PC R 00-1746RESOLUTION NO. 00-1746
A RESOLUTION OF THE PLANNING COMMISSION OF THE
� CITY OF ARROYO GRANDE ADOPTING A NEGATIVE
DECLARATION WITH MITIGATION MEASURES;
INSTRUCTING THE SECRETARY TO FILE A NOTICE OF
DETERMINATION; AND APPROVING VESTING
TENTATIVE TRACT MAP NO. 2328 AND PLANNED UNIT
DEVELOPMENT NO. 99-001 WITH ASSOCIATED
ARCHITECTURAL REVIEW, LOCATED AT 1190 EL
CAMINO REAL, APPLIED FOR BY S& S HOMES
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Vesting Tentative Tract Map No. 2328 and Planned Unit Development No. 99-001,
filed by S& S Homes, to construct twenty-six (26) single-family residences in the MF
District; and
WHEREAS, the Planning Commission has held a public hearing on these applications
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 Tract Map Findings:
1. The proposed tentative tract map is consistent with the goals, objectives,
policies, plans, programs, intent, and requirements of the General Plan map
and text, and the requirements of the Development Code, because the General
Plan designation is Condominium/Townhouse (MF) with a maximum density of
9.0 dwelling units per acre, and the applicant is proposing 26 units on a 4.56-
acre site or 5.7 dwelling units per acre, and the lot areas, widths, depths, and
setbacks were found appropriate through the Planned Unit Development
process.
2. The site, as shown on the tentative tract map, is physically suitable for the
proposed development because all necessary easements, parking, open space,
and setbacks can be provided.
3. The site, as shown on the tentative tract map, is physically suitable for the
proposed density because all necessary easements, parking, open space, and
setbacks can be provided.
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 2 of 20
4. The design of the tentative tract map or the proposed improvements are not
likely to cause substantial damage to the natural environment, including fish,
wildlife or ,their habitat.
5. The design of the subdivision or proposed improvements is not likely to cause
public health problems.
6. The design of the tentative tract 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 tract map or that alternate
easements for access or for use will be provided, and that these alternative
easements will be substantially equivalent to ones previously acquired by the
public.
7. The discharge of waste from the proposed subdivision into an existing
community sewer system will not result in violation of existing requirements a
prescribed in Division 7(commencing with Section 13000) of the California
Water Code.
8. Adequate public services and facilities exist or will be provided as the result of
the proposed tentative tract map to support project development.
Planned Unit Development Permit Findings:
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 lias adequate access, rneaning 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.
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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 and single-family residential uses
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 3 of 20
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.
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 conventional development standards.
8. The proposed development complies with all applicable performance standards
listed in Development Code Section 9-06.050E.
Architectural Review Findings:
1. The proposal is consistent with the general Architectural Guidelines for the
City of Arroyo Grande.
2.
3.
4.
5.
6.
The proposal is consistent with the text and maps of the Arroyo Grande
General Plan, and the City of Arroyo Grande Development Code.
The proposal will not be detrimental to the health, safety, comfort and general
welfare of the persons working in the neighborhood of the proposed project.
The general appearance of the proposal is in keeping with the character of the
neighborhood.
The proposal is not detrimental to the orderly and harmonious development of
the City.
The proposal will not impair the desirability of investment or occupation in the
neighborhood.
Department of Fish and Game Required 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 for
Tentative Tract Map No. 2328 and Planned Unit Development Case No. 99-
001.
2
Based on the initial study, a negative declaration was prepared for public
review and review and approval by the Planning Commission.
3. After holding a public hearing pursuant to State and City Codes, and
considering the record as a whole, the Planning Commission adopted the
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 4 of 20
negative declaration and found that there is no substantia� evidence of any
significant adverse effect, either individua!ly or on the habitat upon which the
wildlife depends as a result of development of this project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby adopts a negative declaration with mitigation measures,
instructs the Secretary to file a Notice of Determination, and approves Vesting
Tentative Tract Map No. 2328 and Planned Unit Development. No. 99-001, with the
above findings and subject to the conditions of approval as set forth in Exhibit "A",
attached hereto and incorporated herein by reference.
On motion by Commissioner xeen , seconded by Commissioner London ,
and by the following roll call vote, to wit:
AYES Commissioners, Keen, London� and Chair Greene
NOES: 2
ABSENT: None
the foregoing Resolution was adopted this 18 day of July, 2000.
