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PC R 91-13351�07 RESOLUTION NO. 91-1335 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL. OF A SP�CIFIC DEVELOPM�NT PLAN AND VESTING TENTATIVE TRACT MAP N0.1994, FOR PROP�RTY GENERALLY LOCAT�D BETWEEN JAMES WAY AND RANCHO PARKWAY IN THE "RANCHO GRANDE" PLANNED DEVELOPMENT (INCLUDING MQDIFICATIONS TO THE DRAFT CONDITIONS OF APPROVAL, AND ADDITIONAL RECOMMENDATIONS DISCUSSED AT THE APRIL 2,1991 M��TING) WHEREAS, the City Council of the City of Arroyo Grande adopted Ordinance 186 C.S. in 1978 which approved the Rancho Grande Planned Development; and WH�REAS, said Planned Development included approximately 163 acres which were denoted as"unplanned azeas" and for which more detailed development plans were required; and WHEREAS, the City Council of the City of Arroyo Grande adopted Ordinance 302 C. S. in 1983 which approved a development agreement for the later phases of the Rancho Grande Planned Development, including [he ponion which is the subject of these applications; and WHEREAS, said development agreement limits the regulations, requirements and restrictions which may be placed on future phases of the Planned Development, including the portion which is the subject of the current applications, to those regulations, requirements and restrictions which were �n effect at the time the agreement was adopted; and WHEREAS, Ordinance 186 C.S. designated the entire "unplanned azeas" for 134 residential units; and WHEREAS, OTTSE, Inc. has applied for a general development plan for all the unplanned areas, and said general development plan designates the portion conesponding to Tract 1994 for 75 residential lots; and WHEREAS, OTTSE, Inc. has applied for a specific development plan and vesting tentative uact map for a 75-lot residential subdivision within the ponion of the unplanned areas in accordance with the proposed general development plan, Ordinance 186 C.S. and Ordinance 302 C.S. for this portion of the Rancho Grande Planned Development; and WHEREAS, an Environmental Impact Report has been prepared pursuant to the provisions of the Califomia Environmental Quality Act (CEQA); and WHEREAS, the Planning Commission of the City of Arroyo Grande has considered the specific development plan and Vesting Tentative Tract Map No. 1994, in accordance with applicable provisions of the zoning ordinance and with Chapter 3 of the Subdivision Ordinance of the City of Anoyo Grande; and WI-IEREAS, the Planning Commission did conduct a duly noticed public hearing on subject applications on January 29, 1991, continued to March 5, March 18, March 27, and Apri12, 1991; and WgYEREAS, the Planning Commission did also conduct a duly noticed meeting at the subject site on February S, 1991, with the City Council; and � WHEREAS, based on the staff reports, oral and written testimony, and the draft and final EIR, the Planning Commission fmds, after due study, deliberation and public hearing, the following circumstances exist: 1. The proposed map, design and improvement of this subdivision is consistent with the General Plan land use designation, "Development Plan Required", and the applicants have provided that plan; furthermore, based on an analysis by staff and included in the EIR, the proposed plan and map are consistent with applicable provisions of the General Plan and City ordinances in effect at the time the development agreement was adopted. 2. The mitigations recommended by the EIR have been included as conditions of approval. � � � RPSOLUTION NO 91 TRACT 1994 PAGE 2 3. The site is physically suitable for the proposed type and density of development because it meets or exceeds the development standazds contained in the Ordinance 186 C.S. and other applicable requirements. 4. The proposed subdivision is not likely to cause substantial and considerable damage to the natural environment, including fish, wildlife or their habitat, provided that the proposed conditions and mirigation measures aze adopted and implemented. 5. The proposed design of the subdivision or proposed improvements are not likely to cause public health problems. 6. The proposed subdivision design, will not conflict with public easements within or through the site. WHEREAS, said Specific Development Plan and Vesting Tentative Tract was referred to the �lanning Commission, various City Departments and the Staff Advisory Committee for recommendation. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby recommends to the City Council approval of said Specific Development Plan and Tentative Tract Map No. 1994, subject to the conditions and mitigations measures as set forth on Exhibits "A" and "B", attached hereto and incorporated herein by this reference. On motion by�u-ssioner �llagher , seconded by Cc�missioner Soto and by the following roll call vote, to wit: AYES: Ccs�anissioners Soto, Moore, Ga1lagYier, Souza and Chairn�an Carr NOES: None ABSENT: (7cannissioners Brandy and Boggess the foregoing Resolution was adopted this 2nd day of April, 1991. ATT�ST: . . I/l``� M Leaiinger, lann' mission Clerk Robert W. Carr, Chauman "Exhibit A" Recommended Conditions of Approval Specific Development Plans and Vesting Tentative Tract 1994 General Conditions 1. The development of the property shall be in accordance with the requirements of Ordinance 186 C.S. and all other City ordinances and policies in effect at the time the Development Agreement was approved, except as expressly modified herein. 2. The applicant shall ascertain and comply with all applicable requirements of the State, County and other local agencies. 3. The applicant shall agree to defend at his/her sole expense any action brought against the City, its agents, officers or employees because of the issuance of this approval, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of this action. the City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve the applicant of his/her obligations under this conditions. 4. Development shall occur in substantial conformance with the plans and exhibits approved by the City Council at its meeting of and marked as exhibits on file with the Planning Department. 5. An EIR has been prepared for this project. All mitigation measures are listed as Exhibit "B" attached hereto and incorporated herein by this reference. Said mitigations shall be implemented as conditions of approval and shall be monitored by appropriate City departments and other responsible agencies as indicated in Exhibit "B". The Developer shall be � responsible for verification in writing by the monitoring department or agency that the mitigation measures have been implemented. Fire Department 6. The construction site shall be kept free of fire hazards from the start of construction until final inspection and individual lots shall be maintained as outlined in City of Arroyo Grande Ordinance No. 394 C.S. regarding construction job-site maintenance and cleanliness. No burning of construction maferials shal! be allowed. Where feasible, wood waste shall be segregated from other wasfe and salvaged for biomass conversion. Confainers shall be provided for glass and aluminum collecfion and recycling. The CC & R's shall expressly prohibii backyard burning of free prunings and ofher waste products. 7. The subdivider shall provide on-site fire protection as determined necessary by the Fire Chief and Utilities Supervisor. Minimum fire flows of 1250 gallons per minute shall be provided.with minimum residual flow pressure of 20 pounds per square inch. All fire hydrants shall have one, four and one- half (4�/2") inch outlet and two, two and one-half (2�/2") inch outlets. The center of the lowest "spud" (water valve that opens hydrant) shall not be less than eighteen (18 ) inches from the pad using a center line measurement. All fire hydrants shall be installed in accordance with City standards. Fire hydrants and City approved fire flows shall be installed by the subdivider, and inspected and approved by the fire Chief, prior to the storage of framing materials on the job site. 8. The emergency phone number of the Fire Department shall be posted near all telephones on the site immediately following the beginning of construction. , Conditions of approval Tract 1994 Page 2 For 3/27 PC Meeting 9. Street numbers of all buildings shall be posted so as to be easily read from the street at all times, day and night. 10. Prior to recordation of the final map, the developer shall contribute a fee of $100.00 per lot which shall be placed in a special fund to be used toward the development of a Fire Master Plan and related activities. Said plan will help identify the long-term needs of the Fire Department, including possible sites for a future station and associated equipment needs. Building Department 11. Temporary restroom and sanitation facilities shall be on the job-site and be properly maintained until finish of all construction, as per City of Arroyo Grande Ordinance No. 393 C.S. 12. All dwelling units in the development shall be designed and constructed to meet PG&E Energy Conservation Home Standards promulgated by PG&E, most recent edition. Parks and Recreation Department 13. Prior to recordation of the final map, the applicant shall submit three copies of a landscaping plan for all newly created slope banks, common a�eas, public right-of-way and for all street trees. Said plan shall be prepared by a licensed landscape architect and subject to the approval of the Parks and Recreation Director and the Planning Director. The plan shall include: a. The location, type and size of all plant materials; native and low-water use and drought resistant species shall be emphasized; � c. The extent and method of irrigation, emphasizing low-water use techniques wherever feasible. Erosion control systems during the period when plants are becoming established. d. Soil preparation, staking techniques and planting methods for all trees. e. Street trees provided at a rate of one tree per 50�feet of street frontage, for both public and private streets. 