PC R 99-1727RESOLUTION NO. 99-1727
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING VESTING
TENTATIVE TRACT MAP NO. 2265 AND PLANNED
UNIT DEVELOPMENT NO. 97-563 FOR THE VILLAGE
GLEN PROJECT, LOCATED NORTH OF JAMES WAY
NEAR MESaUITE LANE, AND MAKING FINDINGS
REGARDING THE EIR, APPLIED FOR BY VILLAGE GLEN
HOMES LLC
WHEREAS, the applicant has filed Vesting Tentative Tract Map No. 2265 and
Planned Unit Development No. 97-563 for a forty (40) unit Plannecl Unit
Development (PUD); and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Vesting Tentative Tract Map No. 2265 and PUD Case No. 97-563 at a public
hearing on December 21, 1999 in accordance with the Development Code of the
City of Arroyo Grande; and
WHEREAS, the Planning Commission found that this project is consistent with the
City's General Plan, Development Code and the environmental documents
associated therewith, and has reviewed the Final Environmental Impact Report
with Mitigation Measures under the provisions of the California Environmental
Quality Act (CEQA); and
WHEREAS, a Final Environmental Impact Report was prepared for the project, and
certified by the City Council on November 9, 1999, with additional findings and a
Statement of Overriding Considerations, and
WHEREAS, the Planning Commission has read and considered the Final EIR in
connection with consideration of the application now before the Planning
Commission; and
WHEREAS, the Planning Commission finds, after due study, deliberation and
public hearing, the following circumstances exist:
Final Environmental Impact Report Findings:
1. The Final Environmental Impact Report for the Village Glen Annexation,
Tract 2265 and Elementary School #12, SCH # 99071084 (Final EIR), has
been completed in compliance with the California Environmental Quality Act.
2. The Final EIR was presented to the Planning Commission and the Planning
Commission has reviewed and considered the information contained in the
Resolution No. 99-1727
Vesting Tentative Tract Map No. 2265 & Planned Unit Development No. 97-563
Village Glen Homes LLC
December 21, 1999
Page 2 of 37
Final EIR prior to taking action approving Vesting Tentative Tract Map No.
2265 and Planned Unit Development Case No. 97-563.
3. The Final EIR reflects the Planning Commissiori's independent judgment and
analysis.
Tentative Tract Map Findings:
1. Proposed Vesting Tentative Tract Map No. 2265 is consistent with the
goals, objectives, policies, plans, programs, intent, and requirements of the
General Plan, and the requirements of the Development Code because the
General Plan designation is Rural Residential with a maximum density of 1.0
dwelling unit per acre and the applicant is proposing a density of .89 units
per acre, and the lot areas, widths, depths, and setbacks were found
appropriate through the Planned Unit Development process.
2. The project site, as shown on Vesting Tentative Tract Map No. 2265, is
physically suitable for the proposed development because all necessary
easements, parking, open space, and setbacks can be provided.
3. The project site is physically suitable for the proposed density because all
necessary easements, parking, open space, and setbacks can be provided.
4. The design of Vesting Tentative Tract Map No. 2265 and the proposed
improvements are not likely to cause substantial and considerable damage to
the natural environment, including fish, wildlife or their habitat.
5. The design of the subdivision and proposed improvements are not likely to
cause public health problems.
6. The design of Vesting Tentative Tract Map No. 2265 and 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 vesting
tentative tract map.
7. The discharge of waste from the proposed subdivision into an existing
community sewer system will not result in violation of existing requirements
as prescribed in Division 7(commencing with Section 13000) of the
California Water Code.
8. Adequate public services and facilities exist or will be provided as the result
of the proposed vesting tentative tract map to support project development.
Resolution No. 99-1727
Vesting Tentative Tract Map No. 2265 & Planned Unit Development No. 97-563
Village Glen Homes LLC
December 21, 1999
Page 3 of 37
Planned Unit Development Findings:
1. The proposed development is consistent with the goals, objectives, and
programs of the General Plan. '
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 area, loading areas, landscaping, and other features
required.
3. The site for the proposed development has adequate access, and the site
design and development plan conditions consider the limitations of existing
streets and highways.
4. Adequate public services exist, or will be provided in accordance with the
conditions of development plan approval, to serve the proposed
development; and 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.
5. The proposed development, as conditioned, will not have a substantial
adverse effect on surrounding property, or the permitted use thereof, and
will be compatible with the existing and planned land use character of the
surrounding area.
6. The improvements required, and the manner of development, adequately
address all natural and man-made 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.
8.
9.
10.
11.
12.
The proposed development complies with all applicable performance
standards listed in Development Code Section 9-06.050 E.
The clustering of dwelling units is approved pursuant to a planned unit
development.
The overall permitted density of the project area is not exceeded.
The resulting project will not require a greater level of public services and
facilities than would an equivalent non-clustered project.
The result of clustering residential units is a more desirable and
environmentally sensitive development plan which creates usable open
Resolution No. 99-1727
Vesting Tentative Tract Map No. 2265 & Planned Unit Development No. 97-563
Village Glen Homes LLC
December 21, 1999
Page 4 of 37
space areas for the enjoyment of project residents and which preserves
significant environmental features.
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.
Department of Fish and Game Required Findings:
1. The City of Arroyo Grande prepared an Environmental Impact Report
pursuant to Section 15080 of the Guidelines of the California Environmental
Quality Act for Vesting Tentative Tract Map No. 2265 and Planned Unit
Development No. 97-563.
2. The Environmental Impact Report was prepared for public review and
reviewed and approved by both the Planning Commission and the City
Council.
3. After holding a public hearing pursuant to State and City Codes, and
considering the record as a whole, the City Council adopted the
Environmental Impact Report and found that the project involves no
potential for adverse effect, either individually or cumulatively, on wildlife.
Resolution No. 99-1727
Vesting Tentative Tract Map No. 2265 & Planned Unit Development No. 97-563
Village Glen Homes LLC
December 21, 1999
Page 5 of 37
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Vesting Tentative Tract Map No. 2265 and
Planned Unit Development No. 97-563, with the above findings and subject to the
conditions of approval as set forth in Attachment "A" and the mitigation measures
and monitoring program as set forth in Attachment "B", attached hereto and
incorporated herein by reference.
On motion by Commissioner Keen, seconded by Commissioner London and by the
following roll call vote, to wit:
AYES: Commissioners Keen, London, and Chair Greene
NOES: None
ABSENT: Commissioner Costello and Vice-Chair Parker
the foregoing Resolution was adopted this 21 St day of December, 1999.
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Laurence Greene, Chairman
ATTEST:
Kathleen Fryer, Commissio Clerk
AS TO CONTENT:
Kerry
pment Director
ATTACHMENT "A"
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP NO. 2265 AND
PLANNED UNIT DEVELOPMENT NO. 97-563
APPLICANT: VILLAGE GLEN HOMES
NORTH OF JAMES WAY NEAR MESQUITE LANE
COMMUNITY DEVELOPMENT DEPARTMENT
General Conditions
This approval authorizes the subdivision of 64.3 acres into forty (40) residential lots,
of which thirty-six (36) are clustered and four (4) are large lots for custom homes,
and a 19.1 acre lot for future elementary school site.
