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PC R 08-2063RESOLUTION NO. 08-2063 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING THE MITIGATED NEGATIVE DECLARATION AND APPROVING TENTATIVE PARCEL MAP CASE NO. 08-003 LOCATED AT 1400 WEST BRANCH STREET AS APPLIED FOR BY STEPHEN COOL AND GARY WHITE TO CREATE TWO PARCELS ON A 2.7 ACRE SITE FOR RESTAURANT AND HOTEL WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed and heard Conditional Use Permit Case No. 04-009, Development Code Amendment Case No. 05-008, and Tentative Parcel Map Case No. 05-003 on May 17, 2005, and recommended conditional approval to the City Council; and WHEREAS, the City Council approved said applications after public hearing on July 26, 2005, including a Mitigated Negative Declaration for the proposed development 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 based on the initial study and findings presented therein; and WHEREAS, the previously approved tentative parcel map expired after an initial two-year validity period despite site preparation, grading and completion of most public improvements accomplished during permits and construction of the hotel, and it is therefore necessary that a new tentative parcel map be considered; and WHEREAS, the property owner has filed a new application for an identical tentative parcel map and the City has properly noticed this public hearing in accordance with the Development Code of the City of Arroyo Grande and the Subdivision Map Act of the State of California; and WHEREAS, the Planning Commission has considered the Mitigated Negative Declaration and all other information and public testimony presented by staff at the public hearing and determined that the Mitigated Negative Declaration is still valid in that no new concerns or changed conditions exist. NOW THEREFORE BE IT RESOLVED THAT: FINDINGS FOR APPROVAL 1. The proposed 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 Title 16, the Arroyo Grande Development Code. 2. The site is physically suitable for the type of development proposed due to the property being 2.7 acres in size and now partially improved and graded in accordance with Conditional Use Permit Case No. 04-009 and Development Code Amendment Case No. 05-008. 3. The site is physically suitable for the proposed density of development due to the size of the property, the character of surrounding development, and existing and planned infrastructure. RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 2 4. The design of the tentative parcel map and the proposed improvements are not likely to cause substantial environmental damage, or substantially and avoidably injure fish or wildlife or their habitat as documented in the initial study and Mitigated Negative Declaration. 5. The design of the hotel and restaurant is not likely to cause serious public health problems due to the project's compliance with all applicable design standards of the Municipal Code. 6. The design of the tentative parcel map will not conflict with easements acquired by the public at large for access through or use of property within the proposed tentative parcel map or that alternate easements will be substantially equivalent to ones previously acquired by the public. 7. The discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements as prescribed by Division 7(commencing with Section 13000) of the California Water Code. 8. Adequate public services and facilities exist or will be provided as a result of the proposed tentative parcel map to support project development and have been documented in the initial study, Mitigated Negative Declaration and associated engineering and traffic studies. Required CEQA Findings: 1. The City of Arroyo Grande has prepared an initial study pursuant to Section 15063 of the Guidelines of the California Environmental Quality Act (CEQA), for Conditional Use Permit No. 04-008 and Tentative Parcel Map 05-003 and no new issues or changed conditions are evident for the identical Tentative Parcel Map 08-003. 2. Based on the initial study, a Mitigated Negative Declaration was prepared for public review. A copy of the Mitigated Negative Declaration and related materials is located at City Hall in the Community Development Department. 3. After holding a public hearing pursuant to State and City Codes, and considering the record as a whole, the Planning Commission accepts the Mitigated Negative Declaration and finds that there is no substantial evidence of any significant adverse effect, either individually or cumulatively on wildlife resources as defined by Section 711.2 of the Fish and Game Code or on the habitat upon which the wildlife depends as a result of development of this project. Further, the Planning Commission finds that said Mitigated Negative Declaration reflects the City's independent judgment and analysis. RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAG E 3 CONDITIONS OF APPROVAL That all conditions of approval associated with City Council approval of Development Code Amendment No. 05-008, Conditional Use Permit No. 04-009, and Tentative Parcel Map No. 05-003 shall be applicable to Tentative Parcel Map No. 08-003 as outlined in attached Exhibit "A" as amended by the City Council. