PC R 09-2085RESOLUTION NO. 09-2085
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING VESTING
TENTATIVE PARCEL MAP CASE NO. 05-001 AND MINOR
EXCEPTION CASE NO. 05-006 FOR PROPERTY
LOCATED AT 605 EMAN COURT; APPLIED FOR BY
DEBLAUW BUILDERS, INC.
WHEREAS, the applicant has filed Vesting Tentative Parcel Map 05-001 to subdivide a
1.28-acre parcel located at 605 Eman Court into three (3) parcels; and
WHEREAS, the applicant has filed Minor Exception 05-006 to allow up to an eight foot
(8') tall retaining wall for driveway construction and deviate from the lot depth requirement
for Parcel 2; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Vesting Tentative Parcel Map 05-001 and Minor Exception 05-006 at public hearings on
September 6, 2005, June 20, 2006 and July 7, 2009 in accordance with the Development
Code of the City of Arroyo Grande; and
WHEREAS, the Planning Commission has found that this project is consistent with the
General Plan and Development Code; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and has determined that a
Mitigated Negative Declaration can be adopted; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Tentative Parcel Map Findings:
1. The proposed Vesting Tentative Parcel Map is consistent with the goals,
objectives, policies, plans, programs, intent, and requirements of the Arroyo
Grande General Plan and the requirements of the Development Code.
2. The design of the Vesting Tentative Parcel Map is not likely to cause substantial
environmental damage or substantially and avoidably injury to fish or wildlife or
their habitat.
3. The design of the subdivision or proposed improvements is not likely to cause
public health problems.
4. The discharge of waste from the project 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.
RESOLUTION NO. 09-2085
VTPM 05-001; M EX 05-006
PAGE20F23
5. Adequate public services and facilities exist or will be provided as a result of the
proposed Vesting Tentative Parce� Map to support project development.
6. The site is physically suitable for the type of development that exists in the Single
Family zoning district.
7. The design of the Vesting Tentative Parcel 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 Vesting Tentative Parcel Map.
Minor Exception Findings:
1. The strict or literal interpretation and endorsement of the specified regulation would
result in practical difficulty or unnecessary physical hardship because the sloping
property necessitates a taller retaining wall for adequate access, and adequate
creekway protection necessitates a narrower lot depth for Lot 2.
2. There are exceptional circumstances or conditions applicable to the property
involved or to the intended use of the property that do not apply generally to other
properties in the same District because of the steep topography and proximity to
the creek that is unique to the project site.
3. The strict or literal interpretation and enforcement of the specified regulation would
deprive the applicant of privileges enjoyed by other property owners in the same
District. A shorter retaining wall will require a steeper, less congruent driveway
than what other residences in the vicinity enjoy, and a greater lot depth for Parcel 2
would compromise protection of the creek.
4. The granting of the Minor Exception will not constitute a grant of special privilege
inconsistent with the limitations on other properties classified in the same District
and will not be detrimental to the public health, safety, or welfare, or materially
injurious to properties or improvements in the vicinity.
5. The granting of a Minor Exception is consistent with the objectives and policies of
the General P�an and the intent of the Development Code.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Vesting Tentative Parcel Map No. 05-001 and Minor
Exception No. 05-006 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 Barneich, seconded by Commissioner Ruth, and by the
following roll call vote, to wit:
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 3 OF 23
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AYES: Commissioners Barneich, Ruth, Brown, Keen and Chair Ray
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 7 day of July 2009.
ATTEST:
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DEBBIE WEICHINGER CAREN RA AIR
COMMISSION CLERK
S TO C NTEN .
,; -
ROB STRONG,
COMMUNITY DEV LE O ENT DIRECTOR
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 4 OF 23
EXHIBIT "A"
CONDITIONS OF APPROVAL
VESTiNG TENTATIVE PARCEL MAP NO. 05-001 AND
MINOR EXCEPTION NO. 05-006
605 EMAN COURT
DeBlauw Builders, Inc.
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS:
1.
2.
3.
The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
The applicant shall comply with all conditions of approval for Vesting Tentative
Parcel Map No. 05-001 and Minor Exception No. 05-006.
Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of July 7, 2009 and marked Exhibits
"B 1 — B3".
4. This tentative map approval shall automatically expire on July 7, 2011 unless the
final map is recorded, an extension is granted pursuant to Section 16.12.140 of
the Development Code, or State legislation provides for automatic extensions of
time for tentative maps.
5. Development shall conform to the Single Family Residential (SF) requirements
except as otherwise approved.
