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PC R 19-2317 RESOLUTION NO. 19-2317 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING AN ADDENDUM TO THE CREEKSIDE CENTER ENVIRONMENTAL IMPACT REPORT AND PLANNED UNIT DEVELOPMENT CASE NO. 18-001; APPLICANT — DB&M PROPERTIES, LLC; LOCATION — 415 EAST BRANCH STREET (THE CREEKSIDE PROJECT) WHEREAS, the City Council approved Vesting Tentative Tract Map No. 04-004 and Planned Unit Development No. 04-001 on September 25, 2007, on appeal, to reconfigure twenty-three (23) existing parcels into nineteen (19) parcels and to construct a commercial retail, office and residential development; and WHEREAS, through previous State and City extensions, the Creekside Project remains an active entitlement; and WHEREAS, the applicant has submitted an application to amend the Planned Unit Development for Phase 3 of the Creekside Center project to add eight (8) additional residential units to the project, changing the housing format from detached, individually owned units to four (4) for rent quadplex units; and .WHEREAS, the Architectural Review Committee considered the project on December 19, 2018 and recommended approval of the project as proposed; and WHEREAS, the Planning Commission has reviewed the project in compliance with the California Environmental Quality Act(CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA; and WHEREAS, the Planning Commission has reviewed the addendum to the Final Environmental Impact Report and agrees with the addendum's conclusions that the proposed project is consistent with the environmental impacts studied and presented in the Final Environmental Impact Report; and WHEREAS, the Planning Commission has reviewed the project at a duly noticed public hearing.on February 19, 2019; and WHEREAS, the Planning Commission finds, after due study, deliberation, and public hearing, that the following circumstances exist: Planned Unit Development Permit Findings: 1. The proposed development is consistent with the goals, objectives, and programs of.the general plan and any applicable specific plan. The revision to Phase 3 of the previously approved Creekside Center Mixed Use Project to allow an increase in the number of residential units from eight (8) to sixteen (16) is consistent with Objective LU6 and Polices LU6-1, LU6-5, LU6-7, LU12-5, CT4-1, A.1, and A.5 of the Land Use, Circulation, and Housing Elements RESOLUTION NO. 19-2317 PAGE 2 of the Arroyo Grande General Plan, respectively. 2. The site for the proposed development is adequate in size and shape to accommodate said use and all yards, open spaces, setbacks, walls and fences, parking areas, landscaping, and other features required by the Development Code. Phase 3 of the previously approved Creekside Center Mixed Use Project is of sufficient size and shape to accommodate the increase in the number of residential units from eight (8) to sixteen (16) and through reciprocal parking and access agreements will accommodate additional parking, landscaping, and access required by the Arroyo Grande Development Code. 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. Phase 3 of the previously approved Creekside Center Mixed Use will utilize the previously approved points of ingress and egress, including the primary ingress to Phase 3 from Le Point Street and ingress and egress to Crown Hill Street. The site also has adequate access for emergency response as recommended by the Staff Advisory Committee. 4. Adequate public services exist, or will be provided in accordance with the conditions of the development plan approval, to serve the proposed development; and that the approval of the proposed development will not result in a reduction of public services to properties in the vicinity so as to be a detriment to public health, safety, and welfare. The provisions for public services, including water, sanitation, and public utilities were evaluated through the Environmental Impact Report prepared for the entire Creekside Center Project and it was determined that adequate public services will be available. This determination was maintained through the Addendum to the Environmental Impact Report prepared for the proposed project. 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 multiple-family and single-family residential uses in the surrounding area. The revision to Phase 3 of the Creekside Center Project will convert some of the approved single family residences into multi-family residences at a density acceptable for the entire project site and will not have substantial adverse effects on surrounding properties. 