PC R 80-735 Z364
RESOLUTION NO. 80-735 Z
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE RECOMMENDING APPROVAL OF AN AMENDMENT
TO THE MUNICIPAL CODE OF THE CITY OF ARROYO GFtANDE AS
PROVIDED BY CHAPTER 4, ZONING, ARTICLE 32 OF SAID
CODE.
WHEREAS, the Planning Commission of the City of Arroyo Grande, California
has held a public hearing on the application of the BAMOD COMPANY to amend
the Municipal Code of the City of Arroyo Grande as provided by Chapter 4,
Article 32 of said Code to rezone the following described property from the
"A" Agricultural District to "P-D" Planned Development District:
"Portion of Lot 75 of James T. Stratton's Subdivision
of the Ranchos Corral de Piedra, Pismo and Bolsa de
Chamisal, in the City of Arroyo Grande, County of San
Luis Obispo, State of California. Also identified
by Assessor's Parcel No. 7-011-26:'"
WHEREAS, the Planning Commission feels that the public interest and
general welfare does require such an amendment; and
WHEREAS, the Commission minutes including a list of persons who testi-
fied at the public hearing, summary of fact and findings, and copies of any
maps pertinent to the proposal are on file and hereby declared to be part of
said Resolution.
NOW, THEREFORE, BE IT RESOLVED that said Planning Commission hereby
recommends approval of the amendment as applied for, subject to the attached
Conditions of Approval, for the following reasons:
l. Zone Change from "A" District to "P-D" District would be in
keeping with the Land Use Element of the General Plan.
2. Change would be compatible to and in keeping with the surround-
ing developments and zoning.
On motion by Commissioner Fischer, seconded by Commissioner Cole, and
by the following roll call vote, to wit:
AYES: Commissioners Sebastian, Moots, Fischer, Carr, Cole and
Chairman Gorsline
NOES: None
ABSENT: Commissioner Simmons
the foregoing Resolution was adopted this 6th day of May �80.
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ATTEST: _ D I� It /J / . _�' :/"/.ii��e � _ ���iCX - .
.V C�C
Secretary
irman
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KNOLLWOOD DEVELOPMENT - CONDITIONS OF APPROVAL
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GENERAL:
1. 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, or instrument of credit, guaranteeing the installation and con-
struction of all required improvements within the time period specified herein
or approved time extension in accordance with the provisions of the Arroyo Grande
City Code.
2. No construction shall commence and no grading shall be performed prior to the
recording of final map.
3. The subdivider shall indemnify, exonerate, and hold harmless the City of Arroyo
Grande and all o�ficers and employees thereof against all claims, demands, and
causes of action arising out of improvements constructed within this subdivision.
Also, subdivider shall provide Certificate of Insurance to cover employees and
agent.
4. Deed covenants shall provide for perpetual care of any common areas.
5. The subdivider shall provide all necessary easements for streets, alleys, sewers,
water facilities, utilities, drainage facilities, and other facilities as re-
quired by the City. In the event such easements cannot be ob�ained from the
property owner involved by negotiation, the City may acquire them at the expense
of the subdivider by exercise of the power of eminent domain. The subdivider
shall bear all costs of appraisal, acquisition, attorney's fees, and court costs.
6. The subdivider shall be responsible for all actions of his contractors and sub-
contractors until such time as the improvements have been accepted by the City
and maintenance period has expired.
7. Al1 requirements of any other law or agency of the State of California and any
other governmental entity, applicable to this development, shall be met.
8. No request for occupancy shall be approved until all conditions are completed
and accepted or approved.
9. All abandoned irrigation lines, trees (except trees to be preserved) and obstruc-
tions in the project site shall be removed and property disposed of from the site.
Proper backfill and compaction of voids shall be subsequently accomplished to
provide protection against settlement.
10. Standard Specifications for Public Works Construction, latest edi;tion, and all
applicable City Standard Plates shall be the project specifications, except�.as.�.
noted otherwise on the approved improvement plans.
11. All grading performed shall conform to Chapter 70 of the Uniform Building Code,
and/or as recommended by the Soils Report with prior review and approval by the
City, and any improvements required by the City in the improvement plan.
12. The subdivider or his agents or employees shall be responsible for removal and
clean-up of any spill on public or private streets during his entire construction
operations and maintenance period.
13. Ornamental street lights as approved by the City shall be installed in accord-
ance with the street ligYtting plan prepared by the subdivider and approved by
the City and P. G. & E.
14. The improvement plans for this subdivision shall be prepared by a California
Registered Civil Engineer and shall be approved by the Public Works Department
prior to the filing of the final map.
