R 3955
RESOLUTION NO. 3955
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO
GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION,.
INSTRUCTING THE DIRECTOR OF ADMINISTRATIVE SERVICES TO
FILE A NOTICE OF DETERMINATION, AND APPROVING VESTING
TENTATIVE TRACT MAP CASE NO. 05-003 AND PLANNED UNIT
DEVELOPMENT CASE NO. 05-007, APPLIED FOR BY CENTRAL
COAST REAL ESTATE DEVELOPMENT FOR PROPERTY LOCATED.
ON FAIR OAKS AVENUE (EAST OF ARROYO GRANDE COMMUNITY
HOSPITAL)
WHEREAS. the City Council 6f the City of Arroyo Grande has considered Vesting
Tentative Tract Map 05-003 and Planned Unit Development 05-007, filed by Central
Coast Real Estate Development. for a mixed-use development proposed in two phases
on a 5.5-acre site. Phase I includes thirty (30) 2-story town homes (41 density
equivalent units) and a 46,175 square foot open space lot, and Phase II conceptually
includes up to 40,000 square feet of medical office space on four (4) parcels with
surface parking. Phase II will 'be subject to separate discretionary approval and
associated environmental review; and
WHEREAS, the City Council has held a public hearing on this application in accordance
with City Code; and
WHEREAS, the City Council finds that this project is consistent with the City's General
Plan, Development Code and the environmental documents associated therewith, and
has reviewed the draft Negative Declaration with mitigation measures under the
provisions of the Califomia Environmental Quality Act (CEQA); and
WHEREAS. the City Council finds, after due study, deliberation and public hearing, the
. following circumstances exist:
Tentative Tract Map Findings:
1 . The proposed tentative tract map is consistent with the goals. objectives,
policies, plans, programs. intent. and requirements of the General Plan map and
text and the requirements of the Development Code because the tentative map
would allow the project area to be developed at a density and with uses that are
consistent with the City's General Plan Land Use Element and Design
Development Overlay Office Mixed Use (OMU-D-2.20) zoning district.
2. The site, as shown on the tentative tract map, is physically suitable for the type
of development and density proposed because all necessary easements,
access, parking, open space, and setbacks can be provided.
3. The design of the tentative ,tract map or the proposed improvements are not likely
to cause substantial damage to the natural environment, including fish, wildlife or
their habitat, with implementation of mitigation measures contained in the Mitigated
Negative Declaration.
RESOLUTION NO. 3955
PAGE 2
4. The design of the subdivision or proposed improvements is not likely to cause
public health problems because adequate sewer, water, and drainage facilities are
provided.
5. The design of the tentative tract 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 tract 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 property
has access to public roads.
6. The discharge of waste from the proposed subdivision into an existing community
sewer system will not result in violation of existing requirements a prescribed in
Division 7 (commencing with Section 13000) ofthe California Water Code.
7. Adequate public services and facilities exist or will be provided as the result of the
proposed tentative tract map to support project development. The tentative tract
map is located adjacent to all necessary public facilities and will not negatively
affect the adequacy of those facilities.
Planned Unit Development Permit Findings:
1. The proposed development is consistent with the goals, objectives, and programs
of the Arroyo Grande General Plan. The proposed development of forty-one (41)
density equivalent units is allowed in OMU-D-2.20.
2. The project site is adequate in size and shape to accommodate said use and all
yards, open spaces, setbacks, walls and fences, parking areas, landscaping, and
other features required by the Development Code. The proposed development
provides an adequate amount of open space based on the proposed density: The
development has been designed so that each unit has an average of 300 square
feet of private open space and approximately 50% of the total project area will be
dedicated to common open space. Additionally, the proposed development
exceeds minimum required parking standards.
3. The site for the proposed development has adequate access, meaning that the
site design and development plan conditions consider the limitations of existing
streets and highways.
4. Adequate public services exist, or will be provided in accordance with the
conditions of the development plan approval, to serve the proposed development;
and that the approval of the proposed development will not result in a reduction of
public services to properties in the vicinity so as to be a detriment to public health,
safety, and welfare. The proposed development is adjacent or in close proximity to
all necessary public services. The proposed development will not cause a
reduction in these services or other properties in the vicinity so as to be a detriment
to public health, safety or welfare.
RESOLUTION NO. 3955
PAGE 3
5. The proposed developmel'!t, as conditioned, will not have a substantial adverse
effect on surrounding property, or the permitted use thereof, and will be compatible
with the existing single-family residential, hospital and medical office uses in the
surrounding area.
6. The improvements required, and the manner of development, adequately address
all natural and man-made hazards associated with the proposed development of
the project site, including, but not limited to, flood, seismic, fire and slope hazards.
7. The proposed development carries out the intent of the Planned Unit
Development Provisions by providing a more efficient use of the land and an
excellence of design greater than that which could be achieved through the
application of conventional. development standards. The proposed development
provides a more efficient use of the land than could be achieved through the
strict application of the OMU-D-2.20 zoning district by allowing the property to be
subdivided in a .manner consistent with and reflective of allowed density, while
providing an adequate amount of open space and all necessary parking.
8. The proposed development complies with all applicable performance standards
listed in Development Code Section 16.32.050.
Required CEQA Findings:
1. The City of Arroyo Grande has prepared an initial study pursuant to Section 15063
of the Guidelines of the Califomia Environmental Quality Act (CEQA), for Vesting
Tentative Tract Map No. 0&-003 and Planned Unit Development 05-007.