14 Prior to recordation of the final map developer shall submit a master fence and signage plan for the tract which shall be subject to the review by the Architectural Advisory Committee and approval of the Parks and Recreation Director and Planning Director. Said master plan shall indicate the type, size, design, color and location of all fencing and signing proposed for common areas and street frontages, both public and private, in the subject tracts. Furthermore, said fencing plan shall also provide standards for the type, size, design, color and location for fencing on all private lots in the subdivisions. Said standards shall be incorporated into the Design Manual (see Mitigation Measure No. ) !n developing a masfer fence p/an, the following guidelines shall be considered: a. Fencing should avoid obstructing views. b. Fencing should comp/ement a large lot, rural ambience and should help retain a feeling of openness. , c. Fencing may a/low for reasonable privacy for yards on the smaller lots. Conditions of approval Tract 1994 Page 3 � For 3/27 PC Meeting 15. The developer shall install all common area signs, fences, street trees and landscaping materials according to.the approved plans and in conjunction with other subdivision improvements, unless an alternative schedule is approved by the Planning Director and adequate security for same has been deposited in a manner approved by the City Attorney. The subdivider shall maintain and replace, when necessary, all plantings and fencing until ownership is assumed by the Homeowners' Association. In lieu of installing street trees, the subdivider may pay a fee equal to the cost of a 15-gallon tree and its installation, as determined by the Parks and Recreation Director. 16. Unless and until the City explicitly accepts the responsibility, maintenance and replacement of street trees and landscaping on any City right-of-way shall be the responsibility of the subdivider until assumed by the Homeowners Association. The Association may assign the responsibility for maintenance and replacement of street trees and landscaping to the adjacent lot owner pursuant to the approved CC&R's. 17. All common areas and amenities shall be administered and maintained by a Homeowners' Association composed of all the residents in the project area. The CC & R's shall address, at a minimum, oak tree preservation standards, design guidelines and review processes, setbacks and height limits, access, parking, maintenance of common areas, fence maintenance and repair, sign maintenance and repair and other'issues associated with common lots and maintenance. The CC &R's shall prohibit any further re-subdivision of any IoUunit. Said CC &R's shall be subject to the review and approval of the City Attorney and the Planning Department prior to recordation of the final map. Said CC &R's shall be recorded prior to or concurrently with the recordation of the final map. 18. The windmill shall be preserved and the developer shall contribute a sum of $3,000.00 to the City which shall be used to create an interpretive exhibit, explaining the history of the site and the use of such windmills. This condition is contingenf on the City accepting ownership of said windmill and the surrounding area. !f the City refuses the offer of ded�cafion for lot 77, fhe City shall either accept an offer of dedicaiion specifica/ly for the windmill and immediate surrounding area, or reimburse fhis contribufion fo fhe applicant. 19 In conjunction with the final map, the developer shall record open space easements over lots 76 and 77. Said easements shall be in favor of the public and the City of Arroyo Grande, and shall prohibit all structures, grazing, grading, filling or vegetation removal except as may be required for City-approved trails, walkways, drainage facilities or other City-approved infrastructure. Said easements shall be subject to the approval of the Planning Director and the City Attorney. An enhancemenf plan sha/l be prepared for each open space area, subjeci fo the approval of the Planning Director, which sha/l ►nc/ude recommended plantings and other features infended to improve fhe aesthefic and habifat value and to minimize futher erosion in these areas. Said plan sha/l be implemenfed as part of the subdivision improvemenfs. In addition, the developer shall record an irrevocable offer of dedication to grant fee title to the City of lot 77. Said offer shall be subject to the approval of the City Attorney. 20. The developer shall install pedestrian, bike and equestrian trails on-site, in accordance with the approved Master Plan (see Mitigation Measure � as part of the subdivision improvements. Plans for said trails shall be included in the improvement plans for the subdivision and shall be subject to the review and approval of the Parks and Recreation Director. If the Master Plan is not approved when the other subdivision improvement plans are Conditions Tract 1994 Page 4 of approval For 3/27 PC Meeting submitted, the developer may post a bond or other security for the cost of the design and construction of said trails. (See also Condition .) Said frails sha/l �be opened to fhe public on/y upon the Cify or other responsible public agency accepfing responsibility for maintenance and liability. Public Works Department 21. The improvement plans for this subdivision shall be prepared by a California Registered Civil Engineer and shall be approved by the Public Works Director prior to recordation of the final map. 22. Said improvement plans shall include, but not be limited to, grading, erosion control, street, drainage, sewer, water, and appurtenant improvements and shall be submitted concurrently for the tract unless otherwise permitted by the Public Works Director. In addifion, a master utility plan for the tract shall be submitted showing the layout and location of all the on-site and off-site utility facility improvements of the subdivision. This plan must bear approval signatures by appropriate representatives from each utility company (including Cable T.V.) unless otherwise permitted by the Public Works Director. The plan submittal shall also include construction cost estimates, plan check fees, soils and geologic reports (see Mitigation Measure No. � and all pertinent engineering design calculations. The final map may not be recorded unless all said improvement plans and utility master plan have been approved by the Public Works Director: 23. "Standard Specifications for Public Works Construction", latest edition, and any modifications thereto by the City, including City of Arroyo Grande Standard Land Development Specifications and all applicable City standard plates, shall be the project specifications, except as noted otherwise on the approved improvement plans. 24. The City of Arroyo Grande reserves the right to upgrade or add to City Standard Plates and Standard Land Development Specifications. If the required subdivision improvements are not completed within one (1) year from date of approval of the improvement plans, the subdivider shall be responsible for conformance to any and all upgraded or revised City Standard and Specifications, provided, however, that any improvement installed at the time of the specification revisions shal! not be required to be removed unless.necessary, in the judgement of the City Council, to address a significant public health or safety problem. 25. The subdivider shall provide all necessary on-site easements for streets, alleys, sewers, water facilities, utilities, drainage facilities, and other facilities as required by the City, prior to or in conjunction with the final map. Said easements shall be subject to the review and approval of the Public Works Director and the City Attorney. 26. The developer shall obtain an Encroachment Permit from the City prior to construction adjacent to any City right-of-way. 27. The subdivider shall enter into a contract agreement with the City of Arroyo Grande to perform the installation and construction of all improvements as contained in the conditions of approval of the subdivision and those required by the subdivision sections of the Arroyo Grande City Code; and shall post bond, cash deposit, instrument of credit, or such other security which conforms with State law and as approved by the City Attorney, guaranteeing the installation and construction of all required improvements within 12 months from recordation of the final map or within an approved time extension in accordance with the provisions of the Arroyo Grande City Code. � Conditions of approval i For 3/27 PC Meeting Tract 1994 Page 5 -�`` 28. No construction shall commence and no grading shali be performed prior to the recording of the final map, unless special permission is granted by the City Council. 29. A licensed Engineer in the State of California shall be retained by the developer to assure that the construction work conforms to the approved improvement plans and specifications, as well as to provide certified as-built plans after project completion. Submittal of the certified as-built plans will be required prior to and as a condition of the final acceptance of the tract improvements by the City. 30. Cost of all inspections related to on-site and off-site improvements shall be borne by the subdivider per City Ordinance. 