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PC R 11-2126 RESOLUTION NO. 11-2126 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING TENTATIVE PARCEL MAP NO. 09-001 PLANNED UNIT DEVELOPMENT NO. 09-001 FOR PROPERTY LOCATED � AT 379 ALDER STREET; APPLIED FOR BY KORNREICH ARCHITECTS WHEREAS, the applicant has filed Tentative Parcel Map (TPM) No. 09-001 to subdivide a 0.40-acre parcel located at 379 Alder Street into four (4) parcels of 4,352, 3,445, 6,232 and 3,463 square feet; and WHEREAS, the applicant has also filed Planned Unit Development (PUD) No. 09-001 to deviate from minimum parcel size, lot dimensions and setbacks in the Multiple Family (MF) zoning district; and WHEREAS, the Planning Commission of the City of Arroyo Grande has considered TPM No. 09-001 and PUD No. 09-001 at public hearings held on July 20, 2010, August 3, 2010 and March 15, 2011 in accordance with the Development Code of the City of Arroyo � Grande; and WHEREAS, the Planning Commission has found that this project is consistent with the - General Plan and Development Code; and WHEREAS, the Planning Commission has reviewed this project in compliance with the Califomia Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arr�yo Grande Rules and.Procedures for Implementation of CEQA and has determined that a Mitigated Negative Declaration can be adopted; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following rir�:�.�;mstances exist: Tentative Parcel FriSap Fin��ings: 1. The propo:;ed Vesting Tentative Parcel Map is consistent with the goals, objectives, policies, piaris, programs, intent, and requirements of the Arroyo Grande General Plan and the requirements of the Development Code. The proposed tentative pa►�cel map would allow the site to be developed at a density that consistent with the City's General Plan Land Use Element. 2. The design of the Vesting Tentative Parcel Map is not likely to cause substantial environmental damage or substantially and avoidably injury to fish or wildlife or their habitat. � The design of the par�el map will not cause any environmental damage nor I i will it injure either fish or wildlife or their habifat The properiy is located in an uri�an setting within an established residential neighborhood. Ther� are no " creeks or fributaries within the vicinity. RESOLUTION NO. 11-2126 TPM 09-001; PUD 00-001 , PAGE 2 OF 14 3. The design of the subdivision or proposed improvements is not likely to cause public health problems. � The design of fhe subdivision will not cause any serious public health problems. Water and sewer facilities will be extended from exis6ng City facilifies to serve the development All units will be fully sprinklered and an adequate emergency tumaround will be provided. 4. The discharge of waste from the project into an existing community sewer system will not result in violation of existing requirements as prescribed in Division 7 (commencing with Section 13000) of the California Water Code. The subdivision will abide by all City and South County Sanitation District standards relating to sewer system design. 5. Adequate public services and facilities exist or will be provided as a result of the proposed Vesting Tentative Parcel Map to suppo�t project development. The tentative par�el map is located adjacent to all necessary public facilities . and will not negatively affect the adequacy of those facilities. 6. The site is physically suitable for the type of development that exists in the Multipte - Family district. The projecf site is surrounded by ur6an development and would be developed to provide adequafe parking, circulation, building separation and open space. 7. The design of the Vesting 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 Vesting Tentative Parcel Map. The design of the tentative parcel map will not conflict with any public easements; it will be accessed from Alder Sfreet. 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 project is consistent with the General Plan policies, specifically Table LU-1. 2. 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 is adequate in size and shape to accommodate all required features. �f RESOLUTION N0. 11-2726 . TPM 09-001; PUD 00-001 PAGE 3 OF 14 � 3. The site for the proposed development has adequate access, meaning that the site design and development plan conditions consider the limitations of existing streets and highways; The site has access to Alder Street, which has adequate capacity fo support the added traffic generated by two additional homes. 4. Adequate public services exist, or will be provided in accordance with the conditions of development plan approval, to serve the proposed development; and 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; Adequate services exist to support the increased demand generated by two new � single-family homes. 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 ar�chitectural character and site planning of the proposed development is consistent wifh the surrounding neighborhood and other planned unit developments on Alder�Street. MF zoning allows for small lot single family development, which is consistent with the surrounding neighborhood. 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; No natural or manmade hazards have been identified that cannot be addressed through the application of existing Uniform Building Code (UBC) requirements. 