R 3198
RESOLUTION NO. 3198
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF ARROYO GRANDE APPROVING TENTATIVE TRACT
NO. 2217, LOCATED AT 590 EAST CHERRY AVENUE,
APPLIED FOR BY COKER ELLSWORTH; ADOPTING A
NEGA TIVE DECLARATION WITH MITIGATION
MEASURES; AND INSTRUCTING THE CITY CLERK TO
~EANOTICEOFDE~ATION
WHEREAS, the City Council of the City of Arroyo Grande has considered Tentative
Tract Map No. 2217, f1led by Coker Ellsworth for subdivision of a 16+ acre site into 43
residential lots;
WHEREAS, the City Council has held a public hearing on this application in accordance
with the City Code; and
'WHEREAS, the City Council has found that this project is consistent with the General
Plan and the Environmental documents associated therewith; and
WHEREAS, the City:Council has reviewed the draft negative declaration under the
provistons of the California Environmental Quality Act (CEQA); and
WHEREAS, the City Council fmds, after due study, deliberation and public hearing, the
following circumstances exist:
Tentative Tract Map Findings:
1. The proposed Tentative Tract Map No. 2217 is consistent with goals, objectives, policies,
plans, programs, intent, and requirements of the -Arroyo Grande General Plan.
2. The site for Tentative Tract Map No. 2217 is physically suitable for the type of
development proposed.
3. The site for Tentative Tract Map No. 2217 is physically suited for the proposed density of
development. The site is large enough to accommodate the proposed number of single
family parcels.
4. The design of the Tentative Tract Map No. 2217 or the proposed improvements are not
likely to cause substantial environmental damage or substantially and avoidably injure fish
or wildlife or their habitat.
5. The design of the subdivision for Tentative Tract Map No. 2217 or type of improvements
proposed for it are not likely to cause serious public health problems.
6. The design of the Tentative Tract Map No. 2217 or the type of improvements proposed for
it will not conflict with easements acquired by the public ~t large for access through, or use
of, property within the proposed Tentative Tract Map or that alternate easements will be
substantially equivalent to ones previously acquired by the public.
7. The discharge of waste from the proposed subdivision Tentative Tract Map No. 2217 in
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. The existing community sewer system can accommodate the additional discharge
of waste as a result of this project.
8. Adequate public services and facilities exist or will be provided as the result of the
prol?osed Tentative Tract Map No. 2217 to support project development.
Resolution No. 3198
February 25, 1997
Page 2
Department of FISh and Game Findings of Exemption
1. The City of Arroyo Grande has prepared an initial study pursuant to Section 15063 of the
Guidelines of the California Environmental Quality Act (CEQA), for Tentative Tract No.
2217.
2. Based on the initial study, a negative declaration has been drafted for review by the public r
and the Planning Commission, and review and approval by the City Council.
3. After holding a public hearing pursuant to State and City Codes, and considering the record
as a whole the City Council adopts the negative declaration and finds that there is no
substantial evidence of any significant adverse effect, either individually or cumulatively
on wildlife resources as defined by Section 711.2 of the Fish and Game Code or on the
habitat upon which the wildlife depends as a result of development of this project.
NOW, TIIEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby adopts a negative declaration with mitigation measures, instructs the City Clerk
to file a Notice of Determination, and approves Tentative Tract Map No. 2217, subject to the
conditions of approval and mitigation measures attached hereto as Attachments A and B,
respectively, and incorporated herein by this reference, and subject to adoption of Ordinance No.
483 C..S.
On motion by Council Member Lady , seconded by Council Member Rune19 and by
the following roll call vote, to wit:
AYES: Council Members Lady, Runels,. Tolley, Fuller, and Mayor Dougall
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 11th day
ATrEST:
V(l . fl. ~
NANC~VIS, CITY CLERK (
APPROVED AS TO CONTENT:
I
~l([JL. ~ i
\.-
ROBERT L. HUNT, CITY MANAGER
APPROVED AS TO FORM:
~~,/~ -X
TI ; OTHY . CA~3U, CITY ATIORNEY
ATTACHMENT A
CONDITIONS OF APPRO V AL
DEVEWPMENT CODE REZONE CASE NO. 96-002
TENTATIVE TRACT 2217 .