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 2265 and Planned Unit Development No. 97-563.
3. This tentative map approval shall automatically expire on December 21, 2001,
unless the final map is recorded or an extension is granted pursuant to Section
9-02.140.C. of the Development Code.
4. Development shall occur in substantial conformance with the plans presented
to the Planning Commission at the meeting of December 21, 1999 and marked
Exhibits "A" (Vesting Tentative Tract Map No. 2265) and "B" (Conceptual
Grading Plan�.
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.
6. All walls (including retaining walls), fences, or combination thereof, within the
front setback area, shall be no more than 3 feet in height. Unless specifically
approved through the appropriate procedure, no other wall (including retaining
walls), fence, or combination thereof shall exceed six feet (6') in height.
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Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 7 of 37
Landscaping
7. Prior to issuance of a grading or building permit, a landscaping and irrigation
plan shall be prepared by a licensed landscape architect subject to review and
approval by a designated member of the Planning Commission, Community
Development Department, Police, Building and Fire, and Parks and Recreation
Departments. The landscaping plan 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, which 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.
Development Code
8. Prior to issuance of a building permit, All walls, including screening and
retaining walls shall be compatible with the approved architecture and
Development Code Standards, subject to the review and approval of the
Community Development Director.
9. Prior to issuance of a building permit, the applicant shall submit to the
Community Development Department for review and approval development
plans showing setbacks, lot coverage, floor area ratios, and building footprints.
Residences of the same model shall not be located adjacent to one another.
Adjacent residences shall be separated by a minimum of 15 feet.
10. Prior to issuance of a building permit, an exterior lighting plan and site lighting
footcandle plan shall be prepared subject to the review and approval of the
Community Development and Police Departments which shall comply with the
provisions of Development Code Sections 9-10.080, 9-12.070 C(3), and 9-
15.040.
11. Prior to issuance of a certificate of occupancy, all ducts, meters, air
conditioning equipment and al) other mechanical equipment, whether on the
ground, on the structure or elsewhere, shall be screened from public view with
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 8 of 37
materials architecturally compatible with the main structure. It is especially
important that gas and electric meters, electric transformers, and large water r
piping systems be completely screened from public view.
12. Prior to issuance of a final certificate of occupancy, the developer shall provide
mail receptacles for the units as required by the Postmaster of the Pismo
Beach Post Office.
13. Prior to recordation of the final map, property line fences shall be provided, or
bonded for, where there are no fences or fences are in poor repair. Design and
location of fences shall be subject to review and approval of the Community
Development Director. Unless specifically approved through the appropriate
procedure, no wall or fence shall exceed six (6) feet in height.
14. Development shall conform to the Residential Rural (RR) zoning requirements
except as otherwise approved as follows:
Proposed Development Existing Development
Standards Standards
Minimum Building Site 12,500 40,000
Minimum Lot Width � 80' 120'
Minimum Lot Depth �' 100' 200'
Minimum Front 20' 35'
Yard Setback
Minimum Interior Side 5' one side 10% of lot width
��Yard Setback 10' other side
Minimum Street Side 20' 15% of lot width
Yard Setback
Minimum Rear 20' 25'
Yard Setback
15. All parking spaces adjacent to a wall, fence, or property line shall have a
minimum width of 1 1 feet. This does not apply to garage or carport spaces
which shall each have a minimum clear dimension of 10 feet wide by 20 feet
deep.
16.
17.
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The developer shall comply with Development Code Chapter 9-04, "Land
Divisions".
The developer shall comply with Development Code Chapter 9-14,
"Dedications, Fees and Reservations."
Signage shall comply with Development Code Chapter 9-13, "Sign
Regulations".
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 9 of 37
Joint Maintenance Agreement
19. Prior to recordation of the final map, a joint maintenance agreement for the
common areas, including street trees and lighting, private and fire access
roads, detention basin, and utility lines shall be submitted for review and
approval by the City Attorney. The joint maintenance agreement shall be
recorded concurrently with the final map.
20. Prior to recordation of the final map, the applicant shall remove all structures in
conflict with new lot lines.
Underground Utilities
21. Prior to recordation of the final map, the developer shall comply with
Development Code Chapter 9-15, "Improvements". All above ground utilities
shall be underground.
CC&R's
22. Prior to recordation of the final map, the applicant shall submit Covenants,
Conditions and Restrictions (CC&R's) that are admiriistered by a subdivision
homeowners' association, formed by the applicant for the area within the
subdivision and inclusive of Lots 1-40. The CC&R's shall be reviewed and
approved by the City Attorney and recorded with the final map. At a minimum,
the CC&R's shall:
a
b.
c.
O
Provide for maintenance of the shared driveway, common areas, water
detention basin, open space, sewer lines, street trees, lighting, and
other facilities.
Require garages to be kept clear at all times for parking cars.
Contain use restrictions for the open space areas.
Affordable Housing
23. The applicant shall comply with the City's affordable housing policies in
Chapter 2 Goal A of General Plan Housing Element by either providing for
affordable housing on-site, or making a payment of an in-lieu fee equal to
2.5% of the value of new construction as computed for building permit
calculations.
Open Space
24. Prior to recordation of the final map, the developer shall record open space
easements in favor of the City of Arroyo Grande over portions of lots 37, 38,
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 10 of 37
39 & 40 located outside of the designated building envelopes. Open space
areas shall be maintained by the owner and shall prohibit all structures,
grading, or filling. Vegetation removal shall be prohibited in open space areas,
except for fuel management and removal as required by Fire Department
regulations. Said easements shall be approved by the Director of Community
Development and the City Attorney.
Building Envelopes
25. Only one (1) single-family residence shall be allowed on each of lots 37, 38,
39, and 40. Residences shall be constructed entirely within the allowable
building envelopes as shown on the tentative tract map.
26. Any proposed changes to the location of the allowable building envelopes on
Lots 37, 38, 39, and 40 shall be subject to review and approval of the
Community Development Director.
Noise
27.
Construction hours shall comply with Arroyo Grande Municipal Code Title 5,
Chapter 21.
Street Names
28. Unless shown on the vesting tentative map, street names shall be reviewed
and approved pursuant to Municipal Code Section 8-2.04.
Lot Numbers
29. Lots shall be numbered in sequence.
PARKS AND RECREATION DEPARTMENT CONDITIONS
Tree Preservation/Tree Removal Plan
30. Prior to issuance of a grading or building permit, the developer shall submit a
tree preservation and tree removal plan to the Director of Parks and
Recreation/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 on trees or
adjacent property.
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 11 of 37
31. Prior to issuance of a grading permit, all trees to remain on site shall be marked
with paint/ribbon and protected by a 5-foot vinyl or chain link fence. The fence
shall be located at a minimum of an 8-foot radius from the trunk of the tree.
