PC R 96-1597RESOLUTION NO. 96-1597
A RESOLUTION OF THE PLANNING COMIVIISSION OF
THE CITY OF ARROYO GRANDE APPROVING VESTING
TENTATIVE TRACT NO. 2207 AND CONDITIONAL USE
PERMIT CASE NO. 96-543 AND ASSOCIATED
ARCHITECTURAL REVIEW, LOCATED SOUTH OF
HIGHWAY 101 AT THE SOUTHERLY TERl'�TUS OF
ORCHARD STREET, APPLIED FOR BY BUSICK AND
GEARING DEVELOPMENT; ADOPTING A NEGATIVE
DECLARATION WITH NIITIGATION MEASURES, AND
INSTRUCTING THE SECRETARY TO FILE A NOTICE OF
DETERMINATION
WHF.REAS, the Planning Commission of the City of Arroyo Grande has considered
Tentative Tract Map No. 2207 and Conditional Use Permit Case No. 96-543, filed by Busick
and Gearing Development, for a clustered subdivision to subdivide one parcel into 38 single
family residential lots and two open space 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 cor�sistent 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
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Tentative Tract Map Findings:
1. The proposed Tentative Tract Map No. 2207 is consistent with goals, objectives, policies,
plans, programs, intent, and requirements of the Anoyo Grande General Plan.
2. The site for Tentative Tract Map No. 2207 is physically suitable for the type of
development proposed.
3. The site for Tentative Tract Map No, 2207 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 Tract Map No. 2207 or the proposed improvements are not
likely to cause substantial environmental damage or substantially and avoidably injure fish
or wildlife or their habitat. There is no water course with fish or wildlife on or near this
site.
5: The design of the subdivision for Tentative Tract Map No. 2207 or type of improvements
proposed for it are not likely to cause serious public health problems.
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Resolution No. 96-1597
Tentative Tract 2207
Busick/Gearing
December 17, 1996
Page 2
6. The design of the Tentative Tract Map No. 2207 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
substandally equivalent to ones previously acquired by the public. There are no existing
public easements for access through or on to the property within the proposed Tentative
Tract Map No. 2207.
7. The discharge of waste from the proposed subdivision Tentative Tract Map No. 2207 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.
8. Adequate public services and facilities exist or will be provided as the result of the
proposed Tentative Tract Map No..2207 to support project development.
CUP 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, meaning that the site design
and development plan conditions consider the Iimitations of existing streets and highways,
and that adequate temporary emergency access will provided.
4. Adequate public services exist, or will be provided in accordance with the conditions of
development plan approval, to serve the proposed development; and that the approval of
the proposed development will not result in a reduction of such public services to properties
in the vicinity so as to be a detriment to public health, safety or welfare.
5. The proposed development, as conditioned, will not have a substantial adverse effect on
sunounding 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 hazard.
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.
Resolution No. 96-1597
Tentative Tract 2207
Busick/Gearing
December 17, 1996
Page 3
8. The proposed development complies with all applicable performance standards listed in
Section 9-06.050 E. �
9. The clustering of dwelling units is approved pursuant to a specific plan, planned unit
development, or similar mechanism.
10.. The overall permitted density of the project is not exceeded.
11. The resulting project will not require a greater level of public services and facilities than
would an. equivalent non-clustered project.
12. The result of clustering residential units is more desirable and environmentally sensitive
development pian which creates usable open space areas for the enjoyment of �roject
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.
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Architectural Review Findings
1. The proposal is consistent with the text and maps of the Arroyo Grande General Plan, and
the City of Arroyo Grande Development Code. ,
2. The proposal will not be detrimental to the health, safety, comfort, convenience and general
welfare of the persons working or residing in the neighborhood of the proposed project.
3. The general appearance of proposed dwellings, as expressed in the Design ivlanual for the
project, is in keeping with the character of the neighborhood.
4. The proposal is not detrimental to the orderly and harmonious development of the City.
5. The �roposal will not impair the desirability of investment or occupation in the
neighborhood.
Department of Fish and Game Findings of Exemption �
1. The City of Anoyo Grande has prepared an initial study pursuant to Section 15063 of the
Guidelines of the California Environmental Quality Act (CEQA), for Vesting Tentative
Tract 2207 �nd PUD permit No. 96-543.