590 EAST CHERRY A VENUE
COMMUNITY DEVEWP~NT DEPARTMENT
GENERAL CONDmONS [
"
This approval authorizes a rezone from RA-B3 (40,000 sq. ft. minimum lot size) to SF (7,200
sq. ft. minimum lot size) and subdivision of a 16 acre site into 43 residential lots. The project
includes infrastructure improvements.
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 Development Code Rezone
Case No. 96-002. !
3. This tentative map approval shall automatically expire on February 25, 1999 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 City
Council at the meetings of February 11 and.25, 1997 and marked Exhibit" An.
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.
6. Prior to final acceptance of tract improvements, the developer shall provide mail
receptacles for the units as required by the Postmaster of the Pismo Beach Post Office.
TRAFFICISIGNALIZA TION FEES
7. Prior to final inspection the applicant shall pay the applicable Transportation Facilities [
Development Impact Fee as required by Arroyo Grande Municipal Code Section 3-2.501
et. seq.
8. Prior to final inspection, the applicant shall pay the applicable Traffic Signalization Fees
as required by Municipal Code Section 3-2.3, et.seq.
DEVELOPMENT CODE
9. Development shall conform with the SF zoning requirements except as otherwise
approved.
1
10. Prior to recordation of" the final map, property line fences shall be provided where
there are no fences or fences are in poor repair. Design of fences shall be as shown on
Exhibit "A" or if not shown shall be subject to review and approval of the Community
Development Director., .
11. . The developer shall comply with Development Code Chapter 9-04, "Land Divisions".
12. The developer shall comply with Development Code Chapter 9-14, "Dedications, Fees
and Reservations. "
STREET NAMES
13. Unless shown on the tentative map, street ~ames shall be reviewed and approved
pursuant to Municipal Code Section 8-2.04. The street labeled Garden Street that is
contiguous with Calle Huerta on both ends, shall be renamed.
LANDSCAPING
14. Prior to issuance o( grading pennits or recordation, whichever occurs first, a
landscaping and irrigation plan for street landscaping and the proposed park shall be
prepared by a licensed landscape architect subject to review and approval by the
Community Development, and Parks and Recreation Departments. The landscaping plan
shall include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. 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.
UNDERGROUND UTILITIES
15. Prior to recordation of the final map, the developer shall comply with Development
Code Chapter 9-15, "Improvements". All above ground utilities shall be underground.
- -..---
SPECIAL CONDITIONS
16. In conjunction 'with recordation of the final map, the developer shall merge lots 44,
45 and 46 and shall record an open space easement over the combined lots. Said
easement shall be in favor of the public and the City of Arroyo Grande and shall prohibit
all structures, grading, filling or vegetation removal except as may be required for City-
approved infrastructure or wildfIre management. Said easement shall be subject to the
approval of the City Attorney. r
17. Prior to issuance of grading pennits or recordation of the final map, whichever
occurs fIrst, a streetscape plan shall be prepared for East Cherry A venue, Branch Mill
Road and Garden Street subject to review and approval of the Community Development t.
Director and Parks and Recreation Director. All improvements shown on said plan shall
be installed prior to acceptance of tract improvements.
18. Homes on lots 24 and 25 shall front on Garden Street and shall have garages fronting on
Calle Huerta. Deed restrictions notifying prospective buyers of this condition shall be
recorded concurrently with the fInal map.
I
19. If tract homes are constructed, there shall be a minimum of five building footprints
(including reverse footprints) with four (4) elevations per footprint.
PARKS AND RECREATION DEPARTMENT CONDITIONS
PARK DEVELOPMENT FEES
20. Prior to recordation of the fmal map, the developer shall pay the current parks
development fee and/or donate land in-lieu of, for each lot approved, in accordance with
City Ordinance 313 C.S.
