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PC R 17-2287
RESOLUTION NO. 17-2287 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING VESTING TENTATIVE TRACT MAP 13-002 (TRACT 2985) AND PLANNED UNIT DEVELOPMENT 13-002; LOCATION — CORBETT CANYON ROAD/HIGHWAY 227 (APNs 007-031- 038, 007-791-034); APPLICANT- DAN AND SCOTT PACE; REPRESENTATIVE — GREG SOTO, LIVIN ENVIRONMENTS WHEREAS, the applicant has filed Vesting Tentative Tract Map 13-002 for an eleven (11) lot residential subdivision and Planned Unit Development 13-002 to deviate from setback, lot size, and lot dimension requirements; and WHEREAS, the Architectural Review Committee of the City of Arroyo Grande considered this project on April 3, 2017 and July 17, 2017 and recommended approval with conditions; and WHEREAS, the Planning Commission of the City of Arroyo Grande 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 project at a duly noticed public hearing on October 3, 2017; and WHEREAS, the Planning Commission has found that this project is consistent with the General Plan and Development Code through the Planned Unit Development permit process; and WHEREAS, the Planning Commission 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 4.6 acres into eleven (11) 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. 17-2287 PAGE 2 2. The site is physically suitable for the type of development proposed. The site is 4.6 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 with the 35'creek setback, modified lot coverage, FAR, and setback standards. 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 analyzed 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 is an existing easement for utilities and incidental purposes 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. 17-2287 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. • Planned Unit Development Findings: 1. The proposed development is consistent with the goals, objectives and programs of the general plan and any applicable specific plan; The proposed project is consistent with the goals and objectives of the General Plan by providing single family residential lots. 2. 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, FAR, and setbacks, the site is adequate to meet the intent of the Residential Suburban (RS) zoning district. 3. 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; With one access off of Corbett Canyon Road (Highway 227), the private drive provides adequate access to the new lots while minimizing the number of access points on a State highway. 4. Adequate public services exist, or will be provided in accordance with the conditions of development plan approval, to serve the proposed development; and that the approval of the proposed development will not result in a reduction of such public services to properties in the vicinity so as to be a detriment to public health, safety or welfare; Adequate public services 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. RESOLUTION NO. 17-2287 PAGE 4 5. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding property, or the permitted use thereof, and will be compatible with the existing and planned land use character of the surrounding area; The proposed development is compatible with the existing land use character of the surrounding area as an infill residential project, and as conditioned will not have a substantial adverse effect on surrounding properties. 6. 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; The project site is relatively flat and was graded to raise the elevation above the 100-year flood zone to address potential flood hazards. The improvements required, and the manner of development, adequately address all other natural and man-made hazards associated with the proposed development, including, but not limited to, 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 dimensions and setbacks. The design guidelines will for future lot development including special tree protection measures. 8. The proposed development complies with all applicable performance standards listed in Section 16.32.050(E). The proposed development meets open space requirements by dedicating approximately 2.6 acres of the 4.6-acre site as perpetual open space, which includes the creek and the City-required 35' wide creek setback area. The project meets all other applicable Planned Unit Development performance standards. 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 13-002 (Tract 2985) and Planned Unit Development 13-002. 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 RESOLUTION NO. 17-2287 PAGE 5 the Community Development Department and the Community Development Department is designated as the custodian of documents which constitute the record of the proceedings for this project. 3. After holding a public hearing pursuant to State and City Codes, and considering the record as a whole, the Planning Commission finds that the MND has been completed in compliance with CEQA and the State and local guidelines implementing CEQA and 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 Planning Commission finds that said MND reflects the City's independent judgment and analysis. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby adopts a Mitigated Negative Declaration, as set forth in Exhibit "C", on file in the Community Development Department, and approves Vesting Tentative Tract Map 13-002 and Planned Unit Development 13-002 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 Schiro, and by the following roll call vote, to wit: AYES: Martin, Schiro, Fowler-Payne, Mack NOES: None ABSTAIN: None ABSENT: George the foregoing Resolution was adopted this 3rd day of October, 2017. RESOLUTION NO. 17-2287 PAGE 6 GLENN MARTIN CHAIR ATTEST: DEBBIE WEICHINGER, SECRETARY TO THE COMMISSION AS TO CONTENT: TER A CCLISH CO MU ITY DEVELOPMENT DIRECTOR RESOLUTION NO. 17-2287 PAGE 7 EXHIBIT `A' CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP 13-002 (TRACT 2985) AND PLANNED UNIT DEVELOPMENT 13-002 CORBETT CANYON ROAD/HIGHWAY 227 'This approval authorizes the subdivision of a 4.6-acre property into eleven (11) residential lots ranging in size from 6,590 square feet to 12,828 square feet (net) with a 2.6-acre offer of dedication for perpetual open space and habitat protection. 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 October 3, 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 13-002 and Planned Unit Development 13-002. 4. Development shall conform to the Residential Suburban (RS) zoning requirements except as otherwise approved. 5. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of October 3, 2017 and marked Exhibits "B1 — B11", except as otherwise modified by these conditions. 6. Residential development of the site is subject to project Design Guidelines, marked Exhibit "D". 7. 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. RESOLUTION NO. 17-2287 PAGE 8 8. A copy of these conditions and mitigation measures shall be incorporated into all construction documents. 9. At the time of application for construction permits, plans submitted shall show all development consistent with the approved project plans and as conditioned. DEVELOPMENT CODE 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" except as otherwise required through this entitlement. 11. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans including those specifically modified by these conditions. 12. Development shall comply with Development Code Chapter 16.56, "Parking and Loading Requirements" except as otherwise required through this entitlement. 13. Noise resulting from construction and operational activities shall conform to the standards set forth in 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. 14. 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). 15. 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. 16. Landscaping shall be installed or bonded for before final building inspection/establishment of use. The landscape and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development and Public Works Departments. The landscape plan shall be in conformance with Development Code Chapter 16.84 (Water Efficient Landscape Requirements) and the State Model Water Efficiency Landscape Ordinance (MWELO). Landscape and irrigation plans shall be submitted with the Architectural Review permit for each lot, with special attention placed on providing appropriate screening in rear yards. RESOLUTION NO. 17-2287 PAGE 9 17. All trees on the subject property to be preserved shall be protected under the conditions of the Community Tree Program (AGMC Chapter 12.16). 18. All trees to be pruned on the subject property shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. 19. All conditions of this approval run with the land and shall be strictly adhered to, within the time framesspecified, 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 20. The developer shall comply with Development Code Chapter 16.20, "Land Divisions". 21. The developer shall comply with Development Code Chapter 16.64, "Dedications, Fees and Reservations." 22. The developer shall comply with Development Code Chapter 16.68 "Improvements". All above ground utilities shall be placed underground. 23. Lots shall be numbered in sequence. SPECIAL CONDITIONS 24. The front and rear façades, roof forms and overall articulation shall provide clear differentiation between dwellings on adjacent lots within the subdivision. 25. Staging for trash pickup is not permitted on Highway 227. 26. 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. 27. Prior to improvement and grading plan approval, the applicant shall submit proof of an approved encroachment permit from Caltrans for the proposed driveway. 28. Prior to final map, show design for a Class II bikeway along the Highway 227 property frontage consistent with the City's 2012 Bicycle and Trails Master Plan. RESOLUTION NO. 17-2287 PAGE 10 29. Prior to or concurrently with final map, a maintenance agreement shall be submitted for all shared facilities of the project. The agreement shall describe the shared maintenance responsibilities and schedules for required maintenance, and shall be reviewed and approved by the City Attorney. The proposed common facilities include the common driveway, guest parking spaces, decomposed granite (dg) pedestrian path, perimeter fencing and common landscaping including street trees and existing trees within the open space area. 30. Prior to finalmap, plans shall be submitted showing the bioswale located on private property and outside of the Caltrans right-of-way. 31. Prior to final map, a landscaping and irrigation plan for the bioswale 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 bioswale shall be installed as part of the public improvements. The bioswale shall be privately maintained through a maintenance agreement of all property owners within the project. The maintenance agreement shall be reviewed and approved by the City Attorney. 32. Prior to final map, the project Design Guidelines shall be amended to include the following: a. Add: Backyard landscaping shall be installed prior to occupancy. b. Modify: Interior side yard setbacks shall be 5 feet for single story and 10 feet for two story buildings. c. Modify: Maximum lot coverage shall be 40%, not 50%. d. Modify: Correct typos. 33. Prior to final map, the applicant shall submit detailed plans identifying the tract perimeter fencing. Perimeter fencing shall be consistent throughout the tract, using either split rail or withno climb mesh wire similar to fencing found in the Grace Lane subdivision. Tract perimeter fencing shall be installed as part of the public improvements. 34. Prior to final map, a professional landscape architect shall produce landscape plans within landscaped common areas. 35. 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. 36. Prior to issuing a building permit, the applicant shall submit an Administrative Sign Permit for the monument sign identifying the name of the development. RESOLUTION NO. 17-2287 PAGE 11 37. Prior to occupancy, the applicant shall install a monument sign with the name of the development for identification purposes. 38. Prior to occupancy, all landscaping, including backyard landscaping, shall be installed for each lot. 39. Prior to final map, a plan shall be submitted identifying a minimum of six (6) guest parking stalls within the development pursuant to Municipal Code Section 16.56.060. The plan shall be reviewed and approved by the Community Development Director. The guest parking spaces shall be maintained by all property owners within the development through a maintenance agreement. STREET NAMES 40. Prior to final map, verify that either: 1) the project private drive is nameless and project will be addressed off of Highway 227; or 2) the private drive will have a separate street name, which must be approved by the Planning Commission in accordance with Municipal Code Section 12.04 and shown on the Tentative Map. LANDSCAPING 41. 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. 42. Street Trees selected from the City's approved street tree list shall be planted at a minimum of 50' intervals along the Corbett Canyon Road/Highway 227 street frontage. Street trees shall be planted as part of the public improvements and shall be maintained through a maintenance agreement. SOLID WASTE 43. Interior vehicle travel ways shall be designed to be capable of withstanding loads imposed by trash trucks. INCLUSIONARY HOUSING 44. The developer shall comply with Development Code Chapter 16.80 "Inclusionary Affordable Housing Requirements". BUILDING AND FIRE DIVISION CONDITIONS BUILDING CODES 45. 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. 17-2287 PAGE 12 46. The project shall comply with the Wildland Urban Interface Zone requirements per Section 7A of the California Building Code. FIRE HYDRANTS 47. 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 48. 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 49. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 50. The working hours for work requiring engineering inspections shall comply with Standard Specification Section 5-1.01. 51. Consistent with MM XII-4, all residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City's noise regulations. 52. 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. 