PC R 08-2064RESOLUTION NO. 08-2064
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE RECOMMENDING THAT THE CITY COUNCIL
CONSIDER AN ADDENDUM TO THE PREVIOUSLY CERTIFIED FINAL
SUBSEQUENT ENVIRONMENTAL IMPACT REPORT, ADOPT A
MITIGATION MONITORING PROGRAM, INSTRUCT THE DIRECTOR OF
ADMINISTRATIVE SERVICES TO FILE A NOTICE OF DETERMINATION,
AND APPROVE VESTING TENTATIVE TRACT MAP CASE NO. 01-001
AND PLANNED UNIT DEVELOPMENT CASE NO. 01-001 LOCATED AT
JAMES WAY AND LA CANADA
WHEREAS, the City Council, "City Council" of the City of Arroyo Grande "City" adopted
Resolution No. 3740 on April 13, 2004 certifying the Revised Final Subsequent
Environmental Impact Report (SEIR) for Vesting Tentative Tract Map 01-001 and
Planned Unit Development 01-001 (the "project"); and
WHEREAS, the City Planning Commission held duly noticed public hearings on May 3,
2005, June 7, 2005, September 20, 2005 and October 4, 2005 on a previous design of
the project to subdivide a 26.9 -acre property into twenty-one (21) residential lots and one
twenty-two (22) acre open space lot and adopted Resolution No. 05-1977 recommending
that the City Council deny the project, as then proposed; and
WHEREAS, the City Council of the City of Arroyo Grande held duly noticed public
hearings on November 22, 2005 and December 13, 2005, and after reviewing and
considering the information and public testimony presented at the public hearings, staff
reports, First Addendum to the certified SEIR, and all other information and documents
that were part of the public record for the project, were unable to make required findings
for approval and denied the project, without prejudice; and
WHEREAS, the Planning Commission held a duly noticed public hearing on May 6, 2008
to consider the revised project to subdivide a 26.9 -acre property into fifteen (15)
residential lots and one twenty-two (22) acre open space parcel.
WHEREAS, the Planning Commission has reviewed and considered the information and
public testimony presented at the public hearing, staff report, and all other information
and documents that are part of the public record for the project; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
a. The Planning Commission hereby finds and determines that the
implementation of the project will not have a significant effect or result in a
substantial or potentially substantial adverse change in the environment; and
b. that all significant environmental effects identified in the FSEIR and all
documents associated therewith have been reduced to an acceptable level in
that all significant environmental effects that can feasibly be avoided have been
eliminated or substantially reduced as determined through the findings set forth
herein; and
RESOLUTION NO, 08-2064
PAGE 2
Required CEQA Findings are Attached as Exhibit "A" and incorporated herein by
this reference.
Tentative Tract Map Findings:
1. The proposed tentative tract map is consistent with the goals, objectives, policies,
plans, programs, intent, and requirements of the 1990 General Plan, and the
requirements of the Development Code and Planned Development district 1.2;
2. The site, as shown on the tentative tract map, is physically suitable for the type
and proposed density because the development is clustered in such a way that all
necessary easements, parking, and open space can be provided;
3. The design of the tentative tract map or the proposed improvements are not likely
to cause substantial damage to the natural environment, including fish, wildlife or
their habitat as the potential impacts have been adequately mitigated to the extent
feasible;
4. The design of the subdivision or proposed improvements is not likely to cause
public health problems;
5. 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;
6. The discharge of waste from the proposed subdivision into an existing community
sewer system will not result in violation of existing requirements a prescribed in
Division 7 (commencing with Section 13000) of the California Water Code;
7. Adequate public services and facilities exist or will be provided as the result of the
proposed tentative tract map to support project development.
