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PC 08.b. TPM 15-003 PUD 15-003 316 Short Street
MEMORANDUM TO: PLANNING COMMISSION FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR BY: MATTHEW DOWNING, ASSOCIATE PLANNER SUBJECT: CONSIDERATION OF TENTATIVE PARCEL MAP 15-003 AND PLANNED UNIT DEVELOPMENT 15-003; SUBDIVISION OF ONE (1) LOT INTO TWO (2) LOTS AND CONSTRUCTION OF A NEW SINGLE- FAMILY RESIDENCE; LOCATION – 316 SHORT STREET; APPLICANT – WADE KELLY; REPRESENTATIVE – MARK VASQUEZ, DESIGN GRAPHICS DATE: APRIL 5, 2016 RECOMMENDATION: It is recommended that the Planning Commission adopt a Resolution approving Tentative Parcel Map 15-003 and Planned Unit Development 15-003. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None. BACKGROUND: Location Subject Property PLANNING COMMISSION CONSIDERATION OF TENTATIVE PARCEL MAP 15-003 AND PLANNED UNIT DEVELOPMENT 15-003 APRIL 5, 2016 PAGE 2 The subject property is a developed parcel located on Short Street between Poole and Allen Streets in the Multi-Family (MF) zoning district. The property is also located in the D-2.4 Historic Character Overlay District and is subject to the Design Guidelines and Standards for the District. Staff Advisory Committee The Staff Advisory Committee (SAC) considered the proposed project on March 9, 2016. The SAC discussed several aspects of the proposed project, including utility undergrounding, site access and maintenance agreements, and various site improvements. Members of the SAC were in support of the project with conditions of approval included in the prepared 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 the architectural style, appropriateness of the development for the site, and driveway width. The ARC recommended approval of the project to the Planning Commission as submitted. ANALYSIS OF ISSUES: Project Description The proposed project consists of splitting an existing parcel into two (2) parcels of 5,062 and 5,781 square feet. Parcel A is currently developed with a 1,350 square foot, single- family residence and attached single-car garage. As part of the project proposal, the single-car garage would be demolished and a new, two-car garage constructed behind the existing residence. Parcel B is proposed to be developed with a new single-family residence of approximately 1,850 square-feet and two-car garage. General Plan The General Plan designates the subject property for Medium-High Density Residential land uses. Development of the proposed project meets Policies LU3-1, LU11-1 and LU11-2 of the General Plan Land Use Element, which state: LU3-1: Accommodate the development of medium high density detached or attached multiple family residential units in areas designated as Multiple-Family Residential – Medium High Density. LU11-1: Require that new developments be at an appropriate density or intensity based upon compatibility with the majority of existing surrounding land uses. LU11-2: Require that new development should be designed to create pleasing transitions to surrounding development. PLANNING COMMISSION CONSIDERATION OF TENTATIVE PARCEL MAP 15-003 AND PLANNED UNIT DEVELOPMENT 15-003 APRIL 5, 2016 PAGE 3 Development Standards The subject property is zoned Multi-Family (MF) and is located in the Historic Character Overlay District (D-2.4). The primary purpose of the MF district is to provide for a variety of residential uses, encourage diversity in housing types with enhanced amenities, or provide transitions between higher intensity and lower intensity uses. The district is also intended as an area for development of small lot single-family detached, single-family attached, and multi-family attached residential dwelling units, planned unit developments, condominiums, and certain senior housing types. The design of the proposed project as a small lot single-family detached housing project is allowed in the MF zoning district following approval of a Planned Unit Development. The development standards for the MF district and the proposed project are identified in the following table: Table 1: Site Development Standards for the MF Zoning District Development Standards MF District Parcel A Parcel B Notes Maximum Density 9.0 1 1 Minimum Building Site 10,000 sq. ft. 5781 5062 Minimum lot width 80’ 80’ 80’ Minimum lot depth 100’ 88’ 46’ (135’ at stem) Can adjust with PUD Minimum front yard setback 20’ 19’ 6” 7’ (94’ to stem) Can adjust with PUD Minimum interior side yard setback 10’ 10’ 1” and 7’ 10’ and 5’ Can adjust with PUD Minimum street side yard setback 10’ N/A N/A Minimum rear yard setback 15’ 38’ to house, 3’ to garage 15’ Can adjust with PUD Maximum lot coverage 40% 32.08% 32.38% Maximum height for buildings 30’ or 2 stories, whichever is less 15’ 24’ Minimum distance between buildings 10’ 13’ to garage 10’ to neighboring garage PLANNING COMMISSION CONSIDERATION OF TENTATIVE PARCEL MAP 15-003 AND PLANNED UNIT DEVELOPMENT 15-003 APRIL 5, 2016 PAGE 4 Access and Parking The project site proposes one (1) access point from Short Street via a shared driveway on Parcel B. A Shared Driveway and Maintenance Agreement has been included with the project to outline responsibilities for the maintenance of the access and common drainage facilities. Parking for small lot single-family developments is required at a rate of 2 spaces in an enclosed garage and 0.5 guest spaces per unit. The proposed project therefore requires four (4) garage spaces and one (1) total guest space. The demolition of the existing single-car garage and construction of a two-car garage will bring Parcel A into compliance with the Municipal Code. The new residence on Parcel B will include a two- car garage. One (1) guest space is provided in the common access area, adjacent to the existing residence. The proposed parking meets the requirements of the Municipal Code. Architecture The existing building’s architecture will be turned into a craftsman bungalow style, with a low profile, exposed corbels at the new roof gable, stucco, stone foundation, and shingles on the exposed gable. The body will be beige with green trim and white shingle and post accents. The roof will be dark dimensional composition shingles. The front door of the existing structure will be green to match the trim. The proposed replacement garage will incorporate similar materials and include a craftsman style garage door. The proposed residence will be a more traditional craftsman style. It will incorporate gables, corbels and braces on the gables, singles in the gables, 8” exposed lap siding, a craftsman style garage door, and dark dimensional composition shingles. The proposed building colors will complement the existing structure, using the similar green color on the body of the building, with cream trim, beams and posts, brown gable shingles and front door, with white windows. The stone base will be the same as proposed on the existing structure (Attachment 2). The proposed architectural styles and materials comply with the Design Guidelines and Standards for the Historic Character Overlay District. Landscaping/Open Space The proposed conceptual landscape plan indicates new Purple Leaf Plum and Crape Myrtle trees with drought tolerant shrubs and ground cover. The project is conditioned to install a Purple Leaf Plum street tree as well. The private yards of each residence are not indicated for planting, leaving plant choices in these areas to the discretion of the homeowners. All landscaping is required to comply with the State’s new Model Landscaping Ordinance adopted by the City. Open space for the project complies with Table 16.32.050-C regarding open space requirements for Planned Unit Developments. PLANNING COMMISSION CONSIDERATION OF TENTATIVE PARCEL MAP 15-003 AND PLANNED UNIT DEVELOPMENT 15-003 APRIL 5, 2016 PAGE 5 ALTERNATIVES: The following alternatives are provided for the Commission’s consideration: • Adopt the attached Resolution approving Tentative Parcel Map 15-003 and Planned Unit Development 15-003; • Modify and adopt the attached Resolution approving Tentative Parcel Map 15- 003 and Planned Unit Development 15-003; • Do not adopt the attached Resolution and provide direction to staff regarding findings for denial of Tentative Parcel Map 15-003 and Planned Unit Development 15-003; or • Provide direction to staff. ADVANTAGES: The proposed project bring an existing, legally non-conforming residence into compliance with the Municipal Code, will make an existing residence more compliant with the Design Guidelines and Standards for the Historic Character Overlay District, and provides an opportunity for development of an underutilized infill development property in the MF zoning district. DISADVANTAGES: None. 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 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 sheets 3. Design Guidelines and standards for the Historic Character Overlay District (D- 2.4) 4. Project plans RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE PARCEL MAP 15-003 AND PLANNED UNIT DEVELOPMENT 15-003; LOCATED AT 316 SHORT STREET; APPLIED FOR BY WADE KELLY WHEREAS, the applicant has filed Tentative Parcel Map 15-003 and Planned Unit Development 15-003 for the subdivision of an approximately 10,850 square foot residential lot into two (2) lots for the architectural modification of the existing dwelling and development of a new residential dwelling; and WHEREAS, the Planning Commission has reviewed the 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 has determined that the project is categorically 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: Tentative Parcel Map Findings 1. The proposed tentative parcel map is consistent with goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan, as well as any Specific Plan, and the requirements of this title; The proposed Parcel Map is consistent with the goals, objectives, and policies of the General Plan, specifically Policies LU5-1, LU11-1, and LU11-2 of the General Plan Land Use Element. 