53. Record Drawings ("as-built" plans) shall be submitted prior to release of the Faithful Performance Bond and at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9.3.E. Provide one (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format. 54. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 55. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. 56. Provide one (1) new vertical control survey benchmark, per City Standard, as RESOLUTION NO. 17-2287 PAGE 13 directed by City Engineer. 57. Any review costs generated by outside consultants shall be paid by the applicant. 58. All access roads and fire hydrants shall be installed prior to allowing wood or other combustibles on site. SPECIAL IMPROVEMENT REQUIREMENTS 59. Tract perimeter fencing shall be installed as part of the public improvements. IMPROVEMENT PLANS 60. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the Community Development Department Engineering Division as a separate submittal from any vertical construction/structures building improvement plans. 61. 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 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) RESOLUTION NO. 17-2287 PAGE 14 p. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 62. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 63. Underground improvements shall be installed prior to street paving. 64. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 65. 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). 66. If applicable, submit all retaining wall calculations for review and approval by the Community Development Director including any referenced geotechnical report. 67. The developer shall reimburse the City for all costs associated with outside plan checks performed at either the developer's or City's request. 68. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way. STREET IMPROVEMENTS 69. 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. 70. 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. 71. 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. 72. Indicate on a cross section that the driveway will be designed to support HS20 loading. 73. Provide an analysis indicating fire truck turn radiuses are adequate to serve the subdivision. CURB, GUTTER, AND SIDEWALK RESOLUTION NO. 17-2287 PAGE 15 74. Install new concrete curb, gutter, and sidewalk along the Corbett Canyon Road/Highway 227 frontage in compliance with AGMC 16.68.020F(1), after consultation with Caltrans and as approved by the City Engineer. 75. Install ADA compliant facilities where necessary. 76. 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 77. 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. 78. 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. 79. A public access easement shall be recorded for the decomposed granite path. GRADING AND DRAINAGE 80. The applicant shall develop, implement and provide the following to the City: a. Prior to a building or grading permit, a Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls complying with Engineering Standard 1010 Section 5.2.2. b. Prior to final acceptance, an Operations and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls complying with Engineering Standard 1010 Section 5.2.3. c. Annual Maintenance Notificaton indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls are being 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). 81. 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. 82. Provide a display that shows the limits of inundation for the 100-year storm event and with elevations. RESOLUTION NO. 17-2287 PAGE 16 83. Show the locations of any previously filled areas within the subdivision in compliance with AGMC 16.20.060 84. Provide a minimum 15' wide easement for all underground and drainage facilities. 85. All grading-shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 86. 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. 87. A soils report for the project shall be prepared by a registered Civil Engineer and supported by adequate test borings in accordance with AGMC 16.20.060. All earthwork design and grading shall be performed in accordance with the approved soils report. Soils report shall be updated and amended if over three (3) years old. 88. Infiltration basins shall be designed based on soil percolation 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. 89. Replace or line all existing CMP within the project area. 90. Show culvert at the driveway access point. WATER 91. The applicant shall extend the public water main to adequately serve the project across the property frontage. 92. Each parcel shall have separate water meters. 93. Non-potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 94. Lots using fire sprinklers shall have individual service connections. A fire sprinkler engineer shall determine the size of the water meters. SEWER 95. 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". 96. All sewer laterals shall comply with Engineering Standard 6810. RESOLUTION NO. 17-2287 PAGE 17 97. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4". 98. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 99. Obtain approval from the South County Sanitation District for the development's impact to District facilities prior to building permit issuance. 100. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. 101. Provide manhole at most northerly terminus of sewer main. PUBLIC UTILITIES 102. Prior to approving any building permit within the project for occupancy, all conditions of approval for the project shall be satisfied. 103. Public Improvement plans/Final 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. 104. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. 105. All overhead public utilities shall be placed underground in accordance with AGMC Section 16.68.050. TREE PRESERVATION/TREE REMOVAL PLAN 106. Prior to issuance of grading permit and during construction the applicant shall comply with the provisions of the Community Tree Program (AGMC Chapter 12.16). 107. 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 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. 108. The retention of all existing Coast Live oak trees on the site, regardless of the size, is a priority. All trees, other than Coast Live oak trees, that are to be removed shall first be approved by the Director of Public Works/City Arborist and shall be replaced at a 2:1 ratio and planted on site. Removal of any Coast Live oak trees shall be replaced on site at a 3:1 ratio. RESOLUTION NO. 17-2287 PAGE 18 109. 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 tall vinyl or chain link fence. The fence shall be located at a minimum of eight (8') foot radius from the trunk of the tree. 110. All trees on the construction site to be preserved shall be protected under the conditions of the Community Tree Program which include but are not limited to: a. No mechanical trenching within the drip line of a tree, unless approved by the Public Works Director. b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree. c. No grading shall occur under a trees dripline, unless approved by the Public Works Director. d. A five foot (5') tall 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. PUBLIC SAFETY 111. Prior to issuance of building permit, the applicant shall submit exterior lighting plan for Police Department approval. AGREEMENTS 112. 