PC R 24-2396RESOLUTION NO. 24-2396
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING CONDITIONAL
USE PERMIT 22-007; SUBDIVISION AND CONSTRUCTION
OF MULTI -FAMILY RESIDENCES; LOCATION —1255 EAST
GRAND AVENUE; APPLICANT — JOHN HAYASHI;
REPRESENTATIVE — MATT CEBULLA, CEBULLA AND
ASSOCIATES
WHEREAS, the existing project site is an approximately 21,104 square foot (0.48ac) parcel
located at 1255 East Grand Avenue, and
WHEREAS, the applicant has filed Conditional Use Permit 22-007 and Tentative Tract Map
22-007 to complete a subdivide the existing parcel and construct eight (8) multi -family
residences; and
WHEREAS, the Staff Advisory Committee considered the project on July 27, 2023 and
recommended approval of the project; and
WHEREAS, the Architectural Review Committee considered the project on January 22,
2024 and recommended approval of the project; and
WHEREAS, In compliance with the California Environmental Quality Act (CEQA), the
Community Development Department has determined that the proposed project
categorically exempt per Section 15332 of the State CEQA Guidelines regarding infill
development.
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project
at a duly noticed public hearing on February 6, 2024; and
WHEREAS, the Planning Commission finds, after due study, deliberation, and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of this
title, the goals, and objectives of the Arroyo Grande General Plan, and the
development policies and standards of the City.
The proposed use of the site for a mixed use project is permitted with approval
of a conditional use permit by the Planning Commission after receiving a
recommendation from the Staff Advisory Committee and Architectural Review
Committee and the project complies with all applicable provisions of the
Arroyo Grande General Plan and Municipal Code.
2. The proposed use world not impair the integrity and character of the district
RESOLUTION NO. 24-2396
PAGE 2
in which it is to be established or located.
The proposed use of the site for a mixed-use project will not impair the integrity
of the project site due to the application being consistent with the City's
development standards and applicable zoning regulations.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is an approximately 0.48ac parcel with existing development and the
site is suitable for additional development based on conformance with the
City's development standards and zoning regulations.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The project involves the subdivision of an existing lot and the construction of
eight (8) new multi -family units along the East Grand Avenue corridor. The
site is adequate for development and zoning regulations and development
standards will ensure that the project does not impact public health and safety.
5. The proposed use will not be detrimental to the public health, safety or welfare
or materially injurious to properties and improvements in the vicinity.
The proposed use will not be detrimental to the public health, safety or
welfare, nor materially injurious to properties or improvements in the vicinity,
as it will comply with conditions of approval specifically developed for the
project.
Tentative Tract Map Findings:
6. The proposed tentative tract map is consistent with goals, objectives, policies,
plans, programs, intent and requirements of the Arroyo Grande General Plan,
as well as any applicable specific plan, and the requirements of this title.
The proposed tentative map, as submitted, is consistent with all applicable
goals, objectives and plans as well as the Arroyo Grande General Plan.
Conditions of approval have been drafted to ensure consistency in this regard.
7. The site is physically suitable for the type of development proposed.
The site is a vacant parcel that is suitable for the proposed construction of
eight (8) multi -family units.
8. The site is physically suitable for the proposed density of development.
The proposed density is under the maximum allowable density, and,
therefore, the site is physically suitable for the proposed density of
development.
RESOLUTION NO. 24-2396
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9. The design of the tentative tract map or the proposed improvements are not
likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
There is no anticipated environmental impact associated with this project due
to the prior urbanization of the site and the surrounding area.
10. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
Improvements have been designed to remove concems regarding public
health and have been designed to improve walkability and the safety of
pedestrians and drivers along the East Grand Avenue corridor.
11. The design of the tentative tract map or the type of improvements will not
conflict with easements acquired by the public -at -large for access through, or
use of, property within the proposed tentative tract map or that alternate
easements for access or for use will be provided, and that these alternative
easements will be substantially equivalent to. ones previously acquired by the
public.
The tentative tract map will not interfere with any existing easements owned
by the public at large.