2. The site is physically suitable for the type of development proposed ; The site is 10,850 square feet and is physically suitable for two residences as proposed on a residential infill lot. 3. The site is physically suitable for the proposed density of development ; The site is 10,850 square feet, is located in the Multi-Family zoning district, and is physically suitable for the density of two residences as proposed. RESOLUTION NO. PAGE 2 4. The design of the tentative parcel map or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; The tentative parcel map is proposed on an infill residential lot and the design of the map and associated improvements are not likely to cause substantial environmental damage. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems; The design of the parcel map on an infill residential lot and the type of improvements proposed is not likely to cause serious public health problems. 6. The design of the tentative parcel map or the type of improvements will not conflict with easements acquired by the public at large for access through, or use of, property within the proposed tentative parcel map or that alternate easements for access or for use will be provided, and that these alternative easements will be substantially equivalent to ones previously acquired by the public; The project site does not contain any existing public easements and therefore the proposed project will not interfere with any public easements. 7. The discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements as prescribed by Division 7 (commencing with Section 13000) of the California Water Code ; The proposed discharge of waste into the existing waste system is conditioned to meet requirements. 8. Adequate public services and facilities exist or will be provided as the result of the proposed tentative parcel map to support project development; Adequate public services and facilities exist for the proposed parcel map and subsequent development. Planned Unit Development Findings: 1. That the proposed development is consistent with the goals, objectives and programs of the general plan and any applicable specific plan . RESOLUTION NO. PAGE 3 The proposed Parcel Map and subsequent residential development is consistent with the goals, objectives, and policies of the Gener al Plan, specifically Policies LU5-1, LU11-1, and LU11-2 of the General Plan Land Use Element. 2. That the site for the proposed development is adequate in size and shape to accommodate the use and all yards, open spaces, setbacks, walls and fences, parking area, loading areas, landscaping, and other features required. With the flexibility offered by the Planned Unit Development and the modified development standards for lot size and setbacks, the site is adequate to meet the intent of the Multi-Family zoning district. 3. That the site for the proposed development has adequate access, meaning that the site design and development plan conditions consider the limitations of existing streets and highways. The site has adequate common access from Short Street for the design of the proposed project and the newly created lot. 4. That adequate public services exist, or will be provided in accordance with the conditions of development plan approval, to serve the proposed development; and that the approval of the proposed development will not result in a reduction of such public services to properties in the vicinity so as to be a detriment to public health, safety or welfare. The proposed development is consistent with the General Plan, adequate public services are available to serve the project, and proposed development will not result in a reduction of public services in the vicinity so as to be a detriment to public health, safety or welfare. 5. That the proposed development, as conditioned, will not have a substantial adverse effect on surrounding property, or the permitted use thereof, and will be compatible with the existing and planned land use character of the surrounding area. With the flexibility offered by the Planned Unit Development and the modified development standards for lot size and setbacks, the project will not have an adverse effect on the surrounding property. 6. That the improvements required, and the manner of development, adequately address all natural and manmade hazards associated with the proposed development and the project site, including, but not limited to, RESOLUTION NO. PAGE 4 flood, seismic, fire and slope hazards. There are no known natural and manmade hazards associated with the proposed development and the project site, including, but not limited to, flood, seismic, fire and slope hazards. 7. The proposed development carries out the intent of the planned unit development provisions by providing a more efficient use of the land and an excellence of design greater than that which could be achieved through the application of conventional development standards . The planned unit development provides a more efficient use of the land by allowing modifications to the development standards for lot size and setbacks and allowing for an additional residential lot in the Multi-Family zoning district. 8. The proposed development complies with all applicable performance standards listed in Section 16.32.050(E). The proposed development meets the standards of Planned Unit Developments including open space requirements . 9. The clustering of dwelling units is approved pursuant to a specific plan, planned unit development, or similar mechanism. The Planned Unit Development is allowing for the clustering of residences in a small lot, detached format in the Multi-Family zoning district. 10. The overall permitted density of the project area is not exceeded . The overall density of the proposed project is in compliance with the original allowable density of the project site. 11. The resulting project will not require a greater level of public ser vices and facilities than would an equivalent nonclustered project . The development resulting from the Planned Unit Development will be of a density consistent with the zoning district and will therefore not require a greater level of public services and facilities than an equivalent nonclustered project. 12. The result of clustering residential units is a more desirable and environmentally sensitive development plan which creates usable open space areas for the enjoyment of project residents and which preser ves significant environmental features. RESOLUTION NO. PAGE 5 The result of clustering lots allows for the development of an additional residential lot and reduces development pressure on non in -fill lots. 13. The project development pattern, including the net density of develope d area and proposed lot sizes which result from clustering are compatible with surrounding areas. With modifications to lot size and setbacks, the resulting development wil be at a scale and intensity consistent and compatible with the surrounding property. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Tentative Parcel Map 15-003 and Planned Unit Development 15-003 as shown 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 6 ___________________________ LAN GEORGE CHAIR ATTEST: _______________________________ DEBBIE WEICHINGER, SECRETARY TO THE COMMISSION AS TO CONTENT: _______________________________ TERESA MCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. PAGE 7 EXHIBIT ‘A’ CONDITIONS OF APPROVAL TENTATIVE PARCEL MAP 15-003 AND PLANNED UNIT DEVELOPMENT 15-003 316 SHORT STREET This approval authorizes the subdivision of one (1) lot into two (2) lots and construction of a new single-family residence in the Multi-Family (MF) zoning district. PLANNING DIVISON CONDITIONS GENERAL CONDITIONS: 1. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 2. The applicant shall comply with all conditions of approval for Tentative Parcel Map 15-002 and Planned Unit Development 15-002. 3. Development shall occur in substantial conformance with the plans pr esented to the Planning Commission at their meeting of May 3, 2016 and marked Exhibit "B". 4. 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. 5. Development shall conform to the Multi-Family Apartment (MFA) zoning district standards except as otherwise approved. 6. All conditions of approval for the project shall be included in const ruction drawings. 7. This approval shall expire on May 3, 2018 unless the final map is recorded or an extension is granted pursuant to Section 16.12.140 of the Development Code. 8. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans, including those specifically modified by these conditions. 9. Signage shall be subject to the requirements of Chapter 16.60 of the Development Code. RESOLUTION NO. PAGE 8 10. Development shall comply with Development Code Sections 16.48.070, “Fences, Walls and Hedges”; 16.48.120, “Performance Standards”; and 16.48.130 “Screening Requirements”. 11. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans including those specifically modified by these conditions. 12. The developer shall comply with Development Code Chapter 16.56, “Parking and Loading Requirements”. All parking spaces adjacent to a wall, fence, or property line shall have a minimum width of 11 feet. 13. 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. 14. 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 insta lled prior to final occupancy. 15. 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). 16. 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. 17. 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. SUBDIVISION CONDITIONS 18. The developer shall comply with Development Code Chapter 16.64 "Dedications, Fees and Reservations." RESOLUTION NO. PAGE 9 19. The applicant shall comply with Development Code Chapter 16.20 “Land Divisions”. 20. The developer shall comply with Development Code Chapter 16.68 "Improvements". 21. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that are reviewed and approved by the City Attorney and recorded prior to or concurrently with the final map. At a minimum, the CC&R's shall: a. Provide for maintenance of the driveways, common areas, and other facilities; b. Prohibit additions to the units; c. Require garages to be kept clear for parking cars at all times; and d. Inform residents of the water conservation requirements pl aced on this project. 22. A joint maintenance agreement for the common landscape, drainage and access driveway shall be submitted for review and approval of the City Attorney. The joint maintenance agreement shall be recorded prior to or concurrently with th e final map. SPECIAL CONDITIONS 23. All lighting for the site shall be downward directed and shall not create spill or glare to adjacent properties. All lighting shall be of energy efficient material (e.g., LED. BUILDING AND LIFE SAFETY DIVISION CONDITIONS GENERAL CONDITIONS: BUILDING CODES 24. The project shall comply with the most refcent editions of all California Codes, as adopted by the City of Arroyo Grande. FIRE LANES 25. Prior to issuance of a certificate of occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 26. Prior to occupancy, all fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRE FLOW/FIRE HYDRANTS 27. Project shall have a fire flow based on the California Fire Code. RESOLUTION NO. PAGE 10 FIRE SPRINKLERS 28. Prior to Occupancy, the new residence must be fully sprinklered per Building and Fire Department guidelines. 29. Provide Fire Department approved access & sprinkler-system per National Fire Protection Association Standards. ABANDONMENT / NON-CONFORMING 30. Prior to map recordation, issuance of a grading permit or building permit, whichever occurs first, applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. SPECIAL CONDITIONS 31. 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. FEES 32. Pay all required City fees at the time they are due (for your information, the “Procedure for Protesting Fees, Dedications, Reservations or Exactions” is provided below). 33. Water Meter, service main, distribution, and availability fees, to be based on codes and rates in effect at the time of building permit issuance. 34. Water neutralization fee, to be based on codes and rates in effect at the time of building permit issuance. 35. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance. 36. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance. 37. Sewer hook-up & facility Permit fees, to be based on codes and rates in effect at the time of building permit issuance. 38. Building Permit fees, to be based on codes and rates in effect at the time of building permit issuance. 39. Strong Motion Instrumentation Program (SMIP) fee and State Green Building RESOLUTION NO. PAGE 11 fee, to be based on codes and rates in effect at the time of build ing permit issuance in accordance with State mandate. 40. Park Development fee, to be based on codes and rates in effect at the time of building permit issuance. 41. Park Improvements fee, to be based on codes and rates in effect at the time of building permit issuance. 42. Community Centers fee, to be based on codes and rates in effect at the time of building permit issuance. 43. Fire Protection fee, to be based on codes and rates in effect at the time of building permit issuance. 44. Police Facilities fee, to be based on codes and rates in effect at the time of building permit issuance. 45. Reimburse the City for all Land Survey Professional Service needs to process project prior to issuance of Building Permit _____________________________________________________________________ PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR EXACTIONS: (A) Any party may protest the imposition of any fees, dedications, reservations, or other exactions imposed on a development project, for the purpose of defraying all or a portion of the cost of public facilities related to the development project by meeting both of the following requirements: (1) Tendering any required payment in full or providing satisfactory evidence of arrangements to pay the fee when due or ensure performance of the conditions necessary to meet the requirements of the imposition. (2) Serving written notice on the City Council, which notice shall contain all of the following information: (a) A statement that the required payment is tendered or will be tendered when due, or that any conditions which have been imposed are provided for or satisfied, under protest. (b) A statement informing the City Council of the factual elements of the dispute and the legal theory forming the basis for the protest. (B) A protest filed pursuant to subdivision (A) shall be filed at the time of the approval or conditional approval of the development or within 90 days after the RESOLUTION NO. PAGE 12 date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. (C) Any party who files a protest pursuant to subdivision (A) may file an action to attack, review, set aside, void, or annul the imposition of the fees, dedications reservations, or other exactions imposed on a development project by a local agency within 180 days after the delivery of the notice. (D) Approval or conditional approval of a development occurs, for the purposes of this section, when the tentative map, tentative parcel map, or parcel map is approved or conditionally approved or when the parcel map is recorded if a tentative map or tentative parcel map is not required. (E) The imposition of fees, dedications, reservations, or other exactions occurs, for the purposes of this section, when they are imposed or levied on a specific development. _____________________________________________________________________ ENGINEERING DIVISION CONDITIONS POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 57. 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). 58. 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. RESOLUTION NO. PAGE 13 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 a. Existing natural hydrologic features (depressions, watercourses, relatively undisturbed areas) and significant natural resources. b. Proposed design features and surface treatments used to minimize imperviousness and reduce runoff. c. Existing and proposed site drainage network and connections to drainage off-site. d. 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. e. Proposed locations and footprints of LID facilities. f. 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. 59. 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. RESOLUTION NO. PAGE 14 d. Short-and long-term maintenance requirements, recommended frequency of maintenance, and estimated cost for maintenance. 60. 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. 61. 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 g. Statement describing any vector or nuisance problems. GENERAL CONDITIONS: 62. 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 Public Works Director. RESOLUTION NO. PAGE 15 63. 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. 64. All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specificati ons. 65. Submit one (1) full-size paper copy and one (1) PDF copy of approved improvement plans for inspection purposes during construction. 66. Submit as-built plans at the completion of the project or improvements as directed by the Community Development Direc tor. One (1) set of full-size paper prints and an electronic version in PDF format shall be required. Record Drawings (“as-built” plans) are required to be submitted prior to release of the Faithful Performance Bond. 67. 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, 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. 68. All work within the public right-of-way shall be constructed to City standards. IMPROVEMENT PLANS 69. 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. RESOLUTION NO. PAGE 16 (NOTE: All plan sheets must include City standard title blocks, no larger than 24” x 36”). g. Provide Construction Estimate of all public improvements using unit construction cost as provided by the County of San Luis Obispo. 70. 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 and dimension of all existing and proposed paved areas. c. The location of all existing and proposed public or private utilities. d. Provide plan and profile with grades for all curb, gutter and sidewalk installations. 71. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 72. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way (City or Caltrans). WATER 73. Non-potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hyd rant meters or the use of potable water for construction purposes. 74. Fire sprinkler engineer shall determine the size of the new water meter. 75. Each parcel shall have separate water meters. Duplex service lines shall be used if feasible. 76. Provide a new 1” water service for the new residence, connected to the Water Main per City Standards. 77. The applicant shall complete measures to neutralize the estimated increase in water demand created by the project by either: a. Implement an individual water program consisting of retrofitting existing high-flow plumbing fixtures with low flow devices. The calculations shall be submitted to the Director of Public Works for review and approval. The proposed individual water program shall be submitted to the City Council for approval prior to implementation; OR, b. The applicant may pay an in lieu fee in the amount to be calculated at the time of building permit issuance. SEWER RESOLUTION NO. PAGE 17 78. Provide a new 4” sewer lateral, connected to the Sewer Main per City Standards. 79. All sewer laterals within the public right of way must have a minimum slope of 2%. 80. Existing sewer laterals to be abandoned shall be properly abandoned and capped at the main per the requirements of the Public Works Director . 81. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with City standards. PUBLIC UTILITIES 82. 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. 83. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. 84. Public Improvement plans/Final Map/Parcel Map 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. 85. The applicant shall provide an LED Street Light on the existing utility pole to the north of the site. STREET IMPROVEMENTS 86. All street repairs shall be constructed to City standards. 87. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned and filled with epoxy. 88. Street structural sections shall be determined by an R -Value soil test, but shall not be less than 3” of asphalt and 6” of Class II AB . 89. Removal of the existing driveway may utilize sawcuts at the interface of the concrete gutter and asphalt concrete to remove. If the contractor can complete this work without damage to the existing asphalt concrete, no pavement restoration work is required. If damage occurs, replacement pavement from edge of gutter to edge of gutter for the limits of driveway removal will be required. 90. Provide a new street tree between the existing water meter and new driveway. RESOLUTION NO. PAGE 18 The new street tree shall be a 15 gallon sized Purple Leaf Plum. The applicant shall provide drip irrigation to water the tree. CURB, GUTTER, AND SIDEWALK 91. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to conform to City Standard detail. 92. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk. 93. At time of Building Permit - Provide parking restricted red curb at proposed driveway entrance in conformance with City Engineering Standard 104-AG. 94. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. All driveway approaches must provide ADA compliant walkway. GRADING AND DRAINAGE 95. 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. 96. All grading shall be performed in accordance with the City Grading Ordinance. 97. All drainage facilities shall be designed to accommodate a 100-year storm flow. The 100-year basin outflow shall not exceed the pre-development flow. 98. 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. 99. Infiltration basins shall be designed based on soil tests and with an adequate number of borings per a qualified hydraulic engineer to determine infiltration. DEDICATIONS AND EASEMENTS 100. All easements, abandonments, lot mergers or similar documents to be recorded as a separate document, 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. 101. A Public Utility Easement (PUE) shall be reserved a minimum 6 feet wide adjacent RESOLUTION NO. PAGE 19 to all street right of ways. The PUE shall be wider where necessary for the installation or maintenance of the public utility vaults, pads, or similar facilities. PERMITS 102. Obtain an encroachment permit prior to performing any of the following: a. Performing work in the City right of way, b. Staging work in the City right of way, c. Stockpiling material in the City right of way, d. Storing equipment in the City right of way. 103. Obtain a grading permit prior to commencement of any grading operations on site. FEES 104. Fees to be paid prior to plan approval: a. Map check fee for lot merger. b. Plan check for grading plans based on an approved earthwork estimate. c. Plan check for improvement plans based on an approved construction cost estimate. d. Permit Fee for grading plans based on an approved earthwork estimate. e. Inspection fee of subdivision or public works construction plans based on an approved construction cost estimate. AGREEMENTS 105. Inspection Agreement: Prior to approval of an improvement plan, the applicant shall enter into an agreement with the City for inspection of the required improvements. 106. Improvement Agreement: The applicant shall enter into an improvement agreement for the completion and guarantee of improvements required. The improvement agreement shall be on a form acceptable to the City. IMPROVEMENT SECURITIES 107. All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 108. 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 ri ght-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. RESOLUTION NO. PAGE 20 109. Provide financial security for the following, to be based upon a construction cost estimate approved by the Community Development Director: 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. This financial security may be waived if the developer’s surveyor submits to the Community Development Director a letter assuring that all monumentation has been set. OTHER DOCUMENTATION 110. Tax Certificate: The applicant shall furnish a certificate from the tax collector’s office indicating that there are no unpaid taxes or special assessments against the property. The applicant may be required to bond for any unpaid taxes or liens against the property. This shall be submitted prior to placing the final map on the City Council Agenda for approval. 111. Preliminary Title Report: A current preliminary title report shall be submitted to the Community Development Director prior to checking the final map. 112. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the Community Development Director with the final map. PRIOR TO ISSUING A BUILDING PERMIT 113. The Final Map shall be recorded with all pertinent conditions of approval satisfied. 114. Reimburse the City for all Land Survey Professional Service needs to process the Final Map. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY 115. All utilities shall be operational. 116. All conditions of approval for the project shall be satisfied. 117. All essential project improvements shall be constructed prior to occupancy. Non- essential improvements, guaranteed by an agreement and financial securities, RESOLUTION NO. PAGE 21 may be constructed after occupancy as directed by the Community Development Director. BONDING SURETY 118. 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. e. Tax Certificate, In accordance with Section 9-15.130 of the Development Code, the applicant shall furnish a certificate from the tax collector’s office indicating that there are no unpaid taxes or special assessments against the property. f. Accessory Structures, the applicant shall remove or bond for removal of all accessory structures not sharing a parcel with a residence. g. Curb cuts, the applicant shall construct or bond for construction of individual curb cuts and paved driveways for parcels. PUBLIC WORKS DEPARTMENT CONDITIONS 119. Prior to issuance of a building permit, the applicant shall submit a final landscape plan, subject to review by and approval of the Public Works Director. 120. Short Street is currently under paving moratorium. The applicant shall pave Short Street from gutter to gutter on each side of the road from the limits of new pavement cuts if work occurs prior to 2018. 