HomeMy WebLinkAboutR 2026-020RESOLUTION NO. 2026-020
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE DENYING APPEAL CASE NO. 26-001 AND
APPROVING CONDITIONAL USE PERMIT 25-001;
CONSTRUCTION OF NINETY-TWO (92) MULTI-FAMILY
DWELLING UNITS; LOCATION – 1271 AND 1281 JAMES WAY;
APPELLANTS – PISMO MEDICAL PROPERTIES LLC, ARROYO
GRANDE PARTNERS LLC AND RAY B BUNNELL REVOCABLE
TRUST, AND FINDING THE PROJECT STATUTORILY EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
PURSUANT TO PUBLIC RESOURCES CODE SECTION
21080.66(a) AND CATEGORICALLY EXEMPT PURSUANT TO
STATE CEQA GUIDELINES SECTION 15332
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 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 base density units are restricted as
affordable to very low income households or 24% of the base density 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, the Planning Commission considered the project at a duly noticed public hearing on
January 20, 2026, and adopted a Resolution No. 2026-002 approving Conditional Use Permit 25-
001; 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 categorically exempt pursuant to
State CEQA Guidelines section 15332 as documented in the record before City Council; and
RESOLUTION NO. 2026-020
PAGE 2
WHEREAS, on January 30, 2026, Pismo Medical Properties, LLC, Arroyo Grande Partners, LLC,
and Ray Bunnell, Trustee of the Ray B. Bunnell Revocable Trust timely filed an appeal of the
Planning Commission’s approval of Resolution 2026-002 approving Conditional Use Permit 25-
001; and
WHEREAS, the public hearing scheduled for March 24, 2026 was rescheduled for April 14, 2026;
and
WHEREAS, the City Council considered the project at a duly noticed public hearing on April 14,
2026, in connection with all materials included in Agenda Item 10.a, and all other written and oral
testimony presented to the City Council at the public hearing; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, the City Council of the City of Arroyo Grande does hereby resolve as follows:
Section 1. Recitals: All recitals above are true, correct, and incorporated herein.
Section 2. CEQA Findings:
The City Council 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 5 of the March 24, 2026
City Council Staff Report).
The City Council 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 77% 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.
RESOLUTION NO. 2026-020
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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
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.
Additionally, and in the alternative, the City finds that the project is categorically exempt per
CEQA Guidelines section 15332 (Infill Development Projects). The project is consistent with the
applicable General Plan and zoning designation and regulations because it is located within the
Office Mixed Use (OMU) district and has a General Plan designation of Mixed Use (MU),
involving construction of ninety-two (92) multifamily residential units within an urbanized mixed-
use corridor, including the unit increases granted under State Density Bonus Law. The project
occurs within the limits of the City of Arroyo Grande on a project site consisting of two parcels
cumulatively sized under 1.81 acres. Furthermore, the project site is substantially surrounded by
urban uses. As supported by the biological studies, no habitat for endangered, rare or threatened
species exists on the project site. The City has also determined that no significant effects relating
to traffic, noise, air quality, or water quality would arise from approval of the project. Existing
infrastructure ensures that the site can be adequately served by all required utilities and public
services.
None of the exceptions outlined in State Guidelines section 15300.2 apply here. There are no
unusual circumstances that would give rise to a reasonable possibility that the project would
have a significant effect on the environment. No scenic resources would be damaged as a result
of the project. The location of the project site is not on the Cortese list of hazardous waste sites
or any list compiled pursuant to Section 65962.5 of the Government Code. Finally, the project
would not cause a substantial adverse change in the significance of a historical resource.
Therefore, the City finds that the project would be categorically exempt from CEQA under the
Class 32 exemption.
City Council 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.
Section 3. Conditional Use Permit Findings (Arroyo Grande Municipal Code §16.16.050(D)):
RESOLUTION NO. 2026-020
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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, LU5-11, 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.
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
RESOLUTION NO. 2026-020
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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 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.
SECTION 4. Density Bonus Concessions: In accordance with Government Code §65915, as a
project providing either 15% of units restricted to very low income units, or 24% restricted to low
income units, the project qualifies for three concessions under Gov. Code §65915(d). The project
will receive three concessions as follows:
RESOLUTION NO. 2026-020
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1. Allow the project to be built ten feet higher than the maximum permitted building height, from
35’ to 45’. See Arroyo Grande Municipal Code (AGMC) Section 16.36.020(H)(10);
2. Allow the project to provide sixty-eight (68) less parking spaces than the parking minimum,
providing thirty-one (31) spaces instead of ninety-nine (99). See AGMC Section
16.56.060(1)(e); and
3. Allow the project to provide roughly 2% less of the off-street parking and access gross lot
area as landscaping in the interior of the parking area, providing eight and twenty-three
hundredths of a percent (8.23%) rather than the minimum of ten percent (10%). See AGMC
Section 16.56.130(1)
SECTION 5. Density Bonus Waivers: In accordance with Government Code § 65915(e), the
project is eligible for an unlimited number of waivers from development standards that would
physically preclude the construction of a development that meets the criteria of Gov. Code §
65915(b). The project will receive three waivers as follows:
1. AGMC Section 16.36.020(H)(10) limits maximum building size to 50,000 square feet. The
applicant is requesting allowance to construct Building A at 77,269 square feet in order to
achieve the maximum allowable density;
2. AGMC Section 16.36.020(H)(10) limits floor area ratio (FAR) to 1.0. The applicant is
requesting to exceed this allowance with a proposed FAR of 1.3 in order to achieve the
maximum allowable density; and
3. AGMC Section 16.48.065 requires a minimum of 350 square feet of open space per unit.
The applicant is requesting a reduction in this requirement to approximately 176 square feet
per unit to achieve the maximum allowable density.
SECTION 5. Appeal Findings: Having considered written grounds for the appeal and the
additional oral and written testimony presented at the public hearing, and the responses to the
appeal provided by staff, the City Council hereby makes the following findings regarding the
grounds raised in the appeal (appellant’s assertion is identified in italics):
Assertion 1: Inadequate and Unenforceable Parking Provision Due to Binding Reciprocal
Easements and Historical Overburdening. Contrary to the Applicant's assertions that it has the
parking rights to accommodate the Project, it cannot deliver adequate, exclusive, or enforceable
on-site parking for the 92-unit Project as represented. After applying reduced parking requirements
under Density Bonus Law (Gov't Code § 65915), the Planning Commission determined the Project
requires 99 parking spaces and granted a concession to allow 98. However, the proposed parking
fails to comply with state and local requirements, relies on unenforceable off-site and shared
arrangements, and is burdened by longstanding recorded easements.
City Response: Staff cannot opine on the enforceability of the parking easements between
private parties; however, staff notes that these “unenforceable” parking easements have been
recorded with the Clerk-Recorder for San Luis Obispo County. (See e.g. Appeal, Exhibit A and
Exhibit B) The private parking agreements bear limited value to City’s review over this matter
RESOLUTION NO. 2026-020
PAGE 7
and the applicant’s request. Pursuant to GC Section 65915(b)1, a city shall grant incentives or
concessions for projects meeting certain criteria contained within this section. By reserving
fifteen percent (15%) of the base density units for very low-income household or 24% of the
base density units for low-income households, the project is entitled to up to three concessions
that provide relief from development standards. Irrespective of the private parking easements,
on March 18, 2026, applicant requested to modify the concession for a reduction of the parking
requirement from 99 to 31 on-site spaces provided in private garages. Government Code section
65915(d) provides the findings required to deny a concession or incentive sought by a housing
applicant, and those findings cannot be made. The concession to reduce parking will result in
costs savings to the applicant, the reduction of parking will not a have a specific or adverse
impact that cannot be mitigated, and the requested concession is not contrary to State or Federal
law. Pursuant to Gov. Code §65589.52, a “specific, adverse impact” means a significant,
quantifiable, direct, and unavoidable impact, based on objective, identified written public health
or safety standards, policies or conditions as they existed on the date the application was
deemed complete. With the application of a parking concession, the project is deemed in
compliance with state and local requirements..
Sub-assertion (a): Proposed Parking Does Not Comply with On-Site Parking Regulations.
Government Code § 65915(p) and AGMC § 16.56.030 require that reduced parking be located
"on-site." Only 31 spaces for the proposed Project (all one-car garages) are truly on-site. The
remaining 67-68 spaces are proposed off-site, including shared spaces within the adjacent Oak
Park Professional Plaza ("Plaza"). 3 AGMC §§ 16.56.040 and 16.56.050 allow common/shared
parking only if the total equals the sum of individual use requirements, spaces are within 500 feet,
and facilities are available without interfering with other uses. No agreements exist with Plaza
property owners (including Appellants) for shared use, nor has any such arrangement been
proposed or conditioned.
City Response: The proposed parking is not inconsistent with Government Code § 65915(p)
or AGMC § 16.56.030. A reduction in parking is a standard concession, and a reduction from
the minimum parking requirement from 99 spaces to a reduced number of parking spaces is
consistent with State Density Bonus Law. This is a quintessential concession and expressly
authorized by the Government Code. (See Gov. Code section 65915(k)(1)[Concession or
incentive means “a reduction . . . in the ratio of vehicular parking spaces that would otherwise
be revised. . . “], see also (p)(5)[“An applicant may request parking incentives or concessions
1https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GO
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2https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=655
89.5
3 At the January 20, 2026, Planning Commission hearing, there was some discussion regarding proposed parking spaces
provided across James Way in the Hope Church parking lot and contradiction regarding whether or not an agreement is in
place. While the Project may not have relied specifically on spaces across the street, they were referenced as "accessory"
parking (1/20/2026 Meeting Video, 2:02:20, pub-arroyogrande.escribemeetings.com) and were part of the Planning
Commission discussion. Regardless, the Hope Church lot is beyond 500 feet, lacks any existing parking agreement of any
kind, and evidence will be presented that no parking at all, whether for construction or otherwise, was a greed or will be
granted. Thus, parking and staging requirements cannot be satisfied through reliance on the Hope Church lot.