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 project provides a more efficient use of land by relaxing minimum lot size and setback r�quirements for the Multi-Family (MF) zoning district. The proposed project is compatible with adjacent uses, which predominantly include single-family detached homes. RESOLUTION NO. 11-2126 TPM 09-001; PUD 00-001 PAGE 4 OF 14 8. The proposed development compiies with all applicable perFormance standards I listed in Section 16.32.050(E). The proposed development complies with performance standards for planned unit developments. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Tentative Parcel Map No. 09-001 and Planned Unit Development No. 09-001 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 Barneich, seconded by Commissioner Martin, and by the following roll call vote, to wit: AYES: Commissioners Barneich, Martin, Ruth and Sperow � NOES: None ABSENT: Commissioner Keen the foregoing Resolution was adopted this 15�' day of March 2011. ATTEST: �J ' . . /��-� .p,l�lu� we,c��u�►� _ � DEBBIE WEICHINGER I BETH RUTH, CHAIR COMMISSION CLERK AS TO CONTENT: c TERES cCLI H, COMMUNITY VELOPMENT DIRECTOR RESOLUTION NO. 11-2126 . TPM 09-001; PUD 00-001 � PAGE 5 OF 14 I . EXHIBIT "A" CONDITIONS OF APPROVAL � TENTATIVE PARCEL MAP NO. 09-001 AND PLANNED UNIT DEVELOPMENT NO. 09-001 379 Alder Street Kornreich Architects COMMUNITY DEVELOPMENT DEPARTMENT GENERAL CONDITIONS: , 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 Tentative Parcel Map (TPM) No. 09-001 and Planned Unit Development (PUD) No. 09-001. 3. Development shall occur in substantial conformance with the plans presented to the Planning Commission at their meeting of March 15, 2011 and marked Exhibit ��B�� 4. This tentative map approval shall automatically expire on March 15, 2013 unless the final map is recorded, an extension is granted pursuant to Section 16.12.140 of the Development Code, or State legislation provides for automatic extensions ( of time for tentative maps. � � 5. Development shall conform to the Multiple Family (MF) requirements except as otherwise approved. . 6. 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. PLANNING DIVISION 7. For all units, windows located on the second floor facing neighboring properties shall be modified in height, size and/or type of glass in order to obscure view. ENGINEERING DIVISION All Engineering Division conditions of approval as listed below are to be complied with prior to recording the map, unless specifically noted otherwise. RESOLUTION NO. 11-2126 TPM 09-001; PUD 00-001 PAGE 6 OF 14 GENERAL IMPROVEMENT REQUIREMENTS: I 8. All easements, abandonments, or similar documents to be recorded as a document separate from a map, shall be prepared by the applicant on 8.5" x 11" City standard forms, and shall include legal descriptions, sketches, closure calculations, and a current preliminary title repo�t. The applicant shall be responsible for all required fees, including any additional required City processing. 9. � The developer shall be responsible during construction for cleaning City streets, curbs, gutters and sidewalks of dirt tracked from the project site. The flushing of dirt or debris to storm drain or sanitary sewer facilities shall not be permitted. The cleaning shall be done after each day's work or as directed by the Director of Recreation and Facilities Maintenance. 10. All project improvements shall be designed and constructed in accordance with City of Arroyo Grande standards and specifications, except as may be modified by these conditions of approval. 11. The following Improvement Plans shall be prepared by a registered Civil Engineer, and approved by the Community Development Department: a. Grading and drainage b. Erosion control. -, c. Street paving, curb, gutter and sidewalk. d. Public utilities. � e. Water and sewer. � 12. The site plan shall include the following: a. The location and size of all water, sewer, and storm water facilities within the project site and abutting streets or alleys. b. The location, quantity and size of all sewer laterals. c. The location, size and orientation of all trash enclosures. d. All parcel lines and easements crossing the property. e. The location and dimension of all paved areas. f. The location of all public or private utilities. 13. Upon approval of the improvement plans, the applicant shall provide a reproducible mylar set and 3 sets of prints of the improvements for inspection purposes. Prior to issuinq a buildinq permit: _ 14. No building permit shall be issued until the Final Parcel Map has been recorded. Prior to issuinq a certificate of occupancy: 15. All project improvements shall be constructed prior to occupancy, except for non- . essential improvements, which may be guaranteed by an agreement and RESOLUTION NO. 11-2126 TPM 09-001; PUD 00-001 PAGE 7 OF 14 I financial securities as provided for in Section 16.68.070 of the Development Code. 16. The main entrance drive shall be designed to handle trash truck and fire truck loads. 17. All grading shall be done in accordance with the City Grading Ordinance. 18. The Final Parcel Map shall be recorded with the Recorder's Office of the County of San Luis Obispo prior to issuance of building permits. STREETS 19. The applicant shall replace any cracked or broken curb, gutter, and sidewalk on the property, and shall replace any abandoned driveway approaches on the property with new curb, gutter and sidewalk. 