PC 2018-03-06_08b Pace CUP 16-005 El Camino Real
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: SAM ANDERSON, PLANNING TECHNICIAN
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 16-005;
CONSTRUCTION OF A 4,131 SQUARE FOOT MIXED USE
STRUCTURE; LOCATION – 1495 EL CAMINO REAL; APPLICANT –
SCOTT PACE; ARCHITECT – GREG SOTO
DATE: MARCH 6, 2018
SUMMARY OF ACTION:
Approval of the project will result in a new mixed use structure on a vacant parcel in the
Office Mixed Use zoning district.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution app roving
Conditional Use Permit 16-005.
BACKGROUND:
The subject property is a 8,529 sq. ft. vacant property located at 1495 El Camino Real
(Attachment 1). The lot was created in 2015 by the finalization of Parcel Map AG 13-
0107 (Attachment 2) and is zoned Office Mixed Use (OMU). At the time of tentative map
approval, the Planning Commission expressed concerns regarding the usage of the lot
as a residential project. Resolution 14-2210 restricted potential residential development
to no more than two (2) residential units, and required that any proposed residential
development needed to be located above commercial development.
The project site is a vacant parcel located along El Camino Real surrounded by
residential uses to the west and south, the 101 freeway to the east, and a small mixed
use structure to the north. The parcel slopes gently and evenly towards the rear of the
site, and contains one tree on the southern property line that is proposed to be
removed.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 16-005
MARCH 6, 2018
PAGE 2
Staff Advisory Committee
The Staff Advisory Committee (SAC) has reviewed the project three (3) times since the
first project submittal in October of 2016, most recently on September 6, 2017.
Comments were provided on existing utility line concerns, ADA concerns, and fire
department connection and double detector check locations. The SAC was in support of
the project with Conditions of Approval included in the prepared Resolution.
Architectural Review Committee
The Architectural Review Committee (ARC) reviewed the project on January 22, 2018.
The ARC provided comments regarding access to the apartments and the character of
the neighborhood and recommended approval of the project with modifications to the
doorway for apartment two (2) (Attachment 3). The ARC is scheduled review a color
board at the March 5, 2018 meeting. Their recommendation on colors will be reported at
the Planning Commission meeting.
ANALYSIS OF ISSUES:
Project Description
The proposed project consists of the construction of a two-story mixed use structure
including 600 sq. ft. of office space proposed to be used for the applicant’s construction
business, 1,825 sq. ft. of accessory warehouse space, and two (2), two (2) bedroom
apartments approximately 700 sq. ft. each. A Conditional Use Permit (CUP) is required
for any new commercial building. Multi-family housing in a Mixed Use Project also
requires the issuance of a CUP, and imposes development standards found in
Subsections 16.36.030.L and 16.48.065 of the Arroyo Grande Municipal Code (AGMC).
General Plan
The General Plan designates the subject property for Mixed Use land uses.
Development of a mixed use project meets Objective LU5 and Policies LU5-1 and LU5-
11.1 of the General Plan Land Use Element, which state:
LU5: Community commercial, office, residential, and other compatible land uses shall
be located in Mixed Use (MU) areas and corridors, both north and south of the freewa y,
in proximity to major arterial streets.
LU5-1: Provide for a diversity of retail and service commercial, offices, residential and
other compatible uses that support multiple neighborhoods and the greater community,
and reduce the need for external trips to adjacent jurisdictions, by designating Mixed
Use areas along and near major arterial streets and at convenient, strategic locations in
the community.
LU5-11.1: Encourage the development of mixed-use structures that accommodate
housing above lower level retail, office or other commercial uses.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 16-005
MARCH 6, 2018
PAGE 3
Development Standards
The property is zoned Office Mixed Use (OMU). The intent of the OMU is to “provide
areas for the establishment of corporate, administrative, and medical offices and
facilities, commercial services that are required to support major businesses, medical
development, and multi-family housing. Retail facilities and support business are
encouraged to serve nearby office and residential uses.” The proposed project meets
this intent by creating professional office space and multi-family housing, as well as
supportive accessory warehouse space for the attached professional office space.
