PC 08.a. CUP 15-009 East Grand Avenue
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: MATTHEW DOWNING, ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 15-009;
CONSTRUCTION OF AN APPROXIMATELY 7,200 SQUARE-FOOT
WAREHOUSE RETAIL BUILDING; LOCATION – BEHIND 995 EAST
GRAND AVENUE; APPLICANT – KENT ALLEN; REPRESENTATIVE –
MARK VASQUEZ, NORMAN & VASQUEZ ASSOCIATES
DATE: APRIL 5, 2016
RECOMMENDATION:
It is recommended the Planning Commission adopt a Resolution approving Conditional
Use Permit 15-009.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
BACKGROUND:
Location
Subject Property
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-009
APRIL 5, 2016
PAGE 2
The subject property is a vacant parcel located behind the developed property at 995
East Grand Avenue. The site has access easements to East Grand Avenue through
the neighboring 995 East Grand Avenue property, owned by the same property owner.
The property is zoned Fair Oaks Mixed-Use (FOMU) and is surrounded by commercial
uses to the north and east and residential uses to the west and south.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the proposed project on February 24,
2016. The SAC discussed several aspects of the proposed project, including utility
design, emergency and delivery vehicle access, post construction stormwater
requirements, and adequate fire sprinkler sizing. Members of the SAC were in support
of the project conditions of approval included in the Resolution.
Architectural Review Committee
The Architectural Review Committee (ARC) reviewed the proposed project on March
21, 2016 (Attachment 1). The ARC discussed several aspects of the project, including
delivery truck and emergency vehicle circulation, the unique orientation and location of
the parcel, compatibility with the nearby commercial development, and methods of
ensuring compatibility with adjacent residences. The ARC recommended approval of
the project to the Planning Commission, with emphasis on addressing traffic circulation
and considering adding a fence to the southeast corner of the property to restrict access
to the rear of the building.
ANALYSIS OF ISSUES:
Project Description
The proposed project consists of the construction of a 7,200 square-foot warehouse
retail building with no tenants currently proposed. The building is proposed to be one
(1) story, with a maximum building height of twenty-eight feet (28’). The building is
proposed to be located in the southern portion of the site, allowing the surface parking
lot containing ten (10) spaces to be located further away from the structure. The
applicant is not proposing a tenant at this time; however, the Conditional Use Permit is
approving the use of the building for warehouse retail. A warehouse retail use would be
permitted through the business license application process. Other uses proposed
would be evaluated through separate land use entitlement, if necessary. To clearly
communicate prohibited uses, including storage, automotive uses, etc., several uses
prohibited in the FOMU zoning district have been identified in the conditions of approval.
General Plan
The General Plan designates the subject property for Mixed Use land uses.
Development of a warehouse retail building meets Objective LU5 of the General Plan
Land Use Element, which states:
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-009
APRIL 5, 2016
PAGE 3
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 freeway,
in proximity to major arterial streets.
Development Standards
The primary purpose of the FOMU district is to provide for the combination of retail and
service uses with an emphasis on those related to home improvement, as well as
restaurants, offices, visitor service uses and multi-family residences that are preferably
incorporated in a mixed-use project. The design of the structure for warehouse retail
use is allowed in the FOMU zoning district following approval of a Conditional Use
Permit. The development standards for the FOMU district and the proposed project are
identified in the following table:
Table 1: Site Development Standards for the FOMU Zoning District
Development
Standards
FOMU District CUP 15-009 Notes
Maximum Density
– Mixed Use
Projects
25 dwelling
units/acre
None Not applicable –
residential not
proposed
Maximum Density
Multi-family
Housing
15 dwelling
units/acre
None Not applicable –
residential not
proposed
Minimum Density 75% of maximum
density
None Not applicable –
residential not
proposed
Minimum Lot Size 15,000 square-feet 19,570 square-feet Code met
Minimum Lot Width 80 feet 125.50 feet Code met
Front Yard Setback 0-10 feet 64 feet Code met
Rear Yard Setback 0-15 feet 10 feet Code met
Side Yard Setback 0-5 feet 5 feet, 1 foot 3 inches Code met
Street Side Yard
Setback
0-15 feet None Not applicable – no
street side yard
Building Size
Limits
35 feet or 3 stories
50,000 square-feet
max
28 feet
7,200 square-feet
Code met
Site Coverage and
Floor Area Ratio
70% site coverage
Floor Area Ratio: 1
36.79%
coverage/Floor Area
Ratio
Code met
Off-Street Parking 1 space/800 sq. ft.
gross floor area (9)
OR 1
space/employee
and 1 space/
company vehicle
10 No uses/operators
identified to provide
employee
information
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-009
APRIL 5, 2016
PAGE 4
Neighborhood Compatibility
As mentioned above, the project site is zoned FOMU and is surrounded by commercial
uses to the north and east and residential uses to the west and south. The applicant
has indicated that the building’s loading dock has been located to the west of the
building adjacent to the residential uses due to the location, access to, and orientation
of the site. This could create compatibility issues resulting in complaints from
neighboring residences associated with noise and vibrations. In order to address these
issues, conditions of approval have been included requiring deliveries to be conducted
between the hours of 7:00 am and 10:00 pm to reduce noise issues. The applicant has
also included a wall around the loading dock to help contain noise associated with
deliveries. A second condition of approval has been included in the Resolution
requiring delivery vehicles to be shut off and not allowed to idle on site. Signage is
required to be posted informing drivers of this requirement to further ensure a
successful project.
Access and Parking
The project site proposes one (1) public access point from East Grand Avenue,
following existing easements through the parcels adjacent to the street. The site also
has an emergency access point from Alder Street to the west of the proposed structure.
This emergency access point is acceptable to emergency services personnel and has
been shown to be able to accommodate vehicular turning. A loading dock is proposed
on the west side of the building, covered by a sixteen foot (16’) trellis and surrounded by
fence screening to reduce truck delivery noise.
As identified in the table above, the proposed project requires parking at a ratio of 1/800
square-feet of building space OR 1/employee and 1/company vehicle. The project
includes ten (10) surface parking spaces onsite. The proposed project does not identify
proposed operators within the building, and therefore information on the number of
employees and company vehicles is not available. However, for a warehouse retail
building of the size proposed, the parking ratio of 1/800 square feet of floor area
appears to adequately provide parking for the future use of the building.
Pedestrian Connectivity
Due to the project site’s location near the end of the Wood Place cul-de-sac, discussion
with the applicant regarding pedestrian connectivity through the site to East Grand
Avenue has occurred. The applicant has indicated that due to the building setback on
the east side of the project being narrow at 1’ 6”, pedestrian connectivity could not be
accommodated on the site. A pedestrian connection utilizing the 1’ 6” area on the
subject property would require a minimum of the same width on adjacent properties, as
well as a connection point to Wood Place.
Architecture
The building’s architecture is proposed to be a simple design, with large expanses of
vertical box bib siding and a band of horizontal box bib siding breaking up this expanse.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-009
APRIL 5, 2016
PAGE 5
The proposed building also includes two (2) canvas awnings over the individual
storefronts. The trellis proposed over the loading dock is proposed to utilize steel
beams, tying into the theme of the building. The building color will primarily be taupe
with brim and accents, black awnings, and brown doors (Attachment 2).
Trees and Landscaping
The conceptual landscape plan indicates a number of Crape Myrtle trees intended to
help screen the building from neighboring properties. The applicant proposes an
additional seven (7) Purple Leaf Plum trees on the east and north portion of the site
around the parking areas. Additional shrubs and ground cover will be included in the
project. The final landscape plan will comply with the Model Water Efficient
Landscaping Ordinance.
Signage
The project plans indicate two (2) areas where non illuminated signage would be
located. A formal sign application is not proposed as part of the project and would be
required to be approved separately.
ALTERNATIVES:
The following alternatives are provided for the Commission’s consideration:
• Adopt the attached Resolution, approving Conditional Use Permit Case No. 15-
009;
• Modify and adopt the attached Resolution, approving Conditional Use Permit
Case No. 15-009;
• Do not adopt the attached Resolution and provide direction to staff regarding
findings for denial of Conditional Use Permit Case No. 15-009; or
• Provide direction to staff.
ADVANTAGES:
The proposed project will develop a unique mixed-use property with a low intensity
commercial use and maintaining emergency access. Additionally, a condition of
approval has been added identifying those uses expressly prohibited from operating on
the site for additional notice to potential future tenants.
DISADVANTAGES:
The proposed project does not have tenants identified as part of the project, which is
typically preferable. However, the building has been designed to maximize the use of
the site while providing flexibility for the future.
