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PC R 91-1333:� o� RESOLUTION NO. 91-1. 3 3 3 A RESOLUTION OF TH� PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF A GENERAL DEVELOPMENT PLAN FOR TH� PORTIONS OF THE PROPERTY PREVIOUSLY DESIGNAI'�D AS "UNPLANN�D AREAS" IN THE "RANCHO GRANDE" PLANNED DEVELOPMENT (INCLUDING MODIFICATIONS TO THE DRAFT CONDITIONS OF APPROVAL, AND ADDITIONAL RECOMMENDATIONS DISCUSSED AT THE APRIL 2,1991 MEETING) WH�REAS, the City Council of the City of Anoyo Grande adopted Ordinance 186 C.S. in 1978 which approved the Rancho Grande Planned Development; and WHEREAS, said Planned Development included approximately 163 acres which were denoted as "unplanned areas" 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 the portion 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 cunent applications, to those regulations, requirements and restrictions which were in effect at the time the agreement was adopted; and WHER�AS, Ordinance 186 C.S. designated the entire "unplanned areas" for 134 residential units; and WHER�AS, OTTSE, Inc. has applied for a general development plan for all the unplanned areas in accordance with 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 WHER�AS, the Planning Commission of the City of Anoyo Grande has considered thegeneral development plan in accordance with applicable provisions of the zoning ordinanee of the City of Arroyo Grande; and WHEREAS, the Planning Commission did conduct a duly noticed public hearing on suhject applicadons on January 29, 1991, continued to March S, March 18, Mazch 27, and April 2, 1991; and WHEREAS, the Planning Commission did also conduct a duly noticed meeting ai the subject site on February 5, 1991, with the City Council; and WHEREAS, based on the staff analysis, oral and written testimony and the draft and final EIR, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: 1. 2. The proposed general plan complies with the applicable provisions of 186 C.S. and 302 C. S. and with the applicable provisions of the zoning ordinance. The applicable mitigations recommended by the EIR haVe been included as conditions of approval. WHEREAS, said General Development Plan was refened to the Planning Commission, various City Departments and the Staff Advisory Committee for recommendation. NOW, THEREFORE, BE IT R�SOLV�D that the Planning Commission of the City of Arroyo Grande hereby recommends to the City Council, approval of a PD Re-zone Ordinance to establish said General Development Plan for the "unplanned areas" of the Rancho Grande Planned Development, subject to the conditions and mitigations measures as set forth on �xhibits "A" and "B", attached hereto and incorporated herein by this reference. On motion by�missioner Gallacthe.�seconded by Commissioner Soto and by the following roll call vote, to wit: � AYES: Ccemiissioners SotA, Nbore, Gallagher, Souza and Chairman' Carr NOES: None ABS�NT: Ctca►unissioners Bsandy and Boggess the foregoing Resolution was adopted this 2nd day of April, 1991. ATTEST: Mary Ellen Leninger, Planning Commission Clerk Robert W. Carr, Chauman �„ , . . . . , .. ��. "Exhibit A" Recommended Conditions of Approval General Developmen Plan for the "Unplanned Areas" General Conditions 1. The development of the property shall be in accordance with the requirements of Ordinance 186 C.S. and atl 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. 6. The PD R�;-zone and General Development Plan for the "unplanned areas" . as designated in 186 C.S. shall conform with, and be subject to, all the general conditions listed above. Furthermore, fhe portions of the "unplanned areas" corresponding to Tracts 1994 and 1997 shall be subject to all conditions applied to the Specific Development Plans and Vesting Tentative Tract Maps 1994 and 1997, which are incorporated herein by this reference. As provided below, a separate and independent Specific Development Plan shall be submitted for Lots 10 and 11 of Parcel Map 77 which are also part of the "unplanned areas". � 7. A specific development plan shall be submitted for Lots 10 and 11 of Parcel Map PM 77-103 prior to any grading or construction on said lots. Said specific development plan shall incorporate the following features: a. No more than two (2) single family residences, (ie: a total equal to one per lof), and such ancillary uses approved pursuant to the Specific Development Plan, may be permitted in this area. b. Except for a building site, which may not exceed 15,000 square feet, for each lot� and an accessway to each site, no grading or