2. Based on the initial study, a Mitigated Negative Declaration was prepared for
public review. A copy of the Mitigated Negative Declaration and related materials
is located at City Hall in the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and considering
the record as a whole, the City Council adopts a Mitigated Negative Declaration
and finds that there is no substantial evidence of any significant adverse effect,
either individually or cumulatively on wildlife resources as defined by Section 711.2
of the Fish and Game Code or on the habitat upon which the wildlife depends as a
result of development of this project. Further, the City Council finds that said
Mitigated Negative Declaration reflects the City's independent judgment and
analysis.
NOW, THEREFORE. BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby adopts a Mitigated Negative Declaration, instructs the director of
Administrative Services to file a notice of determination, and approves Vesting Tentative
Tract Map No. 05-003 and Planned Unit Development No. 05-007, with the above
findings and subject to the conditions as set forth in Exhibit "A", attached hereto and
incorporated herein by this reference.
RESOLUTION NO. 3955
PAGE 4
BE IT FURTHER RESOLVED that this Resolution shall take effect upon the effective
date of Ordinance No. 581, revising land use regulations for Design Development Overlay
District OMU-D-2.20 within the Office Mixed Use District.
On a motion by Council Member Costello, seconded by Council Member Guthrie, and by
the following roll call vote to wit:
AYES:
NOES:
ABSENT:
Council Members Costello, Guthrie, Dickens, Arnold, and Mayor Ferrara
None
None
the foregoing Resolution was adopted this 26th day of September 2006.
RESOLUTION NO. 3Q56'
PAGE 5
RA, MAYOR
TONY M. E
ATTEST:
, DIRECTOR OF ADMINISTRATIVE SERVICES!
CITY CLERK
APPROVED AS TO CONTENT:
~~~
APPROVED AS TO FORM:
RESOLUTION NO. 3955
PAGE 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP 05-003 &
PLANNED UNIT DEVELOPMENT 05-007
Central Coast Real Estate Development
Fair Oaks Avenue (east of Arroyo Grande Community Hospital)
COMMUNITY DFVFI OPMENT DEPARTMENT
GFNFRAL CONDITIONS
This approval authorizes the subdivision of a 5.5-acre property into thirty-five (35) parcels
for construction of a phased mixed-use project. Phase I includes thirty (30) town homes
(41 density equivalent units) and a 46,175 square foot open space lot, and Phase II
conceptually includes up to 40,000 square feet of medical office floor area with surface
parking. Phase II will be subject to separate discretionary approval and associated
environmental review as required by law.
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 Vesting Tentative
Tract Map No. 05-003 and Planned Unit Development No. 05-007.
3. This Tentative Map and Planned Unit Development shall automatically expire on
September 26, 2008 unless the final map is recorded or an extension is granted
pursuant to Section 16.12.140 of the Development Code.
4. Development shall occur in substantial conformance with the plans presented to
the City Council at the meeting of September 26,2006 and marked Exhibits "B-1
through B-14" on file in the Administrative Services Department.
5. The applicant shali agree to defend at his/her sole expense any action brought
against the City, its present or former agents, officers, or employees because of
the issuance of said approval, or in anyway relating to the implementation thereof,
or in the alternative, to relinquish such approval. The applicant shall reimburse the
City, its agents, officers, or employees, for any court costs and attorney's fee's
which the City, its agents, officers or employees may be required by a court to pay
as a result of such action. The City may, at its sole discretion, participate at its
own expense in the defense of any such action but such participation shall not
relieve applicant of his/her obligations under this condition.
6. Development shall conform to the OMU-D-2.20 zoning requirements except as
otherwise approved.
SPECIAL CONDITIONS
7. Similar to MM 1.2, the applicant shall return to the Architectural Review
Committee to consider final colors and materials prior to issuance of building
permit. Stamped concrete shall be used in the private road and driveways,
limiting the use of asphalt. Smooth plaster finish shall be used for the structures.
RESOLUTION NO. 3955
PAGE 7
8. The north end of Woodland Drive shall be narrowed to a width of twenty feet
(20') for a distance of approximately seventy feet (70') to allow access for
pedestrians and cyclists. Otherwise, Woodland Drive shall be constructed to a
width of forty feet (40') with sidewalks on both sides and street front trees shall
be 24" box and located ata minimum of (1) tree for every thirty-five feet (35') of
street frontage.
9. The Final Tract Map shall show an irrevocable offer to dedicate Lot 31 to the
City.
NOIRF
10. Similar to MM 8.1, Construction shall be limited to between the hours of 8am and
6pm Monday through Saturday. No construction shall occur on Sunday.
DFVFI OPMFNT com:
11. Development shall conform to the Office Mixed Use (OMU-D-2.20) zoning
requirements except as otherwise approved.
12. All fences and/or walls shall not exceed six feet (6') in height unless otherwise
approved with a Minor Exception or Variance application.
13. The developer shall comply with Development Code Chapter 16.20, "Land
Divisions".
14. The developer shall comply with Development Code Chapter 16.64, "Dedications,
Fees and Reservations."
PRIOR TO ISSUANCE OF GRADING PERMIT
15. All walls, including screening and retaining walls, shall be compatible with the
approved architecture and 'Development Code Standards, and shall be no more
than 3 feet in height in the front setback area, subject to the review and approval of
the Community Development Director.
PRIOR TO RECORDING THE FINAL MAP
16. The applicant shall submit final Covenants, Conditions and Restrictions (CC&R's)
that are administered by a subdivision homeowners' association and formed by the
applicant for operation, maintenance and repair of common areas within the
subdivision. The CC&R's shall be reviewed and approved by the City Attomey and
recorded with the final map.
