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PC R 02-1845RESOLUTION 02-1845 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE PARCEL MAP CASE NO. 02-001 AND PLANNED UNIT DEVELOPMENT CASE NO. 02-002 LOCATED AT 1060 MAPLE STREET, INCLUDING 100 and 110 WALLACE PLACE, APPLIED FOR BY ANTHONY TOSTE WHEREAS, the applicant has filed Vesting Tentative Parcel Map 02-001 and Planned Unit Development 02-002 to subdivide a.48-acre parcel located at 1050 �Maple Street and including residences at 100 and 110 Wallace Place, into three parcels of 6,385, 7,200 and 7,200 square feet net area; and WHEREAS, the applicant has filed for a Planned Unit Development No. 02- 002, in conjunction with the above Tentative Parcel Map No. 02-001, to allow for flexibility in site design; and WHEREAS, the Planning Commission of the City of Arroyo Grande has considered Tentative Parcel Map Case No. 02-001 and Planned Unit Development 02- 002 at a public hearing on June 18, 2002 and August 6, 2002 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 (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 Section 15315 of the CEQA Guidelines; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: TPntativP PamPl Map Fi_�s 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 RESOLUTION NO. 02-1845 PAGE 2 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. � C� Adequate public services and facilities exist or will be provided as a result of the proposed Tentative Parcel Map to support project development. The site is physically suitable for the type of development that exists in the SF 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. ' .��-• � �- - •���-� �� �• 1. The proposed development is consistent with the goals, objectives, and programs of the Arroyo Grande General Plan. 2. The site for the proposed development is adequate in size and shape to accommodate said use and all yards, open spaces, setbacks, walls and fences, parking areas, landscaping, and other features required by the Development Code. 3. 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. Adequate public services exist, or will be provided in accordance with the conditions of the development plan approval, to serve the proposed development; and that the approval of the proposed development will not result in a reduction of public services to properties in the vicinity so as to be a detriment to public health, safety, and welfare. 5. 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 multiple family residential uses in the surrounding , area. 6. The improvements required, and the manner of development, adequately address all natural and man-made hazards associated with the proposed development of the project site, including, but not limited to, flood, seismic, fire and slope hazards. I ' �J 7. The proposed development carries out the intent of the Planned Unit RESOLUTION NO. 02-1845 PAGE 3 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 Development Code Section 16.32.050 (9-06.050E). . NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Vesting Tentative Parcel Map Case No. 02-001 and Planned Unit Development Case No. 02-002, 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 Guthrie, seconded by Commissioner Fowler, and by the following roll call vote, to wit: AYES: Commissioner's Fowler, Guthrie and Vice Chair Keen NOES: None ABSENT: Commissioner's Brown and Costello the foregoing Resolution was adopted this 6` day of August 2002 ATTEST: ���h�f��h � __ LY REARDON-SMITH, COMMISSION CLERK � / � � :� 7 ,a AS TO CONTENT: r� R(3B STRONG, ��-. COMMUNITY DEVELO MENT DIRECTOR RESOLUTION NO. 02-1845 PAGE 4 EXHIBIT "A" CONDITIONS OF APPROVAL VESTING TENTATIVE PARCEL MAP CASE NO. 02-001 PLANNED UNIT DEVELOPMENT 02-002 1060 MAPLE STREET, 100 AND 110 WALLACE PLACE �►i►i ► � •'►i ► � '-: ►� ► GENERAL CONDITIONS: This approval authorizes the subdivision of one residential parcel into three parcels of 6,385, 7,200 and 7,200 square feet in net area each. 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 Vesting Tentative Parcel Map Case No. 02-001 and Variance 02-002. 3. Development shall occur in substantial conformance with the plans presented to the Planning Commission at their meeting of June 18, 2002 and marked Exhibit ,� 4. This tentative map approval shall automatically expire on June 18, 2004 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. SPECIAL CONDITION: 6. Thirty-Three percent (33%) or one residence shall be reserved for low and moderate-income ownership through a housing development agreement in a form approved by the City shall be entered into befinreen 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 to a qualified low 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: OR An in-lieu affordable housing fee of 6% based on both the City's estimated equivalent cost of construction of