Loading...
PC R 00-1745RESOLUTION NO. 00-1745 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE PARCEL MAP CASE NO. 99-003, PLANNED UNIT DEVELOPMENT CASE NO. 99-003 WITH ASSOCIATED ARCHITECTURAL REVIEW, FINDING THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, LOCATED AT 1171 ASH STREET AND APPLIED FOR BY SUTTON'S CONSTRUCTION � , WHEREAS, the appiicant, Sutton's Construction, has filed Tentative Parcel Map 99-003 and Planned Unit Development Case No. 99-003 to subdivide an existing residential parcel of 23,566 square feet square feet into three parcels of 10,594 square feet, 6,486 square feet, and 6,486 square feet, respectively; and WHEREAS, the Planning Commission of the City of Arroyo Grande has considered Tentative Parcel Map Case No. 99-003 and Planned Unit Development Case No. 99-003 at a public hearing on November 16, 1999 in accordance with the Development Code of the City of Arroyo Grande; and WHEREAS, the Planning Commission has found that this project is consistent with the General Plan and Development Code; and WHEREAS, the Planning Commission has reviewed this project under the provisions of the California Environmental Quality Act (CEQA) and has determined that the project is Categorically Exempt under Section 15315 of the CEQA Guidelines; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: Tentative Parcel Map Findings: 1. The proposed Tentative Parcel Map is consistent with the goals, objectives, policies, plans, programs, intent, and requirements of the Arroyo Grande General Plan and the requirements of the Development Code. 2. The design of the Tentative Parcel Map 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. The design of the subdivision or proposed improvements are not likely to cause public health problems. Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 2 of 13 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. The site is physically suitable for the type of development that could be permitted in the "Condominium/Townhouse" (MF) District. 7. The design of the Tentative Parcel Map or the type of improvements will not conflict with easements acquired by the public at large for access through, or use of, property within the proposed Tentative Parcel Map. 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 has adequate access, meaning that the site design and development plan conditions consider the limitations of existing streets and highways. 4. Adequate public services exist, or will be provided in accordance with the conditions of the development plan approval, to serve the proposed development; and that the approval of the proposed development will not result in a reduction of public services to properties in the vicinity so as to be a detriment to public health, safety, and welfare. 5. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding property, or the permitted use thereof, and will be compatible with the existing multiple family residential uses in the surrounding area. 6. The improvements required, and the manner of development, adequately address all natural and man-made hazards associated with the proposed development of the project site, including, but not limited to, flood, seismic, fire and slope hazards. 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 � J Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 3 of 13 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: • The proposal is consistent with the "General Architectural Review 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. California Environmental Quality Act: 1. The project is exempt from CEQA coverage pursuant to CEQA Guidelines Section 15315 (Minor Land Divisions). NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Tentative Parcel Map Case No. 99-003, Planned Unit development Case No. 99-003, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference, and the Secretary is hereby directed to file a Notice of Exemption with the San Luis Obispo County Clerk. On motion by Commissioner Keen, seconded by Commissioner London and by the following roll call vote, to wit: AYES: Commissioners Costello, Keen, London, Vice-Chair Parker and Chair Greene NOES: None ABSENT: None Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 4 of 13 the foregoing Resolution was adopted this 6 day of June, 2000. ATTEST: Kathleen Fryer, Commiss' Clerk Laurence Greene, hair AS TO CONTENT: Kerry L. Mr�ants Community Development Director �� I � 'I� � Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 5 of 13 EXHIBIT "A" CONDITIONS OF APPROVAL TENTATIVE PARCEL MAP CASE NO. 99-003 PLANNED UNIT DEVELOPMENT CASE NO. 99-003 Sutton's Construction 1171 Ash Street; APN 077-182-046 COMMUNITY DEVELOPMENT DEPARTMENT GENERAL CONDITIONS This approval authorizes the subdivision of a parcel consisting of 23,566 square feet into the following three parcels: Parcet 1, consisting of 10,594 square feet, on which the existing single-family residence is located; Parcel 2, consisting of 6,486 square feet; and Parcel 3, consisting of 6,486 square feet. 1. 2. 3. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. The applicant shall comply with all conditions of approval for Tentative Parcel Map Case No. 99-003. Development shall occur in substantial conformance with the plans presented to the Planning Commission at their meeting of June 6, 2000 and marked Exhibits "B1 — B7". 4. This tentative map approval shall automatically expire on June 6, 2002 unless the final map is recorded or an extension is granted pursuant to Section 9- 02.140.C. 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. The developer shall comply with Development Code Chapter 9-4, "Land Divisions". Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 6 of 13 7. The developer shall comply with Development Code Chapter 9-14, "Dedications, Fees and Reservations." PRIOR TO ISSUANCE OF BUILDING PERMIT 8. 