PC R 14-2211 RESOLUTION NO. 14-2211
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT 14-006; LOCATED AT 121
NEVADA STREET; APPLIED FOR BY JONI ANDERSON
WHEREAS, the applicant has filed Conditional Use Permit 14-006 to expand an existing
2,300 square foot commercial office by 2,498 square feet including two enclosed
parking spaces and 10 open parking spaces;
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and specifically finds that the
proposed project is categorically exempt pursuant to Section 15332 (In-fill Development
Projects); and .
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on July 1, 2014; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of this
title, the goals, and objectives of the Arroyo Grande General Plan, and the
development policies and standards of the City.
The new construction is an expansion of an existing commercial structure which
complies with all development standards and makes more efficient use of the
site.
2. The proposed use would not impair the integrity and character of the district in
which it is to be established or located.
The project will provide an aesthetic transition between the massing of
commercial and residential structures, and return an original historic agrarian
character to this area of the Village.
3. The site is suitable for the type and intensity of use or development that is
. proposed.
Commercial use of the property is existing and will have a net increase of 2,498
square feet of new office space. The site is large enough to accommodate the
increase which is demonstrated by meeting parking and landscape
requirements.
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 2 of 15
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
Adequate capacity for water, sanitation, public utilities and services exist to serve
the project; therefore, public health and safety will not be impacted.
5. The proposed use will not be detrimental to the public health, safety or welfare or
materially injurious to properties and improvements in the vicinity.
No impacts have been identified from the expanded use that will be detrimental
to the public health, safety or welfare or would be materially injurious to
properties and improvements in the vicinity.
Lot Merger Findings . '
1. At least one of the affected parcels is undeveloped by any structure for which a
building permit was issued or for which a building permit was not required at the
time of construction, or is developed only with an accessory structure or
accessory structures, or is developed with a single structure, other than an
accessory structure, that is also partially sited on a contiguous parcel or unit.
The two parcels are contiguous and have been owned together as a single unit
by the past two owners. Parcel 8 is currently undeveloped by any structure and
was used as a front yard for the original residence and for the commercial
business.
2. With respect to any affected parcel, one or more of the following conditions exist:
a. One of the lots, parcels, or units of land does not conform to current standards
for minimum lot area or dimensions under the regulations of the zoning district
applicable to the property and is less than five thousand (5,000) square feet in
area;
b. Was not created in compliance with applicable laws and ordinances in effect
at the time of its creation;
c. Does not meet current standards for sewage disposal or domestic water
supply;
d. Does not meet slope stability standards;
e. Has no legal access which is adequate for vehicular and safety equipment
access and maneuverability;
f. Its development would create health or safety hazards;
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 3of15
g. Is inconsistent with the city's general plan and any applicable specific plan,
other than minimum lot size or density standards.
Parcel 8 is less than 5,000 square feet and does not meet the size requirement
for the Villa ge Mixed Use zoning district for area and lot width. In addition, steep
slopes on the northeast side of the lot and the narrow right-of way on Nevada
Street limit access opportunities to the lot. With the merger, the lot area exceeds
the lot size requirement and provides adequate area for parking requirements.
3. Merged lots should comply wherever feasible with the minimum lot size, lot
width, and lot depth requirements of the zoning district in which it is located.
Adequate access and placement of easements shall be provided.
With the merger, the lot area exceeds the lot size requirement and provides
adequate area for parking requirements. Access to the southern parking spaces
will require an easement over the private drive or the public dedication of Hart
Lane.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 14-006 with the above findings
and subject to the plans as shown and conditions as set forth in Exhibit "A", attached
hereto and incorporated herein by this reference.
On motion by Commissioner Goss, seconded by Commissioner Keen, and by the
following roll call vote, to wit:
AYES: Goss, Keen, Sperow
NOES: None
ABSENT: Russom
the foregoing Resolution was adopted this 1st day of July, 2014.
