PC R 21-2345RESOLUTION NO. 21-2345
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING LOT MERGER
21-001 AND CONDITIONAL USE PERMIT 21-001; LOCATED
AT 700 OAK PARK BLVD.; APPLIED FOR BY HOUSING
AUTHORITY OF SAN LUIS OBISPO (HASLO)
WHEREAS, the project site is approximately 2.16 acres, zoned Office Mixed -Use (OMU),
and located near the southeast corner of Oak Park Blvd. and EI Camino Real, which
includes four (4) existing lots; and
WHEREAS, the applicant has filed Lot Merger 21-001 to merge four (4) lots located at the
project site; and
WHEREAS, Municipal Code Table 16.12.030 (B) requires that lot mergers be reviewed by
the Planning Commission; and
WHEREAS, the applicant has filed Conditional Use Permit 21-001 for the development of
sixty-three (63) multi -family residential units, a 1,342 square foot community room, and
1,178 square foot of leasable commercial area; and
WHEREAS, the commercial component results in the project being categorized as a mixed-
use project, for which the OMU district allows a maximum density of twenty (20) dwelling
units per acre, or 43 dwelling units on the 2.16 -acre project site; and
WHEREAS, the project qualifies for an eighty percent (80%) density bonus pursuant to
Assembly Bill 1763 due to one hundred percent (100%) of the units proposed to be
restricted as affordable to lower income households, resulting in a maximum density of
thirty-six (36) dwelling units per acre, or 78 dwelling units on the 2.16 acre site; and
WHEREAS, the Staff Advisory Committee considered the project on April 28, 2021, and
recommended approval with conditions; and
WHEREAS, the Architectural Review Committee considered the project on April 5, 2021
and recommended approval with conditions; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and determined that the project
is exempt pursuant Section 15332 of the CEQA Guidelines regarding in -fill development
(Class 32); and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project
at a duly noticed public hearing on May 18, 2021; and
WHEREAS, the Planning Commission finds, after due study, deliberation, and public
RESOLUTION NO.21-2345
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hearing, the following circumstances exist:
Lot Merger Findings:
Merged lots should comply wherever feasible with the minimum lot size, lot width,
and lot depth requirements of the zoning district in which it is located.
The proposed project would merge four (4) lots into one (1) and the new lot would be
conforming to the OMU zoning district development standard for size, lot width, and
lot depth.
2. Adequate access and placement of easements shall be provided.
The project will provide two points of access to the newly created lot from El Camino
Real, which is adequate for the proposed use.
Conditional Use Permit Findings:
The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of this
title, the goals, and objectives of the Arroyo Grande General Plan, and the
development policies and standards of the City.
The proposed use of the site for residential development in a mixed use
project is permitted within the OMU zoning district and the project complies
with all applicable provisions of the Arroyo Grande General Plan and
Municipal Code.
2. The proposed use would not impair the integrity and character of the district
in which it is to be established or located.
The proposed use of the site for multi -family residential development in a
mixed use project will not impair the integrity of the OMU district due to the
intent of the district to provide for multi -family residential and commercial uses
that support those residences.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is approximately 2.16 acres of underutilized land in the OMU zoning
district and meets the development standards of the OMU zoning district and
the Arroyo Grande Municipal Code. The type and intensity of the development
is allowed through the implementation of State affordable housing and density
bonus laws.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The proposed project will utilize City supplied water, sanitation, and public
utilities and services that ensure public health and safety. No aspect of the
RESOLUTION NO.21-2345
PAGE 3
proposed project is anticipated to be overly impactful to these services.
Conditions of approval developed for the project will additionally ensure public
services are minimally impacted.
5. The proposed use will not be detrimental to the public health, safety or welfare
or materially injurious to properties and improvements in the vicinity.