31. The subdivider shall designate in writing, before issuance of any City - Permits, an authorized representative who shalt have complete authority to represent and to act for the subdivider. Such written authorization shall be provided to the City. Said authorized representative shall be reasonably available at all times while work is actually in progress on the development. A representative with written authorization to represent the subdivider in emergency situations shall be on site at all times that work is in progress. During periods when work is suspended, arrangements acceptable to the City shall be made for any emergency work which may be required. 32. The subdivider shall be responsible to, the City for all actions of his contractors and subcontractors until such time as the. improvements have been accepted by the City. ". 33. Whenever orders are given by the City to the subdivider's representative, or superintendent, or foreman, to do the work required for the convenience and safety of the general public because of inclement weather or any other similar cause related to public health or safety, and said orders are.not immediately acted upon by such person, the City may do or have such work done by others at the Subdivider's expense. This shall not be interpreted to require additional significant changes to the approved improvement plans. 34. Subdivision construction activities shall be limited to the hours of 7 a.m. to 6 p.m., Monday through Friday, and 9 a.m. to 4 p.m. on Saturdays. No construction activity shall be permitted on Sundays. Exceptions to these limits may be granted by the Public Works Director for emergency situations. 35. The subdivider shall set all monuments required by the Subdivision Map Act before subdivision improvement bond or security is released. 36. No request for occupancy shall be approved until all conditions are completed and accepted or approyed or in suitable condition satisfactory to the Public Works Director. 37. Complete grading and drainage plans shall be submitted to and approved by the Public Works Director prior to recordation of the final map. 38. 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 inspect the site prior to and during all major site preparation and grading. A qualified Soils Engineer shall submif tests and reports to certify each of these lots as ready for construction prior to issuance of a building permit thereon. 39. Except as otherwise required by these conditions and mitigations, all grading performed shall conform to the City of Arroyo Grande Ordinance No. 303 C.S., Chapter 70 of the Uniform Building Code, and/or as recommended by the Soils Report; with prior review,and approval by the Public Works Director. Conditions of approval Tract 1994 Page 6 For 3/27 PC Meeting 40. Where the difference in average elevations between adjacent Iots is in excess of six inches, slope shall not exceed 2 to 1 grade or a grade found reasonable in the soils report, or a retaining wall shall be required. Any required wall shall extend at least six inches above the higher finished grade. 41. Prior to any site grading or construction, an erosion control plan and program shall be submitted to and approved by the Public Works Department. Said plan and program shall address specific temporary and permanent erosion control measures associated with the project. (See Mitigation Measure No. .) 42. Section 7-1.13 of the City's Grading Ordinance shall be followed in order to control erosion and sedimentation. � 43. Site grading shall be restricted to the spring or summer season, April 1st through October 31 st, unless otherwise approved by Council; and required replanting for erosion control in accordance with plans prepared by a landscape architect, shall be implemented during October - November and maintained during at le�st one wet season, November through March, following grading, to assure minimum siltation. (See Mitigation No. .) 44. It is the contractor's responsibility to use watering, dust fences, or other methods as directed by the City, to control dust throughout the construction operation. No water from the City's potable supply shall be used for construction or dust control purposes. This condition shall not be interpreted as prohibiting the use of City water supplies for the irrigation of street trees and landscaping required in common areas. (See Mitigation Measure No. .) 45. All grading construction debris materials shall be removed and disposed into an approved dump site prior to any excavation or fill operations and/or as directed by the City. 46. The subdivider or his agents or employees shall be responsible for removal and clean-up of any spill on public streets during his entire grading operations. 47. In the event phased grading is permitted by the City Council� the subdivider shall install the required drainage facilities concurrently with the rough grading operations or provide an interim drainage and erosion control plan, and construct interim improvements, with prior approval from the Public Works Director, for mitigating any potential flooding and erosion that may adversely affect adjacent properties and public rights-of-way. 48. Drainage facilities, as required by the approved drainage plan, shall be provided and constructed as directed and approved by the Public Works Director, prior to acceptance of tract improvements by the City Council or sooner at the discretion of the Public Works Director. 49. Lots shall drain into a street or approved drain in such a manner that there will be no undrained depressions. The design of all such drains shall be subject to the review and approval of the Public Works Director. 50. Drainage structures should be designed in a manner to minimize the need for continuing major maintenance, and interim work must include programs on-site to,protect the downstream facilities from effects of erosion. 51. A retarding basin will be required on-site. This basin will be located within . the drainage channel adjacent to James Way and shall be maintained by the Homeowners' Association. A/ternafively, the City may maintain the basin at the expense of the Homeowners'Association. A mechanism for funding such maintenance shall be subject to the review and approval of the Public Works Director and City Attorney. Prior to recordation of the tract map, the applicant shall ensure that the Homeowners' Association or owner shall enter into an agreement with the State Department of Fish and Game, {' .� Conditions of approval For 3/27 PC Meeting Tract 1994 � Page 7 - .:> �� to assure implementation of a maintenance program with appropriate inspection by the Department. Construction of the retarding basin will require a streambed alteration permit from the Department of Fish and Game, and may also require a permit from the Corps of Engineers, under Section 404 of the Clean Water Act. Proof of receiv�ng such permits shall be provided to the Public Works Department. (See Mitigation Measure No. .) The materials and design of the basin and associated facilities, excluding trails, shall be subject to the review by the Architectural Advisory Committee and approval by the Planning Director, prior to recordation of the final map. Fencing of fhe retarding basin is discouraged. 52. The subdivider shall procure easements or consents from all affected landowners for any diversion of historical flows, changes in drainage conditions, or acceptance of any additional water flowing over their property, as determined by the Public Works Director and according to law. 53. Drainage fees may be required in conformance with adopted City drainage plans. 54. All public street improvements shall be as required in the Arroyo Grande City Code or in any duly adopted sections of the General Plan, and shall be constructed as directed by the Public Works Director. The location and design of all private streets and alleys shall be subject to the review and approval of the Public Works Director. All street names are to be approved by the City. 55. All streets shall be owned and maintained by the Homeowners Association. Easements granting the public reasonable pedestrian and bicycle use, and for police, emergency and other public purposes, of said private streets shall be approved by the City Attorney and shall be recorded prior to or concurrent with the final map. The location and design of said private streets shall be included_in the subdivision plans, and shall be subject to the approval of the Public Works Director. The developer may provide gates to restrict vehicular access to the private roads. Methods for allowing access for police, emergency and City personnel shall be incorporated into the design of any gate, and shall be subject to the review and approval of the Police Chief and Fire Chief. The design of any gate shall also be subject to the review by the Architectural Advisory Committee and the approval of the Planning Director. 56. All streets, alleys, sidewalks, curbs, and gutters adjacent to the subdivision shatl be improved as necessary to provide safe vertical and horizontal transitions to connect improvements constructed within this subdivision to existing improvements, as directed by the Public Works Director. Any street, alley, sidewalk, or curb damaged by the subdivider or its agents or employees shall be repaired, prior to final acceptance of tract improvements by the City Council or sooner at the discretion of the Public Works Director. 57. The developer shall install street frontage improvements per ordinance to the satisfaction of the Department of Public Works. These �mprovements may include, but are not limited necessarily to, grading, curb and gutter, sidewalk, paving, storm drain, sanitary sewer, and water facilities. 