PC R 07-2044RESOLUTION NO. 07-2044
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
TENTATIVE PARCEL MAP 07-001 LOCATED AT 597 VIA
LA BARRANCA, APPLIED FOR BY DALE & SANDY
ARNOLD
WHEREAS, the applicant has filed Tentative Parcel Map 07-001 to subdivide a 1.52-acre
parcel located on Via La Barranca into two (2) parcels consisting of 0.48 and 1.04 acres;
and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Tentative Parcel Map 07-001 at a public hearing on September 4, 2007 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 the
proposed project is categorically exempt under Section 15315 of the CEQA Guidelines;
and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
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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 the Development Code.
2. The design of the 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.
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Adequate public services and facilities exist or will be provided as a result of the
proposed Tentative Parcel Map to support project development.
The site is physically suitable for the type of development that exists in the
Residential Suburban (RS) zoning district.
7. The design of the 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 Tentative Parcel Map.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Tentative Parcel Map 07-001 as shown in Exhibit "B"
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 Tait, seconded by Commissioner Barneich, and by the
following roll call vote, to wit:
AYES: Commissioners Tait, Barneich, Marshall and Chair Ray
NOES: None
ABSENT: Commissioner Keen
the foregoing Resolution was adopted this 4�' day of September 2007.
ATTEST:
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L N REARDON-SMITH,
SECRETARY TO THE COMMISSION
AS TO CONTENT:
R06 STRONG, "
COMMUNITY DEVELO
:TOR
CAREN RAY CH R
RESOLUTION NO. 07-2044
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EXHIBIT "A"
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 07-001
597 VIA LA BARRANCA
Dale and Sandy Arnold
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GENERAL CONDITIONS:
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 Tentative Parcel Map
07-001.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of September 4, 2007 and marked
Exhibit "B".
4. This tentative map approval shall automatically expire on September 4, 2009
unless the final map is recorded or an extension is granted pursuant to Section
16.12.140 of the Development Code.
5. Development shall conform to the Residential Suburban (RS) zoning
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 CONDITION(S):
7. Prior to issuance of a Building Permit, the applicant shall pay an in-lieu affordable
housing fee as established by City Council, consistent with the City's 2003 Housing
Element of the General Plan.
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GENERAL CONDITIONS:
8. 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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9. Prior to issuance of a certificate of occupancy, the applicant shall post designated
fire lanes, per Section 22500.1 of the California Vehicle Code.
10. All fire lanes must be posted and enforced, per Police Department and Fire
Department Guidelines.
11. Project shall have a fire flow of 1,000 gallons per minute for a duration of finro
hours. The project shall have a fire flow based on the California Fire Code
appendix III-A.
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13.
Prior to occupancy, all buildings must be fully sprinklered per Building and Fire
Department guidelines.
Prior to issuing a Certificate of Occupancy, the building on Parcel 2 shall be
fully sprinklered per Building and Fire Department guidelines.
SPECIAL CONDITIONS:
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17
There shall be an emergency apparatus turnaround.
The common driveway access shall be a minimum of finrenty feet (20') wide.
There shall be a fire hydrant installed at the end of the cul-de-sac near the
driveway access.
Addressing of residences shall be located near driveway access.
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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20
21.
22.
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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.
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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24.
25.
26.
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.
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SPECIAL CONDITIONS:
27.
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Replace the existing sanitary sewer clean out in the cul-de-sac with a sanitary
sewer manhole.
Provide each lot with a separate sewer lateral to the manhole in the cul-de-sac.
29. Pay the proportionate share to the following wastewater capital projects:
• Tally Ho Sewer Upgrade.
• Fair Oaks Sewer Upgrade.
30.
31.
Provide individual water services to each parcel.
Replace the existing blow off at the end of the cul-de-sac with a fire hydrant
(similar to condition no. 16 above).
32. Pay a proportionate share for installation of drainage improvements along Via La
Barranca.
STANDARD 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.
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33. 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.
34. Perform construction activities during normal business hours (Monday through
Friday, 7 A.M. to 5 P.M.) for inspection purposes.
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35. All project improvements shall be designed and constructed in accordance with the
City of Arroyo Grande Standard Drawings and Specifications.
36. Submit four (4) full-size paper copies and one (1) full-size mylar copy of approved
improvement plans for inspection purposes during construction.
37. 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.
38. 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
39. 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.
40. Improvement plans shall include plan and profile of existing and proposed streets,
utilities and retaining walls.
41. Landscape and irrigation plans are required 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.
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42. Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
43. Lots using fire sprinklers shall have individual service connections. If the units are
to be fire sprinkled, a fire sprinkler engineer shall determine the size of the water
meters.
RESOLUTION NO. 07-2044
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44. Existing water services to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Director of Public Works.
45. 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.
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All sewer laterals within the public right of way must have a minimum slope of 2%.
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.
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50. Underground all new public utilities in accordance with Section 16.68.050 of the
Development Code.
51. 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.
52. 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.
53. All public utilities shall be operational prior to occupancy.
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54.
55.
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.
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56. Street structural sections shali be determined by an R-Value soil test, but shall not
be less than 3" of asphalt and 6" of Class II AB.
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57. Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to
prevent damage due to root growth.
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58. Perform all grading in conformance with the City Grading Ordinance.
59. Submit all retaining wall calculations for review and approval by the Director of
Public Works for walls not constructed per City standards.
DRAINAGE
60. All drainage facilities shall be designed to accommodate a 100-year storm flow.
61. All drainage facilities shall be in accordance with the Drainage Master Plan. The
project is in Drainage Zone "B" and may direct storm water flow to the creek
through City facilities.
62. 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.
63. Infiltration basins shall be designed based on soil tests, with a maximum infiltration
rat of 6" per day.
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64. Abandonment of public streets and public easements shall be listed on the parcel
map, in accordance with Section 66499.20 of the Subdivision Map Act.
65. 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.
66. 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.
RESOLUTION NO. 07-2044
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67. Private easements shall be reserved
approved by the City, for the following:
a. Drainage easements.
b. Sewer easements.
c. Water easements.
d. Public Utility Easements.
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on the map, or other separate document
68. 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.
69.
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70.
Obtain a grading permit prior to commencement of any grading operations on site.
Pay all required City fees at the time they are due.
71. 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.
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72. 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.
73. 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.
74. Covenants, Conditions, and Restrictions for the maintenance of the common
driveway and any other common facilities shall be reviewed and approved by the
Director of Public Works and the City Attorney.
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75. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
76. Submit an engineer's estimate of quantities for public improvements for review by
the Director of Public Works.
77. 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°/a of the approved estimated cost of all
subdivision improvements.
b. Labor and Materials: 50°/o 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.
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78. 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.
79. Preliminary Title Report: A current preliminary title report shall be submitted to the
Director of Public Works prior to checking the map.
80. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the
Director of Public Works with the final submittal of the Map.
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81. The Final Map shall be recorded with all pertinent conditions of approval satisfied.
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82. All utilities shall be operational.
83. 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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