2. Based on the initial study, a negative declaration has been drafted for review by the public
and review and approval by the Planning Commission.
3. After holding a public hearing pursuant to State and City Codes, and considering the record
as a whole the Planning Commission adopted the negative declaration and found that there
is no subst�nntial 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.
Resolution No. 96-1597
Tentative Tract 2207
Busick/Gearing
December 17, 1996
Page 4
NOW, TIiEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby adopts a negative declaration with mitigation measures, instructs the
secretary to file a Notice of Determination, and approves Tentative Tract Map No. 2207 and
CUP Case No. 96-543, 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 Lubin, seconded by Commissioner Keen, and by the following roll
call vote, to wit:
AYES: Commissioners Lubin, Keen, Deviny, Titus, and Tappan
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 17th day of December, 1996.
ATTEST:
0
ci Breese, mission Clerk
AS TO COl
U12�-„
Doreen Libe
c�
William Tap an, Chair
Blanck, .Community Development Director
Resolution No. 96-1597 ATTACHIVIENT "A"
CO DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS
This approval authorizes the subdivision of a 57 acre site into 40 clustered lots (38 for custom
single residences and two open space lots).
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 Tract 2207 and Conditional
Use Permit Case No. 96-543.
3. This tentative map approval shall automatically expire on December 17, 1998 unless the
final map is recorded prior to that date 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 17, 1996.
5. The applicant shall, as a condition of approval of this tentative or final map application,
defend, indemnify and hold harmless the City of Anoyo 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 acceptance of tract improvements, the developer shall provide mail receptacles
for the units as required by the Postmaster of the Pismo Beach Post Office.
TREES
7. 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.
TRAFFIC/SIGNALIZATION FEES
8. Prior to building permit issuar�ce the applicant shall pay the applicable Transportation
Facilities Development Impact Fee as required by Arroyo Grande Municipal Code Section
3-2.501 et. seq.
9. Prior to building permit issuance, the applicant shall pay the applicable Traffic
Signalization Fees as required by Municipal Code Section 3-2.3, et.seq.
NOISE
10. Construction hours shall comply with Arroyo Grande Municipal Code Title 5, Chapter 21.
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DEVELOPMENT CODE
11. Development sliall conform with the R-H, Residential Hillside and Planned Unit
Development zoning requirements except as otherwise approved.
12. Signage shall be subject to the requirements of Development Code Chapter 9-13.
13. Prior to issuance of a building permit, all walls, including screening and retaining walls
shall be compatible with the approved architecture, subject to the review and approval of
the Community Development Director.
14. Prior to recordation of the fmal 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 6
feet in height.
15. The developer shall comply with Development Code Chapter 9-04, "Land Divisions".
16. The developer shall comply with Development Code Chapter 9-14, "Dedications, Fees and
Reservations. "
CC&R's
17. Prior to recordation of the final map, the applicant shall submit Covenants, Conditions
and Restrictions (CC&R's) that are administered by a subdivision homeowners' association,
formed by the applicant for the. area within the subdivision. T'he 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 sha1L•
a. Provide for maintenance of the driveways, open space lots, common areas, sewer lines
and other facilities, including drainage facilities.
b. Require garages to be kept clear for parking cars at all times;
c. Inform residents of the water conservation requirements placed on this project;
d. Reference the approved Design Manual for the Tract and ensuring that the guidelines
contained in the Design Manual are implemented.
e. Contain use restrictions for the open space lots.
f. Delete any references to an automatic expiration date.
JOINT MAINTENANCE AGREEMENT
18. Prior to recordation of the final map, a joint maintenance agreement for the open space
lot shall be submitted for review and approval of the City Attorney. The joint maintenance
agreement shall be recorded concurrently with the final/parcel map.
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STREET NAMES
19. Unless shown on the tentative map, street names shall be reviewed and approved pursuant
to Municipal Code Section 8-2.04.
LOT NUMBERS
20. Lots shall be numbered in sequence.
UNDERGROUND UTTLITIES
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.
