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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 � � � ._ �--- - :�,��,�:��a �.�:� - � � � f 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 • ►� ►� ► � • • ►� ► � • ! : ►� ► 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 . .._. . . .. ,. , , , , . < < ,,,,, � �,.��a+ ,�� ���u u��..�.,�u�., ���u���� � .. .,�,�;„,., � �• R- �a�. � �Em � � ,� �~. • � � � , �� � � �� ti� 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 � ► �► � � ��: ►�d►��� 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 ��� 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. • : � •: � •�: ►� ► 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. . � - -: :.: - ;.- --:: . -- -- - - :-- - --; -:-- - - - -- : -- ;- --: -- : - --: -;-- -:-: - :-::- - - :- :---; .-:- : :.-: .� 47 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. ��� �� � ;. � � -�_ �� � � ��� � �,.,.�, ___. , m , ., �� ��� 58. �The existing�r=esidence�shall be.iemodeled�to inelude...a�5�:fo,o.t.side„yard�setback�from,tlie stem of.;the�fla��lot �