PC R 21-2349RESOLUTION NO. 21-2349
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE . APPROVING
TENTATIVE PARCEL MAP 21-001 AND PLANNED UNIT
DEVELOPMENT 20-001; LOCATED AT 1250 FARROLL
AVENUE; APPLIED FOR BY BHAJAN SINGH
WHEREAS, the applicant has filed Tentative Parcel Map 21-001 and Planned Unit
Development 20-001 for the subdivision of an approximately 10,204 square foot
residential lot into two (2) lots for the construction of two (2) new residential dwellings; and
WHEREAS, the Planning Commission has reviewed the project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and has determined that the
project is categorically exempt per Section 15332 of the CEQA Guidelines regarding In -fill
Development Projects; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on June 15, 2021; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Tentative Parcel Map Findings
2.
The proposed tentative parcel map is consistent with goals, objectives,
policies, plans, programs, intent and requirements of the Arroyo Grande
General Plan, as well as any Specific Plan, and the requirements of this
title;
The proposed Parcel Map is consistent with the goals, objectives, and
policies of the General Plan, specifically Policies LU3-1, LU11-1, and
LU11-2 of the General Plan Land Use Element. These policies support
new housing in Multi -Family zoning districts at appropriate densities
compatible with surrounding land uses.
The site is physically suitable for the type of development proposed;
The 10,204 square foot site is vacant, underutilized and located adjacent
to public streets and utilities making it physically suitable for two
residences on a residential infill lot as proposed.
3. The site is physically suitable for the proposed density of development;
The project proposes a density of 8.7 dwelling units per acre, which is less
than the 9.0 dwelling units per acre allowed in the Multi -Family Medium-
RESOLUTION NO. 21-2349
PAGE 2
High Density land use category.
4. The design of the tentative parcel map or the proposed improvements are
not likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat;
The tentative parcel map is proposed on an infill residential lot and the
design of the map and associated improvements are not likely to cause
substantial environmental damage.
5. The design of the subdivision or type of improvements is not likely to
cause serious public health problems;
The design of the parcel map on an infill residential lot and the type of
improvements proposed is not likely to cause serious public health
problems.
6. The design of the tentative parcel map or the type of improvements will
not conflict with easements acquired by the public at large for access
through, or use of, property within the proposed tentative parcel map or
that alternate easements for access or for use will be provided, and that
these alternative easements will be substantially equivalent to ones
previously acquired by the public;
The project site does not contain any existing public easements and
therefore the proposed project will not interfere with any public
easements.
7. The discharge of waste from the proposed subdivision into an existing
community sewer system will not result in violation of existing
requirements as prescribed by Division 7 (commencing with Section
13000) of the California Water Code;
The proposed discharge of waste into the existing City maintained sewer
system is conditioned to meet requirements.
8. Adequate public services and facilities exist or will be provided as the
result of the proposed tentative parcel map to support project
development;
The proposed parcel map and subsequent development will be served by
City utilities and public services.
RESOLUTION NO. 21-2349
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Planned Unit Development Findings:
That the proposed development is consistent with the goals, objectives
and programs of the general plan and any applicable specific plan.
The proposed Parcel Map and subsequent residential development is
consistent with the goals, objectives, and policies of the General Plan,
specifically Policies LU3-1, LU71-1, and LU11-2 of the General Plan Land
Use Element.
2. That the site for the proposed development is adequate in size and shape
to accommodate the use and all yards, open spaces, setbacks, walls and
fences, parking area, loading areas, landscaping, and other features
required.
With the flexibility offered by the Planned Unit Development and the
modified development standards for lot size and setbacks, the site is
adequate to meet the intent of the Multi -Family zoning district.
3. That the site for the proposed development has adequate access,
meaning that the site design and development plan conditions consider
the limitations of existing streets and highways.
The site has adequate common access from Farroll Avenue for the design
of the proposed project and the newly created lots.
4. That adequate public services exist, or will be provided in accordance with
the conditions of development plan approval, to serve the proposed
development; and that the approval of the proposed development will not
result in a reduction of such public services to properties in the vicinity so
as to be a detriment to public health, safety or welfare.
The proposed development is consistent with the General Plan, adequate
public services are available to serve the project, and proposed
development will not result in a reduction of public services in the vicinity
so as to be a detriment to public health, safety or welfare.
5. That the proposed development, as conditioned, will not have a
substantial adverse effect on surrounding property, or the permitted use
thereof, and will be compatible with the existing and planned land use
character of the surrounding area.
