PC R 02-1821RESOLUTION NO. 02-1821
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING VESTING
TENTATIVE PARCEL MAP CASE NO. 01-004, LOCATED
ON THE NORTHWEST CORNER OF EAST GRAND
AVENUE AND COURTLAND STREET, APPLIED FOR BY
LARRY PERSONS
WHEREAS, the applicant, Larry Persons, has filed Vesting Tentative Parcel Map
01-004 to subdivide an existing 5.01-acre parcel, located on the northwest corner of East
Grand Avenue and Courtland Street, into four parcels of 3.23, 0.66, 0.51 and 0.61 acres;
and
WHEREAS,
considered Vesting
February 19, 2002
Grande; and
the Planning Commission of the City of Arroyo Grande has
Tentative Parcel Map Case No. 01-004 at a public hearing on
in accordance with the Development Code of the City of Arroyo
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 a Mitigated Negative Declaration can be adopted; and
WHEREAS, the Planning Commission finds, after due study, deliberation and
public hearing, the following circumstances exist:
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 or the proposed improvements are not
likely to cause substantial environmental damage or substantially and avoidably
injury to fish or wildlife or their habitat.
3. i he 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.
RESOLUTION NO. 02-1821
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6. The site is physically suitable for the type of development that could be permitted
in the GC and SR zoning districts.
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.
Required CEQA Findings:
1. The City of Arroyo Grande has prepared an initial study pursuant to Section
15063 of the Guidelines of the California Environmental Quality Act (CEQA),
for Vesting Tentative Parcel Map 01-004.
2. Based on the initial study, a Mitigated Negative Declaration was prepared for
public review. A copy of the Mitigated Negative Declaration and related
materials is located at City Hall in the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and
considering the record as a whole, the Planning Commission adopts a negative
declaration and finds that there is no substantial evidence of any significant
adverse effect, either individually or cumulatively on wildlife resources as
defined by Section 711.2 of the Fish and Game Code or on the habitat upon
which the wildlife depends as a result of development of this project. Further,
the Planning Commission finds that said Mitigated Negative Declaration
reflects the City's independent judgment and analysis.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Vesting Tentative Parcel Map Case No. 01-004, with the
above findings and subject to the conditions as set forth in Exhibit "A", attached hereto
and incorporated herein by this reference, and instructs the Planning Commission
Secretary to file a Notice of Determination with the San Luis Obispo County Clerk.
BE IT FURTHER RESOLVED that this approval is preliminary to City Council approval of
Development Code Amendment Case No. 01-004, and will become effective upon said
action.
On motion by Commissioner Guthrie, seconded by Commissioner Fowler, and by the
following roll call vote, to wit:
AYES: Commissioner's Brown, Fowler, Guthrie and Chair Costello
NOES: Commissioner Keen
ABSENT: None
the foregoing Resolution was adopted this 19` day of February 2002.
RESOLUTION NO. 02-1821
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ATTEST:
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Lyn Reardon-Smith, Commission Clerk
! �.�.�.. 1�. �--
, Joseph M. Costello, Chair
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AS TO CONTENT:
-----
Rob tro g, Community De elopment Director
RESOLUTION NO. 02-1821
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EXHIBIT "A"
CONDITIONS OF APPROVAL
VESTING TENTATIVE PARCEL MAP CASE NO. 01-004
Larry Persons
1524 & 1542 East Grand Avenue
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS:
This approval authorizes the subdivision of a 5.01-acre parcel into four parcels of 3.23,
0.66, 0.51, and 0.61 acres each.
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 Vesting Tentative
Parcel Map Case No. 01-004.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of February 19, 2002 and marked
Exhibit "B".
4. This tentative map approval shall automatically expire on February 19, 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.
DEVELOPMENT CODE:
6. Development shall conform to the General Commercial (GC) and Senior Housing
(SR) zoning requirements except as otherwise approved.
7. The developer shall comply with Development Code Chapter 9-4, "Land Divisions".
8. The developer shall comply with Development Code Chapter 9-14, "Dedications,
Fees and Reservations."