2l. The developer shall pay the current street tree planting fee/deposit. One 15 gallon size
or larger street tree is required for every fifty (50') feet of project frontage. Prior to
issuance of the certificate of occupancy, the developer, with the approval of the Park
and Recreation Director, may install all 15 gallon trees and receive a refund of deposit.
TREE PRESERVATION/TREE REMOVAL PLAN
22. Prior to issuance of a grading or building penn it , the developer shall submit a tree
preservation and tree removal plan to the Director of Parks and Recreation/City Arborist
for undeveloped parcels~ for lots with trees, or trees adjacent to the drainage easement
. in Tract 409. The plan shall include the location, size and specie of all trees located on ('
the lot or on adjoining lots, where development could affect the roots or limbs on trees I
or adjacent property.
23. All significant trees. to be removed as designated by the Director of Parks and l_
Recreation/City Arborist shall be replaced at a 3: 1 ratio and planted on site. With the
approval of the Parks and Recreation Director, tree removal shall be mitigated by
planting on site, off-site, or payment of in-lieu fees (at the current street tree fee rate for
a 15 gallon tree). Larger trees may be required to mitigate tree removal. Prior to
issuance of a grading pennit, all trees shall be planted or fees paid.
"1
24. Prior to issuance of a, grading penn it, 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.
25. All trees on the construction site to be preserved shall be protected under the conditions
of the Community Tree Ordinance (431 C.S.) which include but are not limited to:
a. No mechanical trenching within the drip line of a tree, unless approved by the
Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8 feet of the trunk of any
tree.
c. No grading shall occur under a trees dripline, unless approved by the Parks and
Recreation Director.
d. A five foot (5') protective fence shall be constructed a minimum of 8 feet from
the trunk of each tree.
SPECIAL 'CONDITIONS
26. Plans for Park development shall be submitted to the Parks and Recreation. Director and
Community Development Director for approval prior to recordation of the final map.
27. Developer shall provide all improvements associated with the neighborhood park (tot lot,
picnic area, curbs, gutters, sidewalk, turf, and irrigation) prior to acceptance of tract
improvements.
28. A five foot masonry wall shall be constructed by the developer on three sides of the
proposed park site for backyard privacy prior to acceptance of tract improvements.
29. Developer shall provide a streetscape and wall plan including irrigation, shrubs, trees and
- sidewalks subject to review by the Architectural Advisory Committee and review and
approval by the Director of Parks and Recreation. (See condition number 14.)
30. All trenching within twelve feet (12') of either side of the Redwood tree adjacent to the
drainage easement in Tract 409 shall be done by hand. A certified arborist, app,roved
by the property owner, shall be notified 24 hours prior to the start of trenching and shall
be present during construction activities adjacent to the Redwood tree. All roots shall
be pruned per ISA standards. All trees identified. as at risk within or adjacent to the
drainage easement in Tract 409, pursuant to condition number 22, shall be evaluated by
a certified arborist and based on the arborist's recommendations, the developer shall take
necessary precautions to protect the trees.
POLICE DEPARTMENT CONDITIONS
31. Concurrent with recordation of the final map the developer shall record deed
restrictions prohibiting vehicular access to Garden Street from lots 24 and 25.
A
32. Prior to acceptance of tract improvements the developer shall provide stop signs Gn.
Garden Street at the Garden StreetJEast Cherry Avenue intersection and on Calle Huerta
at the Calle Huerta/Los Olivos Lane intersection.
BUILDING AND FIRE DEPARTMENT CONDITIONS
ADDRESSES
33. Prior to issuan~e of a certificate or occupancy, all addresses shall be visible at the [
street and on individual residences.
UBC/UFC
34. 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.
35. All roofs shall be class "A".
:
FIRE LANES
36. All fIre lanes must be posted and enforced, per Police Department and Fire Department
guidelines.
CONSTRUCTION TAX
37. Prior to issuance. of a CertifIcate of Occupancy, applicant shall pay a construction tax.
pursuant to Article 5, Chapter 3, Title 3 of the Arroyo Grande Municipal Code.
FIRE HYDRANTS
38. Prior to framipg, fIre hydrants shall be installed, per Fire Department and Public Works
Department standards.
.