17. A landscaping and irrigation plan shall be prepared by a licensed landscape
architect subject to review and approval by the Community Development and
RESOLUTION NO. 3955
PAGE 8
Parks and Recreation Departments. The landscaping plan shall include the
following for all public street frontages and common landscaped areas:
(1) Tree staking, soil preparation and planting detail;
(2) The use of landscaping to screen ground-mounted utility and mechanical
equipment;
(3) The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within
five feet (5') of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads,
drip irrigation, mulch, gravel, drought tolerant plants and mulches
shall be incorporated into the landscaping plan; and
iii. All slopes 2:1 or greater shall have jute mesh, nylon mesh or
equivalent material.
iv. An automated irrigation system.
PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY
18. All fencing shall be installed.
PARKS AND RECREATION DFPARTMFNT CONDITIONS
19. The applicant shall comply with the provisions of Ordinance 521 C.S., the
Community Tree Ordinance.
20. Linear root barriers shall be used at the front of the project to protect the
sidewalks.
21. All street front trees shall be 24-inch box and shall be located a minimum 'of one
(1) tree for every thirty-five feet (35') of street frontage.
22. Prior to issuance of building permit, the applicant shall submit a trail
improvement plan (same as MM 11-2).
RIIII DING AND FIRF DFPARTMFNT CONDITIONS
IIRC/lIFC
23. The project shall comply with the most recent editions of the Califomia State Fire
and Building Codes and the Uniform Building and Fire Codes as adopted by the
City of Arroyo Grande. .
24. The project shall provide complete compliance with State and Federal disabled
access requirements. Per S.B. 1025, 10% of the primary entry levels of
multistoried dwelling units must comply with the HCD's accessibility provisions.
RESOLUTION NO. 3955
PAGE 9
25. The applicant shall show all setback areas for each lot on the tentative tract map
prior to map recordation.
FIRF I ANFR
26. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
27. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRF FI OW/FIRF HVnRANTR
28. Project shall have a fire flow based on the Califomia Fire Code Appendix III-A.
29. Prior to bringing combustibles on site, fire hydrants shall be installed per Fire
Department and Public Works Department standards. Locations shall be
approved by the Fire Chief.
FIRF RPRINKI FRR
30. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire
Department guidelines.
31. The project shall provide Fire Department approved access or sprinkler system per
National Fire Protection Association Standards.
OPTICOM nEVICF
32. An opticom traffic signal pre-emption device shall be installed that meets Building
and Fire Department requirements as determined by the Director of Building & Fire
if a signal is installed.
ARANnONMFNT/NON-CONFORMINr.
33. Prior to issuance of a 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.
OTHFR APPROVAl R
34. The project shall comply with Federal and local flood management policies.
35. Any review costs generated by outside consultants shall be paid by the applicant.
RESOLUTION NO. 3955
PAGE 10
PUBLIC WORKSnFPARTMENT CONnlTIONS
All Public Works Department conditions of approval as listed below are to be complied
with prior to recording the map or finalizing the permit, unless specifically noted otherwise.
36. Fees - The applicant shall pay all applicable City fees at the time they are due.
(For your information, the "Procedure for Protesting Fees, Dedications,
Reservations or Exactions" is provided below).
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.
(8) 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
the purposes of this section, when they are imposed or levied on a specific
RESOLUTION NO. 3955
PAGE 11
development.
37. Fees to be paid prior to plan approval:
(1) Plan check for grading plans based on an approved earthwork estimate.
(2) Plan check for improvement plans based on an approved construction cost
estimate.
(3) Permit Fee for grading plans based on an approved earthwork estimate.
(4) Inspection fee of subdivision or public works construction plans based on
an approved construction cost estimate.
PI JRLlC WORKR nFPARTMENT RPFCIAI CONnlTIONR
All Public Works Department conditions of approval as listed below are to be complied
with prior to recording the map, unless specifically noted otherwise.
38. The applicant shall revise the sewer main relocation out to the Woodland Drive
Extension and then down to Fair Oaks Avenue.
39. Similar to MM 13.1, the project will pay the proportionate share to the following
wastewater capital improvement projects:
(1) Woodland Drive Upgrade (2.22%),
40. The project will dedicate the appropriate public water easements for the water
lines and the hydrants.
41. The project will install additional sewer mains as necessary to serve the project.
42. All sewer mains shall be a minimum 8" in diameter with a minimum slope of .5%.
43. All sewer main intersections, grade breaks and directional changes shall occur at
manholes.
44. The applicant shall remove all sanitary sewer manholes to the base and fill all
abandoned mains with grout.
45. The applicant shall overlay Fair Oaks Avenue across the entire Phase I project
frontage to the centerline with 1 Yo" asphalt. Where utility trenches cross the
centerline, the overlay shall extend to the opposite gutter.
46. The project will run a water main through the site, connecting the water main
underneath Fair Oaks Avenue to the water main underneath Cerro Vista Circle.
47. The project will install water mains on-site as necessary to serve the units and
fire hydrants.
48. The project will install fire hydrants to Public Works and Fire Department
RESOLUTION NO. 3955
PAGE 12
requirements.
49. The applicant shall perform the South Alpine Water Main upgrade as outlined in
the water master plan. The applicant shall enter into a reimbursement
agreement with the City for any amount exceeding their proportional share.
50. All new water mains shall be a minimum 8" in diameter.
51. The applicant shall install wheel chair ramps at the intersection of Woodland
Drive and Fair Oaks Avenue.
