PC R 90-1291�
� R�'�OLiTPIOri N0. 90-1291t �
A RFSOLUTION OF THE PLANNING OL�R�IISSION OF Ri� CITY OF
ARRC)YO aZANDE APPftOVING z�1Y'l�TYVE TRAGT MAP NO. 1401
IAQ�7'ID BETWF�111 S4ITiH HA[,CYON ROAD AND SO[TI�� ALPINE
Si'R�P AF'PLIID FQR BY JL'RRII�( JORCIIVSIIV FC1R QtFATION OF
TEIItE� PROFESSIOIVAI, �RCIAL LOTS AND A RI�II�INDIIt,
I�DO�'TING A NDGATIVE D�CLARATIOIV AND INSiRUCPING THE
��7,FtY TO FILC A NC7rI(� OF DLTIItMINATION
WI�1tF1�S, the Planning Comnission of the City of Arroyo Grande '�has held a
public hearing on Tentative Tract.Map No. 1401 in accordance with Chi�pter 3 of
the Subdivision Ordinance of the City of Arroyo Grande; and
W�S, said tentative map was referred to various public•: utility
canpanies, City departments, and Staff Advisory Comnittee for reconme.°ulations;
and
Wfm'tFAS, a Negative Declaration with mitigation measures has been,.3eclared
the provisions of the California �rivironmental Quality Act_(CDQA1; arid
�.5, the Planning Cqnrmission hereby clirects the secretary to file a�
Notice of Determination; and
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Wf�.S, the Planning Conmission has determined that the pi'oposed
development is an appropriate use of the subject property and is desirak�le for
the orderly development of the co�mrunity.
WI�1ZF��S, the Plarining Carmission of the City of Arroyo Grande finds, after
due study, deliberation and public hearing, the following circ�urtistances e�.xist:
l. The proposed map, design and improvements of thi.s subdivisior: are
consistent with the General Plan map and text because the appli:>ant
is proposing a subdivision of land designated Office Protessi�.►nal
which meets all the requirements of that designation.
2. This site is physically suitable for the proposed type and dens',:ty
of developrr�ent because all yards, setbacks, and parking areas c,an
be included in the design of the subdivision.
3. The proposed subdivision design is not likely to cause substanti�:.l
and considerable damage to the natural environment, including fisl��,
wildlife or their habitat, or archaeological and cultural re�ourc�:�s
becau,e adequate mitigation measures have been incorporated into tl?.e
conditions of approval for the project.
4.
5.
The proposed design of the subdivision or proposed improve�ments are
not likely to cause public health proble�rcL.
The proposed subdivision design will not conflic� with publi�
ease�m�ents within or through the site.
NOW, TI�2E, .BE IT RFSOLVID that the Planning Crnmi.ssion of the City
of Arroyo Grande hereby approves said Tentative Tract No. 1401 subjeCt to th3
standard .conditions of the City and the following conditions. �
Mitigatian Measures ..
*1. A Negative Declaration with mi.tigation�measures was prepared for this
project. All mitigation,measures as outlined i:n the conditions of
approval shall be imple�me.nted and monitored by� appropriate City
departments and other responsible agencies. Verification in writing that
. the mitigation measures have been imple�mented shall be provided by the
monitoring department.
*2. A sub-surface survey of all proposed pipeline routes, alternate routes
(if primaries are destructive to confirn�ed cultural material) and other
construction related excavation plans, shall be conducted by the
designated archaeologist and consultant, for the purpose of locating the
least. destructive routes and excavation plans on the residential
remainder. This survey would be made available to the Northern Chtunash
Council, which shall consider its findings and recam�endations in order
to render a final decision on the approval of the pipeline routes and the
Mitigation Plan. Subsurface survey shall consist of a series of 6" auger
holes (or STP), screened in 1/1G" mesh, at 2 meter intervals along the
proposed trenching routes (see 3).
Time Frame: Pr� � to
re�nder
Monitoring Departnrezlt:
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issuance� of any City pe�ts on the residential "
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Nortliern ChLUnash Counci 1
*3. Since the whole area of.the proposed residential remainder is considered
extremely sensitive, and the least damaging pipeline/trenching routes may
not be known until after the sub-surface survey or perhaps actual
excavation occurs, "trenching zones" should be designated to allow for
maximwn flexibility for route selection. These zones should be about 20'
wide. Also, since it is known that the most sensitive portion on the site
is located in the area.of the middle of the residential remainder, that
separate trenches for these parcels be avoided; that is, that lines for
these parcels be "stacked" on the lines of adjacent parcels. F�rther,
that the sum total of pipeline trenches should be reduced by means of
"stacking" for all parcels.