ENVIRONMENTAL REVIEW:
In accordance with the California Environmental Quality Act (CEQA), the State CEQA
Guidelines, and the Arroyo Grande Procedures for the Implementation of CEQA, the
project has been determined to be categorically exempt per Section 15332 of the CEQA
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-009
APRIL 5, 2016
PAGE 6
Guidelines regarding In-fill Development Projects. If the Planning Commission finds this
determination to be incorrect, project approval shall not be considered.
PUBLIC NOTIFICATION AND COMMENTS:
A notice of public hearing was mailed to all property owners within 300’ of the project
site, was published in The Tribune, and posted at City Hall and on the City’s website
and posted at the project site on Friday, March 25, 2016. The agenda and staff report
were posted at City Hall and on the City’s website on Thursday, March 31, 2016. No
comments have been received.
Attachments:
1. Draft minutes of the March 21, 2016 Architectural Review Committee meeting
2. Color sheet
3. Project plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT 15-009; LOCATED BEHIND
995 EAST GRAND AVENUE (APN 077-223-064); APPLIED
FOR BY KENT ALLEN
WHEREAS, the project site is currently vacant and located behind 995 East Grand
Avenue (APN 077-223-064); and
WHEREAS, the applicant has filed Conditional Use Permit 15-009 for the construction of
an 7,200 square foot warehouse retail building; 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 of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on April 5, 2016; 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 for a warehouse retail building is permitted
within the FOMU zoning district and is consistent with the Arroyo Grande
General Plan.
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 use of a warehouse retail building on a commercially zoned
property would not impair the integrity and character of the district as the
development meets the development standards of the FOMU 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.
RESOLUTION NO.
PAGE 2
The site is approximately 0.45 acres of vacant land and meets the
development standards of the FOMU zoning district and the Arroyo Grande
Municipal Code, and is suitable for the intensity of the development.
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 recommends the City Council approve Conditional Use Permit 15-
009 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:
NOES:
ABSENT:
the foregoing Resolution was adopted this 5th day of April, 2016.
RESOLUTION NO.
PAGE 3
_______________________________
LAN GEORGE,
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 15-009
LOCATED BEHIND 995 EAST GRAND AVENUE
(APN 077-223-064)
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the construction of a 7,200 square foot warehouse retail
building.
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 applicable conditions of approval for Conditional
Use Permit 15-009.
4. This application shall automatically expire on April 5, 2018 unless a building permit
is issued or an extension is granted pursuant to Section 16.12.140 of the
Development Code.
5. Development shall conform to the Fair Oaks Mixed-Use zoning district
requirements except as otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of April 5, 2016.
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 and mitigation measures shall be incorporated into all
construction documents.
RESOLUTION NO.
PAGE 5
9. 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.
10. 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.
11. 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”, except as otherwise modified by this approval.
12. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
13. The developer shall comply with Development Code Chapter 16.56, “Parking and
Loading Requirements”, except as otherwise modified by this approval. All parking
spaces adjacent/parallel to a wall, fence, or property line shall have a minimum
width of 11 feet.
14. 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.
15. 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). The location and function of the
trash enclosures shall be reviewed and approved by South County Sanitation prior
to approval of the improvement plans.
16. Final architecture and design and location of the trash enclosure(s) shall be
approved by the Community Development Director.
17. 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. No
construction shall occur on Saturday or Sunday.
18. At the time of application for construction permits, the applicant shall provide
details on any proposed exterior lighting. 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
RESOLUTION NO.
PAGE 6
adjacent properties. All lighting shall be energy efficient (e.g. LED) and shall
comply with the 2013 California Energy Code.
19. 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.
20. 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).
21. All planted areas shall be continuously maintained in a healthy, growing condition,
shall receive regular pruning, fertilizing, mowing and trimming, and shall be kept
free of weeds and debris by the owner or person in possession of such areas. Any
damaged, dead or decaying plant material shall be replaced within thirty (30) days
from the date of damage.
22. Trees shall be provided at a ratio of one tree for every five parking spaces.
23. All Fire Department Connections (FDC) shall be located near a fire hydrant,
adjacent to a fire access roadway, and screened to the maximum extent allowed
by the Building Official.
24. Double detector check valve assemblies shall be located directly adjacent to or
within the respective building to which they serve.
25. 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.
26. 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
RESOLUTION NO.
PAGE 7
revoked pursuant to Development Code Section 16.08.100.
27. The applicant shall provide for maintenance of the driveways, common areas,
sewer lines, and other facilities, in a form approved by the City Attorney.
SPECIAL CONDITIONS
28. For the extent of time the applicant is the owner of the subject property and the
property located at 995 East Grand Avenue, delivery vehicle access to the subject
property shall be provided along the southern boundary of the property located at
995 East Grand Avenue.
29. Prior to issuance of a certificate of occupancy, the applicant shall grant an
emergency access easement to the City along the southern boundary of the
property located at 995 East Grand Avenue, in a form approved by the City
Attorney.
30. Prior to issuance of a certificate of occupancy, the applicant shall record an
instrument that establishes and grants or reserves an easement for vehicular
access, ingress and egress along the southern boundary of the property located at
995 East Grand Avenue for the benefit of the subject property, which shall become
effective upon the transfer of either the subject property or the property located at
995 East Grand Avenue, in a form approved by the City Attorney.
31. No mezzanine shall be constructed within the building without first obtaining a
building permit.
32. All store deliveries shall be restricted to between the hours of 7:00 AM to 10:00 PM
to ensure compatibility with existing residential development in the vicinity.
33. Delivery truck drivers shall be instructed to turn off engines when trucks are parked
or being unloaded. Signs shall be posted in the loading dock informing drivers of
this restriction.
34. Proposed uses other than warehouse retail uses are subject to further land use
entitlement as indicated by the Arroyo Grande Municipal Code at the time of
request to establish the use. The following uses are not permitted on the site:
a. Automotive and vehicle services – major repair or body work;
b. Automotive and vehicle services – minor maintenance or repair including
tire services;
c. Equipment rental;
d. Kennel, animal boarding;
e. Mortuary, funeral home;
f. Personal services – Restricted;
g. Construction yard;
RESOLUTION NO.
PAGE 8
h. Agricultural product processing;
i. Manufacturing or processing – light;
j. Recycling – scrap and dismantling yard;
k. Storage – outdoor;
l. Storage – mini – storage;
m. Wholesaling and distribution;
n. Adult business; and
o. All other uses identified as Not Permitted in the Municipal Code.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
CBC/CFC
35. The project shall comply with the most recent editions of all California Building and
Fire Codes, as adopted by the City of Arroyo Grande.
FIRE LANES
36. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
37. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
38. Project shall have a fire flow in accordance with the California Fire Code.
39. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
40. Provide one (1) onsite hydrant as directed by the Building Official.
SECURITY KEY BOX
41. The applicant must provide an approved "security key vault," per Building and Fire
Department guidelines and per the California Fire Code. The location shall be
determined by the Building Official or Fire Chief.
FIRE SPRINKLER
42. All buildings must be fully sprinklered per Building and Fire Department guidelines
and per the California Fire Code.
RESOLUTION NO.
PAGE 9
ABANDONMENT / NON-CONFORMING
43. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
44. Remove all obstructions that might be within the fire apparatus access roadway,
such as fences, etc. Alternatively, provide a method for emergency and delivery
vehicles to access the site through any remaining gate, so long as adequate
clearance is provided.
DEMOLITION PERMIT / RETAINING WALLS
45. 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. Proof of ACM
and lead must be given to the Building Official prior to abatement. After
abatement, proof of abatement and proper disposal must also be provided.
SPECIAL CONDITIONS
46. One week prior to scheduling of final inspection or any issuance of
certificate of occupancy, a project inspection by the Building, Planning, and
Engineering Divisions and Public Works Department is required.
47. The developer shall reimburse the City for all costs associated with outside plan
checks performed at either the developer’s or City’s request.
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
48. The Applicant shall develop, implement and provide 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).
RESOLUTION NO.
