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CC 2013-06-11_09.c. Arroyo Grande Shopping Center Project - 1205 E Grand Ave• COIRCIL FROM: TERESA McCLIS&MMUNITY DEVELOPMENT DIRECTOR SUBJECT: CONSIDERATION OF CONDITIONAL �ISE PERMIT 12-01 DEVELOPMENT CODE AMENDMENT 13-001 AND PLANNED SIG PROGRAM LOCATION 1205 EAST (ARROYO GRANDE SHOPPING APPLICANT Y AND PROPERTIES, � � 1 RECOMMENDATION: It is recommended that the City Council: 1) Introduce the Ordinance approving Development Code Amendment 13 -001 allowing drive - through retail within shopping centers in the Gateway Mixed -Use zoning district subject to Conditional Use Permit approval; and 2) adopt the Resolution approving Conditional Use Permit 12 -010 and Planned Sign Program 13 -001. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: It is anticipated that the project would generate additional sales tax revenue to the City. BACKGROUND: The existing shopping center located in the Gateway Mixed -Use (GMU) zoning district was developed in the 1960's on 7.26 acres at the southwest corner of East Grand Avenue and Elm Street. The shopping center is comprised of three (3) buildings totaling approximately 78,000 square -feet of gross floor area and located over eight (8) parcels. Currently, the center is anchored by the Cookie Crock Warehouse, Car Quest, and Rite Aid located to the rear of the site, while The Girls restaurant and a dance studio are located on the East Grand Avenue frontage. Existing signage is comprised of individual wall signs, roof signage, and two existing pole signs which are located on East Grand Avenue. Immediately adjacent to the project and currently sharing informal circulation access with the center's parking lot is Bob's Car Wash. Item 9.c. - Page 1 CITY COUNCIL CONDITIONAL USE PERMIT 1 -010, DEVELOPMENT CODE AMENDMENT 1 -001, PLANNED SIGN PROGRAM 13 -001 JUNE 11, 2013 PAGE Process A Conditional Use Permit is required for the new commercial construction proposed as part of this project. A Development Code Amendment is required to allow the proposed drive - through component. A lot merger will be part of the project conditions in order to remove nonconforming underlying property lines. A Planned Sign Program is also proposed with this application to allow new and coordinated signage for the shopping center. A Pre - Application was submitted and reviewed at Staff Advisory Committee (SAC) in August 2012 with review at Planning Commission on November 6, 2012. The formal application was submitted on January 11, 2013. The following committees reviewed the project: Traffic Commission on February 25, 2013 and April 29, 2013; Architectural Review Committee (ARC) on February 25, 2013; SAC on March 27, 2013; and Planning Commission on April 16, 2013 and May 7, 2013. Planning Commission The Planning Commission appreciated and supported proposed site improvements, architecture, and new commercial space. Although issues and concerns were raised about allowing a drive - through business in a prominent location at the front of the site, Item 9.c. - Page 2 CITY COUNCIL CONDITIONAL USE PERMIT 1 -010, DEVELOPMENT CODE AMENDMENT 1 -001, PLANNED SIGN PROGRAM 13 -001 JUNE 11, 2013 PAGE 3 contrary to the intent for the Gateway Mixed Use district and associated Design Guidelines, the project applicant presented revised plans for the Building A plaza that the Commission found to address the concerns. The Commission reiterated concerns that the recommended mitigation measure to address traffic circulation impacts at the site, specifically vehicle queuing related to Bob's Car Wash, would require the applicant to provide property for the use of the adjacent property in order to resolve an existing queuing impact specific to the adjacent business that would contribute to potential traffic hazards created by the project. The Commission found that mitigation unacceptable and recommended an alternative mitigation to address the impact instead. On May 21, 2013 the Commission approved directing staff to schedule a public hearing to review Conditional Use Permit 93 -508 to evaluate the operation of Bob's Car Wash pertaining to queuing and other public health and safety issues pursuant to Development Code Section 16.16.050 F.2. Additionally, suggestions were made by the Commission regarding project signage, landscape details, pedestrian access at the south side of the site, LED lighting, equipment screening and alignment of drive aisles at the main entrance (Attachment 1: meeting minutes). Traffic Commission The Traffic Commission reviewed the proposed project at a meeting of February 25, 2013 and provided comments regarding the conflicting movements at the main entrance, conflicts at the South Elm Street entry and the potential result of removing the internal connection to the car wash business. An updated traffic study and Omni -means peer review (Attachment 3) dated April 5, 2013 was prepared in response to the February 25, 2013 Traffic Commission meeting. At the April 16th Planning Commission meeting, the Commission requested that the updated study be provided to the Traffic Commission for consideration. The Traffic Commission reviewed the updated information on April 29, 2013 and made a recommendation to the Planning Commission to reject the portion of the mitigation measures recommended by Omni -Means concerning the on -site storage lane mitigation measure intended to queue cars from Bob's car wash, and accept the applicant's proposed site plan. However, the Traffic Commission expressed concerns over the City's liability for potential traffic hazards on East Grand caused by the project and questioned whether Bob's Car Wash had prescriptive rights to use the shopping center for queuing. All other mitigation measures, including the reconfiguration of the left -turn pocket lanes on East Grand Avenue, as well as driveway access improvements, were recommended and incorporated into the plans by the applicant (Attachment 2: meeting minutes). Item 9.c. - Page 3 CITY COUNCIL. CONDITIONAL USE PERMIT 1 -010, DEVELOPMENT COD AMENDMENT 1 -001, PLANNED SIGN PROGRAM 13 -001 JUNE 11, 2013 PAGE 4 =c= e Project Description The development plan would demolish approximately 10,000 square -feet on both the east and west sides of the rearmost building, add two (2) new buildings totaling approximately 11,200 square -feet of gross floor area, and add approximately 4,800 square -feet of gross floor area to the east side of the rearmost building. The end result would be a net increase of approximately 6,700 square -feet (8.5 %) of gross floor area on the 7.26 -acre site. In addition, the project proposes fagade improvements to existing structures, new landscaping, and a new Planned Sign Program. One new structure on the East Grand Avenue frontage is proposed as a drive - through restaurant, which requires concurrent approval of a Development Code Amendment. Since the Planning Commission meeting, project revisions have been proposed and are shown on the revised site plan as an interior traffic median at the main East Grand Avenue entrance, a right out only median at the South Elm Street exit, and the Building A drive - through has been realigned to provide a plaza space adjacent to the building instead of across from the drive - through lane and adjacent to the public East Grand sidewalk. East Grand Avenue Mixed -Use Design Guidelines In response to comments from the Planning Commission, the applicant revised the site plan at the Building A drive - through to improve pedestrian connectivity. The pedestrian plaza has been moved away from the East Grand Avenue sidewalk to create a dining space adjacent to the restaurant. The result is a pedestrian path crossing the drive - through lane to access the plaza adjacent to the restaurant. The active pedestrian space will be separated from East Grand Avenue by landscaping and a drive - through lane. The applicant proposes to enhance the pedestrian experience through amenities and landscape features designed to engage and invite people into the site. Staff has discussed moving the building to the back of the sidewalk and including a horseshoe shaped drive - through aisle around the parking area south of the restaurant. Although this would improve the streetscape and pedestrian connectivity to better meet the Design Guidelines, it would require patrons in the parking lot to cross the drive — through lane to enter the restaurant and presents conflicts with deliveries to the business. Landscaping Following the Planning Commission meeting, the applicant revised the landscape plan palette for the parking lot area to include recommended species that perform well in this climate. The Arroyo Grande Tree Guild reviewed the existing Magnolia trees and asphalt strip located on Poplar Street and provided their recommendation that is included as a project condition, with final direction to be provided by the Parks and Recreation Item 9.c. - Page 4 CITY COUNCIL, CONDITIONAL USE PERMIT 1 -010, DEVELOPMENT CODE AMENDMENT 1 -001, PLANNED SIGN PROGRAM 13 -001 JUNE 11, 2013 PAGE Commission. The Tree Guild recommended retaining the existing Magnolia trees and root pruning to correct impacts to paving. Root barriers are to be installed after pavement repair. The asphalt ground cover is to be removed and replaced with a bark mulch and curb at the back of sidewalk. A vine such as Creeping Fig is to be planted along the wall to provide vertical greenery and limit the amount of irrigation needed for this area. Supplemental water is not recommended for the Magnolia trees in order to limit growth. Parking, Circulation and Traffic The ARC recommended that the existing pedestrian connection to the neighborhood on the south be maintained and improved to provide accessibility to the center. The access currently connects to the loading and delivery zone at the rear of the businesses, which is an unfriendly and potentially unsafe access. Business owners expressed concerns regarding vandalism that occurs in this area. However, with the center improvements, the access point will be physically improved with a ramp and will now connect into a reoriented activity area with new parking, landscape and lighting, creating a friendlier connection to the businesses. The use of this connection should improve the center improvements and provide a welcome access between the neighborhood and the businesses. New parking lot lights will be installed with the project and a condition to specify LED lights is included. The April 5, 2013 review by Omni Means of the updated March 18, 2013 traffic study prepared by Linscott, Law, & Greenspan (LLG) identified the remaining internal and external circulation issues. The applicant has incorporated most of the recommended improvements into their plans, which include: Internal Circulation Grand Avenue Main Entrance: Based upon recommendations from Omni - Means, the project has realigned the northbound exit lanes so they match the egress at the street. This was accomplished by the addition of a striped center median at the back of sidewalk. In addition, 'keep clear' markings will be required to be enclosed with a box to provide a boundary area for the direction. South Elm Street Entrance: A right out only median is proposed on the revised plan to assist with directing vehicles to the right, thus limiting conflicting movements. External Circulation Grand Avenue Main Entrance: Based on Omni -Means recommendation, an adjustment to the left turn pockets and median on E. Grand Avenue will provide adequate stacking distance for left turns into Item 9.c. - Page 5 CITY COUNCIL CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 1 -001, PLANNED SIGN PROGRAM 13 -001 JUNE 11, 2013 PAGE 6 the center. This revision, based on forecasted traffic volumes, will shorten the east- bound left turn pocket onto N. Elm Street, and lengthen the west -bound turn pocket into the center. The landscape median area will be modified, but the overall landscape area will remain the same. Additionally, a `Keep Clear' box was also recommended and the project is so conditioned. Bob's Car !Nash: The proposed project design closes the existing internal access point to the car wash from the center, which potentially causes more traffic to enter the formal car wash entrance from East Grand Avenue. Concerns have been raised that this will create queuing onto East Grand Avenue due to the limited queue space on the car wash property. The applicant's traffic study indicates there will be no queuing issue if the car wash operation rotates cars through within a 2 minute interval. However, review of existing traffic indicates that several vehicles queue at any one time and the impact remains potentially significant. During the Planning Commission hearing, LLG traffic consultants presented alternative recommendations to mitigate the impact through redesign options on the car wash property. The Commission directed the updated reports to be reviewed by the Traffic Commission prior to returning to the Planning Commission. The potential impact of the drive - through component is related to the location of the drive - through and its affect on the operation of the adjacent car wash business by the elimination of the existing interior access. The car wash is located on separate property and should operate within its own boundaries. The adjacent use will interfere with the onsite circulation patterns in conflict with section 16.52.090.C.3, if not mitigated. The drive - through component is not currently an allowed use and the project design without the drive - through would be considered preferable. Per the Development Code requirements for drive - through restaurants, projects are not permitted to result in adverse impacts on adjacent properties and residents or on surrounding neighborhoods by reason of customer and employee parking demand or traffic generation. Additionally, queuing areas shall not interfere with on or off -site circulation patterns and shall be reviewed and approved by the city engineer prior to approval of a conditional use permit. While the proposed onsite vehicle queuing for the restaurant meets the standards and does not create a significant direct traffic impact, the indirect cumulative impact created by the closure of the internal driveway access, location of the drive through restaurant and increased traffic volumes requires mitigation. A mitigation measure identified in the Omni -Means updated report provides a formalized on -site queuing lane for Bob's car wash on the project site. This mitigation measure continues to be included as an alternative means to mitigate the impact (see exhibit below from the Omni -Means review). However, a comparable mitigation measure was recommended by the Planning Commission as an alternative measure instead. Item 9.c. - Page 6 CITY COUNCIL CONDITIONAL USE PERMIT 12-010, DEVELOPMENT CODE AMENDMENT 13-001, W.