PC R 20-2338RESOLUTION NO. 20-2338
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO
GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT AND APPROVING CONDITIONAL
USE PERMIT 19-002; LOCATED AT 207 PILGRIM WAY; APPLIED FOR BY NOBLE
VENTURES PROPERTIES, INC.
WHEREAS, the project site is approximately 2.8 acres, zoned Public/quasi-public (PF), and
WHEREAS, the applicant has submitted an application for Conditional Use Permit 19-002
for the construction of 78 assisted living units, 20 memory care units, with a maximum of
120 beds, a conference room, reception area, and administrative offices; and
WHEREAS, the Staff Advisory Committee considered the project on October 9, 2019 and
recommended approval with conditions; and
WHEREAS, the Architectural Review Committee considered the project on October 21,
2019 and recommended approval; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act, Public Resources Code section 21000, et seq.
(CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for
Implementation of CEQA and has reviewed the draft Mitigated Negative Declaration; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project
and considered all testimony and evidence submitted at a duly noticed public hearing
conducted on June 16, 2020; and
WHEREAS, the Planning Commission, after due study, deliberation, and public hearing,
and based on substantial evidence, makes the following findings:
Conditional Use Permit Findings:
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 use of the site for a senior living facility is permitted within the
PF zoning district and the project complies with all applicable provisions of the
Arroyo Grande General Plan and Municipal Code.
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 the site for a senior living facility will not impair the
integrity of the PF district because to the intent of the district is to designate
land for the conduct of public, quasi public, and institutional activities,
RESOLUTION NO. 20-2338
PAGE 2
including the protection of areas needed for such future facilities, and this
facility supports services needed by members of the public.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is approximately 2.8 acres of underutilized land in the PF zoning
district and meets the development standards of the PF zoning district, 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 evaluated
through the Mitigated Negative Declaration prepared for the project 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 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.
The Planning Commission, after consideration of the draft Initial
Study/Mitigated Negative Declaration issued May 15, 2020, and duly
circulated for public review and comment, its supporting studies and
documents, and all facts and evidence presented to it concerning the
proposed project, finds, based on substantial evidence in the record, that
the project, as conditioned, will not result in a significant impact to the
environment and that preparation of an environmental impact report is not
required pursuant to State CEQA Guideline section 15064. Mitigation
measures identified in the draft Mitigated Negative Declaration will mitigate
potentially significant impacts to air quality, cultural resources,
geology/soils, greenhouse gas emissions, hydrology/water quality, noise,
transportation, tribal cultural resources, and utilities/service systems to
levels of insignificance. The mitigation monitoring and reporting program
incorporated into the project's conditions of approval is hereby adopted
consistent with applicable provisions of CEQA and the State CEQA
Guidelines.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo
Grande hereby adopts the Mitigated Negative Declaration as set forth in Exhibit "B",
attached hereto and incorporated herein by this reference in compliance with all applicable
RESOLUTION NO. 20-2338
PAGE 3
provisions of CEQA and the State CEQA Guidelines, and approves Conditional Use Permit
19-002 as set forth in Exhibit "C", 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 Martin, seconded by Commissioner Schiro, and by the
following roll call vote, to wit:
AYES:
Martin, Schiro, Maraviglia and Sage
NOES:
Montes
ABSENT:
None
the foregoing Resolution was adopted this 16th day of June, 2020
RESOLUTION NO. 20-2338
PAGE 4
GLENN MARTIN
CHAIR
ATTEST:
ATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT.
WHITNEY cDONALD, aa'*Kw
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 20-2338
PAGE 5
EXHIBIT `A'
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 19-002
207 PILGRIM WAY
COMMUNITY DEVELOPMENT DEPARTME
PLANNING DIVISION
GENERAL CONDITIONS
This approval authorizes the construction of a senior assisted living facility with 78
assisted living units and 20 memory care units, totaling 120 beds at 207 Pilgrim Way.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for Conditional Use Permit
19-002.
4. This application shall automatically expire on June 16, 2022 unless a building permit
is issued. Thirty (30) days prior to the expiration of the approval, the applicant may
apply for an extension of one (1) year from the original date of expiration.
5. Development shall conform to the development standards for the Public/quasi-public
zoning district, except as otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to the
Planning Commission at the meeting of June 16, 2020, marked Exhibit B and on file
in the Community Development Department.
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.
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
RESOLUTION NO. 20-2338
PAGE 6
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.
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".
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". All parking spaces adjacent 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(s). The trash enclosure
area shall be designed to provide adequate space for collecting and storing solid
waste and recyclable materials, including mixed recycling, separated cardboard and
food waste/organics (when appropriate). All solid waste and recycling area enclosures
that are not located inside a building shall have roofs to prevent contaminants from
washing into the storm drain system. The roof shall extend past any open sides.
Additionally, the roof shall not overhang the front gate so that the garbage trucks can
access the bins.
16. At the time of application for construction permits, the applicant shall provide details
on any proposed exterior lighting, on a photometric plan. The lighting plan shall
include the height, location, and intensity of all exterior lighting consistent with Section
16.48.090 of the Development Code. All lighting fixtures shall be shielded so that
neither the lamp nor the related reflector interior surface is visible from adjacent
properties. All lighting for the site shall be downward directed and shall not create spill
or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED).