Planned Unit Development Findings
1. That the proposed development is consistent with the goals, objectives and
programs of the 1990 General Plan;
2. That the site for the proposed development is adequate in size and shape
to accommodate the use and all yards, open spaces, setbacks, walls and
fences, parking area, loading areas, landscaping, and other features
required;
3. That the site for the proposed development has adequate access, meaning
that the site design and development plan conditions consider the
limitations of existing streets and highways;
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RESOLUTION NO. 08-2064
PAGE 3
4. That adequate public services exist, or will be provided in accordance with
the conditions of development plan approval, to serve the proposed
development; and that the approval of the proposed development will not
result in a reduction of such public services to properties in the vicinity so
as to be a detriment to public health, safety or welfare;
5. That the proposed development, as conditioned, will not have a substantial
adverse effect on surrounding property, or the permitted use thereof, and
will be compatible with the existing and planned land use character of the
surrounding area;
6. That the improvements required, and the manner of development,
adequately address all natural and manmade hazards associated with the
proposed development and the project site, including, but not limited to,
flood, seismic, fire and slope hazards;
7. The proposed development, as conditioned, carries out the intent of the
planned unit development provisions by providing a more efficient use of
the land and an excellence of design greater than that which could be
achieved through the application of conventional development standards;
8. The proposed development complies with all applicable performance
standards listed in Section 16.32.050.E.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby recommends that the City Council approve Vesting Tentative Tract
Map 01-001/Planned Unit Development 01-001.
On motion by Commissioner Marshall, seconded by Commissioner Keen and by the
following roll call vote to wit:
AYES: Commissioners Marshall, Keen, and Tait
NOES: Commissioner Barneich
ABSENT: Chair Ray
the foregoing Resolution was adopted this 6th day of May, 2008.
ATTEST:
L N REARDON-SMITH,
TO
B TRON ,
COMMUNITY DEVELOP NT DIRECTOR
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RESOLUTION NO. 08-2064
PAGE NO. 5
EXHIBIT "B"
DRAFT CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP
CASE NO. 01-001(Tract 1998)
PLANNED UNIT DEVELOPMENT CASE NO. 01-001
Castlerock Development
GENERAL CONDITIONS
This approval authorizes the subdivision of a 26.9 -acre property into 15 clustered
residential lots ranging in size from 7,2000 sq. ft. to 22,802 sq. ft., and one open
space lot consisting of 22 acres (proposed Lot 16).
1. The applicant shall ascertain and comply with all Federal, State, County and
City requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Vesting Tentative
Tract Map 01-001 and Planned Unit Development 01-001.
3. This tentative map approval shall automatically expire on , 2010
unless the final map is recorded or an extension is granted pursuant to Section
16.12.140 of the Development Code.
4. Development shall occur in substantial conformance with the tentative map
presented to the City Council at the meeting of and marked Exhibit
"B" except as modified by these conditions of approval.
5. The applicant shall, as a condition of approval of this tentative 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.
6. An SEIR has been certified for this project. A Second Addendum to the SEIR
was prepared attached hereto and incorporated herein by reference.
Mitigation measures are included in the Second Addendum to the certified
SEIR and the Mitigation Monitoring and Reporting Plan in Exhibit "E" attached
hereto and incorporated herein by this reference. Said mitigations shall be
implemented as conditions of approval and shall be monitored by appropriate
City departments and other responsible agencies as indicated in Exhibit "E".
The Developer shall be responsible for verification in writing by the monitoring
department or agency that the mitigation measures have been implemented.
Other monitoring reporting shall occur as required by the measures described
in Exhibit "E" and consistent with conditions described below.
6/3/08 Page 5 of 20
RESOLUTION NO. 08-2064
PAGE NO. 6
COMMUNITY DEVELOPMENT DEPARTMENT
SPECIAL CONDITIONS
7. SPECIAL PERMITS - The following list of permits are required from various
responsible agencies:
a. Biological Opinion and Take Perm it/concu rrance letter; US Fish and
Wildlife Service; prior to issuance of Grading Permit
b. Storm Water Pollution Prevention Plan (SWPPP); Regional Water
Quality Control Board; prior to issuance of Grading Permit
C. Section 404 permit; Army Corps of Engineers; prior to issuance of
Grading Permit
d. Streambed Alteration Agreement; California Department of Fish and
Game; prior to issuance of Grading permit
8. AFFORDABLE HOUSING — Prior to issuance of a certificate of occupancy, the
applicant shall pay an in -lieu fee equivalent to one percent of the value of new
construction for each unit within the development as computed for building
permit purposes in accordance with Section 16.80.050 of the City Municipal
Code.