structures may be permitted in this area. The location of the two building sites sha�l be selected to minimize�the length of the accessway, to avoid landslide areas, to avoid wetlands and habitats of endangered or threatened species, to minimize tree loss and to minimize grading and filling. c. If both building sites ne.ed to be located on one or the other of the existing lots in order to best meet the above-listed standards, a lot line adjustment or. appropriate subdivision map shall be submitted with the specific development plan so that each building site may be on its own parcel. � ti . , . :...y� � . •.... .., ��'.t';�nr' Conditions of Approval For 3/27 PC Meeting General Development Plan Page 2 d..As a condition of approval of the specific development pcan a permanent habitat protection and open space easement shall be required on.all portions of this are� " except for the accessway and building sites. Said open s��ace easement shall regulate grading, structures, unrestricted grazing and tree c�r vegetation removal. `' More detailed provisions of the easement shal/ be inc/udeci" in the specific deve/opment p/an. Barns, corrals, or other horse keeping 1;acilities may be permitted within fhe 15, 000 square feet building site Irmitation. ;� l � j ,,i �I ` , 1 . ,� � .� x3� S EXHIBIT B RECOMMENDED -MITIGATION MEASURES AND MONITORING PROGRAM GENERAL DEVELOPMENT PLAN AND "PD" REZONE FOR THE PORTIONS OF THE RANCHO GRANDE PROPERTY PREVIOUSLY DESIGNATED AS "UNPLANNED AREAS" IVote: The numbering of the mitigation measures corresponds to the numbering in the FEIR. The numbering may not be sequential because some of the recommended mitigafion � measures do not apply fo every application. • 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 Building Code (UBC) are used for structural design considerations, tlie site shall be assigned a Seismic Zone Factor (Z) of 0.40 and a Site Coefficient (S) factor of 1.0 in accordance with Table No. 23-I and 23-J of Chapter 23 (1988 Edition). Monitorinq Proqram Mitigations 1 & 2: Program Description: Construction drawings submitted for building permits shall denote the above lisfed standards. City staff shal! check plans, inspect site during and after construction, sign off when complefed. Responsib/e DepartmenbAgency: Timing: Funding: Mitiqation Chief Building Official. During building p/an check and building inspection. P/an check and inspection fees defermined 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 shal� 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 "Soils Engineering and Engineering Geology Report Tract 1997,.April 1990, by Pacific Geoscience, Inc.", "Soil Engineering Report for Rancho Grande, Phases 1 A and 1 B, September 1988, by Buena Engineers, Inc.," and "Soils Engineering Report for Rancho Grande North, Tract 1834, October 1989, by Pacific Geoscience, 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 dated 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 all three tracts. Moniforinq Proclram Mitigations 3, 4, & 5: Program Description: Building permif and subdivision improvement plans shall reference the requiremenfs in Mitigations 4 and 5. The report required in mitigation �3 . shall be submitted wifh fhe building permit applicafion. City staff shall check plans, inspect during and after consfruction, sign off when Rancho Grande General Development Plan/PD Rezone Mitigation Monitoring Program Page 2 Responsible Department/Agency: Timing: Funding: Mitiqation complefed. Chief Building Official. Af p/an check, and during and affer subdivision consfruction and building consfrucfion. Applicant shall reimburse to the City plan check and inspecfion fees as determined by the Chief Building Official and.Public Works Director. 6. Prior to recordation of each final map, the applicant shall provide an Erosion Control Plan for that 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. � Monitorinq Proqram Mitigafions 6 & 7: Program Descripfion: Applicant shall submit erosion control report for approval. City staff shall check plans and inspect site per report's specifications. Responsible Department/Agency: Timing: Funding: DRAINAGE Mitiqation Public Works Director and Planning Director. Prior to recordation of the final map for erosion control reporf, during construction for on-site inspections. Applicant shall pay for erosion contro/ reporf. Applicant shall reimburse direct cosf of plan check and inspecfion 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 doarnstream 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 drainage basin shall 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 � Rancho Grande General Development Plan/PD Rezone Mitigation Monitoring Program Page 3 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 for Tract 1994; $1,360 for Tract 1997; and $7,700 for Tract 1834. 