PC R 03-1885�
�
�
RESOLUTION NO. 03-1885
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING TENTATIVE
TRACT MAP 03-002 AND PLANNED UNIT DEVELOPMENT
03-002 LOCATED AT 1180 ASH STREET, APPLIED FOR
BY KEVIN HUNSTAD
WHEREAS, the applicant has filed Tentative Tract Map 03-002 and Planned Unit
Development 03-002 to subdivide a 0.58-acre parcel located at 1 180 Ash Street into
eight parcels and construct four duplexes for a total of eight single-family attached
dwelling units; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Tentative Parcel Map 03-002 and Planned Unit Development 03-002 at a public
hearing on July 15, 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, Development Code and the environmental documents associated
therewith, and has reviewed the Draft 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, the following circumstances exist:
Tentative Parcel Map Findings:
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 improvemerits 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(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.
RESOLUTION NO. 03-1885
JULY 15, 2003
PAGE 2 of 11
6. The site is physically suitable for the type of development that exists in the
Multi-Family (MF) 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 ptan 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;
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 conventiona� development standards;
RESOLUTION NO. 03-1885
J U LY 15, 2003
PAGE 3 of 11
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 03-002 and Planned Unit
Development 03-002, 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 Brown, seconded by Commissioner Arnold, and by the
following roll call vote, to wit:
AYES: Commissioners Brown, Arnold, Fowler, Keen and Chair Guthrie
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 15` day of July, 2003.
ATTEST:
�
N REARDON-SMITH,
COMMISSION CLERK
COMMUNITY
MENT DIRECTOR
AS TO CONTENT:
RESOLUTION NO. 03-1885
JULY 15, 2003
PAG E 4 of 11
EXHIBIT "A"
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 03-002 AND
PLANNED UNIT DEVELOPMENT 03-002
1180 ASH STREET
• ►� ►� ► � • � ►� ► � • � :_�ily►���
GENERAL CONDITIONS:
1.
�a
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 03-002 and Planned Unit Development 03-002.
3. Development shall occur in substantial conformance with the plans presented
to the Planning Commission at their meeting of July 15, 2003 and marked
Exhibit "B".
4. This tentative map approval shall automatically expire on July 15, 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.
6. Development shall conform to the Multi-Family Apartment (MFA) zoning
requirements except as otherwise approved.
... �. � .. • - -. . - . .. . �. = .
... ... .• - : • . _ _ . .
: .•• •.� • •.• - •� • -� -- • -`. • - • •
• � • • � •� -• • •� • • •- •� •• •. • - - •
•� • �]•- �.
DENSITY BONUS:
9. The applicant shall, as a condition of receiving a 25% density bonus, dedicate
twenty-five qerce�t (25%) or two (2) residences for moderate-income
ownership or re`''nt'a'I through a housing development agreement in a form
�
RESOLUTION NO. 03-1885
JULY 15, 2003
PAGE 5 of 11
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 'or�rentect 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.
: � ► �►� � •�: ►� ►
GENERAL CONDITIONS:
10. 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.
11.
12.
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.
All fire lanes must be posted and enforced, per Police Department and Fire
Department Guidelines.
The project shall have a fire flow of 1000 gallons per minute for a duration of
2 hours.
Prior to occupancy, all buildings must be fully sprinklered per Building and Fire
Department Guidelines.
The project shall provide 1-inch water meters for fire sprinkler requirements.
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. .
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.
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.
RESOLUTION NO. 03-1885
J U LY 15, 2003
PAG E 6 of 11
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.
� � • : � • � : ► � ► �_► � �l►���
GENERAL IMPROVEMENT REa.UIREMENTS:
28. The applicant shall pay all applicable City fees at the time they are due.
29. All easements, abandonments, or similar documents to be recorded as a
document separate from a map, shall be prepared by the applicant on 8" 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.
30. The site plan shall include the following:
a.
b.
c.
d.
e.
The location and size of all water, sewer, and storm water facilities
within the project site and abutting streets or alleys.
The location, quantity, and size of all sewer laterals.
The location, size and orientation of all trash enclosures.
All parcel lines and easements crossing the property.
The location and dimension of all paved areas.
�
I
�
RESOLUTION NO. 03-1885
JULY 15, 2003
PAG E 7 of 11
f. The location of all public or private utilities.
31. The applicant shall be responsible for obtaining an encroachment permit for
all work within the public right-of-way.
32. All improvements shall be constructed prior to map recordation except for
non-essential improvements, which may be guaranteed by an agreement and
financial securities as provided for in the Development Code.
•► - •►
33. The developer shall be responsible during construction for cleaning city
streets, curbs, gutters and sidewalks of dirt tracked from the project site.
The flushing of dirt or debris to storm drain or sanitary sewer facilities shall
not be permitted. The cleaning shall be done after each day's work or as
directed by the Director of Public Works.