ATTEST:
�
Kathleen Fryer, Commissio Clerk
AS TO �ONTENT:
Kerry Mc
,�Q,�l�r �.�v,r,� .�.�'.�rt.�_
Laurence Greene, Chair
, Community Development Director
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Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 5 of 20
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 2328 &
PLANNED UNIT DEVELOPMENT NO. 99-001
S & S Homes
1190 EI Camino Real
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS
This approval authorizes the subdivision of one lot totaling 4.56 acres into twenty-six
(26) single-family residential lots ranging in size from 5,038 to 17,765 square feet.
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
Tract Map 2328 and Planned Unit Development Permit 99-001.
3. This tentative map approval shall automatically expire on July 18, 2002 unless
the final map is recorded or an extension is granted pursuant to Section 9-
02.140.C. of the Development Code.
4. Development shall occur in substantial conformance with the plans presented
to the Planning Commission at the meeting of July 18, 2000 and marked
Exhibits "B1- 61 1" except as modified by these conditions of approval.
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.
NOISE
6. Construction shall be limited to between the hours of 7am and 10pm Monday
through Friday and between 8am and 5pm on Saturday or Sunday.
DEVELOPMENT CODE
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 6 of 20
7. Development shall conform to the MF zoning requirements except as otherwise
approved.
8. If the final grading plan requires retaining walls/fences greater than six feet in
height, the Community Development Director may approve walls/fences up to
eight feet in height along the rear property lines to allow for additional privacy.
The applicant shall obtain an approved Minor Exception or Variance for any
wall-fence combinations over 6 feet in height.
9. All parking spaces adjacent to a wall, fence, or property line shall have a
minimum width of 1 1 feet. This does not apply to garage or carport spaces
which shall each have a minimum clear dimension of 10 feet wide by 20 feet
deep.
10.
11.
The developer shall comply with Development Code Chapter 9-04, "Land
Divisions".
The develaper shall comply with Development Code Chapter 9-14,
"Dedications, Fees and Reservations."
PRIOR TO ISSUANCE OF GRADING PERMIT
12. All walls, including screening and retaining walls, shall be compatible with the
approved architecture and Development Code Standards, and shall be no more
than 3 feet in height in the front setback area, subject to the review and
approval of the Community Development Director.
13. The applicant shall submit a perimeter-fencing plan showing all perimeter
retaining walls and fences. The perimeter-fencing plan shall be approved by
the Community Development Director. Perimeter fencing shall generally be 6
feet high. Existing fencing may be used subject to the approval of the
Community Development Director.
PRIOR TO RECORDING THE FINAL MAP
14. A joint maintenance agreement for the common driveway and utility lines shall
be submitted for review and approval by the City Attorney. The joint
maintenance agreement shall be recorded concurrently with the final map. If
approved by the City Attorney, CC&R's may be used to satisfy this condition.
15. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's)
that are administered by a subdivision homeowners' association and formed by
the applicant for the area within the subdivision. The CC&R's shall be
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 7 of 20
reviewed and approved by the City Attorney and recorded with the final map.
At a minimum, the CC&R's shall:
a. Provide for maintenance of all common areas.
b. Require garages to be kept clear at all times for parking cars.
16. The applicant shall remove all structures in conflict with new lot lines.
17. A landscaping and irrigation plan shall be prepared by a licensed landscape
architect subject to review and approval by the Community Devetopment and
Parks and Recreation Departments. The landscaping plan shall include the
following:
a.
I�
c
Tree staking, soil preparation and planting detail;
The use of landscaping to screen ground-mounted utility and mechanical
equipment;
The required landscaping and improvements. This includes:
(1) Deep root planters shall be included in areas where trees are
within five feet (5') of asphalt or concrete surfaces and curbs;
(2) Water conservation practices including the use of low flow heads,
drip irrigation, mulch, gravel, drought tolerant plants and mulches
shall be incorporated into the landscaping plan; and
(3) All slopes 2:1 or greater shall have jute mesh, nylon mesh or
equivalent material.
(4) An automated irrigation system.
PRIOR TO ISSUANCE OF BUILDING PERMIT
18. The applicant shall submit a solid waste recycling plan for recycling discarded
materials, such as concrete, sheetrock, wood, and metals, from the proposed
construction. Recycled-content materials shall be used in structural and
decorative building components and in surfacing wherever feasible. The plan
must be submitted to the Community Development Director for approval.