•
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 4 of 15
ATTEST:
DEBBIE WEICHINGER, I LISA SPEROW,
SECRETARY TO THE COMMISSION VICE CHAIR
AS TO CONTENT:
TE ' S CCLISH
CO M NITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 5of15
EXHIBIT `A'
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 14-006
121 NEVADA STREET (EXPANSION OF AN EXISTING COMMERCIAL STRUCTURE)
This approval authorizes the addition of 2,498 square-feet to an existing 2,300 square-
foot commercial building for office use, including 1,375 square—feet of storage and
accessory space. Ten open parking spaces and two enclosed parking spaces are
provided for the use.
PLANNING DIVISION
GENERAL CONDITIONS
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Conditional Use
Permit 14-006.
3. This application shall automatically expire on July 1, 2015 unless a building permit
is issued. Thirty (30) days prior to the expiration of the approval, the applicant may
apply for an extension of one (1) year from the original date of expiration.
4. Development shall conform to the Village Mixed-use (VMU) requirements except
as otherwise approved.
5. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of July 1, 2014 and are on file in the
Community Development Department.
6. The applicant shall agree to indemnify and defend at his/her sole expense any
action brought against the City, its present or former officials, agents, officers, or
employees because of the issuance of said approval, or in any way 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 fees 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.
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RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 6 of 15
7. A copy of these conditions shall be incorporated into all construction documents.
8. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural
elevations and landscape plan.
9. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, all illegal signs shall be removed.
10. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130
"Screening Requirements".
11. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
12. The applicant shall comply with Development Code Chapter 16.56, "Parking and
Loading Requirements". All parking spaces adjacent to a wall, fence, or property
line shall have a minimum width of 11 feet.
13. Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials, and shall be made of an exterior finish that
complements the architectural features of the main building. The trash enclosure
area shall accommodate recycling container(s).
14. Final design and location of the trash enclosure(s) shall be reviewed and approved
by the Community Development Director.
15. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code such that activities do
not take place before seven a.m. or after ten (10) p.m. or any day except
Saturday or Sunday, or before eight a.m. or after five p.m. on Saturday or
Sunday;
16. At the time of application for construction permits, the applicant shall provide
details on any proposed exterior lighting, if applicable. The lighting plan shall
include the height, location, and intensity of all exterior lighting consistent with
Section 16.48.090 of the Development Code. All lighting fixtures shall be shielded
so that neither the lamp nor the related reflector interior surface is visible from
adjacent properties. All lighting for the site shall be downward directed and shall
not create spill or glare to adjacent properties. All lighting shall be energy efficient
(e.g. LED).
17. All new construction shall utilize fixtures and designs that minimize water and
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 7 of 15
energy usage. Such fixtures shall include, but are not limited to, low flow
showerheads, water saving toilets, instant water heaters and hot water
recirculating systems. Water conserving designs and fixtures shall be installed
prior to final occupancy.
18. Landscaping in accordance with the approved landscaping plan shall be installed
or bonded for before final building inspection/establishment of use. The landscape
and irrigation plan shall be prepared by a licensed landscape architect subject to
review and approval by the Community Development and Public Works
Departments. The landscape plan shall be in conformance with Development
Code Chapter 16.84 (Water Efficient Landscape Requirements) and shall include
the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. 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.
iii. An automated irrigation system using smart controller (weather
based) technology.
iv. The selection of groundcover plant species shall include native
plants.
v. Linear planters shall be provided in parking areas.
vi. Turf areas shall be limited in accordance with Section 16.84.040 of
the Development Code.
19. For projects approved with specific exterior building colors, the applicant shall paint
a test patch on the building including all colors. The remainder of the building may
not be painted until inspected by the Community Development Department to
verify that colors are consistent with the approved color board. A 48-hour notice is
required for this inspection.
20. All new electrical panel boxes shall be installed inside the building(s).
21. All Fire Department Connections (FDC) shall be located near a fire hydrant,
adjacent to a fire access roadway, away from the public right-of-way, and
incorporated into the design of the site.
22. Double detector check valve assemblies shall be located directly adjacent to or
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 8 of 15
within the respective building to which they serve and screened to the maximum
extent feasible.
23. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from
public view with materials architecturally compatible with the main structure. It is
especially important that gas and electric meters, electric transformers, and large
water piping systems be completely screened from public view. All roof-mounted
equipment which generates noise, solid particles, odors, etc., shall cause the
objectionable material to be directed away from residential properties.
24. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions of approval have occurred, or are occurring, this approval may be
revoked pursuant to Development Code Section 16.08.100.
ARCHITECTURAL REVIEW COMMITTEE CONDITIONS
25. Condensers and mechanical equipment shall be screened from view.
26. Safety lighting shall be provided for employees.
27. Roofing material shall be as proposed with the mixture of composite shingles
and metal standing seam.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
CBC/CFC
28. The project shall comply with the most recent editions of the California State Fire
and Building Codes and the International Building and Fire Codes as adopted by
the City of Arroyo Grande.
FIRE LANES
29. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
30. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
31. Project shall have a fire flow per California Fire Code standards.
32. Fire hydrants shall be installed, per Fire Department and Public Works Department
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 9of15
standards and per the California Fire Code.
SECURITY KEY BOX
33. The applicant must provide an approved "security key vault," per Building and Fire
Department guidelines and per the California Fire Code.
FIRE SPRINKLER
34. All buildings must be fully sprinklered per Building and Fire Department guidelines
and per the California Fire Code.
35. The applicant shall provide Fire Department approved access or sprinkler-system
per National Fire Protection Association Standards.
DEMOLITION PERMIT/ RETAINING WALLS
36. A demolition permit must be applied for, approved and issued. All asbestos and
lead shall be verified if present and abated prior to permit issuance.
ENGINEERING DIVISION CONDITIONS
All Engineering conditions of approval as listed below are to be complied with prior
to recording the map or finalizing the permit, unless specifically noted otherwise.
GENERAL CONDITIONS
37. The applicant shall be responsible during construction for cleaning City streets,
curbs, gutters and sidewalks of dirt tracked from the project site. The flushing of
dirt or debris to storm drain or sanitary sewer facilities shall not be permitted.
The cleaning shall be done after each day's work or as directed by the Director
of Public Works, the Community Development Director or his/her representative.
38. 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
Community Development Director. The City may hold the developer or contractor
responsible for any expenses incurred by the City due to work outside of these
hours.
39. Trash enclosure area(s) shall have a roof structure to reduce stormwater pollution
runoff.
40. Trash enclosure area(s) shall be screened from public view with appropriate
screening materials, and shall be reserved exclusively for dumpster and recycling
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RESOLUTION NO. 14-2211
JULY 1, 2014
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container storage. Interior vehicle travel ways shall be designed to be capable of
withstanding loads imposed by trash trucks.
41. All project improvements shall be designed and constructed in accordance with
the City of Arroyo Grande Standard Drawings and Specifications.
42. Submit as-built plans at the completion of the project or improvements as directed
by the Community Development Director. One (1) set of mylar prints and an
electronic version on CD in AutoCAD format shall be required.
43. The applicant shall submit three (3) full-size paper copies and one (1) full-size
mylar copy of approved improvement plans for inspection purposes during
construction.
44. Record Drawings ("as-built" plans) are required to be submitted prior to release of
the Faithful Performance Bond.
45. Prior to Certificate of Occupancy, the applicant shall reimburse the City the
amount of $10,288 for utility stub-outs (4" fire line and dry utilities) which were
previously installed to the project property at the City's expense.
46. A Lot Merger certificate shall be required to be submitted by the applicant and
recorded at the County recorder's office prior to issuance of a building permit.
IMPROVEMENT PLANS
47. Improvement plans (including the following) shall be prepared by a registered Civil
Engineer or qualified specialist licensed in the State of California and approved by
the Public Works or Community Development Department which shall show:
a. Grading, drainage and erosion control.
b. Street paving, curb, gutter and sidewalk.
c. Public utilities.
d. Water and sewer.
e. Landscaping and irrigation.
f. Other improvements as required by the Community Development Director.