9. WELL DEDICATION AND EASEMENT — Prior to recordation of the final map,
the applicant shall dedicate and improve the existing water well on the project
site with an appropriate easement to the City, including existing water storage
facilities and existing infrastructure associated with the use of the well.
10. OPEN SPACE EASEMENT - Prior to recordation of the final map, a permanent
open space agreement for Lot 16 shall be recorded on the property Consistent
with the Mitigation Monitoring and Reporting Plan.
11. ACCESS EASEMENTS — Prior to recordation of the final map, the applicant
shall record emergency and pedestrian access easements to the City:
a. Emergency and pedestrian access along the 24-32 foot wide access
road connection from La Canada to the southeast end of "Blossom
Valley Road".
b. Emergency and pedestrian access along the eighteen (18) foot and
twenty (20) foot wide all weather decomposed granite access road and
path extending from "Blossom Valley Road" through the open space
property of the project (Lot 16) and the open space property (Lot 224) of
Tract 1834 Phase V, through the Lucia Mar School District Hidden Oaks
School Site connecting to Hidden Oak Road or alternative alignment
approved by the Director of Fire and Building, Community Development
Director and acceptable to the City Council.
c. Twenty (20) foot emergency access and utility from "Blossom Valley
Road" to between Lots 2 and 3 to the northeast property boundary.
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RESOLUTION NO. 08-2064
PAGE NO. 7
12. OFFSITE IMPROVEMENTS- Prior to building permit issuance, the applicant
shall obtain all applicable permits and agreements to construct a 20 foot all-
weather emergency access road from "Blossom Valley Road", through the open
space property of the project (Lot 16) and the open space property (Lot 224) of
Tract 1834 Phase V, through the Lucia Mar School District Hidden Oaks School
Site connecting to Hidden Oak Road. Road and trail maintenance shall be the
responsibility of the HOA and a cost and schedule provisions shall be included
in the CC&Rs.
13. RIPARIAN AND WETLAND MITIGATION PLAN — Prior to recordation of the
final map, The applicant shall develop and pay all costs associated with the
implementation and establishment of the riparian and wetland mitigation plan
(Appendix "A" to the Second Addendum to the SEIR) consistent with the U.S
Fish and Wildlife Service Recovery Plan and California Department of Fish and
Game regulations. Long-term implementation and monitoring shall be
implemented in accordance with the MMRP. Funds required of the HOA for
long term maintenance may be combined with funds acquired by the City
consistent with Condition of Approval No. 87 for the construction of Rancho
Grande Tracts 1834, 1994 and 1997 (City Council Resolution No. 2469) for the
purposes of maintenance of open space as habitat for badgers and other
common animals.
14. DESIGN MANUAL STANDARDS — Conformance with the Design Manual shall
be a requirement of any construction in the project. This requirement shall be
explicitly incorporated into the tract CC&R's and shall be recorded with each lot.
the CC&R's shall incorporate the Design Manual by reference.
a. Prior to building permit issuance, a Design Review application shall be
submitted for final review of the project Design Guideline Manual by the
Architectural Review Committee for a recommendation to the
Community Development Director. The following modifications shall be
made to the manual (Exhibit G):
i. The front setback for garages is 20 feet.
ii. All updated requirements from the California Building Code
shall be reflected in the document, including seismic
requirements in Design Manual Section 3.34.
b. Prior to building permit issuance, a Design Review application shall be
submitted for each proposed residence to determine consistency with
the approved Design Guideline Manual for the project. The
Community Development Director may refer an application to the
Architectural Review Committee for consideration and
recommendation. Submittal requirements shall include a site plan,
building elevations, landscape plan, color and materials board, and any
other material needed to determine design consistency, as determined
by the Community Development Director or Architectural Review
Committee.