RESOLUTION NO. 02-1821
PAG E 5
PARKS, RECREATION AND FACILITIES DEPARTMENT
PRIOR TO ISSUING A BUILDING PERMIT:
9. The applicant shall pay the current park development fee for each lot approved for
residential development in accordance with City Ordinance 313 C.S.
BUILDING AND FIRE DEPARTMENT
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.
PUBLIC WORKS DEPARTMENT
GENERAL IMPROVEMENT REQUIREMENTS
11. Fees - The applicant shall pay all applicable City fees at the time they are due.
12. Site Maintenance - 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 or the Community Development
Director.
13. Documents - 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 inch 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.
14. Public Works Improvements - All project improvements shall be designed and
constructed in accordance with City of Arroyo Grande standards and
specifications. The following improvement plans shall be prepared by a
registered Civil Engineer and approved by the Public Works Department:
a. Grading and drainage
b. Erosion control
c. Street paving, curb, gutter and sidewalk
d. Water and sewer
15. Site plan - The site improvement plans 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.
RESOLUTION NO. 02-1821
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b. The location 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.
g. Retaining wall locations and details.
16. Plan sets - Upon approval of the improvement plans, the applicant shall provide
a reproducible mylar set and 3 sets of prints of the improvements for inspection
purposes. Prior to acceptance of the improvements, the applicant shall provide
reproducible mylars, 2 sets of prints of the approved record drawings (as builts)
and electronic (e.g. Autocad) files where available.
17. Improvement agreement - Prior to approval of any improvement plans, the
applicant shall enter into an agreement with the City for inspection of the
required improvements.
PRIOR TO ISSUING A BUILDING PERMIT:
18. Encroachment permits - 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:
19. All project improvements shall be constructed prior to occupancy, except for non-
essential improvements, which may be guaranteed by an agreement and
financial securities as provided for in Section 16.68.070 of the Development
Code.
20. The main parking lot entrance path shall be designed to handle trash truck loads
(TI = 5.0).
21. The driveway entrances shall be constructed with curb returns with a minimum
radius of 15', concrete cross-gutter and spandrels.
22. Parking lots shall be designed with a maximum cross-fall of 5%.
23. Parking lot spaces shall be delineated with double striping.
GRADING AND DRAINAGE
24. Grading - All grading shall be done in accordance with the City Grading
Ordinance.
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25. Soils report - A preliminary soils report shall be 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.
26. Adjacent structures - The grading plan design shall include measures to
protect the adjacent structures from damage due to the construction.
27. Drainage study — A drainage study shall be performed to determine if the
existing City storm drain facilities are of adequate size to accommodate
additional project flows for a 100-year storm. If the existing facilities are not of
adequate size, the applicant shall install storm drain facilities of adequate size as
determined by the drainage study. The drainage study shall be subject to the
approval of the Director of Public Works.
28. Storm drain system — The on-site storm drain system shall be private. All on-
site private drainage structures shall be equipped with a fossil filter and debris
catcher. A regular maintenance and cleaning program for the on-site drainage
facilities shall be implemented by the applicant. Both the filters and the
maintenance program shall be subject to the approval of the director of Public
Works.
29. CMP pipe — the appticant shall replace the corrugated metal pipe (CMP), which
crossed Grand Avenue from the project at the corner of Courtland Street and
Grand Avenue with same size HDPE pipe. This work may be completed by
others.
30. DI catch basin — The applicant shall remove and replace the existing DI catch
basin at the corner of Courtland and Grand with a new City standard DI catch
basin. This work may be completed by others.
31. Cross-lot Drainage — The drainage plan shall include devices as necessary to
eliminate drainage across lot lines.
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32. Water meters - Each parcel shall have separate water meters. Duplex service
lines shall be used wherever feasible.
33. Water main — The applicant shall replace the existing six inch (6") water main in
Grand Avenue with a new twelve inch (12") main for the entire frontage length
along Grand Avenue. This work may be completed by others.
34. Fire hydrants — The applicant shall install fire hydrants on Grand Avenue and
Courtland Street to comply with City standards for hydrant spacing. Locations of
the hydrants shall be determined by the Director of Public Works. This work may
be completed by others.
