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PC R 11-2134 RESOLUTION NO. 11-2134 i A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE PARCEL MAP 11-002 AND PLANNED UNIT DEVELOPMENT 11-002; LOCATED AT 250 RIDGEVIEW WAY; APPLIED FOR BY JEROME WHITE WHEREAS, the proponent has filed Tentative Parcel Map 11-002 and Planned Unit Development 11-002 to subdivide a 4.08-acre parcel in the Rural Residential (RR) zoning district into three (3) parcels and establish a design review process for construction of finro (2) new single-family homes; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the . project at a duly noticed public hearing on June 21, 2011; and WHEREAS, the Planning Commission has reviewed the project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has determined that the project is exempt per 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 goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan, as well as any applicable Specific Plan, and the requirements of this title. The proposed Tentative Parcel Map is consistent with the goals, objectives, policies, intent and requirements of fhe Arroyo Grande General Plan, specifically as they relate to the Low Density(LD) land use category. 2. The site is physically suitable for the type of development proposed. At 4.08 acres in size and located adjacent to public streets and utilities, the site is physically suitable for the type of development proposed. 3. The site is physically suitable for the proposed density of development. At 0.73 dwelling units per acre, which is less than the maximum allowed density of one (1) dwelling unit per acre in the Low Density (LD) land use category, the site is physically suitable for the proposed density of development. 4. The design of the Tentative Parcel Map or the proposed improvements are not I likely to cause substantial environmental damage or substantially and avoidably in�ure fish or wildlife or their habitat. RESOLUTION NO. 11-2134 JUNE 21, 2011 . PAG E 2 of 17 The design of the Tentative Parcel Map is not likely fo cause substantial environmental damage or injure fish or wildlife or their habitat, as it will direct development away from environmentally significant resources in the form of oak tree groves. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. There is nothing in the design of fhe subdivision that is likely to cause serious public health problems. 6. 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 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. The Design of the Tentative Parcel Map will not conflict with public access easements. ' 7. The discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements as � prescribed by Division 7 (commencing with Section 13000) of the California Water Code. The City's sewer sysfem has adequate capacity to accommodate the proposed subdivision. 8. Adequate public services and facilities exist or will be provided as the result of the proposed Tentative Parcel Map to support project development. Adequate public services exisf to serve the proposed Tentafive Parcel Map. Planned Unit Development Findings: 1. The proposed development is consistent with the goals, objectives and programs of the General Plan and any applicable specific plan. The proposed development is consistent with the goals and objectives of the . General Plans, specifically as they relate to the Low Density (LD) land use category. � RESOLUTION IdO. 11-2134 JUNE 21, 2011 PAGE3of17 I2. The site for the proposed development is adequate in size and shape to accommodate the use and all yards, open spaces, setbacks, walls and fences, parking area, loading areas, landscaping, and other features required. The site can accommodate the proposed single-family homes and all required yarols, open spaces, setbacks, walls and fences, parking and loading areas and landscaping. 3. The site for the proposed development has adequate access, meaning that the site design and developrrient plan conditions consider the limitations of existing streets and highways. The site for the proposed development has direct access to White Court, which is a public street and will be improved to a width of 52' as part of the proposed development. 4. Adequate public services exist, or will be provided in accordance with the conditions of development plan approval, to serve the proposed development; and that the approval of the proposed development will not result in a reduction of such public services to properties in the vicinity so as to be a detriment to public health, safety or welfare. The proposed development will not result in a reduction in public services such as to cause a detriment to public health, safety or welfare to properties in the � vicinity. 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 and planned land use character of the surrounding area. The proposed development is consistent with the rural character of surrounding properties, which are also located in the Rural Residenfial(RR) zoning district. 