12. The discharge of waste from the proposed subdivision into an existing
community sewer system will not result in violation of existing requirements
as prescribed in Division 7 (commencing with Section 13000) of the California
Water Code.
The project site currently has access to all necessary utilities and will continue
to have access after completion of the project.
13. Adequate public services and facilities exist or will be provided as the result
of the proposed tentative tract map to support project development.
The existing site has access to all necessary -services and facilities and will
continue to have access after completion of the project.
14. For a proposed subdivision that includes, or is adjacent to an agriculture
district; the design of the tentative map or proposed improvements shall
provide an adequate buffer, according to Section 16.12.170(F) and as further
determined through environmental review under CEQA, to minimize potential
conflicts between agricultural and non-agricultural land uses and to protect the
public health, safety and welfare.
The proposed project is not adjacent to any agricultural lands and, therefore,
no agricultural buffer is proposed or required.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo
Grande hereby approves Conditional Use Permit 22-007 and Tentative Tract Map 22-007
RESOLUTION NO. 24-2396
PAGE 4
as set forth in Exhibit "B", attached hereto and incorporated herein by this reference, with
the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto
and incorporated herein by this reference.
On motion by Commissioner Sackrison, seconded by Commissioner Roof, and by the
following roll call vote, to wit:
AYES: Sackrison, Roof and Buchanan
NOES: None
ABSTAIN Maraviglia
ABSENT: Berlin
the foregoing Resolution was adopted this 6th day of February 2024
RESOLUTION NO. 24-2396
PAGE 5
JAMIE mAkAvi&IA
CHAIR
ATTEST:
/55e-(7-
7�&/- -
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
1
BRIAN PEDROTTI
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 24-2396
PAGE 6
EXHIBIT `A'
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 22-007
TENTATIVE TRACT MAP 22-007
1255 EAST GRAND AVENUE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the subdivision of an existing parcel into eight (8) new
parcels and the construction of eight (8) multi -family residences at 1255 East
Grand Avenue.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for CUP 22-007 and TTM
22-007.
4. This application shall automatically expire on February 7, 2026 unless a building
permit is issued or the final map is recorded. Thirty (30) days prior to the expiration
of the approval, the applicant may apply for an extension of one (1) year from the
original date of expiration.
5. Development shall conform to the Gateway Mixed Use (GMU) requirements except
as otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to the
Planning Commission at the meeting of February 7, 2024 and on file in the
Community Development Department.
7. To the extent permitted by law, Applicant shall defend, indemnify and hold harmless
the City of Arroyo Grande, its City Council, its officers, employees and agents (the
"indemnified parties") from and against any claim, action, or proceeding brought by a
third party against the indemnified parties and the applicant to attack, set aside, or
void any permit or approval for this project authorized by the City, including (without
limitation) reimbursing the City its actual attorney's fees and costs in defense of the
litigation. The City may, in its sole discretion, elect to defend any such action with
attorneys of its choice. The Applicant shall reimburse the City for any court and
attorney's fees which the City may be required to pay as a result of any claim or action
brought against the City related to this permit or approval. Although the Applicant is
the real party in interest in an action, the City may, at its sole discretion, participate at
its own expense in the defense of the action, but such participation shall not relieve
RESOLUTION NO. 24-2396
PAGE 7
the Applicant of any obligation under this condition.
8. A copy of these conditions and mitigation measures shall be incorporated into all
construction documents.
9. Applicant shall submit a tabular matrix showing status of all conditions of approval and
mitigation measures prior to first building permit submittal and again before project
closeout.
10. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural elevations
and landscape plan.
11. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, any illegal signs shall be removed.
12. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges'; 16.48.120, "Performance Standards'; and 16.48.130 "Screening
Requirements".
13. Setbacks, lot coverage, and floor area ratios shall be as shown on the development
plans including those specifically modified by these conditions.
14. The developer shall comply with Development Code Chapter 16.56, "Parking and
Loading Requirements". All parking spaces adjacent to a wall, fence, or property line
shall have a minimum width of 11 feet.
15. All parking areas of five or more spaces shall have an average of one-half foot-candle
illumination per square foot of parking area for visibility and security during hours of
darkness.
16. Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials and shall be made of an exterior finish that
complements the architectural features of the main building. The trash enclosure area
shall accommodate recycling container(s).
17. Final design and location of the trash enclosure(s) shall be reviewed by the
Architectural Review Committee and approved by the Community Development
Director.
18. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction activities shall
be restricted to the hours of 7 AM to 5 PM Monday through Friday, and from 9 AM
to 5 PM on Saturdays. No construction shall occur on Sundays or City observed
holidays.
RESOLUTION NO. 24-2396
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19. At the time of application for construction permits, the applicant shall provide details
on any proposed exterior lighting, if applicable. The lighting plan shall include the
height, location, and intensity of all exterior lighting consistent with Section 16.48.090
of the Development Code. All lighting fixtures shall be shielded so that neither the
lamp nor the related reflector interior surface is visible from adjacent properties. All
lighting for the site shall be downward directed and shall not create spill or glare to
adjacent properties. All lighting shall be energy efficient (e.g. LED).
20. Landscaping in accordance with the approved landscaping plan shall be installed or
bonded for before final building inspection/establishment of use. The landscape and
irrigation plan shall be prepared by a licensed landscape architect subject to review
and approval by the Community Development and Public Works Departments. The
landscape plan shall be in conformance with Development Code Chapter 16.84
(Water Efficient Landscape Requirements) and shall include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground -mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within five
feet (5) of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants.
iii. An automated irrigation system using smart controller (weather based)
technology.
iv. The selection of groundcover plant species shall include native plants.
V. Linear planters shall be provided in parking areas.
vi. Turf areas shall be limited in accordance with Section 16.84.040 of the
Development Code.
21. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance (431 C.S.) which include but are not
limited to:
a. No mechanical trenching within the drip line of a tree, unless approved
by the Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of
any tree.
C. No grading shall occur under a tree's dripline, unless approved by the
Public Works Director.
d. A five foot (6) protective fence shall be constructed a minimum of 8'
from the trunk of each tree or at the dripline, whichever distance is
greater.
RESOLUTION NO. 24-2396
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e. At a minimum, all pruning shall comply with the American National
Standards Institute (ANSI) A300 Pruning Standards and Best
Management Practices. An independent certified arborist, paid for by
the developer and selected by the Public Works Director, shall conduct
all pruning on site. The independent arborist shall report to the City's
Arborist regarding any pruning activities.
22. All trees to be pruned shall be pruned under supervision of a Certified Arborist using
the International Society of Arboriculture (ISA) Pruning Standards.
23. For projects approved with specific exterior building colors, the developer shall paint
a test patch on the building including all colors. The remainder of the building may
not be painted until inspected by the Community Development Department to verify
that colors are consistent with the approved color board. A 48-hour notice is required
for this inspection.
24. All new electrical panel boxes shall be installed inside the building(s).
25. Buildings equipped with a fire sprinkler system shall also have a Fire Department
Connection (FDC), which shall be located adjacent to a fire access roadway, be
remote from all buildings outside the building collapse zone and screened to the
maximum extent permitted by the Building Official or Fire Chief.
26. Fire Department Connections (FDC) shall be located near a fire hydrant, which is no
closer than 20 feet and no greater than 100 feet with no obstructions or barriers
between the FDC and the hydrant such as roads or driveways.
27. Double detector check valve assemblies shall be located directly adjacent to or within
the respective building to which they serve and screened to the maximum extent
feasible.
28. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from public
view with materials architecturally compatible with the main structure. It is especially
important that gas and electric meters, electric transformers, and large water piping
systems be completely screened from public view. All roof -mounted equipment which
generates noise, solid particles, odors, etc.,.shall cause the objectionable material to
be directed away from residential properties.
29. All conditions of this approval run with the land and shall be strictly adhered to, within
the time frames specified, and in an on-going manner for the life of the project. Failure
to comply with these conditions of approval may result in an immediate enforcement
action. If it is determined that violation(s) of these conditions of approval have
occurred, or are occurring, this approval may be revoked pursuant to Development
Code Section 16.08.100.