ABANDONMENTfNON-CONFORNnNG
39. Prior to issuance or a grading pennit or building pennit, whichever occurs first,
applicant shall show proof of properly abandoning all non-conforming items such as
septic tanks, wells, underground piping and other undesirable conditions.
SOILS REPORT
40. Prior to issuance or a grading pennit, a site specific soils report is required subject to f
review by the Gity Engineer.
DEMOLmON PERMIT/RETAINING WALL L
41. Separate permits must be obtained for retaining walls.
FIRE FLOW
42. Project shall have a fire flow of 1,000 gallons per minute for a duration of 2 hours.
~-_..-
OTHER PERMITS
43. Prior to issuance of a building pennit, County Health Department approval is required :
for abandonment of well(s).
COMPACTION TEST
44. Prior to concrete pour inspection, compaction tests are required in the footings.
W A TER HEATER
45. No water heaters shall be permitted in the garage.
BONDING
46. Prior to issuance of Building Permit, all new residential construction requires posting
of a ($1,200.00) performance bond for erosion control and damage to the public right-of-
way. This bond is refundable upon successful completion of the work, less expenses.
incurred by the City ~ maintaining and/or restoring the site.
SPECIAL CONDITION
47. A comprehensive vegetation management program for lots 44, 45 and 46 shall be
developed by a licensed landscape architect. This program shall be submitted to the
Director of Building and Fire prior to recordation, of the final map.
PUBLIC WORKS DEPARTMENT CONDmONS
All conditions of approval herein specified, unless otherwise noted, are to be
. complied with prior to the filing of the map.
STREETS
48. The applicant shall offer for dedication to the public by certificate on the final map:
a. For road widening purposes of Los Olivos Lane, East Cherry A venue, and
Branch Mill Road, width of dedications to meet City's General Plan
requirements, except Branch Mill Road, improved width 36 feet.
b. All interior streets within the subdivision.
49. Access be denied to lots 21-26 from Cherry Avenue and lots 14-20 from Branch Mill
Road and that this be by certificate and designation on the final map.
, 50. Improvements required of developing parcel will include street paving, curb, gutter,
\ street lights, sidewalks, landscaping, the required utilities, grading and drainage. The
improvements for East Cherry Avenue and Branch Mill Roaq shall include resurfacing
or reconstruction of the existing paved surfaces, as required to provide a structural
section meeting City standards and a smooth driving surface.
51. Prior to street paving, all underground improvements required for development of
parcels within Tract 2217 shall be' installed.
.
GRADING
52. All grading shall be done in accordance with City's Grading Ordinance No. _303 C.S..
IMPROVEMENTS
53. The following improvements shall be designed in accordance with City specifications and
standards:
a. Street plan and profile [
b. Drainage ditches, culverts, and other structures (if drainage calculation require)
c. Water plan
d. Sewer plan
e. Grading an.d erosion control plan for subdivision related improvements
f. Pu~lic utility location
g. Retention basin
54. Prior to approval of Improvement Plans, the applicant shall enter into an agreement
with the City for inspection of said improvements.
WATER
55. Fire hydrants shall be installed per Fire <;:hief requirements at intervals along all public
streets and at the terminus of all cul-de-sacs.
SEWER
56. The subdivider shall install sewer laterals to each buildable lot shown on the tentative
map at a size appropriate for proposed use. The minimum size shall be 4 inches.
STORM DRAINAGE
57. Portions of the subdivision may be subject to flood hazard from Branch Mill Road and
East Cherry Avenue. Applicant shall show the limits of inundation from a 100 year
storm as an exhibit and note this as a required building restriction.
58. An on-site grading plan incorporating a retarding basin with discharge to the public street
through an underwalk drain, or to a flood control facility, or to a point of discharge
approved by the City Engineer, will be required upon development in accordance with
Public Works and Community Development requirements.
59. Prior to recordation off the rmal map, the retardation basin shall be fully constructed [
in accordance with approved plans or bonded for, but shall be constructed and functional
prior to occupancy of any parcels within Tract 2217.