19. The applicant shall either:
a. Provide at least 5% of the units or lots as affordable to lower income
households. In all such cases the developer shall be entitled to a density
bonus of 5% of the allowable density for the property; or
b. Pay an affordable housing in-lieu fee equivalent to 1% of the value of
new construction as computed for building permit purposes.
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 8 of 20
PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY
20. All fencing shall be installed.
PARKS AND RECREATION DEPARTMENT CONDITIONS
TREE PRESERVATION/TREE REMOVAL PLAN
21. All significant trees to be removed as designated by the Director of Parks and
Recreation/City Arborist shall be replaced at a 3:1 ratio and planted on site
no smaller than 15 gallon. Larger trees may be required to mitigate tree
removal.
PRIOR TO ISSUANCE OF GRADING PERMIT
22. The applicant shall comply with the provisions of Ordinance 431 C.S., the
Community Tree Ordinance, prior to issuance of grading permit and during
construction.
23. The developer shall submit a tree preservation and tree removal plan to the
Director of Parks and Recreation for undeveloped parcels or lots with trees.
The plan shall include the location, size and specie of all trees focated on the
lot or on adjoining lots, where development could affect the roots or limbs on
trees or adjacent property.
24. All trees shall be planted or fees paid.
25. All trees to remain on site shall be marked with paint/ribbon and protected by a
five (5) foot vinyl or chain link fence. The fence shall be located at a minimum
of eight (8) foot radius from the trunk of the tree.
BUILDING AND FIRE DEPARTMENT CONDITIONS
UBC/UFC
26. 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.
FIRE LANES
27. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 9 of 20
28. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
29.
30.
Project shall have a fire flow of 1,500 gallons per minute for a duration of 2
hours.
Prior to bringing combustables on site, fire hydrants shall be installed 300 feet
apart, per Fire Department and Public Works Department standards.
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31. Provide fire Department approved access or sprinkler system per National Fire
Protection Association Standards.
ABANDONMENT/NON-CONFORMING
32. 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.
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33. Prior to issuance of a building permit, a demolition permit must be applied for,
approved and issued.
OTHER PERMITS
34. Prior to issuance of a building permit, County Health Department approval is
required for well abandonment.
35. Any review costs generated by outside consultants, shall be paid by the
applicant.
PUBLIC WORKS DEPARTMENT CONDITIONS
All Public Works Department conditions of approval as listed below are to be
complied with prior to recording the map or finalizing the permit, unless specifically
noted otherwise.
36. The applicant shall pay all applicable City fees at the time they are due.
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 10 of 20
PUD CONDITIONS
37. The applicant shall comply with all conditions of approval for Tract 2328.
TRACT CONDITIONS
38. Portions of Lots 10 and 20 shall be dedicated as a pedestrian access
easement and common area and shall be maintained by a homeowner's
association.
39. The private driveway and common parking areas shall be reserved as an
access and/or parking easement and shall be maintained by a homeowner's
association.
40. All project improvements shall be designed and constructed in accordance
with the City of Arroyo Grande Standard Drawings and Specifications,
except as may be modified by these conditions of approval.
41 . 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.
42. The applicant shall be responsible for obtaining an encroachment permit for
all work within a public right of way.
43. All grading shall be done in accordance with the City Grading Ordinance.
44. All drainage facilities shall be designed to convey runoff from a 100-year
storm event.
45. The water mains shall be public, and shall have an 8" minimum diameter.
46. The sewer mains shall be public, and shall have an 8" minimum diameter.
47. The onsite storm drain system shall be private. The storm drain in EI Camino
Real shall be public.
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Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
,July 18, 2000
Page 11 of 20
48. All 90-degree parking spaces (including driveways) shall have a minimum
dimension of 42 feet from the front of the space to the curb on the opposite
side of the street.
49. The driveway entrance shall have curb returns, with a minimum radius of 20
feet.
50. The length of driveways shall be either shorter than 10 feet, or longer than
18 feet.
51. All new public utilities shall be installed as underground facilities.
52. Prior to approving any building permit within the project for occupancy, all
public utilities shall be operational.
53. All improvement plans shall be submitted to the public utility companies for
, review and comment. Utility comments shall be forwarded to the Director of
Public Works for approval.