The project is compatible with the character of the surrounding
neighborhood which is primarily single family residences, both attached
and detached, on small lots. With the flexibility offered by the Planned Unit
RESOLUTION NO. 21-2349
PAGE 4
Development and the modified development standards for lot size and
setbacks, the project will not have an adverse effect on the surrounding
property.
6. That the improvements required, and the manner of development,
adequately address all natural and manmade hazards associated with the
proposed development and the project site, including, but not limited to,
flood, seismic, fire and slope hazards.
There are no known natural and manmade hazards associated with the
proposed development and the project site, including, but not limited to,
flood, seismic, fire and slope hazards.
7. The proposed development carries out the intent of the planned unit
development provisions by providing a more efficient use of the land and
an excellence of design greater than that which could be achieved
through the application of conventional development standards.
The planned unit development provides a more efficient use of the land by
allowing modifications to the development standards for lot size and
setbacks and allowing for an additional residential lot in the Multi -Family
zoning district.
8. The proposed development complies with all applicable performance
standards listed in Section 16.32.050(E).
The proposed development meets the standards of Planned Unit
Developments including open space requirements.
9. The clustering of dwelling units is approved pursuant to a specific plan,
planned unit development, or similar mechanism.
The Planned Unit Development is allowing for the clustering of residences
in a small lot, detached format in the Multi -Family zoning district.
10. The overall permitted density of the project area is not exceeded.
The land use designation for the subject property is Multi -Family Medium -
High Density, which allows 9 dwelling units per acre. The project proposes
2 dwelling units on a 90,204 square foot lot, which is equal to 8.7 dwelling
units per acre; therefore, the density of the proposed project is in
compliance with the original allowable density of the project site.
11. The resulting project will not require a greater level of public services and
facilities than would an equivalent nonclustered project.
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The development resulting from the Planned Unit Development will be of
a density consistent with the zoning district and will therefore not require a
greater level of public services and facilities than an equivalent
nonclustered project.
12. The result of clustering residential units is a more desirable and
environmentally sensitive development plan which creates usable open
space areas for the enjoyment of project residents and which preserves
significant environmental features.
The result of clustering lots allows for the development of an additional
residential lot and reduces development pressure on non in -fill lots.
13. The project development pattern, including the net density of developed
area and proposed lot sizes which result from clustering are compatible
with surrounding areas.
With modifications to lot size and setbacks, the resulting development will
be at a scale and intensity consistent and compatible with the surrounding
property.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Tentative Parcel Map 21-001 and Planned Unit
Development 20-001 as shown in Exhibit "B", attached hereto and incorporated herein by
this reference, with the above findings and subject to the conditions as set forth in Exhibit
"A", attached hereto and incorporated herein by this reference.
On motion by Commissioner Guthrie, seconded by Commissioner Schiro, and by the
following roll call vote, to wit:
AYES:
Guthrie, Schiro, Maraviglia, Sage, Martin
NOES:
None
ABSENT:
None
the foregoing Resolution was adopted this 15th day of June, 2021.
RESOLUTION NO. 21-2349
PAGE 6
GLENN MARTIN
CHAIR
ATTEST:
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
.)/-�
BRIAN PEDROTTI
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 21-2349
PAGE 7
EXHIBIT `A'
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 21-001 AND
PLANNED UNIT DEVELOPMENT 20-001
1250 FARROLL AVENUE
This approval authorizes the subdivision of one (1) parcel into two (2) parcels and
construction of a two new single-family residences in the Multi -Family (MF) zoning district.
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
This approval authorizes the subdivision of one (1) lot into two (2) lots and
construction of two (2) new single-family residences in the Multi -Family zoning district.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for Tentative Parcel Map
21-001 and Planned Unit Development 20-001.
4. This application shall automatically expire on June 15, 2023 unless a building
permit is issued. 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.
5. Development shall conform to the development standards for the Multi -Family
zoning district except as otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of June 15, 2021 and marked Exhibit "B".
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.
8. A copy of these conditions and mitigation measures shall be incorporated into all
RESOLUTION NO. 21-2349
PAGE 8
construction documents.
9. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural
elevations and landscape plan.
10. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, all illegal signs shall be removed.
11. 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".
12. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
13. The developer shall comply with Development Code Chapter 16.56, "Parking and
Loading Requirements". All parking spaces adjacent to a wall, fence, or property
line shall have a minimum width of 11 feet.