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Arroyo Grande hereby adopts the mitigated negative declaration and approving Tentative Parcel Map Case No. 08-003 located at 1400 West Branch Street as applied for by Stephen Cool and Gary White to create two parcels on a 2.7 acre site for restaurant and hotel. On motion by Commissioner Barneich, seconded by Commissioner Tait, and by the following roll call vote, to wit: AYES: Commissioners Barneich, NOES: None ABSENT: Chair Ray Tait, Marshall and Vice Chair Keen the foregoing Resolution was adopted this 6th day of May 2008. ATTEST: � / ,� — LY REARDON-SMIT , HN KEEN, CHAIR SECRETARY TO THE COMMISSION TO C�NTENT: COMMUNITY DEVEC�PMENT DIRECTOR RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 4 EXHIBIT "A" CONDITIONS OF APPROVAL TENTATIVE PARCEL MAP CASE NO. 08-003 Stephen Cool and Gary White 1400 West Branch Street COMMUNITY DEVELOPMENT DEPARTMENT GENERAL CONDITIONS This approval authorizes division of the 2.7 acre property into two parcels as shown on the tentative map, subject to the following conditions: 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 Conditional Use Permit No. 04-009. 3. This application shall automatically expire on May 6, 2010 unless a final map is filed. 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. 4. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of May 6, 2008. 5. The applicant shall agree to defend at his/her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of said approval, or in anyway relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fee's which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition. DEVELOPMENT CODE 6. Development shall conform to the Planned Development 2.1 zoning requirements except as otherwise approved. 7. Signage shall be subject to the requirements of Devetopment Code Chapter 16.60. 8. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans except as specifically modified by these conditions. RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 5 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. 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 Community Development or the Director of Public Works. 48. Perform construction activities during normal business hours (Monday through Friday, 7 A.M. to 5 P.M., except City holidays) 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 requiring City inspection. IMPROVEMENT PLANS , �, 50. All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. Submit four (4) 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 53. The following Improvement plans shall be prepared by a registered Civil Engineer and approved by the Public Works Department: ■ Grading, drainage and erosion control, ■ Street paving, curb, gutter and sidewalk, ■ Public utilities, ■ Water and sewer, ■ Landscaping and irrigation, ■ Any other improvements as required by the Director of Public Works, The site plan shall include the following: ■ The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. ■ The location, quantity and size of all existing and proposed sewer laterals. ■ The location, size and orientation of all trash enclosures. ■ All existing and proposed parcel lines and easements crossing the property. ■ The location and dimension of all existing and proposed paved areas. ■ The location of all existing and proposed public or private utilities. RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 6 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. 1�i�!_���:3 56. The applicant shall loop a water main through the site and connect to the water main underneath West Branch Street and the water main underneath Camino Mercado, 57. All on-site water mains and fire hydrants shall be public. The applicant shall dedicate the appropriate easements to the City. The easement shall be a minimum 15' wide, 58. The applicant shall install fire hydrants along Camino Mercado, West Branch, and on site to the satisfaction of the Director of Public Works and the Fire Chief, 59. The applicant shall install a double detector check valve with fire department connection to serve the fire sprinkler system. The location shall be subject to the approval of the Fire Chief, 60. 61. 62. 63. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. The hotel and restaurant buildings shall have separate water meters. Existing water services to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. The applicant shall complete measures to neutralize the estimated increase in water demand created by the project by either: 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, The applicant may pay an in lieu fee of $2,200 for each new residential unit. SEWER 64. 65. 66. Each parcel shall be provided a separate sewer lateral. All sewer mains shall be a minimum 8" in diameter with a minimum slope of .5%, All sewer laterals within the public right of way must have a minimum slope of 2%. RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 7 67. 