10. The applicant shall demonstrate to the satisfaction of the public Works Director that the development will not adversely affect the triple 42" RCP under Highway 101, and that the development w�ill not contribute any additional runoff to the 36" CMP under Highway 101. Monitorin4 Program Mitigations 8 & 10: Program Descripfion: Tl,he applicant sha/l submit drainage plans and ca/cu/ations to Public Works Director for review and approval. The applicant shall submit riparian restoration plan to Planning Director for review and approval. The applicant sha/l submit both drainage and riparian restoration plans ta the California Department of Fish & Game (DFG) for review and approval. City staff shall inspect site during and after construction to ea�sure adherence to approved plans. Responsible Department/Agency: Timing: Funding: P'i�blic Works Direcfor, Planning Director, California Department of Fish a'r�d Game. Prior to recordation of fhe final map for drainage plans, restoration p�ans, and DFG Sireambed A/terafion Agreement; during and after cc�nstruction for site inspeGtions. Applicant sha/l reimburse di�ect cost of p/an check and inspection as determined by fhe Public Works Director. Mifigation 9: Program Description: Applicanf shall produce evidence of payment of one-time creek m�3intenance fee. Responsib/e Department/Agency: Timing: Funding: Pcr.blic Works Direcfor. Prior to recordation of fhe fi.nal map. Applicant. BIOTIC RESOl1RCES Mitiqation 11. Not applicable. IVlitiqation 1?_. All subdivision construction activity, includinc� cutting or filling, shall be outside the drip lines of oak trees, where possible. Attemptrs shall 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. ,, J � .� ..: , . Rancho Grande General Development Plan/PD Rezone Mitigation Monitoring Program Page 4 !:: : : .. ,::rzlc ;'c ', , ... _ . .. . The plan shali 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 survi�al 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 an 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 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 or less in its place, whether during construction of the subdivision improvemerits 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 shall 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 finrenty-four inches r,ninimum depth or by hand trenching. If roots over one-inch in diameter are encountere�, the �oots shall be preserved without injury. No machine trenching sha(I be allowed within a tree's drip line. 18. Landscaping that requires permanent or ongoing irrigation shall be prohibited within t��e drip lines of oak trees. Project CC & R's and the Design Guidelines shall include . measures for ongoing protection of oak trees on individual lots as part ot future homa construction, including the prohibition of irrigated landscaping in drip lines and the requirements of Mitigation Measures Nos. 13-17, above. 19. (Deleted.) Moniforinq Pro4ram Mitigations 12 through 18, inclusive. Rancho Grande General Development Plan/PD Rezone Mitigation Monitoring Program Page 5 Program Description: Responsible Department/Agency: � Timing: Funding: Mitiqation Subc;'ivider shal/ submit Tree Removal and Protection P/an for review and :��pproval by the Planning Director. Home builde�s must a p/an sho�s�ing al! trees on fhe site at the time of the permit application. If the site ;inc/udes a tree greater than 4 inches in diamefer, a tree removal and;�?rotection p/an shall be required. Prioi� fo grading or construction, City staff sha/l inspect the site to verify free f/agging and fencing per Mitigations 12, 13, and 15. The subdivider shall enter into a contract with a qualified nursery or arborist to germinate and grow oak seedlings for a period of five years, at the applicani's expense, per Mitigation 14. Said contract shall inc/ude a pr4vision thaf fhe nursery or certified arborist conduct an annual inspection of the transplanted t�ees to ascertain their healfh. Should any deficient trees be identified, the applicant shall replace such frees from the nursery's stock. Said contract shall be submitted to the Planning Director for review prior to any grading or construction. Ci1yi staff sha/l inspecf the site prior to insfallation of underground utilities to verify correct p/acement