PC R 89-1251437
RESOLIPPICIi�i NO. 89-1251
A RF.90LUTION OF TFIE PI�F�HIVING aQ�RriISSION OF THE CITY
OF ARRf3Y0 GRANIaE APPROVING OtY�IDITIC�L USE PF�NIIT CA.SE
NO. 89-456, APPLIID FO�It SY DOL+O�RFS D� AND PAUL J.
RALPi�, 150 W. Bi�1NQi S'rRF.�T FQt OFF-SITE PARKING.
WI�S, the Planning Cotmu.ssion of the City of Arroyo Grande has
considered an application by Dolores Dana and Paul J. Ralph, for off
parking at 150 W. Branch Street in the CBD zone; and
Wf�RII�S, the Planninq Cor�rrussion has found that this project is
consistent with the General Plan and envirorunental docwnents associated
therewith: and
WF�.S, the Planning Cw►mission has reviewed the project in cc�r►pliance
with the California �vironmental Quality Act and has determined that a negative
declaration can be adopted and instructs the Secretary to file a Notice of
Determination; and
��l.S, the Planning Cce�mission finds, after due study, deliberation
and public hearing, the following circLUr�stances exist:
1. The proposed use is consistent with the General Plan's state�ment and
intent.
2. 7.'he proposed use is consistent with the zoning designation as outlined
in the CBD zone.
3. The site is adequate in shape or size for the proposed use, as adequate
parking can be provided on this site for both the Guidetti Square
project and the Dana/Ralph Plaza
4. The proposed use will not have an adverse effect on the use of
surrounding property.
5. The proposed use will not have a significant adverse impact on the
environment, because the project will only utilize approximately 0.5
acre feet per year more than the existing uses on the site, and the City
can accamiodate this water detnand.
6. The proposed use will not be injurious or detrimental to property and
improveanents in the neighborhood or the general welfare of the City.
7. The establishmP_nt, maintenance, or operation of the proposed use will
not be detrimental to the health, safety, ca�nfart and general welfare
of persons residing or working in the neighborhood of the proposed use.
N(�I, �RE, SE IT RFSOLVID that the Planning Corrxrussion of the City of
Arroyo Grande hereby approves said Conditional Use Permit, subject to
appropriate standard conditions of the City of Arroyo Grande, and the following
special conditions:
Mitigatio�n Mea.sures
*1. A Negative Declaration with mitigation measures was prepared for this
project. All mitigation measures as outlined in the conditions of
approval shall be imple�ited and monitored by appropriate City
departments and other responsible agencies. Verification in writing
that the mitigation measures have been implemented shall be provided by
the monitoring department.
*2. In the event that during grading, construction or clevelopment of the
project, archaeological resources are uncovered, all work shall
irm�ediately be halted until the City has reviewed the resources for
their significants. Additional archaeological studies, which will be
paid for by the applicant, may be required. Additionally, any
construction plans shall be referenced to the this condition.
Mo¢iitoring Departnre�nt : Pl anning Department
Time Fram�e: Prior to issuance of permits and during construction.
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*3. Prior to issuance of building permits, the developer shall enter into
an agreernent with the City, in a form approved by the City Attorney,
whereby the developer agrees on behalf of himself and his successors in
interest, to pay the City a fee of Eighteen Thousand, Five Hundred and
Ninety Two dollars ($18,592) for traffic mitigation. This fee shall be
paid prior to issuance of building permits. In the event that the City
should adopt a method of funding traffic mi.tigations which shall include
assessment of this development, the fees provided for herein shall be
credited against the principal amount of the assessment. F�rthermore
the applicants shall enter into a recorded agreerr►ent, with the City, in
a form approved by the City Attorney wherein the applicants shall pay
increased mitigation fees, prior to issuance of business licenses, for
any use which generates a higher peak hour traffic impact than specialty
retail uses.
Monitoring Depart,��nt: Planning Department
Time Frame: Prior issuance of building permits
*4. The developer shall work with the County Health Department to properly
abandon all underground fuel storage tanks and clean up any
contamination caused by leakage of those tanks, prior to issuance of
building permits.
Monitoring Department: Building Department
Time Frame: Prior to issuance of building permits
General Conditio�s:
1. The applicant shall ascertain and comply with all State, County and City
requirements as are applicable to this project.
2. Developrnent shall occur in substantial conforrnazlce with the plans
presented to the Planning Coa�rmission at the meeting of November 7, 1989
and marked "Exhibit A".
Plaruv.ng Department Co�ditio�s:
3. Prior to issuance of building permits,'the applicant shall su�mit a
mutual developme�lt agreement, and a mutual parking agreement between the
property owner and Guidetti Square property owner which shall be
reviewed and approved by the City Attorney. After the said agreements
have been approved by the City Attorney, and prior to issuance of
building permits the applicant shall record them, and sL�mit copies of
the recorded agreernents to the Planning Department.