68. 69. 70. 71. 72. r -----, � � All sewer mains or laterals 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. The applicant shall extend a public sewer main on-site from the sewer main underneath Camino Mercado. This sewer main shall connect at a manhole. The applicant shall dedicate the appropriate easements to the City. The easements shall be a minimum 15' wide. The applicant shall obtain a will serve letter from the South San Luis Obispo County Sanitation District prior to applying for a building or grading permit. SOUTH SAN LUIS OBISPO COUNTY SANITATION DISTRICT CONDITIONS OF APPROVAL 73. The developer shall be required to mitigate the impacts on the trunk sewer line by contributing to the installation of a new trunk replacement line or providing a relief line. PUBLIC UTILITIES 74. 75. 76. Underground all new public utilities in accordance with Section 16.68.050 of the Development Code. Underground improvements shall be installed prior to street paving. The applicant shall have obtained all utility company signatures on the improvement plans prior to the final submittal, 77. 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. 78. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. STREETS 79 80 81 82 The applicant shall overlay West Branch Street from gutter to gutter across the project frontage, The applicant shall overlay Camino Mercado from gutter to gutter across the project frontage, 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. RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 8 83. 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 .� . .. . :. : .� Utilize saw cuts for all repairs made in curb, gutter, and sidewalk. The driveways shall adhere to all applicable City standards, Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. The applicant shall remove and replace any cracked or broken curb, gutter and sidewalk along the Camino Mercado frontage, The applicant shall remove and replace any cracked or broken curb and gutter along the West Branch frontage, The applicant shall install sidewalk along the West Branch frontage, The applicant shall install a wheelchair ramp at the northeast corner of Camino Mercado and West Branch, The applicant shall remove and replace the spandrel at the northeast corner of Camino Mercado and West Branch, GRADING 92. Perform all grading in conformance with the City Grading Ordinance. 93. Submit an updated preliminary soils report to the soils report prepared for the previous project. All earthwork design and grading shall be performed in accordance with the approved soils report. 94. Submit all retaining wall calculations for review and approval by the Director of Public Works for walls not constructed per City standards. 95. The improvement plans shall be subject to the review of the Coastal San Luis Resource Conservation District. The applicant shall reimburse the City for the review by the Coastal San Luis Resource Conservation District. 96. The applicant shall obtain a WDID No. from the Regional Water Quality Control Board prior to issuance of a grading permit, EROSION CONTROL 97. .; The applicant shall prepare an erosion control plan for review and approval prior to issuance of a grading permit, The applicant shall obtain a WDID No. from the Regional Water Quality Control Board prior to issuance of a grading permit, RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAG E 9 DRAINAGE 99. All drainage facilities shall be designed to accommodate a 100-year storm flow. 100. All drainage facilities shall be in accordance with the Drainage Master Plan. 101. The project is in Drainage Zone "C" and may drain to the creek through city facilities. 102. The applicant shall provide detailed drainage calculations indicating that increased run-off can be accommodated by existing facilities and/or provide on- site retention basins, to the satisfaction of the Director of Public Works. 103. All storm water drainage will be filtered prior to entering City facilities. 104. All storm water drainage will be conveyed through pipes to the City storm drain system. 105. The applicant shall replace both drop inlets along the project frontage with Camino Mercado with new City standard drop inlets. 106. The applicant shall remove the existing standpipe drain on-site. 107. All storm water drainage facilities will either: ■ Connect to the storm drainage facilities underneath Camino Mercado, or ■ Extend the storm drain system from in front of K-Mart to the site and connect the on site drainage to this system, DEDICATIONS AND EASEMENTS 108. All easements, abandonments, or similar documents to be recorded as a separate document, 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. 109. 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. 