PAGE 10
49. Prior to any Permit – Stormwater Control Plan. The Stormwater Control Plan
must include, at minimum:
Contents
a. Project information including project name; application number; location;
parcel numbers; applicant contact information; land use information; site
area; existing, new, and replaced impervious area, and applicable PCR
requirements and exceptions.
b. Narrative analysis or description of site features and conditions, and
opportunities and constraints for stormwater control.
c. Narrative description of site design characteristics that protect natural
resources including endangered species habitat, protected vegetation,
and archaeological resources, and preserve natural drainage features,
minimize imperviousness, and disperse runoff from impervious areas.
d. Tabulation of proposed pervious and impervious DMAs, showing self-
treating areas, self-retaining areas, areas draining to self-retaining areas,
and areas tributary to each LID facility.
e. Proposed sizes, including supporting calculations, for each LID facility.
f. Narrative description of each DMA and explanation of how runoff is routed
from each impervious DMA to a self-retaining DMA or LID facility.
g. Description of site activities and potential sources of pollutants.
h. Table of pollutant sources identified from the list in Appendix A and for
each source, the source control measure(s) used to reduce pollutants to
the maximum extent practicable.
i. Description of signage for bioretention facilities.
j. General maintenance requirements for bioretention facilities and site
design features.
k. Means by which facility maintenance will be financed and implemented in
perpetuity.
l. Statement accepting responsibility for interim operation & maintenance of
facilities.
Exhibits
m. Existing natural hydrologic features (depressions, watercourses, relatively
undisturbed areas) and significant natural resources.
n. Proposed design features and surface treatments used to minimize
imperviousness and reduce runoff.
o. Existing and proposed site drainage network and connections to drainage
off-site.
p. Entire site divided into separate Drainage Management Areas (DMAs).
Each DMA has a unique identifier and is characterized as self-retaining
(zero-discharge), self-treating, or draining to a LID facility.
q. Proposed locations and footprints of LID facilities.
r. Potential pollutant source areas, including loading docks, food service
areas, refuse areas, outdoor processes and storage, vehicle cleaning,
repair or maintenance, fuel dispensing, equipment washing, etc.
RESOLUTION NO.
PAGE 11
50. Prior to Final Approval - Operations and Maintenance Plan. The Operations
and Maintenance Plan must include, at minimum:
a. Stormwater Control Measures report number
b. A site map identifying all Stormwater Control Measures requiring
Operations and Maintenance practices to function as designed.
c. Operations and Maintenance Procedures for each structural stormwater
control measure including, but not limited to, Low Impact Design facilities,
retention and detention basins, and manufactured or propriety devices
operations and maintenance.
d. Short-and long-term maintenance requirements, recommended frequency
of maintenance, and estimated cost for maintenance.
51. Prior to Occupancy - Maintenance Agreement. The Applicant shall provide a
signed statement accepting responsibility for the Operations and Maintenance of
the installed Storm Water Control Measures. The Applicant shall include written
conditions in the sales, lease agreements, deed, CCRs, HOA or any other legally
enforceable mechanism that require the assumed responsibility for the
Operations and Maintenance of Stormwater Control Facilities. Additionally, the
signed statement shall include the following information:
a. Stormwater Control Measures Report Number
b. The location and address of Storm Water Control Facilities
c. Completion dates of the following milestones
i. Construction
ii. Field verification of Stormwater Control Facilities
iii. Final Project approval/occupancy
d. Party responsible for O&M
e. Source of funding for O&M
f. Statement indicating the Storm Water Control Facilities are Maintained as
required in the Operations and Maintenance Plan and facilities continues
to function as designed or have been repaired or replaced
g. Statement describing any vector or nuisance problems.
52. Annual - Maintenance Notification. The Owner/Applicant shall provide a signed
statement notifying the City of all maintenance of the installed Storm Water
Control Measures. Additionally, the signed statement shall include the following
information:
a. Stormwater Control Measures Report Number
b. The location and address of Storm Water Control Facilities
c. Completion date of the maintenance activities
d. Party responsible for O&M
e. Source of funding for O&M
f. Statement indicating the Storm Water Control Facilities are Maintained as
required in the Operations and Maintenance Plan and facilities continues
to function as designed or have been repaired or replaced
RESOLUTION NO.
PAGE 12
g. Statement describing any vector or nuisance problems.
GENERAL CONDITIONS
53. The developer 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.
54. For work requiring engineering inspections, 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.
55. Trash enclosure area(s) shall have a roof structure. Provide a grease trap prior to
draining to sanitary sewer or appropriate LID stormwater device.
56. 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.
57. All public project improvements and applicable private improvements shall be
designed and constructed in accordance with the City of Arroyo Grande Standard
Drawings and Specifications.
58. The property owner shall provide maintenance of all landscaping placed in and
adjacent to the development.
59. 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.
60. Submit three (3) full-size paper copies and one (1) full-size mylar copy of approved
improvement plans for inspection purposes during construction.
61. Provide a Licensed Land Surveyor or a Registered Civil Engineer to tie-out survey
monuments or vertical control bench marks within 24 inches of work. Should any
existing survey monument be disturbed or destroyed during construction, it must
be reset at the previous location. Should any existing bench mark be disturbed or
destroyed during construction, a new one must be set at a nearby, but different,
RESOLUTION NO.
PAGE 13
location than the existing, as determined by the City Engineer. For monuments, a
Corner Record must be filed with the County and a copy delivered to the City
Engineer. For bench marks, documentation of the bench mark and how it was
reset must be delivered to the City Engineer prior the project acceptance or sign
off of the Encroachment Permit.
62. It is recommended to connect water, sewer and fire protection devices to
facilities in Alder Street. The applicant may connect to Wood Place if appropriate
facilities and agreements are in place and feasible.
63. Remove and replace driveway on Grand Avenue so that driveway is large
enough for truck traffic, if necessary.
64. Relocate existing water meter out of truck turn paths, if necessary.
65. Remove and replace driveway on Alder Street so that driveway is large enough
for truck traffic, if necessary.
IMPROVEMENT PLANS
66. 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:
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).
g. Engineers estimate for construction cost based on County of San Luis
Obispo unit cost.
67. 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. The location and dimension of all existing and proposed paved areas.
d. The location of all existing and proposed public or private utilities.
68. Improvement plans shall include plan and profile of existing and proposed streets,
utilities and retaining walls.
RESOLUTION NO.
PAGE 14
69. Submit all retaining wall calculations for review and approval by the Community
Development Director for walls not constructed per City standards.
70. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
71. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way.
STREET IMPROVEMENTS
72. 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.
73. All street repairs shall be constructed to City standards.
74. Overlay, slurry seal, or fog seal any roads dedicated to the City prior to acceptance
by the City may be required as directed by the Public Works Director.
75. The developer shall show that emergency vehicles can negotiate the final site
plan.
CURB, GUTTER, AND SIDEWALK
76. In areas where driveways cross pedestrian sidewalks, new facilities shall be
colored and textured as directed by the Community Development Director.
77. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards.
78. 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.
DEDICATIONS AND EASEMENTS
79. 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 Developer shall be
responsible for all required fees, including any additional required City processing.
RESOLUTION NO.
PAGE 15
GRADING AND DRAINAGE
80. All grading shall be performed in accordance with the City Grading Ordinance.
81. All drainage facilities shall be designed to accommodate a 100-year storm flow.
82. Submit a soils report for the project 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.
83. The applicant shall submit an engineering study regarding flooding related to the
project site. The study shall be approved by the Director of Public Works.
84. Infiltration basins shall be designed based on soil tests and with an adequate
number of borings per a qualified hydraulic engineer to determine infiltration.
85. The applicant shall provide on-site storm water retardation facilities designed and
constructed to Public Works and Community Development requirements, and
the 100-year basin overflow shall not exceed the pre-development flow.
WATER
86. A Double Detector Check (DDC) backflow device is required on the water service
line.
87. Non-potable water is available at the Soto Sports Complex. The City of Arroyo
Grande does not allow the use of hydrant meters.
SEWER
88. All sewer laterals within the public right-of-way must have a minimum slope of 2%.
89. The parcel shall be provided a separate sewer lateral. Laterals shall be sized for
the appropriate use, minimum 4”.
90. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with City standards.
PUBLIC UTILITIES
91. The developer shall comply with Development Code Section 16.68.050: All
projects that involve the addition of over 100 square feet of habitable space shall
be required to place service connections underground - existing and proposed
utilities.
RESOLUTION NO.
PAGE 16
92. Prior to approving any building permit within the project for occupancy, all
conditions of approval for the project shall be satisfied..
FEES AND BONDS FOR ALL CITY DEPARTMENTS
The applicant shall pay all applicable City fees, including the following:
93. FEES TO BE PAID PRIOR TO ISSUANCE OF PERMIT
a. Plan check for improvement plans.
(Based on an approved construction cost estimate)
b. Inspection Fee of subdivision or public works construction plans.
(Based on an approved construction cost estimate)
c. Plan Review Fee
(Based on the current Building Division fee schedule)
94. 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, in accordance with Municipal Code
6-7.22.
d. Water Availability charge, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with - (not
correct).
e. 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.
f. 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.