Time Frame: Prior to issuance of any City permits on the remainder
Moni�oring Department: Northern Chw�riash Council
*4. That.all cultural material unearthed during all excavation activities be
the property of the Elders of the Northern Chwnash Council, and be
returned to the latter after appropriate scientific registration and
docLUnentation in a timely manner (which shall not exceed 24 hours fran
time of excavation).
Time Fra�ne: During construction
Moa�itorinq Departme�t: Northern Chtnmash Council
*5. That steel conduit be used in order to encase various pipelines on the
remainder, so that the depth of the pipeline trenches can be minimized.
That pipeline routes shall be rr�de as short and shallow as possible.
Time Frame: Prior to final acceptance of improvements on the remainder
Moa�itoring Departa�t : Northern Ch�unash Counci 1
*6. That the construction area of the remainder be capped with maximtun
allowable fill material as a means of further reducing excavation into the
site. The fill material shall be chemically canpatible with the native
soil in order that the cultural material not be threatened by damaging
chemical interaction. The capping procedure shall minimize impact on the
site by using Roundup or salt spray to remove vegetation, and soil
compaction by flooding or roller equipment, whichever is least i�acting,
while scarring is to be avoided if possible.
Time FYame: Prior to issuance of any permits on the remainder.
Monitoring Degartme�rit : Northern Chtanash CounCi 1
*7. That the house toundations on the remainder be set using pre-stressed
concrete slabs to avoid extensive digging for footings.
Time Frame: Prior to issuance of building permits for individual homes
Manitoring Department: Building Department -
*8. That one, qualified, Chtanash consultant (hereafter, "consultant"), per
point of construction activity, be contracted to coordinate on behalf of
the�Yorthern Ch�nmash Council and be.present at all excavation activities.
Consultant shall proyide expert advice to the property owner and his
contractors about the presence and significance of any cultural material
encountered during excavation activities. Consultant shall maintain
appropriate records for all times that he/she is e�nployed, detailing all
pertinent observations and evaluations. Dr. Kote Lotah is designated as
the lead consultant. His contract shall include a rate of payment in the
amount ot $150 per day, including reimbursement of 28 cents/mile or a per
diem of $85 per day if the distance is greater than 75 miles from the
consultant's hame. .
Time Frame: Prior to issuance of any City permits
Monitoring Department: Northern ChLUnash Council
*9. That a mutually acceptable, fully qualified archaeologi�t, be designated
to participate in a pre survey of all propo;ed pipeline routes
on the remainder, etc., and also be called in upon the occasion of any
encounter with significant cultural material or hwnan remains.
Archaeologist shall be provided with usual contractual terms, including
bond, etc.
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Time Frame: Prior to issuance of any City Pern►its on the remainder and
during construction
Mani.toring Departtr�nt : Northern Chtunash Counci 1
*10. Temporary excavation halts may judiciously be called by the consultant
(inspection halts), at any time if closer inspectian and study is
considered by Consultant to be necessary for mitigat.ion purposes.
Inspection halts shall affect only the imnediate vicinity of the current
excavation, while other excavations beyond the point in question, may
proceed. Length of inspection halts may vary to allow fo�;�further study
by the archaeologist and/or Northern Chumash Council repre:,,entatives, but
shall not exceed 24 hours.
Time Fram�e: During construction
._ MorLitoring Departme.nt: Northern Chumash Council
�11. Reasonable access to the site by memhers of the Northern C'�itunash Council
will be permitted so along as normal safety practices are� observed and"
compliance with requests by any insurance or O.S.H.A. ree;uiremznts are
met.
Time Frame: Prior to and during construction
Monitoring Departimnt: Northern Chwnash Council
*12. A plot of land shall be designated to provide a place for re-burial of
unearthecl rernains. This place shall be on the site yet lo�ited in such
a place as to assure no further disturbance at any future pc,int in time.
Neces�ary docwnentation, registration and legal mechanism (deed
instruction,) shall be provided to fully prevent constt�uction and
clisturbance on this plot.
