PC R 05-1957RESOLUTION NO. 05-1957
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING PLANNED
UNIT DEVELOPMENT 05-002• LOCATED AT 567 CROWN
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HILL; APPLIED FOR BY CAMPBELL LLC
WHEREAS, the applicant has filed Planned Unit Development 05-002 to construct finro (2)
new single-family homes and remodel one (1) single-family home on three (3) existing
lots located at 567 Crown Hill; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Planned Unit Development 05-002 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 determined that the project is categorically exempt per Section 15303
of the California Environmental Quality Act (CEQA) Guidelines; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, that the following circumstances exist:
Planned Unit Development
That the proposed development is consistent with the goals, objectives and
programs of the general plan and any applicable specific plan;
The proposed development allows for coordinated construction of three (3)
single-family homes on three (3) existing lots in the Single-Family (SF)
zoning district that wou/d minimize impacts to several Coastal Live Oaks,
both on and off-site.
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;
The site consists of three (3) existing lots that were created before the City
enacted the current development standards. The proposed development
has been designed to maximize use of each lot, while preserving several
Coastal Live Oak Trees. While it would be beneficial to include on-site
guest parking in the proposed development, the location of trees, access
easement and the existing lot configuration appear to preclude the provision
of guest parking without sacrificing open space.
3. That the site for the proposed development has adequate access, meaning
that the site design and development plan conditions consider the
RESOLUTION NO. 05-1957
PUD 05-002
MAY 17, 2005
PAGE 2 of 8
limitations of existing streets and highways;
The site for the proposed development is located on Crown Hill, which is a public
residential sfreef. Each lot will be accessed from a single driveway, reducing the
number of potential driveways on Crown Hill by one-half.
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; 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. 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;
With fhe exception of three setback and two FAR requirements, the
proposed development conforms to development standards of the Single-
Family (SF) zoning district, in which the proposed development is located.
Because the project has been designed around existing trees and the
garages obstructed from view, its visual impact from the street will be
minimal and compatib/e with the established character of the neighborhood.
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.
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 carries out the intent of the planned unit
development provisions by relaxing some of the development standards of
the Single-Family (SF) zoning district in order to preserve several Coastal
Live Oak Trees and minimize the amount of impervious surface for
vehicu/ar access.
RESOLUTION NO. 05-1957
PUD 05-002
MAY 17, 2005
PAGE3of8
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.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Planned Unit Development 05-002, 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 Fellows, seconded by Commissioner Parker, and by the
following roll call vote, to wit:
AYES: Commissioners Fellows, Parker, Tait and Vice Chair Keen
NOES: None
ABSENT: Chair Brown
the foregoing Resolution was adopted this 17 day of May, 2005.
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RESOLUTION NO. 05-1957
PUD 05-002
MAY 17, 2005
PAGE 4 of 8
ATTEST:
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KATHY M OZA,
SECRETARY TO THE COMMISSION
AS TO CONTENT:
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COMMUNITY DEVEL PMENT DIRECTOR
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J N KEEN, -CHAIR
RESOLUTION NO. 05-1957
PUD 05-002
MAY 17, 2005
PAGE 5 of 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNED UNIT DEVELOPMENT 05-002
This approval authorizes the construction of two (2) new single-family homes and the
remodel of one (1) existing single-family home on three (3) existing lots located at 567
Crown Hill.
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS:
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Unit Development 05-
002.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of May 17, 2005 and marked Exhibit
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OAK TREES:
4. 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.
5. 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."
6. 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. �
7. 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.
RESOLUTION NO. 05-1957
PUD 05-002
MAY 17, 2005
PAGE 6 of 8
PUBLIC WORKS
GENERAL CONDITIONS:
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The applicant shall adhere to all conditions of approval regarding building permit
issuance for Lot Merger 04-002 except as modified by these conditions.
The applicant shall pay a project mitigation fee for the East Branch Sewer
Project of $1,216.74 per new residential unit.
10. The applicant shall utilize the detail provided by the Public Works Department for
connecting to the sewer main, as the section of sewer main across the project
frontage has been slip lined.
11. Each parcel shall have separate water meters. Duplex service lines shall be
used if feasible.
12. 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.
13. Curb, gutter and sidewalk shall be installed along the frontage of Lot "B" at the
appropriate grades and location to match existing and curb and gutter shall be
installed along the frontage of Lot "A"
BUILDING AND FIRE
GENERAL CONDITIONS:
13. 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.
14.
15
16
17.
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 1,000 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.
RESOLUTION NO. 05-1957
PUD 05-002
MAY 17, 2005
PAGE 7 of 8
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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.
20. 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.
21. 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.
FEES:
22.
23.
24.
25.
26.
27.
28.
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.
Sewer hook-up and facility permit fee; to be based on codes and rates in effect at
the time of building permit issuance.
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.
29. 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.
30.
31.
32.
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.
Street trees fee; to be based on codes and rates in effect at the time of building
RESOLUTION NO. 05-1957
PUD 05-002 "
MAY 17, 2005 y � �
PAGE 8 of 8
permit issuance.
33. Community centers fee; to be based on codes and rates in effect at the time of
building permit issuance.
34. Fire protection fee; to be based on codes and rates in effect at the time of building
permit issuance.
35. Police facilities fee; to be based on codes and rates in effect at the time of
building permit issuance.
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