Additionally, the Planned Unit Development approved with the Parcel Map established a
development envelope line permitting a 5’ setback along the property line shared with
the multi-family development located at 1481 El Camino Real.
Table 1: Site Development Standards for the OMU Zoning District
Development
Standards
OMU District Proposed Notes
Maximum Density
– Mixed Use
Projects
3.91 dwelling units 2 dwelling units Limited to 2 dwelling
units per Resolution
14-2210
Minimum Lot Size 10,000 sq. ft. 8,529 sq. ft. Legally created
through PUD
Minimum Lot Width 100 ft. 72.5 sq. ft. Legally created
through PUD
Front Yard Setback 0-10 ft. 10 ft. Code Met
Rear Yard Setback 0-15 ft. ~40 ft. Code Met
Side Yard Setback 0-5 ft., 20 ft. from
residential lots
5 ft. Code Met, 5’ side yard
allowed along
southern property line
through development
envelope established
by PUD
Street Side Yard
Setback
0-15 feet N/A Not Applicable
Building Size
Limits
35 ft., 3 stories
50,000 sq. ft.
29 ft., 2 stories
4,131 sq. ft.
Code Met
Site Coverage and
Floor Area Ratio
70%, 1.0 28.4%, 0.484 Code Met
Off-Street Parking 2/apartment
1/250 sq. ft. office
1/800 sq. ft. warehouse
8 total
7 provided Code Met with 10%
reduction applied per
AGMC Section
16.56.050.1
Access and Parking
The project is proposed to take sole access from El Camino Real. The proposed project
requires parking at the following ratios:
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 16-005
MARCH 6, 2018
PAGE 4
2 spaces per apartments: 4 spaces total
600 sq. ft. of office space at a 1 space per 250 sq. ft. ratio: 2.4 spaces
1825 sq. ft. of warehouse space at a 1 space per 800 sq. ft. ratio: 2.3 spaces
Per AGMC Section 16.56.060, “Where the total requirements result in a fractional
number, a fraction of 0.5 or greater shall be rounded to the higher whole number.”
Therefore, the project requires a total of eight (8) spaces. The project currently is
designed to provide seven (7) spaces. Arroyo Grande Municipal Code Section
16.56.050.1 states that “total parking requirement may be reduced to eighty (80)
percent of the required standard for shared uses .” A reduction to 90% of the required
standard creates a parking requirement of seven (7) spaces. By allowing the 10%
reduction, the project will meet the City’s requirements. Potential conflict exists with the
roll up door providing access to the accessory warehouse and the ADA parking space,
although usage of the ADA space is likely to be infrequent .
Architecture
The building is designed in a rectangular fashion, with stucco siding and a flat roof. The
architecture is simple but fitting with the surrounding area – El Camino Real has a
multitude of other industrial and office uses in similarly shaped structures with flat or
low-profile roofs. The residential units are located on the second story and are accessed
by a stairway spanning the southern elevation. Metal siding provides a degree of visual
interest along the eastern façade facing El Camino Real. The stairway along the
southern elevation creates a large, unadorned wall facing a residential development.
Potential mitigations could include some form of climbing ivy or other vegetation that
would help break up the massing of the stairway. A proposed ten foot (10’) roll-up door
on the accessory warehouse space is located on the rear elevation of the structure in
order to mitigate the negative visual impact created by large garage doors.
The proposed design, in light of the surrounding areas, is consistent with the Town
Character and Community Design Guidelines found in the Arroyo Grande Land Use
Element. LU 12-11.7 calls for vegetation integrated with building walls and multi-planed,
pitched roofs, which the current design lacks. When the project is considered in context
of the industrial nature of El Camino Real, however, the mansard flat roof and more
industrial nature of the design is appropriate. Other potential mitigations besides
climbing vegetation could include modifications to the design of the flat mansard roof.
The structure lacks windows along the street frontage in order to mitigate any air
pollution impacts generated by Highway 101.