14. All parking areas of five or more spaces shall have an average of one-half foot-
candle illumination per square foot of parking area for visibility and security during
hours of darkness.
15. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction activities
shall be restricted to the hours of 7 AM to 5 PM Monday through Friday, and from 9
AM to 5 PM on Saturdays. No construction shall occur on Sundays or City observed
holidays. Inspections are only available Monday — Friday 7:30 AM — 4:00 PM.
16. 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).
17. Landscaping in accordance with the approved landscaping plan 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 shall include the
following:
RESOLUTION NO. 21-2349
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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:
i. Deep root planters shall be included in areas where trees are within
five feet (6) of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads,
drip irrigation, mulch, gravel, drought tolerant plants.
iii. An automated irrigation system using smart controller (weather
based) technology.
iv. The selection of groundcover plant species shall include native
plants.
V. Linear planters shall be provided in parking areas.
vi. Turf areas shall be limited in accordance with Section 16.84.040 of
the Development Code.
18. For projects approved with specific exterior building colors, the developer shall
paint a test patch on the building including all colors. The remainder of the building
may not be painted until inspected by the Community Development Department to
verify that colors are consistent with the approved color board. A 48-hour notice is
required for this inspection.
19. All new electrical panel boxes shall be installed inside the building(s).
20. Buildings equipped with a fire sprinkler system shall also have a Fire Department
Connection (FDC), which shall be located adjacent to a fire access roadway, be
remote from all buildings outside the building collapse zone, and screened to the
maximum extent permitted by the Building Official or Fire Chief.
21. Fire Department Connections (FDC) shall be located near a fire hydrant, which is
no closer than 20 feet and no greater than 100 feet with no obstructions or barriers
between the FDC and the hydrant such as roads or driveways.
22. Double detector check valve assemblies shall be located directly adjacent to or
within the respective building to which they serve, and screened to the maximum
extent feasible.
23. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from public
view with materials architecturally compatible with the main structure. It is especially
important that gas and electric meters, electric transformers, and large water piping
RESOLUTION NO. 21-2349
PAGE 10
systems be completely screened from public view. All roof -mounted equipment
which generates noise, solid particles, odors, etc., shall cause the objectionable
material to be directed away from residential properties.
24. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions of approval have occurred, or are occurring, this approval may be
revoked pursuant to Development Code Section 16.08.100.
SUBDIVISION CONDITIONS
25. The developer shall comply with Development Code Chapter 16.20 "Land
Divisions".
26. The developer shall comply with Development Code Chapter 16.64 "Dedications,
Fees and Reservations."
27. The developer shall underground overhead utility lines in compliance with
Development Code Chapter 16.68 "Improvements".
28. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that
are administered by a subdivision homeowners' association, formed by the applicant
for the area within the subdivision. The CC&R's shall be recorded prior to or
concurrently with the final map. At a minimum, the CC&R's shall:
a. Provide for maintenance of the driveways, common areas, sewer lines and
other facilities;
b. Require the designated guest parking space remain available for guests at
all times.
C. Prohibit additions to the units;
d. Require garages to be kept clear for parking cars at all times; and
e. Inform residents of the water conservation requirements placed on this
project.
29. A joint maintenance agreement for the common landscape, drainage, and access
driveway shall be submitted for review and approval of the City Attorney. The joint
maintenance agreement shall be recorded prior to or concurrently with the final map.
30. An operations and maintenance agreement shall be submitted for all drainage
facilities.
31. A building permit will not be issued until all drainage facilities are functional to the
satisfaction of the Community Development Director.
RESOLUTION NO. 21-2349
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INCLUSIONARY HOUSING
32. The developer shall comply with Development Code Chapter 16.80 "Inclusionary
Affordable Housing Requirements".
ARCHITECTURAL REVIEW COMMITTEE CONDITIONS
33. The garage and second story portion of the residence on Lot A shall be shifted to
the east to allow more solar access along the western side yard.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
34. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
FIRE LANES
35. Prior to occupancy, the applicant shall post designated fire lanes, per Section
22500.1 of the California Vehicle Code.
36. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
37. Project shall have a fire flow in accordance with the California Fire Code.
38. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
SECURITY KEY BOX
39. The applicant must provide an approved "security key box," per Building and Fire
Department guidelines and per the California Fire Code.
