HomeMy WebLinkAboutPC-1015-19 (SBDV-0136-2019 and EID 0137-2019 -- 309 Sandercock Street)RESOLUTION NO. PC-1015-2019
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A TENTATIVE PARCEL MAP TO CREATE FOUR
PARCELS, WITH REQUESTED EXCEPTIONS TO THE MINIMUM LOT
SIZE AND WIDTH REQUIREMENTS (SLO 18-0154), INCLUDING A
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED DECEMBER 11, 2019 (309 SANDERCOCK,
SBDV-0136-2019 AND EID-0137-2019)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California,
on December 11, 2019, pursuant to a proceeding instituted under SBDV-0136-2019 and EID-
0137-2019, John Diodati, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, the Planning Commission considered an Initial Study -Mitigated Negative
Declaration (IS-MND) analyzing the proposed tentative parcel map; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (SBDV-0136-2019), based on the following findings:
1. The design of the tentative parcel map is consistent with the General Plan because the
proposed subdivision is consistent with the development pattern established in the
neighborhood and the resulting parcels allow for residences with sufficient usable outdoor
space.
2. The site is physically suited for the type and density of development allowed in the R-2
zone, since the resulting parcels require minimal exceptions to the Subdivision Regulations
and resulting development will be subject to consistency with the development standards
of the Zoning Regulations.
3. The design of the subdivision will not conflict with easements for access through (or use
of property within) the proposed subdivision since all parcels will have adequate access
from Sandercock and Cypress Streets.
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4. The design of the tentative parcel map is not likely to cause serious health problems,
substantial environmental damage, or substantially and unavoidably injure fish or wildlife
or their habitat because the site does not have any creeks or other potentially significant
habitat areas for fish and wildlife, is surrounded by urban development, and has already
been developed with an existing dwelling and associated site improvements.
5. The property to be divided is of such size that it is impractical/undesirable, in this particular
case, to conform to the strict application of the standards codified in the Subdivision
Regulations because the design will result in a more efficient use of the land. An exception
is required due to a portion of the property subject to greater requirements for area and
width along corner lots, and without these additional corner lot requirements the property
could be subdivided to conform to current standards.
6. The cost to the subdivider of strict or literal compliance with the regulations is not the sole
reason for granting the modification, because other findings are made to support approval
and the exceptions relate to existing physical conditions of the project site.
7. The modification will not be detrimental to the public health, safety, and welfare, or be
injurious to other properties in the vicinity since the minor exception is for a property that
is already developed with a single-family residence, and there are numerous examples of
similar subdivisions and development in the immediate vicinity.
8. Granting the modification is in accord with the intent and purposes of the Subdivision
Regulations and is consistent with the General Plan because the exceptions are consistent
with other properties in the vicinity and the project does not grant special privileges or
modify allowable land uses within the existing R-2 zoning district.
SECTION 2. Environmental Review. Based upon all evidence, the Planning Commission
finds that the project's Mitigated Negative Declaration (IS-MND) adequately evaluates and
identifies all of the potential environmental impacts of the proposed project and hereby adopts the
following California Environmental Quality Act (CEQA) findings in support of the project;
The Diodati Subdivision IS-MND was prepared in accordance with CEQA and the State
CEQA Guidelines, adequately addressing impacts associated with the proposed project;
and
2. All potentially significant effects were analyzed adequately in the referenced IS-MND,
subject to the following mitigation measures being incorporated into the project and the
mitigation monitoring program:
AIR QUALITY MITIGATION
Mitigation Measure A04: Prior to grading plan approval, the project proponent shall ensure that
a geologic evaluation be 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
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with the San Luis Obispo County Air Pollution Control District (APCD). If NOA is found at the
site, the applicant must comply with all requirements outlined in the California Air Resources
Board Air Toxics Control Measure (ATOM) for Construction, Grading, Quarrying, and Surface
Mining Operations (93105). This may include development of an Asbestos Dust Mitigation Plan
and an Asbestos Health and Safety Program for approval by the APCD. Technical Appendix 4.4
of this Handbook includes a map of zones throughout SLO County where NOA has been found
and geological evaluation is required prior to any grading. More information on NOA can be found
online at slocleanair.org/business/asbestos.php.
➢ Monitoring Plan, AQ-1: All mitigation measures shall be shown on grading and building plans.