The structure is proposed to be primarily a medium beige tone (“La Habra Pueblo X-
85”), with lighter beige stucco (“Mirador X-39” and “San Simeon X-34”) on the upper
portions of the structure. The steel portions of the roof are proposed to be a dark brown
(“Mako Steel Brandywine), which will provide a contrast to the lighter stucco portions of
the structure.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 16-005
MARCH 6, 2018
PAGE 5
Trees and Landscaping
The conceptual landscaping primarily proposes a combination of succulents and low
water use grasses scattered throughout the site. Three (3) new olive trees and one (1)
new oak tree are proposed to be located along the eastern elevation screening the
structure from the street. One (1) existing oak tree is proposed to be removed along the
southern elevation, which is required to be replaced at a 3:1 ratio to the satisfaction of
the Public Works Director. The final landscape plans will conform with the State Model
Water Efficient Landscape Ordinance.
Signage
No signage is proposed at this time. All signage will be required to be approved for
proper entitlements prior to installation.
ALTERNATIVES:
The following alternatives are presented for Planning Commission consideration:
1. Adopt the attached Resolution approving Conditional Use Permit 16-005;
2. Modify and adopt the attached Resolution approving Conditional Use Permit 16-
005;
3. Do not adopt the attached Resolution, provide specific findings, and direct staff to
return with a Resolution denying Conditional Use Permit 16-005; or
4. Provide direction to staff.
ADVANTAGES:
The proposed project will develop a currently vacant site with a new mixed use structure
that will provide new residential and commercial space for the community.
DISADVANTAGES:
None identified.
ENVIRONMENTAL REVIEW:
The project has been reviewed in compliance with the California Environmental Quality
Act (CEQA) and the CEQA Guidelines, and has determined that the project is
categorically exempt pursuant to Section 15332 of the CEQA guidelines re garding in-fill
development projects in urban areas.
PUBLIC NOTIFICATION AND COMMENT:
A notice of public hearing was mailed to all property owners within 300’ of the site, was
published in the Tribune, and was posted at City Hall and on the City’s website on
Friday, February 23, 2018. The Agenda was posted at City Hall and on the City’s
website in accordance with Government Code Section 54954.2. No comments have
been received.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 16-005
MARCH 6, 2018
PAGE 6
Attachments:
1. Project vicinity map
2. Parcel Map AG 13-0107
3. Draft Minutes from the January 22, 2018 Architectural Review Committee
meeting
4. Project plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT 16-005; LOCATED AT 1495
EL CAMINO REAL; APPLIED FOR BY SCOTT PACE
WHEREAS, the project site was subdivided by Parcel Map AG 13-0107; and
WHEREAS, Condition of Approval #6 of Resolution 14-2210 limited the number of future
residential units to two (2); and
WHEREAS, the applicant has filed Conditional Use Permit 16-005 for the construction of
a new professional office building, accessory warehouse space, and two (2) second floor
residential units; and
WHEREAS, the project site is located at 1495 El Camino Real and is part of the Office
Mixed Use (OMU) zoning district; and
WHEREAS, the Arroyo Grande Municipal Code requires processing a conditional use
permit for the development proposed by the applicant; and
WHEREAS, the Architectural Review Committee has reviewed the project and has
recommended approval to the Planning Commission; and
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 determined that the
project is exempt per Section 15332 of the CEQA Guidelines regarding In-fill
Development Projects; and
WHEREAS, the Planning Commission has reviewed the project at a duly noticed public
hearing on March 6, 2018; 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 proposed development meets all development standards for a mixed use
project, including professional office and residential units, is permitted within the
OMU zoning district and is consistent with the Arroyo Grande General Plan,
including Objective LU5 as well as Policies LU5-1 and LU5-11.1 that encourage
RESOLUTION NO.
PAGE 2
the type and scale of development proposed.
2. The proposed use would not impair the integrity and character of the district in
which it is to be established or located.
