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2020-06-16_8a Orchard Senior Living
MEMORANDUM TO: PLANNING COMMISSION FROM: WHITNEY McDONALD, COMMUNITY DEVELOPMENT DIRECTOR BY: ANDREW PEREZ, ASSOCIATE PLANNER SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 19-002, AND ADOPTION OF MITIGATED NEGATIVE DECLARATION PURSUANT TO CALIFORNIA ENVIRONMENTAL QUALITY ACT, AUTHORIZING CONSTRUCTION OF AN ASSISTED LIVING FACILITY FOR SENIORS CONSISTING OF 78 ASSISTED LIVING AND 20 MEMORY CARE UNITS, TOTALING 120 BEDS; LOCATION – 207 PILGRIM WAY; APPLICANT – NOBLE VENTURES PROPERTIES, INC.; REPRESENTATIVE – WARREN HAMRICK DAT E: JUNE 16, 2020 SUMMARY OF ACTION: Approval of the project would result in the construction of an assisted living facility for seniors with 120 beds on a vacant parcel. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: There is the potential for increased costs associated with the anticipated number of calls to the Five Cities Fire Authority typical of assisted living facilities. Proposed conditions of approval would help alleviate these increased costs. RECOMMENDATION: It is recommended that the Planning Commission (PC) adopt a Resolution adopting the Mitigated Negative Declaration and approving the proposed project. BACKGROUND: Location The project site is located in the Public/quasi-public (PF) zoning district located between Orchard Street and US Highway 101 right-of-way. An application for a lot line adjustment approved by the Planning Commission on August 20, 2019, between 631 Arroyo Avenue and 103 Pilgrim Way created the 2.8 acre project site (Attachment 1). The project site is a mostly vacant parcel that is relatively flat that abuts a parcel developed with a religious facility and a single-family residence to the north, and undeveloped parcels to the south and east. A seasonal drainage channel is located between the project site and the religious facility to the north. Approximately 300 feet Item 8.a - Page 1 south of the project site is the next closest residential development. The project site can be accessed from Orchard Street. Existing vegetation consists primarily of weeds and grasses with some trees adjacent to Orchard Street. Pre-Application Review The applicant processed Pre-Application 18-003 in July and August 2018 to obtain preliminary feedback from the Staff Advisory Committee (SAC) on the project. The comments from staff resulted in minor alterations to the unit mix, bed count, and parking configuration. Staff provided direction about development standards applicable to the project, particularly lot coverage, floor-area ratio and maximum height. Other issues identified included emergency department access, water consumption and neutralization, stormwater management, and flood hazard management. The applicant revised the project based on these comments and subsequently submitted the application now under consideration. Staff Advisory Committee The SAC reviewed the project on multiple occasions. The Committee’s discussion focused on the project’s fire access, site circulation, stormwater management and conditions of approval relating to an anticipated increase in calls for service to emergency medical services, particularly Five Cities Fire Authority, and cost recovery for that anticipated increase. Members of the SAC were in support of the project with the conditions in the attached Resolution. Architectural Review Committee The Architectural Review Committee (ARC) reviewed the project at their meeting on October 21, 2019 (Attachment 2). The ARC discussed the need for the project within the community, site design, access, and landscaping. The Committee was supportive of the project, but had recommendations concerning the architectural details and the color palette. The Committee expressed concern with potential adverse impacts to the neighborhood to the south and impacts to an already congested intersection at Fair Oaks Avenue and Orchard Street during shift changes of employees, but ultimately recommended approval of the project to the Planning Commission. ANALYSIS OF ISSUES: Project Description The proposed project is described as a residential care facility for the elderly, licensed by the State of California Community Care Licensing Division (Attachment 3). The facility will consist of 78 assisted living units and 20 memory care units. Within the assisted living portion of the facility, there would be 31 studios, 41 one-bedroom units, and 6 two- bedroom units. The memory care portion of the facility is proposed to consist of 10 single occupancy rooms and 10 double occupancy rooms. The maximum occupancy for the entire facility would be 120 residents. The facility would also include a conference room, reception area, and offices for sales, marketing, and management staff. Item 8.a - Page 2 Each of the 78 assisted living units is proposed with private laundry facilities, private full bathrooms, and kitchens with a sink, dishwasher, cabinets, microwaves, and ovens with range tops. Residents would have access to three (3) daily meals plus snacks available throughout the day in addition to other amenities such as exercise programs, a movie theatre, an onsite beauty/barber shop, a gift shop, and entertainment and various activities. Residents would have access to approximately 7,000 square feet of outdoor living space located in the two (2) interior courtyards. Residents in the memory care units would have all of their meals served in a communal dining area, because unlike the assisted living units they will not have their own kitchenettes. Residents in the memory care wing of the facility would also have access to communal activities and living areas and a combined 3,000 square feet of outdoor space located in the interior courtyard and the memory care garden. General Plan The General Plan land use designation for the subject property is Community Facility. Community Facilities are defined as public or quasi-public uses that fulfill neighborhood, community, or regional needs. The proposed assisted living facility meets General Plan Policies LU9-1, LU9-2, and LU9-3 of the Land Use Element, which state: LU9-1: The Community Facilities (CF) designation includes public or institutional uses that provide a community facility or service. The uses allowed in this designation include but are not limited to the following: cemeteries, churches, lodges, City Hall, city yard, fire and police stations, places of general public assembly, senior centers, women’s centers, museums, other facilities that are primarily contained within a structure, and public or private schools, parks, playgrounds and sports complexes, South County regional center and other public agency facilities. LU9-2: Community facilities other than schools, parks and recreation areas may also be conditionally permitted in any other land use designation based on the specific function of the facility, compatible with the site and environs. Schools, parks and recreation facilities may be conditionally permitted in or adjoining residential neighborhoods or mixed-use areas where the facilities are intended to serve the areas in which they are located. LU9-3: Balance the supply and size of Community Facilities with the existing and planned demand for the services they provide based on the General Plan Land Use Element. Development Standards The subject property is zoned PF. The primary purpose of the PF district is for the conduct of public, quasi-public, and institutional activities, including the protection of areas needed for such future facilities. The proposed project qualifies as a recreational use, per the Municipal Code, and is allowed with the approval of a Conditional Use Permit. Municipal Code Section 16.44.040 provides examples of recreational uses, which include convalescent homes, assisted living facilities for seniors, residential care facilities, and Item 8.a - Page 3 homeless shelters within religious or social organization buildings. The development standards for the PF district and the proposed project are identified in the following table: Table 1: Site Development Standards for the PF Zoning District Development Standards PF District CUP 19-002 Notes Maximum Density N/A 98 units total - 35 units/acre No max. density for this type of project. Maximum size is dependent on meeting all site development standards. Minimum Lot Size 25,000 sq. ft. 122,000 sf (approx.) 2.8 acres Code Met. Minimum Lot Width 140 feet 288 feet Code Met Front Yard Setback 20 feet 49 feet Code Met Rear Yard Setback 10 feet 79 feet Code Met Interior Yard Setback 10 feet 25 feet Code Met Street Side Yard Setback 20 feet N/A N/A Building Size Limits N/A 47,153 sf No maximum building size in this zone. Maximum size is dependent on meeting all site development standards. Max Building Height 30 feet Primary ridge height: 30 feet Tower element: 36 feet Code met. Accessory structures such as spires, bell towers, etc. may not exceed 50 feet. Site Coverage 45% 37.68% Code Met Floor Area Ratio 0.50 0.43 Code Met Off-Street Parking Covered in Table 2 below Traffic Analysis As part of the environmental review process for the project, the applicant contracted with Central Coast Transportation Consulting to prepare a Traffic Impact Analysis Report (TIAR) for the project. A TIAR evaluates the potential transportation impacts of the proposed project by identifying the number of trips that are anticipated and the impacts of those trips to the existing level of service of intersections near the project site. Trip Item 8.a - Page 4 generation data is determined by using Institute of Traffic Engineers Trip Generation factors, which are unique to the proposed land use. The TIAR was reviewed by the City’s on-call traffic engineer to evaluate the TIAR’s compliance with the City’s Draft TIAR Guidelines and recommendations were made regarding necessary modifications to the report. The applicant submitted an updated TIAR in response to the City’s peer review (Attachment 4), which concluded that the Level of Service at the study intersections would not be significantly impacted as a result of the project. The senior living facility is anticipated to generate 312 new weekday vehicle trips, including 23 AM peak hour trips and 31 PM peak hour trips. The project is located near two intersections that are already underperforming in terms of LOS. The longest delays occur at the intersection where Fair Oaks Avenue, Orchard Street and US Highway 101 come together. This intersection is anticipated to operate at LOS ‘F’ during the peak AM period when considering the existing traffic volumes and the volumes anticipated from approved and pending projects, not including the assisted living facility. The same intersection operates at LOS ‘C’ under the same conditions during the peak PM hour. The average delay for each vehicle at this intersection is 53.4 seconds, and 20.9 seconds, during the AM and PM peak hour periods, respectively. With the addition of project traffic, the delay is increased by 3 seconds during the AM peak hour period, and 1 second during the PM peak hour period. The City’s Circulation Element provides criteria for identifying mobility deficiencies in the transportation network with the goal of maintaining a Level of Service (LOS) ‘C’ or better. The City’s Traffic Impact Analysis Report Guidelines summarizes thresholds for different traffic scenarios. For example, at un-signalized intersections, such as the intersection of Fair Oaks Avenue, Orchard Street, and US Highway 101, a project is considered to have a significant impact if it would result in an un-signalized intersection that operates at an acceptable LOS ‘D’ or better condition to deteriorate to an unacceptable LOS ‘E’ or worse, or if the project would increase the delay by more than five (5) seconds where the intersection is already operating at an unacceptable LOS. The TIAR concludes that the project’s impacts would be less than significant under the City’s Traffic Impact Criteria because the delays at adjacent underperforming intersections would increase by less than five (5) seconds. The City has obtained funding for a roundabout at the Fair Oaks/Orchard Street/US Highway 101 intersection to alleviate the existing and anticipated congestion. The timing of this design and construction of the roundabout is unknown. The applicant will be required to pay their pro-rata share of the roundabout improvement cost. Their fair share is determined by estimating the number of trips the project is anticipated to send through the roundabout as a proportion of the capacity of the roundabout. Additionally, the project will be conditioned to prohibit shift changes during the high school’s drop-off and pick-up times to avoid impacts to the vehicle queueing times at intersections evaluated in the traffic analysis. Item 8.a - Page 5 Access and Parking The project site proposes a single public access point from Orchard Street slightly south of the existing curb cut. An island and monument sign divide the twenty-foot wide ingress and egress lanes of the driveway. Parking areas surround the proposed structure on the north, east, and west sides, and an emergency access road encompasses the entire project site. A porte cochere covers an unloading area near the main entrance on the north side of the facility. AGMC Section 16.56.100 requires parking areas for thirty (30) or more vehicles to provide more than one driveway for entrance and exit, and shall provide designated walkways for pedestrian access. A sidewalk adjacent to the north side of the driveway provides pedestrian access to the facility’s main entrance. However, a storm drain inlet on Orchard Street would need to be reconstructed to provide a second access driveway and the applicant has indicated that this would be cost prohibitive. The City Engineer and the Five Cities Fire Authority reviewed the driveway design and expressed their support of the proposal. Because of the site constraints, it is recommended that the requirement to provide more than one driveway be waived through the CUP process. A total of 69 parking spaces are required for the proposed project. The parking rate for assisted living facilities, per Section 16.56.040 of the Arroyo Grande Municipal Code, is one (1) parking space for every three (3) resident beds and one (1) space for every employee on the largest shift. Employees will work one of the three (3), 8-hour shifts with an anticipated maximum of 29 employees during the busiest shift. These requirements are broken down in Table 2 below. Table 2: Parking Calculations Resident Parking Employee Parking Total Development Code Requirements 1 parking space/ 3 resident beds (114 beds proposed) One space per employee on the largest shift (29 employees on the largest shift) Total Required: 38 spaces 29 spaces 67 spaces Proposed Parking 67 standard spaces, and 3 ADA spaces 70 spaces Architecture The architectural character of the development resembles a Mission style, utilizing a mix of exterior colors and materials as listed in Table 3 (Attachment 5). The residential units will primarily be located around the perimeter of the building, with the communal areas facing the two (2) interior courtyards. The building design features a hipped roof with a ridge height of 30 feet. A tower element at the northwest corner of the building rises above the roofline to a height of 36 feet. Item 8.a - Page 6 The exterior walls of the structure are proposed with a stucco finish. The paint scheme proposes a color called “Honied White”, which is an off-white color, for the upper body portion of the building, and a light brown color, called “Portico,” for the lower body portion. Two colors are proposed to break up the massing, at the recommendation of the ARC. Various architectural details such as the wood shutters and headers would be painted a dark brown color called “Shagbark”. The design incorporates a number of decorative elements, such as the aforementioned shutters, Juliette balconies, and gable feature consisting of a stucco ring with perpendicular iron bars. The window and door frames are proposed to be an anodized bronze, and the Juliette balconies would be a crimson red. A charcoal colored asphalt shingle roof is proposed to cover the entire structure. Table 3: Building Materials and Colors Color Scheme Asphalt Shingles Classic Weathered Wood Stucco – Upper Body “Honied White” Stucco –Lower Body Portico Windows & Doors Frame Anodized bronze Shutters & Headers “Shagbark” Trees and Landscaping As identified previously, the site is relatively devoid of vegetation with the exception of weeds and grasses throughout the site and nine (9) pepper trees near the Orchard Street right of way. Three (3) of these trees are proposed to be removed, while the other six (6) will remain. The landscape plan proposes a wide variety of trees to be planted throughout the site including Redwoods, Liquidambar, California Sycamore, Cottonwood, Japanese Flowering Cherry, and Crepe Myrtles. The landscape plan also includes a number of shrubs, grasses and succulents around the perimeter of the building. Each of the courtyards will include numerous trees and potted plants, and the memory care garden will include a turf area, surrounded by groundcover and shrubs. The landscape plan, as proposed, currently complies with the State Model Water Efficient Landscape Ordinance. The landscape plan proposes low-voltage light fixtures to provide up lighting around the facility for aesthetic purposes and illuminate walking paths for safety. Additional exterior lighting is provided through decorative light fixtures affixed to the building. Signage The application also proposes the installation of a monument sign at the vehicular entrance to the facility. The monument sign would be installed on an island between the entrance and exit lanes. The exact dimensions and colors are to be determined, but the sign would sit on a concrete base, and include name of the facility. This sign would be permitted though the Administrative Sign Permit process. Environmental Review The proposed project did not qualify for an exemption; therefore, an initial study was prepared. The initial study analyzed twenty environmental categories to determine Item 8.a - Page 7 whether the project, from the construction phase through its normal operations, may have a significant adverse effect on the environment. Examples of the environmental areas evaluated include air quality, geology, transportation, and cultural resources. The initial study revealed that there was evidence that the project could result in adverse environmental impacts. However, it was also determined that implementing mitigation measures would alleviate those impacts to a less than signification level. Therefore, a Mitigated Negative Declaration was prepared. The initial study identified potential impacts to nine of the environmental areas. The majority of the potential impacts could be mitigated during the planning and construction phases. For example, the initial study identified the diesel-powered equipment as having potential to adversely impact air quality. The mitigation measures identified to alleviate those impacts include idling restrictions, speed limits to minimize fugitive dust, and proper maintenance of the construction equipment. Potential impacts to geology and hydrology were mitigated by requiring adherence to recommendations in the soils report and hydrology report. Environmental impacts that cannot be reduced during planning or construction may be mitigated throughout the life of the project. For example, the potential impacts to the transportation system are alleviated in the short term by prohibited shift change at the facility during the peak pick-up and drop-off time for the high school. Additionally, the project will pay a fair share contribution for infrastructure improvement projects to alleviate impacts beyond the short term. Typically, the environmental documents would have been posted at the County clerk’s office and been available to the public at City Hall. However, due to the COVID-19 pandemic, the Governor signed Executive Order N-54-20. The Executive Order required the Notice of Intent and the Initial Study/Mitigated Negative Declaration to be made available for public review on the City’s website and the State Clearinghouse website. It also required that the Notice of Intent to be mailed to the owners of property immediately adjacent to the project site. These tasks were completed on May 15, 2020 ADVANTAGES: The proposed project will develop a vacant site with an assisted care facility that will provide housing for seniors consistent with the General Plan. The design of the development respects neighboring church facility and nearby residential neighborhood and lessens impacts to those properties with extensive landscaping buffers between the properties. DISADVANTAGES: Due to the nature of the proposed project, it is likely to increase the number of calls of service to the Five Cities Fire Authority, which in turn may increase the City’s costs for service. Item 8.a - Page 8 ENVIRONMENTAL REVIEW: In accordance with the California Environmental Quality Act (CEQA) Guidelines, a Mitigated Negative Declaration has been prepared for the project (Attachment 6). Mitigation is required for air quality, biological resources, cultural resources, geology/soils, greenhouse gas emissions, hydrology/water quality, noise, recreation, transportation/traffic, tribal cultural resources, and utilities/service systems. PUBLIC NOTIFICATION AND COMMENT: 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 on June 5, 2020. The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2. The Initial Study/Mitigated Negative Declaration has been available for public review on the City’s website since May 15, 2020. Only one comment has been received in response to the environmental document, which was an inquiry about the mitigation measures for the transportation impacts. Attachments: 1. Location map 2. Minutes of the October 21, 2019 Architectural Review Committee meeting 3. Licensing and Operations 4. Transportation Impact Analysis Report 5. Color and Materials 6. Draft Initial Study/Mitigated Negative Declaration 7. Project plans Item 8.a - Page 9 RESOLUTION NO. 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 Facility (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: 1. The proposed use is permitted within the subject district pursuant to the provisions of this section and complies with all the applicable provisions of this title, the goals, and objectives of the Arroyo Grande General Plan, and the development policies and standards of the City. The proposed 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, Item 8.a - Page 10 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 Item 8.a - Page 11 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 _______, seconded by Commissioner _______, and by the following roll call vote, to wit: AYES: NOES: ABSENT: the foregoing Resolution was adopted this 16th day of June, 2020 Item 8.a - Page 12 _______________________________ GLENN MARTIN CHAIR ATTEST: _______________________________ PATRICK HOLUB SECRETARY TO THE COMMISSION AS TO CONTENT: _______________________________ WHITNEY McDONALD COMMUNITY DEVELOPMENT DIRECTOR Item 8.a - Page 13 EXHIBIT ‘A’ CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 19-002 207 PILGRIM WAY COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS 1. 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 Item 8.a - Page 14 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: Item 8.a - Page 15 a. Tree staking, soil preparation and planting detail; b. The use of landscaping to screen ground-mounted utility and mechanical equipment; c. The required landscaping and improvements. This includes: i. Deep root planters shall be included in areas where trees are within five feet (5’) of asphalt or concrete surfaces and curbs; ii. Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants. iii. An automated irrigation system using smart controller (weather based) technology. iv. The selection of groundcover plant species shall include native plants. v. Linear planters shall be provided in parking areas. vi. Turf areas shall be limited in accordance with Section 16.84.040 of the Development Code. 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 (5') protective fence shall be constructed a minimum of 8' from the trunk of each tree or at the dripline, whichever distance is greater. e. At a minimum, all pruning shall comply with the American National Standards Institute (ANSI) A300 Pruning Standards and Best Management Practices. An independent certified arborist, paid for by the developer and selected by the Public Works Director, shall conduct all pruning on site. The independent arborist shall report to the City’s Arborist regarding any pruning activities. 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. Item 8.a - Page 16 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. Item 8.a - Page 17 BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS BUILDING CODES 30. The project shall comply with the most recent editions of the California Building Standards Code, as adopted by the City of Arroyo Grande. FIRE LANES 31. Prior to occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 32. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. 33. All fire lanes must be fully paved. 34. 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 35. Project shall have a fire flow in accordance with the California Fire Code. 36. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. SECURITY KEY BOX 37. The applicant must provide an approved "security key box," per Building and Fire Department guidelines and per the California Fire Code. FIRE SPRINKLER 38. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 39. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted by the City of Arroyo Grande. ABANDONMENT / NON-CONFORMING 40. The applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other infrastructure that is no longer Item 8.a - Page 18 necessary for the proposed project. . DEMOLITION PERMIT / RETAINING WALLS 41. 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 42. 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)) 43. 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 44. The developer shall reimburse the City for all costs associated with outside plan checks performed at either the developer’s or City’s request. ENGINEERING DIVISION CONDITIONS POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 45. 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 Item 8.a - Page 19 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). 46. 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 47. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 48. For work requiring engineering inspections, working hours shall comply with Standard Specification Section 5-1.01. 49. 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. 50. 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. 51. 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. 52. Record Drawings (“as-built” plans) are required to be submitted prior to release of the Faithful Performance Bond. 53. 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 Item 8.a - Page 20 or flash drive in both AutoCAD and PDF format. AutoCAD drawings shall be in State plane coordinates. 54. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 55. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. 56. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City Engineer. IMPROVEMENT PLANS 57. 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. 58. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall be prepared by a registered Civil Engineer or qualified specialist licensed in the State of California and approved by the Public Works Department and/or Community Development Department. The following plan sheet shall be provided: a. Site Plan i. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. ii. The location, size and orientation of all trash enclosures. iii. All existing and proposed parcel lines and easements crossing the property. iv. The location and dimension of all existing and proposed paved areas. v. The location of all existing and proposed public or private utilities. vi. Location of 100-year flood plain and any areas of inundation within project area. b. Grading Plan with Cross Sections c. Retaining Wall Plan and Profiles d. Roadway Improvements Plan and Profiles e. Storm Drainage Plan and Profile f. Utilities - Water and Sewer Plan and Profile g. Utilities – Composite Utility h. Signing and Striping i. Erosion Control j. Landscape and Irrigation Plans for Public Right-of-Way k. Tree Protection Plan l. Details m. Notes Item 8.a - Page 21 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. 59. Submit all retaining wall calculations for review and approval by the Community Development Director including any referenced geotechnical report. 60. Prior to approval of an improvement plan, the applicant shall enter into an agreement with the City for inspection of the required improvements. 61. Applicant shall fund outsourced plan and map check services, as required. 62. 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 63. 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. 64. 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. 65. Upon completion of construction, a Class 2 Slurry Seal shall be provided on Orchard Street from Pilgrim Way to Castillo Del Mar. 66. Street width geometry shall comply with Engineering Standard 7010. The following streets are designated as: a. Local Road: Orchard Street 67. 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 68. Repair concrete curb, gutter, and sidewalk along the project frontage as directed by the Community Development Director and Public Works Director. 69. Color any such new facilities as directed by the Community Development Director. 70. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. Item 8.a - Page 22 71. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. 72. 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. 73. Drive approach shall be constructed to commercial standards using City engineering standard 2117. DEDICATIONS AND EASEMENTS 74. Provide a 10’ wide public easement to the City of Arroyo Grande for all on-site fire hydrant and water mains. 75. 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 76. 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. 77. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 78. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section 5.1.2. 79. 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. 80. The applicant shall dedicate a pedestrian access easement(s) for an ADA accessible path across the driveway. 81. 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. Item 8.a - Page 23 82. 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. 83. 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. 84. The applicant shall evaluate and ensure that the existing drainage swale maintains proper flow capacity. 85. The applicant shall clean and grade the existing drainage swale. 86. The applicant shall evaluate and ensure that the existing drainage swale wall maintains a proper height. 87. The applicant shall retrofit existing drainage inlet (to remain) on Orchard Street with full capture device per RWQCB specs. 88. The applicant shall install a new drainage inlet on Orchard Street frontage. The new drainage inlet to be Filterra tree well or equivalent. 89. Geotechnical engineer to provide review of proposed permeable pavers with regard to manufacturer’s specified compaction as well as distance from building foundations. WATER 90. 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. 91. Provide a proper size (3” or 4”, depending on flow requirements) master water meter. 92. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the structure and/or landscape irrigation) per City standard 6420. 93. 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. 94. 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 Item 8.a - Page 24 placed inside the building or adjacent to the building. Other locations for the DDC shall be approved by the Community Development Director. 95. 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. 96. Existing water services to be abandoned shall be abandoned in compliance with Engineering Standard 6050. SEWER 97. The developer shall connect to the existing maintenance hole (MH1496) on Castillo Del Mar at the Tract 2207 boundary. 98. 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. 99. The new force main connection shall be constructed of 6” PVC-C900. 100. The maintenance hole connection shall be core drilled at invert flow into the existing channel. 101. The maintenance hole will require a protective epoxy coating. Use Epoxytech products or equivalent. 102. 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. 103. 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. 104. Developer to install a (properly sized) grease interceptor with access in the parking lot prior to flow entering the sewer lift station. 105. All sewer laterals shall comply with Engineering Standard 6810. 106. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 107. 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 Item 8.a - Page 25 be responsible for any conditions or mitigation required by the San Luis Obispo County Sanitation District 108. Obtain approval from the South San Luis Obispo County Sanitation District prior to relocation of any District facilities. 109. 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 110. 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. 111. All new and relocated dry utilities shall be shown on a utility plan. 112. Prior to approving any building permit within the project for occupancy, all conditions of approval for project shall be satisfied. 113. 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. 114. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. TREE PRESERVATION/TREE REMOVAL PLAN 115. 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. 116. 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. 117. 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. Item 8.a - Page 26 118. Prior to any work on the site, all trees to remain on site shall be marked with paint/ribbon and protected by a five (5') foot vinyl or chain link fence. The fence shall be located at a minimum of eight (8') foot radius from the trunk of the tree. 119. Oak tree diameter to be measured at 4’ up from base of trunk. 120. Oak tree dripline is 1 foot away from trunk for every inch of diameter. 121. 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. 122. Roots with a diameter of 2” or greater will be cut cleanly by handsaw. All root cutting to be observed by a certified arborist. 123. No driving or parking of equipment or vehicles within the dripline of oak trees during grading and construction. 124. No storage of materials, soil, or trash within the dripline of oak trees. 125. No washout/cleanup of materials or equipment within the dripline of oak trees. 126. 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. PUBLIC SAFETY 127. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. 128. 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. 129. 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. 130. 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: Item 8.a - Page 27 131. 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) 132. 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 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. l. 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. 133. FEES TO BE PAID OR LAND DEDICATED PRIOR TO OCCUPANCY: Item 8.a - Page 28 a. Affordable Housing in Lieu fee, in accordance with Chapter 16.80 of the Development Code. 134. 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 135. 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. 136. 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 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. Item 8.a - Page 29 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction 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 Item 8.a - Page 30 148. 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; • 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 Item 8.a - Page 31 150. 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; • 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 Item 8.a - Page 32 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 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction Item 8.a - Page 33 154. 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction 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. Item 8.a - Page 34 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: 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: • 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. Item 8.a - Page 35 • 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: • 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 Item 8.a - Page 36 • 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. • Cleaning, Maintenance and Processing 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 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 Item 8.a - Page 37 163. 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 unmuffled 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, water tanks, 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 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). Item 8.a - Page 38 Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Planning, Building, and Engineering Divisions Timing: During construction Item 8.a - Page 39 INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION Project Location Orchard Senior Living Conditional Use Permit 19-002 207 Pilgrim Way City of Arroyo Grande, County of San Luis Obispo, California May 2020 EXHIBIT B Item 8.a - Page 40 A1.1 PROJECT NUMBER: A1863 DATE:05/30/2019 DRAWN BY: NEO GARIBAY CHECKED BY: DAVID MI APN: 006-095-007 ORCHARD STREET ARROYO GRANDE, CA 93420 C.U.P. & ARCH. REVIEW DATEDESCRIPTIONNO REVISIONS CONSULTANTS COVER SHEET DAVID MI & PARTNERS ARCHITECT 701 W. CESAR E. CHAVEZ AVE. SUITE 203 LOS ANGELES, CA 90012 (213) 626-1400 WJCJINC@GMAIL.COM SHEET INDE WESTMONT LIVING OF ARROYO GRANDE AN ASSISTED LIVING & MEMORY CARE FACILITY ZONING PUBLIC FACILITY CURRENT USE VACANT LAND PROPOSED USE ASSISTED LIVING FACILITY ADJACENT ZONES HILLSIDE RESIDENTIAL LOT COVERAGE (MA ) 45.00 ( 125,154 SQ.FT. 45 = 56319 SQ.FT.) LOT COVERAGE (PROPOSED) 37.68 ( 47,153 SQ.FT./ 125,154SQ.FT.) LOT AREA 125,154 SQ.FT. (2.8731 ACRES) TOTAL BUILDING AREA 93,513 SQ.FT. FIRST FLOOR AREA 47,153 SQ.FT. SECOND FLOOR AREA 46,360 SQ.FT. PAVED AREA 45,512 SQ.FT. LANDSCAPING 32,489 SQ.FT. F.A.R. (MA ) 50.00 ( 125,154 SQ.FT. 50 = 62,577 SQ.FT. F.A.R. (PROPOSED) 42.65 (53,373 SQ.FT. / 125,154 SQ.FT.) GROSS LEASABLE AREA 53,373 SQ.FT. ASSISTED LIVING 43,243 SQ.FT. MEMORY CARE 10,130 SQ.FT. MA BUILDING HEIGHT 30 FEET DEVELOPER NOBLE VENTURES PROPERTIES, INC. 3 UPPER NEWPORT PLAZA FIRST FLOOR NEWPORT BEACH, CA 92660 CONTACT: JOHN KOTAKE JKOTAKE@CCIM.NET (949) 756-2161 CONSULTANT ARCHITECT HAMRICK ASSOCIATES, INC. (HAI) 1609 COSTA BRAVA SHELL BEACH, CA 93449 CONTACT: WARREN HAMRICK WARREN@HAMRICKASSOCIATES.COM (805) 773-9377 CIVIL ENGINEERING PACIFIC COAST CIVIL ENGINEERING 30141 AGOURA ROAD, SUITE 200 AGOURA HILLS, CA 91301 CONTACT: RICHARD DOSS RICH@PACIFICCOASTCIVIL.COM (818) 865-4168 TRAFFIC ENGINEER CENTRAL COAST TRANSPORTATION 895 NAPA AVE, SUITE A-6 MORRO BAY, CA 93442 CONTACT: JOE FERNANDEZ JOE@CCTRANSCONSULTING.COM (805) 316-0101 LANDSCAPE ARCHITECTURE TERRY LEE LANDSCAPE ARCHITECT 117 WINDWARD AVENUE SUITE C PISMO BEACH, CA 93449 CONTACT: TERRY LEE TLEEPISMO@CHARTER.NET (805) 459-0794 LAND SURVEY MBS LAND SURVEYS, INC. 3559 SOUTH HIGUERA STREET SAN LUIS OBISPO, CA 93401 CONTACT: MICHAEL B. STANTON (805) 594-1960 MIKE@MBSLANDSURVEYS.COM MANAGEMENT COMPANY WESTMONT LIVING 7660 FAY AVENUE LA JOLLA, CA 92037 CONTACT: ANDY PLANT (858) 456-1233 PROPERTY OWNER LIFEPOINT CHURCH 207 PILGRIM WAY ARROYO GRANDE, CA 93420 CONTACT: KEVIN GOTCHAL (805) 714-9068 ZONING MAP PROJECT RENDERING AT FACILITY ENTRANCE NORTH VICINITY MAP NORTH UNIT MIX & COUNT UNITS BEDS TOTALS 98 120 ASSISTED LIVING 78 90 STUDIO (387 SQ.FT.) 31 31 1 BEDROOM (626 SQ.FT.) 41 41 2 BEDROOM (930 SQ.FT.) 06 12 MEMORY CARE 20 30 SHARED (387 SQ.FT.) 10 20 PRIVATE (626 SQ.FT.) 10 10 PARKING PROVIDED 70 PARKING REQUIRED 1 SPACE PER 3 BEDS 40 1 PER EMPLOYEE 30 TYPICAL 67 ADA 03 PROJECT INFORMATION ARCHITECTURAL SHEETS A1.1 COVER SHEET A1.2 SITE PLAN A1.3 PERSPECTIVES & COLOR BOARD A2.1 FIRST FLOOR PLAN A2.2 SECOND FLOOR PLAN A2.3 ROOF PLAN A2.4 UNIT FLOOR PLANS A3.1 BUILDING ELEVATIONS A3.2 BUILDING SECTIONS CIVIL ENGINEERING SHEETS C.1 GRADING PLAN C.2 SECTIONS & DETAILS C.3 STORM CONTROL MEASURES LANDSCAPE ARCHITECTURE SHEETS PLP LANDSCAPE PLAN PLP.1 PLANT PALETTE & NOTES PLP.2 LANDSCAPE LIGHTING PLAN LAND SURVEY LOT LINE ADJUSTMENT THE ATTACHED PLANS ARE IN SUBSTANTIAL CONFORMANCE WITH ALL APPLICABLE STATE, LOCAL, AND OTHER LAWS REGULATING THIS TYPE OF DEVELOPMENT. HI G H W A Y 1 0 1 EAST G R A N D A V E FAIR O A K S A V E TRA FF IC WAY WEST B R A N C H S T ORCHARD S TVAL LEY RD SITE CITY OF ARROYO GRANDE 500' 1,000' PUBLIC FACILITY RESIDENTIAL HILLSIDE PUBLIC FACILITY SITE SINGLE FAMILY HI G H W A Y 1 0 1 EXHIBIT C Item 8.a - Page 41 A1.2PROJECT NUMBER: A1863DATE:05/30/2019DRAWN BY: NEO GARIBAYCHECKED BY: DAVID MIAPN: 006-095-007ORCHARD STREETARROYO GRANDE, CA 93420C.U.P. & ARCH. REVIEWDATEDESCRIPTIONNOREVISIONSCONSULTANTSSITE PLANDAVID MI& PARTNERSARCHITECT701 W. CESAR E. CHAVEZ AVE.SUITE 203LOS ANGELES, CA 90012(213) 626-1400WJCJINC@GMAIL.COMNORTHSITE & FLOOR PLANSSCALE: 1/16" = 1'-0"5' 15'30'60'DEVELOPERNOBLE VENTURES PROPERTIES, INC.3 UPPER NEWPORT PLAZAFIRST FLOORNEWPORT BEACH, CA 92660CONTACT: JOHN KOTAKE JKOTAKE@CCIM.NET (949) 756-2161CONSULTANT ARCHITECTHAMRICK ASSOCIATES, INC. (HAI)1609 COSTA BRAVASHELL BEACH, CA 93449CONTACT: WARREN HAMRICK WARREN@HAMRICKASSOCIATES.COM (805) 773-9377CIVIL ENGINEERINGPACIFIC COAST CIVIL ENGINEERING30141 AGOURA ROAD, SUITE 200AGOURA HILLS, CA 91301CONTACT: RICHARD DOSS RICH@PACIFICCOASTCIVIL.COM (818) 865-4168TRAFFIC ENGINEERCENTRAL COAST TRANSPORTATION895 NAPA AVE, SUITE A-6MORRO BAY, CA 93442CONTACT: JOE FERNANDEZ JOE@CCTRANSCONSULTING.COM (805) 316-0101LANDSCAPE ARCHITECTURETERRY LEE LANDSCAPE ARCHITECT117 WINDWARD AVENUE SUITE CPISMO BEACH, CA 93449CONTACT: TERRY LEE TLEEPISMO@CHARTER.NET (805) 459-0794LAND SURVEYMBS LAND SURVEYS, INC.3559 SOUTH HIGUERA STREETSAN LUIS OBISPO, CA 93401CONTACT: MICHAEL B. STANTON (805) 594-1960 MIKE@MBSLANDSURVEYS.COMMANAGEMENT COMPANYWESTMONT LIVING7660 FAY AVENUELA JOLLA, CA 92037CONTACT: ANDY PLANT (858) 456-1233PROPERTY OWNERLIFEPOINT CHURCH207 PILGRIM WAYARROYO GRANDE, CA 93420CONTACT: KEVIN GOTCHAL (805) 714-9068A SIGNANGE & MONUMENT ELEVATIONSCALE: 1/4" = 1'-0"20212223242526270910111214151624'05280604199'18'4'18'9'CENTER LINE20 FOOT SETBACKPROPERTY LINE 144.33'DEDICATIONFOR ROAD ANDPUBLIC UTILITIESREFERENCE PRELIMINAR LOT LINE ADJUSTMENTNO. AGAL 18-0106PROPERTY LINE343.58'PUBLIC FACILITY ZONINGFACILITY NAMESIGNANGE & MONUMENTNEAR HIGHWAY 101PROPERTY LINEEASEMENTFOR IMPROVEMENTS AND UTILITIESREFERENCE PRELIMINARY LOT LINE ADJUSTMENTNO. AGAL 18-01069'20'-3"20'-4"20 FOOT SETBACK FACILITY NAMESIGNANGE & MONUMENTELEVATION SEE A/- TREE TO BE REMOVEDREFERENCE LANDSCAPE PLAN30'-2"R28'LANDSCAPEAREALIGHTPOLELIGHTPOLELIGHTPOLE TREE TO BE REMOVEDREFERENCE LANDSCAPE PLAN1:12RESIDENTIALHILLSIDEZONINGLANDSCAPEAREALANDSCAPEAREAR40'-9"03020124'CENTER LINELIGHT POLE6'16'32'4'ADA PATH OF TRAVELLANDSCAPEAREA4'-6"ASPHALTPAVEMENTCENTER LINE6570LIGHT POLE6968676664636261605'-3"18'27'-1"9'595857565453529'16'-3"1"R50'-11"18'24'4'2'51504948474544434241403938374735343332313046CENTER LINE LANDSCAPEAREALANDSCAPEAREALANDSCAPEAREALIGHT POLELIGHT POLELIGHT POLELIGHT POLETRASH ENCLOSURE25'9'LANDSCAPEAREA15'-3"30'-7" OAK TREE TO REMAIN UNAFFECTED REFERENCE LANDSCAPE PLAN GRAVITY WALLREFERENCEGRADING PLANR28'R36'-5"16'-3"3'-6"PROPERTY LINEFIRE ACCESS LANE ONLYCONCRETE PAVING FOR FIRE TRUCK ONLY4'4'4'20'2'LANDSCAPED AREA2'CONCRETE PAVING FOR FIRE TRUCK ONLYRESIDENTIAL HILLSIDE ZONING4'5'-1"PROPERTY LINECHAINED OFFFIRE ACCESS LANE ONLY139.92'3'-6"6'LANDSCAPEAREAMEMORY CARE COURTYARD2,119 SQ.FT.(REFERENCE LANDSCAPE PLAN)ASSISTED LIVING COURTYARD4,500 SQ.FT.(REFERENCE LANDSCAPE PLAN)ASSISTED LIVING COURTYARD1,624 SQ.FT.(REFERENCE LANDSCAPE PLAN)RETAINING WALLREFERENCEGRADING PLANLANDSCAPEAREAORCHARD STREETPROPERTY LINE 59.17' 2:1 SLOPEREFERENCE GRADING PLANLANDSCAPEAREAADA PATH OF TRAVEL12'VAN5'9'5'9'LANDSCAPEAREALANDSCAPEAREAPROPERTY LINE PUBLIC FACILITY ZONING 300 FOOT SETBACK FROM HIGHWAY 101300 FOOT SETBACK FROM HIGHWAY 101DECORATIVEPAVERSADA LOADINGMEMORY CARE GARDEN1,545 SQ.FT.(REFERENCE LANDSCAPE PLAN)9'9'TURN AROUND& LOADINGCHAINED OFF LANDSCAPEAREA (E) FENCE(N) 5' HIGH CAST IRON FENCE(N) 5' HIGH CAST IRON FENCE GRAVITY WALLREFERENCEGRADING PLAN GRAVITY WALLREFERENCEGRADING PLAN GRAVITY WALLREFERENCEGRADING PLAN GRAVITY WALLREFERENCEGRADING PLAN(N) 5' HIGH CAST IRON FENCE(N) 5' HIGH CAST IRON FENCE(N) 5' HIGH CAST IRON FENCE(N) 5' HIGH CAST IRON FENCE13'-7"0718170813362955WESTMONT LIVINGOF ARROYO GRANDEAN ASSISTED LIVING &MEMORY CARE FACILITY9'-6"3'-2" 5'DECORATIVE STUCCO LINESDECORATIVE STUCCO LINESSTUCCO FINISHVENEER FINISH1'1'1'1'CONCRETE BASEItem 8.a - Page 42 West Elevation North Elevation Roof: Certainteed Presidential Series Classic Weathered Wood Wood Accents: Shagbark SW-3001 Upper Body: Honied White SW-7106 Lower Body: Portico SW-7548 Item 8.a - Page 43 A2.1PROJECT NUMBER: A1863DATE:02/28/2019DRAWN BY: NEO GARIBAYCHECKED BY: DAVID MIAPN: 006-095-007ORCHARD STREETARROYO GRANDE, CA 93420C.U.P. & ARCH. REVIEWDATEDESCRIPTIONNOREVISIONSCONSULTANTSFIRSTFLOOR PLANDAVID MI& PARTNERSARCHITECT701 W. CESAR E. CHAVEZ AVE.SUITE 203LOS ANGELES, CA 90012(213) 626-1400WJCJINC@GMAIL.COMNORTHFIRST FLOOR PLANSCALE: 3/32" = 1'-0"5'15'30'60'DEVELOPERNOBLE VENTURES PROPERTIES, INC.3 UPPER NEWPORT PLAZAFIRST FLOORNEWPORT BEACH, CA 92660CONTACT: JOHN KOTAKE JKOTAKE@CCIM.NET (949) 756-2161CONSULTANT ARCHITECTHAMRICK ASSOCIATES, INC. (HAI)1609 COSTA BRAVASHELL BEACH, CA 93449CONTACT: WARREN HAMRICK WARREN@HAMRICKASSOCIATES.COM (805) 773-9377CIVIL ENGINEERINGPACIFIC COAST CIVIL ENGINEERING30141 AGOURA ROAD, SUITE 200AGOURA HILLS, CA 91301CONTACT: RICHARD DOSS RICH@PACIFICCOASTCIVIL.COM (818) 865-4168TRAFFIC ENGINEERCENTRAL COAST TRANSPORTATION895 NAPA AVE, SUITE A-6MORRO BAY, CA 93442CONTACT: JOE FERNANDEZ JOE@CCTRANSCONSULTING.COM (805) 316-0101LANDSCAPE ARCHITECTURETERRY LEE LANDSCAPE ARCHITECT117 WINDWARD AVENUE SUITE CPISMO BEACH, CA 93449CONTACT: TERRY LEE TLEEPISMO@CHARTER.NET (805) 459-0794LAND SURVEYMBS LAND SURVEYS, INC.3559 SOUTH HIGUERA STREETSAN LUIS OBISPO, CA 93401CONTACT: MICHAEL B. STANTON (805) 594-1960 MIKE@MBSLANDSURVEYS.COMMANAGEMENT COMPANYWESTMONT LIVING7660 FAY AVENUELA JOLLA, CA 92037CONTACT: ANDY PLANT (858) 456-1233PROPERTY OWNERLIFEPOINT CHURCH207 PILGRIM WAYARROYO GRANDE, CA 93420CONTACT: KEVIN GOTCHAL (805) 714-9068ELEVATORSTORAGE WARMINGKITCHENMAILDIRECTOR3A3.12A3.11A3.14A3.1MECHANICAL STORAGEGUESTWAITINGAREALINENCLOSETJANITORLINENSMEDICINE &CHARTINGCONFERENCESTORAGECONFERENCEROOMSALESMARKETINGEXECUTIVEDIRECTORCOPYELECTRICAL& MECHANICALTRASHLAUNDRYSTAFFLOUNGESALONSITTINGAREARESTROOMRESTROOMENTRY FOYER(OPEN TO ABOVE)ELEVATORACTIVITYSPACELIVINGAREAWOMENMENEMPLOYEERESTROOMCHEF'SOFFICEDRYSTORAGECOLDSTORAGEKITCHENBA3.2199'-3"3'10'16'-7"15'-5"12'-5"11'-8"15'-5"11'-8"24'-3"11'-8"27'-10"14'-7"11'-3"13'-6"LOBBYAA3.23'13'13'-6"11'-1"11'-10"12'-5"11'-1"11'-8"24'-3"11'-8"13'-1"18'-2"13'-1"10'-6"15'-5"12'-5"11'-8"15'-5"11'-8"24'-3"11'-8"8'-11"3'292'-9"11'-7"10'-3"24'-3"11'-8"11'-1"12'-5"11'-10"22'-9"46'-11"12'-6"11'-1"24'-3"12'-7"26'-11"14'-1"15'-5"8'-2"292'-9"3'2'10'-6"2'11'-3"14'-7"27'-10"11'-8"24'-3"11'-8"15'-5"11'-8"12'-5"15'-5"16'-7"10'2' 199'-3"UPUPUPRECEPTIONASSISTED LIVINGDINING AREAMEMORY CAREDINING AREAAA3.2BA3.2PRIVATEDININGASSISTED LIVINGDINING AREA1 BED1 BED1 BEDPRIVATESHAREDPRIVATESHAREDSHARED8' 8'8'8'8' 8'10'-10"JANITORPLATECOLLECTIONSERVERYMEMORY CARE COURTYARD1,548 SQ.FT.(REFERENCE LANDSCAPE PLAN)ASSISTED LIVING COURTYARD4,500 SQ.FT.(REFERENCE LANDSCAPE PLAN)ASSISTED LIVING COURTYARD2,275 SQ.FT.