(NOTE: All plan sheets must include City standard title blocks)
48. The site plan shall include the following:
a. The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
b. The location, size and orientation of all trash enclosures.
c. All existing and proposed parcel lines and easements crossing the property.
d. The location and dimension of all existing and proposed paved areas.
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 11 of 15
e. The location of all existing and proposed public or private utilities.
49. Landscape and irrigation plans are required within the public right-of-way, and shall
be approved by the Public Works Director.
50. The applicant shall be responsible during construction for cleaning City streets,
curbs, gutters and sidewalks of dirt tracked from the project site. The flushing of
dirt or debris to storm drain or sanitary sewer facilities shall not be permitted. The
cleaning shall be done after each day's work or as directed by the Public Works
Director.
51. Improvement plans shall include plan and profile of existing and proposed streets,
utilities and retaining walls.
52. The applicant shall submit all retaining wall calculations for review and approval by
the Community Development Director for walls not constructed per City standards.
53. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
54. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City or Caltrans).
STREET IMPROVEMENTS
55. The applicant shall obtain approval from the Public Works Director prior to
excavating in any street recently over-laid or slurry sealed. The Director shall
approve the method of repair of any such trenches, but shall not be limited to an
overlay, slurry seal, or fog seal.
56. All street repairs shall be constructed to City standards.
57. Street structural sections shall be determined by an R-Value soil test, but shall not
be less than 3" of asphalt and 6" of Class II AB.
CURB, GUTTER, AND SIDEWALK
58. The applicant shall install new concrete curb, gutter, and sidewalk as directed by
the Community Development Director and Public Works Director.
59. The applicant shall install ADA compliant facilities where necessary or verify that
existing facilities are compliant with State and City Standards.
60. The applicant shall install tree wells with root barriers for all trees planted adjacent
to curb, gutter and sidewalk to prevent damage due to root growth.
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RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 12 of 15
61. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director
62. The applicant shall Repair driveway approach to commercial City standards.
DEDICATIONS AND EASEMENTS
63. Prior to issuance of a Building Permit, a private access easement or offer of
dedication for public access, in a form satisfactory to the City Attorney, shall
be recorded in the Official Records of San Luis Obispo County for access to
121 Nevada Street from Hart Lane.
64. Prior to issuance of an Occupancy Permit, an offer to dedicate, in a form
satisfactory to the City Attorney, shall be recorded in the Official Records of
San Luis Obispo County offering to the City of Arroyo Grande a public right-
of-way to allow for the future realignment of Nevada Street as generally
depicted on the attached site plan.
GRADING AND DRAINAGE
65. PRIOR TO ISSUANCE OF A GRADING PERMIT, the applicant shall submit two
(2) copies of the final project-specific Storm Water Pollution Prevention Plan
(SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis
Obispo Regional Water Quality Control Board (RWCB) requirements.
66. The applicant shall provide appropriate documentation certifying that the project
complies with the post-construction requirements set by the State Water
Resources Control Board. The certification statement shall clearly identify the
level of compliance with each of the applicable performance requirements the
project is subject to. All Certification shall be signed and stamped by the
engineer of Record and shall include quality and quantify identified deficiencies,
per performance requirements.
67. All grading shall be performed in accordance with the City Grading Ordinance.
68. All drainage facilities shall be designed to accommodate a 100-year storm flow.
69. The applicant shall submit a soils report for the project which shall be prepared
by a registered Civil engineer and supported by adequate test borings. All
earthwork design and grading shall be performed in accordance with the
approved soils report.
70. The applicant shall provide a complete drainage analysis which shall verify
capacity of curb and gutter.
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 13 of 15
71. Infiltration basins shall be designed based on soil tests. Infiltration test shall
include a minimum of 2 borings 15 feet below the finished basin floor. Additional
borings or tests may be required if the analysis or soil conditions are
inconclusive.
WATER
72. A Reduced Pressure Principle (RPP) backflow device is required on all water
lines to the (structure and/or landscape irrigation).
73. A Double Detector Check (DDC) backflow device is required on the water service
line. Fire Department Connections (FDC) must be remote and locations to be
approved by the Building Official and Fire Chief.