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. � 10. The applicant shall pay an affordable housing in-lieu fee equivalent to 1% of the value of new construction as computed for building permit purposes. The applicant shall submit a property line fencing plan to be reviewed and approved by the Community Development Director. PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY 1 1. All property line fencing shall be installed. BUILDING AND FIRE DEPARTMENT CONDITIONS UBC/UFC 12. 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 FLOW/FIRE HYDRANTS 13. Project shall have a fire flow of 1,000 gallons per minute for a duration of two (2) hours. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY: i[� ��� All buildings must be fully sprinklered per Building and Fire Department guidelines The applicant shall post designated fire lanes, per section 22500.1 of the California Vehicle Code. PRIOR TO ISSUING A GRADING OR BUILDING PERMIT: � L� 16. The applicant shatl show proof of properly abandoning all nonconforming items such as septic tanks, wells, underground piping and other undesirable conditions. Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 7 of 13 SPECIAL CONDITIONS 17. Addresses on each residence shall be visible from the street. 18. Lighting shall be provided at the entrance to the flag lot. PARKS AND RECREATION DEPARTMENT CONDITIONS PRIOR TO ISSUING A GRADING PERMIT AND DURING CONSTRUCTION: 19. The applicant shall comply with the provisions of Ordinanc.e 431 C.S., the Community Tree Ordinance. PRIOR TO ISSUING A GRADING PERMIT: 20. The applicant shall submit a tree removal/replacement plan and a tree protection plan for review and approval of the Director of Parks and Recreation and the Director of Community Development. Ll;�[�l:i_t�l:��d�l:� �] t► [� �: ��3T►� _ u _ . 21. All trees being removed shall be replaced on site at a 1:1 ratio as per the Community Tree Ordinance. All oak trees to be removed must first be approved by the Director of Parks and Recreation and shall be replaced on site at a 3:1 ratio; other trees removed shall be replaced on a 1:1 basis. The size of all replacement trees shall be 15 gallon or larger. The 24" diameter Coast Live Oak tree located on Parcel 2 shall be retained. The applicant shall submit revised plans showing the patio mod'ified to _ _ _ accommodate the oak tree. - PUBLIC WORKS DEPARTMENT CONDITIONS GENERAL IMPROVEMENT REQUIREMENTS: 22. The applicant shall pay all applicable City fees at the time they are due. 23. All easements, abandonments, or similar documents to be recorded as a document separate from the map, shall be prepared by the applicant on 8.5 x11 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. Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 8 of 13 24. 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. 25. 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, drainage and erosion control. b. Street paving, curb, gutter and sidewalk. c. Public utilities. d. Water and sewer. 26. 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. 27. Prior to approval of an improvement plan, the applicant shall enter into an agreement with the City for inspection of the required improvements. 28. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right of way. PRIOR TO RECORDING THE MAP: PUD CONDITIONS: 29. The applicant shall comply with all conditions of approval for Parcel Map 98-083. 30. An agreement shall be entered into for the common maintenance of the private driveway and all private utilities within the driveway. These provisions shall be reviewed by the City Attorney and approved by the Director of Public Works. 31. An agreement shall be entered into for the common maintenance of drainage basin #2 for parcels 2 and 3. The agreement shall be reviewed by the City Attorney and approved by the Director of Public Works. Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 9 of 13 � �� , i _� PARCEL MAP CONDITIONS: 32. 33 A current preliminary title report shall be submitted to the Director of Public Works prior to checking the map. Improvement plans shall include plan and profile of existing and proposed streets and utilities. 34. The site plan shall include the following: a. The location and size of all water, sewer, and storm water facilities within the project site and abutting streets or alleys. b. The location 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. 35. Concrete curb, gutter and a 6' sidewalk shall be installed on the south side of Ash Street across the tract frontage and extending approximately 15 feet to connect with the existing curb, gutter and sidewalk to the east. 36. The fire hydrant shall be relocated per Building and Fire Department requirements. STREET IMPROVEMENTS 37. The segment of Ash Street adjacent to the site shall be widened to local street standards, design and construction shall include the following: a. 40-foot street width from curb to curb b. 6-foot wide concrete sidewalk with curb and gutter on the south side c. 60-foot wide right of way d. 35 miles per hour design speed 38. The applicant shall replace any damaged curb, gutter and sidewalk, and shall replace any abandoned driveway approaches with new curb, gutter and sidewalk. DEDICATIONS AND EASEMENTS 39. A Public Utility Easement (PUE) shall be dedicated a minimum 6' wide adjacent to Ash Street. The PUE shall be wider where necessary for the installation or maintenance of the public utility vaults, pads, or similar facilities. Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 10 of 13 40. 41. Street tree planting and maintenance easements shall be dedicated a minimum 10' beyond the right of way adjacent to Ash Street. Deed restrictions that prohibit grading, paving and building over the on-site storm water basins shall be recorded. 