110111111111112 112112112112112 112112FP 111.7015'-0"24'-0"10'-0"22'-0"13'-0"±32'-0"19'-6"±5'-0"65'-0"10'-0"19'-7"50'-6"±10'-1"±40'-0"22'-0"18'-0"patiopatiopatio1'-6 1/2"16'-0"1'-9"18'-0"guest sp2'-0"±9'-0"2'-0"±remove existing garage area25'-8"±new property linesnew garagefor existingresidenceexistingresidenceporchconcrete walk6 ft tall fence6 ft tall fence6 ft tall fence6 ft tall fence6 ft tall fenceconcrete driveway25'-6'± new ramp & walknew 16 ft rampnew sidewalkexist dwexist conc driveexisting garageexist dw(e) JP(e) JPnew residencenew garage3'-0"7'-0"remove existingstructureprivate yard area1200 sfprivate yard area1690 sfS 56º 55' 11" W 135.54'S 56º 55' 11" W 135.54'S 3º 09' 22" W 80.00'S 3º 09' 15" W 80.00'Short Street30'60'CLCLCLlandscapelandscapelandscapeexisting concrete sidewalkaccess and utility easement at driveway area per Tentative Parcel Map10'-0"zone setbacksetbackrequest6 ft tall fenceexisting adjacent 20' driveway accessSITE PLANA-1PROJECT DATA ZONINGMF MULTI FAMILYLOT AREA 10,843 SF OR 0.2489 ACRESMAXIMUM UNITS 9 DU/ ACRE2.24 DWELLING UNITSCOVERAGE ALLOWED4,337.20 SF OR 40%OPEN SPACE REQUIRED 0% COMMON, 45% USEABLE, 1000 SF PRIVATE/ UNITFLOOR AREA RATIO ALLOWED0.40 (4337.20 SF)HEIGHT ALLOWED35 FT OR 2 STORIESSETBACKS ALLOWEDFRONT20 FTSIDE10 FTREAR15 FTPARKING REQUIRED2 CAR GARAGE/ UNIT + 0.5 GUEST SP/ UNITDENSITY SHOWN2 DWELLING UNITS BLDG COVERAGE SHOWN3496 SF OR 32.24 %DRIVEWAY COVERAGE2418 SF OR 22.30 %OPEN SPACE SHOWN4929 SF OR 45.46%PUBLIC OPEN SPACE SHOWN 2039 SF OR 18.80%NOT INCLUDING DRIVEWAYPRIVATE OPEN SPACE SHOWN2890 SF OR 26.65% PRIVATE YARD AREASFLOOR AREA RATIO SHOWN3221 SF OR 29.71%HEIGHT SHOWN24 FT± (PARCEL B HIGHEST)SETBACKS SHOWN (PROJECT PERIMETER)FRONT20'-0"SIDE10'-0"DRIVE SIDE 5'-0"REAR15'-0"PARKING SHOWN2 - 2 CAR GARAGES +1 OPEN SPACELEGAL DESCRIPTIONLOT 4 & A PORTION OF LOT 5 IN BLOCK 3 OF THE SHORT, MASON & WHITELEY ADDITION, CITY OF ARROYO GRANDEAPN 007-542-020PROJECT NOTES:1. MAIL RECEPTACLE TO BE APPROVED BY POSTMASTER AND LOCATED AT BACK OF SIDEWALK ON NEAR DRIVE.2. TRASH, RECYCLE AND GREENWASTE CONTAINERS SHALL BE KEPT WITHIN THE INDIVIDUAL GARAGE OR PRIVATE YARD AREAS.3. TIER 1 LID REQUIREMENTS COMPLIANCE: 2500 TO 5000 SF INCREASED IMPERVIOUS SURFACE REQUIRES ONE AGENCY APPROVED STORMWATER RUNOFF REDUCTION MEASURE: DRAINAGE FOR IMPROVEMENTS SHALL BE DISPURSED IN LANDSCAPE AREAS. GUTTERS SHALL BE DIRECTED TO SPLASHBLOCKS AND DRAIN INTO LANDSCAPE AREAS.DSDSDSDSDSDSDSDSDSDSDSDSPROJECT BENCHMARKCITY OF ARROYO GRANDE BENCHMARK NO. 82 BEING A BRASS CAP LOCATED AT THE NE CORNER OF SHORT STREET AND ALLEN STREETELEVATION = 111.805' (NGVD 29)EXISTING IMPROVEMENTS AND LAND FEATURES SHOWN ARE FROM A TOPOGRAPHIC SURVEY PERFORMED IN MAY OF 2015 BY GREEN LAND SURVEYS, TERRI A. GREEN PLS 7868Parcel BParcel Aporchpatiowalkconcrete drivewayporchconcrete walkprivate yard areaMASONSHORTTRAFFIC WAYNELSONPOOLEALLENWHITLEYVICINITY MAPCROSSGARDENIDECHERRYMYRTLENOGUERASTILLWELL316 SHORT STREETMYRTLEDRAINAGE CALCULATIONSTOTAL SITE AREA 10843 SF0.25 ACRESEXISTING IMPERVIOUS SURFACES 3181 SF29.34%PROPOSED IMPERVIOUS SURFACES 5890 SF54.32%AVERAGE ANNUAL RAINFALL18 IN/YRCOUNTY STD H-1Tc <10 MINBY INSPECTION (SMALL SITE)RAINFALL INTENSITIES YR/ MINI (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 - HIGH0.08VEGETAL COVER - NORMAL0.08SURFACE STORAGE - NORMAL0.08TOTAL0.32C (IMPERVIOUS)0.95COUNTY STD H-3PRE-PROJECT COMPOSITE C0.50WEIGHTED AVERAGEPOST- PROJECT COMPOSITE C0.66 DRIVEWAY DRAINAGE TO BE CONTROLLED AND DISPOSED OF VIA UNDERGROUND INFILTRATIONROOF WATER SHALL BE DIRECTED TO LANDSCAPE AREAS FOR INFILTRATION ABOVE GROUND111.64 FF111.47 FF111.90 FF112.87 FFlandscapeEP 112.00EP 112.00FP 111.54FP 111.47FP 111.751%1%FP 111.72FP 111.30FG 111.83FP 110.951%FP 111.311%1%FP 111.20FP 111.72FP 111.63FP 111.301%3%1.4%3.5%1%FP 111.47FP 111.39FP 111.26FP 111.39SAND TRAP W/ STEELGRATE UNDERGROUND STORMWATER CHAMBERS FOR 2419 SF DRIVEWAY6 CHAMBERS = 403 CF W/ 264 SF ROCK SURFACE AREA6" PER HR INFILTRATION PER SOIL REPORT = 26.4 CFM VOL OUTQ=CIADRIVEWAY IMPERVIOUS SURFACE100 YR STORM/ 10 HR DURATION [.95 X.62 X (2419/43560)] X 60 X 60 X 10 = 1177 CF VOL IN100 YR STORM/ 40 MIN DURATION [.95 X 2.03 X (2419/43560)] X 60 X 40 = 257 CF VOL INQ=CIASTRUCTURE IMPERVIOUS SURFACE100 YR STORM/ 10 HR DURATION [.95 X.62 X (3400/43560)] X 60 X 60 X 10 = 1655 CF VOL OR 2.75 CF/ MIN6" PER HR INFILTRATION PER SOIL REPORT = 1" DEPTH X 36 SF = 2.88 CFM VOL 100 YR STORM/ 40 MIN DURATION [.95 X 2.03 X (3400/43560)] X 60 X 40 = 361 CF VOL OR 9.02 CF/MIN6" PER HR INFILTRATION PER SOIL REPORT = 1" DEPTH X 114 SF = 9.12 CFM VOLTHEREFORE, DOWNSPOUTS TO SPLASHBLOCKS PROVIDE ADEQUATE ABSORPTION AREAexist dwto be removedAll project landscaping and irrigation design shall comply with the following standards:1. Rain sensors, either integral or auxiliary, that suspend irrigation during and after rainfall events, shall be required on all irrigation control systems.2. Any water features shall use recirculating water systems.3. Prohibit overhead spray irrigation within twenty-four (24) inches of non-permeable surfaces such as, but not limited to, concrete sidewalks and driveways. Subsurface irrigation may be used as long as other requirements of this chapter are met. Allowable irrigation within the setback from non-permeable surfaces may include drip, drip line, or other low-flow non-spray type of systems. The setback area may be planted or non-planted. The surfacing of the setback may be mulch, gravel, cobles, or other porous material. These restrictions may be modified if the landscape area is adjacent to permeable surfacing, and no runoff occurs or the adjacent non-permeable surface drains entirely to landscaped areas.4. Irrigation systems shall be designed and constructed to achieve a minimum efficiency of seventy-one (71) percent.5. Apply minimum two inch layer of mulch on all exposed soil surface of planting areas.6. The architectural guidelines and covenants, conditions, and restrictions of common interest developments shall not have the effect of prohibiting the use of low-water use plants or requiring turf grass in landscaped areas.7.Turf shall be limited to 20% of the total landscape area available for each parcel and shall be limited to private yard areas.8.All shrub irrigation to be drip tube system with emmitters at plant base.9. All groundcover to be pop up spray irrigation on separate program for control.10. Similar drought tolerant plant material may be substituted during installation if required.fenceCONCEPTUAL LANDSCAPE PLANAgapanthus 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 GallonSSSSSSSSSSLLLLXXXXXXXXXXXXXXXXXXXXXXSSSX22911" = 10'-0"NOV15BYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:OfSheetsOwner: Wade Kelly, 471 Garden Street, Arroyo Grande, CA 878-5404 d e s i g n g r a p h i c s . . .Date: Mar 30, 2016Time: 8:43:38 AMEXHIBIT "B" 22911/4"= 1'-0"Friday, November 20, 2015 4:55:44 PMNOV15BYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:OfSheetsOwner: Wade Kelly, 471 Garden Street, Arroyo Grande, CA 878-5404 d e s i g n g r a p h i c s . . .corbels at gable2x6 fascia & guttergarage outlineclosettub/shwrlinenbathdownbed 210 x 11closetbed 310 x 11bathbed 112 x 15shwrwalk inclosetlinenhallhalf wall w/ capductsductspkt drductsfau & wh in attic22' x 24 ft garagelaundDWRRguest/den11'4" x 11'4"9 ft clgbathclosetupkitchen9 ft clgdining10x119 ft clgliving15x239 ft clgpatio dwslgldr slgldrpatio porchtub/shwrPwall w/ cap8 ft clgrailing wallhalltv wallsloped clgopngliving areavestibulelaundrysinkRRWDctrcoatspantryislandentrykitchenhalf walldining area 12x14tub/shwrbathlinclosetclosetsl gl drbed 1bed 2pationew garage 22x221356 sf residenceProject East ElevationNew Residence East ElevationSouth ElevationNorth ElevationShort Streetnew residence elevationnew garage elevationexisting residence elevationexisting residence elevationnew garage elevationnew residence elevationWest Elevationnew residence elevationnew stuccoexisting stuccodimensional composition shingles6" fascia512new dimensional composition shingles6 ft fence2x6 fascia & gutter8" exposure lap siding512512existing 6" fascia512dimensional composition shinglesshingles in gablebeam trimcorbels & bracescraftsman doorstone veneer8" exposure lap sidingexisting stucconew dimensional composition shinglesexisting 6" fascia & overhangnew porch roofnew window trimstone foundationnew stuccocraftsman door8" exposure lap sidingnew stuccoat remodel512new gable roofnew gable roof6 ft fence6 ft fencedimensional composition shingles8" exposure lap siding2x6 fascia & gutter512roof belowUpper FloorLower FloorExisting Residenceporchfencelandinglandingremove portion of existing garage832 SF1033 SF1865 sf residenceNew ResidenceA-2shingles and trimat gable 22911" = 10'-0"NOV15BYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:OfSheetsOwner: Wade Kelly, 471 Garden Street, Arroyo Grande, CA 878-5404 d e s i g n g r a p h i c s . . .Date: Mar 30, 2016Time: 8:43:05 AMpatiopatio(E) OHD PG&E TO WIRES TO REMAINW(E) OHD PG&E TO REMAIN(E) OHD PG&E TO REMAIN(E) OHD PG&E TO REMAIN(E) OHD PHONE SERVICE DROP TO REMAIN(E) OHD CATV & PHONE SERVICE DROPS TO REMAIN (E) UG PG&ECATV & PHONETO REMAIN(E) OHD CATV TO BE REMOVED OR UNDERGROUNDED(E) OHD PG&E TO REMAIN(E) OHD CATV & PHONE(e) JP(E) JP(e) JP TO REMAIN(E) OHD ELECTRIC SERVICE DROP TO REMAIN(E) OHD ELECTRIC SERVICE DROP TO BE REMOVEDUTILITY LAYOUTU-1Short StreetGAS(E) 6" WATER(E) 6" VCP SEWERGMEMEMGMUNDERGROUND UTILITIES(E) WATER(n) wm(N) 1" WATERSSSSEEEW(E) SEWER LATERALWWEXISTING OVERHEAD CATV & PHONE TO BE REMOVED AND REROUTED UNDERGROUND BETWEEN EXISTING POLES(E) OHD CATV SERVICE DROPEXISTING OVERHEAD CATV SERVICE DROP TO BE REROUTEDEXISTING JOINT POLE TO REMAINEXISTING JOINT POLE TO REMAIN(E) OHD PG&E, CATV & PHONE TO JOINT POLE ACROSS STREET TO REMAIN(E) OHD PHONE SERVICE DROP TO REMAIN(E) WM(E) SEWER LATERAL(N) SEWER LATERALLEGAL DESCRIPTIONLOT 4 & A PORTION OF LOT 5 IN BLOCK 3 OF THE SHORT, MASON & WHITELEY ADDITION, CITY OF ARROYO GRANDEAPN 007-542-020 Minutes: ARC ATTACHMENT 1 Monday, March 21, 2016 The Committee provided comments in support of the project. Mary Hertel made a motion, seconded by Michael Peac .......,.,....___..~ project to the Planning Commission with the follo••LJ -Mr=-r 1. Review traffic patterns in th 2. Allow adjacent resid -o have a chance to comment on the project; and 3. Investigate t 1 . a of fencing off the south east side of the building in order to ccess to the rear of the building T motion carried on a 4-0-1 voice vote with Bruce Berlin ;absent. 6.b. CONSIDERATION OF TENTATIVE PARCEL:'.M:AP 15-003 AND PLANNED UNIT DEVELOPMENT 15-003; SUBDIVISION OF ON:E .:;f1) <l JOT INTO TWO (2) LOTS AND CONSTRUCTION OF A NEW SINGLE-FAMltN RESIDENCE; LOCATION-316 SHORT STREET; APPLICANT -WADE KELLY;;-,~REPRESENTATIVE -MARK VASQUEZ, DESIGN GRAPHICS (Downing) " -~ ' Associate Planner Downing presented the prdjedt, -=~?:·;~:::·,.