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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 � � 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 • ►� �� ► � � • � i� ► � � : : ►i ► � 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 11 • • ► 11 • : 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. � •:. 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. ii':• ii . _► 37 � 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. 40 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. � 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. �: : 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. � : 50 51 52 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 . - 55 56 57 : 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. 59 60 61 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. :: ■ : �►� � � � . 62 63 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 ;_� ► 64. Perform all grading in conformance with the City Grading Ordinance. - .: ►: 65 66 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. � � : �► :►� � ►� ► 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. ' : ►� fl�] 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. : : u ► 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 � �_ 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. :. '•E�1 : . . 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 F'Ya 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. � 101 102 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 � 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