(REFERENCE LANDSCAPE PLAN)8'4'-8"8'Item 8.a - Page 44 A2.2PROJECT NUMBER: A1863DATE:02/28/2019DRAWN BY: NEO GARIBAYCHECKED BY: DAVID MIAPN: 006-095-007ORCHARD STREETARROYO GRANDE, CA 93420C.U.P. & ARCH. REVIEWDATEDESCRIPTIONNOREVISIONSCONSULTANTSSECONDFLOOR PLANDAVID MI& PARTNERSARCHITECT701 W. CESAR E. CHAVEZ AVE.SUITE 203LOS ANGELES, CA 90012(213) 626-1400WJCJINC@GMAIL.COMNORTHSECOND FLOOR PLANSCALE: 3/32" = 1'-0"5'15'30'60'DEVELOPERNOBLE VENTURES PROPERTIES, INC.3 UPPER NEWPORT PLAZAFIRST FLOORNEWPORT BEACH, CA 92660CONTACT: JOHN KOTAKE JKOTAKE@CCIM.NET (949) 756-2161CONSULTANT ARCHITECTHAMRICK ASSOCIATES, INC. (HAI)1609 COSTA BRAVASHELL BEACH, CA 93449CONTACT: WARREN HAMRICK WARREN@HAMRICKASSOCIATES.COM (805) 773-9377CIVIL ENGINEERINGPACIFIC COAST CIVIL ENGINEERING30141 AGOURA ROAD, SUITE 200AGOURA HILLS, CA 91301CONTACT: RICHARD DOSS RICH@PACIFICCOASTCIVIL.COM (818) 865-4168TRAFFIC ENGINEERCENTRAL COAST TRANSPORTATION895 NAPA AVE, SUITE A-6MORRO BAY, CA 93442CONTACT: JOE FERNANDEZ JOE@CCTRANSCONSULTING.COM (805) 316-0101LANDSCAPE ARCHITECTURETERRY LEE LANDSCAPE ARCHITECT117 WINDWARD AVENUE SUITE CPISMO BEACH, CA 93449CONTACT: TERRY LEE TLEEPISMO@CHARTER.NET (805) 459-0794LAND SURVEYMBS LAND SURVEYS, INC.3559 SOUTH HIGUERA STREETSAN LUIS OBISPO, CA 93401CONTACT: MICHAEL B. STANTON (805) 594-1960 MIKE@MBSLANDSURVEYS.COMMANAGEMENT COMPANYWESTMONT LIVING7660 FAY AVENUELA JOLLA, CA 92037CONTACT: ANDY PLANT (858) 456-1233PROPERTY OWNERLIFEPOINT CHURCH207 PILGRIM WAYARROYO GRANDE, CA 93420CONTACT: KEVIN GOTCHAL (805) 714-9068HIPELEVATOROPEN TOBELOWHIPACTIVITYDIRECTORRESIDENTSERVICESBUILDINGMANAGERNURSE &CHARTTINGELEVATORMECHANICALSTORAGELAUNDRYJANITORJANITORSTORAGESTORAGESALONGYMJANITORSTORAGESTORAGE ACTIVITYSPACETHEATRESTORAGEWOMENMENWOMENMEN199'-3"3'10'16'-7"15'-5"12'-5"11'-8"15'-5"11'-8"24'-3"11'-8"27'-10"14'-7"11'-3"13'-6"3'13'13'-6"11'-1"11'-10"12'-5"11'-1"11'-8"24'-3"11'-8"13'-1"18'-2"13'-1"10'-6"15'-5"12'-5"11'-8"15'-5"11'-8"24'-3"11'-8"8'-11"3'292'-9"11'-7"10'-3"24'-3"11'-8"11'-1"12'-5"11'-10"22'-9"46'-11"12'-6"11'-1"24'-3"12'-7"26'-11"14'-1"15'-5"8'-2"292'-9"3'2'10'-6"2'11'-3"14'-7"27'-10"11'-8"24'-3"11'-8"15'-5"11'-8"12'-5"15'-5"16'-7"10'2' 199'-3"DOWNDOWNDOWN PARAPET WALLPARAPET WALL3A3.12A3.11A3.14A3.1BA3.2AA3.2AA3.2BA3.2STUDIOSTUDIO1 BED1 BED1 BED1 BED1 BED1 BED2 BED11'-6" 8' 8'8'8'8' 8'8'8'12'10'-10"Item 8.a - Page 45 A2.3PROJECT NUMBER: A1863DATE:02/28/2019DRAWN BY: NEO GARIBAYCHECKED BY: DAVID MIAPN: 006-095-007ORCHARD STREETARROYO GRANDE, CA 93420C.U.P. & ARCH. REVIEWDATEDESCRIPTIONNOREVISIONSCONSULTANTSROOF PLANDAVID MI& PARTNERSARCHITECT701 W. CESAR E. CHAVEZ AVE.SUITE 203LOS ANGELES, CA 90012(213) 626-1400WJCJINC@GMAIL.COMNORTHSECOND FLOOR PLANSCALE: 3/32" = 1'-0"5'15'30'60'DEVELOPERNOBLE VENTURES PROPERTIES, INC.3 UPPER NEWPORT PLAZAFIRST FLOORNEWPORT BEACH, CA 92660CONTACT: JOHN KOTAKE JKOTAKE@CCIM.NET (949) 756-2161CONSULTANT ARCHITECTHAMRICK ASSOCIATES, INC. (HAI)1609 COSTA BRAVASHELL BEACH, CA 93449CONTACT: WARREN HAMRICK WARREN@HAMRICKASSOCIATES.COM (805) 773-9377CIVIL ENGINEERINGPACIFIC COAST CIVIL ENGINEERING30141 AGOURA ROAD, SUITE 200AGOURA HILLS, CA 91301CONTACT: RICHARD DOSS RICH@PACIFICCOASTCIVIL.COM (818) 865-4168TRAFFIC ENGINEERCENTRAL COAST TRANSPORTATION895 NAPA AVE, SUITE A-6MORRO BAY, CA 93442CONTACT: JOE FERNANDEZ JOE@CCTRANSCONSULTING.COM (805) 316-0101LANDSCAPE ARCHITECTURETERRY LEE LANDSCAPE ARCHITECT117 WINDWARD AVENUE SUITE CPISMO BEACH, CA 93449CONTACT: TERRY LEE TLEEPISMO@CHARTER.NET (805) 459-0794LAND SURVEYMBS LAND SURVEYS, INC.3559 SOUTH HIGUERA STREETSAN LUIS OBISPO, CA 93401CONTACT: MICHAEL B. STANTON (805) 594-1960 MIKE@MBSLANDSURVEYS.COMMANAGEMENT COMPANYWESTMONT LIVING7660 FAY AVENUELA JOLLA, CA 92037CONTACT: ANDY PLANT (858) 456-1233PROPERTY OWNERLIFEPOINT CHURCH207 PILGRIM WAYARROYO GRANDE, CA 93420CONTACT: KEVIN GOTCHAL (805) 714-9068HIPRIDGERIDGERIDGE RIDGE RIDGEVALLEYVALLEYVALLEYVALLEYVALLEYHIPRIDGEVALLEYVALLEYHIPVALLEY VALLEYRIDGERIDGE VALLEYHIPVALLEYVALLEYRIDGERIDGE VALLEYRIDGERIDGE VALLEYVALLEYVALLEYVALLEYRIDGEVALLEYVALLEYVALLEYRIDGERIDGE RIDGEHIPVALLEY VALLEYRIDGERIDGERIDGERIDGERIDGE VALLEYHIPVALLEYVALLEYHIPVALLEYVALLEYRIDGERIDGERIDGEVALLEY VALLEYRIDGE RIDGEVALLEYVALLEYVALLEY VALLEYRIDGERIDGEVALLEY VALLEYRIDGEVALLEYRIDGE RIDGEVALLEYVALLEYRIDGERIDGE RIDGEHIPVALLEYVALLEYVALLEYRIDGEVALLEYRIDGE RIDGE VALLEYHIPVALLEYRIDGEHIPVALLEYRIDGEVALLEYRIDGERIDGE HIPVALLEYRIDGE VALLEYVALLEYRIDGEHIPRIDGE RIDGERIDGE RIDGE VALLEYVALLEYV A L L E YVALLEYRIDGE PARAPET WALLPARAPET WALLHIPVALLEYRIDGE VALLEYRIDGEVALLEYVALLEYRIDGE RIDGERIDGEVALLEYRIDGERIDGERIDGEVALLEY RIDGEVALLEY VALLEYRIDGE RIDGERIDGEVALLEYHIPVALLEYVALLEYVALLEYHIP3A3.12A3.11A3.14A3.1BA3.2AA3.2AA3.2BA3.2AC UNITSAC UNITSAC UNITSAC UNITSAC UNITSAC UNITSAC UNITSAC UNITSAC UNITS AC UNITS AC UNITSAC UNITS RIDGERIDGE AC UNITS RIDGEHIPHIPHIPRIDGEVALLEYVALLEYVALLEYHIPRIDGERIDGE RIDGERIDGE Item 8.a - Page 46 A2.4PROJECT NUMBER: A1863DATE:02/28/2019DRAWN BY: NEO GARIBAYCHECKED BY: DAVID MIAPN: 006-095-007ORCHARD STREETARROYO GRANDE, CA 93420C.U.P. & ARCH. REVIEWDATEDESCRIPTIONNOREVISIONSCONSULTANTSUNIT FLOORPLANSDAVID MI& PARTNERSARCHITECT701 W. CESAR E. CHAVEZ AVE.SUITE 203LOS ANGELES, CA 90012(213) 626-1400WJCJINC@GMAIL.COMSTUDIO FLOOR PLAN1 BEDROOM FLOOR PLAN2 BEDROOM FLOOR PLANASSISTED LIVING UNIT PLANSSCALE: 3/16" = 1'-0"SCALE: 3/16" = 1'-0"SCALE: 3/16" = 1'-0"MEMORY CARE UNIT PLANSPRIVATE FLOOR PLANSCALE: 3/16" = 1'-0"SHARED FLOOR PLANSCALE: 3/16" = 1'-0"DEVELOPERNOBLE VENTURES PROPERTIES, INC.3 UPPER NEWPORT PLAZAFIRST FLOORNEWPORT BEACH, CA 92660CONTACT: JOHN KOTAKE JKOTAKE@CCIM.NET (949) 756-2161CONSULTANT ARCHITECTHAMRICK ASSOCIATES, INC. (HAI)1609 COSTA BRAVASHELL BEACH, CA 93449CONTACT: WARREN HAMRICK WARREN@HAMRICKASSOCIATES.COM (805) 773-9377CIVIL ENGINEERINGPACIFIC COAST CIVIL ENGINEERING30141 AGOURA ROAD, SUITE 200AGOURA HILLS, CA 91301CONTACT: RICHARD DOSS RICH@PACIFICCOASTCIVIL.COM (818) 865-4168TRAFFIC ENGINEERCENTRAL COAST TRANSPORTATION895 NAPA AVE, SUITE A-6MORRO BAY, CA 93442CONTACT: JOE FERNANDEZ JOE@CCTRANSCONSULTING.COM (805) 316-0101LANDSCAPE ARCHITECTURETERRY LEE LANDSCAPE ARCHITECT117 WINDWARD AVENUE SUITE CPISMO BEACH, CA 93449CONTACT: TERRY LEE TLEEPISMO@CHARTER.NET (805) 459-0794LAND SURVEYMBS LAND SURVEYS, INC.3559 SOUTH HIGUERA STREETSAN LUIS OBISPO, CA 93401CONTACT: MICHAEL B. STANTON (805) 594-1960 MIKE@MBSLANDSURVEYS.COMMANAGEMENT COMPANYWESTMONT LIVING7660 FAY AVENUELA JOLLA, CA 92037CONTACT: ANDY PLANT (858) 456-1233PROPERTY OWNERLIFEPOINT CHURCH207 PILGRIM WAYARROYO GRANDE, CA 93420CONTACT: KEVIN GOTCHAL (805) 714-906815'-5"23'5'8'13'10'LINENSCLOSET KITCHENETTE SLEEPINGAREABATHROOM387 SQ.FT11'-3"11'-3"27'15'2'10'7'-9"5'CLOSETLINENSKITCHENETTELIVINGBATHROOMBEDROOM626 SQ.FT11'-3"9'-5"13'24'15'10'33'-8"CLOSETKITCHENETTELIVINGBEDROOMMASTERBEDROOMCLOSETLINENS MASTERBATHBATH930 SQ.FT15'-5"23'5'8'13'10'SLEEPINGAREABATHROOMLINENSCLOSET387 SQ.FT11'-3"11'-3"19'3'7'-9"5'10'16'7'-9"3'-6"5'-4"4'-8"BATHBEDROOMBBEDROOMALIVING AREACLOSETCLOSET626 SQ.FTItem 8.a - Page 47 Sheet Number The use of these plans and specifications shall be restricted to the original site for which they were prepared and publication thereof is expressly limited to such use. Reproduction or publication by any method, in whole or in part, is prohibited. Title to these plans and specifications remains with Hamrick Associates without prejudice. Visual contact with these plans and specifications shall constitute prima facie evidence of the acceptance of these restrictions. DO NOT SCALE THESE DRAWINGS. See Architectural Plans for written dimensions. The General contractor shall verify and be responsible for all dimensions and existing condtiions on the job and shall report any discrepancies to the Architect for resolution PRIOR to commencing with the work in question. Fabricators shall submit shop drawings to Architect for approval PRIOR to commencing fabrication. Copyright © 2019 Date Remarks Sheet ContentsWestmont Livingof Arroyo Grande, CA11 .11.19 Submittal hai Architecture + Planning www.hamrickassociates.com Hamrick Associates, Inc. 805.773.9377 An Assisted Living and Memory Care FacilityA-3.1 Exterior Elevations North Elevation Stained HardiPlank Header Metal Vent Metal Railings Dark Wood Shutters Colors to be "Offwhite" Mission style with accent color and with Dark Wood Trim Mission Style Light Fixture Heavy Shingles South Elevation West Elevation East Elevation Sherwin-Williams Honied White SW-7106 Sherwin-Williams Portico SW-7548 Certainteed Presidential Series Classic Weathered Wood Sherwin-Williams Shagbark SW-3001 Item 8.a - Page 48 A3.2PROJECT NUMBER: A1863DATE:02/28/2019DRAWN BY: NEO GARIBAYCHECKED BY: DAVID MIAPN: 006-095-007ORCHARD STREETARROYO GRANDE, CA 93420C.U.P. & ARCH. REVIEWDATEDESCRIPTIONNOREVISIONSCONSULTANTSSECTIONS &PORTE COCHEREDAVID MI& PARTNERSARCHITECT701 W. CESAR E. CHAVEZ AVE.SUITE 203LOS ANGELES, CA 90012(213) 626-1400WJCJINC@GMAIL.COMPORTE COCHERE PLANSCALE: 3/16" = 1'-0"ELEVATION 2SCALE: 3/32" = 1'-0"SECTION ASCALE: 3/32" = 1'-0"5'15'30'60'PORTE COCHERE ROOF PLANSCALE: 3/16" = 1'-0"PORTE COCHERE WEST ELEVATIONPORTE COCHERE NORTH ELEVATIONSCALE: 3/16" = 1'-0"SCALE: 3/16" = 1'-0"DEVELOPERNOBLE VENTURES PROPERTIES, INC.3 UPPER NEWPORT PLAZAFIRST FLOORNEWPORT BEACH, CA 92660CONTACT: JOHN KOTAKE JKOTAKE@CCIM.NET (949) 756-2161CONSULTANT ARCHITECTHAMRICK ASSOCIATES, INC. (HAI)1609 COSTA BRAVASHELL BEACH, CA 93449CONTACT: WARREN HAMRICK WARREN@HAMRICKASSOCIATES.COM (805) 773-9377CIVIL ENGINEERINGPACIFIC COAST CIVIL ENGINEERING30141 AGOURA ROAD, SUITE 200AGOURA HILLS, CA 91301CONTACT: RICHARD DOSS RICH@PACIFICCOASTCIVIL.COM (818) 865-4168TRAFFIC ENGINEERCENTRAL COAST TRANSPORTATION895 NAPA AVE, SUITE A-6MORRO BAY, CA 93442CONTACT: JOE FERNANDEZ JOE@CCTRANSCONSULTING.COM (805) 316-0101LANDSCAPE ARCHITECTURETERRY LEE LANDSCAPE ARCHITECT117 WINDWARD AVENUE SUITE CPISMO BEACH, CA 93449CONTACT: TERRY LEE TLEEPISMO@CHARTER.NET (805) 459-0794LAND SURVEYMBS LAND SURVEYS, INC.3559 SOUTH HIGUERA STREETSAN LUIS OBISPO, CA 93401CONTACT: MICHAEL B. STANTON (805) 594-1960 MIKE@MBSLANDSURVEYS.COMMANAGEMENT COMPANYWESTMONT LIVING7660 FAY AVENUELA JOLLA, CA 92037CONTACT: ANDY PLANT (858) 456-1233PROPERTY OWNERLIFEPOINT CHURCH207 PILGRIM WAYARROYO GRANDE, CA 93420CONTACT: KEVIN GOTCHAL (805) 714-9068ASSISTED LIVINGONE BEDROOM UNITASSISTED LIVINGONE BEDROOM UNITMENWOMENHALLWAYHALLWAYMENACTIVITYDIRECTORMENHVAC UNITSTHEATERLIVING AREAHALLWAYFOYERLOBBY30'33' 30'PROPERTY LINEPROPERTY LINEPORTECOCHEREELEVATORLOBBYELEVATORLOBBYASSISTED LIVINGONE BEDROOM UNITASSISTED LIVINGONE BEDROOM UNITHALLWAYHALLWAYHVAC UNITSHVAC UNITSHALLWAYHALLWAYASSISTED LIVINGONE BEDROOM UNITMEMORY CARESHARED UNITASSISTED LIVINGONE BEDROOM UNITMEMORY CAREPRIVATE UNITHALLWAYASSISTED LIVINGACTIVITY SPACEASSISTED LIVINGRESIDENT SERVICESASSISTED LIVINGDINING ROOMHVAC UNITS30' 30'32'15'10'16'32'DECORATIVEPAVERS5'ADA LOADINGUP LANDSCAPEAREALANDSCAPEAREALANDSCAPEAREA27'32'RIDGERIDGE HIPH I P H I PHIPPARAPET WALLPARAPET WALLSECOND FLOORENTRY FOYER27'10'Item 8.a - Page 49 Item 8.a - Page 50 Item 8.a - Page 51 Item 8.a - Page 52 A1.2 PROJECT NUMBER: A1863 DATE:05/30/2019 DRAWN BY: NEO GARIBAY CHECKED BY: DAVID MI APN:006-095-007 ORCHARD STREET ARROYO GRANDE, CA 93420 C.U.P. & ARCH. REVIEW DATEDESCRIPTIONNO REVISIONS CONSULTANTS SITE PLAN DAVID MI & PARTNERS ARCHITECT 701 W. CESAR E. CHAVEZ AVE. SUITE 203 LOS ANGELES, CA 90012 (213) 626-1400 WJCJINC@GMAIL.COM NORTH SITE & FLOOR PLANS SCALE: 1/16" = 1'-0" 5'15'30'60' DEVELOPER NOBLE VENTURES PROPERTIES, INC. 3 UPPER NEWPORT PLAZA FIRST FLOOR NEWPORT BEACH, CA 92660 CONTACT: JOHN KOTAKE JKOTAKE@CCIM.NET (949) 756-2161 CONSULTANT ARCHITECT HAMRICK ASSOCIATES, INC. (HAI) 1609 COSTA BRAVA SHELL BEACH, CA 93449 CONTACT: WARREN HAMRICK WARREN@HAMRICKASSOCIATES.COM (805) 773-9377 CIVIL ENGINEERING PACIFIC COAST CIVIL ENGINEERING 30141 AGOURA ROAD, SUITE 200 AGOURA HILLS, CA 91301 CONTACT: RICHARD DOSS RICH@PACIFICCOASTCIVIL.COM (818) 865-4168 TRAFFIC ENGINEER CENTRAL COAST TRANSPORTATION 895 NAPA AVE, SUITE A-6 MORRO BAY, CA 93442 CONTACT: JOE FERNANDEZ JOE@CCTRANSCONSULTING.COM (805) 316-0101 LANDSCAPE ARCHITECTURE TERRY LEE LANDSCAPE ARCHITECT 117 WINDWARD AVENUE SUITE C PISMO BEACH, CA 93449 CONTACT: TERRY LEE TLEEPISMO@CHARTER.NET (805) 459-0794 LAND SURVEY MBS LAND SURVEYS, INC. 3559 SOUTH HIGUERA STREET SAN LUIS OBISPO, CA 93401 CONTACT: MICHAEL B. STANTON (805) 594-1960 MIKE@MBSLANDSURVEYS.COM MANAGEMENT COMPANY WESTMONT LIVING 7660 FAY AVENUE LA JOLLA, CA 92037 CONTACT: ANDY PLANT (858) 456-1233 PROPERTY OWNER LIFEPOINT CHURCH 207 PILGRIM WAY ARROYO GRANDE, CA 93420 CONTACT: KEVIN GOTCHAL (805) 714-9068 A SIGNANGE & MONUMENT ELEVATION SCALE: 1/4" = 1'-0" 20 21 22 23 24 25 26 27 10 11 12 13 14 15 16 17 24' 08 28 09 07 19 9'18'4'18'9'CENTER LINE18 2920 FOOT SETBACKPROPERTY LINE144.33'DEDICATION FOR ROAD AND PUBLIC UTILITIES REFERENCE PRELIMINAR LOT LINE ADJUSTMENT NO. AGAL 18-0106 PROPERTY LINE 343.58' PUBLIC FACILITY ZONING FACILITY NAME SIGNANGE & MONUMENT NEAR HIGHWAY 101 PROPERTY LINE EASEMENT FOR IMPROVEMENTS AND UTILITIES REFERENCE PRELIMINARY LOT LINE ADJUSTMENT NO. AGAL 18-0106 9' 18'-10" 23'-9"20 FOOT SETBACKFACILITY NAME SIGNANGE & MONUMENT ELEVATION SEE A/- TREE TO BE REMOVED REFERENCE LANDSCAPE PLAN 26'-5" R28' LANDSCAPE AREA LIGHT POLE LIGHT POLE LIGHT POLE TREE TO BE REMOVED REFERENCE LANDSCAPE PLAN 1:12 RESIDENTIAL HILLSIDE ZONING LANDSCAPE AREA LANDSCAPE AREA R40'-9"0504030201 24' 06 CENTER LINE LIGHT POLE 6' 16' 32' 4'ADA PATH OF TRAVEL LANDSCAPE AREA 4'-6" ASPHALT PAVEMENT CENTER LINE 6570LIGHT POLE69686766 64 63 62 61 60 5'-3" 18' 27'-1" 9' 59 58 57 56 55 54 53 52 9' 13'-5" 4'-10" R50'-11" 18'24'4'2' 51 50 49 48 47 45 44 43 42 41 40 39 38 37 47 36 35 34 33 32 31 30 46 CENTER LINELANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA LIGHT POLE LIGHT POLE LIGHT POLE LIGHT POLETRASH ENCLOSURE25' 9' LANDSCAPE AREA 15'-3" 30'-7" OAK TREE TO REMAIN UNAFFECTED REFERENCE LANDSCAPE PLAN GRAVITY WALL REFERENCE GRADING PLAN R28' R36'-5" 16'-3" 3'-6" PROPERTY LINE FIRE ACCESS LANE ONLY CONCRETE PAVING FOR FIRE TRUCK ONLY 4' 4' 4' 20' 2' LANDSCAPED AREA 2' CONCRETE PAVING FOR FIRE TRUCK ONLY RESIDENTIAL HILLSIDE ZONING 4' 5'-1" PR O P E R T Y L I N E CHAINED OFFFI R E A C C E S S L A N E O N L Y 13 9 . 9 2 ' 3'-6" 6' LANDSCAPE AREA MEMORY CARE COURTYARD 2,119 SQ.FT. (REFERENCE LANDSCAPE PLAN) ASSISTED LIVING COURTYARD 4,500 SQ.FT. (REFERENCE LANDSCAPE PLAN) ASSISTED LIVING COURTYARD 1,624 SQ.FT. (REFERENCE LANDSCAPE PLAN) RETAINING WALL REFERENCE GRADING PLAN LANDSCAPE AREAORCHARD STREETPROPERTY LINE59.17' 2:1 SLOPE REFERENCE GRADING PLAN LANDSCAPE AREA ADA PATH OF TRAVEL 12' VAN 5'9'5'9' LANDSCAPE AREA LANDSCAPE AREA PROPERTY LINEPUBLIC FACILITY ZONING300 FOOT SETBACK FROM H IGHWAY 101300 FOOT SETBACK FROM H IGHWAY 101 DECORATIVE PAVERS ADA LOADING MEMORY CARE GARDEN 1,545 SQ.FT. (REFERENCE LANDSCAPE PLAN) 9' 9' TURN AROUND & LOADING CHAINED OFFLANDSCAPEAREA(E) FENCE (N) 5' HIGH CAST IRON FENCE (N) 5' HIGH CAST IRON FENCE GRAVITY WALL REFERENCE GRADING PLAN GRAVITY WALL REFERENCE GRADING PLAN GRAVITY WALL REFERENCE GRADING PLAN GRAVITY WALL REFERENCE GRADING PLAN (N) 5' HIGH CAST IRON FENCE (N) 5' HIGH CAST IRON FENCE (N) 5' HIGH CAST IRON FENCE (N) 5' HIGH CAST IRON FENCE 13'-7" WESTMONT LIVING OF ARROYO GRANDE AN ASSISTED LIVING & MEMORY CARE FACILITY 9'-6"3'-2"5'DECORATIVE STUCCO LINES DECORATIVE STUCCO LINES STUCCO FINISH VENEER FINISH 1'1'1'1'CONCRETE BASE Westmont Of Arroyo Grande Sign Elevation T E R R Y L E E L A N D S C A P E A R C H I T E C T 117 WINDWARD AVENUE SUITE C PISMO BEACH, CA 93449 RLA# 4108 LEED GR Item 8.a - Page 53 Item 8.a - Page 54 Item 8.a - Page 55 ATTACHMENT 1 PROJECT SITE Item 8.a - Page 56 ACTION MINUTES REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE MONDAY, OCTOBER 21, 2019 ARROYO GRANDE CITY HALL, 300 E. BRANCH STREET ARROYO GRANDE, CA 1.CALL TO ORDER Chair Hoag called the Regular Architectural Review Committee meeting to order at 2:30 p.m. 2.ROLL CALL ARC Members:Chair Hoag, Vice Chair Bruce Berlin, and Committee Members Jon Couch, Lori Hall and Kristin Juette were present. City Staff Present: Assistant Planner Andrew Perez was present. 3.FLAG SALUTE Vice Chair Berlin led the Flag Salute. 4.AGENDA REVIEW None. 5.COMMUNITY COMMENTS AND SUGGESTIONS None. 6.WRITTEN COMMUNICATIONS None. 7.CONSENT AGENDA Vice Chair Berlin made a motion, seconded by Committee Member Couch to approve the minutes of the October 7, 2019, Regular Meeting as submitted. The motion passed 5-0 on the following voice vote: AYES: Berlin, Couch, Hall, Juette, Hoag NOES: None 8.PROJECTS 8.a. CONSIDERATION OF MATERIALS PROPOSED FOR CITY HALL RE-ROOF; LOCATION – 300 E. BRANCH STREET; APPLICANT – CITY OF ARROYO GRANDE; REPRESENTATIVE – JILL McPEEK, CAPITAL IMPROVEMENT PROJECT MANAGER (Perez) Assistant Planner Perez presented the staff report, presented the proposed materials and color, and explained how the project complies with the Design Guidelines. Bill Robeson, Public Works Director, spoke in favor of the project and explained that a composite shingle was chosen instead of a concrete tile because it was a cost effective option that complies with the Design Guidelines. The Committee spoke in support of the project and appreciated the color and material choices because they complement the style of the building and complies with the Design Guidelines. ATTACHMENT 2 Item 8.a - Page 57 The Committee was supportive of the composite shingle because it was aesthetically appropriate and was a good fit within the Village. Vice Chair Berlin made a motion, seconded by Committee Member Juette, to recommend approval of the project to the Public Works Director as submitted. The motion passed 5-0 on the following voice vote: AYES: Berlin, Juette, Hall, Couch, Hoag NOES: None 8.b. CONSIDERATION OF CONDITIONAL USE PERMIT 19-002; ASSISTED LIVING FACILITY WITH 78 ASSISTED LIVING AND 20 MEMORY CARE UNITS, TOTALING 120 BEDS; LOCATION – 207 PILGRIM WAY (ORCHARD STREET); APPLICANT – NOBLE VENTURES PROPERTIES; REPRESENTATIVE – DAVID MI (Perez) Assistant Planner Perez presented the staff report and provided details about the project site and the creation of the parcel as a result of a lot line adjustment processed in August 2019. He explained details of the proposed project including the number of units, maximum number of residents, amenities provided on-site, and the number of required and proposed parking spaces. He described the development code requirements applicable to the project and reviewed how each of those standards were satisfied. He also described the architecture of the structure, use of materials, proposed colors, and landscaping. Warren Hamrick, project architect, spoke in support of the project and explained how the project evolved into the current proposal. Mr. Hamrick also explained the site constraints in regards to the setback from the highway, difficulty connecting to the City wastewater system, and the project’s location in a floodplain. Terry Lee, landscape architect for the project, explained the rationale for the use of turf and other plant choices, and the therapeutic benefits of landscaping in this type of facility. Mr. Hamrick also presented an alternate design for the northwest corner of the facility that relocated three (3) parking spaces and incorporated additional landscaping to improve wayfinding and a sense of entry to the facility. The Committee spoke in support of the project, specifically expressing that the assisted living facility is needed in the community and the design presented was thoughtful and appropriate for the site. The Committee appreciated the project for its robust landscape plan that will improve the aesthetic of the entire site as the plantings mature. The Committee was supportive of the architecture, but expressed that the faux balconies and the color palette could use some modification to create a cohesive design. Specifically, the Committee suggested moving towards a lighter color palette and redesigning the balconies to create a unified design. The Committee expressed concern about potential impacts to the neighborhood to the south, given its elevation above the project site, specifically the mechanical equipment on the rooftop that may be visible to the neighborhood and the impacts of outdoor lighting at the facility. The Committee was also concerned about the size of the building, but they appreciated the use of pop-outs, recessions, and different colors to break-up the massing. The Committee expressed concern that the traffic from the school during pick-up and drop-off times could adversely impact access to the facility for staff, visitors, and emergency services. Committee Member Couch made a motion, seconded by Vice Chair Berlin, to recommend approval of the project to the Planning Commission as submitted, with the recommendation Item 8.a - Page 58 that the applicant revise the architectural details to a Mission-style architecture, and use more pale tones in the color palette. The motion passed 4-1 on the following voice vote: AYES: Couch, Hall, Juette, Hoag NOES: Berlin 9. DISCUSSION ITEMS None. 10. COMMITTEE COMMUNICATIONS None. 11. STAFF COMMUNICATIONS Assistant Planner Perez informed the Committee that the City’s Community Development Director, Teresa McClish and the City agreed to a separation of services effective November 1, 2019, and Bill Robeson, the City’s Public Works Director has been appointed to serve as Acting Community Development Director during the period of recruitment. 12. ADJOURNMENT The meeting adjourned at 4:13 p.m.to a regular meeting on November 4, 2019 at 2:30 p.m. ATTEST: Andrew Perez, Assistant Planner (Approved at ARC Mtg 11-18-2019) Item 8.a - Page 59 LICENSING AND OPERATIONS The entirety ofWestmont's Arroyo Grande project will be licensed by the State of California Community Care Licensing Division-Department of Social Services (DSS) as a residential care facility for the elderly (RCFE). The retirement community is a 24-hour per day operation. Westmont Living's typical resident age is 80-years or older, single, with either a desire for a socialized environment and the convenience of dining, activities and amenities immediately available, or experiencing a growing need for personal assistance with daily activities. Approximately 10% of residents will be couples. Services onsite will include three meals per day plus snacks available to all residents as required by licensing (and included in the monthly fee). Additionally there will be entertainment, and onsite activities/exercise programming, a movie theatre, an onsite beauty/barber shop, a gift shop that will sell various sundries, as well as transportation to various activities within the greater community of Arroyo Grande. Each of the 78 assisted living units contains its own stackable washer/dryer and private full baths with handicap accessible shower enclosures. The 41 one bedroom and 6 two-bedroom units contain kitchens with a sink, dishwasher, cabinets, microwaves, and ovens with range tops. Westmont' s experience in their other retirement communities has taught them that apartments are more marketable to the adult children of resident seniors and to the seniors themselves if they contain kitchens and stackable laundry equipment. By giving residents the choice of doing their own laundry or preparing a meal, independence is reinforced, although most take advantage of the convenient and personalized services offered onsite . By providing the services and conveniences of home within the community, the program also helps to smooth the transition process for residents into higher levels of care when those services become necessary. Westmont Living's memory care neighborhood is located on the first floor (west wing), and contains 20 units and a large communal dining, activities and living area. The units each have their own full baths but do not contain kitchenettes or stackable washer/dryers. The memory care neighborhood will also be fully licensed by the State of California Community Care Licensing-Department of Social Services (DSS) and will have a secured perimeter, offering superior individualized care for residents suffering from Alzheimer's Disease or other age related dementias. Westmont Living will staff the community 24-hours per day, using three three employee shifts (7 AM - 3 PM, 3 PM -11 PM and 11 PM - 7 AM). The daytime shift will have the maximum total staffing and will include 29 employees (assisted living and memory care combined). Licensing regulations do not specify staffing requirements for assisted living facilities. Title 22 regulations do require that the project has a State certified Executive Director, one awake staff member during nighttime hours, one activities person for the assisted living building and for the memory Westmont Living at Arroyo Grande Assisted Living Page 1 ATTACHMENT 3 Item 8.a - Page 60 Item 8.a - Page 61 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Central Coast Transportation Consulting 895 Napa Avenue, Suite A-6 Morro Bay, CA 93442 (805) 316-0101 April 2020 Prepared For: City of Arroyo Grande ATTACHMENT 4 Item 8.a - Page 62 Central Coast Transportation Consulting April 2020 1 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Executive Summary Executive Summary This Transportation Impact Analysis Report (TIAR) evaluates the potential transportation impacts of the proposed Westmont Living of Arroyo Grande assisted living and memory care facility located on Orchard Street south of Pilgrim Way. The proposed project consists of 98 units with 120 beds. The project would generate 312 new weekday vehicle trips, including 23 AM peak hour trips and 31 PM peak hour trips. Intersection Operations All study intersections operate at acceptable levels of service (LOS) under Existing and Cumulative Conditions with and without the addition of project traffic except the intersection of Fair Oaks Avenue/Orchard Street/US 101 Southbound Off-ramp (#3). This intersection currently operates at LOS E in the AM peak hour which is below the City and Caltrans thresholds. Under Existing and Cumulative Conditions, the addition of project traffic would increase the delay at the intersection of Fair Oaks Avenue/Orchard Street/US 101 Southbound Off-ramp (#3) by less than 5 seconds so the intersection would not be significantly impacted. The City has obtained funding for the design and construction of a roundabout at Fair Oaks Avenue/Orchard Street/US 101 Southbound Off-ramp (#3) which would improve the LOS to an acceptable level. The project will be required to make a fair share contribution for improvements to the intersection through the City’s development impact fee program. To avoid impacts to the Fair Oaks corridor during peak periods at Arroyo Grande High School we recommend that the project prohibit shift changes at the proposed facility 15-minutes before and after school begins and ends.. Site Access and On-Site Circulation The proposed project would reconstruct and add an additional driveway south of the current driveway to provide an entrance and exit. However, widening for the additional driveway would require reconstruction of the storm drain inlet. Although City Standards specify that an entrance and exit driveway be provided for 30 or more vehicles, a single driveway may be requested. We recommend a minimum of six feet of red curb be placed on either side of new and existing driveways for sight distance consistent with the California Manual on Uniform Traffic Control Devices (CAMUTCD). Pedestrian and Bicycle Circulation Removal of parking on one side of Orchard Street south of Pilgrim Way is recommended to allow for the installation of Class II bike lanes within the current roadway cross section. Class II bike lanes on Orchard Street are consistent with the City’s Bicycle and Trails Master Plan. North of Pilgrim Way vehicles park on both sides of the roadway adjacent to residential and other land uses. Removal of parking north of Pilgrim Way will require stakeholder input and is not recommended as part of this project. Item 8.a - Page 63 Central Coast Transportation Consulting April 2020 2 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Contents Contents Executive Summary .................................................................... 