54. Upon approval of the improvement plans, the applicant shall provide a
reproducible mylar set and 4 sets of prints of the improvements for
inspection purposes. Prior to acceptance of the improvements, the applicant
shall provide reproducible mylars, and 2 sets of prints of the approved record
drav��ings (as builts).
55. All easements, abandonments, or similar documents to be recorded as a
document separate from a map, shall be prepared by the applicant on 8'/zx1 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.
56. 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.
57. Retaining walls shall be designed in accordance with the approved soils
report and as required by the Director of Public Works.
58. Fences and ditches shall be designed and constructed to maintain access to
the existing parcels south of the project.
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 12 of 20
59
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The project access road shall be designed to allow future extension to serve
the southerly MF zoned areas with two-way traffic along the access
easement.
An easement shall be dedicated over the access road and future access
extension to provide access to the three (3) southerly parcels.
PRIOR TO RECORDING THE MAP
61.
62.
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A current preliminary title report shall be submitted to the Director of Public
Works prior to checking the map.
Improvement plans shall be prepared for all tract improvements, including the
following:
a. Grading and Drainage.
b. Erosion control.
c. Water and Sewer.
d. Public street and sidewalk improvements.
e. Public utility undergrounding.
f. Public utilities.
g. Site paving.
The existing 2 feet wide public waterline easement shall be abandoned.
64. The two existing 12-inch water mains along the east edge of the property
shall be� relocated or adjusted to grade if necessary due to the new
construction, as determined by the Director of Public Works.
65. The project maintenance agreement shall include provisions for the common
maintenance of the private road, drainage, water, and sewer facilities. These
provisions of the agreement shall be approved by the Director of public
Works.
66. The property owner shall dedicate street right of way for Hillcrest Drive along
the property frontage. The right of way dedication shall be a minimum of 28
feet from the existing centerline of right of way.
67. Private easements shall be reserved on the map or other document
acceptable to the City, for the shared access, drainage, water, and sewer.
The easement shall include the area shown on the site plan as a private
drive.
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 13 of 20
68. Dedicate public water, sewer, and drainage easements on the map or other
document acceptable to the City, for the public water mains serving the
project. Easements shall be a minimum of 15 feet wide for single facilities,
20 feet wide for shared facilities.
69. Dedicate public utility easement (PUE) over all private driveways.
70. Install a public storm drain to convey the project runoff to existing
underground facilities. This will require extending a storm drain in EI Camino
Real to the existing facilities at Hillcrest.
71. Widen EI Camino Real across the property frontage, and extending
� approximately 130 feet to Hillcrest Drive. The widening shall be on the south
side of the street, and shall provide a pavement width of 42 feet (this is
approximately 10 feet of new pavement�. The street shall be designed for a
TI = 8.0. The widening shall include appropriate transitions to the existing
width, as required by the Director of Public Works. The street markings and
markers shall be removed and replaced as required to match the new
construction.
72. Construct concrete curb and gutter and a 6 feet side concrete sidewalk along
the property frontage and extending approximately 130 feet to Hillcrest Drive
(complete the curb return►.
73. Construct a concrete interceptor ditch along the south edge of the property,
and connect to storm drain facilities. Alternative means of accommodating the
storm water runoff may be used if approved by the Director of Public Works.
74.
.75.
76
Construct a private onsite storm drain system as required by the director of
public works.
The existing 4" water main, and the existing water and sewer services shall
be abandoned per the requirements of the Director of Public Works.
Pay a fee of 544,000 to provide for adequate water storage facilities to
serve the project.
77. The public water mains shall be looped by extended to connect to existing
facilities in Hillcrest and in along the east end of the property. All homes
with finish floors above elevation 200 shall be on the Rancho Grande
Pressure Zone.
78. The existing overhead utilities shall be placed underground as shown on
Figure A. The attached Figure A has been modified to reflect comments
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 14 of 20
made by the Planning Commission at the June 6, 2000 meeting. If
determined feasible by an arborist, overhead utilities shall be placed
underground between poles #1 1 and #14. The poles themselves shall
remain.
79. 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.
B.
C.
D.
Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
Labor and Materials, 50% of the approved estimated cost of all
subdivision improvements.
One Year Guarantee, 10% 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.
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.
80. The subdivider 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.
81 . A current subdivision guarantee shall be submitted to the Director of Public
Works prior to recording the Map.