Time Fram�e: Concurrent with recordation of the final map
Monitoring DepartmPnt: Northern Chwnash Council, Public Worltr; Department
*13. That all Chtunash recnains, or fragments thereof, be re-buried by.designated
Northern ChLUriash Council repzesentatives, as soon as possible ar�i� as close
to the point of encounter as � possible. If a burial would ap�ti�ar to be
virtually destroyed if further excavation proceeds, despite gnod faith
efforts to the contrary, then a full, 100� excavation by a prc�t�essional
crews shall recover the intact burial and move it to a pre-d;:signated
place in a timely maruier.
Time Frame: During constructian
Monitoring Departn�nt: Northern Ch�anash Council
�14. Excavation of pipeline routes on the re�mainder, foundations, etc�i, shall
be conducted by non-mechanized means, in order to avoid heavy ec;�u.prr�nt
impact on the site and permit closer in,pection of subsurface acti.���ities.
Tim�e Frame: During construction on the rernainder
M�Litoring Depart.�nent: Northern Chwnash Council
*15. While excavation activities are underway and open trenches, holes, etc.
are left exposed during non-working hours, provisian shall be mad�� for
competent security to preven.t illicit digging by unauthorized per.�,ons.
Such cultural resource security (1 person) shall be contracted througla, the
Consultant, and will not require associated expenses (per diem, tra��;l).
Time Frame: During construction
Manitoring Department: Northern ChLUnash Council
*16. That a deed restriction be imposed upon the remainder, prevent:
excavation below 18".
Time Frame: Concurrently with recordation of the final map
Monitoring Departi[rPnt : Northern Churr�ash Counci 1, Publ ic Works DepartrnE.�t
*17. Education of the public and the Ch�nash People about the natural histor�,
culture and significance ot archaeological cultural sites i� part of t14�
mitigation process. The education process shall consist of two parts:
a. Dr. J. E. Jorgensen shall assist the Northern Chu�nash Council iE�
coordinating (i.e., contacting, scheduling, speaking, and servinE�
as a reference) with various contractors and building/plannin:�
related agencies and associations, on behalf of proper mitigatio�►
measures on future projects.
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b. $1,000 pe�esidential lot shall be deposit�c by Dr. J. E. Jorgensen
in a Ch�unash Education F�uzd, to be disbursed by the Northern Ch�anash
Council for educational purposes, prior to recordation of final map.
Ti.me Frame: Prior to recordation. of the final map
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Monitorinq Department :. Northern Cti'tunash Counci 1
*18. At this time laboratory analysis, including dating, of the cultural
material extracted fro�ci the site by the excavation/testing of W B. Sawyer
in 1988 has not been accacrplished. If this analysis of the material from
Mr. Sawyer's �esting remains unccanpleted by the time Planning Cormussion
hearings are conducted for Dr. Jorgensen's project, then such laboratory
work should be included within the mitigation conditions of pertinent and
subsequent construction/excavation permits, if granted.
Time Frame:. Prior to final acceptance of tract improvements
Monitorinq Depart�nent: Northern Ch�.anash Council
*19. In the event that during grading, construction or developrr�tt of the_
�project, any archaeological resources are uncovered, all work shall be
halted until the City has reviewed the resources for their significance.
If hwna�i burials are encountered the County Coroner (549-4513) shall be
contacted imnediately, The applicant may be required to provide
additional archaeological stuclies and/or mitigation measures. All grading
and improvement plans shall be noted to reflect said condition.
�. Moazi.torinQ Departme�t: Planning Department
_; Time FYame: Prior to issuance of permits for grading or construction and
; during grading and construction.
20. During construction on the conmercial parcels, temporary fencing shall be
installed between the carmercial and residential parcels to prevent any
disturbance of the residential parcel. No grading, trenching, storage of
material, stockpiling, equipirient°=�storage or other type of construction
related activity shall take place on the residential parcel during
construction on the co�miercial parcel. Ftarthermore, no access shall be
permitted from the conmercial parcels to South Alpine Street durincf
construction.
M onitorina De artment: Building Department
Time I'rame: During construction on the calmercial parcels.
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*21. All construction on all parcels shall utilize fixtures and designs which
minimize water usage. Such fixtures and designs shall include, but are
not limited to, low flow shower heads, water saving toilets, instant water
heaters or hot water recirculating systems, drip irriqation with drought
tolerant landscaping and etcetera. CC&R's which shall require the above,
shall be reviewed by the Planning Department and the City Attorney, and
recorded prior to, or concurrently with the parcel map.