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. 113. 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. 114. Maintenance Agreement: Prior to recording the final map, a joint maintenance agreement for all shared facilities of the project 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 115. 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 RESOLUTION NO. 17-2287 PAGE 19 guarantee shall be submitted to the Director of Public Works prior to recording the Map. PRIOR TO ISSUING A BUILDING PERMIT 116. The Final Map shall be recorded with all pertinent conditions of approval satisfied. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY 117. All utilities shall be operational. 118. 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. 119. 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: 120. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL a. Map check fee for tract map. b. Plan check for grading plans. (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) 121. 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. RESOLUTION NO. 17-2287 PAGE 20 122. 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 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. 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. • PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR EXACTIONS: (A) Any party may protest the imposition of any fees, dedications, reservations, or other exactions imposed on a development project, for the purpose of defraying all or a RESOLUTION NO. 17-2287 PAGE 21 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. BONDING SURETY 123. 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. 124. 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 RESOLUTION NO. 17-2287 PAGE 22 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. 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. 17-2287 PAGE 23 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, an Architectural Review permit application shall be processed. Each Architectural Review permit shall be considered by the Architectural Review Committee and approved by the Community Development Director. City approved project Design Guidelines shall be utilized to promote design quality through the Architectural Review permit process. 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 III-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. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction RESOLUTION NO. 17-2287 PAGE 24 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 at 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; • 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; RESOLUTION NO. 17-2287 PAGE 25 • 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 Thhauling 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 11I-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 (for a detailed listing of equipment and operations that may have permitting requirements, refer to the Technical Appendices, page 4-4, in the APCD's 2012 CEQA Handbook). • 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 RESOLUTION NO. 17-2287 PAGE 26 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. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction MM III-10: Under APCD Rule 504, only APCD approved wood burning devices can be installed in new dwelling units. These devices include: • All EPA-Certified Phase II wood burning devices; • Catalytic wood burning devices.which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA certified but have been verified by a nationally-recognized testing lab; RESOLUTION NO. 17-2287 PAGE 27 • Non-catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab; • Pellet-fueled wood heaters; an dedicated gas-fired fireplaces. 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 IV-1: Prior to Final Map, a wetland delineation shall be prepared. The wetland delineation shall accurately locate and map jurisdictional boundaries associated with the drainage- ditch and adjacent sections of Tally Ho Creek, suitable for impact assessment based on project plans and subsequent environmental permitting. The analysis shall quantify permanent and temporary impacts to jurisdictional areas that would result from project implementation. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning and Engineering Divisions Timing: Prior to Final Map MM IV-2: Prior to issuance of a grading permit, the project applicant shall obtain a Clean Water Act Section 404 Permit from USACE, a Clean Water Act Section 401 Water Quality Certification from RWQCB, and a Section 1602 Streambed Alteration Agreement from CDFW (or provide written proof from each agency that a permit is not required for the proposed action). Each agency will require submittal of a specific permit application based on the project plans and proposed impacts to the extent of their jurisdiction, as well as special status species and habitats potentially affected. Permit applications must include final project plans, biological resources and wetland delineation reports, and a Compensatory Habitat Mitigation and Monitoring Plan (HMMP). The HMMP should be consistent with federal and state regulatory requirements and local policies, and must be submitted with the permit application packages for agency approval. HMMP implementation must occur during construction or immediately following project completion and the mitigation site must be monitored and maintained for a period of at least five (5) years or until the final success criteria is met. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning and Engineering Divisions Timing: Prior to issuance of a Grading Permit RESOLUTION NO. 17-2287 PAGE 28 MM IV-3: Prior to issuance of a grading permit, an erosion and sediment control plan shall be prepared that specifically seeks to protect native habitat areas adjacent to the construction site in order to avoid indirect impacts to Tally Ho Creek from erosion and sedimentation during grading activities. Erosion control measures shall be implemented to prevent runoff from the site and into sensitive habitat areas. The erosion control plan shall specify locations and types of erosion and sediment control structures and materials that will be used on-site during construction activities. Biotechnical approaches using native vegetation shall be used as feasible. The plan shall also describe how any and all pollutants originating from construction equipment will be collected and disposed. Responsible Party: Developer • Monitoring Agency: City of Arroyo Grande —Engineering Division Timing: Prior to issuance of a Grading Permit MM IV-4: During construction activities on the site, current Best Management Practices (BMPs) shall be utilized to minimize impacts to habitat areas. For example, washing of concrete, paint or equipment shall occur only in areas where polluted water and materials can be contained for subsequent removal from the site. Washing of equipment, tools, roads, etc. is not allowed in any location where the tainted water could affect Tally Ho Creek. Dust