42. Private easements shall be reserved on map or other document acceptable to the City for the private access driveway, water, sewer, public utility and drainage easements. GRADING AND DRAINAGE 43. All grading shall be done in accordance with the City Grading Ordinance. 44. 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. 45 ., Street structural sections shall be determined by an R-Value soil test. The grading plan design shall include measures to protect the adjacent structures from damage due to the construction. 47. The site shall either drain the site to the street or provide on-site storm water retention basins designed and constructed to Public Works and Community Development requirements. The storm water retention basins shall be designed to store runoff from a"100-year" rainfall event, per Arroyo Grande City Development Code. The basins shall be sized by a registered Civil Engineer to store the runoff from either a 24-hour storm, or from extended rainfall patterns with consideration for the percolation rate, whichever is larger. For the purposes of this condition, the rainfall pattern from the winter of 1997-98 may be used as the basis for the extended duration analysis. The basins shall be designed for the following criteria: a. b. c. d. e. The basins shall be designed to reduce the peak flow rate from a post- development 100 year storm. The 100 year basin outflow shall not exceed the pre-development flow. The 100 year basin outflow shall be limited to a level which does not cause the capacity of existing downstream drainage facilities to be exceeded. Infiltration basins shall be designed based on soil tests. Infiltration test shall include a minimum of 2 borings 15 feet below the finished basin floor. Additional borings or tests may be required if the analysis or soil conditions are inconclusive. The basin design shall include freeboard equal to 20 percent of the basin depth, to a minimum of 12 inches. �� � i i Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 11 of 13 f. The basins shall be fully constructed and functional prior to occupancy for any building permit within the project. g. The basins shall be maintained by the property owners. The applicant shall include a condition within the project maintenance agreement for any basins located on two or more lots. The agreement shall be approved by the City Attorney and shall be recorded. h. The basins design shall include landscaping and irrigation. WATER 48. Each parcel shall used if feasible. connections. 49. 50. 51 have separate water meters. Duplex service lines shall be Lots using fire sprinklers shall have individual service If the units are to be fire sprinkled, the size of the water meters shall be determined by a fire sprinkler manufacturer. Existing water services to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. The applicant shall complete measures to neutralize the estimated increase in water demand created by the project by either: Implement an individual water program consisting of retrofitting existing high-flow plumbing fixtures with low flow devices. The calculations shall be submitted to the Director of Public Works for review and approval. The proposed individual water program shall be submitted to the City Council for approval prior to implementation; or, Pay an in lieu fee of $2,200 for each new residential unit. WASTEWATER 52. Each parcel shall be provided a separate sewer lateral. The laterals shall either extend to the main in Ash Street. If sewer laterals are infeasible due to grade conflicts, an 8" sewer line may be provided with manholes on both ends as approved by the Director of public Works. 53. Existing sewer laterals to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 54. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 12 of 13 PUBLIC UTILITIES 55. All new public utilities shall be installed as underground facilities. 56. Existing overhead public utilities on site shall be placed underground, as shown in Exhibit A, as amended per the Planning Commission on 6/6/00. 57. 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. FEES AND BONDS 58. The applicant shall pay all applicable City fees when they are due. 59. 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 for improvement securities shall be one year longer than the schedule for completion of improvements described in the subdivision agreement. 60. Map reproduction fees shall be paid to the County Recorder for a set of recorded map sheets printed on mylar to be provided to the City. , a. Faithful Performance, 100% of the approved estimated cost of all subdivision improvements. b. , Labor and Materials, 50% of the approved estimated cost of all subdivision improvements. c. One Year Guarantee, 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. d. Monumentation, 100% of the estimated cost of setting survey monuments. e. Tax Certificate, In accordance with Section 9-15.130 of the Development Code, the applicant shall furnish a certificate from the tax collector's office indicating that there are no unpaid taxes or special assessments against the property. 61. 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. Resolution No. 00-1745 TPM 99-003; PUD 99-003 Page 13 of 13 62. A current preliminary title report shall be submitted to the Director of Public Works prior to checking the map. A current subdivision guarantee shall be submitted to the Director of Public Works prior to recording the Map. PRIOR TO ISSUING A BUILDING PERMIT: 63. The Final Map for Parcel 98-083 shall be recorded with all pertinent conditions of approval satisfied. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY: 64. All utilities shall be operational. � !£& ..ri+.: . . . .