01 Contents ........................................................................................ 2 Introduction ................................................................................. 3 Thresholds of Significance ......................................................... 6 Existing Conditions ..................................................................... 8 Existing Plus Approved/Pending Plus Project Conditions . 12 Cumulative Conditions ............................................................... 17 Vehicle Miles Traveled ............................................................... 20 References ..................................................................................... 21 Figure 1: Project and Study Locations .............................................................................................................. 4 Figure 2: Site Plan ................................................................................................................................................. 5 Figure 3: Existing Peak Hour Volumes and Lane Configurations .............................................................11 Figure 4: Trip Distribution, Approved/Pending Volumes, Project Volumes, and Existing Plus Approved/Pending Plus Project Volumes .....................................................................................................14 Figure 5: Cumulative, Cumulative Project Volumes, and Cumulative Plus Project Volumes ...............18 Table 1: Existing LOS ......................................................................................................................................... 9 Table 2: Approved/Pending Projects .............................................................................................................12 Table 3: Approved/Pending Project Trip Generation .................................................................................13 Table 4: Trip Generation ...................................................................................................................................13 Table 5: Existing Plus Approved/Pending Plus Project LOS ....................................................................15 Table 6: Cumulative LOS ..................................................................................................................................19 Table 7: Vehicle Miles Traveled .......................................................................................................................20 Appendix A: Traffic Counts Appendix B: Intersection LOS & Queue Calculation Sheets Appendix C: Traffic Signal Warrant Appendix D: Memorandum of Assumptions and Response to Comments on Draft TIAR Item 8.a - Page 64 Central Coast Transportation Consulting April 2020 3 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Introduction Introduction The proposed Westmont Living of Arroyo Grande assisted living and memory care facility is located on Orchard Street south of Pilgrim Way in the City of Arroyo Grande. The proposed project consists of 98 units with 120 beds. The assisted living component includes 78 units (90 beds) and the remaining 20 units (30 beds) will be for memory care. The project proposes 70 parking spaces. The following analysis is consistent with the Westmont Living – Traffic Impact Analysis Report Memorandum of Assumptions (CCTC, April 2019) and subsequent City comments. The MOA was reviewed and commented on by on by City staff on May 28, 2019. The MOA was subsequently peer reviewed by GHD on November 15, 2019 and discussed in a conference call with the City and GHD on April 8, 2020. The memorandum and peer review responses are attached as Appendix D. The project and study locations are shown on Figure 1, while Figure 2 shows the project site plan. The TIAR evaluates the following intersections during the weekday AM and PM peak hours: 1. Fair Oaks Avenue/Valley Road 2. Fair Oaks Avenue/California Street 3. Fair Oaks Avenue/Orchard Street/US 101 Southbound Off-ramp 4. Fair Oaks Avenue/Traffic Way Vehicular level of service (LOS) is evaluated at each study intersection. The study locations were evaluated under these scenarios: • Existing Conditions reflects recent traffic counts and the existing transportation network. • Existing Plus Approved/Pending Projects Conditions adds approved and pending projects in the study area to Existing Conditions volumes. • Existing Plus Approved/Pending Projects Plus Project Conditions adds Project- generated traffic to Existing Plus Approved/Pending Projects Conditions volumes. • Cumulative Conditions represents future traffic conditions reflective of the buildout of land uses in the area, not including the proposed Project. • Cumulative Plus Project Conditions represents future traffic conditions reflective of the buildout of land uses in the area, including the proposed Project. Each scenario is described in more detail in the appropriate chapter. Item 8.a - Page 65 Figure 1: Project and Study Locations Legend: - Study Intersection 1 3 2 4 Item 8.a - Page 66 Figure 2: Site Plan Item 8.a - Page 67 Central Coast Transportation Consulting April 2020 6 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Thresholds of Significance Thresholds of Significance The analysis approach was developed based on the City of Arroyo Grande General Plan Circulation Element and Caltrans standards. City of Arroyo Grande Facilities The City of Arroyo Grande General Plan Circulation Element provides criteria for identifying mobility deficiencies reflecting the City’s Circulation Element Goals: • Attain and maintain Level of Service (LOS) ‘C’ or better on all streets and controlled intersections. • Where deficiencies exist, mitigate to a LOS ‘D’ at a minimum and plan improvement to achieve LOS ‘C’ (LOS ‘E’ or ‘F’ is unacceptable and a significant adverse impact unless Statement of Overriding Considerations or CEQA Findings approved). The design and funding for such planned improvements shall be sufficiently definite to enable construction within a reasonable period of time. Caltrans Facilities Caltrans controls US 101, including ramp terminal intersections. Caltrans relies on LOS to determine deficiencies. Accordingly, Caltrans intersections have been evaluated using LOS criteria as contained in the Highway Capacity Manual 6th Edition (HCM 6). Vehicular level of service is based on control delay, which is the total of time spent decelerating when approaching an intersection, time spent stopped or moving in a queue at an intersection, and time spent accelerating after an intersection. Caltrans strives to maintain operations at the LOS C/D threshold on state-operated facilities. If an existing State Highway facility is operating at LOS D, E, or F the existing measure of effectiveness should be maintained. Significance Criteria The following section summarizes the significance thresholds from the City of Arroyo Grande Traffic Impact Analysis Report Guidelines. At signalized intersections, the project is considered to have a significant impact if it would: • Result in a signalized intersection that will operate at an acceptable LOS D or better in the No Project condition to deteriorate to an unacceptable LOS E or worse in the Plus Project condition; or, • Increase the delay by more than 7.5 seconds at a signalized intersection that is already operating or will already operate at LOS D or E within Caltrans right-of-way or LOS E within City right- of-way in the No Project condition. • Increase the delay by more than 5 seconds at a signalized intersection that is already operating or will already operate at LOS F in the No Project condition. Item 8.a - Page 68 Central Coast Transportation Consulting April 2020 7 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Thresholds of Significance At unsignalized intersections, the project is considered to have a significant impact if it would: • Result in an unsignalized intersection that will operate at an acceptable LOS D or better in the No Project condition to deteriorate to an unacceptable LOS E or worse in the Plus Project condition; or, • Increase the delay by more than 5 seconds at an unsignalized intersection that is already operating or will already operate at an unacceptable LOS in the No Project condition. For bicycle and pedestrian facilities, the project is considered to have a significant impact if it would: • Fail to meet requirements of the Americans with Disabilities Act; • Disrupt existing or planned pedestrian and/or bicycle facilities or conflict with adopted pedestrian and/or bicycle plans, guidelines, policies, or standards; • Fail to provide accessible and safe pedestrian connections between buildings and to adjacent streets and transit facilities; or, • Add bicycle and/or pedestrian trips to an existing facility or service that does not meet current standards. For transit facilities, the project is considered to have a significant impact if it would: • Create demand for public transit services above the capacity that is provided or planned; or, • Disrupt existing or planned transit facilities and services or conflicts with adopted transit plans, guidelines, policies, or standards. For on-site circulation, the project is considered to have a significant impact if it would: • Result in interference with traffic flow on public streets at access driveways; • Result in potential internal circulation conflicts for pedestrians and/or motorists; • Result in on-site circulation, access, and parking areas that fail to meet standard design guidelines; or, • Fail to provide adequate accessibility for service and delivery trucks on-site, including access to truck loading zones. Item 8.a - Page 69 Central Coast Transportation Consulting April 2020 8 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Existing Conditions Existing Conditions This section describes the existing transportation system and current operating conditions in the study area. EXISTING ROADWAY NETWORK The following describes the roadways adjacent to the proposed project. Bicycle facilities in the study area consist of Class I and II bikeways. A Class I bike path provides a separate right-of-way for pedestrians and cyclists. A Class II bike lane provides a striped lane for one-way bicycle travel on the side of the street adjacent to vehicle traffic. • US Highway 101 (US 101) is a major north-south interstate facility connecting California, Oregon, and Washington. In the study area, US 101 is a four-lane freeway with a partial interchange at Fair Oaks Avenue. • Fair Oaks Avenue is an east-west, two-way, four-lane arterial road in the study area. Fair Oaks Avenue terminates at Traffic Way and at South Elm Street. Fair Oaks Avenue has designated Class II bike lanes on both sides of the roadway. No on-street parking is provided on either side of the roadway. Curb, gutter, and sidewalks are provided on the south side of the roadway between Valley Road and Orchard Street/US 101 SB Off-ramp. • Valley Road is a north-south, two-way, two-lane arterial road in the study area. Valley Road terminates at Fair Oaks Avenue and at Highway 1 in the southern portion of Arroyo Grande. Valley Road has designated Class II bike lanes within the City limits. There is on-street parking, curb, gutter, and intermittent sidewalk on the east side of the roadway fronting the high school. • California Street is a north-south, two-way, two-lane local road in the study area. California Street terminates at Fair Oaks Avenue and West Cherry Avenue. There is on-street parking as well as curb, gutter, and sidewalk on both sides of the roadway with no marked bikeway. • Orchard Street is a north-south, two-way, two-lane local road in the study area. Orchard Street terminates at Fair Oaks Avenue and Castillo Del Mar. Orchard Street provides access to the project and has on-street parking, curb, gutter, and sidewalk on both sides of the road with no marked bikeway. The City’s Bicycle and Trails Master Plan proposes Class II bike lanes on Orchard Street from Fair Oaks Avenue to the existing Class I bike path on the south side of Arroyo Grande High School. At the signalized intersection of Valley Road/Fair Oaks Avenue (#1), there are crosswalks, pedestrian push buttons, and pedestrian countdown signal heads on the west and south legs. EXISTING TRANSIT SERVICE South County Transit Routes 27 and 28 travel on Fair Oaks Avenue 1/3 mile north of the project site and provide access to Arroyo Grande, Grover Beach, and Oceano. The closest Route 28 bus stop is located on the south side of Fair Oaks Avenue east of Valley Road adjacent to Arroyo Grande High School and the Clark Center for the Performing Arts. Signage, benches, and a shelter are provided. Stops for Route 27 are located on the north side of Fair Oaks Avenue west of Valley Road and at Bedloe Lane east of US 101. Only signage without benches or shelters is provided at the Route 27 bus stops near the project. San Luis Obispo Regional Transit Authority (SLORTA) does not have any stops near the proposed project. Item 8.a - Page 70 Central Coast Transportation Consulting April 2020 9 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Existing Conditions EXISTING OPERATIONS Weekday peak hour vehicle, pedestrian, and bicycle turning movement counts were collected from 7- 9 AM and 2-6 PM in February 2019 during clear weather when local schools were in session. Figure 3 shows the Existing weekday peak hour intersection traffic volumes and lane configurations. Traffic count sheets are provided in Appendix A. A field visit was conducted to observe existing traffic operations, high school traffic, speed limits, pedestrian and bicycle facilities, and signal timing. Under Existing Conditions, the observed intersection peak hour factor (PHF) was used. The study intersections were analyzed with the Synchro 10 software package and the HCM 6 methodology was applied. The intersection splits and cycle length were optimized using the software. Intersection Operations Table 1 shows the vehicular LOS for the study intersections, with detailed calculation sheets included in Appendix B. Table 1: Existing LOS A traffic signal is currently under construction at the intersection of Fair Oaks Avenue/Traffic Way (#4). The traffic signal will be operational in Summer 2019. All-way-stop control was assumed in the Existing Conditions analysis to reflect current conditions. The intersection of Fair Oaks Avenue/Orchard Street/US Southbound Off-ramp (#3) currently operates at LOS E during the AM peak hour. All other intersections operate at LOS C or better. At all study intersections, the typical AM and PM peak hour conditions represent the worst case intersection operations except at the intersection of Fair Oaks Avenue/Valley Road (#1) where the afternoon high school pick-up is the worst case operations and the intersections would operate at LOS C. At all other study intersections, the AM peak hour is the worst case operations. Intersection Control Peak Hour Delay1 (sec/veh) LOS 7:00-9:00 AM 17.5 B 2:45-3:45 PM 20.4 C 4:00-6:00 PM 18.6 B 7:00-9:00 AM 2.1 (24.1) - (C) 2:45-3:45 PM 1.0(21.4) - (C) 4:00-6:00 PM 0.8 (15.5) - (C) 7:00-9:00 AM 39.1 E 2:45-3:45 PM 18.8 C 4:00-6:00 PM 17.5 C 7:00-9:00 AM 34.6 D 4:00-6:00 PM 26.9 D Note: TWSC = Two-way stop controlled; AWSC = All-way stop controlled; Unacceptable operations shown in bold. 2. Fair Oaks Ave/California St Existing Intersection Auto Levels of Service 1. Fair Oaks Ave/Valley Rd 3. Fair Oaks Ave/Orchard St/US 101 SB-off 2. HCM 6th average control delay in seconds per vehicle. For two-way stop controlled (TWSC) intersections the worst approach's delay is reported in parentheses next to the overall intersection delay. AWSC 1. Peak hour is highest hour during time period. 4-6 PM total volume was higher than 2:45-3:45 PM at all intersections. 4. Fair Oaks Ave/Traffic Way AWSC Signal TWSC 3. Intersection count not available between 3:00-4:00 PM at Fair Oaks Avenue and Traffic Way. Item 8.a - Page 71 Central Coast Transportation Consulting April 2020 10 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Existing Conditions Queuing on Fair Oaks Avenue between intersections and at the high school driveways occurs during both the AM drop-off and PM pick-up. Queuing was also observed on the US 101 Southbound off ramp during the AM peak prior to high school commencing. To avoid queuing impacts, we recommend the project prohibit shift changes during the high school peak periods. Item 8.a - Page 72 Figure 3: Existing Peak Hour Volumes and Lane Configurations Existing Lane Configurations Existing Volumes 3.2.1. 3.2.1. 4. 4. Legend: - AM(PM) Peak Hour Traffic Volumes - Study Intersection - Traffic Signal - Stop Sign 1 3 2 4 Item 8.a - Page 73 Central Coast Transportation Consulting April 2020 12 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Existing Plus Approved/Pending Plus Project Conditions Existing Plus Approved/Pending Plus Project Conditions This section evaluates the impacts of the approved/pending projects in the City and the proposed project on the surrounding transportation network, including vehicle deficiencies. The amount of traffic affecting the study locations from the various projects is estimated in three steps: trip generation, trip distribution, and trip assignment. Trip generation refers to the total number of trips generated by the site. Trip distribution identifies the general origins and destination of these trips, and trip assignment specifies the routes taken to reach these origins and destinations. APPROVED AND PENDING PROJECTS There are several approved and/or pending projects in the vicinity of the proposed project. Table 2 summarizes the approved/pending projects list provided by the City. Table 2: Approved/Pending Projects Location Project Description Status E. Cherry EIR? Project Trips to Fair Oaks Ave Oak Park Blvd 70-bed convalescent/16 unit independent living Approved -No Grace Ln 15 single-family homes and 4 apartments Mostly Constructed Yes - May St 7 residential lots Approved Yes - La Canada 15 single-family homes Approved -No Hidden Oak Rd 10 single-family homes Approved -No East Branch St 24 townhouses & 13,000 SF retail/office Approved Yes - Corbett Canyon Rd 11 residential lots Approved Yes - Alder St 4 residential lots Approved -Yes Pearwood Ave 8 residential lots Approved Yes - Old Ranch Rd 4 residential lots and 1 public facility lot Complete Yes - Ash St 8 residential lots Approved -Yes East Grand Ave/Courtland St 36 residences & 15,600 SF commercial Approved -No East Cherry Ave/Traffic Wy 51 new residences, cultural center Approved Yes - Alder St 4 residential lots Pending -Yes The Heights at Vista Del Mar 22 unit residential subdivision Approved -Yes Fair Oaks Ave/Woodland Dr 50,000 sq. ft medical office building Approved Yes - East Branch St 51 room boutique hotel Approved Yes - Ash St 4-1BR residential units Pending -Yes Brisco Rd 4 residential units Approved -No Brisco Rd 4 residential units Approved -No Halcyon Rd 23 residential units & 500 sq. ft. coffee shop Approved -Yes El Camino Real Popeye's Louisiana Kitchen Denied -- South Halcyon Rd 4,975 SF hospital expansion Approved -Yes South Halcyon Rd 20 affordable units with existing commercial Approved -Yes Brisco Rd 8 residential units Approved -No East Grand Ave 22 residential units and commercial frontage Under Review -No West Branch St Former Kmart into retail, grocery, and fitness Approved -No Traffic Wy 26,000 SF warehouse/retail and 1,600 SF Approved Yes - Oak Park Blvd 5,000 SF of retail & ~6,000 SF greenhouse Under Review -No East Grand Ave/North Elm 10 residential units & ~2,000 SF of commercial Under Review -No Pilgrim Wy 120 Bed Assisted Living facility Under Review - Yes (project) Approved and Pending Projects - April 16, 2019 Source: City of Arroyo Grande Major Projects List April 16, 2019. Item 8.a - Page 74 Central Coast Transportation Consulting April 2020 13 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Existing Plus Approved/Pending Plus Project Conditions Trip Generation and Distribution To represent the approved/pending projects, CCTC used the “Short Term Plus Project” volumes from the East Cherry Avenue Specific Plan TIAR (Omni-Means Ltd., January 2017) and added additional project trips that were expected to use Fair Oaks Avenue. The Institute of Transportation Engineers (ITE) Trip Generation Manual 10th Edition was used to estimate the trip generation for the approved/pending projects that were not included in the East Cherry Avenue Specific Plan TIAR as shown in Table 3. Table 3: Approved/Pending Project Trip Generation The trip distribution was estimated using the collected traffic volumes. The trip distribution for the approved/pending projects is shown on Figure 4 in addition to the Existing Plus Approved/Pending project volumes. PROJECT TRAFFIC Trip Generation and Distribution The Institute of Transportation Engineers (ITE) Trip Generation Manual 10th Edition was used to estimate project trip generation as shown in Table 4. Table 4: Trip Generation The proposed project would generate 312 new vehicle trips per weekday, including 23 AM peak hour trips and 31 PM peak hour trips. Figure 4 also shows the trip distribution percentages, project traffic assignment, and Existing Plus Approved/Pending Plus Project volumes. Daily Land Use Size Unit Total In Out Total In Out Total The Heights at Vista Del Mar (Located on Orchard Street) Single Family Units1 22 DU 208 4 12 16 14 8 22 Other Approved/Pending Projects (Located west of Fair Oaks Ave/Valley Rd intersection) Single Family Units1 16DU1513 91210616 Multi-Family Units2 47 DU 344 5 17 22 16 10 26 Coffee Shop3 0.500 KSF 377 26 25 51 9 9 18 Hospital 4 4.975KSF53314235 1,133 41 64 105 51 36 87 AM Peak Hour PM Peak Hour Approved and Pending Project Trip Generation Source: ITE Trip Generation Manual , 10th Edition and Trip Generation Handbook , 3rd Edition, 2017; CCTC, 2019. Total Net New Vehicle Trips 1. ITE Land Use Code #210, Single-Family Detached Housing. Average rates used. 3. ITE Land Use Code #936, Coffee/Donut Shop without Drive-Through Window. Average rates used. 4. ITE Land Use Code #610, Hospital. Average rates used. 2. ITE Land Use Code #220, Multifamily Housing (Low-Rise). Average rates used. Daily Land Use Size Unit Trips In Out Total In Out Total Assisted Living1 120 Beds 31214 9 23121931 312 14 9 23 12 19 31 Source: ITE Trip Generation Manual , 10th Edition, 2017; CCTC, 2019. Project Total Trips 1. ITE Land Use Code #254, Assisted Living. Average rates used. Westmont Living Trip Generation AM Peak Hour PM Peak Hour Item 8.a - Page 75 Figure 4: Trip Distribution, Approved/Pending Volumes, Project Volumes, & Existing Plus Approved/Pending Plus Project Volumes Existing PlusApproved/PendingPlus Project VolumesExisting ProjectVolumesExisting PlusApproved/PendingVolumes3.2.1. 3.2.1. 3.2.1.4. 4. 