52. If feasible, the applicant shall install a drop inlet on the north side of Fair Oaks
east of Woodland Drive. The drop inlet will connect to the existing storm drain
line on the north side of the project site.
53. Similar to MM 6.2, the applicant shall install an inline fossil filter where the project
storm drain line connects to the City storm drain line.
54. Similar to MM 4.3, the developer shall mitigate erosion at the outlet of the
existing 48" storm drain line by contributing up to $15,000 and paying a pro-rata
share thereafter.
55. Similar to MM 4.3, the developer shall remediate corrosion to the existing 48"
corrugated metal pipe (CMP) storm drain line by contributing up to $15,000 and
paying a pro-rata share thereafter.
56. The developer shall install the improvements at the intersection Fair Oaks
Avenue and Woodland Drive per the project traffic study.
PIJBLlC WORKS DEPARTMFNT STANDARD CONDITIONS
GFNFRAI CONnlTIONS
57.' Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or
as directed by the Director of Public Works.
58. Perform construction activities during normal business hours (Monday through
Friday, 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 Director of
Public Works. The City may hold the developer or contractor responsible for any
expenses incurred by the City due to work outside of these hours.
IMPROVFMFNT PI ANS
RESOLUTION NO. 3955
PAGE 13
59. All project improvements shall be designed by a registered civil engineer in the
State of Califomia and constructed in accordance with the City of Arroyo Grande
Standard Drawings and Specifications.
60. Submit four (4) full-size paper copies, one (1) full-size mylar copy, and one (1)
electronic copy on CD in AutoCAD of approved improvement plans for inspection
purposes during construction.
61. Submit as-built plans at the completion of the project or improvements as directed
by the Director of Public Works. One (1) set of mylar prints and an electronic
version on CD in AutoCAD format shall be required.
62. The following Improvement plans shall be prepared by a registered Civil Engineer
and approved by the Public Works Department:
(1) Grading, drainage and erosion control,
(2) Street paving, curb, gutter and sidewalk,
(3) Public utilities,
(4) Water and sewer,
(5) Landscaping and irrigation,
(6) Any other improvements as required by the Director of Public Works.
63. Landscape and irrigation plans are required for landscaping within the public right
of way, and shall be approved by the Community Development and Parks and
Recreation Departments. In addition, The Director of Public Works shall approve
any landscaping or irrigation within a public right of way or otherwise to be
maintained by the City.
64. Improvement plans shall include plan and profile of existing and proposed streets,
utilities and retaining walls.
65. The site plan shall include the following:
(1) The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
(2) The location, quantity and size of all existing and proposed sewer laterals.
(3) The location, size and orientation of all trash enclosures.
(4) All existing and proposed parcel lines and easements crossing the property.
(5) The location and dimension of all existing and proposed paved areas.
(6) The location of all existing and proposed public or private utilities.
WATFR
66. Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
67. Existing water services to be abandoned shall be property abandoned and capped
at the main per the requirements of the Director of Public Works.
RESOLUTION NO. 3955
PAGE 14
68. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
(1) Implement an individual water program consisting of retrofitting existing off-
site high-flow plumbing fixtures with low flow devices. The calculations shall
be submitted to the Director of Public Works for review and approval. The
proposed individual water program shall be submitted to the City Council for
approval prior to implementation; OR,
(2) The applicant may pay an in lieu fee of $2,200 for each new residential unit.
69. All units to be sprinklered shall have individual water services.
SEWFR
70. All sewer laterals within the public right of way must have a minimum slope of 2%.
71. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with California State Health Agency standards.
72. Existing sewer laterals to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Director of Public Works.
73. Obtain approval from the South County Sanitation District for the development's
impact to District facilities prior to final recordation of the map.
, '
PURl Ie UTI! ITIFS
74. Underground all new public utilities in accordance with Section 16.68.050 of the
Development Code.
75. Submit all improvement plans to the public utility companies for approval and
comment. Utility comments shall be forwarded to the Director of Public Works for
approval. All utility companies shall sign the improvement plans prior to final
submittal.
76. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
STRFFTS
77. All street repairs shall be constructed in accordance with the City Street cut policy.
78. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned
and filled with epoxy.
79. Street structural sections shall be determined by an R-Value soil test, but shall not
RESOLUTION NO. 3955
PAGE 15
be less than 3" of asphalt and 6" of Class II AB.
CIJRB GlJTTFR ANn SIDEWAI K
80. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk.
81. Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to
prevent damage due to root growth.
GRAnlNG
82. Perform all grading in conformance with the City Grading Ordinance.
83. Submit all retaining wall calculations for review and approval by the Director of
Public Works for walls not constructed per City standards.
84. The applicant shall prepare an erosion control plan for review and approval prior to
issuance of a grading permit.
85. The applicant shall obtain a WDID No. from the Regional Water Quality Control
Board prior to issuance of a grading permit.
nRAINAGF
86. All drainage facilities shall be designed to accommodate a 100-year storm flow.
87. All drainage facilities shall be in accordance with the Drainage Master Plan.
88. The applicant shall provide detailed drainage calculations indicating that increased
run-oft can be accommodated by existing facilities and/or provide on-site retention
basins, to the satisfaction of the Director of Public Works.
89. The grading and drainage plans shall be. reviewed by the Coastal San Luis
Obispo Resource Conversation District. The applicant shall reimburse the City
for this review.
nFnlCATIONS ANn FASFMFNTS
90. 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.
91. Street tree planting and maintenance easements shall be dedicated adjacent to all
RESOLUTION NO. 3955
PAGE 16
street right of ways. Street tree easements shall be a minimum of 10 feet beyond
the right of way.