6. The applicant shall, as a condition of approval of this tentative or final map
application, defend, indemnify and hold harmless the City of Arroyo Grande, its
present or former agents, officers and employees from any claim, action, or
proceeding against the City, its past or present agents, officers, or employees to
attack, set aside, void, or annul City's approval of this subdivision, which action is
brought within the time period provided for by law. This condition is subject to
the provisions of Government Code Section 66474.9, which are incorporated by
reference herein as though set forth in full.
SPECIAL CONDITIONS:
7. Prior to issuance of a Building Permit, the existing deck on Parcel 1 shall be
removed.
8. The project shall comply
Overlay District (AG-2.2).
the Agricultural Buffer area.
with the provisions of the Agricultural Preservation
No new residential structures shall be allowed within
9. The final parcel map shall show an irrevocable offer to dedicate the creek
channel and 25' creek setback area to the City (see also MM 4.1).
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RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 5 OF 23
16. Prior to issuance of Grading Permit or Building Permit, whichever occurs
first, the applicant shall show proof of properly abandoning all non-conforming
items such as septic tanks, wells, underground piping and other undesirable
conditions.
10. The existing palm tree located at the driveway access shall remain. Tree
protection shall be installed prior to any grading activities (see also MM 4.2).
11. All new property owners within the subdivision must sign a Real Estate Transfer
Disclosure indicating that they acknowledge and agree to the provisions
contained in the City's Right-To-Farm Ordinance. A deed restriction shall be
placed on all three parcels indicating this requirement (see also MM 2.1).
12. New structures on Parcels 2 and 3 shall be single-story.
BUILDING AND FIRE DEPARTMENT
GENERAL CONDITIONS:
13. The project shall comply with the most recent editions of the California State Fire
and Building Codes and the Uniform Building and Fire Codes as adopted by the
City of Arroyo Grande.
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Project shall have a fire flow of 1,000 gallons per minute for duration of 2 hours.
Residential units on Parcels 2 and 3 shall be fully fire sprinklered per Building
and Fire Department guidelines.
17. Prior to issuance of Building Permit for a new house on parcel 2, a demolition
permit must be applied for, approved, and issued, for the removal of the existing
deck.
FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT:
18. Water mitigation 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.
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Water distribution fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Municipal Code 6-7.22.
Water service charge to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Municipal Code 6-7.22.
Water supply charge, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Municipal Code 6-7.22.
Traffic impact fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Ordinance 461 C.S., Resolution
3021.
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
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23. Traffic signalization fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Ordinance 346 C.S., Resolution
1955.
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25
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27.
Sewer permit fee, to be based on codes and rates in effect at the time of building
permit issuance, in accordance with Municipal Code 6-6.405.
Strong Motion Instrumentation Program (SMIP) fee, to be based on codes and
rates in effect at the time of development in accordance with State mandate.
Building permit fee, to be based on codes and rates in effect at the time of
development in accordance with Title 8 of the Municipal Code.
All future construction on any of the three parcels must comply with City, State,
and Federal flood management requirements.
PARKS, RECREATION AND FACILITIES DEPARTMENT
28. Prior to issuance of Grading Permit, the applicant shall submit a Tree
Removal and Protection Plan (see also MM 4.2).
PUBLIC WORKS DEPARTMENT
All Public Works Department conditions of approval as listed below are to be complied
with prior to recording the map, unless specifically noted otherwise.
SPECIAL CONDITIONS:
29. The applicant shall replace the existing sanitary sewer main from the manhole in
Eman Court to the manhole on the south side of the project site with an 8" PVC
sewer main in accordance with the City wastewater master plan.
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The applicant shall provide a 20' wide paved access to all sanitary sewer
manholes.
Easements shall be dedicated to the public on the map, or other separate
document approved by the City, for the following:
a. Sewer easements where shown on the tentative map. The easements
shall be a minimum of 20 feet wide.
32. Impact fees to the following capital improvement project outlined in the City
Wastewater Master Plan:
a. Woodland Drive Sewer Upgrade.
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The applicant shall overlay the bulb of the cul-de-sac.
The applicant shall replace the existing drop inlet in the project frontage with a
new City standard drop inlet with fossil filter insert.
The applicant shall perform one of the following to the 18" concrete metal pipe
(CMP) drainage line from the drop inlet at Eman Court to the manhole junction
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 7 OF 23
36.
37.
38.
39.
40.
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with the 21" asphalt concrete pipe (ACP):
• Slip line the pipe; OR,
• Remove and replace with 18" HDPE.