4. Legend: - AM(PM) Peak Hour Traffic Volumes - Study Intersection Project Trip Distribution - 1 3 2 4 Item 8.a - Page 76 Central Coast Transportation Consulting April 2020 15 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Existing Plus Approved/Pending Plus Project Conditions EXISTING PLUS APPROVED/PENDING PLUS PROJECT IMPACT ANALYSIS Intersection Operations Table 5 summarizes the intersection LOS under Existing, Existing Plus Approved/Pending Projects, and Existing Plus Approved/Pending Projects Plus Project Conditions. Detailed calculation sheets are included in Appendix B. The intersection of Fair Oaks Avenue/Traffic Way (#4) was assumed to be signalized under Existing Plus Approved/Pending Projects and Existing Plus Approved/Pending Projects Plus Project Conditions since the signal is currently under construction. Table 5: Existing Plus Approved/Pending Plus Project LOS The intersection of Fair Oaks Avenue/Orchard Street/US Southbound Off-ramp (#3) currently operates at LOS E during the AM peak hour. This is below both the City and Caltrans LOS standard. Queuing on all legs, including the US 101 Southbound Off-ramp, was observed during the AM peak hour. The addition of project traffic would increase the AM delay at the intersection by less than five seconds over the Existing Plus Approved/Pending Plus Project Conditions. Therefore, the project impacts would be less than significant per City standards. The peak hour signal warrant is met at the intersection and is provided as Appendix C. The intersection would operate at LOS D or better under Existing Plus Approved/Pending Plus Project Conditions with the installation of a traffic signal. The intersection would operate at LOS B or better with the installation of a single lane roundabout. The City has obtained funding for the design and construction of a roundabout at this location which would improve the LOS to an acceptable level. However, the timing of construction is unknown. To avoid queuing impacts, we recommend the project prohibit shift changes during the high school peak periods. We recommend that the project make a fair share contribution for improvements to the intersection through the City’s development impact fee program. Site Access & On-Site Circulation CCTC reviewed the proposed site plan for vehicle, truck, pedestrian, and bike circulation. The current vacant site has a driveway. The proposed project would reconstruct and add an additional driveway Intersection Delay1 LOS Delay 1 LOS Delay 1 LOS AM 17.5 B 17.6 B 17.8 B PM 18.6 B 18.8 B 18.9 B AM 2.1 (24.1) - (C) 2.3 (28.3) - (D) 2.3 (28.8) - (D) PM 0.8 (15.5) - (C) 0.8 (16.6) - (C) 0.8 (16.7) - (C) AM 39.1 E 53.4 F 56.4 F PM 17.5 C 20.9 C 21.9 C AM 34.6 D 23.2 C 23.5 C PM 26.9 D 20.7 C 21.2 C Peak Hour Existing Ex + App/Pend Ex + App/Pend + Proj Existing and Existing Plus Project Intersection Auto Levels of Service 1. Fair Oaks Ave/Valley Rd 2. Fair Oaks Ave/California St 3. Fair Oaks Ave/Orchard St/US 101 SB-off 4. Fair Oaks Ave/Traffic Way 2 1. HCM 6th average control delay in seconds per vehicle. For two-way stop controlled (TWSC) intersections the worst approach's delay is reported in parentheses next to the overall intersection delay. Note: Unacceptable operations shown in bold text. 2. This intersection is all-way stop controlled (AWSC) under Existing No Project conditions. However, the intersection is signalized under both Plus Project conditions. Item 8.a - Page 77 Central Coast Transportation Consulting April 2020 16 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Existing Plus Approved/Pending Plus Project Conditions south of the current driveway to provide an entrance and exit. However, widening for the additional driveway would require reconstruction of the storm drain inlet. Although City Standards specify that an entrance and exit driveway be provided for 30 or more vehicles, a single driveway may be requested. Consistent with City Standards, the project site plan proposes: • Fire truck access around the building and site. • A pedestrian connection around the building and to the adjacent street(s). • 60’ aisle width for 90-degree angled parking. (Note: City Standards specify 60.1’) • Parking directional arrows and signage to simplify vehicular movements. The project proposes 70 parking spaces including three disabled parking spaces. This is equivalent to one space per 1.7 beds. Street features including trees, trash cans, fire hydrants, light poles, signs, news receptacles, and parked cars can prohibit sight distance in urban areas. In general, a clear line of sight exiting the proposed driveway is available. However, when vehicles are parked on-street on the east side of Orchard Street sight distance is obstructed and vehicles will need to “creep” into the parking lane to see oncoming traffic prior to making a turning movement. Pedestrian and Bicycle Circulation In the City’s Bicycle and Trails Master Plan, Class II bike lanes are proposed on Orchard Street from Fair Oaks Avenue to the existing Class I bike path on the south side of Arroyo Grande High School. Orchard Street is 40’ wide in this area and parking would need to be removed on one side to accommodate bike lanes. For consistency with the Bicycle and Trails Master Plan, removal of parking on one side of Orchard Street south of Pilgrim Way is recommended to allow for Class II bike lanes. Currently, Orchard Street has no parking from 6:00 a.m. to 3:00 p.m. except by City issued permit. In addition, we recommend a minimum of six feet of red curb be placed on either side of the new driveway for sight distance consistent with the CAMUTCD. Item 8.a - Page 78 Central Coast Transportation Consulting April 2020 17 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Cumulative Conditions Cumulative Conditions Cumulative Conditions represent build-out of the land uses in the region. CUMULATIVE METHODOLOGY Cumulative Conditions turning movement volumes for each of the study intersections were developed as follows: • Fair Oaks Avenue/Valley Road (#1): Fair Oaks Avenue east of this intersection showed 0.73% to 0.91% annual growth in the East Cherry Avenue Specific Plan TIAR. Valley Road south of the city limits showed 1.8% annual growth in the 2015 South County Circulation Study and Traffic Impact Fee Update. A 1.0% annual growth rate for 20 years was applied to the Fair Oaks Avenue through volumes and a 1.8% annual growth rate was applied to the Valley Road turning movements. • Fair Oaks Avenue/California Street (#2): The Cumulative through volumes at this intersection were adjusted to the intersection volumes at Fair Oaks Avenue/Orchard St/US 101 SB-off (#3). There are few driveways between California Street and Orchard Street on Fair Oaks Avenue and no growth is anticipated on California Street. • Fair Oaks Avenue/Orchard Street/US 101 SB-off (#3) and Fair Oaks Avenue/Traffic Way (#4): Cumulative Plus Project Volumes from the East Cherry Avenue Specific Plan TIAR were used. Where the Existing Plus Approved/Pending Plus Project volumes were higher, those values were used. Cumulative and Cumulative Plus Project traffic volume forecasts are shown on Figure 5. Under Cumulative Conditions, peak hour factors were adjusted to 0.88 (consistent with the East Cherry Avenue Specific Plan TIAR) for all locations unless the existing PHF was above 0.88, in which case the existing PHF was used. Under Cumulative Conditions the following transportation improvements were assumed: • Traffic signal at Fair Oaks Avenue/Traffic Way (#4). • Castillo Del Mar roadway extension to Valley Road. Item 8.a - Page 79 Figure 5: Cumulative, Cumulative Project Volumes & Cumulative Plus Project Cumulative PlusProject VolumesCumulative ProjectVolumesCumulativeVolumes3.2.1. 3.2.1. 3.2.1.4. 4. 4. Legend: - AM(PM) Peak Hour Traffic Volumes - Study Intersection 1 3 2 4 Item 8.a - Page 80 Central Coast Transportation Consulting April 2020 19 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Cumulative Conditions CUMULATIVE IMPACT ANALYSIS Intersection Operations Table 6 summarizes the Cumulative and Cumulative Plus Project intersection LOS. Table 6: Cumulative LOS All intersections operate at LOS C or better with and without the addition of project traffic except the intersection of Fair Oaks Avenue/Orchard Street/US Southbound Off-ramp (#3). This intersection is forecast to operate at LOS E and LOS D in the AM and PM peak hours, respectively. This is below both the City and Caltrans LOS standard. The addition of project traffic would increase the AM peak hour delay at the intersection by less than five seconds, which is less than significant per City standards. The intersection meets the CAMUTCD peak hour signal warrant and would operate at LOS C or better under Cumulative Plus Project Conditions with the installation of a traffic signal. The intersection would operate at LOS B or better with the installation of a single lane roundabout. Under Cumulative conditions the Fair Oaks Avenue/Valley Road (#1) intersection is also expected to operate at LOS C under school PM conditions. The City has obtained funding for the design and construction of a roundabout at Fair Oaks Avenue/Orchard Street/US Southbound Off-ramp (#3) which would improve the LOS to an acceptable level. However, the timing of construction is unknown. We recommend prohibiting shift changes at the proposed assisted living facility 15-minutes before and after school begins and ends. School bell schedules fluctuate annually and could be modified or staggered. We recommend that the project make a fair share contribution for improvements to the intersection through the City’s development impact fee program. Intersection Delay1 LOS Delay 1 LOS AM 20.2 C 20.2 C PM 25.0 C 25.0 C AM 1.7 (21.1) - (C) 1.7 (21.1) - (C) PM 0.8 (19.9) - (C) 0.8 (19.9) - (C) AM 42.7 E 44.9 E PM 32.8 D 34.8 D AM 20.2 C 20.6 C PM 27.8 C 28.7 C 1. HCM 6th average control delay in seconds per vehicle. For two-way stop controlled (TWSC) intersections the worst approach's delay is reported in parentheses next to the overall intersection delay. 1. Fair Oaks Ave/Valley Rd 2. Fair Oaks Ave/California St Note: Unacceptable operations shown in bold text. 3. Fair Oaks Ave/Orchard St/US 101 SB-off Cumulative and Cumulative Plus Project Intersection Auto Levels of Service Peak Hour Cumulative Cum + Project 4. Fair Oaks Ave/Traffic Way Item 8.a - Page 81 Central Coast Transportation Consulting April 2020 20 Westmont Living of Arroyo Grande Transportation Impact Analysis Report Vehicle Miles Traveled Vehicle Miles Traveled Starting July 1, 2020 vehicle congestion (level of service) cannot be considered an environmental impact based on Senate Bill 743. Instead, Vehicle Miles Traveled (VMT) has been identified as the appropriate metric for transportation impacts. The City of Arroyo Grande has not adopted VMT thresholds at this time. The following VMT analysis has been provided for informational purposes. The proposed project would include 25 employees serving facility residents. Of the 98 proposed units, 20 will be dedicated to memory care. Memory care residents will not have cars on site. Of the remaining 78 units, it is estimated that ten to 15 percent will have a vehicle on site. This level of auto ownership is substantially lower than typical residential developments. The facility will provide a shuttle bus for resident field trips and other off-site trips as needed. The Office of Planning and Research (OPR) has developed technical guidance for estimating VMT consistent with SB 743. The guidance suggests methods for a variety of common project types, including residential, retail, and office developments. The guidance allows substantial discretion for lead agencies to determine the appropriate method and thresholds for evaluating VMT. Because both employees and residents will generate VMT it is evaluated here as an efficiency metric of VMT per service population, where service population is defined as employees plus residents. The project’s employees and residents were added to the SLOCOG Travel Demand Model and VMT was tracked for all trips to and from the project. Note that the residents were added as standard multi- family residents over 65 years old since there is not an analogous land use type for assisted living or memory care facilities. This overstates the likely travel from the site since typical multi-family uses generate substantially more traffic per unit than assisted living facilities. Table 7 summarizes the calculated VMT. Table 7: Vehicle Miles Traveled The project generated VMT per service population is 14, roughly 40 percent below the Countywide average. The addition of the project will reduce Countywide VMT per service population slightly. The project is therefore expected to have an insignificant impact on VMT based on proposed OPR guidelines. Project Generated VMT1 2,091 Project Service Population2 145 Project Generated VMT/Service Population 14 Countywide VMT/Service Population Without Project 24.399 With Project 24.395 2. Employees plus residents. Vehicle Miles Traveled 1. From SLOCOG Model. Note that VMT is overstated since assisted living facilities generate substantially fewer trips than typical multi-family uses, the closest analogous land use category in the SLOCOG Model. Item 8.a - Page 82 Central Coast Transportation Consulting April 2020 21 Westmont Living of Arroyo Grande Transportation Impact Analysis Report References References Central Coast Transportation Consulting. April 2019. Westmont Living – Traffic Impact Analysis Report Memorandum of Assumptions. City of Arroyo Grande. 2001. General Plan and Circulation Element. ______. 2012. Bicycle and Trails Master Plan. ______. Transportation Impact Analysis Report Guidelines. Omni-Means, Ltd. January 2016. East Cherry Avenue Specific Plan Transportation Impact Analysis Report. Institute of Transportation Engineers (ITE). 2017. Trip Generation Manual, 10th Edition. Transportation Research Board. 2017. Highway Capacity Manual, 6th Edition. Item 8.a - Page 83 West Elevation North Elevation Roof: Certainteed Presidential Series Classic Weathered Wood Wood Accents: Shagbark SW-3001 Upper Body: Honied White SW-7106 Lower Body: Portico SW-7548 ATTACHMENT 5 Item 8.a - Page 84 INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION Project Location Orchard Senior Living Conditional Use Permit 19-002 207 Pilgrim Way City of Arroyo Grande, County of San Luis Obispo, California May 2020 ATTACHMENT 6 Item 8.a - Page 85 Project: Conditional Use Permit 19-002 Lead Agency: City of Arroyo Grande Document Availability: •City of Arroyo Grande Community Development Department 300 East Branch Street Arroyo Grande, CA 93420 •http://www.arroyogrande.org/ Project Description: The proposed project is a residential care facility for the elderly, licensed by the State of California Community Care Licensing Division. The facility will consist of 78 assisted living units and 20 memory care units. Within the assisted living portion of the facility, there are proposed to be 31 studios, 41 one- bedroom units, and 6 two-bedroom units. The memory care portion of the facility is proposed to consist of 10 single occupancy rooms and 10 double occupancy rooms. The maximum occupancy for the entire facility would be 120 residents. The facility would also include a conference room, reception area, and offices for sales, marketing, and management staff. A double pump/motor sewer lift station with emergency backup power capability shall be installed to maintain adequate sewer operations for the facility. A total of seventy (70) parking spaces are proposed for the project. Summary Document Preparation: Pursuant to Section 21082.1 of the California Environmental Quality Act, the City of Arroyo Grande (the City) has independently reviewed and analyzed the Initial Study and Mitigated Negative Declaration for the proposed project and finds that these documents reflect the independent judgment of the City. The City, as lead agency, also confirms that the project mitigation measures detailed in these documents are feasible and will be implemented as stated in the Mitigated Negative Declaration. _________________________________ _____ __________________ Whitney McDonald Date Community Development Director _________________________________ ____________ Andrew Perez Date Assistant Planner 05-15-2020 05-15-2020 Item 8.a - Page 86 Table of Contents: 1. Introduction ........................................................................................................................................... 5 Introduction and Regulatory Guidance..................................................................................................... 5 Lead Agency .............................................................................................................................................. 5 Purpose and Document Organization ....................................................................................................... 5 Summary of Findings................................................................................................................................. 6 2. Project Description ................................................................................................................................ 7 Introduction .............................................................................................................................................. 7 Project Location ......................................................................................................................................... 7 Background and Need for Project ............................................................................................................. 7 Project Description.................................................................................................................................... 8 Required Public Agency Approvals ........................................................................................................... 8 Related Projects ........................................................................................................................................ 8 3. Environmental Checklist ........................................................................................................................ 9 Project Information ................................................................................................................................... 9 Environmental Factors Potentially Affected ........................................................................................... 10 Determination ......................................................................................................................................... 10 Evaluation of Environmental Impacts ..................................................................................................... 11 I. Aesthetics ............................................................................................................................................. 12 II. Agriculture and Forestry Resources .................................................................................................... 13 III. Air Quality .......................................................................................................................................... 15 IV. Biological Resources .......................................................................................................................... 19 V. Cultural Resources .............................................................................................................................. 20 VI. Energy ................................................................................................................................................ 21 VII. Geology and Soils .............................................................................................................................. 22 VIII. Greenhouse Gas Emissions .............................................................................................................. 24 IX. Hazards and Hazardous Materials ..................................................................................................... 27 X. Hydrology and Water Quality ............................................................................................................. 28 XI. Land Use and Planning ....................................................................................................................... 31 XII. Mineral Resources ............................................................................................................................ 31 XIII. Noise ................................................................................................................................................ 32 XIV. Population and Housing ................................................................................................................... 33 XV. Public Services .................................................................................................................................. 34 XVI. Recreation ........................................................................................................................................ 35 Item 8.a - Page 87 XVII. Transportation ................................................................................................................................ 36 XVIII. Tribal Cultural Resources ............................................................................................................... 39 XIX. Utilities and Service Systems ........................................................................................................... 40 XX. Wildfire ............................................................................................................................................. 41 XXI. Mandatory Findings of Significance .................................................................................................. 43 4. References ........................................................................................................................................... 44 5. Summary of Mitigation Measures ....................................................................................................... 45 Item 8.a - Page 88 1. Introduction Introduction and Regulatory Guidance The City of Arroyo Grande (City) is the lead agency for the proposed project (CEQA Statute §21067 and CEQA Guidelines Article 4 and §15367). The Planning Commission for the City of Arroyo Grande is the governing body for the approval of the proposed project and adoption of the Mitigated Negative Declaration (MND). Because the proposed project involves a change to the existing site, the City’s consideration of the proposed project and its potential environmental effects is a discretionary action that is subject to the California Environmental Quality Act (CEQA). This Initial Study (IS) and its appendices have been prepared in accordance with the CEQA statute and the State’s Guidelines for Implementation of CEQA. This IS, when combined with the Notice of Intent (NOI) to Adopt a MND, serves as the environmental document for the proposed project pursuant to the provisions of CEQA. The overarching goal of CEQA is to protect the physical environment. To achieve that goal, CEQA requires that public agencies identify the environmental consequences of their discretionary actions and consider alternatives and mitigation measures, if necessary, that could avoid or reduce significant adverse impacts when avoidance or reduction is feasible. It also gives other public agencies and the public an opportunity to comment on the proposed project. Lead Agency The lead agency is the public agency with primary approval authority over the proposed project. In accordance with CEQA Guidelines §15051(b)(1), "the lead agency will normally be an agency with general governmental powers, such as a city or county, rather than an agency with a single or limited purpose." The lead agency for the proposed project is the City of Arroyo Grande. The contact person for the lead agency is: Andrew Perez Assistant Planner City of Arroyo Grande 300 E. Branch Street Arroyo Grande, CA 93420 T: (805) 473-5420 E: aperez@arroyogrande.org Purpose and Document Organization The purpose of this document is to evaluate the potential environmental effects of the proposed project. Mitigation measures have been identified and incorporated into the project to eliminate any potentially significant impacts or reduce them to a less-than-significant level. This document is organized as follows: 1.Introduction This chapter provides an introduction to the project and describes the purpose and organization of this document. Item 8.a - Page 89 2.Project Description This chapter describes the reasons for the project, scope of the project, and project objectives. 3.Environmental Checklist This chapter summarizes the project and the environmental issues to be considered, and describes the process for evaluation of environmental impacts. This chapter also explains the environmental setting for each environmental issue area, identifies the significance of potential environmental impacts, and evaluates the potential impacts identified in the CEQA Environmental (Initial Study) Checklist. Mitigation measures are incorporated, where appropriate, to reduce potentially significant impacts to a less-than-significant level. 4.References This chapter identifies the references and sources used in the preparation of this IS/MND. It also provides a list of those involved in the preparation of this document. 