Mrnzitorincr Departmez�t: Public Works Department
Time Frarne: Prior to recordation of the parcel map.
*22. Prior to final occupancy of any structure constructed on this site, all
water conserving designs or fixtures for that parcel shall be installed.
ManitorinQ Departme Building department
Time Frame: Prior to final occupancy of any structure.
General Canditio�ns
1. The applicant shall ascertain and camply with all State, County and City
iequirements as are applicable to this project.
2. Development shall occur in substantial conformance with the plans
presented to the Planning Carmission at the meeting of April 17, 1990
and marked " Exhibit A"
3. Prior to recordation of the final map for lots 1 through 3, the
developer shall enter into an agre�nent, with the City, in a form
approved by the City attorney, whereby the developer agrees on behalf of
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him�elf and hi� successors in interest to plan and construct all
improve�nents related to the designated remainder pursuant to Governn�ent
Code Section 66�2�.6(b), and as required in the resolution of approval
for this project. Said planning and construction shall occur when any
permit or other grant of approval for the development of the rernainder
is issued.
PlanrLing Department Co�n�itions
Development shall conform with the R-1 and PC 2oning requirements,
unless otherwise approved.
4.
The applicant shall file a parcel map with the County recorder for this
subdivision.
5.
Building Department Conditians
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Public Works Ca��ditions
6. Prior to issuance ot any city permits, a preconstruction meeting shall
i be held between the contractor, the owner, a Native American
representative,and the city so that all parties shall be aware of the
construction methods, procedures and policies that affect thi� project.
7. The subdivider shall provide a sewer plan prepared by a registered civil
engineer, which has individual sewer laterals to each lot, prior to
recordation of final map.
8. The subdivider shall prepare a water plan with easements 15 ft. minimwn
width. Main lines may require reinforcerr�ent to meet P'ire Department
require�nents. If this is the case, mains shall be designeci and
constructed ar bonded for constructian, prior to recordation of the map.
9. The subdivider shall have a Registered Civil II�gineer prepare a street
improvern�nt plan for all street frontages with construction or bonding
for construction prior to map recordation. That plan and construction
shall include but be no� limited to the following:
a. Street improvements and widening.
b. Curb, gutter and sidewalks.
c. Street lights and underground utilities.
�� 10. The subdivider shall provide a grading and drainage plan showing
easements and appropriately sized drainage structures. Prior to
recordation of the map, the subdivider shall bond for construction of
• appropriate grading which will preclude drainage problem� which may
becorr� unsolvable after recordation of this subdivision.
11. Prior to recordation of the final map, the septic tanks and water wells
shall be abandoned per County Standards.
12. Public Works Department Conditions 7 through 11 above, apply�to each
parcel ancl the remainder as modified by General Condition nLmiber 3,
above.
Parks and Recreatiwri Departnrnt
13. Trees on site shall be preserved if possible.
14.
The developer shall pay any street tree fees and meet all street tree
requirements prior to recordation of the final map.
Park development fees shall be paid prior to recordation of the final
map.
15.
16. Street trees on S. Halcyon Road shall be provided with development of
each PC zoned parcel. Existing northern most tree shall be replaced
prior to recordation of the final map with a 15 gallon Tristina Conferta
on S. Halcyon Road. �
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Fire Department " ' •�
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17. Lots 1, 2 and 3 shall be required to provide water main fire hydrants
with flow and pressures a� determined by the Fire Department, with
development of each parcel.
18. Lots 1, 2 and 3 shall be required to provide recognized interior vehicle
travel corridors satisfying Fire Departrr�nt needs, with development of
each parcel. �
19. All addressing shall be visible fro�n main points of access. Addressing
shall also be provided on all structures using 6" numbers.
On a motion by Cqmnissioner Soto , seconded by Cor�missioner Gallag�ier, and. - by the
following roll call vote, to wit: "
AY�: Conanissioners Nbore, Fischer, Flores, Soto, Gallagher and Carr
NOES : None
ABSIIV'P: CY�rmi.ssioner Brandy
the foregoing resolutian was �dopted this 17th day of April, 1990.
ATTESr:
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Pearl L. Phinney
Planning Cormussion Secretary
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Robert W. Carr �
Chai rn►an
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