—I M 1 �: — -- ca_ - - -� GRAND AVENUE I The other alternative mitigation requires demonstration that the impact is reduced to a less than significant level by modification of the car wash operation which may include the provision of an adequate queuing lane on the car wash property. It appears that intensification of use has occurred at the car wash over time since its original Conditional Use Permit was approved and that un -safe traffic circulation conditions will result with the closure of the westerly driveway access from the shopping center into the car wash. The Planning Commission directed staff to schedule the Conditional Use Permit Case #93 -508 for Bob's Car Wash for a public hearing to ensure that the business will continue to operate in a manner that is not detrimental to the public health, safety or welfare, or materially injurious to properties in the vicinity, consistent with Development Code Section 16.16.050.F.2. The permit conditions may be modified or new conditions added to ensure to safe operation of the car wash. In order to identify a feasible mitigation measure that will reduce the impact to traffic and circulation to a level that is less than significant, the proposed mitigation measure language has been amended as follows: Mitigation Measure: MM XVI -1: Prior to Building Permit Issuance: An alternative site design shall provide for an onsite storage lane parallel to the new restaurant drive - through lane to provide access to the car wash site so that vehicle queues will not cause traffic back -up on East Grand Avenue; OR documentation must be provided that demonstrates the operation of the car wash has been modified to prohibit cars from queuing on East Grand Avenue, or queuing shall be provided on the car wash site to the satisfaction of the Planning Commission. Item 9.c. - Page 7 CITY COUNCIL CONDITIONAL USE PERMIT 1 -010, DEVELOPMENT CODE AMENDMENT 1 -001, PLANNED SIGN PROGRAM 13 -001 JUNE 11, 2013 PAGE 8 Therefore, if approved, improvements to the shopping center could not occur until this issue is resolved. Pedestrian circulation remains an issue with the drive - through lane adjacent to East Grand Avenue. Conditional Use Permit Approval of a Conditional Use Permit requires making findings that address the appropriateness of the use on the property and compatibility with surrounding uses. Part of that decision process includes establishing whether the project meets Development Code standards and any special Design Guidelines for the zoning district. The location of the project within the GMU makes it subject to the Design Guidelines and Standards for Mixed -Use Districts. The center improvements are intended to meet the main purpose to "encourage the use of design that will distinguish the character and appearance of the East Grand Avenue corridor in order to enhance economic vitality and incorporate mixed -use activity." The project has incorporated as many of the design features as feasible to accomplish these goals: 1. Buildings should enclose streets, plazas or paseos and contribute to well- defined and walkable blocks; 2. Projects should integrate porches, balconies, decks, and seating areas that are located to promote pedestrian use of the street edge by providing weather protection, comfort, security, and safety; and 3. Parking should be located away from East Grand Avenue and shared by multiple owners /uses. In addition, the proposed center improvements meet the development standards for the zoning district regarding setbacks, height and coverage. Conditional Use Permit Findings: 1. The proposed use is permitted within the subject district pursuant to the provisions of this section and complies with all the applicable provisions of this title, the goals, and objectives of the Arroyo Grande General Plan, and the development policies and standards of the City. The new construction is an expansion of the existing use; however, the drive - through restaurant component is not currently allowed in the GMU zoning district. A Development Code Amendment must be processed concurrently to allow this use within the project. 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 will improve the integrity and character of the district by addressing a much needed renovation of the property. The project will bring the property into compliance with landscaping, sign codes, and Item 9.c. - Page 8 CITY COUNCIL CONDITIONAL USE PERMIT 1 -010, DEVELOPMENT CODE AMENDMENT 13-001, PLANNED SIGN PROGRAM 1 -001 JUNE 11, 2013 PAGE 9 pedestrian oriented amenities required for this zoning district, and will update the old utility systems. 3. The site is suitable for the type and intensity of use or development that is proposed. The shopping center is an existing use and will have a net increase of 6,700 square feet of new retail space. The site is large enough to accommodate the increase demonstrated by meeting parking and landscape requirements. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. Adequate capacity for water, sanitation, public utilities and services exist to serve the project, therefore, public health and safety will not be impacted. 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. Impacts associated with the proposed use have been adequately mitigated to ensure the use will not be detrimental to the public health, safety or welfare nor will it be materially injurious to properties and improvements in the vicinity. Development Code Amendment The development plans include a new drive - through restaurant pad (2,771 square- feet); however, drive - through restaurants are not allowed in the Gateway Mixed -Use (GMU) zoning district. A development code amendment must be processed and approved before a new drive - through restaurant may be approved. While the City's General Plan prohibits drive - through restaurants in the Village Core and Regional Commercial land use categories, it does not prohibit drive - through restaurants in the Mixed -Use land use category, which is the land use category of the GMU zoning district. LU5 -4 Conditional use permits shall be required for service stations, car washes, drive through windows and other automobile oriented uses and for all commercial uses adjoining residential classified areas. The Development Code currently allows drive - through retail by Conditional Use Permit only within the TMU, HMU, OMU and RC zoning districts Item 9.c. - Page 9 CITY COUNCIL CONDITIONAL U PERMIT 1 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PROGRAM 1 -001 JUNE 11, 2013 PAGE 10 Specifically, the Development Code amendment would allow drive - through restaurants in the GMU zoning district as an accessory use within shopping centers with 3 or more major tenants. This approach would provide flexibility while ensuring that the GMU zoning district does not become dominated by free- standing drive - through restaurants. There are two additional locations identified within the GMU zoning district which could potentially develop shopping centers large enough to include drive - through restaurants. Per the definitions section of the Development Code "Drive- through retail or services" means a facility where food or other products may be purchased, or where motorists may obtain services without leaving their vehicles. Examples of drive - through retail facilities include fast -food restaurants and drive - through coffee, dairy product, photo stores, pharmacies, etc. Examples of drive - through service facilities include drive - through bank teller windows, dry cleaners, etc., but do not include automated teller machines (ATMs), gas stations or other vehicle services, which are separately defined. In contrast, car washing services are not defined as a drive - through use if patrons vacate their cars; however, they behave similarly in that a queue is formed while waiting for the point of service or if the service allows them to stay in their vehicle. Currently, car washing services are defined under the Automotive and Vehicle Services - Minor Maintenance or Repair Including Tire Services category of the use table. Per the definitions section of the Development Code, "minor maintenance" or "repair including tire services" means minor facilities that specialize in limited aspects of repair and maintenance, including vehicle washing (e.g., muffler and radiator shops, quick -lube, etc.) and other minor services. Proposed Text Amendment: The Development Code amendment will include a revision to the use table to allow drive - through retail by conditional use permit and include footnote text to limit location to shopping centers with 3 or more major tenants. 16.36.030 - Commercial and mixed use regulations. A. (Use T Item 9.c. - Page 10 CITY COUNCIL CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 1 -001, PLANNED SIGN PROGRAM 1 -001 JUNE 11, 2013 PAGE 11 Automotive and MUP MUP NP NP 1 NP NP MUP NP NP 16.52.210 ;vehicle services minor maintenance or repair including tire services Drive - through NP CUP NP_ NP i4P INP CUP CUP CUP 16.52.090 retail LU7 -4 CUP(3) 1 Drive-through 3. retail or more ma2or tenants. In order to ensure the maintenance of public health, safety and welfare, the drive - through use shall be evaluated under the performance standards defined by Development Code section 16.52.090. Potential impacts created by the addition of a drive - through component are typically air quality and traffic related: Air Quality Performance standards related to drive - through queuing are typically air quality conditions. Air quality impact evaluation is based upon two basic categories: a new land use that causes emissions, or a new sensitive land use placed next to an existing emission source. The San Luis Obispo County Air Pollution Control District reviewed the proposed project with the use of their emissions model and determined that they had no comment to provide on this project. Location and size of buildings are criteria used by the model to make the determination. To approve a Development Code Amendment, the following findings are required to be made: The proposed change of zone (or revision to this title) is consistent with the goals, objectives, policies and programs of the general plan, and is necessary and desirable to implement to provisions of the general plan; The proposed change of zone is consistent with the goals, objectives, policies and programs of the General Plan in that drive - through retail are allowable within the mixed -use areas if approved by a Conditional Use Permit which mitigates potential impacts to surrounding land use. Item 9.c. - Page 11 CITY COUNCIL CONDITIONAL USE PERMIT 1 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PROGRAM 1 -001 JUNE 11, 2013 PAGE 12 2. The proposed change of zone (or revision to this title) will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern; The proposed change of zone allowing a drive - through retail use within shopping centers is consistent with existing and /or potential development and the surrounding areas within the Gateway Mixed -use zoning district with compliance to the performance standards set forth in Development Code section 16.52.090. 3. The proposed change of zone (or revision to this title) is consistent with the purpose and intent of the title (or the portion of this title it is amending); The proposed change of zone is consistent with the purpose and intent of the title, as it provides and ensures compatibility between this title and the General Plan to allow the drive - through retail use processed by Conditional Use Permit within mixed use areas. 