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PC R 97-1600RFSOLUTION NO. 97-1600 A RESOLUTION OF THE PLANNING COMMI5SION OF THE CITY OF ARROYO GRANDE RECONIMENDING THE CITY COUNCIL: APPROVE TENTATIVE TRACT NO. 2217, LOCATED AT 590 EAST CHERRY AVENUE, APPL�ED FOR BY COKER ELLSWORTH; ADOPT A NEGATIVE DECLARATION WITH MITIGATION MEASURES; AND INSTRUCT THE CITY CLERK TO FILE A NOTICE OF DETERIVIINATION WHEREAS, the Planning Commission of the City of Arroyo Grande has considered Tentative Tract Map No. 2217, filed by Coker Ellsworth for subdivision of a 16± acre site into 43 residential lots; WHEREAS, the Planning Commission has held a public hearing on this application in accordance with the City Code; and WHEREAS, the Planning Commission has found that this project is consistent with the General Plan and the Environmental documents associated therewith; and WHEREAS, the Planning Commission has reviewed the draft negative declaration under the provisions of the California Environmental Quality Act (CEQA); and WIiEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: Tentative T'ract Map Findings: l. The proposed Tentative Tract Map No. 2217 is consistent with goals, objectives, policies, plans, programs, intent, and requirements of the Arroyo Grande General Plan. 2. The site for Tentative Tract Map No. 2217 is physically suitable for the type of development proposed. 3. The site for Tentative Tract Map No. 2217 is physically suited for the proposed density of development. The site is large enough to accommodate the proposed number of single family parcels. 4. The design of the Tentative �ract Map No. 2217 or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 5. The design of the subdivision for Tentative Tract Map No. 2217 or type of improveme�nts proposed for it are not likely to cause serious public health problems. 6. The design of the Tentative Tract Map No. 2217 or the type of improvements proposed for it will not conflict with easements acquired by the public at large for access through, or use � of, property within the proposed Tentative Tract Map or that alternate easements will be substantially equivalent to ones previously acquired by the public. 7. The discharge of waste from the proposed . subdivision Tentative Tract Map No. 2217 in 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. The existing community sewer system can accommodate the additional discharge of waste as a result of this project. � Resolution No. 97-1600 Tentative Tract 2217 Coker .E1Lsworth � January 21, 1997 Page 2 8. Adequate public services and facilities exist or will be provided as the result of the proposed Tentative Tract Map No. 2217 to support project development. Department of Fish and Game Findings of Exemption 1. The City of Arroyo Grande has prepared an initial study pursuant to Section 15063 of the Guidelines of the California Environmental Quality Act (CEQA), for Tentative Tract No. 2217. 2. Based on the initial study, a negative declaration has been drafted for review by the public and the Planning Commission, and review and approval by the City Council. 3. After holding a public hearing pursuant to State and City Codes, and considering the record as a whole the Planning Commission recommends that the City Council adopt the negative declaration and find that there is no substantial evidence of any significant adverse effect, either individually or cumulatively on wildlife resources as defined by Section 711.2 of the Fish and Game Code or on the habitat upon which the wildlife depends as a result of development of this project. NOW, THEREFORE, BE IT RESOLVED that the Pianning Commission of the City of Arroyo Grande hereby recommends the City Council adopt a negative declaration with mitigation rrieasures, instruct the City Clerk to file a Notice of Determination, and approve Tentative Tract Map No. 2217, subject to the conditions of approval and mitigation measures attached hereto as Attachments A and B, respectively, and incorporated herein by this reference. On motion by Commissioner Deviny, seconded by Commissioner Keen, and by the following roll call vote, to wit: AYES: Commissioners Deviny, Keen, Titus and Tappan NOES: None ABSENT: Commissioner Lubin the foregoing Resolution was adopted this 21 th day of January, 1997. ATTEST: � � � ssion lerk i iam Tapp n, Chair S TO �lQ.s�. Blanck, Community Development Director ATTACHIVIENT A � CONDITIONS OF APPROVAL DEVELOPMEIVT CODE REZONE CASE NO. 96-002 TENTATIVE TRACT 2217 �90 EAST CHERRY AVENUE COAZMUNI'I'Y DEVELOPMENT DEPARTMIIVT GEAIERAL CONDITIONS This. approval authorizes a rezone from RA-B3 (40,000 sq. ft. minimum lot size) to SF (7,200 sq. ft. minimum lot size) and subdivision of a 16 acre site into 43 residential lots. The project includes infrastructu� improvements. � 1 ►� 'F'he applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to ttiis project. The applicant shall comply with all conditions of approval for Development Code Rezone Case No. 96-002. 