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. Alarm Fee, to be based on codes and rates in effect at the time of
development in accordance with Ord. 435 C.S.
k. Strong Motion Instrumentation Program (SMIP) Fee, to be based
RESOLUTION NO.
PAGE 17
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 in accordance with Title 8 of the Municipal Code.
BONDING SURETY
95. Erosion Control, prior to issuance of the grading or building permit, a
performance bond for erosion control and landscaping shall be furnished based on
Engineer’s Estimate. This bond is refundable upon successful completion of the
work, less expenses incurred by the City in maintaining and/or restoring the site.
96. The applicant shall provide bonds or other financial security for the following. All
bonds or security shall be in a form acceptable to the City, and shall be provided
prior to recording of the map, unless noted otherwise. The minimum term for
Improvement securities shall be equal to the term of the subdivision agreement.
a. Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
b. Labor and Materials, 50% of the approved estimated cost of all
subdivision improvements.
c. One Year Guarantee, 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance
of the subdivision improvements.
d. Monumentation, 100% of the estimated cost of setting survey
monuments.
POLICE DEPARTMENT CONDITIONS
97. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
98. Prior to issuance of a certificate of occupancy, the applicant shall post
handicapped parking, per the California Building Code.
99. Prior to issuance of a certificate of occupancy, the applicant shall install a
burglary [or robbery] alarm system on commercial buildings per Police Department
guidelines, and pay the Police Department alarm permit application fee of
($94.00). Annual renewal fee is $31.00.
100. 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.
RESOLUTION NO.
PAGE 18
ARCHITECTURAL REVIEW COMMITTEE CONDITIONS
101. The applicant shall consider the installation of a fence at the southeast corner of
the site to restrict pedestrian access to the rear of the building.
BYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:350051"= 20'-0"AMVOCT'15Project Address: 995 Grand Avenue, Arroyo Grande, CaliforniaDate: Mar 30, 2016Time:8:48:00 AM3 PARKING SPACESTRASH ENCLOSURE10'-0"5'-0"5 PARKING SPACESDISABLEDACCESSSPACE52'-6" DOCK FENCE7'-6"±16'-0"3600 SF UNIT ARETAIL WAREHOUSE45' X 80 FT3600 SF UNIT BRETAIL WAREHOUSE45' X 80 FT80'-0"5-0"18'-0"17'-6"7'-4"18'-0"4'-4"±45'-0"15'-0"ACCESS EASEMENT TO HALCYON ROAD25'-10" MIN BACKUP7'-2"53'-6"29'-4"1'-3"±1 SPACERAMPFIRE TRUCK "Y" TURNAROUNDPER FIRE AUTHORITY STANDARD10 FT OHD DRRAMP14'-0"DOCKSTEEL TRELLIS ABOVE DOCK, 16 FT ABOVE WAREHOUSE FLOORCONC PATIOLANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPECONCRETE WALK8 FT ACCESS AISLE6" CONCRETE CURBSTRUNCATED DOME WARNING6" CONCRETE CURB6" CONCRETE CURBSN 68º 52' W 125.50'N 21º 08' E 87.00'S 89º 56' E 31.12'N 00º 04' E 150.00'N 00º 04' E 35.50'S 29º 31' 54" E 68.18'64 FT± MINFENCE AT DOCK AREA, 12 FT TALL ABOVE WAREHOUSE FLOORDOCK AREA, 4 FT± STEP DOWN BELOW WAREHOUSE FLOORDOWN 4 FT±TOILETTOILETAC PAVEMENT AT DRIVE AND PARKINGSEE DRAWING A-318'-0"ZERO TO 4 FTRETAINING WALL AT DOCK DRIVE AREA21'-8" CLEAREXISTING POWER POLETO REMAINEXISTING STRUCTURES 89º 56' E 85.00'EXISTING FENCE2'-2"±EXISTING PARKING LOTEXISTING OFFICE BUILDINGEXISTING VACANT COMMERCIAL LANDEXISTING DECKEXISTINGRESIDENCEEXISTING MULTI FAMILY RESIDENTIAL IN FOMU ZONEEXISTING COMMERCIAL PARKINGEXISTING COMMERCIAL PARKINGEXISTING WAREHOUSE STRUCTURE6 FT TALL MASONRY TRASH ENCLOSURE WITH STEEL GATESEXISTING OAK TREEPARCEL A OF PM AG-72-251PARCEL 2 OF PM AG-73-468EXISTING BLOCK FENCEEXISTING WOOD FENCEEXISTING DRIVEWAYEXISTING GARAGE15'-0" PUE PER PM AG-70-95'-0" DRAINAGE & UTILITY ESMTPER PM AG-91-1795'-0" UTILITIES ESMT25 FT ACCESS EASEMENT TO GRAND AVESEE DRAWING A-3DOUBLE DETECTOR CHECK VALVE ASSEMBLY AND FDCWATER CONNECTIONW/ DDCPROPOSED ELECTRIC METER & WIRE UTILITIES RECESS PROPOSED FIRE RISER LOCATIONUNDERGROUND UTILITIESGAS METERWATER TO 12" PVC MAIN IN GRAND AVESEWER TO (E) 6" VCP SEWER INWOOD PLACEACCESS FOR VEHICLE TRAFFIC ONLY,NO LIFE SAFETY TRAFFIC PLANNED DUE TO BUILDING ENCROACHMENTGAS TO (E) GAS LINE IN WOODPLACEHYDRANTNEW WATER TO ALDER STREET10'-0"UTILITYESMTA-1SITE/FLOOR PLAN1" = 10'-0"PROJECT DATA ZONINGFOMU (FAIR OAKS MIXED USE)LOT AREA 19570 SF SF OR 0.45 ACRESCOVERAGE ALLOWED13,699 SF OR 70%FLOOR AREA RATIO ALLOWED1 (19,750 SF)HEIGHT ALLOWED35 FT OR 3 STORIESSETBACKS ALLOWEDFRONTZERO TO 10 FTSIDEZERO TO 5 FTSTREET SIDEZERO TO 15 FTREARZERO TO 15 FTMATCH ADJACENT RESIDENTIAL SETBACK (SIDE - 5 FT, REAR - 10 FT 1 STORY, 15' 2 STORY)PARKING REQUIRED9 SPACES 1 SPACE / 800 SF WAREHOUSE/ WHOLESALECOVERAGE SHOWN7200 SF STRUCTURE OR 36.79 %IMPERVIOUS SURFACE SHOWN7200 SF STRUCTURES + 8377 SF DRIVEWAY & PARKINGLANDSCAPE SPACE SHOWN3993 SF SF OR 20%FLOOR AREA RATIO SHOWN7200 SF OR 36.79%HEIGHT SHOWN28 FT± SETBACKS SHOWN (PROJECT PERIMETER)FRONT64'-0"± MINSIDE 5'-0"± TO TRELLIS (WEST SIDE)SIDE1'-3"± MIN (EAST)REAR10'-0" MINPARKING SHOWN 10 OPEN SPACESLEGAL DESCRIPTIONPARCEL 1, PM AG 73-468IN THE CITY OF ARROYO GRANDECALIFORNIAAPN 077-223-064GRAND AVENUES. ELM STREETBRISCO ROADN. ELM STREETSITEVICINITY MAPNO SCALELINDA DRBENNETTSTREETHALCYON RDEL CAMINO REALHWY 101ALDERTHE ATTACHED PLANS ARE IN SUBSTANTIAL CONFORMANCE WITH ALL APPLICABLE STATE, LOCAL AND OTHER LAWS REGULATING THIS TYPE OF DEVELOPMENT.EXHIBIT "B"