32. All significant trees to be removed as designated by the Director of Parks and
Recreation/City Arborist shall be replaced at a 3:1 ratio and planted on site.
With the approval of the Parks and Recreation Director, tree removal shall be
mitigated by planting on site, off-site, or payment of in-lieu fees (at the current
street tree fee rate for a 15-gallon tree). Larger trees may be required to
mitigate tree removal. Prior to issuance of a grading permit, all trees shall be
planted or fees paid.
33. 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.
34. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance (431 C.S.) which include but are
not limited to:
a. No mechanical trenching shall occur within the drip line of a tree,
unless approved by the Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., shall occur within 8' of
the trunk of any tree.
c. No grading shall occur under the tree dripline, unless approved by the
Parks and Recreation Director.
d. A five foot (5') protective fence shall be constructed a minimum of 8'
from the trunk of each tree.
35. All trees to be pruned, shall be pruned under supervision of a Certified Arborist
using the International Society of Agricultural Pruning Standards.
36. All street front trees are to be minimum 15-gallon variety. Trees planted on the
street front less than ten (10) feet from the sidewalk will require deep root
barriers.
37. Street trees used shall be subject to the review and approval of the Director of
Parks and Recreation.
38. Yarrow shall be removed from hydroseed mix to be used on street front. The
proposed seed mix shall be subject to the review and approval of the Director
of Parks and Recreation.
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 12 of 37
39. Each Oak Trees to be removed shall be replaced at a 3:1 ratio using 15-gallon
size and an 1 1:1 ratio using 5-gallon size. A minimum of ten percent (10%) of
the trees along James Way shall be 24-inch box variety.
BUILDING AND FIRE DEPARTMENT CONDITIONS
Abandonment/Non-Conforming
40. Prior to issuance of a grading permit or building permit, whichever occurs first,
applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable
conditions.
Bonding
41 . Prior to issuance of a grading permit, all new residential construction requires
posting of a 51,200.00 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.
Soils Report
42. Prior to issuance of a grading permit, a site specific soils report is required
subject to review by the City Engineer.
Special Conditions
43. Prior to issuance of certificates of occupancy, all-weather access for fire
fighting equipment shall be provided to the areas reserved as open space to .
the approval of the Fire Chief and Community Development Director.
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45.
Prior to issuance of a building permit, County Health Department approval is
required for well abandonment.
Prior to issuance of a grading permit, State Department of Fish & Game
approval is required for grading in creek areas.
Fire Flow/Fire Hydrants
46. Project shall have a fire flow of 1,000 gallons per minute for a duration of
three (3) hours.
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 13 of 37
47. Prior to bringing combustibles on site, fire hydrants shall be installed, per Fire
Department and Public Works Department standards.
Compaction Test
48. Prior to concrete pour inspection, compaction tests are required in the footings.
Fire Lanes
49. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
50. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines. Fire Department Approved Gates shall be installed in
two locations as shown on the tentative tract map.
Fire Sprinkler
51. Prior to issuance of a certificate of occupancy, all buildings shall be fully
sprinklered per Building and Fire Department guidelines, as per agreement
between the Fire Department and the applicant.
Addresses
52. Prior to issuance of a certificate of occupancy, all addresses shall be visible at
the street and on individual residences.
UBC/UFC
53. 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.
PUBLIC WORKS DEPARTMENT CONDITIONS
All Public Works Department conditions of approval as listed below are to be
complied with prior to recording the map or finalizing the permit, unless specifically
noted otherwise.
General Improvement Requirements
54. Fees - The applicant shall pay all applicable City fees at the time they are
due.
55. Site maintenance - The developer shall be responsible during construction for
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 14 of 37
cleaning City streets, curbs, gutters and sidewalks of dirt tracked from the
project site. The flushing of dirt or debris to storm drain or sanitary sewer
facilities shall not be permitted. The cleaning shall be done after each day's
work or as directed by the Director of Public Works or the Community
Development Director.
56. Public Works Improvements - All project improvements shall be designed and
constructed in accordance with City of Arroyo Grande standards and
specifications. The following improvement plans shall be prepared by a
registered Civil Engineer and approved by the Public Works Department:
a. Grading, drainage and erosion control.
b. Street paving, curb, gutter and sidewalk.
c. Traffic striping and signage.
d. Public utilities.
e. Water and sewer.
57. Plan sets - Upon approval of the improvement plans, the applicant shall
provide a reproducible mylar set and 3 sets of prints of the improvements for
inspection purposes. Prior to acceptance of the improvements, the applicant
shall provide reproducible mylars, 2 sets of prints of the approved record
drawings (as builts) and electronic (e.g. Autocad) files where available.
58. Improvement agreement - Prior to approval of improvement plans, the
applicant shall enter into an agreement with the City for inspection of the
required improvements.
59. Encroachment permit - The applicant shall be responsible for obtaining an
encroachment permit for all work within a public right of way.
Prior to Recording the Map:
Street Improvements
60. James Way - The segment of James Way adjacent to the site entrances shall
be widened and improved as appropriate to accommodate turning vehicles
and provide sufficient site distance. These improvements will include, at a
minimum:
a. Left turn lane on James Way at Road "A".
b. Left turn lane on Road "A" at James.
c. Traffic control signage, and striping.
d. Design, construct and maintain intersections to ensure that minimum
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Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 15 of 37
sight distances per the Caltrans Design Manual will be maintained.
The intersection of James Way and Road "A" shall have 3-way stop
control..
Applicant shall provide for flashing warning signs subject to review
and approval of the Public Works Department.
e
f
61. Collector Street — Road "A" shall be designed and constructed to collector
street standards, including the following:
a. 40-foot street width from curb to curb.
b. Concrete curb and gutter on both sides.
c. Concrete sidewalks on both sides, either 6-foot wide attached or 5
feet wide detached, as shown on the Tentative Map.
d. 60-foot wide right of way.
e. 25 miles per hour design speed and speed limit.
f. TI = 6.5
g. The roadway alignment shall be approved by the City Engineer. Design
criteria shall include the following: 15% maximum vertical grade. A
minimum 50' tangent shall be provided on reverse curves.
62. Road A location — The applicant shall either obtain an offsite dedication for
road right of way for the portion of Road A that is offsite, or shall redesign
the street to be located entirely onsite.
63. Adjoining 10-acre parcel — The applicant shall stub out public water, sewer
and storm drain facilities to serve the future development of the 10-acre
parcel at the southwest corner of the Tract.
64. Reduced local street - Road "B" shall be designed and constructed to the
following standards, including the following:
a
b
c.
d.
e.
f.
36-foot street width from curb to curb.
5 foot wide detached concrete sidewalks with curb and gutter on both
sides.
60-foot wide right of way.
25 miles per hour design speed and speed limit.
TI = 5.5
The roadway alignment shall be approved by the City Engineer.