58. The stub ends of all streets planned for future continuation shall be temporarily protected with warning barricades, redwood headers or equivalent, and bars, as required by the Public Works Director. 59. The subdivider shall pay for, and the City shall install, street name signs, traffic regulatory and warning signs, and any necessary street striping and markings as required by the Public Works Director. The signs shall conform to the City's requirements and shall be purchased by the subdivider. Striping and signing shall be paid for by the developer subject to review and approval of the City, and made a part of the improvement plans. Conditions of approval For 3/27 PC Meeting Tract 1994 Page 8 60. The paving sections for the public and private streets shall be designed on the basis of an R Value Test, and Traffic Index to carry the anticipated traffic loads, but shall be no less than 2" of AC over 6" C I 2 / Base for local streets and 3" AC over 8" Cl for collectars. This design shall be subject to the approvaf for the Public Works Department. 61. A master utility map shall be prepared by the subdivider and made a part of the improvement plans. The map shall indicate the relative location of all the public and private utilities as directed by the Public Works Director. (Gas, electric, telephone, and cable television lines may be shown on the plan prior to obtaining the encroachment permits of installation of these utilities.) 62. All water, gas, sewer, underground electrical power, cable T.V., or telephone lines, or conduits, or underground drain lines shall be installed before any paving is placed. Utility stub connections to property boundaries of each lot may be omitted only with the express and written permission of the Public Works Director. 63. All utility facilities shall be placed underground in accordance with the City Ordinance. 64. The subdivider shall install adequately sized.utility services and laterals, if appropriate, to each lot prior to final acceptance of tract improvements. 65. Except as the utility companies may otherwise agree, the developer shall provide cable T:V., without charge, the reasonable opportunity to utilize and jointly occupy for the same purpose and trench provided by the developer to a utility for the purpose of connecting the utility to service the development. 66. The home builder shall pay the standard sewer, water and connection fees, as required in the Arroyo Grande City Code, prior to obtaining any building permits. 67. Street lights shall be required in accordance with PG&E standards on ornamental (non-wooden) poles. Design of said poles shall be subject to the review by the Architectural Advisory Committee and approval by the Planning Director. 68. All water wells within the tract shall be filled, capped, and abandoned in conformance with the San Luis Obispo County Environmental Health Department's standard requirements. 69. The subdivider shall install water mains, fire hydrants, and services in conformance with the Water Department Standard Design and Specifications. 70. All lots shall be sewered to publicly maintained mains. Developer shall be responsible to assure City that downstream facilities are appropriately sized to accommodate the subdivision prior to improvement plan approval or concurrently with improvement plan preparation. System reinforcements may be required. Police Department 71. A fee of $100.00 per lot shall be required by the home builder, prior to issuance of a building permit. Said fee shall be deposited in a special account an used exclusively for police services. . .�,; , -. . _ �:' �.�`.'�-.� . Conditions of approval Tract 1994 Page 9 Planning Department For 3/27 PC Meeting 72. The foilowing uses, .and only said uses, may be permitted on the lots in these subdivisions: a. Single family dwellings, not more than one per lot. b. Gardening, orchards, vineyards and other non-commercial horticulture not exceeding 20,000 square feet in area. c. Home occupations, subject to provisions of the Municipal Code. d. Keeping of small animals or fowl for FFA, 4-H or similar projects, only. Keeping of large animals, such as horses, is expressly prohibited. e. Other structures or uses normally considered accessory to single family houses except that no private swimming pools, tennis courts or second residential units ("Granny Units") shall be allowed unless and until a Conditional Use Permit"has been approved by the City. 73. Outdoor storage of recreational vehicles or boats is prohibited. Said items may be stored only in covered and enclosed buildings. 74. Detached guest houses shall be prohibited; plumbing shall be prohibited in any detached structure, except for any otherwise allowable greenhouse, pool cabana or unenclosed barbecue area. 75. In areas where private streets have 32-foot wide curb-to-curb paving, additional parking shall be provided on said road section. Prior to recordation of the final map, and as part of the subdivision improvement plans, the developer shall submit a parking plan illustrating the location and design of the necessary parking. Spaces should be grouped together in areas where tree loss and grading can be avoided. Spaces may be perpendicular, angled, or some other configuration if such arrangement is more efficient. The amount, location and design of said parking shall be subject to the approval of the Planning Director and Public Works Director. 76. Maximum building size shall be determined by application of the fo/lowing formulae: a) If the area of fhe lot is less than or equal fo 10,000 square feet, the maximum building area shall be given by: Maximum Building Size =(Lot Size - 6,000) x(.275) + 2,400 square feet. b) If fhe area of fhe lot is greater fhan 10, 000 square feet, but less than or equal fo 20,000 square feet, the maximum building area shal! be given by: Maximum Building Size =(Lot Size - 10,000) x(.05) + 3,500 square feet. c) If the area of the loi is greater fhan 20,000 square feef, fhe maximum building area shal/ be given by: Maximum Building Size =(Lot Size - 20, 000) x(.04) + 4, 000 square feet, but in no case shall any building exceed 6, 000 square feet in area. d) A minimum building size of eighfy six percenf (86%) of the maximum building size derived under sub-sect�ons a) fhrough c) above sha/l be allowed for houses on every lot. e) In fhe evenf thaf 86% of fhe maximum building sife cannof be achieved without relieving yard setback requirements, oak free setbacks, or heighi limitations, exceptions fo one or more of said requirements may be granted to achieve the minimum building size. Conditions of approval Tract 1994 Page 10 For 3/27 PC Meeting Which requirements may be excepted and the extent of each excepfion, as long as the minimum building size is achieved, shall be determined at fhe discrefion of the City. Requests for relief under this condition shall be reviewed by the Architecfural Advisory Committee and approved by the Planning Director. The intent of this condition is to allow creative and sensitive development while minimizing tree loss and adverse aesthetic impacts. In general, fhe following priority shall be considered when ana/yzing options for exceptions: 1. Setbacks. 2. Encroachment into oak tree drip lines provided fhat the mitigations recommended by a qualified arborist are implemented so that such encroachment will still enable the long-term viability of the tree. 3. Removal of isolated oak trees, mitigated with a three-fo-one replacement as outlined in Mitigation 14. 4. Heighi limit. This priority list is to be used as a guideline only. "Building Size" includes a/l covered and enclosed structures on a site, except for a two car garage, not greater than .500 square feet. Any portion of a garage larger than 500 square feet sha/l be included in the building size calculations. The following tab/e demonstrates the application of these formulae over common lot size ranges. L iz 6, 000 i 0, 000 15, 000 20, 000 25, 000 30, 000 35, 000 40, 000 45, 000 50, 000 55, 000 60, 000 65, 000 70, 000 > 70, 000 Maximum 8uil ina iz 2, 400 3, 500 3, 750 4, 000 4,200 4,400 4, 600 4, 800 5, 000 5,200 5,400 5, 600 5, 800 6, D00 6, 000 Minimum Buildina iz 2, 064 3,010 3,225 3, 440 3, 612 3, 784 3, 956 4,128 4, 300 4, 472 4, 644 4,816 4, 988 5,160 5,160. 77. A 20-foot setback shall be required from the boundary of all open space easements. No covered or enclosed structures may be permitted in said setbacks; however, minor improvements including but not limited to benches, observation tlecks and spas may be permitted. No such permitted structure shall extend above any oak tree canopy nor sha/l it extend closer than 10 feet to any canopy. All landscaping in this setback shall be limited to native species. 78. The following special setbacks shall be applied in accordance with the following table: A 15-foot setback shall be required from Rancho Parkway. A map shall be prepared illustrating the above listed setbacks shall be prepared by the developer and subject to the approval of the Planning Director. Documentation noting these special setbacks, shall be recorded I� Conditions of approval Tract 1994 Page 11 r:,: For 3/27 PC Meeting with each of the affected lots, in a manner and form approved by the City Attorney, and shall also be noted on the Finai Tract maps. 79. Other setbacks shall be calculated as follows: sideyard setbacks shall be in 10 percent of the width of the lot, but in no case shall they be required fo exceed 10 feet; rear yard set backs shail be 20% of the depth, but not more than 25 feet shall be required; front yard setbacks shall be 20 feet. Prior to the recordation of the Final Tract maps, the developer shall submit a diagram showing setbacks for all irregularly shaped lots. Said diagram shall be subject to the review and approval of the Planning Director and shall be recorded with each said lot; further, the setbacks for irregularly shaped lots shall be noted on an exhibif recorded with the Final Tract map. 80. On lots with an average slope of 12% or greater or in cases where in the � judgement of the Planning Director cutting, filling or tree loss can be reduced, the streetyard setback for a garage may be reduced to five feet; the usual setback, however, shall apply to the main structure. 