HomeMy WebLinkAbout03/18/1997, C-8 - FINAL MAP APPROVAL FOR TRACT 2202 (PHASE 1) LOCATED AT 154 SUBURBAN ROAD (TK DEVELOPMENT, SUBDIVIDER) council �`-
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CITY OF SAN LUIS OBISPO
FROM: Michael D.McCluskey,Director of Public Works Vpk
Prepared By: Jerry Kenny, Supervising Civil Engineer
SUBJECT: Final Map Approval for Tract 2202(Phase 1) located at 154 Suburban Road
(TK Developmerit, Subdivider)
CAO RECOMMENDATION:
Adopt resolution approving the Final Map for Tract 2202 (Phase 1) and authorize the Mayor to
execute the subdivision agreement.
DISCUSSION:
This `ves&4' tentative map for Tract 2202 was approved on January 16, 1996 per Resolution No.
8485 (1996 Series) to create a total of 21 commercial lots. The resolution included 56 specified
conditions of approval,which were to be met or guaranteed prior to final map approval.
The tract includes two phases. Improvement plans have been approved for Phase 1, which includes 11
lots and a portion of the public street connection between Suburban Rd. and Tank Farm Rd which will
ultimately intersect at Long St., north of Tank Farm Rd. A portion of the sewer and water mains and
appurtenances have already been completed in Suburban Road. The plans include a new traffic signal
at the intersection of I-iguera St. and Suburban Rd., signal modifications at Tank Farm Rd. and
associated street widening, adjacent to the lots.
Condition 21 required the subdivider to execute an agreement that would provide for elimination of left
turns if unacceptable traffic conditions were determined by the City after the shopping center opened.
The agreement has been prepared and will be recorded with the final map and will be alien against the
land.
Condition 31 provides for credits for the cost of installation of certain specified traffic-related
improvements toward future traffic impact fees (TIF). The condition allows the subdivider to specify
which lot or lots are to receive the credits. A letter has been received that states all of the credit is to be
credited to Lot 2 ((Food 4 Less). Based on the estimated total cost of applicable improvements, staff
determined that only$100,000 may be credited towards the $111,704.04 TIF for that lot(based on the
floor area), pending completion of the work and certification of costs. The traffic signal-related
contract cost is $98,000 alone. Remaining credit towards the TIF for the second building will be
granted when the work is completed
The subdivider has requested reimbursement for any "direct connections" to serve adjacent offsite
(non-participating) properties to the sewer and water mains in Suburban Rd. and the water main in
Tank Farm Rd., pursuant to Municipal Code Section 16.44.090. The Public Works Director will
determine the final cost and spread same over the respective properties that are to pay, subject to
receipt of the required certified statement of costs and other provisions of the regulations.
Condition 42 provides for reimbursement by the City for "up-sizing" of water mains, beyond that
which is necessary for required fire flow for development of the lots. Two water mains were covered
by this condition, the first being located on Suburban Rd. and the "over-sizing" (from 10-inch to 12-
inch)reimbursement will be $ 5,144. The second water main is located on Tank Farm Rd. Since the
Tank Farm Rd. 12-inch water main is also a condition of the Strasbaugh subdivision(on the north side
Council Agenda Report-F"rnal Map Approval-Tract 2202(Phase 1)
Page two
of Tank Farm Rd.),the reimbursement to the subdivider will be based wholly on a"50/50"cost sharing
of the subdividers. Therefore, reimbursement by the City for"over-sizing' the Tank Farm Rd. water
main will therefore not be applicable.
Several conditions of Resolution No. 8485 relate to"development" of the lots, not the subdivision of
the lots. Those conditions are listed in a document which will be recorded with the final map -for the
benefit of firture property owners.
The subdivider has submitted "Letters of Credit" to guarantee installation of the uncompleted
subdivision improvements under the attached subdivision agreement to allow the recordation of the
Final Map for Phase 1. The Final Map has been found to be in substantial conformity with the tentative
map and all other conditions of the project related to the map (CC&R's, common driveway and
parldng agreements,fees and bonds, etc.)have been met and/or received.
ALTERNATIVES:
Option 1: Deny approval of the final map if the Council finds that conditions have not been
satisf ictonly met.
FISCAL EMPACT:
Normal maintenance of public facilities (traffic signal, storm drains, water and sewer mains, fire
hydrants, street lights, street improvements, etc.)
Water main over-sizing reimbursement:
Budget Item-Water Distribution Improvements(500.9067.510.553) Current balance 586,600.00
Reimbursement for over-sizing the water main in Suburban Rd. S 5,144.00
CONCURRENCES:
The Community Development Director and City Attorney concur with the recommended action. No
other departments are affected.