SPECIAL CONDITIONS
22. The Design Manual for the project is hereby approved, subject to the following revisions:
a. Deck foundations should generally be enclosed, and not as shown by the illustration on
page 10.
b. Buildings are encouraged to be set back from the street greater than the minimum 20
feet required by code. Setbacks of 30 feet or more are encouraged.
c. Delete references to standing seam roofs on page 21.
d. Delete references to shake roofs on page 21.
e. Lar�e skylight domes are discouraged (see page 21).
f. Building heights of less than 30 feet are encouraged.
g. Silhouetting of buildings is discouraged when viewed from all vantages, not just from
Highway 101.
h. The Design Manual shall be consistent with the CC&Rs, to the satisfaction of the City.
23. Concurrendy with recordation of the fi�al map, the developers shall dedicate lot 39 to the
City of Anoyo Grande pursuant to condition No. 31; or shall dedicate said lot to the Lucia
Mar School District for uses consistent with the open space designation; or shall dedicate
said lot to the tract homeowners association.
PARKS AND RECREATION DEPARTMENT CONDITIONS
PARK DEVELOPMENT FEES
24. Prior� to recordation of the final map, the developer shall pay the current park
development fee, and/or donate land in-lieu of, for each lot approved, in accordance with
City Ordinance 313 C.S.
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25. The developer shall pay the current street tree planting fee/deposit. One 15 gallon size or
larger street tree is required for every fifty (50') feet of project frontage. Prior to
issuance of certificates 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.
TREE PRESERVATTON/TREE REMOVAL PLAN
26. 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/C�ity Arborist
for undeveloped parcels or lots with trees. The plan shall include the loca.tion, size and
specie of all trees located on the lot or on adjoining lots, where development could affect
the roots or limbs on trees or adjacent property.
27. 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 cunent 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 bonded for, or the in-lieu fees paid.
28. Prior to issuance of a grading permit, all trees to remain on site shall be marked with
paint/ribbon 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.
29. 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 within the drip line of a tree, unless approved by the Parks
and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree.
c. No grading shall occur under a trees dripline, unless approved by the Parks and
Recreation Director.
d. A five foot (5') protective fence shall be constructed a minimum of 8' from the trunk
of each tree.
30. All trees to be pruned, shall be pruned under supervision of a Certified Arborist using the
International Society of Agricultural Pruning Standards.
SPECIAL CONDITIONS
31. The project may receive credit toward the project's park-in-lieu fee requirement by
dedicating lot Nos. 39 or 40 if accepted by the City and providing improvement plans for
development of the site as open space and/or active recreation. Such improvements may
include, but are not limited to, curbs, gutters, sidewalks, jogging path, active play area
and/or playground, as determined by the City and approved by the City Council.
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BUILDING AND FIRE DEPARTMENT CONDITIONS
ADDRESSES
32. Prior to issuance of a certificate of. occupancy, all addresses shall be visible at the street
and on individual residences.
UBC/UFC
33. 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 Anoyo
Grande.
34. All roofs shall be class "A" .
FIRE LANES
35. All fire lanes must be posted and enforced, per Police Department and Fire Department
guidelines. �
CONSTRUCTION TAX
36. 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
37. Prior to combustible materials being placed on the site, fire hydrants and vehicular
access shall be installed, per Fire Department and Public Works Department standards.
ABANDONMENT/NON-CONFORMING
38. 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.
SOILS REPORT
39. Prior to issuance of a grading permit, a site specific soils report is required subject to
review by the City Engineer.
DEMOLITION PERMIT/RETAINING WALLS
40. Separate permits must be obtained for retaining walls.
FIRE FLOW
41. Project shall have a fire flow as required by the Fire Chief.
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COMPACTION TEST
42. Prior to concrete pour inspection, compaction tests are required in the footings.
WATER HEATER
43. No water heaters shall be permitted in the garage.
BONDING
44. Prior to issuance of a grading permit, all new residential construction requires posting
of a($1200.00) 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.
SPECIAL CONDITIONS
45. Prior to issuance of certificates of occupancy, secondary emergency access shall be
provided to the satisfaction of the Fire Chief. [see also mitigation measure No. 13.]
46. Prior to issuance of cert�cates 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.
47. The longer of the two cul-de-sacs formed by "Z" Street shall be re-designed to meet City
standards.
48. The cul-de-sacs proposed for "X" and "Y" Streets shall be re-designed to City standards,
or the homes on lots 3, 4, 5, 6, 29, 30, 31, and 36 shall be provided with fire sprinklers.