control requirements shall be carefully implemented to avoid water sprayed onto the site for dust abatement entering the drainages or covering native vegetation. Dust control is an important component to minimize impacting native vegetation growing on or adjacent to the site. BMPs for dust • abatement shall be a component of the project's construction documents. All bare soils areas and temporarily impacted areas from grading that are outside the project development area shall have the following seed mix applied through either direct hand seeding or hydroseeding methods: • %A lic i S. .ecies at ori=ra _ P ,r. °ourds/were - Bromus carinatus (California brome) 5 Hordeum brachyantherum (meadow 5 • barley) Vulpia microstachys (six weeks fescue) 3 Stipa pulchra (pourple needlegrass) 10 Trifolium wildenovii (tomcat clover) 5 Total 28 Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: During Construction RESOLUTION NO. 17-2287 PAGE 29 MM IV-5: During construction activities, no work within or immediately adjacent to the drainage ditch shall occur during the rainy season (October 15 through April 15) in order to avoid erosion and downstream sedimentation. If flowing or ponded water is present in the.drainage during construction, the applicant must implement a Diversion and Dewatering Plan as approved under the project permits from the USACE, RWQCB, and CDFW. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: During Construction MM IV-6: Prior to start of construction activities within jurisdictional areas, the project applicant shall retain a qualified biological monitor to ensure compliance with all agency permit requirements and avoidance and minimization measures during wok within and adjacent to the drainage ditch and Tally Ho Creek. The monitor shall conduct a pre- activity survey of the site to ensure wildlife including nesting birds (during the nesting season from February 15 through August 31) is not affected. Should a federal or state listed species be identified in the disturbance area, consultation with the USFWS and CDFW would be required. The monitor shall also be present during all work within the drainage ditch and Tally Ho Creek, which would include connection of the new storm drain to the existing outfall structure, and as otherwise required by agency permits. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning and Engineering Divisions Timing: Prior to Grading Permit MM IV-7: Prior to start of storm drain construction and outfall connection, work limits adjacent to Tally Ho Creek shall be clearly flagged or fenced so that contractors are aware of the limits of allowable site access and disturbance. Areas to be preserved should be clearly flagged as off-limits to avoid unnecessary damage, and associated increase in mitigation requirements. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: Prior to Grading Permit MM IV-8: A riparian enhancement plan, prepared by a qualified biologist, shall be submitted for the area between the pedestrian path and the top of creek bank. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning Division Timing: Prior to Final Map RESOLUTION NO. 17-2287 PAGE 30 MM IV-8: Protective fencing shall be installed at the dripline around each tree or group of trees 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] i Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: During Construction MM IV-9: Tree removal of any size shall be replaced at a 2:1 ratio on the project site. The replacement trees shall be 15-gallon in size or larger and called out as "mitigation trees" on the final landscape and irrigation plan. Replacement tree species shall be determined by the Community Development Director in consultation with the developer's biologist and/or the City Arborist. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning Division, Public Works Dept. 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 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 RESOLUTION NO. 17-2287 PAGE 31 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. • 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. RESOLUTION NO. 17-2287 PAGE 32 • 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 or the site/building design for each lot, as applicable: • 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. • Common facility BMP Maintenance. An operation and maintenance (O&M) plan shall be submitted for all common stormwater BMPs. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning, Building, and Engineering Divisions Timing: Prior to issuance of a Building Permit MM XII-1: Construction activities shall be restricted to between the hours of 7 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 noise to neighboring sensitive uses. RESOLUTION NO. 17-2287 PAGE 33 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. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning, Building, and Engineering Divisions Timing: During construction MM XII-4: Submit a noise study prepared by an acoustical engineer, or other approved professional with qualifications in acoustic design, that defines the noise exposure problems, conclusions .and recommendations for corrective or mitigating measures, when necessary, and opinions and recommendations covering the suitability of the site for development. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning and Building Divisions Timing: Prior to issuance of a Building Permit . MM XII-5: Triple pane glass shall be installed for all windows facing Highway 227. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning and Building Divisions Timing: Prior to issuance of a Building Permit RESOLUTION NO. 17-2287 PAGE 34 MM XVI-1: The private driveway shall be designed according to the Highway Design Manual standard for an A87A rural frontage driveway (located in Appendix J of the Caltrans Encroachment Permits Manual). The private driveway shall also comply with Caltrans sight distance requirements. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: Prior to Final Map MM XVI-2: A two-way left turn lane shall be designed and installed on Highway 227 at the project driveway access. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: Prior to Final Map (design) and prior to Building Permit (installed) PROJECT S T ATI STI C S .`4 1ti PARCEL PARCEL 1 PRO CI..PWRIDTS L�1.T SIN007-079-..r...cost DE.YLm.Dn t yNaE STORY REESMENCE,N.AATTAD CKE0 D^ T LIE.Av. �,,Po TIC CO CLPI.AL 92 PLN AS EWA...• �j0q.y s;.a ACRES) 2 AREA 4 SR=STORY FLOM..1M ATTApRO CARA. LL 0 S', SIE ARG lA)w 4 TOTAL PRIVATE OPEN TOTAL'. auSABLEnCP.7 IR ^� r0. • 9• SPAM 154,7A ISPA S: 4'. W 12.110.907 3(MOS) Ly. rAmEo suer..PARCEL B URSCMC AREA A . 1a a ((pe3m 2 42* � 0 SAO.ST RY CONCEPTUAL PA PUNT AS m"ia°°"c A PARCEL 2 ALLOWABLE DENSITY:14 UMTS/ACRE i SOUSE 1114.PEW..aM ATACIf0 GAwCA' A S INE[ 9.0141 OI pI®MAL S2 PLAN AS GONIA. 6 SSE AREA 1.0 s SNCL STORY RIDDEN.14M AnAoOD CARAR PROPOEF➢DENSITY: 1.4<UMTS/ACP.. 411E AAG 14151ST OCCwNCY GROOM W A n - CENSTRDETION me b _VICINITY MAP PARCEL 9: 1o.E 5.00x..WORM. V.,ON T E CONCEPTUAL STE PUN AS CONTIASIO A A� 55ID"0.L9DRESOD.E Y'"ATTA'c.RALt5175 PROJECTsr TEAM PARCEL 3 SOCO ^ __ _ MO PROJECT OWNER: mla'rM An PACE DROINERS SIC ARG .1ro ff TRACT 2502-18904. 