6. The improvements required, and the manner of development, adequately � address all natural and manmade hazards associated with the proposed � development and the project site, including, but not limited to, flood, seismic, fire and slope hazards. The development will comply with all applicable Califomia Building Code (CBC) requiremenfs relating to seismic and fire hazards. The site is not subject fo flooding or slope hazards. l � RESOLUTION NO. 11-2134 JUNE 21, 2011 PAG E 4 of 17 � 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. The proposed development provides a more e�cient use of the land than that which could be achieved through the strict application of Rural Residential (RR) zoning district development standards by directing development away from environmenfally significanf resources in the form of oak tree groves. 8. The proposed development complies with all applicable performance standards listed in Section 16.32.050(E). The proposed development complies with the City's performance standards for Planned Unif Developments. � 9. The cl��stering of dwelling units is approved pursuant to a specific plan, Planned Unit Development, or similar mechanism. The clusfering of dwelling units is approved pursuant to a Planned Unit Development. 10. The overall permitted density of the project area is not exceeded. . - The overall permitted density of the project area (4 units) is nof exceeded (3 unifs). 11. The resulting project will not require a greater level of public services and facilities than would an equivalent non-clustered project. The resulting project will not require a greater level of public services or facilifies than an equivalent non-clustered project. 12. The result of clustering residential units is a more desirable and environmentally sensitive development plan which creates usable open space areas for the . enjoyment of project residents and which preserves significant environmental features. � The result of clustering residential units preserves significant environmental features in the form of oak tree groves. 13. The project development pattern, including the net density of developed area - and proposed lot sizes which result from clustering are compatible with surrounding areas. _. RESOLUTION NO. 11-2134 JUNE 21, 2011 PAG E 5 of 17 � The project development pattem, including lot sizes, is compatible with surrounding areas. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Tentative Parcel Map 11-002 and Planned Unit Development 11-002 with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion by Commissioner Keen, seconded by Commissioner Barneich, and by the following roll call vote, to wit: AYES: Commissioners Keen, Barneich and Ruth NOES: None ABSENT: Commissioners Martin and Sperow the foregoing Resolution was adopted this 21 St day of June, 2011. ATTEST: I , . _� 1 f.�J� ,r,l�w�pi1 ' � _ . DEBBIE WEICHINGER LI ETH RUTH SECRETARY TO THE COMMISSION CHAIR AS TO CONTENT: c TERES MCCLI H COMMUNITY DE LOPMENT DIRECTOR f . RESOLUTION NO. 11-2134 JUNE 21, 2011 PAG E 6 of 17 EXHIBIT `A' CONDITIONS OF APPROVAL TENTATIVE PARCEL MAP 11-002 AND PLANNED UNIT DEVELOPMENT 11-002 250 RIDGEVIEW WAY This approval authorizes the subdivision of a 4.08-acre property into three (3) parcels and establishes a design review process for construction of finro (2) single-family homes. SPECIAL CONDITIONS: PLANNING DIVISION: 1. Dedicate right of way along the entire length of the property for Ridgeview Way. 2. Dedicate a 14' wide equestrian easement adjacent to and exclusive of the existing 42' wide access easement along the entire length of the property. ENGINEERING DIVISION: 3. Dedicate additional right-of-way on White Court to provide a total 52' street easement and a 52' cul-de-sac radius. 4. Install curb, gutter, sidewalk and street trees on White Court. 5. Install asphalt pavement on White Court. 6. Extend 8" sewer main and install manhole in White Court. 7. Install fire hydrant on White Court. 8: Dedicate a 10' tree easement and a 6' PUE easement on White Court. 9. Retain storm water run-off on-site. ARCHITECTURAL REVIEW COMMITTEE: 10. Development of Parcel A and Parcel B shall be subject to review by and approval of the Architectural Review Committee (ARC). GENERAL CONDITIONS: � -- 11. The developer shall ascertain and comply with all Federal, State, County and __ RESOLUTION NO. 11-2134 JUNE 21, 2011 PAGE7of17 ICity requirements as are applicable to this project. 12. The developer shall comply with all conditions of approval for Planned Unit Development 11-003. 13. Development shall occur in substantial conformance with the plans presented to the Planning Commission at its meeting of June 21, 2011. 14. The developer 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. 15. The project shall comply with the most recent editions of all California Building and Fire Codes, as adopted by the City of Arroyo Grande. AIR QUALITY: � 8. During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. 9. Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. 10. Permanent dust control measures identified in the re-vegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. . 11. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with fast-germinating native grass seed and watered until vegetation is established. 12. All vehicles hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. 13. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or I wash off trucks and equipment leaving the site. RESOLUTION NO. 11-2134 JUNE 21, 2011 � PAG E 8 of 17 _ 14. Sweep streets at the end of each day if visible soil material is carried onto adjacent . paved roads. Water sweepers with reclaimed water should be used where � feasible. CULTURAL RESOURCES: � 15. The following note shall be placed on the construction plans for the project: "In the event that during grading, construction or development of the project, and cultural 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 shall be contacted immediately. The applicant may be required to provide archaeological studies and/or mitigation measures." WATER: 16. All new construction shall utilize fixtures and designs that minimize water usage. Such fixtures shall include, but are not limited to, water saving toilets, low flow showerheads, instant water heaters and hot water re-circulating systems. Water conserving designs and fixtures shall be installed prior to final occupancy. -- 17. All landscaping shall be consistent with water conservation practices including the use of drought tolerant landscaping, drip irrigation, and mulch. To the greatest extent possible, lawn areas and areas requiring spray irrigation shall be minimized. 18. The project shall comply with the City's required water conservation measures including any applicable measures identified in any applicable City Water Conservation Plans. � FEES: 19. Pay all required City fees at the time they are due (for your information, the "Procedure for Protesting Fees, Dedications, Reservations or Exactions" is provided below). 20. Water Meter, service main, distribution, and availability fees, to be based on codes and rates in effect at the time of building permit issuance. 21. Water neutralization fee, to be based on codes and rates in effect at the time of building permit issuance. 22. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance. RESOLUTION NO. 11-2134 JUNE 21, 2011 PAGE 9 of 17 23. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance. 24. Sewer hook-up 8� facility Permit fees, to be based on codes and rates in effect at the time of building permit issuance. 25. Drainage fee, as required by the area drainage plan for the area being developed. 26. Building Permit fees, to be based on codes and rates in effect at the time of building permit issuance. 27. Strong Motion Instrumentation Program (SMIP) fee, to be based on codes and rates in effect at the time of building permit issuance in accordance with State mandate. 28. Park Development fee, to be based on codes and rates in effect at the time of building permit issuance. 29. Park Improvements fee, to be based on codes and rates in effect at the time of building permit issuance. 30. Street Tree fees, to be based on codes and rates in effect at the time of building permit issuance. 31. Community Centers fee, to be based on codes and rates in effect at the time of building permit issuance. 32. Fire Protection fee, to be based on codes and rates in effect at the time of building permit issuance. 33. Police Facilities fee, to be based on codes and rates in effect at the time of building permit issuance. � 34. Affordable Housing In-Lieu fee, to be calculated by the Community Development Department. 35. Fees to be paid prior to plan approval: a. Plan check for grading plans based on an approved earthwork estimate. b. Plan check for improvement plans based on an approved construction cost I estimate. c. Permit Fee for grading plans based on an approved earthwork estimate. RESOLUTION NO. 11-2134 JUNE 21, 2011 PAG E 10 of 17 d. Inspection fee of public works construction plans based on an approved construction cost estimate. 36. Impact fees to specific capital improvement projects as determined by the Community Development Director. PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR EXACTIONS: (A) Any party may protest the imposition of any fees, dedications, reservations, or other exactions imposed on a development project, for the purpose of defraying all or a portion of the cost of public facilities related to the development project by meeting both of the following requirements: (1) Tendering any required payment in full or providing satisfactory evidence of arrangements to pay the fee when due or ensure performance of the conditions necessary to meet the requirements of the imposition. (2) Serving written notice on the City Council, which notice shall contain all of the following information: - . (a) A statement that the required payment is tendered or will be � . tendered when due, or that any conditions which have been imposed � are provided for or satisfied, under protest. (b) A statement informing the City Council of the factual elements of the dispute and the legal theory forming the basis for the protest. (B) A protest filed pursuant to subdivision (A) shall be filed at the time of the approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. (C) Any party who files a protest pursuant to subdivision (A) may file an action to attack, review, set aside, void, or annul the imposition of the fees, dedications reservations, or other exactions imposed on a development project by a local agency within 180 days after the delivery of the notice. (D) Approval or conditional approval of a development occurs, for the purposes of this section, when the tentative map, Tentative Parcel Map, or parcel map is approved or conditionally approved or when the parcel map is recorded if a tentative map or Tentative Parcel Map is not required. (E) The imposition of fees, dedications, reservations, or other exactions occurs, for RESOLUTION NO. 11-2134 � JUNE 21, 2011 PAGE 11 of 17 the purposes of this section, when they are imposed or levied on a specific development. 37. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or as directed by the Director of Community Development or the Director of Parks, Recreation and Maintenance. � 38. � Perform construction activities during normal business hours (Monday through F�iday, 7 A.M. to 5 P.M.) for noise and inspection purposes. The developer or contractor shall refrain from performing any work other than site maintenance outside of these hours, unless an emergency arises or approved by the Community Development Director. The City may hold the developer or contractor responsible for any expenses incurred by the City due to work outside of these hours. � IMPROVEMENT PLANS: 39. All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. 40. Submit three (3) full-size paper copies and one (1) full-size mylar copy of approved � improvement plans for inspection purposes during construction. 41. Submit as-built plans at the completion of the project or improvements as directed � by the Community Development Director. One (1) set of mylar prints and an electronic version on CD in AutoCAD format shall be required. 42. The following Improvement plans shall be prepared by a registered Civil Engineer and approved by the Community Development Department: a. Grading, drainage and erosion control, b. Street paving, curb, gutter and sidewalk, c. Public utilities, d. Water and sewer, e. Landscaping and irrigation, - f. Any other improvements as required by the Community Development Director. 43. The site plan shall include the following: a. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. b. The location, quantity and size of all existing and proposed sewer laterals. RESOLUTION NO. 11-2134 JUNE 21, 2011 PAGE 12 of 17 c. The location, size and orientation of all trash enclosures. d. All existing and proposed parcel lines and easements crossing the property. e. The location and dimension of all existing and proposed paved areas. f. The location of all existing and proposed public or private utilities. 44. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 45. Landscape and irrigation plans are required within the public right of way, and shall be approved by the Community Development and Parks, Recreation and Maintenance Departments. WATER: 46. Whenever possible, all water mains shall be looped to prevent dead ends. The Director of Recreation and Maintenance must grant permission to dead end water mains. 47. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 48. Each parcel shall have separate water meters. Duplex service lines shall be used 1 if feasible. - 49. Lots using fire sprinklers shall have individual service connections. If the units are to be fire sprinkled, a fire sprinkler engineer shall determine the size of the water meters. 50. Existing water services to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Parks, Recreation and Maintenance. 51. The applicant shall complete measures to neutralize the estimated increase in water demand created by the project by either: � a. 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 Parks, Recreation and Maintenance for review and approval. The proposed individual water program shall be submitted to the City Council for approval prior to implementation; OR, b. The applicant may pay an in lieu fee for each new residential unit. 52. The on-site water systems that supply water to fire hydrants shall be a public facility. This will require public improvement plans and dedication of a 10 feet wide easement. � RESOLUTION NO. 11-2134 JUNE 21, 2011 PAG E 13 of 17 � . 53. Install a fire hydrant on White Court at a location approved by the Fire Department. SEWER: 54. Install 8" sewer main an install manhole on White Court as required by the Director of Recreation and Maintenance. 55. Each parcel shall be provided a separate sewer lateral. Sewer service to the existing home is required if it does not already exist. 56. All new sewer mains must be a minimum diameter of 8". 57. All sewer laterals within the public right of way must have a minimum slope of 2%. 58. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. 59. Existing sewer laterals to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Parks, Recreation and Maintenance. -- 60. Obtain approval from the South County Sanitation District for the development's impact to District facilities prior to final recordation of the map. . 61. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. 62. Pay Tally Ho sewer impact fee prior to recording Final Map. PUBLIC UTILITIES: 63. Underground all new public utilities in accordance with Section 16.68.050 of the Development Code. 64. Underground all existing overhead public utilities on-site and in the street in accordance with Section 16.68.050 of the Development Code. 65. Underground improvements shall be installed prior to street paving. 66. Submit the Final Map shall to the public utility companies for review and comment. Utility comments shall be forwarded to the Community Development Director for Iapproval. RESOLUTION NO. 11-2134 JUNE 21, 2011 PAGE 14 of 17 - 67. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. STREETS: 68. Obtain approval from the Director of Recreation and Maintenance prior to excavating in any street recently over-laid or slurry sealed. The Director shall approve the method of repair of any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal. . 69. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned and filled with epoxy. 70. All street repairs shall be constructed to City standards. 