FIRE SPRINKLER
40. All buildings must be fully sprinklered per Building and Fire Department guidelines
and per the California Fire Code.
41. Provide Fire apparatus access per the California Fire Code Appendix D, as
adopted by the City of Arroyo Grande.
RESOLUTION NO. 21-2349
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ABANDONMENT / NON -CONFORMING
42. The applicant shall show proof of properly abandoning all non -conforming items
such as septic tanks, wells, .underground piping and other undesirable conditions.
43. The developer shall reimburse the City for all costs associated with outside plan
checks performed at either the developer's or City's request.
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE
PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
44. 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 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 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).
GENERAL CONDITIONS
45. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
46. For work requiring engineering inspections, working hours shall comply with
Standard Specification Section 5-1.01.
47. All residential units shall be designed to mitigate impacts from non-residential
project noise, in compliance with the City's noise regulations.
48. 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.
49. Record Drawings ("as -built" plans) are required to be submitted prior to release of
the Faithful Performance Bond.
RESOLUTION NO. 21-2349
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50. Submit as -built plans at the completion of the project or improvements as directed
by the Community Development Director in compliance with Engineering Standard
1010 Section 9.3 E. Provide One (1) set of paper prints and electronic documents
on CD or flash drive in both AutoCAD and PDF format. AutoCAD drawings shall be
in State plane coordinates.
51. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
52. Preserve existing survey monuments and vertical control benchmarks in
compliance with Standard Specifications Section 5-1.26A.
53. Provide one (1) new vertical control survey benchmark, per City Standard, as
directed by City Engineer.
IMPROVEMENT PLANS
54. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the
Community Development Department Engineering Division be separate submittal
from any vertical construction/structures building improvement plans.
55. 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
RESOLUTION NO. 21-2349
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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)
p. Engineers estimate for construction cost based on County of San Luis
Obispo unit cost.
56. Submit all retaining wall calculations for review and approval by the Community
Development Director, including any referenced geotechnical report.
57. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
58. Applicant shall fund outsourced plan and map check services, as required.
59. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City, County and/or Caltrans).
STREET IMPROVEMENTS
60. Obtain approval from the Public Works Director prior to excavating in any street
recently over -laid or slurry sealed. The Director shall approve the method of repair
of any such trenches, but shall not be limited to an overlay or type 2 slurry seal.
61. 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.
62. 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.
63. Street shall be constructed as a partial width street to accommodate future
widening by other property owners in accordance with Section 16.68.020 of the
Development Code. The applicant shall construct a one half street section, plus a
12 -foot -wide driving lane.
64. 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 11 AB.
RESOLUTION NO. 21-2349
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CURB. GUTTER AND SIDEWALK
65. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
66. Color any such new -facilities as directed by the Community Development Director.
67. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards.
68. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
69. 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
70. A private access and drainage easement shall be reserved on the map.
71. 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.
72. 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.
73. 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.
74. The subdivider shall enter into a subdivision agreement for the completion and
guarantee of improvements required. The subdivision agreement shall be on a
form acceptable to the City.
GRADING AND DRAINAGE
75. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit one
(1) copies of the final project -specific Storm Water Pollution Prevention Plan
(SWPPP) or a Water Pollution Control Plan (WPCP) consistent with the San Luis
Obispo Regional Water Quality Control Board (RWCB) requirements.
RESOLUTION NO. 21-2349
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76. All grading shall be performed in accordance with the City Grading
Ordinance and Standard Specifications and Engineering Standards.
77. Drainage facilities shall be designed in compliance with Engineering
Standard 1010 Section 5.1.2.
78. Submit a soils report for the project shall be prepared by a registered Civil
Engineer and supported by adequate test borings. All earthwork design and
grading shall be performed in accordance with the approved soils report. The date
of the soils report shall be less than 3 years old at the time of submittal.
79. The applicant shall dedicate a pedestrian access easement(s) for the ADA
sidewalk extension.
80. Infiltration basins shall be designed based on soil percolation tests.
Infiltration test shall include adequate borings depth and frequency to support
design recommendations.
81. The applicant shall submit an engineering study regarding flooding related
to the project site. Any portions of the site subject to flooding from a 100 -year
storm shall be shown on the tentative map or other recorded document, and shall
be noted as a building restriction.
1A/ATFR
82. Whenever possible, all water mains shall be looped to prevent dead ends. The
Public Works Director must grant permission to dead end water mains.
