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PC R 17-2272 RESOLUTION NO. 17-2272 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL: 1) ADOPT AN ORDINANCE AMENDING ORDINANCE NO. 355 C.S. "ROYAL OAKS ESTATES" TO INCREASE THE MAXIMUM ALLOWED DENSITY WITHIN PLANNED DEVELOPMENT 1.3, AND 2) ADOPT A RESOLUTION ADOPTING A MITIGATED NEGATIVE DECLARATION, INSTRUCTING THE CITY CLERK TO FILE A NOTICE OF DETERMINATION, AND APPROVING VESTING TENTATIVE TRACT MAP 16-001; LOCATION - RODEO DRIVE AND GRACE LANE; APPLICANT- KIRBY GORDON; REPRESENTATIVE — JEFFREY EMRICK WHEREAS, the City of Arroyo Grande General Plan Land Use Map was updated in 2001 to change the land use designation of the subject 7.52-acre property from PD 1.3 Residential Estate lots allowing one dwelling unit per Residential Estate lot to Single Family Residential Low Density with a Planned Development overlay (SFR-LD-PD) allowing one dwelling unit per acre; and . WHEREAS, the applicant has filed Development Code Amendment 17-001 and Vesting Tentative Tract Map 16-001 to amend Ordinance No. 355 C.S. "Royal Oaks Estates" to increase the maximum allowed density within Planned Development 1.3, and to subdivide the property into seven (7) residential lots with an offer of dedication for roadway purposes; and WHEREAS, the Planning Commission of the City of Arroyo Grande ("Planning Commission") has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has reviewed the draft Mitigated Negative Declaration; and WHEREAS, the Planning Commission has reviewed the proposed residential development project at a duly noticed public hearing on March 21, 2017 in accordance with the Development Code of the City of Arroyo Grande at which time all interested persons were given the opportunity to be heard; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing that the following circumstances exist: 1. Based on the information contained in the staff report and accompanying materials, the proposed Development Code Amendment amending PD 1.3 to allow additional residential density consistent with the Land Use Element, and Vesting Tentative Tract Map to subdivide the property ("the proposed project"), is RESOLUTION NO. 17-2272 PAGE 2 consistent with the goals, objectives, policies, plans, programs, intent, and requirements of the General Plan. 2. The proposed project will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern because the proposed low density development is consistent with the surrounding residential subdivisions in the Royal Oaks and Rancho Grande Planned Developments and will not impact public services beyond what the General Plan anticipates for this area. 3. The proposed project is consistent with the purpose and intent of the Development Code. As approved, residential development is required to meet PD 1.3 zoning, and specific development and design standards pursuant to the project Design Guidelines. 4. The potential environmental impacts of the proposed project are insignificant or can be mitigated to a less than significant level. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby recommends that the City Council approve Development Code Amendment 16-001, adopt a Mitigated Negative Declaration and approve Vesting Tentative Tract Map 17-001, through adoption of the Ordinance and Resolution Exhibits "A" and "B", respectively, attached hereto and incorporated herein by this reference, thereby increasing the allowable density in PD 1.3 and approving a Tract Map to subdivide the property into seven (7) residential lots. On motion by Commissioner Mack, seconded by Commissioner Martin, and by the following roll call vote, to wit: AYES: Mack, Martin, Fowler-Payne, Schiro, George NOES: None ABSENT: None the foregoing Resolution was adopted this 21st day of March, 2017. RESOLUTION NO. 17-2272 PAGE 3 LANG O GE CHAIR ATTEST: DEBBIE WEICHINGER' SECRETARY TO THE COMMISSION AS TO CONTENT: 1 TERES M CLISH COMMUNITY DEVELOPMENT DIRECTOR EXHIBIT A ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE AMENDING ORDINANCE NO. 355 C.S. "ROYAL OAKS ESTATES" TO INCREASE THE MAXIMUM ALLOWED DENSITY WITHIN PLANNED DEVELOPMENT 1.3; DEVELOPMENT CODE AMENDMENT 17-001; LOCATION- RODEO DRIVE AND GRACE LANE; APPLICANT- KIRBY GORDON; REPRESENTATIVE —JEFFREY EMRICK WHEREAS, the City of Arroyo Grande Zoning Map indicates that the subject 7.52-acre property is located within the Royal Oaks Planned Development (PD 1.3) and designated as "Estate Homes" in Ordinance No. 355 C.S., an Appendix to the Development Code; and WHEREAS, the applicant, Kirby Gordon, has filed an application for Development Code Amendment 17-001 to amend Ordinance No. 355 C.S., changing the zoning designation for the subject property to Residential Rural with a Planned Development overlay (RR- PD) allowing one dwelling unit per acre; and WHEREAS, adoption of the proposed zoning designation would establish land use, development and design standards for the subject property; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed Development Code Amendment 17-001 at a duly noticed public hearing on March 21, 2017, in accordance with the Development Code of the City of Arroyo Grande at which time all interested persons were given the opportunity to be heard; and WHEREAS, the City Council of the City of Arroyo Grande has considered Development Code Amendment 17-001 at a duly noticed public hearing on in accordance with the Development Code of the City of Arroyo Grande at which time all interested persons were given the opportunity to be heard; and WHEREAS, the City Council has reviewed and considered the information and public testimony presented at the public hearings, staff reports, and all other information and documents that are part of the public record; and WHEREAS, the City Council finds, after due study, deliberation and public hearing, the following circumstances exist: A. Based on the information contained in the staff report and accompanying materials, the proposed Development Code Amendment is consistent with the goals, objectives, policies, and programs of the General Plan and is necessary and desirable to implement the provisions of the General Plan. B. The proposed Development Code Amendment will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern. The proposed ORDINANCE NO. PAGE 2 Low Density development is consistent with the surrounding development within the Royal Oaks and Rancho Grande Planned Developments and will not impact public services beyond what the General Plan anticipates for this area. C. The proposed Development Code Amendment is consistent with the purpose and intent of the Development Code. Low density residential development within the project area would be required to meet development and design standards under the PD 1.3 zoning designation and project Design Guidelines that insures orderly development. D. The potential environmental impacts of the proposed Development Code Amendment were examined during development of the Mitigated Negative Declaration for the project, and it was determined that the proposed project will not result in substantially adverse impacts. NOW, THEREFORE, BE IT ORDAINED that the City Council of the City of Arroyo Grande, California hereby adopts Development Code Amendment 17-001 amending Section 2.3 of Ordinance No. 355 C.S. as follows: Approved Residential Density • ;`: . ;. . Land��.Use ,� , , , `LotDwelling>.Units-- , Estate Homes 184 7 SECTION 1: The above recitals and findings are true and correct. SECTION 2: Royal Oaks Planned Development (PD 1.3) is hereby amended to increase the maximum allowed density within the PD by allowing development at a maximum of one dwelling unit per