5.Summary of Mitigation Measures This chapter summarizes the mitigation measures incorporated into the project as a result of the Initial Study. Summary of Findings Section 3 of this document contains the Environmental (Initial Study) Checklist that identifies the potential environmental impacts (by environmental issue) and a brief discussion of each impact resulting from implementation of the proposed project. In accordance with §15064(f) of the CEQA Guidelines, a Mitigated Negative Declaration shall be prepared if the proposed project will not have a significant effect on the environment after the inclusion of mitigation measures in the project. Based on the available project information and the environmental analysis presented in this document, there is no substantial evidence that, after the incorporation of mitigation measures, the proposed project would have a significant effect on the environment. It is proposed that a Mitigated Negative Declaration be adopted in accordance with the CEQA Guidelines. Item 8.a - Page 90 2.Project Description Introduction This Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared by the City to evaluate the potential environmental effects of the proposed project. The proposed project is a 98-room residential care facility for the elderly, licensed by the State of California Community Care Licensing Division on a 2.8 acre project site. The site is currently vacant and adjacent to a religious facility and a single-family residence to the north, and other undeveloped parcels to the south and east. Project Location The project site is located within the City of Arroyo Grande, San Luis Obispo County, California. The project site is bounded by Orchard Road to the west and US Highway 101 right-of-way to the east. Background and Need for Project The City’s General Plan and Development Code provide for the conduct of public, quasi-public, and institutional activities, including the protection of areas needed for such future facilities. The proposed project qualifies as a recreational use, per the Municipal Code, and is allowed in the Public Facility zone Item 8.a - Page 91 with the approval of a Conditional Use Permit. The proposed project will develop the property with a total of 78 assisted living units and 20 memory care units, with a maximum occupancy of 120 residents. Project Description As previously mentioned, a Conditional Use Permit is required for the assisted living facility, in accordance with the Arroyo Grande Municipal Code. The proposed Conditional Use Permit will allow for the construction of the proposed project. The facility will consist of 78 assisted living units and 20 memory care units. Within the assisted living portion of the facility, there are proposed to be 31 studios, 41 one- bedroom units, and 6 two-bedroom units. The memory care portion of the facility is proposed to consist of 10 single occupancy rooms and 10 double occupancy rooms. The maximum occupancy for the entire facility would be 120 residents. The facility would also include a conference room, reception area, and offices for sales, marketing, and management staff. A total of seventy (70) parking spaces are proposed for the project. Required Public Agency Approvals No other public agency approvals are required for the proposed project. Related Projects The proposed project is not related to any other past, present, or future planned projects. Item 8.a - Page 92 3.Environmental Checklist Project Information Project Title: Conditional Use Permit 19-002 Lead Agency Name & Address: City of Arroyo Grande 300 East Brach Street Arroyo Grande, CA 93420 Contact Person & Telephone Number: Andrew Perez Assistant Planner (805) 473-5420 Project Location: 207 Pilgrim Way. Project Sponsor Names & Addresses: Noble Ventures Properties, Inc. 3 Upper Newport Plaza First Floor Newport Beach, CA 93660 General Plan Designation: Community Facility Zoning: Public Facility (PF) Description of Project: Refer to page 8 Surrounding Land Uses & Setting: The project site is surrounded by vacant parcels to the south, east, and west, and a religious facility and single-family residence to the north. Approval Required from Other Public Agencies: None Item 8.a - Page 93 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact", as indicated by the checklist on the following pages: Aesthetics Agricultural Resources Air Quality Biological Resources Cultural Resources Energy Geology/Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services Recreation Transportation Tribal Cultural Resources Utilities/Service Systems Wildfire Mandatory Findings of Significance Determination On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared. I find that, although the original scope of the proposed project COULD have had a significant effect on the environment, there WILL NOT be a significant effect because revisions/mitigations to the project have been made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT REPORT or its functional equivalent will be prepared. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated impact" on the environment. However, at least one impact has been adequately analyzed in an earlier document, pursuant to applicable legal standards, and has been addressed by mitigation measures based on the earlier analysis, as described in the report's attachments. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the impacts not sufficiently addressed in previous documents. I find that, although the proposed project could have had a significant effect on the environment, because all potentially significant effects have been adequately analyzed in an earlier EIR or Negative Declaration, pursuant to applicable standards, and have been avoided or mitigated, pursuant to an earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project, all impacts have been avoided or mitigated to a less-than-significant level and no further action is required. _________________________________ ________________________________ Andrew Perez Date Assistant Planner 05-15-2020 Item 8.a - Page 94 Evaluation of Environmental Impacts 1.A brief explanation is required for all answers, except "No Impact", that are adequately supported by the information sources cited. A "No Impact" answer is adequately supported if the referenced information sources show that the impact does not apply to the project being evaluated (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on general or project-specific factors (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2.All answers must consider the whole of the project-related effects, both direct and indirect, including off-site, cumulative, construction, and operational impacts. 3.Once the lead agency has determined that a particular physical impact may occur, the checklist answers must indicate whether that impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate when there is sufficient evidence that a substantial or potentially substantial adverse change may occur in any of the physical conditions within the area affected by the project that cannot be mitigated below a level of significance. If there are one or more "Potentially Significant Impact" entries, an Environmental Impact Report (EIR) is required. 4.A "Mitigated Negative Declaration" (Negative Declaration: Less Than Significant with Mitigation Incorporated) applies where the incorporation of mitigation measures, prior to declaration of project approval, has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact with Mitigation." The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level. 5.Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR (including a General Plan) or Negative Declaration [CCR, Guidelines for the Implementation of CEQA, § 15063(c)(3)(D)]. References to an earlier analysis should: a)Identify the earlier analysis and state where it is available for review. b)Indicate which effects from the environmental checklist were adequately analyzed in the earlier document, pursuant to applicable legal standards, and whether these effects were adequately addressed by mitigation measures included in that analysis. c)Describe the mitigation measures in this document that were incorporated or refined from the earlier document and indicate to what extent they address site-specific conditions for this project. 6.Lead agencies are encouraged to incorporate references to information sources for potential impacts into the checklist or appendix (e.g., general plans, zoning ordinances, biological assessments). Reference to a previously prepared or outside document should include an indication of the page or pages where the statement is substantiated. 7.A source list should be appended to this document. Sources used or individuals contacted should be listed in the source list and cited in the discussion. 8.Explanation(s) of each issue should identify: a)the criteria or threshold, if any, used to evaluate the significance of the impact addressed by each question and b)the mitigation measures, if any, prescribed to reduce the impact below the level of significance. Item 8.a - Page 95 I. Aesthetics Environmental Setting The proposed project site is 2.8 acres and currently undeveloped. Several pepper trees exist on the western edge of the site along Orchard Street and other vegetation includes various shrubs and grasses. A seasonal drainage channel is located along the northern property line between the project site and the religious facilities. Except as provided in Public Resources Code Section 21099, would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Discussion A: The project site is located near the base of a hill where several oak trees and native vegetation exist, however the area is currently being developed with several single-family residences. The project’s design is sensitive to the presence of the scenic hillside and minimizes the potential for significant impacts. Less than significant. B: The project is not anticipated to damage scenic resources. No impact. C: The development of the site will change the character of the project site because although the site is vacant it was previously graded, and contains a variety non-native trees and grasses in an open space setting. Given that the property is visible from several vantage points, including US Highway 101, and because specific development standards are applicable to this property, sensitive design of the facility is critical. To lessen impacts to public views, the project has been reviewed by the City’s Architectural Review Committee, and special consideration was given to the massing and exterior materials and colors. The project shall be constructed to minimize visual impacts to adjacent residences, and use colors that harmonize with the surrounding environment. Less than significant. D: The project would include new light sources by way of exterior building lights and parking lot lighting. However, these new light sources will be shielded, downcast, and within appropriate illumination levels, in compliance with the Development Code. Therefore, any impact associated with a new source of light would be minimal. Less than significant. Item 8.a - Page 96 II. Agriculture and Forestry Resources Environmental Setting The California Department of Conservation and Natural Resources Conservation Service (NRCS) classify agricultural lands in to five (5) categories: Prime Farmland, Farmland of Statewide Importance, Unique Farmland, Farmland of Local Importance, and Farmland of Local Potential. Non-farmlands are classified as Grazing Land, Urban and Built-Up Land, Other Land, or Water. The project site is classified as “Grazing Land” based on the California Department of Conservation’s (CDOC) Farmland Mapping and Monitoring Program (FMMP) and San Luis Obispo County Important Farmland Map (CDOC 2016). The Williamson Act of 1965 is the state’s principle policy for the preservation of agricultural, open-space, and rangeland. The program encourages landowners to work with local governments to protect important farmland and open space in exchange for tax benefits. As land is restricted to agricultural and compatible open-space uses under the Williamson Act, it is assessed for property taxes at a rate consistent with its actual use, rather than the potential value of the land. The Agriculture, Conservation, and Open Space Element of the City’s General Plan identifies the importance of avoiding and/or mitigating for the loss of prime farmland soils and of conserving non-prime agricultural uses and natural resource lands. The City’s policies also recognize the importance of allocation and conservation of ground and surface water resources for agricultural uses and the need to minimize potential urban and fringe area development that would divert such resources away from agricultural uses. The project site is not designated or zoned for agricultural use nor is it near land zoned for agricultural use. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use or a Williamson Act contract? Item 8.a - Page 97 c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220)g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non-forest use? e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest land? *. Discussion a-e: The project site consists of previously disturbed soils adjacent to developed land uses to the north, east, and west. The project site contains some land that is identified as .Farmland of Local Potential. The properties to the north are identified as Urban and Built-Up Land and the properties to the south are identified as Grazing Land. The property is zoned as Public Facilities and is not in a Williamson Act contract. Neither forest land nor timberlands are located on the project site, and therefore, construction and operation of the proposed project would not impact these resources. Therefore no impacts are anticipated. Item 8.a - Page 98 III. Air Quality Environmental Setting San Luis Obispo County is part of the South Central Coast Air Basin, which also includes Santa Barbara and Ventura Counties. The climate of the basin area is strongly influenced by its proximity to the Pacific Ocean. Airflow around and within the basin plays an important role in the movement and dispersion of pollutants. The speed and direction of local winds are controlled by the location and strength of the Pacific Ocean high pressure system and other global weather patterns, topographical factors, and circulation patterns that result from temperature differences between the land and the sea. The San Luis Obispo County Air Pollution Control District (APCD) has developed and updated their CEQA Air Quality Handbook (APCD 2012) to evaluate project-specific impacts and help determine if air quality mitigation measures are needed, or if potentially significant impacts could result. To evaluate long-term emissions, cumulative effects, and establish countywide programs to reach acceptable air quality levels, the APCD has prepared and adopted a Clean Air Plan. The County’s air quality is measured by multiple ambient air quality monitoring stations, including four APCD-operated permanent stations, two state-operated permanent stations, two special stations, and one station operated by Tosco Oil Refinery for monitoring Sulfur Dioxide (SO2) emissions. San Luis Obispo County is in non-attainment status for ozone (O3), respireable particulate matter (PM10) and vinyl chloride under the California Air Resource Board (CARB) standards. The County is in attainment status for all other applicable CARB standards. The project site is not located within an area identified as having a potential for Naturally Occurring Asbestos (NOA) to occur based on the APCD’s NOA Map (APCD 2017). Some land uses are considered more sensitive to changes in air quality than others, depending on the population groups and the activities involved. The CARB has identified the following typical groups who are most likely to be affected by air pollution: children under 14 years of age, the elderly over 65 years of age, athletes, and people with cardiovascular and chronic respiratory diseases. Sensitive receptors include residences, schools, playgrounds, childcare centers, athletic facilities, long-term health care facilities, rehabilitation centers, convalescent centers, and retirement homes. Sensitive receptors near the project area include nearby residences to the south of the project site and Arroyo Grande High School to the north. The proposed project will construct an assisted living facility for senior citizens, and includes a backup generator for the sewer lift station, which do not exceed the threshold of significance in the APCD’s CEQA Air Quality Handbook (2012). However, given that the site is in close proximity to sensitive receptors (residential development, high school school), mitigation is required to reduce potential air quality impacts during construction. Item 8.a - Page 99 Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Conflict with or obstruct implementation of the applicable air quality plan? b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? c) Expose sensitive receptors to substantial pollutant concentrations? d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? * Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied on to make these determinations. Discussion a-d: Construction and operational impacts of the proposed project will likely be less than significant when typical mitigation measures are included in the project. The proposed project will also generate short- term emissions during construction. Implementation of the following mitigation measures will reduce these impacts to a less than significant level. Less than significant with mitigation. MM AQ-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. MM AQ-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. MM AQ-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. MM AQ-4: The project shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors (adjacent residential development): • 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; Item 8.a - Page 100 • Use of alternative fueled equipment is recommended; and • Signs that specify no idling areas must be posted and enforced at the site. MM AQ-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; • 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. MM AQ-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; Item 8.a - Page 101 • 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. MM AQ-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. MM AQ-8: Burning of vegetative material on the development site shall be prohibited. MM AQ-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 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. MM AQ-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. MM AQ-11: Prior to any demolition at the site, the applicant shall obtain a Notification of Demolition and Renovation form approved by the APCD. Item 8.a - Page 102 MM AQ-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. The proposed project would construct a senior citizen assisted living facility. This use is not classified as an odor generating facility within Table 3-3 of the SLO County APCD CEQA Air Quality Handbook. Therefore, the proposed project would not be anticipated to create significant levels of odors under CEQA. Less than significant with mitigation. IV. Biological Resources Environmental Setting The existing vegetation at the project site consists of mostly non-native grasses and weeds and a stand of several pepper trees near Orchard Street. A large oak tree on the adjacent parcel to the south overhangs the proposed fire access road. The presence of US Highway 101 to the east, a religious facility and single family homes to the north, and existing development to the south of the project site precludes its use as a wildlife corridor. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Have a substantial adverse effect, either directly or through habitat modification, on any species identified as a sensitive, candidate, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands, as defined by §404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Item 8.a - Page 103 f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Discussion a-f: No impacts. V. Cultural Resources Environmental Setting The earliest inhabitants of Arroyo Grande Valley were the northern or Obispeno Chumash Indians. Given the long history of the Chumash occupying this region, many archaeological sites have been identified within the City limits. However, records show that no archeological sites have been recorded within one- half mile of the project site. The property has also been previously graded, making it less likely that cultural resources are present on the site. Nevertheless, isolated archaeological materials could still be present given the extensive history of Chumash Indians inhabiting this area. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Disturb any human remains, including those interred outside of formal cemeteries? Discussion a. The project will not result in changes to a historical resource. No impact. b-c: As a precaution, if cultural resources are encountered during the construction process, development activities at the site shall cease until a qualified archaeologist has been employed to view and assess the discovery and prepare a mitigation plan. Implementation of the following mitigation measures will reduce these impacts to a less than significant level. Less than significant with mitigation. MM CUL-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 contractors 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 resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a research design and Item 8.a - Page 104 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. MM CUL-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. VI. Energy Environmental Setting The short-term construction and long-term operation of the proposed project will require the consumption of energy resources in several forms, including natural gas, petroleum, and electricity at the project site and within the project area. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Discussion a: Temporary electric power for as-necessary lighting and electronic equipment such as computers inside temporary construction trailers would be provided by Pacific Gas & Electric (PGE). Project operation would require electricity for multiple purposes including building heating and cooling, lighting, appliances, and electronics. The proposed project would result in a negligible increase in electricity consumption. Natural gas consumption during operation would be required for various purposes, including building heating and cooling and cooking. The proposed project is subject to statewide mandatory energy requirements as outlined in Title 24, Part 6, of the California Code of Regulations. Title 24, Part 11, contains additional energy measures that are applicable to proposed project under the California Green Building Standards Code (CALGreen). Heavy-duty construction equipment associated with construction activities would rely on diesel fuel, as would haul and vendor trucks involved in delivery of materials to the project site. Construction workers would travel to and from the project site throughout the duration of construction. It is assumed in this analysis that construction workers would travel to and from the site in gasoline-powered light-duty vehicles. The fuel consumption resulting from the project’s operational phase would be mostly Item 8.a - Page 105 attributable to employees and visitors traveling to and from the project site because only 10-15% of residents are anticipated to have vehicles. In summary, although the project would increase energy use, the use would be a small fraction of the statewide use and, due to efficiency increases, is expected to diminish over time (particularly with respect to petroleum). Given these considerations, energy consumption associated with the project would not be considered inefficient or wasteful and would result in a less than significant impact. b: The proposed project would follow applicable energy standards and regulations during construction. In addition, the proposed project would be built and operated in accordance with all existing, applicable regulations at the time of construction. As such, the proposed project would not conflict with existing energy standards and regulations. No Impacts. VII. Geology and Soils Environmental Setting The proposed project is located within the Coast Ranges province, which is characterized by its many elongate mountain ranges and valleys, extending 600 miles along the coast of California from the Oregon border south to the Santa Ynez River in Santa Barbara County. The Arroyo Grande Valley (and the southern Cienega Valley portion) is located near the intersection of the California coastal ranges and the Los Angeles ranges. The project site encompasses an urban area that is generally flat within the city of Arroyo Grande at an elevation approximately 100 feet above mean sea level. Arroyo Grande is located in a geologically complex and seismically active region. Seismic, or earthquake- related, hazards have the potential to result in significant public safety risks and widespread property damage. Two of the direct effects of an earthquake include the rupture of the ground surface along the trend or location of a fault, and ground shaking that results from fault movement. Other geologic hazards that may occur in response to an earthquake include liquefaction, seismic settlement, and landslide. The main trace of the Wilmar Avenue Fault is the closest fault to the project site. According to the City’s General Plan, the Wilmar Avenue Fault is a potentially active fault adjacent to the City of Arroyo Grande. The Wilmar Avenue Fault is exposed in a sea cliff in Pismo Beach, and the buried trace of the fault is inferred to strike northwest-southeast parallel and adjacent to US 101 beneath portions of Arroyo Grande. This potentially active fault poses a moderate potential fault rupture hazard to the City. The soil materials at the site were primarily alluvial soil, and rear surface soils generally consist of very dark brown fat clay with sand encountered in a dry and firm condition. The sub-surface materials consisted of black sandy clay with gravel encountered in a moist and very stiff condition. Item 8.a - Page 106 Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area, or based on other substantial evidence of a known fault? (Refer to Division of Mines and Geology Special Publication 42.) ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable, as a result of the project and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? d) Be located on expansive soil, as defined in Table 18- 1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste disposal systems, where sewers are not available for the disposal of waste water? f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?? Discussion a-d: A geotechnical investigation of the project site was performed by GeoSolutions Inc. (2018). This investigation concluded that the project site is suitable for the proposed project if the recommendations contained in the investigation are incorporated into the project plans and specifications. Less than significant. MM GEO-1: All construction plans shall incorporate the recommendations of the geotechnical study prepared for the project by Beacon Geotechnical, Inc. dated November 2018. e: The project does not propose installation of any septic disposal systems. No impact. Item 8.a - Page 107 f: No paleontological resources were identified within the project site as a result of the institutional records search or desktop geological review. As such, the project area is not anticipated to be underlain by unique geologic features. Less than significant. VIII. Greenhouse Gas Emissions Environmental Setting Greenhouse gases (GHG) are any gases that absorb infrared radiation in the atmosphere, and are different from the criteria pollutants discussed in Section III, Air Quality, above. The primary GHGs that are emitted into the atmosphere as a result of human activities are carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), and fluorinated gases. These are most commonly emitted through the burning of fossil fuels (i.e., oil, natural gas, and coal), agricultural practices, decay of organic waste in landfills, and a variety of other chemical reactions and industrial processes (e.g., the manufacturing of cement). Carbon dioxide is the most abundant GHG and is estimated to represent approximately 80–90% of the principal GHGs that are currently affecting the earth’s climate. According to the ARB, transportation (vehicle exhaust) and electricity generation are the main sources of GHG in the state. California has passed several pieces of legislation in the past several years aimed at dealing with GHG emissions and climate change. Executive Order S-3-05 set a goal to reduce California’s GHG emissions to: (1) 2000 levels by 2010; (2) 1990 levels by 2020; and (3) 80% below 1990 levels by 2050. These goals were reinforced in 2006 with the passage of Assembly Bill 32 (AB 32) which set forth the same emission reduction goals and further mandated that the CARB create a plan, including market mechanisms, and develop and implement rules to achieve “real, quantifiable, cost-effective reductions of greenhouse gases.” Executive Order S-01-07 set forth California’s low carbon fuel standard, which requires the carbon intensity of the state’s transportation fuels to be reduced by 10% by 2020. In addition, Senate Bill 97 (SB 97) required amendments to the CEQA Guidelines to address GHG emissions; the amendments were put into effect on March 18, 2010. The passage of AB32, the California Global Warming Solutions Act (2006), recognized the need to reduce GHG emissions and set the greenhouse gas emissions reduction goal for the State of California into law. The law required that by 2020, State emissions must be reduced to 1990 levels. This is to be accomplished by reducing greenhouse gas emissions from significant sources via regulation, market mechanisms, and other actions. Subsequent legislation (e.g., SB97-Greenhouse Gas Emissions bill) directed the ARB to develop statewide thresholds. In March 2012, the APCD approved thresholds for GHG emission impacts, and these thresholds have been incorporated into the APCD’s CEQA Air Quality Handbook. APCD determined that a tiered process for land use development projects was the most appropriate and effective approach for assessing the GHG emission impacts. The tiered approach includes three methods, any of which can be used for any given project: a. Qualitative GHG Reduction Strategies (e.g., Climate Action Plans): A qualitative threshold that is consistent with AB 32 Scoping Plan measures and goals; or, b. Bright-Line Threshold: A numerical value to determine the significance of a project’s annual GHG emissions; or, c. Efficiency-Based Threshold: Assesses the GHG impacts of a project on an emissions per capita basis. Item 8.a - Page 108 The City of Arroyo Grande adopted a Climate Action Plan (CAP) on November 26, 2013. The City’s CAP is a long-range plan to reduce GHG emissions from City government operations and community activities within Arroyo Grande and prepare for the anticipated effects of climate change. To achieve the state- recommended target of 15% below 2005 levels (71,739 metric tons of CO2 equivalent [MT CO2e]) by 2020 and prepare for the anticipated effects of climate change, the CAP identifies climate action measures. Collectively, the measures identified in the CAP have the potential to reduce GHG emissions within Arroyo Grande by 5,371 MT CO2e (17% below the 2005 baseline) by 2020 and meet the reduction target. For most projects, the Bright-Line Threshold of 1,150 MT CO2e per year (MT CO2e/yr) will be the most applicable threshold. In addition to the land use development threshold options proposed above, a bright- line numerical value threshold of 10,000 MT CO2e/yr was adopted for stationary source (industrial) projects. It should be noted that projects that generate less than the above-mentioned thresholds will also participate in emission reductions because air emissions, including GHGs, are under the purview of the CARB (or other regulatory agencies) and will be “regulated” by CARB, the federal government, or other entities. For example, new vehicles will be subject to increased fuel economy standards and emission reductions, large and small appliances will be subject to stricter emissions standards, and energy delivered to consumers will increasingly come from renewable sources. Other programs that are intended to reduce the overall GHG emissions include Low Carbon Fuel Standards, Renewable Portfolio standards, and the Clean Car standards. As a result, even the emissions that result from projects that produce fewer emissions than the threshold will be subject to emission reductions. Under CEQA, an individual project’s GHG emissions will generally not result in direct significant impacts. This is because the climate change issue is global in nature. However, an individual project could be found to contribute to a potentially significant cumulative impact. Projects that have GHG emissions above the noted thresholds may be considered cumulatively considerable and require mitigation. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant effect on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Discussion a: The San Luis Obispo Air Pollution Control District (APCD) has adopted GHG significance thresholds. These thresholds are based on AB 32 GHG emission reduction goals, which take into consideration the emission reduction strategies outlined in the Air Resource Board’s Scoping Plan. The GHG significance thresholds include one (1) qualitative threshold and two (2) quantitative thresholds options for evaluation of operational GHG emissions. The qualitative threshold option is based on a consistency analysis in comparison to a Qualified Greenhouse Gas Reduction Strategy, or equitably similar adopted policies, ordinances and programs. If a project complies with a Qualified Greenhouse Gas Reduction Strategy that is specifically applicable to the project, then the project would be considered less than significant. The Item 8.a - Page 109 City’s Climate Action Plan was developed to be consistent with CEQA Guidelines Section 15183.5(b) to mitigate emissions and climate change impacts and therefore serves as a Qualified GHG Reduction Strategy for the City. As previously stated, under CEQA, an individual project’s GHG emissions will generally not result in direct significant impacts because the climate change issue is global in nature. However, an individual project could be found to contribute to a potentially significant cumulative impact. APCD has established mitigation measures to reduce project-level GHG emissions, which are consistent with the City’s Climate Action Plan. Implementation of the following mitigation measure will reduce this impact to a less than significant level. Less than significant with mitigation. MM GHG-1: Prior to issuance of a building permit, all construction plans shall incorporate the following GHG-reducing measures where applicable: • 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 storage space in garage for bicycle and bicycle trailers, or covered racks / lockers to service the residential units. b: The project as proposed does not conflict with any regional or local plans or regulations adopted for the purpose of reducing greenhouse gas emissions. Less than significant. Item 8.a - Page 110 IX. Hazards and Hazardous Materials Environmental Setting Based on a search of the California Department of Toxic Substance Control’s EnviroStor database and the State Water Resources Control Board’s Geotracker system, no clean-up sites are identified within the project area. The project site does not contain hazardous waste and there is no evidence of Underground Storage Tanks (UST), pits, sumps, clarifiers, or other potential hazardous material conditions that might impact the underlying soil or groundwater. Only household trash was observed at the site and consisted of plastic, glass, paper, and metal. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and/or accident conditions involving the release of hazardous materials, substances, or waste into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites, compiled pursuant to Government Code §65962.5, and, as a result, create a significant hazard to the public or environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires. Discussion a: During construction of the proposed project, potentially hazardous materials would likely be handled on the project site. These materials would include gasoline, diesel fuel, lubricants, and other petroleum- based products used to operate and maintain construction equipment. Handling these potentially hazardous materials would be temporary and would coincide with the short-term construction phase of the proposed project. Therefore, impacts would be less than significant. Item 8.a - Page 111 b: Construction at the project site would involve the temporary use of small quantities of hazardous and/or flammable materials, including diesel fuel, gasoline, and other oils and lubricants. The use, storage, transport, and disposal of these materials would comply with all existing local, state, and federal regulations. Nonetheless, accidental/incidental spills of construction related contaminants (e.g., fuels and oils) could occur during grading and construction, thereby degrading water quality in the project vicinity. Because the proposed project would exceed one acre in size, the applicant would be required to comply with the General Construction Activity National Pollutant Discharge Elimination System Permit (Order No. 2009-0009-DWQ, as amended by Order No. 2010-0014-DWQ, National Pollutant Discharge Elimination System No. CAS000002), which requires the applicant to prepare and implement a stormwater pollution prevention plan (SWPPP) during construction activities. The SWPPP must include water quality protection measures with respect to incidental spills of petroleum products and hazardous materials, including secondary containment of fluid containers, storing fluid containers indoors during rain events, placing drip pans under equipment when not in use, and designating specific areas for equipment fueling and maintenance with surrounding spill containment booms. With implementation of erosion and spill control measures stipulated in a project-specific SWPPP, the proposed project would not create a significant hazard to the public or environmental through accidental release of hazardous materials during construction activities. No Impacts. c: Arroyo Grande High School is located within a quarter-mile from the project site, however the project would not emit hazardous emissions, nor would hazardous materials be stored or handled on site. No Impacts. D: The project site is not included in any lists of hazardous materials sites or in any relevant environmental records as a hazardous materials site. No Impacts. E: The project site is not within an adopted airport land use compatibility plan (ALUCP) or within two miles of a public airport. No Impacts F: The proposed project includes development of a senior assisted living facility on a parcel that is slated for a community facility under the City’s General Plan. No existing or proposed roadways would be impacted by the proposed project that would affect the evacuation routes established by the City. No Impacts g: The project site is served by the Five Cities Fire Authority (Refer to Section XIV, Public Services). The project is not within a state responsibility areas (SRA) either. Therefore, the proposed project would not expose people or structures to a significant risk associated with wildland fires. No Impact. X. Hydrology and Water Quality Environmental Setting The project site is vacant, was previously graded in areas, and is covered with a mix of weeds, native grasses, and pepper trees clustered near Orchard Street. Existing soils are varying shades of brown clayey sand. The project site is located within the Arroyo Grande Creek watershed, a coastal basin with headwaters that originate at approximately 3,100 feet above mean sea level and eventually drain to the Pacific Ocean. Arroyo Grande Creek drains the 157-square-mile watershed and is the dominant surface water feature in Item 8.a - Page 112 the city. Flows in the creek are dominated by two factors: winter rains and Lopez Dam. Arroyo Grande Creek is included on the Section 303(d) list of impaired waterbodies for elevated concentrations of fecal coliform and Escherichia coli (E. coli). The project site will be required to construct on site facilities to comply with post construction stormwater requirements. Low-impact development (LID) techniques are required to be implemented by the Central Coast Regional Water Quality Control Board (RWQCB) and will act to filter drainage water. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i) result in a substantial erosion or siltation on- or off-site; ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or iv) impede or redirect flood flows? d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Discussion a: Development of the previously partially developed property will result in an increase in the amount of impervious surface area. Post Construction Stormwater Requirements (PCSRs) have been developed for the project to provide the required retention volume and the usage of Low LID standards for a 95th percentile design storm event. These include biofiltration and underground clarifiers and storage tanks. Less than significant impact. b. The anticipated increase in water consumption by the project will result from the new residential units proposed at the facility. The property is zoned Public Facility and water use projections and supplies for this property have already been included within the Water Master Plan. Less than significant impact. Item 8.a - Page 113 c: The State Water Quality Control Board requires municipalities, via the National Pollutant Discharge Elimination System (NPDES) Permit, to minimize negative impacts on aquatic ecosystems and degradation of water quality to the maximum extent practicable. Permittees must implement Best Management Practices (BMPs) that reduce pollutants in storm water runoff to the technology-based standard of Maximum Extent Practicable (MEP) to protect water quality. The goals of post-construction BMPs are to prevent and control erosion and sedimentation, provide source control of potential pollutants, control and treat runoff, and protect wetlands and water quality resources. Post-construction BMPs are required to achieve stormwater quality standards through site-planning measures. Vegetative swales or other biofilters are recommended as the preferred choice for post-construction BMPs for all projects with suitable landscape areas, because these measures are relatively economical and require limited maintenance. For projects where landscape based treatment is impracticable, or insufficient to meet required design criteria, other post-construction BMPs should be incorporated. All post-construction BMPs must be maintained to operate effectively. Implementation of the BMPs listed below will reduce the potential impacts to water quality to a less than significant level. Less than significant with mitigation. MM HYD-1: The following BMPs shall be incorporated into the project: •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 litter 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. •Cleaning, Maintenance and Processing 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. Item 8.a - Page 114 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 litter and debris. Debris resulting from pressure washing should be trapped and collected to prevent entry into the storm drain system. Washwater containing any cleaning agent or degreaser should be collected and discharged to the sanitary sewer. d-e: No impacts. XI. Land Use and Planning Environmental Setting The project site is identified as Community Facility in the City’s Land Use Map and zoned Public Facility (PF). The proposed type and scale of development of a senior assisted living facility with 120 beds and associated amenities will be consistent with both the Community Facility land use category and PF zoning district. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Physically divide an established community? b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Discussion a-b: The project is consistent with all applicable General Plan and Development Code policies and standards. Therefore, no impacts. XII. Mineral Resources Environmental Setting The project site does not contain any known mineral resources. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Result in the loss of availability of a known mineral resource that is or would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? Item 8.a - Page 115 Discussion a-b: There are no known mineral resources in the project area, and future extraction of mineral resources is very unlikely due to the urbanized nature of the area. Therefore, no impacts. XIII. Noise Environmental Setting The Noise Element of the City of Arroyo Grande General Plan provides policy framework for addressing potential noise impacts. The Noise Element establishes maximum allowable noise exposure levels for transportation and non-transportation noise sources. The standards applied to transportation noise sources are based on average-daily noise exposure levels (in A-weighted decibels [dBA] Community Noise Equivalent Level/day-night equivalent level [CNEL/Ldn]). For noise-sensitive land uses exposed to non- transportation noise, the maximum allowable noise exposure standards vary depending on the duration of exposure and time of day. The Noise Element’s maximum allowable noise exposure from transportation noise sources is generally 60 dB for exterior areas (70 dB for playgrounds) and 45 dB for interior spaces (35 dB for theaters, auditoriums, and music halls). Noise exposure throughout the City is primarily caused by automobile traffic on surface streets and US Highway 101, with intermittent noise generated by agricultural operations and construction activities. The site is surrounded by a religious facility and Arroyo Grande High School to the northeast, a single-family residence and Highway 101 to the east and a residential neighborhood to the south. Would the project result in: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive groundborne vibrations or groundborne noise levels? c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Discussion a-b: During construction of the proposed project, the use of construction vehicles and equipment has the potential to generate excessive levels of noise; however, this is only a temporary increase. All construction activities will comply with applicable City policies regarding noise. Less than significant impact with mitigation MM NOI-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, Item 8.a - Page 116 grading and construction activities should occur during the middle of the day to minimize the potential for disturbance of noise to neighboring sensitive uses. MM NOI-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 unmuffled exhaust. MM NOI-3: Equipment mobilization areas, water tanks, and equipment storage areas shall be placed in a central location as far from sensitive receptors as feasible. c, The project site is not located within an adopted airport land use plan or within the vicinity of an airport. Therefore, no impacts. XIV. Population and Housing Environmental Setting Arroyo Grande’s population has grown from 3,291 in 1960 to 17,252, based on the 2010 Census. At the time of the 2010 Census, there were 7,628 housing units in the City, an 822-unit increase from 2000. The vast majority, 75%, are single-family units. The overall average household size in Arroyo Grande is 2.41 persons, with owner-occupied units averaging 2.45 persons per household and renter-occupied units averaging 2.33 persons per household. This rate is relatively consistent with the 1990 City average of 2.48, and slightly less than California’s average rate of 2.87 persons per household. The project site is vacant and the General Plan Land Use Designation for this parcel is Community Facility. The proposed use complies with this designation. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? Discussion A: The project site is currently vacant and existing development is located to both the north and south. The new assisted living facility is an anticipated use in the General Plan; therefore, Less Than Significant Impact. b: The project site is currently vacant and will not require replacement housing to be constructed. Therefore, no impacts. Item 8.a - Page 117 XV. Public Services Environmental Setting Fire Protection Services. The Five Cities Fire Authority was established on July 9, 2010 by a Joint Powers Agreement between the cities of Arroyo Grande, Grover Beach, and the Oceano Community Services District to provide fire protection services of these communities. Five Cities Fire Authority also provides services to the Town of Halcyon and the Oceano Dunes State Vehicle Recreation Area. The Authority has three stations: one in Arroyo Grande, one in Grover Beach, and one in Oceano. The Arroyo Grande station (Station 1) is located at 140 Traffic Way and serves as the headquarters for the Authority and serves the City of Arroyo Grande and the greater Arroyo Grande area. The California Division of Forestry (CAL FIRE) provides fire protection to surrounding communities and areas, including the County of San Luis Obispo, as well as back up support in Arroyo Grande. CAL FIRE has four substations in the area, at the following locations: 2391 Willow Road, Arroyo Grande; 450 Pioneer Road, Nipomo; 990 Bello Street, Pismo Beach; and, 2555 Shell Beach Road, Pismo Beach. Police Protection Services. The City of Arroyo Grande’s police station is adjacent to the project at 200 North Halcyon Road. In addition to the City police station, the San Luis Obispo County Sheriff substation is located at 1681 Front Street in Oceano and provides backup support within the City of Arroyo Grande. The California Highway Patrol (CHP) office located in San Luis Obispo serves the south county including the City of Arroyo Grande. The response times of both the Sheriff Department and CHP can be delayed due to the large coverage area. Emergency Medical Services. The San Luis Ambulance South County sub-station, located at 201 Brisco Road in Arroyo Grande, provides southern San Luis Obispo County residents paramedic services. There are currently two units stationed at the South County substation, which provide South County residents with emergency transportation to and from the Arroyo Grande Community Hospital located at 342 South Halcyon Road. Schools. The project area is within the Lucia Mar Unified School District (LMUSD). LMUSD covers 550 square miles and serves the adjoining communities of Arroyo Grande, Grover Beach, Nipomo, Oceano, Pismo Beach, and Shell Beach. The district serves the City of Arroyo Grande with seven public schools, including three elementary schools, two middle schools, one high school, and one adult school. The San Luis Obispo County Office of Education (SLOCOE) oversees the Arroyo Grande Community School, a public alternative school, within the city limits. In addition to these public schools, there are seven private schools in the City of Arroyo Grande. Arroyo Grande High School, is located just to the northeast of the project area. Parks. Ten City parks, a 26-acre sports complex, and a community garden are located within the City of Arroyo Grande. There are no public parks within the project. Park facilities are further discussed in Section XVI, Recreation, below. Item 8.a - Page 118 Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: : Fire protection? Police protection: Schools? Parks? Other public facilities? Discussion a: The proposed project is consistent with the City’s General Plan and the zoning code. The proposed project would be required to comply with the relevant provisions of the California Building Code and Fire Code. The project would result in new residences at the subject property and the project would be required to pay appropriate fees for the project’s need for these important resources. The proposed project would not induce population growth outside of that anticipated in the General Plan and would not include a use that would significantly increase the demand for public services, which, in turn, would necessitate the construction of new facilities that would adversely affect the environment. Therefore, impacts would be less than significant. XVI. Recreation Environmental Setting The City of Arroyo Grande supports various community and neighborhood parks, as well as multiple designated bikeways and recreational paths. Recreational uses include a 26-acre sports complex that offers lighted tennis courts, little league and softball fields, and soccer and football fields; ten city parks that offer a variety of active and passive uses, including picnics, barbeques, playgrounds, and entertainment areas; an off-leash dog park; and a community garden. There are also hiking and walking trails along Arroyo Grande Creek and within the James Way Oak Habitat and Wildlife Preserve. The project is not proposed in a location that will affect any trail, park, or other recreational resource. Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Increase the use of existing neighborhood and regional parks or other recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? Item 8.a - Page 119 Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact b) Does the project Include recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? Discussion a, b: The proposed project includes recreational areas for residents of the facility, therefore the project will have no impacts on recreational facilities. XVII. Transportation Environmental Setting This section is largely based on the Transportation Impact Analysis Report Memorandum of Assumptions prepared for the project (Central Coast Transportation Consulting April 2, 2019) and Updated TIAR (Central Coast Transportation Consulting April 2020). The City’s street network consists of a hierarchy of street types which serve different functions. These include freeways, arterials, collectors, local streets and alleyways. Freeways route traffic through the community and are characterized by large traffic volumes and high-speed travel. Arterials link residential and commercial districts and serve shorter through traffic needs. Due to the heavier traffic on arterials, adjacent land uses are intended to be a mix of commercial and multi-family residential. Collector streets link neighborhoods to arterials and are not intended for through traffic but are nonetheless intended to move traffic in an efficient manner. Local streets are designed to serve only adjacent land uses and are intended to protect residents from through traffic impacts. Access to the project site is provided via a single driveway from Orchard Street, which appears to have adequate throat depth based upon geometrics of the project plans. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? b) Conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b) c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? Item 8.a - Page 120 Discussion a: The Arroyo Grande General Plan Circulation Element specifies minimum level-of-service standards for all streets and intersections within the City’s jurisdiction. In section CT2, the following performance standards for acceptable LOS are established: CT2: Attain and maintain Level of Service (LOS) ‘C’ or better on all streets and controlled intersections. CT2-1: Where deficiencies exist, mitigate to an LOS ‘D’ at a minimum and plan improvement to achieve LOS ‘C’ (LOS ‘E’ or ‘F’ unacceptable = significant adverse impact unless Statement of Overriding Considerations or CEQA Findings approved). The design and funding for such planned improvements shall be sufficiently definite to enable construction within a reasonable period of time. The City of Arroyo Grande Traffic Impact Analysis Report Guidelines provide the following additional standards: At signalized intersections, the project is considered to have a significant impact if it would: • Result in a signalized intersection that will operate at an acceptable LOS D or better in the No Project condition to deteriorate to an unacceptable LOS E or worse in the Plus Project condition; or, • Increase the delay by more than 7.5 seconds at a signalized intersection that is already operating or will already operate at LOS D or E within Caltrans right-of-way or LOS E within City right-of- way in the No Project condition. • Increase the delay by more than 5 seconds at a signalized intersection that is already operating or will already operate at LOS F in the No Project condition. At unsignalized intersections, the project is considered to have a significant impact if it would: • Result in an unsignalized intersection that will operate at an acceptable LOS D or better in the No Project condition to deteriorate to an unacceptable LOS E or worse in the Plus Project condition; or, • Increase the delay by more than 5 seconds at an unsignalized intersection that is already operating or will already operate at an unacceptable LOS in the No Project condition. For bicycle and pedestrian facilities, the project is considered to have a significant impact if it would: • Fail to meet requirements of the Americans with Disabilities Act; • Disrupt existing or planned pedestrian and/or bicycle facilities or conflict with adopted pedestrian and/or bicycle plans, guidelines, policies, or standards; • Fail to provide accessible and safe pedestrian connections between buildings and to adjacent streets and transit facilities; or, • Add bicycle and/or pedestrian trips to an existing facility or service that does not meet current standards. Consistent with City policies quoted above, LOS “C” has been taken as the general threshold for acceptable operations at study intersections and roadway segments maintained by the City. Where intersections reach below LOS “D,” the City’s Traffic Impact Analysis Report Guidelines provide further details regarding significance thresholds applicable to those intersections for purposes of CEQA. The TIAR identifies Item 8.a - Page 121 intersections near the project site that are most likely to impacted by the addition of project generated traffic. The intersections examined were: Fair Oaks Avenue/Valley Road, Fair Oaks Avenue/California Street, and Fair Oaks Avenue/Orchard Street/US Highway 101. The TIAR also determines the level of service that each intersection is operating at currently, and how it is expected to operate with the addition of traffic from pending and approved projects that have not been built yet, and pending and approved project plus the proposed project. The intersection at Fair Oaks Avenue/Orchard Street/US Highway 101 currently operates at LOS E during the Peak AM period, and all other intersections currently operate at LOS C or better. The addition of pending and approved projects shows the LOS during the Peak AM period at the Fair Oaks Avenue/California Street and the Fair Oaks Avenue/Orchard Street/US 101 intersections deteriorate to LOS D, and LOS F, respectively. The “Existing Plus Approved/Pending Project LOS” for the Fair Oaks Avenue/Orchard Street/US 101 Southbound off-ramp is anticipated to operate at LOS F during the Peak AM period and LOS C during the Peak PM period. The addition of project traffic will increase the delay at the intersection during the Peak AM period by three (3) seconds, and by one (1) second during the Peak PM period. At unsignalized intersections, a project is considered to have a significant impact if it would increase the delay by more than five (5) seconds at an intersection that is already operating at an unacceptable LOS prior to the project. The Fair Oaks Avenue/California Street intersection is anticipated to remain operating at LOS D, but with an additional 0.5 second delay, with the addition of project traffic. Therefore, impacts to the Fair Oaks Avenue/California Street intersection will be insignificant under the City’s standards. Separately from the proposed project, the City has obtained funding for the design and construction of a roundabout at the Fair Oaks Avenue/Orchard Street/US 101 Southbound off-ramp intersection. Completion of the roundabout would improve operations at this intersection to LOS B or better, although timing of construction is unknown. The applicant will be required to make a fair share contribution for improvements to the intersection through the City’s development impact fee program. This fair share contribution will address the project’s impacts to the Fair Oaks Avenue/Orchard Street/US 101 Southbound off-ramp intersection. In order to address potential queuing at the study intersections during peak traffic hours associated with Arroyo Grande High School, a mitigation measure is recommended to preclude shift changes at the project site during those times. This measure will reduce the additional traffic demand associated with this project on Fair Oaks Avenue during the times when queuing otherwise occurs during baseline conditions. Pedestrian and Bicycle Circulation: The City’s Bicycle and Trails Master Plan identifies Class II bike lanes on Orchard Street from Fair Oaks Avenue to the existing Class I bike path on the south side of Arroyo Grande High School. Orchard Street is 40’ wide in this area and parking would need to be removed on one side to accommodate bike lanes. The project will be conditioned to add a Class II bike lane across the project’s frontage, or pay an in-lieu fee if adding a bike lane is not feasible due to physical constraints. Therefore, impacts would be less than significant with mitigation. MM TR-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. Item 8.a - Page 122 MM-TR-2: Shift changes at the proposed senior living facility shall be prohibited during Arroyo Grande High School peak periods. b: Senate Bill 743, passed in 2013, changes the way transportation impacts are to be identified under CEQA. The bill’s passage required the Office of Planning and Research (OPR) to update CEQA Guidelines to include a new metric for evaluating project specific transportation impacts. Beginning July 1, 2020, vehicle miles travelled will be the primary metric to evaluate a project’s impact to the transportation network, and level of service (congestion) will no longer be considered. However, LOS will still be required to evaluate a project’s consistency with the City’s land use policies that address impacts to City transportation infrastructure. Due to the uncertainty of the hearing date for this project’s entitlement, both LOS and VMT analyses was performed. To implement a VMT assessment, certain methodological determinations must first be made. These determinations include: developing a VMT calculation tool, determining a baseline VMT estimate, and determining a significance threshold. Each agency can determine the appropriate methodology and thresholds for VMT. The applicant’s consultant used the San Luis Obispo Council of Governments (SLOCOG) travel model for evaluating VMT. The analysis found that the project generated VMT is roughly forty percent below the countywide average. OPR’s guidance on VMT analyses suggest that a project of this kind would not be considered as creating a potentially significant transportation impact if estimated VMT generated by the project is 15% below the relevant baseline. Therefore the project is not expected to have a significant impact on VMT. Therefore, impacts will be less than significant. c-d: No impacts. XVIII. Tribal Cultural Resources Environmental Setting As discussed in Section V. Cultural Resources, the earliest inhabitants of Arroyo Grande Valley were the northern or Obispeno Chumash Indians. Given the long history of the Chumash occupying this region, many archaeological sites have been identified within the City limits, including sites within one-half mile of the project site. The property has been previously graded, making it less likely that cultural resources are present on the site. Nevertheless, isolated archaeological materials could still be present given the extensive history of Chumash Indians inhabiting this area. On February 14, 2020, local Native American tribal groups that requested consultation under AB 52 were formally noticed that the application for the proposed project was deemed complete and invited to provide consultation on the proposed project. The City received no correspondence from local Native American tribal groups related to this project. Item 8.a - Page 123 Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k), or ii) A resource determined by the lead agency in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in Subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in Subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Discussion a-i) No impacts. a-ii) As discussed in Section V. Cultural Resources, it is unlikely that Tribal Cultural Resources will be impacted due to previous grading on the site. However, as a precaution, if cultural resources are encountered during the construction process, development activities at the site shall cease until a qualified archaeologist has been employed to view and assess the discovery and prepare a mitigation plan. Therefore, potential impacts associated with tribal cultural resources would be less than significant with mitigation. MM TCR-1: Implement MM CUL-1 and CUL-2. XIX. Utilities and Service Systems Environmental Setting The project site is located within the incorporated City Limits of Arroyo Grande. Utilities will be served by the City. Water and wastewater services within the City are provided by the City Public Works Department. The City has a franchise agreement with South County Sanitary Service for collection, diversion, and disposal of solid waste and is served by the Cold Canyon Landfill located approximately 4 miles north of Arroyo Grande in unincorporated San Luis Obispo County. Item 8.a - Page 124 Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? c) Result in a determination by the waste water treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? d) Generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? a: Wastewater generated by the proposed project will be treated by the South County Sanitation District, which has adequate capacity to accommodate the increase. Less than significant impact b: . All new development in the City is required to either implement a water neutralization program or pay a water neutralization fee to offset increased water demand generated by the development. Therefore, through implementation of the water conserving strategies, there are sufficient water supplies available to serve the project, even in light of recent, cyclical drought conditions. Less than significant with mitigation. MM UTL-1: The development shall include the Low Impact Development, Water conserving fixture, and water conserving landscape strategies identified in the Water Conservation Plan (In Balance 2017). c-e: No impact XX. Wildfire Environmental Setting The project site is located within the incorporated City Limits of Arroyo Grande. As discussed in Section XV, the Five Cities Fire Authority provides fire protection services for the city. The California Division of Forestry (CAL FIRE) provides fire protection to surrounding communities and areas. Item 8.a - Page 125 If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Substantially impair an adopted emergency response plan or emergency evacuation plan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? a-d. The project site is not located within a State Responsibility Areas (SRAs) or land classified as a Very High Fire Hazards Severity Zone in a Local Responsibility Area (LRA). The proposed project does not include any characteristics that would physically impair or otherwise conflict with an adopted emergency response plan or emergency evacuation plan. In addition, as previously discussed in Section VII, Geology and Soils, landslides or other forms of natural slope instability do not represent a significant hazard to the project because the project site is located in a relatively flat area. Therefore, no impacts. Item 8.a - Page 126 XXI. Mandatory Findings of Significance Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Discussion a: Although previously graded, the project site does not contain any significant or threatened flora or fauna, and because it is surrounded by urban development, the site does not have any potential to serve as a wildlife corridor. Isolated prehistoric materials may be present on the project site but the project would not eliminate important examples of the major periods of California history or prehistory with implementation of identified mitigation. Therefore, impacts would be less than significant with mitigation. b: The proposed project is consistent with the City’s General Plan as it relates to future growth, both in general terms and specifically as it relates to the project site. While the proposed project will have project specific impacts, with implementation of the proposed mitigation measures, it will not result in any cumulatively considerable environmental impacts. Therefore, impacts would be less than significant. c: With implementation of the proposed mitigation measures, the proposed project will not cause substantial adverse effects on human beings, either directly or indirectly. Therefore, impacts would be less than significant with mitigation. Item 8.a - Page 127 4. References California Department of Conservation. 2016. Farmland Mapping and Monitoring Program. Available at: http://maps.conservation.ca.gov/dlrp/ciftimeseries/. Accessed on: December 5, 2019. California Department of Toxic Substance Control. 2018. Envirostor. Available at: https://www.envirostor.dtsc.ca.gov/public/. Accessed on December 5, 2019. California Department of Transportation (Caltrans). 2018. California Scenic Highway Mapping System. Available at: http://www.dot.ca.gov/hq/LandArch/16_livability/scenic_highways/. Accessed on December 5, 2019 California Environmental Protection Agency (CalEPA). 2018. Cortese List Data Resources. Available at: https://calepa.ca.gov/sitecleanup/corteselist/. Accessed on January 8, 2020. CAL FIRE (California Department of Forest and Fire Protection) 2009. “Fire Hazard Severity Zones in LRA” [map]. Adopted on December 21, 2009. Accessed May 14, 2020 California State Water Resources Control Board (SWRCB). 2018. GeoTracker. Available at: https://geotracker.waterboards.ca.gov/. Accessed on January 8, 2020. Central Coast Transportation Consulting. June 2019.Westmont Living Traffic Impact Analysis Report Memorandum of Assumptions. April 2020. Westmont Living of Arroyo Grande Traffic Impact Analysis Report City of Arroyo Grande. 2001. General Plan Update – Agriculture, Conservation and Open Space Element. City of Arroyo Grande, California. ————. 2001. General Plan Update – Circulation Element. City of Arroyo Grande, California. ————. 2001. General Plan Update – Economic Development Element. City of Arroyo Grande, California. ————. 2001. General Plan Update – Land Use Element. City of Arroyo Grande, California. ————. 2001. General Plan Update – Parks and Recreation Element. City of Arroyo Grande, California. ————. 2001. General Plan Update – Safety Element. City of Arroyo Grande, California. ————. 2003. General Plan Update – Housing Element. City of Arroyo Grande, California. ————. 2003. General Plan Update – Noise Element. City of Arroyo Grande, California. ————. 2009. Land Use Map. City of Arroyo Grande, Community Development Department. ————. 2010. Development Code. Available at: http://library.municode.com/index.aspx?clientId=16194&stateId=5&stateName=California. Accessed on December 5, 2019. ————. 2010. Zoning Map. City of Arroyo Grande, Community Development Department. ————.2012. Bicycle and Trails Master Plan. City of Arroyo Grande, California. Item 8.a - Page 128 Federal Emergency Management Agency (FEMA). 2018. FEMA Flood Map Service Center. Available at: https://msc.fema.gov/portal/search?AddressQuery=nipomo%2Cca. Accessed on December 6, 2019 GeoSolutions, Inc. 2018. Soils Engineering Report and Engineering Geology Investigation. Haro Environmental. 2018. Phase I Environmental Site Assessment. San Luis Obispo County Air Pollution District (APCD). 2012. CEQA Air Quality Handbook. San Luis Obispo County Air Pollution District Referral Letter. 2017. San Luis Obispo Regional Rideshare. 2010. San Luis Obispo County Bike Map – South County. Available at: www.rideshare.org. Accessed on December 10, 2019. Pacific Coast Civil, Inc. 2019. Hydrology and Low Impact Development Report. 5.Summary of Mitigation Measures 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction 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 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. Item 8.a - Page 129 Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction MM III-4: The project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors (adjacent residential development): • 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 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; • 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 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; Item 8.a - Page 130 • 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; • 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 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 Item 8.a - Page 131 Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department, APCD Timing: Prior to issuance of grading permit 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 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 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction Item 8.a - Page 132 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction MM V-1: If a potentially significant cultural resources 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 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: Developer Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction 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: Developer Item 8.a - Page 133 Monitoring Agency: City of Arroyo Grande – Engineering Division, Public Works Department Timing: During Construction MM VIII-1: Prior to issuance of a building permit, all construction plans shall incorporate the following GHG-reducing measures where applicable: •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 storage space in garage for bicycle and bicycle trailers, or covered racks / lockers to service the residential units. 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. MM X-1: The following BMPs shall be incorporated into the project: Item 8.a - Page 134 • 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 property 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. • Cleaning, Maintenance and Processing 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. Washwater 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 for the life of the project. 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 Item 8.a - Page 135 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 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 unmuffled exhaust. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Planning, Building, and Engineering Divisions Timing: During construction MM XIII-3: Equipment mobilization areas, water tanks, 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 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 MM XVII-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 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 Item 8.a - Page 136 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 Item 8.a - Page 137