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beyond those provided in this subdivision pursuant to subdivision (d)[concessions/incentives]”)
Irrespective of the private parking easements, the use of reduced onsite parking is justified
under State law. Gov. Code section 65915(p)(4) says that a “development may provide onsite
parking through tandem parking or uncovered parking, but not through on -street parking.” Thus,
in direct contrast with the appellant’s assertion, the original proposal provided onsite parking in
the precise manner contemplated by state law. GC Section 65915(p)(6)4 establishes maximum
parking ratios for density bonus projects and also provides the City discretion to reduce or
eliminate parking requirements for development projects of any type in any location. Moreover,
while residential projects adjacent to commercial projects have been treated as mixed-use in
the City, state law also allows the project to be evaluated with mixed -use zoning through
application of a concession.5 Therefore, the City’s granting of a parking reduction and the
applicant’s election to provide shared onsite parking complies with applicable State and City
regulations regarding onsite parking.
Sub-assertion (b): Proposed Parking Does Not Comply with Covered Parking Regulations. To
avoid AGMC requirements for covered parking in residential/multi-family projects (AGMC §
16.56.060(e)), the Applicant and the Planning Commission improperly classify the Project as
"mixed-use". AGMC § 16.04.070 defines a "mixed-use project" as "a project" that combines both
commercial and residential uses. Constructing residential units adjacent to existing commercial
projects, separate from and unrelated to the proposed Project, and not modified by the proposed
Project, does not constitute a mixed-use project under the AGMC. Only 31 of the 98 spaces are
covered, rendering the Project non-compliant. (See also, Section 2(c) below for further discussion
regarding improper mixed-use classification.)
City Response: AGMC 16.04.070 defines mixed-use projects as those that combine commercial
and residential uses, where the residential component is typically located above or behind the
commercial use. Despite the project’s proposing only residential units, the presence of the existing
commercial uses and the nature of the proposal’s shared ingress, egress, and parking amenities
justifies the classification of the subject project as a mixed-use development. This interpretation
has consistently been applied by City staff and the Planning Commission on a number of projects
in the recent past. State Density Bonus Law further authorizes the applicant to have the project be
treated as mixed-use through application of a concession.6
As addressed above, a residential project located within a commercial shopping center has
historically been categorized as a mixed-use project. AGMC §16.56.060(e) is inapplicable to a
mixed-use project like the one proposed because parking required for residential use in mixed-use
projects does not have to be covered (See Table “Off-Street Parking Requirements”, Residential
Uses Note). However, even if this were deemed a residential project through an interpretation of
AGMC §16.04.070 that is inconsistent with past practice of the City, uncovered parking is
nevertheless justified. As a Density Bonus Law project, the housing development may provide
onsite parking through tandem or uncovered parking. (Gov. Code § 65915(p)(4).) State law
overrides the development standard that appellant identifies. Density Bonus Law also permits a
4https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65915&lawCode=GO
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5 Gov. Code § 65915(k)(2).
6 Gov. Code § 65915(k)(2)
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concession to evaluate the project based on mixed-use standards.7 Finally, the applicant could
seek to modify its parking concession further and seek an additional reduction of spaces, which
could make the uncovered parking spaces argument by appellant moot.
Sub-assertion (c): Binding Easements Limit Applicant's Ability to Deliver Parking. The proposed
Project site remains burdened by:
i. A 2000 Reciprocal Access and Easement Agreement (as amended in 2008), granting non-
exclusive parking and access rights to Curl Fitness/Poma Fitness Holdings (flea Kennedy Club
Fitness) patrons, employees, and invitees, with requirements for replacement spaces if
development reduces availability. (See Exhibits A and B.)
ii. A separate easement/settlement agreement granting Best Western Casa Grande Inn primary
parking rights to approximately 18 spaces on portions of the site, including signage, towing
provisions, and priority over others (originating from a 2015 settlement resolving prior litigation).
(See Exhibit C.) There is no first right of refusal for the Applicant, as falsely claimed during the
Planning Commission meeting. (See, 1/20/2026 Meeting Video, 1:22:20-25, pub-
arroyogrande.escribemeetings.com.) Other misrepresentations regarding the 18 parking
spaces were also made during the meeting, which were contradicted by public comments (e.g.,
a chain installed by the hotel blocks the existing drive aisle and the hotel has never used the
parking spaces, both of which were refuted). (See, 1/20/2026 Meeting Video, 1:21, 2:08, 2:29.)
These 18 spaces cannot reliably count toward the Project's requirement, as hotel guests have
primary rights and can demand vehicles be moved within one hour, effectively reducing
enforceable residential parking to approximately 80 spaces. These encumbrances were not
extinguished by prior lot line adjustments and bind the Project site. Approval without
conditioning release, amendment, or resolution of these easements constitutes an abuse of
discretion and violates AGMC requirements for adequate parking.
City Response: The appellants assert that the applicant’s existing encumbrances limit their
ability to provide the required parking. First, the City is not a party to any private parking
agreements, and, therefore, is not legally obligated to enforce any that exist. Those easements
generally describe reciprocal parking easements, allowing shared parking on the project site.
Second, by dedicating at least 15% of base density units for very low-income households, or
twenty-four percent (24%) of the base density units for low-income households, the project
qualifies for up to three concessions. (Gov. Code, § 65915(d)(2)(C). The applicant may request
a parking concession to reduce the total number of required spaces, and still be found in
compliance with the City’s minimum parking requirements for this project.
Moreover, per AGMC § 16.56.050, common parking facilities may be provided in lieu of
individual requirements for individual uses and the parking facilities are located within five
hundred (500) feet of the associated use. The appellant has presented a number of reciprocal
parking easement agreements, which demonstrate compliance with provision of individual
parking as common parking facilities, as authorized by AGMC § 16.56.050. The applicant’s own
submitted materials demonstrate the project’s consistency with the parking requirements, with
the application of the concession. It does not constitute an abuse of discretion for the City to
7 Gov. Code § 65915(k)(2).
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approve the project “without conditioning release, amendment, or resolution” of the easements
discussed in the appeal. Instead, as an HAA project, the City may not disapprove or condition
the project at a lower density absent a “specific, adverse impact upon public health or safety . .
. based on objective, identified written public health or safety standards, policies or conditions
as they existed on the date the application was deemed complete.” (Gov. Code § 65589.5) The
City does not have, and did not identify at the time the application was deemed complete, any
standards, policies, or conditions requiring modification to existing private property agreements
in order to approve a project.
Sub-assertion (d): Historical Parking Shortages and Citv-Acknowledged Issues. City-required
parking monitoring reports (Orosz Engineering Group) dating back to 2004 documented chronic
shortages, high occupancy (areas perceived full at 85-95%, with peaks up to 93% and certain areas
reaching 100%), misuse, and management challenges under lower-demand commercial/medical
uses. (See Exhibits D and E.) A 2015 Planning Commission memorandum for a prior lower-impact
senior project on the Project site (requiring only 59 spaces) also acknowledged these historical
issues, easements, and constraints. (See Exhibit F.) Adding 92 higher-occupancy residential units
will exacerbate displacement and spillover, rendering even reduced ratios insufficient as a practical
matter.
City Response: The appeal states that the City has acknowledged parking issues at this shared
use site through historical entitlement reviews of the subject property. While the City has previously
analyzed parking impacts in this location, that analysis was prepared for different applications not
before the City now. State law requires that cities make findings to approve or disapprove projects
based upon the facts of the application being reviewed. Even City “acknowledgement” of parking
“issues” at and near the site does not meet the standard for specific, adverse impacts as defined
above in the Government Code.
Moreover, the appellant’s arguments fail to apply the appropriate standard to Council’s review and
omit key conclusions of the report. The appellant relies on a 2004 parking monitoring report
prepared by Orosz Engineering Group. Appellant merely asserts there have been “historical
issues” previously reviewed by the City, and concludes the “reduced [parking] ratios are
insufficient.” However, the same Orosz Engineering Group report appellant relies on concluded,
“The data indicated that the site overall has adequate parking available to tenants, patients and
patrons.” (Appeal, Exhibit E, p. 91 of 366). The report further discusses that the “management
issues” can be resolved by encouraging “employees to utilize parking” in another area. (See id.)
Thus, the appellant does not present evidence that supports denial of the project based upon the
general parking assertions identified in the appeal.
Assertion 2: Improper Application of Statutory CEQA Exemption (Pub. Res. Code 21080.66).
Despite the City Attorney's statements to the contrary, the proposed Project does not qualify for
the AB 130 statutory exemption because it fails multiple eligibility criteria and triggers exclusions
(see generally, Exhibits G and H):
City Response: Attachment 5 provides a thorough analysis of the findings required in order to
utilize the statutory exemption provided by AB 130 (Pub. Res. Code §21080.66). Staff has made
each of the findings affirmatively and contends that the statutory CEQA exemption does apply
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to this project.
Sub-assertion (a): Sensitive Site/Riparian Habitat Exclusion. The proposed Project site
abuts Meadow Creek along its entire eastern boundary. Similar exemptions (e.g., SB 35)
explicitly exclude projects on sites with wetlands or riparian habitat. The Project's "nesting"
design near the creekbed risks erosion, habitat disturbance, and non-compliance with Fish
& Game Code § 1602 (streambed alteration). Staff findings ignore this exclusion and fail to
demonstrate no significant environmental effects.
City Response: Public Resources Code section 21080.66 does not preclude the City from
relying on this statutory exemption because it abuts Meadow Creek. Instead, Public
Resources Code section 21080.66 permits the use of this exemption only if it meets certain
criteria, including that the Project site not be located on wetlands, as defined in the United
States Fish and Wildlife Service Manual. (Pub. Resources Code, § 21080.66(a)(6). Here,
Exhibit 1 to Attachment 5 contains a letter written by the project’s biologist stating that no
wetlands, as defined by the US Fish and Wildlife Service, exist on the project site. Further,
the presence of riparian habitat alone on the site does not preclude the City’s reliance on
this statutory exemption, as it is not one of the identified criteria under Public Resources
Code section 21080.66. As identified in the June 27, 2026, Creekside Junction Project
Existing Conditions Biological Resources Assessment and Updated Meadow Creek Waters
of the U.S./State Jurisdictional Limits Determination, the Project site is mainly paved and
dirt parking lots, with a constructed basin and berm along Meadow Creek supporting upland
non-native annual grassland, ruderal areas with patches of coyote brush, and a small stand
of coast live oaks and willows on the southeast corner of the site. (Attachment 5, Exhibit 2
) This cluster of coast live oaks and arroyo willow trees above the top of Meadow Creek
bank are in uplands, and not associated with a riparian context. (Id., p. 2.) The project would
have no impact on any wetland or riparian habitat. (Id., p. 4.) As for the appellant’s claims
that the Project design will risk erosion and non-compliance with Fish & Game Code section
1602, the Project Condition of Approval 76 requires the applicant to submit improvement
plans, including erosion control, and be approved by the Public Works Department and/or
Community Development Department. Further, AGMC 13.24.120 requires the applicant to
implement erosion and sediment control measures prior to, during, and after construction.