49. The shorter of the two cul-de-sacs formed by "Z" Street may be enlarged to meet City
standards or may remain as shown on the plans.
50. The open space easement areas cunently designated for lots l, 2, 3, 4, 5, 6, 11, and 12,
shall be reconfigured as a separate lot (lot 40) to be owned and maintained by the
homeowners association. An offer of dedication shall be provided for a future potential
roadway.
PUBLIC WORKS DEPARTMENT CONDITIONS
STREETS
51. The applicant shall offer for dedication to the public by certificate on the map or by
separate document all streets and easements for water, sewer mains, drainage facilities,
street trees and public utilities.
52. Vehicular access shall be denied to lots 1, 8, 9, 13, 14, 26, 27, 33, 34, 37 from the
proposed collector street and that this be by certificate and designation on the map.
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61. An on-site grading plan incorporating a retarding basin with discharge to a point of
discharge approved by the City Engineer, will be required upon development in accordance
with Public Works and Community Development requirements.
62. Prior to recordation of the fmal map, the retardation basin shall be fully constructed in
accordance with approved pians or bonded for, but shall be constructed and functional prior
to issuance of building permits on any parcels within Tract 2207.
63. 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
said funding arrangement shall be recorded simultaneously with the recordation of the final
map. A copy of the recorded document shall be submitted to the City. -
64. The Public Improvement Plan submittal shall include landscaping and irrigation plans for
the retardation basin if the basin is to be maintained 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 checldng 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.
65. The applicant shall provide on-site retardation facilities designed and constructed to Public
Works and Community Development requirements prior to recordation of final/parcel 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 UTILITIES
66. All new public utilities shall be undergrounded to comply with the Development Code.
67. All existing on-site public utilities shall be placed underground as a condition of Tract
2207.
68. Prior to occupancy of any parcel within tract map 2207, all public utilities shall be
operational.
69. 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 Southern California Gas Coinpany for review.
Comments from the utilities regarding required easements, transforiner locations, etc. shall
be forwarded to Public Works Department for review and approval.
EASEMENTS /DEDICATIONS
70. A minimum 10 foot Public Utility, Cable TV, and Telephone easement shall be dedicated .
adjacent to 52 foot wide street rights-off-way. A minimum 6 foot Public Utility, Cable
TV, and Telephone easement shall be dedicated adjacent to street rights-off-way greater
than 52 feet in width. All public utility easements shall be shown on the map.
71. The applicant shall dedicate 10 foot wide tree planting and maintenance easements adjacent
to 52 foot wide public street rights-of-way, and a minimum 6 foot tree planting and
maintenance easement shall be dedicated adjacent to street rights-off-way that are wider
than 52 feet, or as directed by the Parks and Recreation Department.
72. Retarding basins shall be dedicated on t�e final map as drainage easements.
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53. Improvements required of developing parcel will include street paving, curb, gutter, street
Iights, sidewalks, landscaping, the required utilities, grading and drainage. Improvements
to open space lots will include curb, gutter and sidewalks. Sidewalks shall be continuous
from Orchard Street to Tract 2207, to the approval of the City Engineer.
54. Prior to street paving, all underground improvements required for development of parcels
within Tract 2207 shall be installed.
GRADING
55. All grading shall be done in accordance with the City's Grading Ordinance.
IMPROVEMENTS
56. 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 plan for subdivision related improvements:
Public utility location.
Retarding basin
Retaining walls
Fencing
57. Prior to fmal map recordation, the applicant shall pay the City for inspection of said
improvements.
WATER
58. Fire hydrants shall be installed at minimum of 300 foot intervals along all commercial or
industrial/residential public streets and at the terminus of all cul-de-sacs, or as required by
the Fire Chief.
SEWER
59. The subdivider shall install sewer laterals to each buildable lot shown on the tentative map
at a size appropriate for proposed use. The minimum size shall be 4 inches.
STORM DRAINAGE
60. Portions of the subdivision may be subject to flood hazard from the Newsome Spring
Watershed. Applicant shall show the limits of inundation from a 100 year storm as an
exhibit and note this as a required building restriction.
