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HomeMy WebLinkAboutPC R 2026-002PC RESOLUTION NO. 2026-002 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT 25-001; CONSTRUCTION OF NINETY-TWO (92) MULTI -FAMILY DWELLING UNITS; LOCATION — 1271 AND 1281 JAMES WAY; APPLICANT — RUSS SHEPPEL; REPRESENTATIVE — DARIN CABRAL, RRM DESIGN GROUP, AND FINDING THE PROJECT STATUTORILY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.66(a) WHEREAS, the existing project site incorporates two parcels with a combined size of approximately 1.81 acre parcel located at 1271 and 1281 James Way; and WHEREAS, the applicant has filed Conditional Use Permit 25-001 to construct ninety-two (92) multi -family dwelling units; and WHEREAS, the parcels with a Mixed Use land use designation have a maximum density of 25 dwelling units per acre, or 45.25 dwelling units on the 1.81 -acre project site; and WHEREAS, the project qualifies for a density bonus and related incentives and concessions pursuant to State Density Bonus Law (Government Code section 65915) based on the provision of affordable housing units, where at least 15% of the total units are restricted as affordable to very low income households or 24% of the units are restricted as affordable to low income households, resulting in a maximum allowable density of up to ninety-two (92) dwelling units after applying a 50% State Density Bonus Law unit increase and density unit equivalents of Arroyo Grande Municipal Code (AGMC) section 16.36.030(C); and WHEREAS, the Staff Advisory Committee considered the project on March 12, 2025, and recommended approval of the project; and WHEREAS, the Architectural Review Committee considered the project on November 3, 2025, and recommended approval of the project; and WHEREAS, in compliance with the California Environmental Quality Act (CEQA), the Community Development Department has determined that the proposed project is statutorily exempt pursuant to Public Resources Code section 21080.66, a statutory exemption from CEQA review for certain infill housing developments, as documented in the Memorandum for the project (see Attachment 3 of the January 20, 2026 Planning Commission Staff Report); and. WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on January 20, 2026; and PC RESOLUTION NO. 2026-002 PAGE 2 WHEREAS, the Planning Commission finds, after due study, deliberation, and public hearing, the following circumstances exist: CEQA Findings: The Planning Commission hereby finds that the project is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Public Resources Code section 21080.66, which became effective on June 30, 2025, with the passage of Assembly Bill 130, and as documented in the Memorandum for the Project (see Attachment 3 of the January 20, 2026 Planning Commission Staff Report), and directs staff to file a Notice of Exemption with the County Clerk and Office of Land Use and Climate Innovation within five business days of the adoption of this resolution. The Planning Commission hereby makes the following findings: 1. Project Site Size (PRC § 21080.66(a)(1)(A-B)): The project site is 1.81 acres, and therefore is not more than 20 acres. 2. Project Location (PRC § 21080.66(a)(2)(A-B)): The entirety of the project site lies within the incorporated City of Arroyo Grande. 3. Urban Uses (PRC § 21080.66(a)(3)(A-D)): Approximately 779/6 of the area within a one-quarter mile radius of the site is developed with urban uses. 4. General Plan and Zoning Consistency (PRC §21080.66(a)(4)(A-C)): The project, as proposed, is consistent with applicable general plan and zoning ordinances, including the following General Plan Elements: Land Use; Housing, Conservation and Open Space; and Circulation because the project proposes a density that is allowable when calculating the base density and incorporating State Density Bonus law. The Land Use Element establishes a maximum density of 25 dwelling units/acre and the project proposes 37.3 dwelling units per acre, using State Density Bonus Law. Pursuant to State law, a project's density increase under the density bonus law is considered consistent with the general plan. Therefore, the project is consistent with the elements of the General Plan. 5. Minimum Density (PRC §21080.66(a)(5)): The project's proposed density exceeds one-half of the applicable density (10du/ac) by proposing a density of 37.3du/ac. 6. Environmental Conditions (PRC §21080.66(a)6)): The proposed project is not located within the coastal zone, nor is it located on prime farmland or within a wetland or a very high fire hazard severity zone. Furthermore, the project site is not a hazardous waste site, is not located within a delineated earthquake fault zone, and is not located within a special flood hazard area or a regulatory floodway. The project site has not been identified for PC RESOLUTION NO. 2026-002 PAGE 3 conservation in an adopted community conservation plan, is not habitat for protected species pursuant to the Endangered Species Act of 1973, and is not a land under conservation easement. 7. Historic Resource (PRC § 21080.66(a)(7)): The project does not propose or require the demolition of a historic structure. 8. Hotel or Transient Use (PRC § 21080.66(a)(8)): The proposal consists of 92 multifamily residential units and does not include any transient lodging or short-term rentals. Conditional Use Permit Findings (Arroyo Grande Municipal Code §16.16.050(D)): 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 project site consists of two parcels totaling approximately 1. 