6/3/08 Page 7 of 20
RESOLUTION NO. 08-2064
PAGE NO. 8
NOISE
16. Construction shall be limited to between the hours of 7am and 7pm Monday
through Saturday. No construction shall occur on Sunday.
DEVELOPMENT CODE
17. Development shall conform to the Single Family (SF) zoning requirements
except as otherwise approved.
18. All fencesand/er walls shall not exceed six feet (6) in height and all walls shall
not exceed four feet (4') in height unless otherwise approved with a (Minor Use
Permit)/Minor Exception application for consideration of adjacent grade.
19. The developer shall comply with Development Code Chapter 16.20, "Land
Divisions".
20. The developer shall comply with Development Code Chapter 16.64,
"Dedications, Fees and Reservations."
6/3/08 Page 8 of 20
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NOISE
16. Construction shall be limited to between the hours of 7am and 7pm Monday
through Saturday. No construction shall occur on Sunday.
DEVELOPMENT CODE
17. Development shall conform to the Single Family (SF) zoning requirements
except as otherwise approved.
18. All fencesand/er walls shall not exceed six feet (6) in height and all walls shall
not exceed four feet (4') in height unless otherwise approved with a (Minor Use
Permit)/Minor Exception application for consideration of adjacent grade.
19. The developer shall comply with Development Code Chapter 16.20, "Land
Divisions".
20. The developer shall comply with Development Code Chapter 16.64,
"Dedications, Fees and Reservations."
6/3/08 Page 8 of 20
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RESOLUTION NO. 08-2064
PAGE NO. 9
21. The following uses , and only said uses, may be permitted on the lots in this
subdivision:
a) Single family dwellings, not more that one per lot.
b) Gardening in compliance w/ landscape provisions in the approved
design manual.
c) Home occupations subject to provisions of the Municipal Code.
d) Other uses or structures considered accessory to single family
houses except that no tennis courts, second residential units
("Granny units") or detached guest houses shall be allowed.
Swimming pools may be allowed with a Minor Use Permit/Plot
Plan Review and subject to requirements in Section 16.52.200.
e) Outdoor storage of recreational vehicles or boats is prohibited.
PRIOR TO ISSUANCE OF GRADING PERMIT
22. All walls, including screening and retaining walls, shall be compatible with
the approved plans, Design Manual and Development Code Standards
23. Perimeter project fencing and interior habitat fencing shall be constructed
in accordance with the approved plans and Environmental Mitigation
Compliance Documents shown in Exhibit E. showing all perimeter fences
and/or walls.
PRIOR TO RECORDING THE FINAL MAP
24. To ensure that all common areas and facilities are adequately maintained
within the subdivision (including, but not limited to, the open space parcels,
pedestrian trail, and drainage facilities), the applicant shall provide:
Alt A —incorporate a provision into the CC&Rs to require the HOA to hire a
biological consultant, approved by the City, to conduct mitigation and
maintenance monitoring and submit bi-annual reports to the City's
Community Development Department consistent with the Mitigation
Monitoring Plan. The CC&Rs shall include a provision, subject to City
Attorney approval requiring that the developer maintain common area
including designated open space until the HOA includes a minimum of eight
oropertv owners. The developer shall fully bond for said maintenance
6/3/08
obligation.
Page 9 of 20
RESOLUTION NO. 08-2064
PAGE NO. 10
FnaffiRteRnnno mGni}Grinn reports to City's GE)MM unity Develepmon}
DepaFtmen} reports
25. A landscaping and irrigation plan shall be prepared by a licensed landscape
architect subject to review and approval by the Community Development
and Parks and Recreation Departments. The landscaping plan shall be
consistent with the mitigation monitoring and reporting program and the
project Design Manual. The landscaping plan shall include the following for
all public street frontages and common landscaped areas:
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:
(1) Deep root planters shall be included in areas where trees are
within five feet (5') of asphalt or concrete surfaces and curbs;
(2) Water conservation practices including the use of low flow
heads, drip irrigation, mulch, gravel, drought tolerant plants
and mulches shall be incorporated into the landscaping plan;
and
(3) All slopes 2:1 or greater shall have jute mesh, nylon mesh or
equivalent material.