81. On the following lots, the maximum height limit shall be 19 feet, measured parallel from fhe natural grade. For purposes of ihis condition, nafural grade sha/l mean ihe elevation of the ground after tract improvements but prior to any grading or consfrucfion for individual houses or related on-site improvements. The house builder may apply to fhe City for buildings higher than this limit subject to approval by fhe Architectural Advisory Commitfee. The Committee may approve such height excepfions only upon a finding that such an excepfion will not significant/y block views, cause problems . with privacy or overlook onfo adjacenf properties, and wil! result in a more p/easing aesthetic design, and/or beffer tree profection or less grading on ihe site. Approval of such height exceptions is strictly discretionary with the City and is nof a right attached to the lot. 29-55, inclusive; 59-73, inclusive. Notice of said height limits shall be recorded with each lot and shall be noted on the final tract map. 82. The maximum height for residences on all lots except those listed above shall be 27 feet. The height shall be measured parallel to the natural grade (before cutting or filling) covered by the building footprint, excluding eave overhangs. For purposes of fhis condifion, natural grade shall mean the elevation of fhe ground after tract improvements but prior fo any grading or consfruction for individual houses or relafed on-site improvements. EXHIBIT B RECOMMENDED MITIGATION MEASURES AND MONITORING PROGRAM SPECIFIC DEVELOPMENT PLAN AND VESTING TENTATIVE TRACT MAP 1994 Note: The numbering of fhe mitigation measures corresponds to the numbering in the FEIR. The numbering may not be sequential because some of the recommended mitigation measures do not apply to every applicafion. GEOLOGY Mitiqation 1. All structures shall be designed for a peak bedrock acceleration of 0.28g from an 8.25 maximum probable earthquake. 2. If the earthquake regulations of the Uniform Buiiding Code (UBC) are used for structurai design considerations, the site shall be assigned a Seismic Zone Factor (Z) of 0.40 and a Site Coefficient (S) factor of 1.O in accordance with Table No. 23-I and 23-J of Chapter 23 (1988 Edition). Monitorinq Proqram Mitigations i & 2: Program Description: Construction drawings submitted for building permits shall denote ihe above listed standards. . City staff sha/l check p/ans, inspect site during and after construction, sign off when completed. Responsible Department/Agency: Timing: Funcling: Mitiqation Chief Building Official. During building plan check and building inspection. Plan check and inspection fees determineci by the Chief Building Official. 3. On Lots #1, 4, 40, 48, 50, 51, 52, 59, 68, 69, and 72 in Tract 1994, site specific geologic and geotechnical engineering studies shall be prepared for the affected parcels prior to home construction to determine site specific geologic and geotechnical engineering conditions. Said studies shall be subject to approval by the Building Official and Public Works Director. All recommendations contained in said report shall be incorporated into the building plans for grading and houses on said lots. Runoff from streets and other impermeable surfaces should be directed as much as possible away from these areas and not be indiscriminately discharged into these drainages as the addition of water may generate shallow landsliding and/or gullying. 4. Recommendations contained in the "Soil Engineering Report for Rancho Grande, Phases 1A and 1 B", September 1988, by Buena Engineers, Inc., are incorporated herein by this reference, and attached as Exhibit F, shall be implemented during all phases of the subdivision and construction: 5. The Site Development Recommendations listed on pages 18-21 in the Pacific Geoscience, Inc. report datecl April 6, 1990, entitled "Soils Engineering and Engineering Geology Report, Tract 1997, Rancho Grande, Arroyo Grande, California" which are incorporated herein by this reference and attached as Exhibit F, shall be applied to Tract 1994. Monitorinq Proqram Mitigations 3, 4, & 5: Program Description: Building permit and subdivision lmprovement plans shall reference the requirements in. Mitigations 4 and 5. The report required in mitigation #3 shall be submitted with the building permit application. City staff sha/l check p/ans, inspect during and after construction, sign off when comp/efed. Responsib/e � ��{AI�VIIV VIM114V /�WV► I�INT Mitigation Monitoring Program Page 2 Department/Agency: Chief Building Official. Timing: At p/an check, and during and after subdivision consfruction and building construction. Funding: Applicant shall reimburse to ihe Cify p/an check and inspection fees as defermined by the Chief Building Official and Public Works Director. Mitiqation 6. Prior to recordation of the final map, the applicant shall provide an Erosion Control Plan for the tract, prepared by a qualified person, which shall address potential erosion issues. Said plan shall be subject to the review and approval of the Planning Director and Public Works Director. The plan shall include methods of revegetation of disturbed areas, grading and planting periods and maintenance provisions. Except as otherwise permitted, grading shall be prohibited between October 31 and � April 1; all exposed cuts and fills shall be protected from erosion through appropriate methods including but not limited to hydroseeding, straw bales, energy dissipators, siltation ponds and other appropriate means. Said methods shall be described in the Erosion Control Plan. . 7. The Improvement Plans for the tract shall incorporate features designed to reduce onsite erosion, such as energy dissipators at the ends of drainage pipes, and lined drainage channels where appropriate. They shall also incorporate features which limit erosion impacts to off-site areas, such as desilting. basins. Moniforinq Propram Mitigations 6 & 7: Program Description: Applicant shall submit erosion confrol report for approval. City staff shall check p/ans and inspect site per report's specifications. Responsible DepartmenbAgency: Timing: Funding: DRAINAGE Mitiqation Public Works Director and P/anning Direcfor. Prior to recordation of the final map for erosion control report, during consfruction for on-site inspeciions. Applicant shall pay for erosion conirol report Applicanf shall reimburse direct cosf of p/an check and inspection fees as determined by the Public Works Director and/or P/anning Director. 8. The project shall incorporate a drainage retarding basin to limit post-development runoff to pre-development levels. The developer shall submit drainage calculations that demonstrate that said basin will retain sufficient water to avoid downstream flooding during a 100-year storm; these calculations, and the location and design of said basin shall be subject to the review and approval of the Public Works Director. The d�ainage basin stiall be installed and approved prior to the issuance of a building permit for a new unit in any of the tracts. Design of the retention basin shall include a riparian restoration plan which shall include revegetation with native riparian species; said plan shall also extend upstream to the areas above the culvert in Tract 1997 and downstream of the basin along the intermittent stream corridor to the property boundary. Plans for the retention basin and riparian restoration shall also be subject to the review and approval of the California Department of Fish and Game; no grading or construction shall take place unless and until a stream alteration permit is approved by said agency. 9. Prior to recordation of the final map, the applicant shall contribute a one-time fee toward enhancing the East Fork of Meadow Creek; said fee shall not exceed $2,625. 