81 acres and is located within the Office Mixed Use (OMU) district, which allows residential uses subject to approval of a Conditional Use Permit. The proposal involves construction of ninety-two (92) multifamily residential units within an urbanized mixed-use corridor and was processed in accordance with the requirements of AGMC Title 16, including review by the Staff Advisory Committee and Architectural Review Committee, both of which recommended approval. The project is consistent with the Mixed Use land use designation in the General Plan, which encourages residential development in proximity to commercial, office, transit, and community -serving uses. As documented in the staff report, the project implements multiple General Plan policies, including LU -5-1, LU5-3, LU5-9, LU541, CT5-2, and Housing Element policies A.1, A.2, A.3, A.5, A.9, A.10-1, and A. 11, by providing increased housing density in the form of infill development, integrating residential uses into a mixed-use area, pedestrian -oriented design, and increasing the supply of affordable housing. The project proposes to reserve fifteen percent (15%) of the base density units as deed -restricted units affordable to very low income households or 24% of the base density units as deed -restricted units affordable to low income households, qualifying the development for density increases, concessions, and wavers under Government Code § 65915. Residential density for mixed- use projects in the OMU district is calculated using density equivalency factors pursuant to AGMC §16.36.030(C). Based on these calculations, the project results in ninety-two total (92) units. Increases granted under State Density Bonus Law are deemed consistent with the General Plan and zoning regulations. PC RESOLUTION NO. 2026-002 PAGE 4 2. The proposed use would not impair the integrity and character of the district in which it is to be established or located. The project site is surrounded by a variety of compatible uses, including a hotel, medical offices, a fitness facility, shopping center, religious facility, and nearby residential neighborhoods. The proposed multifamily development is consistent with the existing and planned character of the mixed use corridor along James Way, which will serve the existing commercial uses and integrate with and contribute to a vibrant commercial core. On November 3, 2025, the Architectural Review Committee evaluated the project, including its parking, building materials, site design and accessibility. The Architectural Review Committee supported the project's architecture, which utilizes architectural elements designed to reduce perceived massing through articulation, modulation, and varied materials. Landscaping, setbacks, and screening along the eastern boundary adjacent to Meadow Creek further ensure compatibility with nearby residential and open space areas. As conditioned, the project will integrate appropriately into the district, without impairing its integrity or character, through the urban -oriented site planning, share parking, internal open space, and architectural elements described above. 3. The site is suitable for the type and intensity of use or development that is proposed. The site is an approximately 1.81ac parcel with existing development and the site is suitable for additional development based on conformance with the City's development standards and zoning regulations. The site is currently vacant land, and the proposed project will infill on the L-shaped lot, within an incorporated urban area of the City. Existing public infrastructure is available to serve the development, including roadway access from James Way, access to commercial services, and available public utilities. The size, configuration, and zoning of the site are sufficient to accommodate the proposed two -building, four-story multifamily development, including on- site parking, open space, landscaping, storm water facilities, and emergency access. Accordingly, the site is suitable for the proposed residential use and intensity of such use. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. The project site is located within an urbanized area served by existing public water, sewer, storm drainage, fire protection, police services, and transportation infrastructure. As detailed in the staff report and conditions of approval, the project will be required to comply with all applicable City engineering standards, fire access and flow requirements, stormwater management regulations, and utility service prior to issuance of building PC RESOLUTION NO. 2026-002 PAGE 5 permits and certificates of occupancy. Therefore, there are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. 