The proposed mixed use project, including professional office and residential units
on a property zoned for mixed-use development will not impair the integrity and
character of the district as the development meets the development standards of
the OMU zoning district and the Arroyo Grande Municipal Code, and conditions of
approval have been identified to specifically protect the integrity and character of
the district.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is approximately 0.20 acres of undeveloped land created by Resolution
14-2210, which created a legally non-conforming lot through the Planned Unit
Development process. The project site is suitable for the type and intensity of use
proposed due to conformance with the Arroyo Grande Municipal Code and
previously approved development standards found in Planned Unit Development
14-001.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The provisions for water, sanitation, and public utilities were examined during
processing of the entitlement and it was determined that adequate public services
will be available for the proposed project and will not result in substantially adverse
impacts.
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.
The proposed use will not be detrimental to the public health, safety or welfare,
nor will it be materially injurious to properties or improvements in the vicinity as it
will comply with all applicable codes and standards of the Municipal Code and in
accordance with conditions of approval specifically developed for the project .
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 16-005 as set forth in Exhibit “B”,
attached hereto and incorporated herein by this reference, with the above findings and
subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated
herein by this reference.
On motion by Commissioner _______, seconded by Commissioner _______, and by the
following roll call vote, to wit:
AYES:
RESOLUTION NO.
PAGE 3
NOES:
ABSENT:
the foregoing Resolution was adopted this 6th day of March, 2018.
_______________________________
GLENN MARTIN
CHAIR
ATTEST:
_______________________________
DEBBIE WEICHINGER
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE 4
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 16-005
1495 EL CAMINO REAL
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the construction of a new 4,131 square foot mixed use
structure, including two (2) new residential units, 600 sq. ft. of office space, and
1,825 sq. ft. of accessory warehouse space.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for Conditional Use
Permit 16-005.
4. This application shall automatically expire on March 6, 2020 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.
5. Development shall conform to the Office Mixed-Use (OMU) requirements except
as otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of March 6, 2018 and marked Exhibit “B”.
7. The applicant shall agree to indemnify and defend at his/her sole expense any
action brought against the City, its present or former agents, officers, or employees
because of the issuance of said approval, or in 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.
8. A copy of these conditions shall be incorporated into all construction documents.
RESOLUTION NO.
PAGE 5
9. The accessory warehouse space shall not be rented to or utilized by an occupant
other than the occupant utilizing the office space.
10. 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.
11. 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,
if any.
12. 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”.
13. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
14. The developer shall comply with Development Code Chapter 16.56, “Parking and
Loading Requirements”.
15. All parking areas of five or more spaces shall have an average of one-half foot-
candle illumination per square foot of parking area for visibility and security during
hours of darkness.
16. 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).
17. Final design and location of the trash enclosure(s) shall include ADA access, be
reviewed by the Architectural Review Committee and approved by the Community
Development Director, if changed following approval.
18. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction activities
shall be restricted to the hours of 7 AM and 5 PM Monday through Friday, and
from 9 AM to 5 pm on Saturdays. No construction shall occur on Sunday or City
observed holidays .
19. 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
RESOLUTION NO.
PAGE 6
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 LED and comply
with the current California Energy Code.
20. All new construction shall utilize fixtures and designs that minimize water and
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.
21. 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 (Model Water Efficient Landscaping
Ordinance).
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.
22. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance (431 C.S.) which include but are not
limited to:
a. No mechanical trenching within the drip line of a tree, unless approved
by the Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of
any tree.
RESOLUTION NO.
PAGE 7
c. No grading shall occur under a trees dripline, unless approved by the
Public Works Director.
d. A five foot (5') protective fence shall be constructed a minimum of 8'
from the trunk of each tree or at the dripline, whichever distance is
greater.
e. At a minimum, all pruning shall comply with the American National
Standards Institute (ANSI) A300 Pruning Standards and Best
Management Practices. An independent certified arborist, paid for by
the developer and selected by the Public Works Director, shall conduct
all pruning on site. The independent arborist shall report to the City’s
Arborist regarding any pruning activities.
23. All trees to be pruned shall be pruned under supervision of a Certified Arborist
using the International Society of Arboriculture (ISA) Pruning Standards.
24. For projects approved with specific exterior building colors, the developer 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.
25. All new electrical panel boxes shall be installed inside the building(s).
26. 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, incorporated
into the design of the site, and screened to the maximum extent feasible.