4. The potential environmental impacts of the proposed change of zone (or revision to this title) are insignificant, or there are overriding considerations that outweigh the potential impacts; The potential environmental impacts of the proposed change of zone were identified, addressed, and reduced to a level of insignificance in the MND. Planned Sign Program A Planned Sign Program is part of the review at this time. The project proposes demolition of three existing nonconforming signs, two new monument signs, two new directory signs, and sign program standards to guide the individual sign applications for the existing and future tenants. The program establishes sign parameters for Major anchor tenants, minor inline tenants, and for Building A separately as a drive - through restaurant use. Sign approval will entail initial review and approval by the Shopping Center manager and final approval by the Community Development Department. The proposed sign program meets the standards for commercial complex with 9+ tenants greater than 300' from the highway, major tenants, minor tenants, and fast food restaurant sign standards. Based on direction from the Planning Commission, the applicant will reduce the size of the monument and directory signs to conform to the Development Code sign standards. Item 9.c. - Page 12 CITY COUNCIL CONDITIONAL USE PERMIT 1 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PROGRAM 1 -001 JUNE 11, 2013 PAGE 13 Develooment Code Sian Standards: Sign type Sign Area Height # of Signs Location Major Anchor Tenant: Ground Monument Sign 70 sf. 8' 1 per East Grand frontage South Elm (2 total) Wall sign 1.5 sf. /100 If. Below roofline Window Signs No more than 20% of window area Temporary Banner 24 sf. Below roofline Minor inline Tenant: Directory sign 32 sf. 5' 1 per Pedestrian frontage access area (2 total) Wall sign 1 sf. /1 If. 1 Below roofline Window signs No more than 20% of window area Drive- through. Restaurant (Bldg. A) Wall sign 1.5 sf. /100 If., Below roofline not to exceed 70 sf. per sign Menu board NA Directional signs 2 sf. each 4" At parking and letter driveways height Portable sign 6 sf. 3' 1 Immediately adjacent Window Signs No more than 20% of window area Proposed program signs: ® Monument Ground for Major anchor tenants Two 70 square foot signs, one near the main entrance on East Grand Avenue and one near the northern entrance on South Elm Street will accommodate the major tenants for Building E -H with the maximum of 5 tenant names. The sign area meets the development standards and final placement will be established during the building permit process. Item 9.c. - Page 13 CITY COUNCIL CONDITIONAL USE PERMIT 1 -010, DEVELOPMENT CODE AMENDMENT 1 -001, PLANNED SIGN PROGRAM 13 -001 JUNE 11, 2013 PAGE 14 ® Directory Sign for minor in- line tenants in Building B and D One 32 square foot sign is proposed to be located at the western driveway on East Grand to accommodate the tenants for Building D, and one 32 square foot sign located at the southern driveway on South Elm to accommodate the tenants for Building B. The directory signs are located toward the street to provide assistance to pedestrians and vehicles looking for the minor inline businesses located within the center. The final placement will need to respect the site safety triangle adjacent to the driveway. ® Building A Signage for the drive - through restaurant includes wall signs, menu board, directional signs, window signs, and a portable sign. Wall signs are proposed not to exceed 53 square feet in aggregate between three potential signs for the north, west, and south sides of the building. ® Building B Wall signs are proposed for Building B. The proposed aggregate for signage on this building is proposed as 100 square feet each for the front side and the rear side of the building. Individual tenant spaces are assigned a 20 square foot sign allowance. The sign allowance for this building is actually 200 square feet because it also provides for signage on the rear side of the building. The ARC recommended signage on this side to provide identification for patrons within the center. Signage is required to be located below the roofline. ® Building C One wall sign per frontage on Building C. A maximum of 92 square feet of signage is allowable; however, 70 square feet is the maximum available for one sign. Signage is required to be below the roofline. ® Building D wall signs Wall signs are proposed for Building D. The proposed aggregate for signage on this building is proposed as 140 square feet and individual tenant spaces are assigned a 20 square foot sign allowance. ® Building E and H wall signs Each tenant space is assigned an allowance of 70 square feet for a building aggregate of 280 square feet. If Building H is divided into two tenant spaces, the sign area allowance will be divided accordingly. Item 9.c. - Page 14 CITY COUNCIL CONDITIONAL USE PERMIT 12-010, DEVELOPMENT CODE AMENDMENT 13 ®001, PLANNED SIGN PROGRAM 13 -001 JUNE 11, 2013 PAGE 1 ® Delivery Door Signage is proposed on the back of each building with the address and business name labeled in 6" and 2" letters respectively. ® Temporary Signs Temporary signs including temporary banners, portable signs and window signs are often overlooked signage during the permit process. Businesses typically consider these as afterthoughts and the use of these items become code enforcement issues instead of being properly processed within a permit. By explicitly including these signs within the program, they will more likely be included in the permit process where the Development Code standards will be applied. The temporary sign requirements are consistent with Development Code requirements and they are included in the conditions to help clarify these requirements to the applicant. No temporary signs are proposed by the applicant, but will be by future tenants. Planned Sign Program Findings: 1. The proposed sign is consistent with the goals, objectives, policies and programs of the Arroyo Grande general plan, specific plan, and any applicable design guidelines or approvals; The sign program is consistent by providing integral signage that is complementary to the architectural elements, removes nonconforming signage and provides pedestrian oriented signage. 2. The proposed sign conforms to applicable development standards and provisions of this title and will not be detrimental to the public health, safety and welfare; With the reduced monument and directory sign area, the proposed sign program meets the development standards and provisions of this title and will not be detrimental to the public health, safety and welfare. 3. The physical location or placement of the sign is compatible with the surrounding neighborhood and does not pose a safety risk. The proposed signage location will be verified during building permits for compliance with the sight safety triangle to prevent conflicts between vehicles and pedestrians. New directory signage will provide pedestrian scale assistance with locating minor tenants. Item 9.c. - Page 15 CITY COUNCIL CONDITIONAL USE PERMIT 1 -010, DEVELOPMENT C AMENDMENT 13 -001, CANNED SIGN PROGRAM 13 -001 JUNE 11, 2013 PAGE 16 ALTERNATIVES: The following alternatives are provided for the City Council's consideration: • Introduce the Ordinance for Development Code Amendment 13 -001, adopt the Resolution for Conditional Use Permit 12 -010 and Planned Sign Program 13- 001; and adopt the mitigated negative declaration; and • Modify and introduce the Ordinance for Development Code Amendment 13 -001, the Resolution for Conditional Use Permit 12 -010 and Planned Sign Program13- 001; and adopt the mitigated negative declaration; • Do not introduce the Ordinance or adopt the Resolution; • Provide direction to staff. ADVANTAGES: The proposed project will significantly improve the vitality of the shopping center with fagade renovations, better circulation and parking, and new landscaping and pedestrian amenities, as well as the addition of new retail space. It will enhance East Grand Avenue and address what has been one of the City's highest priority redevelopment and economic development goals. DISADVANTAGES: The proposed project will increase traffic. The addition of a drive - through restaurant on East Grand Avenue may detract from the City's ongoing effort to create a pedestrian friendly downtown. ENVIRONMENTAL REVIEW: Staff has reviewed the proposed project in accordance with the California Environmental Quality Act (CEQA) Guidelines and has prepared a Draft Mitigated Negative Declaration. PUBLIC NOTIFICATION AND COMMENT: A Notice of Public Hearing was sent to property owners within 300' of the project and published in the Tribune on May 31, 2013. Attachments 1. Planning Commission Minutes; April 16, 2013 and May 7, 2013 2. Traffic Commission Minutes; April 29, 2013 3. Omni Means Revised Traffic Review; April 5, 2013 4. Perkowitz & Ruth response to Omni Means Revised Traffic Review; May 31, 2013 5. Mitigated Negative Declaration 6. Project plans; June 5, 2013 (on file at Community Development Department) 7. Planned Sign Program; June 5, 2013 (on file at Community Development Department) Item 9.c. - Page 16 AN ORDINANCE OF • OF OF - • • GRANDE AMENDING TABLE 16.36.030(A) IN SECTION 16.36.030 OF TITLE 16 OF THE ARROYO GRANDE MUNICIPAL CODE WHEREAS, the City Council finds that limiting the location of drive - through retail to shopping centers in the Gateway Mixed Use zoning district will support the goals and objectives in the Land Use Element of the City General Plan promoting mixed -uses; and WHEREAS, the City Council finds, after due study, deliberation and public hearing, the following circumstances exist: Development Code Amendment Findings: 1. The proposed change of zone (or revision to this title) is consistent with the goals, objectives, policies and programs of the general plan, and is necessary and desirable to implement to provisions of the general plan; The proposed change of zone is consistent with the goals, objectives, policies and programs of the General Plan in that drive - through retail are allowable within the mixed - use areas if approved by a Conditional Use Permit which mitigates potential impacts to surrounding land use. 2. The proposed change of zone (or revision to this title) will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern; The proposed change of zone allowing a drive - through retail use within shopping centers is consistent with existing and /or potential development and the surrounding areas within the Gateway Mixed -use zoning district with compliance to the performance standards set forth in Development Code section 16.52.090. 3. The proposed change of zone (or revision to this title) is consistent with the purpose and intent of the title (or the portion of this title it is amending); The proposed change of zone is consistent with the purpose and intent of the title, as it provides and ensures compatibility between this title and the General Plan to allow the drive - through retail use processed by Conditional Use Permit within mixed use areas. 4. The potential environmental impacts of the proposed change of zone (or revision to this title) are insignificant, or there are overriding considerations that outweigh the potential impacts; The potential environmental impacts of the proposed change of zone were identified, addressed, and reduced to a level of insignificance in the MND. Item 9.c. - Page 17 NOW, THEREFORE BE IT ORDAINED by the City Council of the City of Arroyo Grande as follows: SECTION 1. Recitals. The above recitals are true and correct and are incorporated herein by this reference. SECTION 2. Revised Table and New Footnote. A portion of Subsection D of Table 16.36.030(A) of the Arroyo Grande Municipal Code entitled "Uses Permitted Within Mixed Use and Commercial Districts" is hereby amended as follows: 3 Drive - through retail only allowed within shopping centers with 3 or more major tenants SECTION 3. Severability. If any section, subsection, subdivision, paragraph, sentence, or clause of this Ordinance or any part thereof is for any reason held to be unlawful, such decision shall not affect the validity of the remaining portion of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, or clause thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, or clause be declared unconstitutional. SECTION 4. Ordinance Summary. A summary of this Ordinance shall be published in a newspaper and circulated in the City of Arroyo Grande at least five (5) days prior to the Planning Commission meeting at which the proposed Ordinance is to be adopted. A certified copy of the full text of the proposed Ordinance shall be posted in the office of the City Clerk. Within fifteen (15) days after adoption of the Ordinance, the summary with the names of those City Council Members voting for and against the Ordinance shall be published again, and the City Clerk shall post a certified copy of the full text of such adopted Ordinance. Item 9.c. - Page 18 vMU TMU VCD D -2.11 D- HCO HCO OMU' Specific IMU 2.11 D -2.4 D -2.4 GMU FOMU HMU D -2.20 RC' Use Stds D. RETAIL TRADE Drive - through retail NP CUP NP NP CUp3 NP CUP CUP CUP 16 U7 490 3 Drive - through retail only allowed within shopping centers with 3 or more major tenants SECTION 3. Severability. If any section, subsection, subdivision, paragraph, sentence, or clause of this Ordinance or any part thereof is for any reason held to be unlawful, such decision shall not affect the validity of the remaining portion of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, or clause thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, or clause be declared unconstitutional. SECTION 4. Ordinance Summary. A summary of this Ordinance shall be published in a newspaper and circulated in the City of Arroyo Grande at least five (5) days prior to the Planning Commission meeting at which the proposed Ordinance is to be adopted. A certified copy of the full text of the proposed Ordinance shall be posted in the office of the City Clerk. Within fifteen (15) days after adoption of the Ordinance, the summary with the names of those City Council Members voting for and against the Ordinance shall be published again, and the City Clerk shall post a certified copy of the full text of such adopted Ordinance. Item 9.c. - Page 18 +_T «" 1� r SECTION 5. This Ordinance shall take effect thirty (30) days after its adoption. On motion of Council Member , seconded by Council Member , and on the following roll call vote to wit: • .: The foregoing Ordinance was adopted this day of June, 2013. Item 9.c. - Page 19 WHEREAS, the applicant has filed an application for Conditional Use Permit 12 -010, and Planned Sign Program 13 -001, to approve the demolition of two existing structures (9,510 sf.), demolition of two existing pole signs and a roof sign, new construction of a 2,771 sf. drive - through restaurant (Building A), new construction of retail Building D (8,470 sf.) and retail Building H (4800 sf.), building fagade improvements for existing structures, and parking, lighting, and landscape improvements. A Planned Sign program includes two monument signs, two directory signs, wall signs for tenants, and sign program for the drive - through restaurant; and WHEREAS, on May 7, 2013, the Planning Commission recommended through Resolution No. adoption of a Mitigated Negative Declaration, approval of Development Code Amendment 13 -001, Conditional Use Permit 12 -010, and Planned Sign Program 13 -001; and WHEREAS, the City Council has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has reviewed the draft Mitigated Negative Declaration prepared for the project; and WHEREAS, the City Council of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on June 11, 2013; and WHEREAS, the City Council finds, after due study, deliberation and public hearing, the following circumstances exist: Conditional Use Permit Findings: 1. The proposed use is permitted within the subject district pursuant to the provisions of this section and complies with all the applicable provisions of this title, the goals, and objectives of the Arroyo Grande General Plan, and the development policies and standards of the City. The new construction is an expansion of the existing use, however the drive - through restaurant component is not currently allowed in the GMU zoning district. A Development Code Amendment must be approved concurrently to allow this use within the project. 