6. The improvements required, and the manner of development, adequately address RESOLUTION NO. 19-2317 PAGE 3 all natural and man-made hazards associated with the proposed development of the project site, including, but not limited to, flood, seismic, fire and slope hazards. The project and all private and public improvements have been designed and conditioned to be constructed in a manner that will adequately address all natural and man-made hazards associated with the proposed development of the project site. 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 revision to Phase 3 of the previously approved Creekside Center Mixed Use Project to allow an increase in the number of residential units from eight (8) to sixteen (16) in an attached, multi-family configuration allows the overall site density to be accommodated more efficiently than would have been achievable through conventional development standards. 8. The proposed development complies with all applicable performance standards listed in Development Code Section 16.32.050. The revision to Phase 3 of the previously approved Creekside Center Mixed Use Project, and designed and conditioned, complies with all applicable standards of the Arroyo Grande Development Code. NOW,THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves the Addendum to the Creekside Mixed-Use Center Environmental Impact Report (SCH No. 2001091085) as set forth in Exhibit "B", attached hereto and incorporated herein by this reference and approves Amended Planned Unit Development 18-001 as set forth in Exhibit"C", attached hereto and incorporated herein by this reference, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion of Commissioner Martin, seconded by Commissioner Sage, and by the following roll call vote, to wit: AYES: Martin, Sage, Maraviglia NOES: Montes ABSENT: Schiro the foregoing Resolution was adopted this 191h day of February, 2019. RESOLUTION NO. 19-2317 PAGE4 GLENN MARTIN, CHR ATTEST: PATRICK HOLUB SECRETARY TO THE COMMISSION APPROVED AS TO CONTENT: TERESA MCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. 19-2317 PAGE 5 EXHIBIT "A" CONDITIONS OF APPROVAL AMENDED PLANNED UNIT DEVELOPMENT 18-001 (FORMERLY PLANNED UNIT DEVELOPMENT NO. 04-001) APPLICANT— DB & M PROPERTIES, LLC; LOCATION —415 EAST BRANCH STREET COMMUNITY DEVELOPMENT DEPARTMENT GENERAL CONDITIONS This approval authorizes a modification to project phasing and density for for Vesting Tentative Tract Map No. 04-004 and Planned Unit Development No. 04-001 to construct a commercial retail, office and residential development. The project is approved to be phased as follows: Phase I — the former Brown property containing the warehouse and two residences; Phases II and III — development of the residential areas; and Phase IV— development of the commercial area, all as shown on Exhibit "B" attached hereto and incorporated herein. Conditions that do not indicate a specific phase apply to all four phases. Conditions not applicable to Phase I are based on the assumption that there is no proposed change of use to existing structures. Conditions pertaining to Public Improvements may be phased, if feasible to the satisfaction of the City Engineer. 1. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 2. The applicant shall comply with all conditions of approval for Vesting Tentative Tract Map 04-004 and Planned Unit Development 04-001. 3. Vesting Tentative Tract Map No. 04-004 and Amended Planned Unit Development No. 18-001 shall automatically expire on February 19, 2021 unless the final map for all four phases is recorded. The final map is no longer eligible for time extensions due to previous extensions given to the map. 4. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of February 19, 2019 and marked Exhibit "B", attached hereto, except as modified by these conditions of approval. 5. The applicant shall, as a condition of approval of this tentative map application, defend, indemnify and hold harmless the City of Arroyo Grande, its present or former agents, officers and employees from any claim, action, or proceeding against the City, its past or present agents, officers, or employees to attack, set aside, void, or annul City's approval of this subdivision,which action is brought within the time period provided for by law. This condition is subject to the provisions of Government Code Section 66474.9, which are incorporated by reference herein as though set forth in full. RESOLUTION NO. 19-2317 PAGE 6 6. The PUBLIC IMPROVEMENTS for Le Point & Crown Terrace; to include curb, gutter, sidewalk, and retaining walls, shall be completed prior to the start of internal building construction. 7. All plan sets, Architectural and Engineering, to be submitted together. SPECIAL CONDITIONS _8. PUBLIC IMPROVEMENTS: The two (2) Coast Live Oak trees and the Canary Island Date Palm shall be transplanted to a suitable location on or off-site, as recommended by the arborist report prepared by Carolyn Leach dated September 1, 2006. 