These plans shall be submitted concurrently and shall include, but not be
limited to grading, street drainage, sewer, water, and appurtenant improve-
ments. In addition, a master utility plan shall be submitted showing the
layout and location of all the on-site and off-site utility facility improve-
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ments of the subdivision. (See Gas, Electric and Communication Utilities
conditions). The plan submittal shall also include construction cost esti-
mates, plan check fees, soils report, and all pertinent engineering design
calculations. The final map may not be filed with the City Council unless
all said improvement plans have been approved by the Public Works Department.
15. No grading, vegetation removal, or other substantial side disturbance shall
be allowed until the grading and drainage plans required by Condition No. 14
are approved by the Public Works Department. No grading will be permitted
during November 30th to April 15th. A winterization plan .to be approved by.:
the Public Works Department prior to November 30th.
16. Site and building plans shall be reviewed by the Building Department with
letters or other documentation ve'rifying review and any requirements from
these agencies prior to recording the final subdivision map or establishment
of the use.
17. All trash disposal areas shall be screened from view with a solid wall or
solid fencing. Submit drawings of screening structures prior to issuance of
a building permit and install said approved screening prior to final building
inspection.
18. No outdoor storage, or any accumulation of trash, debris, or packing materials
�.hall be permitted, except in areas entirely enclosed by six foot solid wood
or masonry fencing. Materials so stored shall not be stacked higher than the
fence.
19. In the event that archaeological resources (e.g., artifacts, human remains) are
discovered on the subject site during construction of this project, said
resources are to remain undisturbed after discovery, construction activities
shall cease immediately, and the City Planning Department is to be notified
so that proper disposition of the archaeological resources may be accomplished.
Construction may resume only upon authorization by the Planning Department.
20. Site development to be consistent with the approved revised Master Plan, pro-
vided that minor boundary and area adjustments to lots may be made, if deter-
mined to be required as part of the approval of tentative subdivision maps.
21. Any proposal that will change any portion of the land use or the conceptual
master plan shall be deemed a change in the approval of this Ordinance. Said
changes will require reconsideration of the undeveloped portions of the project
through the full and proper Zone Change procedure with the public retaining
all of their rights regarding said zone changes.
22. Cut and fill banks along all public roads will be within slope easements;
width of slope easements to be determined through approval of improvement
plans prior to approval of Final Map.
STREETS
1. All streets, alleys, sidewalks, curbs, and gutters adjacent to the subdivision �'��
shall be improved as necessary to provide safe vertical and horizontal trans-
itions to connect improvements constructed within this subdivision to existing
improvements as approved by the Public Works Department. Any street, alley,
sidewalk, or curb damaged by the subdivider or its agents or employees shall
be repaired.
2. The Halcyon Road access to the side, from the southwesterly boundary up to
its connection with James Way extension will be constructed first.
3. Use of the existing Miller Way in the Loomis Heights subdivision will be pro-
hibited for all construction vehicles or other construction related traffic
associated with the construction of the Knollwood Development.
4. All public streets within the Knollwood Development shall be designed and
built to City Standard Specifications for full improvements or as approved
by the Public Works Department.
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5. James Way and Halcyon Way will be constructed to a residential standard section
for a collector street providing a minimum 64-foot right of way (property line
to property line) encompassing 44 ft. pavement curb face to curb face and 6 ft.
sidewalk each side.
6. Miller way extension will be designed and constructed so as to discourage through
traffic. Final design is to be approved by the Planning Commission. Other new
portions of Miller Way extension will be constructed to a minimum 52 ft. right of
way standard section for a Local Street (property line to property line) encompas-
sing two 16-foot through lanes, concrete curb and gutter, and 6-foot sidewalk.
Street lights, fire hydrants and street trees shall be behind the sidewalk in a
10-foot street tree and public utility easement. Al1 fronting lots to have minimum
90 ft. frontage and 30 ft. setback on Final Map.
7. Hill Street, both northerly and southerly extensions, will be constructed to a
52-foot right of way standard section for a local street as described in Condition
No. 6. above and each terminating at a standard cul-de-sac with a 52-foot curb
to curb radius (and a 104-foot property line to property line radius).
8. Larchmond extension will be constructed to a minimum 52-foot right of way
standard section for a local street (property line to property line) with a
minimum 40-foot paved section and also encompassing curb and gutter and 6-foot
sidewalk.
9. All private streets, including fire access, will be constructed to a minimum
28-foot paved section with concrete curb and gutter. Cul-de-sacs will be
constructed to a minimum 104 foot diameter, property line to property line (and
a minimum 46-faot radius to curb .
10. West Branch Street (U. S. 101 Frontage Road) improvements would be required as
follows: Construction will be to a minimum 60-foot right of way, with a
46-foot payed section and concrete curb and gutter. Striping for bicycle
Lanes to be provided.