2. The proposed use would not impair the integrity and character of the Item 9.c. - Page 20 0 M: 9, JUNE 11, 1' PAGE 2 of s district in which it is to be established or located. The project will improve the integrity and character of the district by addressing a much needed renovation of the property. The project will bring the property into compliance with landscaping, sign codes, and pedestrian oriented amenities required for this zoning district, as well as updates to the old utility systems. 3. The site is suitable for the type and intensity of use or development that is proposed. The shopping center is an existing use and will have a net increase of 6,700 square feet of new retail space. The site is large enough to accommodate the increase demonstrated by meeting parking and landscape requirements. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. Adequate capacity for water, sanitation, public utilities and services exist to serve the project, therefore, public health and safety will not be impacted. 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. Impacts associated with the proposed use have been adequately mitigated to ensure the use will not be detrimental to the public health, safety or welfare nor would it be materially injurious to properties and improvements in the vicinity. Planned Sign Program Findings: 1. The proposed sign is consistent with the goals, objectives, policies and programs of the Arroyo Grande general plan, specific plan, and any applicable design guidelines or approvals; The sign program is consistent by providing integral signage that is complementary to the architectural elements, removes nonconforming signage and provides pedestrian oriented signage. 2. The proposed sign conforms to applicable development standards and provisions of this title and will not be detrimental to the public health, safety and welfare; The proposed sign program meets the development standards and provisions of this title and will not be detrimental to the public health, safety and welfare. 3. The physical location or placement of the sign is compatible with the surrounding neighborhood and does not pose a safety risk. The proposed signage will be evaluated with the sight safety triangle during building permit review to prevent conflicts between vehicles and pedestrians and the final Item 9.c. - Page 21 It i iI JUNE 11, 1 of placement will reflect this requirement. New directory signage will provide pedestrian scale assistance with locating minor tenants. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo Grande adopts the mitigated negative declaration and approves Conditional Use Permit 12 -010 and Planned Sign Program 13 -001 subject to conditions of approval set forth in Exhibit "A ", attached hereto and incorporated herein by this reference. E IT FURTHER RESOLVED that this Resolution shall become effective on the effective date of Ordinance On motion by Council Member , seconded by Council Member , and by the following roll call vote to wit: • the foregoing Resolution was adopted this 11th day of June, 2013. Item 9.c. - Page 22 -T# JUNE 11, 2013 PAGE 4 of 16 licelil, MIT, F"Oul : t q RAWA —: k RMAW1,17-lI Mli - II - Item 9 c. .Page 23 JUNE 11, 2013 PAGE of CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 12-010 AND PLANNED SIGN PROGRAM 13-001 EAST GRAND AVENUE AND SOUTH ELM STREET This approval authorizes the demolition of two existing structures (9,510 sf.), demolition of two existing pole signs and a roof sign, new construction of a 2,771 sf. drive - through restaurant (Building A), new construction of retail Building D (8,470 sf.) and retail Building H (4800 sf.), building fagade improvements for existing structures, and parking, lighting, and landscape improvements. A Planned Sign Program includes two monument signs, wall signs for tenants, and sign program for the drive - through restaurant. PLANNING DIVISION CONDITIONS :_ • I •m 1. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 2. The applicant shall comply with all conditions of approval for Conditional Use Permit 12 -010 and Planned Sign Program 13 -001. 3. This application shall automatically expire one year after approval 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. 4. The applicant shall agree to defend at his /her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of said approval, or in any way relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his /her obligations under this condition. 5. All conditions of approval for the project shall be included in the construction drawings. 6. Any modification to the conceptual plans that is determined not to be in substantial conformance shall be reviewed by the Architectural Review Committee and approved by the Community Development Director. Item 9.c. - Page 24 1 7. Per Development Code standards, loading areas and roof equipment residential areas shall be adequately screened. 8. Keep access connection to the Poplar Street neighborhood and provide ADA GeMplianG Evaluate need for safety lighting and provide as necessary. 9. Increase decorative paving at East Grand Avenue and throughout center for pedestrian connections. 10. Expand the planter at Elm Street around the monument sign. 11. Traffic Commission to evaluate queuing for the carwash. 12. Reduce the driveway widths to reduce the pedestrian crossing width and add special paving. Driveways shall be constructed per commercial City Standards detail. 13. Lighting Plan details shall be added and return to ARC with LED parking lot lights. 14.Add landscape along Poplar Street. Sidewalk on Poplar shall be replaced per City Standards with an 8 ft pave -out. 15. Specify location and provide conduit for future electric car charging station. 16. Provide alternate tree species and bring landscape plan back to ARC prior to Building permit. Existing palms to be reused. 17. No stucco over foam below 8' in height. 18.Add railing on north side of Building A plaza on East Grand Avenue. Cr7��1�71�•�•7�i��C�7�fti� 19. Perform construction activities during normal business hours (Monday through Friday, 7 A.M. to 5 P.M.) for noise and inspection purposes. The developer or contractor shall refrain from performing any work other than site maintenance outside of these hours, unless an emergency arises or approved by the Community Development Director. The City may hold the developer or contractor responsible for any expenses incurred by the City due to work outside of these hours. Item 9.c. - Page 25 JUNE 11, 1 PAGE 7 of 16 ,07, NI Z191TAMIN .: 20. All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications, except as may be modified by these conditions of approval. 21. Submit three (3) full -size paper copies and one (1) full -size mylar copy of approved improvement plans for inspection purposes during construction. 22. Submit as -built plans at the completion of the project or improvements as directed by the Community Development Director. One (1) set of mylar prints and an electronic version on CD in AutoCAD format shall be required. 23. The following Improvement plans shall be prepared by a registered Civil Engineer and approved by the Community Development Department: a. Grading, drainage and erosion control, b. Street paving, curb, gutter and sidewalk, c. Public utilities, d. Water and sewer, e. Landscaping and irrigation, f. Any other improvements as required Director. 24. The site plan shall include the following: by the Community Development a. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys including existing and proposed drainage easements. b. The location, quantity and size of all existing and proposed sewer laterals. c. The location, size and orientation of all trash enclosures. d. All existing and proposed parcel lines and easements crossing the property. e. The location and dimension of all existing and proposed paved areas. f. The location of all existing and proposed public or private utilities. g. Show right -of -way for East Grand Ave., South Elm St., and Poplar St. 25. Improvement plans shall include plan and profile of existing and proposed utilities and retaining walls. 26. Provide retaining wall calculations. Calculations shall be signed and certified by a licensed professional engineer. 27. Retaining wall on Poplar Street may need to be replaced. Wall shall be evaluated and certified by a licensed professional engineer. 28. Landscape and irrigation plans are required within the public right of way, and shall be approved by the Public Works Director. In addition, the Public Works Director shall approve any landscaping or irrigation within a public right -of -way or otherwise to be maintained by the City. Item 9.c. - Page 26 JUNE 11, 2013 PAGE • •; 29. The applicant shall complete measures to neutralize the estimated increase in water demand created by the project by either: a. Implement an individual water conservation program consisting of retrofitting existing high -flow plumbing fixtures with low flow devices. The calculations shall be submitted to the Public Works Director for review and approval. The proposed individual water program shall be submitted to the City Council for approval prior to implementation; OR, b. The applicant may pay an in lieu fee for each new residential unit. 30. Trash enclosures shall be connected to an onsite oil /grease interceptor. 31.Oil /grease interceptor are required for all restaurants. WATER 32. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 33. All existing utilities not proposed to be used shall be abandoned per City Standards. Water meters on Poplar Street and Elm Street not proposed to be used shall be removed and service line shall be abandoned per City Standards. 34. Buildings required to use automatic fire sprinkler systems shall have individual service connections. A fire sprinkler engineer shall determine the size of the fire services needed for each building. 35. The two existing 6" Fire Service mains to Cookie Crock and Rite Aid shall be abandoned from the 6" main on Poplar Street. The new fire service mains shall connect to the new 8" main with Double Detector Check Valve Assemblies and FDC's per City standard. 36. The Double Detector Check Valve shall be located within or adjacent to the building. 37.Additional fire hydrants may be required by the fire department. All new fire hydrants shall be connected to the new 8" main per City standard 38. The on -site water systems that supply water to fire hydrants shall be a public facility. This will require public improvement plans and dedication of a 10 feet wide easement. 39. Provide new fire protection system. 40. A separate meter is required to serve the site landscaping. The size of the meter is to be determined by a registered professional engineer or architect. 41.All commercial buildings shall have backflow devices installed after the water meter, per City standard. Item 9.c. - Page 27 SEWER 44. Sewer line shall be upgraded from a 4" to an 8" line. 45. Show exact location of the new on -site sewer main. Sewer manhole behind existing building shall be removed and replaced. 46. All sewer laterals within the public right -of -way or easement must have a minimum slope of 2 %. 47. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. 48. Sewer shall be within an easement to the City. 49. All existing sewer mains to remain in service shall be video inspected. Video shall be inspected by City staff for condition. Identified corrections shall be repaired. 50. Obtain approval from the South County Sanitation District for the development's impact to District facilities. LANDSCAPING 51. Trees shall be planted a minimum of 10 feet behind the edge of the sidewalk. 52. Install root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. 53. No trees or shrubs to be planted in the Sight Distance Triangle. Low ground cover only. 54. Existing asphalt concrete between existing wall and sidewalk on Poplar Street shall be removed and replaced with landscaping. 