9. PHASE IV: Consistent with MM 4.3.30, an open space agreement and twenty-five foot (25') creek easement measured from top of bank shall be recorded on the property. No development shall occur within 25' creek setback area. A trail easement shall also be recorded within the creek setback area. A homeowners association shall be responsible for maintaining the creek easement area. 10. PHASES III & IV: The applicant shall provide two (2) on-site affordably restricted housing units to be sold to moderate-income qualified families. Prior to recording the final map the applicant shall enter into an agreement, in a form approved by the City Attorney, whereby the applicant agrees on behalf of itself and its successors in interest to maintain the affordability of the units for thirty (30) years or longer, as well as other terms and conditions determined to be necessary to implement this condition. 11. AFTER ALL PHASES ARE COMPLETED: There shall be a "look back" provision to determine whether a gate is necessary between the commercial and residential uses two (2) years after the project has been constructed. The applicant shall install a gate at its expense. 12. PHASES III & IV: Storage cabinets within the garages shall be elevated to reduce the risk of damage during a flood event, as determined by a flood study. NOISE 13. Construction activities shall be restricted to the hours of 7:00 AM to 5:00 PM Monday through Friday. There shall be no construction activities on Saturday or Sunday. DEVELOPMENT CODE 14. Development shall conform to the Village Mixed Use (VMU) zoning requirements except as otherwise approved. 15. All fences and/or walls shall not exceed six feet (6') in height unless otherwise RESOLUTION NO. 19-2317 PAGE 7 approved with a Minor Exception or Variance application. 16. The developer shall comply with Development Code Chapter 16.20, "Land Divisions". 17. The developer shall comply with Development Code Chapter 16.64, "Dedications, Fees and Reservations." PRIOR TO ISSUANCE OF GRADING PERMIT 18. All walls, including screening and retaining walls, shall be compatible with the approved architecture and Development Code Standards, and shall be no more than 3 feet in height in the front setback area, subject to the review and approval of the Community Development Director. PRIOR TO ISSUANCE OF A BUILDING PERMIT 19. PUBLIC IMPROVEMENTS: The Architectural Review Committee (ARC) shall review and approve the final Crown Terrace guardrail/handrail design placed on top of required retaining walls and historic markers. 20. PHASES II-IV: The ARC shall review and approve the final architectural drawings, including exterior building colors and materials, final landscape plan with historic railroad elements. 21. PHASES II-IV: The applicant shall obtain approval for a Planned Sign Program consistent with the Development Code and the Design Guidelines and Standards for:Histor-ic Districts. PRIOR TO RECORDING THE FINAL MAP 22. PHASES II-IV: A landscaping 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 landscaping plan shall include the following for all public street frontages and common landscaped areas: a. Tree staking, soil preparation and planting detail; b. The use of landscaping to screen ground-mounted utility and mechanical equipment; c. The required landscaping and improvements. This includes: (1) Deep root planters shall be included in areas where trees are within five feet (5') of asphalt or concrete surfaces and curbs; (2) Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants and mulches shall be incorporated into the landscaping plan; and (3) All slopes 2:1 or greater shall have jute mesh, nylon mesh or equivalent material. (4) An automated irrigation system. RESOLUTION NO. 19-2317 PAGE 8 PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY 23. All fencing shall be installed. 24. The applicant shall submit final Covenants, Conditions and Restrictions (CC&Rs) that are administered by a subdivision homeowners' association and formed by the applicant for common areas within the subdivision. The CC&Rs shall be reviewed and approved by the City Attorney and recorded with the final map. PUBLIC WORKS DEPARTMENT CONDITIONS 25. PUBLIC IMPROVEMENTS: The existing Cypress trees along Crown Terrace shall be removed in the northeast corner of the site. The other Cypress trees shall be thinned or removed, as determined to be necessary by an arborist study. 26. The applicant shall comply with the provisions of Ordinance 521 C.S.,the Community Tree Ordinance. 27. Linear root barriers shall be used throughout the project to protect all sidewalks. 