65. Private driveway extension — A private driveway shall be extended from the
end of the existing improvements on Canyon Way to serve Lots 37-40, the
existing adjoining parcels to the west, and the emergency access road to Lot
41. The private ,driveway extension shall be privately maintained, and
designed and constructed to the following standards:
a. 20-foot pavement width with 2-foot class 2 base shoulders on both
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 16 of 37
sides up to the turn around of the driveway for Lots 37, 39 and 40.
b. 16-foot pavement width with 2-foot gravel shoulders on both sides
beyond the turn around
c. 15 miles per hour design up to the turn around.
d. A turn around shall be provided as approved by the Director of Public
Works.
e. TI = 4.5
f. The roadway alignment shall be approved by the City Engineer.
g. The roadway shall be dedicated to the public as an emergency access
route.
66. Lot 39 & 40 driveway — Lots 39 and 40 shall use a shared access as shown
on the Tentative Map. Private utility service conduits, water services, and
sewer laterals shall be installed within the driveway. As part of the Tract
construction, the shared driveway and utility services shall be constructed to
the property line of Lot 40.
67. Street paving - Underground improvements shall be installed prior to street
paving.
Grading and Drainage
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Grading - All grading shall be done in accordance with the City Grading
Ordinance.
NPDES - Prior to issuing a Grading Permit, the applicant shall obtain a
National Pollution Discharge Elimination System (NPDES) permit.
70. Corps of Engineers — Prior to issuing a grading permit, the applicant shall
obtain any required permit from the Corps of Engineers and the Department
of Fish and Game for work within jurisdictional areas.
71 . Soils report - A preliminary soils report 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.
72
73
Street sections - Street structural sections shall be determined by an R-Value
soil test taken from the street subgrade.
Adjacent structures - The grading plan design shall include measures to
protect the adjacent structures from damage due to the construction.
74. Drainage design - All drainage facilities shall be designed for a 100-year
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Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 17 of 37
storm flow. The applicant shall submit ,an engineering study regarding
drainage related to the project. The study shall be subject to the review and
approval of the Director of Public Works.
75. Offsite drainage - The project shall be designed to accommodate drainage
from upstream areas, including future developed runoff. A concrete ditch
shall be constructed along the northeast boundary of Lot 41 (and part of Lot
40) to intercept runoff from upstream areas. Offsite drainage from the
adjacent 10-acre parcel shall be directed to a storm drain. Lots 13 through
17 shall be designed to protect adjacent properties from drainage impacts.
76. Private drive drainage — The construction of the emergency access
road/private drive shall include facilities to accommodate drainage from Lots
37 and 38, as approved by the Director of Public Works.
77. Stormwater basin - The applicant shall provide an on-site stormwater
retardation basin designed and constructed to Public Works requirements,
and the following:
a.
b.
c.
d.
e.
f.
9•
h.
i.
Water
The facilities shall be designed for a post-development 100-year storm.
The 100-year basin outflow shall be reduced so that the capacity of
the stormdrain system to Tally Ho Creek is not exceeded, including
runoff from future development within the watershed.
The 100-year basin outflow shall also be limited to a level which does
not cause the flow in Tally Ho Creek to be increased.
The basin design shall include freeboard equal to 15 percent of the
basin depth, with a minimum of 12 inches.
The basin shall be fully constructed and functional prior to occupancy
for any building permit within the project.
The basin shall be designed to allow for the accumulation and removal
of sediment.
The basin shall be maintained by a Homeowners' Association. The
Director of Public Works shall approve the related language in the
association CC&R's prior to recordation.
The basin shall be fenced around the perimeter. Fencing material shall
be approved by the Community Development and Public Works
Department.
If required by the Director of Public Works following review of the
drainage study, the applicant shall modify the existing inlet to the
Canyon Way Storm Drain and/or extend a storm drain from the
proposed basin to the Canyon Way storm drain.
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 18 of 37
78. Water mains - The applicant shall construct minimum 8" public water mains
throughout the project.
79. Loop water mains — A 12 inch water main shall be extended to connect the
waterline in James Way with the existing facilities in Canyon Way. A
Pressure Reducing Valve (PRV) assembly and vault shall be included as
approved by the Director of Public Works. A 20 feet wide easement shall be
provided where the waterline is not within a street right of way.
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Lot 41 fire flow - The water main to lot 41 shall be designed to deliver 1,500
gpm fire flow.
Fire hydrants - Fire hydrants shall be located per Building and Fire Department
requirements.
82. Water meters - Each parcel shall have separate water meters. Lots using fire
sprinklers shall have individual service connections.
83. Abandonment - Existing water services to the property which will not be
used shall be properly abandoned and capped at the main per the
requirements of the Director of Public Works.
84. Water Supply -The applicant shall provide for a water supply with a minimum
of 37 acre feet per year (AFY).This shall be done by one of the following:
a
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If approved by the City Council (prior to any onsite construction and
prior to recording the map) as an alternate method of offsetting the
annexation's impact on water supplies, the applicant shall make a
payment (prior to recording the final map) equal to the cost of
installing the well facilities (5266,200) to the City and dedicate the
Deer Trail Well site to the City; or,
Prior to any onsite construction and prior to recording the map, the
applicant shall develop the Deer Trail Well (including treatment
facilities) as described below and in the EIR.
If the applicant is required to develop the Deer Trail Well, he/she shall comply
with the following:
a. The Deer Trail well site shall be dedicated to the City.
b. The Deer Trail well shall be drilled, constructed, and tested. The
testing shall include the following tests described more fully in the EIR:
SHORT TERM TESTS
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Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 19 of 37
1. 10-hour step drawdown test.
2. 24 to 48 hour constant (high rate) discharge test.
3. 4 to 8 hour recovery test.
4. Water quality.
5. Monitoring of the well levels during testing for the Los Robles
Del Mar, Oak Park, and selected area shallow wells.
LONG TERM TESTS
1. 30 day (design rate) discharge test.
2. Water quality.
c. Following the completion of the first building permit within the Tract,
the following testing shall be preformed by the applicant:
MONITORING
1. Quarterly water level measurements over a two year period.
Measuring water levels in the Deer Trail, Oak Park, Los Robles,
and selected area shallow wells.
2. Twice yearly review by a geologist for a period of two years of
the effect of the groundwater pumping as compared to
groundwater levels.
d. The well construction shall include all necessary treatment facilities,
site improvements, building, electrical power and equipment and
controls.
e
Unless otherwise indicated, all costs associated with the dedication of
the well site, improvements, and water testing shall be borne by the
applicant.
85. Water Storage - The applicant shall provide for adequate water storage to
serve the Village Glen annexation. This requirement may be met by the
payment of S 140,400 to the City, or the applicant shall provide a private
onsite 381,000 gallon water storage tank and related facilities, subject to the
approval of the Director of Public Works.
86. Water pressure - All lots must have a minimum water supply of 40 psi at the
water meter. This requirement is met for lots with finish floors no higher
than elevation 318.
87. Fire flow requirements - All residential areas within the tract shall have a
minimum fire flow of 1,000 gpm at 20 psi. The water system serving Lot
41 shall be designed to accommodate 1,500 gpm at 20 psi, along with
concurrent fire sprinkler flow and pressures as determined by the fire
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 20 of 37
department.