55. Potential removal and replacement of the Magnolia trees on Poplar Street shall be reviewed by the Arroyo Grande Tree Guild, and followed by final approval by the Parks and recreation Commission. 56. Tree wells on Elm Street need to be removed and replaced. PUBLIC UTILITIES 57. All existing and proposed utilities shall be underground, including existing overhead utilities. Item 9.c. - Page 28 q MWOUMIJ JUNE PAGE <� of 16 1 58. Underground improvements shall be installed prior to street paving. 59. Street lights shall be placed 200' — 250' apart on streets 40' or less in width. On streets greater than 40' in width, a street lighting plan shall be designed and submitted to the Community Development Director for approval. 60. Obtain approval from the Public Works Director prior to excavating in any street recently over -laid or slurry sealed. The Director shall approve the method of repair of any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal. 61.All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned and filled with epoxy. 62. All street repairs shall be constructed to City standards. 63. Street structural sections shall be determined by an R -Value soil test, but shall not be less than 3" of asphalt and 6" of Class II AB. CURE, GUTTER, AND SIDEWALK 64. Existing sidewalks and driveways shall be brought up to City Standards. All sidewalks to be brought up to City Standards shall include sidewalk on Poplar Street. All driveways shall be per City Standard 110 -AG. 65. Existing sidewalk where cracked or displaced shall be removed and replaced per City Standards. 66. Install ADA compliant facilities where necessary. Curb ramps will be required to be brought up to or verify that ramps are already in compliance with City and State standards. 67. Curb ramp at the corner of E. Grand Ave and Elm Street, and curb ramp at the corner of Poplar Street and Elm Street shall comply with Title 24 accessibility requirements. C;R®nimr. 68. Perform all grading in conformance with the City Grading Ordinance. 69. Submit a preliminary soils report 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. 70. The floor of the trash enclosures shall slope to the back of the enclosure so as not to allow storm water to be released to the parking lot and shall be provided with a Item 9.c. - Page 29 RESOLUTION NO. JUNE 11, 2013 PAGE 11 of 16 drain inlet connected to the grease interceptor or to a landscape area for filtration. Relocate trash enclosure, if necessary, to an area avoiding impairment to it or contamination from it during flooding. DRAINAGE 71. All drainage facilities shall be designed to accommodate a 100-year-storm flow. Verify that existing drainage facilities are large enough to accommodate additional flow. 72. All drainage facilities shall be in accordance with the Drainage Master Plan. 73. The project shall comply with Low Impact Development guidelines. 74. Storm drain inlets, both public and private, will be required to be stenciled with the warning: "Drains to Creek" or other appropriate advice as directed by the City. 75. Provide drainage calculations for both onsite and offsite proposed improvements. 76. Evaluate drainage requirements from the project site into the City drainage facilities on Poplar street. At a minimum, the existing drain inlet (DI) on Poplar are to be replaced with new DI's per City standard. DEDICATIONS AND EASEMENTS 77. 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. 78. Street tree planting and maintenance easements shall be dedicated adjacent to all street right of ways. Street tree easements shall be a minimum of 10 feet beyond the right of way, except that street tree easements shall exclude the area covered by public utility easements. 79. The applicant shall dedicate pedestrian access easements to the back of the meandering sidewalk. PERMITS 80. Obtain an encroachment permit prior to performing any of the following: a. Performing work in the City right of way, b. Staging work in the City right of way, c. Stockpiling material in the City right of way, d. Storing equipment in the City right of way. Item 9.c. - Page 30 a. Map check fee for lot merger. b. Plan check for grading plans based on an approved earthwork estimate. c. Plan check for improvement plans based on an approved construction cost estimate. d. Permit Fee for grading plans based on an approved earthwork estimate. e. Inspection fee of subdivision or public works construction plans based on an approved construction cost estimate. 84. Impact fees to specific capital improvement projects as determined by the Community Development Director. AGREEMENTS 85. Inspection Agreement: Prior to approval of improvement plan, the applicant shall enter into an agreement with the City for inspection of the required improvements. 86.All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 87. Submit an engineer's estimate of quantities for public improvements for review by the Community Development Director. 88. Provide financial security for the following, to be based upon a construction cost estimate approved by the Community Development Director: a. Faithful Performance: 100% of the approved estimated cost of all public improvements, b. Labor and Materials: 50% of the approved estimated cost of all public improvements c. One Year Guarantee: 10% of the approved estimated cost of all public improvements. This bond is required prior to acceptance of the subdivision improvements. 89. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. 90. All essential project improvements shall be constructed prior to occupancy. Non- essential improvements, guaranteed by an agreement and financial securities, may be constructed after occupancy as directed by the Community Development Item 9.c. - Page 31 RESOLUTION NO. JUNE 11, 2013 PAGE 13 of 16 Director. 91. Prior to the final 10% of occupancies for the project are issued, all improvements shall be fully constructed and accepted by the City. 92. Demonstrate parking lot meets safe delivery/trash /emergency truck turning radii access throughout site. 93. The project appears to have multiple underlying lot lines a lot merger certificate or Lot Line adjustment shall be required to be submitted by the developer and recorded at the County recorder's office. BUILDING DIVISION CONDITIONS GENERAL CONDITIONS: BUILDING CODES 94. The project shall comply with the most recent editions of all California Building and Fire Codes, as adopted by the City of Arroyo Grande. 95. The applicant shall pay all applicable development impact fees prior to the issuance of a building permit. 96. An asbestos report is required prior to demolition work. DISABLED ACCESS 97. Provide complete compliance with State and Federal disabled access requirements. FIRE LANES 98. Prior to occupancy, all fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRE FLOW /FIRE HYDRANTS 99. Project shall have a fire flow based on the California Fire Code appendix III -A. 100. Prior to combustible materials being placed on site, fire hydrants shall be installed & operational, per Fire Department and Public Works Department standards. FIRE SPRINKLERS 101. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines. Item 9.c. - Page 32 JUNE 11, 1` PAGE of <, 102. Provide Fire Department approved access & sprinkler- system per National Fire Protection Association Standards. 61:2 *Q F_\ SK67 L I a]" 91 4 103. Building D shall comply with fire rating requirements such that it is separate from Building C. 104. Backflow valves shall be hidden by landscaping. 105. Electrical panels shall be located within buildings. 106. Shopping cart storage areas shall be shown on the landscape plan. 107. The final landscape plan shall be approved by the Planning Commission. 108. Parking lot trees: a. A Tristania species tree shall be located centrally in the parking strip in front of Building D. b. Tristania species are recommended in the central parking area to provide year round shade and Chinese pistache are recommended at the ends of aisles for seasonal accent color. MITIGATION MEASURES A negative declaration with mitigation measures has been adopted for this project. The following mitigation measures shall be implemented as conditions of approval and shall be monitored by the appropriate City department or responsible agency. The applicant shall be responsible for verification in writing by the monitoring department or agency that the mitigation measures have been implemented. MM III -1: Based on typical recommendations by the APCD, the project shall implement the following eight (8) Standard Mitigation Measures as stated in Table 3 -5 of the APCD's 2012 CEQA Handbook: 1) Provide good access to /from the development for transit users, 2) Pave and maintain the roads and parking areas, 3) For projects adjacent to high - volume roadways, receptor and roadway, 4) Install high efficiency heating and cooling systems, 5) Utilize high efficiency gas or solar water heaters, 6) Utilize double -paned windows, 7) Install door sweeps and weather stripping (if more are not available, 8) Install energy- reducing programmable thermostats. pedestrians, bicyclists, and plant vegetation between efficient doors and windows Item 9.c. - Page 33 1 MM IX -1: The following water quality BMPs shall be incorporated into the project: ® Run -off Control. Maintain post - development peak runoff rate and average volume of runoff at levels that are similar to pre - development levels. ® Labeling and Maintenance of Storm Drain Facilities. Label new and existing storm drain inlets with "No Dumping — Drains to Ocean" to alert the public to the destination of stormwater and to prevent direct discharge of pollutants into the storm drain. ® Common Area Litter Control. Implement a trash management and litter control program to prevent litter and debris from being carried to water bodies or the storm drain system. ® Food Service Facilities. Design the food service facility to have a sink or other area for cleaning floor mats, containers, and equipments that is connected to a grease interceptor prior to discharging to the sanitary sewer system. The cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. ® Refuse Areas. Trash compactors, enclosures and dumpster areas shall be covered and protected from roof and surface drainage. Install a self- contained drainage system that discharges to the sanitary sewer if water cannot be diverted from the areas. ® Outdoor Storage Controls. Oils, fuels, solvents, coolants, and other chemicals stored outdoors must be in containers and protected from drainage by secondary containment structures such as berms, liners, vaults or roof covers and /or drain to the sanitary sewer system. Bulk materials stored outdoors must also be protected from drainage with berms and covers. Process equipment stored outdoors must be inspected for proper function and leaks, stored on impermeable surfaces and covered. Implement a regular program of sweeping and litter control and develop a spill cleanup plan for storage areas. ® Cleaning, Maintenance and Processing Controls. Areas used for washing, steam cleaning, maintenance, repair or processing must have impermeable surfaces and containment berms, roof covers, recycled water wash facility, and discharge to the sanitary sewer. Discharges to the sanitary sewer may require pretreatment systems and /or approval of an industrial waste discharge permit. ® Street /parking lot Sweeping: Implement a program to regularly sweep streets, sidewalks and parking lots to prevent the accumulation of litter and debris. Debris resulting from pressure washing should be trapped and collected to prevent entry into the storm drain system. Washwater containing any cleaning agent or degreaser should be collected and discharged to the sanitary sewer. MM XVI -1: Prior to Building Permit Issuance: An alternative site design shall provide for an onsite storage lane parallel to the new restaurant drive - through lane to provide access to the car wash site so that vehicle queues will not cause traffic back -up on East Grand Avenue; OR documentation must be provided that demonstrates the operation of the car wash has been modified to prohibit cars from queuing on East Grand Avenue, or queuing shall be provided on the car wash site to the satisfaction of the Plannina Commission. Item 9.c. - Page 34 JUNE 11, 1 PAGE . of 6 MM XVI -2: A `Keep clear' box shall be marked on East Grand Avenue at the main entrance to the shopping center to allow left -turn entries into and exiting the center. MM XVI -3: The turn pocket median shall be redesigned to the satisfaction of the City Engineer to provide a longer westbound pocket distance entering the center than the length of the east bound left- turn pocket . MM XVI -4: Provide a "Keep Clear" box to establish the area boundaries at the project entries. Item 9.c. - Page 35 ACTION MINUTES REGULAR MEETING OF THE PLANNING COMMISSIOK DAY, 1 COUNCIL CHAMBERS, 215 EAST BRANCH ARROYO 1. CALL TO ORDER Chair Ruth called the Regular Planning Commission meeting to order at 6:00 p.m. 2. ROLL CALL Planning Commission: Commissioners Kristen Barneich, John Keen, Jennifer Martin, Lisa Sperow and Chair Elizabeth Ruth were present. Staff Present: Community Development Director Teresa McClish, Associate Planner Kelly Heffernon, Assistant Planner Aileen Nygaard, Assistant City Engineer Mike Linn, Deputy City Attorney Jon Ansolabehere, and Secretary Debbie Weichinger were present. 3. FLAG SALUTE Commissioner Keen led the Flag Salute. 4. AGENDA REVIEW None 5. COMMUNITY COMMENTS AND SUGGESTIONS None 6. WRITTEN COMMUNICATIONS None 7. CONSENT AGENDA Action: Commissioner Barneich moved, and Commissioner Keen seconded the motion to approve Consent Agenda Item 7.a. March 19, 2013 minutes, as presented. The motion passed on the following roll call vote: AYES: Barneich, Keen, Martin, Sperow, Ruth NOES: None ABSENT: None 7.a. Consideration of Approval of Minutes. Action: Approved the minutes of the Regular Planning Commission meeting of March 19, 2013 as presented. 