110. Easements shall be dedicated to the public by separate document approved by the City, for the following: ■ 15' sewer easement for the extension of the sewer main onto the site, ■ 15' water easement for the water main to be looped through the site. The easement shall entail any on-site fire hydrants, �� � RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 10 PERMITS 111. Obtain an encroachment permit prior to performing any of the following: ■ Performing work in the City right of way, ■ Staging work in the City right of way, ■ Stockpiling material in the City right of way, ■ Storing equipment in the City right of way. 112. Obtain a grading permit prior to commencement of any grading operations on site. FEES 113. Pay all required City fees at the time they are due 114. Fees to be paid prior to plan approval: ■ Plan check for grading plans based on an approved earthwork estimate, ■ Plan check for improvement plans based on an approved construction cost estimate, ■ Permit Fee for grading plans based on an approved earthwork estimate, ■ Inspection fee of the improvements based on an approved construction cost estimate, 115. The applicant shall reimburse the City for the plan check fees for the previous project approved for the site, AGREEMENTS 116. 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. 117. Improvement Agreement: The applicant shall enter into an improvement agreement for the completion and guarantee of improvements required. The improvement agreement shall be on a form acceptable to the City. IMPROVEMENT SECURITIES 118. All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 119. Submit an engineer's estimate of quantities for improvements for review by the Director of Public Works. 120. Provide financial security for the following, to be based upon a construction cost estimate approved by the Director of Public Works: ■ Faithful Performance: 100% of the approved estimated cost of all required improvements, ■ Labor and Materials: 50% of the approved estimated cost of all required improvements, RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 11 ■ One Year Guarantee: 10% of the approved estimated cost of all required improvements. This security is required prior to acceptance of the improvements. PRIOR TO ISSUING A BUILDING PERMIT 121. The improvement plans shall be approved with all pertinent conditions of approval satisfied. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY 122. All utilities shall be operational. 123. All improvements shall be fully constructed and accepted by the City. 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 1. The applicant shall complete measures to neutralize the estimated increase in water demand created by the project by either: Implementing an individual water program that utilizes fixtures and designs that minimize water usage. 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 for approval prior to implementation; or, Payment of an in lieu fee. Monitoring: Review of individual water program or payment of the in lieu fee Responsible Department: Public Works Department Timeframe: Prior to issuance of building permit 2. All new construction shall utilize fixtures and designs that minimize water usage. Such fixtures shall include, but are not limited to, water saving toilets, low flow showerheads, instant water heaters and hot water recirculating systems. Water conserving designs and fixtures shall be installed prior to final occupancy. RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 12 Monitoring: Review of building plans Responsible Department: Building and Fire Department Timeframe: Prior to issuance of building permit 3. The hotel shall participate in the " Project Planet Linens and Towels Reuse Program" or a similar program in scope and conservation of water and energy. Monitoring: Review of individual water program Responsible Department: Community Development Department Timeframe: Prior to issuance of Certificate of Occupancy 4. All landscaping shall be consistent with water conservation practices including the use of drought tolerant landscaping, drip irrigation, and mulch. To the greatest extent possible, lawn areas and areas requiring spray irrigation shall be minimized. Monitoring: Review of landscaping and irrigation plans Responsible Department: Parks and Recreation Department Timeframe: Prior to issuance of building permit 5. The applicant shall provide detailed drainage calculations indicating that increased run-off can be accommodated by existing facilities and/or provide on-site retention basins to the satisfaction of the Director of Public Works. Monitoring: Review of grading plans Responsible Department: Public Works Department Timeframe: Prior to issuance of a grading permit 6. During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. 7. Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. 8. Permanent dust control measures identified in the revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 13 �1 � 9. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with fast-germinating native grass seed and watered until vegetation is established. 