27. Double detector check valve assemblies shall be located directly adjacent to or
within the respective building to which they serve.
28. 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.
29. 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.
RESOLUTION NO.
PAGE 8
SPECIAL CONDITIONS
30. If cultural or human remains are encountered during earth-disturbing activities, all
work in the adjacent area shall stop and a qualified archaeologist or the San Luis
Obispo County Coroner’s office, respectively, shall be notified to record and
appropriately treat the remains.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
31. The project shall comply with the most recent editions of all California Codes, as
adopted by the City of Arroyo Grande.
FIRE LANES
32. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
33. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
34. Project shall have a fire flow and duration per the latest adopted edition of the
California Fire Code and with approval of the Building Official and/or Fire Chief.
35. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
36. The Fire Department Connection shall be located in the southeast corner of the
site in the landscaped area and with approval of the Building Official and/or Fire
Chief.
SECURITY KEY BOX
37. The applicant must provide an approved "security key vault," per Building and Fire
Department guidelines and per the California Fire Code.
FIRE SPRINKLER
38. All buildings must be fully sprinklered per Building and Fire Department guidelines
and per the California Fire Code.
RESOLUTION NO.
PAGE 9
39. Areas under stairwells shall be fire sprinklered.
ABANDONMENT / NON-CONFORMING
40. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE
PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
41. The Applicant shall develop, implement and provid e the City a:
a. Stormwater Control Plan that clearly provides engineering analysis of all
Water Quality Treatment, Runoff Retention, and Peak Flow Management
controls.
b. Operations and Maintenance Plan and Maintenance Agreements that
clearly establish responsibility for all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls.
c. Annual Maintenance Notification indicating that all Water Quality
Treatment, Runoff Retention, and Peak Flow Management controls have
been maintained and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or
Qualified Stormwater Pollution Prevention Plan Developer (QSD).
GENERAL CONDITIONS
42. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
43. Working hours shall comply with Standard Specification Section 5-1.01.
44. Provide trash enclosure in compliance with Engineering Standard 9060 with
solid/rain-deflecting roof. Trash enclosure area(s) shall be screened from public
view with landscaping or other appropriate screening materials, and shall be
reserved exclusively for dumpster and recycling container storage. Interior vehicle
travel ways shall be designed to be capable of withstanding loads imposed by
trash trucks.
45. All residential units shall be designed to mitigate impacts from non-residential
project noise, in compliance with the City’s noise regulations.
RESOLUTION NO.
PAGE 10
46. All project improvements shall be designed and constructed in accordance with
the most recent version of the City of Arroyo Grande Standard Specifications and
Engineering Standards.
47. As-built plans are required to be submitted prior to release of the Faithful
Performance Bond.
48. Submit as-built plans at the completion of the project or improvements as directed
by the Community Development Director in compliance with Engineering Standard
1010 Section 9.3 Provide One (1) set of paper prints and electronic documents on
CD or flash drive in both AutoCAD and PDF format.
49. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
50. Preserve existing survey monuments and vertical control benchmarks in
compliance with Standard Specifications Section 5-1.26A.
51. Provide one (1) new vertical control survey benchmark, per City Standard, as
directed by City Engineer.
IMPROVEMENT PLANS
52. Improvement plans must comply with Engineering Standard 1010 Section 1 and
shall be prepared by a registered Civil Engineer or qualified specialist licensed in
the State of California and approved by the Public Works Department and/or
Community Development Department. The following plan sheet shall be provided:
a. Site Plan
i. The location and size of all existing and proposed water, sewer, and
storm drainage facilities within the project site and abutting streets or
alleys.
ii. The location, size and orientation of all trash enclosures.
iii. All existing and proposed parcel lines and easements crossing the
property.
iv. The location and dimension of all existing and proposed paved
areas.
v. The location of all existing and proposed public or private utilities.
vi. Location of 100-year flood plain and any areas of inundation within
project area.
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles.
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
RESOLUTION NO.
PAGE 11
g. Utilities – Composite Utility
h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right-of-Way
k. Tree Protection Plan
l. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Other improvements as required by the Community Development Director.
