applicable City fees, including the following:
40. 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)
41. 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.
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
RESOLUTION NO. 15-2218
PAGE 9
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.
42. 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
43. 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, In accordance with Section 9-15.130 of the
Development Code, the applicant shall furnish a certificate from the
RESOLUTION NO. 15-2218
PAGE 10
tax collector's office indicating that there are no unpaid taxes or
special assessments against the property
PLANNING COMMISSION CONDITIONS
44. The Architectural Review Committee shall review development plans for Parcel 2
for consideration of neighborhood privacy.
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