60. A funding arrangement for the perpetual maintenance of the retarding basin shall be
submitted to the City for review and approval. Any maintenance agreement required for
said funding arrangement shall be recorded simultaneously with the recordation of the
final map. A copy of the recorded document shall be submitted to the City.
7
61. The Public Improvement Plan submittal shall include landscaping and irrigation plans for
the retardation basin if the basin is to be maintained as part of the City landscape
maintenance district. The applicant's Engineer shall submit three (3) prints of the
landscaping and irrigation plans to the Public Works Department for checking pUrposes
(1. set for Community Development, I set for Parks and Recreation). The landscape
plans will be part of the Public Improvement Plans, as reproducible mylar prints.
, 62. The applicant shall provide on-site retardation facilities designed and constructed to
Public Works and Community Development requirements prior to recordation of
final/parcel map. The facilities shall be designed to accommodate the increased drainage
water flow of a 100 year storm event as a result of new development.
PUBLIC UTILmES
63. All new public utilities shall be undergrounded to comply with the Development Code.
64. All existing on-site public utilities shall be placed underground as a condition of Tract
2217.
,
65. Prior to occupancy of any parcel within tract map 2217, all public utilities shall be
operational.
66. At time of Public. Improvement Plan review, plans shall be submitted to all applicable
public utility companies including but not limited to Pacific Gas and Electric (p. G. & E.),
General Telephone (G.T.E.), Cable TV and Southern California Gas Company for
review. Comments from the utilities regarding required easements, transformer
locations, etc. shall be forwarded to Public Works Department for review and .approval.
EASEMENfS/DEDICA TIONS.
67. A minimum of ten feet (lOr, on filly-two feet (52') rights of way and six feet (6') on
streets with rights of way over fifty-two feet (52') wide for Public Utility, Cable TV, and
Telephone and street easements shall be dedicated adjacent to all street right-off-way.
(All public utility easements shall be shown on the map.)
68. The applicant shall dedicate tree planting and maintenance easements adjacent to all
public street right-of-w~y in widths as indicated in the previous condition for utility
easements, or as directed by the Parks and Recreation Department.
69. Retarding basins shall be dedicated on the final map as drainage easements, if not
accepted in fee by the City.
70. All easements to be abandoned by the map (Government Code Section 66499.20) shall
be clearly identified as such with City-approved notation on the tentative and final map.
\
SOIL TESTING
71. Prior to approval of Final Map, a preliminary soils report, prepared by a civil engineer
registered in this state, and based upon adequate test borings, shall be required and
submitted to Public Works Department to comply with Government Code 66490
(Subdivision Map Act).
R
72. Prior to approval or Street Plans, a soils analysis will be required for the determination
of street structural sections.
FEES
~: The fees given at this time are estimates calculated using rates currently in effect.
The actual amount due 'shall be calculated using fee rates in effect at the time of
payment. r
73. Map Checking - See City Resolution No. 2470. This fee will be collected prior to
review or the plans.
74. Public Improvement Plan Plancheck and Inspection - Based on approved estimated
cost of public improvements. See City Resolution No. 2470.
75. All of the fees shall be collected prior to recordation of final map.
SPECIAL CONDITION
.-
76. The applicant shall be credited for additional improvements made to the drainage system
if a regional solution is agreed to by the City Council, and regional improvements made.
BONDS/SURETY
77. Faithful Performance - 100% of the approved estimated cost of all public
improvements.
78. Labor & Materials - 50% of the approved cost estimate.
79. One Year Guarantee - 10% of the approved cost estimate.
80. Monumentation - Prior to recordation of the final/parcel map, amount set by the
developer's engineer and approved by thee Public Works Department of the monuments
are to be set and accepted by the City.
81. Other surety bonds shall be provided as follows: The installation of the storm drain from
the project to the Arroyo Grande Creek, if this is not a part of the public improvements.
REPORTS/PLANS
82. Prior to recordation of the final map, a current preliminary title report shall be r
submitted to the Public Works Director. -
83. Public improvement plans prepared by a registered civil engineer and approved by the L
Public Works Department will be required. Improvement plans shall include surface
improvements plan and profile, underground improvements plan and profile, and signing
and striping plans for all arterial streets.