4. All roof-mounted equipment shall be screened from view of adjacent
property in accordance with the City's Architectural Review Guidelines.
All roof-mounted equiprcnent which generates noise, solid particles,
odors, etcetera, shall cause the objectionable material to be directed
away frocn residential properties. All screen designs shall be
compatible with the building and shall be subject to the review and
approval of the Planning Department prior to issuance of building
permi ts .
5. All proposed screening/retaining walls shall be constructed of a
material compatible with the elevations of the building, subject to the
review and approval of the P1anrLing Department. The applicant shall
obtain all necessary permits prior to construction.
6. Textured (stamped or scored) concrete paving should be provided
intermittently throughout the project site, and parkinq areas, subject
to the review and approval of the Planning Department in accordance with
the City's Architectural Review Guidelines, prior to issuance of
building permits.
7. An exterior lighting plan shall be su�mitted, and shall be subject to
the review and approval of the Planning and Police Departments prior to
issuance of building pezmi.ts, and shall include the following:
a. Cut-off li.m�inaries shall be installed which will provide true 90
degree cut-off and prevent projection of light above the horizontal
from the lowest point of the lamp or light ernitting refractor or
device.
b. All fixtures shall use a flat, clear lens, energy-efficient light
source.
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c. All project lighting�shall be confined to the project site.
8. Signage shall be subject to the requirements of Section 9-4.2407 of the
Zoning Ordinance, which requires a comprehe.nsive sign program to be
reviewed by the Planning Cormiission.
9. A final landscape and full-coverage auto�natic irrigation systeqn shall
be provided for review and approval and installed prior to building
occupancy, subject to the approval of the Planning Departrrtent, Police
Department, and Parks and Recreation Department prior to issuance of
building permits. Tree staking, soil preparation and planting detail
shall be shown on final landscape plan. Water conservation design and
maintenance and drought tolerant landscape planting shall be
incorporated whenever feasible into the final design of the landscape
and irrigation plans for the site.
10. All ground-mounted utility and mechanical equiperient shall be screened
and sound buffered as shown on the final landscape plans, subject to the
review and approval of the Planning Department and Parks and Recreation
Department prior to issuance of building permits.
11. Concrete paving with tile pavers shall tie in with the Guidetti Square
project. All patterns and materials shall be'identical. Pl.ans for said
pavinq shall be subnutted to the Planning Department for review and
approval prior to issuance of building permi.ts.
12. All water fixtures shall be of the most technologically advanced water
conserving design.
Public Works Department
13. The Planning Department shall approve the parking agreement, access
parking ease�lts, and parking layout prior to plan check or grading
plan.
14. Improve�nents on Wesley Street and West Branch Street ,shall conform to
the Guidetti Square improvement plans.
15. The planting area at the corner of Wesley and West Branch Streets shall
not cause traffic sight proble� along the corner.
16. A grading and drainage plan shall be su}�n.itted to the Public Works
Department. for approval. In assessing necessary improveinents, the
Public Works Department may credit existing impervious area to the
project.
Police Department
17. A final exterior lighting plan shall be submitted for Police Department
review and approval prior to issuance of building permits.
18. The applicants shall install "silent" burglar alarn� in all areas
identified on the plans as "lease" prior to final occupancy.
19. All exterior door locks subject to Police Department approval.
20. The applicants shall maintain the existing "No Parking" zone on East
Branch Street and establish a"No Parking" zone on Wesley Street from
West Branch to the entrance to the parking lot prior to final occupancy.
Fire Departmerit
21• An autamatic fire sprinkler syste�n shall be installed during
construction of the building.
22. Plans and hydraulic calculations for the fire sprinkler syst�n shall be
su}�xnitted to the Fire Department for review and approval prior to
issuance of building permits.
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Parks and Recreation Department
23. Deep root planters or equal shall be used in planting all trees to
prevent future sidewalk concrete damage.
24. Landscape architect to meet with the Director of Parks and Recreation
to discuss Guidetti Square plans and continuity of plant materials.
On motion by Cc�nnissioner Gallagher, seconded by Cmmussioner Brandy, and by
the following roll call vote, to wit:
AYES: Co�rmissioners Gallagher, Brandy, Fischer and Chairman Carr
NOFS: None
ABSIIVT: Coa�missioners Soto, Flores and Moore
the foregoing Resolution was adopted this 7th day of Nov�nber, 1989.
ATTEST:
l
� � �/ ��
Pearl L. Phinney Robert Carr
Planning Corlrnission Secretary Chairman