In addition, the contractor shall designate a person or persons to monitor compliance with
APCD requirements. The name and telephone number of such persons shall be provided to the
APCD, Community Development and Public Works Departments prior to commencement of
construction. The applicant shall provide documentation of compliance with APCD
requirements to City staff prior to issuance of any grading or building permits.
Mitip-ation Measure AQ-2: Prior to grading plan and demolition plan approval, any scheduled
demolition activities or disturbance, removal, or relocation of utility pipelines shall be coordinated
with the APCD Enforcement Division at (805) 781-5912 to ensure compliance with National
Emission Standards for Hazardous Air Pollutants (NESHAP), which include, but are not limited
to: 1) written notification, within at least 10 business days of activities commencing, to the APCD,
2) asbestos survey conducted by a Certified Asbestos Consultant, and, 3) applicable removal and
disposal requirements of identified ACM. More information on NOA can be found at
htip://www.slocleanair.oTp,/ruies-regulations/asbestos.phD.
➢ Monitoring Plan AQ 2: All mitigation measures shall be shown on grading and building plans.
In addition, the contractor shall designate a person or persons to monitor compliance with
APCD requirements. Their duties shall include holiday and weekend periods when work may
not be in progress. The name and telephone number of such persons shall be provided to the
APCD, Community Development and Public Works Departments prior to commencement of
construction.
Mitigation Measure AO-3: During construction/ground disturbing activities, the applicant shall
implement the following particulate (dust) control measures. These measures shall be shown on
grading and building plans prior to issuance of grading, demolition, and construction permits. In
addition, the contractor shall designate a person or persons to monitor the dust control program
and to order increased watering, modify practices as necessary, to prevent transport of dust off site.
Their duties shall include holiday and weekend periods when work may not be in progress. The
name and telephone number of such persons shall be provided to the Community Development
and Public Works Departments prior to commencement of construction.
a. Reduce the amount of disturbed area where possible.
b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from
leaving the site and from exceeding the APCD's limit of 20% opacity for greater than 3 minutes
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in any 60-minute period. Increased watering frequency would be required whenever wind
speeds exceed 15 mph. Reclaimed (non -potable) water should be used whenever possible.
Please note that since water use is a concern due to drought conditions, the contractor or builder
shall consider the use of an APCD-approved dust suppressant where feasible to reduce the
amount of water used for dust control. Please refer to the following link for potential dust
suppressants to select from to mitigate dust emissions:
http://www.valleyair.orzbusind/complyLM10/Products/MAvai!able%20for°/a20Controllin
%20PM 10%20Emissions.htm.
c. All dirt stock pile areas (if any) shall be sprayed daily and covered with tarps or other dust
barriers as needed.
d. Permanent dust control measures identified in the approved project revegetation and landscape
plans shall be implemented as soon as possible, following completion of any soil disturbing
activities.
e. Exposed grounds that are planned to be reworked at dates greater than one month after initial
grading shall be sown with a fast germinating, non-invasive, grass seed and watered until
vegetation is established.
f. All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical
soil binders, jute netting, or other methods approved in advance by the APCD.
g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In
addition, building pads shall be laid as soon as possible after grading unless seeding or soil
binders are used.
h. Vehicle speed for all construction vehicles shall not exceed 15 m.p.h. on any unpaved surface
at the construction site.
i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall maintain
at least two feet of freeboard (minimum vertical distance between top of load and top of trailer)
in accordance with California Vehicle Code Section 23114.
j. "Track -Out" is defined as sand or soil that adheres to and/or agglomerates on the exterior
surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any
highway or street as described in California Vehicle Code Section 23113 and California Water
Code 13304. To prevent "track out", designate access points and require all employees,
subcontractors, and others to use them. Install and operate a `track -out prevention device' where
vehicles enter and exit unpaved roads onto paved streets. The `track -out prevention device' can
be any device or combination of devices that are effective at preventing track out, located at the
point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices
need periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the
track -out prevention device may need to be modified;
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k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads.
Water sweepers shall be used with reclaimed water where feasible. Roads shall be pre -wetted
prior to sweeping when feasible.
1. All PM10 mitigation measures required should be shown on grading and building plans and;
The contractor or builder shall designate a person or persons whose responsibility is to ensure
any fugitive dust emissions do not result in a nuisance and to enhance the implementation of
the mitigation measures as necessary to minimize dust complaints and reduce visible emissions
below the APCD's limit of 20% opacity for greater than 3 minutes in any 60-minute period.