28. PHASES II-IV: All street front trees shall be 24-inch box and shall be located a minimum of one (1) tree for every fifty feet (50') of street frontage. The ARC shall review and approve the final landscape plan. 29. PHASES II-IV: The applicant shall comply with the latest edition of the California Green Building Code. BUILDING AND FIRE DEPARTMENT CONDITIONS 30. PHASES II-IV: The project shall comply with the most recent editions of the California State Fire and Building Codes and the Uniform Building and Fire Codes as adopted by the City of Arroyo Grande. 31. PHASES II-IV: The project shall comply with State and Federal disabled access requirements at public areas. 32. PHASES II-IV: Prior to map recordation, the applicant shall show all setback areas for each lot on the tentative tract map. FIRE LANES 33. PHASES II-IV: Prior to issuance of a certificate of occupancy, all fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. RESOLUTION NO. 19-2317 PAGE 9 FIRE FLOW/FIRE HYDRANTS 34. PHASES II-IV: Project shall have a fire flow in accordance with the California Fire Code. 35. PHASES II-IV: Prior to bringing combustibles on site, fire hydrants shall be installed, and be operational per Fire Department and Public Works Department standards. Add an additional hydrant in the dead end street portion on the west side oflots 6 & 7. 36. PHASES II-IV: Prior to occupancy, the applicant must provide an approved "security key box", per Building and Fire Department guidelines and per the California Fire Code. FIRE SPRINKLER 37. PHASES II-IV: Prior to occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 38. PHASES II-IV: 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. OTHER APPROVALS 39. PHASES II-IV: Prior to issuance of a building permit, County Health Department approval is required for well abandonment if applicable. 40. PHASES II-IV: Project must comply with Federal and local flood management policies. Prior to approval of PHASE III, the applicant must provide FEMA no rise certification. 41. PHASES II-IV: Any review costs generated by outside consultants, shall be paid by the applicant. SPECIAL CONDITION(S) 42. PHASES II-IV: The applicant shall provide entrance directories, with addresses for Fire & Emergency responders, including private street names. ENGINEERING DIVISION CONDITIONS All Engineering Division conditions of approval as listed below are to be complied with prior to recording the map or finalizing the permit, unless specifically noted otherwise. RESOLUTION NO. 19-2317 PAGE 10 43. Fees - The applicant shall pay all applicable City fees at the time they are due. (For your information, the "Procedure for Protesting Fees, Dedications, Reservations or Exactions"is provided below). 44. Fees to be paid prior to plan approval: a. Map check fee. 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. 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 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 RESOLUTION NO. 19-2317 PAGE 11 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. SPECIAL CONDITIONS 45. PUBLIC IMPROVEMENTS: Underground all existing overhead utilities, more specifically the following poles and associated overhead lines, shown graphically in Exhibit A: a. Pole 2197, near the dead end of Le Point Street. b. Pole 440, at the corner of Le Point and Crown Terrace. c. Pole 524, at the corner of Crown Hill and Crown Terrace. d. Pole 139, along Crown Terrace. e. Unknown Pole Number, along Crown Terrace. 46. PUBLIC IMPROVEMENTS: Construct Le Point Street adjacent to the northern 111 project boundary to the following design standards: • 20 feet street width from curb to centerline of street from the project side. ▪ 6 feet wide concrete sidewalks on the project side with concrete curb and gutter. • 25 mile per hour design speed. ■ TI of 6.5. 47. PUBLIC IMPROVEMENTS: Construct Crown} Terrace adjacent to the eastern project boundary to the following design standards: • 12 feet street width from curb to centerline of the street from the project side. • 6 feet wide concrete sidewalks with concrete curb and gutter on the west side of the street. ® "No Parking" on both sides of the street. • 25 mile per hour design speed. • TI of 6.5. ▪ Complete submittal of plans will include plans for retaining wall adjacent to Crown Terrace, designed by a registered Civil or Structural Engineer. 48. PUBLIC IMPROVEMENTS: Remove and replace any broken curb, gutter and sidewalk along Crown Hill and East Branch Street. 49. PUBLIC IMPROVEMENTS: Install a pedestrian ramp at the corner of Crown Hill and East Branch Street. 50. PUBLIC IMPROVEMENTS: Overlay Crown Terrace with 1 I/" asphalt concrete. RESOLUTION NO. 19-2317 PAGE 12 Grind the perimeter of the overlay as a wedge 2'tall by 5'wide to facilitate matching to existing grades. 