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 or be materially injurious to nearby properties and improvements because the use is both compatible with adjacent uses and has been properly conditioned to limit its impacts. The project will be developed with appropriate utility connections, curbs, sewer laterals, gutters, and sidewalks necessary to serve the 92 unit development. Additionally, the project proposes a residential use that is compatible with the residential uses east of the project site. Those existing residential uses are further buffered by Meadow Creek, which runs along the eastern property boundary. Potential adverse impacts on public health and safety will be satisfactorily mitigated by the proposed conditions such that the use will not be materially injurious to properties or improvements in the vicinity. Among other things, these proposed conditions require illumination of parking spaces for safety, that trash enclosures be screened from public view with screening materials that complement the architectural features of the main building, and limitation on construction and operational activities in accordance with the standards set forth in Chapter 9.16 of the AGMC. Accordingly, the proposed use will not be detrimental to the public health, safety or welfare or be materially injurious to nearby properties and improvements due to its compatibility and the conditions of approval. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Conditional Use Permit 25-001 as set forth in Exhibit "B", attached hereto and incorporated herein by this reference, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion by Vice Chair Martin, seconded by Commissioner Sackrison, and by the following roll call vote, to wit: AYES: Martin, Sackrison, Roof NOES: None ABSTAIN None ABSENT: Buchanan, Worthen the foregoing Resolution was adopted this 20th day of January, 2026. PC RESOLUTION NO. 2026-002 PAGE 6 VIRGiNI ROOF CHAIR ATTEST: PATRICK HOLUB SECRETARY TO THE COMMISSION AS TO CONTENT: BRIAN PEDROTTI COMMUNITY DEVELOPMENT DIRECTOR PC RESOLUTION NO. 2026-002 PAGE 7 EXHIBIT `A' CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 25-001 1271 AND 1281 JAMES WAY COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS This approval authorizes the construction of ninety-two (92) multi -family residences at 1271 and 1281 James 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 CUP 25-001. 4. This application shall automatically expire on January 20, 2028 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 Office Mixed Use (OMU) requirements except as otherwise approved. 6. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of January 20, 2026 and marked Exhibit B on file in the Community Development Department. References to the vacation of the existing six-foot pedestrian easement on the creek side of Building A shall be removed. 7. To the extent permitted by law, Applicant shall defend, indemnify and hold harmless the City of Arroyo Grande, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney's fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The Applicant shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City related to this permit or approval. Although the Applicant is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the Applicant of any obligation under this condition. PC RESOLUTION NO. 2026-002 PAGE 8 8. A copy of these conditions shall be incorporated into all construction documents. 9. Applicant shall submit a tabular matrix showing status of all conditions of approval prior to first building permit submittal and again before project closeout. 10. At the time of application for construction permits, plans submitted shall show all development consistent with the approved site plan, floor plan, architectural elevations and landscape plan. 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. 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. 13. Setbacks, building height, building size, lot coverage, floor area ratio, available parking counts, parking lot landscaping square footage, and the total amount of private or combined open space shall be as shown on the development plans including those specifically modified by these conditions. 14. The developer shall comply with Development Code Chapter 16.56, "Parking and Loading Requirements" except as otherwise approved by the City or allowed by State law. All parking spaces adjacent to a wall, fence, or property line shall have a minimum width of 11 feet. 15. 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. 16. Trash enclosures shall be screened from public view with landscaping or other appropriate screening materials and shall be made of an exterior finish that complements the architectural features of the main building. The trash enclosure area shall accommodate recycling container(s). 17. Noise resulting from construction and operational activities shall conform to the standards set forth in Chapter 9.16 of the Municipal Code. Construction activities shall be restricted to the hours of 7 AM to 5 PM Monday through Friday, and from 9 AM to 5 PM on Saturdays and Sundays. No construction shall occur on City observed holidays. 18. Prior to building permit issuance, the applicant shall provide details on any proposed exterior lighting, if applicable. The lighting plan shall include the height, location, and intensity of all exterior lighting consistent with Section 16.48.090 of the PC RESOLUTION NO. 2026-002 PAGE 9 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). 19. 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: a. Tree staking, soil preparation and planting detail; b. The use of landscaping to screen ground -mounted utility and mechanical equipment; c. The required landscaping and improvements. This includes: i. Deep root planters shall be included in areas where trees are within five feet (6) of asphalt or concrete surfaces and curbs; ii. Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants. iii. An automated irrigation system using smart controller (weather based) technology. iv. The selection of groundcover plant species shall include native plants. V. Linear planters shall be provided in parking areas. vi. Turf areas shall be limited in accordance with Section 16.84.040 of the Development Code. 20. 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 tree's 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 PC RESOLUTION NO. 2026-002 PAGE 10 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. 21. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. 22. 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. 23. All new electrical panel boxes shall be installed inside the building(s). 24. 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, be remote from all buildings outside the building collapse zone and screened to the maximum extent permitted by the Building Official or Fire Chief. 25. 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. 26. 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. 27. All ducts, meters, air conditioning equipment and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. It is especially important that gas and electric meters, electric transformers, and large water piping systems be completely screened from public view. All roof -mounted equipment which generates noise, solid particles, odors, etc., shall cause the objectionable material to be directed away from residential properties. 28. 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. 29. The developer shall reimburse the City for all costs associated with outside plan PC RESOLUTION NO. 2026-002 PAGE 11 checks performed at either the developer's or City's request. 30. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 31. For work requiring engineering inspections, working hours shall comply with Standard Specification Section 5-1.01. 32. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain- deflecting roof. Drain of trash enclosure to tie into the sewer interceptor or the onsite water quality BMP. 33. 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. 34. All residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City's noise regulations. 35. 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. 36. Submit as -built plans at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9.3 E. Provide One (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format. AutoCAD drawings shall be in State plane coordinates. 37. Submit an electronic PDF file of approved improvement plans for inspection purposes during construction. 38. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. 39. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City Engineer. 40. Any modification to the conceptual plans that is determined not to be in substantial conformance shall be reviewed by staff and referred to the appropriate body for a recommendation to the Community Development Director. BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS PC RESOLUTION NO. 2026-002 PAGE 12 BUILDING CODES 41. 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 42. Prior to occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 43. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. 44. Any area that requires a red curb shall be maintained at all times. OSHA Red or similar paint is required with a highly reflective white paint stenciled on the red paint that reads: "FIRE LANE — NO PARKING' in repeating intervals. FIRE FLOW/FIRE HYDRANTS 45. Project shall have a fire flow in accordance with the California Fire Code. 46. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. SECURITY KEY BOX 47. A Knox key box shall be installed as directed by the Fire Code Official when a building permit is obtained for any work. The key box shall contain keys that will allow the fire department access to all portions of the building. The keys shall have tags affixed identifying their purpose. The nominal height of the Knox box installations shall be 5 feet above grade. Consult with the Fire Marshal for placement and specifications. FIRE SPRINKLER 48. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 49. An approved NFPA13 fire sprinkler system is required for all buildings. 50. All NFPA 13 fire sprinkler systems are to be maintained accordingly. Annual flow testing is required and a current 5 -year fire sprinkler certification is required for the life of the system. 51. All FDC°s and fire sprinkler risers shall be maintained with a protective coat of red paint (OSHA Red or similar) to protect against marine influences and rust for the life PC RESOLUTION NO. 2026-002 PAGE 13 of the system. 52. All newly installed Fire Department connections will be required to install Knox brand FDC caps (or substantially similar as determined by the Fire Chief). FIRE ACCESS 53. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted by the City of Arroyo Grande. 54. All gates securing the fire apparatus access roads shall comply with the following criteria: a. The minimum gate width shall be twenty feet (20') and remain unobstructed; b. Gates shall be of the swinging or sliding type; c. Construction of all gates shall be of material that allows manual operation by one person; and d. Gate components shall be maintained in operative condition at all times and replaced or repaired when defective. 