The on-site storm drainage line will connect to the existing line with a City
standard manhole.
The applicant shall install an inline storm water filtration system at the connection
to the City system.
The applicant shall relocate proposed water services within the project frontage.
The applicant shall relocate the fire hydrant just south of the project driveway,
not as shown.
The applicant shall submit CC&Rs for the maintenance of all common facilities,
subject to review and approval of the City Attorney and Director of Public Works.
41. The applicant shall remove the existing manhole at the center of Eman Court
and relocate to the west as necessary to provide a minimum five (5) feet
clearance between the sanitary sewer and the storm drain drop inlet.
42. The applicant shall revise the sanitary sewer alignment to keep the main in the
center of the driveway.
43. The applicant shall abandon the sections of sanitary sewer main by either:
➢ Removal; OR
➢ Fill with 1 sack slurry.
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45.
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The applicant shall install the fire hydrant at the end of the water main.
The applicant shall eliminate the proposed blow off.
The applicant shall omit the abandonment of the storm drainage and PUE
easement.
GENERAL CONDITIONS:
47. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations
or as directed by the Director of Public Works.
48. Perform construction activities during normal business hours (Monday through
Friday, 7 A.M. to 5 P.M.) for noise and inspection purposes. The developer or
contractor shall refrain from performing any work other than site maintenance
outside of these hours, unless an emergency arises or approved by the Director
of Public Works. The City may hold the developer or contractor responsible for
any expenses incurred by the City due to work outside of these hours.
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE80F23
IMPROVEMENT PLANS:
49. All project improvements shall be designed and constructed in accordance with
the City of Arroyo Grande Standard Drawings and Specifications.
50. Submit three (3) full-size paper copies and one (1) full-size mylar copy of
approved improvement plans for inspection purposes during construction.
51. Submit as-built plans at the completion of the project or improvements as
directed by the Director of Public Works. One (1) set of mylar prints and an
electronic version on CD in AutoCAD format shall be required.
52. The following Improvement plans shall be prepared by a registered Civil
Engineer and approved by the Public Works Department:
a. Grading, drainage and erosion control.
b. Street paving, curb, gutter and sidewalk.
c. Public utilities.
d. Water and sewer.
e. Any other improvements as required by the Director of Public Works.
53. The site plan shall include the following:
a. The location and size of all existing and proposed water, sewer, and
storm drainage facilities within the project site and abutting streets or
alleys.
b. The location, quantity and size of all existing and proposed sewer
laterals.
c. The location, size and orientation of all trash enclosures.
d. All existing and proposed parcel lines and easements crossing the
property.
e. The location and dimension of all existing and proposed paved areas.
f. The location of all existing and proposed public or private utilities.
54. Improvement plans shall include plan and profile of existing and proposed
streets, utilities and retaining walls.
55. Landscape and irrigation plans are required for landscaping within the public
right of way, and shall be approved by the Community Development and Parks
and Recreation Departments. In addition, The Director of Public Works shall
approve any landscaping or irrigation within a public right of way or otherwise to
be maintained by the City.
WATER:
56. Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
57. Each parcel shall have separate water meters
used if feasible.
Duplex service lines shall be
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE90F23
58. Lots using fire sprinklers shall have individual service connections. A fire
sprinkler engineer shall determine the size of the water meters.
59. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
a. Implement an individual water program consisting of retrofitting existing
high-flow plumbing fixtures with low flow devices. The calculations shall be
submitted to the Director of Public Works for review and approval. The
proposed individual water program shall be submitted to the City Council for
approval prior to implementation; OR,
b. The applicant may pay an in lieu fee of $2,200 for each new residential unit.
SEWER:
60. Each parcel shall be provided a separate sewer lateral.
61.
62.
63.
64.
65.
All new sewer mains must be a minimum diameter of 8".
All sewer laterals within the public right of way must have a min. slope of 2%.
All sewer mains or �aterals crossing or parallel to public water facilities shall be
constructed in accordance with California State Health Agency standards.
Existing sewer laterals to be abandoned shall be properly abandoned and
capped at the main per the requirements of the Director of Public Works.
Obtain approval from the South County Sanitation District for the development's
impact to District facilities prior to final recordation of the map.
PUBLIC UTILITIES:
66. Underground all new public utilities in accordance with Section 16.68.050 of the
Development Code.
67.
Underground all existing overhead public utilities on-site and in the street in
accordance with Section 16.68.050 of the Development Code.