92. A Public Utility Easement (PUE) shall be dedicated 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.
93. A blanket Public Utility Easement (PUE) shall be dedicated over the project
driveways.
94. Any lots adjacent to the Woodland Drive extension shall be denied direct access to
Woodland Drive.
PFRMITS
95. Obtain an encroachment permit prior to performing any of the following:
(1) Performing work in the City right of way,
(2) Staging work in the City right of way,
(3) Stockpiling material in the City right of way,
(4) Storing equipment in the City right of way.
96. Obtain a grading permit prior to commencement of any grading operations on site.
AGRFFMFNTS
97. 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.
98. Improvement Agreement: The applicant shall enter into an agreement for the
completion and guarantee of improvements required. The agreement shall be on
a form acceptable to the City.
99. Easement Agreement: The applicant shall enter into an easement agreement
with the City for the relocation of the existing sewer main prior to approval of the
improvement plans.
IMPROVFMFNT SFClJRITIFS
100. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
101. Submit an engineer's estimate of quantities for public improvements for review by
the Director of Public Works.
102. Provide financial security for the following, to be based upon a construction cost
RESOLUTION NO. 3955
PAGE 17
estimate approved by the Director of Public Works:
(1) Faithful Performance: 100% of the approved estimated cost of all
subdivision improvements,
(2) labor. and Materials: 50% of the approved estimated cost of all
subdivision improvements,
(3) Monumentation: 100% of the approved estimated cost of placement of all
subdivision monuments,
(4) One Year Guarantee: 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance of the
subdivision improvements.
OTHFR nOCUMFNTATION
103. Preliminary Title Report: A current preliminary title report shall be submitted to the
Director of Public Works prior to checking the map.
104. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the
Director of Public Works prior to checking the final submittal of the map.
105. CC&R's: The applicant shall submit detailed CC&R's covering the maintenance of
all commonly owned facilities subject to the review and approval of the Director of
Public Works and the City Attomey~
PRIOR TO IRRllING A BUll nlNG PERMIT
106. The Final Map shall be recorded with all pertinent conditions of approval satisfied.
PRIOR TO IRRUING A CFRTIFICATF OF OCCUPANCY
107. All utilities shall be operational.
108. 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 Director of Public Works.
109. Prior to the final 10% of occupancies for the project are issued, all improvements
shall be fully constructed and accepted by the City.
RPFCIAI CONnlTIONR
110. Phase II shall be developed as medical office space with surface parking that
satisfies all mixed-use development standards for the OMU district and Design
Overlay OMU 0-2.20, subject to approval of a Conditional Use Permit and related
environmental analysis.
RESOLUTION NO. 3955
PAGE 18
111. To ensure that Phase II is. developed pursuant to hospital facility needs, prior to
recordation of the final tract map, the applicant shall provide the City with an option
to purchase agreement for the Phase II property, between the property owner and
Catholic Healthcare West, subject to approval of the City Attorney.
RESOLUTION NO. 3955
PAGE 19
MITI(';ATION MFASIIRFS
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.
MITIGATION MEASIJRFS'
MM 1.1: The applicant shall submit a lighting plan verifying that all exterior lighting
for the development is directed downward and does not create spill or glare to adjacent
properties.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande - COD; Police Dept.
Prior to issuance of building permit
MM 1.2: Exterior lighting for the pedestrian trail shall be low intensity, low height
and shielded to prevent illumination of creek habitat and adjacent residents.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande - COD; Police Dept.
Prior to issuance of Building Permit
MM 1.3: Similar to condition of approval no. 7, the applicant shall submit final
exterior colors and materials of the town homes for Architectural Review Comr:nittee
approval. The colors shall blend as much as possible with the surrounding
environment.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande - COD
Prior to issuance of building permit
MM 2.1: All new property owners within the subdivision must sign a Real Estate
Transfer Disclosure indicating that they acknowledge and agree to the provisions
contained in the City's Right-To-Farm Ordinance.
Responsible Party:
Monitoring Agency:
Timing:
Developer; Real Estate Agent
City of Arroyo Grande - COD
Prior to close of escrow
MM 2.2: The applicant shall mitigate the loss of 0.74 acres of non-prime
agricultural soils by providing replacement land at a 1 to 1 ratio or paying an in-lieu fee
of $4,151 to be used for the preservation of agricultural lands.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande - COD, Building and Fire Dept.
Prior to issuance of building permit
RESOLUTION NO. 3955
PAGE 20
ConstnJction PhRse Fmissions
The project shall comply with all applicable Air Pollution Control District (APCD)
regulations pertaining to the control of fugitive dust (PM10) as contained in section 6.5 of
the Air Quality Handbook. All site grading and demolition plans shall list the following
regulations:
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 should be used whenever possible.
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 shall be used where
feasible.
MM 3.7: To mitigate the diesel PM generated during the construction phase, all
construction equipment shall be properly maintained and tuned according to
manufacturer's specifications. The measures below (MM 3.8 - 3.10) shall be clearly
identified in the project bid specifications so the contractors biding on the project can
include the purchase and installation costs in their bids.
MM 3.8: All off-road and portable diesel powered equipment, including but not
limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets,
compressors, auxiliary power units, shall be fueled exclusively with California Air
Resources Board (ARB) motor vehicle diesel fuel.
RESOLUTION NO. 3955
PAGE 21
MM 3.9: To the maximum extent feasible, the use of diesel construction equipment
shall meet the ARB's 1996 certification standard for off-road heavy-duty diesel engines.