3. This tentative map approval shall automatically expire on February 25, 1999 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 City Council at the meetings of February 11 and 25, 1997 and marke� Exhibit "A" . 5. The applicant shall, as a condirion of approval of this tentative or final 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. Prior to final acceptance of tract improvements, the developer shall provide mail receptacles for the units as required by the Postmaster of the Pismo Beach Post Office. TRAFFIC/SIGNALIZATION FEES 7 : Prior to fmal inspection the applicant shall pay the applicable Transportation Facilities Development Impact Fee as required by Arroyo Grande Municipal Code Section 3-2.501 et. seq. Prior to final inspection, the applicant shall pay the applicable Traffic Signalization Fees as required by Municipal Code Section 3-2.3, et.seq. DEVELOPMENT CODE 9. Development shall conform with the SF zoning requirements except as otherwise approved. 10. Prior to recordation of the fmal map, property line fences shall be provided where there are no fences or fences are in poor repair. Design of fences shall be as shown on Exhibit "A" or if not shown , shall be subject to review and approval of the Community Development Director. 11. 12. The developer shall comply with Development Code Chapter 9-04, "Land Divisions". The developer shall comply with Development Code Chapter 9-14, "Detlications, Fees and Reservations. " STREET NANiES 13. Unless shown on the tentative map, street names shall be reviewed and approved pursuant to Municipal Code Section 8-2.04. The street labeled Garden Street that is contiguous with Calle Huerta on both ends, shall be renamed. LANDSCAPING 14. Prior to issuance of grading permits or recordation, whichever occurs fust, a landscaping and irrigation plan for stre�t landscaping and the proposed park shall be prepared by a licensed landscape architect subject to review and approval by the Community Development, and Parks and R�tion Departments. The landscaping plan shall include the following: a. � c. Tre� staldng, soil preparation and planting detail; The use of landscaping to screen ground-mounted utility and mechanical equipment; The required landscaping and improvements. This includes: (1) Deep root planters shall be included in areas where trees are within five feet (5') of asphalt or concrete surfaces and curbs; (2) Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants and mulches shall be incorporated into the landscaping plan; and (3) (4) All slopes 2:1 or �reater shall have jute mesh, nylon mesh or equivalent material. An automated imgation system. UNDERGROUND UTILITIES 15. Prior to recordation of the final map, the developer shall comply with Development Code Chapter 9-15, "Improvements". All above ground utiliries shall be underground. SPECIAL CONDTI70N5 16. In conjunction with recordation of the final map, the developer shall merge lots 44, 4.5 and 46 and shall record an open space easement over the combined lots. Said easement Ia shall be in favor of the public and the City of Arroyo Grande and shall prohibit all structures, gradinD, filling or vegetation removal except as may be requirerl for City- approved infrastructure or wildfire management. Said easement shall be subject to the approval of the City Attorney. 17. Prior to issuance of grading permits or recordation of the final map, whichever occurs first, a streetscape plan shall be preparetl for East Cherry Avenue, Branch Mill Road and Garden Street subject to review and approval of the Community Development Director and Parks and Recreation Director. All improvements shown on said plan shall be installed prior to acceptance of tract improvements. 18. Homes on lots 24 and 25 shall front on Garden Street and shall have garages fronting on Calle Huerta. Deed restrictions notifying prospeCtive buyers of this condition shall be recorded concurrently with the final map. 19. If tract homes are constructed, there shall be a minimum of five building footprints (including reverse footprints) with four (4) elevations per footpri�t. PARKS AND RECREATION DEPARTMENT CONDITIONS PARK DEVELOPMENT FEES 20. Prior to recordation of the final map, the developer shall pay the current parks development fee and/or donate land in-lieu of, for each lot approved, in accordance with City Ordinance 313 C.S. 21. The developer shall pay the current street tree planting fee/deposit. One 15 gallon size or - larger street tre� is required for every fifty (50') feet of project frontage. Prior to issuance of the certificate of occupancy, the developer, with the approval of the Park and Recreation Director, may install all 15 �allon trees and r�eceive a refund of deposit. TREE PRESERVATION/TREE REMOVAL PLAN 22. 