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73. Prior to issuance of a building permit, all existing easements to be abandoned by separate
document will require the applicant to provide legal descriptions, sketches (8'/z x 11 City
Standard form), closure calculations, and payment of cunent Public Works Department
Fees for processing through Planning Commission and City Council. The abandonment
shall be recorded prior to occupancy.
74. 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 tentative and final map.
SOIL TESTING
75. Prior to the approval of improvement plans, a preliminary soils report, prepared by a
civil engineer registered in this 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). [ See also mitigation measures 1., 2., 3., and 4.]
76. Prior to approval of improvement plans, a soils analysis will be required for the
determination of street structural sections.
FEES
Note: The fees given at this time are estimates calculated using rates cunently in effect. The
actual amount due shall be calculated using fee rates in effect at the time of payment.
77. Map Checking -$297.00 plus $11.00 per lot. This fee will be collected prior to review
of the plans.
78. Public Improvement Plan Plancheck and Inspection shall be determinetl based on
approved estimated cost of public improvements.
79. The fees listed above shall be collected prior to recordation of final map or approval of `'
public improvement plans and shall be determined based on approved engineers estimate
of the cost of public improvements.
BONDS/SURETY
80. Faithful Performance - 100% of the approved estimated cost of all public improvements.
81. Labor & Materials - 50 � of the approved cost estimate.
82. One Year Guarantee - 10% of the approved cost estimate.
83. Monumentation - Prior to recordation of the finallparcel map, amount set by the
developer's engineer and approved by the Public Works Department of the monuments are
to be set and accepted by the City.
84. Other surety bonds shall be provided as follows: .
Water neutralization retrofit program if not implemented prior to recordation.
REPORTS/PLANS
85. Prior to recordation of the final map, a current preliminary title report and subdivision
guarantee shall be submitted to the Public Works Director.
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86. Public improvement plans prepared by a registered 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.
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88. Tfie developer shall be responsible during construction for cleaning city streets, curbs,
gutters and sidewalks of dirt tracked from the subject site. The flushing of dirt and 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.
If Orchard Avenue is used for tract construction traffic, the developer shall be responsible
for repairing damage casual by construction - traffic and restoring it to pre-existing
conditions to the satisfaction of the Director of Public Works.
89. All required improvements shall be designed and constructed in accordance with the City
of Arroyo Grande Standard Specifications and Drawings. �
ENGINEERING
90. After the requested information is added to the plans they shall be resubmitted to the Public
Works Department for checldng and approval prior to issuance of a building permit. The
following items shall be incorporated and labeled as proposed or existing, on the site/utility
plan before resubmittal:
a. Location & sizes of all public water, sewer & storm drainage facilities in abutting
streets/alleys. '
b. Location, quantity & sizes of all proposed/existing sewer & water laterals.
c. I.ocation, quantity & orientation of trash enclosures.
d. Show all parcel lines and easements crossing the project site.
e. Show the locations and dimensions of all existing driveways and sidewalk.
f. Location of street lights, utility poles, guy wires, telephone facilities, gas lines and so
forth.
91. The following is an estimate of Public Works fees and reimbursements which will be
collected at the dme building permits are issued for the project on site.
a. Traffic mitigation fee. (See Mitigation Measures)
The fees shall be calculated using fees and rates in effect at the time of building permit
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92. All applicable Public Works fees will be paid prior to final occupancy.
93. The developer shall install a handicap ramp per city standards on all curb returns on street
intersections.
WATER
94. Bacl�low prevention devices shall be installed by the applicant on all water services as
required by the Water Superintendent, County health officer or their representatives as
necessary for the safety of the water system. Examples of the types of uses requiring
bacl�low prevention include medical uses, landscape services, on-site plumbing which
incorporates pumps, etc. If in doubt, contact the City Water Superintendent for
determination. Show backflow prevention devices on building plans at time of submittal.
95. Water meters will be installed as required by the Public Works Department.
96. Any existing water services not to be utilized by this development shall be abandoned by
the developer at the mainline per City requirements.
97. If the Fire Department is requiring 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.
SPECIAL CONDITIONS
98. The drainage facilities including the diversion outlet and retarding basin shall be designed
to avoid impacts to downstream properties. A study shall be prepared to the satisfaction
of the City Engineer that evaluates the exisring and proposed runoff conditions, and
downstream drainage limitations. The drainage facilities shall be designed to prevent an
increased rate of runoff from the project in 100 year storms, and such lesser storms as are
identified as downstream limits.
