PC R 05-1982RESOLUTION NO. 05-1982
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING VESTING
TENTATIVE TRACT MAP CASE NO. 05-002 AND
PLANNED UNIT DEVELOPMENT CASE NO. 05-006;
LOCATED AT 125 NELSON STREET; APPLIED FOR BY
PRESTON THOMAS
WHEREAS, the applicant has filed Vesting Tentative Tract Map 05-002 and Planned Unit
Development 05-006 to subdivide 0.32 acres into five (5) lots and construct one (1)
mixed-use building and four (4) townhouses; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Vesting Tentative Tract Map 05-002 and Planned Unit Development 05-006 at a public
hearing on December 20, 2005 in accordance with the Municipal Code of the City of
Arroyo Grande; and
WHEREAS, the Planning Commission has found that this project is consistent with the
City's General Plan, Development Code and the environmental documents associated
therewith, and has reviewed the Draft Mitigated Negative Declaration with mitigation
measures under the provisions of the California Environmental Quality Act (CEQA); and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, that the following circumstances exist:
Tentative Tract Map Findings
1. The proposed tentative tract map is consistent with goals, objectives, policies,
plans, programs, intent and requirements of the Arroyo Grande General Plan, as
well as any applicable specific plan, and the requirements of this title.
The proposed tentative tract map would allow the site to be developed at a density
that consistent with both the City's General Plan and Development Code.
2. The site is physically suitable for the type of development proposed.
The project site is located in the Village Mixed-Use (VMU) zoning district, which
encourages projects that mix retail, office and residential uses, such as the
proposed development.
3. The site is physically suitable for the proposed density of development.
The project site is 0.32 acres in size, which can support a maximum of 4.8 dwelling
units, based the City's General Plan and Development Code. Based on the City's
density equivalency for mixed-use projects, the proposed development has a
density of 4. 75 dwelling units.
RESOLUTION NO. 05-1982
VTTM 05-002 & PUD 05-006
DECEMBER 20, 2005
PAGE 2 of 17
4. The design of the tentative tract map or the proposed improvements are not likely
to cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat.
The design of the tract map will not cause any environmental damage nor will it
injure either fish or wildlife or their habitat, as the site has been previously
developed with a single-family home and there is no �sh or wildlife or habitat
present on the site �
5. The design of the subdivision or type of improvements is not likely to cause serious
public health problems.
The design of the subdivision will nof cause any serious public health problems, as
it provides adequate vehicular and pedestrian access to each proposed lot.
6. The design of the tentative tract map or the type of improvements will not conflict
with easements acquired by the public-at-large for access through, or use of,
property within the proposed tentative tract map or that alternate easements for
access or for use will be provided, and that these alternative easements will be
substantially equivalent to ones previously acquired by the public.
The design of the tentative map will not conflict with any public easements; it will
be accessed from Nelson Street, which is a public right of way.
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 in
Division 7(commencing with Section 13000) of the California Water Code.
The subdivision will abide by all City and Soufh County Sanifation District
standards relating to sewer system design.
8. Adequate public services and facilities exist or will be provided as the result of the
proposed tentative tract map to support project development.
The tentative tract map is located adjacent to all necessary public facilities
and will not negatively affect the adequacy of those facilities.
Planned Unit Development Findings
The proposed development is consistent with the goals, objectives and programs
of the general plan and any applicable specific plan;
The proposed development achieves a residential density and contains a mix of
uses consistent with General Plan goals, policies and objectives for the mixed-use
land use category in general and the Village area in particular.
2. The site for the proposed development is adequate in size and shape to
RESOLUTION NO. 05-1982
VTTM 05-002 & PUD 05-006
DECEMBER 20, 2005
PAGE 3 of 17
accommodate the use and all yards, open spaces, setbacks, walls and fences,
parking area, loading areas, landscaping, and other features required;
Although three lots in the proposed development do not meet the minimum
standards for side yard setbacks, the proposed project would result in a more
desirable project than would be possible if strict side yard setbacks were adhered
to.
3. 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;
The site will take access from Nelson Street; the project will not generate a
substantial number of either daily or peak-hour vehicle trips.
4. 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;
The proposed development is located adjacent to or in close proximity fo all
necessary public services; the proposed development will not cause a reduction in
these services to other properties in the vicinity so as to be a detriment to public
health, safety or welfare.
5. 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;
The proposed development is consistent with the use and density as described in
both the City's General Plan and Developmenf Code. Although the proposed
development is a higher density and contains larger buildings than most
surrounding properties, it will not have an adverse effect on those surrounding
properties, as it is compatible with the permitted use and planned land use
character of the surrounding area.