83. Each parcel shall have separate water meters and its own service
connection to the water main on Farroll Avenue.
84. Non -potable water is available at the Soto Sports Complex. The City of Arroyo
Grande does not allow the use of hydrant meters.
85. Lots using fire sprinklers shall have individual service connections.
86. Existing water services to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
SEWER
87. All sewer laterals shall comply with Engineering Standard 6810.
88. Existing sewer laterals to be abandoned shall be abandoned in compliance with
RESOLUTION NO. 21-2349
PAGE 17
Engineering Standard 6050.
89. Each parcel shall be provided a separate sewer lateral. Laterals shall be
sized for the appropriate use, minimum 4".
90. All sewer mains or laterals crossing or parallel to public water facilities shall
be constructed in accordance with Standard Specifications and Engineering
Standards.
91. Obtain approval from the South San Luis Obispo County Sanitation District for the
development's impact to District facilities prior to permit issuance.
92. Obtain approval from the South San Luis Obispo County Sanitation District prior to
relocation of any District facilities.
93. Submit a will -serve letter from South County Sanitary stating that the property
access and location of trash receptacles is adequate for trash collection service.
PUBLIC UTILITIES
94. The developer shall comply with Development Code Section 16.68.050: All
projects that involve the addition of over 100 square feet of habitable space shall be
required to place service connections underground - existing and proposed utilities.
95. All new and relocated dry utilities shall be shown on a utility plan.
96. Prior to approving any building permit within the project for occupancy, all
conditions of approval for project shall be satisfied.
97. Public Improvement plans/Final Map/Parcel Map shall be submitted to the
public utility companies for review and approval. Utility comments shall be
forwarded to the Director of Public Works for approval.
98. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
99. Upon execution of PG&E contract, submit contract to the City. Include
PG&E schematic in the project plan set."
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
100. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Map check fee for Parcel Map.
b. Plan check for grading plans (Based on an approved earthwork
RESOLUTION NO. 21-2349
PAGE 18
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. NOTE: The applicant is responsible to pay all fees associated
with outside plan review consultants)
101. FEES TO BE PAID PRIOR TO ISSUANCE OFA 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.
c. Water Meter charge to be based on codes and rates in effect at the time
of building permit issuance.
d. Water Availability charge, to be based on codes and rates in effect at
the time of building permit issuance.
e. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
f. Traffic Signalization fee, to be based on codes and rates in effect at the
time of building permit issuance.
g. Sewer Connection fee, to be based on codes and rates in effect at the
time of building permit issuance.
h. South San Luis Obispo County Sanitation District Connection fee.
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.
k. Construction Tax, the applicant shall pay a construction tax.
I. Strong Motion Instrumentation Program (SMTP) Fee, to be based on
codes and rates in effect at the time of development.
m. Building Permit Fee, to be based on codes and rates in effect at the time
of development.
102. FEES TO BE PAID OR LAND DEDICATED PRIOR TO RECORDATION OF THE
FINAL MAP/PARCEL MAP
a. Park Development fee, the developer shall pay the current park
RESOLUTION NO. 21-2349
PAGE 19
development fee, and/or donate land in -lieu of, for each lot approved.
b. Park Dedication, the developer shall dedicate land for park purposes.
c. Park Improvement fee, the developer shall pay the current park
improvement fee for each lot approved.
d. Affordable Housing in Lieu fee, in accordance with Chapter 16.80 of
the Development Code.
103. Preliminary Title Report, a current preliminary title report shall be submitted to
the Director of Public Works prior to checking the map. If the property owner is a
Limited Liability Company (LLC), provide names and contact information for the
individual owners. A- current subdivision guarantee shall be submitted to the
Director of Public Works prior to recording the Map.
BONDING SURETY
104. Erosion Control, 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.
105. The applicant shall provide bonds or other financial security for the following. All
bonds or security shall be in a form acceptable to the City, and shall be provided
prior to recording of the map, unless noted otherwise. The minimum term for
Improvement securities shall be equal to the term of the subdivision agreement.
a. Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
b. 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
uncured 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, 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
g. Accessory Structures, the applicant shall remove or bond for
removal of all accessory structures not sharing a parcel with a
RESOLUTION NO. 21-2349
PAGE 20
residence.
h. Garages, the applicant shall construct, or bond for construction of a
two -car garage and driveway for the existing house on both lots.
i. Curb cuts, the applicant shall construct or bond for construction of
individual curb cuts and paved driveways for parcels.