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..