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PC R 16-2263 RESOLUTION NO. 16-2263 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING VESTING TENTATIVE PARCEL MAP 15-001 AND PLANNED UNIT DEVELOPMENT 15-001; LOCATED AT 1177 ASH STREET; APPLIED FOR BY JEFF EMRICK WHEREAS, the applicant has filed Vesting Tentative Parcel Map 15-001 and Planned Unit Development 15-001 to subdivide a 0.22-arce site into four (4) lots and construct four (4) one-bedroom, 1.5 bath townhome units including a one-car garage per unit and four (4) guest parking spaces; and WHEREAS, the Planning Commission of the City of Arroyo Grande has considered Vesting Tentative Parcel Map 15-001 and Planned Unit Development 15-001 at a duly noticed public hearing on November 15, 2016 in accordance with the Municipal Code of the City of Arroyo Grande: 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 have determined that this project is categorically 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 Specific Plan, and the requirements of this title; The proposed Parcel Map is consistent with thegoals, objectives, and policies of the General Plan, specifically Policies LU3-3, LU11-1, and LU11-3 of the General Plan Land Use Element. 2. The site is physically suitable for the type of development proposed; The site is approximately 0.22 acres and is physically suitable for four (4) residences as proposed on a residential infill lot. 3: The site is physically suitable for the proposed density of development; The site is 0.22-acres, is located in the Multi-Family zoning district on a relatively flat site, and is physically suitable for the density of four (4) residences as proposed. RESOLUTION NO. 16-2263 PAGE 2 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; The tentative parcel map is proposed on an infill residential lot and the design of the map and associated improvements are not likely to cause substantial environmental damage. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems; The design of the parcel map on an infill residential lot and the type of improvements proposed is not 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 project site does not contain any existing public easements and therefore the proposed project will not interfere with any public easements. All existing private easements will remain or be appropriately updated. 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 proposed discharge of waste into the existing waste system is conditioned to meet requirements. 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 and facilities exist for the proposed parcel map and subsequent development. RESOLUTION NO. 16-2263 PAGE 3 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 Parcel Map and subsequent residential development is consistent with the goals, objectives, and policies of the General Plan, specifically Policies LU3-3, LUT 1-1, and LU11-3 of the General Plan Land Use Element. 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. With the flexibility offered by the Planned Unit Development and the modified development standards for lot size and setbacks, the site is adequate to meet the intent of the Multi-Family zoning district. 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 has adequate common access from Ash Street for the design of the proposed project and the newly created lots. 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. The proposed development is consistent with the General Plan, adequate public services are available to serve the project, and proposed development will not result in a reduction of public services in the vicinity so as to be a detriment to public health, safety or welfare. 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. With the flexibility offered by the Planned Unit Development and the modified development standards for lot size and setbacks, the project will not have an adverse effect on the surrounding property. RESOLUTION NO. 16-2263 PAGE 4 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. There are no known natural and manmade hazards associated with the proposed development and the project site, including, but not limited to, flood, seismic, fire and slope hazards. 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 provides a more efficient use of the land by allowing modifications to the development standards for lot size and setbacks and allowing for additional residential lots in the Multi-Family zoning district. 8. The proposed development complies with all applicable performance standards listed in Section 16.32.050(E). The proposed development meets the standards of Planned Unit Developments including open space requirements. Minor deviations from open space standards are allowed when it can be determined that the objectives underlying these standards can be met without strict adherence to them. In this case, the inclusion of the recreational amenity of a half basketball court provides sufficient justification for a 3.1% reduction in usable open space. 