99. The box culvert crossing Orchard Avenue and the drainage channel within the property
shall be designed to accommodate the 100 year storm runoff. Drainage calculations shall
be submitted to the satisfaction of the City Engineer. An appropriate transition shall be
constructed upstream of the box culvert. An easernent may be required.
100. Drainage f�cilities at sump conditions including the end of downhill cul-de-sacs, shall
be designed to acknowledge the poter�tial of a clogged system. A safe overflow path
shall be provided in the design, and the facilities shall be designed for a 100 year
storm.
101. The water system shall be looped between cul-de-sacs "X" and "Y" Streets, and
between cul-de-sacs "Y" and "Z" Streets on both side of the collector street.
102. The water system shall include an extension to the westerly right-of-way of Highway
101, aligned for future connection across the highway. The water system shall also
include an extension for future connection to Sunrise Mobile Home Park. The water
system shall be designed to accommodate connection to a pressure zone at a higher
pressure as determinetl by the City Engineer.
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103. Calculations shall be submitted to evaluate the capacity of the water distribution
system, to the satisfaction of the City Engineer. Fire flow capability shall be met to
the satisfaction of the Fire Chief.
104. All lots with water services with a pressure less than 40 pounds per square inch shall
be provided with individual pressure booster systems, to be installed as part of the
house construction. The requirement to install a booster system shall be noted on an
information sheet of the Final Map. If approved by the City Engineer, a single water
main booster station may be installed as an alternative to the individual boosters. If
approved, the booster shall include compatibility to function as a future pressure zone
transfer station.
105. The accessway driveway for the drainage and sewer easements along the westerly
boundary of the project shall be designed as a through driveway (or with adequate
turnaround). All driveway openings to the maintenance access shall be locked for City
use only. This restriction shall be reflected on the easements provided.
106. Easements for public water, sewer, and drainage facilities shall be approved by the
City Engineer, and shall include provisions regarding limitations of use by the property
owner.
107. A 12 inch access control strip shall be recorded across the easterly end of the proposed
collector street. The access control shall be recorded concurrently with the final map
and in a form approved by the City Engineer and the City Attorney. The document
shall prohibit non-emergency vehicle access from the easterly properties until the
collector street has been extended to Valley Road or other acceptable access is provided
as determined by the City Council.
108. The Orchard Avenue extension shall be closed to all traffic except bicycles, pedestrians
and emergency vehicles when the collector street is connected to Valley Road.
109. The applicant shall work with adjacent property owners to route a temporary
construction road from Valley Road to the subject property during construction of tract
improvements. Use of Orchard Avenue by construction traffic is discouraged.
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Resolution No. 96-1597
MITIGATION MEASURES
A negative declaration with mitigation measures has been recommended 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.
1. Prior to issuance of a grading permit, the applicant shall submit a soils report, prepared by
a registered geologist or qualified civil engineer, concerning soil conditions for grading,
excavations, slope stabilization and revegetation, and footing and foundation construction.
Monitoring: Review of soil report.
Responsible Department: Engineering Department and Community Development
Department
Timeframe: Prior to issuance of a building permit for site grading.
2. Prior to issuance of a grading permit, the subdivider shall submit a grading and drainage
plan for review and approval by the City. The grading plan shall be prepared by a
registered civil engineer or other qualified professional and shall demonstrate consistency
with the purpose and intent of policies 4.1a and 4.3a of the Open Space and Conservation
Element of the General Plan, to the satisfaction of the City. The stability of all proposed
cut and fill slopes shown on the grading plan shall be certified by the report of a qualified
engineering geologist or other qualified professional. The geotechnical report shall
recommend site-specific design parameters for cut and fill slopes, site grading, building
foundadons, and drainage facilities. Possible mitigations include, but are not limited to,
the use of benches, keyways, setbacks from slope and fill banks, and establishing a
maximum allowable cut and fill slope. The geotechnical report shall recommend
appropriate design parameters that shall be followed in the event sub-surface bedding planes
are exposed.
Monitoring:
Resporrsible Department:
Timeframe:
ATTAC�IMENT "B"
Review of grading plans, geotechnical report.
Engineering Department
Prior to issuance of a grading permit.