6. 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;
There is minimal hazard risk on the project site, limited only to possible seismic
events; all buildings developed on the project site will be sprinklered per Building &
Fire Department Guidelines.
7. The proposed development 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
RESOLUTION NO. 05-1982
VTTM 05-002 & PUD 05-006
DECEMBER 20, 2005
PAGE 4 of 17
conventional development standards;
The proposed development provides a more efficient use of the land than could be
achieved through the strict application of Village Mixed Use (VMU) zoning district
development standards, specifically relating to common open space and provision
of off-street parking.
8. The proposed development complies with all applicable perFormance standards
listed in Section 16.32.050(E).
The proposed development complies with the City's performance standards for
planned unit developments.
Mixed-Use Project Findings
1. The mixed uses are consistent with the general plan and are compatible
with their surroundings, with neighboring uses, and with each other.
The proposed project will include a vertical mixed-use building
containing ground-floor retail/office with a second-floor apartment at
the street and four (4) townhouses at the rear of the site, compatible
with the existing mix of neighboring uses and the goals, policies and
objectives of the General Plan.
2. The design protects the public health, safety, and welfare.
There is nothing in the design of the proposed project that would be
detrimenta/ to the public health, safety or welfare.
3. The mixed uses provide greater public benefits than single-use
development of the site.
The mix of retail/office, rental housing and for-sale housing provides a
greater public benefit than if the site were developed exclusively with
either of these uses. The mix of uses provides fhis benefit by locating
retail/office space in close proximity to existing residences and likewise
providing addifional housing in c/ose proximity to exisfing refail/office
uses, thereby helping to reduce the number of automobile trips generated
by each use. By including a residential use, the project will contribute to
the City's affordable housing stock, either by payment of an in-lieu fee or
provision of a deed-restricted apartment.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Vesting Tentative Tract Map 05-002 and Planned Unit
Development 05-006, as shown in Exhibit "B" with the above findings and subject to the
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RESOLUTION NO. 05-1982
VTTM 05-002 & PUD 05-006
DECEMBER 20, 2005
PAGE5of17
conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this
reference.
On motion by Chair Brown, seconded by Commissioner Ray, and by the following roll call
vote, to wit:
AYES: Commissioners Brown, Tait, and Ray
NOES: Commissioners Fellows and Parker
ABSENT: None
the foregoing Resolution was adopted this 20 day of December, 2005.
ATTEST:
�
L REARDON-SMtTH,
SECRETARY TO THE COMMISSION
TtM BR , CHAIR
AS TO CONTENT:
COMMUNITY DEVELOPIlAENT DIRECTOR
RESOLUTION NO. 05-1982
VTTM 05-002 � PUD 05-006
DECEMBER 20, 2005
PAGE6of17
EXHIBIT "A"
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP Or002
PLANNED UNIT DEVELOPMENT 05-006
This approval authorizes the subdivision of 0.32 acres into five (5) lots and construction of
one (1) mixed-use building and four (4) townhouses, located at 125 Nelson Street
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GENERAL CONDITIONS:
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
Tract Map 05-002 and Planned Unit Development 05-006.
Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of December 20, 2005 and marked
Exhibit "B".
4. This tentative map approval shall automatically expire on December 20, 2007
unless the final map is recorded or a time extension is granted pursuant to
Section 16.12.140 of the Development Code.
5. 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.
AFFORDABLE HOUSING REQUIREMENT:
6. To meet the City's affordable housing requirement, the applicant shall either:
Pay an in-lieu fee, as established by the City Council, at the time of building
permit issuance; or,
Deed-restrict the apartment on Lot 5 to the affordable housing standards for
rental units, established by the County of San Luis Obispo, for the moderate-
income category. This dedication shall be achieved through an agreement in a
form approved by the City and shall be entered into between the City and the
applicant prior to final approval of a subdivision map. This agreement shall
remain in effect for a period of not less than 30-years.
RESOLUTION NO. 05-1982
VTTM 05-002 & PUD 05-006
DECEMBER 20, 2005
PAGE 7 of 17
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AIR QUALITY:
7. 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.
8. Soil stockpiled for more than two days shall be covered, kept moist, or treated with
soil binders to prevent dust generation.
9. 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.
10. 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.
11. 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 befinreen
top of load and top of trailer) in accordance with CVC Section 23114.
12. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site.
13. 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.
CULTURAL RESOURCES:
14. The following note shall be placed on the construction plans for the project:
"In the event that during grading, construction or development of the project, and
cultural 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 shall be contacted immediately. The applicant
may be required to provide archaeological studies and/or mitigation measures."