RESOLUTION NO. 24-2396
PAGE 10
SUBDIVISION CONDITIONS
30. The developer shall comply with Development Code Chapter 16.20 "Land Divisions".
31. The developer shall comply with Development Code Chapter 16.64 "Dedications,
Fees and Reservations."
32. The developer shall comply with Development Code Chapter 16.68 "Improvements".
33. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that are
administered by a subdivision homeowners' association, formed by the applicant for
the area within the subdivision. The CC&R's shall be reviewed and approved by the
City Attorney and recorded prior to or concurrently with the final map. At a minimum,
the CC&R's shall:
a. Provide for maintenance of the driveways, common areas, sewer lines and other
facilities;
b. Prohibit additions to the units;
c. Require garages to be kept clear for parking cars at all times;. and
d. Inform residents of the water conservation requirements placed on this project.
34. An operations and maintenance agreement shall be submitted for all drainage
facilities.
35. The applicant shall remove all structures in conflict with new lot lines.
36. A building permit will not be issued until all drainage facilities are functional to the
satisfaction of the Community Development Director.
INCLUSIONARY HOUSING
37. The developer shall comply with Development Code Chapter 16.80 "Inclusionary
Affordable Housing Requirements".
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
38. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
FIRE LANES
39. Prior to occupancy, the applicant shall post designated fire lanes, per Section
22500.1 of the California Vehicle Code.
RESOLUTION NO. 24-2396
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40. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
41. Project shall have a fire flow in accordance with the California Fire Code.
42. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
43. The applicant shall install a new fire hydrant in one of the landscaped islands adjacent
to the guest parking area.
44. The applicant shall raise the grade of the existing Fire Department Connection (FDC)
per City Engineering Standard 6410.
SECURITY KEY BOX
45. The applicant must provide an approved "security key box," per Building and Fire
Department guidelines and per the California Fire Code.
FIRE SPRINKLER
46. All buildings must be fully sprinklered per Building and Fire Department guidelines and
per the California Fire Code.
47. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted
by the City of Arroyo Grande. This includes removing a portion of the porte cochere
to allow fire truck access around all sides of the bank.
ABANDONMENT / NON -CONFORMING
48. The applicant shall show proof of properly abandoning all non -conforming items such
as septic tanks, wells, underground piping, and other undesirable conditions.
DEMOLITION PERMIT / RETAINING WALLS
49. A demolition permit must be applied for, approved, and issued. All asbestos and lead
shall be verified if present and abated prior to permit issuance.
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN,
AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
RESOLUTION NO. 24-2396
PAGE 12
50. The Applicant shall develop, implement and provide the City a:
a. Prior to a building or grading permit a Stormwater Control Plan that clearly
provides engineering analysis of all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls complying with Engineering
Standard 1010 Section 5.2.2.
b. Prior to final acceptance an Operations and Maintenance Plan and
Maintenance Agreements that clearly establish responsibility for all Water
Quality Treatment, Runoff Retention, and Peak Flow Management controls
complying with Engineering Standard 1010 Section 5.2.3.
c. Annual Maintenance Notification indicating that all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls are being maintained
and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or
Qualified Stormwater Pollution Prevention Plan Developer (QSD).
GENERAL CONDITIONS
51. The developer shall reimburse the City for all costs associated with outside plan
checks performed at either the developer's or City's request.
52. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
53. For work requiring engineering inspections, working hours shall comply with Standard
Specification Section 5-1.01.
54. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain-
deflecting roof. Drain of trash enclosure to tie into the sewer interceptor or the onsite
water quality BMP.
55. Trash enclosure area(s) shall be screened from public view with landscaping or other
appropriate screening materials and shall be reserved exclusively for dumpster and
recycling container storage. Interior vehicle travel ways shall be designed to be
capable of withstanding loads imposed by trash trucks.
56. All residential units shall be designed to mitigate impacts from non-residential project
noise, in compliance with the City's noise regulations.
57. All project improvements shall be designed and constructed in accordance with the
most recent version of the City of Arroyo Grande Standard Specifications and
Engineering Standards.