acre on Lot 184. SECTION 3: If any section, subsection, subdivision, paragraph, sentence, or clause of this Ordinance or any part thereof is for any reason held to be unlawful, such decision shall not affect the validity of the remaining portion of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, or clause thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, or clause be declared unconstitutional. SECTION 4: Upon adoption of this Ordinance, the City Clerk shall file a Notice of Determination. SECTION 5: A summary of this Ordinance shall be published in a newspaper published and circulated in the City of Arroyo Grande at least five (5) days prior to the City Council meeting at which the proposed Ordinance is to be adopted. A certified copy of the full text of the proposed Ordinance shall be posted in the office of the Director of Administrative Services/Deputy City Clerk. Within fifteen (15) days after adoption of the Ordinance, the summary with the names of those City Council Members voting for and against the Ordinance shall be published again, and the Director of Administrative ORDINANCE NO. PAGE3 Services/Deputy City Clerk shall post a certified copy of the full text of such adopted Ordinance. SECTION 6: This Ordinance shall take effect thirty (30) days after its adoption. On motion by Council Member , seconded by Council Member and by the following roll call vote to wit: AYES: NOES: ABSENT: the foregoing Ordinance was adopted this day of ORDINANCE NO. PAGE 4 JIM HILL, MAYOR ATTEST: KELLY WETMORE, CITY CLERK APPROVED AS TO CONTENT: JAMES A. BERGMAN, CITY MANAGER APPROVED AS TO FORM: HEATHER WHITHAM, CITY ATTORNEY EXHIBIT B RESOLUTION NO.' A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION, INSTRUCTING THE CITY CLERK TO FILE A NOTICE OF DETERMINATION, AND APPROVING VESTING TENTATIVE TRACT MAP 16-001 (TRACT 3079); LOCATION- RODEO DRIVE AND GRACE LANE; APPLICANT- KIRBY GORDON; REPRESENTATIVE — JEFFREY EMRICK WHEREAS, the applicant has filed 1) Development Code Amendment 17-001 to amend Ordinance No. 355 C.S. "Royal Oaks Estates" to increase the maximum allowed density within Planned Development 1.3 zoning district; and 2) Vesting Tentative Tract Map 16- 001 for a seven (7) lot residential subdivision; and WHEREAS, on March 21, 2017 the Planning Commission of the City of Arroyo Grande held a duly noticed public hearing and recommended that the City Council approve Development Code Amendment 17-001 and Vesting Tentative Tract Map 16-001 in accordance with the Arroyo Grande Municipal Code (AGMC); and WHEREAS, the City Council has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has reviewed the draft Mitigated Negative Declaration; and WHEREAS, the City Council has found that this project is consistent with the General Plan and Development Code, as amended per Development Code Amendment 17-001; and WHEREAS, the City Council considered the project at a duly noticed public hearing on , 2017; 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 tract map would allow the subdivision of 7.52 acres into seven (7) lots for the development of single-family detached housing that is consistent with the goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan. The subdivision would allow housing at a density and design that is compatible with the nearby residential neighborhood and other surrounding land uses. RESOLUTION NO. PAGE 2 2. The site is physically suitable for the type of development proposed. The site is 7:52 acres of vacant land adjacent to existing residential development, and 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 lot sizes are compatible with the adjacent development patterns. 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. The proposed tract map has been reviewed 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 the impacts of the proposed project have been included in a Mitigated Negative Declaration 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 would result in a development of appropriate density, consistent with the density of adjacent residential uses, and would include all necessary infrastructure, roadways improvements, and parking. 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 easements for the public-at-large currently on the subject property. Appropriate utility infrastructure easements and emergency access will be provided and recorded to ensure adequate access is maintained for emergency response purposes. 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. RESOLUTION NO. PAGE 3 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. There are adequate provisions for public services to serve the project development and no deficiencies exist. The provisions for water, sanitation and public utilities were examined through the environmental review process, and it was determined that adequate public services will be available for the proposed project and will not result in adverse impacts. Required CEQA Findings: 1. The City of Arroyo Grande has prepared an Initial Study pursuant to Section 15063 of the Guidelines of the California Environmental Quality Act (CEQA) for Vesting Tentative Tract Map 16-001 (Tract 3079). 2. Based on the Initial Study, a Mitigated Negative Declaration (MND) was prepared for public review. A copy of the MND and related materials is located at City Hall in the Community Development Department. 3. After holding a public hearing pursuant to State and City Codes, and considering the record as a whole, the City Council finds that there is no substantial evidence of any significant adverse effect, either individually or cumulatively on wildlife resources as defined by Section 711.2 of the Fish and Game Code or on the habitat upon which the wildlife depends as a result of development of this project. Further, the City Councils find that said MND reflects the City's independent judgment and analysis. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo Grande hereby adopts a Mitigated Negative Declaration, instructs the City Clerk to file a Notice of Determination, and approves Vesting Tentative Tract Map 16-001 with the above findings and subject to the conditions as set forth in Exhibit "A" and as depicted in Exhibits "B1 — B2", attached hereto and incorporated herein by this reference. BE IT FURTHER RESOLVED that this Resolution shall become effective on the effective date of Ordinance No. , which amends Ordinance No. 355 C.S. "Royal Oaks Estates" to increase the maximum allowed density within Planned Development 1.3 zoning district. RESOLUTION NO. PAGE 4 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 day of , 2017. RESOLUTION NO. PAGE 5 JIM HILL, MAYOR ATTEST: KELLY WETMORE, CITY CLERK APPROVED AS TO CONTENT: JAMES A. BERGMAN, CITY MANAGER APPROVED AS TO FORM: HEATHER WHITHAM, CITY ATTORNEY RESOLUTION NO. • PAGE 6 EXHIBIT 'A' CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP 16-001 (TRACT 3079) RODEO DRIVE AND GRACE LANE This approval authorizes the subdivision of a 7.52-acre property into seven (7) residential lots ranging in size from 0.58 to 1.32 acres with a 0.28-acre offer of dedication for roadway purposes. 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. This application shall automatically expire on , 2019 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. 3. The applicant shall comply with all conditions of approval and mitigation measures for Vesting Tentative Tract Map 16-001 (Tract 3079). 4. Development shall conform to the PD 1.3 zoning requirements as amended per Development Code Amendment 17-001 and these conditions of approval. 5. Development shall occur in substantial conformance with the plans presented to the City Council at the meeting of , 2017 and marked Exhibits "B1 — B2". 