71. Street structural sections shall be determined by an R-Value soil test, but shall not be less than 3" of asphalt and 6" of Class II AB. 72. Overlay, slurry seal, or fog seal any roads dedicated to the City prior to acceptance by the City may be required as directed by the Director of Recreation and Maintenance. 73. Provide full street improvements including cul-de-sac on White Court. CURB, GUTTER, AND SIDEWALK: 74. Install new concrete curb, gutter, and sidewalk on White Court project frontage as directed by the Community Development Director. 75. Color any such new facilities as directed by the Community Development Director. � 76. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk. 77. Install ADA compliant facilities where necessary. 78. Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to � prevent damage due to root growth. � GRADING: 79. Perform all grading in conformance with the City Grading Ordinance. 80. Submit a preliminary soils report prepared by a registered Civil Engineer and supported by adequate test borings. All earthwork design and grading shall be __ RESOLUTION NO. 11-2134 JUNE 21, 2011 PAGE 15 of 17 � performed in accordance with the approved soils report. 81. Submit all retaining wall calculations for review and approval by the Community Development Director for walls not constructed per City standards. DRAINAGE: 82. All stormwater runoff shall be retained on site. 83. Any offsite drainage facilities shall be in accordance with the Drainage Master Plan. 84. The project will be subject to the Interim Low Impact Development Guidelines approved by the City Council. 85. Infiltration basins shall be designed based on soil tests. Infiltration tests 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. DEDICATIONS AND EASEMENTS: 86. All easements, abandonments, or similar documents to be recorded as a document separate from a map, shall be prepared by the applicant on 8 1/2 x 11 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. 87. Abandonment of public streets and public easements shall be listed on the final map of parcel map, in accordance with Section 66499.20 of the Subdivision Map Act. 88. Street tree planting and maintenance easements shall be dedicated adjacent to all street right of ways. Street tree easements shall be a minimum of 10 feet beyond the right of way, except that street tree easements shall exclude the area covered by public utility easements. 89. A Public Utility Easement (PUE) shall be reserved a minimum 6 feet wide adjacent to all street right of ways. The PUE shall be wider where necessary for the installation or maintenance of the public utility vaults, pads, or similar facilities. PERMITS: I90. Obtain an encroachment permit prior to performing any of the following: t . RESOLUTION NO. 11-2134 JUNE 21, 2011 PAGE16of17 — a. Performing work in the City right of way, I � b. Staging work in the City right of way, c. Stockpiling material in the City right of way, d. Storing equipment in the City right of way. 91. Obtain a grading permit prior to commencement of any grading operations on site. AGREEMENTS: 92. Inspection Agreement: Prior to approval of an improvement plan, the applicant � shall enter into an agreement with the City for inspection of the required improvements. � 93. Subdivision Improvement Agreement: 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. 94. A Maintenance Covenant will be required to guarantee maintenance of on-site stormwater facilities. 95. Covenants, Conditions, and Restrictions as required by the City. - IMPROVEMENT SECURITIES: 96. All improvement securities shall be of a form as set forth in Development Code � Section 16.68.090, Improvement Securities. 97. Submit an engineer's estimate of quantities for public improvements for review by the Community Development Director. . 98. Provide financial security for the following, to be based upon a construction cost estimate approved by the Community Development Director: 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. . This financial security may be waived if the developer's surveyor submits to the Director of Public Works a letter assuring that all monumentation has � � been set. (_ � RESOLUTION NO. 11-2134 JUNE 21, 2011 - PAGE 17 of 17 OTHER DOCUMENTATION: 99. Tax Certificate: 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. The applicant may be required to bond for any unpaid taxes or liens against the property. This shall be submitted prior to placing the map on the City Council Agenda for approval. 100. P�eliminary Title Report: A current preliminary title report shall be submitted to the Community Development Director prior to checking the map. . 101. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the Community Development Director with the final submittal of the Map. PRIOR TO ISSUING A BUILDING PERMIT: 102. The Final Map shall be recorded with all pertinent conditions of approval satisfied. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY: - 103. All utilities shall be operational. 104. All essential project improvements shall be constructed prior to occupancy. Non- essential improvements, guaranteed by an agreement and financial securities, may be constructed after occupancy as directed by the Community Development Director. 105. Prior to the final 10% of occupancies for the project are issued, all improvements shall be fully constructed and accepted by the City. I