16'-6"±20'-0"±WAREHOUSETRUSSESMEMBRANE ROOFINGCONCRETE FLOOR10'-0"OPNG'SHVAC SCREENED BY PARAPETREAR ELEVATION (SOUTH)LEFT SIDE ELEVATION (EAST)FRONT ELEVATION (NORTH)RIGHTSIDE ELEVATION (WEST)26'-0"18'-0"11'-4"16'-0"12'-0"VERTICAL BOX RIB SIDINGHORIZONTAL BOX RIB SIDINGCANVAS AWNINGSSTOREFRONT WINDOWS6X10 STEEL TRELLIS BEAMSHORIZONTAL BOX RIB SIDINGHORIZONTAL BOX RIB SIDINGVERTICAL BOX RIB SIDINGBUILDING SECTIONA-2SIGNAGE LOCATION4' X 20' SURFACE MOUNTEDNON LIGHTED SIGNAGESIGNAGE LOCATION4' X 20' SURFACE MOUNTEDNON LIGHTED SIGNAGEBYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:350051"= 20'-0"AMVOCT'15Project Address: 995 Grand Avenue, Arroyo Grande, CaliforniaDate: Mar 30, 2016Time: 8:48:27 AM
BYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:350051"= 20'-0"AMVOCT'15Project Address: 995 Grand Avenue, Arroyo Grande, CaliforniaDate: Mar 30, 2016Time:8:48:51 AMSURVEYOR'S STATEMENTTHIS TOPOGRAPHIC MAP CORRECTLY REPRESENTS A SURVEYMADE BY ME OR UNDER MY DIRECTION AT THE REQUEST OFJIMI BREAZEALE IN JULY, 2005. TERRI A. GREEN P.L.S. 7868, EXP.12/31/2006TEC JOB NO. BREAZE001SDNRU.GV ARO
E N
YE
RE
ALESDINTERSCLIERPLS 7868AFLAIORNFOETA CITEXP 12/31/061 inch = ft.( IN FEET )GRAPHIC SCALE020 20 402010S 00°18'07" E 1154.09' BASIS OF BEARING PER RICHARD CASSERA - MATCH 52 PM 70
24"TREE24"TREEWMWMWMGMTELMHGMJPWMJP4"OAKWV12"TREESSCOSPEMSSCODIDIDIDIWM2-WM'SSPJP/LPW/TRANS-CONC- D/W-CONC- D/W-CONC- D/W-CONC- D/WFHHB(E) 3'WOOD FNL(E) 8"BLOCK WALLW/CLF(E) BLDG(E) BLDG(E) BLDG(E) BLDG(E) BLDG(E) BLDGUPPERLEVEL(E) BLDGLOWERLEVEL (TYP)(E) 8"CURB,18"GUTTER &7'SIDEWALK-CONC- D/W-CONC- D/WJPDI(E) 3'WOODFNL(E) CONC WW(E) CONC WW-CONC- D/W(E) 6'WOODFNL(E) 8"BLOCK WALL(E) 6'WOODFNL(E)USD(E) 8"BLOCKWALL(E) DECK(E) 6"BLOCKWALLGATECONCE GRAND AVEHALCYON ROAD
SITE BENCHMARKAG BM NO.48EL=112.84CITY OF ARROYO GRANDE DATUM50'
50'40'40'FOUND IPW/TAGLS5661FOUND IPW/TAGLS5661FOUNDN&TLS5661FOUNDCENTERLINEMON30'ALDER STREETLOCATION OFMON ATCENTERLINEINTERSECTIONPER GTALOCATION OFMON ON STREETCENTERLINE ATBEGIN CURVEPER GTAFOUND IP W/PLUG-NO TAG -CONC-PORCH(E)SHED(E)CARPORT-AC--AC--AC--AC--AC-(E) BLDGPARKINGLOT-AC-PARKINGLOT28"OAK(E)6'WOODFNL(E) BLDG(E)6"CURB,18"GUTTER &6'SIDEWALK(TYP ALDER ST)(E)8"CURB,18"GUTTER &VARYING SIDEWALKSSIGNALAHEADSIGNSLOADINGZONESIGNEASEMENT "F"40'X110'ACCESS & PARKINGPER 2491-OR-68AND 1997-002319(E) BLDGEASEMENT "D"25' WIDE FORROADWAYPURPOSESEASEMENT "C"5' WIDE FORSEWER, SIGNAND P.U.E.EASEMENT "B"15' WIDE FORINGRESS & EGRESSPER 13-PM-14EASEMENT "E"5' WIDE FORDRAINAGE, SEWERAND P.U.E.PER 2534-OR-88613'-8"25 FT DRIVE EASEMENTR 19'-6"R 35'-6"R 44'-2"13'-6"R 19'-6"R 35'-6"R 44'-2"R 19'-6"R 35'-6"R 44'-2"DELIVERY & EMERGENCY ACCESS EASEMENT ONLYFIRE TRUCK48 FT TRACTOR TRAILER PATHUTILITYESMTA-3PROJECT SITE993123G802NG6800KINR-7-0RKOR97AR-O99PA9119&49DF"S&24NDT"F0SSR2ANGOTT10ESERANGLOTENT11CCPEKINLOMEX1ACRKEM0'XAARSE40C-PAAS4ACPEA-AC-AC-AEASEMENT 40 FT X 110 FTFOR ACCESS AND PARKINGSEMI TRUCK PATTERNS FOR CIRCULATION PATH VERIFICATIONSEMI TRUCK PATTERNS FOR CIRCULATION PATH VERIFICATIONNEW 7200 SF STRUCTUREEXISTING PARKINGFOR 951 EAST GRANDEXISTING PARKINGFOR 995 & 951 EAST GRANDACCESS FOR VEHICLE TRAFFIC ONLY,NO LIFE SAFETY TRAFFIC PLANNED DUE TO BUILDING ENCROACHMENTACCESS FOR DELIVERY TRUCK TRAFFIC ONLY FOR 995 GRAND AVENUE INCLUDING NEWSTRUCTURE.NOT FOR CUSTOMER VEHICLE OR LIFE SAFETY TRAFFICFIRE APPARATUSHAMMERHEAD TURNAROUND38'-0"38'-0"OVERALL SITE & PROJECT ACCESS
24"TREE24"TREEDI(E) 8"BLOCK WALLW/CLF(E) BLDG(E) BL(E) 8"BLOCKWALL(E) DECK(E) 6"BLOCKWALL113.76113.77113.35112.62113.47112.77112.95113.54112.17112.83113.32113.73112.53111.95113.06110.84111.30112.48113.60112.58112.11111.20110.35110.15110.04110.10109.97109.61110.26110.54110.68110.56110.48111.07113.31114.16113.69113.84114.46114.58114.39115.10114.87115.0794114.99112.4000114.13115.20113.96TPTPTPTPTPTPTGTBTBTB116.08TWL115.24TWLFOUND IPW/TAGLS5661FOUND IPW/TAGLS5661(E)SHED115.37114.92114.98TP(E)CARPORT115.00TPTP115.16115.19TPTP-AC-28"(E)6'WOODFNLEASEMENT15' WIDE FINGRESS &PER 13-PMEASEMENT "E"5' WIDE FORDRAINAGE, SEWERAND P.U.E.PER 2534-OR-886115115115115114114114114114113113
113113112112111111110110
5%5%+3'+2'7200 SF STRUCTUREBLDG FF 114.00TC 114.00TC 114.00TC 113.90FP 113.48TC 113.90FP 113.482%TC 113.74FP 113.24TC 113.18FP 113.18TC 113.12FP 113.12TG 112.67FLR 109.673.5%2%8%2%6%TC 113.48TC 113.48FP 114.35FP 113.00EP 115.07FP 113.48FP 113.122%1.4%1.8%1.8%FP 113.352%FP 113.00FP 113.362%FP 114.003.6%EP 115.00FP 115.002.9%EP 114.98FP 114.23REMOVE & RECONTOUR AC PVMTEP 115.00FP 115.005%grade break FP 113.685%3%1101111121132%24 UNDERGROUND SC-740 CHAMBERS FOR PROJECT DRAINAGE24" SQ GRATE ON SAND & SILT TRAP24" SQ GRATE ON SAND & SILT TRAP4 UNDERGROUND SC-740 CHAMBERSFOR DOCK AREA DRAINAGE ONLY1.5%TC 113.12FP 113.12DOCKFF 114.00OVERFLOW DRAIN TO WOOD PLACEESTIMATED EARTHWORKEXCAVATION 120 CYEMBANKMENT 0 CYDRAINAGE CALCULATIONSTOTAL SITE AREA 19570 SF0.45 ACRESEXISTING IMPERVIOUS SURFACES 0 SF0%PROPOSED IMPERVIOUS SURFACES15577 SF0.82%AVERAGE ANNUAL RAINFALL18 IN/YRCOUNTY STD H-1Tc <10 MINBY INSPECTION (SMALL SITE)RAINFALL INTENSITIESI (2/10)1.70 IN/HRCOUNTY STD H-4I (10/10)2.80 IN/HRCOUNTY STD H-4I (25/10)3.20 