Their duties shall include holidays and weekend periods when work may not be in progress (for
example, wind-blown dust could be generated on an open dirt lot). The name and telephone
number of such persons shall be provided to the APCD Compliance Division prior to the start
of any grading, earthwork or demolition (Contact Tim Fuhs at 805-781-5912).
➢ Monitoring Plan AQ 3: All mitigation measures shall be shown on grading and building plans.
In addition, the contractor 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.
Their duties shall include holiday and weekend periods when work may not be in progress.
The name and telephone number of such persons shall be provided to the APCD, Community
Development and Public Works Departments prior to commencement of construction.
Mitigation Measure AQ-4: The following Standard Mitigation Measures for Construction
Equipment shall be shown on plans prior to issuance of grading, demolition, and construction
permits. The standard mitigation measures for reducing nitrogen oxides (NOx), reactive organic
gases (ROG), and diesel particulate matter (DPM) emissions from construction equipment are
listed below:
a. Maintain all construction equipment in proper tune according to manufacturer's specifications;
b. Fuel all off -road and portable diesel -powered equipment with CARB certified motor vehicle
diesel fuel (non -taxed version suitable for use off -road);
c. Use diesel construction equipment meeting CARB's Tier 2 certified engines or cleaner off -road
heavy-duty diesel engines, and comply with the State Off -Road Regulation;
d. Use on -road heavy-duty trucks that meet the CARB's 2007 or cleaner certification standard for
on -road heavy-duty diesel engines, and comply with the State On -Road Regulation;
e. Construction or trucking companies with fleets that that do not have engines in their fleet that
meet the engine standards identified in the above two measures (e.g. captive or NOx exempt
area fleets) may be eligible by proving alternative compliance;
f. Electrify equipment when feasible;
g. Substitute gasoline -powered in place of diesel -powered equipment, where feasible; and,
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h. Use alternatively fueled construction equipment on -site where feasible, such as compressed
natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel.
Midi ativn Measure A -5: Prior to any construction activities at the site, the project proponent
shall ensure that all equipment and operations are compliant with California Air Resource Board
and APCD permitting requirements Portable equipment, 50 horsepower (hp) or greater, used
during construction activities may require California statewide portable equipment registration
(issued by the California Air Resources Board) or an APCD permit. The following list is provided
as a guide to equipment and operations that may have permitting requirements but should not be
viewed as exclusive:
a. Power screens, conveyors, diesel engines, and/or crushers;
b. Portable generators and equipment with engines that are 50 hp or greater;
c. Electrical generation plants or the use of standby generator;
d. Internal combustion engines;
e. Rock and pavement crushing;
f. Unconfined abrasive blasting operations;
g. Tub grinders;
h. Trommel screens; and,
i. Portable plants (e.g. aggregate plant, asphalt batch plant, concrete batch plant, etc.).
For a more detailed listing, refer to the Technical Appendices, page 4-4, in the APCD's 2012
CEQA Handbook.
To minimize potential delays, prior to the start of the project, please contact the APCD Engineering
& Compliance Division at (805) 781-5912 for specific information regarding permitting
requirements.
alion JMeasure Ap-6: Prior to issuance of grading, demolition, and construction permits,
the following measures shall be shown on proposed plans. To reduce the sensitive receptor
emissions impact of diesel vehicles and equipment used to construct the project and export soil
from the site, the applicant shall implement the following idling control techniques:
California Diesel Idling Regulations
a.On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code
of regulations. This regulation limits idling from diesel -fueled commercial motor vehicles
with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation
on highways. It applies to California and non -California based vehicles. In general, the
regulation specifies that drivers of said vehicles:
1. Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at any
location, except as noted in Subsection (d) of the regulation; and,
2. Shall not operate a diesel -fueled auxiliary power system (APS) to power a heater, air
conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a
sleeper berth for greater than 5.0 minutes at any location when within 100 feet of
restricted area, except as noted in Subsection (d) of the regulation.
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b. Off -road diesel equipment shall comply with the 5-minute idling restriction identified in
Section 2449(d)(2) of the California Air Resources Board's In -Use Off -road Diesel
regulation.
c. Signs must be posted in the designated queuing areas and job sites to remind drivers and
operators of the state's 5-minute idling limit.