Attachments:
1 -Draft Resolution approving Final Map.
2-Map
3 -Resolution No. 8485 (1996 Series)
4-Final Map Checklist De vRrA...U=-1 Gnat map rep
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RESOLUTION NO. (1997 SERIES)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING THE FINAL MAP FOR TRACT 2202(Phase 1)
WHEREAS,the City Council made certain findings concerning vesting Tract 2202, as
contained in Resolution No. 8485 (1996 Series), and
WHEREAS,the subdivider has submitted Letters of Credit in the amounts of$820,000
(Fail& Performance)and$410,000(Labor&Materials)to guarantee installation of the remaining
uncompleted subdivision improvements per approved plans and the required fees have been received,
in accordance with the attached subdivision agreement, marked"Exhibit A", and
WHEREAS, the subdivider has requested reimbursement for"direct connections"(laterals)to
the sewer and water mains constructed under this tract to serve offsite, non-participating properties,
pursuant to City regulations(MC Section 16.44.090), and
WHEREAS, the subdivider is entitled to reimbursement by the City for over-sizing the water
main in Suburban Rd. per Condition 42 of Resolution No. 8485 (1996 Series)in accordance with
Resolution No. 5906(1986 Series), and
WHEREAS, all other conditions required per said Resolution No. 8485(1996 Series)have
been met.
NOW TFEREFORE BE IT RESOLVED that the final map for Tract No. 2202(Phase 1)has
been found to be in"substantial conformity"with the vesting tentative map and final map approval is
hereby granted. The Mayor is hereby authorized to execute the subdivision agreement.
Resolution No. (1997 Series)
Page Two
Reimbursement to the subdivider for future connections to the sewer or water mains to serve offsite,
non-participating properties shall be established by the Director of Public Works, subject to submittal
of the required"certified statement of costs"by the subdivider, in accordance with City regulations.
Reimbursement for over-sizing the Suburban Rd. water main from 10-inch to 12-inch diameter(1286
linear ft. @$4.00 per linear ft.=S 5,144)shall be paid to the subdivider upon satisfactory completion
of that work
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing Resolution was passed and adopted this day of
1997.
ATTEST: MAYOR Allen K. Settle
CITY MERK Bonnie Gawf
roved as to F .
W*OJefl(h!fgT G.Jorgenson
DevRe-A...k2202-1 Leal map rep
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EXHIBIT "A"
SUBDIVISION AGREEMENT
THIS AGREEMENT is dated this day of by and between TK
Development II, a California General Partnership, herein referred to as "Subdivider,"and the CITY
OF SAN LUIS OBISPO, herein referred to as the"City."
RECITALS
REFERENCE IS HEREBY MADE to that certain proposed subdivision of real property in
the City of San Luis Obispo, County of San Luis Obispo, State of California, a description of which
is shown on the Final Map of Tract 2202 (Phase 1) City of San Luis Obispo, California, as
approved by the City Council on the day of . 199
The Subdivider desires that said Tract No. 2202 be accepted and approved as a Final Map
pursuant to the Subdivision Regulations of the City of San Luis Obispo (Title 17 of the San Luis
Obispo Municipal Code), and
It is a condition of said regulations that the Subdivider agree to install the improvements as
set forth on the plans therefore.
TERMS AND CONDITIONS:
In consideration of the foregoing, the Subdivider does hereby agree to construct and install
the following subdivision improvements in accordance with said subdivision regulations, and in
accordance with approved plans and specifications on file in the office of the City Engineer, City of
San Luis Obispo, to wit
1. CURB, GUTTERS AND SIDEWALKS
2. STREET BASE AND SURFACING
3. WATER MAINS and SEWER MAINS, including sewer laterals to the property line and
water services to the curb stop.
4. DRAINAGE STRUCTURES
5. ORNAMENTAL METAL ELECTROLIERS
6. ELECTRIC, GAS, TELEPHONE AND CABLE TELEVISION: In addition to the inspection
1
and approval of such facilities by the City, each public utility shall be required to file a letter
stating that the developer has properly installed all facilities to be provided by him, and that
the said utility is prepared to provide service to residents upon request.
7. ANY&ALL OTHER IMPROVEMENTS shown on plans or required by City regulations.
All of the above facilities shall be installed in the locations designated and to the plans and
specifications on file and approved by said City Engineer.
The lines and grades for all of said improvements shall be established by the Subdivider in
accordance with said approved plans and specifications.