93A 93 20 P CE 10 ARROYO QiA1.00 G SNORN OR THE T>HCEPTUAL SITE TUN AS C6'11A4YG A PROJECT ARCHITECT: sects STOTT 4.04WSE CO 9n OA4OL GREGORY D.SOTO-EIV-IN ENVIRONMENTS 92 AREA IAGSS Sr P.0 BOX 1592 ARROYO CPANOL G 934213421 • PARCEL 4 CONSULTANTS: 40.ON ME CU2EPNAL 92 Phil A6 C NTAD..0 A CIVIL ENGNEER: SDSME STORY 004036 E WN ATTA02O GARAGE q YOITOYw-ENL DESIGN sown..74.0 PARCEL 11 s2 AREA 17.408 9' 750 LA-2Lu RACE 451 00 IM OH®NAL Mx PLAN AS C4.IA4NNO A ARROYO ORANOC 93x0 Iwo sToRy ¢0.I¢AM 5n CAR A.ANO TAAA.I4 ' PRONE:(805)550--6575 DM.C.4, 22.2.s Y01005016042950601M00.0244 PARCEL 5 ATT.am MANN AAE A TATO.OM L ME PW1 AS CONTADD.0 A ALL APPLICABLE YiE 1064. SY.MOOT KOOFNCE MX AnACN[D GU.. Aro 0010,UPS 41:01A11. 92 ARG 09.137 Y M5 TINE 6 OEMIDP.F..." CODES IN EFFECT PARCEL 6 ALL CnISTOMPPT S... GORY TAN ITC 010141 ON M 0.003•1un SITE PVN AS 0,114Aa14-0• 01.a.PYAONC 0 1144 L SROM 29Dd1 ATM 60004 D OWAGE uE9uwCAL cct 2015 4 6111 ME 92 ARG 14551 4 DC C88VA 11Q C.C.Ale EIDDOe(1509 DC): DC GYDOWOAL 101onicre 20111 CAUFOLOPT MM.STANDAPITS COVE MIS asunNocatilsoc..ox le.GOMM.MTN OTC 1111..1.RY ST440•105'A101E AM.. OM ALL COT MOM 40 NNOM.AS OILY APPLY TO T.PROEM • SHEET INDEX T 1111.E SHEET • UTILITY NOTES 5.1 411E PUN-WEST PARCELS SLTE WORK v Y m � b q'� 5,2 417E PUN-EAST PARCELS 4 GREEN BUILDING CODE REQUIREMENTS roumni, 010..01.(4 a.9428... NrsS ,CIVIL DE4CN SOLUTION'DRAWINGS A+4 r..............•Am 11.1145 _ rrp.A..Yr.•••••q.r.14..+•.4 mMAm�rA� v... 1OF4 TENTAME014DETA TRACT MAP mems ^'o"wends,r 11.11..11�� .......... 2 OF 0 91E DETAILS ....................• ....."...... ▪ • r w rr� 11..01 ...ANA yPquuv.. 4 OF PRFLMINAf(Y GRADING 4'.1 s.es.vacs..4mv.e W..%0,a.mn•r�.....pe r, q•P a 4 OF 4 PRELIMINARY DRAINAGE CONCEPT ams•I r.Am.•'"rteU 0 m„m„ m...A.A....... 1,.w.m..,r,,.m 4.,� r....1...,.....„,............,,,,.,.......„ ei�'� Cl CONCEPTUAL GRADING PLAN yP.¢.w.P..A.r-rmn.r..q....m w r.rr rN�.I rro.tiw.a .mm P.a .ammm.....m .AD,.,MO TO �p 0...`5404 40.ammiu.s r mm.� a 10..97 r.r.m.N.NN2CANY 111 r en...meamt ..An •w. o1010970 su.....rPar.R...TOMOTA mnAam s s II,......:1...."�::....:...N ::_... -der . .. �r m«...��_m.. ••••••••,.............,01.101, ✓,.88-a.m�..... 08;:.x...:. •20111.. .on...�m..Lee mm ..a ...s.A.T...0..m..-w..-�r. .*•4 1*80.......O.r and 1 CONCEPTUAL MOMS DESIGN04005 1 414 ie..4.. ....p...~ser.4~.I...N m..P.nr .-.,.8 0.A..aAI 4.01. r m oars —O 2 CONCEPTUAL HOME DE905 2 .-.A4 ,9.....4......4...a a.r r mr.ar..8.� rm.Nr.gmmY A,....,..."°%19-44, '''9:17....===.72.W....*.... ;�m .nf 3 CONCEPTUAL MOUE DESIGN 3 e.y r.....-_. m m. >. II w A 11-UNIT PLAN OEVELOPEMENT FOR 0"5-15-17 LIV-IN ENVIRONMENTS 7 PACE HOMES. LLC 4,9A. BY _ ARCHITECTURE&SOUR SPACE HEATING PA 10X SISI s— T ARROYO-9001 CA GREGORY D. SOTO ARCHITECT ,� 555-501-s5D6 2 P.O.BOX 1392 ARROYO GRANDE CA 93421 PROJECT LCCON: a 164{ lb Lic.j Cf 4960 (805)481-1Ofifi STATE WI 01 Dr. • • --------z-r------ ----------r- _ 1 %p 85.14' 80.14' �'T-- 1 ' A~ 80.13' CORBETT CANYON CREEK € r PARCEL 1 80.13' 90.15' 19,704 SQ FT PARCEL 3 r m • S`�� 0.45 ACRES PARCEL 2 17 790 SQ FT 90.14' w s ,Dw 18,162 SQ FT 0.41 ACRES PARCEL 4 I yam. 0.42 ACRES 17,419 SQ FT PARCEL 5 `a 0.40 ACRES 19,152 SQ FT PARCEL 6 eeT • d0-YEAR FLOOD=134-DO 18,681 SQ FT I 00-YEAR FLOOD=135.00 0.44 ACRES 20. 1 I zi 1 • z I 100-YEAR FL00D=135.50 P00-YEAR FLOOD=136.00 0.43 ACRES y 111a. 1 i r ^ 10 n 100-YEAR FLOOD=136.00 m 100-Y •� VCINITY MAP I o 0=136.`50 daL, i i NCS N W SITE WORK somoraturlo A,♦♦rt ; eti `.!'♦1Frieli �►iiti�llir Scrl`lairiT�!�Wa %ice i`�`iltd. ♦ 1► �♦ an ca-���:+ -....•• ';a Trill °p,__=� - �.-- , .,t.14.,_11►�o c ,1►Iivic.,ti..`tok• i �1♦♦pook....t.�` AI..D......,.......r.r....,._..I kie . tVik ♦ , ;--;-_I ��i•_7 : No • 7-0------f_ -1C•�_-..i♦i♦♦, —ay ..r� rs, µ..�.,a-:a l►.. 11 ! o�...l ^��m , 1 I \ '• i' I ..rw m .o..u.wp 1 a, r..r....a .. I p 4 1 L�n I n.... .. e,• . i One Stor kiln j : J �� 11 • '� rt' " 3-cor garage v One StoryI 10 '+ O I , I1�1♦1'I Two Story, '� yr...r.... • ` Two Story, F. .. 0: One for t1 ," :: ...�.-A.D..w•./A..•..r..... 1,13-cor garage 1 P-car gorag. y i One StoryI .-cor goroge I .,.,.......P.D,._.t.+sw,.. 2-car garage , ♦ I , I PAD=139.50 2-cor garage 1 I.i ..........--..,..0........4.,........-.., Ej► PAD= O I 1_ pA ..,.._ .._w. PAD=139.v TM+ PAD=140.50 I .�,�\ D=141.0 I .� _ I PAD=141.0 :a•T► i ~�'.e. t t, 55' 1,1 ECM 1 • 1 1 I I C I I .,..r q✓wr.��.w I i i 85.00'9 . T 8000' I©»m.i i i t I© t I a I , .,200' ' ' �`� 90.00' ,,., ,J ......�.w......".w':::1... H0M" i.r.,..l..> ©60.90' I ;•7"�•�' -- J� %' C O I Y s .e.ry..wm.eh+AmmDuoaD..r....,. a ewe ma ID'— [wS 10 DPPG rAi P,n rt m¢ OO J ..m� .1.Ism...a...D 1, a ry..r HIGHWAY 227 ( HIGHWAY 227 _.~� ~+y UTILITY NOTES D, M.R. .4141 34▪ Pr ppl•flog.« .w,.... arse ....1 .•. , ..Du 1 •1.DO(.0w-1141 r}4�I.a,w.m.. rrb... - --- =111111 CONCEPTUAL SITE PLAN-FAST PARCELS_ _...-= �_•- - • ,::•.-_... SCALE: 1"=20•-0' ...._..r.a•...r.u.,.tl m.=. ;', rt 7 LEGEND SITE PLAN NOTES .rr.P.. � ALL bB/l6 B 0111311151113110 O IJ..sl PAVERS Y�6D-d-P��m,dc�.c',Intel b.• g1...u11.....n.h.w,N mAM RIZI. ,/ .I • �� V m /1M•.a..n.,m q� c�� .�.�ro` 1 ,.m..........1 �..r ear., /� it I —X an.0 oars.., .....*^"..0 lyn..rn v....r.�d.m.. awv '1'.v-Tw _r ,�®®e ''''''ED �Dm..��e a ars. a PYIE'P.(DWD SPACE.ORT-Y.PC.1WI D1001 03 • OR PDtRWIF PAVER •"•"0 I" 1D WAWA.PAS.BRI PEP WII x APw..A w elr.I..aw .O v6.D>rENTAt.DDS sm 1.10.11061.10.11A01/PC=rax aw,on .. la•.�o..•S.. DF9DN 00/06111E1 PPO�F B,1X 1.10111/00 CO OUTDOOR GARAGE LIGHT FIXTURE 2 '. P00 Weiway 4 WATT 'LED' Rw1,Acorn D .,• ,.r. N A 11-OM1'PLAN DEVELOPENENT FOR °vY 5-15-17 PEDESTAL MAILBOX 1' & • LIV—IN ENVIRONMENTS .71.- PACE HOMES, LLC ""®" °' ARCHITECTURE SOLAR SPACE HEATNCVII P.O.60X 519 q GREGORY D. SOTO ARCHITECT ', aDsOYO-001-33006 u S. I P.O.BOX 1392 ARROYO GRANGE,CA 03421 i PROJECT LOCATION: m U. 9`14960 (005)681-1055 STATE NYJY 227 1644 a ...A. 1 i _° y�1 e. N �Y T °1, 80.13' — _ . w�•r I! ' � PARCEL 8 �— 80.13 T-7240— `�� ,-- eP PARCEL 7 14,610 SQ FT PARCEL 9 to p5279 0.34 ACRES 15,881 SQ FT 1 PARCEL 10 16,210 SQ FT I ivl ' '� 0.37 ACRES 1 100-YEAR FL00D=138.00,cl 0.36 ACRES of 14,606 SQ FT 00-YEAR FLC0D=142.00 o w' I 0.34 ACRE a T VICINITY MAP 100-Y✓1R FL000=139.0^ 400-YEe FL009 140.x; 700-YEA,R FL00D=137.00w1 1 I z �' '`� IlkW ' i •'� SITE WORK 1 1 Ol Ilk �1• 1 p 1 PARCEL 11 _ _ 1 � • Alli �� ,`,,, -_ ; -- 27.265 SQ Fr.,....-- • T. ,.�..•..m. ... ..�... 1 I ��t '•t �i•_� _ . 0 V. .63 ACRES" •'/- �... t41� �=wmT A _ �������'�•1 ' ,i,,�,, V T. PAD--43.0 ' ,`�`+,�♦ `�A,�-�- _111,1► may. �• ,,a��� +� �����,+� Two Story, '/� u.. •• pd..........@s.. 1.���,�S44111�.f►9b4 ,�`11,,Uolg 1met sIt--0010,,� , ,,� 2-car-garage '� ..a,.......,....w..a•:':`..w°..' ���� >_)1�ric, ____ . ,__ ___:,_� r=y �:isto a• uk , ��® ; ,- , t �.a� a 1 0-...' i .: �R ""a p One Story, 11 i 1101 . _% J :: ...r..�.....a..... I 1 a.-d+.�uus�-vs..e. i One Story One Story One Story -ccs garage ii1 1{y' /�' .rte, N �1y�=,_ 2-cor orae 2-car garage 2-car gorag- - '�`^'�°"�""�"" _� J PPD^741,50 > PAO 14P.0 L PAD=142.5 /JJ/ P� Il.,„,1 ..`..,:��:�m..—....... garage 9 9 ° 10L- 11-1- 'ME -1 kr PAD=141.50 j,1 Op.cD'I �� x1 J_ , 1 .