2. Diesel Idling Restrictions Near Sensitive Receptors (residential homes). In addition to the State
required diesel idling requirements, the project applicant shall comply with these more
restrictive requirements to minimize impacts to nearby sensitive receptors:
a. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors.
b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted.
c. Use of alternative fueled equipment is recommended.
d. Signs that specify the no idling areas must be posted and enforced at the site.
3. Soil and Material Transport. The final volume of soil and material that will be hauled off -site,
together with the fleet mix, hauling route, and number of trips per day will need to be identified
for the APCD. Specific standards and conditions will apply.
➢ Monitoring flan A -4 A -5 A -6: All mitigation measures shall be shown on grading and
building plans. In addition, the contractor 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. Their duties shall include holiday and weekend periods when work may not be in
progress. The name and telephone number of such persons shall be provided to the APCD,
Community Development and Public Works Departments prior to commencement of
construction. The applicant shall provide documentation of compliance with APCD
requirements to City staff prior to issuance of any grading or building permits.
BIOLOGICAL RESOURCES MITIGATION
Mitigation Measure BIO_l: Prior to commencement of construction, to avoid conflicts with
nesting birds, potential tree removals and construction activities shall not be allowed during the
nesting bird season (March to September), unless a City -approved and applicant funded qualified
biologist has surveyed the impact zone and determined that no nesting bird activities would be
adversely impacted. A qualified biologist shall conduct weekly inspections during the construction
period and submit weekly monitoring reports to the City Planning staff and the Natural Resources
Manager.
Prior to construction activities, a qualified biologist shall conduct training for all construction
personnel on best practices concerning nesting birds. All construction personnel shall receive the
training by the qualified biologist prior to initiating construction activities for the duration of the
nest bird season. The qualified biologist shall submit documentation verifying completion of the
training to City Planning staff and the Natural Resources Manager. If any evidence of nesting
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activities is found, the biologist will determine if any construction activities can occur during the
nesting period and to what extent. The results of the surveys will be passed immediately to the
City with possible recommendations for variable buffer zones, as needed, around individual nests.
Miti ation Measure. B10-2: Prior to construction permit issuance for both initial improvements
and future development, construction plans shall clearly delineate all trees within the project site
and shall show which trees are to be removed or impacted, and which trees are to remain unharmed.
Construction plans shall also: show proposed tree protection measures to protect those trees
identified to remain and new trees to be planted, including the placement of protective fencing to
be inspected and approved by the City Arborist; identify the location, species, and size of trees to
be planted; identify proposed irrigation plans; and show the use of structural soils to enhance the
success of new plantings. Tree protection measures shall be implemented prior to any ground
disturbing activities per the approved grading and construction plans, and as approved by the City
Arborist. Tree protection measures shall remain in place until final inspection by the City Arborist.
➢ Monitoring Plan, BIO- 1. BIO-2: Compliance with mitigation measures will be reviewed with
plans as part of the improvement plans and construction drawings. As applicable, the Natural
Resources Manager will confirm receipt of required resource agency permits and approvals.
Compliance will be verified by the Natural Resources Manager in consultation with the
Community Development Director, who shall confirm the conclusion and recommendations
of the preconstruction nesting bird surveys and provide site inspections as necessary to ensure
implementation.
CULTURAL RESOURCES MITIGATION,
Mitigation Measure CR-1: In the event historic, paleontological, or archeological resources
and/or human remains are unearthed or discovered during any construction activities, the following
standards apply:
a. Construction activities shall cease, and the City Community Development Department shall
be notified so that the extent and location of discovered materials may be recorded by a
qualified specialist (paleontologist, historian, archaeologist) and disposition of artifacts may
be accomplished in accordance with state and federal law.
b. If human remains are unearthed, the applicant shall notify the City Community Development
Department and shall comply with State Health and Safety Code Section 7050.5, which
requires that no further disturbance shall occur until the County of San Luis Obispo Coroner
has made a determination of origin and disposition pursuant to Public Resources Code Section
5097.98. The County Coroner must be notified of the find immediately. If the human remains
are determined to be Native American, the County Coroner will notify the Native American
Heritage Commission within 24 hours, which will determine and notify a Most Likely
Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of
notification and may recommend scientific removal and nondestructive analysis of human
remains and items associated with Native American burials.