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Underground improvements shall be installed prior to street paving.
69. Submit all improvement plans to the public utility companies for approval and
comment. Utility comments shall be forwarded to the Director of Public Works
for approval.
70. Submit the Final Map shall to the public utility companies for review and
comment. Utility comments shall be forwarded to the Director of Public Works
for approval.
71. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
RESOLUTION NO. 09-2085
VfPM 05-001; MEX 05-006
PAGE 10 OF 23
STREETS:
72. Obtain approval from the Director of Public Works prior to excavating in any
street recently over-laid or slurry sealed. The Director of Public Works shall
approve the method of repair of any such trenches, but shall not be limited to an
overlay, slurry seal, or fog seal.
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All trenching in City streets shall utilize saw cutting. Any over cuts shall be
cleaned and filled with epoxy.
All street repairs shall be constructed to City standards.
Street structural sections shall be determined by an R-Value soil test, but shall
not be less than 3" of asphalt and 6" of Class II AB.
CURB, GUTTER, AND SIDEWALK:
76. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk.
77. Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to
prevent damage due to root growth.
GRADING:
78. Perform all grading in conformance with the City Grading Ordinance.
79. Submit a preliminary soils report 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.
80. Submit all retaining wall calculations for review and approval by the Director of
Public Works for walls not constructed per City standards.
DRAINAGE: �
81. All drainage facilities shall be designed to accommodate a 100-year storm flow.
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All drainage facilities shall be in accordance with the Drainage Master Plan.
The project is in Drainage Zone "B" and may discharge storm water runoff to City
facilities.
DEDICATIONS AND EASEMENTS:
84. 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.
85. Abandonment of public streets and public easements shall be listed on the final
map, in accordance with Section 66499.20 of the Subdivision Map Act.
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 11 OF 23
86. Street tree planting and maintenance easements shall be dedicated adjacent to
all street right of ways. Street tree easements shall be a minimum of 10 feet
beyond the right of way, except that street tree easements shall exclude the area
covered by public utility easements.
87. A Public Utility Easement (PUE) shall be dedicated a minimum 6 feet wide
adjacent to all street right of ways. The PUE shall be wider where necessary for
the installation or maintenance of the public utility vaults, pads, or similar
facilities.
88. Private easements shall be reserved on the map over the proposed common
driveway for the following:
a. Drainage.
b. Private utility services.
c. Access.
PERMITS:
89. Obtain an encroachment permit prior to performing any of the following:
a. Performing work in the City right of way.
b. Staging work in the City right of way.
c. Stockpiling material in the City right of way.
d. Storing equipment in the City right of way.
90. Obtain a grading permit prior to commencement of any grading operations on
site.
FEES:
91. Pay all required City fees at the time they are due.
92. Fees to be paid prior to plan approval:
a. Map check fee.
b. Plan check for grading plans based on an approved earthwork estimate.
c. Plan check for improvement plans based on 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.
AGREEMENTS:
93. Inspection Aqreement. Prior to approval of an improvement plan, the applicant
shall enfer into an agreement with the City for inspection of the required
improvements.
94. Subdivision Agreement. The subdivider shall enter into a subdivision agreement
for the completion and guarantee of improvements required. The subdivision
agreement shall be on a form acceptable to the City.
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 12 OF 23
IMPROVEMENT SECURITIES:
95. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
96. Submit an engineer's estimate of quantities for public improvements for review
by the Director of Public Works.
97. Provide financial security for the following, to be based upon a construction cost
estimate approved by the Director of Public Works:
a. Faithful Performance: 100% of the approved estimated cost of all
subdivision improvements.
b. Labor and Materials: 50% of the approved estimated cost of all
subdivision improvements.
c. One Year Guarantee: 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance of
the subdivision improvements.
d. Monumentation: 100% of the estimated cost of setting survey monuments.
This financial security may be waived if the developer's surveyor submits to
the Director of Public Works a letter assuring that all monumentation has
been set.
OTHER DOCUMENTATION:
98. 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. The applicant may be required to bond for any unpaid taxes or
liens against the property. This shall be submitted prior to placing the map on
the City Council Agenda for approval.
99. Preliminary Title Report: A current preliminary title report shall be submitted to
the Director of Public Works prior to checking the map.
100. Subdivision Guarantee: A current subdivision guarantee shall be submitted to
the Director of Public Works with the final submittal of the Map.