(NOTE: All plan sheets must include City standard title blocks)
p. Engineers estimate for construction cost based on County of San Luis
Obispo unit cost.
53. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
54. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
55. Applicant shall fund outsourced plan and map check services, as required.
56. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way.
STREET IMPROVEMENTS
57. 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 or type 2 slurry seal.
58. All street repairs shall be constructed to City standards.
CURB, GUTTER, AND SIDEWALK
59. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
60. Color any such new facilities as directed by the Community Development Director,
including colored and stamped walkway surfaces at the new driveway location.
61. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards.
62. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
RESOLUTION NO.
PAGE 12
63. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfact ion of the Public Works
Director.
64. Parking to the north and south of the proposed driveway location shall be restricted
along the project site.
DEDICATIONS AND EASEMENTS
65. All easements, abandonments, or similar documents to be recorded as a
document separate from a map, shall be prepared by the applicant on 8 1/2 x 11
City standard forms, and shall include legal descriptions, sketches, closure
calculations, and a current preliminary title report. The applicant shall be
responsible for all required fees, including any additional required City processing.
GRADING AND DRAINAGE
66. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer 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
67. All grading shall be performed in accordance with the City Grading Ordinance
and Standard Specifications and Engineering Standards .
68. Drainage facilities shall be designed in compliance with Engineering Standard
1010 Section 5.1.2.
69. Submit a soils report for the project 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 . The
date of the soils report shall be less than 3 years old at the time of submittal.
70. The applicant shall dedicate a pedestrian access easement(s) for the ADA
sidewalk extension.
71. Infiltration basins shall be designed based on soil tests. Infiltration test shall
include adequate borings depth and frequency to support design
recommendations.
72. The applicant shall submit an engineering study regarding flooding related to the
project site. Any portions of the site subject to flooding from a 100-year storm
shall be shown on the tentative map or other recorded document, and shall be
noted as a building restriction.
RESOLUTION NO.
PAGE 13
WATER
73. Whenever possible, all water mains shall be looped to prevent dead ends. The
Public Works Director must grant permission to dead end water mains.
74. A Double Detector Check (DDC) backflow device is required on the fire line
service line.
75. The DDC shall be placed inside the building. Other locations for the DDC shall
be approved by the Director or Community Development.
76. Non-potable water is available at the Soto Sports Complex. The City of Arroyo
Grande does not allow the use of hydrant meters.
77. Lots using fire sprinklers shall have individual fire service connections. A fire
sprinkler engineer shall determine the size of the water meters.
78. Existing water services to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
SEWER
79. All sewer laterals shall comply with Engineering Standard 6810.
80. Existing sewer laterals to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
81. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with Standard Specifications and Engineering
Standards.
82. Obtain approval from the South San Luis Obispo County Sanitation District for the
development’s impact to District facilities prior to permit issuance.
83. Obtain approval from the South County Sanitation District prior to relocation of any
District facilities.
PUBLIC UTILITIES
84. The developer shall comply with Development Code Section 16.68.050: All
projects that involve the addition of over 500 square feet of habitable space shall
be required to place service connections underground - existing and proposed
utilities.
RESOLUTION NO.
PAGE 14
85. Prior to approving any building permit within the project for occupancy, all
conditions of approval for project are satisfied .
86. 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.
87. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
TREE PRESERVATION/TREE REMOVAL PLAN
88. Prior to issuance of grading permit and during construction the applicant shall
comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance,
including the approval of a tree removal permit prior to removal.
89. Prior to issuance of a grading or building permit, the developer shall submit a
tree preservation and tree removal plan to the Director of Public Works/City
Arborist for undeveloped parcels or 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.
90. All significant trees to be removed as designated by the Director of Public
Works/City Arborist shall be replaced at a 3:1 ratio and planted on site. With the
approval of the Public Works Director, tree removal shall be mitigated by planting
on site, off-site, or payment of in-lieu fees (at the current street tree fee rate for a
15 gallon tree). Larger trees may be required to mitigate tree removal. Prior to
issuance of a grading permit, all trees shall be planted or fees paid.