The applicant will be required to obtain approval of a Stormwater Pollution Prevention Plan
(SWPPP) from the Central Coast Regional Water Quality Control Board (CCRWQCB). City
staff will review the SWPPP to ensure that the plan is consistent with City requirements
prior to approval of the development and construction plans. Therefore, the project satisfies
the requirements in AB 130 and Public Resources Code section 21080.66.
Sub-assertion (b): Surrounding Urban Uses Criterion Not Met. Less than 75% of the site
perimeter adjoins urban uses; the eastern boundary is open space/creek, reducing
effective urban adjacency below the threshold.
City Response: Public Resources Code section 21080.66(a)(3)(A)-(D) requires that the
Project site meet any of the following criteria: (1) previously developed with an urban use,
(2) at least 75 percent of the site perimeter adjoins parcels developed with urban uses, (3)
at least 75 percent of the area within a one-quarter mile radius of the site is developed with
urban uses, or (4) for sites with four sides, at least three out of four sides are developed with
urban uses and at least two-thirds of the perimeter of the site adjoins parcels that are
developed with urban uses. As stated in Attachment 5, criterion 3, approximately 77% of the
area within a one-quarter mile radius of the project site is developed with urban uses.
RESOLUTION NO. 2026-020
PAGE 12
California Public Resource Code Section 210728 defines urban uses as any residential,
commercial, public institutional, transit/transportation passenger facility, or retail use, or a
combination thereof. Therefore, the surrounding urban uses criterion is met.
Sub-assertion (c): Inconsistency. with Zoning and General Plan. The proposed Project
site is currently commercial-only with no existing residential component and is encumbered
by easements restricting residential uses. Premature classification as "mixed-use" (Office
Mixed Use district) creates circular reasoning. (See, AGMC § 16.04.070.) The Project
relies on post-approval mixed-use status to qualify for density incentives and exemptions,
without resolving legal barriers. This violates requirements for consistency with applicable
plans and standards.
City Response: As articulated through, State law clearly exempts any inconsistency with
General Plan or Zoning standards that are due to the application of density bonus
concessions or waivers. (Gov. Code, § 65915(j)(1); Gov. Code § 65589.5(j)(3).) Further,
contrary to appellant’s reasoning, Public Resources Code section 21080.66(a)(4)(C) states
that “approval of a density bonus, incentives or concessions, waivers or reductions of
development standards, and reduced parking ratios pursuant to Section 65915 of the
Government Code shall not be grounds for determining that the project is inconsistent with
the applicable general plan, zoning ordinance, or local coastal program.” Additionally, no
evidence in the record indicates that approving the project, as conditioned, would have an
unmitigable specific, adverse impact on public health and safety.
Sub-assertion (d): Failure to Meet Other Performance Standards. Required tribal
consultation, Phase I assessment completeness, and air quality measures all are
inadequately documented or unverified in the record.
Statutory exemptions require strict compliance; substantial evidence does not support the
findings in Attachment 3 (AB 130 Findings). (Exhibit H.) Furthermore, contrary to any
assertions by legal counsel during the January 20, 2026, Planning Commission meeting
that AB 130 precludes further investigation into project eligibility (see 1/20/2026 Meeting
Video, 3:02:293:03:37, pub-arroyogrande.escribemeetings.com), the statute mandates
that the lead agency verify strict compliance with all objective criteria, including zoning
consistency, absence of legal restrictions (e.g., easements), and environmental
protections. AB 130's intent is to streamline approvals for qualifying projects, not to bypass
factual verification or allow approvals without substantial evidence supporting exemption
findings (Pub. Res: Code § 21080.66; see also, Gov't Code § 65589.5 for related housing
accountability). The Commission's failure to investigate parking encumbrances and other
issues constitutes an abuse of discretion under CEQA review standards (Pub. Res. Code
§ 21168.5), rendering the exemption invalid.
City Response: The City’s tribal consultation efforts regarding the project are included in
Attachment 5. Eight separate tribal representatives were notified of the project. One tribe
requested consultation, and consultation resulted in the addition of Condition of Approval
8https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PRC§ionNum=2107
2
RESOLUTION NO. 2026-020
PAGE 13
Number 143 to the Planning Commission Resolution. This is in addition to Condition of
Approval Numbers 136-142 that are required by AB 130. Tribal consultation for the project
concluded consistent with applicable State law on January 2, 2026. As required under
Public Resources Code section 21080.66, a Phase 1 ESA has already been provided to
the City and as such, this Project satisfies Public Resources Code section
21080.66(c)(1)(A).
Assertion 3. Violation of Creek Setback and Riparian Protection Standards. The Project
encroaches too closely on Meadow Creek, violating General Plan Element C/OS2-1.3 (25-50-foot
setback where feasible) and AGMC § 16.44.050 (50-foot enforceable setback). The proposed 32-
foot setback is insufficient and no variance was requested nor granted. The split-level design places
taller portions nearest the creek, increasing erosion, flooding, and habitat risks without adequate
mitigation, permits, or impermeable surface restrictions (per Arroyo Grande Creek Watershed
Creek Care Guide).
City Response: The 32’ creek setback proposed by the applicant for the project has already been
deemed consistent with AGMC § 16.44.050. The HAA provides that if a city does not notify an
applicant of an inconsistency with an applicable development standard before the application is
deemed complete, the project is deemed consistent with unidentified standards, as a matter of law.
(Gov. Code § 65589.5(j)(2)(A)–(B).) This standard was not identified by staff as an inconsistency
at the time the application was deemed complete because prior approvals located along Meadow
Creek have been approved with a 32’ setback or a substantially similar setback.
Furthermore, the 32’ creek setback is consistent with General Plan policy C/OS2-1.3: “Where
feasible, maintain a development setback of 25 – 50 feet from the top of stream bank or edge of
riparian habitat depending on slope, habitat and floodplain characteristics. Locate development
outside the setback.” (Agriculture, Conservation and Open Space Element (2007), Arroyo Grande
General Plan) Under the HAA, a project is deemed consistent with zoning standards when there is
an inconsistency between the zoning code standard and the General Plan standard. (Gov. Code §
65589.5(j)(4)) As a 32’ setback is consistent with the applicable General Plan standard of a setback
of 25-50 feet.
By way of additional background, as discussed in a March 24, 2015, staff report to City Council for
a previous project at this property, a creek variance setback had previously been approved at 35’
for this site, and staff had previously recommended a variance for the setback at 32’. (Appeal, Ex.
F, p. 104 of 366) Staff had previously analyzed that application of the 50’ creek setback standard
would “reduce the buildable lot width significantly.” (Id. at p. 113 of 366) That staff report identified
that there would be apparent benefits to the creek habitat, where development would “enhance the
health and function of the riparian area” by removing invasive species and providing revegetation
benefits. (Id.) While application of the creek setback standard is now precluded by state law, if the
applicant were to request a density bonus waiver under Gov. Code § 65915(e), the applicant would
be entitled to an 18’ deviation from the setback requirement to avoid physical preclusion of the
project.
Thus, the proposed 32’ foot creek setback is deemed consistent with the City’s development
standard by two separate provisions of state law, and the applicant would be entitled to a waiver
from the standard because strict application would preclude the applicant from building at the
proposed density.
RESOLUTION NO. 2026-020
PAGE 14
Assertion 4. Inadequate Traffic and Circulation Analysis. Shared parking agreements and
historical shortages will cause spillover onto adjacent streets and plazas. Mitigation measures (e.g.,
shared spaces with Best Western hotel and/or Hope Church) are insufficient under SB 743 VMT
standards and the City's Circulation Element, especially given higher residential trip generation. In
addition, in preparation of the hearing, both the hotel and the church pastor have confirmed they
have no agreement with the Applicant and do not intend to enter into any such agreements.
City Response: In compliance with Senate Bill 743, the City has adopted a Transportation Impact
Study Guidelines9, which are based on a Vehicle Miles Traveled (VMT) metric rather than the
traditional Level of Service (LOS). Based on the City’s VMT screening criteria, the project is not
screened out and was required to complete a VMT analysis. Residential projects that conduct a
VMT analysis shall calculate the project VMT per capita using the San Luis Obispo Council of
Governments (SLOCOG) travel demand model and compare the results to regional VMT with and
without the project’s modeled impacts. As shown in the analysis (Attachment 6), the existing home-
based VMT for Arroyo Grande is 20.2 VMT per capita, while the project is expected to result in
12.29 VMT per capita. Per the City’s guidelines, this is more than fifteen percent (15%) below
existing VMT and thus, the project would not have a potentially significant impact on VMT.
Therefore, the project is consistent with the City’s requirements for evaluating potential traffic and
circulation impacts.
Assertion 5. The Project Does Not Qualify for Preferential Treatment. As discussed herein, the
Project fails to comply with applicable zoning, development standards, state housing laws, and
CEQA exemption criteria. As such, the Project does not qualify for the preferential treatment under
Government Code § 65589.5 as asserted by the January 20, 2026, Memorandum or the Planning
Commission. Additional arguments related to lack of qualifications will be provided prior to and at
the hearing.
City Response: This project meets the definition of a housing development project in the HAA.
(Gov. Code § 65589.5(h)(2).) Staff has evaluated the project and determined that it complies with
the City’s objective standards. State law exempts any inconsistency as a result of density bonus
concessions or waivers. (Gov. Code § 65589.5(j)(3).) Additionally, no evidence in the record
indicates that approving the project, as conditioned, would have an unmitigable specific, adverse
impact on public health and safety. The project’s required review under applicable State law does
not constitute preferential treatment.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of Arroyo
Grande hereby denies Appeal Case 26-001 and upholds the Planning Commission’s approval of
Conditional Use Permit 25-001, with the above findings and subject to the conditions as set forth in
Exhibit "A", attached hereto and incorporated herein by this reference.
RESOLUTION NO. 2026-020
PAGE 15
On motion by Council Member Guthrie, seconded by Council Member Maraviglia, and by the
following roll call vote, to wit:
AYES: Council Members Guthrie, Maraviglia, and Secrest
NOES: Council Member Loe
ABSENT: Mayor Ray Russom
the foregoing Resolution was adopted this 14th day of April, 2026.