~-: ' . :~~: ·~. ·;,',•· ~ . ->~:r Associate Planner Downing res ~b~~i'ed.:.to questi~~:~'.;~g~ the Committee. --:~;::~·:~ ".~ ... ~,~;·:;~-~~·-: ·--<·::}~''. Mark Vasquez, representative, sp~~k i~ '!t·gb9rt :Pf the":.g;qject and responded to questions from the Committee. ,.;::~:::~::::., ··::\> , · <;:::,;_;:···:. >:<.'.> .. The Committee t;!;::':~fri~nts in ~~·~to~;~~~·:;~ji;J 'f John Rubatzky m::~i'.'.·::~\moti6~~-~'.·:~seconded :.';~9 >:Mary Hertel, to recommend approval of the proj _~;~t~-~-~5fa6¥:i.n~.8. ~o t~~:~\J~~-~fr,~t c~:iTim;~~si~h:·> Th·~:~;~:tion carrie~:.'~·~<~a ::4-0-~:;S~i'ce vote, :;;·~'~-~ruce Berlin absent. ··~·~"::·:~\ '•"'·:~'.·' .. ,·' -·~ . :·:~ .. ·>~ .·:( "' . ::;<~\.. . ::::::;fr. 6.c. CONSlnERATION OFl BESIGN REVIEW 16-001· CONSTRUCTION OF ONE TWO-STORY "RESIDENCE ~::;::tocATION -312 MYRTLE DRIVE· APPLICANT DEVELOPMENT':>:coMR:A:N"7· REPRESENTATIVE -MARK VASQ GRAPHICS (Holub) '· Administrative Intern Holub presented the project. ~......-...- ~-~ Administrative Intern Holub responded to 2e · ns from the Committee . ,/" Mark Vasquez, representativ poke in support of the project and responded to questions from the Committee. provided comments in support of the project. Existing Residence Color Bd ROOF TRIM, BEAMS, DOOR WINDOWSBODY STONESHINGLES & POST ATTACHMENT 2 New Residence Color Board ROOF TRIM, BEAMS, POSTS WINDOWSBODY STONESHINGLES & DOORS CITY OF ARROYO GRANDE ARCHITECTIJRAL STYLES This section illustrates various architectural styles found within the Village Historic Design Overlay District. These styles represent much of the existing architecture in the Village and shall be used a guide for future development and renovations in the area. For the Spanish Eclectic Style, use this section as a guide for residential remodels for existing Spanish Eclectic style homes or mixed use/commercial construction (See Appendix "A" for additional examples): construction of new Spanish Eclectic homes is allowed in the HCO residential district subject to conditional use permit approval. Most of the historic architecture does not follow one specific style, but is influenced by many. The commercial style development in the Village area is an eclectic mix of buildings, but there is a similar vocabulary in the building design and construction materials. The development for the residential and commercial buildings generally fits within one or more of the following architectural styles. RESIDENTIAL STRUCTURES Bungalow The Bungalow style is a unique house type that borrows from other cultures, but is a truly American design. Developed on the west coast, the Bungalow reduces the distinction between inside and outside space, reflecting the open practical living possible in California. It is generally a low , small house that used natural materials and relied ATTACHMENT 3 Gl!IDEllNES & STANDARDS F 17 on simplified design. The roof structure is most often broad gables, often with a separate lower gable covering the porch, although hipped roof structures are also common. There is little ornamentation, and what is found is of simplified design. The first Bungalow development period was from 1895 to 1915 . A Cottage is basically a small frame single- family home that does not use any particular architectural style or ornamentation pattern . Roof styles vary, but most often use gable, hip or a combination of the two. This is a style that often borrows elements from classic styles, but does not incorporate other elements that make the style unique. Craftsman :~~==~t:=~~~3"~--?r, __ ...... ~.,,_,.....----·- An extension of the early Bungalow, the Craftsman design included a low-pitched gabled roof with a wide, unenclosed eave overhang. Roof rafters are usually exposed and decorative beams or braces are commonly added under gables. Porches are either full or partial-width, with a roof often supported by tapered square columns. The most distinctive features of this style are the junctions where the roof joins the wall, CITY OF ARROYO 6RANDE where the most ornamentation occurs. This was the dominant styl~ for smaller homes from 1905 to early 1920 's . The popularity of the style faded quickly , however, and few were built after 1930. Folk Victorian The Folk Victorian style uses a simple , folk type house style that is often one story and has a roof that is gabled or hipped (pyramidal). It lacks the intricate, irregular roof structure of the Queen Anne style, but includes ornamentation common to Victorian-style detailing, especially spindle work. Facades are generally symmetrical. Queen Anne The Queen Anne architectural style was common from about 1880 to 1910. Identifying features include a steeply pitched, irregular shaped roof, often with a 61JIDELINES & STANDARDS FOR HISTORIC DISTRICTS 18 dominant front-facing gable , patterned shingles, cutaway bay windows , and other features to avoid a smooth walled appearance. The decorative detailing is usually of two types : 1. Spindle work includes turned posts and may also include decorative gables and ornamentation under the wall overhangs . 2 . Free classic detailing uses classical columns , instead of delicate turned posts, and other ornamentation is less "lacy " and delicate than that found in spindle work. This style became common after 1890. Spanish Eclectic For the Spanish Eclectic Style, use this section as a guide for residential remodels for existing Spanish Eclectic style homes or mixed use/commercial construction (See Appendix "A " for additional examples): construction of new Spanish Eclectic homes is allowed in the HCO residential district subject to conditional use permit approval. The Spanish Eclectic style uses decorative details borrowed from all aspects of Spanish Architecture. The roof is low pitched, usually with little or no eave overhang, or flat. The roof covering is S-shaped or 2- piece unglazed clay tile . Typically one or more prominent arches are placed above the door or principal windows . Windows are typically recessed. The wall surface is usually smooth plaster, and the fa<;:ade is normally asymmetrical. * Sketches from the Architectural Styles section are from Realty Advocates at www.realtyadvocates .com. CITY OF llRROYO GRANDE VILLAGE RESIDENTIAL DISTRICTS (VRD) This section of the Guidelines and Standards applies to all residential parcels in the Historic Design Overlay district including Single Family Low-Medium Density, Single Family Medium Density and Multi Family Medium-High Density districts. Gl!IDELINES & STANDARDS FOR HISTORIC DISTRICTS 22 EXISTING CHARACTER Many homes in this district were built in the period from 1885 to 1920, and represent a wide variety of architectural styles . Building materials, styles and details differ considerably from home to home, but some common elements can be identified in many buildings. These include height, mass and scale, materials and attention to ornamentation. Similarity in Height, Mass and Scale Most homes are one or two stories high, with single story designs most common. Lots are generally smaller and narrower than those in more modem suburban developments, and the home fills much of the width of the lot. Since garages were not included in many of these early homes, the facade design dominates the structure and streetscape. Other homes have single, detached garages, often in the rear yard. Similarity of Material The most common exterior wall material is either weatherboard or clapboard wood siding. These materials contribute a strong horizontal element to the overall design. Other popular materials include stucco or plaster, and shingles of various designs are often seen as accent materials or ornamentation, especially on gable ends. Yellow indigenous sandstone, which was often used as a commercial building material in the Village Core area, is uncommon for residential fa<;:ades. It is used often, however, as a material for foundations or retaining walls. Brick and concrete block are also common foundation materials. The most common roofing material is composition shingle, and some wood shingles are also used. New roofing materials should incorporate composition shingles or other non-flammable material that approximates the appearance of wood. CITY OF llRROYO GRANDE For Spanish Eclectic or Pueblo styles , use of mission tiles is appropriate. Window frames are almost exclusively wood, and door materials incorporate wood panels with glass , in varying proportions. Some homes have been remodeled and now incorporate non-traditional materials such as synthetic siding, concrete block or stucco walls and aluminum windows . The use of these materials is discouraged unless their appearance simulates traditional materials . Sense of Experimentation There are many similar types of building design, and some homes actually appear to be copies of others in the district. Design features and ornamentation are often used in creative ways , however, so that each home has an individual character. Often, elements from classic design types are combined, and the result is an unusual home . Variety in Building Form Although most of the homes are single story, tall two-story homes are also common. The combination of different architectural styles , varyrng setbacks , and distinct wmg arrangements create a unique streetscape. Landscaping is used both to conceal and accent homes, and adds to the overall impression of the district. DESIGN GUIDELINES AND STANDARDS Site Design 1. All new projects or renovations shall adhere to site development standards of the Development Code. 2 . All outbuildings, including garages, sheds, recycling enclosures , enclosures for service areas , trash containers , or outside storage should be compatible with materials, textures and colors of the principal building. GIJIDELINES & STANDARDS FOR HISTORIC DISTRICTS 23 3. Existing trees should be retained as much as possible , although judicious pruning and shaping will be allowed . Drought resistant street trees shall be incorporated if pedestrian circulation will not be obstructed. All front yards shall be landscaped and maintained on a regular basis. Properly designed landscaping adds to the small town character of the residential area and is strongly encouraged. 