existing residential buildings that are to remain on-site as computed for building permit purposes, paid prior to time of recording RESOLUTION NO. 02-1845 PAG E 5 final map; AND the cost of all new construction as computed for building permit purposes paid at time of building permit issuance. ARCHITECTURAL REVIEW COMMITTEE: 7. The applicant shall submit detailed plans, elevations, and colors and materials information for parcels B and C to the ARC for a recommendation to the Community Development Director. DEVELOPMENT CODE: 8. Development shall conform to the Single-Family zoning requirements except as otherwise approved. F:7 10 The developer shall comply with Development Code Chapter 16.20, "Land Divisions". The applicant shall comply with Development Code Chapter 16.64, "Dedications, Fees and Reservations." �111LDING AND FIRE DEPARTMENT C�NDITIONS 1 1. 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. 12. Project shall have a fire flow of 1000 gallons per minute for a duration of 2 hours. 13. 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. 14. 15 �� Prior to final inspection, residences on parcel B and C must be fully sprinklered per Building and Fire Department guidelines. Prior to map recordation, a demolition permit must be applied for, approved and issued. Prior to issuance of building permits, County Air Pollution Control Board approval is required for the Demolition Permit. 17. 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. 18. Prior to map recordation, each new parcel must have separate utility connections and applicable fees must be paid. RESOLUTION NO. 02-1845 PAGE 6 • �•:. � •�: ►� ► •►� •► GENERAL IMPROVEMENT REQUIREMENTS 19. The applicant shall pay all applicable City fees at the time they are due. 20. All easements, abandonments, or similar documents to be recorded as a document separate from a map, shall be prepared by the applicant on 8'/z" x 11" City standard forms, and shall include legal descriptions, sketches, closure calculation, and a current preliminary title report. The applicant shall be responsible for all required fees, including any additional required City processing. 21. 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. 22. 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. 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. PRIOR TO ISSUING A BUILDING PERMIT 23. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right of way. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY 24. 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 16-15.070 of the Development Code. STREETS 25. The applicant shall replace any abandoned driveway approaches on the property with new curb, gutter and sidewalk. RESOLUTION NO. 02-1845 PAGE 7 UTILITIES 26. 27 28 29 30 Each parcel shall have separate water meters. Duplex service lines shall be used wherever feasible. 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 shalt be provided a separate sewer lateral. All new public utilities shall be installed as underground facilities. 31. All existing public overhead utilities which are onsite including removal of the utility pole on Parcel B and the utility pole at the rear of Parcel C, shall be placed underground. The utility pole on Maple Street in front of Parcel A may remain. 32. Prior to approving any building permit within the project for occupancy, all public utilities shall be complete and operational. PRIOR TO RECORDING THE MAP 33. Preliminary Title Report — A current preliminary title report shall be submitted to the Director of Public Works prior to checking the map. 34. 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. � u 35. 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. RESOLUTION NO. 02-1845 PAGE 8 d. Monumentation, 100% of the estimated cost of setting survey monuments. 36. Tax Certificate, in accordance with Section 16-15.130 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. 37. Subdivision Guarantee, a Subdivision Guarantee shall be submitted to the Director of Public Works at the time of map recordation. 38. 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'/2" x 11" 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. 39. 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 11" archival quality paper. 40. Recorded Copies — The applicant shall be responsible to provide one recorded mylar copy of the map to the City. DEDICATIONS AND EASEMENTS 41. 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. 42. 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. These provisions shall be approved by the Director of Public Works. � RESOLUTION NO. 02-1845 PAGE 9 F��ura� ••�.. W�� To UNOERGROUND POLE WIRE TO UNDERGROVND POLE TO BE REMOVED - WIRE TO UNDERGROUND - r, o � WALLACE PL. W f.1 5 a W V �oo g WALLACE PL � 3 1060 MAPLE ST. SI GLI � TO BE POLE LINES� F�EDING SITE WIRE MAPLE STREET � '{I'O SCALE