1 �t,(IIV11V �.A11.41tVlI 114VL 1�/VT Mitigation Monitoring Program Page 3 10. The applicant shall demonstrate to the satisfaction of the public Works Director that the devetopment will not adversely affect the triple 42" RCP under Highway 101, and that the development will not contribute any additional runoff to:the 36" CMP under Highway 101. Monitorina Prooram Mitigafions 8 & 10: P�ogram Descripfion: The applicant shal! submit drainage plans and calculations to Public Works Director for review and approval. The applicanf shall submit riparian restoration plan to Planning Director for review and approval. The applicanf sha/l submit bofh drainage and riparian restoration plans to the California Department of Fish & Game (DFG) for review and approval. City staff shall inspect site during and after constructron to ensure adherence to approved p/ans. Responsib/e Department/Agency: Timing: Funding: Public Works Director, Planning Director, California Department of Fish and Game. Prior to recordation of the �nal map for drainage plans, iestoration p/ans, and DF.G Streambed A/teration Agreement; during and aRer construction for site inspections. Applicant shal! reimburse direct cost of plan check and inspection as determined by the Public Works Director. Mitigation 9: Program Description: Applicant shall produce evidence of payment of one-time creek maintenance fee. Responsible Department/Agency: Timing: Funding: Public Works Director. Prior to recordation of the final map. Applicant. BIOTIC RESOURCES Mitiqation 11. Not applicable. Mitiqation 12. All subdivision construction activity, including cutting or filling, shall be outside the drip lines of oak trees, where possible. Attempts shafl be made to avoid trees by making adjustments in paths of the roads and driveways and areas of filling. Prior to any grading or other construction, the developer shall submit a tree removal and protection plan showing in detail the location of all trees, including the approximate size and location of the trunks and drip lines, within 100 feet of any proposed roadway or other cut fill or trench. Said plan shall indicate which trees are intended to be removed or pruned during construction. The developer shall mark in the field the trees which are intended to be removed or pruned and those which may have construction activity occur within their drip lines. The plan shall also include protection measures for the trees which are not to be � disturbed, including but not limited to marking of trees to be saved, fencing of trees which might be damaged during construction and other methods to help ensure the .sunrival of as many trees as practical. The plan shall be prepared by a qualified botanist or licensed arborist, and shall be subject to the review and approval of the Planning Director, in consultation with the Parks and Recreation Director. 13. On any lot that contains ari oak tree over two inches in diameter, all construction, grading and filling shall avoid the drip lines of said trees, to the extent possible. A specific site plan shall be submitted to the Planning Director for review and approval ; 1 �YIIVIIV �A�4114V I IYV► IJJT Mitigation Monitoring Program Page 4 <;.: �. which will identify the location, both trunk and drip line, of all trees. If encroachment into the drip line is unavoidable, a certified arborist shall be retained at the applicant's expense, to determine the best way to mitigate such impact. If building envelopes and recommended mitigation measures cannot be designed to completely avoid tree removal, a tree replacement program shall be required, in accordance with Mitigation 14, below. 14. If it is impractical to retain any tree with a trunk diameter of greater than two inches but less than six inches in its place, whether during construction of the subdivision improvements or residences on the lot, the tree shall be dug carefully and boxed by an experienced company or individual approved by the City Planning Director, set aside and replanted in the same general area when filling or grading is complete, if deemed feasible by a certified arborist. For any tree greater than two inches in diameter permanently lost, three replacement trees shall be planted in the general vicinity for each tree removed. When practical, two of the replacements should come from seeds of trees on the tract so that the new trees are as genetically similar to the old as possible. One replacement shall be a 15- gallon size or larger tree. Planting should be done in the fall so that the trees may become established before the hot, dry summer. The developers shalt retain a qualified nursery or arborist to plant, grow and make available for at least five years, oak trees from onsite acorns which can be used as replacements by lot owners for trees that must be removed. The developer may grow replacement trees onsite, in a location and manner recommended by a certified arborist. 15. For both subdivision improvements and construction on individual lots, each tree or group of trees designated to remain shall be protected by fencing prior to the beginning of construction. The location of the fence shall be five feet beyond the drip line of the tree, to the extent possible. 16. No parking of vehicles or equipment or storage of materials shall be permitted within five feet of the drip line of the trees designated to remain. 17. In the event underground utilities must be placed within the drip line of the trees to remain, the utilities shall be installed by auguring to twenty-four inches minimum depth or by hand trenching. If roots over one-inch in diameter are encountered, the roots shall be preserved without injury. No machine trenching shall be allowed within a tree's drip line. 18. Landscaping that requires permanent or ongoing irrigation shall be prohibited within the drip lines of oak trees. Project CC & R's and the Design Guidelines shall inc�ude measures for ongoing protection of oak trees on individual lots as part of future home construction, including the prohibition of irrigated landscaping in drip lines and the requirements of Mitigation Measures Nos. 13-17, above. 19. (Deleted.) Moniforinp Proqram Mitigations 12 through 18, inclusive. Program Description: • Subdivider shall submit Tree Removal and P�otection P/an for review and approval by the Planning Direcfor. Home builders must submit a plan showing all trees on the site at the time of the permit application. !f fhe site inc/udes a free greater than 4 inches in diameter, a tree removal and protection p/an shall be required. � • Prior to grading or construction, City sfaff shall inspect the sife to verify free flagging and fencing per Mifigations 12, 13, and 15. • The subdivider shall enter into a contract with a qualified nursery or arborist fo germinafe and grow oak.seedlings for a period of �ve years, af the applicant's expense, per Mitigation i4. Said contract shall inc/ude a provision thai the nursery or certified arborisi conduct an annual inspection of the transplanted trees fo ascertain fheir health. Should any 1 �UIIVIIV �AIU114V 114V\ 1 �/VT Mitigation Monitoring Program Page 5 Responsible DepartmenbAgency: Timing: Funding: Mitiaation deficient trees be identified, the applicant shall replace such trees from the nursery's stock. Said contract shall be submitted to the P/anning Director. for review prior to any grading or construcfion. City staff shall inspect the site prior to installation of underground utilities to verify correct p/acement per Mitigation 17. Applicant shall submit CC&Rs to Planning Director for review and approval per Mitigation i8. The CC&Rs shall include a provision for a conformance inspection by City staff, with adequafe advance notice, at the Cify's discretion. Planning Director. Prior [o recordation of the final map for Tree Rerimoval and Protection Plan for subdivision improvement and for CC&R submission and approval; during and after construction for on-sife inspections. Prior to issuance of building permit for house construction, during and after construction for on-site inspections. The applicant shall reimburse the City for the direct costs incurred by plan check and inspection, as determined by the Planning Director. 20. Prior to recordation of the final map, the applicant shall have the project site surveyed by a qualified botanist familiar with rare, threatened, and endangered species of San Luis Obispo County during the flowering period of the Pismo Clarkia in May to determine where it is actually present. Areas where the capsules were observed and other likely habitat should be searched. If the plant is determined to be present, the habitat of each site should be marked and protected from disturbance. A protection plan, including the requirement of open space easements and buffers, shall be required for all lots on which the plant is ascertained to be present. Said plan shall be prepared by a qualified bfologist and shall be subject to the review and approval of the Planning Director. All recommendations of the protection plan shall be implemented in the design, construction, and maintenance of houses and other improvements on such lots. This mitigation shall not be construed as to reduce the approved number of lots. In the event that the recommended easements and buffers render a site unbuildable, relief from yard and oak tree setback requirements and height limits may be considered to provide the minimum building site. Offsite replanting, as recommended by a qualified biologlst, shall be the least preferred mitigation alternative to provide the site with the minimum guaranteed building site specified in the conditions of approval. 20a. Development shall include drought resistant, native vegetation. 20b. Wildlife warning signs should be placed at appropriate distances on James Way east and west of the La Canada intersection. The eastern sign (for traffic traveling west) should be 600 feet east of the La Canada/James Way intersection and the western sign should be placed 1600 feet west of the same intersection. This second sign should also warn of deer moving down the riparian corridor 1200 feet west of La Canada. 20c. Wildlife corridors should be included on the cluster housing site as shown in revised Figure 9a of the FEIR. Monitorinq Proqram Program Description: The applicant shall submit results of site survey to Planning Director, including Profecfion Plan should Pismo C/arkia be found. The applicant sha/l incorporate the p/an's recommendations into the design guidelines and CC&Rs to imp/ement the p/an. The applicant shall record open . space easemenfs on the final map showing locations of Pismo Clarkia. The CC&Rs shall include a provislon for a conformance inspection by . Ciry staff, with adequate advance notice, at fhe City's discretion. The Design Guidelines and CC & R's shall include provisions for planting ��u� w� w �.n� w wv �� uv� �.