4 . Existing parkways shall be retained. New landscaped parkways shall be installed with substantial new construction. Continuous hardscape parkways are not permitted. Building Design 1. The height of new buildings shall not exceed 25 feet. Consistent with Development Code 16.16 .100-B.4 and B.6 , a Minor Exception may be sought to increase building height for Victorian architecture to improve architectural design where scenic views or solar access on surrounding properties is not affected . The maximum wall height shall be 20 '. 2. The use of architectural styles in the years from 1870 through the 1930 's is strongly encouraged (see Architectural Styles and Appendix "A " for examples). The Spanish Eclectic Style is allowed for residential remodels to existing Spanish Eclectic homes or mixed CITY OF llRROYO 6RANDE use/ commercial construction: construction of new Spanish Eclectic homes is allowed in the HCO residential districts subject to conditional use permit approval. 3 . To avoid "boxy" structures that have unrelieved exterior wall planes extending in height for two stories , and to promote vertical articulation of wall planes , the second floor living area shall be set back from the ground floor building footprint on the front and street sides of the house a minimum of 5 feet unless at least 50% of the first floor elevation is articulated with a covered porch extending out from the wall plane. The minimum interior sideyard setback for a two-story structure or the second story portion of the structure shall be 7.5 '. Substantial articulation for two- story single-plane walls is strongly encouraged. ;· !·· •·'·•.i.< . '='•'' ~ l •. J· ,_•.,: ..• I ._, a w r . ,., .. _.,,_,. I • !" .• f.~ : ,,. 'N!--.LL /"\RT ~CLlLAT l OI . /.--:".2 srORY WALLS 1 :;, r It ',i. ,.::... 1.':. ~ 'J; .......... 61lIDELINES & STANDARDS FOR HISTORIC DISTRICTS 24 ,/ Ft/\'./ ~'Ii:".'. ;-UVihG~f ":\CL ---r' : ,y'- i " ~- 'i ~i '! !NIERI0R.f'WYERD'lJNE5ETBAC5 A T2.5JQRY WALLS CITY OF ARROYO GRANDE 4 . New buildings or renovations shall adhere to the following lot coverage and floor area ratio requirements displayed in Table 1: T bl 1 L C a e ot overage an dFAR Maximum Floor Area Ratio (Gross Floor Area is inclusive of all roofed structures , Parcel Max . including garage, Size Lot loggias , balconies , Coverage decks, patios and porches; and excluding eaves, awnings and trellises) 0- 11,999 0.40 0.40 square feet net 12,000 0.40 No FAR maximum sq. ft. Maximum residence and size 4,800 sq. ft. larger 61JIDELINES & STANDARDS FOR HISTORIC DISTRICTS 25 -"~---·-··------·-·-·-··-·-·l- W? ':.·' ':!' y ;.., !-I>· ~t ".-f_')·~ 1•. ,), ·; ' I i '[/ •; •. ~ •• ~f -i;_ i '~~/·;·.~ I I .:1 -i 1-·- I i i ·~·:::~~)tV· ,·11_ L'~ i L:.'r" ~~/-:.:'"' I --------,,..·-----------.,.,. ""~ r· r~-' (..:."...>! . ' . ~· - -i--i ___ _:. _____________ i- STRE-f f.:;:Q:'IITAGE covrR.AGE & r w o~ APT ~ r:..1'."liJ E.Sl,'.A?L[ - ..!··--·-··-··---··-··-··-··-··-·--·+ I i i i (lfi:;.•j ~(l•.; ;•f"l"l,f:" , ·;:,ni r~~, ·.: 1 •r.:(l!(,c)'t;>k>· i ! . +·-----------,..---------- -'lJ_i .. , L· •AJ.!'-'A(.''.-:.!~ '.'Pt-l'.';I•" I f'>'-~-..... --j 7-- i i ;,;•1 -;-.,.n_:--v-.i .. j ! ''"-'"Ft-t-..:· •:.~rcJ ... -•J..;:"i [ --- ' .. \ '~.,. ' ! r_.;y .. •··--1-,._ II:"-' C'· "-','cc i i i __ :'.'.__ ___________ .-.. -i- ,;,;_n.r.1 t·;r _q·1 ;., -~·t-'':J>; • l-:1 .... 1.:• !.;(!l""""Y l::':t;rl~C7';0':'-" Ur't(,;,.'>··~0·.:.;_,E_j~ 1~;..~-"->'~-"' lt.*1:.l .:o:w J 1l."''r-:.. :·--ur-~::;.i· '·,'.:''<.''I ~1 f. -'!.!"1 'h'·.:• ·.~:,-. ·•{';, .,~ u.1; •·J..t.1' • .:.·;-.;'.):::,' {J!.:.!Ji:ti.~f-.il P:0:."::·; '."l -'l_;. lL'i:f. 5 t1>::.· -x -~! :t.~"·' ~·~ u:~.:.:.. ·rv: .L..2.1..!:!. 1•1 ,. O(;•> , •. '·\· ;~(.~:. "( ·:•· • ~·iJ:.."6C :~:i ;;.r 1 ··~''i'CH'·"."i! • ;,;: ff,''1rt-.P(!vf'.• ;/.'YJ~";f CITY OF JlRROYO GRANDE 5 . New construction shall include elements common to the district such as cladding type , roofing material, roof structure, and ornamentation. Spanish Eclectic design shall us e clay tile roofing and shall comply with the description given on page 18 . Cement plaster may be permitted in limited quantities provided that it emulates historic design and it does not detract from the historic character of the area. 6. To be consistent with the historic character in the Village, the following features should be used in all structures [and shall be used in conjunction with Minor Exceptions in accordance with Development Code Section 16.16 . l 00- B( 6)]: Incorporate architectural details and varied materials to reduce the apparent mass of structures. Such scale reducing design devices include porches, covered entries , dormer windows , oriel and bay windows , multi - pane windows , varying roof profiles , moldings, masonry, stone , brickwork, and wood siding materials. Expansive building facades should be broken up by varied roof lines, offsets, and building elements in order to avoid a box-like appearance. Variations in wall planes , rooflines , detailing, materials and siding should be utilized to create interest and promote a small-scale appearance. Minor Exceptions may also be considered for energy efficient building elements or design. 7 . All new projects shall use materials that fit within the character of the Village. By using similar materials or replicating these materials on new projects and restorations , the existing historic character will be reinforced and extended. Garage/Parking 1. One and two car garages shall be detached if feasible. If infeasible, proposed attached garages are preferred GUIDELINES & STANDARDS FOR HISTORIC DISTRICTS 26 to be side or rear-loaded or, if street facing, shall be recessed from the front building el evation a minimum of five feet with deep roof overhangs and smaller single bay doors . Tandem garages are encouraged to soften the fac;:ade of the home. Other similar architectural treahnent to minimize the dominance of front garages is encouraged. The materials and architectural detailing of garage doors shall be consistent with the historic character of the Village and the architectural style of the house .. Prominent visibility of garage doors requires ARC approval. (Development Code Section 16.56.020 provides that a Minor Exception may be granted for the provision of on-site parking when a change or expansion in use is proposed.) CITY OF J\RRO\'O GRANDE ©' -· ~-'"''''-~"~ ·' --~:. ::.'\:.·• ,_l r-;;1-• At".J~i!:;••' •.f'-''='';f:· I-.• •• 'L •. c.:,:.:r · ~-.:1 1,.\ ••: \ _.,_ : Construction Materials 1. Clapboard or weatherboard cladding is the most common type of material used in the residential district. Plaster is prevalent in later designs, especially Spanish Eclectic styles. The use of clapboard or weatherboard is encouraged m new projects or renovations. Smooth plaster is acceptable for renovations involving styles such as Spanish Eclectic that are true to the description given on page 18. 2. Renovations shall use the original materials as much as possible. 3. Window sashes and doorframes should be made of wood or vinyl that looks like wood, and consistent with the historical period. Unfmished aluminum is not allowed. 4. Door materials were traditionally wood panel and glass. New or replacement doors shall be wood or an approved Gl!IDELINES & STANDARDS FOR HISTORIC DISTRICTS 27 substitute material that simulates the appearance of original materials. 5. Original decorative details shall be retained during renovation. If the original materials have deteriorated and must be removed , they shall be replaced with materials that match the original in design, color, and texture. Building Colors 1. Building colors shall fit within the existing character of the neighborhood and be compatible with the historic period of the Village Residential neighborhood. The use of fluorescent "neon", "day-glo", or bright primary colors as the predominant shade on building facades is not permitted. Colors for Spanish Eclectic designs should be muted and softer in tone . 2. When Plot Plan review is required, color samples shall be submitted as part of the process. 