17. Landscaping in accordance with the approved landscaping plan shall be installed or
bonded for before final building inspection/establishment of use. The landscape and
irrigation plan shall be prepared by a licensed landscape architect subject to review
and approval by the Community Development and Public Works Departments. The
landscape plan shall be in conformance with Development Code Chapter 16.84
(Water Efficient Landscape Requirements) and shall include the following:
RESOLUTION NO. 20-2338
PAGE 7
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground -mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within five
feet (6) of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants.
iii. An automated irrigation system using smart controller (weather based)
technology.
iv. The selection of groundcover plant species shall include native plants.
V. Linear planters shall be provided in parking areas.
vi. Turf areas shall be limited in accordance with Section 16.84.040 of the
Development Code.
18. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance (431 C.S.) which include but are not
limited to:
a. No mechanical trenching within the drip line of a tree, unless approved
by the Parks and Recreation Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of
any tree.
C. No grading shall occur under a trees dripline, unless approved by the
Public Works Director.
d. A five foot (6) protective fence shall be constructed a minimum of 8'
from the trunk of each tree or at the dripline, whichever distance is
greater.
e. At a minimum, all pruning shall comply with the American National
Standards Institute (ANSI) A300 Pruning Standards and Best
Management Practices. An independent certified arborist, paid for by
the developer and selected by the Public Works Director, shall conduct
all pruning on site. The independent arborist shall report to the City's
Arborist regarding any pruning activities.
19. All trees to be pruned shall be pruned under supervision of a Certified Arborist using
the International Society of Arboriculture (ISA) Pruning Standards.
20. 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.
RESOLUTION NO. 20-2338
PAGE 8
21. All new electrical panel boxes shall be installed inside the building(s).
22. Buildings equipped with a fire sprinkler system shall also have a Fire Department
Connection (FDC), which shall be located adjacent to a fire access roadway and be
remote from all buildings outside the building collapse zone with the final location to
be determined by the Building Official or Fire Chief.
23. Fire Department Connections (FDC) shall be located near a fire hydrant, which is no
closer than 20 feet and no greater than 100 feet with no obstructions or barriers
between the FDC and the hydrant such as roads or driveways.
24. Double detector check valve assemblies shall be located directly adjacent to or within
the respective building to which they serve, and screened to the maximum extent
feasible.
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 that
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 revoked pursuant to Development
Code Section 16.08.100.
INCLUSIONARY HOUSING
27. The developer shall comply with Development Code Chapter 16.80 "Inclusionary
Affordable Housing Requirements".
SPECIAL CONDITIONS
28. The facility shall be equipped with an emergency backup generator that will provide
power to the facility for at least 96 hours in the event of a power shutoff.
29. The facility shall implement a Fall Management Protocol to reduce the risk of
residents from falling. The Protocol shall include a Fall Risk Assessment of each
resident at the time of move -in and as the resident experiences changes in condition
that might affect their risk of falling.
RESOLUTION NO. 20-2338
PAGE 9
PLANNING COMMISSION CONDITIONS
30. The applicant shall coordinate an additional staff review with the Traffic Engineer with
the updated peak trips to calculate the mitigation fee for infrastructure improvements
at the Fair Oaks Avenue/Orchard Street/US 101 SB off -ramp intersection.
31. The applicant shall fully pave the portion of the driveway adjacent to the southern
property line and remove the chain blocking access.
32. The applicant shall install a six-foot (6') block wall along the eastern edge of the
property, between US101 and the project.
33. The applicant shall limit deliveries to the facility during critical traffic hours
34. The applicant shall coordinate with Lucia Mar Unified School District on timing of shift
changes.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
35. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
FIRE I ANF.q
36. Prior to 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.
38. All fire lanes must be fully paved.
39. Prior to issuance of a certificate of occupancy, the applicant shall grant an
emergency access easement to the City of Arroyo Grande along the southern
boundary of the property, in a form approved by the City Attorney.
FIRE FLOW/FIRE HYDRANTS
40. Project shall have a fire flow in accordance with the California Fire Code.
41. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
RESOLUTION NO. 20-2338
PAGE 10
SECURITY KEY BOX
42. The applicant must provide an approved "security key box," per Building and Fire
Department guidelines and per the California Fire Code.
FIRE SPRINKLER
43. All buildings must be fully sprinklered per Building and Fire Department guidelines and
per the California Fire Code.
44. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted
by the City of Arroyo Grande.
ABANDONMENT / NON -CONFORMING
45. The applicant shall show proof of properly abandoning all non -conforming items such
as septic tanks, wells, underground piping and other infrastructure that is no longer
necessary for the proposed project. .
DEMOLITION PERMIT / RETAINING WALLS
46. 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.
FLOOD PROOFED NON-RESIDENTIAL BUILDINGS
47. Provide written certification that the envelope of the structure is watertight with walls
substantially impermeable to the passage of water required under 44 Code of
Federal Regulations (44 CFR 60.3 (c)(3))
48. Provide a comprehensive Maintenance Plan for the entire structure to include but
not limited to:
a. Exterior envelope of structure
b. All penetrations to the exterior of the structure
c. All shields, gates, barriers, or components, designed to provide flood
proofing protection to the structure
d. All seals or gaskets for shields, gates, barriers, or components
e. Location of all shields, gates, barriers, and components as well as all
associated hardware, and any materials or specialized tools necessary to
seal the structure
49. The developer shall reimburse the City for all costs associated with outside plan
checks performed at either the developer's or City's request.