58. Record Drawings ("as -built" plans) are required to be submitted prior to release of the
Faithful Performance Bond.
RESOLUTION NO. 24-2396
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59. Submit as -built plans at the completion of the project or improvements as directed by
the Community Development Director in compliance with Engineering Standard 1010
Section 9.3 E. Provide One (1) set of paper prints and electronic documents on CD or
flash drive in both AutoCAD and PDF format. AutoCAD drawings shall be in State
plane coordinates.
60. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
61. Preserve existing survey monuments and vertical control benchmarks in compliance
with Standard Specifications Section 5-1.26A.
62. Provide one (1) new vertical control survey benchmark, per City Standard, as directed
by City Engineer.
IMPROVEMENT PLANS
63. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the
Public Works Department Engineering Division be separate submittal from any
vertical construction/structures building improvement plans.
64. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall
be prepared by a registered Civil Engineer or qualified specialist licensed in the State
of California and approved by the Public Works Department and/or Community
Development Department. The following plan sheet shall be provided:
a. Site Plan
i. The location and size of all existing and proposed water, sewer, and
storm drainage facilities within the project site and abutting streets or
alleys.
ii. The location, size and orientation of all trash enclosures.
iii. All existing and proposed parcel lines and easements crossing the
property.
iv. The location and dimension of all existing and proposed paved areas.
v. The location of all existing and proposed public or private utilities.
vi. Location of 100 -year flood plain and any areas of inundation within
project area.
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles.
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and. Sewer Plan and Profile
g. Utilities — Composite Utility
h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right -of -Way
RESOLUTION NO. 24-2396
PAGE 14
k. Tree Protection Plan
I. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Engineers estimate for construction cost based on County of San Luis Obispo
unit cost.
65. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
66. Prior to approval of an improvement plan the applicant shall enter into an agreement
with the City for inspection of the required improvements.
67. Applicant shall fund outsourced plan and map check services, as required.
68. The applicant shall be responsible for obtaining an encroachment permit for all work
within a public right-of-way (City, County and/or Caltrans).
CURB. GUTTER. AND SIDEWALK
69. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
70. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards. This includes the installation of two new ADA
compliant commercial drive approaches.
71. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
72. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach
shall be repaired or replaced to the satisfaction of the Public Works Director
DEDICATIONS AND EASEMENTS
73. All easements, abandonments, or similar documents to be recorded as a document
separate from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard
forms, and shall include legal descriptions, sketches, closure calculations, and a
current preliminary title report. The applicant shall be responsible for all required fees,
including any additional required City processing.
74. Abandonment of public streets and public easements shall be listed on the final map
of parcel map, in accordance with Section 66499.20'/ of the Subdivision Map Act.
GRADING AND DRAINAGE
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75. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit one (1)
copies of the final project -specific Storm Water Pollution Prevention Plan (SWPPP) or
a Water Pollution Control Plan (WPCP) consistent with the San Luis Obispo Regional
Water Quality Control Board (RWCB) requirements.
76. All grading shall be performed in accordance with the City Grading Ordinance and
Standard Specifications and Engineering Standards.
77. Drainage facilities shall be designed in compliance with Engineering Standard 1010
Section 5.1.2.
78. Submit a soils report for the project shall be prepared by a registered Civil Engineer
and supported by adequate test borings. All earthwork design and grading shall be
performed in accordance with the approved soils report. The date of the soils report
shall be less than 3 years old at the time of submittal.
79. The applicant shall dedicate a pedestrian access easement(s) for the ADA sidewalk
extension.
80. Infiltration basins shall be designed based on soil percolation tests. Infiltration test
shall include adequate borings depth and frequency to support design
recommendations.
81. The applicant shall submit an engineering study regarding flooding related to the
project site. Any portions of the site subject to flooding from a 100 -year storm shall
be shown on the tentative map or other recorded document, and shall be noted as
a building restriction.
WATER
82. Whenever possible, all water mains shall be looped to prevent dead ends. The Public
Works Director must grant permission to dead end water mains.
83. A Reduced Pressure Principle (RPP) backflow device is required on all water lines
to the structures and/or landscape irrigation.