The proposed use will not be detrimental to the public health, .safety or
welfare, nor materially injurious to properties or improvements in the vicinity,
as it will comply conditions of approval specifically developed for the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo
Grande hereby approves Lot Merger 21-001 and Conditional Use Permit 21-001 as set forth
in Exhibit 'B", attached hereto and incorporated herein by this reference, with the above
findings and subject to the conditions as set forth in Exhibit "A", attached hereto and
incorporated herein by this reference.
On motion by Commissioner Martin, seconded by Commissioner Guthrie, and by the
following roll call vote, to wit:
AYES:
Martin, Guthrie, Sage, Maraviglia, Schiro
NOES:
None
ABSENT:
None
the foregoing Resolution was adopted this 18th day of May, 2021
RESOLUTION NO.21-2345
PAGE 4
GLENN MARTIN
CHAIR
ATTEST:
PATRICK HOLLIEV
SECRETARY TO THE COMMISSION
AS TO CONTENT:
BILL ROBESON
PUBLIC WORKS DIRECTOR/ACTING COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.21-2345
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EXHIBIT `A'
CONDITIONS OF APPROVAL
LOT MERGER 21-001 AND CONDITIONAL USE PERMIT 21-001
700 OAK PARK BLVD.
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the lot .merger of four (4) parcels and the construction of a
mixed-use development consisting of 63 affordable housing units and 1,178 square feet
of commercial space
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 Lot Merger 21-001 and
Conditional Use Permit 21-001.
4. This application shall automatically expire on May 18, 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 of the Office Mixed -Use
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 May 18, 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 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 site plan, floor plan, architectural elevations
and landscape plan.
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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. 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.
14. 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 to 4 PM.
15. At the time of application for construction permits, the applicant shall provide details
on any proposed exterior lighting, if applicable. The lighting plan shall include the
height, location, and intensity of all exterior lighting consistent with Section 16.48.090
of the Development Code. All lighting fixtures shall be shielded so that neither the
lamp nor the related reflector interior surface is visible from adjacent properties. All
lighting for the site shall be downward directed and shall not create spill or glare to
adjacent properties. All lighting shall be energy efficient (e.g. LED).
16. 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:
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.
RESOLUTION NO.21-2345
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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.
17. 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.
18. All new electrical panel boxes shall be installed inside the building(s).
19. 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.
20. 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.
21. 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.
22. 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
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.
23. 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.
24. The developer shall comply with Development Code Chapter 16.20 "Land Divisions".
25. The developer shall comply with Development Code Chapter 16.64 "Dedications,
Fees and Reservations."
26. An operations and maintenance agreement shall be submitted for all drainage
RESOLUTION NO.21-2345
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facilities.
27. A building permit will not be issued until all drainage facilities are functional to the
satisfaction of the Community Development Director.
INCLUSIONARY HOUSING
28. Prior to issuance of a building permit, developer shall record a regulatory agreement
against the property that restricts the use of the property, for a term not less than fifty-
five (55) years from certificate of occupancy, to use as rental apartments affordable to
households earning eighty percent (80%) or less of the area median income. The City
shall have the right to review and approve the regulatory agreement prior to
recordation.
ARCHITECTURAL REVIEW COMMITTEE CONDITION
29. Final design and location of the trash enclosure(s) and project lighting shall be
reviewed by the Architectural Review Committee and approved by the Community
Development Director.
PLANNING COMMISSION CONDITION
30. The on-site recreation area east of Building #3 shall be expanded to the satisfaction
of the Community Development Director, with input from the Recreation Services
Director.
SPECIAL PROJECT CONDITIONS
31. Turning movements into and from the western driveway on EI Camino Real shall be
restricted to right -in, right -out only.
32. The retaining walls on either side of the driveway(s) shall be built in accordance with
City Standard 7410.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
33. 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
34. Prior to occupancy, the applicant shall post designated fire lanes, per Section
22500.1 of the California Vehicle Code.
35. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
RESOLUTION NO.21-2345
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FIRE FLOW/FIRE HYDRANTS
36. Project shall have a fire flow in accordance with the California Fire Code.
37. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
SECURITY KEY BOX
38. The applicant must provide an approved "security key box," per Building and Fire
Department guidelines and per the California Fire Code.
