PC R 03-1910RESOLUTION NO. 03-1910
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING TENTATIVE
PARCEL MAP 03-006 AND PLANNED UNIT
DEVELOPMENT 03-004 LOCATED AT 1169 MAPLE
STREET, APPLIED FOR BY MILLISSEE K. THOMPSON
WHEREAS, the applicant has filed Tentative Parcel Map 03-006 and Planned Unit
Development 03-004 to subdivide one (1) parcels totaling 0.33-acres in size, located
at 1 169 Maple Street into three (3) parcels with attached residential units; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Tentative Parcel Map 03-006 and Planned Unit Development 03-004 at a public
hearing on December 2, 2003 in accordance with the Development Code of the City
of Arroyo Grande; and
WHEREAS, the Planning Commission found that this project is consistent with the
City' s General Plan and Development Code.
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and has determined that the
proposed project is categorically exempt under Sections 15303 and 15332 of the
CEQA Guidelines; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Tentative Parcel Map Findings:
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1. The proposed Tentative Parcel Map is consistent with the goals, objectives,
policies, plans, programs, intent, and requirements of the Arroyo Grande General
Plan and the requirements of the Development Code.
2. The design of the Tentative Parcel Map is not likely to cause substantial
environmental damage or substantially and avoidably injury to fish or wildlife or
their habitat.
3. The design of the subdivision or proposed improvements is not likely to cause
public health problems.
4. The discharge of waste from the project into an existing community sewer system
will not result in violation of existing requirements as prescribed in Division 7
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DECEMBER 2, 2003
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(commencing with Section 13000) of the California Water Code.
5. Adequate public services and facilities exist or will be provided as a result of the
proposed Tentative Parcel Map to support project development.
6. The site is physically suitable for the type of development that exists in the MFA
zoning district.
7. The design of the Tentative Parcel Map or the type of improvements will not
conflict with easements acquired by the public at large for access through, or use
of, property within the proposed Tentative Parcel Map.
Planned Unit Development Findings:
1. That the proposed development is consistent with the goals, objectives
and programs of the General Plan and any applicable specific plan;
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;
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;
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;
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;
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;
RESOLUTION NO. 03-1910 �
DECEMBER 2, 2003
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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;
8. The proposed development complies with all applicable performance
standards listed in Section 16.32.050(E).
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Tentative Parcel Map 03-006 and Planned Unit
Development 03-004, 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 Fowler, seconded by Commissioner Keen, and by the
following roll call vote, to wit:
AYES: Commissioners Fowler, Keen, Brown and Chair Guthrie
NOES: Commissioner Arnold
ABSENT: None
the foregoing Resolution was adopted this 2" day of December, 2003.
ATTEST:
�
LY REARDON-SMITH,
SECRETARY TO THE COMMISSION
AS TO CONTENT:
R�'B STRON�G; "
COMMUNITY DEVELO ENT DIRECTOR
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RESOLUTION NO. 03-1910
DECEMBER 2, 2003
PAGE 4 of 12
EXHIBIT "A"
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 03-006 AND
PLANNED UNIT DEVELOPMENT 03-004
1169 MAPLE STREET
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GENERAL CONDITIONS:
1.
2.
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 Parcel
Map 03-006 and Planned Unit Development 03-004.
3. Development shall occur in substantial conformance with the plans presented
to the Planning Commission at their meeting of December 2, 2003 and
marked Exhibit "B".
4. This tentative map approval shall automatically expire on December 2, 2005
unless the final map is recorded or an 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.
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Development shall conform to the Multi-Family Apartment (MFA) zoning
requirements except as otherwise approved.
A fence plan shall be submitted prior to filing the tentative parcel map. No
fences shall be constructed in the 3-foot side yard of parcels two and three.
Phasing of construction for the project shall be indicated on the tentative and
final parcel map.