PRIOR TO ISSUING A BUILDING PERMIT:
101. The Final Map shall be recorded with all conditions of approval satisfied.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY:
102. All utilities shall be operational.
103. All essential project improvements shall be constructed prior to occupancy. Non-
essential improvements, guaranteed by an agreement and financial securities,
may be constructed after occupancy as directed by the Director of Public Works.
104. Prior to the final 10% of occupancies for the project are issued, all improvements
shall be fully constructed and accepted by the City.
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 13 OF 23
MITIGATION MEASURES
A negative declaration with mitigation measures has been adopted for this project. The
following mitigation measures shall be implemented as conditions of approval and shall
be monitored by the appropriate City department or responsible agency. The applicant
shall be responsible for verification in writing by the monitoring department or
agency that the mitigation measures have been implemented.
Mitigation Measures:
MITIGATION MEASURES:
MM 2.1: All new property owners must sign a Real Estate Transfer
Disclosure indicating that they acknowledge and agree to the provisions
contained in the City's Right-To-Farm Ordinance. A deed restriction shall be
placed on all three parcels indicating this requirement.
Responsible Party:
Monitoring Agency:
Timing:
Developer; Real Estate Agent
City of Arroyo Grande — CDD
Prior to close of escrow
MM 2.2: The applicant shall submit a final landscape plan for the agricultural
buffer, prepared by an environmental specialist or professional biologist familiar
with agriculturai buffers, to be reviewed and approved by the City's Arborist and
the Architectural Review Committee (ARC) to ensure that the plant selection
provides effective and appropriate screening with fast growing evergreen trees
and shrubs compatible with existing native vegetation. Per the Evaluation and
Recommendation for Agricultural Buffer for the project prepared by Firma dated
February 2006, a row of trees shall be planted in the area along the driveway,
roughly where several trees are proposed to be removed to build the driveway,
as an enhancement to the agricultural buffer. The trees shall be shown as
broad-leaf evergreen or conifers on the final landscape plan.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, PR&F (Parks,
Recreation and Facilities Dept.)
Timing: Prior to issuance of building permit.
MM 3.1: All dust control measures listed below (MM 3.2 — 3.6) shall be
followed during construction of the project and shall be shown on grading and
building plans. The contractor or builder shall designate a person or persons to
monitor the dust control program and to order increased watering, as necessary, to
prevent transport of dust off site.
MM 3.2: During construction, water trucks or sprinkler systems shall be used
to keep all areas of vehicle movement damp enough to prevent airborne dust from
leaving the site. At a minimum, this would include wetting down such areas in the
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VTPM 05-001; MEX 05-006
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later morning and after work is completed for the day and whenever wind exceeds
15 miles per hour. Reclaimed (non-potable) water shall be used whenever
possible.
MM 3.3: Soil stockpiled for more than finro days shall be covered, kept moist,
or treated with soil binders to prevent dust generation.
MM 3.4: All vehicles hauling dirt, sand, soil, or other loose materials are to be
covered or should maintain at least finro feet of freeboard (minimum vertical
distance befinreen top of load and top of trailer) in accordance with CVC Section
23114.
MM 3.5: Install wheel washers where vehicles enter and exit unpaved roads
on to streets, or wash off trucks and equipment leaving the site. Vehicle speed for
all construction vehicles shall not exceed 15 mph on any unpaved surface at the
construction site.
MM 3.6: Sweep streets at the end of each day if visible soil material is carried
on to adjacent paved roads. Water sweepers with reclaimed water shall be used
where feasible.
MM 3.7: To mitigate the diesel PM generated during the construction phase,
all construction equipment shall be properly maintained and tuned according to
manufacturer's specifications. The measures below (MM 3.8 — 3.10) shall be
clearly identified in the project bid specifications so the contractors biding on the
project can include the purchase and installation costs in their bids.
MM 3.8: All off-road and portable diesel powered equipment, including but not
limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets,
compressors, auxiliary power units, shall be fueled exclusively with California Air
Resources Board (ARB) motor vehicle diesel fuel.
MM 3.9: To the maximum extent feasible, the use of diesel construction
equipment shall meet the ARB's 1996 certification standard for off-road heavy-duty
diesel engines.
MM 3.10: Unless otherwise approved by APCD, the developer shall install
catalytic diesel particulate filters or Diesel oxidation catalyst on one (1) piece of
construction equipment involved in primary earth moving and construction activities
and projected to generate the greatest emissions.
Operational Phase Emissions
MM 3.12: Provide shade tree planting along southern exposures of buildings to
reduce summer cooling needs.