PRIOR TO FINALIZING A BUILDING PERMIT
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All public utilities required to serve the building being finalized shall be
operational.
The Final Map for Tract 2328 shall be recorded, with all conditions of
approval satisfied.
84. Each parcel shall have separate water meters. Duplex service lines shall be
used wherever feasible, except that units with fire sprinkler service shall have
single service lines.
85. Each parcel shall be provided a separate sewer lateral.
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 15 of 20
86. All sewer mains or laterals crossing or parallel to public water facilities shall
be constructed in accordance with California State Health Agency standards.
STANDARD MITIGATION MEASURES
A negative declaration with mitigation measures has been adopted for this project.
The following mitigation measures appropriate City department or responsible
agency. The applicant shall be responsible for verification in writing by the monitoring
department or agency that the mitigation measures have been implemented.
1. As part of the tract improvements plan check, the applicant shall provide
detailed drainage calculations indicating that increased run-off can be
accommodated by existing facilities and/or provide on-site retention basins, to
the satisfaction of the Director of Public Works.
Monitoring: Review of tract improvement and grading plans
Responsible Department: Public Works Department
Timeframe: Prior to acceptance of tract improvements for
construction
2. All new construction shall utilize fixtures and designs, which minimize water
usage. Such fixtures shall include, but are not limited to, low flow
� showerheads, water saving toilets, instant water heaters or hot water
recirculating systems, and drip irrigation with drought tolerant landscaping.
Water conserving designs and fixtures shall be installed prior to final
occupancy for each residence.
Monitoring: Field inspection of each residence
Responsible Department Building and Fire Department
Timeframe: Prior to issuance of Certificate of Occupancy
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3. All tract landscaping shall be consistent with water conservation practices
including the use of drip irrigation, mulch, gravel, bark, and native plantings.
To the greatest extent possible, lawn areas and areas requiring spray irrigation
shall be minimized.
Monitoring: Review of landscaping plans
Responsible Department: Parks and Recreation Department
Timeframe: Prior to construction of tract improvements
4. The applicant shall provide for review and approval by the City Council, an
individual water program that will propose mitigating measures to neutralize
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 16 of 20
projected water demand for the project. The projected water demand for this
project is approximately 13.0 acre-feet of water per year. As part of the water
program, the City Council may adjust projected water demand based upon
proposed water conservation measures or other factors that decrease use of
City water supplies. The approved program must be implemented or bonded
for, prior to recordation of the final map.
Monitoring:
Review of water conservation plans
Responsible Department: Public Works Department
Timeframe: Prior to recordation of final map
5. The applicant shall submit a mitigation plan for review and approval by the City
and the Air Pollution Control District for construction-related emissions prior to
grading permit issuance. Such a plan may include, but not be limited to, the
following requirements:
• Water the site and the equipment in the morning and afternoon.
• Spread soil binders on the site, unpaved roads and parking areas.
• Re-establish ground cover and required paving on the
construction site as soon as possible after grading.
• Wash trucks leaving the site.
• Properly tune and maintain all equipment.
• Use low-sulphur fuel for equipment.
• Provide rideshare and transit incentives for construction workers.
• Configure construction parking to minimize conflicts with street
traffic.
• Schedule operations affecting the roadways for off-peak hours.
Q
Monitoring:
Responsible Department:
Timing:
The required mitigation plan shall be submitted,
reviewed and approved prior to issuance of a
grading permit.
Public Works Dept. and Air Pollution Control District
Prior to grading permit issuance
The applicant shall pay the City's Traffic Impact Fee prior to issuance of
building permits.
Monitoring: The applicant shall pay the fees
Responsible Department: Building & Fire Department
Timeframe: Prior to issuance of building permits of each
residence
7. The applicant shall retain an arborist during the grading and construction
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Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 17 of 20
phases of the project to ensure tree protection measures are implemented.
The recommendations outlined in the "Tree Preservation & Removal Plan"
prepared for the project shall be followed.
Monitoring: Field inspection
Responsible Department: Parks & Recreation, Community Development
Departments
Timeframe: During grading and construction
8. Protective fencing shall be installed around each tree to remain at the dripline,
or as directed in the field by the arborist. The fencing shall be installed prior to
any site clearing, grading, or demolition activities, and shall remain in place
until construction is complete, including landscaping. Weatherproof signs shall
be permanently posted on the fences, stating the following:
Tree Protection Zone
No personnel, equipment, materials, or vehicles are allowed
Do Not move or remove this fence
[Name of arborist or consultant]
[Name and phone number of developer or general contractor]
Monitoring: Field inspection
Responsible Department: Parks & Recreation, Community Development
Departments
Timeframe: Prior to issuance of grading permit
9. The arborist shall mark all trees to be removed with either colored ribbon or
paint.