88. Lot 41 pumps - Private pumping systems shall be required for the Lot 41, for
domestic and fire flows.
Wastewater
89.
90.
91.
Sewer laterals - Each parcel shall be provided a separate sewer lateral.
Abandonments - Existing sewer laterals to be abandoned shall be properly
abandoned and capped at the main per the requirements of the Director of
Public Works.
SSLOCSD - Provide written approval from the South San Luis Obispo County
Sanitation District (SSLOCSD) stating that the District will serve this
annexation and can accommodate the additional flow to the sewer plant.
92. Sewer crossings - All sewer mains or laterals crossing or parallel to public
water facilities shall be constructed in accordance with California State
Health Agency standards.
93. Sewer Mains - Sewer mains shall be a minimum of 8 inches diameter, and
shall be designed and constructed to allow for future connection by adjoining
parcels. A public sewer main shall be extended from the existing facilities in
Canyon Way to the property line for Lots 37 and 40. A public sewer main
shall be extended from the existing facilities in James Way to serve Lots 1-
36, 41.
Public Utilities
94. New utilities - All new public utilities shall be installed as underground
facilities.
95. Undergrounding - All existing overhead utilities which are onsite or within 6'
of tract boundaries shall be placed underground. These are shown on Figure
"A", and include the following:
a. Utility poles and wi�es through the site.
b. Utility poles and wires along the east property line of Lot 39.
96. Utility review - All improvement plans shall be submitted to the public utility
cornpanies for review and comment. Utility comments shall be forwarded to
the Director of Public Works for review and approval.
Mapping Requirements
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 21 of 37
97.
.;
Preliminary Title Report - A current preliminary title report shall be submitted
to the Director of Public Works prior to checking the map.
Improvements - All subdivision improvements required by these conditions
shall be either:
a. Fully constructed and accepted by the City; or
b. Guaranteed by an improvement agreement and financial securities.
The agreement and securities shall be in a form acceptable to the City.
99. Bonds - 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 schedule for
completion of improvements described in the subdivision agreement.
a.
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Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
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.
d. Monumentation, 100% of the estimated cost of setting survey
monuments.
100. Subdivision Agreement - The developer 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.
101. Private Agreements - An agreement (or HOA CC&R's) shall be entered into
for the common maintenance and use of the private driveway serving lots
37-41 and all private utilities within the driveway. The agreement shall
include a provision that requires maintenance of the entire emergency access
route to the Lot 41 building pad. These provisions shall be approved by the
Director of Public Works, and the City Attorney.
102. Tax Certificate - In accordance with Section 9-15.130 of the Development
Code, the applicant shall furnish a certificate from the tax collector's office
indicating that there are no unpaid taxes or special assessments against the
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 22 of 37
property.
103. Subdivision Guarantee - A Subdivision Guarantee shall be submitted to the
Director of Public Works at the time of Map Recordation.
104. Documents - All easements, abandonments, or similar documents to be
recorded as a document separate from the map, shall be prepared by the
applicant on 8.5x1 1 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 fees.
105. Recordation - At the time of map recordation, all documents shall be
submitted to the City on recordable material and form, either mylar map
sheets or 8%z" x 11" archival quality paper. The applicant shall pay all
recording fees and shall provide recorded copies of all documents to be
delivered to the City.
Dedications and Easements
106. Street right of way - The property owner shall offer for dedication to the
public the right of way for the following streets:
a. Road "B" and Road "C", 60 feet wide.
b. Road "A", 64 feet wide.
c. Curb return right of way shall provide for City standard curb ramps.
107. Private access - A private easement shall be reserved, for access to lots 37,
38, 39, 40 and 41.
108. Private utilities - A private easement shall be reserved, for utilities, water,
sewer, and drainage for Lots 37, 38, 39, and 40.
109. Lot 39 and 40 - An easement shall be reserved on Lot 39 for the shared
driveway, utilities, water and sewer. An agreement shall be recorded for the
common maintenance of the shared facilities.
1 10. Offsite easements — Easements shall be dedicated over the private driveway
between the Tract Boundary and the existing improvements in Canyon Way
for the following:
a. Public Water, Sewer, and Storm Drain.
b. Public Utilities.
c. Public emergency access.
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 23 of 37
d. Private access and drainage.
The offsite easements shall be approved by the Director of Public Works and
the City Attorney.
111 . Offsite right of way — The applicant shall obtain a dedication of public right
of way for any portions of Street "A" located outside the Tract Boundaries.
1 12. Offsite slope easements — The applicant shall obtain slope easements for any
cut or fill slopes extending onto adjoining properties.
1 13. Open Space - Open space easements shall be dedicated over portions of lots
37, 38, 39, and 40. The easements shall be approved by the Director of
Community Development and the City Attorney.
1 14. Access denial - Access shall be denied to James Way from lots 17 through
29. The access denial shall be offered by the property owner and recorded
on the map or other document as is acceptable to the City.
115. Deer Trail well - The Deer Trail Well Site described in the EIR shall be
dedicated to the City. The size and location of the dedication shall be
approved by the Director of Public Works.
116. Site easements - Easements shall be dedicated to the public on the map, or
other separate document approved by the City, for the following:
a. Drainage easement for the storm water basin.
b. Drainage easements for storm drains leading to the basin. The
easements shall be a minimum of 20 feet wide.
c. Water easements for the connection to Canyon Way. The easements
shall be a minimum of 20 feet wide.
d. Emergency access (including the fire department turnaround).
1 17. PUE - A Public Utility Easement (PUE) shall be dedicated a minimum 6' wide
adjacent to all street rights of way. The PUE shall be wider where necessary
for the installation or maintenance of the public utility vaults, pads, or similar
facilities.
118. Road Abandonment — The existing right of way for Wild Oak Place shall be
abandoned. This may be done as a note on the map per section 66499.20'/2
of the Subdivision Map Act.
119. Access easement abandonment — A quitclaim of interest by the beneficiary
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 24 of 37
of the existing private access easement (1162-OR156) as shown on the
Tentative Map shall be recorded.
120.. Utility easement abandonment — A quitclaim of interest by the beneficiary of
the existing transmission easement (1226-)R-373) and existing underground
conduit easement (2289-OR-514) as shown on the Tentative Map shall be
recorded, or the building envelopes shall be adjusted to be outside the
easement.
121. Slope easement abandonment-The existing slope easement in favor of the
City of Arroyo Grande shall be abandoned. This may be .done as a note on
the map per Section 66499.20%2 of the Subdivision Map Act.
122. Existing well — Existing wells on the property shall be properly abandoned.
Prior to Issuing a Building Permit:
123. Tract 2265 - The Final Map for Tract 2265 shall be recorded with all
pertinent conditions of approval satisfied.
Prior to issuing a Certificate of Occupancy:
124. Utilities - All utilities shall be operational.
FEES AND BONDS FOR ALL CITY DEPARTMENTS
The applicant shall pay all applicable City fees, including the following:
125. Fees to be Paid Prior to Plan Submittal:
a. Map check fee for Tract Map (5297 + S1 1.00 per lot).
b. Plan check for grading plans.