20. The Applicant shall install new City standard drive approach on Alder Street. DRAINAGE � 21. All stormwater runoff is to be retained on site. � 22. A drainage study shall be prepared. The applicant shall install storm drain - facilities of adequate size as determined by the drainage study. The drainage study shall be subject to the approval of the Assistant City Engineer. 23. All drainage facilities shall be designed to accommodate a 100 year storm flow. Any and all drainage designs are subject to the approval of the Assistant City Engineer. � UTILITIES 24. The applicant shall upgrade the City water main in Alder Street from the existing line that ends at approximately 325 Alder Street to the south end of the project with an 8-inch water main as required in accordance with the City Water System Master Plan. 25. Each of the four lots shall be served by a separate 1 meter. The Alder Street „ water main shall have only one tap for a manifold water service. See City Standard 711AG. 26. The applicant shall upgrade the City sewer main as required in accordance with the City Wastewater System Master Plan. A fee calculated based on the Wastewater System Master Plan data may be paid in lieu of the installation of the upgrade to the City sewer system required to serve the project. � 27. Any onsite sewer main shall be a public facility. This will require public improvement plans and dedication of a minimum 15-foot wide easement. � I ' -lieu 28. Existing overhead lines on Alder Street shall be placed underground or an in fee shall be paid in accordance with City ordinances. RESOLUTION NO. 11-2126 TPM 09-001; PUD 00-001 PAGE 8 OF 14 � 29. All improvement plans shall be submitted to the public utility companies for review and comment. Utility comments shall be forwarded to the Assistant City Engineer for approval. 30. Prior to approval of an improvement plan, the applicant shall enter into an agreement with the City for inspection of the required improvements. SUPPLEMENTAL CONDITIONS PRIOR TO RECORDING THE MAP: DEDICATIONS AND EASEMENTS 31. Public Utility Easement - A Public Utility Easement (PUE) shall be dedicated a minimum 6 feet wide adjacent to Alder Street. The PUE shall be wider where necessary for the installation or maintenance of the public utility vaults, pads, or � similar facilities. 32. Street Tree Easements - A street tree planting and maintenance easement shall . be dedicated adjacent to the Alder Street right of way. The street tree easement shall be a minimum of 10 feet beyond the right of way. 33. Private Access and Utility Easements - Private easements shall be reserved on the map or other document acceptable to the City, for shared access, -- drainage, water, and sewer. 34. Public Water/Sewer Easements — Public Water and Sewer Easements shall be dedicated a minimum width of 15' for any on site water or sewer mains. � . 35. Maintenance Agreement — A Maintenance Agreement shall be prepared for managing the maintenance of all common facilities, including, but not limited to, the access driveway, guest parking, drainage facilities, and common open space. The Agreement shall be reviewed and approved by the City Attorney. BUILDING AND FIRE DEPARTMENT GENERAL CONDITIONS: 36. 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. 37. Project shall.have a fire flow of 1,000 gallons per minute for duration of�2 hours. 38. Residential units shall be fully fire sprinklered. 39. Prior to issuance of Grading Permit or Building Permit, whichever occurs first, the applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. � -- RESOLUTION NO. 11-2126 TPM 09-001; PUD 00-001 � . PAGE 9 OF 14 � 40. The applicant shall show all setback areas for each lot on the tentative parcel � map prior to map recordation. 41. Prior to bringing combustibles on site, fire hydrants shall be installed 300 feet apart, per Fire Department and Public Works Department standards. Locations shall be approved by the Fire Chief. 42. Prior to issuance of building permit, a demolition permit must be applied for, approved and issued for buildings to be removed. Development impact fees for the project shall be reduced based upon the square footage of the buildings demolished and connection fees for existing structures credited. 43. Prior to issuance of a grading permit or building permit, whichever occurs first, the applicant shall show proof of properly abandoning all non-confoRning items such as septic tanks, wells, underground piping and other undesirable conditions. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT: 44. Water mitigation fee, to be based on codes and rates in effect at the time of building permit issuance, involving water connection or enlargement of an existing connection. 45. Water distribution fee, to be based on codes and rates in effect at the time of , building permit issuance, in accordance with Municipal Code 6-7.22. I46. Water service charge to be based on codes and rates in effect at the time of � building permit issuance, in accordance with Municipal Code 6-7.22. 47. Water supply charge, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code 6-7.22. 48. Traffic impact fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Ordinance 461 C.S., Resolution 3021. 