55. Required fire hydrants and FDCs shall be placed on the same side of the driveways with the following standards: a. Be located within 40 feet of an approved roadway or driveway and arranged so that hose lines can be readily attached to the inlets without interference from any nearby objects including buildings, fences, posts, plantings or other fire department connections or otherwise approved by the Fire Chief or his or her designee; b. Be located within 50 feet of an approved hydrant location; c. Be situated so that the inlet height shall not be less than 18 inches or more than 48 inches above graed; and d. Contain guard posts or other approved means in order to protect the devices from vehicular damage. 56. Pedestrian gates with approved exit hardware shall be required adjacent to any gate that crosses vehicular paths. 57. Fire hydrants and their distribution shall be in accordance with CFC Appendix CC. Any fire hydrant located on the property shall be flow tested and maintained with minimum of annual service or per the manufacturer's recommendation. 58. No parking signs shall be installed and maintained at all times. Parking shall be allowed in designated stalls and garages only. Vehicle towing procedures shall be posted along with the relevant CVC code section. 59. Fire access roads shall be kept clear at all times. PC RESOLUTION NO. 2026-002 PAGE 14 FIRE ALARMS 60. Fire alarms shall be tested on a routine basis, including annual audible testing with the Five Cities Fire Authority present and in accordance with NFPA 72. FIVE CITIES FIRE AUTHORITY (FCFA) CONDITIONS 61. An approved turnaround is required on any access road that exceeds 150 feet CFC D103.3. 62. Aerial fire apparatus access roads shall have an unobstructed width of not less than 26 feet exclusive of shoulders, and a vertical clearance of not less than 13 feet 6 inches. Building A and Building B access roads shall be 26 feet in width. This includes any carport or canopies that may be over or near an access road. CFC 503.1.1 and D103. 63. Addressing including unit numbers shall be highly visible and illuminated in low light. A map of the complex near the entry is required. 64. All open spaces and planned vegetation shall be maintained for the life of the development in a manner that provides for adequate fire clearance from all structures, minimum height clearances for fire apparatus access roads, power lines, and in accordance with all vegetation management best practices to decrease the risk of wildfire and in accordance with CFC Chapter 47. 65. A vegetation management plan for management of the riparian and wildland areas shall be prepared by a licensed arborist, landscape architect, or registered forester. 66. The project location is in a high fire hazard zone and therefore shall comply with Chapter 7A CBC and WUI code construction. 67. All FDC's for all buildings or areas of a building shall be all placed in one manifold at one central location and permanently labeled with signage identifying each connection to the specific building it protects. Consult with the Five Cities Fire Authority/Fire Marshal for FDC placement. 68. All roads and fire hydrants are required to be in place prior framing any buildings. Combustible building materials delivered to the construction site require the Five Cities Fire Authority's approval prior to delivery during phase 1. 69. Wet standpipes are required in all stairwells. 70. Stairwells shall go through the roof where required by Five Cities Fire Authority. 71. Any building providing an elevator shall have at least one elevator with the capacity to PC RESOLUTION NO. 2026-002 PAGE 15 hold a gurney and emergency response personnel. The applicant shall build an elevator in Building A and will explore incorporating an elevator into Building B. 72. Fire Cities Fire Authority shall have access to all sides of the building from a fire apparatus access road no further than 150 feet or as otherwise permitted by Five Cities Fire Authority and the Building Official. ABANDONMENT / NON -CONFORMING 73. The applicant shall show proof of properly abandoning all non -conforming items such as septic tanks, wells, underground piping, and other undesirable conditions. ENGINEERING DIVISION CONDITIONS POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN OPERATIONS AND MAINTENANCE PLAN. AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 74. The Applicant shall develop, implement and provide the City the following: a. Prior to 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 an Operations and Maintenance Plan and Maintenance Agreements 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. d. All reports must be completed by either a Registered Civil Engineer or Qualified Stormwater Pollution Prevention Plan Developer (QSD). IMPROVEMENT PLANS 75. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the Public Works Department Engineering Division as a separate submittal from any vertical construction/structures building improvement plans. 76. 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 PC RESOLUTION NO. 2026-002 PAGE 16 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 I. Details m. Notes n. Conditions of Approval and Mitigation Measures o. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 77. Submit all retaining wall calculations for review and approval by the Community Development Director including any referenced geotechnical report. 78. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 79. Applicant shall fund outsourced plan and map check services, as required. 