34.
35.
The site plan shall include the following:
a. The location and size of all water, sewer, and storm
within the project site and abutting streets or alleys.
b. The location, quantity and size of all sewer laterals.
c. The location, size and orientation of all trash enclosures.
d. All parcel lines and easements crossing the property.
e. The location and dimension of all paved areas.
f. The location of all public or private utilities. -
water facilities
The applicant shall be responsible for obtaining an encroachment permit for
all work within a public right-of-way.
36. All project improvements shall be constructed prior to map recordation
except for non-essential improvements, which may be guaranteed by an
agreement and financial securities as provided for in Section 9-15.070 of the
Development Code.
33. 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 shall include wetting down such areas in the later
morning and after work is completed for the day and whenever winds exceed
15 miles per hour.
34. Soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation.
RESOLUTION NO. 03-1885
JULY 15, 2003 .
PAG E 8 of 11
35. All vehicles hauling dirt, sand, soil, or other loose materials shall be covered
or maintain at least two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance with CVC Section
231 14.
36. Wheel washers shall be installed where vehicles enter and exit unpaved roads
onto streets, or all trucks and equipment shall be washed off before leaving
the project site.
37. Streets shall be swept 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.
38. All construction equipment shall be provided with well-maintained, functional
mufflers to limit noise.
39. All construction activities shall be limited to the hours of 7:00 am to 6:00
pm Monday through Saturday. No construction shall occur on Sunday.
40. Prior to issuing a grading permit, 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."
:
41. The applicant shall install a new driveway approach on the property in accordance
with City standards.
42. The a pplicant s hall i nstall n ew concrete curb in gutter in accordance with City
standards along the frontage of the property and match grade and alignment to
existing.
43. One-half of the street width of Ash Street from centerline along the entire frontage
of project shall be repaved to match grade.
RESOLUTION NO. 03-1885
JULY 15, 2003
PAG E 9 of 11
DRAINAGE
46.
47.
48.
49.
50.
51.
All drainage facilities shall be designed to accommodate a 100-year storm flow.
In accordance with the City Drainage Master Plan, the project site is within Zone
A and shall require on-site retention of storm water runoff.
44.
45.
UTILITIES
The proposed domestic water service to be a 4" manifold at the street with
private laterals to each unit.
Any existing water and sewer services shall be abandoned per the requirements
of the Director of Public Works.
All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with California State Health Agency standards.
Each parcel shall be provided a separate sewer lateral.
An on-site manhole is required at the end of the proposed sewer line.
All new public utilities shall be installed as underground facilities.
52. All existing public overhead utilities that are onsite, and those within six
feet of the side and rear lot lines, and those along the frontage shall be
placed underground.
The applicant shall complete measures to neutralize the estimated
increase in water demand created by the project by either:
53.
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,
Pay an in-lieu fee of 52,200 for each new residential unit.
Prior to approving any building permit within the project for occupancy,
all public utilities shall be operational.
54
RESOLUTION NO. 03-1885
JULY 15, 2003
PAG E 10 of 11
CONDITIONS PRIOR TO RECORDING THE MAP:
55. Preliminary Title Report - A current preliminary title report shall be submitted
to the Director of Public Works prior to checking the map.
56. Improvements - All improvements specified in these Conditions of Approval
shall be completed and accepted by the City. All subdivision improvements
required by these conditions shall be either:
a. Fully constructed and accepted by the City; or
b. Guaranteed by an improvement agreement and financial securities.
The agreement and securities shall be in a form acceptable to the City.
57. Bonds - The applicant shall provide bonds or other financial security for the
following. 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.
�
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.
e. Tax Certificate, In accordance with the Development Code, 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.
58. Subdivision Guarantee, a Subdivision Guarantee shall be submitted to the
Director of Public Works at the time of map recordation.
59. Documents - All easements, abandonments, or similar documents to be
recorded as a document separate from the map, shall be prepared by the
applicant on 8%Z " 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
RESOLUTION NO. 03-1885 �
JULY 15, 2003
PAG E 11 of 11
additional required City processing fees.
60. Recordation - At the time of map recordation, copies of all recorded
documents shall be submitted to the City on either Mylar sheets or 8%Z " x
1 1" archival quality paper.
61 . Recorded Copies - The applicant shall be responsible to provide one recorded
Mylar copy of the map to the City.
DEDICATIONS AND EASEMENTS:
62. Private Access and Utility Easements - Private easements shall be reserved
on the map or other document acceptable to the City, for shared access,
drainage, water, and sewer.
63. Private Agreements - An agreement shall be entered into for the appropriate
properties for the common maintenance of the private driveway and all private
utilities within the driveway. The Director of Public Works shall approve these
provisions.
ADDITIONAL REQUIREMENTS:
64. Both*'affordable�units'shal
65.