per Mitigation i7. A�alicant sha/l submit CC&Rs to P/anning Director for review and apnroval per Mitigafion 18. The CC&Rs shall inc/ude a provision for a cc�nformance inspection by City staff, with adequate advance notice, at fhe Cify's discretion. R.!anning Director. - P..;ior fo recordation of the final map for Tree Removal and Protection Ptan for subdivision improvement and for CC&R submission and a��proval; during and after construction for on-site inspeciions. Prior to is,suance of building permit for house construcfion, during and after construction for on-site inspecfions. The applicant sha/l reimburse the City for fhe direct costs incurred by plan check and inspection, as determined by the Planning Director. 20. Prior to recordati�n of the final map, the applicant shall have the project site surveyed by a qualified baianist familiar with rare, threatened, and endangered species of San Luis Obispo Cour�ty during the flowering period of the Pismo Clarkia in May to determine where �it is actually present. Areas where the capsules were obsecved and � other likely habita 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 thY: requirement of open space easements.and buffers, shall be required for all lo':s on which the plant is ascertained to be present. Said plan shall be prepared by a qu.�lified biologist 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 biologist, 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. 20t�. 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 Rancho Grande General Development Plan/PD Rezone Mitigation Monitoring Program Page 6 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. Moniforinq Proqram Program Description: The applicant sha/l submit resu/ts of site survey to Planning Director, including Protection Plan shou/d Pismo C/arkia be found. The applicant shall incorporate the plan's recommendations into the design guidelines and CC&Rs to imp/ement the p/an. The applicant shall record open space easements on the fina/ map showing locations of Pismo Clarkia. The CC&Rs shall inc/ude a provision for a conformance inspection by City staff, with adequate advance notice, af the City's discretion. The Design Guidelines and CC & R's shall include provisions for planfing nafive drought resistanf vegetation throughout developed areas. Wildlife warning signs described in Mitigation 206 shall be installed prior to recordation of the final map. The approved Tentative Tract Map for Tracf i998 shall inc/ude the wildlife corridor as described in Mifigation 20c. Responsible Department/Agency: Timing: Funding: AESTH ETI CS Mitiaation Planning Director. During the month of May for sife inspection, prior to subdivision construction for p/an submission, approval, and incorporafion into the design guidelines and CC&Rs. Plan check and site inspection during construction for compliance af house building stage. Prior to recordation of the final map for Mitigation 206. Upon approval of Tentative Tract Map i998 for Mitigation 20c. Subdivider shall pay for the plan, guidelines, and CC&Rs and fhe direcf cost of Cify 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 Direcfor. 21. Prior to recordation of the final map, the developer shall 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 incorporate 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 Mitigation 21. Program Descriptlon: Responsible Department/Agency: Timing: Funding: The applicant shall submit design guidelines fo fhe Planning Director and Architectural Advisory Committee for review and approval, P/annrng Direcfor Prior to recordation of the fina/ map. The applicanf shall reimburse the City for the direcf costs of design guideline review, as determined by the Planning Direcfor. Rancho Grande General Development Plan/PD Rezone Mitigation Monitoring Program Page 7 Mitiqation 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. Monitorinq Proqram Mitigation 22 & 22a. P�ogram Description: Responsible Department/Agency: Timing: Funding: TRAFFIC Mitiqation The Planning Director shall deve/op a checklist, check p/ans, certify compliance wifh fhe approved Design Manual. The applicant shall submit the lighting plan to the Planning Director for review and approval. Planning Director. Prior to building permit issuance. The building permit applicanf shall reimburse the City for the direct costs incurred in building plan review, as determined by the Planning Direcio� 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 and the feasibility of installation of ihe shoulder is evaluated to the satisfaction of the Ciry. 