91. Prior to any work on the site, all trees to remain on site shall be marked with
paint/ribbon and protected by a five (5') foot vinyl or chain link fence. The fence
shall be located at a minimum of eight (8') foot radius from the trunk of the tree.
92. New trees shall not be located over existing or proposed service lines.
POLICE DEPARTMENT CONDITIONS
93. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
94. Prior to issuance of a certificate of occupancy, the applicant shall post
handicapped parking, per Police Department requirements.
95. Prior to issuance of a certificate of occupancy, the applicant shall install a
burglary [or robbery] alarm system per Police Department guidelines for the
commercial office space, and pay the Police Department alarm permit application
fee of ($94.00). Annual renewal fee is $31.00.
RESOLUTION NO.
PAGE 15
96. Prior to issuance of a certificate of occupancy, for any parking lots available to
the public located on private lots, the developer shall post private property “No
Parking” signs in accordance with the handout available from the Police
Department.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
97. 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)
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)
98. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a. Water Neutralization fee, to be based on codes and rates in effect
at the time of building permit issuance, involving water connection or
enlargement of an existing connection.
b. Water Distribution fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with Municipal
Code Section 13.04.030.
c. Water Meter charge to be based on codes and rates in effect at the
time of building permit issuance.
d. Water Availability charge, to be based on codes and rates in effect
at the time of building permit issuance .
e. Traffic Impact fee, to be based on codes and rates in effect at the
time of building permit issuance.
f. Traffic Signalization fee, to be based on codes and rates in effect
at the time of building permit issuance.
g. Sewer Connection fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with Municipal
Code Section 13.12.190.
h. South San Luis Obispo County Sanitation District Connection
fee in accordance with Municipal Code Section 13.12.180.
i. Drainage fee, as required by the area drainage plan for the area
being developed.
j. Park Development fee, the developer shall pay the current parks
RESOLUTION NO.
PAGE 16
development fee for each unit approved for construction (credit shall
be provided for existing houses), to be based on codes and rates in
effect at the time of building permit issuance .
k. 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.
l. Building Permit Fee, to be based on codes and rates in effect at the
time of development.
BONDING SURETY
99. Erosion Control, prior to issuance of the grading or building permit, all new
residential construction requires posting of a $1,200.00 performance bond for
erosion control and damage to the public right-of-way. This bond is refundable
upon successful completion of the work, less expenses incurred by the City in
maintaining and/or restoring the site.
1495 El Camino Real
ACTION MINUTES
SPECIAL MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE
MONDAY, JANUARY 22, 2018
ARROYO GRANDE COUNCIL CHAMBERS, 215 E. BRANCH STREET
ARROYO GRANDE, CA
1. CALL TO ORDER
Chair Warren Hoag called the Special Architectural Review Committee meeting to order at
2:30 p.m.
2. ROLL CALL
ARC Members: Chair Warren Hoag, Vice Chair Bruce Berlin, and Committee
Members Mary Hertel, Colleen Kubel, and Keith Storton were present.
City Staff Present: Planning Manager Matt Downing, Associate Planner Kelly Heffernon,
and Planning Technician Sam Anderson were present.
3. FLAG SALUTE
Chair Hoag led the Flag Salute.
4. AGENDA REVIEW
None.
5. COMMUNITY COMMENTS AND SUGGESTIONS
None.
6. WRITTEN COMMUNICATIONS
None.
7. CONSENT AGENDA
Committee Member Storton made a motion, seconded by Vice Chair Berlin, to approve the
January 8, 2018 minutes as submitted. The motion passed on the following voice vote:
AYES: Storton, Berlin, Hertel, Kubel, Hoag
NOES: None
8. PROJECTS
8.a. CONSIDERATION OF ARCHITECTURAL REVIEW NO. 17-010; CONSTRUCTION OF
A NEW 3,962 SQUARE FOOT SINGLE FAMILY PRIMARY RESIDENCE WITH A 887
SQUARE FOOT THREE-CAR GARAGE AND A 1,200 SQUARE FOOT ACCESSORY
DWELLING UNIT; LOT 14 OF TRACT 3048 (HEIGHTS AT VISTA DEL MAR); LOCATION
– 480 DEL MAR; APPLICANT – TOMMY TODD; ARCHITECT – CHRIS PARKER
(Heffernon)
Associate Planner Heffernon presented the staff report and responded to questions from the
Committee regarding the site wall and whether an accessory dwelling unit parking space
may be located in the front yard setback.