3. The subdivider shall deposit with the City, at time of first plan check submittal, adequate
funds to employ a qualified independent engineering consultant selected by the City to
review grading and drainage improvement plans and to i�spect the site prior to and during
all major site preparation and grading. A qualified Soils Engineer shall submit tests and
reports to certify each of these lots as ready for construction prior to issuance of a building
permit thereon.
Monitoring:
Responsible Department:
Timeframe:
Check for receipt of deposit.
Public Works Department
Prior to issuance of a grading permit.
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4. Prior to issuance of a grading permit for the subdivision, the subdivider shall submit an
erosion control and revegetation plan for review and approval by the City for all areas
disturbed by grading. Said plan shall include, but not be limited to, the following:
Measures for minimizing runoff and erosion before, during and after grading
operations.
A timeframe for implementation of erosion control measures.
• A r e v e g e t a ti o n p l a n f o r a l l a r e a s d i s t u r b e d b y g r a d i n g w hi c h i n c lu d e s t h e siz e, typ e a n d
quantity of plant materials to be used and an irrigation plan.
Monitoring:
Responsible Department:
Timeframe:
Review of erosion and revegetation plan.
Public Works Department
Prior to issuance of a grading permit.
5. All new construction shall utilize 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, drip irrigation with drought
tolerant landscaping. Water conserving designs and fixtures shall be installed prior to final
occupancy for each residence. The tract design guidelines and CC&Rs shall note this
requirement. ,
Monitoring:
Responsible Department:
Timeframe:
Field inspection of each residence.
Building Department, Fire Department
Prior to issuance of a Certificate of Occupancy.
6. All tract landscaping shall be consistent with water conservation practices 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 landscape plans.
Parks and Recreation Department
Prior to approval of tract improvement plans.
7. The applicant shall provide for review and approval by the City Council, an individual
water program which will propose mitigating measures to neutralize projected water
demand for the project. Projected water demand for this project is about 20 acre-feet 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 prior to recordation of the
final map.
Monitoring:
Responsible Department:
Timeframe:
Review of water conservation plan.
Public Works Department
Prior to recordation of final map.
8. The grading and drainage plan shall demonstrate that the historic flow of runoff is
maintained to the off-site retention basin located west of proposed lots 23, 29 and 30.
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Monitoring:
Responsible Department:
Timeframe:
Review of landscape plans.
Public Works Department
Prior to approval of tract improvement plans.
9. To enhance pedestrian accessibility, prior to the acceptance of tract improvements,
sidewalks shall be installed to City standards in accordance with the approved tentative
map.
Monitoring:
Responsible Department:
Timeframe:
Field inspection during construction
Public Works Department
Prior to acceptance of tract improvements.
10. To encourage bicycle use, the appiicant shall install a Class II bicycle lane along the
proposed collector street and the extension of Orchard Avenue.
° Monitoring:
Responsible Department:
Timeframe:
Field inspection during construction.
Public Works Department
Prior to acceptance of tract improvements.
11. The applicant shall submit a mitigation plan for review and approval by the City and the
Air Pollution Control District for construction-related emissions prior to grading permit
issuance. Such a plan may include, but not be limited to, the following requirements:
• Water the site and the equipment in the morning and afternoon.
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• Spread soil binders on the site, unpaved roads and parking areas.
• Re-establish ground-cover and required paving on the construction site as soon as
possible after grading.
• Wash tn�cks 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 parking to minimize conflicts with street traffic.
• Schedule operations affecting the roadways for off-peak hours of adjacent streets and
the adjacent schools.
Monitoring: The required mitigation plan shali be submitted,
reviewed and approved prior to issuance of a
grading permit.
Responsible Agency/Department: APCD
Timing: Prior to grading permit issuance.
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12. Prior to building permit issuance, the project shall pay all applicable transportation
development impact fees and signalization fees per City code.
Monitoring: Payment of applicable fees shall be checked prior to
permit issuance.
Responsible Department: Building and Fire Departments
Timeframe: Prior to issuance of building permits for each
residence.
13. A secondary emergency access shall be provided to the satisfaction of the Public Works
Department and the Fire Chief as an interim measure until the proposed collector is
extended to the south-east to Valley Road.
Monitoring: Review and approval of improvement plans and
filed inspection during construction.
