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PC R 05-1963RESOLUTION NO. 05-1963 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT MAP 05-001 AND PLANNED UNIT DEVELOPMENT 05-001; LOCATED AT THE NORTHEAST CORNER OF SOUTH ELM AND MAPLE STREETS; APPLIED FOR BY AG SPANISH OAKS, LLC WHERAS, the applicant has filed Tentative Tract Map 05-001 to subdivide 1.12 acres on three (3) parcels located at the northeast corner of South Elm and Maple Streets into finrelve (12) lots; and WHEREAS, the applicant has filed Planned Unit Development 05-001 to construct eleven (11) small-lot single-family homes in conjunction with Tentative Tract Map 05-001; and WHEREAS, the Planning Commission of the City of Arroyo Grande has considered Tentative Tract Map 05-001 and Planned Unit Development 05-001 at a public hearing on May 17, 2005 in accordance with the Municipal Code of the City of Arroyo Grande; and WHEREAS, the Planning Commission 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 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 the City's General Plan Land Use Element. 2. The site is physically suitable for the type of development proposed. The project site is surrounded by urban development and would be developed to provide adequate parking, circulation, building separation and open space. 3. The site is physically suitable for the proposed density of development. The project site is 1.12 acres in size, which can support eleven (11) units based on similar planned unit developments throughout the City in the Multi-Family (MF) zoning district. RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE2of19 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 fhe tract map will not cause any environmental damage nor will it injure either fish or wildlife or their habitat. 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 not cause any serious public health problems. 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 two public streets, South Elm and Maple. 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 South County Sanitation 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 That 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 consistent with the City's Genera/ Plan Land Use Element. 2. That the site for the proposed development is adequate in size and shape to accommodate the use and all yards, open spaces, setbacks, walls and fences, parking area, loading areas, landscaping, and other features required; Although fhe proposed development does not meet some of the minimum RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE3of19 standards for the Multi-Family (MF) zoning district, the lot sizes, yards and setbacks are adequate for the intended use as small-lot single-family homes. 3. That the site for the proposed development has adequate access, meaning that the site design and development plan conditions consider the limitations of existing streets and highways; Two public streets, South Elm and Maple, will serve the project site; the project will not generate a substantia/ number of either daily or peak-hour vehicle trips. 4. That adequate public services exist, or will be provided in accordance with the conditions of development plan approval, to serve the proposed development; and that the approval of the proposed development will not result in a reduction of such public services to properties in the vicinity so as to be a detriment to public health, safety or welfare; The proposed development is located adjacent to or in close proximity to all necessary public services; fhe 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. That the proposed development, as conditioned, will not have a substantial adverse effect on surrounding property, or the permitted use thereof, and will be compatible with the existing and planned land use character of the surrounding area; The proposed development is consistent with the use and density as described in the Land Use Element of fhe General Plan and has elements of both single-family and multi-family development, which is compatible and complimentary with surrounding uses. 6. That the improvements required, and the manner of development, adequately address all natural and manmade hazards associated with the proposed development and the project site, including, but not limited to, flood, seismic, fire and slope hazards; There is minimal hazard risk on the project site, limited only to possible seismic events; the project will provide on-site retention of stormwater to minimize flooding hazards. 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 conventional development standards; The proposed development provides a more efficient use of the land than could be achieved through the sfrict application of Multi-Family zoning district development standards, including the minimization of driveway aprons along South Elm Street RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 4 of 19 and designing around existing coastal live oaks. 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 p/anned unit developments. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Tentative Tract Map 05-001 and Planned Unit Development 05-001, 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 Fellows, and by the following roll call vote, to wit: AYES: Tait, Fellows, Parker and Vice Chair Keen NOES: None ABSENT: Chair Brown the foregoing Resolution was adopted this 17` day of May, 2005. RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 5 of 19 ATTEST: � KATHY ME OZA, SECRETARY TO THE COMMISSION AS TO CONTENT: ROB StROf�fG, COMMUNITY DEVEL MENT DIRECTOR i �i� _�� . .- RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 6 of 19 EXHIBIT "A" CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 05-001 AND PLANNED UNIT DEVELOPMENT 05-001 This approval authorizes the subdivision of 1.12 acres into twelve (12) lots and construction of eleven (11) small-lot single-family homes at the northeast corner of South Elm and Maple Streets. COMMUNITY DEVELOPMENT DEPARTMENT GENERAL CONDITIONS: �� � 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 Tentative Tract Map 05-001 and Planned Unit Development 05-001. Development shall occur in substantial conformance with the plans presented to the Planning Commission at their meeting of May 17, 2005 and marked Exhibit �� 4. This tentative map approval shall automatically expire on May 17, 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. ARCHITECTURAL REVIEW: 6. Prior to issuance of a building permit, revised plans shall be submitted to the Architectural Review Committee (ARC) for review and approval. TENTATIVE MAP: 7. The applicant shall revise the tentative map to include 5' maintenance easements on adjacent lots for each lot that contains a building footprint located on the property line, as required by Development Code Section 16.32.050 (E)(4). RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE7of19 INCLUSIONARY HOUSING: 8. The applicant shall restrict one (1) residential unit to the affordable housing standards established by the County of San Luis Obispo for the moderate-income category. This dedication shall be achieved through a housing development 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 set forth the provision to require a designated residence be sold to a qualified moderate-income household as certified by the Housing Authority of San Luis Obispo or such other authority approved by the City Council and shall remain affordable for a period of not less than 30-years. MITIGATION MEASURES AIR QUALITY: 9. 