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 Recieation/City Arborist for undeveloped parcels, for lots with trces, or trees adjacent to the drainage easement in Tract 409. The plan shall include the location, size and specie of all trees locat�d on the lot or on adjoining lots, where development could affect the roots or limbs on tree.s or adjacent property. � 23. All significant trees to be' removed as desi�nated by the Director of Parks and Re�reation/City Arborist shall be replaced at a 3:1 ratio and planted on site. With the approval of the Parks and Recreation Director, tre� removal shall be mirigated by planting • on site, off-site, or payment of in-lieu fees (at the current stre�t h fee rate for a 1S gallon tree). Larger tre�s may be required to mitigate tree removal. Prior to issuance of a grading permit, . all trees shall be planted or fees paid. 24. Prior to issuance of a grading perniit, all trees to remain on site shall be marked with paintlribbon and protected by a five (5') 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. �� �J � � 3 25. 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: No mechanical trenching within the drip line of a tree, unless approved by the Parks and Recreation Director. � a. b. c. d. No storage of equipment, supplies, tools, etc., within 8 feet of the trunk of any tree. No grading shall occur under a trees dripline, unless approved by the Parks and Recreation Director. A five foot (5') protective fence shall be constructed a minimum of 8 feet from the trunk of each tree. SPECIAL CONDT170NS 26. Plans for Park development shall be submitted to the Parks and Recreation Director and Community Development Director for approval prior to recordation of the final map. 27. Developer shall provide all improvements associated with the neighborhood park (tot lot, picnic area, curbs, gutters, sidewallc, turf, and irrigaaon) prior to acceptance of tract improvements: 28. A five foot masonry wall shall be constructed by the developer on three sides of the proposed park site for backyard privacy prior to acceptance of tract improvements. 29. Developer shall provide a stre�tscape and wall plan including irrigation, shrubs, trees and sidewalks subject to review by the Architectural Advisory Committee� and review and approval by the Director of Parks and Recreation. (See condition number 14.) 30. AL trenching within twelve feet (12') of either side of the Redwood tree adjacent to the drainage easement in Tract 409 shall be done by hand. A cer�fied arborist, approved by the property owner, shall be notified 24 hours prior to the start of trenching and shall be present during construction activities adjacent to the Redwood tree. All roots shall be pruned per ISA standards. All tre�s identified as at risk within or adjacent to the drainage easement in Tract 409, pursuant to condition number 22, shall be evaluated by a certified arborist and baseri on the arborist's recommendations, the developer shall take necessary precautions to protect the trees. FOLICE DEPARTMENT CONDITIONS 31. Concurrent with recordation of the final map the developer shall record deed restricrions prohibiting vehicular access to Garden Street from lots 24 and 25. 32. Prior to acceptance of tract improvements the developer shall provide stop signs on Garden Street at the Garden StreedEast Cherry Avenue intersection and on Calle Huerta at the Calle Huerta/Los Olivos Lane intersection. 4 BUII.DING AND FIRE DEPARTMENT CONDITIONS ADDRESSES 33. Prior to issuanee of a certificate of occupancy, all addresses shall be visible at the street and on individual residences. UBC/LJFC 34. The project shall comply with the most recent editions of the California State Fire and Building Codes and the Uniform Build'ing and Fire Codes as adopted by the City of Arroyo Grande. 35. All roofs shall be class "A" . FIRE LANES 36. Al� fire lanes must be posteti and enforced, per Police Department and Fire Department guidelines. CONSTRUCTION TAX 37. Prior to issuance of a Certificate of Occupancy, applicant shall pay a construction tax pursuant to Article 5, Chapter 3, Title 3 of the Arroyo Grande Municipal Code. FIRE HYDRANTS 38. Prior to framing, fire hydrants shall be i�stalled, per Fire Department and Public Works Department standards. ABANDONMENT/NON-CONFORMING 39. Prior to issuunce of a grading pezmit or building permit, whichever occurs first, applic� shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, undergrour�d piping arid other undesirable conditions. SOILS REPORT 40. Prior to issuance of a grading permit, a site specific soils report is required subject to review by the City Engineer. DEMOLTITON PERMIT/RETAINING WALL 41. Separate permits must be obtained for retaining walls. FIRE FLOW 42. Project shall have a fire flow of 1,000 gallons per minute for a duration of 2 hours. 5 OTHER PERMITS 43. Prior to issuance of a building permit, County Health Department approval is required for abandonment of well(s). COMPACTION TEST . 