Based on an approved earthwork estimate
(Chapter 33 of 1994 Uniform Building Code).
c. Plan check for improvement plans.
Based on an approved construction cost estimate
(1 % of construction costs up to S 100,000), plus
(%2 % of construction costs over S 100,000►.
126. Fees to be Paid Prior to Plan Approval:
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d. Permit Fee for grading plans.
Based on an approved earthwork estimate
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Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 25 of 37
(Chapter 33 of the 1994 Uniform Building Code).
e. Inspection Fee of subdivision or public works construction plans.
Based on an approved construction cost estimate.
(4% of construction costs up to 5500,000), plus
(3% of construction costs between 5500,000 and S 1,000,000),
plus (2% of construction costs over S 1,000,000).
127. Fees to be paid prior to Issuance of a Building Perm
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Water Mitigation 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.
Water Distribution fee, to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Municipal Code 6-
7.22.
Water Service charge to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Municipal Code 6-
7.22.
Water Supply charge, to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Municipal Code 6-
7.22.
Traffic Impact fee, to be based on codes and rates in effect at the time
of building permit issuance, in accordance with Ord. 461 C.S., Res.
3021.
Traffic Signalization fee, to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Ord. 346 C.S.,
Res. 1955.
Sewer Permit fee, to be based on codes and rates in effect at the time
of building permit issuance, in accordance with Municipal Code 6-6.405.
Construction Tax, the applicant shall pay a construction tax pursuant to
Section 3 of the Arroyo Grande Municipal Code.
Strong Motion Instrumentation Program (SMIP) Fee, to be based on
codes and rates in effect at the time of development in accordance with
State mandate.
Building Permit Fee, to be based on codes and rates in effect at the time
of development in accordance with Title 8 of the Municipal Code.
Park Development fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall be
provided for existing houses), to be based on codes and rates in effect
at the time of building permit issuance in accordance with Ord. 313
C.S.
Street Tree Planting fee, the developer shall pay the current street tree
planting fee/deposit. One 15 gallon size or larger street tree is required
for every fifty feet (50') of project frontage. Prior to issuance of the
Resolution No. 99-1727; Attachment "A"
Conditions of Approval
Tract 2265 - Village Glen Homes LLC
Page 26 of 37
certificate of occupancy, the developer, with the approval of the Park
and Recreation Director, may install all 15 gallon trees and receive a
refund of deposit. To be based on codes and rates in effect at the time
of building permit issuance, in accordance with Ord. 431 C.S.
128. Subdivision 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.
129. Prior to checking the map, a current preliminary title report shall be submitted
to the Director of Public Works. A current subdivision guarantee shall be
submitted to the Director of Public Works prior to recording the Map.
Bonding Surety
130. 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. 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.
d. Monumentation, 100% of the estimated cost of setting survey
monuments.
e. Tax Certificate, In accordance with Section 9-15.130 of the
Development Code, the applicant shall furnish a certificate from the tax
collector's. office indicating that there are no unpaid taxes or special
assessments against the property.
ATTACHMENT "B"
MITIGATION MEASURES AND MONITORING PROGRAM
VESTING TENTATIVE TRACT MAP NO. 2265 AND
PLANNED UNIT DEVELOPMENT NO, 97-563
APPLICANT: VILLAGE GLEN HOMES, LLC
NORTH OF JAMES WAY NEAR MESQUITE LANE
A Final Environmental Impact Report has been adopted for this project. The
following mitigation measures shall be implemented as conditions of approval and
shall be monitored by the appropriate City department or responsible agency. The
applicant shall be responsible for verification in writing by the monitoring
department or agency that the mitigation meaSures have been implemented.
SCHOOLS
Mitigation A1
To mitigate impacts on school facilities and enable the school district to fund
projects that include environmental mitigation resulting from school construction,
the applicant shall enter into an agreement with Lucia Mar Unified School District to
provide development impact fees, as determined by the District, and shall submit
proof prior to issuance of building permits.
,
Monitoring ProQram
1) Action to be Taken: Applicant to enter into mitigation/impact fee
agreement with Lucia Mar Unified School District.
2) Entity to Take Action: City to verify completion of agreement.
3) Timing/Duration: Prior to building permit issuance.
4) Interested Agencies: City of Arroyo Grande Community Development
Department, Lucia Mar Unified School District.
DRAINAGE
Mitiaation B1
To mitigate downstream flooding, the applicant has included a detention basin at
the low end of the site and added storm drain inlets and pipes to route the majority
of site runoff through the basin. The basin provides approximately 2.8 acre-feet of
storage volume and will outlet into the existing Canyon Way channel upstream of
the Canyon Way storm drain inlet and pipe.
Resolution No. 99-1727 Attachment "B"
Mitigation Measures & Monitoring Program
Tract 2265 - Village Glen Homes LLC
Page 28 of 37
Monitorinq Proqram
1) Action to be Taken: Project will require design and installation of a
drainage storm drain pipe system and detention basin in accordance
with City Engineering Standards. Per the development code, all
proposed drainage facilities associated with the Project shall be based
on the 100-year storm.
2) Entity to Take Action: Applicant to submit drainage plans to the City of
Arroyo Grande Public Works Department for review and approval.
3) Timing/Duration: Plans to be approved prior to construction.
4) Interested Agencies/Department: City of Arroyo Grande, State
Department of Fish and Game, and State Regional Water Quality Control
Board (RWQCB).
Mitigation B2
To mitigate potential degradation of surface water flows, all storm water releases
shall be designed to discharge into the Canyon Way channel and Tally Ho Creek in a
non-erosive manner, and shall be subject to a National Pollution Discharge
Elimination System (NPDES) permit. The design of the on-site detention basin shall
allow for the accumulation and removal of sediment.
Monitorinq Proqram
1) Action to be Taken: Applicant to prepare engineering drainage plans
with erosion and siltation measures per City of Arroyo Grande Public
Works Department and Regional Water Quality Control Board standards.
2) Entity to Take Action: Applicant to submit erosion plans to the City of
Arroyo Grande Public Works Department for review and approval.
3) Timing/Duration: Prior to construction, monitor during construction.
4) Interested Agencies/Department: City of Arroyo Grande, and State
Regional Water Quality Control Board.
TRAFFIC
Mitigation D1
To avoid or minimize safety risks to school age pedestrians crossing James Way,
implement one of the following measures:
Resolution No. 99-1727 Attachment "B"
Mitigation Measures & Monitoring Program
Tract 2265 - Village Glen Homes LLC
Page 29 of 37
Mitigation Option 1: Install a traffic signal at James Way and the Project
access street. This traffic signal would operate full time and would be
required to include pedestrian crossing indications, pedestrian actuation, and
vehicular actuation for the side street. The location of the traffic signal
equipment along with advanced warning signs would provide the necessary
visibility required for this type of intersection control.
Mitigation Option 2: Install a traffic signal at James Way and Rodeo Drive
instead of at the Project access street.