9. The clustering of dwelling units is approved pursuant to a specific plan, planned unit development, or similar mechanism. The Planned Unit Development is allowing for the clustering of residences in a small lot, attached format in the Multi-Family zoning district. 10. The overall permitted density of the project area is not exceeded. The overall density of the proposed project is in compliance with the allowable density of the project site. Pursuant to Arroyo Grande Municipal Code Section 16.32.030, all remainders of fifty-one (51) percent or greater shall be rounded to the next higher whole number in the Multiple Family zoning district. RESOLUTION NO. 16-2263 PAGE 5 11. The resulting project will not require a greater level of public services and facilities than would an equivalent nonclustered project. The development resulting from the Planned Unit Development will be of a density consistent with the zoning district and will therefore not require a greater level of public services and facilities than an equivalent nonclustered project. 12. The result of clustering residential units is a more desirable and environmentally sensitive development plan which creates usable open space areas for the enjoyment of project residents and which preserves significant environmental features. The result of clustering lots allows for the development of additional residential lots and reduces development pressure on non in-fill lots. 13. The project development pattern, including the net density of developed area and proposed lot sizes which result from clustering are compatible with surrounding areas. With modifications to lot size and setbacks, the resulting development will be at a scale and intensity consistent and compatible with the surrounding properties. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Tentative Parcel Map 15-001 and Planned Unit Development 15-001 as shown in Exhibit "B", attached hereto and incorporated herein by this reference, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion by Commissioner Martin, seconded by Commissioner Keen, and by the following roll call vote, to wit: AYES: Martin, Keen, Mack NOES: Fowler-Payne, George ABSENT: None the foregoing Resolution was adopted this 15th day of November, 2016. RESOLUTION NO. 16-2263 PAGE 6 1 AIIIP . L• G: idE C • - ATTEST: LI--,A•I'LL:e 0,P_A: DEBBIE WEICHINGER d SECRETARY TO THE COMMISSION AS TO CONTENT: TERES M LISH COM NITY DEVELOPMENT DIRECTOR RESOLUTION NO. 16-2263 PAGE 7 EXHIBIT 'A' CONDITIONS OF APPROVAL TENTATIVE PARCEL MAP 15-001 AND PLANNED UNIT DEVELOPMENT 15-001 1177 ASH STREET This approval authorizes the subdivision of a 0.22-acre property into four (4) parcels and development four (4) one-bedroom dwellings in the Multi-Family (ME) zoning district. PLANNING DIVISON CONDITIONS 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 15-001 and Planned Unit Development 15-001. 3. Development shall occur in substantial conformance with the plans presented to the Planning Commission at their meeting of November 15, 2016 and marked Exhibit "B". 4. The applicant shall agree to indemnify and defend at his/her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of said approval, or in any way relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition. 5. Development shall conform to the Multi-Family (MF) zoning district standards except as otherwise approved. 6. 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, as modified per these conditions. 7. All conditions of approval for the project shall be included in construction drawings. 8. This approval shall expire on November 15, 2018 unless the final map is recorded or an extension is granted pursuant to Section 16.12.140 of the Development Code. 9. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans, including those specifically modified by these conditions. RESOLUTION NO. 16-2263 PAGE 8 10. Development shall comply with Development Code Sections 16.48.070, "Fences, Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130 "Screening Requirements". 11. The developer shall comply with Development Code Chapter 16.56, "Parking and Loading Requirements". All parking spaces adjacent to a wall, fence, or property line shall have a minimum width of 11 feet. 12. The developer shall comply with Development Code Chapter 16.80 "Inclusionary Affordable Housing Requirements". 13. 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. No construction shall occur on Saturday or Sunday. The developer shall invite neighbors to the project's preconstruction meeting and provide regular notice to neighboring residences during heavy disruption events, including, but not limited to, material deliveries, concrete deliveries, and impacts to the driveway. Hours for large truck deliveries shall be limited to 8 AM until 4 PM Monday through Friday. 