Responsible Department: Public Works and Building Departments
Timeframe: Prior to acceptance of tract improvements
14. Final grading and improvement plans shall demonstrate adequate sight distance at all
intersections.
Monitoring:
Responsible Department:
Timeframe:
Review of improvement plans.
Public Works Department
Prior to construction of tract improvements
15. The intersection of Orchard Avenue and the proposed collector shall be controlled by a stop
sign.
Monitoring:
Responsible Department:
Timeframe:
Field inspection.
Public Works Department
Prior to acceptance of tract improvements
16. All development shall comply with Ordinance No. 333 C.S., the Community Tree
Ordinance.
Monitoring:
Responsible Agency/Department:
Timing:
A mitigation plan shall be submitted and reviewed
prior to issuance of a grading permit.
Parks and Recreation Department
Prior to grading permit issuance.
17. In conjunction with recordation of the final map, the developer shall record open space and
tree preservation easements over the open space portions of lots 1,2,3,4,5,6,11,12, (note:
these lots are recommended to be combined into one lot, lot 40), lot 21 and 39. Said
easements shall be in favor of the public and the City of Anoyo Grande, and shall prohibit
all structures, grading, filling or vegetation removal except as may be required to minimize
fire hazards and for City approved infrastructure or retention facilities. Said easements
shall be subject to the approval of the Community Development Director and City
Attorney.
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Monitoring:
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Responsible Agency/Department:
Timing:
18. A vegetation restoration and vegetation management plan shall be prepared for each open
space area, subject to the approval of the Community Development Director, Director of
Building and Fire, and Parks and Recreation Director, which shall include recommended
plantings (compriserl predominantly of native species) and other features intended to
improve the aesthetic and habitat value, to minimize fire hazards and to minimize further
erosion in these areas. Said plan shall be implemented as part of . the subdivision
improvements.
Monitoring:
Responsible Agency/Department:
Timing:
19. All construction equipment shall be provided with well maintained, functional mufflers to
limit noise.
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20. All construction activities shall comply with ttie time limits specified by the Anoyo Grande
Municipal Code.
The easements shall be reviewed prior to
recordation of the final map.
Commuruty Development Department, City Attorney
Prior to final rnap recordation.
The plan shall be submitted and reviewed with tract
improvement plans completed prior to acceptance of
tract improvements.
Community Development Department, Building and
Fire Department and Parks and Recreation
Department
Prior to acceptance of tract improvements.
21. To the greatest extent possible, grading and/or excavation operations at portions of the site
bordering developed areas should occur during the middle of the day to minimize the
potential for disturbance of neighboring noise sensitive uses.
Monitoring:
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Notes shall be ��placed on the construction plans
referencing the above measures.
Public Works Department
During construction
Responsible Agency/Department:
Timing:
22. Structures shall not be constructed beyond the limit of visibility shown on the tentative
map. Prior to recordation of the final map, a setback diagram shall be reviewed and
approved by the Community Development Director which implements this requirement.
Once approv�d, said setback diagram shall be incorporated into the CC&Rs and Design
Guidelines for the project.
Monitoring: The setback plan shall be submitted, reviewed and
approved prior to final map recordation.
Responsible Agency/Department: Community Development Department
Timing: Prior to final map recordation.
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23. Tract design guidelines shall include pertinent implementation actions from the Scenic
Features section of the Open Space and Conservation Element of the General Plan. The
design guidelines shall be subject to review and approval of the Community Development
Director and the Architectural Advisory Committee.
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Monitoring:
Responsible Agency/Department:
Timing:
The design guidelines shall be submitted and
reviewed prior to recordation of a final map.
Community Development Department
Prior to recordation of a final map.
24. The following note shall be placed on grading and improvement plans for the Tract:
"In the everu that during grading, construction or development of the project, any
archaeological resources are uncovered, all work shall be halted until the City has
reviewed the resources for their significance. If human remains (burials) are
encounzered, the County Coroner (781-4513) shall be contacted immediately. The
applicant may be required to provide archaeological studies and/or mitigation
measures. "
Monitoring:
Responsible Agency/Department:
Timing:
Construction plans shall be reviewed prior to
issuance of a grading or building permit to ensure
the note is in place.
Public Works, Building Department
Prior to grading or building permit issuance.
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