110111111111112 112112112112112 112112FP 111.7015'-0"24'-0"10'-0"22'-0"13'-0"±32'-0"19'-6"±5'-0"65'-0"10'-0"19'-7"50'-6"±10'-1"±40'-0"22'-0"18'-0"patiopatiopatio1'-6 1/2"16'-0"1'-9"18'-0"guest sp2'-0"±9'-0"2'-0"±remove existing garage area25'-8"±new property linesnew garagefor existingresidenceexistingresidenceporchconcrete walk6 ft tall fence6 ft tall fence6 ft tall fence6 ft tall fence6 ft tall fenceconcrete driveway25'-6'± new ramp & walknew 16 ft rampnew sidewalkexist dwexist conc driveexisting garageexist dw(e) JP(e) JPnew residencenew garage3'-0"7'-0"remove existingstructureprivate yard area1200 sfprivate yard area1690 sfS 56º 55' 11" W 135.54'S 56º 55' 11" W 135.54'S 3º 09' 22" W 80.00'S 3º 09' 15" W 80.00'Short Street30'60'CLCLCLlandscapelandscapelandscapeexisting concrete sidewalkaccess and utility easement at driveway area per Tentative Parcel Map10'-0"zone setbacksetbackrequest6 ft tall fenceexisting adjacent 20' driveway accessSITE PLANA-1PROJECT DATA ZONINGMF MULTI FAMILYLOT AREA 10,843 SF OR 0.2489 ACRESMAXIMUM UNITS 9 DU/ ACRE2.24 DWELLING UNITSCOVERAGE ALLOWED4,337.20 SF OR 40%OPEN SPACE REQUIRED 0% COMMON, 45% USEABLE, 1000 SF PRIVATE/ UNITFLOOR AREA RATIO ALLOWED0.40 (4337.20 SF)HEIGHT ALLOWED35 FT OR 2 STORIESSETBACKS ALLOWEDFRONT20 FTSIDE10 FTREAR15 FTPARKING REQUIRED2 CAR GARAGE/ UNIT + 0.5 GUEST SP/ UNITDENSITY SHOWN2 DWELLING UNITS BLDG COVERAGE SHOWN3496 SF OR 32.24 %DRIVEWAY COVERAGE2418 SF OR 22.30 %OPEN SPACE SHOWN4929 SF OR 45.46%PUBLIC OPEN SPACE SHOWN 2039 SF OR 18.80%NOT INCLUDING DRIVEWAYPRIVATE OPEN SPACE SHOWN2890 SF OR 26.65% PRIVATE YARD AREASFLOOR AREA RATIO SHOWN3221 SF OR 29.71%HEIGHT SHOWN24 FT± (PARCEL B HIGHEST)SETBACKS SHOWN (PROJECT PERIMETER)FRONT20'-0"SIDE10'-0"DRIVE SIDE 5'-0"REAR15'-0"PARKING SHOWN2 - 2 CAR GARAGES +1 OPEN SPACELEGAL DESCRIPTIONLOT 4 & A PORTION OF LOT 5 IN BLOCK 3 OF THE SHORT, MASON & WHITELEY ADDITION, CITY OF ARROYO GRANDEAPN 007-542-020PROJECT NOTES:1. MAIL RECEPTACLE TO BE APPROVED BY POSTMASTER AND LOCATED AT BACK OF SIDEWALK ON NEAR DRIVE.2. TRASH, RECYCLE AND GREENWASTE CONTAINERS SHALL BE KEPT WITHIN THE INDIVIDUAL GARAGE OR PRIVATE YARD AREAS.3. TIER 1 LID REQUIREMENTS COMPLIANCE: 2500 TO 5000 SF INCREASED IMPERVIOUS SURFACE REQUIRES ONE AGENCY APPROVED STORMWATER RUNOFF REDUCTION MEASURE: DRAINAGE FOR IMPROVEMENTS SHALL BE DISPURSED IN LANDSCAPE AREAS. GUTTERS SHALL BE DIRECTED TO SPLASHBLOCKS AND DRAIN INTO LANDSCAPE AREAS.DSDSDSDSDSDSDSDSDSDSDSDSPROJECT BENCHMARKCITY OF ARROYO GRANDE BENCHMARK NO. 82 BEING A BRASS CAP LOCATED AT THE NE CORNER OF SHORT STREET AND ALLEN STREETELEVATION = 111.805' (NGVD 29)EXISTING IMPROVEMENTS AND LAND FEATURES SHOWN ARE FROM A TOPOGRAPHIC SURVEY PERFORMED IN MAY OF 2015 BY GREEN LAND SURVEYS, TERRI A. GREEN PLS 7868Parcel BParcel Aporchpatiowalkconcrete drivewayporchconcrete walkprivate yard areaMASONSHORTTRAFFIC WAYNELSONPOOLEALLENWHITLEYVICINITY MAPCROSSGARDENIDECHERRYMYRTLENOGUERASTILLWELL316 SHORT STREETMYRTLEDRAINAGE CALCULATIONSTOTAL SITE AREA 10843 SF0.25 ACRESEXISTING IMPERVIOUS SURFACES 3181 SF29.34%PROPOSED IMPERVIOUS SURFACES 5890 SF54.32%AVERAGE ANNUAL RAINFALL18 IN/YRCOUNTY STD H-1Tc <10 MINBY INSPECTION (SMALL SITE)RAINFALL INTENSITIES YR/ MINI (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 - HIGH0.08VEGETAL COVER - NORMAL0.08SURFACE STORAGE - NORMAL0.08TOTAL0.32C (IMPERVIOUS)0.95COUNTY STD H-3PRE-PROJECT COMPOSITE C0.50WEIGHTED AVERAGEPOST- PROJECT COMPOSITE C0.66 DRIVEWAY DRAINAGE TO BE CONTROLLED AND DISPOSED OF VIA UNDERGROUND INFILTRATIONROOF WATER SHALL BE DIRECTED TO LANDSCAPE AREAS FOR INFILTRATION ABOVE GROUND111.64 FF111.47 FF111.90 FF112.87 FFlandscapeEP 112.00EP 112.00FP 111.54FP 111.47FP 111.751%1%FP 111.72FP 111.30FG 111.83FP 110.951%FP 111.311%1%FP 111.20FP 111.72FP 111.63FP 111.301%3%1.4%3.5%1%FP 111.47FP 111.39FP 111.26FP 111.39SAND TRAP W/ STEELGRATE UNDERGROUND STORMWATER CHAMBERS FOR 2419 SF DRIVEWAY6 CHAMBERS = 403 CF W/ 264 SF ROCK SURFACE AREA6" PER HR INFILTRATION PER SOIL REPORT = 26.4 CFM VOL OUTQ=CIADRIVEWAY IMPERVIOUS SURFACE100 YR STORM/ 10 HR DURATION [.95 X.62 X (2419/43560)] X 60 X 60 X 10 = 1177 CF VOL IN100 YR STORM/ 40 MIN DURATION [.95 X 2.03 X (2419/43560)] X 60 X 40 = 257 CF VOL INQ=CIASTRUCTURE IMPERVIOUS SURFACE100 YR STORM/ 10 HR DURATION [.95 X.62 X (3400/43560)] X 60 X 60 X 10 = 1655 CF VOL OR 2.75 CF/ MIN6" PER HR INFILTRATION PER SOIL REPORT = 1" DEPTH X 36 SF = 2.88 CFM VOL 100 YR STORM/ 40 MIN DURATION [.95 X 2.03 X (3400/43560)] X 60 X 40 = 361 CF VOL OR 9.02 CF/MIN6" PER HR INFILTRATION PER SOIL REPORT = 1" DEPTH X 114 SF = 9.12 CFM VOLTHEREFORE, DOWNSPOUTS TO SPLASHBLOCKS PROVIDE ADEQUATE ABSORPTION AREAexist dwto be removedAll project landscaping and irrigation design shall comply with the following standards:1. Rain sensors, either integral or auxiliary, that suspend irrigation during and after rainfall events, shall be required on all irrigation control systems.2. Any water features shall use recirculating water systems.3. Prohibit overhead spray irrigation within twenty-four (24) inches of non-permeable surfaces such as, but not limited to, concrete sidewalks and driveways. Subsurface irrigation may be used as long as other requirements of this chapter are met. Allowable irrigation within the setback from non-permeable surfaces may include drip, drip line, or other low-flow non-spray type of systems. The setback area may be planted or non-planted. The surfacing of the setback may be mulch, gravel, cobles, or other porous material. These restrictions may be modified if the landscape area is adjacent to permeable surfacing, and no runoff occurs or the adjacent non-permeable surface drains entirely to landscaped areas.4. Irrigation systems shall be designed and constructed to achieve a minimum efficiency of seventy-one (71) percent.5. Apply minimum two inch layer of mulch on all exposed soil surface of planting areas.6. The architectural guidelines and covenants, conditions, and restrictions of common interest developments shall not have the effect of prohibiting the use of low-water use plants or requiring turf grass in landscaped areas.7.Turf shall be limited to 20% of the total landscape area available for each parcel and shall be limited to private yard areas.8.All shrub irrigation to be drip tube system with emmitters at plant base.9. All groundcover to be pop up spray irrigation on separate program for control.10. Similar drought tolerant plant material may be substituted during installation if required.fenceCONCEPTUAL LANDSCAPE PLANAgapanthus 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 GallonSSSSSSSSSSLLLLXXXXXXXXXXXXXXXXXXXXXXSSSX22911" = 10'-0"NOV15BYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:OfSheetsOwner: Wade Kelly, 471 Garden Street, Arroyo Grande, CA 878-5404 d e s i g n g r a p h i c s . . .Date: Mar 30, 2016Time: 8:43:38 AMATTACHMENT 4 22911/4"= 1'-0"Friday, November 20, 2015 4:55:44 PMNOV15BYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:OfSheetsOwner: Wade Kelly, 471 Garden Street, Arroyo Grande, CA 878-5404 d e s i g n g r a p h i c s . . .corbels at gable2x6 fascia & guttergarage outlineclosettub/shwrlinenbathdownbed 210 x 11closetbed 310 x 11bathbed 112 x 15shwrwalk inclosetlinenhallhalf wall w/ capductsductspkt drductsfau & wh in attic22' x 24 ft garagelaundDWRRguest/den11'4" x 11'4"9 ft clgbathclosetupkitchen9 ft clgdining10x119 ft clgliving15x239 ft clgpatio dwslgldr slgldrpatio porchtub/shwrPwall w/ cap8 ft clgrailing wallhalltv wallsloped clgopngliving areavestibulelaundrysinkRRWDctrcoatspantryislandentrykitchenhalf walldining area 12x14tub/shwrbathlinclosetclosetsl gl drbed 1bed 2pationew garage 22x221356 sf residenceProject East ElevationNew Residence East ElevationSouth ElevationNorth ElevationShort Streetnew residence elevationnew garage elevationexisting residence elevationexisting residence elevationnew garage elevationnew residence elevationWest Elevationnew residence elevationnew stuccoexisting stuccodimensional composition shingles6" fascia512new dimensional composition shingles6 ft fence2x6 fascia & gutter8" exposure lap siding512512existing 6" fascia512dimensional composition shinglesshingles in gablebeam trimcorbels & bracescraftsman doorstone veneer8" exposure lap sidingexisting stucconew dimensional composition shinglesexisting 6" fascia & overhangnew porch roofnew window trimstone foundationnew stuccocraftsman door8" exposure lap sidingnew stuccoat remodel512new gable roofnew gable roof6 ft fence6 ft fencedimensional composition shingles8" exposure lap siding2x6 fascia & gutter512roof belowUpper FloorLower FloorExisting Residenceporchfencelandinglandingremove portion of existing garage832 SF1033 SF1865 sf residenceNew ResidenceA-2shingles and trimat gable 22911" = 10'-0"NOV15BYREVISIONSDate:Scale:Drawn:Approved:Job:Sheet:OfSheetsOwner: Wade Kelly, 471 Garden Street, Arroyo Grande, CA 878-5404 d e s i g n g r a p h i c s . . .Date: Mar 30, 2016Time: 8:43:05 AMpatiopatio(E) OHD PG&E TO WIRES TO REMAINW(E) OHD PG&E TO REMAIN(E) OHD PG&E TO REMAIN(E) OHD PG&E TO REMAIN(E) OHD PHONE SERVICE DROP TO REMAIN(E) OHD CATV & PHONE SERVICE DROPS TO REMAIN (E) UG PG&ECATV & PHONETO REMAIN(E) OHD CATV TO BE REMOVED OR UNDERGROUNDED(E) OHD PG&E TO REMAIN(E) OHD CATV & PHONE(e) JP(E) JP(e) JP TO REMAIN(E) OHD ELECTRIC SERVICE DROP TO REMAIN(E) OHD ELECTRIC SERVICE DROP TO BE REMOVEDUTILITY LAYOUTU-1Short StreetGAS(E) 6" WATER(E) 6" VCP SEWERGMEMEMGMUNDERGROUND UTILITIES(E) WATER(n) wm(N) 1" WATERSSSSEEEW(E) SEWER LATERALWWEXISTING OVERHEAD CATV & PHONE TO BE REMOVED AND REROUTED UNDERGROUND BETWEEN EXISTING POLES(E) OHD CATV SERVICE DROPEXISTING OVERHEAD CATV SERVICE DROP TO BE REROUTEDEXISTING JOINT POLE TO REMAINEXISTING JOINT POLE TO REMAIN(E) OHD PG&E, CATV & PHONE TO JOINT POLE ACROSS STREET TO REMAIN(E) OHD PHONE SERVICE DROP TO REMAIN(E) WM(E) SEWER LATERAL(N) SEWER LATERALLEGAL DESCRIPTIONLOT 4 & A PORTION OF LOT 5 IN BLOCK 3 OF THE SHORT, MASON & WHITELEY ADDITION, CITY OF ARROYO GRANDEAPN 007-542-020