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VTPM 05-001; MEX 05-006
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MM 3.13: Orient homes to maximize natural heating and cooling.
MM 3.14: Provide outdoor electrical outlets on homes to encourage the use of
electric appliances and tools.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept., and Building & Fire Dept.
Timeframe: Prior to issuance of Building Permit and during
construction
MM 4.1: The Final Parcel Map shall show an irrevocable offer to dedicate the
creek channel and the 25' creek setback area to the City. No development or
earth moving activities shall occur within 25' creek setback area.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.
Timeframe: Prior to Grading Permit
MM 4.2: A Tree Protection Plan shall be prepared by a certified arborist for all
potentially impacted trees to remain on the project site, including the palm tree
located at the driveway access. Any native trees intentionally or unintentionally
killed or removed that are greater than or equal to four (4) inches diameter at
breast height (DBH) and less than finrelve (12) inches DBH shall be replaced at a
3:1 ratio. Trees removed that are greater than or equal to twelve (12) inches
DBH shall be replaced at a 5:1 ratio. Replacement trees shall be limited to
appropriate native tree species as approved by the City Parks, Facilities and
Recreation Department's arborist. All trees to be removed or retained shall be
marked with differentiating colored ribbon or paint.
Responsible Party:
Monitoring Agency:
City of Arroyo Grande — CDD, PR&F
City of Arroyo Grande — CDD and PR&F;
CDFG
Timeframe: Tree Protection Plan submitted prior to
issuance of Grading Permit. Monitoring to be
conducted during grading and construction
activities.
MM 4.3: To reduce erosion hazards due to construction activities, grading shall
be minimized, and project applicants shall use runoff and sediment control
structures, and/or establish a permanent plant cover on bare soil following
construction.
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Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande — Public Works Dept.
Prior to issuance of Grading Permit
MM 4.4: Work shall be completed during the dry season (April 15 to October 15)
to reduce active construction erosion to the extent feasible. If construction must
extend into the wet weather season, a qualified hydrogeologist or civil engineer,
and restoration biologist shall prepare a drainage and erosion control plan that
addresses construction measures to prevent sedimentation and erosion of
Arroyo Grande Creek.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Public Works Dept.
Timeframe: Prior to issuance of Grading Permit and during
construction
MM 4.5: No fueling or maintenance of equipment shall take place within 50' of
the top of creek bank. Mechanical equipment shall be serviced in designated
staging areas located outside of the creek riparian area. Water from equipment
washing or concrete wash down shall be prevented from entering the creek.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande — Public Works Dept.
During construction
MM 4.6: All temporary fill placed during project construction shall be removed at
project completion and the area restored to approximate pre-project contours
and topography.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande — Public Works Dept.
Prior to issuance of a Certificate of Occupancy
MM 4.7: No construction debris or materials shall be allowed to enter the creek
bed, either directly or indirectly. Stockpiles should be kept far enough from the
banks of the active channel and protected to prevent material from entering the
creek bed.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande — Public Works Dept.
During construction
MM 4.8: Equipment staging areas and vehicle parking and movement shall be
restricted to designated construction zones. Flagging shall also be used to keep
equipment, vehicles, and personnel from restricted areas (i.e. within the 25' wide
creek setback area). During normal City building inspections, the inspector shall
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 17 OF 23
ensure that the 25' creek setback area is delineated and all construction activity
is outside of the setback area.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.
Timeframe: During construction
MM 4.9: To reduce the potential attraction of CRLF predators, all food-related
trash materials (e.g., leftovers, wrappers, and containers) shall be removed from
the construction site each day, and the site constantly maintained as litter-free.
Project personnel shall be instructed not to bring pets on-site, which may also
prey upon CRLF.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.
Timeframe: During construction
MM 4.10: Strict adherence to erosion control measures, and control of project
run-off, is critical to maintaining CRLF habitat. Riparian mitigation, geology and
soils mitigation and hydrology mitigation shall be implemented.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.
Timeframe: During construction
MM 4.11: No removal of riparian or upland trees that provide shade to Arroyo
Grande Creek shall occur. Management shall include planting of native riparian
species (i.e., willow, big-leaf maple, cottonwood, etc.) along the creek to provide
shade and therefore aid in cooling of the creek. These species shall be shown
on the final landscape plan for the Agricultural buffer. The on-site riparian
habitat shall be enhanced to result in a net benefit to Arroyo Grande Creek.