84. The Public Improvement Plan submittal shall include landscaping and irrigation plans for
any area of Public right-of-way where landscaping is to be maintained by a City
landscape maintenance district. The Engineer shall submit three (3) prints of the
.A
landscaping and irrigation plans to the Public Works Department for checking purposes
(1 set for the Community Development Department and 1 set for Parks and Recreation.
The landscape plans, when approved, shall be submitted to Public Works Department as
reproducible mylar prints.
85. The developer shall be responsible during construction for cleaning city streets, curbs,
gutters and sidewalks of dirt tracked from the subject site. The' flushing of dirt and
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.
86. All required improvements shall be designed and constructed in accordance with the City
of Arroyo Grande Standard Specifications and Drawings.
87. Except as modified by other conditions of approval of this project, the following
documents, submitted in connection with the application for this project and retained in
Public Works File, are hereby incorporated by reference as conditions of this project:
Hydrologic and drainage study of the project considering the Newsom Spring and Guaya
.Canyon as tributaries:
ENGINEERING
88. After the requested information is added to the plans they shall be resubmitted to the
Public Works Department for checking and approval prior to issuance of a grading
permit. The following items shall be incorporated an~ labeled as proposed or existing,
on the site/utility plan before resubmittal:
a. Location & sizes of all public water, sewer & storm drainage facilities in abutting
streets/alleys.
b. Location, quantity & sizes of allproposedlexisting sewer & water laterals.
c. Location, quantity & orientation of trash enclosures.
d. Show all parcel lines and easements crossing the project site.
e. Show the locations and dimensions of all existing driveways and sidewalk.
f. Location of street lights, utility poles, guy wires, telephone facilities, gas lines
and so forth.
89. .Installation of Public Improvements by developer:
a. The developer shall install a handicap ramp on all street intersections along the
, curb returns. Said handicap ramp shall be installed according to California
Administrative Code, Title 24 Requirements.
b. A plan showing the above required improvements shall be prepared by an
appropriately licensed professional and submitted to the Public Works Department
for approval prior to issuance of Building permit.
- -
WATER
90. If the Fire Department is requiring an on-site fire hydrant, the water main to the fire
hydrant shall be a public facility. This will require public improvement plans prepared
by a registered civil engineer and approved by the Public Works Department. The water
. line shall be installed within a 10' wide water line easement.
91. All sewer laterals crossing or parallel to public water facilities shall be~onstructed in r
:!
accordance with the California State Health Agency standards. ,.
..
J
.
[
. ~!
; ,~
11
. .
ATTACHMENT B
MITIGATION MEASURES
DEVELOPIVIENT CODE REZONE CASE NO. 96-002
TENTATIVE TRACT 2217
590 EAST CHERRY AVENUE
Mitigation MeasUres:
1. Applicant shall submit a landscape screening plan for the property frontage along Branch
Mill Road, indicating the location and list of planting materials to be installed. Plan
materials shall include, but not be limited to, staggered evergreen shrubbery that matures.
to 8-10 feet in height and evergreen trees that mature to 20 and 30 feet in height. The
landscape improvement plan shall be subject to the approval of the Director of Parks and
Recreation and the Community Development Director.
Monitoring: , Review landscape screening plan for eastern property
frontage
Responsible Department: Parks and Recreation Department, Community
Development Department
Timeframe: Prior to recordation of final map
2. . Applicant shall limit the building envelope for residential lots 14 through 20 to between
20 feet from the front property line and 20 feet from the rear property line. 'Building
envelope limitations for lots 14. through 20 shall be included in project CC&Rs.
~
Monitoring: Review of project and CC&Rs delimiting the building
envelopes for lots 14 through 20, to be submitted
concurrently with final map
Responsible Department: Community Development Department.
Timeframe: Prior to recordation of fmal map
3. All prospective property buyers shall be informed of the City of Arroyo Grande Right
to Farm Ordinance, and informed of potential impacts that may occur from residing in
close proximity to agricultural activities. Said Ordinance shall be included in the project
CC&Rs.