14. All new construction shall utilize fixtures and designs that minimize water and energy usage. Such fixtures shall include, but are not limited to, low flow showerheads, water saving toilets, instant water heaters and hot water recirculating systems. Water conserving designs and fixtures shall be installed prior to final occupancy. 15. At the time of application for construction permits, the applicant shall provide details on any proposed exterior lighting, if applicable. The lighting plan shall include the height, location and intensity of all exterior lighting consistent with Section 16.48.090 of the Development Code. All lighting fixtures shall be shielded so that neither the lamp nor the related reflector interior surface is visible from adjacent properties. All lighting for the site shall be downward directed and shall not create spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED). 16. For projects approved with specific exterior building colors, the developer shall paint a test patch on the building including all colors. The remainder of the building may not be painted until inspected by the Community Development Department to verify that colors are consistent with the approved color board. A 48-hour notice is required for this inspection. 1.7. All Fire Department Connections (FDC) shall be located near a fire hydrant, adjacent to a fire access roadway, away from the public right-of-way, incorporated into the design of the site, and screened from public view. 18. 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 RESOLUTION NO. 16-2263 PAGE 9 conditions of approval have occurred, or are occurring, this approval may be revoked pursuant to Development Code Section 16.08.100. 19. Prior to issuance of building permit, a final Landscape and Irrigation Plan shall be submitted in conformance with Development Code Chapter 16.84 (Model Water Efficient Landscaping Ordinance). The Landscape and Irrigation Plan is subject to review and approval by the Community Development and Public Works Departments. The Plan shall include plant species that can thrive with limited sun exposure and planter area. 20. Landscaping in accordance with the approved landscaping plan shall be installed or bonded for before final building inspection/establishment of use. 21. A copy of these conditions shall be incorporated into the construction plans. SPECIAL CONDITIONS: 22. If the Coast Live Oak tree located to the east of the access driveway needs to be pruned for emergency vehicle access or other reasons, it shall be pruned under supervision of a Certified Arborist using the International Society of Arboricultural (ISA) Pruning Standards and under the supervision of the City's arborist. 23. Additional paving within the drip line of the existing Coast Live Oak tree shall be avoided. If paving proves necessary for emergency vehicle access, only permeable pavers within the dripline shall be allowed. • SUBDIVISION CONDITIONS 24. The developer shall comply with Development Code Chapter 16.64 "Dedications, Fees and Reservations." 25. The applicant shall comply with Development Code Chapter 16.20 "Land Divisions". 26. The developer shall comply with Development Code Chapter 16.68 "Improvements". 27. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that are reviewed and approved by the City Attorney and recorded prior to or concurrently with the final map. At a minimum, the CC&R's shall: a. Provide for maintenance of the driveways, common areas, drainage facilities, and other facilities in common; b. Prohibit additions to the units; c. Require garages to be kept clear for parking cars at all times; and d. Inform residents of the water conservation requirements placed on this project. RESOLUTION NO. 16-2263 PAGE 10 28. A joint maintenance agreement for the common landscape, drainage and access driveway 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. BUILDING AND LIFE SAFETY DIVISION CONDITIONS GENERAL CONDITIONS: BUILDING CODES 29. The project shall comply with the most recent editions of all California Codes, as adopted by the City of Arroyo Grande. FIRE LANES 30. Prior to issuance of a certificate of occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 31. Prior to occupancy, all fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRE SPRINKLERS 32. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines. 33. Provide Fire Department approved access & sprinkler-system per National Fire Protection Association Standards. ABANDONMENT/ NON-CONFORMING 34. Prior to map recordation, 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. SPECIAL CONDITIONS 35. One week prior to scheduling of final inspection or any issuance of certificate of occupancy, a project inspection by the Building, Planning and Engineering Divisions and Public Works Department is required. FEES 36. Pay all required City fees at the time they are due (for your information, the "Procedure for Protesting Fees, Dedications, Reservations or Exactions" is provided below). 