44. Prior to concrete pour inspection, compaction tests are required in the footings. WATER HEATER 45. No water heaters shall be permitted in the garage. BONDING 46. Prior to issuance of 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 zestoring the site. SPECIAL CONDITION 47. A comprehensive vegetation management program for lots 44, 45 and 46 shall be developed by a licensed landscape architect. Ttiis program shall be submitted to the Director of Building and Fire prior to recordation of the final map. PUBLIC WORKS DEPARTMENT CONDTTIONS All conditions of approval herein specified, unless otherwise noted, are to be complied with prior to the filing of the map. STREETS 48. The applicant shall offer for dedication to the public by certificate on the final map: a. For road widening purposes of Los .Olivos Lane, East Cherry Avenue, and Branch Mill Road, width of dedications to me�t City's General Plan requirements, except Branch Mill Road, improved width 36 feet. b. All interior streets within the subdivision. 49. Access be denied to lots 21-26 from Cherry Avenue and lots 14-20 from Branch Mill Road and that this be by certificate and designation on the final map. 50. Improvements required of developing parcel will include street paving, curb, gutter, street lights, sidewalks, landscaping, the required utilities, � grading and drainage. The improvements for Fast Cherry Avenue and Branch Mill Road shall include resurfacing or reconstruction of the existing paved surfaces, as require� to provide a�structural section me�ting City standards and a smooth driving surface. C� 51. Prior to street paving, all underground improvements required for development of parcels within Tract 2217 shall be installed. GRADING 52. All grading shall be done in accordance witl� City's Grading Ordinance No. 303.C.S.. IMPROVEMENTS 53. 54. The following improvements shall be designed in accordance with City specifications and standards: a. Street plan and profile b. Drainage ditches, culverts, and other structures (if drainage calculation require) c. Water plan d. Sewer plan e. Grading and erosion control pian for subdivision related improvements f. Public utility location ' g. Retention basin Prior to approval of Improvement Plans, the applicant shall enter into an agre�ment with the City for inspection of said improvements. WATER 55. Fire hydrants s�all be installe� per Fire Chief requirements at intervals along all public streets and at the terminus of all cul-de-sacs. SEWER 56. The subdivider shall install sewer laterals to each buildable lot shown on the tenrative map at a size appropriate for proposed use. The minimum size shall be 4 inches. STORM DRAINAGE 57. Portions of the subdivision may be subject to flood hazard from Branch Mill Road and �ast Cherry Avenue. Applicant shall show the limits of inundation from a 100 year storm as an exhibit and note this as a required building restriction. , 58. An on-site grading plan incorporating a retarding basin with discharge to the public street through an underwalk drain, or to a flood control facility, or to a point of discharge ''° approved by the City Engineer, will be required upon development in accordance with Public Works and Community Development requirements. 59. Prior to recordation off the final map, the retardation basin shal� be fully constructed in accordance with approved plans or bonded for, but shall be constructed and funcaonal prior to occupancy of any parc�ls within Tract 2217.. 60. A funding arrangement for the perpetual maintenance of the retarding basin shall be submitted to the City for review and approval. Any maintenance agreement required for fil said funding arrangement shall be recorded simultaneously with the recordation ofthe final map. A copy of the recorded document shall be submitted to the City. 61. The Public Improvement Plan submittal shall include landscaping and irrigation plans for the retardation basin if the basin is to be mairitaine� as part of the City landscape maintenance district. The applicant's Engineer shall submit three (3) prints of the landscaping and irrigation plans to the Public Works Department for checking purposes (1 set for Community Development, 1 set for Parks and Recreation). The landscape plans will be part of the Public Improvement Plans, as reproducible mylar prints. 62. The applicant shall provide on-site retardation faciiities designed and constructed to Public Works and Community Development requirements prior to recordarion of finaUparcel map. The facilities shall be designed to accommodate the increased drainage water flow of a 100 year storm event as a result of new development. PUBLIC TJTILITIES 63. .� � 65 66. At time of Public Improvement Plan review, plans shall be submitted to all applicable public utility companies including but not limited to Pacific Gas and Electric (P.G.& E.), General Telephone (G.T.E.), Cable TV and Souttiern Califomia Gas Company for review. Comments from the utilities regarding required easements, transformer locarions, etc. shall be forwarded to Public Works Department for review and approval. EASEMENTS/DEDICATIONS 67. A minimum of ten feet (10)' on fifty-two feet (52') right� of way and six feet (6') on streets with rights of way over fifty-two feet (52') wide for Public Utility, CabTe TV, and Telephone and street easements shall be dedicated adjacent to all street right-off-way. (All . public urility easements shall be shown on the map.) 68. The applicant shall dedicate tre� planting and maintenance easements adjacent to all public street right-of-way in widths as indicated in the previous condition for utility easements, or as directed by the Parks and Recreation Department. 