80. The Developer shall provide an outlet structure for the Meadow Creek storm drain. A stormceptor and/or clarifier for the storm drain leading to Meadow Creek shall be required. 81. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way or within public easements. 82. The applicant shall demonstrate to the satisfaction of the City Engineer that the turning radiuses within the project site, including access from James Way, can accommodate a range of vehicles from large trucks and buses to cars. PC RESOLUTION NO. 2026-002 PAGE 17 CURB, GUTTER, AND SIDEWALK 83. Install new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director. 84. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. This includes the installation of two new ADA compliant commercial drive approaches. Ramps on James Way shall be brought up to City and State standards including the ramps on the northeast and southeast comers at the intersection of James Way and Oak Park Boulevard. 85. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. Street trees are to be selected from the 2025 street tree list included on the City's website 86. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director DEDICATIONS, EASEMENTS AND AGREEMENTS 87. All easements, abandonments, or similar documents to be recorded as a document separate from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard forms, and shall include legal descriptions, sketches, closure calculations, and a current preliminary title report. The applicant shall be responsible for all required fees, including any additional required City processing. 88. The applicant shall record easements for all public utility infrastructure to the satisfaction of the City Engineer in a format approved by the City Attorney. 89. Unnecessary and excess easements shall be vacated to the greatest extent possible to the satisfaction of the City Engineer in a format approved by the City Attorney. 90. The Civil plans shall show an irrevocable offer to dedicate a creekside pedestrian path to the City. The location of the creekside path shall be to the satisfaction of the City Engineer. 91. Prior to issuance of a building permit, the applicant shall record anew non-exclusive pedestrian trail easement. The easement instrument shall be to the satisfaction of the City Attorney. 92. Only native riparian plants shall be planted within the 32' creek setback area. Detailed planting plans shall be submitted in advance of or concurrent with improvement plans. 93. Signs shall be posted prohibiting the use of herbicides or other toxic substances potentially harmful to creek habitat. PC RESOLUTION NO. 2026-002 PAGE 18 94. Fencing shall be installed along the pedestrian path that does not prohibit migration of fauna between the path and the riparian area. 95. Prior to issuance of a building permit, the applicant shall record a density bonus agreement entered into with, and supplied by, the City that restricts 15% of the project's base density equivalent units as affordable to very low income households for at least 55 years (Gov. Code § 65915(f)(2), (c)(1)(A)). To comply with this requirement, seven base density equivalent units (i.e., 15% of the project's 45.25 base density equivalent units) shall be so restricted, with: a live work unit counting as 0.5 units, a studio unit counting as 0.5 units, a 1 -bedroom unit counting as 0.75 units, and a 2 -bedroom unit counting as 1.0 units (AGMC § 16.36.030(C)). As an alternative to restricting 15% of the project's base density equivalent units as affordable to very low income households, the applicant may record a density bonus agreement, entered into with, and supplied by the City, that restricts 24% of the project's base density equivalent units as affordable to lower income households for at least 55 years (Gov. Code § 65915(f)(2), (c)(1)(A)). To comply with this requirement, 11 base density equivalent units (i.e., 24% of the project's 45.25 base density equivalent units) shall be so restricted, with: a live work unit counting as 0.5 units, a studio unit counting as 0.5 units, a 1 -bedroom unit counting as 0.75 units, and a 2 -bedroom unit counting as 1.0 units (AGMC § 16.36.030(C)). Under either scenario, the density bonus agreement must be recorded prior to the issuance of a building permit. GRADING AND DRAINAGE 96. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit one (1) copy 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. 97. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 98. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section 5.1.2. 99. Submit a geotechnical report for the project shall be prepared by a registered Civil Engineer and supported by adequate test borings. All earthwork design and grading shall be performed in accordance with the approved soils report. The date of the soils report shall be less than 3 years old at the time of submittal. 100. The applicant shall dedicate a pedestrian access easement for the ADA sidewalk extension if constructed on private property outside of the right of way. 101. Infiltration basins shall be designed based on soil percolation tests. Infiltration test PC RESOLUTION NO. 2026-002 PAGE 19 shall include adequate borings depth and frequency to support design recommendations. WATER 102. Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works Director must grant permission to dead end water mains. 103. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the structures and/or landscape irrigation. 104. A Double Detector Check (DDC) backflow device is required on all new water service connections. Fire Department Connections (FDC) must be remote and locations to be approved by the Building Official and Fire Chief. 105. The DDC shall be placed inside the building or adjacent to the building. Other locations for the DDC shall be approved by the Director or Community Development. 106. Each parcel shall have separate water meters. 107. Non -potable water for construction is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 108. Lots using fire sprinklers shall have individual service connections. 109. Existing water services to be abandoned shall be abandoned in compliance with Engineering Standard 6050. SFWFR 110. All sewer laterals shall comply with Engineering Standard 6810. 111. Existing sewer laterals to be abandoned shall be abandoned in compliance with Engineering Standard 6050. 112. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4". 113. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 114. Obtain approval from the South San Luis Obispo County Sanitation District for the development's impact to District facilities prior to permit issuance. 115. Obtain approval from the South San Luis Obispo County Sanitation District prior to PC RESOLUTION NO. 2026-002 PAGE 20 relocation of any District facilities. 116. 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 117. 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. 118. Prior to approving any building permit within the project for occupancy, all conditions of approval for project shall be satisfied. 119. Public Improvement plans and Final Map shall be submitted to the public utility companies for review and approval. Utility comments shall be forwarded to the Director of Public Works for approval. 120. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. 121. Upon execution of PG&E contract, submit contract to the City. Include approved PG&E schematics in the project plan set. TREE PRESERVATION/TREE REMOVAL 122. 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. 123. 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. 124. 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 issuance of a grading permit, all trees shall be planted, or fees paid. 125. Prior to any work on the site, all trees to remain on site shall be marked with paint/ribbon and protected by a five (6) foot vinyl or chain link fence. The fence shall be located at a minimum of eight (8') foot radius from the trunk of the tree. PC RESOLUTION NO. 2026-002 PAGE 21 126. 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. 127. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. PUBLIC SAFETY 128. Prior to issuance of building permit, the applicant shall submit an exterior lighting plan for Police Department approval. 129. 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. 130. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary alarm system per Police Department guidelines. FEES AND BONDS The applicant shall pay all applicable City fees, including the following: 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. 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 Subject to Government Code section 65589.5(o)(2)(A): a. Water Neutralization fee, to be based on codes and rates in effect at the PC RESOLUTION NO. 2026-002 PAGE 22 time the project's complete SB 330 preliminary application was submitted to the City, 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 that the project's complete SB 330 preliminary application was submitted to the City. c. Water Meter charge to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. d. Water Availability charge, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. e. Fire Protection Development Impact Fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City f. Police Development Impact Fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. g. Park Development Impact 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 that the project's complete SB 330 preliminary application was submitted to the City. h. Recreation Development Impact Fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. i. Transportation Development Impact Fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. j. Storm Drain Development Impact fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. k. Wastewater Development Impact Fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. i. Sewer Connection fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. m. South San Luis Obispo County Sanitation District Connection Fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. n. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. o. Green Building Fee, to be based on codes and rates in effect at the time PC RESOLUTION NO. 2026-002 PAGE 23 that the project's complete SB 330 preliminary application was submitted to the City . p. General Plan Update Fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. q. Technology Fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City . r. Building Permit Fee, to be based on codes and rates in effect at the time that the project's complete SB 330 preliminary application was submitted to the City. s. Permit Fee for grading plans (Based on an approved earthwork estimate). t. Inspection Fee of subdivision or public works construction plans (Based on an approved construction cost estimate). BONDING SURETY 133. 