RESOLUTION NO. 05-1982
VTTM 05-002 � PUD 05-006
DECEMBER 20, 2005
PAGE 8 of 17
HYDROLOGY AND WATER QUALITY:
15. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
Implementinq an individual water f.ixture,�retr f program that ttttlr� 3 replaces
x istinq" �off site fixtures , � 3 ,� �� � to.,.,;�o_ffset`�the
anticipate,d,,�wate,r„Wu;s,e o.f�the .p:�o�ect. 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.
16. 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.
17. 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.
18. The project shall comply with the City's required water conservation measures
including any applicable measures identified in any applicable City Water
Conservation Plans.
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SPECIAL CONDITIONS:
19. Install a 4" manifold for water meters per City Standard 711-AG.
20. The existing water service is to be abandoned; it shall be properly abandoned and
capped at the main per City Standard 742-AG.
21. The applicant shall provide a new single service for the residence at 121 Nelson
Street.
22. The applicant shall install all new public utilities as underground facilities.
23. Install a sewer main that extends to the back of the property with all appropriate
manholes.
RESOLUTION NO. 05-1982
VTTM 05-002 8� PUD 05-006
DECEMBER 20, 2005
PAGE 9 of 17
24. Each unit shall be provided a separate sewer lateral.
25. The applicant shall perimeter grind and overlay Nelson Street from gutter to
centerline with 1'/z" of asphalt the length of the project frontage and from gutter to
gutter for the portion of Nelson Street affected by trench cuts, as determined by
the Director of Public Works.
26. The applicant shall install a new driveway approach to the property in accordance
with City Standard 110-AG.
27. A preliminary soils engineering report, prepared by a civil engineer registered in the
state of California and based upon adequate test borings.
28. The applicant shall install fire hydrants to meet all applicable Public Works and
Fire Department guidelines.
29. The applicant shall install new concrete curb, gutter and sidewalk to replace any
damaged curb, gutter and sidewalk and unused driveway aprons in accordance
with City standards. The limits of replacement shall be from the existing utility pole
at the east of the property to the first joint west of the existing water meter boxes.
The alignment and grade shall match existing.
30. Install a new 7' drop inlet with fossil filter at the northeast corner of Bridge Street
and Nelson Street.
31. The applicant shall provide detailed drainage calculations indicating that increased
run-off can be accommodated by existing facilities,
32. Street tree planting and maintenance easements shall be dedicated adjacent to all
street right of ways. Street tree easements shall be the maximum feasible
distance beyond the right of way, based on approved development plans, except
that street tree easements shall exclude the area covered by public utility
easements.
33. A Public Utility Easement (PUE) shall be dedicated to be the maximum feasible
distance beyond the right of way, up to a width of 6 feet, based on approved
development plans. The PUE shall be wider where necessary for the installation
or maintenance of the public utility vaults, pads, or similar facilities.
34. Sewer easements shall be a minimum of 15 feet wide for the sewer main extended
to the rear of the property.
RESOLUTION NO. 05-1982
VTTM 05-002 8� PUD 05-006
DECEMBER 20, 2005
PAGE 10 of 17
GENERAL CONDITIONS:
35. 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.
36. 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.
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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.
39. 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.
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41
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
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.
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RESOLUTION NO. 05-1982
VTTM 05-002 � PUD 05-006
DECEMBER 20, 2005
PAGE 11 of 17
f. The location of all existing and proposed public or private utilities.
42. Improvement plans shall include plan and profile of existing and proposed streets,
utilities and retaining walls.
43. 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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44.
45.
Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
Each parcel shall have separate water meters. Duplex service lines shall be used
if feasible.
46. 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.
47. Existing water services to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Director of Public Works.
48. The on-site water systems that supply water to fire hydrants shall be a public
facility. This will require public improvement plans and dedication of a 15 feet wide
easement.
49. All water mains shall be a minimum of 8" in diameter.
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51
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Each parcel shall be provided a separate sewer lateral.
All new sewer mains shall be designed as follows:
a. Minimum diameter of 8",
b. Minimum slope of .5%,
c. All slope changes, direction changes and junctions shall occur at manholes,
All sewer mains or laterals crossing or parallel to public water facilities shall be
RESOLUTION NO. 05-1982
VTTM 05-002 & PUD 05-006
DECEMBER 20, 2005
PAGE12of17
53
54
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56
57
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58. 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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60
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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.
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. All utility company shall sign the improvement plans prior to final
submittal.
Submit the Final Map to the public utility companies for review and comment.
Utility comments shall be forwarded to the Director of Public Works for approval.
Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
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.