FIRE SPRINKLER
39. All buildings must be fully sprinklered per Building and Fire Department guidelines and
per the California Fire Code.
40. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted
by the City of Arroyo Grande.
ABANDONMENT / NON-CONFORMI
41. The applicant shall show proof of properly abandoning all non -conforming items such
as septic tanks, wells, underground piping and other undesirable conditions.
DEMOLITION PERMIT / RETAINING WALLS
42. A demolition permit must be applied for, approved and issued. All asbestos and lead
shall be verified if present and abated prior to permit issuance.
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN,
AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
43. 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.
RESOLUTION NO.21-2345
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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
44. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
45. For work requiring engineering inspections, working hours shall comply with Standard
Specification Section 5-1.01.
46. Provide trash enclosure(s) in compliance with Engineering Standard 9060 with
solid/rain-deflecting roof. Drain of trash enclosure to tie into the sewer interceptor or
the onsite water quality BMP.
47. Trash enclosure area(s) shall be screened from public view with landscaping or other
appropriate screening materials, and shall be reserved exclusively for dumpster and
recycling container storage. Interior vehicle travel ways shall be designed to be
capable of withstanding loads imposed by trash trucks.
48. All residential units shall be designed to mitigate impacts from non-residential project
noise, in compliance with the City's noise regulations.
49. 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.
50. Submit record drawings prior to occupancy or release of the Faithful Performance
Bond, whichever comes first, in compliance with Engineering Standard 1010 Section
9.3 E. Provide One (1) set of paper prints and electronic documents on flash drive
in both AutoCAD and PDF format. AutoCAD drawings shall be in State plane
coordinates.
51. Preserve existing survey monuments and vertical control benchmarks in compliance
with Standard Specifications Section 5-1.26A.
52. Provide one (1) new vertical control survey benchmark, per City Standard, as directed
by City Engineer.
IMPROVEMENT PLANS
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53. 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.
54. 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)
p. Engineers estimate for construction cost based on County of San Luis Obispo
unit cost.
55. Submit all retaining wall calculations for review and approval by the City Engineer
including any referenced geotechnical report.
56. Prior to approval of an improvement plan the applicant shall enter into an agreement
with the City for inspection of the required improvements.
57. Applicant shall fund outsourced plan and map check services, as required.
RESOLUTION NO.21-2345
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58. 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
59. 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.
60. Overlay streets or place type 2 slung seal on any roads dedicated to the City prior to
acceptance by the City. Determination whether to use overlay or slung seal shall be
made by the Public Works Director.
61. Remove existing roadway striping and markers prior to any overlay or slung seal work
to the satisfaction of the Public Works Director. Use only thermoplastic roadway
striping.
62. 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.
63. 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. Chilton St. to be constructed with a
minimum TI of 6.5.
64. Street width geometry shall comply with Engineering Standard 7010, except Chilton
St. shall have a reduced width for two (2) 12 -foot travel lanes and a 6 -foot sidewalk.
No parking will be allowed on the north side of Chilton St. The following streets are
designated as:
a. Local Road: Chilton St. (except as modified above)
b. Arterial: Oak Park Blvd., EI Camino Real
65. Provide 24 feet of paved travel way along the Chilton St. project frontage. A two -foot
reduction in travel way may be permissible if providing the full 24 feet is infeasible,
subject to approval from the City Engineer.
66. The curb along the Chilton St. project frontage is to be red curbed with white "FIRE
LANE" lettering and Standard Fire Lane signage.
67. The pavement section along Chilton St. to be designed for a Traffic Index of 6.5 per City
Standard 7010.
68. R value tests will be required to verify pavement section.
RESOLUTION NO.21-2345
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69. Replace the two existing streetlights along the project perimeter per Caltrans Standard
ES -6A. The streetlight located at the intersection of Oak Park Blvd. and Chilton St. shall
be replaced with a Type 2 LED Lumianar and the streetlight located at the midblock
location on Chilton St. shall be replaced with Type 1 LED Lumianar. Each installation
shall use a type 15 light pole.
