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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. �� I � 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. � J 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. -1- 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. -2- 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. -3- 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. -4- 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. � � -5- 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. � 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. �:� , f. g � h i. � _� 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. -7- 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. � 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. Y_ . • � , � ' ' � ' � � . _ . . _ . . . . ' � ' ' ' ' ' ' ' ' ' ' ' ' ' ' " ' ' ' ' ' ' . � . . � . . ' ' ' . . . . • • • • � � �__ � � ' : � � - � � _ � . �. � ' Y' ' � � _ ' - i � ' � � i � ' � � � � • 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 issuance. - -10- 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. -11- 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. -12- 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. �� � -1- _� i � � 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. �� 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. • • • • 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. -3- 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. �� Monitoring: t� 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. 't' - - V;•, ;,h 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: �. �; 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. ,4' 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. �� 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. �