--- NSG ... ............. ..... rn �.nm,..aPMUM.. • ...• ...r4...,,.-a, nod^.,r. _. .,a._. ▪0snood .l UTILITY NOTES ..„..,,,,„,,,,,......0s.„ .+..IWO"...0 ot SITE__P�A\__EAST PACELS_ L� �.� ��L`.� _ 1 SCALE: l'.20"--0” ~'�,,, rr.."..n+r6.c Da6...� LEGEND • .....1....•..•Pa rm........ ,- .,.'»'f. '1 wwRs.6c^D.MUM MIME..mNOTES ro.a.•o....r,. .r SITE PLAN ..A 4l.10...•.......u. t —% .... p u..,PA4A6 Ito... C...<a °... �.,�.,K In D I ( u.a 60 MO mmo • ...„ ,__..., 9 b6'PAR6gD SA2 OR't-6CwPL,IIW 0➢0. • .. t .sd.%w OR P09.Go,L PAW1133 • ' ▪aro,-a l0. u: • mnibu.1.5%BN P01 R 1 l0.PP..d".Y O,,.b,enrt Y�DWtd)BAL ADOALi6 9d(NA906M60GgS56 FOR FAU LDf1 DwaE BAOt LV]I1Nc 11( e L64ttN I 4 Lands,or..,L .nt L OUTDOOR GARAGE LIGHT FIXTURE O aut.,Me /W�� DC 6. wm. ry W J14 WATT 'LED' , Panala Arecos p,,,,.,, A 11-UNIT PUN DE�ELOPD.IFNT FOR PEDESTAL MAILBOX O LIV—IN ENVIRONMENTS Po E HOMES, LLC unPK •. s-1s-t] ARCNITECIVRE h SOLAR SPACE HEATING401 ARROYO GRBOX ANDE,CA r� GREGORY D. SOTO ARCHITECT �N eas-Bm_seofi144 S.2 P.O.BO%1392 ARROYO GRANDE,CA 93421 PROJECT LOC4R06: m Us.N 014960 (805)481-1066 STALE NWY 22] 1644 - Si* e i1._�— 1 I I I I W 1 KliiNailVkVWIPWVILV"eillIllalg-Mre ,o a 410,14,01010„y".1e �'�,- .� L E GpE N D tl'Atti,.eee` ; SI -W.#1 �'ins!�1�►_ fiti :_e..ee- •etli`ei►e'lrkntIe`eei'`iTtik 4 ' IiAt i�,�j" �ry {{� __._110 _.a el.ii11.tiliwell mmmwe� aI :e\.�� �a� i\\` U ,1�+_�_i 1 ,fir,, f===1 --N-..4,1. e-` ,e�,,1 m. �11411# �•, i 4- ' o`�. I _,,ilk iP=_ - z I ` *-4 ,`a ,L�1�� I , 1 .. �. 1 • F.F 142.0 •:".4k21.‘ - F.F 141.86�" -/ -1 , I �i�,_ —`""`"� F.F 141.96 I 0 t Y it J 1 I - d 5I F.F 142.5 i F.F 142.68 1� t I II P • JtI 5 N KEY NOTES ' 51k 4--i I L--- ` - --1:.:';'+:: 1t a._.,•. :5 u 01Saa'SLI t :1 °! �I 1 • )---' .1— A `` --; \m 1 - 138 '•e iJ� CON CEP T U A L G R ADI N G PLAN SCALE: 1-=20•-O- I I it U 1 1 I 1411 I ' W I • ✓j '5 11v. et►eei �����te��!�d�.e�eA_uin-i..a�NpL_q�;eivs.--.l..=iw"ot''"r►��',+e�►�►en_o , • - 6�q F.F 145.2 11.e-erP.--- aural! .,i"I�9dr;a-.Q►ie, , - •=4-c e Y -4,01--- i i - --FS A A14 „.- Ali ,.�' .1_1 �'I '' , JV- ��I N. F.F 142.6 -1 i' - �� F.F 144.0 i T 11 ��� f {I S 1 ! 1 F.F 143.15 -I Fa. .F 143,151 /• a 1 F.F 143.6 ; �• 1 __ a=a t •'�:�a6fSFtic�i��i.�— k� i 'i \t` i 1 CO •- • i I •i;^ 1• i• i, i�^^139 SAO / // W CON CEP T U A L GRADING PLAN 1 SCALE: 1%.20•-0- 1 A 11-UNIT PLAN DEVELDPEMENT FOP s1 °�5-15-17 LIV—IN ENVIRONMENTS 4> PACE HOMES, LLC R(.0•6R(.0•6s - ARCHITECTURE t SOLAR SPACE HEATINGP.O.BOX 519 s'^' ARROYO GRANDE CA GREGORY D. SOTO ARCHITECT f1� 805-901-5806 Cl' I P.O.BOX 1392 ARROYO GRANDE CA 93421 PRO.ECT LOCATION: m U.A 014990 (1305)481-1066 STATE HWY 227 1644 a RW t:1 limo. 1. m LIJ m, ti... al 1 fi- - — ll ill-L—' -- %IL led (A ,-- _ __ F-°z w q , 4 �ip __ , �z�VOLi! (WEST) ELEVATION FRONT (NORTH) ELEVATION . Z Ng. L..1 Y a a q u.�` Z �'-'u .. ti�L'n \k� q —1111L- ‘111 JQ�as / \„ Y ._••• __ FLOOR PLAN -- - 1=1 11 P ll II 1:1 an EP-_n - ,..—., EXTERIOR EIFVAPON NOES 3. W.No puller REAR (SOUTH) ELEVATION SIDE (EAST) ELEVATION '•- � 1/8'-1•-O- u _-— 1/6--1•-°' (^:..--747.17:2=--- (7,7„...".,......o.o,.....m., II. Dimas vom ux AM:.111.01.3•1 CALM r- Iil.1.4I! _- 1 1:1 CONCEPTUAL DESIGN FOR i. A THREE BEDROOM, ONE STORY HOME W I `r''''i '4 SI zVl br I I II�'II SIMILAR BLDNG. FOOTPRINTS SHOWN ON LOTS #L #2, #4, �i 1 —:II �J -u #5 #7, #8, #9 & #,0 i=�sl •� ,��-'ry = _ J 2 TO 3 RAM PEN]NEJER FRIG[ O W000u 1 fV AREAS FOR CONCEPTUAL DESIGN: ^ m�mE` s. _{.1 "'� =•"r LIVING AREA=2079 SF <aa<man 1.-1 gra F?fiR-6-pus r:+ PENciNG='CTAasM.'ro O GARACE=687 SF ''.. 5-15-17 '1604 1 • L m ' H m 1.20.o. X w -_____ I 0 II.. • Irl [I a = -' , „ _o Iiv' I—�w ���..... w=u"UPPER FLOOR PLANO 2,,,c),./.1 d¢ NT /e=r_o 1SIDE (EAST) ELEVATION FRONT (NORTH) ELEVATION Z5NF a W a a th 1!• mi 1111 , SIDE (WEST) ELEVATION REAR (SOUTH) ELEVATION ftm 1/9'=F-0• I/H-= FLOORO O R PLAN C3 EXTERIOR ELEVATION NOTES 1/a 1 0 p _ ,-.-a.--* • gib„ CONCEPTUAL DESIGN FOR .A .ww.w.".,r cn.... E. • ..-:-7.3:-.=.. �, :....-6 — THREE—BEDROOM, TWO STORY HOME ..........--,....a. ' _:°�` SIMILAR FOOTPRINTS SHOWN ON LOTS#3 <w " Nig .i,,—,,,,,..,,,,,,...s.„... "mci a m..�. AREAS FOR CONCEPTUAL DESIGN: z='""''z ..�..m.m.wc.�e.w as LIVING AREA=+-2000 SF TwmQo.- (L'W(FLR= +-1232 SF) =U m4' ""^"" (UPPR FLR= +-775 SF) <aigma, GARAGE=+-430 SF __ CONC.PATIOS-4-140 SF '"5-15-17 r 164{_-_ SS12 N ., I E— a. x I p j - W 0 n l.I I - ,--. sr-7-'- lor.41 ! o_ ...„ 41 -- -4 I ITI I g ,t 7/11.A. .-=i" OM in, M �� " zsImlai , W z<a 9Q UPPER FLOOR PLANO O„ Q 0 p m REAR (EAST) ELEVATION FRONT (NORTH) ELEVATION 5o N ¢ 1/e-_I•-a- Z 1A Ad < . K J 4 zU>FU Ingo` > 111m— J<ccoJ .;. . .1E _ --� I47 r•_• —0 6 11 nlr I pp_ I- –"i_— .- F-_I.n1,IIIIIIII SIDE (SOUTH) ELEVATION FRONT (WEST) ELEVATION LOWER FLOOR P L AN 0 XT RICR ETEVATICN NOTES ❑' r.-... .vex un• fl/IV sour g CONCEPTUAL DESIGN FOR A s<55.ow mamma m.. 3—BEDROOM HOME WITH ATTACHED GRANNY w `- (.d.Im+ver j a.atgar.*a SIMILAR FOOTPRINT SHOWN ON LOT#11 124333 - Iii r'.�� • FOR CONCEPTUAL DESIGN SHOWN IN THESE DRAWINGS: I j g166'S! LIVING AREA STUDIO-+-230 SF a6g�Q e. a.ur LIVING AREA MAIN RES.=+-2050 SF aO.i`4217. (LWR FLRe+-1500 SF) °r.......5.<15 '•"�"°� (UPPR FLR=+-1550 SF) ' 5-15-17 r.r.w. -..c rout 2-CAR GARAGE=460 SF "" IbM LEGEND -- PRLPENTY BOUNDARY RIGHT O'WAY ERVING WO YEAR FLOOD LOUT POR DRAINAGE CALCULATIONS \``\ - - PROPOSED 700 TEAR ROOD UWT PER DRAINAGE CALCULA IONS ._` ------------- 100 YEAR ROOD UY(r PER CURRENT PdA YAPS _�.�-\ _._.___._._._._._._._._ E?r57WG OYER1rfAD U7/1RIE5 \ ` PROPOSED GROUND CONTOUR tarsnvG matriw +muR PER Rrzo,svRlErs BY CDS zm1 zm+ :NT u'rsRvw r mm• Tom- - _-I --=---- _) `'•. f 0717,7,11 126 \ r��__- �� I _-` \-moi -_� HO ROAD ///� t Tf11Y (ir '•`/ 1R1/.4 I OO]-T!1_@9 l SSW/ SAN TART gNIIi CGE •`` \ _ �4a1 __-_--_ r O HIM PLN.4\ - 1---___-- - _ y 9 Mg 7e 007-�1-o`3. 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' '> ._ c, s f�,e 13� ,+''C 'sy : �a`,454 a Vesting Tentative Tract Map 13-002 (Tract 2985) & Planned Unit Development 13-002 Corbett Canyon Road/Highway 227 August 2017 Page 1 of 51 EXHIBIT D Architectural Design Guidelines for a Plan Unit Development on Tract 2985 Corbett Canyon Road and Highway 227 Arroyo Grande, California Proposed by Scott and Dan Pace Prepared by Gregory Soto, Architect May 14, 2017 PLANNED UNIT DEVELOPMENT STANDARDS 1. Permitted and Conditionally Allowed Uses: Single Family 2. Development Code General Provisions: Unless otherwise provided as part of the Tract 2985 Specific Plan all provisions of the Single Family (SF) designation and zone, as defined in the General Plan and Development Code of the City of Arroyo Grande shall be applicable within this Tract, 3, Building Envelope: Each Parcel contains a building envelope for the positioning of a single family residence and all other structures. The envelope is determined by the setback requirements identified in these guidelines. No structures shall occur outside the designated building envelope for each lot. (See Illustrative Typical Site Example, Page 6 of 6) 4. Minimum yards: a. Front Yard Setback: All Parcels are orientated such that they have their front yards and garage access facing west toward the creek. The Front Yard setbacks for the homes are determined from the new drive along the creek to be setback a minimum of 10 feet from the drive in addition to a 35 foot setback to top of creek bank. Garages shall be setback 20 feet from the new drive to allow for guest parking, b. Rear yard/Highway 227 setbacks: The minimum street yard building setback to highway 227 shall be a variation in setback of 15 to 20 feet. c. Interior side yard setbacks: Shall be 5 feet for single story and two story buildings. Adjacent to private driveway entrance shall be 5 feet. d. Exceptions: Architectural features such as roof eaves, bay windows, steps and chimneys may project into required yards as provided in the City's Development code. 5. Maximum lot coverage: Shall be 50% 6. Maximum building height: Shall be 25 feet 7. Maximum Floor Area Ratio: Shall be 0.5, including garages 8. Easements: No building shall occur where easements are designated for public utilities. Parcels which have easements shall maintain and keep easement areas clear for future access and maintenance of utilities. 