1LIA,MYORPRO TEM
ATTEST:
JESSICA MATSON, CITY CLERK
APPROVED AS TO CONTENT:
MATTHEW DOWNING, CITY MANAGER
APPROVED AS TO FORM:
ISAAC ROSEN, CITY ATTORNEY
RESOLUTION NO. 2026-020
PAGE 16
RESOLUTION NO. 2026-020
PAGE 17
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 25-001
APPEAL CASE 26-001
1271 AND 1281 JAMES WAY
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. 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 April 14, 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 City
Council at the meeting of April 14, 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.
8. A copy of these conditions shall be incorporated into all construction documents.
RESOLUTION NO. 2026-020
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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 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
RESOLUTION NO. 2026-020
PAGE 19
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
(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.
20. The applicant shall provide the City with a phase I environmental assessment, as defined in
Section 78090 of the Health and Safety Code.
a. If a recognized environmental condition is found, the applicant shall complete a
preliminary endangerment assessment, as defined in Section 78095 of the Health
and Safety Code, prepared by an environmental assessor to determine the
existence of any release of a hazardous substance on the site and to determine the
potential for exposure of future occupants to significant health hazards from any
nearby property or activity.
b. If a release of a hazardous substance is found to exist on the site, the release shall
be removed or any effects of the release shall be mitigated to levels required by
current federal and statutory and regulatory standards before the local government
issues a certificate of occupancy.
c. If a potential for exposure to significant hazards from surrounding properties or
activities is found to exist, the effects of the potential exposure shall be mitigated to
levels required by current federal and state statutory and regulatory standards
before the City issues a certificate of occupancy
21. 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
RESOLUTION NO. 2026-020
PAGE 20
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.
22. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the
International Society of Arboriculture (ISA) Pruning Standards.
23. 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.
24. All new electrical panel boxes shall be installed inside the building(s).
25. 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.
26. 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.
27. 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.
28. 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.
29. 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.
30. The developer shall reimburse the City for all costs associated with outside plan checks
performed at either the developer’s or City’s request.
RESOLUTION NO. 2026-020
PAGE 21
31. The developer shall sweep streets in compliance with Standard Specifications Section 13 -
4.03F.
32. For work requiring engineering inspections, working hours shall comply with Standard
Specification Section 5-1.01.
33. 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.
34. 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.
35. All residential units shall be designed to mitigate impacts from non-residential project noise,
in compliance with the City’s noise regulations.
36. 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.
37. 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.
38. Submit an electronic PDF file of approved improvement plans for inspection purposes during
construction.
39. Preserve existing survey monuments and vertical control benchmarks in compliance with
Standard Specifications Section 5-1.26A.
40. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City
Engineer.
41. 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
BUILDING CODES
42. The project shall comply with the most recent editions of the California Building Standards
Code, as adopted by the City of Arroyo Grande.
RESOLUTION NO. 2026-020
PAGE 22
FIRE LANES
43. Prior to occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of
the California Vehicle Code.
44. All fire lanes must be posted and enforced, per Police Department and Fire Department
guidelines.
45. 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
46. Project shall have a fire flow in accordance with the California Fire Code.
47. Fire hydrants shall be installed, per Fire Department and Public Works Department standards
and per the California Fire Code.
SECURITY KEY BOX
48. 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
49. All buildings must be fully sprinklered per Building and Fire Department guidelines and per
the California Fire Code.
50. An approved NFPA13 fire sprinkler system is required for all buildings.
51. 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.
52. 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 of the
system.
53. 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
RESOLUTION NO. 2026-020
PAGE 23
54. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted by the
City of Arroyo Grande.
55. 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.
56. 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.
57. Pedestrian gates with approved exit hardware shall be required adjacent to any gate that
crosses vehicular paths.
58. 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.
59. 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.
60. Fire access roads shall be kept clear at all times.
FIRE ALARMS
61. 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
62. An approved turnaround is required on any access road that exceeds 150 feet CFC D103.3.
63. Aerial fire apparatus access roads shall have an unobstructed width of not less than 26 feet
RESOLUTION NO. 2026-020
PAGE 24
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.
64. Addressing including unit numbers shall be highly visible and illuminated in low light. A
map of the complex near the entry is required.
65. 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 w ith all
vegetation management best practices to decrease the risk of wildfire and in accordance
with CFC Chapter 47.
66. A vegetation management plan for management of the riparian and wildland areas shall be
prepared by a licensed arborist, landscape architect, or registered forester.
67. The project location is in a high fire hazard zone and therefore shall comply with Chapter
7A CBC and WUI code construction.
68. 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.
69. 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.
70. Wet standpipes are required in all stairwells.
71. Stairwells shall go through the roof where required by Five Cities Fire Authority.
72. Any building providing an elevator shall have at least one elevator with the capacity to 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.
73. 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
74. The applicant shall show proof of properly abandoning all non-conforming items such as
septic tanks, wells, underground piping, and other undesirable conditions.
RESOLUTION NO. 2026-020
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ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD,
STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL
STORMWATER CONTROL FACILITIES MAINTENANCE
75. 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
76. 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.
77. 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
RESOLUTION NO. 2026-020
PAGE 26
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
n. Conditions of Approval and Mitigation Measures
o. Engineers estimate for construction cost based on County of San Luis Obispo unit
cost.
78. Submit all retaining wall calculations for review and approval by the Community Development
Director including any referenced geotechnical report.
79. Prior to approval of an improvement plan the applicant shall enter into an agreement with the
City for inspection of the required improvements.
80. Applicant shall fund outsourced plan and map check services, as required.
81. 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.
82. The applicant shall be responsible for obtaining an encroachment permit for all work within a
public right-of-way or within public easements.
83. 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.
CURB, GUTTER, AND SIDEWALK
84. Install new concrete curb, gutter, and sidewalk as directed by the Community Development
Director and Public Works Director.
85. 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 corners at the intersection of
James Way and Oak Park Boulevard.
86. 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
87. 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
RESOLUTION NO. 2026-020
PAGE 27
DEDICATIONS, EASEMENTS AND AGREEMENTS
88. 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.
89. 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.
90. 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.
91. 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.
92. Prior to issuance of a building permit, the applicant shall record a new non-exclusive
pedestrian trail easement. The easement instrument shall be to the satisfaction of the City
Attorney.
93. 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.
94. Signs shall be posted prohibiting the use of herbicides or other toxic substances potentially
harmful to creek habitat.
95. Fencing shall be installed along the pedestrian path that does not prohibit migration of fauna
between the path and the riparian area.
96. 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
RESOLUTION NO. 2026-020
PAGE 28
scenario, the density bonus agreement must be recorded prior to the issuance of a building
permit.
GRADING AND DRAINAGE
97. 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.
98. All grading shall be performed in accordance with the City Grading Ordinance and Standard
Specifications and Engineering Standards.
99. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section
5.1.2.
100. 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.
101. The applicant shall dedicate a pedestrian access easement for the ADA sidewalk extension
if constructed on private property outside of the right of way.
102. Infiltration basins shall be designed based on soil percolation tests. Infiltration test shall
include adequate borings depth and frequency to support design recommendations.
WATER
103. Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works
Director must grant permission to dead end water mains.
104. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the
structures and/or landscape irrigation.
105. 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.
106. 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.
107. Each parcel shall have separate water meters.
108. 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.
RESOLUTION NO. 2026-020
PAGE 29
109. Lots using fire sprinklers shall have individual service connections.
110. Existing water services to be abandoned shall be abandoned in compliance with Engineering
Standard 6050.
SEWER
111. All sewer laterals shall comply with Engineering Standard 6810.
112. Existing sewer laterals to be abandoned shall be abandoned in compliance with Engineering
Standard 6050.
113. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the
appropriate use, minimum 4”.
114. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed
in accordance with Standard Specifications and Engineering Standards.
115. Obtain approval from the South San Luis Obispo County Sanitation District for the
development’s impact to District facilities prior to permit issuance.
116. Obtain approval from the South San Luis Obispo County Sanitation District prior to relocation
of any District facilities.
117. 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
118. 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.
119. Prior to approving any building permit within the project for occupancy, all conditions of
approval for project shall be satisfied.
120. 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.
121. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
122. Upon execution of PG&E contract, submit contract to the City. Include approved PG&E
schematics in the project plan set.
RESOLUTION NO. 2026-020
PAGE 30
TREE PRESERVATION/TREE REMOVAL PLAN
123. 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.
124. 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.
125. 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.
126. 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.
127. 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.
128. 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
129. Prior to issuance of building permit, the applicant shall submit an exterior lighting plan for
Police Department approval.
130. 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.
131. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary alarm
system per Police Department guidelines.
RESOLUTION NO. 2026-020
PAGE 31
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
132. 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)
133. 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 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.
RESOLUTION NO. 2026-020
PAGE 32
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.
l. 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 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
134. 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
135. 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.
136. 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)
RESOLUTION NO. 2026-020
PAGE 33
137. 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
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.
138. 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.
139. 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.
140. 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.
141. 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.
142. 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.
143. 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.
144. 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.
RESOLUTION NO. 2026-020
PAGE 34
c. The monitor may observe grading and grubbing by following the construction
equipment as it removes soil or vegetation or both, walking safely accessible 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 un til
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.