Monitoring: Field inspection
Responsible Department: Parks & Recreation, Community Development
Departments
Timeframe: Prior to issuance of grading permit
10. The applicant shall submit written reports prepared and signed by the arborist
stating that all tree protection measures have been met per the Tree
Preservation & Removal Plan and ISA Guidelines.
Monitoring: Review of reports
Responsible Department: Parks & Recreation, Community Development
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000
Page 18 of 20
11.
12.
13.
Departments
Timeframe: Reports filed on a monthly basis commencing after
issuance of grading permit
Removal of the Oak trees shall be replaced at a 3:1 ratio and planted on-site.
Monitoring: Review landscape plans/Field inspection
Responsible Department: Parks & Recreation Department
Timeframe: Prior to occupancy
All construction equipment shall be provided with well-maintained, functional
mufflers to limit noise.
All construction activities shall comply with the time limits specified by the
Arroyo Grande Municipal Code.
14. To the greatest extent possible, grading and/or excavation operations at
portions of the site bordering developed areas should occur during the middle
of the day to minimize the potential for disturbance of neighboring noise
sensitive uses.
Monitoring: Notes shall be placed on the construction plans
referencing the above measures.
Responsible Department: Public Works Department
Timeframe: During construction
15. The applicant shall clearly show on the improvement plans the installation of a
sound wall in the locations and heights as shown on the site plan. The sound
wall shall be designed specifically to avoid impact to the root system of trees
identified as #8 and #25 in the arborist report. All footings for the sound wall
located within the drip line of any oak tree shall be hand dug. P'er mitigation
measure #7, an arborist shall be present during the grading and construction
phases of the project to ensure that all tree protection measures are
implemented.
Monitoring: The improvement plans shall show details of the
sound wall and its installation.
Responsible Department: Public Works and Community Development
� Departments
Timeframe: Prior to issuance of grading permit
16. The applicant shall show the following on the project plans:
a. All fresh air inlets or exhaust vents located on the east side of the
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001 ,r
July 18, 2000
Page 19 of 20
residences facing Highway 101 incorporate sound attenuation and
noise baffling.
b. Glass in both the windows and doors in all rooms on the east side
of the residences does not exceed 20% of the floor area of the
rooms.
c. Exterior walls consist of stucco, brick veneer, or wood siding with
a%2" minimum thickness fiberboard (i.e. soundboard) as an under
layer.
Monitoring: The building plans shall show the above measures.
Responsible Department: Building Department
Timeframe: Prior to issuance of building permit
17. The applicant shall provide certification to the City, from an engineer qualified
in noise analysis, that the project has installed the above measures and that
the interior and exterior noise thresholds established in the Noise Element have
been met.
�.-
Monitoring: The applicant shall provide the certification.
Responsible Department: Building and Community Development Departments
Timeframe: Prior to issuance of building permit
18. Prior to issuance of building permits for each residence, the applicant shall pay
the mandated school impact fee.
Monitoring: The applicant shall pay applicable school fees.
Responsible Department: Building Department/Lucia Mar School District
Timeframe: Prior to issuance of Building Permits for each
residence
19. The following note shall be placed on the grading and improvement plans for
the Tract:
"In the event that during grading, construction or development of the
project, and archeological 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 (781-
4513) shall be contacted immediately. The applicant may be required to
provide archaeological studies and/or mitigation measures."
Monitoring: Construction plans shall be reviewed � prior to
issuance of a grading permit to ensure the note is in
place.
Resolution No. 00-1746
Tentative Tract Map 2328 & Planned Unit Development 99-001
July 18, 2000 •
Page 20 of 20
Responsible Department: Public Works Department
Timeframe: Prior to issuance of grading permit
20. Prior to issuance of building permit, the applicant shall pay all applicable park
development fees to the City.
Monitoring: The applicant shall pay the park development fees to
the City.
Responsible Department: Parks and Recreation Department
Timeframe: Prior to issuance of Building Permit