The Subdivider agrees that the work of installing the above improvements shall begin within
thirty (30) days from the date of recording of the final map, and that the work shall be completed
within eighteen (18) months of said recording date, unless an extension has been granted by the
City, provided that if completion of said work is delayed by acts of God or labor disputes resulting
in strike action, the Subdivider shall have an additional period of time equivalent to such period of
delay in which to complete such work. Any extension of time hereunder shall not operate to
release the surety on the Improvement Security filed pursuant to this agreement. In this
connection, the surety waives the provisions of Section 2819 of the Civil Code of the State of
California.
No building permits will be issued nor occupancy granted after the expiration date of the
agreement until completion and acceptance of all public improvements unless specifically
approved by the City.
The Subdivider does also agree to comply with the conditions established by the Planning
Commission and/or the City Council and has paid the necessary fees as indicated on the attached
Exhibits 1 and 2.
The restoration of lost section comers and retracement of section lines within the
Subdivision shall be in accordance with Article 5, paragraph 8771 et seq., of the Professional Land
Surveyors Act, Chapter 15 of the Business and Professions Code of the State of California.
The Subdivider attaches hereto, as an integral part hereof, and as security for the
2
performance of this agreement, an instrument of credit or bond approved by and in favor of the
City of San Luis Obispo, and conditional upon the faithful perfonnance of this agreement. Said
instrument of credit or bond is in the amount of$ 820,000.00 which is the amount of the estimated
cost of said improvements. Subdivider agrees to remedy any defects in the improvements arising
from faulty workmanship or materials or defective construction of said improvements occurring
within twelve (12) months after acceptance thereof. In accordance with Sections 66499.7 and
66499.9 of the Government Code of the State of California, upon final completion and acceptance
of the work, City will release all but 10% of the improvement security, that amount being deemed
sufficient to guarantee faithful performance by the Subdivider of his obligation to remedy any
defects in the improvements arising within a period of one year following the completion and
acceptance thereof.
Completion of the work shall be deemed to have occurred on the date which the City
Council shall, by resolution duly passed and adopted, accept said improvements according to said
plans and specifications, and any approved modifications thereto. Neither periodic nor progress
inspections or approvals shall bind the City to accept said improvements or waive any defects in
the same or any breach of this agreement.
If the Subdivider fails to complete the work within the prescribed time, the Subdivider
agrees that City may, at its option, declare the instrument of credit or bond which has been posted
by Subdivider to guarantee faithful performance, forfeited and utilize the proceeds to complete
said improvements, or city may complete said improvements and recover the full cost and expense
thereof from the Subdivider or his surety.
The Subdivider agrees to deposit with the City a labor and materials bond in the amount
of 50% of the above described subdivision improvements in accordance with State law.
Said Subdivider has paid an inspection fee of$ 51,336.00 for City to inspect the installation
of said subdivision improvements, and to verify that they have been completed in accordance with
3
the plans and specifications.
Title 16 of the San Luis Obispo Municipal Code, entitled "Subdivision," all plans and
specifications on file with said City Engineer as a part of said Subdivision Map, and all other
documents filed with the City by the Subdivider and approved by the City Engineer are hereby
referred to for further particulars in interpreting and defining the obligations of the Subdivider under
this agreement.
It is understood and agreed by and between the Subdivider and the City hereto that this
agreement shall bind the heirs, executors, administrators, successors and assigns of the
respective Parties to this agreement.
It is agreed that the Subdivider will furnish copies of the successful bidder's contract unit
prices and total bid prices for all of the improvements herein referred to.
IN WITNESS WHEREOF, this agreement has been executed by.
CITY OF SAN LUIS OBISPO SUBDIVIDER
TK Development II, a California
General Partnership
MAYOR Allen K Settle
By M. Timm Development , Inc. , a
Califon ' rporation
ATTEST:
Milan E. Timm, President
CITY CLERK Bonnie Gawf Genu al Partnn
APPROVED AS TO FORM: Kruetzkampf Investments , a
California Gener&& Pattners
*A$fNJe y G. Jorgensen
/ LarKruetz pf, Partner
GenerAl Partner
dev-revVract-ms1t22021subdivision agreement
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EXHIBIT 1
TRACT 2202
SUBDIVISION AGREEMENT
1. The Subdivider has paid the Howard Johnson sewer lift station fee of $936.90 per
Cond. 44 of Resolution 8485 (1995 Series).
2. The Subdivider has submitted a monumentation guarantee of $2,400.00 to cover the
installation of survey monuments, in accordance with the Subdivision Map Act. Said
deposit will be released to the Subdivider upon receipt by the City of a letter from the
Engineer/Surveyor indicating he has completed the work and has been paid.