51. PUBLIC IMPROVEMENTS: Complete half of the cross gutter and spandrel at the northwest corner of Le Point Street and Crown Terrace. 52. PUBLIC IMPROVEMENTS: Analyze the intersection of Crown Terrace and Le Point Street for traffic control improvements and install an all-way stop, and any other improvements as are deemed necessary by the Community Development Director. Sidewalk and ADA improvements shall be installed as necessary. 53. PUBLIC IMPROVEMENTS: The applicant shall make all necessary welded connections to the steel sanitary sewer main and slip line the main and welded stub laterals 54. PUBLIC IMPROVEMENTS: Upgrade the storm drain system along Le Point Street to City Standards, complete with fossil filters. 55. PUBLIC IMPROVEMENTS: Remove and replace the drop inlet along the property frontage of Crown Hill with a new City standard drop inlet. 56. PHASE III: Extend an 8" main through the site to connect to the main underneath Le Point Street and Crown Hill. 57. PHASES I & II: Install decorative streetlights along Crown Hill to match existing light standards in the Village along East Branch Street. The minimum lighting required by the Police Department shall be used. Streetlights along Crown Terrace and Le Point Street shall be shielded to direct light downwards, and shall be shorter than standard streetlights. The ARC shall review and approve the final lighting plan. 58. Parking for existing businesses on the site shall not be blocked during construction. 59. PHASES II-IV: Dust shall be controlled on site during construction. 60. PHASE IV: The pedestrian path adjacent to the creek shall be made of 4" thick decomposed granite (dg) with a minimum of 6" redwood header. 61. Distinctive marking, such as stamped concrete, shall be used to indicate a pedestrian path across the parking area linking the pedestrian path adjacent to the creek to East Branch Street. For PHASE I, a pedestrian easement shall be shown on the final map between lots 17 and 18 from the parking area to East Branch Street. 62. PHASES II-IV: A bike rack containing six (6) bicycle spaces shall be installed in both the residential and commercial components of the project for a total of twelve (12) bicycle spaces (three spaces per phase). RESOLUTION NO. 19-2317 PAGE 13 63. PHASES III & IV: The residential portion of the project shall have primary access from Le Point Street. 64. PHASES II-IV: Project site drainage shall drain directly to the creek. Site drainage shall be filtered prior to entering the creek. Energy dissipation shall be provided for at the creek outfall. Bioswales shall be used where appropriate, as approved by the California Department of Fish and Game and the U.S. Army Corps of Engineers. Discharge to the creek shall be in the direction of flow. GENERAL CONDITIONS 65. PHASES II-IV: Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or as directed by the Director of Community Development or the Director of Public Works. 66. PHASES II-IV: Perform construction activities requiring City inspection during normal business hours (Monday through Friday, 7 A.M. to 5 P.M. excluding City holidays) for inspection purposes. 67. Prior to placing the final map on the City Council Agenda, the following items shall be submitted and approved: a. Final map signed. b. PHASES II-IV: Improvement Securities. c. Fees paid. d. PHASES II-IV: Inspection agreement signed. e. Subdivision improvement agreement signed. f. Tax certificate. g. Project CC&Rs or maintenance agreements. - - - IMPROVEMENT PLANS 68. PUBLIC IMPROVEMENTS: All public improvements shall be completed prior to the other phasing of the project. 69. PHASES II-IV: All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. 70. PHASES II-IV: Submit four (4) full-size paper copies and one (.1) full-size mylar copy of approved improvement plans for inspection purposes during construction. 71. PHASES II-IV: Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director. One (1) set of mylar prints and an electronic version on CD in AutoCAD format shall be required. 72. PHASES II-IV: The following Improvement plans shall be prepared by a registered Civil Engineer and approved by the Engineering Division: RESOLUTION NO. 19-2317 PAGE 14 a. Grading, drainage and erosion control. b. Street paving, curb, gutter and sidewalk. c. Public utilities. d. Water and sewer. e. Landscaping and irrigation. f. Any other improvements as required by the Director of Public Works. 73. PHASES II-IV: The site plan shall include the following: a. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. b. The location, quantity and size of all existing and proposed sewer laterals. c. The location, size and orientation of all trash enclosures. d. All existing and proposed parcel lines and easements crossing the property. e. The location and dimension of all existing and proposed paved areas. g. The location of all existing and proposed public or private utilities. 