8. PUBLIC HEARINGS 8.a. Consideration of Staff Project 13 -001; adoption of Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Corbett Creek Floodplain and Stream Restoration Project Associate Planner Heffernon presented the staff report recommending the Planning Commission adopt a Resolution adopting a Mitigated Negative Declaration and Mitigation Item 9.c. - Page 36 MINUTES APRIL 16, 2013 Monitoring and Reporting Program prepared for the Corbett Creek Floodplain and Stream Restoration Project. Associate Planner Heffernon responded to questions from the Commission regarding the proposed project. Chair Ruth opened the public hearing. There were no comments received and the public hearing was closed. Action: Commissioner Sperow moved to adopt a Resolution entitled: "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING ADOPTING A MITIGATED NEGATIVE DECLARATION (MND) AND MITIGATION MONITORING AND REPORTING PROGRAM (MMRP) AND INSTRUCTING THE CITY CLERK TO FILE A NOTICE OF DETERMINATION FOR THE CORBETT CREEK FLOODPLAIN AND STREAM RESTORATION PROJECT (STAFF PROJECT NO. 13- 001) ". Commissioner Barneich seconded, and the motion passed on the following roll call vote: AYES: Sperow, Barneich, Keen, Martin, Ruth NOES: None ABSENT: None 8.b. Consideration of Conditional Use Permit 12 -010, Development Code Amendment 13 -001, and Planned Sign Program 13 -001; Location — East Grand Avenue and South Elm Street; Applicant — Grand & Elm Properties, LP Assistant Planner Nygaard presented the staff report recommending the Planning Commission adopt a Resolution recommending approval of Conditional Use Permit 12 -001, Development Code Amendment 13 -001 and Planned Sign Program 13 -001 to the City Council. Assistant Planner Nygaard reported that she spoke with Mr. Dias, owner of the car wash and he indicated he is supportive of the project but concerned with losing the internal entrance to the car wash, safety, and loss of business. She also spoke with a resident on Poplar Street who expressed concern with traveling from Poplar onto Elm Street as she has trouble getting out due to the driveway exit at the south end of the center. Assistant Planner Nygaard and Community Development Director McClish responded to questions from the Commission regarding the proposed project. Jennifer Daw, representative, Perkowitz & Ruth Architects, presented the proposed project and responded to questions from the Commission. David Shender, P.E., Linscott Law & Greenspan, Engineers, the applicant's traffic engineer, indicated that the site plan improves existing hazardous conditions; presented the improvements for the shopping center as it relates to traffic; and presented the following suggestions for the car wash to manage its own traffic: 1) put a drive aisle onto the car wash property adjacent to the building; 2) move awning over to the eastern portion creating additional queuing area on car wash side to accommodate the hand wash operation; 3) reverse flow of traffic to come in off of South Elm Street instead of coming in off of East Grand Avenue; and responded to questions from the Commission. Item 9.c. - Page 37 Chuck Foley, Hirsch & Associates, Inc., landscape architect, addressed the Commission's questions and concerns of the proposed landscaping for the project. Chair Ruth opened the public hearing. Del Clegg, owner of Cookie Crock Market, supports the proposed shopping center; does not think the pedestrian access is needed from Poplar Street; the monument sign is an improvement; the project infrastructure will be improved; likes the wider entrances off of East Grand Avenue instead of smaller ones; likes the enhancement on the back of building; and stated he and his staff is pleased with the proposed project. Cythnia Harrigan, proprietor of The Girls restaurant, supports closing off the pedestrian access from Poplar Street because it is dark and hazardous; the center needs an upgrade; does not feel the developers should have to accommodate the car wash; is in support of the proposed project; and asked the Commission to approve the proposed project. Community Development Director McClish and Assistant City Engineer Linn responded to questions from the Commission regarding vehicular access for the car wash with particular regard to the Development Code Amendment. Commissioner Barneich provided the following comments: likes the project and architecture; would like to see the previous Preapplication landscape suggestions made on the plan; agrees with staff on the signs (need to be scaled back); would concur with the Commission on the pedestrian access from the neighborhood; can only make the findings if Omni -Means mitigations are incorporated into the project; cannot support the proposed project at this time; and would like to see the proposed project come back before the Planning Commission with revisions. Commissioner Keen provided the following comments: expressed concern with the Planned Sign Program; i.e. the temporary banners and portable signs being allowed, hesitate to approve those type of signs; all parking lot lights should be LED; electrical free standing box should be inside; it would be unfair to turn down the project because of a problem that Bob's Car Wash has; supports the Development Code Amendment; landscape needs some minor changes; and is ready to vote for the project tonight. Commissioner Sperow provided the following comments: the proposed project is nice; likes the materials, variety of colors, the fountain, and the landscape; the developer should comply with the signs; would be ok either way on the pedestrian access; the Commission has an obligation to ensure the safety of the people and is very concerned with circulation with respect to the car wash; otherwise supports the Development Code Amendment; in favor of recommending to the City Council with some type of caveat that the Commission has some safety concerns and does not want to see car accidents created; and does support the project. Commissioner Martin provided the following comments: agree that the signage should meet City standards; would like the traffic aisles to line up; prefer two lanes on each side with a median; does not want to see it down to one driving lane, the access off of Poplar Street should be left to the owners of the center to decide; the Development Code Amendment is acceptable; likes the proposed project; not in favor of the alternate plan from Omni - Means; cannot put the car wash queuing problems on the responsibility of the shopping center; can make the findings; the owner Item 9.c. - Page 38 PLANNING COMMISSION PAGE 4 MINUTES APRIL 16, 2013 of the proposed development cannot change something on someone's else's property to fix a potential traffic problem; ready to move forward; and agree with landscaping and lighting improvements. Commissioner Ruth provided the following comments: likes the upgrading of the property; let the developer /tenant decide on the access from Poplar; cannot make the findings the way it is designed now as there is a safety issue; and feels that Building A does not comply with the Design Guidelines, ok with the drive -thru; cannot support the proposed project at this time, as the findings cannot be made. Commissioner Keen suggested having the cars queue on East Grand Avenue in the vehicle parking lane but a fire hydrant and pole may need to be relocated. Chair Ruth added she is not in favor of handing the City Council this proposed project with some unanswered questions. Action: Commissioner Ruth moved to continue this item to a date certain of May 7, 2013 with the following items to be addressed: traffic issues to the east of the entrance on East Grand Avenue; dealing with queuing into the car wash issue; deal with Design Guidelines for pedestrian connection; signs, rear pedestrian access, landscape, and LED lights; equipment on roof be screened; electrical boxes; and get the Traffic Commission input on the revised traffic study dated April 5, 2013. Commissioner Sperow seconded, and the motion passed on the following roll call vote: AYES: Ruth, Sperow, Barneich, Keen, Martin NOES: None ABSENT: None The Commission took a break at 8:55 pm. and reconvened at 9:08 pm. 9. NON - PUBLIC HEARING ITEM 9.a. Proposed 2013/14 FY through FY 2017/18 Capital Improvement Program Assistant City Engineer Linn presented the staff report recommending the Planning Commission review and consider a recommendation to the City Council regarding the proposed Capital Improvement Program presented by the Community Development Department to determine consistency with the General Plan. Community Development Director McClish and Assistant City Engineer Linn responded to questions from the Commission regarding the proposed 2013/14 FY through FY 2017/18 Capital Improvement Program. 10. NOTICE OF ADMINISTRATIVE DECISIONS SINCE APRIL 2, 2013 This is a notice of administrative decision for minor use permits, including any approvals, denials or referrals by the Community Development Director. An administrative decision must be appealed or called up for review by the Planning Commission by a majority vote. Case No. Applicant Address Description I Action Planner DR 13 -001 JB Ventures, LLC Stillwell Dr Lot #3 Review of plans for a residence in the Ch, rry Creek subdivision. A A. Nygaard Item 9.c. - Page 39 PLANNING COMMISSION MINUTES APRIL DR 13 -006 Robert Spencer 208 Grace Lane Review of plans for a residence A K. Lot #1 in the Grace Lane subdivision. Heffernon DR 13 -007 LHB & Assoc. 313 Myrtle Drive Review of plans for a residence A K. Lot #26 in the Cherry Creek subdivision. Heffernon TUP 13 -008 Cassandra Clarke 400 Traffic Way Snow cone cart operation at the A M. subject property. Downing_ TUP 13 -009 Five Cities Vineyard 1139 E. Grand Fundraiser BBQ on Saturday A M. Church Avenue Aril 27, 2013. Downin Commissioner Ruth reported that the Design Reviews above were discussed at ARC and is within the Guidelines. In answer to Commissioner Ruth's question, Community Development Director McClish indicated the snow cone cart has a Temporary Use Permit for a two year period. In answer to Commissioner Barneich's question, other vendors could be allowed if they came in for a permit. 11. COMMISSION COMMUNICATIONS Commissioner Sperow reported her neighbor expressed concern with not being notified of a new home being built on adjacent lot. Community Development Director McClish reported that notification was not required. Commissioner Ruth reported she attended the April 15th Special ARC meeting and reported that the owners of Village Centre, located on West Branch Street wants to paint the building colors, install new lighting, and awnings. The proposed project will go back to ARC for approval. 12. STAFF COMMUNICATIONS None 13. ADJOURNMENT On motion by Commissioner Keen, seconded by Commissioner Barneich and unanimously carried, the meeting adjourned at 9:26 p.m. ATTEST: DEBBIE WEICHINGER SECRETARY TO THE PLANNING COMMISSION AS TO CONTENT: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR (Approved at PC Mtg May 7, 2013) ELIZABETH S. RUTH, CHAIR Item 9.c. - Page 40 ACTION TUESDAY, MAY 7, 1 COUNCIL ' BRANCH ARROYO - . CALIFORNIA 1. CALL TO ORDER Chair Ruth called the Regular Planning Commission meeting to order at 6:03 p.m. 2. ROLL CALL Planning Commission: Commissioners Kristen Barneich, John Keen, Jennifer Martin, Lisa Sperow and Chair Elizabeth Ruth were present. Staff Present: Community Development Director Teresa McClish, Assistant Planner Aileen Nygaard, Interim Assistant Planner Matt Downing, Deputy City Attorney Jon Ansolabehere, and Secretary Debbie Weichinger were present. 3. FLAG SALUTE Commissioner Martin led the Flag Salute. 4. AGENDA REVIEW None 5. COMMUNITY COMMENTS AND SUGGESTIONS None 6. WRITTEN COMMUNICATIONS None 7. CONSENT AGENDA Action: Commissioner Keen moved, and Commissioner Barneich seconded the motion tc approve Consent Agenda Item 7.a. April 16, 2013 with the following modifications: page two, under 8.b., second paragraph, correct spelling error from "loosing" to "losing" and on page four, include in the Action: "electrical boxes ". The motion passed on the following roll call vote: AYES: Keen, Barneich, Martin, Sperow, Ruth NOES: None ABSENT: None 7.a. Consideration of Approval of Minutes. Action: Approved the minutes of the Regular Planning Commission meeting of April 16, 2013 as modified. 