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➢ Monitoring Program, CR-1: Requirements for cultural resource mitigation, in the event of
unforeseen encounter of materials, shall be clearly noted on all plans for project grading and
construction. Compliance will be verified by the Community Development Director.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission does hereby approve
tentative parcel map and associated environmental review application SBDV-0136-2019 and EID-
0137-2019, allowing a minor subdivision of one lot into four parcels at 309 Sandercock Street
subject to the following conditions:
Engineering Division — Public Works/Community Development Department
1. The subdivision shall be recorded with a parcel map. The parcel map preparation and
documentation shall be in accordance with the City's Subdivision Regulations,
Engineering Standards, and the Subdivision Map Act. The parcel map shall use U.S.
Customary Units in accordance with the current City Engineering Standards.
2. The parcel map and legal descriptions shall be prepared by a California Licensed Land
Surveyor or Civil Engineer authorized to practice land surveying.
3. Park in -lieu fees shall be paid prior to map recordation.
4. A preliminary soils report shall be provided for this subdivision. The report shall be
provided in conjunction with the parcel map submittal. The report shall be referenced on
the map in accordance with the City's subdivision regulations.
5. A separate subdivision improvement plan submittal is not required. The building plan
submittal may be used to show all required public and private subdivision improvements.
Improvements located within the public right-of-way will require a separate encroachment
permit and associated inspection fees based on the fee schedule in effect at the time of
permit issuance. A separate subdivision improvement plan review fee and subdivision map
check fee may be required for the review of the subdivision improvements and map in
accordance with the most current fee resolution.
6. A separate building permit is required for any parking, access, utility, site, and/or drainage
improvements. The building plan submittal shall show all existing public and/or private
utilities and improvements shall be approved to the satisfaction of the Community
Development Director and Public Works Director prior to recordation of the parcel map.
Unless otherwise waived or deferred, the site/utility plan shall include drainage and
circulation improvements, water, sewer, storm drains, gas, electricity, telephone, cable TV,
and any utility company meters for each parcel if applicable. Any utility relocations,
demolitions, and/or other on -site work shall be completed with proper permits and receive
final inspection approvals prior to recordation of the tentative parcel map. Otherwise,
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easements shall be prepared and recorded to the satisfaction of the Community
Development Director, Public Works Director, and the serving utility companies.
7. The existing driveway approaches shall be upgraded, relocated, or replaced to comply with
current ADA and City Engineering Standards. The current standards require a 4' ADA
sidewalk extension behind the ramp. This item may be deferred with the recordation of a
covenant agreement.
8. Standard subdivision improvements including individual utility services and access to each
of the undeveloped parcels may be deferred. If deferred, a Notice of Requirements and a
separate covenant agreement to install said improvements upon development or as required
by the City. Some wire and/or gravity utilities to any undeveloped parcels may be
considered necessary for orderly development and may be required prior to parcel
development.
9. Utility installations, relocations, and/or upgrades shall be completed to the existing
developed Parcel 2 as a condition of the map. The proposed shared access driveway and
approach upgrade may be deferred to development of Parcel 3. Any required upgrades
shall be completed with proper permits or shall be covered by a subdivision surety prior to
map recordation.
10. Wire utilities to new residences/structures shall be underground. Unless otherwise
approved for deferral, the infrastructure improvements needed to provide underground wire
services for electric, phone, and cable services shall be completed as a subdivision
improvement in conjunction with the recordation of the parcel map. Any request for
deferral shall be accompanied by an approved or preliminary PGE memo or handout
package clarifying how underground service will be provided to each parcel in the future.
11. The parcel map submittal shall include a preliminary site utility plan to clarify how services
will be provided to each parcel. An exhibit or preliminary analysis shall clarify that a
gravity sewer will be available to each parcel. Otherwise, sewer easements may be required
to provide gravity sewer to each parcel.
12. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, slope banks, construction, common driveways, and maintenance
of the same shall be shown on the final map and/or shall be recorded separately prior to or
concurrent with the map. Said easements may be provided for in part or in total as blanket
easements.
13. The subdivider shall dedicate a 10' wide street tree easement and public utility easement
(P.U.E.) across the frontage of each lot. Said easement shall be adjacent to and contiguous
with all public right-of-way lines bordering each lot.
14. Building setbacks, eave overhangs, exterior wall protection, utility locations, and utility
relocations or easements, if applicable, shall be shown to comply with all codes and
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ordinances for the property line location related to the existing improvements located on
Parcel 2 to the satisfaction of the Building Official.
15. A separate encroachment agreement will be required for the existing rail fence located
within the public right-of-way. The agreement shall be recorded prior to or in conjunction
with the map recordation.