IN/HRCOUNTY STD H-4I (50/10)3.70 IN/HRCOUNTY STD H-4I (100/10)4.00 IN/HRCOUNTY STD H-4C (PERVIOUS)COUNTY STD H-3aRELIEF - LOW0.08SOIL INFILTRATION - LOW0.04VEGETAL COVER - NORMAL0.07SURFACE STORAGE - NORMAL0.08TOTAL0.27C (IMPERVIOUS)0.95COUNTY STD H-3PRE-PROJECT COMPOSITE C0.27WEIGHTED AVERAGEPOST- PROJECT COMPOSITE C0.78Storm Frequency (YRS)Q EXISTQ PROPOSEDINCREASE CFS20.200.570.37100.300.950.62250.381.080.70500.441.250.811000.461.350.89DRAINAGE CALCULATIONTRIBUTARY AREA A19570 SF= 0.45 ACRESPROPOSED IMPERVIOUS AREA15577 SFCOMPOSITE C0.78I (100, 1 HR)0.78 IN/HRQ (100, 1 HR0.50 IN/HR1 HR DURATIONVOLUME NEEDED TO RETAIN1828 CFINFILTRATION RATE30 MIN/ HRNEARBY SITE CHARACTERISTICSAPPLY SAFETY FACTOR = 1.520 IN/HR USEDDETERMINATION OF SIZE FOR CHAMBERED SYSTEMVOLUME IN ONE STORMTECH SC-740 CHAMBER45.9 CFCROSS SECTIONAL AREA OF DRAIN ROCK IN SECTION10 SFPOROSITY OF ROCK30%AVAILABLE VOLUME IN ROCK3 CF/FTLENGTH OF ONE STORMTECH SC-740 CHAMBER85.4 IN = 7.12 FTVOLUME OF ONE CHAMBER PLUS ROCK67.25 CFNUMBER OF CHAMBERS NEEDED27.17 USE 28 = 1883 CFFOOTPRINT AREA OF ONE INFILTRATOR + ROCK5.75 SF/FT = 40.92 SF EATOTAL FOOTPRINT AREA OF INFILTRATION SYSTEM1146 SFDRAINAGE PLANBYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:350051"= 20'-0"AMVOCT'15Project Address: 995 Grand Avenue, Arroyo Grande, CaliforniaDate: Mar 30, 2016Time: 8:49:31 AMIRRIGATION SYSTEM TO HAVE AUTOMATIC CONTROLLER WITH WEATHER SENSOR.ALL SHRUB IRRIGATION TO BE DRIP TUBE SYSTEM WITH EMMITTERS AT PLANT BASE.ALL GROUNDCOVER TO BE POP UP SPRAY IRRIGATION ON SEPARATE PROGRAM FOR CONTROL.SIMILAR DROUGHT TOLERANT PLANT MATERIAL MAY BE SUBSTITUTED DURING INSTALLATION IF REQUIRED.Agapanthus 1 GallonSymbol Botanical Name SizeLEGENDXRaphiolepis 1 Galloncottoneaster dam "Lowfast"/ Bearberry 1 GallonXSalvia leucntha 'Santa Barbara"/ Mexican Sage 1 GallonLavenders 1 GallonLSPrunus "Krauter Vesuvius" / Purple Leaf Plum 15 GallonLagerstoemia "Tuscarora"/ Crape Myrtle 15 GallonSLXXXXXXXXXXXXXXXXXXXXLANDSCAPE PLANA-4XSSSSSSSLLL
ATTACHMENT 1
ACTION MINUTES
REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE
MONDAY, MARCH 21, 2016
CITY HALL SECOND FLOOR CONFERENCE ROOM, 300 EAST BRANCH STREET
ARROYO GRANDE, CA
1. CALL TO ORDER
Chair Hoag called the Regular Architectural Review Committee ~ to order at 3:31
p.m.
2. ROLL CALL
ARC Members: o~g ;:.::Michael Peachey, Mary Hertel,
and John Rubatzky were. esent. Bruce;'Berlin was absent
City Staff Present: Associate Planne
Holub were pr
None.
Administrative Intern Patrick
Mary He made a 'motion, seconded by John Rubatzky, to approve the minutes of March
s.··s.ubmi.tted. ·.:•.•. ··.·::-:-,:·::->~·;· ·-·· <·
.. ... . -'
·.~~tion passed ory :9 4-0-1 voice vote with '.Bruce Berlin absent.
6. PROJECTS
_ ...... ~. ·_,.
6.a. CONSIDERATION OF::CONDITIONAL USE PERMIT 15-009; CONSTRUCTION OF
AN APPROXIMATELY 7 ;200 SQUARE-FOOT WAREHOUSE RETAIL BUILDING;
LOCATION -995 . EAST GRAND AVENUE; APPLICANT -KENT ALLEN;
REPRESENTATIVE _;,:MARK VASQUEZ, DESIGN GRAPHICS (Downing)
Associate Planner Downing presented the project.
Associate Planner Downing responded to questions from the Committee.
Mark Vasquez, representative, spoke in support of the project and responded to questions
from the Committee.
Chair Hoag called for a break at 4:00 p.m. The Committee reconvened at 4:02 p.m.
Minutes: ARC PAGE2
Monday, March 21, 2016
The Committee provided comments in support of the project.
Mary Hertel made a motion, seconded by Michael Peachey, to recommend approval of the
project to the Planning Commission with the following concerns to be considered:
1. Review traffic patterns in the area;
2. Allow adjacent residents to have a chance to comment on the project; and
3. Investigate the idea of fencing off the south east side of the building in order to
restrict access to the rear of the building
The motion carried on a 4-0-1 voice vote with Bruce Berlin ·absent.
',,:~.
6.b. CONSIDERATION OF TENTATIVE PARCEL :M ~P 15-003 AND NIT
DEVELOPMENT 15-003· SUBDIVISION OF ONE :· :1 LOT INTO TWO 2 LOI A ND
CONSTRUCTION OF A NEW SINGLE -FAMIL·Y RESIDENCE; LOCATION -3 tS SHORT
STREET; APPLICANT -WADE KELLY.;·~:REPRESENTATIVE -MARK /V ASQUEZ,
DESIGN GRAPHICS (Downing)
Associate Planner Downing presented the project. <, /
/
Associate Planner Downing responded :.to questions ~from the ComnJittee .
. . ' . ' ~ ·~··
: ' ~-~ :
/
Mark Vasquez, representative, spoke .in supportof the prbject and responded to questions
from the Committee.
~. •'. · ... ' ' ' . : ~.: ·,
.~ ; ~: ...
The Committee pr~~ided colllments in support of the project.
John Rubatzky made . a :moti .o.~; <=~eco~ded by)~ary Hertel, to recommend approval of the
projec~.;:is ·subm'itt€ld to the :i Planning CorJ"!mi~sion . ·
':;::._· .. ; ··<···.,-.. ·;·, ' . '/'.?: .. :
The ·~otion carried o~ a 4-0-1 voi.ce vote, with Bruce Berlin absent.
6.c. ~~:N~IDERATION -~F ,:DES ~VIEW 16-001; CONSTRUCTION OF ONE (1) NEW
TWO-STORY RESIDENCE;>LOCATION -312 MYRTLE DRIVE; APPLICANT -HUASNA
DEVELOPMENT '·COMPANY· REPRESENTATIVE -MARK VASQUEZ DESIGN
GRAPHICS (Holub) :-..
Administrative Intern olub presented the project.
Administrative In rn Holub responded to questions from the Committee .
Mark Vasqu , representative, spoke in support of the project and responded to questions
from the C mmittee.
mittee provided comments in support of the project.