8. PUBLIC HEARINGS 8.a. Continued Consideration of Conditional Use Permit 12 -010, Development Code Amendment 13 -001, and Planned Sign Program 13 -001; Location — East Grand Avenue and South Elm Street; Applicant — Grand & Elm Properties, LP Assistant Planner Nygaard presented the staff report recommending the Planning Commission adopt a Resolution recommending that the City Council adopt the mitigated negative declaration Item 9.c. - Page 41 PLANNING • • MINUTES MAY 7, 2013 and approve the project; and direct staff to schedule Conditional Use Permit Case #93 -508 for Bob's Car Wash for review on May 21, 2013. Deputy City Attorney Jon Ansolabehere indicated that the project before the Commission is the proposed shopping center; that questions and comments should be related to the shopping center; and responded to Commissioners' questions. Community Development Director McClish and Assistant Planner Nygaard responded to questions from the Commission regarding the proposed project. Jennifer Daw, representative, Perkowitz & Ruth Architects, passed new plans out to the Commission; indicated that they have listened to the Planning Commission's comments, and went back to the Traffic Commission. The Traffic Commission agreed with Planning Commission and did not support the on -site storage lane. Ms. Daw presented the revised circulation plan; landscape plan, and monument signs; is in support of closing off the access to Poplar Street; and responded to questions from the Commission. Chair Ruth opened the public hearing. John Belcher, San Luis Obispo, attorney representing Mr. Dias of Bob's Car Wash, opposed staff's recommendation of the Commission reviewing Conditional Use Permit 93 -508 for Bob's Car Wash and spoke in support of the Omni -Means on -site storage lane proposal., and noted that findings for drive - through restaurants state that there cannot be impacts neighborhood properties. Del Clegg, owner of Cookie Crock Market, supports closing the pedestrian access from Poplar Street. Cythnia Harrigan, proprietor of The Girls restaurant, supports closing off the pedestrian access from Poplar Street. In answer to Commissioner Keen, Ms. McClish suggested including a condition to provide a collection point for carts in the parking lot. Hearing no further comments, Chair Ruth closed the Public Hearing. Commissioner Sperow provided the following comments: there is still some concern about the queuing issue; likes the design changes, likes the signs; the project will have some type of impact on the car wash; and is ready to approve the project as is, but without pulling the Conditional Use permit for Bob's Car Wash. Commissioner Martin provided the following comments: prefers the site plan with the plaza up against the building; aligning the drive aisles and the medians will work really well; agrees with the Traffic Commission findings that the applicant is not responsible for the car wash queuing; suggested to perform a test closing the car wash driveway; can go either way on the stairs that access Poplar Street -- should be decided by the owners of the shopping center; and likes the trees; and is ready to approve the project. Item 9.c. - Page 42 ► I oo 0 TLJ Commissioner Keen provided the following comments: objects to mitigation measure; in the Resolution, Exhibit "A ", Condition No. 7. suggests clarifying the screening requirement; the Traffic Commission expressed concern with the truck turning movement at the first eastbound driveway entrance on East Grand Avenue; Condition No.18, may need to be modified if the plaza is located next to the street; the backflow devices should be hidden on the landscape plan; free standing electrical boxes need to be screened; clarify the location of the left in /right out driveway onto to Elm Street. Commissioner Barneich provided the following comments: ready to move forward with the project; likes the changes that came back to the Commission, including the mitigation measures incorporated into the project; likes plaza closer to the building; the detail on the landscape between the sidewalk and drive through lane fronting East Grand Avenue needs work; the tree still needs to be added in front of Building D in the parking bay; the tree species have been addressed but not locations. Commissioner Ruth provided the following comments: concerns have been satisfied; it is not the developers problem to have to solve the conflict with Bob's car wash; is in favor of the queuing mitigation measure; is in favor of the Planning Commission revisiting the Conditional Use Permit for Bob's Car Wash; the new plan meets the intent of the Design Guidelines; likes the arch and would like to see landscaping that shields the view of the drive though; likes moving the plaza over to the restaurant; would like landscape plan to come back to the Commission; designate a shopping cart area; Condition of Approval No.18 relating to the railing around the plaza is still needed; the southern access will be lighter and brighter, it would make sense to have neighborhood access remain; in favor of the current design and mitigation measure; and ready to move forward with this project. Action: Commissioner Keen moved to adopt "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION, AND APPROVE CONDITIONAL USE PERMIT 12 -010; DEVELOPMENT CODE AMENDMENT 13 -001, AND PLANNED SIGN PROGRAM 13 -001; LOCATED AT 1205 EAST GRAND AVENUE (SOUTHWEST CORNER OF EAST GRAND AVENUE/SOUTH ELM STREET INTERSECTION); APPLIED FOR BY GRAND AND ELM PROPERTIES, LP', as modified to include leaving the Poplar access with existing stairs open; in Condition of Approval No. 7 remove the wording "adjacent to residential areas "; modify Condition of Approval No. 18 "add railing at north end of Building A plaza; add the following conditions: hide backflow valves with landscaping; the electrical panels shall be located inside the building; designate shopping cart storage areas in the landscape plan; the landscape plan shall come back before the Commission; Tristania be added in front of Building D in the center of the parking bay; the screening for the drive through lane should be increased and consider larger tree species; recommend using Tristania for parking spaces for year around shade; use Chinese Pistache at the end of the parking bays for color accent; and that Conditional Use Permit Case No. 93 -508 for Bob's Car Wash be reviewed separately by the Planning Commission. Commissioner Barneich seconded, and the motion passed on the following roll call vote: AYES: Keen, Barneich, Martin, Sperow, Ruth NOES: None ABSENT: None The Commission took a break at 7:47 pm. and reconvened at 7:55 pm. Item 9.c. - Page 43 • 1 MAY 7, 2013 9.a. Review of Landscape and Lighting Details for Conditional Use Permit 13 -001; Location — 1390 West Branch Street (Panera Bread); Applicant — NKT Development Interim Assistant Planner Downing presented the staff report recommending the Planning Commission adopt a Resolution approving the landscaping and lighting details and denying parking lot configuration due to use of compact parking, consistent with the conditions of approval. Interim Assistant Planner Downing responded to questions from the Commission regarding the proposed project. Mike Peachey, representative, MW Architects and resident, Rosemary Lane, spoke in support of the project and addressed the Commission's questions and concerns of the proposed project. Chair Ruth opened the public comment period. Hearing none, the public comment period was closed. Action: Commissioner Martin moved to adopt "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING LANDSCAPING AND LIGHTING DETAILS; LOCATED AT 1390 WEST BRANCH STREET (NORTHWEST CORNER OF WEST BRANCH STREET /CAMINO MERCADO INTERSECTION); APPLIED FOR BY NKT DEVELOPMENT'; as modified to replace the four compact spaces with standard spaces, including the loss of one space to accommodate the pedestrian path with four stairs. Commissioner Sperow seconded, and the motion passed on the following roll call vote: AYES: Martin, Sperow, Barneich, Keen, Ruth NOSE: None ABSENT: None 10 NOTICE OF ADMINISTRATIVE DECISIONS SINCE APRIL 16, 2013 None 11. COMMISSION COMMUNICATIONS Commissioner Sperow said she attended the ARC meeting and the Peoples' Self Help Housing project will be coming back before the Commission as an administrative item. Commissioner Ruth said Pier 1 is going up and looking good. Commissioner Barneich indicated she will provide her summer schedule relating to Planning Commission meetings. 12. STAFF COMMUNICATIONS • Appointment of Planning Commissioner to Serve as a Representative on the Bridge Street Bridge Formation Committee Item 9.c. - Page 44 .. MINUTES MAY 7, 2013 Commissioner Barneich volunteered to serve as a representative on the Bridge Street Bridge Formation Committee and the Commission concurred. 13. ADJOURNMENT On motion by Commissioner Keen, seconded carried, the meeting adjourned at 8:25 p.m. DEBBIE WEICHINGER SECRETARY TO THE PLANNING COMMISSION AS TO CONTENT: by Commissioner Barneich and unanimously TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR (Approved at PC Mtg ) ELIZABETH S. RUTH, CHAIR Item 9.c. - Page 45 1. CALL TO ORDER Chair Hall called the meeting to order at 6:00 p.m. 2. ROLL CALL Traffic Commissioners Commissioner absent Commissioner Matthew Brownlee, Commissioner Jim Carson, Commissioner Steven Ross and Chair Zachary Hall were present. Commissioner Gary Borda Staff present: Mike Linn, Assistant City Engineer; Aileen Nygaard, Assistant Planner; Beau Pryor, Police Commander; Debbie Weichinger, Traffic Commission Clerk; Jane Covert - Lannon, Office Assistant II. 3. PLEDGE OF ALLEGIANCE Commissioner Carson led the pledge of allegiance. 4. COMMUNITY COMMENTS AND SUGGESTIONS Aaron Henkel, South Alpine Street, stated that there were two way left turn lanes onto side streets from East Grand Avenue that were dangerous and needed to be changed. He stated that he had several near -miss head on collisions in these lanes. He stated that the lanes should be left turn channelizations throughout the City to make for safer left turns. Assistant City Engineer Michael Linn said that staff is aware of this issue and will include the changes in the striping scope of work for pavement management projects this summer. 5. CONSENT AGENDA 5.a. Approval of Minutes Action: Commissioner Ross moved to approve the minutes of February 25, 2013, Commissioner Brownlee seconded, and the motion unanimously passed by voice vote. 6. BUSINESS ITEMS 6.a Review of Alternative On -Site Storage Lane Traffic Mitigation Measure for Conditional Use Permit 12 -010 -1205 East Grand Avenue (Arroyo Grande Shopping Center) Assistant City Engineer Michael Linn presented the staff report on the proposed shopping center's traffic issues and responded to Commissioners' questions. Item 9.c. - Page 46 Chair Hall opened the item to public comment. Jennifer Daw, representative of Perkowitz & Ruth Architects, asked that the Omni Means Traffic Study Review onsite storage lane mitigation recommendation be denied. Ms. Daw presented to the Commission a Circulation Plan, prepared by Perkowitz & Ruth Architect, dated 04 -22 -2013, gave the history of discussions with the car wash and talked about the circulation. Ms. Daw recommended the denial of the alternative plan of shifting the siting of the drive - through building west by twelve feet to enable placement of a separate lane to queue up between the fast food establishment and the car wash because if the applicant is forced to do this, then the building would not be leasable. Ms. Daw asked that the Traffic Commission accept the new site plan dated 4 -22 -13 prepared by Perkowitz & Ruth Architects. Ms. Daw stated that the position of the applicant is that the car wash is on a separate parcel and not the responsibility of the center owner. In addition, she indicated that the car wash did not obtain an access easement when they received approval for their conditional use permit in 1993. Aaron Henkel said that the trucks turning from East Grand Avenue into the center will hit and damage the curb and gutter if the driveways are not widened; this is a problem that has been ongoing since the center was built; suggested closing the number one lane and installing channelization through the driveway to make it right turn only; need to re- profile driveway. If you move the fast food restaurant, you will move the problem; and indicated the car wash has prescriptive rights. Bob Dias, owner of the car wash, explained how vehicles queued to access his business. He suggested as a test case, to block his driveway on East Grand Avenue to see how traffic would be affected. He stressed that approval of the current plan will cause massive traffic problems on East Grand Avenue. There were no further comments received and the public comment period was closed. The following comments were provided by the Commissioners: Commissioner Brownlee stated that the City should not force another land owner to accommodate someone else; supports the plan without the lane; and the truck turn movement should be researched. Commissioner Carson stated that he supports the Omni Means Traffic Study Review; Pad A should be constructed so people do not have to cross a vehicle lane to access the building; the developer has no rights to create an unsafe condition; the City could be sued if the City creates a dangerous condition; from a traffic study perspective, prefers the Omni Means Traffic Study Review onsite storage lane mitigation; there is not enough room for vehicles to queue up off of South Elm Street; and does not believe the car wash has prescriptive rights. Commissioner Ross agrees that the truck turning situation be evaluated; does not agree with the Omni Means Traffic Study Review onsite storage lane mitigation; does not believe that the City has the right to take away the developer's property; negotiations should be between the developer and the car wash; and stacking will be an issue on East Grand Avenue due to safety. Commissioner Ross questioned if there has been a right of way established by the car wash. Phil Fontes, property owner /developer, said per his land attorney, there is no prescriptive right to use the property. Mr. Dias said his attorney feels there is a prescriptive right. Item 9.c. - Page 47 Michael Linn stated that the pork chop lane is located south of the car wash, and the lack of a motion or a vote on the agenda was his oversight. Ms. Daw presented a plan with an alternative siting of the fast food building. She explained that siting the building directly adjacent to East Grand Avenue creates traffic circulation impacts, mostly due to the reconfiguration of the parking lot, and complicates truck deliveries. Upon being questioned by the Commission, John Keen explained that the Planning Commission realized that the Traffic Commission did not have an opportunity to review the alternative lane configuration or the