(4) An automated irrigation system.
PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY
26. All fencing shall be installed.
PARKS AND RECREATION DEPARTMENT CONDITIONS
27. The applicant shall comply with the provisions the project's Tree Mitigation
Plan consistent with the Mitigation Monitoring and Reporting Program and
obtain tree removal permits for impacted oak trees. Mitigation trees shall be
locallv raised seedlinas in deep root tubes instead of 15 aallon trees. Tree
#1128 shall be preserved in place if determined feasible by the Director of
Public Works and Director of Parks, Recreation and Facilities.
28. Linear root barriers shall be used for street trees to protect the sidewalks.
29. All street front trees shall be 24 -inch box and shall be located a minimum of
two (2) trees for every seventy-five feet (75') of street frontage but may vary
in accordance with the preservation of existing trees onsite.
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6/3/08 Page 10 of 20
RESOLUTION NO. 08-2064
PAGE NO. 11
BUILDING AND FIRE DEPARTMENT CONDITIONS
FUEL MODIFICATION
30. The following fuel modification requirements shall be reflected in the
Vegetation Management Plan in accordance with Mitigation Measure PS -2.
i. Annual Perimeter cuts of (40') forty feet in width with vegetation
down to below (2") inches in height are to be cleared surrounding
the tract by the standard date of May 25.
ii. A (100') hundred -foot clearance is to be cut with vegetation below
(2") inches in height on the uphill slope connecting to the
Sombrillo properties.
iii. The Oak tree's located on the hillside of Sombrillo are to have
ladder fuels trimmed (4') feet in height from ground level.
iv. After September 1St. the middle meadow portion of lot 16 is to be
mowed to (4") inches in height.
UBC/UFC
31. The project shall comply with the most recent editions of the California Building
and Fire Codes as adopted by the City of Arroyo Grande.
FIRE LANES
32. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
33. Project shall have a minimum fire flow of 1,000 gallons per minute for a
duration of 2 hours.
33. Prior to bringing combustibles on site, fire hydrants shall be installed 300
feet apart, per Fire Department and Public Works Department standards, or
alternate provisions orlocations shall be approved by the Fire Chief.
FIRE SPRINKLERS
34. All units must be fully sprinklered per Building and Fire Department guidelines.
ABANDONMENT/NON-CONFORMING
35. Prior to issuance of a 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.
6/3/08 Page 11 of 20
RESOLUTION NO. 08-2064
PAGE NO. 12
OTHER PERMITS
36. Prior to final map approval, the City Council must authorize any change in the
use of the water well, other than use for construction activities and irrigation
during construction and the County Health Department approval is required for
well abandon ment/conversion.
PUBLIC WORKS DEPARTMENT CONDITIONS
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
37. The applicant shall install a City benchmark monument at the north east
corner of La Canada and Blossom Valley Road in accordance with City
standards.
38. The applicant will terminate the water main with a fire hydrant.
39. The applicant shall install an air -vac relief valve at the high point of the
water main.
40. Install fire hydrants to Public Works and Building and Fire Department
requirements.
41. The applicant shall pay an impact fee for the proportionate share of
impacts to the following Capital Improvement Projects:
a. EI Camino Real Upgrade,
b. Walnut Street Upgrade.
42. The applicant shall submit the following in regards to the clear span
culvert:
a. Structural calculations for review and approval,
b. Foundation calculations for review and approval,
C. Hydraulic calculations for review and approval.
43. Streets within the project shall be constructed as follows:
a. 32 feet street width from curb to curb,
b. Parking on one side of the street,
C. Concrete curb and gutter on both sides of the street,
d. Sidewalk on the side of the street containing parking,
e. 52 feet wide right-of-way,
f. 25 mile per hour design speed.