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 Mitigafion 23 & 23a. Program Description: The applicant sha/l develop agreement for payment of iraffic fees, in a form approved by the City Aitorney. The Chief Building Otficial shall sigr� off on the building permit that said fee has been paid prior fo permii issuance. The applicant shall offer fo dedicate the shoulder referenced in Mitigation 23a. Rancho Grande � � • � � � � General Development Plan/PD Rezone Mitigation Monitoring Program Page 8 . _ A . ' :v . . �. ..� � fh� ��r�''r . . .. �.... . . Responsible Department/Agency: Ciry Aftorney/Chief Building Official. Timing: Prior to recordation of the �nal map. Funding: The applicant shall pay traffic mitigation fees. Mitiqation 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 andlor 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 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 such as along James Way, Rancho Parkway, the Branch Street frontage of the site (from Rancho Farkway to Brisco Road), La Canada, and Vista Drive, as may be required by the Master Recreational Trails and Circulation Plan referenced in Mitigation 25. Monitorinq Proqram Mitigations 24, 25, and 26: Program Description: The applicant shall submit Master Recreational Trails and Circulation Plan for review and approval by the Parks and Recreation Commission, Planning Commission, and City CounciL The applicant shall submit a letter from South County Area Transit district indicating approva! of revised subdivision improvement p/ans showing proposed fransit stops/shelfers and bikeways, The applicant shall submif transit improvement plans for review and approval by the Planning Director and Public Works Direcfor. Responsible Department/Agency: Timing: Funding: AIR QUALITY Mitiqation South County Area Transit, Public Works Director, Planning Director, Parks and Recreafion Commission, Planning Commission and City Council. Prior to recordation of the final map. The applicant sha/l reimburse the City for the direct costs incurred from p/an checking and inspecfion as determined by the Public 9Norks Director and/or Planning Director. ' 27. Construction equipment shall be equipped with Caterpillar pre-chamber diesel engines (o� 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 Rancho Grande General Development Plan/PD Rezone Mitigation Monitoring Program Page 9 designed to minimize the number of large construction equipment operating during any given time period. Said plan should 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 soil binders, jute netting, or other methods approved in advance by the APCD. Monitorinp Proqram Mitigations 27, 28, & 29. Program Description: The applicant shall submit a construcfion activity and dust control plan to the San Luis Obispo Air Pollution Contro! District for review and approvaL Responsible Department/Agency: Timing: Funding: WATER Mitiqation San Luis Obispo Air Pollution Control District. Prior to any construction activity. To be determined by the APCD. 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 an 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. Rancho Grande General Development Plan/PD Rezone Mitigation Monitoring Program Page 10 _ :;;,:;�: . . .°;�_, ..;��. � Monitorinq Proqram Mitigafion 30. Program Description: Responsible Department/Agency: Timing: Funding: Mitiqation The applicanf shal! submit water conservation/water efficiency plan to, Planning Director for review and approval. Upon approval, the applicant shall incorporate said features into Design Guidelines and CC & Rs as appropriate. P/ans for home consfruction sha/l reference and incorporate ihe approved standards. P/anning Director for p/an and design guidelines and CC&Rs, Chief Building Officia/ for house plans. Prior to recordafion of the fina/ map for overa/l p/an, guidelines, and CC&Rs, at plan check for building p/ans: The applicant shall reimburse the Cify 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. Monitorina Pro_qram Mitigation 31. Program Description: Responsible Department/Agency: Timing: Funding: PUBLIC SERVICES Mitiqation The applicant shall submif fhe Design Manua/ to Planning Director for review and approval. Building permit applications shall include a defailed /andscaping p/an. Planning Direcfor. Prior to recordation of the final map for design manual submission. The applicant shall reimburse the City for the�direct costs incurred, as determined by the P/anning Director. 