37. Water Meter, service main, distribution, and availability fees, to be based on codes and rates in effect at the time of building permit issuance. 38. Water neutralization fee, to be based on codes and rates in effect at the time of building permit issuance. RESOLUTION NO. 16-2263 PAGE 11 39. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance. 40. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance. 41. Sewer hook-up & facility Permit fees, to be based on codes and rates in effect at the time of building permit issuance. 42. Building Permit fees, to be based on codes and rates in effect at the time of building permit issuance. 43. Strong Motion Instrumentation Program (SMIP) fee and State Green Building fee, to be based on codes and rates in effect at the time of building permit issuance in accordance with State mandate. 44. South San Luis Obispo County Sanitation District Connection fee in accordance with Municipal Code Section 13.12.180. 45. Drainage fee, as required by the area drainage plan for the area being developed. 46. Park Development fee, to be based on codes and rates in effect at the time of building permit issuance. 47. Park Improvements fee, to be based on codes and rates in effect at the time of building permit issuance. 48. Community Centers fee, to be based on codes and rates in effect at the time of building permit issuance. 49. Fire Protection fee, to be based on codes and rates in effect at the time of building permit issuance. 50. Police Facilities fee, to be based on codes and rates in effect at the time of building permit issuance. 51. Reimburse the City for all Land Survey Professional Service needs to process project prior to issuance of Building Permit. 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 RESOLUTION NO. 16-2263 PAGE 12 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. ENGINEERING DIVISION CONDITIONS POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 52. The Applicant shall develop, implement and provide the City with the following: RESOLUTION NO. 16-2263 PAGE 13 a. Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. b. Operations and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. c. Annual Maintenance Notification indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls have been maintained and are functioning as designed. d. All reports must be completed by either a Registered Civil Engineer or Qualified Stormwater Pollution Prevention Plan Developer (QSD). 53. Prior to any Permit — Stormwater Control Plan. Provide a Stormwater Control Plan that complies with Engineering Standard 1010 Section 5.2.2. 54. Prior to Final Approval - Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification. Provide an Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification that complies with Engineering Standard 1010 Section 5.2.3. GENERAL CONDITIONS 55. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 56. Working hours shall comply with Standard Specification Section 5-1.01. 57. All residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City's noise regulations. 58. All project improvements shall be designed and constructed in accordance with the most recent version of the City of Arroyo Grande Standard Specifications and Engineering Standards. 59. Record Drawings ("as-built" plans) are required to be submitted prior to release of the Faithful Performance Bond. 60. Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9.3. Provide one (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format. 61. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 62. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. RESOLUTION NO. 16-2263 PAGE 14 IMPROVEMENT PLANS 63. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the Community Development Department Engineering Division be separate submittal from any vertical construction/structures building improvement plans. 64. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall be prepared by a registered Civil Engineer or qualified specialist licensed in the State of California and approved by the Public Works Department and/or Community Development Department. The following plan sheet shall be provided: a. Site Plan i. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. ii. The location, size and orientation of all trash enclosures. iii. All existing and proposed parcel lines and easements crossing the property. iv. The location and dimension of all existing and proposed paved areas. v. The location of all existing and proposed public or private utilities. vi. Location of 100-year flood plain and any areas of inundation within project area. b. Grading Plan with Cross Sections c. Retaining Wall Plan and Profiles d. Driveway Improvements Plan and Profile e. Utilities - Sewer Plan and Profile f. Utilities — Composite Utility g. Signing and Striping h. Erosion Control i. Landscape and Irrigation Plans for Public Right-of-Way j. Tree Protection Plan k. Details I. Notes m. Conditions of Approval and Mitigation Measures n. Other improvements as required by the Community Development Director. o. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 65. Submit all retaining wall calculations for review and approval by the Community Development Director including any referenced geotechnical report. 66. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 67. Applicant shall fund outsourced plan and map check services, as required. • RESOLUTION NO. 16-2263 PAGE 15 68. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way. STREET IMPROVEMENTS 69. 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 or type 2 slurry seal. 70. Place type 2 slurry seal on Ash Street after all underground utilities are placed and street patching is complete. 71. Remove existing roadway striping and markers prior to any overlay or slurry seal work to the satisfaction of the Public Works Director. Use only thermoplastic roadway striping. 72. 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. CURB, GUTTER, AND SIDEWALK 73. Install new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director. 74. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. DEDICATIONS AND EASEMENTS 75. Provide a Public Utility Easement (PUE) and Emergency Access Easement over proposed driveway. Easements shall be dedicated to the public on the map. 76. Driveway Traffic Index shall comply with Engineering Standard 7010. 77. 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. GRADING AND DRAINAGE 78. 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. 79. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. RESOLUTION NO. 16-2263 PAGE 16 80. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section 5.1.2. 81. Submit a soils report for the project shall be prepared by a registered Civil Engineer and supported by adequate test borings. All earthwork design and grading shall be performed in accordance with the approved soils report. 82. Infiltration basins shall be designed based on soil tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations. WATER 83. Each parcel shall have separate water meters. 84. Non-potable water is available at the Soto Sports Complex for construction activities. The City of Arroyo Grande does not allow the use of hydrant meters for this purpose. 85. Lots using fire sprinklers shall have individual service connections. If the units are to be fire sprinkled, a fire sprinkler engineer shall determine the size of the water meters. • SEWER 86. The applicant shall extend the sewer main to adequately serve the project across the property frontage. All new sewer mains shall be a minimum diameter of 8". 87. All sewer laterals shall comply with Engineering Standard 6810'and shall be maintained by the homeowners under a Joint Maintenance Agreement. 88. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4". 89. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 90. Obtain approval from the South County Sanitation District for the development's impact to District facilities prior to permit issuance. 91. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. PUBLIC UTILITIES 92. The developer shall comply with Development Code Section 16.68.050: All projects that involve the addition of over 100 square feet of habitable space shall RESOLUTION NO. 16-2263 PAGE 17 be required to place service connections underground - existing and proposed utilities. 93. Prior to approving any building permit within the project for occupancy, all conditions of approval for project are satisfied. 94. Public Improvement Plans shall be submitted to the public utility companies for review and approval. Utility comments shall be forwarded to the Director of Public Works for approval. 95. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. PUBLIC WORKS DEPARTMENT CONDITIONS TREE PRESERVATION/TREE REMOVAL PLAN 96. Prior to issuance of a grading or building permit the developer shall submit a tree preservation and tree removal plan to the Director of Public Works/City Arborist for undeveloped parcels. The plan shall include the location, size and species of all trees located on the property, or on adjoining lots where development could affect the roots or limbs of trees on adjacent property. 