Monitoring: Revi~w of project CC&Rs to be submitted concurrently
with final map
Responsible Department: Community- Development Department
Timeframe: . Prior to recordation of final map
4. If the drainage solution identified in Attachment B of the Initial Study is pursued instead
of the regional drainage solution, the applicant shall install a drainage pipe in the Branch
Mill Road right of way instead of an open drainage channeL
. Monitoring: Review of tract improvement plans and Field Inspections
Responsible Department: Public Works Department
I.
Timeframe: Plan review prior to issuance of grading permit, installation
prior to acceptance of tract improvements .
5. All new construction shall be built to Uniform Building Code and City Standards.
Monitoring: Review of building plans/site inspection (
Responsible Department: Building Department
Timeframe: Prior to issuance of a Certificate of Occupancy
6. The developer shall record open space easements over lots 44, 45 and 46.
Said
easements shall be in favor of the public and the City of Arroyo' Grande, and shall
prohibit all structures, grazing, grading, filling or vegetation removal except as may be
-required for City-approved trails, drainage facilities or other City-approved infrastructure.
Said easements shall be subject to the approval of the Community Development Director
and the City Attorney.
An enhancement plan' shall be prepared for each open space area, subject to the approval
of the Community Development Director, which shall include recommended plantings
and other features intended to improve the aesthetic and habitat value, and to minimize
erosion. Said plan shall be implemented as part of the subdivision improvements.
Monitoring: The easements shall be recorded in conjunction with the
final map for this project
Responsible Department: Community Development Department
Timeframe: In conjunction with recordation of the final map for
easements, prior to acceptance of tract improvements for
implementation of the enhancement plan .
7. The project shall utilize soil recompaction techniques specified in the soils report and
Uniform Building Code and City Standards for earthquake safety, utilizing conventional
building and foundation techniques.
Monitoring: Review of building plans/site inspection
Responsible Department: Building Department
Timeframe: Prior to issuance of a Certificate of Occupancy
8. As part of tract improvements, the applicant shall design, to the satisfaction of the
Director of Public Works, and construct an onsite drainage basin to limit runoff from the
development site itself. [
Monitoring: , Review of plans for the basin with tract improvement and
grading plans .'
Responsible Department: Public Works D~partment
Timeframe: Prior to acceptance of tract improvements for construction
9. As part of tract improvements, the applicant shall design, to the satisfaction of the
Director of ~ublic Works, and construct a drainage system to divert runoff that currently
2
passes through the site, to the Airoyo Grande Creek. The drainage system shall be
designed for the highest feasible capacity given the constraint of the existing easements.
Monitoring: Review of plans with tract improvements and grading plans
Responsible Department: Public Works Department
. Timeframe: Prior to issuance of grading pennits for plan review and
approval, prior to acceptance of tract improvements for
construction
10. All new construction shall utilize fixtures and designs which minimize water usage. Such
fixtures shall include, but are not limited to, low flow shower heads, water saving toilets,
instant water heaters or hot water recirculating systems, and drip irrigation with drought
tolerant landscaping. Water conserving designs and flXtures shall be installed prior to
final occupancy for each residence.
Monitoring: " Field inspection of each residence
Responsible Department: Building and F:ire Departments
Timeframe: Prior to issuance of Certificate of Occupancy
11. All tract landscaping shall be consistent with .water conservation practices including the
. use of drip irrigation, mulch, gravel, bark, and ~ative plantings. To the greatest extent
possible, lawn areas and areas requiring spray inigation shall be minimized.
Monitoring: Review of landscaping plans
Responsible Department: Parks and Recreation Department
Timeframe: Prior to construction of tract improvements
12. The applicant shall provide for review and approval by the City Council, an individual
water program which will propose mitigating measures to neutralize projected water
. demand for the project. The projected water demand for this project is approximately
21.5 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 fmal map.
Monitoring: Review of water conservation plans
Responsible Department: Public Works Department
Timeframe: Prior to recordation of final map
13. Tract CC&Rs shall inform residents of the water conservation requirements placed on
this tract.