6. Residential development of the site is subject to project Design Guidelines, marked Exhibit"C". 7. 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. 8. A copy of these conditions and mitigation measures shall be incorporated into all construction documents. RESOLUTION NO. PAGE 7 DEVELOPMENT CODE 9. Development shall conform to the Planned Development 1.3 zoning requirements except as otherwise approved and contained within the project Design Guidelines. Approved building setbacks are as follows: ,Setbacks:, ,Lot.1 L`ot`2 'Lot`3 Lot 4 Lot:5 '_ ,Ldt°6 °Lot-7. Front 20' 20' 20' 10' 20' 20' 1 20' Sides 10' 10' 10' 10' 10' 10' 10' Rear Limited to Limited to Limited to Limited to Limited to Limited to Limited the the the the the the to the building building building building building building building envelope envelope envelope envelope envelope envelope envelope 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. Development shall comply with Development Code Chapter 16.56, "Parking and Loading Requirements". 12. Noise resulting from construction and operational activities shall conform to the standards set forth I Chapter 9.16 of the Arroyo Grande Municipal Code (AGMC). 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. 13. 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). 14. 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. SUBDIVISION CONDITIONS 15. The developer shall comply with Development Code Chapter 16.20, "Land Divisions". RESOLUTION NO. PAGE 8 16. The developer shall comply with Development Code Chapter 16.64, "Dedications, Fees and Reservations." 17. The developer shall comply with Development Code Chapter 16.68 "Improvements". All above ground utilities shall be placed underground. 18. Lots shall be numbered in sequence. SPECIAL CONDITIONS 19. Prior to issuance of a building permit, a separate Architectural Review permit shall be processed and approved for each undeveloped lot. Project plans, including landscape and irrigation plans, shall be consistent with the approved Design Guidelines for the subdivision. Viewshed considerations of proposed homes shall be included with the Architectural Review permit application. 20. All new residences shall include a single-source clothes washer graywater outlet and an outside stub-out to allow the later installation of a graywater irrigation system that complies with the requirements of Section 1502.1.1 of the 2016 California Plumbing Code. 21. A 5' wide street tree easement shall be provided behind the back of sidewalk along the street frontage. Individual property owners of the tract will be responsible for street tree maintenance. 22. Lots 4 and 5 shall provide an emergency vehicle turnaround subject to review and approval by the Fire Department and Community Development Director through the building permit process. 23. The developer shall record an offer of dedication to the City for roadway purposes. 24. A 15' wide construction slope easement shall be included on the final map for constructing a retaining wall should the offer of dedication be accepted to realign Grace Lane. 25. The developer shall eradicate the Pampas Grass on site prior to final map using a method approved by the Community Development Director. 26. Lot 5 shall be accessed from Grace Lane. STREET NAMES 27. Street names shall be approved by the Planning Commission in accordance with Municipal Code Section 12.04 and shown on the Tentative Map. RESOLUTION NO. PAGE 9 LANDSCAPING 28. Prior to issuance of a grading permit for the public improvements and individual lots, all tree protection shall be in place consistent with MM IV-1, and any proposed tree removal shall be approved by the Public Works Director. Trees to be removed shall be clearly marked with red ribbon or paint. The developer shall contact the Public Works Department prior to removing any trees to indicate when tree removal is expected. 29. Street Trees selected from the City's approved street tree list, or as specifically approved through the Architectural Review process, shall be planted at a minimum of 50' intervals along the street frontage within a street tree easement. Street trees shall be planted prior to a certificate of occupancy for individual lots. 30. Prior to issuance of a grading permit, a landscaping and irrigation plan for the two drainage basins shall be prepared by a licensed landscape architect and/or biologist familiar with plants uniquely suited to retention basin conditions, subject to review and approval by the Community Development and Public Works Departments. The landscaping and irrigation for the drainage basins shall be installed as part of the public improvements. 31. All new landscaping is subject to Chapter 16.84 of the Development Code regarding water efficient landscape requirements. Landscape and irrigation plans shall be consistent with the State Model Water Efficiency Landscape Ordinance (MWELO). Landscape and irrigation plans shall be submitted with the Architectural Review permit for each lot. SOLID WASTE 32. Interior vehicle travel ways shall be designed to be capable of withstanding loads imposed by trash trucks. INCLUSIONARY HOUSING 33. The developer shall comply with Development Code Chapter 16.80 "Inclusionary Affordable Housing Requirements". BUILDING AND FIRE DIVISION CONDITIONS BUILDING CODES 34. The project shall comply with the most recent editions of the California Building and Fire Codes as adopted by the City of Arroyo Grande. RESOLUTION NO. PAGE 10 FIRE HYDRANTS 35. Prior to final of subdivision improvements, fire hydrants shall be installed, per Fire Department and Public Works Department standards, and per the California Fire Code. ABANDONMENT/NON-CONFORMING 33. Prior to issuance of a grading permit or building permit, whichever occurs first, the applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT CONDITIONS All Engineering Division and 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 34. The developer shall weep streets in compliance with Standard Specifications Section 13-4.03F. 35. Working hours shall comply with Standard Specification Section 5-1.01. 36. All residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City's noise regulations. 37. 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. 38. Record Drawings ("as-build" plans) are required to be submitted prior to release of the Faithful Performance Bond. 39. 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. 40. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 41. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. RESOLUTION NO. PAGE 11 42. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City Engineer. 43. Any review costs generated by outside consultants shall be paid by the applicant. SPECIAL IMPROVEMENT REQUIREMENTS 44. Tract perimeter fencing shall be installed prior to final map. Split rail shall be used on all sides except for the rear property line where decorative metal fencing shall be installed, consistent with the adjacent neighborhood. All dilapidated fencing on site shall be removed. IMPROVEMENT PLANS 45. 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. 46. 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. Roadway Improvements Plan and Profiles e. Storm Drainage Plan and Profile f. Utilities - Water and Sewer Plan and Profile g. Utilities — Composite Utility h. Signing and Striping i. Erosion Control j. Landscape and Irrigation Plans for Public Right-of-Way k. Tree Protection Plan I. Details RESOLUTION NO. PAGE 12 m. Notes n. Conditions of Approval and Mitigation Measures o. Other improvements as required by the Community.Development Director. (NOTE: All plan sheets must include City standard title blocks) p. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 47. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 48. Underground improvements shall be installed prior to street paving. 49. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 50. 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). 51. If applicable, submit all retaining wall calculations for review and approval by the Community Development Director including any referenced geotechnical report. 52. Applicant shall fund outsourced plan and map check services, as required. 53. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way. STREET IMPROVEMENTS 54. 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. 55. Overlay streets or place type 2 slurry seal on any roads dedicated to the City prior to acceptance by the City. Determination whether to use overlay or slurry seal shall be made by the Public Works Director. 56. 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. 57. 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. RESOLUTION NO. PAGE 13 58. Street width geometry shall comply with Engineering Standard 7010. The cul-de- sac is designated as a Local Road. 59. Cul-de-sac profile vertical curves shall comply with 2015 Highway Design Manual for sag and vertical crested vertical curves that are controlled by stopping sight distance. Based on Tentative Tract Map profile the sag vertical curve length must be increased from a 50-foot length to an 80-foot length, or as determined by the City Engineer. CURB, GUTTER, AND SIDEWALK 60. Install new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director. 61. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. 62. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. 63. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. DEDICATIONS AND EASEMENTS 64. The property owner shall offer for dedication to the public the right-of-way for the proposed cul-de-sac and portions of Lot 6 and 7 as shown on Tentative Tract Map for future Rodeo Drive and Grace Lane realignment. 65. A Public Utility Easement (PUE) shall be dedicated a minimum 6 feet wide adjacent to all street right-of-ways. The PUE shall be wider where necessary for the installation or maintenance of the public utility vaults, pads, or similar facilities. 66. Street tree planting and maintenance easements shall be dedicated adjacent to all street right-of-ways. Street tree easements shall be a minimum of 10 feet beyond the right-of-way, except that street tree easements shall exclude the area covered by public utility easements. 67. Access shall be denied to Rodeo Drive and Grace Lane from lots 1, 6, and 7. The access denial shall be offered by the property owner and recorded on the map or other document as is acceptable to the City. RESOLUTION NO. PAGE 14 68. 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 69. 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. 70. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 71. Drainage design requirements and facilities shall be in compliance with Engineering Standard 1010 Section 5.1.1 hydrology through Section 5.2.3 operations and maintenance. 72. 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. 73. The applicant shall dedicate a pedestrian access easement(s) for the ADA sidewalk extension. 74. Infiltration basins shall be designed based on soil tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations. The infiltration basins shall be landscaped according to Condition No. 31, and shall be maintained through a maintenance agreement, approved by the City Attorney. 75. Provide drainage basin overflow. Basin overflow path may not travel over adjacent sidewalk. 76. Site plans shall include a temporary drainage solution for erosion and stormwater runoff, and shall be designed, approved and installed prior to the start of the rainy season, or October 15th, whichever is sooner. WATER 77. The applicant shall extend the public water main to adequately serve the project across the property frontage. 78. Each parcel shall have separate water meters. RESOLUTION NO. PAGE 15 79. Non-potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 80. Lots using fire sprinklers shall have individual service connections. A fire sprinkler engineer shall determine the size of the water meters. SEWER 81. 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". 82. All sewer laterals shall comply with Engineering Standard 6810. 83. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4". 84. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 85. Obtain approval from the South County Sanitation District for the development's impact to District facilities prior to permit issuance. 86. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. PUBLIC UTILITIES 87. Prior to approving any building permit within the project for occupancy, all conditions of approval for project are satisfied. 88. Public Improvement plans/Final Map/Parcel Map 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. 89. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. TREE PRESERVATION/TREE REMOVAL PLAN 90. Prior to issuance of grading permit and during construction the applicant shall comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance. 91. 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 RESOLUTION NO. PAGE 16 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 of trees on adjacent property. 92. 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. 93. 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 a minimum of eight (8') foot radius from the trunk of the tree. 94. 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 Parks and Recreation 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 or at the dripline, whichever distance is greater. e. At a minimum, all pruning shall comply with the American National Standards Institute (ANSI) A300 Pruning Standards and Best Management Practices. An independent certified arborist, paid for by the developer and selected by the Public Works Director, shall conduct all pruning on site. The independent arborist shall report to the City's Arborist regarding any pruning activities. 95. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. PUBLIC SAFETY 96. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. RESOLUTION NO. PAGE 17 AGREEMENTS 97. 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. 98. 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. 99. Maintenance Agreement: Prior to recording the final map, a joint maintenance agreement for the project's drainage system and detention basins shall be submitted for the review and approval of the City Attorney. The joint maintenance agreement shall be recorded prior to or concurrently with the final map. OTHER DOCUMENTATION 100. 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. PRIOR TO ISSUING A BUILDING PERMIT 101. The Final Map shall be recorded with all pertinent conditions of approval satisfied. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY 102. All utilities shall be operational. 103. 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. 104. Prior to the final 10% of occupancies for the project are issued, all improvements shall be fully constructed and accepted by the City. FEES AND BONDS The applicant shall pay all applicable City fees, including the following: 105. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL a. Map check fee for tract map. b. Plan check for grading plans. RESOLUTION NO. PAGE 18 (Based on an approved earthwork estimate) c. Plan check for improvement plans. (Based on an approved construction cost estimate) d. Permit Fee for grading plans. (Based on an approved earthwork estimate) e. Inspection.Fee of subdivision or public works construction plans. (Based on an approved construction cost estimate) f. Plan Review Fee (Based on the current Building Division fee schedule) 106. FEES TO BE PAID PRIOR TO RECORDATION OF THE FINAL MAP a. Park Development fee, the developer shall pay the current park development fee, and/or donate land in-lieu of, for each lot approved, in accordance with City Ordinance 313 C.S. b._ Park Dedication, the developer shall dedicate, in accordance with City Ordinance 313 C.S., land for park purposes. c. Park Improvement fee, the developer shall pay the current park improvement fee, for each lot approved, in accordance with City Ordinance 313 C.S. d._ Affordable Housing In-Lieu Fee, in accordance with Chapter 16.80 of the Development Code. 107. 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 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 RESOLUTION NO. PAGE 19 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. BONDING SURETY 108. Prior to issuance of the grading or building permit, all new residential construction requires posting of a $1,200.00 performance bond for erosion control and damage to the public right-of-way. This bond is refundable upon successful completion of the work, less expenses incurred by the City in maintaining and/or restoring the site. 109. The applicant shall provide bonds or other financial security as listed in this condition. All bonds or securities 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. Erosion Control and Landscape, 100% of the approved estimated cost of all erosion control work during construction and the estimated cost of all final landscaping after construction is complete. This bond is refundable upon successful completion of the work, less expenses incurred by the City in maintaining and/or restoring the site. c. Labor and Materials, 50% of the approved estimated cost of all subdivision improvements. d. One Year Guarantee, 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. �` RESOLUTION NO. PAGE 20 e. Monumentation, 100% of the estimated cost of setting survey monuments. f. 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 RESOLUTION NO. PAGE 21 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: Prior to issuance of a building permit to construct a home on an individual lot within the subdivision, the Architectural Review Committee shall review the design of the home through the Architectural Review permit application process. Homes shall be similar in design to those within the adjacent Grace Lane and Rancho Grande subdivisions. Special attention shall be placed on the massing and exterior colors and materials of individual homes to lessen the visual impact from US Highway 101 and residential development to the east. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning Division Timing: Prior to issuance of a building permit MM III-1: 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. It applies to California and non-California based vehicles. In general the regulation specifies that drivers of said vehicles: • Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at any location. • 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 that 5 minutes at any location when within 1,000 feet of a restricted area. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction MM 111-2: 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. RESOLUTION NO. PAGE 22 Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction MM III-3: 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. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction MM III-4: The project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors (adjacent residential development): • Staging a queuing areas shall not be located within 1,000 feet of sensitive receptors; • Diesel idling within 1,000 feet of sensitive receptors shall not be permitted; • Use of alternative fueled equipment is recommended; and • Signs that specify no idling areas must be posted and enforced at the site. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction MM III-5: The project shall implement the following mitigation measures to manage fugitive dust emissions such that they do not exceed the APCD's 20% opacity limit (APCD Rule 401) or prompt nuisance violations (APCD Rule 402): • Reduce the amount of the disturbed area where possible; • Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD's limit of 20% opacity for greater than 3 minutes in any 60 minute period. Increased watering frequency would be required when wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; • All dirt stock pile areas should be sprayed daily and covered with tarps or other dust barriers as needed; • Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible, following completion of any soil disturbing activities; RESOLUTION NO. PAGE 23 • . Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be shown with a fast germinating, non-invasive, grass seed and watered until vegetation is established; • 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; • 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; • Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; • 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 23'114; • Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; • Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water should be used where feasible. Roads shall be pre-wetted prior to sweeping when feasible; • A listing of all required mitigation measures should be included 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 the APCD's limit of 20% opacity for greater than 3 minutes in any 60 minute period. Their duties shall include holidays and weekend periods when work may not be in 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. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction MM III-6: Prior to the start of the project, the applicant shall obtain all necessary permits for equipment to be used during construction by contacting the APCD Engineering Division at (805) 781-5912. RESOLUTION NO. PAGE 24 Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: Prior to start of work MM III-7: Prior to any grading activities, the project sponsor shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos (NOA) is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the APCD. If NOA is found at the site, the applicant must comply with all requirements outlined in the Air Resource Board (ARB) Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying and Surface Mining Operations. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department, APCD Timing: Prior to issuance of grading permit MM III-8: Burning of vegetative material on the development site shall be prohibited. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction MM III-9: Should hydrocarbon-contaminated soil be encountered during construction activities, the APCD shall be notified within forty-eight (48) hours of such contaminated soil being discovered to determine if an APCD permit is required. In addition, the following measures shall be implemented immediately after contaminated soil is discovered: • Covers on storage piles shall be maintained in place at all times in areas not actively involved in soil addition or removal. • Contaminated soil shall be covered with at least six (6) inches of packed, uncontaminated soil or other TPH — non-permeable barrier such as plastic tarp. No headspace shall be allowed where vapors could accumulate. • Covered piles shall be designed in such a way as to eliminate erosion due to wind or water. No openings in the covers are permitted. • During soil excavation, odors shall not be evident to such a degree as to cause a public nuisance. • Clean soil must be segregated from contaminated soil. RESOLUTION NO. PAGE 25 Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction MM IV-1: Protective fencing shall be installed at the dripline around each tree to remain. The fencing shall be installed prior to any site clearing, grading, or demolition activities, and shall remain in place until construction is complete, including landscaping. Weatherproof signs shall be permanently posted on the fences, stating the following: Tree Protection Zone No personnel, equipment, materials, or vehicles are allowed Do Not move or remove this fence [Name of arborist or consultant] [Name and phone number of developer or general contractor] Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction MM IV-2: Removal of Coast Live oak trees of any size shall be replaced in kind at a 3:1 ratio on the project site. The replacement trees shall be 15-gallon in size and called out as "mitigation trees" on the final landscape and irrigation plan. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning Division Timing: Prior to issuance of building permit (approval of landscape and irrigation plan) and prior to final (planting of trees) 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 RESOLUTION NO. PAGE 26 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. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During construction 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. 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. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During construction MM VII-1: Prior to issuance of a building permit, all construction plans shall incorporate the following GHG-reducing measures where applicable: • Incorporate outdoor electrical outlets to encourage the use of electric appliances and tools. • No residential wood burning appliances. • Trusses for south-facing portions of roofs shall be designed to handle dead weight loads of standard solar-heated water and photovoltaic panels. Roof design shall include sufficient south-facing roof surface, based on structures size and use, to accommodate adequate solar panels. For south facing roof pitches, the closest standard roof pitch to the ideal average solar exposure shall be used. • Increase the building energy rating by 20% above Title 24 requirements. Measures used to reach the 20% rating cannot be double counted. RESOLUTION NO. PAGE 27 • Plant drought tolerant, native shade trees along southern exposures of buildings to reduce energy used to cool buildings in summer. • Utilize green building materials (materials which are resource efficient, recycled, and sustainable) available locally if possible. • Install high efficiency heating and cooling systems. • Design homes to include roof overhangs that are sufficient to block the high summer sun, but not the lower winter sun, from penetrating south facing windows (passive solar design). • Utilize high efficiency gas or solar water heaters. • Utilize built-in energy efficient appliances (i.e. Energy Star®). • Utilize double-paned windows. • Utilize energy efficient interior lighting. • Install energy-reducing programmable thermostats. • Use roofing material with a solar reflectance values meeting the EPA/DOE Energy Star® rating to reduce summer cooling needs. • Eliminate high water consumption landscaping with emphasis on native plants. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning, Building and Engineering Divisions Timing: Prior to issuance of a Grading Permit or Building Permit MM IX-1: The following BMPs shall be incorporated into the project: • Roof Downspout System. Direct roof drains to pervious areas to allow infiltration prior to discharging to water bodies or the municipal storm drain system. • 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 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. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning, Building, and Engineering Divisions Timing: Prior to issuance of a Building Permit RESOLUTION NO. PAGE 28 MM XII-1: Construction activities shall be restricted to between the hours of 8 a.m. and 5 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. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning, Building, and Engineering Divisions Timing: During construction 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. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning, Building, and Engineering Divisions Timing: During construction MM XII-3: Equipment mobilization areas, water tanks, and equipment storage areas shall be placed in a central location as far from existing residences as feasible. 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" --.'--- - . . , •,,,.., .,,,..,,...„: .f., 00•5•90„OD 00,•••1.0.09 ED -- f511-56e1 1•170-1.[0-LOO:NcIV L • 1 - _____. • EXHIBIT C TRACT 3079 DESIGN GUIDELINES Rodeo Court Arroyo Grande, CA 93420 _i-_-_.-_,--.____„-.,rr,---.:/i f, 0„'!1', `\;� ',, '\ ', `tI`Il �\ y�y�rv+rr�/ i% =XPi„:"7% ce%fir''% s; -11 i'i;� - I�I ` '1 \\ _ \\\ �� ^�j! ///////�/ VICINITY MAP -e,..----,--„.:: \�� v� =� �—'�s�i- - fir :�a3�Y:� .� S.•^._'� ,-7-,• i• ��,; ., ��. ��== rte-:._ .: � -+�......��:......_ ,‘'I--;,;;.,..,-,- �_. ^�., Z_ •� \\��=:_... .--c- �iir�i%y�� 4,F'^1, �-_., � l� >Tri-74,1. i ...-�•.r '• -',.:I.:§-,-;;..14.'t--,....,....,',i: '',??,=ice _-gr> ;.:. �-- .0:"(..1%."-2-71.'A ,-�__, , -'-. 3 - ;,-�•�- :�.�,�,.. __� s..:77-- --_---.._..,,,,-:-',5-:'.'.5P-7„,... .ter`-:1'7� .�,: ,:.:,- -,-;,,,_,../_. , t71; \,).1,X ' yam ;_. . _-__ - __ ,.. ... x :s /;F____--,1—1 a:t 1., -�-"'a\ t ��' --�_ ::� - te`- --k .-.��'/; `i's0-. --��`/ ;At • r • ,,A 7-..1::_-...- .. .IIT; —.: o sem--;1 J i�' j s. LBOEND • �..� _ • 45.`,Pia R --..:z,,---- ‘7,\- . . ,.AI��II- y 7:::/1 c �;J,:( ^Vie' ,.E F" —_--— .:� ,, �,. :r�, � .,14--t. �..;-y:: -ter , ... .7....,,,,-_-:-,,,: : . -- ,,,,\ _ 'm' .5ial ,„ 'i "�" ..� - ? ura pECATwpAGEAtAICtp11 ...... - td. 4 :• - FF '"- �i. � -% -- • te . .j ' Fv " mP . ..fA / TREE L BOHxn ' _ -y v, ,—. - _ 4 rim _ v=Fa l ;=,: d _ A;• '•.!. plwAOEtAtIN CtOtt .110,101C ••� AIN , -W n r I� r��'.�`. i.•r �p�' -•,��,- -- r=--'" �_...• _. VESTING , �;.` _It: TENTATIVE MAP --P `• FOA ‘.."--c----=. m is .li X. ,: --fir.-W ,�. ,`--S*` L - ------- I - TRACT NO, 3 D 1 9 TYPICAL STRE,ETV SECTION �• Lei_l rti y�▪ 'i{�: .. ROAD PROFILE~ s ., •: r .) ' / `y`' UTILITIES VESTING ;a:iI( . . .—. ....- �� TENTATIVE MAP m w• IeT&'— th,t Prepared by: Garing Taylor&Associates , 141 South Elm Street Arroyo Grande, CA 93420 Date Approved: Rodeo Court Design Guidelines — Table of Contents Section 1: Design Goals Setting ... 1 Concept 1 Intent ... 1 Application 1 Common Facilities . 1 Section 2: Site Design Drainage ... 2 Grading ... 2 Building Envelopes ... 2 Building Heights. 2 Section 3: Building Design Style and Character 3 Driveway & Garages 3 Architectural Features ... 3 Articulation ... 3 Entries 3 Garage Doors 3 Exterior Materials ... 4 Exterior Colors 4 Roof Materials 4 Roof Drainage ... 4 Trash Containers ... 4 Mechanical Equipment ... 4 Satellite Dishes &Antennas ,.. 4 Fire Sprinklers 5 Lighting ... 5 Secondary Living Units 5 Water Conservation 5 Energy Efficiency .,. 5 Section 4: Site Improvements Hardscape 6 Landscaping .., 6 Fencing ... 