3. The subdivider agrees to construct a new traffic signal at Suburban Rd and Higuera
and an "interconnect" with the existing Tank Farm Road/Higuera and Los Osos Valley
Rd traffic signals, and upgrade of the existing Tank Farm Road/Higuera signal and
related striping and signage, including an "Opticom system" per approved plans,
pursuant to Condition 30 of Resolution 8485 (1995 Series).
4. The subdivider agrees to install a bus stop and transit shelter along the Higuera St.
frontage per approved plans and per Condition 28 of Resolution 8485 (1995 Series).
5. The subdivider shall pay applicable water & sewer hookup fees and traffic impact fees'
per Code Requirement #2 of Resolution 8485 (1995 Series).as a condition of building
permits. Traffic related improvements including the traffic signals, interconnects, right
turn lane from Higuera to Tank Farm Rd, bus turnouts, and shelter qualify for credit
against the Traffic Impact Fee.
The subdivider shall submit a certified statement of costs after completion of the
project to establish the credits per condition 31 of Resolution 8485 (1995 Series).
6. The Subdivider has executed an agreement to provide for maintenance of common
private facilities, including but not limited to, parking, walkways, driveways,
landscaping, irrigation, detention basins, sewers and firelines. Condition 20 of
Resolution 8485 (1995 Series).requires lot 1 to access through a common driveway
and lots 10 - 15 have common driveways.
7. The subdivider shall implement air quality and dust control measures as indicated in
conditions 16 through 19 of Resolution 8485 (1995 Series).
8. The subdivider has requested reimbursement for future sewer and water main connections
pursuant to section 16.44.090 of the City Subdivision Regulations.
dev-revltract-ms1t22021subdivision agreement
5
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EXHIBIT 2
TRACT 2202
FEE AND BOND LIST
"Bonds" - improvements:
Amount Form/Surety Received
1. Faithful Performance (required prior to recordation)
100% Public Improvements & 15% Infl. 6 Contingency
Off-Site Improvements$ 3` 820, 000.00
2. Labor 6 Materials (required prior to recordation)
50% of Faithful Performance
Off-Site Improvements $410, 000.00 /(3'r 3 y• l
3. Monumentation Trust Deposit $2,400.00 � 0/-/0/-??6?107-ry !�
Fees - (paid prior to final map) AMOUNT ACCOUNT NUMBER RECEIVED/DATE
A. Sewer Lift Station Fee Cet#W/12-f $936.90 520-70-508-696
270 persons x $3.47/person
B. Plan Checking and Inspection Fees
1. Plan Checking Fee- (Suburban Rd) $1, 906.16 100-55-210-462 2/21/96•
2. Construction Inspection. Fee (Sub Rd) $8, 910.00 1. 8/6/96
3. Plan checking Fee (Balance of Phase 1) $14, 004.00 6 20 96'
4 . Construction inspection Fee (phase 1) 51, 336: 00 " "
5. Map Checking Fee (Phase 1) $1 Str /-6-f 9
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RESOLUTION NO. 8485 (1996 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO GRANTING APPROVAL OF A TRACT MAP (TR 74-95, TRACT 2202)
LOCATED AT 154 SUBURBAN ROAD
BE IT RESOLVED by the Council of the City of San Luis Obispo, as follows:
SECTION 1. Findings. The Council, after consideration of the tentative map of TR 74-95 (Tract
2202), and staff recommendations and reports thereon, makes the following findings:
1. As conditioned, the design of the tentative map and proposed improvements are consistent with
the General Plan.
2. The site is physically suited for the type and density of development allowed in the C-S zone.
3. The design of the tentative map and the proposed improvements are not likely to cause serious
health problems, substantial environmental damage or substantially and unavoidably injure fish
or wildlife or their habitat.
4. The design of the tentative map or the type of improvement will not conflict with easements for
access through, or use of property within, the proposed subdivision.
5. The lots are large enough to allow proper building orientation and maximum feasible control of
solar exposure by the lot owner, regardless of lot orientation.
SECTION 2. Environmental Determination. The Community Development Director has
determined that the proposed subdivision will not have a significant effect on the environment and has
granted a mitigated negative declaration. The City Council hereby approves the negative declaration and
concurs with the recommended mitigation measures, which are incorporated into the conditions of
approval noted below.
SECTION 3. Conditions. The approval of the tentative map for Tract 2202 (TR 74-95) shall
be subject to the following conditions, to be accomplished prior to final map approval unless otherwise
specified:
Environmental Mitigation Conditions:
Land Use
1. The subdivider shall grant an updated avigation easement to the County of San Luis Obispo via
an avigation easement document prepared by the County prior to recordation of the final map for
phase 1.
2. All development within the parcels created by Tract 2202 (and any subsequent subdivisions) shall
be reviewed for compliance with the San Luis Obispo County Airport Land Use Plan (ALUP).