ATTACHMENT 2 BODY TRIM AWNINGS DOOR/WINDOW North Elevation street
BYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:350051"= 20'-0"AMVOCT'15Project Address: 995 Grand Avenue, Arroyo Grande, CaliforniaDate: Mar 30, 2016Time:8:48:00 AM3 PARKING SPACESTRASH ENCLOSURE10'-0"5'-0"5 PARKING SPACESDISABLEDACCESSSPACE52'-6" DOCK FENCE7'-6"±16'-0"3600 SF UNIT ARETAIL WAREHOUSE45' X 80 FT3600 SF UNIT BRETAIL WAREHOUSE45' X 80 FT80'-0"5-0"18'-0"17'-6"7'-4"18'-0"4'-4"±45'-0"15'-0"ACCESS EASEMENT TO HALCYON ROAD25'-10" MIN BACKUP7'-2"53'-6"29'-4"1'-3"±1 SPACERAMPFIRE TRUCK "Y" TURNAROUNDPER FIRE AUTHORITY STANDARD10 FT OHD DRRAMP14'-0"DOCKSTEEL TRELLIS ABOVE DOCK, 16 FT ABOVE WAREHOUSE FLOORCONC PATIOLANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPELANDSCAPECONCRETE WALK8 FT ACCESS AISLE6" CONCRETE CURBSTRUNCATED DOME WARNING6" CONCRETE CURB6" CONCRETE CURBSN 68º 52' W 125.50'N 21º 08' E 87.00'S 89º 56' E 31.12'N 00º 04' E 150.00'N 00º 04' E 35.50'S 29º 31' 54" E 68.18'64 FT± MINFENCE AT DOCK AREA, 12 FT TALL ABOVE WAREHOUSE FLOORDOCK AREA, 4 FT± STEP DOWN BELOW WAREHOUSE FLOORDOWN 4 FT±TOILETTOILETAC PAVEMENT AT DRIVE AND PARKINGSEE DRAWING A-318'-0"ZERO TO 4 FTRETAINING WALL AT DOCK DRIVE AREA21'-8" CLEAREXISTING POWER POLETO REMAINEXISTING STRUCTURES 89º 56' E 85.00'EXISTING FENCE2'-2"±EXISTING PARKING LOTEXISTING OFFICE BUILDINGEXISTING VACANT COMMERCIAL LANDEXISTING DECKEXISTINGRESIDENCEEXISTING MULTI FAMILY RESIDENTIAL IN FOMU ZONEEXISTING COMMERCIAL PARKINGEXISTING COMMERCIAL PARKINGEXISTING WAREHOUSE STRUCTURE6 FT TALL MASONRY TRASH ENCLOSURE WITH STEEL GATESEXISTING OAK TREEPARCEL A OF PM AG-72-251PARCEL 2 OF PM AG-73-468EXISTING BLOCK FENCEEXISTING WOOD FENCEEXISTING DRIVEWAYEXISTING GARAGE15'-0" PUE PER PM AG-70-95'-0" DRAINAGE & UTILITY ESMTPER PM AG-91-1795'-0" UTILITIES ESMT25 FT ACCESS EASEMENT TO GRAND AVESEE DRAWING A-3DOUBLE DETECTOR CHECK VALVE ASSEMBLY AND FDCWATER CONNECTIONW/ DDCPROPOSED ELECTRIC METER & WIRE UTILITIES RECESS PROPOSED FIRE RISER LOCATIONUNDERGROUND UTILITIESGAS METERWATER TO 12" PVC MAIN IN GRAND AVESEWER TO (E) 6" VCP SEWER INWOOD PLACEACCESS FOR VEHICLE TRAFFIC ONLY,NO LIFE SAFETY TRAFFIC PLANNED DUE TO BUILDING ENCROACHMENTGAS TO (E) GAS LINE IN WOODPLACEHYDRANTNEW WATER TO ALDER STREET10'-0"UTILITYESMTA-1SITE/FLOOR PLAN1" = 10'-0"PROJECT DATA ZONINGFOMU (FAIR OAKS MIXED USE)LOT AREA 19570 SF SF OR 0.45 ACRESCOVERAGE ALLOWED13,699 SF OR 70%FLOOR AREA RATIO ALLOWED1 (19,750 SF)HEIGHT ALLOWED35 FT OR 3 STORIESSETBACKS ALLOWEDFRONTZERO TO 10 FTSIDEZERO TO 5 FTSTREET SIDEZERO TO 15 FTREARZERO TO 15 FTMATCH ADJACENT RESIDENTIAL SETBACK (SIDE - 5 FT, REAR - 10 FT 1 STORY, 15' 2 STORY)PARKING REQUIRED9 SPACES 1 SPACE / 800 SF WAREHOUSE/ WHOLESALECOVERAGE SHOWN7200 SF STRUCTURE OR 36.79 %IMPERVIOUS SURFACE SHOWN7200 SF STRUCTURES + 8377 SF DRIVEWAY & PARKINGLANDSCAPE SPACE SHOWN3993 SF SF OR 20%FLOOR AREA RATIO SHOWN7200 SF OR 36.79%HEIGHT SHOWN28 FT± SETBACKS SHOWN (PROJECT PERIMETER)FRONT64'-0"± MINSIDE 5'-0"± TO TRELLIS (WEST SIDE)SIDE1'-3"± MIN (EAST)REAR10'-0" MINPARKING SHOWN 10 OPEN SPACESLEGAL DESCRIPTIONPARCEL 1, PM AG 73-468IN THE CITY OF ARROYO GRANDECALIFORNIAAPN 077-223-064GRAND AVENUES. ELM STREETBRISCO ROADN. ELM STREETSITEVICINITY MAPNO SCALELINDA DRBENNETTSTREETHALCYON RDEL CAMINO REALHWY 101ALDERTHE ATTACHED PLANS ARE IN SUBSTANTIAL CONFORMANCE WITH ALL APPLICABLE STATE, LOCAL AND OTHER LAWS REGULATING THIS TYPE OF DEVELOPMENT.ATTACHMENT 3
16'-6"±20'-0"±WAREHOUSETRUSSESMEMBRANE ROOFINGCONCRETE FLOOR10'-0"OPNG'SHVAC SCREENED BY PARAPETREAR ELEVATION (SOUTH)LEFT SIDE ELEVATION (EAST)FRONT ELEVATION (NORTH)RIGHTSIDE ELEVATION (WEST)26'-0"18'-0"11'-4"16'-0"12'-0"VERTICAL BOX RIB SIDINGHORIZONTAL BOX RIB SIDINGCANVAS AWNINGSSTOREFRONT WINDOWS6X10 STEEL TRELLIS BEAMSHORIZONTAL BOX RIB SIDINGHORIZONTAL BOX RIB SIDINGVERTICAL BOX RIB SIDINGBUILDING SECTIONA-2SIGNAGE LOCATION4' X 20' SURFACE MOUNTEDNON LIGHTED SIGNAGESIGNAGE LOCATION4' X 20' SURFACE MOUNTEDNON LIGHTED SIGNAGEBYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:350051"= 20'-0"AMVOCT'15Project Address: 995 Grand Avenue, Arroyo Grande, CaliforniaDate: Mar 30, 2016Time: 8:48:27 AM
BYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:350051"= 20'-0"AMVOCT'15Project Address: 995 Grand Avenue, Arroyo Grande, CaliforniaDate: Mar 30, 2016Time:8:48:51 AMSURVEYOR'S STATEMENTTHIS TOPOGRAPHIC MAP CORRECTLY REPRESENTS A SURVEYMADE BY ME OR UNDER MY DIRECTION AT THE REQUEST OFJIMI BREAZEALE IN JULY, 2005. TERRI A. GREEN P.L.S. 7868, EXP.12/31/2006TEC JOB NO. BREAZE001SDNRU.GV ARO
E N
YE
RE
ALESDINTERSCLIERPLS 7868AFLAIORNFOETA CITEXP 12/31/061 inch = ft.( IN FEET )GRAPHIC SCALE020 20 402010S 00°18'07" E 1154.09' BASIS OF BEARING PER RICHARD CASSERA - MATCH 52 PM 70
24"TREE24"TREEWMWMWMGMTELMHGMJPWMJP4"OAKWV12"TREESSCOSPEMSSCODIDIDIDIWM2-WM'SSPJP/LPW/TRANS-CONC- D/W-CONC- D/W-CONC- D/W-CONC- D/WFHHB(E) 3'WOOD FNL(E) 8"BLOCK WALLW/CLF(E) BLDG(E) BLDG(E) BLDG(E) BLDG(E) BLDG(E) BLDGUPPERLEVEL(E) BLDGLOWERLEVEL (TYP)(E) 8"CURB,18"GUTTER &7'SIDEWALK-CONC- D/W-CONC- D/WJPDI(E) 3'WOODFNL(E) CONC WW(E) CONC WW-CONC- D/W(E) 6'WOODFNL(E) 8"BLOCK WALL(E) 6'WOODFNL(E)USD(E) 8"BLOCKWALL(E) DECK(E) 6"BLOCKWALLGATECONCE GRAND AVEHALCYON ROAD
SITE BENCHMARKAG BM NO.48EL=112.84CITY OF ARROYO GRANDE DATUM50'