RESOLUTION NO. 20-2338
PAGE 11
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD. STORMWATER CONTROL PLAN. OPERATIONS AND MAINTENANCE PLAN,
AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
50. The Applicant shall develop, implement and provide to the City:
a. Prior to issuance of a building or grading permit a Stormwater Control Plan
that clearly provides engineering analysis of all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls complying with
Engineering Standard 1010 Section 5.2.2.
b. Prior to final acceptance of the improvements and/or Occupancy, whichever
comes first; an Operations and Maintenance Plan, Maintenance Agreements,
and Maintenance Notification that clearly establish responsibility for all Water
Quality Treatment, Runoff Retention, and Peak Flow Management controls
complying with Engineering Standard 1010 Section 5.2.3.
c. Annual Maintenance Notification indicating that all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls are being maintained
and are functioning as designed per Engineering Standard 1010 Section
5.2.3 C.
d. All reports and plans must be completed by either a Registered Civil Engineer
or Qualified Stormwater Pollution Prevention Plan Developer (QSD).
51. Annual - Maintenance Notification. The Owner/Applicant shall provide a signed
annual statement notifying the City of compliance with all maintenance requirements
for 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 the facilities continue
to function as designed or have been repaired or replaced
g. Statement describing any vector or nuisance problems
GENERAL CONDITIONS
52. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
53. For work requiring engineering inspections, working hours shall comply with Standard
Specification Section 5-1.01.
RESOLUTION NO. 20-2338
PAGE 12
54. Provide trash enclosure in compliance with Engineering Standard 9060 with
solid/rain-deflecting roof. Drain of trash enclosure to tie into the grease interceptor
prior to entering sanitary sewer.
55. 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.
56. All project improvements shall be designed and constructed in accordance with the
most recent version of the City of Arroyo Grande Standard Specifications and
Engineering Standards.
57. Record Drawings ("as -built" plans) are required to be submitted prior to release of the
Faithful Performance Bond.
58. Submit as -built plans at the completion of the project or improvements as directed by
the Community Development Director in compliance with Engineering Standard 1010
Section 9.3 E. Provide One (1) set of paper prints and electronic documents on CD
or flash drive in both AutoCAD and PDF format. AutoCAD drawings shall be in State
plane coordinates.
59. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
60. Preserve existing survey monuments and vertical control benchmarks in compliance
with Standard Specifications Section 5-1.26A.
61. Provide one (1) new vertical control survey benchmark, per City Standard, as directed
by City Engineer.
IMPROVEMENT PLANS
62. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the
Community Development Department Engineering Division be separate submittal
from any vertical construction/structures building improvement plans.
63. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall
be prepared by a registered Civil Engineer or qualified specialist licensed in the State
of California and approved by the Public Works Department and/or Community
Development Department. The following plan sheet shall be provided:
a. Site Plan
i. The location and size of all existing and proposed water, sewer, and
storm drainage facilities within the project site and abutting streets or
alleys.
RESOLUTION NO. 20-2338
PAGE 13
ii. The location, size and orientation of all trash enclosures.
iii. All existing and proposed parcel lines and easements crossing the
property.
iv. The location and dimension of all existing and proposed paved areas.
v. The location of all existing and proposed public or private utilities.
vi. Location of 100 -year flood plain and any areas of inundation within
project area.
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
g. Utilities — Composite Utility
h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right -of -Way
k. Tree Protection Plan
I. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Other improvements as required by the Community Development Director.
(NOTE: All plan sheets must include City standard title blocks)
p. Engineers estimate for construction cost based on County of San Luis Obispo
unit cost.
64. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
65. Prior to approval of an improvement plan, the applicant shall enter into an agreement
with the City for inspection of the required improvements.
66. Applicant shall fund outsourced plan and map check services, as required.
67. The applicant shall be responsible for obtaining an encroachment permit for all work
within a public right-of-way (City, County and/or Caltrans).
STREET IMPROVEMENTS
68. Obtain approval from the Public Works Director prior to excavating in any street
recently over -laid or slurry sealed. The Director shall approve the method of repair of any
such trenches, but shall not be limited to an overlay or Type 2 slurry seal.
69. Remove existing roadway striping and markers prior to any overlay or slurry seal
work to the satisfaction of the Public Works Director. Use only thermoplastic roadway
striping.
RESOLUTION NO. 20-2338
PAGE 14
70. Upon completion of construction, a Class 2 Slurry Seal shall be provided on Orchard
Street from Pilgrim Way to Castillo Del Mar.
71. Street width geometry shall comply with Engineering Standard 7010. The following
streets are designated as:
a. Local Road: Orchard Street
72. Staff shift changes for the facility shall be prohibited during the peak high school
periods to prevent traffic impacts adjacent to the site.
CURB, GUTTER, AND SIDEWALK
73. Repair concrete curb, gutter, and sidewalk along the project frontage as directed by
the Community Development Director and Public Works Director.
74. Color any such new facilities as directed by the Community Development Director.
75. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards.
76. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
77. 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.
78. Drive approach shall be constructed to commercial standards using City engineering
standard 2117.
DEDICATIONS AND EASEMENTS
79. Provide a 10' wide public easement to the City of Arroyo Grande for all on-site fire
hydrant and water mains.