- C�R�8L85
TR 74-95, Tract 2202
Page 2
Recommendations of the Airport Land Use Commission shall be forwarded to the approving
hearing body for a determination of General Plan conformance.
3. The use of materials - especially in the roof- shall be nonreflective to reduce glare. The use of
mirrored or reflective glass shall be prohibited.
4. If specialty retail stores are deemed desirable to serve nearby residential neighborhoods, a cap on
the amount of square footage allocated to specialty retail uses should be established as part of a
Special Consideration (S)or Mixed-Use (MU) overlay zoning to avoid conflict with City policies
which favor concentrating specialty retail stores in the downtown and in the shopping centers on
Madonna Road.
5. At the time of sale or lease, the applicant should disclose to prospective buyers and tenants the
consequences of existing and potential intensive agricultural operations on nearby parcels
including but not limited to dust, noise, odors, agricultural chemicals, and the County's Right to
Farm Ordinance. A copy of such disclosure should be submitted to the Community Development
Director for review, approval, and recordation prior to any further subdivision or site
development.
Geoloeic
6. A revised soils engineering report, which addresses the extent of fill material and necessary soil
preparation in filled areas and in the pond area, is required prior to issuance of any grading or
construction permit, whichever comes first. The report shall also address retaining wall design
where cuts from the exisiting grade are proposed to create lots.
7. Site improvements shall conform with recommendations in the approved soils engineering report
to offset the effects of expansive soils.
Water
8. A preliminary grading plan must be submitted with the final map application. Provisions shall
be incorporated that eliminate cross-lot drainage, to the satisfaction of the City Engineer and
Building Official.
9. The developer shall construct drainage facilities which convey drainage to adequate points of
disposal to the satisfaction of the City Engineer.
10. A portion of the property lies within an A-Zone per the current County's FEMA Flood Hazard
map. The developer shall provide the City Engineer with a detailed hydraulic analysis which
identifies any area within the site subject to inundation during a 100-yr storm.
11. Any lot(s) subject to 100-yr storm flooding shall be filled to provide pad elevations at least 1 foot
TR 74-95, Tract 2202
Page 3
above the 100-yr storm elevation, to the satisfaction of the City Engineer. The effect on adjacent
properties, as a result of the fill, must be evaluated by the developer's engineer. Mitigation
measures may be imposed by the City Engineer based on the impacts.
12. The subdivider shall process a FEMA "Letter of Map Revision (LOMR) or a "Letter of Map
Amendment" (LOMA), as appropriate, prior to recordation of the final map for phase one,which
also includes the newly annexed area.
13. General Construction Activity Storm Water Permits are required for all storm water discharges
associated with a construction activity where clearing, grading and excavation results in land
disturbance of five or more acres. Storm water discharges of less than five acres, but which is
part of a larger common plan of development or sale, also require a permit. Permits are required
until the construction is complete.
To be covered by a General Construction Activity Permit, the owner(s) of land where
construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the
appropriate fee, to the State Water Board. The developer shall submit copies of general
construction activity storm water permits prior to the City's issuance of any grading or building
permits.
14a. In order for the Council to consider approval of a project that includes the use of private wells
in lieu of acquiring a water allocation, the developer must submit a report with the findings of
qualified, independent, hydrological investigation that demonstrates the well(s) can reliably
provide sufficient quality and quantity of water for the proposed project and will not impact the
yeilds from City wells (Adopted Urban Water Management Plan, Policy 2.9.113). The findings
in the report will be reviewed by the Utilities Department in a recommendation to Council. The
Utilities Department generally does not support the use of private wells that result in a project
not acquiring a water allocation, when water allocations are available through the retrofitting
program.
14b. Plans for well investigation should avoid areas of soil contamination. Well location and use shall
be approved by the County Health Department, the City Utilities Department, and any other
agency with authority relating to the use of well water.
14c. Well water may be used, subject to obtaining necessary permits from the County Environmental
Health Department,to reduce commodity charges. A private well may serve only the lot on which
it is located. Use of well water is not permitted in lieu of obtaining a water allocation credit
through the City's retrofit program. Well water may be used for landscape irrigation to reduce
the amount of necessary retrofitting.
15a. Discharge of wastewater from any well water treatment process is also subject to approval by the
City and may require a permit to discharge and on-site pretreatment.
TR 74-95, Tract 2202
Page 4
15b. If well water is approved for use on any of the parcels, a determination will be made by the
Utilities Department on what the appropriate wastewater charge will be. Typically, wastewater
charges are based on water consumption. In the absence of a City water meter, City staff will
estimate the usage. This estimate may be based on fixture units, usage by similar properties,
installation of a meter on the well, installation of a meter on the wastewater discharge lateral, or
some other means. Any cost associated with the determination of wastewater flows will be the
responsibility of the developer.