The final landscape plan shall be prepared by a professional biologist and
submitted prior to issuance of building permit. The final landscape plan shall be
reviewed by other responsible agencies, including Central Coast Salmon
Enhancement and the Resource Conservation District. Plant selection for the
Agricultural buffer and riparian enhancement shall be coordinated.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.
Timeframe: Prior to issuance of Building Permit and during
construction
RESOLUTION NO. 09-2085
VTPM 05-001; M EX 05-006
PAGE 18 OF 23
MM 5.1. A qualified archaeologist shall complete the data recovery and
mitigation excavations in accordance with the Phase III Archaeological Mitigation
Review prepared for the project site by Thor Conway, dated January 17, 2006.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.
Timeframe: During grading and construction activities.
MM 5.2: A qualified archaeologist shalt be retained to monitor all grading
and construction activities that affect the soil. In the event that prehistoric
cultural materials, or historic cultural materials are encountered, work in the
immediate vicinity of the finds shall be suspended and the archaeologist allowed
to quickly. record, collect, and analyze any significant resources encountered.
Following the field analysis work, the qualified archaeologist shall prepare final
monitoring/mitigation report that includes a description of the methods used,
materials recovered, and the results of historic or prehistoric analysis of those
materials. The final archaeological monitoring/mitigation report prepared by the
qualified archaeologist shall be accepted by the Community Development
Director prior to submittal to the repository and issuance of any final occupancy
for the project. A high-quality, laser or equivalent copy, shall be provided to the
Community Development Director for retention in the project file.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.
Timeframe: During grading and construction activities; prior
to issuance of a Certificate of Occupancy
MM 6.1: A project-specific soils report shall be prepared by a registered
geotechnical or soils engineer as required by the City's Grading Ordinance, and
the recommendations of that report shall be incorporated in the design and
construction of the proposed project. Final improvement plans submitted to the
City shall be accompanied by a letter of certification from the civil engineer that
the plans are in conformance with the soils report, and the certification shall
confirm that the plans include the following:
• The project shall be designed to withstand ground shaking
associated with a large magnitude earthquake on nearby active
faults.
• All proposed structures shall be designed to conform to the most
recent Uniform Building Code (UBC) Zone 4 guidelines.
• The project shall comply with the requirements of the City's
Grading Ordinance.
• Site-specific specifications regarding clearing, site grading and
preparation, footings, foundations, slabs-on-grade, site drainage,
and pavements or turf block shall be delineated.
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 19 OF 23
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande — Public Works Dept.
Prior to issuance of Grading Permit
MM 6.2: The soils report shall include the following considerations, at a
minimum, to ensure that the impacts related to soil instability and landslides are
reduced to a less-than-significant level:
• Utilities should be designed with as much flexibility as practical to
tolerate potential differential movement without becoming
disconnected or broken.
• Subgrade or base material shall be replaced or covered with
suitable base material.
• Retaining wall design shall be prepared by a qualified structural
engineer based on the recommendations of a qualified civil
engineer and shall comply with the requirements of the City's
Grading Ordinance.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande — Public Works Dept.
Prior to issuance of Grading Permit
MM 6.3: Prior to issuance of a Grading Permit for the project, the applicant shall
prepare and submit a grading and erosion control plan in compliance with the
City's Grading Ordinance for review and approval by the Public Works
Department. The plan shall be prepared by a civil engineer to address both
temporary and long-term sedimentation and erosion impacts. The erosion
control plan shall be subject to review and approval and monitoring during
construction by an on-site soils or geotechnical engineer and City staff and shall
include the following, at a minimum:
• Install and maintain silt basins and fences or straw bales along
drainage paths during construction to contain on-site soils until
bare slopes are vegetated. Carefully stockpile graded soils away
from drainages;
• Restrict grading and earthwork during the rainy season (October 15
through April 15) and stabilize all exposed soils and graded areas
prior to onset of the rainy season through mulching and reseeding.