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. 10. Soil stockpiled for more than finro days shall be covered, kept moist, or treated with soil binders to prevent dust generation. 11. 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. 12. 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. 13. 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. 14. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. 15. 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. BIOLOGICAL RESOURCES: RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE8of19 16. 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. 17. 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, materials or vehicles allowed. Do not move or remove this fence." 18. 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. 19. Removal of the oak trees shall be replaced in-kind or to City selection at a 3:1 ratio with a minimum size of a 24" box, planted on-site. 20. The arborist shall mark all trees to be removed with either colored ribbon or paint. Transplant all trees per arborist's direction prior to site grading. 21. 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. CULTURAL RESOURCES: 22. 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." HYDROLOGY AND WATER QUALITY: WATER 21. The applicant shall complete measures to neutralize the estimated increase in RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE9of19 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. 22. 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. 23. 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. DRAINAGE 24. All stormwater, in excess of the historic flow of the project site, shall be retained on-site through the use of an infiltration basin(s) or similar method of retention, as approved by the Director of Public Works. PUBLIC WORKS GENERAL CONDITIONS: 25. 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. 26. 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. IMPROVEMENT PLANS: 27. All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 10 of 19 28. Submit four (4) full-size paper copies and one (1) full-size mylar copy of approved improvement plans for inspection purposes during construction. 29. 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. 30. 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 31. 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. 32. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 33. 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. 9NA�ER: 34. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 35. 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 RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 11 of 19 36. 37. 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 lots fronting Maple Street shall be serviced from the main on Maple Street. 38. A water manifold in accordance with City Standard 711-AG shall service the remainder of lots. The meters will be placed in a vault with a touch read meter pad. This manifold will connect to the water main underneath South Elm. 39 40 The applicant shall install a fire hydrant along the South Elm frontage adjacent to the project driveway. 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. SEWER: 41. 42. 43. 44. 45. 46. 47. Each parcel shall be provided a separate sewer lateral. All new sewer mains must be a minimum diameter of 8". All direction changes, grade breaks and termination of sewer mains shall occur at manholes. All mains shall be provided with 10' of clearance from centerline of pipe to face of adjacent buildings. 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. RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 - PAG E 12 of 19 ,• 49. Obtain approval from the South County Sanitation District for the developmenYs impact to District facilities prior to final recordation of the map. The lots fronting Maple Street shall sewer directly to the sewer main underneath Maple, 50. The remainder of the lots shall connect to a public sewer main that is extended on- site from the sewer main underneath South Elm. This sewer main shall connect at a manhole, PUBLIC UTILITIES: 51. 52. 53. 54. 55. 56. 57. 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. 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. 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. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. The applicant shall have the public utility companies sign the plans prior to approval. The applicant shall fulfill the under grounding requirement in the following manner: a. Under ground the overhead utilities fronting Maple Street and on-site. b. Install the appropriate conduit for future under grounding along the South Elm frontage. c. Relocate the existing utility poles along the South Elm frontage to 18" off of face of curb to centerline of pole. d. Provide a standard light pole for use at another location. e. Pay the in-lieu fee. STREETS: RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 13 of 19 58. 59. 60. 61. The driveway shall be widened to a minimum width of 20'. Overlay South Elm to the centerline across the project frontage. Overlay Maple Street to the centerline across the project frontage. Overlay Maple Street or South Elm from gutter to gutter for any trench cuts that extend beyond the center line to 20' either side of the trench cut. 62. South Elm shall not be cut until January 2006 in accordance with City practices for pavement management. If South Elm is cut prior to January 2006, the applicant shall overlay South Elm gutter to gutter from the northern project frontage to the southern limits of the overlay of Maple. 63. 64. 65. 66. The applicant shall overlay Maple Street 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. 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: 67. Install new concrete curb, gutter, and sidewalk along South Elm. Grades and alignment shall be as such to match existing curb gutter and sidewalk to the north and south of the project. 68. 69. 70. 71. 72. Install new concrete sidewalk along the Maple Street frontage. Remove and replace any cracked or broken curb and gutter along the maple frontage. 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. The applicant shatl install a handicap ramp at the northeast corner of South Elm and Maple. RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 14 of 19 73. The applicant shall install a handicap ramp at the southeast corner of South Elm and Maple. 74. The applicant shall mitigate inadequate grades in the gutter flow line with the widening of South Elm for storm water to reach the existing drop inlet in the Maple frontage by either: a. Adjusting the grades of the curb, gutter and sidewalk along Maple to lower the flow line of the drop inlet and replacing the drop inlet with a new standard drop inlet with fossil filter; OR, b. Install a cross gutter and spandrels across Maple at the intersection with South Elm. GRADING: 75. 