74. PHASES II-IV: Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 75. Any landscape and irrigation within the public right of way require plans that shall be approved by the Public Works and Community Development Departments. WATER 76. PHASES II-IV: Whenever possible, all water mains shall be looped to prevent dead ends. The Director of Public Works must grant permission to dead end water mains. 77. PHASES II-IV: Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 78. Each parcel shall have separate water meters. Duplex service lines shall be used if feasible. 79. PHASES II-IV: Lots using fire sprinklers shall have individual service connections. If the units are to be fire sprinkled, a fire sprinkler engineer shall determine the size of the water meters. 80. PHASES II-IV: Existing water services to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 81 . PHASES II-IV: The applicant shall complete measures to neutralize the estimated increase in water demand created by the project by either: a. Implement an individual water program consisting of retrofitting existing high-flow plumbing fixtures with low flow devices. The calculations shall be submitted to the Director of Public Works for review and approval. The proposed individual water program shall be submitted to the City Council RESOLUTION NO. 19-2317 PAGE 15 for approval prior to implementation; OR, b. The applicant may pay an in lieu fee of$2,200 for each new residential unit. 82. PHASES II-IV: Install fire hydrants to Public Works and Building and Life Safety Division requirements. SEWER 83. PHASES II-IV: Each parcel shall be provided a separate sewer lateral. 84. All sewer laterals must connect to City sewer mains. 85. PHASES II-IV: All new sewer mains must be a minimum diameter of 8". 86. PHASES II-IV: All sewer laterals within the public right of way must have a minimum slope of 2%. 87. • PHASES II-IV: All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. 88. PHASES II-IV: Existing sewer laterals to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 89. PHASES II-IV: Obtain approval from the South County Sanitation District for the development's impact to District facilities. PUBLIC UTILITIES 90. PHASES II-IV: Underground all new public utilities in accordance with Section 16.68.050 of the Development Code. 91. PHASES II-IV: Under ground all existing overhead public utilities on-site and in the street in accordance with Section 16.68.050 of the Development Code. 92. PHASES II-IV: Underground improvements shall be installed prior to street paving. 93. PHASES ll-IV: Submit all improvement plans to the public utility companies for approval and comment. Utility comments shall be forwarded to the Director of Public Works for approval. 94. Submit the Final Map shall to the public utility companies for review and comment. Utility comments shall be forwarded to the Director of Public Works for approval. 95. PHASES II-IV: Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. RESOLUTION NO. 19-2317 PAGE 16 96. PHASES II-IV: All public utility plans shall be submitted to the Director of Public Works for review and comments. STREETS 97. PHASES II-IV: Obtain approval from the Director of Public Works prior to excavating in any street recently over-laid or slurry sealed. The Director of Public Works shall approve the method of repair of any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal. 98. PHASES II-IV: All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned and filled with epoxy. 99. PHASES II-IV: All street repairs shall be constructed to City standards. 100. PHASES II-IV: Street structural sections shall be determined by an R-Value soil test and TI, but shall not be less than 3" of asphalt and 6" of Class II AB. 101. PHASES II-IV: Overlay, slurry seal, or fog seal any roads dedicated to the City prior to acceptance by the City may be required as directed by the Director of Public Works. CURB, GUTTER, AND SIDEWALK 102. PHASES II-IV: Utilize saw cuts for all repairs made in curb, gutter, and sidewalk. 103. PHASES II-IV: Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. GRADING 104. PUBLIC IMPROVEMENTS: Submit all retaining wall calculations, prepared and stamped by a structural engineer, for review and approval by the City Engineer for walls not constructed per City standards. 105. PHASES 11-IV: Perform all grading in conformance with the City Grading Ordinance. 