Chris Parker, architect, spoke in support of the project and responded to questions
regarding the height of the wall plates, a deck shown on certain p lan set pages, the
proposed color of the structure, and the architectural style of the structure.
Minutes: ARC PAGE 2
Monday, January 22, 2018
The Committee spoke in support of the project, complimenting the simple but high quality
design of the project and the quality of the design guidelines prepared for the subdivision.
Committee Member Storton made a motion, seconded by Committee Member Kubel, to
recommend approval of the project to the Community Development Director as submitted
with the revised wall plate height presented at the meeting, with the condition that the
parking space for the accessory dwelling unit be relocated out of the front yard setback.
AYES: Storton, Kubel, Berlin, Hertel, Hoag
NOES: None
8.b. CONSIDERATION OF CONDITIONAL USE PERMIT 16-005; CONSTRUCTION OF A
4,131 SQUARE FOOT MIXED USE STRUCTURE; LOCATION 1495 EL CAMINO REAL;
APPLICANT – SCOTT PACE; ARCHITECT – GREG SOTO (Anderson)
Planning Technician Anderson presented the staff report and responded to questions from
the Committee regarding parking reductions, the double detector check, the front yard
setback and right of way, the definition of the Office Mixed Use zoning district, and the
permitted hours of construction.
Scott Pace, applicant, and Greg Soto, architect, spoke in support of the project and
responded to questions regarding the intended uses of the first floor, the roll up door,
reserved parking, the prepared health risk assessment, colors and materials of the structure,
the retaining wall, fire sprinklers, access for the front apartment, and the purpose of the
designated recreation room.
The Committee spoke in support of the project, providing comments on the doorway access
to the front apartment unit and the character of the neighborhood.
Vice Chair Berlin made a motion, seconded by Committee Member Kubel, to recommend
approval of the project to the Planning Commission, with the following conditions: 1.
Modification to the door providing access to the front apartment unit from a sliding door to a
more traditional door, and 2. that a color board be reviewed by the Architectural Review
Committee prior to final project approval.
AYES: Berlin, Kubel, Hertel, Storton, Hoag
NOES: None
8.c. CONTINUED CONSIDERATION OF ADMINISTRATIVE SIGN PERMIT 17-020; ONE
(1) NEW WALL SIGN FOR A NEW BUSINESS; LOCATION 214 EAST BRANCH
STREET; APPLICANT – RANDY BROWNELL, WELL SEEN SIGNS (Anderson)
Planning Technician Anderson presented the staff report. The Committee had no questions.
Randy Brownell, applicant, spoke in support of the project and provided a color swatch and
material example to help visualize the sign.
The Committee spoke in support of the project, complimenting the revised material and
colors.
Committee Member Hertel made a motion, seconded by Committee Member Storton, to
recommend approval of the project to the Community Development Director as submitted.
Minutes: ARC PAGE 3
Monday, January 22, 2018
AYES: Hertel, Storton, Berlin, Kubel, Hoag
NOES: None
9. DISCUSSION ITEMS
None.
10. COMMITTEE COMMUNICATIONS
Committee Member Hertel updated the Committee on the upcoming Jim Guthrie Community
Service Grant Panel meeting dates.
11. STAFF COMMUNICATIONS
Planning Manager Downing thanked the Committee for their willingness to deal with difficult
projects and plan sets, and updated the Committee on upcoming meeting dates due to
cancellations resulting from holidays.
12. ADJOURNMENT
The meeting was adjourned at 3:44 p.m. to a regular meeting on February 5, 2018 at 2:30
p.m.
_____________________________ _____________________________
SAM ANDERSON WARREN HOAG
PLANNING TECHNICIAN CHAIR
(Approved at ARC Meeting 2/5/2018)