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PD 1.2
PD 1.3
PD 1.4
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D-2.5
D-2.6
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D-2.8
D-2.9
AG 2.2
I Last Updated September 2018
AGRICULTURE
AGRICULTURE PRESERVE
RESIDENTIAL ESTATE
RESIDENTIAL HILLSIDE
RESIDENTIAL RURAL
RESIDENTIAL SUBURBAN
SINGLE FAMILY
VILLAGE RESIDENTIAL
MULTI-FAMILY
MULTI-FAMILY APARTMENT
MOBILE HOME PARK
MULTI-FAMILY VERY HIGH DENSITY
PLANNED DEVELOPMENT
GATEWAY MIXED-USE
FAIR OAKS MIXED-USE
HIGHWAY MIXED-USE
VILLAGE MIXED USE
VILLAGE CORE DOWNTOWN
TRAFFIC WAY MIXED-USE
INDUSTRIAL MIXED-USE
OFFICE MIXED-USE
REGIONAL COMMERCIAL
PUBLIC FACILITY
DESIGN OVERLAY
PLANNED DEVELOPMENT
SPECIFIC PLAN
PUBLIC FACILITY
Berry Gardens
D-2.4D-2.4
1 in = 800 ft
ZONING CATEGORIES ZONING OVERLAYS CREEKSIDE JUNCTION 0068-07-RS23
17 MARCH 2026 T1TITLE SHEET
CREEKSIDE JUNCTION
PERSPECTIVE VIEW - LOBBY ENTRY
PROJECT DIRECTORY
OWNER:SHEPPEL ARROYO GRANDE, LLC
C/O RUSSELL M. SHEPPEL
1202 SHORELINE DRIVE
SANTA BARBARA, CA 93109
EMAIL: RSHEPPEL@GMAIL.COM
PROJECT ADDRESS:1271 AND 1281 JAMES WAY
ARROYO GRANDE, CA 93420
APN:007-771-080 AND 007-771-081
ARCHITECT:RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: DARIN CABRAL
PHONE: (805)-543-1794
EMAIL: DJCABRAL@RRMDESIGN.COM
CIVIL ENGINEER:COAST ENGINEERING & DESIGN
785 HIGH STREET
SAN LUIS OBISPO, CA 93401
CONTACT: LYDIA LYNCH
PHONE: (805)242-6365
EMAIL: LYDIA@COAST-INC.COM
LANDSCAPE ARCHITECT:FIRMA CONSULTANTS, INC
187 TANK FARM ROAD, SUITE 230
SAN LUIS OBISPO, CA 93401
CONTACT: LINDSAY CORSIA
PHONE: (805)781-9800
EMAIL: LINDSAY@FIRMACONSULTANTS.
COM
PROJECT DESCRIPTION
THE PROPOSED PROJECT CONSISTS OF UP TO 92 RESIDENTIAL UNITS
BUILT ON TWO VACANT LOTS TOTALING 1.81 ACRES COMBINED. THESE
UNITS ARE PROVIDED IN TWO BUILDINGS, BUILDING A AND BUILDING
B. BUILDING A IS THE LARGER OF THE BUILDINGS AND WILL INCLUDE
AN ELEVATOR. BOTH BUILDINGS WILL BE FOUR STORIES IN A SPLIT-LEVEL
PAD CONCEPT. TO ACHIEVE THE PROPOSED 92 UNITS, AND BASED
ON THE CURRENT ZONING OF THE PARCEL, THE PROJECT IS
REQUESTING A 50% DENSITY BONUS. APPLICANT IS REQUESTING THREE
(3) CONCESSIONS: REMOVAL OF THE MAXIMUM BUILDING HEIGHT
REQUIREMENTS, REDUCTION OF REQUIRED NUMBER OF PARKING
SPACES, AND REMOVAL OF REQUIRED PARKING AREA LANDSCAPING.
THIS PROJECT IS PROPOSING A PUBLIC SEWER EASEMENT VACATION,
PUBLIC PEDESTRIAN PATH VACATION, A PORTION OF THE PUBLIC
WATER EASEMENT VACATION AND A PORTION OF THE PUBLIC WATER
MAIN ADANDONEMENT,
PROPERTY LEGAL DESCRIPTION
PARCEL 1 AND PARCEL 2 AS SHOWN ON EXHIBIT “B” OF CERTIFICATE
OF COMPLIANCE TO LOT LINE ADJUSTMENT CASE 16-001, CITY OF
ARROYO GRANDE, COUNTY OF SAN LUIS OBISPO PER INST. NO. 2019-
029358 OF OFFICIAL RECORDS OF SAID COUNTY
SHEET INDEX
T1 TITLE SHEET
A2 EXISTING SITE SURVEY
A3 PROPOSED SITE PLAN
A4 LEVEL 1 AND 2 - BASEMENT FLOOR PLANS
A5 LEVEL 3 - SECOND FLOOR BLDG A & GROUND FLOOR BLDG B
A6 LEVEL 4 - THIRD FLOOR BLDG A & SECOND FLOOR BLDG B
A7 LEVEL 5 - ROOF BLDG A & THIRD FLOOR BLDG B
A8 LEVEL 6 - ROOF PLAN
A9 ENLARGED UNIT PLANS
A10 ENLARGED UNIT PLANS
A11 ELEVATIONS
A12 SITE SECTIONS
A13 ENLARGED SITE SECTIONS
A14 BIRD’S EYE PHOTO MATCH
A15 VIEW ANALYSIS PHOTO MATCH PERSPECTIVES FROM JAMES WAY
A16 COLOR AND MATERIALS
A17 DETAIL VIGNETTES
A18 TRASH ENCLOSURE
C0 TITLE SHEET
C1 PRELIMINARY GRADING AND DRAINAGE PLAN
C2 PRELIMINARY UTILITY PLAN
C3 PRELIMINARY SITE SECTIONS
C4 BOUNDARY AND PUBLIC EASEMENTS
L1 SCHEMATIC LANDSCAPE PLAN
PROJECT STATISTICS
ZONING OFFICE MIXED USE
PARCEL SIZE:1.81 ACRES (78,892 SF)
DENSITY:25 DENSITY UNIT/ACRE
BUILDING A GROSS AREA 77,269 SF
BASEMENT 13,921 SF
GROUND FLOOR 21,116 SF
SECOND FLOOR 21,116 SF
THIRD FLOOR 21,116 SF
BUILDING B GROSS AREA 25,090 SF
BASEMENT 4,429 SF
GROUND FLOOR 6,887 SF
SECOND FLOOR 6,887 SF
THIRD FLOOR 6,887 SF
MAX LOT COVERAGE:70% (55,224 SF)
PROPOSED COVERAGE:35.5% (GROUND FLOOR/PARCEL SIZE)
MAX. F.A.R.1.0 (78,892 SF)
PROPOSED F.A.R.1.30 (BUILDING GROSS/ PARCEL SIZE)
DISTURBED AREA:+/- 76,600 SF
PERVIOUS PAVERS +/- 7,900 SF
NEW/REPLACEMENT IMPER-
VIOUS SURFACE (BLDG, AC
PAVING & CONCRETE)
+/- 56,500 SF
LANDSCAPE AREA:+/- 12,200 SF (15.5%)
MAX. ALLOWED HEIGHT:35 FT.
MAX. PROPOSED HEIGHT:45 FT.
YARD SETBACKS REQUIRED PROPOSED
FRONT 0-10
SIDE 0-5
REAR 0-15
VICINITY MAP
ZONING MAP PARKING
AUTO
PARKING
CALCULATION SPACE
COUNT
PARKING
REQUIRED:
TOTAL REQUIRED FOR
PROPOSED PROJECT
99 SPACES
RESIDENTIAL SPACE PER UNIT TYPE
20 STUDIOS (1 EA)
58 1BEDS (1 EA)
14 2BEDS (1.5 EA)
20+58+21
PARKING
PROVIDED
GARAGE SPACES UNDER BUILDING
31 SPACES
31 SPACES
EV PARKING
AUTO
PARKING
CALCULATION SPACE
COUNT
MINIMUM
PARKING
REQUIRED:
1 SPACE PER UNIT 99 SPACES
EV CAPABLE 10% OF PARKING 10
EV READY 25% OF PARKING 25
EV CHARGES 5% OF PARKING 5
40
DENSITY/UNIT COUNT
DENSITY 25/ACRE COUNT
PROPOSED:
UNIT MIX STUDIOS 20
1 BEDROOMS 58
2 BEDROOMS 14
TOTAL DWELLING UNITS 92
PROPOSED DENSITY STUDIOS = .5 DU EACH 10 DU
1 BED = .75 DU EACH 43.5 DU
2 BED = 1 DU EACH 14 DU
TOTAL DENSITY UNITS 67.5 DU
ALLOWED DENSITY 1.81AC * 25 DU/AC= 45.25 DU
AFFORDABLE DENSITY BONUS 50% = 1.5 * 45.5 = 67.875 DU
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D-2.13
D-2.20
PD 1.1
PD 1.2
PD 1.3
PD 1.4
PD 1.5
D-2.11
D-2.1
D-2.10
D-2.5
D-2.6
D-2.7
D-2.8
D-2.9
AG 2.2
I Last Updated September 2018
AGRICULTURE
AGRICULTURE PRESERVE
RESIDENTIAL ESTATE
RESIDENTIAL HILLSIDE
RESIDENTIAL RURAL
RESIDENTIAL SUBURBAN
SINGLE FAMILY
VILLAGE RESIDENTIAL
MULTI-FAMILY
MULTI-FAMILY APARTMENT
MOBILE HOME PARK
MULTI-FAMILY VERY HIGH DENSITY
PLANNED DEVELOPMENT
GATEWAY MIXED-USE
FAIR OAKS MIXED-USE
HIGHWAY MIXED-USE
VILLAGE MIXED USE
VILLAGE CORE DOWNTOWN
TRAFFIC WAY MIXED-USE
INDUSTRIAL MIXED-USE
OFFICE MIXED-USE
REGIONAL COMMERCIAL
PUBLIC FACILITY
DESIGN OVERLAY
PLANNED DEVELOPMENT
SPECIFIC PLAN
PUBLIC FACILITY
Berry Gardens
D-2.4D-2.4
1 in = 800 ft
ZONING CATEGORIES ZONING OVERLAYS
SITE
(;+H%H7 %
OPEN SPACE
EXISTING DRIVE ISLE
HOPE
CHURCH
BEST WESTERN
CASA GRANDE INN
20'0
SCALE: 1" = 20'-0"
10'20'40'60'