Mitigation Option 3: Relocate the Project access street either 150 west or
250 east to gain adequate sight/stopping distance and install all-way STOP
signs.
Mitigation Option 4: Install all-way STOP signs as proposed and have a
crossing guard present in the morning and afternoon. James Way shall be
posted for 25 MPH when children are present.
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Monitorinq Program
1) Action to be Taken: The City shall require the applicant or school
district to submit an engineering analysis prepared by a qualified
engineer to determine the most feasible mitigation option
providing the appropriate level of safety for pedestrians walking
to school.
2) Entity to Take Action: City of Arroyo Grande Public Works
Department shall require School District/Applicant to provide
engineering study.
3) Timing/Duration: Final mitigation selected and funded prior to
issuance of grading permits.
4) Interested Agencies/Department: City of Arroyo Grande Public
Works Department, LMUSD, State Department of Education.
GROUNDWATER RESOURCES
Mitiqation E1
Unless the City Council approves other methods of offsetting the Project water
demand, the following measures shall be incorporated into the Project in order to
further reduce impacts on the groundwater resource:
Resolution No. 99-1727 Attachment "B"
Mitigation Measures & Monitoring Program
Tract 2265 - Village Glen Homes LLC
Page 30 of 37
The Deer Trail well shall be drilled, constructed, and tested as recommended in the
report by the applicant's consultant prior to issuance of a Project grading permit or
final Tract Map approval by the City. Production testing of the well shall include,
as a minimum, a 10-hour step-drawdown test at a minimum of 5 steps, a 24- to
48-hour constant discharge test at a discharge rate close to the well's maximum
production capability (such as 150 gpm, for instance, if possible), and a 4- to 8-
hour recovery test. Throughout all the pumping tests, monitoring and recording of
water levels in the Los Robles del Mar wells and the City's Oak Park well shall be
conducted. The test results shall be evaluated by a professional qualified in the
discipline, and compared to the assumptions and conclusions of Cleath (1998b) and
this analysis.
If the results of the short-term tests described above verify the assumptions and
conclusions of this analysis, the Deer Trail well shall be pumped at the design
project rate (30 to 35 gpm) for a minimum 30-day period. As before, monitoring
and recording of water levels in the Los Robles del Mar wells and the City's Oak
Park well shall be conducted as part of the test.
Monitoring of water levels in the Los Robles del Mar wells shall be conducted on a
monthly basis for two years following Project implementation. Regular monitoring
of the City's Oak Park well shall continue as part of the City's normal procedures.
Quarterly water level measurements shall be taken after the initial two-year period.
The water levels shall be measured during approximately the same weeks each
year.
The applicant's geologist shall perform an annual or biennial review of the water
level and water production data.
Monitoring Program
1) Action to be Taken:
testing of the proposed
observation wells. A
data.
Project will include drilling, constructing, and
well, and monitoring of water levels in nearby
qualified professional shall review observation
2) Entity to Take Action: Applicant to drill and construct well. Working
with City staff, testing shall be conducted on the well and observation
well data collected.
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3) Timing/Duration: The well to be drilled and short-term testing
conducted as a Tentative Tract Map condition of final approval prior to
L
Resolution No. 99-1727 Attachment "B"
Mitigation Measures & Monitoring Program
Tract 2265 - Village Glen Homes LLC
Page 31 of 37
grading permit issuance or final Tract Map approval by the City. Long-
term testing to be continued after Project approval.
4) Interested Agencies/Department: City of Arroyo Grande, LAFCO.
MitiQation E2
Unless the City Council approves other methods of offsetting the Project water
demand and waives the following condition, the following measures shall be
incorporated into the Project to further reduce impacts on the groundwater
resource:
Monitoring of water levels in all the Los Robles del Mar wells shall be conducted on
a monthly basis for two years following Project implementation. Regular monitoring
of the City's Oak Park well shall continue as part of the City's normal procedures.
The applicant's geologist shall perform an annual or biennial review of the water
level and water production data at the applicant's expense.
Monitoring Proqram
1) Action to be Taken: Project will include drilling, constructing, and
testing of the proposed well, and monitoring of water levels in nearby
observation wells. A qualified professional shall review observation
data.
2) Entity to Take Action: Applicant to drill and construct well. Working
with City staff, testing shall be conducted on the well and observation
well data collected.
3) Timing/Duration: The well to be drilled and short-term testing
conducted prior to final Project approval. Long-term testing to be
continued after Project approval at City direction and applicant's
expense.
4) Interested Agencies/Department: City of Arroyo Grande Public Works
Department.
Mitiaation E3
The Deer Trail well shall be drilled, constructed, and production tested as
recommended in the report by the applicant's consultant prior to issuance of a
grading permit or final Tract Map approval by the City. Near the end of the short-
term production testing, a water quality sample shall be collected by a qualified
laboratory technician, and sampled by a State-certified laboratory, at applicant's
expense.
Resolution No. 99-1727 Attachment "B"
Mitigation Measures & Monitoring Program
Tract 2265 - Village Glen Homes LLC
Page 32 of 37
If elevated concentrations of iron and manganese are found in the water, it will be
necessary to design a blending scheme, or to design and install a well head
treatment system to reduce the iron and manganese concentrations to acceptable
levels.
MonitorinQ ProQram
1) Action to be Taken: Project will include drilling, constructing, and water
quality sampling of the proposed well.
2) Entity to Take Action: Applicant to drill and construct well, and contract
for sampling and testing of the produced water at a laboratory approved
by the City.
3) Timing/Duration: The well to be drilled, sampled and tested as a
Tentative Tract Map Condition of approval prior to issuance of a grading
permit or final Tract Map approval. .
4) Interested Agencies/Department: City of Arroyo Grande Public Works
Department, State Department of Health Services, LAFCO .
VISUAL RESOURCES
Mitigation F1
To reduce visual impacts of proposed grading on the school site and to conform
with City policy for landform grading, the school grading plan shall be revised to
incorporate the following mitigation techniques.
• to the extent feasible, use landform grading on cut slopes around the
wooded knoll to be retained in the northwest corner of the site, with
varying slope ratios and curves.
• create varying slope ratios below 2:1 to the extent feasible on fill
slopes.
• revegetate the cut and fill slopes with plants native or characteristic to
the environs.
� provide tree planting on the slopes and/or in the campus core that
substantially screens or softens the visual appearance on the school
viewed from the north and northeast.
Monitorinq Program
Resolution No. 99-1727 Attachment "B"
Mitigation Measures & Monitoring Program
Tract 2265 - Village Glen Homes LLC
Page 33 of 37
1)
2)
Action to be Taken: District to prepare revised grading plan and
landscape plan to incorporate landform grading and screen planting.
Entity to Take Action: District to submit plan to Community
Development Department for approval.
3) Timing/Duration: Prior to issuance of grading plan.
4) Interested Agencies/Department: Community Development
Department, Public Works Department.