50'40'40'FOUND IPW/TAGLS5661FOUND IPW/TAGLS5661FOUNDN&TLS5661FOUNDCENTERLINEMON30'ALDER STREETLOCATION OFMON ATCENTERLINEINTERSECTIONPER GTALOCATION OFMON ON STREETCENTERLINE ATBEGIN CURVEPER GTAFOUND IP W/PLUG-NO TAG -CONC-PORCH(E)SHED(E)CARPORT-AC--AC--AC--AC--AC-(E) BLDGPARKINGLOT-AC-PARKINGLOT28"OAK(E)6'WOODFNL(E) BLDG(E)6"CURB,18"GUTTER &6'SIDEWALK(TYP ALDER ST)(E)8"CURB,18"GUTTER &VARYING SIDEWALKSSIGNALAHEADSIGNSLOADINGZONESIGNEASEMENT "F"40'X110'ACCESS & PARKINGPER 2491-OR-68AND 1997-002319(E) BLDGEASEMENT "D"25' WIDE FORROADWAYPURPOSESEASEMENT "C"5' WIDE FORSEWER, SIGNAND P.U.E.EASEMENT "B"15' WIDE FORINGRESS & EGRESSPER 13-PM-14EASEMENT "E"5' WIDE FORDRAINAGE, SEWERAND P.U.E.PER 2534-OR-88613'-8"25 FT DRIVE EASEMENTR 19'-6"R 35'-6"R 44'-2"13'-6"R 19'-6"R 35'-6"R 44'-2"R 19'-6"R 35'-6"R 44'-2"DELIVERY & EMERGENCY ACCESS EASEMENT ONLYFIRE TRUCK48 FT TRACTOR TRAILER PATHUTILITYESMTA-3PROJECT SITE993123G802NG6800KINR-7-0RKOR97AR-O99PA9119&49DF"S&24NDT"F0SSR2ANGOTT10ESERANGLOTENT11CCPEKINLOMEX1ACRKEM0'XAARSE40C-PAAS4ACPEA-AC-AC-AEASEMENT 40 FT X 110 FTFOR ACCESS AND PARKINGSEMI TRUCK PATTERNS FOR CIRCULATION PATH VERIFICATIONSEMI TRUCK PATTERNS FOR CIRCULATION PATH VERIFICATIONNEW 7200 SF STRUCTUREEXISTING PARKINGFOR 951 EAST GRANDEXISTING PARKINGFOR 995 & 951 EAST GRANDACCESS FOR VEHICLE TRAFFIC ONLY,NO LIFE SAFETY TRAFFIC PLANNED DUE TO BUILDING ENCROACHMENTACCESS FOR DELIVERY TRUCK TRAFFIC ONLY FOR 995 GRAND AVENUE INCLUDING NEWSTRUCTURE.NOT FOR CUSTOMER VEHICLE OR LIFE SAFETY TRAFFICFIRE APPARATUSHAMMERHEAD TURNAROUND38'-0"38'-0"OVERALL SITE & PROJECT ACCESS
24"TREE24"TREEDI(E) 8"BLOCK WALLW/CLF(E) BLDG(E) BL(E) 8"BLOCKWALL(E) DECK(E) 6"BLOCKWALL113.76113.77113.35112.62113.47112.77112.95113.54112.17112.83113.32113.73112.53111.95113.06110.84111.30112.48113.60112.58112.11111.20110.35110.15110.04110.10109.97109.61110.26110.54110.68110.56110.48111.07113.31114.16113.69113.84114.46114.58114.39115.10114.87115.0794114.99112.4000114.13115.20113.96TPTPTPTPTPTPTGTBTBTB116.08TWL115.24TWLFOUND IPW/TAGLS5661FOUND IPW/TAGLS5661(E)SHED115.37114.92114.98TP(E)CARPORT115.00TPTP115.16115.19TPTP-AC-28"(E)6'WOODFNLEASEMENT15' WIDE FINGRESS &PER 13-PMEASEMENT "E"5' WIDE FORDRAINAGE, SEWERAND P.U.E.PER 2534-OR-886115115115115114114114114114113113
113113112112111111110110
5%5%+3'+2'7200 SF STRUCTUREBLDG FF 114.00TC 114.00TC 114.00TC 113.90FP 113.48TC 113.90FP 113.482%TC 113.74FP 113.24TC 113.18FP 113.18TC 113.12FP 113.12TG 112.67FLR 109.673.5%2%8%2%6%TC 113.48TC 113.48FP 114.35FP 113.00EP 115.07FP 113.48FP 113.122%1.4%1.8%1.8%FP 113.352%FP 113.00FP 113.362%FP 114.003.6%EP 115.00FP 115.002.9%EP 114.98FP 114.23REMOVE & RECONTOUR AC PVMTEP 115.00FP 115.005%grade break FP 113.685%3%1101111121132%24 UNDERGROUND SC-740 CHAMBERS FOR PROJECT DRAINAGE24" SQ GRATE ON SAND & SILT TRAP24" SQ GRATE ON SAND & SILT TRAP4 UNDERGROUND SC-740 CHAMBERSFOR DOCK AREA DRAINAGE ONLY1.5%TC 113.12FP 113.12DOCKFF 114.00OVERFLOW DRAIN TO WOOD PLACEESTIMATED EARTHWORKEXCAVATION 120 CYEMBANKMENT 0 CYDRAINAGE CALCULATIONSTOTAL SITE AREA 19570 SF0.45 ACRESEXISTING IMPERVIOUS SURFACES 0 SF0%PROPOSED IMPERVIOUS SURFACES15577 SF0.82%AVERAGE ANNUAL RAINFALL18 IN/YRCOUNTY STD H-1Tc <10 MINBY INSPECTION (SMALL SITE)RAINFALL INTENSITIESI (2/10)1.70 IN/HRCOUNTY STD H-4I (10/10)2.80 IN/HRCOUNTY STD H-4I (25/10)3.20 IN/HRCOUNTY STD H-4I (50/10)3.70 IN/HRCOUNTY STD H-4I (100/10)4.00 IN/HRCOUNTY STD H-4C (PERVIOUS)COUNTY STD H-3aRELIEF - LOW0.08SOIL INFILTRATION - LOW0.04VEGETAL COVER - NORMAL0.07SURFACE STORAGE - NORMAL0.08TOTAL0.27C (IMPERVIOUS)0.95COUNTY STD H-3PRE-PROJECT COMPOSITE C0.27WEIGHTED AVERAGEPOST- PROJECT COMPOSITE C0.78Storm Frequency (YRS)Q EXISTQ PROPOSEDINCREASE CFS20.200.570.37100.300.950.62250.381.080.70500.441.250.811000.461.350.89DRAINAGE CALCULATIONTRIBUTARY AREA A19570 SF= 0.45 ACRESPROPOSED IMPERVIOUS AREA15577 SFCOMPOSITE C0.78I (100, 1 HR)0.78 IN/HRQ (100, 1 HR0.50 IN/HR1 HR DURATIONVOLUME NEEDED TO RETAIN1828 CFINFILTRATION RATE30 MIN/ HRNEARBY SITE CHARACTERISTICSAPPLY SAFETY FACTOR = 1.520 IN/HR USEDDETERMINATION OF SIZE FOR CHAMBERED SYSTEMVOLUME IN ONE STORMTECH SC-740 CHAMBER45.9 CFCROSS SECTIONAL AREA OF DRAIN ROCK IN SECTION10 SFPOROSITY OF ROCK30%AVAILABLE VOLUME IN ROCK3 CF/FTLENGTH OF ONE STORMTECH SC-740 CHAMBER85.4 IN = 7.12 FTVOLUME OF ONE CHAMBER PLUS ROCK67.25 CFNUMBER OF CHAMBERS NEEDED27.17 USE 28 = 1883 CFFOOTPRINT AREA OF ONE INFILTRATOR + ROCK5.75 SF/FT = 40.92 SF EATOTAL FOOTPRINT AREA OF INFILTRATION SYSTEM1146 SFDRAINAGE PLANBYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:350051"= 20'-0"AMVOCT'15Project Address: 995 Grand Avenue, Arroyo Grande, CaliforniaDate: Mar 30, 2016Time: 8:49:31 AMIRRIGATION SYSTEM TO HAVE AUTOMATIC CONTROLLER WITH WEATHER SENSOR.ALL SHRUB IRRIGATION TO BE DRIP TUBE SYSTEM WITH EMMITTERS AT PLANT BASE.ALL GROUNDCOVER TO BE POP UP SPRAY IRRIGATION ON SEPARATE PROGRAM FOR CONTROL.SIMILAR DROUGHT TOLERANT PLANT MATERIAL MAY BE SUBSTITUTED DURING INSTALLATION IF REQUIRED.Agapanthus 1 GallonSymbol Botanical Name SizeLEGENDXRaphiolepis 1 Galloncottoneaster dam "Lowfast"/ Bearberry 1 GallonXSalvia leucntha 'Santa Barbara"/ Mexican Sage 1 GallonLavenders 1 GallonLSPrunus "Krauter Vesuvius" / Purple Leaf Plum 15 GallonLagerstoemia "Tuscarora"/ Crape Myrtle 15 GallonSLXXXXXXXXXXXXXXXXXXXXLANDSCAPE PLANA-4XSSSSSSSLLL