CREEKSIDE JUNCTION 0068-07-RS23
17 MARCH 2026 A2
0 2 4 8
1/4” = 1’-0” 24X36 SHEET
EXISTING SITE SURVEY
EXISTING
PARKING LOT
JA
M
E
S
W
A
Y
EXISTING CREEK
KENNEDY
CLUB
FITNESS
EXISTING ENTRY
EXISTING
PARKING LOT
EXISTING
PARKING LOT
PROPOSED
BUILDING A
MEDICAL OFFICES MEDICAL OFFICES
PROPOSED
PARKING
N. OAK PARK BLVD.
PROPOSED
BUILDING B
CREEKSIDE JUNCTION 0068-07-RS23
17 MARCH 2026 A3
0 8 16 32
1/16” = 1’-0” 24X36 SHEET
PROPOSED SITE PLAN
ENTRY PLAZA
BUILDING A
BUILDING B
ENTRY PLAZA
RAMP
SLOPE
TRASH
TRASH
LOBBY
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A4LEVEL 1 AND 2 - BASEMENT FLOOR PLANS
LOWEST BASEMENT FLOOR PLAN BUILDING A
1/8" = 1'-0" (24 X 36 SHEET)1
BASEMENT FLOOR PLAN BLDG B, GROUND LEVEL BUILDING A
1/8" = 1'-0" (24 X 36 SHEET)2
0 8 16 32
1/16” = 1’-0”24X36 SHEET
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A5LEVEL 3 - SECOND FLOOR BLDG A & GROUND FLOOR BLDG B
0 8 16 32
1/16” = 1’-0”24X36 SHEET
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A6LEVEL 4 - THIRD FLOOR BLDG A & SECOND FLOOR BLDG B
0 8 16 32
1/16” = 1’-0”24X36 SHEET
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A7LEVEL 5 - ROOF BLDG A & THIRD FLOOR BLDG B
0 8 16 32
1/16” = 1’-0”24X36 SHEET
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A8LEVEL 6 - ROOF PLAN
0 8 16 32
1/16” = 1’-0”24X36 SHEET
BEDROOM
KITCHEN
BATHROOM
LIVING
DECK
BEDROOM
KITCHEN
BATHROOM
LIVING
DECK
BEDROOM
KITCHEN
BATHROOM
LIVING
DECK
SCALE: 1/4" 1'-0"2 1-BEDROOM PLAN B
SCALE: 1/4" 1'-0"3 1-BEDROOM PLAN C
SCALE: 1/4" 1'-0"1 1-BEDROOM PLAN A - 712 SF - 752 SF - 712 SF
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A9
0 2 4 8
1/4” = 1’-0”24X36 SHEET
ENLARGED UNIT PLANS
0 2 4 8
1/4” = 1’-0”24X36 SHEET
BEDROOM
KITCHEN / DINING
BATHROOM
LIVING
DECK
BEDROOM
BATHROOM
BEDROOM
KITCHEN / DINING
BATHROOM
LIVING
DECK
BEDROOM
BATHROOM
STUDIO
KITCHEN / DINING
BATHROOM
LIVING
DECK
SCALE: 1/4" 1'-0"4 2-BEDROOM PLAN A
SCALE: 1/4" 1'-0"5 2-BEDROOM PLAN B
SCALE: 1/4" 1'-0"6 STUDIO PLAN - 603 SF- 1052 SF- 1097 SF
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A10
0 2 4 8
1/4” = 1’-0”24X36 SHEET
ENLARGED UNIT PLANS
0 2 4 8
1/4” = 1’-0”24X36 SHEET
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A11ELEVATIONS
WEST ELEVATION -WITHOUT BUILDING B
1/16" = 1'-0" (24 X 36 SHEET)2
NORTH ELEVATION
1/16" = 1'-0" (24 X 36 SHEET)3 SOUTH ELEVATION
1/16" = 1'-0" (24 X 36 SHEET)4
EAST ELEVATION
1/16" = 1'-0" (24 X 36 SHEET)5
WEST ELEVATION - WITH BUILDING B
1/16" = 1'-0" (24 X 36 SHEET)1
89’-6”
100’-0”
110’-6”
119’-6”
79’-0” FF
BASEMENT FLOOR FINISH
GROUND FLOOR FINISH
SECOND FLOOR FINISH
THIRD FLOOR FINISH
ROOF PLATE
126’-0” F.F.
T.O. BLDG B ROOF
BUILDING B
0 8 16 32
1/16” = 1’-0”24X36 SHEET
83’-6” F.F.
94’-0” F.F.
104’-6” F.F.
113’-6” F.F.
71’-6” FF
BASEMENT FLOOR FINISH
GROUND FLOOR FINISH
SECOND FLOOR FINISH
THIRD FLOOR FINISH
ROOF PLATE
120’-0” F.F.
T.O. BLDG A ROOF
BUILDING A
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A12
0 15 30 60
1” = 30’-0”24X36 SHEET
SITE SECTIONS
CROSS SECTION THROUGH BLDG A AND BLDG B LOOKING NORTH
1" = 30'-0" (24 X 36 SHEET)2
CROSS SECTION THROUGH BLDG A LOOKING SOUTH
1" = 30’-0" (24 X 36 SHEET)1
N OAK PARK BLVD
(N) BUILDING A
(N) BUILDING A
(N) PARKING (E) PARKING
KENNEDY CLUB
KENNEDY CLUB
BEYOND
MEDICAL OFFICE
MEDICAL OFFICE
BEYOND (N) BUILDING B
(N) BUILDING B BEYOND
CREEK
(E) TOWNHOMES
BEYOND
(E) TOWNHOMES
CREEK
N OAK PARK BLVD
(N) PARKING
71’-6”
71’-6”
83’-6”
83’-6”
120’-0”
120’-0”
126’-0”
126’-0”
BLDG A
BASEMENT F.F.
BLDG A
BASEMENT F.F.
BLDG B BASEMENT F.F.
BLDG B BASEMENT F.F.
T.O. BLDG A
T.O. BLDG A
T.O. BLDG B
T.O. BLDG B
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A13
MECH.
HALL
1 BED B
1 BED B
STUDIO
STUDIO
STUDIO
STUDIODECK
DECK DECK
DECK
DECK
MECH.
HALL
1 BED B
1 BED B
STUDIO
STUDIO
STUDIO
STUDIODECK
DECK DECK
DECK
DECK
(N) BUILDING B BEYOND
(N) BUILDING B BEYOND
0 8 16 32
1/16” = 1’-0”24X36 SHEET
ENLARGED SITE SECTIONS
CROSS SECTION 1 ENLARGED (RIGHT)
1/16" = 1'-0" (24 X 36 SHEET)4
CROSS SECTION 1 ENLARGED (LEFT)
1/16" = 1'-0" (24 X 36 SHEET)3
(E) TOWNHOMES
N OAK PARK BLVD
MEDICAL OFFICE
KENNEDY CLUB
CREEK
(N) BUILDING A
(N) BUILDING A
(N) PARKING
(N) PARKING (E) PARKING
(E) PARKING 83’-6” F.F.
94’-0” F.F.
104’-6” F.F.
113’-6” F.F.
71’-6” FF
BASEMENT FLOOR FINISH
GROUND FLOOR FINISH
SECOND FLOOR FINISH
THIRD FLOOR FINISH
ROOF PLATE
120’-0” F.F.
T.O. BLDG A ROOF
BUILDING A
89’-6”
100’-0”
110’-6”
119’-6”
79’-0” FF
BASEMENT FLOOR FINISH
GROUND FLOOR FINISH
SECOND FLOOR FINISH
THIRD FLOOR FINISH
ROOF PLATE
126’-0” F.F.
T.O. BLDG B ROOF
BUILDING B
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A14BIRD’S EYE PHOTO MATCH
BIRD’S EYE VIEW FROM SOUTHEAST CORNER
NTS1
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A15VIEW ANALYSIS PHOTO MATCH PERSPECTIVES FROM JAMES WAY
PROJECT ENTRY FROM JAMES WAY1
APPROACH FROM KENNEDY CLUB3APPROACH FROM BOTTOM OF JAMES WAY2
Image Location Image Location Image LocationImage Location Image Location Image Location
BOARD & BATTEN
FIBER CEMENT
SHERWIN WILLIAMS
MS WHITE SNOW SW 9541
STANDING SEAM METAL ROOF
CHARCOAL GREY
WINDOWS & DOORS
ANDERSON
BLACK FRAMES
RAILINGS
BLACK WOOD FASCIA
FIBER CEMENT
SW 7674 PEPPERCORN
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A16COLOR AND MATERIALS
A B C D E F G
EL DORADO STONE
SAN MARINO LIMESTONE
A
A
B
D
D
C
C
E
F
WOOD ACCENT
SEMI-TRANSPARENT STAIN
CEDAR - NATURALTONE
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 A17
0 2 4 8
1/4” = 1’-0”24X36 SHEET
DETAIL VIGNETTES
DESCRIPTION
DESCRIPTION
DESCRIPTION
DESCRIPTION
DESCRIPTION
LOBBY ENTRY - BUILDING A1
PROJECT ENTRY ON JAMES WAY2 ELEVATION OF BUILDING A FROM CREEK3
BROADSTONE VILLAGE PrOJECT nuMBEr
18 January 2023TRASH ENCLOSURE, TYPICAL L7
SEE L1 FOR LOCATION
CREEKSIDE JUNCTION 0068-07-rS23
30 JunE 2025 A18
0 2 4 8
1/4” = 1’-0”24X36 SHEET
TRASH ENCLOSURE
TITLE SHEET
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 C0
785 HIGH STREET
SAN LUIS OBISPO, CA. 93401
PH: (805) 242-6365
PRELIMINARY GRADING AND DRAINAGE PLAN
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 C1
785 HIGH STREETSAN LUIS OBISPO, CA. 93401
PH: (805) 242-6365
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 C2PRELIMINARY UTILITY PLAN
785 HIGH STREETSAN LUIS OBISPO, CA. 93401
PH: (805) 242-6365
PRELIMINARY SITE SECTIONS
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 C3
785 HIGH STREETSAN LUIS OBISPO, CA. 93401
PH: (805) 242-6365
BOUNDARY AND PUBLIC EASEMENTS
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 C4785 HIGH STREET
SAN LUIS OBISPO, CA. 93401
PH: (805) 242-6365
785 HIGH STREET
SAN LUIS OBISPO, CA. 93401
PH: (805) 242-6365
785 HIGH STREET
SAN LUIS OBISPO, CA. 93401
PH: (805) 242-6365
785 HIGH STREET
SAN LUIS OBISPO, CA. 93401
PH: (805) 242-6365
B U I L D I N G 'A'
PROPOSED SIGNAGE
CREEK HABITAT
"NO PESTICIDES"
LOCATION 1 OF 2
EXISTING FITNESS CENTER
AND PARKING LOT
REFER TO ARCHITECTURAL
SITE PLAN
J
A
M
E
S
W
A
Y
B U I L D I N G 'B'
RIPARIAN ZONE
NATIVE PLANTS
WITHIN SETBACK32
'
-
0
"
PROPOSED SIGNAGE
CREEK HABITAT
"NO PESTICIDES"
LOCATION 2 OF 2
Me
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FIRMA CONSULTANTS, INC
Landscape Architecture
Planning
Environmental Studies
Principal: Lindsay Corica ASLA
CA Registration No. 6359
Phone: 805.781.9800
187 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401
firmaconsultants.com
REVISION
PR
O
J
E
C
T
:
JOB NO:22305
PLAN CHECK:
SHEET
L1
12
7
1
&
1
2
8
1
J
a
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A
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DATE
firma
SH
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L
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:
LAST MODIFIED:12/13/23
Me
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P
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FIRMA CONSULTANTS, INC
Landscape Architecture
Planning
Environmental Studies
Principal: Lindsay Corica ASLA
CA Registration No. 6359
Phone: 805.781.9800
187 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401
firmaconsultants.com
REVISION
PR
O
J
E
C
T
:
JOB NO:22305
PLAN CHECK:
SHEET
L1
12
7
1
&
1
2
8
1
J
a
m
e
s
W
a
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,
A
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o
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e
DATE
firma
SH
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I
T
L
E
:
LAST MODIFIED:12/13/23
LEGEND
Landscape Area: Trees, Grounfcover & Ornamental Shrubs
4" layer bark mulch or decorative rock
Riparian Zone : Native riparian plants wthin Creek Setback
Hardscape: Refer to Architect Site and Civil
Decorative Paver :
Vehicular Surface: Refer to Civil Engineering PlanMYRICA CALIFORNICA LOMONDRA 'PLATINUM BEAUTY'SALVIA 'ALAN CHICKERING'
ARBUTUS APTENIADWARF OLIVE
20'0
SCALE: 1" = 20'-0"
10'20'40'60'
WATER CONSERVATION NOTES
Planting and irrigation shall be designed to conserve water. The following factors have
been incorporated to aid in the success of the project landscape:
1. Irrigation system to be a fully automatic underground system utilizing either
low-precipitation bubblers and drip emitters. Irrigation hydrozones shall be separated
with control valves and controller stations into appropriate and compatible zones.