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Utilize saw cuts for all repairs made in curb, gutter, and sidewalk.
Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to
prevent damage due to root growth.
RESOLUTION NO. 05-1982
VTTM 05-002 & PUD 05-006
DECEMBER 20, 2005
PAGE13of17
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64. Perform all grading in conformance with the City Grading Ordinance.
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All drainage facilities shall be designed to accommodate a 100-year storm flow.
All drainage facilities shall be in accordance with the Drainage Master Plan.
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67. 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.
68. Abandonment of public streets and public easements shall be listed on the final
map of parcel map, in accordance with Section 66499.20 of the Subdivision Map
Act.
69. 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 15 feet wide.
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71.
FFFS
72.
73.
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.
Obtain a grading permit prior to commencement of any grading operations on site.
Pay all required City fees at the time they are due.
Fees to be paid prior to plan approval:
RESOLUTION NO. 05-1982
VTTM 05-002 & PUD 05-006
DECEMBER 20, 2005
PAGE 14 of 17
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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74. 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.
75. 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.
IMPROVEMENT SECURITIES
76. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
77. Submit an engineer's estimate of quantities for public improvements for review by
the Director of Public Works.
78. 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
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RESOLUTION NO. 05-1982
VTTM 05-002 8� PUD 05-006
DECEMBER 20, 2005
PAGE15of17
79. 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.
80. Preliminary Title Report: A current preliminary title report shall be submitted to
the Director of Public Works prior to checking the map.
81. 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
82. The Final Map shall be recorded with all pertinent conditions of approval satisfied.
Prior to issuing a certificate of occupancy
83. All utilities shall be operational.
84. 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.
BUILDING AND FIRE
GENERAL CONDITIONS:
85. 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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The project shall provide complete compliance with State and Federal disabled
access requirements.
All fire lanes must be posted and enforced, per Police Department and Fire
Department Guidelines.
The project shall have a fire flovu based on the California Fire Code Appendix III-A.
89. Prior to combustible materials being placed on site, fire hydrants shall be installed,
per Fire Department and Public Works Department standards. Location to be on
the north side of Nelson, mid-block at the direction of the Fire Chief.
90. Prior to occupancy, the applicant shall provide an approved "security key vault",
per Building and Fire Department Guidelines.
RESOLUTION NO. 05-1982
VTTM 05-002 8� PUD 05-006
DECEMBER 20, 2005
PAGE 16 of 17
91
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Prior to occupancy, all buildings must be fully sprinklered per Building and Fire
Department Guidelines.
Provide Fire Department approved access or sprinkler-system per National Fire
Protection Association Standards (NFPA 13 system).
93. Prior to issuance of a grading permit or building permit, whichever occurs first,
applicant shall show proof of properly abandoning all non-conforming items such
as septic tanks, wells, underground piping and other undesirable conditions.
94. Prior to issuance of a building permit, a demolition permit must be issued.
Development fees resulting from demolition will be appropriately credited to the
property.
OTHER APPROVALS:
95.
FEES:
96.
97.
98.
99.
Any review costs generated by outside consultants shall be paid by the applicant.
Water meter, service main, distribution and availability fee; to be based on codes
and rates in effect at the time of building permit issuance.
Water neutralization fee; to be based on codes and rates in effect at the time of
building permit issuance.
Traffic impact fee; to be based on codes and rates in effect at the time of building
permit issuance.
Traffic signalization fee; to be based on codes and rates in effect at the time of
building permit issuance.
100. Sewer hook-up and facility permit fee; to be based on codes and rates in effect at
the time of building permit issuance. �
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Drainage fee, to be based on codes and rates in effect at the time of building
permit issuance.
Building permit fees; to be based on codes and rates in effect at the time of
building permit issuance.
103. Strong Motion Instrumentation Program (SMIP) fee; to be based on codes and
rates in effect at the time of building permit issuance in accordance with State
mandate.
104. Park development fee; to be based on codes and rates in effect at the time of
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RESOLUTION NO. 05-1982
VTTM 05-002 8� PUD 05-006
DECEMBER 20, 2005
PAGE17of17
building permit issuance
105. Park improvements fee; to be based on codes and rates in effect at the time of
building permit issuance.
106. Street trees fee; to be based on codes and rates in effect at the time of building
permit issuance.
107. Community centers fee; to be based on codes and rates in effect at the time of
building permit issuance.
108. Fire protection fee; to be based on codes and rates in effect at the time of building
permit issuance.
109. Police facilities fee; to be based on codes and rates in effect at the time of
building permit issuance.
1 10. Affordable housing in-lieu fee, as conditioned for this project.
deter'min