106. PHASES II-IV: Submit a preliminary soils report prepared by a registered Civil Engineer and supported by adequate test borings. All earthwork design and grading shall be performed in accordance with the approved soils report. • DRAINAGE 107. PHASE III: Ensure Phase III drainage complies with Post Construction Requirements 108. PHASES II-IV: All drainage facilities shall be designed to accommodate a 100- year storm flow. RESOLUTION NO. 19-2317 PAGE 17 109. PHASES II-IV: All drainage facilities shall be in accordance with the Drainage Master Plan. 110. PHASES II-IV: The project is in Drainage Zone "B" and will require runoff to be directed to the creek. Per Drainage Zone "B" requirements, post construction runoff cannot exceed preconstruction runoff. 111. PHASES II-IV: Submit detailed drainage calculations for review and approval by the City Engineer. POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 112. PHASE III The Applicant shall develop, implement and provide the City a: 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 Operation 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 Notification 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). 113. PHASE II-IV: Prior to the issuance of a grading permit, the developer shall submit one (1) copy of the final project-specific Storm Water Pollution Plan (SWPPP) consistent with the Regional Water Quality Control Board (RWQCB) requirements and shall comply with RWQCB Construction General Permit. DEDICATIONS AND EASEMENTS 114. All easements, abandonments, or similar documents to be recorded as a document separate from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard forms, and shall include legal descriptions, sketches, closure calculations, and a current preliminary title report. The applicant shall be responsible for all required fees, including any additional required City processing. 115. PHASES II-IV: Abandonment of public streets and public easements shall be listed on the final map of parcel map, in accordance with Section 66499.20 of the Subdivision Map Act. 116. PHASES II-IV: Street tree planting and maintenance easements shall be RESOLUTION NO. 19-2317 PAGE 18 dedicated adjacent to all street right of ways. Street tree easements shall be a minimum of 10 feet beyond the right of way, except that street tree easements shall exclude the area covered by public utility easements. 117. PHASES III & IV: A Public Utility Easement (PUE) shall be dedicated over the private driveway for the residential portion. 118. PHASES II-IV: Easements shall be dedicated to the public on the map, or other separate document approved by the City, for the following: ■ Sewer easement over the existing sewer main. The existing easement is to the County of San Luis Obispo, but the City owns a portion of the main. The easement shall be a minimum of 15 feet wide. • Water easements where shown on the tentative map. The easements shall be a minimum of 15 feet wide. 119. Private easements shall be reserved on the map, or other separate document approved by the City, for sewer and water service. 120. Prior to.issuance of grading or building permits for the project, the applicant shall provide evidence, to the satisfaction of the City Attorney, of all easements necessary for unimpeded public access to the project site, as shown on the project plans. PERMITS 121. Obtain an encroachment permit prior to performing any of the following: a. Performing work in the City right of way. b. Staging work in the City right of way. c. Stockpiling material in the City right of way. d. Storing equipment in the City right of way. 122. PHASES II-IV: Obtain a grading permit prior to commencement of any grading operations on site. AGREEMENTS 123. PHASES II-IV: 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. 124. Subdivision Improvement Agreement: 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. 125. Covenants, Conditions, and Restrictions to outline the maintenance of the common facilities. These shall be subject to the review and approval of the Community Development Director and the City Attorney. RESOLUTION NO. 19-2317 PAGE 19 IMPROVEMENT SECURITIES 126. PHASES II-IV: All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 127. PHASES II-IV: Submit an engineer's estimate of quantities for public improvements for review by the City Engineer. 128. PHASES II-IV: Provide financial security for the following, to be based upon a construction cost estimate approved by the City Engineer: a. Faithful Performance: 100% of the approved estimated cost of all subdivision improvements. b. Labor and Materials: 50% of the approved estimated cost of all subdivision improvements. c. One Year Guarantee: 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. 