74. Lots using fire sprinklers shall have individual service connections. If the units are
to be fire sprinkled, a fire sprinkler engineer shall determine the size of the water
meters.
75. The applicant shall obtain approval from the South County Sanitation District for
the development's impact to District facilities prior to permit issuance.
PUBLIC UTILITIES
76. The applicant shall comply with Development Code Section 16.68.050: All
overhead utilities shall be placed underground - existing and proposed utilities.
77. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
78. Public Improvement plans shall be submitted to the public utility companies for
review and approval. Utility comments shall be forwarded to the Director of
Public Works for approval.
79. Street lights shall be placed 200' — 250' apart on streets 40' or less in width. On
streets greater than 40' in width, a street lighting plan shall be designed and
submitted to the Community Development Director for approval.
FEES AND BONDS FOR ALL CITY DEPARTMENTS
The applicant shall pay all applicable City fees, including the following:
80. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Plan check for grading plans.
(Based on an approved earthwork estimate)
b. Plan check for improvement plans.
(Based on an approved construction cost estimate)
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 14 of 15
c. Permit Fee for grading plans.
(Based on an approved earthwork estimate)
d. Inspection Fee of subdivision or public works construction plans.
(Based on an approved construction cost estimate)
e. Plan Review Fee
(Based on the current Building Division fee schedule)
81. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a. Traffic Impact fee, to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Ord. 461 C.S.,
Res. 3021.
b. Traffic Signalization fee, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with Ord. 346
C.S., Res. 1955.
c. Strong Motion Instrumentation Program (SMIP) Fee, to be based
on codes and rates in effect at the time of development in accordance
with State mandate.
d. Building Permit Fee, to be based on codes and rates in effect at the
time of development in accordance with Title 8 of the Municipal Code.
PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR
EXACTIONS:
(A) Any party may protest the imposition of any fees, dedications, reservations, or
other exactions imposed on a development project, for the purpose of defraying
all or a portion of the cost of public facilities related to the development project by
meeting both of the following requirements:
(1) Tendering any required payment in full or providing satisfactory evidence of
arrangements to pay the fee when due or ensure performance of the
conditions necessary to meet the requirements of the imposition.
(2) Serving written notice on the City Council, which notice shall contain all of
the following information:
(a) A statement that the required payment is tendered or will be
tendered when due, or that any conditions which have been imposed
are provided for or satisfied, under protest.
(b) A statement informing the City Council of the factual elements of
the dispute and the legal theory forming the basis for the protest.
(B) A protest filed pursuant to subdivision (A) shall be filed at the time of the
,
RESOLUTION NO. 14-2211
JULY 1, 2014
PAGE 15 of 15
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
development.
TREE PRESERVATION/TREE REMOVAL PLAN
82. Prior to issuance of a grading or building permit, the applicant shall submit a
tree preservation and tree removal plan to the Director of Public Works/City
Arborist for lots with trees. The plan shall include the location, size and species of
all trees located on the lot or on adjoining lots, where development could affect the
roots or limbs of trees on adjacent property.
POLICE DEPARTMENT CONDITIONS
83. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
84. Prior to issuance of a certificate of occupancy, the applicant shall post
handicapped parking, per Police Department requirements.
85. Prior to issuance of a certificate of occupancy, the applicant shall install a
burglary [or robbery] alarm system per Police Department guidelines, and pay the
Police Department alarm permit application fee of ($94.00). Annual renewal fee is
$31.00.
PLANNING COMMISSION CONDITIONS
86. Two garage parking spaces are required to be maintained for parking purposes
and shall not be allowed to be converted to storage.