RESOLUTION NO. 02-1821
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35. Abandonments - Existing water services to be abandoned shall be properly
abandoned and capped at the main per the requirements of the Director of
Public Works.
36. Water Neutralization Program - The applicant shall complete measures to
neutralize the estimated increase in water demand created by the project by
either:
Implementing 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,
Paying an in lieu fee.
UTILITIES
37. Water and sewer mains — Any on-site water or sewer main shall be a public
facility. This will require public improvement plans and dedication of a minimum
fifteen-feet (15') wide easement.
38. Sewer lateral - Each parcel shall be provided a separate sewer lateral.
39. Abandonments - Existing sewer laterals to be abandoned shall be properly
abandoned and capped at the main per the requirements of the Director of
Public Works.
40. Sewer crossings - All sewer mains or laterals crossing or parallel to public water
facilities shall be constructed in accordance with California State Health Agency
standards.
41. Replacement — The applicant shall replace the existing sewer main, which runs
along the western edge of the property in its entirety, to the connection in Grand
Avenue.
42. New Utilities - All new public utilities shall be installed as underground facilities.
Prior to issuing a certificate of occupancy, all utilities shall be operational.
43. Overhead utilities — All existing public overhead utilities which are onsite, and
those within six feet of the side and rear lot lines, and those along the frontage
(as shown in Figure A) shall be placed underground. Removal of the utility pole
located on the corner of East Grand Ave. and Courtland St. shall be coordinated
with the City's Capital Improvement Program. The developer is ultimately
responsible for removal of this pole.
44. Utility companies — All improvement plans shall be submitted to the public utility
RESOLUTION NO. 02-1821
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companies for review and comment. Utility comments shall be forwarded to the
Director of Public Works for approval.
45. Prior to approval of an improvement plan — The applicant shall enter into an
agreement with the City for inspection of the required improvements.
STREETS
46. Repairs and replacement — The applicant shall replace any cracked or broken
curb, gutter, and sidewalk on the property, and shall replace any abandoned
driveway approaches on the property with new curb, gutter and sidewalk.
47. Courtland Street shall be widened along the property frontage. The
widening shall provide a width of finrenty feet (20') from centerline to the face of
curb. The pavement structural section shall be based on a Traffic Index (TI) of
6.0.
48. Curb, gutter and sidewalk — The applicant shall install new City standard curb,
gutter, and sidewalk along Courtland Street. �
49. Handicapped ramp — The existing wheelchair ramp at Courtland Street and
Grand Avenue shall be removed and replaced with new City standard wheelchair
ramp.
PRIOR TO RECORDING THE MAP:
50. Preliminary Title Report - A current preliminary title report shall be submitted to
the Director of Public Works prior to checking the map.
51. Improvements - 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.
52. 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. The
minimum term of improvement securities shall be equal to the schedule for
completion of improvements described in the subdivision agreement.
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. 02-1821
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c.
J
One Year Guarantee, 10°/a 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. '
53. Subdivision Agreement - The developer 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.
54. Tax Certificate - In
Code, the applicant
indicating that there
property.
accordance with Section 16.72.130 of the Development
shall furnish a certificate from the tax collector's office
are no unpaid taxes or special assessments against the
55. Subdivision Guarantee - A Subdivision Guarantee shall be submitted to the
Director of Public Works at the time of Map Recordation.
56. 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 inch 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.
57. 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 11 inch archival
quality paper.
DEDICATIONS AND EASEMENTS
58. Public Utility Easement — A Public Utility Easement (PUE) shall be dedicated a
minimum of six feet (6') wide adjacent to Courtland Street. The PUE shall be wider
where necessary for the installation or maintenance of the public utility vaults,
pads, or similar facilities.
59. Street Tree Easement — A street tree planting and maintenance easement shall
be dedicated adjacent to Courtland Street right of way. Street tree easements
shall be a minimum of ten feet (10') beyond the right of way.
60. 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.
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61. Public Sewer and Water Easements — Public Water and Sewer Easements shall
be dedicated a minimum of fifteen feet (15') for any on-site water or sewer mains.