97. All significant trees to be removed as designated by the Director of Public Works/City Arborist shall be replaced at a 3:1 ratio and planted on site. With the approval of the Public Works Director, tree removal shall be mitigated by planting on site, off-site, or payment of in-lieu fees (at the current street tree fee rate for a 15-gallon tree). Larger trees may be required to mitigate tree removal. Prior to issuance of a grading permit, all trees shall be planted or fees paid. 98. Prior to issuance of a grading permit, all trees to remain on site shall be marked with a brightly colored ribbon and protected by a five foot (5') tall vinyl or chain link fence. The fence shall be located at an eight foot (8') radius from the trunk of the tree. If this radius is infeasible due to site constraints, the trunk of the tree shall be protected with connected wood boards and a five foot (5') tall vinyl or chain link fence shall be placed as far away from the trunk as possible. 99. 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. RESOLUTION NO. 16-2263 PAGE 18 d. A five foot (5') tall protective fence shall be constructed a minimum of 8' from the trunk of each tree, unless approved otherwise by the Public Works Director. 100. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards and under the supervision of the City's arborist. 101. Prior to issuance of a building permit, the applicant shall submit a final landscape plan, subject to review by and approval of the Public Works Director. • • / 00, $ :uyyS 5 I T0 71) APN: 077 182-072 2m,.n4i APN: 77 182 073 4 • 1L".1 K._VI APN. 077-292-07 : - I ) - �•.0001 rw1. iAO ICINITY MAP NGRTN t1s. 7' A. V,� �? -�`- to 29.87 29.5' 29.5 / 29.5'm U -- (7,,J tig. 1f//SI- .-2y2b a 1 w i I 1 1.a_i _ I I i I F- EXISTING m 1 I U I I ' , i ''� N cn r I RESIDENCE _Pl2RCEk. 1 - PA9CEL 2 P 3 PARCE11 4_ •- I 2360 F m 2460 SP .360 SF m 276 SF 2N v o Q 1 I CCI EXISTING 11-1 ._ Y VI I GARAGE/ _ _ I 1 WORKSHOP (10 1j� \ 3.'"--"-, �."°-»cg.ra`uer-,. -C I)` 1 D3 `1) .,-0.=..05.29.87' ..�m..r 2,9J X29.5' I 29 - • 30•__i_ 30� �, - - NOR1H 118.37 x' AFN: 077-I82-003 APN: 077-182-053 • IY~ VESTING TENTATIVE PARCEL MAI' ' VESTING TENTATIVE MAP rO4 7 PM A O 1 5 • O O 1 2 NOTES LEGEND Pi' P ,,,, „„ I 14 M.,.m Pt r'1Q T¢E .,n[D.°,2 r¢m[m A912QI 9/Ol 211-00 COM 7114211 Q A.a0.1b1.0.450 A. x•01.24.4..m...3.lMt•2,t•2•n.•1 c) _.._ ® rz.am.comas...e.1 an;ZOOM'14[1-0.•4.r 7.1111:117:005-001.tl 2 • 217004 05 110 101"I0 004 KAIAK R`"m""', 6 h)•a,m OM OP.nmo.I e�r w saw o PS 2.201 0, ----5015101 ..471 41[171,01 • ., ,1C1[11ru0o2MVO.W!P -a-_ 22205 Me r.2we .,,/3.w.. 2 4.w[ 102 WIC 1-4.>.1101101 005 605iclx I,4. i{°,,,a UTILITIES ar . =Loc.MAUL K.PP,0714{[-00 - -01000.0 01% V2 cunt.Mar • r PA.00 00711170 200 015210•14 A0. 12 . .......y.2.-P2. r . 1,007. 0 CASA%le 2,r ...•e1 >t. --'- 2 PC.11014330. 1014144.1 ---- ma.Emir. --4 117 roe 2.ti.1 � u0 mP v oar 4.•v 2.01 .. .1. --.o rm a.. o:•05121{ . 2 1030 200¢9.LA0 n c,. .to102.2 00wc is., N7 R,14.0051 mr..+.o. ,,.e .•••••,• c" ROY n..2077 w..w M0.A.A 0611'.;Iu N1 CI M2c9 P1N[. AOS iv 6 N1mL 0 .1.1444 8 12100 A MONO.v. rm. 34.Ira VC.. L tmn`+a PA 11."'Kms1b""r1L"'.1:1X mug1071t MCI 2.•.A•.r.0201 1••••.444 44 05.310224..1.2 25 q�p 19I2 rm1[MI. ] .21 MO r��ae11�2u.c1. I ..1. 5 gA0 lonUIMO g=1101�A2M7'4 .-02-01 •un C.r- a. 002.2212 R1RrM122. T•t NY [� IpA�y11J�� )+1.it11 W 11rt�w2••}r0iy 4. ,nrc - ,2•.��^'2 6AOO IOIB6 ��+. n Marl 1 v•11203117 RA 3..1.224300 1 i /„� _ 120' LENGTH 18' WIDE _ 10' WIDE ° • APN: 077-112-077 APN: 077-182-073 APN: 077-182-074 .......... BJY !li,I �„':ev0e-1 r9,� 9 a O 31 ® €YJ ; 0 • LLI o 7--r31---E71` ® o r: IN0l o f o I I- NER lag. ExIsrme O O ■r O O Rini 1 RESIDENCE R ..__".-_. % �_ L1/m�9MI e '.MN Ell II= ■■IE I r Q PCL 1 PC 2 'p Lap:p P•L 3 PC 4 ° 1 C EEIST,NG L_. LJ O o "—'o _ m ;, GARAGE / C E '� WORKSHOP 0�— F® ©� ri 20. ICS 0 °� o © O ♦ 1a c„,n -_- -- �^—APN: 077-182-003 I APN; 077-182-067 V8811 NO TENTATIVE PARCEL MAP \DEVELOPMENT PLAN Far '�L ” PM A D 1 5 • 0 0 1 2 REFERENCE NOTES W10391E 0.1114.01100 ® 03030103011,975,07 A.9 T R O J E C T STATISTICS 1•r 0r r a r Palm.or LOT 10. O DTR 9ir8-AV,.L 993[0,FR EMT.. ®r'4042401 Jho° I ! ..“2.4%......;..4:".' O,Aiu i, on.o. OJ Al3rr2All l,/]ROSE!RECAL11FYr 30F °nR aKCt i0r 2 3 4 lafAt 21901141.519 • cm.NEB „a w�O°wM•[Tea Or tp ST.t° 932 J<ro:'T OM SPArr. ©035 rn.00A»e wd LOIN.£S/ 2360 X90 1.160 Tr 9,450 Ma . 0 '— aq .£05 Q fOr+„1m r.o-ea nn'v.t+rw -- in JJ9 ' tea J1z e d 0 1 5 r. 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F—IneagN _.- — -:4..- rt. a- 1411 71Z o LI LF—L I --IMI-- • � LH?I1�`1 I .9P* µfil '�' ;1,, li aM Wil b,` EXISTINGL JINN/ P �1,,,m�ariAl I I a� J vn RESIDENCE 5�� " yMilia Ta - :art■`l' .nI— _ r• ii .T dfi.:i a 1 ,: I a =I Ill - i i u+e...-1 ru, mac.-•-cru �f~ ,1.i-�nAniza' 1" ! s U , + — . 1 I t - i L 1 PC 2 P L 3 PC 4 EXISTING GARAGE/ � WORKSHOP I TSI �,H .... ........... I _- APN: 077--182-003 APN:077-182-063 1!I ° o VESTING TENTATIVE PARCEL MAP O PRELIMINARY LANDSCAPE PLAN a ° A PM A 0 1 5 • 0 0 1 2 _PLANT LIST _ Ara 1906 A WVd,MAIM OF lol b, . O NTTrPPG FMavc0*5WAROTO ca moon OLoan .ro.Fu+Tv wn •Nvkr vM se l0,0di HOTA °.aa [6VY6Y HAW A£ or w e0.0/00A.1 900012101 1W0¢1 OAK..6 n sae F11010 Rae2 ss to 2.2F0 110 0wrm9..cea:vine. eq Sr,enCA'0•0201• 12 eVO qty .rrKir Ha, OOW'MEM.✓etr 'Purest 0143M 6Cs 1!r.V. 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