70. Relocate and/or replace existing traffic related signage as directed by City Inspector.
71. Update signal timing sheets for peak hours including splits, force -offs, offsets, and yellow
clearance intervals at the Oak Park Blvd./Branch St/US NB 101 On -Ramp intersection.
72. Update signal timing sheets for peak hours including splits, force -offs, offsets, yellow
clearance intervals, pedestrian clearance intervals, and reconstruct the southeast comer
ramp and traffic signal standards, as required by the City Engineer, at the Oak Park
Blvd/EI Camino Real intersection.
73. Upgrade class II bike lanes on Oak Park Blvd. and EI Camino Real to current Highway
Design Manual (HDM) standards and provide green stripe bike lane at all drive approach
and intersection conflicts as approved by the City Engineer.
74. Provide connections between project frontage sidewalks, internal sidewalks, and
community space.
CURB, GUTTER, AND SIDEWALK
75. Install new concrete curb, gutter, and sidewalk along the Chilton St. frontage.
76. Transition rolled curb outside project frontage on Chilton St. to standard curb and gutter
along project frontage.
77. Color any such new facilities as directed by the Community Development Director.
78. Install ADA compliant facilities at the comer of Chilton St. and Oak Park Blvd., and
verify that existing facilities are compliant with State and City Standards.
79. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
80. 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
81. Install new curb, gutter, and sidewalk along the entire Oak Park Blvd. frontage, and
shall include replacing the existing drive approach curb, gutter, and sidewalk.
82. Ensure a minimum sidewalk clearance of four (4) feet around poles, guy wires, and fire
hydrants.
RESOLUTION NO.21-2345
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83. Existing drain inlet on Chilton St. to be replaced with a standard curb drain inlet with a
full trash capture device per RWQCB Track 1 requirements.
84. Guards shall be installed along walkways where there is vertical grade difference of 30
inches or more between two adjacent grades, or as required by the Califomia Building
Code.
GRADING AND DRAINAGE
85. 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.
86. All grading shall be performed in accordance with the City Grading Ordinance and
Standard Specifications and Engineering Standards.
87. Drainage facilities shall be designed in compliance with Engineering Standard 1010
Section 5.1.2.
88. 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.
89. Three (3) infiltration tests shall be performed across the project site, to be
determined by project engineer, in the center of paver infiltration areas. Infiltration
tests shall be performed 6 feet below finished grade, at approximately 1 foot below
the bottom of paver subgrade.
90. Infiltration paver subgrade compaction shall meet compaction requirements from
paver manufacturer in conjunction with Geotechnical Engineer recommendations.
WATER
91. Whenever possible, all water mains shall be looped to prevent dead ends. The Public
Works Director must grant permission to dead end water mains.
92. A Reduced Pressure Principle (RPP) backflow device is required on all water lines
to the structures and for landscape irrigation.
93. A Double Detector Check (DDC) backflow device is required on the water service
line to the fire sprinklers. Fire Department Connections (FDC) must be remote and
locations to be approved by the Building Official and Fire Chief.
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94. The DDC shall be placed inside the building or adjacent to the building. Other
locations for the DDC shall be approved by the Director or Community Development.
95. Non -potable water is available at the Soto Sports Complex. The City of Arroyo Grande
does not allow the use of hydrant meters.
96. Project shall utilize, or abandon, all existing stubbed utilities.
97. Existing water services to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
SEWER
98. All sewer laterals shall comply with Engineering Standard 6810.
99. Project shall utilize, or abandon, all existing stubbed utilities.
100. Existing sewer laterals to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
101. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for
the appropriate use, minimum 4".
102. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with Standard Specifications and Engineering Standards.
103. Obtain approval from the South San Luis Obispo County Sanitation District for the
development's impact to District facilities prior to permit issuance.