84. A Double Detector Check (DDC) backflow device is required on all new water service
connections. Fire Department Connections (FDC) must be remote and locations to
be approved by the Building Official and Fire Chief.
85. The DDC shall be placed inside the building or adjacent to the building. Other
locations for the DDC shall be approved by the Director or Community Development.
86. Each parcel shall have separate water meters.
87. Non -potable water is available at the Soto Sports Complex. The City of Arroyo Grande
RESOLUTION NO. 24-2396
PAGE 16
does not allow the use of hydrant meters.
88. Lots using fire sprinklers shall have individual service connections.
89. Existing water services to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
.qFWFR
90. All sewer laterals shall comply with Engineering Standard 6810.
91. Existing sewer laterals to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
92. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for
the appropriate use, minimum 4".
93. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with Standard Specifications and Engineering Standards.
94. Obtain approval from the South San Luis Obispo County Sanitation District for the
development's impact to District facilities prior to permit issuance.
95. Obtain approval from the South San Luis Obispo County Sanitation District prior to
relocation of any District facilities.
96. Submit a will -serve letter from South County Sanitary stating that the property access
and location of trash receptacles is adequate for trash collection service.
PUBLIC UTILITIES
97. The developer shall comply with Development Code Section 16.68.050: All projects
that involve the addition of over 100 square feet of habitable space shall be required
to place service connections underground - existing and proposed utilities.
98. All new and relocated dry utilities shall be shown on a utility plan.
99. Prior to approving any building permit within the project for occupancy, all conditions
of approval for project shall be satisfied.
100. Public Improvement plans and Final Map shall be submitted to the public utility
companies for review and approval. Utility comments shall be forwarded to the
Director of Public Works for approval.
101. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
RESOLUTION NO. 24-2396
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102. Upon execution of PG&E contract, submit contract to the City. Include PG&E
schematic in the project plan set."
TREE PRESERVATION/TREE REMOVAL PLAN
103. Prior to issuance of grading permit and during construction the applicant shall
comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance.
104. Prior to issuance of a grading or building permit, the developer shall submit a tree
preservation and tree removal plan to the Director of Public Works/City Arborist for
undeveloped parcels or lots with trees. The plan shall include the location, size and
species of all trees located on the lot or on adjoining lots, where development could
affect the roots or limbs of trees on adjacent property.
105. All significant trees to be removed as designated by the Director of Public Works/City
Arborist shall be replaced at a 3:1 ratio and planted on site. With the approval of the
Public Works Director, tree removal shall be mitigated by planting on site, off-site, or
payment of in -lieu fees (at the current street tree fee rate for a 15 -gallon tree). Larger
trees may be required to mitigate tree removal. Prior to issuance of a grading
permit, all trees shall be planted, or fees paid.
106. Prior to any work on the site, all trees to remain on site shall be marked with
paint/ribbon and protected by a five (6) foot vinyl or chain link fence. The fence shall
be located at a minimum of eight (8') foot radius from the trunk of the tree.
107. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance (431 C.S.) which include but are not
limited to:
a. No mechanical trenching within the drip line of a tree, unless approved
by the Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of
any tree.
C. No grading shall occur under a trees dripline, unless approved by the
Public Works Director.
d. A five foot (6) protective fence shall be constructed a minimum of 8'
from the trunk of each tree.
108. All trees to be pruned shall be pruned under supervision of a Certified Arborist using
the International Society of Arboriculture (ISA) Pruning Standards.
PUBLIC SAFETY
109. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
RESOLUTION NO. 24-2396
PAGE 18
110. Prior to issuance of a certificate of occupancy, the applicant shall post accessible
parking signage, per California Building Code Section 11A and other applicable
standards.
111. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary
[or robbery] alarm system per Police Department guidelines, and pay the Police
Department alarm permit application fee of ($94.00). Annual renewal fee is $31.00.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
112. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Map check fee for Tract Map.
b. Plan check for grading plans (Based on an approved earthwork estimate).
c. Plan check for improvement plans (Based on an approved construction
cost estimate).
d. Permit Fee for grading plans (Based on an approved earthwork estimate).
e. Inspection Fee of subdivision or public works construction plans (Based on
an approved construction cost estimate).
f. Plan Review Fee (Based on the current Building Division fee schedule.
