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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. � �� 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 � ��:{.11�3�ii/_vl 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. I�I:Z�9�:�I�1:1��:� 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. ��► Lsl���[�P►�»;��il�l 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. � 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 .• 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. [:�c3 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 : � 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 � 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 � 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