2. Irrigation controller shall be weather (E.T.) based and designed to automatically
adjust irrigation in response to changes in the plant's water needs as weather
conditions change.
3. Plant materials proposed are selected for their compatibility to climatic and site
conditions, resistance to wind, and drought tolerance.
4. All planters shall be mulched with a 3” minimum layer of organic mulch throughout.
5. Plant materials proposed shall be grouped into distinct hydrozones utilizing plants
with similar water needs.
6. Water needs of plant material proposed have been evaluated utilizing the WUCOLS
Project (Water Use Classification of Landscape Species). The project shall be in
complaince with MWELO (Model Water Efficient Landscape Ordinance).
PRELIMINARY PLANT MATERIALS
The proposed landscape scheme is a drought tolerant landscape.
Low maintenance shrubs, riparian zone natives, spreading evergreen
groundcover, and trees will be selected from the list below.
BBOOTTAANNIICCAALL NNAAMMEE // CCOOMMMMOONN NNAAMMEE
TREES - 36" BOX SIZE. SEE IMAGERY BELOW.
*AESCULUS CALIFORNICA / CALIFORNIA BUCKEYE
* ARBUTUS 'MARINA' / MARINA ARBUTUS
* CHILOPSIS LINEARIS / DESERT WILLOW (MULTI-TRUNK)
JACARANDA ACUTIFOLIA / JACARANDA
MELALEUCA QUINQUINERVIA / CAJEPUT TREE
* PLATANUS RACEMOSA / CALIFORNIA SYCAMORE
* QUERCUS AGRIFOLIA / COAST LIVE OAK (LOW BRANCHING)
TIPUANA TIPU / TIPU TREE
TRISTANIA CONFERTA / BRISBANE BOX
RIPARIAN ZONE SHRUBS- CALIFORNIA NATIVE SPECIES
ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' / MANZANITA
CEANOTHUS GLORROSUS ANCHOR BAY / CEANOTHUS
LEYMUS CONDENSATUS 'CANYON PRINCE' / CANYON PRINCE WILD RYE
RHAMNUS CALIFORNICA / COFFEEBERRY
ROSA CALIFORNICA / CALIFORNIA WILD ROSE
SALVIA 'ALLEN CHICKERING' / SALVIA 'ALLEN CHICKERING'
LONICERA HISPIDULA/ CALIFORNIA HONEYSUCKLE(VINE)
MACFADYENA UNGUIS-CATI/CAT'S CLAW (VINE)
MYRICA CALIFORNICA / MYRICA
SHRUBS - 5gallon-15gallon
ANIGOZANTHOS 'BIG RED' / RED KANGAROO PAW
DIETES BICOLOR / FORTNIGHT LILY
FEIJOA SELLOWIANA / PINEAPPLE GUAVA
LOMONDRA 'PLATIMUN BEAUTY'/ LOMONDRA
OLEA EUROPA'LITTLE OLLIE' / DWARF OLIVE
RAPHIOLEPIS INDICA 'CLARA' / INDIA HAWTHORN (WHITE)
GROUNDCOVER 5gallon-15gallon
ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' / MANZANITAL
CISTUS 'SUNSET' / SUNSET ROCKROSE
LIRIOPE MUSCARI / BIG BLUE LILY TURF
RAPHIOLEPIS INDICA 'BALLERINA' / INDIA HAWTHORN (PINK)
PENNISETUM 'ORIENTALE' / ORIENTAL FOUNTAIN GRASS
*CALIFORNIA NATIVE TREE APPROPRIATE FOR RIPARIAN ZONE
PROPOSED TREE: DESERT WILLOW PROPOSED TREE: CAJEPUT TREE PROPOSED TREE: TIPU TREEPROPOSED TREE: BRISBANE BOX
PARKING LOT SECURITY LIGHTING:
-PARKING AREA LIGHTING SHALL BE DESIGNED TO REFLECT
AWAY FROM RESIDENTIAL USES AND MOTORISTS.
-LIGHTING DESIGN SHALL BE PROVIDED AS PART OF .
CONSTRUCTION PLANS
-LIGHTING SHALL BE OF AN ENERGY-EFFICIENT TYPE LIGHT
785 HIGH STREET
SAN LUIS OBISPO, CA. 93401
PH: (805) 242-6365
B U I L D I N G 'A'
PROPOSED SIGNAGE
CREEK HABITAT
"NO PESTICIDES"
LOCATION 1 OF 2
EXISTING FITNESS CENTER
AND PARKING LOT
REFER TO ARCHITECTURAL
SITE PLAN
J
A
M
E
S
W
A
Y
B U I L D I N G 'B'
RIPARIAN ZONE
NATIVE PLANTS
WITHIN SETBACK32
'
-
0
"
PROPOSED SIGNAGE
CREEK HABITAT
"NO PESTICIDES"
LOCATION 2 OF 2
Me
a
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o
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C
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Sc
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m
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d
s
c
a
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e
P
l
a
n
FIRMA CONSULTANTS, INC
Landscape Architecture
Planning
Environmental Studies
Principal: Lindsay Corica ASLA
CA Registration No. 6359
Phone: 805.781.9800
187 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401
firmaconsultants.com
REVISION
PR
O
J
E
C
T
:
JOB NO:22305
PLAN CHECK:
SHEET
L1
12
7
1
&
1
2
8
1
J
a
m
e
s
W
a
y
,
A
r
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o
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G
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a
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d
e
DATE
firma
SH
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E
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T
I
T
L
E
:
LAST MODIFIED:12/13/23
Me
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C
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k
Sc
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m
a
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L
a
n
d
s
c
a
p
e
P
l
a
n
FIRMA CONSULTANTS, INC
Landscape Architecture
Planning
Environmental Studies
Principal: Lindsay Corica ASLA
CA Registration No. 6359
Phone: 805.781.9800
187 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401
firmaconsultants.com
REVISION
PR
O
J
E
C
T
:
JOB NO:22305
PLAN CHECK:
SHEET
L1
12
7
1
&
1
2
8
1
J
a
m
e
s
W
a
y
,
A
r
r
o
y
o
G
r
a
n
d
e
DATE
firma
SH
E
E
T
T
I
T
L
E
:
LAST MODIFIED:12/13/23
LEGEND
Landscape Area: Trees, Grounfcover & Ornamental Shrubs
4" layer bark mulch or decorative rock
Riparian Zone : Native riparian plants wthin Creek Setback
Hardscape: Refer to Architect Site and Civil
Decorative Paver :
Vehicular Surface: Refer to Civil Engineering PlanMYRICA CALIFORNICA LOMONDRA 'PLATINUM BEAUTY'SALVIA 'ALAN CHICKERING'
ARBUTUS APTENIADWARF OLIVE
20'0
SCALE: 1" = 20'-0"
10'20'40'60'
WATER CONSERVATION NOTES
Planting and irrigation shall be designed to conserve water. The following factors have
been incorporated to aid in the success of the project landscape:
1. Irrigation system to be a fully automatic underground system utilizing either
low-precipitation bubblers and drip emitters. Irrigation hydrozones shall be separated
with control valves and controller stations into appropriate and compatible zones.
2. Irrigation controller shall be weather (E.T.) based and designed to automatically
adjust irrigation in response to changes in the plant's water needs as weather
conditions change.
3. Plant materials proposed are selected for their compatibility to climatic and site
conditions, resistance to wind, and drought tolerance.
4. All planters shall be mulched with a 3” minimum layer of organic mulch throughout.
5. Plant materials proposed shall be grouped into distinct hydrozones utilizing plants
with similar water needs.
6. Water needs of plant material proposed have been evaluated utilizing the WUCOLS
Project (Water Use Classification of Landscape Species). The project shall be in
complaince with MWELO (Model Water Efficient Landscape Ordinance).
PRELIMINARY PLANT MATERIALS
The proposed landscape scheme is a drought tolerant landscape.
Low maintenance shrubs, riparian zone natives, spreading evergreen
groundcover, and trees will be selected from the list below.
BBOOTTAANNIICCAALL NNAAMMEE // CCOOMMMMOONN NNAAMMEE
TREES - 36" BOX SIZE. SEE IMAGERY BELOW.