:. ThiS�imp'rovement will be required simultaneously with Condition #2 under
"Streets".
!.. 10.A. The Knollwood developers will be responsible for constructing one
12-foot outside lane with concrete curb and gutter on the northerly
edge of the pavement between Brisco Road and Halcyon Road. Only
grading of sidewalk area will be required inasmuch as actual place-
ment of the sidewalk improvement is the responsibility of the adjoin-
ing property owners. The construction of the third lane can facilitate
a left turn lane on the Frontage Road.
10.B. Additionally, to facilitate circulation between U. S. Highway 101
interchanges at Branch Street and Brisco Road, it will be necessary
during Phase I to design and construct the Frontage Road between its
two existing improved sections fronting the new County Center and the
City property on Vernon Avenue. The minimum width shall include grad-
ing for full development and paving for two way traffic, and concrete
curb and gutter shall be constructed on Freeway frontage. All
necessary drainage improvement and utilities shall be constructed
at this time.
11. The Commission further resolved that in the event Larchmont is not able to be
extended as noted on the Preliminary Conceptual Plan, labelled Exhibit "A",
� the City reserves the right to reconsider the extension of Hill Street through
the Open..Spa_ce-;. or:�.if the approved o•f -:H�11...Street a"r.e. retained;: then
the density noted for the attached housing shall be reduced as approved by the
Departments of Public Works and Planning. The City further reserves the right
to suggest that Larchmont be extended along a southerly direction crossing the
County property and connecting to Branch Street.
SEWER AND WATER
1. The Illethod of water distribution and sewage and waste disposal shall be by means
� of a Community Collection system. All water and sewer system iinprovement shall
meet or exceed the City's standards, necessary separation between water mains and
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5. James Way and Halcyon Way will be constructed to a residential standard section
for a collector street providing a minimum 64-foot right of way (property line
to property line) encompassing 44 ft..pavemerit curb face to curb face and 6 ft.
sidewalk each side.
6. Miller way extension will be designed and constructed so as to discourage through
traffic. Final design is to be approved by the Planning Commission. Other new
portions of Miller Way extension will be constructed to a minimum 52 ft. right of
way standard section for a Local Street (property line to property line) encompas-
sing two 16-foot through lanes, concrete curb and gutter, and 6-foot sidewalk.
Street lights, fire hydrants and street trees shall be behind the sidewalk in a
10-foot street tree and public utility easement. All fronting lots to have minimum
90 ft. frontage and 30 ft. setback on Final Map.
7. Hill Street, both northerly and southerly extensions, will be constructed to a
52-foot right of way standard section for a local street as described in Condition
No. 6. above and each terminating at a standard cul-de-sac with a 52-foot curb
to curb radius (and a 104-foot property line to property line radius).
8. Larchmond extension will be constructed to a minimum 52-foot right of way
standard section for a local street (property line to property line) with a
minimum 40-foot paved section and also encompassing curb and gutter and 6-foot
sidewalk.
9. All private streets, including fire access, will be constructed to a minimum
28-foot paved section with concrete curb and gutter. Cul-de-sacs will be
constructed to a minimum 104 foot diameter, property line to property line (and
a minimum 46-faot radius to curb .
10. West Branch Street (U. S. 101 Frontage Road) improvements would be required as
follows: Construction will be to a minimum 60-foot right of way, with a
46-foot paved section and concrete curb and gutter. Striping for bicycle
Lanes to be provided.
:!. This�imp'rovement will be required simultaneously with Condition #2 under
"Streets".
'!., 10.A. The Knollwood developers will be responsible for constructing one
12-foot outside lane with concrete curb and gutter on the northerly
edge of the pavement between Brisco Road and Halcyon Road. Only
grading of sidewalk area will be required inasmuch as actual place-
ment of the sidewalk improvement is the responsibility of the adjoin-
ing property owners. The construction of the third lane can facilitate
a left turn lane on the Frontage Road.
10.B. Additionally, to facilitate circulation between U. S. Highway 101
interchanges at Branch Street and Brisco Road, it wiTl be necessary
during Phase I to design and construct the Frontage Road between its
two existing improved sections fronting the new County Center and the
City property on Vernon Avenue. The minimum width shall include grad-
ing for full development and paving for two way traffic, and concrete
curb and gutter shall be constructed on Freeway frontage. All
necessary drainage improvement and utilities shall be constructed
at this time.
11. The Commission further resolved that in the event Larchmont is not able to be
extended as noted on the Preliminary Conceptual Plan, labelled Exhibit "A",
the City reserves the right to reconsider the extension of Hill Street through
the Open. Space:;: or: �.if : the appro�ed: alignmeri.ts� o�f - :H�11 .Street are. retained;: then
the density noted for the attached housing shall be reduced as approved by the
Departments of Public Works and Planning. The City further reserves the right
to suggest that Larchmont be extended along a southerly direction crossing the
County property and connecting to Branch Street.