104. 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
105. The developer shall comply with Development Code Section 16.68.050 which
requires that all projects that involve the addition of over 500 square feet of habitable
space shall be required to place service connections underground. All existing and
proposed utilities shall be placed underground, with the exception of new service
connections for the residences on Chilton St. directly across from the project site.
106. All new and relocated dry utilities shall be shown on a utility plan.
107. Prior to approving any building permit within the project for occupancy, all conditions
of approval for project shall be satisfied.
108. Public Improvement plans shall be submitted to the public utility companies for
review and approval. Utility comments shall be forwarded to the Director of Public
RESOLUTION NO.21-2345
PAGE 16
Works for approval.
109. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
110. Upon execution of PG&E contract, submit contract to the City. Include PG&E
schematic in the project plan set."
111. A Public Utility Easement shall be provided for sewer, water, electrical, cable, and
telephone for all lots.
TREE PRESERVATION/TREE REMOVAL PLAN
112. Prior to issuance of grading permit and during construction the applicant shall
comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance.
113. 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.
114. All significant trees to be removed as designated by the Director of Public Works/City
Arborist shall be replaced as indicated on Sheet L2 of Exhibit B. With the approval of
the Public Works Director, tree removal shall be mitigated by planting on site, off-site,
or payment of in -lieu fees (at the current street tree fee rate for a 15 gallon tree).
Larger trees may be required to mitigate tree removal. Prior to occupancy, all trees
shall be planted or fees paid.
115. Prior to any work on the site, all trees to remain on site shall be marked with
paint/ribbon and protected by a five (6) foot vinyl or chain link fence. The fence shall
be located at a minimum of eight (8') foot radius from the trunk of the tree.
116. All trees on the construction site to be preserved as indicated on the Tree Preservation
Plan (Sheet L1 of Exhibit B) shall be protected under the conditions of the Community
Tree Ordinance (431 C.S.) which include but are not limited to:
a. No mechanical trenching within the drip line of a tree, unless approved
by the Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of
any tree.
C. No grading shall occur under a trees dripline, unless approved by the
Public Works Director.
d. A five foot (6) 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
RESOLUTION NO.21-2345
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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.
117. Tree removal shall occur outside of bird nesting season (generally February 1 to
September 15). Any tree removal occurring during the bird nesting season shall not
occur until a survey is conducted to ensure potential impacts to nesting birds covered
by the California Fish and Game Code and the Migratory Bird Treaty Act.
PUBLIC SAFETY
118. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
119. Prior to issuance of a certificate of occupancy, the applicant shall post accessible
parking signage, per California Building Code Section 11A and other applicable
standards.
120. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary
[or robbery] alarm system for the commercial suite per Police Department guidelines,
and pay the Police Department alarm permit application fee of ($94.00). Annual
renewal fee is $31.00.
121. Prior to issuance of a certificate of occupancy, for any parking lots available to the
public located on private lots, the developer shall post private property "No Parking"
signs in accordance with the handout available from the Police Department.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
122. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Plan check for grading plans (Based on an approved earthwork estimate).
b. Plan check for improvement plans (Based on an approved construction
cost estimate).
c. Permit Fee for grading plans (Based on an approved earthwork estimate).
d. Inspection Fee of subdivision or public works construction plans (Based on
an approved construction cost estimate).
e. 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)
123. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
RESOLUTION NO.21-2345
PAGE 18
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. Alarm Fee, to be based on codes and rates in effect at the time of
development.
m. Strong Motion Instrumentation Program (SMTP) Fee, to be based on
codes and rates in effect at the time of development.
n. Building Permit Fee, to be based on codes and rates in effect at the time of
development.
124. 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
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.
125. 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
RESOLUTION NO.21-2345
PAGE 19
126. 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.
127. 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 Public Improvement Plan and Grading Plan approval. The minimum term
for Improvement securities shall be equal to the term of the Public Improvement Plan
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 public
improvements. This bond is required prior to acceptance of the public
improvements.