80. All easements, abandonments, or similar documents, shall be prepared by the
applicant on 8 1/2 x 11 City standard forms, shall be approved by the City Attorney, 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
fees required for City processing.
GRADING AND DRAINAGE
81. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit one
(1) copies of the final project -specific Storm Water Pollution Prevention Plan (SWPPP) or
a Water Pollution Control Plan (WPCP) consistent with the San Luis Obispo Regional
Water Quality Control Board (RWCB) requirements.
RESOLUTION NO. 20-2338
PAGE 15
82. All grading shall be performed in accordance with the City Grading Ordinance and
Standard Specifications and Engineering Standards.
83. Drainage facilities shall be designed in compliance with Engineering Standard
1010 Section 5.1.2.
84. 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. The date of the soils report
shall be less than 3 years old at the time of submittal.
85. The applicant shall dedicate a pedestrian access easement(s) for an ADA
accessible path across the driveway.
86. Infiltration basins shall be designed based on soil percolation tests. Infiltration test
shall include adequate borings depth of 10 feet below proposed basin depth and
frequency to support design recommendations.
87. The applicant shall submit an engineering study regarding flooding related to the
project site. Any portions of the site subject to flooding from a 100 -year storm shall be
shown on a recorded document, and shall be noted as a building restriction.
88. The applicant shall provide on-site storm water retardation facilities designed and
constructed to Public Works and Community Development requirements, and the
following:
a. The 100 -year basin outflow shall not exceed the pre -development flow.
b. The 100 -year basin outflow shall be limited to a level which does not cause
the capacity of existing downstream drainage facilities to be exceeded.
89. The applicant shall evaluate and ensure that the existing drainage swale maintains
proper flow capacity.
90. The applicant shall clean and grade the existing drainage swale.
91. The applicant shall evaluate and ensure that the existing drainage swale wall
maintains a proper height.
92. The applicant shall retrofit existing drainage inlet (to remain) on Orchard Street with
full capture device per RWQCB specs.
93. The applicant shall install a new drainage inlet on Orchard Street frontage. The new
drainage inlet to be Filterra tree well or equivalent.
RESOLUTION NO. 20-2338
PAGE 16
94. Geotechnical engineer to provide review of proposed permeable pavers with regard
to manufacturer's specified compaction as well as distance from building
foundations.
WATER
95. The applicant shall connect an 8" water main on site to the 8" water main on Orchard
Street. This main shall be looped on site to prevent a dead end.
96. Provide a proper size (3" or 4", depending on flow requirements) master water meter.
97. A Reduced Pressure Principle (RPP) backflow device is required on all water lines
to the structure and/or landscape irrigation) per City standard 6420.
98. A Double Detector Check (DDC) backflow device is required on the water service
line to the structure. Fire Department Connections (FDC) must be remote and
locations to be approved by the Building Official and Fire Chief.
99. Provide a fire line (6" or 8", depending on flow requirements) to the project for the
sprinkler system with a DDC per City standards 6410 and 6430. The DDC shall be
placed inside the building or adjacent to the building. Other locations for the DDC
shall be approved by the Community Development Director.
100. Non -potable water is available for purchase at the Soto Sports Complex. The cost is
established by the City's most recent water rate study. The City of Arroyo Grande does
not allow the use of hydrant meters.
101. Existing water services to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
SEWER
102. The developer shall connect to the existing maintenance hole (MH1496) on Castillo
Del Mar at the Tract 2207 boundary.
103. The developer to install a double pump/motor sewer lift station (properly sized) with
emergency backup power capability. Emergency backup standby generator to have
automatic switch.
104. The new force main connection shall be constructed of 6" PVC -C900.
105. The maintenance hole connection shall be core drilled at invert flow into the existing
channel.
106. The maintenance hole will require a protective epoxy coating. Use Epoxytech
products or equivalent.
RESOLUTION NO. 20-2338
PAGE 17
107. The onsite sewer system will be private, and include the force main located in the
City Right of Way. A standard license agreement will be required for all private sewer
systems in the City Right of Way.
108. The developer shall provide flow calculations to prove the existing 8" sewer main to
Valley Road will provide sufficient flow capacity for the development including the
buildout of Vista Del Mar and Heights at Vista Del Mar.
109. Developer to install a (properly sized) grease interceptor with access in the parking
lot prior to flow entering the sewer lift station.
110. All sewer laterals shall comply with Engineering Standard 6810.
111. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with Standard Specifications and Engineering Standards.
112. Obtain approval from the South San Luis Obispo County Sanitation District for the
development's impact to District facilities prior to permit issuance. The applicant shall
be responsible for any conditions or mitigation required by the San Luis Obispo County
Sanitation District
113. Obtain approval from the South San Luis Obispo County Sanitation District prior to
relocation of any District facilities.
114. Submit a will -serve letter from South County Sanitary stating that the property access
and location of trash receptacles is adequate for trash collection service.
PUBLIC UTILITIES
115. 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.
116. All new and relocated dry utilities shall be shown on a utility plan.
117. Prior to approving any building permit within the project for occupancy, all conditions
of approval for project shall be satisfied.
118. Public Improvement plans shall be submitted to the public utility companies for
review and approval. Utility comments shall be forwarded to the Director of Public
Works for approval.
119. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
RESOLUTION NO. 20-2338
PAGE 18
TREE PRESERVATION/TREE REMOVAL PLAN
120. Prior to issuance of grading permit and during construction the applicant shall
comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance.
121. Prior to issuance of a grading or building permit, the developer shall submit a tree
preservation and tree removal plan to the Director of Public Works/City Arborist for
undeveloped parcels or lots with trees. The plan shall include the location, size and
species of all trees located on the lot or on adjoining lots, where development could
affect the roots or limbs of trees on adjacent property.
122. All significant trees to be removed as designated by the Director of Public Works/City
Arborist shall be replaced at a 3:1 ratio and planted on site. With the approval of the
Public Works Director, tree removal shall be mitigated by planting on site, off-site, or
payment of in -lieu fees (at the current street tree fee rate for a 15 -gallon tree). Larger
trees may be required to mitigate tree removal. Prior to occupancy, all trees shall
be planted or fees paid.
123. Prior to any work on the site, all trees to remain on site shall be marked with
paint/ribbon and protected by a five (6) foot vinyl or chain link fence. The fence shall
be located at a minimum of eight (8') foot radius from the trunk of the tree.
124. Oak tree diameter to be measured at 4' up from base of trunk.
125. Oak tree dripline is 1 foot away from trunk for every inch of diameter.
126. All trenching or other excavation within dripline of oak trees shall be performed by
hand digging. All excavation within tree dripline to be observed by a certified arborist.
127. Roots with a diameter of 2" or greater will be cut cleanly by handsaw. All root cutting
to be observed by a certified arborist.
128. No driving or parking of equipment or vehicles within the dripline of oak trees during
grading and construction.
129. No storage of materials, soil, or trash within the dripline of oak trees.
130. No washout/cleanup of materials or equipment within the dripline of oak trees.
131. Ensure sufficient vertical clearance for the fire lane with existing oak tree on southeast
corner of development, consistent with all other tree pruning and maintenance
requirements of these conditions of approval and the City's Community Tree
Ordinance.
RESOLUTION NO. 20-2338
PAGE 19
PUBLIC SAFETY
132. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
133. Prior to issuance of a certificate of occupancy, the applicant shall post accessible
parking signage, per California Building Code Section 11A and other applicable
standards.
134. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary
alarm system per Police Department guidelines, and pay the Police Department alarm
permit application fee of ($94.00). Annual renewal fee is $31.00.
135. Prior to issuance of a certificate of occupancy, for any parking lots available to the
public located on private lots, the developer shall post private property "No Parking"
signs in accordance with the handout available from the Police Department.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
136. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Plan check for grading plans (Based on an approved earthwork estimate).
b. Plan check for improvement plans (Based on an approved construction
cost estimate).
c. Permit Fee for grading plans (Based on an approved earthwork estimate).
d. Inspection Fee for public works construction plans (Based on an approved
construction cost estimate).
e. Plan Review Fee (Based on the current Building Division fee schedule.
NOTE: The applicant is responsible to pay all fees associated with outside
plan review consultants)
137. 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.
c. Water Meter charge to be based on codes and rates in effect at the time
of building permit issuance.
d. Water Availability charge, to be based on codes and rates in effect at the
time of building permit issuance.
e. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
f. Traffic Signalization fee, to be based on codes and rates in effect at the
RESOLUTION NO. 20-2338
PAGE 20
time of building permit issuance.
g. Sewer Connection fee, to be based on codes and rates in effect at the time
of building permit issuance.
h. South San Luis Obispo County Sanitation District Connection fee.
i. Drainage fee, as required by the area drainage plan for the area being
developed.
j. Park Development fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall be
provided for existing houses), to be based on codes and rates in effect at
the time of building permit issuance.
k. Construction Tax, the applicant shall pay a construction tax.
I. Alarm Fee, to be based on codes and rates in effect at the time of
development.
m. Strong Motion Instrumentation Program (SMIP) Fee, to be based on
codes and rates in effect at the time of development.
n. Building Permit Fee, to be based on codes and rates in effect at the time of
development.
138. FEES TO BE PAID OR LAND DEDICATED PRIOR TO OCCUPANCY:
a. Affordable Housing in Lieu fee, in accordance with Chapter 16.80 of
the Development Code.
139. Applicants shall pay a pro -rata share of the estimated costs for construction of two
roundabouts at the intersection of East Grand Avenue/U.S. Highway 101 northbound
ramps and the intersection of East Branch Street and Traffic Way. The pro -rata share
shall be based upon the anticipated number of trips generated by the facility as a
percentage of the capacity of the roundabouts.
BONDING SURETY
140. Erosion Control, prior to issuance of the grading or building permit, all new
residential construction requires posting of a $1,200.00 performance bond for erosion
control and damage to the public right-of-way. This bond is refundable upon successful
completion of the work, less expenses incurred by the City in maintaining and/or
restoring the site.