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PROJECT DIRECTORY PROJECT STATISTICS VICINITY MAP SHEET INDEX
OWNER: JONI ANDERSON ZONING: 0-2.4 VILLAGE MIXED USE PARKING:
ANDERSON BURTON +„ 57 < Al TRLE SHEET
CURRENT USE: VETERINARIAN BUILDING CLINIC OFFICE AREA 12 SPACES SF 1 A2 EXISTING SITE PLAN
CONSTRUCTION,INC. PROPOSED USE: OFFICE BUILDING PROPOSED REQUIRED PARKING 11lJW). 12 SPACES ' A3 SITE PLAN
1131 EL CAMINO REAL T '?
ARROYO GRANDE,CA 93420 ROPOSED PARKING'. 12 SPACES `,
A4 CIVIL PLAN
ARCHITECT RRM DESIGN GROUP MAX MA%HEIGHT: 30 FT :f AS SITE SECTIONS
EXISTING LANDSCAPE AREA:5,858 SF A6 LANDSCAPE PLAN
SAN LUIS S OBISP STREET SUITE 102 PROPOSED LOT D GOY.: E. 34%100%(4 798 SF) Al FLOOR PLAN MAX SAN LUIS OBISPO CA93401 PROPOSED COY.: 34%(4.798 SF) EXISTING IMPERVIOUS SURFACE: 5713 SF AS ELEVATIONS
CONTACT:MICHAEL SCOTT ;L
LIC. C31544 MAX F.A.R.: 1(13.761 SF) NEW LANDSCAPE/PREVIOUS AREA: 3,172 SF ''' ^w$'3 AS ELEVATIONS
PHONE(80mr543-1� PROPOSED F.A.R.: .34(4.798 SF) -'d '�""�` °"'' All SITE ODETAILS
MATERIALS
itQRRd^r9^.corn NEW IMPERVIOUS SURFACE: 5.790 SF
PROJECT LOCATION: AREAS:
121 NEVADA STREET ,. f
ARROYO GRANDE.CA 93420 ADTI AREA 2498 SF - y-.•
APN NUMBERS: 007-191-025 ADDITION L AREA' 4798 SF 4 TM -.,,j` .
TOTAL AREA'. 4798 SF 'L +�
PROJECT DESCRIPTION:ONE(1)-STORY OFFICE BUILDING CONSULTANTS _
WITH ASSOCIATED OUTDOOR AMENITIES AND PARKING.THE
PROJECT CONSIST AN ADDITION!REMODEL TO AN EXISTING
2300 S.F.BUILDING.THE ADDITION IS APPROXIMATELY 2500 --
S.F.OF OFFICE SPACE AND STORAGE. LANDSCAPE HOMER .' 'ti - ,
PM HOMER LANDSCAPE DESIGN \ ,,.f _
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C-27 389708 P.O.BOX 702
PHONE(805)431 9403 ARROYO GRANDE.CA.93420
CONTACT ROBERT
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PRELIMINARY DRAI NAOE PLAN
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C.t^' 0�11'�', ® SI s g.l. w I ngf.trunem. cool rosemary
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&5 5 5 gal. Aolgaunlhnr fl.vi0u. Appro.hr
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J..1 T-3 2 2A^Iloi Pyre.C.11eryaso'Ch.otkkei Orwmewl Pot
...P...Pg ALL PLANT MATERIAL SHALL BE OF ACCEPTABLE NURSERY STANDARDS AND IN A
V HEALTHY CONDLTION AT TIME OF PLANTING.
fir 0 Z CL) Nola
1 /7-t I.Irrigation shell be automatic drip
'di 2.All planted areas shall receive 2 in.layer of shredded redwood bark
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M.9Mo � .M FLOOR PLAN __ — OFFICE BUILDING A7
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Accent Stone
Standing Seam Metal Roof Standing Seam Metal Roof Trim Enlarged Stone
Typ TIP. SW700S
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FRONT ELEVATION Columns and Porch Rail
SW3513
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......._............______ DATE APRA.8.11
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Accent Trim
SW3524
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SW3524 ' SW6335 SW3524
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SW3513
RIGHT ELEVATION
Accent Trim
5W3513
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SW6335 SW700S
Board and Batt Siding Board and Batt Siding Board and Batt Siding
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LEFT ELEVATION
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DAiE'.APRIL 18.2014
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Sherwin Williams Sherwin Williams SW7005 Pure White Roof Zincalume Classic Jerusalem:Cayenne
SW6335 Fired Brick SW 3524 Chestnut Plus (Unpaint-
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