AFFORDABLE HOUSING:
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9. The applicant shall pay an affordable housing in-lieu fee of 3% of the cost of
construction as computed for building permit purposes, paid at the time of
building permit issuance.
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DECEMBER 2, 2003
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10. Prior to issuance of a
landscape plan, subject
(ARC).
building permit, the applicant shall submit a final
to approval by the Architectural Review Committee
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GENERAL CONDITION:
11. Prior to issuance of a building permit, the applicant shall submit a final
landscape plan, subject to approval by the Parks, Recreation and Facilities
Director.
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GENERAL CONDITIONS:
12. 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.
13.
14
15.
Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
The project shall have a fire flow of 1,000 gallons per minute for a duration of
two (2) hours. .
Prior to occupancy, all buildings must be fully sprinklered per Building and Fire
Department Guidelines.
16. 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.
17. Prior to issuance of a building permit, a demolition permit must be applied for,
approved and issued.
FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT:
18. Water mitigation fee, to be based on codes and rates in effect at the time of
building permit issuance, involving water connection or enlargement of an
existing connection.
RESOLUTION NO. 03-1910
DECEMBER 2, 2003
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19.
20.
21.
Water distribution fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Municipal Code 6-7.22.
Water service charge, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Municipal Code 6-7.22.
Water supply charge, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Municipal Code 6-7.22.
22. Traffic impact fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Ordinance 461 C.S., Resolution
3021.
23. Traffic signalization fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Ordinance 346 C.S., Resolution
1955.
24.
25.
26
27.
Sewer permit fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Municipal Code 6-6.405.
Drainage fee, as required by the area drainage plan for the area being
developed.
Strong Motion Instrumentation Program (SMIP) fee, to be based on codes and
rates in effect at the time of development' in accordance with State mandate.
Building permit fee, to be based on codes and rates in effect at the time of
development, in accordance with Title 8 of the Municipal Code.
SPECIAL CONDITION:
28. Fee credits will be made for existing buildings as allowed.
29. 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.
30. 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
31. All project improvements shall be designed and constructed in accordance with
the City of Arroyo Grande Standard Drawings and Specifications.
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32. Submit three (3) full-size paper copies and one (1) full-size mylar copy of
approved improvement plans for inspection purposes during construction.
33. 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.
34.
35.
36.
The following Improvement plans shall be prepared by a registered Civil
Engineer and approved by the Public Works Department:
■ Grading, drainage and erosion control,
■ Street paving, curb, gutter and sidewalk,
■ Public utilities,
■ Water and sewer,
• Landscaping and irrigation,
■ Any other improvements as required by the Director of Public Works.
The site plan shall include the following:
■ The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
■ The location, quantity and size of all existing and proposed sewer laterals.
■ The location, size and orientation of all trash enclosures.
■ All existing and proposed parcel lines and easements crossing the
property.
■ The location and dimension of all existing and proposed paved areas.
■ The location of all existing and proposed public or private utilities.
Improvement plans shall include plan and profile of existing and proposed
streets and utilities.
37. 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.
WATER
38.
39.
40.
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.
Lots using fire sprinklers shall have individual service connections. If the units
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DECEMBER 2, 2003
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41.
42.
.
43.
are to be fire sprinkled, a fire sprinkler engineer shall determine the size of the
water 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 applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
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,
The applicant may pay an in lieu fee of 52,200 for each new residential unit.
Replace the existing fire hydrant at the corner of Maple and Pine with a new
City Standard fire hydrant.
SEWER
44.
45.
46.
47.
Each parcel shall be provided a separate sewer lateral running to the sewer
main underneath the driveway of 1 165 Maple.
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.
PUBLIC UTILITIES
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Underground all new public utilities in accordance with Section 16.68.050 of
the Development Code.
Under ground all existing overhead public utilities on-site and in the street in
accordance with Section 16.68.050 of the Development Code.
Underground improvements shall be installed prior to street paving.
51. Submit all improvement plans to the public utility companies for approval and
comment. Utility comments shall be forwarded to the Director of Public Works
for approval.