2 9, No RV, boat or automobile storage in yards. ARCHITECTURE DESIGN GUIDELINES Homes shall incorporate Mediterranean, Craftsman and Ranch Style homes with features that include: o Front Orientation toward the private drive with front porches, garage, and front entry doors orientating toward the creek. o Garages to setback a minimum of twenty feet from driveway allowing for additional guest parking, Additional parking in front of yards shall use decompose granite or permeable pavers. • o Driveways are encouraged to be colored and textured where they can also function as private patio, play space, or outdoor living space, o A variety of one and two story homes intended to create a diverse neighborhood rather than a uniform tract-like style, All homes are intended for resident ownership, each with a minimum of three to four bedrooms, two baths, and two car garages. Building Materials- Consistent use of stucco or masonry or horizontal painted wood or composite material siding are encouraged as exterior sliding materials. Concrete or clay tile, slate, or heavy composition shingles are encouraged as roofing materials. (Wood shake or shingles are prohibited for fire safety). Heavy timber, tile, or wrought iron is encouraged as accent materials. Color- Coordinated use of earth tone colors complemented by compatible accents, shading, landscaping, and lighting will provide for diversified design character. Uniform color of adjoining houses is discouraged. Accent or trim colors should energize the visual character, using warm hues. No colors, basic or accent, shall be garish and no more than two basic colors shall be used on a single building mass. Similarly,not more than two accent colors shall be used on any building. There is no limit to the number of neutrals that may be used on any building. Architectural Details- Architectural design details that interpret the styles previously mentioned are as follows but are not limited to: o Multi-pane vertical shaped rectangular and/or arched window,recessed, or with framed relief. Windows may be grouped. o Fireplace chimney trim and cap details and shapes which reflect the roof or window shapes or include material changes, tile or trim, and color variations. o Roofs which include eve extensions or trellises, arbors, or roofed porch elements to accent and shelter primary entrance doors. 3 o All rooms to incorporate the use of windows, clearstories, skylights, flat solar tubes, or French/patio doors to maximize the use of natural light. o Diversity of roof pitches and materials which generally avoid flat or shed roofs or parapet wall, and favor hip or gable roofs reflecting design styles previously recommended. o Distinctive and readable housing numbers located near the primary entrance and lit at night for visibility from the private drive. o Side yard attached or rear yard detached double garages with double doors or single doors on each side, consistent with the architectural character of the residence. o Minimum hardscape and maximum landscape in the required front and street side yards, including special driveway treatments such as grass-crete, wheel strips' single wide ramps and aprons, gravel or patterned concrete, stone or permeable pavers, o Window, door and openings shall incorporate trim of 4" in width or more. o Windows that face Hwy 227 shall be triple-pane. Fencing 1. Materials: Wood, decorative masonry, split rail (wood or PVC). No chain link is acceptable. 2, Height: Maximum height shall be 6' and 3' located within front yard setbacks. 3. Design; Wood fences with alternating panels between parcels as to not leave one parcel with fence posts and run exposed to a single parcel owner. 4 Landscaping A variety of landscapes materials shall be used to create individual interest between lots (i,e the same plant pallet shall not be used on multiple lots). Landscaping shall adhere to the California Model Water Efficiency Landscape Ordinance (MWELO) requirements. Plant selection shall consider varying scale and size to fit the property and provide diversity design. Emphasis shall be placed on attractive landscaping in the backyards which are visible from Highway 227, STATEMENT OF WATER CONSERVING IRRIGATION The following principles of irrigation design utilized on this project are directed specifically as conserving water and improving the efficiency of the irrigation system, o All irrigation shall be dripline emitters no overhead spray heads will be used o Irrigation hydrozones shall be adjusted according to water needs and weather o Utilization of irrigation system master valve o Utilization of irrigation system "Smart Controller" with water budgeting feature o Utilization of irrigation system flow sensor o Utilization of rain shut-off device connected to irrigation controller To help maintain the irrigation efficiency as intended in the design. Irrigation system shall be tested and maintained on a monthly basis by the maintenance, WATER CONSERVATION NOTES The following water conservation techniques shall be employed in this project o Water conserving plants defined as "Low"or"Very Full"in the "Water Use Classification of Landscape Species" (WUCOLS IV University of California cooperative extension) shall be utilized in 80% of the total plant area. o Irrigation system shall be separate into distinct hydrozones based on plant material types, Exposure and orientation, o Soil amendments and much shall be utilized to improve water holding capacity of the soil. o Automatic irrigation system shall utilize"Smart Controller"technology with water budgeting features to adjust water application based on soil moisture and/or local weather data o Lawn not to be used. 5 ' . • CREEK PL PL • I --I-- I X I I : I • \ ,-----)\ A \ \ \ V \ -•\ --\.0 1 cip' , i''' ---_,,,.,..\.•._ _\_s.:,\_---Ll'_'\_.H .BARKING. ._ _____ _ __;\__\---, _,...)\\ TRASHNTkINER\S • --VI_ 4 .,,,,\__'_\ ____ ___—_-__=,... --._ _. _ ___ __. .\ 4.-- \ \\ \-\\- \\,...--\ :...: .;.:..1...:4:::i FRONT YARD L 0, \....-- :.,.: :..::: . 15 I 0 ..::.....,' :.,• .. .. \c" \4-- \ ••1.... 1 , I \,, k\ LI\ I . 1 0--.0" TYP5' HI. 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