MM 3.10: Unless otherwise approved by APCD, the developer shall install catalytic
diesel particulate filters or Diesel oxidation catalyst on two (2) pieces of construction
equipment involved in primary earth moving and construction activities and projected to
generate the greatest emissions. APCD staff shall be included in the selection of
candidate equipment along with a representative of the contractor.
MM 3.11: If utility pipelines are scheduled for removal or relocation, or building(s) are
removed or renovated, this project may be subject to various regulatory jurisdictions,
including the requirements stipulated in the National Emission Standard for Hazardous Air
Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include, but
are not limited to: 1) notification requirements to the APCD, 2) asbestos survey
conducted by a Certified Asbestos Inspector, and 3) applicable removal and disposal
requirements of identified asbestos containing material.
MM 3.12: Prior to any grading activities at the site, the project proponent shall ensure
that a geologic evaluation is conducted to determine if Naturally Occurring 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
(ATCM) regulated under by the California Air Resources Board (ARB).
Responsible" Party:
Monitoring Agency:
Developer
City of Arroyo Grande - Public Works Dept., Building
and Fire Department; APCD
Prior to issuance of Grading Permit and during
construction
Timing:
OpAr;:!tion;:!1 Ph;:!SA Fmissions
MM 3.13: To encourage walking within the development and provide a safer
pedestrian environment, the applicant shall use textured and/or colored concrete at
pedestrian crossings.
MM 3.14: Where feasible, provide continuous sidewalks separated from the roadway
by landscaping with adequate lighting, especially at intersections.
MM 3.15: Provide shade tree planting along southem exposures of buildings to
reduce summer cooling needs.
MM 3.16: Provide sodium streetlights, or equivalent energy efficient lighting
acceptable to APCD.
MM 3.17:
Orient homes to maximize natural heating and cooling.
RESOLUTION NO. 3955
PAGE 22
MM 3.18: Provide outdoor electrical outlets on homes to encourage the use of electric
appliances and tools.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - CDD, Public Works Dept., and
Building & Fire Dept.; APCD
Prior to issuance of Building Permit
MM 4.1 : The developer shall. record an open space agreement and twenty-five foot
(25') creek easement on the property measured from top of bank. No development
shall occur within 25' creek setback area.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - CDD, Public Works Dept.
Prior to Grading Permit
MM 4.2: In addition to native ground covers and perennial grasses, the final
landscape plan shall incorporate native riparian and upland shrubs and trees such as
Sycamore, Coast Live Oak, Coffeeberry, Elderberry and Toyon in the recreational trail
easement to increase habitat cover for wildlife and add forage value and roosting sites.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande - CDD; Parks,
Recreation and Facilities Dept.
Prior to issuance of Building Permit
MM 4.3: Similar to conditions of approval no. 54 and 55, the developer shall
mitigate erosion at the outlet of the existing 48" corrugated metal pipe (CMP) storm
drain line and remediate corrosion to the 48" CMP storm drain line. Should a
Streambed Alteration Permit be required from CDFG to mitigate said erosion at the
outlet of the CMP, and where the permit includes more stringent conditions than the
City's erosion control measures, the more stringent requirements shall be used. A soils
report shall be submitted that analyzes the stability of the bank at the outfall location.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande - Public Works Dept.; CDFG
Prior to issuance of Grading Permit and during
construction
MM 4.4: A qualified biologist shall perform one pre-construction survey for
southwestern pond turtles immediately prior to initiation of site grading and
culverUoutfall structure construction. If southwestern pond turtles are observed within
an area to be disturbed they shall be relocated out of harms way to an appropriate area
immediately upstream or downstream of the project area within Arroyo Grande Creek.
RESOLUTION NO. 3955
PAGE 23
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - COD
Prior to and during start of construction.
MM 4.5: All tree removal shall be limited to the time period of September 1st to
March 1st, which is considered to be outside the typical breeding season for birds. If it is
not feasible to avoid the bird-nesting season and trees will be removed between March
1st and September 1st, a pre-construction survey for nesting birds shall be performed by
a qualified biologist. If active birds nests are located during pre-construction surveys
within the project area subject to tree removal or ground disturbance, the nest site shall
be avoided until the adults and young are no longer reliant on the nest site for survival
as determined by a qualified biologist. If determined necessary by a qualified biologist,
a non-disturbance buffer zone shall be established around each nest for the duration of
the breeding season until such time as the adults and young are no longer reliant on
the nest site for survival as determined by the qualified biologist.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - COD
Prior to issuance of Grading Permit
MM 4.6: A Riparian Habitat Restoration Plan (RHRP) shall be prepared by a
qualified landscape architect or restoration biologist experienced in native habitat
restoration for any work performed within the dedicated open space 25-foot creek
setback area. The RHRP shall include at a minimum a detailed planting plan for the 25-
foot setback area and for all disturbed areas from repairing the CMP and installing rock
slope protection. The RHRP shall also include at a minimum the number of other
native trees impacted and location of replacement plantings, specific plant species
palette, a non-native species r~moval plan, success criteria, a five-year monitoring
program, and contingency measures to ensure meeting the success criteria. The
RHRP shall also include an erosion control plan and Best Management Practices
(BMPs) for all disturbed areas within the 25-foot creek setback and exposed banks. The
erosion control seed mix for the riparian setback area shall be composed exclusively of
native species. Any work performed within the creek channel or creek bank is subject
to an approved Streambed Alteration Agreement with the Ca. Dept. of Fish and Game.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer shall submit the RHRP to the City
City of Arroyo Grande - COD; CDFG
The RHRP shall be submitted and approved prior to
issuance of Grading Permit; duration of monitoring
shall be no less than five (5) years.