+.i� Mitigation Monitoring Program Page 6 Responsible DepartmenUAgency: Timing: Funding: AESTH ETICS Mitiqation , ��. native drought resisfant vegetation throughout developed areas. Wildlife warning signs described in Mitigation 20b shall be installed prior fo recordafion of ihe fina! map. The approved Tentative Tracf Map for Tracf 1998 sha/l include the wildlife corridor as described in Miiigaiion 20c: Planning Director. During the monfh of May for site inspection, prior fo subdivision construction for plan submission, approval, and incorporation into the design guidelines and CC&Rs. Plan check and site inspection during construction for compliance at house building stage. Prior to recordation of the final map for Mitigation 20b. Upon approval of Tenfative Trac� Map 1998 for Mitigation 20c. Subdivider shall pay for the p/an, guidelines, and CC&Rs and fhe direct cost of City staff review. Subdivider shall pay for the cost of inspections during subdivision improvements. Home builder shall pay for plan check and site inspection for the individual lot as determined by the Planning Director. 21. Prior to recordation of the final map, the.developer shali submit a design manual that establishes site design, architectural and landscaping guidelines (including use of drought resistant native California plants) to guide future development. Said manual will incorporate the mass, height, setback, grading and tree protection requirements contained in these mitigations measures as well as the other conditions of approval. Said manual will also incorpprate the recommendations listed on Exhibit C, attached hereto. The manual will be subject to the review and approval of the Architectural Advisory Committee and the Planning Director. - Monitorinq Proqram Mitigafion 21. Program Description: Responsible Department/Agency: Timing: Funding: Mitiqation The applicant shall submit design guidelines fo fhe Planning Direcfor and Archifectura! Advisory Committee for review and approval. Planning Director Prior fo reco�dation of the final map. The applicant shall reimburse ihe City for the direct costs of design guideline review, as determined by fhe Planning Direcfor. 22. Prior to the issuance of a building permit for any house, a site plan, landscaping plan, preliminary grading plan, elevations and colors and materials shall be submitted to the Planning Director for approval; the Director.may approve said plans only upon a finding that they are substantially in conformance with these conditions of approval and with the approved Design Manual. Said plans may be submitted prior to or concurrently with the construction plans for the house. The Director shall prepare a checklist of items necessary for a complete submission to meet this requirement. The developer shall record with each lot and shall incorporate by reference in the CC&R's notice to all future lot owners that any grading or construction is subject to this discretionary review and approval by the City. 22a. A lighting plan shall be submitted to, and approved by, the Arroyo Grande City � Planning Department prior to issuance of building permits. Lighting plan shall be compatible with existing rural residential uses, serve to reduce or eliminate glare onto neighboring land uses and directs outdoor lighting downward and not into the sky. � �A141�L/V 11{.�V� /VVT Mitigation Monitoring Program Page 7 Monitorina Proararri: �. ; ; � ;. � � , . ... . .:,..:. ..��: �;� ,::.:. Mitigation 22 & 22a. � Program Description: The P/anning Director sha/l develop a checklist, check p/ans, certify compliance with the approved Design Manual. The applicant shall submit the lighting p/an to the Planning Director for review and approval. Responsible Department/Agency: Planning Director. Timing: . Prior to building permii issuance. Funding: The building permit applicant shall reimburse fhe City for the direct costs incurred in building plan review, as determined by the Planning Direcfor. TRAFFIC MitiQation L 23. Prior to recordation of the final map, the developer shall enter into an agreement with the City, in a form approved by the City Attorney, whereby the developer agrees, on behalf of himself and his successors in interest, to pay the City a fee of Two Thousand Six Hundred and Fifty-Six Dollars ($2,656) per residential unit for traffic mitigation. This fee shall be paid for each residential unit, prior to issuance of each building permit or within five (5) years of recordation of the final map, whichever is sooner. 23a. The applicant shall offer to dedicate to the City, or to another public entity as directed by the City, a strip of land up to twenty (20) feet in width for construction of a shoulder on the east side of Noyes Road. The City may restrict the use of said strip for such purposes until after assessment of the environmental impacts is performed anci the feasibility of installation of the shoulder is evaluated to the satisfaction of the City. The applicant shall have no responsibility for any such environmental assessment or feasibility study, or for such shoulder construction unless the Specific Development Plan for lots 10 and 11 allows for access to either of those lots directly from Noyes Road. Monitorinq Proqram Mitigation 23 & 23a. Program Descripfion: Responsible Department/Agency: Timing: Funding: Mitiqation The applicant shall develop agreement for payment of traffic tees, in a form approved by the Cify Attorney. The Chief Building Official shall sign off on the building permit that said fee has been paid prior to permit issuance. The applicant shall offer to dedicate fhe shoulder referenced in Mitigation 23a. City Attorney/Chief Building Official. Prior to recordation of the final map. The applicant sha/l pay traffic mifigafion fees. 24. Developer shall provide transit stops and/or shelters at convenient locations after consultation with the South County Area Transit District. Developer shall submit a letter or other documentation from the Transit District indicating that they have reviewed and approved plans for such transit stops and/or shelters. Subdivision plans shall also show the location and design of said stops and/or shelters. 25. The applicant shall prepare a Master Recreational Trails and Circulation Plan. The Master Plan shall outline recreational trails, bike lanes, sidewalks, street widths and right-of-way. Any trail system which utilizes the drainage area adjacent to James Way shall be constructed in a manner or a location which will not be adversely impacted by such drainage improvements. The Master Plan shall be approved by the Parks and Recreation Commission, Planning Commission and City Council. The applicant may deposit with the City a sum as determined by the Parks and Recreation Director to . . � . . .. , ':_'t;�.. 1 �tAlIV11V �AItA1�4V I IMVI 1�/�/T Mitigation Monitoring Program � - Page 8 ensure completion of this task without unreasonably delaying the project. 26. Applicant shall provide dedicated bicycle lanes or separate path in areas of high traffic density as along James Way, Rancho Parkway, the Branch Street frontage of the site (from Rancho Parkway to Brisco Road), La Canada, and Vista Drive, as outlined in the Master Recreational Trails and Circutation Plan referenced in Mitigation 25. Monitorinp Propram Mifigations 24, 25, and 26. Program Descripfion: The applicant sha/l submit Master Recreational Trails and Circulation Plan for review and approval by the Parks and Recreation Commission, Planning Commission, and City Council. The applicant sha/l submit a letter from Soufh Counfy Area Transit district indicating approva! of revised subdivision improvement p/ans showing proposed transit sfops/shelters and bikeways, The applicant sha/l submit transii improvement plans for review and approval by fhe Planning Direcfor and Public Works Director. Responsible . • DepartmenbAgency: South County Area Transit, Public Works Director, Planning Director, Parks and Recreafion Commission, Planning Commission and City Council. Timing: Prior to recordation of the final map. � Funding: The applicant shall reimburse the City for the direct costs incurred from plan checking and inspection as determined by the Public Works Director and/or Planning Director. AIR QUALITY Mitiqation 27. Construction equipment shall be equipped with Caterpillar pre-chamber diesel engines (or equivalent) and shall be properly maintained and operated. Retardation of injection timing and adjustment of air-to-fuel ratios shall be required of construction equipment, where feasible. 28. A comprehensive construction activity management plan shall be developed and designed to minimize the number of large construction equipment operating during any given time period. Said plan shou�d also include the following features: construction truck trips shall be scheduled during non-peak hours to reduce peak-hour emissions; limiting the length of the construction work-day period, if necessary; phasing of construction activities, if appropriate. Said plan shall be subject to the review and approval of the APCD prior to the commencement of construction activity. 