Monitoring: Review CC&Rs for this mitigation measure
Responsible Department: . Community Development Department
Timeframe: CC&Rs shall be recorded concurrently with the final map
3
14. The applicant shall install Class II bike lanes along the project frontages of East Cherry
A venue and Branch Mill Road.
".
Monitoring: Field inspection during construc~on
Responsible Department: Public Works Department
Timeframe: Prior to acceptance of road improvements [
15. Pedestrian access shall. be accommodated by installing sidewalks along the street
frontages of: East Cherry A venue; Los Olivos; Garden Street and Calle Huerta, per the
tract and road improvement plans.
Monitoring: Field inspection during construction
Responsible Department: Public Works Department
Timeframe: Prior to acceptance of tract and road improvements
16. The applicant shall su!Jmit a mitigation plan for review and approval by the City and the
Air Pollution Control District for construction related emissions prior to issuance of
grading permits. The plan shall include, but not be limited to, the following:
. Water the site in the morning arid the afternoon
. Re-establish ground-cover and required paving on the construction site as soon as
possible after grading
. Wash truck prior to 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 roadway operations {or non-peak hours
Monitoring: The mitigation plan shall be subm.itted and approved prior
to issuance of grading permit
Responsible Departme~t: Public Works Department and SLOAPCD
Timefrarne: Prior to issuance of grading permit
17. Removal of plants and soil disturbance on the Arroyo Grande Creek shall be minimized.
Revegetation of disturbed areas with native andlor other suitable plant materials shall be
required as soon as possible after creek disturbance, and energy dissipators shall be
installed at the termination of drainage pipes to control soil erosion.
Monitoring: Field inspection/review of drainage improvement plans [
Responsible Department: Public Works Departinent
Timeframe: Intermittent inspection during drainage improvements and
prior to dwelling unit construction
18. The applicant shall design the basin to empty quickly and any fencing between the play
area and the basin shall allow unobstructed view of the basin. There shall also be
unobstructed view of the basin from the adjacent street.
4
Monitoring: Plans for the basin shall be submitted and approved prior
to' issuance of a grading pennit.
Responsible Department: Public Works Department
Timeframe: Prior to issuance of a grading permit
19. Dwelling units shall be constructed utilizing Class ~ A It roofing materials and construction
design per the Uniform Building code and City Standards.
. Monitoring: Construction plans review. Plans shall incorporate Class
It A It roofing materials
Responsible Department: Building and Fire Department
Timeframe: Prior to issuance of building permits
20. The project shall provide adequate fIre-flow for fire suppression through the installation
of fire hydrants throughout the project. These shall be based on review by the Director
of Building and Fire..
Monitoring: The applicant shall install fire hydrants with flows meeting
the Fire Code Requirements
Responsible Department: Building and Fire Department
Timeframe: 'Prior to acceptance of tract improvements or issuance of
building permits, whichever occurs first
21. Prior to issuance of building permits for any house in this project, the applicant shall pay
a maximum of $2.95 per square foot of house area to offset the cost of accommodating
students projected to be generated by this project.
Monitoring: The applicant shall pay applicable school fees
Responsible Dept.! Agency: Building Departrnent\Lucia Mar School District
Timeframe: Prior to issuance of Building Permits for each residence
22. The applicant shall install road improvements on Branch Mill Road and East Cherry
A venue per approved road improvement plans.
Monitoring: The applicant shall in~tall road improvements
Responsible Department: Public Works Department
Timeframe: To be constructed prior to issuance of Building Permits
23. The following note shall be placed on. grading and improvement plans for the Tract:
."In the event that during grading, construction or development of the project, and
\ archaeological 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 an/or mitigation measures. "
5
Monitoring: Construction plans shall be reviewed prior to issuance of a
grading or building permit to ensure the n<?te is in place
Responsibie Department: Public Works, Building Departments
Timeframe: Prior to grading or building permit issuance
24. The applicant shall pay all applicable park development fees to the City. r
Monitoring: The applicant shall pay all applicable park development
fees to the City
Responsible Department: Parks and Recreation Department
Timeframe: Prior to recordation of the fmal map
.
[
6