Air Quality
16. Consistent with grading standards in the Uniform Building Code appendix (Chapter 70, Section
7004 b), all graded surfaces shall be wetted, protected or contained in such a manner as to
prevent dust or spill upon any adjoining property or street. The following measures shall
constitute the project's dust management plan and shall remain in effect during all phases of the
project's construction:
a. Regular wetting of roads and graded areas (at least twice daily with complete
coverage of all active areas);
b. Increasing frequency of watering whenever winds exceed 15 mph;
C. Cessation of grading activities during periods of winds over 25 mph;
d. Direct application of water on material being excavated and/or transported onsite
or off site;
e. Watering material stockpiles;
f. Wheel washers shall be installed where vehicles enter and exit unpaved surfaces
onto the surrounding streets:
g. Daily wash downs, or mechanical street sweeping, of Suburban Road, South
Higuera Street, and Tank Farm Road in the vicinity of the construction site; and
h. Use of non-potable water is required in all construction and dust control work.
17. All PM10 mitigation measures required shall be shown on grading and building plans. The
contractor shall designate a person or persons to monitor the dust control program consistent
with APCD guidelines and shall provide the contact name(s) and telephone number(s) to the
Community Development Department prior to permit issuance.
18. Future site development shall include measures to minimize negative impacts to air quality, such
as:
a. Extensive tree planting in the parking areas to reduce evaporative emissions from
automobiles.
b. A campool/rideshare/public-transit information bulletin board installed in a visually
prominent and easily accessible location.
C. Weatherproof and lockable bicycle storage, and short-term bicycle parking racks.
TR 74-95, Tract 2202
Page 5
d. A plan for dust control during construction.
e. Bicycle parking and shower and locker facilities for employee use.
f. Shared-use parking reduction.
g. Designated carpool parking.
h. On-site food facilities to encourage employees to stay on site during the lunch
hour.
19. Soil contamination on the project site must be removed under the direction of the Fire Chief and
in compliance with Air Pollution Control District standards.
Transportation and Circulation
20. Direct driveway access from South Higuera Street shall be limited to one location with a
minimum spacing of 150 feet from Las Praderas Street. The common driveway shall be designed
as a street-type entrance, located so as to minimize tree removals and shall also provide adequate
sight distance, to the satisfaction of the City Engineer. The driveway entrance shall not be
signalized. Vehicular access to Lot 1 shall be provided via the proposed common access and
driveway easement.
21. The subdivider shall enter into an agreement prior to recordation of the final map for phase one
that guarantees certain improvements and/or devices will be installed as required by the City
Engineer within 60 days of notification that left turns to and from the project via the South
Higuera Street driveway are causing unacceptable-traffic conditions. It may be necessary to
preclude left turns into and out of the site.
22. There shall be no driveway access from Tank Farm Road.
23. Driveway access from Suburban Road shall be subject to approval of the City Engineer.
24. Tank Farm Rd., S. Higuera St., and Suburban Rd. improvements (curbs, gutters, and sidewalks,
street pavement, drainage, signing, vehicle and bike lane striping, transitions between new
improvements and existing, barricades, etc.) shall be constructed to the satisfaction of the City
Engineer, in accordance with City standards and specifications. However, some modifications
will be necessary to accommodate new ADA standards and changes from the County project.
Existing streets that become adversely affected by excavations or other damage caused by the
construction of the subdivision will require an asphaltanket prior to acceptance of the project.
25. The internal street and Long Street will be dedicated and improved as a public street (60' R/W,
44' curb/curb, with sidewalk on both sides meeting ADA standards).
TR 74-95, Tract 2202
Page 6
26. Vehicular access rights along South Higuera St. with the exception of the driveway access as
specified in condition 20, Tank Farm Rd., and the westerly 200 ft. along Suburban Rd. shall be
dedicated to the City.
27. The developer shall dedicate a 10' wide (minimum) public utility easement and 10' wide street
tree easement along all street frontages, to the satisfaction of the City Engineer. Additional
public pedestrian easements, outside of the basic right of way, shall be dedicated along all street
frontages to accommodate the trees along South Higuera St. and to meet ADA requirements, to
the satisfaction of the City Engineer.
28. The developer shall dedicate 12' wide bus stop easements on South Higuera St. and Tank Farm
Rd. and shall construct bus tum-outs and concrete pads. At the South Higuera St. turn-out, a
transit shelter, 171 pole sign and trash receptacle shall be installed, to the satisfaction of the City
Engineer. The locations shall minimize tree removals, to the extent possible.