6 Exhibit Fencing 8 Lot Development Standards Table 9 Section 1: Design Goals Setting The Rodeo Court project comprises approximately 7.52 acres of residential land located in the North Eastern portion of the City of Arroyo Grande. The site consists of a large graded pad with slopes up to 2:1 around the perimeter of the pad. Concept The overall design concept is to provide an individual, unique and separate design for each lot. While there may be similarities and consistencies in design detail, the overall concept is to have each lot provide a different, or varied by architectural component selection, exterior color and roof configuration. Intent These design guidelines are intended to facilitate sensitive and quality building designs that compliment the project-setting. This is accomplished by providing flexible design and development standards, which assures compatibility of scale and character within the development without limiting imagination and individuality.All construction within the development is subject to the provision of title 16 of the City of Arroyo Grande Municipal Code and all applicable development standards, except as modified herein, by tract approval documents or other City approvals. Application These design guidelines apply to all new construction and remodel projects within the tract. All construction drawings must be reviewed by the Community Development Director for consistency with these guidelines prior to issuance of a building permit through the Architectural Review process. If the Community Development Director finds that the construction drawings are inconsistent with these guidelines, the proponent may appeal the Director's finding to the Planning Commission. 1 Section 2: Site Design Drainage Historically, storm water and drainage has drained from the site to the adjacent regional detention basin. Each residence will be required to mitigate storm water flows in conformance with City of Arroyo Grande standards and Regional Water Board requirements Low Impact Development measures will be required on each lot to mitigate and control the increased storm water impacts from the residences. A number of options may be implemented by the property owners and must be detailed on Architectural Design Review applications. Examples of storm water best management practices include detention basins, bioretention planter boxes, rain barrels, rain gardens, dry wells, disconnected down spouts, cistern water collection and storage. Grading It is the intent of the project to minimize grading for structure development and outdoor spaces and maximize opportunities for storm water infiltration. Grading on Lots 1 and 2 to integrate the residence with the existing slope will be required. Building Envelopes Building envelopes have been developed to minimize the impact of the residences on views across the tract and maximize the view potential for each lot. In an effort to provide visual interest to the relationship between structure and street, horizontal building wall articulation is encouraged. Additionally, vertical building articulation to step the building mass at multistory designs is desired. Providing a varied roof profile with roof lines generally lower at the edges of the building and graduating in height as they move towards the interior of the building can achieve this effect. Based on site constraints, building sites shall generally conform to the Single Family Residential (SF) zoning standards with the following setbacks. For lots 1-3 and 5-7 a required 20' front setback and 10' side yard setback is required. The rear setback is limited to the building envelope. For Lot 4 a 10' setback on all sides is required with the exception of the rear yard which is defined by the building envelope. Construction within the drip line area of oak trees is not allowed, unless an exception is made by the Community Development Director based on a design specific tree protection plan prepared by a certified arborist. Building Heights Building height limits for Lots 1-5 shall be per City of Arroyo Grande Development Code (25 feet from original grade) and 15 feet from the finish floor elevation noted on the Tentative Map (219.5 for Lot 6 and 218.5 for lot 7). 2 Section 3: Building Design Style and Character While no particular design style is required, it is encouraged that all designs be consistent with an overall character, or vocabulary of acceptable details. Architectural styles shall be low profile at all lots. Detailing and materials appropriate to the chosen styles are envisioned and include, but are not limited to Farmhouse, Craftsman, Cottage, Bungalow, Prairie and Spanish Eclectic. Inappropriate styles include Victorian, Tudor and Colonial due to high roof pitches and/or flat 2 story wall planes to replicate the style. Mid Century Modern styles with flat or mansard roofs are not appropriate. Driveways and Garages The concept of"street elevation" is encouraged. As such, it is recommended that a variety of garage locations be considered. These include front loaded, side loaded in the front yard area and rear yard locations (front, side and rear loading). Garages may be attached or detached, depending on overall building design and/or site constraints. These variations will provide a more individual look and varied site plan for the project. Outdoor storage of recreational vehicles, boats, trailers, etc., is not permitted unless such vehicles are stored in covered or enclosed structures or located in yard areas screened from public view. Lots 4 and 5 are required to provide an emergency vehicle turnaround. Architectural Features The use of architectural features such as porches, arbors,trellises and garden walls are encouraged to assist in building articulation. Articulation and varying finish materials, either horizontally or vertically, should minimize large single plan wall expanses (i.e. masonry veneer or wainscot, varied siding materials, etc.). Articulation The use of varying ridge heights, wall planes and roof articulations provides variety to the overall building mass. Roof elements such as dormers may also be used to break up large roof masses. Primary roof planes should be low pitched (3:12 to 6:12). Eave lines shall be dominantly horizontal. Homes constructed on lots 5-7 shall have detailed articulation and/or additional screening on the rear building elevation facing the street to improve the aesthetic views from Grace Lane and Rodeo Drive. Entries Entries shall be architecturally defined, appropriately detailed and obvious with a defined walkway from the public right of way, or off the approach driveway area. Entries should be covered and complimented with obvious enhancements such as porches, courtyards, flatwork finished, windows, etc. 3 Garage Doors Garage door styles shall be detailed appropriately to enhance the chosen architectural style. Recessed double car or staggered single car garage doors are encouraged. Exterior Materials Exterior materials such as horizontal siding, board and batt siding, shingles or plaster are appropriate. Plaster may be used as appropriate to a specific style (i.e. Spanish eclectic, Bungalow, etc.); however, detailing and articulation are required. Masonry (either brick, split faced concrete block, or any articulated masonry material) can be utilized as a veneer, or compliment, to exterior stucco or siding finishes. Exterior Colors Exterior colors should create visual compatibility between the structures and the natural surroundings. Exterior colors should be of individually coordinated palettes. Simple color schemes consisting of a maximum of 3 colors are recommended. Masonry materials have distinct coloring and shall be considered as an element of the color palette. The use of natural materials is encouraged. Roof Materials Roof coverings appropriate for use include clay tile, concrete tile or dimensional shingle roofing. Metal or flat shingle roofing is not