141. The applicant shall provide bonds or other financial security for the public
improvements and site grading. All bonds or security shall be in a form acceptable to
the City, and shall be provided prior to release of grading or building permits, unless
noted otherwise. The minimum term for Improvement securities shall be equal to the
term of the improvement agreement.
a. Faithful Performance, 100% of the approved estimated cost of all
public improvements and grading.
b. Erosion Control and Landscape, 100% of the approved estimated
RESOLUTION NO. 20-2338
PAGE 21
cost of all erosion control work during construction and the estimated
cost of all final landscaping after construction is complete. This bond
is refundable upon successful completion of the work, less expenses
uncured by the City in maintaining and/or restoring the site.
c. Labor and Materials, 50% of the approved estimated cost of all
subdivision improvements.
d. One Year Guarantee, 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance
of the subdivision improvements.
e. Monumentation, 100% of the estimated cost of setting survey
monuments.
f. 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
g. Accessory Structures, the applicant shall remove or bond for removal
of all accessory structures not sharing a parcel with a residence.
h. Curb cuts, the applicant shall construct or bond for construction of
individual curb cuts and paved driveways for site access.
MITIGATION MEASURES
A negative declaration with mitigation measures has been adopted for this project. The
following mitigation measures shall be implemented as conditions of approval and shall be
monitored by the appropriate City department or responsible agency. The applicant shall
be responsible for verification in writing by the monitoring department or agency that
the mitigation measures have been implemented.
145. MM III -1: On -road diesel vehicles shall comply with Section 2485 of Title 13 of the
California Code of Regulations. This regulation limits idling from diesel -fueled
commercial motor vehicles with gross vehicular weight ratings of more than 10,000
pounds and licensed for operation on highways. It applies to California and non -
California based vehicles. In general, the regulation specifies that drivers of said
vehicles:
Shall not idle the vehicle's primary diesel engine for greater than 5 minutes
at any location.
Shall not operate a diesel -fueled auxiliary power system (APS) to power a
heater, air conditioner, or any ancillary equipment on that vehicle during
sleeping or resting in a sleeper berth for greater that 5 minutes at any
location when within 1,000 feet of a restricted area.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande —
Public Works Department
During Construction
Engineering Division,
RESOLUTION NO. 20-2338
PAGE 22
146. MM III -2: Off-road diesel equipment shall comply with the 5 -minute idling
restriction identified in Section 2449(d)(2) of the California Air Resources Board's
In -Use Off -Road Diesel regulation.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering
Division, Public Works Department
Timing: During Construction
147. MM III -3: Signs must be posted in the designated queuing areas and job sites to
remind drivers and operators of the State's 5 -minute idling limit.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division,
Public Works Department
Timing: During Construction
148. MM III -4: The project applicant shall comply with these more restrictive
requirements to minimize impacts to nearby sensitive receptors (adjacent
residential development, high school):
• Staging at queuing areas shall not be located within 1,000 feet of sensitive
receptors;
• Diesel idling within 1,000 feet of sensitive receptors shall not be permitted;
• Use of alternative fueled equipment is recommended; and
• Signs that specify no idling areas must be posted and enforced at the site.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division,
Public Works Department
Timing: During Construction
149. MM III -5: The project shall implement the following mitigation measures to manage
nitrogen oxide (NOx), reactive organic cases (ROG), and diesel particulate matter
(DPM) emissions:
• Maintain all construction equipment in proper tune according to
manufacturer's specifications;
• Fuel all off-road and portable diesel powered equipment with ARB certified
motor vehicle diesel fuel (non -taxed version suitable for use off-road);
• Use diesel construction equipment meeting ARB's Tier 2 certified engines
or cleaner off-road heavy-duty diesel engines, and comply with the State
Off -Road Regulation;
RESOLUTION NO. 20-2338
PAGE 23
• Use on -road heavy-duty diesel engines, and comply with the State On -Road
Regulation;
• Construction or trucking companies with fleets that do not have engines in
their fleet that meet the engine standards identified in the above two
measures (e.g. captive or NOx exempt area fleets) may be eligible by
proving alternative compliance;
• Electrify equipment when feasible;
• Substitute gasoline -powered in place of diesel -powered equipment, where
feasible; and
• Use alternatively fueled construction equipment on-site where feasible,
such as compressed natural gas (CNG), liquefied natural gas (LNG),
propane or biodiesel.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division,
Public Works Department
Timing: During Construction
150. MM III -6: The project shall implement the following mitigation measures to manage
fugitive dust emissions such that they do not exceed the APCD's 20% opacity limit
(APCD Rule 401) or prompt nuisance violations (APCD Rule 402):
• Reduce the amount of the disturbed area where possible;
• Use of water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site and from exceeding the APCD's limit of
20% opacity for greater than 3 minutes in any 60 -minute period. Increased
watering frequency would be required when wind speeds exceed 15 mph.