29. The developer shall install street lighting per City standards, along all street frontages, to the
satisfaction of the City Engineer.
30. A traffic signal shall be constructed at the intersection of South Higuera St. and Suburban Rd.
to the satisfaction of the City Engineer. In addition, traffic signal modifications at the SE corner
of South Higuera St. and Tank Farm Rd. shall be installed by this subdivider, including
interconnections between Los Osos Valley Rd. and Tank Farm Rd. Pedestrian refuge islands
shall be installed at the intersections of Tank Farm Rd. and Suburban Rd., at Higuera St, to the
satisfaction of the City Engineer. Emergency pre-emption devises (Opticom) shall be installed
on both signals.
31. The City recently adopted traffic impact fees (TIF). Certain traffic mitigation measures required
herein will be credited against said fees on a pro-rata basis, as determined by the City Engineer,
as provided for in the ordinance establishing the fees.
Traffic impact fees shall be paid as a condition of the issuance of building permits. Traffic-
related improvements, including the traffic signal at Suburban Road, signal interconnection,right
tum lane from Higuera St. to Tank Farm Rd., bus turnouts and shelter qualify for credit against
the TIF. The subdivider shall submit a certified statement of costs after completion of the project
to establish the credits.
Unless otherwise requested by the subdivider, the City Engineer will determine credits for the
respective lots on the final map, on a pro-rated area basis.
32. Median striping and other related traffic control devises (signs/symbols etc.) shall be installed in
conjunction with the installation of street improvements along all street frontages, to the
satisfaction of the City Engineer.
x'0040
TR 74-95, Tract 2202
Page 7
33. To accommodate emergency vehicle access, including fire engines, an emergency vehicle turn
around shall be installed in the cul-de-sac of the internal road as part of phase 1 to the
satisfaction of the Fire Chief.
34. A time line for completion of the internal road link between Suburban Road and Tank Farm Road
shall be guaranteed to the satisfaction of the Fire Chief.
Biological Resources
35. The existing Monterey Cypress trees to remain shall be pruned by a certified arborist as a "Class
1" pruning as defined by the International Society of Arboriculturists and to the satisfaction of
the City Arborist. Trees allowed to be removed to accommodate the construction of the
improvements shall be removed to the satisfaction of the City Arborist and City Engineer.
Measures shall be taken during construction of site improvements to protect trees to remain to
the satisfaction of the City Arborist.
36. Street trees and parkway landscaping along Tank Farm Rd. and any required replacement trees
along the South Higuera St. frontage (due to necessary/approved tree removals), shall be planted
as a subdivision condition. Credit will be given for existing trees, as determined by the City
Arborist. All other street trees shall be planted in conjunction with building permits.
Energy and Mineral Resources
37. Future construction projects shall include a solid waste recycling plan for recycling discarded
materials, such as concrete, sheetrock, wood, and metals, from the construction site. The plan
must be submitted for approval by the City's Solid Waste Coordinator or the Community
Development Director, prior to building permit issuance.
38. Future site development shall incorporate:
a. Skylights or other mechanisms to maximize natural daylighting.
b. Operable windows to maximize natural ventilation.
C. Energy-efficient lighting systems for both interior and exterior use.
d. Facilities for interior and exterior on-site recycling.
Hazards
39. Under direction of the Fire Department,soil contamination must be removed prior to development
of the affected lots and in no case later than the initial expiration of the tentative map for the
subdivision. The clean up level shall be 100 ppm (parts per million) unless otherwise specified
�V
TR 74-95, Tract 2202
Page 8
by the Regional Water Quality Control Board.
40. No buildings, septic systems, roads, utilities, or other structures shall be constructed above the
approximate area of contamination.
Utility and Service Systems
41. Public water mains shall be extended in Suburban Rd. and Tank Farm Rd. from South Higuera
St. to the easterly limits of this project. A public water main shall also be constructed within the
internal street and shall be looped from Suburban Rd. to Tank Farm Rd., to the satisfaction of
the City Engineer and Utilities Engineer.
42. The City will participate in any public water main upsizing, "above" the size required to provide
the required fire flows for this development (minimum of 8" diameter).
43. All sewer mains will be public and shall be constructed within public streets.
44. Sewer lift station (Howard Johnson lift station) charges are required to be paid prior to
recordation of the final map, as determined by the City Engineer and Utilities Engineer. Sewer
Impact Fees will be required to be paid prior to the issuance of building permits for the
development of individual properties, in accordance with City policy. Water Impact Fees may
also be charged prior to issuance of building permits regardless of whether or not the property
is served by a private well.