69. 70. A11 new public utilities shall be undergrounded to comply with the Development Code, All existing on-site public utilities shall be placed underground as a condition of Tract 2217. Prior to occupancy of any parcel within tract map 2217, all public� uriIities shall be operational. Retarding basins shall be dedicated on the final map as drainage easements, if not accepted in fee by the City. All easements to be abandoned by the map (Government Code Section 66499.20) shall be clearly identified as such with City-approved notation on the tentarive and final map. SOIL TESTING 71. Prior to approval of Final Map, a preliminary soils report, .prepared by a civil engineer E:a registered in tius state, and based upon adequate test borings, shall be required and submitted to Public Works Department to comply with Government Code 66490 (Subdivision Map Act). 72. Prior to approval of Street Plans, a soiLs analysis will be required for the determination r�f street structural sections. FEES 73. 74. 75 Note: The fe�s given at this time are estimates calculated using rates currendy in effect. The actual amount due shall be calculated using fee rates in effect at the time of nayment. Map Checkin; - See City Resolution No. 2470. This fee will be collected prior to review of the plans. � Public Improvement Plan Plancheck and Inspection -$ase�d on approved estimated cost of public improvements. See City Resolution No. 2470. . All of the fe�s shall be collected prior to recordation of final map. SPECIAL CDND,� I770N 76. The applicant shall be credited for additional improvements made to the drainage system if a regional solurion is agreed to by the City Council, and regional improvements made. BONDS/SLTREI'Y 77. : Q`� Faithful Performance - 100% of the approved estimated cost of all public improvements. Labor & Materials - 50% of the approved cost estimate. One Year Guarantee - 10% of the approved cost estimate. 80. Monumentation - Prior to recordation of the fmallparcel map, amount set by the developer's engine�r and approved by thee Public Works Department of the monuments are to be set and accepted by the City. 81. Other surety bonds shall be provided as follows: The installarion of the storm drain from the project to the Arroyo Grande Creek, if this is not a part of the public improvements. REPORTS/PLANS 82. Prior to recordation of the final map, a current preliminary tide report shall be submitted to the Public Works Director. 83. Public improvement plans prepared by a reb stered civil engineer and approved by the Public Works Department will be required. Improvement plans shall include surface improvements plan and profile, underground improvements plan and profile, and signing and striping plans for all arterial streets. � E � � 84. The Public Improvement Plan submittal shall include landscaping and irrigation plans for any area of Public right-of-way where landscaping is to be maintained by a City landscape maintenance district. The Engineer shall submit three (3) prints of the landscaping and irrigation plans to the Public Works Department for checlang purposes (1 set for the Community Development Department and 1 set for Parks and Recreation. The landscape plans, when approved, shall be submitted to Public Works Department as reproducible mylar prints. 85. The developer shall be responsible during construction for- cleaning city streets, curbs, gutters and sidewallcs of dirt tracked from the subject site. The flushing of dirt and debris to storm drain or sanitary sewer facilities shall not be pernutted. The cleaning shall be done after each day's work or as directed by the Director of Public Works or the Community Development Director. 86. All required improvements shall be designetl and constructed in accordance with the City of Arroyo Grande Standard Specifications and Drawings. 87. Except as modified by other conditions of approval of this project, the following documents, submitted iz�. c.onnection with the application for this project and retained in Public Works File, are htreby incorporated by reference as conditions of this project: Hydrologic and drainage study of the project considering the Newsom Spring and Guaya Canyon as tributaries. ENGINEERING 88. After the requested information is added to the plans they shall be resubmittetl to the Public Works Department for checldng and approval prior to issuance of a grading permit. The following items shall be incorporated and labeled as proposed or existing, on the site/utility plan before resubmittal: � a. b. c. d. e. f. Loc�tion & sizes of all public water, sewer & storm drainage faciiities in abutting streets/alleys. Location, quantity & sizes of all proposed/existing sewer & water laterals. L,ocation, quantity & orientation of trash enclosures. Show all parcel lines and easements crossing the project site. Show the locations and dimensions of all existing driveways and sidewalk. Location of street lights, utility poles, guy wires, telephone facilities, gas lines and so forth. 