16. A line of sight analysis shall be completed for the existing fencing and plantings located
adjacent to driveway approaches and at the property corner. Fence modifications and/or
pruning of vegetation may be required prior to map recordation and/or in conjunction with
development.
17. The building plan submittal shall show and note any sections of damaged or displaced curb,
gutter & sidewalk or driveway approach to be repaired or replaced to the satisfaction of the
Public Works Department. A separate site inspection shall be completed prior to map
recordation to clarify the extent of any repairs needed prior to development or
redevelopment of any parcels.
18. The future driveway approach to serve Parcel 1 shall be setback from the intersection per
City Engineering Standards unless a design exception is otherwise approved. The final site
and development designs might consider a common driveway approach and driveway to
serve parcel 1 and 4.
19. Future development plans should consider limiting the extent of impervious driveway
surfaces to reduce runoff and to support any existing trees to remain. Driveway surfaces
could be constructed with a Hollywood style driveway or permeable pavers per city
standards. Alternate paving material shall be approved to the satisfaction of the Planning
Division and the Engineering Development Review Division.
20. These lots may be considered a common plan of development in relation to the Post
Construction Stormwater Requirements (PCR's) as promulgated by the Regional Water
Quality Control Board if held in common ownership or developed in common ownership.
A separate development exhibit shall be provided with the parcel map submittal to show
compliance with the Post Construction Stormwater Requirements. A preliminary
development plan and PCR checklist shall be provided along with a preliminary drainage
report to clarify the strategy for stormwater management. A separate Notice of
Requirement may be required to clarify the minimum PCR Performance requirement for
each parcel.
21. An operations and maintenance manual may be required for the post construction
stormwater improvements. The manual shall be provided at the time of building permit
application and shall be accepted by the City prior to building permit issuance. A private
stormwater conveyance agreement may be required and if required, shall be recorded in
conjunction with any building permit approvals.
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22. Street trees are generally required as a condition of development. The plan submittal for
each new building permit shall show one new 15-gallon or existing street tree per each 35
lineal feet of parcel frontage. The City Arborist shall review existing trees for qualification
as street trees. Tree species and planting requirements shall be in accordance with City
Engineering Standards.
23. Except as noted on the tentative map and as otherwise provided for in the Tree Regulations,
all existing trees within the subdivision shall be retained until development plans are
submitted for review and approval. Tree removals proposed with development shall be
reviewed by the City Arborist. The City Arborist shall provide recommendations on the
proposed tree removals, compensatory plantings, and tree preservation requirements to the
Community Development Department. Tree removals related to development shall be
approved by the Community Development Director.
24. The City Arborist shall review and approve the proposed tree protection measures prior to
commencing with any demolition, grading, or construction. The City Arborist shall
approve any safety pruning, the cutting of substantial roots, or grading within the dripline
of trees. A city -approved arborist shall complete safety pruning. Any required tree
protection measures shall be shown or noted on the building plans.
Utilities Department
25. The proposed utility infrastructure shall comply with the engineering design standards in
effect during the time a building permit is obtained, and shall have reasonable alignments
and clearances needed for maintenance.
26. Plans submitted for building permits shall include revisions to the existing sewer and water
infrastructure along the street frontage, that may result from the proposed land use
modifications, shall be completed to the satisfaction of the Utilities Director to minimize
impacts to operations and maintenance of existing or future services.
27. Trash collection services shall comply with the access requirements and conditions of the
San Luis Garbage Company.
28. Plans submitted for building permits shall include a separate water meter shall be provided
for each new parcel in an area accessible by the city, and a utility easement shall be
provided along the private road.
29. Provide on map licensed surveyor stamp, and blanket easement statement for utility
services per MC 16.10.020.
Indemnification
30. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
Resolution No. PC- 1015-19
309 Sandercock Street, SBDV-0136-2019 & EID-0137-2019
Page 13
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
Upon motion of Commissioner McKenzie, seconded by Commissioner Stevenson, and on
the following roll call vote:
AYES:
Commissioners Jorgensen, Kahn and Chair Wulkan
NOES:
None
ABSENT:
Commissioners Quincey and Vice -Chair Dandekar
RECUSED:
None
The foregoing resolution was adopted this 11 th day of December 2019.
Qu,mo,
�Q�
Shawna Scott, Secretary
Planning Commission