MM 4.7: To increase riparian functions and values, the applicant shall submit a
final landscape plan that incorporates native riparian and upland shrubs and trees such
. as Sycamore, Coast Live Oak, ;Coffeeberry, Elderberry and Toyon along the top of
creek bank and within the recreational trail easement. Native ground covers and
perennial grasses shall also be incorporated throughout the project. The CC&Rs shall
include insurances that the landscaping is sufficiently maintained.
RESOLUTION NO. 3955
PAGE 24
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande - COD, PR&F (Parks,
Recreation and Facilities Dept.)
Prior to issuance of building permit.
MM 4.8: Any native trees intentionally or unintentionally killed or removed that are
greater than or equal to four (4) inches diameter at breast height (DBH) and less than
twelve (12) inches DBH shall be replaced at a 3:1 ratio. Trees removed that are greater
than or equal to twelve (12) inches DBH shall be replaced at a 5:1 ratio. Replacement
trees shall be limited to in-kind replacement of appropriate native tree species as
approved by the City Parks, Facilities and Recreation Department's arborist. All trees to
be removed shall be clearly marked on construction plans and marked in the field with
flagging or paint. All trees to be retained 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 of the trees to be retained.
Native riparian trees intentionally or unintentionally impacted shall be replaced within
the 25-foot riparian setback area. Native trees impacted outside the riparian zone can
be replaced within the riparian setback area or incorporated into the development
landscaping plan.
Responsible Party:
Monitoring Agency:
Timeframe:
City of Arroyo Grande - COD, PR&F
City of Arroyo Grande - COD and PR&F
During construction
MM 4.9: Fruit trees shall be included in the final landscape plan for use by project
residents to encourage sustainable development.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - COD and PR&F
Prior to issuance of Building Permit
MM 5.1: A qualified archaeologist shall be retained to monitor all grading activities.
The monitor shall work closely with construction crews in close proximity to earth
moving equipment in order to investigate and evaluate exposed materials immediately
upon exposure and prior to disturbance. A daily log shall be maintained by the monitor
to record when and where earth-moving activities take place within the project area, as
well as the presence/absence of archaeological materials in the monitored matrix.
In the event that prehistoric cultural materials, or historic cultural materials 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. It is preferred that location data
of finds be recorded using a hand-held global positioning system (GPS) receiver. In the
RESOLUTION NO. 3955
PAGE 25
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 if the coroner recognizes the remains to be those of a Native
American, or has reason to believe that they are those of a Native American, he or she
will contact by telephone within 24 hours the Native American Heritage Commission.
Following the field analysis work, the qualified archaeologist shall prepare. 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 copy shall be provided
to the Community Development Director for retention in the project file.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - CDD, Public Works Dept.
During grading and construction activities
(monitoring); prior to issuance of a Building Permit
(final report)
MM 6.1: The recommendations provided in the Soils Engineering Report prepared
by GeoSolutions, Inc. dated September 23, 2005 shall be incorporated into the project
plans and specifications (in particular pgs. 5-~ 1 of the Report). Final improvement
plans submitted to the City shall be accompanied by a letter of certification from the civil
engineer that the plans are in conformance with the soils report, and the certification
shall confirm that the plans include the following:
. The project shall be designed to withstand ground shaking associated
with a large magnitude earthquake on nearby active faults.
. All proposed structures shall be designed to conform to the most recent
Uniform Building Code (UBC) Zone 4 guidelines.
. The project shall comply with the requirements of the City's Grading
Ordinance.
. Site-specific specifications regarding clearing, site grading and
preparation, footings, foundations, slabs-on-grade, site drainage, and
pavements or turf block shall be delineated.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - Public Works Dept.
Prior to issuance of Grading Permit
MM 6.2: An inline system shall be installed to clean storm water runoff prior to
entering the creek. The City will maintain the inline system.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - CDD, Public Works Dept.
Prior to issuance of Building Permit
RESOLUTION NO. 3955
PAGE 26
MM 8.1: Similar to condition of approval no. 10, construction activities shall be
restricted to the hours of 8 a.m. and 6 p.m. Monday through Saturday. No construction
shall occur on Sunday. On-site equipment maintenance and servicing shall be confined
to the same hours.
MM 8.2: All construction equipment utilizing internal combustion engines shall be
required to have mufflers that are in good condition. Stationary noise sources shall be
located at least 300 feet from occupied dwelling units unless noise reducing engine
housing enclosures or noise screens are provided by the contractor. .
MM 8.3: Equipment mobilization areas, water tanks, and equipment storage areas
shall be placed in a central location as far from existing residences as feasible.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - COD, Public Works Dept.
During construction
MM 9.1: Fifteen percent (15%) of new units constructed shall be sold to qualified
families earning a moderate-income (based on the City's affordable housing standards).
The developer shall pay an affordable housing in-lieu fee for any fraction of a unit. An
affordable housing agreement between the City and developer shall be recorded that
stipulates the details of the terms and conditions for producing and selling affordable
ownership housing within the project. Said agreement shall be reviewed and approved
by the Community Development Director and City Attorney, and shall be recorded prior
to recordation of the final tract map.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - COD, City Attorney
Prior to recordation of the Final Tentative Tract Map
MM 10.1: The applicant shall pay Lucia Mar.Unified School District impact fees.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - Building & Fire Dept.; Lucia
Mar Unified School District
Prior to issuance of Building Permit
MM 11.1: The developer shall pay all applicable City park development and impact
fees.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - Building & Fire Dept.; PR&F
Prior to issuance of Building Permit
MM 11.2: The applicant shall submit a public pedestrian trail improvement plan.
