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. _.
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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 �
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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. �
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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