45. The developer shall underground all existing overhead wires along all street frontage(s) and
within this subdivision, to the satisfaction of the City Engineer and utility companies.
46. Phase 1 of this tract may require offsite utility extensions within Phase 2, and any other
improvements deemed necessary to provide for reliability and safety caused by phasing. An
agreement must be executed by the Subdivider, prior to final map approval for Phase 1, which
provides for such utility and/or street improvements to be installed at the time certain pre-
established criteria (set by the City Engineer and/or Utilities Engineer) are met. The agreement
shall be recorded in the office of the County Recorder and shall run with the land.
47. New public and private fire hydrants and public distribution mains will be required (e.g. in
Suburban Road, Tank Farm Road, and in the internal street, in access easements, and where
development exceeds 300 feet from a street) and shall be capable of supplying the required fire
flows. Fire hydrants shall be spaced per Fire Department Development Guidelines (maximum
intervals of 225 feet).
Other Conditions:
48. All boundary monuments, lot corners, centerline intersections, etc.shall be tied to the City's
TR 74-95, Tract 2202
Page 9
control network.At least two control points shall be used and a tabulation of the coordinates shall
be submitted to the City Engineer with the final map. A 3-1/2" computer disk, containing the
appropriate data for use in autocad for Geographic Information System purposes shall also be
submitted to the City Engineer.
49. The subdivider shall submit a final map or maps to the City for review, approval, and
recordation.
Lot Configuration and Site Development
50. All site development is subject to architectural review and shall be subject to standards similar
to those applied to the northern portion of Higuera Commerce Park (pp. 7 & 8 of the HCP
specific plan and Architectural Guidelines for HCP).
51. City staff shall process an amendment to the annexation boundary to include the full width of
Suburban Road where it fronts the annexation property.
SECTION 4. Code Requirements. The following are required by San Luis Obispo Municipal
Code, but not all code requirements are listed:
1. All structures on lots shall be equipped with automatic fire sprinkler systems.
2. All applicable water, sewer, and traffic impact fees shall be paid prior to building permit
issuance.
3. The subdivider shall install individual sewer, water, and utility services for each parcel. New
utilities shall be underground. A utility easement is required where utilities cross lot lines.
4. New lot corners shall be staked with durable boundary markers by a registered civil engineer or
licensed land surveyor.
5. Lots shall be addressed as assigned by the Community Development Department. Addresses for
all lots shall be posted at the street frontage to the approval of the Community Development
Department.
On motion of Roalman seconded by Romero and on the following roll call vote:
AYES: Council Members Roalman, Romero, Smith, Williams and Mayor Settle
NOES: None
ABSENT: None
TR 74-95, Tract 2202
Page 10
the foregoing resolution was passed and adopted this 16thday of January 1996.
Mayor Allen R. Settle
ATTEST-
CiCle Kim Condon, Assistant City Clerk
APPROVED:
� rt•Gfii '/JL
i ' tto e
city of San CUl S OBISPO
FINAL MAP APPROVAL CHECKLIST
PROJECT NAME
DESCRIPTION
MAP NUMBER ECIFIC PLAN REZONING GEN.PLAN
USE PERMIT VARIANCE ARC OTHER
PUBLIC IMPROVEMENT CONDITIONS
# DESCRIPTION INITIAL DATE COMMENTS
1 GRADING Including planting &retaining walls f
2 STORM DRAINS&DRAINAGE STRUCTURES /a h
3 SEWERS&SERVICES (/ /i
4 WATERLINES &SERVICES [c /•
5 FIRE HYDRANTS
6 CONCRETE
Curbs and Gutters
Sidewalks [r It
Driveways !f
7 STREETS& PAVING /r Al
Pavement /r /.
Signing,striping and curb,painting
C G A �a
8 NON CITY UTILITIES A.
P.G.&E. — Electrical
Street Lights r r
Cable TV r
Telephone Co. f/
I Gas Company It
9FEES RECEIVED(Water,Sewer) It if
10 PUBLIC IMPROVEMENTS payments received �(f
11 AGREEMENT CONDITIONS have been met
12 MONUMENTATION _
13 STREET TREES
14 OFFSITE WORK
15 BONDIGUARANTEE deposited
16 PARK dedication or in-lieu fees
17
OTHER CONDITIONS
18
19 Planning Commission INV 7 1
20 Architectural Review Commission PA_
21 City Council A.15r
Abaw99Axnenls
'3 Other
ATTACH LIST OF CONDITIONS &SUBDIVISION AGRREMENT COMMUNITY DEVELOPMENT APPROVAL
52-81 PUBLIC SERVICES APPROVAL