RESOLUTION NO. 3955
PAGE 27
Responsible Party:
Monitoring Agency:
Tlmetrame:
Developer
City of Arroyo Grande - PR&F
Prior to issuance of Building Permit
MM 12.1: The developer shall pay the City's Traffic Signalization and Transportation
Facilities Impact fees.
Responsible Party:
Monitoring Agency:
Timetrame:
Developer
City of Arroyo Grande - Building & Fire Dept.; Public
Works Dept.
Prior to issuance of Building Permit
MM 13.1: The applicant shall pay the project's proportionate share to the following
wastewater capital improvement project:
. Woodland Drive Upgrade (2.22%)
Responsible Party:
Monitoring Agency:
Timetrame:
Developer
City of Arroyo Grande -Public Works Dept.
Prior to issuance of Building Permit
MM 13.2: The developer shall pay the City's sewer hookup and SSLOCSD impact
fees.
Responsible Party:
Monitoring Agency:
Timetrame:
Developer
City of Arroyo Grande - Building & Fire Dept.; Public
Works Dept.
Prior to issuance of Building Permit
MM 14.1: The applicant shall submit a Storm Water Pollution Prevention Plan
(SWPPP) and Erosion Control Plan that specifies the implementation of Best
Management Practices to avoid and minimize water quality impacts as required by the
Regional Water Quality Control Board (RWQCB). At a minimum, the SWPP and
Erosion Control Plan shall include:
. Designation of equipment and supply staging and storage areas at least 200
feet from the outside edge of the Arroyo Grande Creek 25-foot setback area.
All vehicle parking, routine equipment maintenance, fueling, minor repair,
etc., and soil and material stockpile, shall be done only in the designated
staging area.
. Major vehicle/equipment maintenance, repair, and equipment washing shall
be performed oft site.
. A wet and dry spill clean up plan that specifies reporting requirements and
immediate clean up to ensure no residual soil, surface water or groundwater
contamination would remain after clean up.
. Designating concrete mixer washout areas at least 200 feet from outside
edge of Arroyo Grande Creek 25-foot setback with the use of appropriate
containment or reuse practices.
\
RESOLUTION NO. 3955
PAGE 28
. A temporary and excess fill stockpile and disposal plan that ensures that no
detrimental affects to receiving waters would result.
. Requiring all grading and application of concrete, asphalt, etc. to occur during
the dry season from April 15 to October 15.
. Required site preparation and erosion control BMPs for any work that may
need to be completed after October 15.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande - Public Works Dept.
Prior to issuance of Grading Permit
MM 14.2: To reduce erosion hazards due to construction activities, grading shall be
minimized, and project applicants shall use runoff and sediment control structures,
and/or establish a permanent plant cover on side slopes following construction.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - Public Works Dept.
Prior to issuance of Grading Permit
MM 14.3: Work shall be completed during the dry season (April 15 to October 15) to
reduce active construction erosion to the extent feasible. If construction must extend
into the wet weather season, a qualified hydrogeologist or civil engineer shall prepare a
drainage and erosion control plan that addresses construction measures to prevent
sedimentation and erosion of Arroyo Grande Creek.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - Public Works Dept.
Prior to issuance of Grading Permit & during construction
MM 14.4: Erosion control and bank stabilization measures shall be implemented for
any work that requires access to the creek, subject to CDFG approval through a
Streambed Alteration Permit.
Responsible Party:
Monitoring Agency:
Tlmeframe:
Developer
City of Arroyo Grande - Public Works Dept.; CDFG
During construction
MM 14.5: All temporary fill placed during project construction shall be removed at
project completion and the area restored to approximate pre-project contours.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - Public Works Dept.
Prior to issuance of a Certificate of Occupancy
MM 14.6: No construction debris or materials shall be allowed to enter the 25' creek
setback area, directly or indirectly. Stockpiles shall be kept far enough from the banks
of the active channel and protected to prevent material from entering the creek bed.
RESOLUTION NO. 3955
PAGE 29
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - Public Works Dept.
During construction
MM 14.7: An inline system shall be installed to clean storm water runoff prior to
entering the creek. The City will maintain the inline system.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
City of Arroyo Grande - CDD, Public Works Dept.
Prior to issuance of Building Permit
MM 14.8: The project shall comply with the City's required water conservation
measures including any applicable measures identified in any applicable City Water
Conservation Plans.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande - Public Works Dept.
Prior to issuance of Building Permit
MM 14.9: The project shall install best available technology for low-flow toilets,
showerheads and hot water recirculation systems.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande -Building Dept.
Prior to issuance of a Certificate of Occupancy
MM 14.10: The final landscape plan shall show low-water use/drought resistant
species and drip irrigation systems rather than spray irrigation systems.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande - Parks, Recreation and
Facilities Dept.
Prior to issuance of Building Permit
MM 14.11: 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
extent feasible.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande -Public Works Dept.
Prior to issuance of Building Permit
OFFICIAL CERTIFICATION
I, KELLY WETMORE, City Clerk of the City of Arroyo Grande, County of San Luis
Obispo, State of California, do hereby certify under penalty of perjury, that the attached
Resolution No. 3955 is a true, full, and correct copy of said Resolution passed and
adopted at a regular' meeting of the City Council of the City of Arroyo Grande on the 26th
day of September 2006.
WITNESS my hand and the Seal of the City of Arroyo Grande affixed this 29th day of
September 2006.
-'
E, CITY CLERK