10. All vehicles hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. (This measure has the potential to reduce PM 10 emissions from this source by 7- 14%). �� � 11. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. (This measure has the potential to reduce PM 10 emissions from this source by 40 - 70%). � 12. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. (This measure has the potential to reduce PM,o emissions from this source by 25 - 60%). For Mitigation Measures No. 6- 12: Monitoring: Responsible Department: Timeframe: Review of grading and building plans and site inspections The Public Works and Building and Fire Departments shall inspect plans and spot check in the field Prior to issuance of grading permit and during construction 13. Occupancy of the project will not be allowed until installation of a traffic signal at the intersection of Camino Mercado and West Branch Street Monitoring: Monitor installation of the traffic signal Responsible Department: Public Works Department Timeframe: Prior to issuance of Certificate of Occupancy RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 14 14. The applicant shall pay the City' s Transportation Facilities Impact fee prior to issuance of building permit. Monitoring: The applicant shall pay the fees Responsible Department: Building & Fire Department Timeframe: Prior to issuance of building permit 15. The applicant shall retain an arborist during the grading and construction phases of the project to ensure tree protection measures are implemented. The recommendations outlined in the arborist report prepared for the project shall be followed. Monitoring: Field inspection Responsible Department: Parks & Recreation, Community Development Departments Timeframe: During grading and construction 16. Protective fencing shall be installed around each tree to remain at the dripline, or as directed in the field by the arborist. The fencing shall be installed prior to any site clearing or grading activities, and shall remain in place until construction is complete, including landscaping. The fence shall be a minimum of 4' tall and supported by stakes at least every 10' on center. Weatherproof signs shall be permanently posted on the fences, stating the following: Tree Protection Zone No personnel, equipment, materials, or vehicles are allowed Do Not move or remove this fence [Name of arborist or consultant] [Name and phone number of developer or general contractor] The Arborist of Record shall inspect the site prior to the start of any construction activities to determine that adequate tree protection measures have been implemented. Monitoring: Field inspection Responsible Department: Parks & Recreation, Community Development Departments Timeframe: Prior to issuance of grading permit RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAG E 15 17. The arborist shall mark all trees to be removed with either colored ribbon or paint. Transplant trees per arborist' s direction prior to site grading. Monitoring: Field inspection Responsible Department: Parks & Recreation, Community Development Departments Timeframe: Prior to issuance of grading permit 18. The applicant shall submit written reports prepared and signed by the arborist stating that all tree protection measures have been met per the International Society of Arboriculture (ISA) Guidelines. �� .� Monitoring: Review of reports Responsible Department: Parks & Recreation, Community Development Departments Timeframe: Reports filed on a monthly basis commencing after issuance of grading permit 19. Removal of the selection at a 3:1 on-site. 20 inspection Responsible Department: Parks & Recreation Department Timeframe: Prior to occupancy oak trees shall be replaced in-kind or to City ratio with a minimum size of a 24" box planted Monitoring: Review landscape plans/Field Occupancy shall not be granted until the upgrade of Lift Station No. 1 is complete. Monitoring: Monitor improvements to Lift Station 1 Responsible Department: Public Works Department Timeframe: Prior to final occupancy 21. The applicant shall pay the proportionate share of the impacts to the EI Camino Real Sewer upgrade and Walnut Street Sewer Upgrade. Monitoring: The applicant shall pay the fees Responsible Department: Public Works Department Timeframe: Prior to issuance of grading permit RESOLUTION NO. 08-2063 TENTATIVE PARCEL MAP CASE NO. 08-003 PAGE 16 22. The following note shall be placed on the grading and improvement plans for the project: "In the event that during grading, construction or development of the project, and archeological resources are uncovered, all work shall be halted until the City has reviewed the resources for their significance. If human remains (burials) are encountered, the County Coroner (781-4513) shall be contacted immediately. The applicant may be required to provide archaeological studies and/or mitigation measures." Monitoring: Responsible Department: Timeframe: Construction plans shall be reviewed prior to issuance of a grading permit to ensure the note is in place. Public Works Department Prior to issuance of grading permit