76. 77. 78. Perform all grading in conformance with the City Grading Ordinance. The applicant shall obtain a WDID No. from the Regional Water Quality Control Board prior to issuance of a grading permit. The applicant shall submit an erosion control plan for review and approval prior to issuing a grading permit. Submit all retaining wall calculations for review and approval by the Director of Public Works for walls not constructed per City standards. DRAINAGE: :� . 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. The project is in Drainage Zone "A" and will require on-site retention of storm water runoff. 82. The applicant shall utilize the water balance method for determining the retention basin size. DEDICATIONS AND EASEMENTS: 83. 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 RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 15 of 19 calculations, and a current preliminary title report. The applicant shall be responsible for all required fees, including any additional required City processing. 84. 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. 85. The applicant shall offer the appropriate amount of frontage along South Elm for right of way purposes to match the existing right of way width. 86. 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. 87. 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. . .. :• A Public Utility Easement (PUE) shall be dedicated over the common driveway. 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. 90. Private easements shall be reserved on the map, or other separate document approved by the City, for the following: a. Drainage easements where shown on the tentative map. The easements shall be a minimum of 10 feet wide. PERMITS: 91 92 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. RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 16 of 19 FEES: � �� Pay all required City fees at the time they are due. Fees to be paid prior to plan approval: a. Map check fee b. Plan check for grading plans based on an approved earthwork estimate. c. Plan check for improvement plans based on an approved construction cost estimate. d. Permit Fee for grading plans based on an approved earthwork estimate. e. Inspection fee of subdivision or public works construction plans based on an approved construction cost estimate. AGREEMENTS: 95. 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. 96. 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. 97. Covenants, Conditions, and Restrictions: Used for maintenance of the common facilities. The CC&R's shall be subject to the review and approval of the City Attorney and the Director of Public Works. IMPROVEMENT SECURITIES: .; �! ' 100 All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. Submit an engineer's estimate of quantities for public improvements for review by the Director of Public Works. 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% subdivision improvements, b. Labor and Materials: 50% subdivision improvements c. One Year Guarantee: 10% of the approved estimated cost of all of the approved estimated cost of all of the approved estimated cost of all RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 17 of 19 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: 101. 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. 102. Preliminary Title Report: A current preliminary title report shall be submitted to the Director of Public Works prior to checking the map. 103. 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: 104. The Final Map shall be recorded with all pertinent conditions of approval satisfied. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY: 105. All utilities shall be operational. 106. 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. 107. Prior to the final 10% of occupancies for the project are issued; all improvements shall be fully constructed and accepted by the City. BUILDING DEPARTMENT GENERAL CONDITIONS: 108. 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. RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 18 of 19 109 110 111 112 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 flow of 1,500 gallons per minute for a duration of finro (2) hours. Prior to occupancy, fire hydrants shall be installed, per Fire Department and Public Works Department standards. 113. Prior to occupancy, all buildings must be fully sprinklered per Building and Fire Department Guidelines. 114. Provide Fire Department approved access or sprinkler-system per National Fire Protection Association Standards. 115. 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. 116. Prior to issuance of a building permit, a demolition permit must be applied for, approved and issued. Development fees resulting from demolition will be appropriately credited to the property. 117. Prior to issuance of a building permit, County Air Pollution Control Board approval is required for demolition of existing structures. 118. The applicant shall pay any review costs generated by outside consultants. FEES: 119. Water meter, service main, distribution and availability fee; to be based on codes and rates in effect at the time of building permit issuance. 120 121 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. 122. Traffic signalization fee; to be based on codes and rates in effect at the time of building permit issuance. 123. Sewer hook-up and facility permit fee; to be based on codes and rates in effect at the time of building permit issuance. ,� �J RESOLUTION NO. 05-1963 TTM 05-001 AND PUD 05-001 MAY 17, 2005 PAGE 19 of 19 124. Building permit fees; to be based on codes and rates in effect at the time of building permit issuance. 125. 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. 126 127 Park development fee; to be based on codes and rates in effect at the time of building permit issuance. Park improvements fee; to be based on codes and rates in effect at the time of building permit issuance. 128. Community centers fee; to be based on codes and rates in effect at the time of building permit issuance. 129 130 Fire protection fee; to be based on codes and rates in effect at the time of building permit issuance. Police facilities fee; to be based on codes and rates in effect at the time of building permit issuance. PARKS, FACILITIES � RECREATION GENERAL CONDITIONS: 131. 132 The applicant shall obtain a tree removal permit prior to removal of any trees. Prior to issuance of a building permit, a revised landscape plan shall be submitted to and approved by the Director of Parks, Recreation and Facilities. PLANNING COMMISSION GENERAL CONDITIONS: 133. The final map shall be revised to increase the northern side yard of Lot 6 from 3' to 4' wide. 134. The final map shall be revised to include "bump-ins" or other such similar design feature that allow for larger trees to be planted in the common landscape strip along the western property line. �