44. Streets within the project where a 24 ft. road width is noted on the
tentative map shall be constructed as follows:
6/3/08 Page 12 of 20
RESOLUTION NO. 08-2064
PAGE NO. 13
❑ 24 feet street width from curb to curb,
❑ Concrete curb and gutter on both sides of the street,
❑ Sidewalk on the northeasterly side of the street containing
parking,
❑ 52 feet wide right-of-way,
❑ 25 mile per hour design speed.
45. Install new concrete curb and gutter across the project frontage of La
Canada.
46. Install a decomposed granite walking path behind the curb and gutter
along La Canada.
47. Submit an addendum to the slope stability and liquefaction analysis to
analyze the current lot configuration.
48. The grading plan shall be reviewed and approved by the project soils
engineer for conformance to the recommendations within the slope
stability and liquefaction analysis.
49. The project grading, drainage and erosion control plans are to be
reviewed by the Coastal San Luis Resource Conservation District. The
applicant shall reimburse the City for this, review.
50. A homeowners association shall privately maintain all drainage
improvements conveying storm drainage from undeveloped portions of the
project site. The maintenance of these facilities shall be outlined in the
CC&R's.
51. The applicant shall clean the culvert that crosses La Canada.
52. The applicant shall clean the culvert outlet from the drop inlet that crosses
La Canada.
53. GENERAL CONDITIONS
54. Clean all streets, curbs, gutters and sidewalks at the end of the day's
operations or as directed by the Director of Community Development or
the Director of Public Works.
55. Perform construction activities requiring City inspection during normal
business hours (Monday through Friday, 8 A.M. to 5 P.M. excluding City
holidays) The developer or contractor shall refrain from performing any
work other than site maintenance outside of these hours as allowed by
local ordinance, unless an emergency arises or approved by the Director
of Public Works. The City may hold the developer or contractor
6/3/08 Page 13 of 20
RESOLUTION NO. 08-2064
PAGE NO. 14
responsible for any expenses incurred by the City due to work outside of
these hours.
56. Prior to placing the final map on the City Council Agenda, the following
items shall be submitted and approved:
a. Final map signed,
b. Improvement Securities,
C. Fees paid,
d. Inspection agreement signed,
e. Subdivision improvement agreement signed,
f. Tax certificate,
g. Project CC&R's or maintenance agreements approved by the City
Attorney.
IMPROVEMENT PLANS
57. All project improvements shall be designed and constructed in accordance
with the City of Arroyo Grande Standard Drawings and Specifications.
58. Submit four (4) full-size paper copies and one (1) full-size mylar copy of
approved improvement plans for inspection purposes during construction.
59. Submit record (as -built) drawings prior to acceptance of the improvements
by the City. One (1) set of mylar prints and an electronic version on CD in
AutoCAD format shall be required.
60. 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. Landscaping and irrigation,
f. Any other improvements as required by the Director of Public
Works.
61. 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.
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RESOLUTION NO. 08-2064
PAGE NO. 15
62. Improvement plans shall include plan and profile of existing and proposed
streets, utilities and retaining walls.
63. Any landscape and irrigation within the public right of way require plans
that shall be approved by the Public Works, Community Development and
Parks and Recreation Departments.
WATER
64. 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 off-site 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.
65. Each parcel shall have separate water meters. Duplex service lines shall
be used if feasible.
66. Lots using fire sprinklers shall have individual service connections. A fire
sprinkler engineer shall determine the size of the water meters. The meter
sizes shall be noted on the improvement plans.
67. Existing water services to be abandoned shall be properly abandoned and
capped at the main per the requirements of the Director of Public Works.
SEWER
68. All new sewer mains must be a minimum diameter of 8".
69. All new sewer mains must have a minimum slope of .5%.
70. Each parcel shall be provided a separate sewer lateral.
71. All sewer laterals within the public right of way must have a minimum
slope of 2%.