29. Prior to the start of construction, the developer shall submit a detailed dust control program which shall be implemented during construction; said plan shall be subject to the approval of the APCD. The plan shall incorporate the following features: Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Frequency of watering will vary with existing weather conditions, but, at a minimum, should include the wetting of all actively worked areas at least once in the morning and once in the afternoon. Increased watering frequency shall be required whenever wind speeds exceed 15 mph. All roadways, driveways, sidewalks, etc. should be paved as soon as possible. All dirt stock-pile areas should be sprayed daily as needed. Permanent dust control measures identified in the approved project re-vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating grass seed and watered until vegetation is established. All disturbed soil areas not subject to re-vegetation should be stabilized using approved chemical r� � 1 11.411VIIV �A�'�;41t4V ' '1'1{,{Vl 'I VVT Mitigation Monitoring Program Page 9 : . . �;.. :.; :.- , _. soil binde�s��t�tie�etting�. or other methods approved in advance by the APCD. Monitorino Proaram Mitigafions 27, 28, & 29. Program Description: The applicant sha/l submit a consfruction activity and dust confrol plan fo the San Luis Obispo Air Pollufion Control District for review and approval. Responsible Department/Agency: Timing: Funding: San Luis Obispo Air Pollution Contro! District. Prior to any construction activity. To be determined by the APCD. WATER - Mitipation 30. Prior to recordation of the final maps, the developer shall submit a detailed water �conservation/water efficiency. plan which shall at a minimum incorporate the following features: • Maintaining ari overall pressure of 50 psi or less through use of pressure-reducing valves. • Require installation of low-flow fixtures in all units (i.e., 2.5 gpm faucets, and 1.5 gallon/flush toilets). • Limiting the area which can be devoted to turf to not more than 400 square feet per lot. • Building designs to maximize water efficiency (eg: short distances from water heaters and water outlets). • Ability to use "grey water" for non-potable water use. Said plan shall be subject to the approval of the Planning Director and Building Official. The provisions of the plan shall be incorporated into the CC&R's for the project and shall be noted as requirements for all homes in the tracts. Moniforina Proqram Mifigation 30. Program Description: The applicant shall submit wafer conservation/water efficiency p/an to Planning Direcfor for review and approvaL Upon approval, the applicant shall incorporate said features into Design Guidelines and CC & Rs as appropriate. Plans for home consfruction shall reference and incorporate fhe approved standards. Responsible Department/Agency: Timing: Funding: Mitiaation Planning Director for plan and design guidelines and CC&Rs, Chief Building Officia! tor house p/ans. Prior to iecordation of the final map for overall plan, guidelines, and CC&Rs, at plan check for building p/ans. The applicant sha/l reimburse the City for the direct costs of reviewing the overall plan. Building plan check fees will cover house plan review. 31. The Design Manual shall include information about water-efficient landscaping, •including but not limited to the following: Identification of drought-tolerant species appropriate to the area; Identification of efficient irrigation practices to reduce water use; and Identification of efficient landscaping practices to reduce water use, such as grouping of plants with similar water use and use of mulch. 1 �411VIIV �AI{.�114V I IYV� 1�/�/T Mitigation Monitoring Program Page 10 Monitorinq Proqram Mitigation 3 i. Program Descriptron: The applicant shall submit the Design Manual to Planning Director for review and approvaL Building permit applications shall include a detailed landscaping p/an. Responsible DepartmenbAgency: Timing: Funding: PUBLIC SERVICES Mitiqation Planning Director. Prior to recordafion of the final map for design manual submission. The applicant shall reimburse the City for fhe direcf cosfs incur�ed, as determined by the Planning Direcfor. 32. Applicant shall construct sewer collection system, including a sewer lift station if deemed necessary by the Public Works Director, per the requirements of the City of Arroyo Grande and to the approval of the Public Works Director. If the required lift station creates additional capacity beyond the applicanYs contribution to such need, 4he City shall enter into a reimbursement agreement to repay the applicant for that excess capacity. Monitorinq Propram Mitigations 32. Program Description: The applicani sha/l submit proposed sewer construction plans for review and approval by Public Works Director. City staff shall inspect during and after construction to assure adherence to approved plans. Responsible DepartmenbAgency: Timing: Funding: Mitiqation Public Works Director. Prior to recordation of fhe fina! map for construction p/an submission, during and afte� construction for on-site inspections. The applicant shall reimburse the. City for the direct costs incurred, as dete�mined by the Public Works Director. 33. Applicant shall pay the SSLOCSD the required sewer treatment facilities impact fee. Monitorinq Propram Mifigation 33. Program Description: Responsible DepartmenbAgency: Timing: Funding: Mitiqation The applicanf shall submit documentafion that required sewer connection fees have been paid. Chief Building Official. Prior to issuance of building permifs for each home. Applicant. 34. A vegetation management program shall be prepared and submitted prior to the recordation of the final map. Said plan shall indicate specific means for reducing the risk from fire at the interface between housing sites and open woodlands or savannas. Said plan shall be subject to the review and approval of the Fire Chief. The plan shall be submitted to the California Department of Fish and Game for review and comment. The plan shall include a mechanism of annual maintenance at no cost to the City. The provisions of the plan shall be incorporated into the CC&R's and shatl be noted as a requirement of all homes in the tracts. 1 �{,�IIVIIV vt14114V 11{,�V\ Iv�/T Mitigation Monitoring Program Page 11 Monitorino Proqram Mitigation 34. Program Descripfion: The applicant shall submit vegefation management plan to Fire Chief for review and approval. The applicant sha/l incorporafe approved plan into � � Design Manual and CC&Rs. � � Responsible Department/Agency: Timing: Funding: Mitiqation 35. All proposed dwelling units accessed by roads whose width is less than 32 feet, curb-to-curb, or located on flag lots, shall be constructed with automatic fire sprinkler systems, subject to the approval of the Fire Chief. 36. All dwellings and structures shall have roofs of non-combustible materials, subject to the approval of the Fire Chief and Building Official. Wooden shake roofs, in any form, are expressly prohibited in the project. ' ' 36a. Developer shall contribute to a fund toward the cost of conducting a fire protection analysis of the City: Monitorinq Proqram Mitigations 35, 36, & 36a. Program Description: The applicant shal! record on the final map those lots subject fo Mifigation 35. For fhose lots, building permit applicants shall submif building plans to Fire Department for review and approval. City staff, or contracf personnel retained by the Fire Department, shall inspect and test installation of fire sprinklers after construction. The applicant shall contribute to ihe fire protection analysis described in Mitigation 36a. Responsible Department/Agency: Timing: Funding: Mitiqation Fire Chief Prior to recordation of the final map. The applicant shall reimburse the City for direct costs of review of fhe plan, manual, and CC&Rs, as determined by the Fire Chief. Fire Chief. Prior fo recordation of the tinal map and prior to building permit issuance. The applicant shall reimburse the Cify tor direct costs of plan check and system inspection and testing, as determined by the Fire Chief. 37. The CC&R's shall include provisions that require future developmerit to install appropriate security hardware, implement construction techniques which comply with the Model Security Ordinance and the UBC relating to residential security, and utilize appropriate site design and building layout that provide crime prevention. Saici provisions shall be reviewed and approved by the Police Chief. 37a. The developer shall install fencing around open space areas to limit access and potential damage by vehicles in accordance with approved fence plan. 37b. The developer shall pay a one time fee per lot to the City to mitigate police costs. Monitorinq Proclram Mitigation 37, 37a & 37b. . Program Descriptlon: CC&Rs sha/l be reviewed by the Police Chief. Building plans sha/l be checked by the Chief Building Official. City staff sha/l inspect and test insfallafions after construction. Applicant shal! insta/l fencing as described in Mitigation 37a, and pay fees as describec! in Mitigation 37b. Responsib/e _ _ ��MIIVIIV \AI(4114V �I(.lV� IJVT� Mitigation Monitoring Program � - ' Page 12 DepartmenUAgency: Police Chief for review of CC&Rs, Chief Building Officia! for review of house plans, Planning Director for inspection of fencing around open space areas. Timing: Prior to recordation of the final map for CC&R review, prior to building permit issuance for house plan check. Funding: The applicant sha/l reimburse fhe City for direct costs of reviewing the CC&Rs, as determined by the Police Chief. Building plan review wiil be covered by plan check fees. Mitiqation � 38. School impact fees shall be paid to the school district prior to the issuance of any building permit for a house. , Monitorinp Proqram . Mitigation 38. Program Descripfion: Building permit applicant shall provide evidence of payment of required school fees. . Responsible � Department/Agency: Chief Building Official. • � Timing: Prior to building permit issuance. Funding: . Applicant. : f..