BIOLOGICAL RESOURCES
Mitigation G1
To mitigate potential impacts to Pismo Clarkia a spring survey was conducte
1999, which showed no Pismo Clarkia. Since the Initial Study upon which
CDFG based its request for a second study incorrectly identified the survey
occurring in 1998, it appears the 1999 survey satisfies the CDFG request.
Monitorinq Program
d in
the
as
1 � Action to be Taken: Applicant prepared 1999 spring survey for Pismo
clarkia. Director of Community Development shall determine whether
the survey is adequate and satisfies this condition.
2) Entity to Take Action: City of Arroyo Grande Director of Community
Development shall review survey.
3) Timing/Duration: Prior to grading permit issuance.
4) Interested Agencies/Department: City of Arroyo Grande Community
Development Department, Department of Fish and Game.
Mitiaation G2
To mitigate removal of significant native and non-native vegetation that affords
watershed protection and potential wildlife habitat, the south-facing fill slope on the
school site shall be revegetated with native trees, shrubs and grasses up to 30 feet
from the top of the slope. Final grading plans shall contain tree protection plan to
retain eucalyptus trees outside of graded areas. The upper 30 feet shall be low fuel,
irrigated planting for fire safety.
Monitorinq Proqram
1) Action to be Taken: School District shall prepare revegetation plan for
south-facing fill slope.
Resolution No. 99-1727 Attachment "B"
Mitigation Measures & Monitoring Program
Tract 2265 - Village Glen Homes LLC
Page 34 of 37
2) Entity to Take Action: School District.
3) Timing/Duration: Implement prior to occupancy.
4) Interested Agencies/Department: City of Arroyo Grande Community
Development and Fire Departments.
AIR QUALITY
Mitigation I-1
The following measures are recommended to reduce PM, emissions related to
Project construction activities:
• Water all areas where ongoing construction activity has exposed more
than 500 square feet of bare soil at least twice daily;
• Spray all dirt stockpile areas with water as needed to suppress fugitive
dust emissions;
• Implement permanent dust control measures identified in the approved
Project revegetation and landscape plans as soon as possible following
completion of any soil disturbing activities;
• Stabilize all disturbed soil areas not subject to revegetation using
approved chemical soil binders, jute netting, or other methods approved
in advance by the SLOAPCD;
• Pave all roadways, driveways, sidewalks, et cetera, as soon as possible
after grading. Lay building pads as soon as possible after grading
unless seeding and soil binders are used;
• Enforce a speed limit of 15 mph for unpaved surfaces at the
construction site; and
• Sweep paved streets adjacent to the construction site at the end of
each day if visible soil material is carried onto adjacent paved roads.
Monitorinq Proqram
1) Action to be
incorporated
particulates
crews.
Taken: The previously-described measures shall be
into a mitigation plan for construction-generated
that is to be promulgated to on-site construction
2) Entity to Take Action: The Applicant shall require the building
contractor to implement this plan.
�
_�
Resolution No. 99-1727 Attachment "B"
Mitigation Measures & Monitoring Program
Tract 2265 - Village Glen Homes LLC
Page 35 of 37
3) Timing/D�ration: The mitigation plan shall be in force throughout
all construction phases.
4) Interested Agencies/Department: City of Arroyo Grande,
SLOAPCD.
Mitigation I-2
To minimize the Project's operational impacts on air quality:
• Assure that all residential heating needs are adequately provided by
means other than wood burning appliances.
• If fireplaces are to be provided in more than 10 percent of the Project's
residential units, equip those fireplaces with Phase 2 catalytic inserts to
reduce air pollutant emissions.
In addition, incorporate the following into the Project to the maximum extent
feasible:
Residences:
• Link cul-de-sacs and dead-end streets to encourage pedestrian and
bicycle travel;
• Increased street tree planting
• Outdoor electrical outlets to encourage the use of electric appliances
and tools;
� Use solar water heaters;
• Use built-in energy efficient appliances;
• Use double-paned windows;
• Use energy efficient interior lighting;
• Increase walls and attic insulation beyond Title 24 requirements;
• Use high-pressure sodium streetlights to be directed downward.
�
�
School:
� Increase wall and attic insulation beyond Title 24 requirements;
• Orient buildings to maximize natural heating and cooling;
Resolution No. 99-1727 Attachment "B"
Mitigation Measures & Monitoring Program
Tract 2265 - Village Glen Homes LLC
Page 36 of 37
• Shade tree planting in parking lots to reduce evaporative emissions from
parked vehicles;
• Use high-pressure sodium parking lot lights to be directed downward;
• Use energy efficient interior lighting.
Monitorinq Proqram
11
2)
Action to be Taken: Incorporate the above measures into Project
infrastructure plans and residence design.
Entity to Take Action: Project Applicant, through appropriate
representatives (e.g., architectl.
3) Time/Duration: Implement before construction begins.
4) Interested Agencies/Department: City of Arroyo Grande, SLOAPCD.
INITIAL STUDY
Air Qualitv
MM1 — The Project shall comply with the San Luis Obispo County APCD standard
mitigation measures for residential projects, including standard site design measures
and standard every efficient measures.
MM2 — Dust generated
with a goal of retaining
measures listed below:
by the development activities shall be kept to a minimum
dust on the site. Applicant shall follow the dust control
a. During clearing, grading, earth moving, excavation, or transportation of
cut or fill materials, water trucks or sprinkler systems are to be used to
present dust from leaving the site and to create a crust after each day's
activities cease.
b. During construction, water trucks or sprinkler systems shall be used to
keep all areas of vehicle movement damp enough to prevent dust from
leaving the site. At a minimum, this shall include wetting down such
areas in the later morning and after work is completed for the day, and
whenever winds exceed 15 miles per hour.
c. Soil stockpiled for more than two days shall be covered, kept moist, or
treated with boil binders to prevent dust generation.
Resolution No. 99-1727 Attachment "B"
Mitigation Measures & Monitoring Program
Tract 2265 - Village Glen Homes LLC
Page 37 of 37
MM3 — The contractor or builder shall designate a person or persons to monitor the
dust control program and order increased watering as necessary to prevent
transport of dust off-site. Their duties shall include holiday and weekend periods
when work may not be in progress.
Monitorin4 Pro�ram for MM1, MM2, and MM3
1) Action to be Taken: The previously described measures shall be
incorporated into a mitigation plan for construction-generated
particulates that is to be promulgated and distributed to on-site
construction crews.
2) Entity to Take Action: The Applicant shall require the building
contractor to implement this plan.
3) Timing/Duration: The mitigation plan shall be in force throughout all
construction phases.
4) Interested Agencies/Department: City of Arroyo Grande, SLOAPCD.
Geologv and Soils
MM4 — The recommendations set forth in the Earth Systems Soils report, dated
November 5, 1996, shall be adhered to in project design and construction.
Monitorin�4ram
1) Action to be Taken: Incorporate the recommendation of the report into
Project infrastructure plans and residence design.
2) Entity to Take Action: Project Applicant, through appropriate
representatives le.g., architect).
3) Timing/Duration: Implement before construction begins.
4) Interested Agencies/Department: City of Arroyo Grande Public Works
Department.
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