SEWER AND WATER
1. The method of water distribution and sewage and waste disposal shall be by means
of a community collection system. All water and sewer system improvement shall
meet or exceed the City's standards, necessary separation between water mains and
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sanitary sewers as required by State Department of Health and as directed by
the Public Works Department.
2. The developers will be required to participate in the construction of a water
tank to be built in the Rancho Grande site, sized and built to adopted standards
and specifications and approved by the City of Arroyo Grande Public Works De-
-`.partment.
3. The subdivider shall install water mains, fire hydrants, services and storage
facilities in conformance with the Water Department Standard Design and Speci-
fications and approved plans.
4. A minimum fire flow of 1,000 gallons per minute, 2 hour minimum, will be re-
quired. Adequate fire protection as determined by the City shall be available
prior to obtaining any building permits.
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PUBLIC UTILITIES
1. A six-foot and ten-foot public utility easement on the private property along
the perimeter of collector and local streets respectively.
DRAINAGE
1. Complete drainage calculations for the purposes of determining width of drainage
right of way, sizing or storm drains and required retention basins will be sub-
mitted to (and approved by) City Engineering office prior to approval of the
Final Map.
All culverts, storm drains, drainage basins, etc., shall be designed by a civil
engineer and shown on the improvement plans - these plans to be approved by the
City Engineer prior to any construction on the project.
2. A drainage basin, if required on the property, specifically located within a
6.8 acre area designated as "Open-Space" on the approved Master Plan will be
dedicated to the City in fee.
3. An erosion control plan shall be developed with Phase I plans for approval by
the Public Works Department. Said plan shall address permanent and temporary
conditions including, but not limited to, protection of newly graded slopes,
prevention of siltation of downstream drainage courses, planting, etc.
4. The developer of the Knollwood project will be required to participate in the
construction of the retention basin approved for the South County Citizens
Center site adjacent to the subject site to the southwest. A contract outlin-
ing the extent and procedure for participation will be entered into and signed
by the developers and the County and approved by the City of Arroyo Grande
prior to approval of the Final Map.
5. Lots over 15� slope shall be required to submit a site plan prepared by a Civil
Engineer showing all proposed grading prior to any grading on the lot and prior
to issuance of a building permit.
PUBLIC FACILITIES
1. The Knollwood developers to pay $400 per dwelling unit or some other fee as
may be determined to be appropriate to the Lucia Mar Unified School District.
The means of payment by the developer and collection by the School District
to be determined by the School District.
2. The developer;:shall dedicate to the City of Arroyo Grande for park purposes
whatever acreage is required by Ordinance based on development units/with
balance of acreage to be purchased by City not to exceed 15 acres. Purchase
agreement or reservation shall be approved by the City Council prior to
approval of the zoning and master conceptual plan.
LANDSCAPING
1. A landscaping plan must be submitted and approved by the Planning Department
prior to the filing of the Final Map. The plan shall include the preservation
of Oak trees (specifying trees that must be removed and reason) and stands of
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chaparral. Trees to be planted along street frontages are to be specified as
to type, size and location. Special attention should be given to the land-
scaping of the drainage retention basin.
2. Submit detailed landscaping and irrigation plans in accordance with the Plan-
ing Department landscaping plan review policy for Rlanning Staff review and
approval prior to recording the final subdivision map. All proposed plant
materials shall be sized to achieve a mature appearance within three years
of installation. Said plans shall include, but not be necessarily limited to
the following:
- A buffer of fast growing trees along the southwest boundary for softening
. the visual impact of the South County Center Maintenance Yard and Building.
- A buffer of fast growing trees along the southwesterly edge of the area
' designated for Senior Housing to soften the visual impact from the freeway
and frontage road.
- Revegetation measures for erosion control and softening visual impact of
grading activity immediately after completion of grading. Screening of
northeasterly retention basin with fast growing vegetation including trees.
- Street tree planting and fencing program for cluster estate housing.
Location and condition of isolated existing trees in or near all develop-
ment areas; indicate trees which must be removed due to construction or
unhealthiness, retain healthy trees to the maximum possible extent;
grading is prohibited within dripline of trees required to be retained
and retaining walls and fencing shall be used where needed to prevent root
damage and disturbance.
- Detailed landscaping proposals for parking lots and common areas of cluster,
duplex and attached units, including elderly, shall be presented to the
Planning Commission for approval prior to the issuance of a building permit.
- Right of way clearing through brush for off-street improvements will be ir-
regular in shape to present a natural clearing effect.
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