129. Monumentation: 100% of the estimated cost of setting survey monuments. This financial security may be waived if the developer's surveyor submits to the Director of Public Works a letter assuring that all monumentation has been set. OTHER DOCUMENTATION 130. Tax Certificate: 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. The applicant may be required to bond for any unpaid taxes or liens against the property. This shall be submitted prior to placing the map on the City Council Agenda for approval. 131. Preliminary Title Report: A current preliminary title report shall be submitted to the City Engineer prior to checking the map. 132. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the City Engineer with the final submittal of the Map. Prior to issuing a building permit 133. The Final Map shall be recorded with all pertinent conditions of approval satisfied. Prior to issuing a certificate of occupancy 134. PHASES II-IV: All utilities shall be operational. 135. PHASES II-IV: 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. 136. PHASES II-IV: Prior to the final 10% of occupancies for the project are issued; all improvements shall be fully constructed and accepted by the City. RESOLUTION NO. 19-2317 PAGE 20 PLANNING COMMISSION CONDITIONS 137. Completion of the curb, gutter, and sidewalk improvements on Crown Terrace from Le Point Street to Crown Hill shall be concurrent with Phase Ill of the development. MITIGATION MEASURES SEE MITIGATION MONITORING PROGRAM (EXHIBIT 0). EXHIBIT "B" Full Copy on File in the Community ICITY OF Development Department ....410Y043: ADDENDUM TO THE CREEKSIDE IP, MIXED-USE CENTER ENVIRONMENTAL IMPACT REPORT (SCH No. 2001091085) Amended Planned Unit Development 18-001 Revisions to a Previously Approved Planned Unit Development to Allow Eight(8)Additional Housing Units 415 E. 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Y' .. a s NA 6,111 F�i, PE'I�.F.:�!R 1"' `•'r ,,,,, )..fx r, <ry X Ord e::rt'��,'•.;' e ,:Sa 1-1..i 1 i l "i"r—T-n' - » x - ` 13-' r §I tfl °I_a ! 50-1{ ,,,�4 „'r: `I » ..-s PH,'.:.. ,q'.1=- 11x., .,i�tt''4:' tM '''-'3-,"1*Y;-,,."a•, EI I LRnNO �L' - rid*}f} .1e:1�`1p.,,,.. ;'y P , r ''...ta rt t'_ } \ _ L�7 a:: p 1+.. lifr „--,,,' it i EHf +7' ii: .a1 r. ALLEVELEW/IIdI r SECONO FLOOR ' } t H Fa . ELEVATION NOTES `�- _fYjsC1rr„ - .,/' E �K r1,,_ *.. , •cn.,,,,,,,..n tj;:��i..i�j,-•rvo-�es; �:;y:;; �.: f A l. , <°eew,,,e..,.men 6 +'3ee'w�.thM,.nLal•3.+ �,t4tnr§. I:: '�,. , .,. � t. I C04, scucoramamesmoreed 2y ;t COLOR DESIGNATIONS I I r'F ,t 'r ., L'sx`, t4 ., • eb.a,m ..ue,t"m'�'*:, r=" `' £" {� xg' L.r ...,. ' i \ lx,3. *rt,- + i 'f l A ]]{, ., :H.-,.o°e•e, I L ,�r y ?,j* iti11 :.::.._,..,,,z=4........:„..fr_„::=__.w.„A",:1 .es I't. 1' e { r'i s3._,c...., i /• ° -__�_ _ ` f L tf` .74i ti11V',031 �� ur�r, ,,, 1 Z I • T .. n x1VR r A 'I ', f 71 .'S6._y -.,.''"'',..,,,,, 6 e _ f , Iti ? tt;a r` , .�„ r `�, Textry„ F, t ‘,,,v.,,,,,,:,,...r, ..,.,..... ` �,Ir a..__. - c,P.x F ,,,. ?��E}�., iL•1:+F.„. ``y"� t�F.w nf3 R li• ;4: _ 'C71' >:1 CS f r '1Y S='eri L" `L`.1 'i cl ,.? } • SIOEELEVnnOR \- .. A Io • _ • t �^,fi yr_-rit+.._-.Lt'n r 4�M 4, Y�l�'� .st. !yj ire` "da.' A RESIDENTIAL'A'(BUILDINGS 1 &3) 6` "°5,�,..I 61 er.” t"« 1 "3417,: yy ..Htvf;• ~3 GROUND FLOOR I.1r�O'1` t €sem•E, • 1 • I • = . . . . . . , • ‘VINIIIIIMINIIIIIIIIIMIIIIIIIIII116. • .. , crimmikum- . 77 i.-.....: ,..' '...t..: '..;:.:-•,e,, :-.„ • --'1 ) (i\ (i),, tT.) ris A 1 T 1 J . I :::::;:,' + , y ii",.1 . 1 ,,,:: 1, 7- _._ I ,_ __........., r F.,,,,..,.. ..,...„, U. iiiiilli —' ' '14., '•,!L'.1,i, • • . . 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V .•,,,,,01,-,cra. , 0-± ANN.*TINTIOAr VornaT• 1 , r) i 11---.'"f , ,.''' o•II Esca:HT•CoHNIN DATE !REMARKS I ' • I' 1 '•' I I 1 ...,'Intot,s0 I I I I - . t ot 1 I .. Ill •••=,,•••••.^••••L.'""en`r"'":: ANN.Dom., f 1 =T.-- I I- •+g , , IP) D VOI II, , i , .......,.....n...• •1 =I. ( ._, 1 I ••'Itit' kl 1 '17;'''=. ilro:r"S'''' DNS I - I I 1 M I L--3 )•it• - ' • LI' '''''''''''''' 'N''...lio,„•H•is T,-'.....1 A MGT SGLE ,-- f...1',._L....z-:-.•;..,_;_,,_,It T, • ') • - .._ . . ._... _. - ....m. '1211°. fpBRANCH STREET . 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') EXHIBIT "D" Full Copy on File in the Community • Development Department CREEKSIDE MIXED-USE CENTER TENTATIVE TRACT MAP 04-004 & PLANNED UNIT DEVELOPMENT 04-001 (THE."PROJECT") Mitigation Monitoring Program August 2007 Table of Contents Introduction 2 Legal Basis 2 Program Implementation and Monitoring 3 Implementation 3 Mitigation Monitoring 4 Mitigation Monitoring Status Reporting 5 111 Project Mitigation Measures 5 4.1 Aesthetics 5 4.2 Air Quality 6 4.3 Biology 7 4.4 Cultural Resources 1.6- 4.5 Geology and Soil 19 4.6 Hazardous Materials 22 4.7 Hydrology, and Water Quality 23 4.8 Land Use 26 4.9 Noise 26 4.10 Public Services'and Utilities 26 4.11 Water and Wastewater 27