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 Fublic Works Director. If the required lift station creates additional capacity beyond the applicant's contribution to such need, the City shall enter into a reimbursement agreement to repay the applicant for that excess capacity. Monitorina Prooram Mitigations 32. Program Description: Responsib/e Department/Agency: Timing: The applicanf shall submit proposed sewer construction plans !or revi�w and approval by Public Works Director. City staff sha/l inspect during and after construction to assure adherence to approved plans. Public Works Director. Prior to recordation of the fina/ map for consfrucfion p/an submissiorr, Rancho Grande General Development Plan/PD Rezone Mitigation Monitoring Program Page 11 during and after construction for on-site inspections. Funding: The appli�canf shaU reimburse the City for the direct costs incurred, as determined by the Public Works Director. Mitiqation 33. Applicant shall pay the SSLOCSD the required sewer treatment facilities impact fee. Monitorinp Propram Mitigafion 33. Program Descripfion: The applicant shall submit documentation that required sewer connection fees have been paid. Responsible Department/Agency: Timing: Funding: Mitiqation Chief Building OfficiaL Prior to issuance of building of building permits for each home. Applicant 34. A vegetation managemE;nt program shall be prepared and submitted prior to the recordation of the final rnap. Said plan shall indicate specific means for reducing the risk from fire at the interface befinreen 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 Cal,ifornia 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 st�all be incorporated into the CC&R's and shall be noted as a requirement of all homE�s in the tracts. Monitorinq Proqram Mitigation 34. Program Description: Responsible Department/Agency: Timing: Funding: Mitiqation The app�icant shall submit vegetation management plan fo Fire Chief for review arid approvaL The applicant sha/l incorporate approved p/an into Design I�Aanual and CC&Rs: Fire Chief Prior fo recordation of the final map. The ap�licant shal! reimburse the Cify for direct costs of review of fhe plan, manual, and CC&Rs, as determined by the Fire Chief. 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 Ciry. Moniforinq Proqram Mitigafions 35, 36, & 36a. Program Description: The ap,olicant shall record on the final map those lots subject to � , I � ... . ' � L. / � �. ��� .,. . I . . . . . Rancho Grande �,::.:: ... General Development Plan/PD Rezone Mitigation Monitoring Program Page 12 Responsib/e Department/Agency: Timing: Funding: Mitiqation Mifigation 35. For those lots, building permit applicanfs sha/l submit building plans fo Fire Department for review and approval. City staff, or contract personnel retained by the Fire Department, shall inspect and test installation of fire sprinklers affer construction. The applicant shall contribute to the fire profecfion analysis described in Mifigafion 36a. Fire Chief. Prior to recordation of the final map and prior to building permii issuance. The applicant shall reimburse the City for direct costs of plan check and system inspection and testing, as defermined by the Fire Chief. 37. The CC&R's shall include provisions that require future� development 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. Said � 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. Moniforinq Proqram Mitigation 37, 37a & 37b. Program Description: CC&Rs shall be reviewed by the Police Chief. Building plans shall be = checked by fhe Chief Building Official. City sfaff shall inspect and test installations after construction. Applicant shall insfall fencing as described in Mifigafion 37a, and pay fees as described in Mitiqation 37b. Responsib/e Department/Agency: Timing: Funding: Mitiqation Police Chief for review of CC&Rs, Chief Building Official for review of house plans, Planning Director for inspection of fencing around open space areas. Prior to recordation of the tinal map for CC&R review, prior to building ' permit issuance for house plan check. The applicant shall reimburse the Ciiy for direct costs of reviewing the CC&Rs, as determined by the Police Chief. Building plan review will be covered by plan check fees. 38. School impact fees shall be paid to the school district prior to the issuance of any building permit for a house. Monitorinq Proqram Mitigation 38. Program Description: Responsib/e Department/Agency: Timing: Funding: Building permit applicant shall provide evidence of payment of required school fees. Chief Building Official. Prior to building permit issuance. Applicanf.