49. Traffic signalization fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Ordinance 346 C.S., Resolution 1955. 50. Sewer permit fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code 6-6.405. 51. Strong Motion Instrumentation Program (SMIP) fee, to be based on codes and rates in effect at the time of development in accordance with State mandate. 52. Building permit fee, to be based on codes and rates in effect at the time of development in accordance with Title 8 of the Municipal Code. 53. All future construction on any of the two parcels must comply with City, State, � and Federal flood management requirements. RESOLUTION N0. 11-2126 TPM 09-001; PUD 00-001 PAGE 10 OF 14 RECREATION AND MAINTENANCE FACILITIES DEPARTMENT � 54. Prior to issuance of Grading Permit, the applicant shall submit a Tree Removal and Protection Plan. MITIGATION MEASURES A negative declaration with mitigation measures has been adopted for this project. The � following mitigation measures shall be implemented as conditions of approval and shall be monitored by the appropriate City department or responsible agency. The applicant shall be responsible for verification in writing by the monitoring department or agency that the mitigation measures have been implemented. MM 3.1: All dust control measures listed below (MM 3.2 — 3.6) shall be followed during construction of the project and shall be shown on grading and building plans. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such person(s) shall be provided to the APCD prior to land use clearance for map . recordation and finished grading of the area. � MM 3.2: During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent airborne 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. Reclaimed (non-potable) water shall be used. � MM 3.3: Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. MM 3.4: 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. MM 3.5: Install wheel washers where vehicles enter and exit unpaved roads on to streets, or wash off trucks and equipment leaving the site. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. MM 3.6: Sweep streets at the end of each day if visible soil material is carried on to adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. MM 3.7: Prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if Naturally Occurring -�� RESOLUTION NO. 11-2126 � TPM 09-001; PUD 00-001 PAGE 11 OF 14 � Asbestos (NOA) is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the APCD. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos Air Toxins Control Measure regulated under by the California Air Resources Board. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande— CDD; Building and Fire Dept. Timing: MM 3.1 — 3.7: Prior to Grading Permit and during construction MM 3.8: Provide shade tree planting along southern exposures of structures to reduce summer cooling needs. MM 3.9: Provide outdoor electrical outlets on homes to encourage the use of electric appliances and tools. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — CDD and Building & Fire Dept. Timeframe: MM 3.9 — 3.10: Prior to issuance of Building -� Permit MM 4.1: All trees to be retained shall be protected during construction, and shall be clearly identified on construction plans and marked in the field for preservation with highly visible construction fencing at a minimum around the drip line. A minimum distance equivalent to the dripline of the tree shall be protected with temporary fencing surrounding each tree or cluster of trees. No construction activities such as grading, vehicle parking, or storage of materials shall be conducted within the tree protection zones. The fencing shall be installed prior to � any site clearing or grading activities, and shall remain in place until construction is complete. The fence shall be a minimum of 4' tall and supported by stakes at least every 10' on center. Weatherproof signs shall be permanently posted on the fences, stating the following: "Tree Protection Zone. No personnel, materials or vehicles allowed. Do not move or remove this fence." Underground utility lines should avoid the tree protection zones, and in cases where this is not possible, trenching shall be conducted using hand tools and all roots over one-inch diameter should be avoided. If such roots are encountered, � they shall be cut clean and not left ragged. Landscaping plans shall include buffers around oak trees such that no irrigation during the dry season shall occur within the dripline of oak trees. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande— RBMS I Timeframe: Prior to issuance of Grading Permit and during , grading and construction activities RESOLUTION NO. 11-2126 TPM 09-001; PUD 00-001 PAGE 12 OF 14 MM 4.2: Any Coast Live oak trees intentionally or unintentionally killed or ( removed that are greater than or equal to two (2) inches diameter at breast � height (DBH) shall be replaced at a 3:1 ratio. Replacement trees shall be limited to in-kind replacement of appropriate native tree species. All trees to be removed (i.e. any of the avocado trees) shall be clearly marked on construction plans and marked in the field with flagging or paint. All tree removals require approval of the Recreation and Maintenance Facilities Department. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande— R8�MS Timeframe: Prior to issuance of Grading Permit MM 5.1: A qualified archaeologist shall be retained to monitor all grading and construction activities that affect the soil. In the event that prehistoric cultural � materia/s or historic cu/tura/ materia/s are encountered, work in the immediate vicinity of the finds shall be suspended and the archaeologist allowed to quickly record, collect, and analyze any significant resources encountered. The client and the City shall be notified should resources meeting CEQA significance standards be discovered. The archaeologist shall work as quickly as possible to permit resumption of construction activities. Following the field analysis work, the qualified archaeologist shall prepare a final monitoring/mitigation report that includes a description of the methods used, materials recovered, and the results of historic or prehistoric analysis of those materials. The final archaeological monitoring/mitigation report prepared by the qualified archaeologist shall be � accepted by the Community Development Director prior to submittal to the repository and issuance of any final occupancy for the project. A high-quality, laser or equivalent copy, shall be provided to the Community Development Director for . retention in the project file. In the event that human remains (burials) are found, the County Coroner (781- 4513) shall be contacted immediately. If the coroner determines that the remains are not subject to his or her authority and recognizes the remains to be those of a Native American, or has reason to believe they are those of a Native American, he or she will contact the Native American Heritage Commission within 24 hours. . Responsible Party: Developer Monitoring Agency: City of Arroyo Grande— CDD Timeline: Prior to grading permit/during construction MM 6.4: To ensure that all project runoff is contained on-site, development shall be designed using best management practices and low impact development (LID) principles to reduce stormwater run-off to the maximum extent practicable . in accordance w�th the City's Storm Water Management Plan. A plan outlining how the project will incorporate best management practices to reduce stormwater run-off shall be submitted. RESOLUTION NO. 11-2126 TPM 09-001; PUD 00-001 PAGE 13 OF 14 Responsible Party: Developer . _ Monitoring Agency: City of Arroyo Grande - CDD Timing: Prior to issuance of Grading Permit . MM 9.1: MM 9.1: The applicant shall pay an affordable housing in-lieu fee in accordance with Municipal Code Section 16.80.050. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — CDD Timeframe: Prior to Issuance of Building Permit MM 11.1: The developer shall pay all applicable City park development and impact fees. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande —CDD; R&MS Timeframe: Prior to issuance of Building Permit MM 14.1: Development shall be designed to neutralize the estimated increase in water demand created by the project by either.� � a) Implement a water neutralization program that minimizes water demand created by the project (greywater systems, rainwater harvesting, etc.). The program shall demonstrate the offset of all increased demand created by the project, including all necessary calculations. The program shall be submitted for review and approval � by the Community Development Director prior to implementation. b) Identify and implement a water neutralization program for any facility or property within or served by the City. The program shall demonstrate the offset of all increased demand created by the project, including all necessary calculations. The program shall be � submitted for review and approval by the Community Development Director prior to implementation. c) For projects that cannot offset all increased demand through an onsite or offsite water neutralization program, a combination of a water neutralization program and payment of an in-lieu fee may be used as approved by the City Council. The applicant must demonstrate that the in-lieu fee will be used in a water neutralization program to reduce the impact to a less than significant level prior to issuance of a certificate of occupancy for the project. - Responsible Party: Developer IMonitoring Agency: City of Arroyo Grande — CDD __ Timeframe: Prior to issuance of Building Permit RESOLUTION NO. 11-2126 TPM 09-001; PUD 00-001 PAGE 14 OF 14 MM 14.2: All new construction associated with new development shall utilize fixtures and designs which minimize water usage. Such fixtures shall include, but _ not be limited to, low-flow shower heads, water-saving toilets,�instant water heaters or hot water recirculating systems, and drip irrigation systems. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande— Building & Fire Dept. Timeframe: Prior to issuance of Building Permit MM 14.3: All new development shall include landscaping that is consistent with water conservation practices, including the use of drip irrigation systems, mulch, gravel, bark and native plantings. Turf areas requiring spray irrigation shall be minimized (no greater than 10% of landscaped area) or not included at all. The project plans shall include methods for collecting surface run-off from the site for use on landscaped areas to reduce water use and minimize run-off to the greatest extent feasible. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — CDD Timing: Prior to issuance of Building Permit .