89. Installarion of Public Improvements by developer: a. The developer shall install a handicap ramp on all street intersections along the curb returns. Said handicap ramp shall be installed according to California Administrative Code, Title 24 Requirements. 10 b. A plan showing the above required improvements shall be prepared by an appropriately licensed professional and submitted to the Public Works Department for approval prior to issu2nce of Building permit. WATER . 90. If the Fire Department is re�uiring an on-site fire hydrant, the water main to the fire hydrant shall be a public facility. This will require public improvement plans prepared by a registered civil engineer and approved by the Public Works Department. The water line shall be installetl within a 10' wide water line easement. 91. All sewer laterals crossing or pa.rallel to public water facilities shall be constructed in accordance with the California State Health Agency standards. STANDARD MITIGATION MEASURES A negative declaration with mitigation measures has been adopted for this project. The following mitigation measures shall be implemented as conditions of approval and shall be monitored by the appropriate City department or responsible agency. The applicant shall be responsible for verification in writing by the monitoring departrnent or agency that the mitigation measures have been implemented. WATER 1. The applicant shall submit, for review and approval of the City Council, an ind�vidual water program that will neutralize projected water demand for the project. The approved program shall be implemented prior to recordation of final/parcel map. Tune Frame: Prior to recordarion of finaUparcel map Monitoring Department Public Works Department 2. All construction shall utilize fixtures and designs which minimize water usage. Such fixtures and designs shall include, but are not limited to, low flow shower heads, water saving toilets, instant water heaters or �hot water recirculating systems, drip irrigation with drought tolerant landscaping and so forth. Time Frame: During building plan check Monitoring Department: Building and Fire Department 3. All landscaping shall be consistent witti water conservation practices including the use of drip irrigation, mulch, gravel, and bark. To the �reatest extent possible, lawn areas and areas requiring spray irrigation shall be minimized. Time Frame: During building plan check Mortitoring Deparhnent: Parks and Recreation Department 11 ATTACHMENT B MITIGATION MEASURES DEVELOPMENT CODE REZONE CASE NO. 96-002 � TENTATIVE TRACT 2217 590 EAST CHERRY AVENUE . Mitigation Measures: l. Applicant shall submit a landscape screening plan for the property frontage along Branch Mill Road, indicating the location and list of planting materials to be installed. Plan materials shall include, but not be limited to, staggered evergreen shrubbery that matures to 8-10 feet in height and evergreen trees that mature to 20 and 30 feet in height. The landscape improvement plan shall be subject to the approval of the Director of Parks and Recreation and the Community Development Director. 2. Monitoring: Review landscape screening plan for eastern property ._ frontage Responsible Department: Parks and Recreation Department, Community Development Department Timeframe: Prior to recordation of final map Applicant shall limit the building envelope for residendal lots 14 through 20 to between 20 feet from the front property line and 20 feet from the rear property line. Building envelope limitations for lots 14 through 20 shall be included in project CC&Rs. Monitoring: Responsible Department: Timeframe: Review of project and CC&Rs delimiting the building . envelopes for lots 14 through 20, to be submitted concurrentiy with final map Community Development Department Prior to recordation of final map � 3. All prospecrive property buyers shall be informed of the City of Arroyo Grande Right to Farm Ordinance, and informed of potential impacts that may occur from residing in close proximity to agricultural activities. Said Ordinance shall be include� in the project CC&Rs. Monitoring: Review of project CC&Rs to be submitted concurrendy with final map Responsible Department: Community Development Department Timeframe: Prior to recordation of final map 4. If the drainage solution identified in Attachment B of the Initial Study is pursued instead of the regional drainage solution, the applicant shall install a drainage pipe in the Branch Mill Road right of way instead of an open drainage channel. Monitoring: Review of tract improvement plans and Field Inspections Responsible