*AESCULUS CALIFORNICA / CALIFORNIA BUCKEYE
* ARBUTUS 'MARINA' / MARINA ARBUTUS
* CHILOPSIS LINEARIS / DESERT WILLOW (MULTI-TRUNK)
JACARANDA ACUTIFOLIA / JACARANDA
MELALEUCA QUINQUINERVIA / CAJEPUT TREE
* PLATANUS RACEMOSA / CALIFORNIA SYCAMORE
* QUERCUS AGRIFOLIA / COAST LIVE OAK (LOW BRANCHING)
TIPUANA TIPU / TIPU TREE
TRISTANIA CONFERTA / BRISBANE BOX
RIPARIAN ZONE SHRUBS- CALIFORNIA NATIVE SPECIES
ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' / MANZANITA
CEANOTHUS GLORROSUS ANCHOR BAY / CEANOTHUS
LEYMUS CONDENSATUS 'CANYON PRINCE' / CANYON PRINCE WILD RYE
RHAMNUS CALIFORNICA / COFFEEBERRY
ROSA CALIFORNICA / CALIFORNIA WILD ROSE
SALVIA 'ALLEN CHICKERING' / SALVIA 'ALLEN CHICKERING'
LONICERA HISPIDULA/ CALIFORNIA HONEYSUCKLE(VINE)
MACFADYENA UNGUIS-CATI/CAT'S CLAW (VINE)
MYRICA CALIFORNICA / MYRICA
SHRUBS - 5gallon-15gallon
ANIGOZANTHOS 'BIG RED' / RED KANGAROO PAW
DIETES BICOLOR / FORTNIGHT LILY
FEIJOA SELLOWIANA / PINEAPPLE GUAVA
LOMONDRA 'PLATIMUN BEAUTY'/ LOMONDRA
OLEA EUROPA'LITTLE OLLIE' / DWARF OLIVE
RAPHIOLEPIS INDICA 'CLARA' / INDIA HAWTHORN (WHITE)
GROUNDCOVER 5gallon-15gallon
ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' / MANZANITAL
CISTUS 'SUNSET' / SUNSET ROCKROSE
LIRIOPE MUSCARI / BIG BLUE LILY TURF
RAPHIOLEPIS INDICA 'BALLERINA' / INDIA HAWTHORN (PINK)
PENNISETUM 'ORIENTALE' / ORIENTAL FOUNTAIN GRASS
*CALIFORNIA NATIVE TREE APPROPRIATE FOR RIPARIAN ZONE
PROPOSED TREE: DESERT WILLOW PROPOSED TREE: CAJEPUT TREE PROPOSED TREE: TIPU TREEPROPOSED TREE: BRISBANE BOX
PARKING LOT SECURITY LIGHTING:
-PARKING AREA LIGHTING SHALL BE DESIGNED TO REFLECT
AWAY FROM RESIDENTIAL USES AND MOTORISTS.
-LIGHTING DESIGN SHALL BE PROVIDED AS PART OF .
CONSTRUCTION PLANS
-LIGHTING SHALL BE OF AN ENERGY-EFFICIENT TYPE LIGHT
785 HIGH STREET
SAN LUIS OBISPO, CA. 93401
PH: (805) 242-6365
B U I L D I N G 'A'
PROPOSED SIGNAGE
CREEK HABITAT
"NO PESTICIDES"
LOCATION 1 OF 2
EXISTING FITNESS CENTER
AND PARKING LOT
REFER TO ARCHITECTURAL
SITE PLAN
J
A
M
E
S
W
A
Y
B U I L D I N G 'B'
RIPARIAN ZONE
NATIVE PLANTS
WITHIN SETBACK32
'
-
0
"
PROPOSED SIGNAGE
CREEK HABITAT
"NO PESTICIDES"
LOCATION 2 OF 2
Me
a
d
o
w
C
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e
e
k
Sc
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m
a
t
i
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L
a
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d
s
c
a
p
e
P
l
a
n
FIRMA CONSULTANTS, INC
Landscape Architecture
Planning
Environmental Studies
Principal: Lindsay Corica ASLA
CA Registration No. 6359
Phone: 805.781.9800
187 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401
firmaconsultants.com
REVISION
PR
O
J
E
C
T
:
JOB NO:22305
PLAN CHECK:
SHEET
L1
12
7
1
&
1
2
8
1
J
a
m
e
s
W
a
y
,
A
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G
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d
e
DATE
firma
SH
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E
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T
I
T
L
E
:
LAST MODIFIED:12/13/23
Me
a
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o
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C
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Sc
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t
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L
a
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d
s
c
a
p
e
P
l
a
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FIRMA CONSULTANTS, INC
Landscape Architecture
Planning
Environmental Studies
Principal: Lindsay Corica ASLA
CA Registration No. 6359
Phone: 805.781.9800
187 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401
firmaconsultants.com
REVISION
PR
O
J
E
C
T
:
JOB NO:22305
PLAN CHECK:
SHEET
L1
12
7
1
&
1
2
8
1
J
a
m
e
s
W
a
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,
A
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G
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a
n
d
e
DATE
firma
SH
E
E
T
T
I
T
L
E
:
LAST MODIFIED:12/13/23
LEGEND
Landscape Area: Trees, Grounfcover & Ornamental Shrubs
4" layer bark mulch or decorative rock
Riparian Zone : Native riparian plants wthin Creek Setback
Hardscape: Refer to Architect Site and Civil
Decorative Paver :
Vehicular Surface: Refer to Civil Engineering PlanMYRICA CALIFORNICALOMONDRA 'PLATINUM BEAUTY'SALVIA 'ALAN CHICKERING'
ARBUTUS APTENIADWARF OLIVE
20'0
SCALE: 1" = 20'-0"
10'20'40'60'
WATER CONSERVATION NOTES
Planting and irrigation shall be designed to conserve water. The following factors have
been incorporated to aid in the success of the project landscape:
1. Irrigation system to be a fully automatic underground system utilizing either
low-precipitation bubblers and drip emitters. Irrigation hydrozones shall be separated
with control valves and controller stations into appropriate and compatible zones.
2. Irrigation controller shall be weather (E.T.) based and designed to automatically
adjust irrigation in response to changes in the plant's water needs as weather
conditions change.
3. Plant materials proposed are selected for their compatibility to climatic and site
conditions, resistance to wind, and drought tolerance.
4. All planters shall be mulched with a 3” minimum layer of organic mulch throughout.
5. Plant materials proposed shall be grouped into distinct hydrozones utilizing plants
with similar water needs.
6. Water needs of plant material proposed have been evaluated utilizing the WUCOLS
Project (Water Use Classification of Landscape Species). The project shall be in
complaince with MWELO (Model Water Efficient Landscape Ordinance).
PRELIMINARY PLANT MATERIALS
The proposed landscape scheme is a drought tolerant landscape.
Low maintenance shrubs, riparian zone natives, spreading evergreen
groundcover, and trees will be selected from the list below.
BBOOTTAANNIICCAALL NNAAMMEE // CCOOMMMMOONN NNAAMMEE
TREES - 36" BOX SIZE. SEE IMAGERY BELOW.
*AESCULUS CALIFORNICA / CALIFORNIA BUCKEYE
* ARBUTUS 'MARINA' / MARINA ARBUTUS
* CHILOPSIS LINEARIS / DESERT WILLOW (MULTI-TRUNK)
JACARANDA ACUTIFOLIA / JACARANDA
MELALEUCA QUINQUINERVIA / CAJEPUT TREE
* PLATANUS RACEMOSA / CALIFORNIA SYCAMORE
* QUERCUS AGRIFOLIA / COAST LIVE OAK (LOW BRANCHING)
TIPUANA TIPU / TIPU TREE
TRISTANIA CONFERTA / BRISBANE BOX
RIPARIAN ZONE SHRUBS- CALIFORNIA NATIVE SPECIES
ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' / MANZANITA
CEANOTHUS GLORROSUS ANCHOR BAY / CEANOTHUS
LEYMUS CONDENSATUS 'CANYON PRINCE' / CANYON PRINCE WILD RYE
RHAMNUS CALIFORNICA / COFFEEBERRY
ROSA CALIFORNICA / CALIFORNIA WILD ROSE
SALVIA 'ALLEN CHICKERING' / SALVIA 'ALLEN CHICKERING'
LONICERA HISPIDULA/ CALIFORNIA HONEYSUCKLE(VINE)
MACFADYENA UNGUIS-CATI/CAT'S CLAW (VINE)
MYRICA CALIFORNICA / MYRICA
SHRUBS - 5gallon-15gallon
ANIGOZANTHOS 'BIG RED' / RED KANGAROO PAW
DIETES BICOLOR / FORTNIGHT LILY
FEIJOA SELLOWIANA / PINEAPPLE GUAVA
LOMONDRA 'PLATIMUN BEAUTY'/ LOMONDRA
OLEA EUROPA'LITTLE OLLIE' / DWARF OLIVE
RAPHIOLEPIS INDICA 'CLARA' / INDIA HAWTHORN (WHITE)
GROUNDCOVER 5gallon-15gallon
ARCTOSTAPHYLOS DENSIFLORA 'HOWARD MCMINN' / MANZANITAL
CISTUS 'SUNSET' / SUNSET ROCKROSE
LIRIOPE MUSCARI / BIG BLUE LILY TURF
RAPHIOLEPIS INDICA 'BALLERINA' / INDIA HAWTHORN (PINK)
PENNISETUM 'ORIENTALE' / ORIENTAL FOUNTAIN GRASS
*CALIFORNIA NATIVE TREE APPROPRIATE FOR RIPARIAN ZONE
PROPOSED TREE: DESERT WILLOW PROPOSED TREE: CAJEPUT TREE PROPOSED TREE: TIPU TREEPROPOSED TREE: BRISBANE BOX
PARKING LOT SECURITY LIGHTING:
-PARKING AREA LIGHTING SHALL BE DESIGNED TO REFLECT
AWAY FROM RESIDENTIAL USES AND MOTORISTS.
-LIGHTING DESIGN SHALL BE PROVIDED AS PART OF .
CONSTRUCTION PLANS
-LIGHTING SHALL BE OF AN ENERGY-EFFICIENT TYPE LIGHT
CREEKSIDE JUNCTION 0068-07-RS23
30 JUNE 2025 L1SCHEMATIC LANDSCAPE PLAN
OFFICIAL CERTIFICATION
I, JESSICA MATSON, City Clerk of the City of Arroyo Grande, County of San
Luis Obispo, State of California, do hereby certify under penalty of perjury, that
the attached Resolution No. 2026-020 was passed and adopted at a regular
meeting of the City Council of the City of Arroyo Grande on the 14th day of April,
2026.
WITNESS my hand and the Seal of the City of Arroyo Grande affixed this 16th
day of April, 2026.
JESSICA MATSON, CITY CLERK