72. All sewer mains or laterals crossing or parallel to public water facilities
shall be constructed in accordance with California State Health Agency
standards.
73. Obtain approval from the South County Sanitation District for the
development's impact to District facilities.
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RESOLUTION NO. 08-2064
PAGE NO. 16
PUBLIC UTILITIES
74. Underground all new public utilities in accordance with Section 16.68.050
of the Development Code.
75. Underground improvements shall be installed prior to street paving.
76. 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.
77. 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.
78. The public utility plans shall be submitted to the Director of Public Works
for review and comment.
STREETS
79. 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.
80. All trenching in City streets shall utilize saw cutting. Any over cuts shall be
cleaned and filled with epoxy.
81. All street repairs shall be constructed to City standards.
82. Street structural sections shall be determined by an R -Value soil test and
traffic index of 6.5, but shall not be less than 3" of asphalt and 6" of Class
II AB.
83. Overlay, slurry seal, or fog seal any roads dedicated to the City prior to
acceptance by the City may be required as directed by the Director of
Public Works.
84. The horizontal and vertical curves shall meet all applicable Caltrans
standards.
CURB, GUTTER, AND SIDEWALK
85. Install new concrete curb, gutter, and sidewalk as directed by the Director
of Public Works.
86. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk.
6/3/08 Page 16 of 20
RESOLUTION NO. 08-2064
PAGE NO. 17
87. Install deep root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
GRADING
88. Perform all grading in conformance with the City Grading Ordinance.
89. Submit all retaining wall calculations for review and approval by the
Director of Public Works for walls not constructed per City standards.
DRAINAGE
90. All drainage facilities shall be designed to accommodate a 100 -year storm
flow.
91. All drainage facilities shall be in accordance with the Drainage Master
Plan.
92. The project is in Drainage Zone "B" and will require storm water runoff to
be directed to the creek.
93. Submit detailed drainage calculations for all drainage facilities to be
reviewed and approved by the Director of Public Works.
EROSION CONTROL
94. Submit an erosion control plan for review and approval prior to issuing a
grading permit.
95. Provide a WDID No. from the State Water Resources Control Board prior
to issuance of a grading permit.
96. DEDICATIONS AND EASEMENTS
97. 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.
98. 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.
99. 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.
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RESOLUTION NO. 08-2064
PAGE NO. 18
100. 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.
101. Easements shall be dedicated to the public on the map, or other separate
document approved by the City, for the following:
a. Drainage easements where for the outlet of the drain line. These
easements shall be a minimum of 15' wide,
b. Sewer easements over the emergency access road over lot 3,
c. Water easements over the emergency access road over lot 3,
d. Emergency access easements as shown on the tentative map.
These easements shall be a minimum of 20' wide.
e. A well easement as determined by the Director of Public Works
over a portion of Lot 1.
PERMITS
102. 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.
103. Obtain a grading permit prior to commencement of any grading operations
on site.
FEES
104. Pay all required City fees at the time they are due.
105. 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 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.
AGREEMENTS
106. Inspection Agreement: Prior to approval of an improvement plan, the
applicant shall enter into an agreement with the City for inspection of the
required improvements.
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RESOLUTION NO. 08-2064
PAGE NO. 19
107, Subdivision Improvement 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.
108. Covenants, Conditions, and Restrictions for maintenance of all
commonly held areas. The CC&R's shall be subject to the review and
approval of the City Attorney and the Director of Public Works.
IMPROVEMENT SECURITIES
109. All improvement securities shall be of a form as set forth in Development
Code Section 16.68.090, Improvement Securities.
110. Submit an engineer's estimate of quantities for public improvements for
review by the Director of Public Works.
111. 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
112. 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.
113. Preliminary Title Report: A current preliminary title report shall be
submitted to the Director of Public Works prior to checking the map.
114. 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
115. The Final Map shall be recorded with all pertinent conditions of approval
satisfied.
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RESOLUTION NO. 08-2064
PAGE NO. 20
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
116. All utilities shall be operational.
117. 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.
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