Department: Public Works Department Timeframe:. Plan review prior to issuance of grading pernut, installation prior to acceptance of tract improvements � 5. All new construction shall be built to Uniform Building Code and Cit}j Standards. Monitoring: Responsible Department: Timeframe: Review of building plaris/site inspection Building Department Prior to issuance of a Certificate of Occupancy 6. The developer shall record open space easements� over lots 44, 45 and 46. Said easements shall be in favor of the public and the City of Arroyo Grande, and shall prohibit all structures, grazing, grading, filling or vegetation removal except as may be required for City-approved tiails, drainage facilities or other City-approved infrastructure. Said easements shall be subject to the approval of the Community Development Director and the City Attorney. An enhancement plan shall be prepared for each open space area, subject to the approval of ttie Community Development Director, which shall include recommended plantings and other features intended to improve the aesthetic and habitat value, and to minimize erosion. Said plan shall be implemented as part of the subdivisio� irnprovements. Monitoring: The easements shall be re�orded in conjunction with the final map for this project Responsible Department: Community Development Department Timeframe: In conjunction with recordarion. of the final map for easements, prior to acceptance of tract improvements for implementation of the enhancement plan 7. The project shall utilize soil recompacdon techniques specified in the soils report and Uniform Building Code and City Standards for earthquake safety, utilizing conventional building and foundation techniques. � Monitoring: Responsible Department: Timeframe: Review of building plans/site inspection Building Department . Prior to issuance of a Certificate of Occupancy 8. As part of tract improvements, the applicant shall design, to the satisfaction of the Director of Public Works, and construct an onsite drainage basin to limit runoff from the development site itself. Monitoring: Review of plans for the basin with tract improvement and grading plans Responsible Department: Public Works Department Timeframe: Prior to acceptance of tract improvements for construction 9. As part of tract improvements, the applicant shall design, to the satisfaction. of the Director of Public Works, and construct a drainage system to divert runoff that currently passes � 2 through the site, to the Arroyo Grande Creek. The drainage system shall be designed for the highest feasible capacity given the constraint of the existing easements. Monitoring: Review of plans with tract improvements and grading plans Responsible Department:. Public Works Department Timeframe: � Prior to issuance of grading permits for plan review and approval, prior to acceptance of �act improvements for construction 10. All new construction shall utiiize fixtures and designs which minimize water usage. Such fixtures shall include, but are not limited to, low flow shower heads, water saving toilets, instant water heaters or hot water recirculating systems, and drip irrigation with drought tolerant landscaping. Water coriserving designs and fixtures shall be installed prior to final occupancy for each residence. Monitoring: �eld inspection of each residence Responsible Department: Building and Fire Departments Timeframe: - Prior to issuance of Certificate of Occupancy 11. All tract landscaping shall be consistent with water conservation pracdces including the use of drip irrigation, mulch, gravel, bark, and native plantings. To the greatest extent possible, lawn �areas and areas requiring spray irrigation shall be minimized. Monitoring: Responsible Department: Timeframe: . Review of landscaping plans Parks and Recrearion Department Prior_ to construcrion of tract improvements 12. The applicant shall provide for review and approval by the City Council, an individual water program which will propose mitigaring measures to neu�ali7.e projected water demand for the project. The projected water demand for this project is approximately 21.5 acre feet of water per year. As part of the water program, the City Council may adjust projected water demand based upon proposed water conservation measures or other factors that decrease use of City water supplies. The approved program must be implemented or bonded for, prior to recordation of the final map. Monitoring: Responsible Department: Timeframe: Review of water conservation plans Public Works Department Prior to recordarion of final map 13. Tract CC&Rs shall inform residents of the water conservarion requirements placed on this tract. Monitoring: Responsible Department: Timeframe: Review CC&Rs for this mitigation measure Community Development Department CC&Rs shall be recorded concurrendy with the final map 3 14. The applicant shall install Class II bike lanes. along the project fronrages of F_ast Cherry Avenue and Branch Mill Road. Monitoring: Field inspection