Reclaimed (non -potable) water shall be used;
• All dirt stock pile areas should be sprayed daily and covered with tarps or
other dust barriers as needed;
• Permanent dust control measures identified in the approved project
revegetation and landscape plans shall be implemented as soon as
possible, following completion of any soil disturbing activities;
• Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be shown with a fast germinating,
non-invasive, grass seed and watered until vegetation is established;
• All disturbed soil areas not subject to revegetation should be stabilized
using approved chemical soil binders, jute netting, or other methods
approved in advance by the APCD;
• All roadways, driveways, sidewalks, etc. to be paved should be completed
as soon as possible. In addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are used;
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site;
RESOLUTION NO. 20-2338
PAGE 24
• All trucks hauling dirt, sand, soil, or other loose materials are to be covered
or should maintain at least two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance with CVC Section
23.114;
• Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site;
• Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers shall be used with reclaimed water
should be used where feasible. Roads shall be pre -wetted prior to
sweeping when feasible;
• A listing of all required mitigation measures should be included on grading
and building plans; and,
• The contractor or builder shall designate a person or persons to monitor the
fugitive dust emissions and enhance the implementation of the measures
as necessary to minimize dust complaints, reduce visible emissions below
the APCD's limit of 20% opacity for greater than 3 minutes in any 60 -minute
period. Their duties shall include holidays and weekend periods when work
may not be in progress. The name and telephone number of such persons
shall be provided to the APCD Compliance Division prior to the start of any
grading, earthwork or demolition.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division,
Public Works Department
Timing: Prior to start of work and during construction
151. MM III -7: Prior to the start of the project, the applicant shall obtain all necessary
permits for equipment to be used during construction by contacting the APCD
Engineering Division at (805) 781-5912.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division,
Public Works Department, APCD
Timing: Prior to issuance of grading permit
152. MM III -8: Burning of vegetative material on the development site shall be
prohibited.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division,
Public Works Department
Timing: During Construction
153. MM III -9: Should hydrocarbon -contaminated soil be encountered during
construction activities, the APCD shall be notified within forty-eight (48) hours of
such contaminated soil being discovered to determine if an APCD permit is
RESOLUTION NO. 20-2338
PAGE 25
required. In addition, the following measures shall be implemented immediately
after contaminated soil is discovered:
• Covers on storage piles shall be maintained in place at all times in areas
not actively involved in soil addition or removal.
• Contaminated soil shall be covered with at least six (6) inches of packed,
uncontaminated soil or other TPH — non -permeable barrier such as plastic
tarp. No headspace shall be allowed where vapors could accumulate.
• Covered piles shall be designed in such a way as to eliminate erosion due
to wind or water. No openings in the covers are permitted.
• During soil excavation, odors shall not be evident to such a degree as to
cause a public nuisance.
• Clean soil must be segregated from contaminated soil.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande —
Public Works Department
During Construction
Engineering Division,
154. MM III -10: The project shall implement a minimum of eight (8) Standard Mitigation
Measures as stated in Table 3-5 of the APCD's 2012 CEQA Handbook.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande —
Public Works Department
During Construction
Engineering Division,
155. MM III -11: Prior to any demolition at the site, the applicant shall obtain a Notification
of Demolition and Renovation form approved by the APCD.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande —
Public Works Department
During Construction
Engineering Division,
156. MM III -12: Proposed truck routes shall be evaluated and selected to ensure routing
patterns have the least impact to residential dwellings and other sensitive
receptors, such as schools, parks, day care centers, nursing homes, and hospitals.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande — Engineering Division,
Public Works Department
During Construction
RESOLUTION NO. 20-2338
PAGE 26
157. MM V-1: If a potentially significant cultural resource is encountered during
subsurface earthwork activities, all construction activities within a 100 -foot radius
of the find shall cease until a qualified archaeologist determines whether the
uncovered resource requires further study. A standard inadvertent discovery
clause shall be included in every grading and construction contract to inform
contactors of this requirement. Any previously undiscovered resources found
during construction shall be recorded on appropriate California Department of
Parks and Recreation (DPR) forms and evaluated for significance in terms of
California Environmental Quality Act criteria by a qualified archaeologist.
Potentially significant cultural resources consist of, but are not limited to, stone,
bone, glass, ceramic, wood, or shell artifacts; fossils; or features including hearths,
structural remains, or historic dumpsites. If the resources is determined significant
under CEQA, the qualified archaeologist shall prepare and implement a research
design and archaeological data recovery plan that will capture those categories of
data for which the site is significant. The archaeologist shall also perform
appropriate technical analysis, prepare a comprehensive report, and file it with the
appropriate Information Center and provide for the permanent curation of the
recovered materials.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division,
Public Works Department
Timing: During Construction
158. MM V-2: If human remains are encountered during earth -disturbing activities, all
work in the adjacent area shall stop immediately and the San Luis Obispo County
Coroner's office shall be notified. If the remains are determined to be Native
American in origin, the Native American Heritage Commission shall be notified and
will identify the Most Likely Descendent, who will be consulted for
recommendations for treatment of the discovered remains.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande —
Public Works Department
During Construction
Engineering Division,
159. MM VII -1: All construction plans shall incorporate the recommendations of the
geotechnical study prepared for the project by GeoSolutions Inc, dated 2018.
Responsible Party:
Monitoring Agency:
Timing:
Developer
City of Arroyo Grande — Engineering Division,
Public Works Department
During Construction
160. MM VIII -1: Prior to issuance of a building permit, all construction plans shall
incorporate the following GHG-reducing measures where applicable:
RESOLUTION NO. 20-2338
PAGE 27
• Incorporate outdoor electrical outlets to encourage the use of electric
appliances and tools.
• Provide shade tree planting in parking lots to reduce evaporative emissions
from parked vehicles. Design should provide 50% tree coverage within 10
years of construction using low ROG emitting, low maintenance native
drought resistant trees.
• No residential wood burning appliances.
• Trusses for south -facing portions of roofs shall be designed to handle dead
weight loads of standard solar -heated water and photovoltaic panels. Roof
design shall include sufficient south -facing roof surface, based on structures
size and use, to accommodate adequate solar panels. For south facing roof
pitches, the closest standard roof pitch to the ideal average solar exposure
shall be used.
• Increase the building energy rating by 20% above Title 24 requirements.