52. Submit the Final Map shall to the public utility companies for review and
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DECEMBER 2, 2003
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comment. Utility comments shall be forwarded to the Director of Public Works
for approval.
53. Prior to approving any building permit within the project for occupancy, all
public utilities shall be operational.
STREETS
54. 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.
55.
56.
57.
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.
Overlay with 2" of asphalt one-half of Maple across the property frontage and
grind the perimeter to facilitate the overlay matching up to the existing asphalt.
CURB, GUTTER, AND SIDEWALK
58.
59.
60.
61.
Repair or replace any cracked or broken curb, gutter and sidewalk as directed
by the Director of Public Works.
Remove the existing driveway approach and replace with curb, gutter and
sidewalk.
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.
GRADING
62. Perform all grading in conformance with the City Grading Ordinance.
63. Submit a preliminary soils report prepared by a registered Civil Engineer and
supported by adequate test borings. All earthwork design and grading shall be
performed in accordance with the approved soils report.
64. Submit all retaining wall calculations for review and approval by the Director of
Public Works for walls not constructed per City standards.
DRAINAGE
65. All drainage facilities shall be designed to accommodate a 100-year storm
flow.
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DECEMBER 2, 2003
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67.
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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 run off.
The applicant shall submit detailed storm water run-off calculations for review
by the Director of Public Works.
DEDICATIONS AND EASEMENTS
69. 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
1 1 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.
70. 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.
71. 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.
72.
73
A Public Utility Easement (PUE) shall be dedicated over the common driveway.
A private easement shall be reserved on the map for access to lots 2 and 3.
PERMITS
74. Obtain an encroachment permit prior to performing any of the following:
■ Performing work in the City right of way,
■ Staging work in the City right of way,
■ Stockpiling material in the City right of way,
■ Storing equipment in the City right of way.
75.
FEES
76.
77.
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
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RESOLUTION NO. 03-1910
DECEMBER 2, 2003
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■ Map check fee
■ Plan check for grading plans based on an approved earthwork estimate.
■ Plan check for improvement plans based on an approved construction cost
estimate. •
■ Permit Fee for grading plans based on an approved earthwork estimate.
■ Inspection fee of subdivision or public works construction plans based on
an approved construction cost estimate.
AGREEMENTS
78. 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. �
79. Subdivision Improvement Agreement: The sub divider 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.
80. Maintenance agreement to be submitted for review by the Director of Public
Works for maintenance of the driveway and any other common facilities.
BONDS
81. All bonds or security shall be in a form acceptable to the City, and shall be
provided prior to recording of the map, unless noted otherwise. The
Improvement securities shall be such that they shall not expire until the City
accepts the improvements.
82. Submit an engineer' s estimate of quantities for public improvements for
review by the Director of Public Works.
83. Provide bonds or other financial security for the following, to be based upon a
construction cost estimate approved by the Director of Public Works:
' Faithful Performance: 100% of the approved estimated cost of all subdivision
improvements,
' Labor and Materials: 50% of the approved estimated cost of all subdivision
improvements
' One Year Guarantee: 10% of the approved estimated cost of all subdivision
improvements. This bond is required prior to acceptance of the subdivision
improvements.
• Monumentation: 100% of the estimated cost of setting survey monuments.
This bond 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
84. Tax Certificate: The applicant shall furnish a certificate from the tax
RESOLUTION NO. 03-1910
DECEMBER 2, 2003
PAGE 12 of 12
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.
85. Preliminary Title Report: A current preliminary title report shall be submitted to
the Director of Public Works prior to checking the map.
86. Subdivision Guarantee: A current subdivision guarantee shall be submitted to
the Director of Public Works prior to recording the Map.
PRIOR TO ISSUING A BUILDING PERMIT
87. The Final Map shall be recorded with all pertinent conditions of approval
satisfied.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
88. All utilities shall be operational.
89. 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.