PC R 03-1884RESOLUTION NO. 03-1884
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE APPROVING TENTATIVE PARCEL MAP 03-003
LOCATED AT 159 PINE STREET, APPLIED FOR BY KEITH SLOCUM
WHEREAS, the applicant has filed Tentative Parcel Map 03-003 to subdivide a 0.35-
acre parcel located at 159 Pine Street into two parcels; and
WHEREAS, the Planning Commission has previously approved Variance 03-002 to
deviate from the required minimum lot depth for this project on June 17, 2003; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Tentative Parcel Map 03-003 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 has found that this project is consistent with
the General Plan and Development Code; and
WHEREAS, the Planning Commission has reviewed this project in compliance with
the California Environmental Quality Act (CEQA1, 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 Section 15315 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:
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(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 SF
zoning district.
RESOLUTION NO. 03-1884
PAGE20F8
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.
Flag Lot Findings:
Flag lots shall be permitted, even though they do not meet the minimum lot width
requirements at the street boundary line, only in the following instances:
1.
2.
3.
4.
The lot width of the stem of a flag lot shall not be less than eighteen (18)
feet.
Flag lots shall be approved only when they conform with the existing
character of the neighborhood in which they are proposed to be located.
The proposed subdivision is a parcel map that creates four or fewer parcels.
Flag lots shall be utilized only in infill areas.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commi
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03�1c8�7�7 to include�a�deviation�fr_om r.equ��ed' minirnum�:stem�.wid:th, as shown m
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 Fowler, and by the
following roll call vote, to wit:
AYES: Commissioners Brown, Fowler, Arnold, Keen and Chair Guthie
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 15` day of July, 2
;'�'�""3 �ST:
�'��Z� '
L N REARDON-SMITH,
COMMISSION CLERK
AS
GUTHRIE,
I
�
ROB STR'�ONG,
COMMUNITY DEVELOP ENT DIRECTOR
RESOLUTION NO. 03-1884
PAGE30F8
EXHIBIT "A"
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 03-003
159 PINE STREET
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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 Tentative Parcel
Map 03-003.
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. Development shall conform to the Single-Family (SF) zoning requirements
except as otherwise approved.
6. 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.
7. The portion of the driveway that lies under the oak tree drip line shall be
constructed of a permeable material.
AFFORDABLE HOUSING:
8. The applicant shall pay an in-lieu affordable housing fee of 3% of new
. construction as computed for building permit purposes, paid at the time of
building permit issuance
DENSITY BOIVUS:
9. The applicant shall, as a condition of receiving a 25
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equivalent cost�.of�,constr:uc,tion�of ezi'sting�r.esid.e.ntial' b.uildings that�ar_e:�to remain
ori-site���and' new construction costs as computed for building permit
purposes, paid at the time of building permit issuance.
RESOLUTION NO. 03-1884
PAGE40F8
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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, pe� Section 22500.1 of the California Vehicle Code.
All fire lanes must be posted and enforced, per Police Department and Fire
Department Guidelines.
Project shall have a fire flow of 1,000 gallons per minute for a duration of 2
hours.
Prior to recordation, fire hydrants shall be installed, per Fire Department and
Public Worl<s Department standards.
Prior to occupancy, all new 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,
the 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, if applicable.
Prior to issuance of a building permit, County Air Pollution Control Board
approval is required for any demolition, if applicable.
FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT:
19. 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.
20
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22.
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.
23. Traffic impact fee, to be based on codes and rates in effect at the time of
RESOLUTION NO. 03-1884
PAGE50F8
building permit issuance, in accordance with Ordinance 461 C.S., Resolution
3021.
24. 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.
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.
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GENERAL IMPROVEMENT REQUIREMENTS:
30. 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.
29. The applicant shall pay all applicable City fees at the time they are due.
31. 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. �
32. The site plan shall include the following:
a. The location and size of all water, sewer, and storm water facilities
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.
RESOLUTION NO. 03-1884
PAGE60F8 „
e
d. All parcel lines and easements crossing the property.
f.
The location and dimension of all paved areas.
The location of all public or private utilities.
33. The applicant shall be responsible for otitaining an encroachment permit for
all work within a public right-of-way.
34. 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.
STREETS:
35. The applicant shall install a new driveway approach on the property in
accordance with City standards.
36. The applicant shall install new concrete curb and gutter in accordance with
City standards along the frontage of the property and match grade and
alignment to existing.
37. The applicant shall repave the roadway between the new concrete curb and
gutter and the existing edge of asphalt concrete pavement to create a
drainage swale along the existing edge of asphalt. Construction should be
such that the joint of new asphalt and existing asphalt is not in the invert of
the swale.
DRAINAGE:
38. All drainage facilities shall be designed to accommodate a 100-year storm
flow.
39. 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.
UTILITIES:
40. Each parcel shall have separate water meters. Duplex service lines shall be
used wherever feasible.
41.
Any existing water and sewer services shall be abandoned per the
requirements of the Director of Public Works. �
42. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with California State Health Agency standards.
RESOLUTION NO. 03-1884
PAGE7OF8
43
44
Each parcel shall be provided a separate sewer lateral.
All new public utilities shall be installed as underground facilities.
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The applicant shall complete mitigation 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,
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.
CONDITIONS PRIOR TO RECORDING THE MAP:
48. Preliminary Title Report - A current preliminary title report shall be submitted
to the Director of Public Works prior to checking the map.
49. 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.
50. 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.
RESOLUTION NO. 03-1884
PAGE80F8
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 Section 9-15.130 of 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.
51. Subdivision Guarantee - A Subdivision Guarantee shall be submitted to the
Director of Public Works at the time of Map Recordation.
52. 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
additional required City processing fees.
53. Recordation - At the time of map recordation, copies of all recorded
documents shall be submitted to the City on either mylar sheets or 8%2 " x
1 1" archival quality paper.
54. Recorded Copies - The applicant shall be responsible to provide one recorded
Mylar copy of the map to the City.
DEDICATIONS AND EASEMENTS:
55. 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.
56. 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.
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