appropriate. All flashing, sheet metal, vents and pipe stacks shall be painted to match the adjacent roof or wall material. Exposed copper is also allowed. Skylights and sun tunnels shall be low profile, flat panel glazed. Solar collector panels, if used, shall be low profile and installed planar with roof surfaces. Panels shall be incorporated into roof design and installed flush with roof materials where possible. Roof Drainage Gutters and downspouts shall be installed on all roof areas to control water generated during a storm event. Gutters and downspouts shall be color coordinated with the structure. Individual disbursement methods are to be determined based upon each individual property constraints; however, each property shall disburse the water from impervious surfaces to City approved swales, catchment, or containment devices. It is recommended that storm water from down spouts be directed to a rain garden, rain barrel or cistern for reuse. Trash Containers Trash, Recycle and Greenwaste containers shall be screened from public view with materials that are architecturally compatible with the main structure, except on pick-up day. Mechanical Equipment Equipment such as air conditioners, water treatment tanks, utility meters, etc. shall be screened from neighboring lots or public view with materials that are architecturally compatible with the main structure. Utility meters shall be located off of front facade, but accessible per utility provider requirements. Satellite Dishes and Antennas No satellite dishes larger than 3 feet in diameter are permitted. Any antennas or permitted satellite dishes shall be located to minimize public view as best possible. Antennas shall be subject to City approval per Title 16 of the Arroyo Grande Municipal Code. 4 Fire Sprinklers All residences shall have residential fire sprinkler system per California Building Code requirements. Lighting Exterior lighting should minimize direct glare through the use of fixtures that direct light in a downward direction. No lights are permitted on the top of any structure. All lighting fixtures shall be compatible with the architectural character of the structure and meet California Green Code and Uniform Building Code requirements. Secondary Dwelling Units Secondary dwelling units are allowed within the subdivision subject to State Law and Section 16.52.150 of the Arroyo Grande Municipal Code. Parking shall be provided on-site and exclusive of required parking for the main residence. Water Conservation The use of water efficient plumbing fixtures, smart irrigation controllers, plumbing for grey water reuse, on demand water heaters, etc. in conformance with the California Green Code and California Building Code is required. Energy Efficiency The use of passive solar design, solar panels, high efficiency windows, solar water heaters (and water heating systems), compact fluorescent or light emitting diode exterior lighting and high efficiency HVAV systems is encouraged to meet the goals of the California Green Code and California Energy Code. 5 Section 4: Site Improvements Hardscape Areas Incorporation of various types of pervious and impervious hardscape is encouraged with variation and texture. Examples include colored concrete, tile, stone, pavers and brick. Flatwork color, texture and type should relate to the architectural style and design of the residence. Impervious coverage should be minimized to the extent possible via permeable pavement materials or permeable pavers. Landscaping The retention of existing native Coast Live oak trees on the site, regardless of the size, is a priority. Native and drought resistant plant types are to be utilized in all planting areas. All landscaping shall meet the requirements of Arroyo Grande Municipal Code Chapter 16.84 (Water Efficient Landscape Requirements). Turf areas shall not exceed 25% of the landscaped area in conformance with the State Model Water Efficient Landscape Ordinance. Landscape materials shall compliment the architecture, fencing, walls and other aspects on the site. Selection of plant materials should take maintenance into consideration. Irrigation design must respect the varying water requirements of the plant materials. The landscape plan for each lot shall include eradication of the existing Pampas Grass on site. This is a quick growing grass that forms massive clumps along roadsides, steep slopes, and open areas that have been disturbed by human activities or natural disturbances. Pampas Grass is an invasive plant species that spreads easily and is difficult to eliminate. Therefore, all property owners shall be responsible for implementing measures to remove this grass to help prevent its spreading or re-establishment. New trees should be strategically located on site to provide a vertical complement to the Architectural massing and where shade is important for window placement and outdoor uses. All planting areas shall include permanent automatic irrigation with separately zoned areas. Irrigation shall be achieved primarily through a drip system and spray irrigation shall be minimized. The landscape plan for lots fronting on Grace Lane (Lots 5 and 6) and Rodeo Drive (Lots 1 and 7) shall include native and/or Mediterranean plant material (trees, shrubs, ground cover) that provides a natural looking landscape along the sloped street frontage. The soil will need to be amended appropriately to encourage successful plant establishment. Fencing Fencing and walls shall be incorporated with each specific architectural design approval package. Fencing in public areas shall have a similar design theme and design shall not be primarily comprised of ornamental iron fencing. Walls, fences or retaining walls shall compliment the architectural style of the home. Privacy and defining areas for outdoor space is a primary function for location and vertical height. Fencing may be various forms of wood fencing (either solid or open), vinyl, ornamental welded metal (not including chain link) or masonry. (See Fencing Exhibit on page 8). 6 Tract perimeter fencing shall be split rail with no climb mesh wire similar to fencing found in. Rancho Grande Estates. Fencing and/or freestanding walls, either separately or combined shall not exceed six feet in height without prior City permit approval. View protection is an important element for determining fence heights, as is privacy of the occupants. All property owners should work together to minimize obstruction of views and maximize outdoor area privacy during the design review process. 7 \ -------,---- .... \ ., NO CLIMB WIRE MESH \ Y '? 9 MININ MI i, 1111111111MONLIII -s) b iiinniniiieni t MI11111111111•1111111111011 11111111111111111111B111111 .............. ....m , \ \ '-S ., , SOLID FENCING STYLES SUGGESTED OFEN FENCING STYLES SUGGESTED MATERIALS MAY DE WOOD OR VINYL IRON FENCE WIRE FENCE EXHIBIT ALL LOTS - FENCING STYLE EXAMPLES 00 • Lot Development Standards Area in square feet ,Lot 1 -:Lots2 °L•ot:3 ;Lot 4 ,.Lot's lotf6 :cLot:7 ';:Lot;8 :"Total Lot Size(gross) 8,947 8,463 9,068 8,004 8,005 8,260 8,260 34,459 93,466 Allowable lot coverage 3,265 3,091 3,022 3,202 2,807 2,939 3,304 13,784 35,414 Allowable Floor Area 3,332 3,174 3,111 4,002 2,915 3,035 4,130 15,507 39,206 Open`Space Required Private Open 2,998 2,856 2,799 4,402 2,624 2,732 4,543 15,507 38,461 ' Space Oak Trees Area within setbacks 1,129 592 1,681 1,217 534 614 794 n/a 6,561 covered by Oak tree dripline Allowable developable area within dripline of Oak trees 373 195 555 402 176 203 262 n!a 2,166 (33%maximum) NOTE: Standard front setback is 20'. Setback for lots 1-3 is 20'from garage door to edge of private drive, • 9