Permit grading within this period only with installation of adequate
sediment and erosion control measures;
• Delineate and describe the practices to retain sediment on the site,
including sediment basins and traps, and a schedule for their
maintenance and upkeep;
• Delineate and describe the vegetative practices to be used,
including types of seeds and fertilizer and their application rates,
the type, location and extent of pre-existing and undisturbed
vegetation types, and a schedule for maintenance and upkeep;
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 20 OF 23
• Estimate of the cost of implementing and maintaining all erosion
and sediment control measures;
• Revegetate graded slopes with appropriate native plant species (as
specified by a qualified botanist or revegetation specialist)
immediately upon completion of grading or prior to extended
inactivity in any exposed area;
• Comply with all applicable City of Arroyo Grande ordinances
including landscaping compatibility for erosion control;
• Only clear land that will be actively under construction within 6 to
12 months;
• Stabilize disturbed areas except where active construction is taking
place. Examples of stabilization techniques include jute netting,
hydro-seeding (using native plant composition in consultation with a
qualified biologist or re-vegetation specialist), etc. and provide
permanent stabilization during finish grade and landscape the site;
• Dispose of all construction waste in designated areas, and keep
storm water from flowing on or off these areas; and
• Place perimeter controls where runoff enters or leaves the site prior
to clearing, grubbing, and rough grading. Perimeter controls may
include dikes, swales, temporary storm drains, sand bags or hay
bales.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.; Consulting biologist and hydrogeologist
Timeframe: Prior to issuance of Grading Permit
MM 6.4: All drop inlets shall have fossil filter inserts to clean storm water runoff
prior to entering the creek. The filter system shall include a maintenance
program.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.
Timeframe: Prior to issuance of Building Permit
MM 6.5: All recommendations outlined in the soils engineering report dated
October 20, 2005 shall be confirmed on the grading and building plans and
followed.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Public Works Dept.
Timeframe: Prior to issuance of Grading Permit and during
grading and construction activities
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
P�1GE 21 OF 23
MM 8.1: Construction activities shall be restricted to the hours of 7:OOAM to 5:00
PM Monday through Saturday. There shall be no construction activities on
Sundays. Equipment maintenance and servicing shall be confined to the same
hours.
MM 8.2: All construction equipment utilizing internal combustion engines shall
be required to have mufflers that are in good condition. Stationary noise sources
shall be located at least 300 feet from occupied dwelling units unless noise
reducing engine housing enclosures or noise screens are provided by the
contractor.
MM 8.3: Equipment mobilization areas, water tanks, and equipment storage
areas shall be placed in a central location as far from existing residences as
feasible.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.
Timeframe: During construction
�
�
MM 9.1: The applicant shall pay an affordable housing in-lieu fee for any
fraction of a unit. Fifteen (15%) of new units constructed equals 0.3 of a unit.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande — CDD; Building Dept.
Prior to issuance of a building permit
MM 10.1: The applicant shall pay the mandated Lucia Mar Unified School
District impact fee.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Building & Fire Dept.;
Lucia Mar Unified School District
Timeframe: Prior to issuance of Building Permit
MM 11.1: The developer shall pay all applicable City park development and
impact fees.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Building & Fire Dept.;
PR&F
Timeframe: Prior to issuance of Building Permit
MM 12.1: The developer shall pay the City's Traffic Signalization and
Transportation Facilities Impact fees.
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 22 OF 23
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Building & Fire Dept.;
Public Works Dept.
Timeframe: Prior to issuance of Building Permit
MM 13.1: Similar to condition of approval no. 29, the applicant shall replace the
existing sanitary sewer main from the manhole in Eman Court to the manhole on
the south side of the project with an 8" PVC sewer main in accordance with the
City's Wastewater Master Plan.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande —Public Works Dept.
Prior to recording the final map
MM 13.2: The new residences shall hook up to the City's sanitary sewer system
and shall be provided with individual sewer laterals.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande —Public Works Dept.
Prior to issuance of Building Permit
MM 13.3: The developer shall pay the City's sewer hookup and SSLOCSD
impact fees.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Building & Fire Dept.;
Public Works Dept.
Timeframe: Prior to issuance of Building Permit
MM 14.1: To reduce erosion hazards due to construction activities, grading
shall be minimized, and project applicants shall use runoff and sediment control
structures, and/or establish a permanent plant cover on side slopes or land
cleared of vegetation following construction.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande — Public Works Dept.
Prior to issuance of Grading Permit
MM 14.2: The project shall comply with the City's required water conservation
measures including any applicable measures identified in any applicable City
Water Conservation Plans.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Public Works Dept.
Timing: Prior to issuance of Building Permit
RESOLUTION NO. 09-2085
VTPM 05-001; MEX 05-006
PAGE 23 OF 23
MM 14.3: The project shall install best available technology for low-flow toilets,
showerheads and hot water recirculation systems.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande —Building Dept.
Prior to issuance of a Certificate of Occupancy
MM 14.4: The final landscape plan shall show low-water use/drought resistant
species and drip irrigation systems rather than spray irrigation systems.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Parks, Recreation and
Facilities Dept.
Timing: Prior to issuance of Building Permit