NOTE: The applicant is responsible to pay all fees associated with outside
plan review consultants)
113. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a. Water Neutralization fee, to be based on codes and rates in effect at the
time of building permit issuance, involving water connection or enlargement
of an existing connection.
b. Water Distribution fee, to be based on codes and rates in effect at the time
of building permit issuance.
c. Water Meter charge to be based on codes and rates in effect at the time
of building permit issuance.
d. Water Availability charge, to be based on codes and rates in effect at the
time of building permit issuance.
e. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
f. Traffic Signalization fee, to be based on codes and rates in effect at the
time of building permit issuance.
g. Sewer Connection fee, to be based on codes and rates in effect at the time
of building permit issuance.
h. South San Luis Obispo County Sanitation District Connection fee.
i. Drainage fee, as required by the area drainage plan for the area being
developed.
j. Park Development fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall be
RESOLUTION NO. 24-2396
PAGE 19
provided for existing houses), to be based on codes and rates in effect at
the time of building permit issuance.
k. Construction Tax, the applicant shall pay a construction tax.
I. Alarm Fee, to be based on codes and rates in effect at the time of
development.
m. Strong Motion Instrumentation Program (SMIP) Fee, to be based on
codes and rates in effect at the time of development.
n. Building Permit Fee, to be based on codes and rates in effect at the time of
development.
114. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary
[or robbery] alarm system per Police Department guidelines and pay the Police
Department alarm permit application fee.
115. FEES TO BE PAID OR LAND DEDICATED PRIOR TO RECORDATION OF THE
FINAL MAP
a. Park Development fee, the developer shall pay the current park
development fee, and/or donate land in -lieu of, for each lot approved.
b. Park Dedication, the developer shall dedicate land for park purposes.
c. Park Improvement fee, the developer shall pay the current park
improvement fee for each lot approved.
d. Affordable Housing in Lieu fee, in accordance with Chapter 16.80 of
the Development Code.
116. Preliminary Title Report, a current preliminary title report shall be submitted to the
Director of Public Works prior to checking the map. If the property owner is a Limited
Liability Company (LLC), provide names and contact information for the individual
owners. A current subdivision guarantee shall be submitted to the Director of Public
Works prior to recording the Map.
BONDING SURETY
117. Erosion Control, prior to issuance of the grading or building permit, all new residential
construction requires posting of a $1,200.00 performance bond for erosion control and
damage to the public right-of-way. This bond is refundable upon successful
completion of the work, less expenses incurred by the City in maintaining and/or
restoring the site.
118. The applicant shall provide bonds or other financial security for the following. All
bonds or security shall be in a form acceptable to the City, and shall be provided
prior to recording of the map, unless noted otherwise. The minimum term for
Improvement securities shall be equal to the term of the subdivision agreement.
(TRACT AND PARCEL MAPS)
a. Faithful Performance, 100% of the approved estimated cost of all
RESOLUTION NO. 24-2396
PAGE 20
subdivision improvements.
b. Erosion Control and Landscape, 100% of the approved estimated
cost of all erosion control work during construction and the estimated
cost of all final landscaping after construction is complete. This bond
is refundable upon successful completion of the work, less expenses
uncured by the City in maintaining and/or restoring the site.
c. Labor and Materials, 50% of the approved estimated cost of all
subdivision improvements.
d. One Year Guarantee, 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance
of the subdivision improvements.
e. Monumentation, 100% of the estimated cost of setting survey
monuments.
f. Tax Certificate, the applicant shall furnish a certificate from the tax
collector's office indicating that there are no unpaid taxes or special
assessments against the property
g. Accessory Structures, the applicant shall remove or bond for removal
of all accessory structures not sharing a parcel with a residence.
h. Garages, the applicant shall construct, or bond for construction of a
two -car garage and driveway for the existing house on lot
i. Curb cuts, the applicant shall construct or bond for construction of
individual curb cuts and paved driveways for parcels.