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. PLANNING COMMISSION CONDITIONS 134. Prior to building permit issuance, the applicant shall provide bicycle racks and storage units on project plans that are sufficient to support at least 15% of the units, to the satisfaction of the Community Development Director and consistent with applicable law. 135. The proposed parking garages shall be reserved for vehicle storage, to the satisfaction of the Community Development Director and consistent with applicable law. California Native American Tribal Consultation Conditions Pursuant to Public Resources Code section 21080.66 b 4 B 136. The applicant shall be required to have a tribal cultural monitor on-site during all ground -disturbing activities associated with the construction of the Project. Tribal monitoring shall occur as follows: a. The California Native American tribe shall designate the monitor; b. The tribal monitor shall comply with applicant's site access and workplace safety requirements; and PC RESOLUTION NO. 2026-002 PAGE 24 c. The applicant shall compensate the tribal monitor at a reasonable rate, determined in good faith, that aligns with customary compensation for cultural resource monitoring, taking into account factors such as scope and duration of the project. 137. The applicant shall avoid any tribal cultural resources where feasible, in accordance with Public Resources code section 21084.3, subdivision (a). In furtherance of this requirement, where feasible, the project application shall provide deference to tribal preferences regarding access to spiritual, ceremonial, and burial sites, and incorporate tribal knowledge in the protection and sustainable use of tribal cultural resources and landscapes. 138. All treatment and documentation of tribal cultural resources shall be conducted in a culturally appropriate manner by the applicant, consistent with Public Resources Code section 21083.9. 139. The applicant shall complete a California Historical Resources Information System (CHRIS) archeological records search and a tribal cultural records search for the project site. Documentation demonstrating compliance with this condition shall be submitted to the City prior to the issuance of building permits. 140. The applicant shall submit a Sacred Lands Inventory request to the Native American Heritage Commission (NAHC). Documentation demonstrating compliance with this condition shall be submitted to the City prior to the issuance of building permits. 141. The project shall comply with Health and Safety Code sections 7050.5 and 5097.98, including immediate work stoppage upon discovery of human remains or burial grounds, and treatment in accordance with applicable law and in consultation with the affected California Native American tribe. 142. The applicant shall provide an application of tribal ecological knowledge into habitat restoration efforts undertaken by the project as applicable to the specific environmental context and conditions of the project. 143. Additional California Native American Tribal Consultation Conditions Requested by Santa Ynez Band of Chumash Indians (SYBCI): a. At the discretion of the tribes, Native American monitor may be present on the project site to observe any or all ground -disturbing activities. The Native American monitor will be the designated lead to represent tribal interest during construction. b. The monitor may observe all activities from a safe distance and within safely accessible portions of the project area. During ground -disturbing activities, the monitor may inspect back dirt piles for evidence of cultural materials, as well. c. The monitor may observe grading and grubbing by following the construction equipment as it removes soil or vegetation or both, walking safely accessible PC RESOLUTION NO. 2026-002 PAGE 25 areas after the machinery has cleared, or standing to the side and observing the soil removal activity. d. When deeper excavation or trenching is conducted, the monitor can observe the mechanical removal of soil and can carefully inspect the back dirt that is removed from the trench or pit. If it is safe to do so, the monitor can inspect the sidewalls of trenches and pits as they are exposed. e. In the event that during grading, construction or development of the project, tribal cultural resources are uncovered, all work in the immediate vicinity of the discovery shall be halted (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered tribal cultural resource has been fully assessed by the SYBCI monitor. The Native American monitor will participate in and/or observe all archaeological investigations/fieldwork required to determine the nature and extent (as well as documentation) of the find. SYBCI will recover and retain all discovered tribal cultural resources in the form and/or manner SYBCI deems appropriate, in SYBCI's sole discretion, and for any purpose SYBCI deems appropriate, including for educational, cultural and/or historic purposes. f. The applicant's full construction team shall receive a presentation regarding a Worker Environmental Awareness Plan (WEAP) prior to the start of any construction activities. The WEAP shall be presented by tribal representatives. Documentation demonstrating compliance with this condition shall be submitted to the City prior to construction activities.