Measures used to reach the 20% rating cannot be double counted.
• Plant drought tolerant, native shade trees along southern exposures of
buildings to reduce energy used to cool buildings in summer.
• Utilize green building materials (materials which are resource efficient,
recycled, and sustainable) available locally if possible.
• Install high efficiency heating and cooling systems.
• Design building to include roof overhangs that are sufficient to block the
high summer sun, but not the lower winter sun, from penetrating south
facing windows (passive solar design).
• Utilize high efficiency gas or solar water heaters.
• Utilize built-in energy efficient appliances (i.e. Energy Star®).
• Utilize double -paned windows.
• Utilize energy efficient interior lighting.
• Install energy -reducing programmable thermostats.
• Use roofing material with a solar reflectance values meeting the EPA/DOE
Energy Star® rating to reduce summer cooling needs.
• Eliminate high water consumption landscape (e.g., plants and lawns) in
residential design. Use native plants that do not require watering and are
low ROG emitting.
• Provide on-site bicycle racks for employees and visitors.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Planning, Building, and
Engineering Divisions, Community
Development Department
Timing: Prior to issuance of a building permit.
161. MM X-1: The following BMPs shall be incorporated into the project:
RESOLUTION NO. 20-2338
PAGE 28
• Run-off Control: Maintain post -development peak runoff rate and average
volume of runoff at levels that are similar to pre -development levels.
• Labeling and Maintenance of Storm Drain Facilities: Label new storm drain
inlets with "No Dumping — Drains to Ocean" to alert the public to the
destination of stormwater and to prevent direct discharge of pollutants into
the storm drain.
• Common Area Litter Control: Implement a trash management and littler
control program to prevent litter and debris from being carried to water
bodies or the storm drain system.
• Food Service Facilities: Design the food service facility to have a sink or
other area for cleaning floor mats, containers, and equipment that is
connected to a grease interceptor prior to discharging to the sanitary sewer
system. The cleaning area shall be large enough to clean the largest mat or
piece of equipment to be cleaned
• Refuse Areas: Trash compactors, enclosures and dumpster areas shall be
covered and protected from roof and surface drainage. Install a self-
contained drainage system that discharges to the sanitary sewer if water
cannot be diverted from the areas.
• Outdoor Storage Controls: Oils, fuels, solvents, coolants, and other
chemicals stored outdoors must be in containers and protected from
drainage by secondary containment structures such as berms, liners, vaults
or roof covers and/or drain to the sanitary sewer system. Bulk materials
stored outdoors must also be protected from drainage with berms and
covers. Process equipment stored outdoors must be inspected for proper
function and leaks, stored on impermeable surfaces and covered.
Implement a regular program of sweeping and litter control and develop a
spill cleanup plan for storage areas.
•
Cleanin-g, Maintenance and Processina Controls: Areas used for washing,
steam cleaning, maintenance, repair or processing must have impermeable
surfaces and containment berms, roof covers, recycled water wash facility,
and discharge to the sanitary sewer. Discharges to the sanitary sewer may
require pretreatment systems and/or approval of an industrial waste
discharge permit.
• Street/parking lot Sweeping: Implement a program to regularly sweep
streets, sidewalks and parking lots to prevent the accumulation of littler and
debris. Debris resulting from pressure washing should be trapped and
collected to prevent entry into the storm drain system. Wash water
RESOLUTION NO. 20-2338
PAGE 29
containing any cleaning agent or degreaser should be collected and
discharged to the sanitary sewer.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Planning, Building, and
Engineering Divisions
Timing: Prior to issuance of a Building Permit and
maintained throughout the life of the project
162. MM XIII -1: Construction activities shall be restricted to between the hours of 8 a.m.
and 5 p.m. Monday through Friday. No construction shall occur on Saturday or
Sunday. Equipment maintenance and servicing shall be confined to the same
hours. To the greatest extent possible, grading and construction activities should
occur during the middle of the day to minimize the potential for disturbance of noise
to neighboring sensitive uses.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Planning, Building, and
Engineering Divisions
Timing: During construction
163. MM XIII -2: All equipment will have sound -control devices that are no less effective
than those provided on the original equipment. No equipment will have an unmuf led
exhaust.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Planning, Building, and
Engineering Divisions
Timing: During construction
164. MM XIII -3: Equipment mobilization areas, watertanks, and equipment storage areas
shall be placed in a central location as far from sensitive receptors as feasible.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Planning, Building, and
Engineering Divisions
Timing: During construction
165. MM XVII -1: The developer shall pay pro -rata share contributions for the
roundabout improvements at the Fair Oaks Avenue/Orchard Street/US 101
Southbound off -ramp intersection.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Planning, Building, and
Engineering Divisions
Timing: During construction
RESOLUTION NO. 20-2338
PAGE 30
166. MMXVII-2: Shift changes at the proposed senior living facility shall be prohibited
during Arroyo Grande High School peak periods.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Planning, Building, and
Engineering Divisions
Timing: Life of the Project
167. MM XVIII -1: Implement MM -CUL -1 through CUL -2
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Planning, Building, and
Engineering Divisions
Timing: During construction
168. MM XIX: The development shall include the Low Impact Development, water
conserving fixtures, and water conserving landscape strategies identified in the
Water Conservation Plan (In Balance 2017).
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Planning, Building, and
Engineering Divisions
Timing: During construction