d�uring construcrion � Responsible Department: Public Works Department Timeframe: Prior to acceptance of road impro�ements 15. Pedestrian access shall be accommodated by installing sidewalks along the street frontages of: East C�erry Avenue; Los Olivos; Garden Street and Calle Huerta, per the tract and road improvement plans. . Monitoring: Responsible Department: Timeframe: Field inspection during construction Public Works Department Prior to acceptance of tract and road improvements 16. The applicant shall submit a mitigarion .plan for review and approval by the City and the Air Pollution Control District for construction related emissions prior to issuance of grading permits. The plan shall include, but not be limited to, the following: • Water the site in the morning and the afternoon • Re-estabiish ground-cover and re.quired paving on the construction site as soon as possible after grading • Wash truck prior to leaving the site • Properly tune and maintain all equipment • Use low sulphur fuel for equipment • Provide rideshare and transit incentives for construction workers • Configure construction parldng to minimize conflicts with street �affic • Schedule roadway operaaons for non-peak hours Monitorinb: The mitigarion plan shall be submitted and approved prior to issuance of grading peimit Responsible Department: Public Works Department and SLOAPCD Timeframe: Prior to issuance of grading permit 17. Rernoval of plants and soil disturbance on the Arroyo Grande Creek shall be minimized. Revegetation of disturbed areas with native and/or other suitable plant materials shall be required as soon as possible after creek disturbance, and energy dissipators shall be installed at the ternunation of drainage pipes to control soil erosion. Monitoring: Field inspection/review of drainage improvement plans Responsible Department: Public Works Department Timeframe: Intermittent inspection duririg drainage improvements and prior to dwelling unit construction � 4 18. The applicant shall design the basin to empty quickly and any fencing between the play area and the basin shall allow unobstructed view of the basin. There shall also be unobstructed view of the basin from the adjacent street. Monitoring: Plans for the basin shall be submitted and approved prior to issuance of a grading permit Responsible Department: Public Works Department Timeframe: Prior to issuance of a grading permit 19. Dwelling units shall be constructed utilizing Class "A" roofing materials and construction design per the Uniform Building code and City Standards. Monitoring: Construct�on plans review. Plans shall incorporate Class "A" roofing materials Responsible Department: Building and Fire Department Timeframe: Prior to issuance of building pernuts 20. The project shall provide adequate fire-flow for fire suppression through the insrallation of fire hydrants throughout the project. These shall be based on review by the Director of Building and Fire. Monitoring: The applicant shall install fire hydiants with flows meeting the Fire Code. Requirements Responsible Department: Building and Fire Department Timeframe: Prior to acceptance of tract improvements or issuance of building permits, whichever occurs first 21. Prior to issuance of building permits for any house in this project, the applicant shall pay a maximum of $2.95 per square foot of house area to offset the cost of accommodating students projected to be generated by this project. 22. 23. Monitoring: The applicant shall pay applicable school fees Responsible Dept./Agency: Building Department\Lucia Mar School District Timeirame: Prior to issuance of Building Pernuts for each residence The applicant shall install road improvements on Branch Mill Road and East Cherry Avenue per approved road improvement plans. Monitoring: Responsible Department: Timeframe: The applicant shall install road improvements Public Works Department To be constructed prior to issuance of Building Permits The following note.shall be placed on grading and improvement plans for the Tract: "In the event that durin.g grading, construction or developmeru of the project, and archaeological resources are uncovered, all work shall be halted until the Ciry has reviewed 5 the resou�es for their sign�cance. If human remains (burials) are encounrered, the Counry Coroner (781-4513) shall be contacred immedicuely. The applicaru may' be required to provide archaeolvgjcal studies an/or mirigation measures. " Monitoring: :. Construcrion plans shall be reviewed prior to issuance of a grading or building pernut to ensure the note is in place Responsible Department: Public Works, Building Depar[ments Timeframe: Prior to grading or building permit issuance�� � 24. The appiicant shall pay all applicable park development fees to the City. �-� �' Monitoring: The appiicant shall pay all applicable park development fees to the City Responsible Department: Parks and Recreation Department Timeframe: Prior to recordarion of the final map . ,. . , � a . . . . �;. � nr , V �