updated Omni Means Traffic Study Review at their February 25, 2013 meeting. The Planning Commission requested the Traffic Commission's input. ACTION: Commissioner Ross made a motion to advise Planning Commission acceptance of the configuration on the 4 -22 -13 Perkowitz & Ruth Architects plan and not go with the Omni Means Traffic Study Review onsite storage lane mitigation. The motion was seconded by Commissioner Brownlee. Chair Hall amended the motion to reject the Omni Means Traffic Study Review onsite storage lane mitigation and approve the applicant's proposal with the caveat that the City Attorney be consulted as to the following: a) Are prescriptive rights applicable to the car wash? and b) Is there any liability issues connected with the City approving the project? Chair Hall requested that if the City Attorney believed either of the above to be applicable, that the project would come back to the Traffic Commission for further discussion. Commissioner Ross moved to accept the amended motion and Commissioner Brownlee seconded the motion. The motion passed on the following roll call vote: AYES: Ross, Brownlee, Hall NOES: Carson ABSENT: Borda 6.b. Review of Safety Concerns at the Fair Oaks Avenue and Walnut Street Intersection Assistant City Engineer Michael Linn presented the staff report to review safety concerns at the Fair Oaks Avenue and Walnut Street intersection; and recommended against the placement of additional safety measures due to a lack of accident history at the intersection. He emphasized that if the intersection was constructed today, with the current requirements, stop signs would not be placed on the dominant street, Fair Oaks Avenue. Mr. Linn stated the City received a letter in January expressing concern about the safety of the above referenced intersection. The letter requested: 1) Bot dots to slow drivers, 2) post a flashing sign to warn drivers of stop sign or 3) remove the stop signs if one of the above two cannot be accomplished. Aaron Henkel said that if this was new construction the stop signs would not be put up and recommended taking the Stop signs out. Michael stated that later in the summer there would be a micro sealing project and it would be a good time to remove the stop signs if that was the decision and do the appropriate striping at that time. Police Commander Beau Pryor stated that since receipt of the letter, the Police Department has increased patrols and only had minimal citations issued. He concurred that there was not a history of accidents in the area. He also agreed that the stop signs should be removed. ACTION: Chair Hall made a motion to remove the stop signs at Fair Oaks and Walnut on the East and West bound lanes. Commissioner Ross seconded and the motion passed on the following roll call vote: Item 9.c. - Page 48 AYES: Brownlee, Ross, Carson, Hall NOES: None ABSENT: Borda 7. STAFF COMMUNICATIONS Assistant Engineer wished Chair Hall a Happy Birthday from Staff. COMMISSION 8. • • None Chair Hall adjourned the meeting at 7:26 p.m. Zachary Hall, Chair ATTEST: Jane Covert - Lannon Office Assistant II Item 9.c. - Page 49 J _ To: City of Arroyo Grande Date: April 5, 2013 Attn: Teresa McClish Project: Arroyo Grande Shopping Center TIS Peer Review From: Marty Inouye, Todd Tregenza Re: Review of Updated Traffic Study Job No.: 25- 1275 -23 File No.: C1701MEMOOI.DOCX CC: BACKGROUND & INTRODUCTION In a letter dated February 22, 2013, OMNI -MEANS provided summary of a peer review for the Traffic Impact Study for the Arroyo Grande Shopping Center Project (February 19, 2013) prepared by Linscott, Law and Greenspan, Engineers. The letter included four (4) comments addressing some concerns regarding the study methodologies and conclusions. Since that time, Linscott, Law and Greenspan, Engineers updated the traffic study and responded to OMNI - MEANS'S comments in a memorandum dated March 18, 2013 from David Shender to Mike Linn. The City has since asked OMNI -MEANS to review the updated traffic study. This memorandum provides a review of the updated traffic study (and accompanying memorandum). This memorandum will first review how OMNI- MEANS'S original comments were responded to, and then subsequently will address some outstanding issues that have been discussed between OMNI -MEANS and the City since the original comment letter was submitted and the updated traffic study was reviewed. RESPONSE TO ORIGINAL COMMENTS In this section, OMNI - MEANS'S comments from the February 22, 2013 letter will be provided in italics. Below each comment, a summary of the response will be provided, as well as OMNI- MEANS's conclusions from the updated traffic study. Comment 1: The ten year historical traffic volume data for US 101 that was used to forecast Year 2030 traffic conditions produces a very low traffic growth increase. We feel that this methodology does not provide a truly accurate assessment ofpotential traffic growth within the City. Based upon data obtained from the City's travel demand model, the 4.5% traffic growth increase should be revised as follows; Grand Avenue 30 %, Oak Park Boulevard 20 %, Elm Street 10 %, Halcyon Road 25%. Response Summary: The March 18, 2013 memorandum states that the traffic growth was increased in the updated traffic study, per OMNI - MEANS'S comment and growth projections. This response satisfies the intent of our original comment. Comment 2: The proposed site plan includes an on -site intersection of two drive isles at the primary Grand Avenue Driveway only 40 feet away from Grand Avenue. Vehicular movements at this intersection will result in potential on -site congestion and may result in vehicles attempting to enter the site backing out onto Grande Avenue. Without correction this condition represents a significant safety concern based upon the potential of rear end collisions on Grand Avenue. The site plan should be modified to eliminate this intersection and extend the on -site throat depth associated with the main project driveway. This may 943 Reserve Drive, Suite 100, Roseville, CA 95678 — (916) 782 -8688 fax (916) 782 -8689 Item 9.c. - Page 50 5, 2013 require the closure or reorientation of the first eastlwest drive isle to one -way movements. In addition, the site plan should be modified to either add a second northbound outbound lane at the main Grand Avenue driveway (one left -turn lane and one right -turn lane) or to eliminate the second northbound lane located in the center drive isle. Response Summary: The March 18, 2013 memorandum states that the access to the Pad A parking area immediately south of East Grand Avenue was modified to provide outbound traffic only from the proposed fast food restaurant. Keep clear markings were also added to the parking lot to help alleviate any congestion at the internal intersection in question. This response mostly satisfies the intent of our original comment, however some outstanding concerns remain. OutstandinIZ Concerns: OMNI -MEANS is concerned about the dual northbound travel lanes at this intersection leading to the driveway on East Grand Avenue not lining up properly. This skewed alignment could result in driver confusion and possible collisions (see attached Site Plan markup at end of memorandum). This alignment issue should be addressed. OMNI -MEANS also believes that while the "Keep Clear" markings are helpful, they would be more helpful if a "Keep Clear" box were provided as presented in Option B below rather than just a legend as in Option D. Figure 3B -73 (CA). Do Not Block Intersection Markings R10 -7 (the R10 -7 sign may also he mounted over the roadway) Option B: Option D: Box with "DO NOT BLOCK," "KEEP `DO NOT BLOCK," "KEEP CLEAR;' CLEAR," or similar text only message or similar text only message (no box) Comment 3: Access into the projectfr°om westbound Grand Avenue is constrained by the existing center raised median island located just east of the South Elm Street intersection. The distance from the raised center median to the first project driveway is only 40 feet. This would provide storage for only two closely 943 Reserve Drive, Suite 100, Roseville, CA 95678 - (916) 782 -8688 fax (916) 782 -8689 Item 9.c. - Page 51 5, 2013 spaced vehicles. If more than two vehicles queue at this location the third vehicle would back into the inside through lane on Grand Avenue representing a significant rear end collision safety issue. Existing and Year 2030 95th percentile vehicular queuing conditions for this westbound left -turn movements entering the site on should be identified, and compared with available 40 foot storage. If additional storage is required, improvements to the Grand Avenue median and median island, or modification of the site plan should be recommended to provide the required left -turn storage for both Existing and Year 2030 conditions. This vehicular queuing analysis discussed above should take into account the potential effects of the Grand Avenue /South Elm Street intersection traffic signal red phase eastbound through movement queues. These queues may impede the westbound left -turn into the main project driveway and result in longer westbound left -turn vehicle queues. Traffic signal timing cycle lengths and phase splits for the Grand Avenue /South Elm Street intersection should be verified with actual field timing plans. The use of short 60 to 80 second cycle lengths appears incorrect. Longer cycle lengths will affect the intersection vehicular queuing analysis. In addition, the HCM intersection peak hour capacity analysis should include PHF values based upon actual peak hour intersection turning movement traffic counts. Response Summary: The March 18, 2013 memorandum states that the 40 -foot storage length for left turns will be adequate to satisfy PM peak hour demand in the short term. However, the response acknowledges that in the future, the eastbound queue at the adjacent intersection may spill over into the driveway entrance thereby blocking inbound left turns from westbound East Grand Avenue. The response indicates that the applicant will essentially fund relocation of the landscaped median if the pocket needs to be lengthened at a time when the City's monitoring of the situation indicates it is needed (provided that occurs within 5 years). Outstanding Concerns: OMNI -MEANS is concerned that this solution may fall short of what is required to mitigate a potentially significant project impact. Currently the eastbound left turn pocket storage at East Grand Avenue at Elm Street is —100' long but only currently serves between 20 to 30 vehicles during peak demand. Because this turn is not expected to experience much growth cumulatively, the storage could comfortably be shortened by 30 feet. This will allow the westbound left turn pocket into the project to be extended by 30 feet (see attached Site Plan markup at end of memorandum). OMNI -MEANS recommends implementing this improvement in the short term as a project mitigation measure. It is also recommended that a "Keep Clear" zone be striped on East Grand Avenue so that if the eastbound queue from Elm Street extends beyond the inbound left turn into the project, an open channel is provided into the site. This will prevent westbound left turns from queuing into the westbound through movement on East Grand Avenue (see above in Comment 2 re: Option B from CA -MUTCD Figure 3B -18). Comment 4: The location of the driveway on South Elm Street directly south of the car wash driveway represents a potential safety situation. The location of this driveway directly adjacent to the car wash driveway presents drivers with site distance issues and conflicting turning movements that may contribute to accident potential. A reciprocal access agreement with the car wash property should be explored to combine these two driveways into one single driveway. If this agreement is notpossible this driveway should be closed. Response Summary: The March 18, 2013 memorandum states that the project does not intend to consolidate any driveways with the adjacent carwash. The applicant also proposes to restrict the Elm Street project driveway to right turns only. OMNI -MEANS agrees that this will benefit operations in an area with very closely spaces driveways in close proximity to the East Grand Avenue / Elm Street intersection. 943 Reserve Drive, Suite 100, Roseville, CA 95678 - (916) 782 -8688 fax (916) 782 -8689 Item 9.c. - Page 52 April 5. 2013 Outstanding Concerns: The City is concerned, and OMNI -MEANS concurs, about queuing of inbound vehicles to the car wash from East Grand Avenue. Currently, vehicles stack into the project parking lot while waiting to use the car wash. However, under the proposed site plan, this cross -lot access will be closed and vehicles will queue onto the East Grand Avenue sidewalk and into the eastbound travel lanes when they cannot stage on -site at the car wash. To remedy this impact, it is proposed that an on -site storage lane is provided between the proposed fast food drive through aisle and the car wash site (see attached Site Plan markup at end of memorandum). Vehicles can then enter the car was from the Elm Street access and queue up on -site rather than on the street. This would require the fast food project to shift —12' west of its place on the current site plan. A —12' shift to the west may also help with the on -site alignment issues for the northbound outbound lanes, identified in the Comment 2 "Outstanding Concerns" section. The second southbound lane in the main driveway is not likely needed from a capacity or circulation perspective, and could be reduced to a single lane if needed for the westward shift. i SITE PLAN MARK -UP E i 1 I -WON � N)1t.ki I. �# s SCREEN WALL EA T GRAND AVENUE I i ?`0. 0'.0' 14-g' 04) W NOT if r F leiaoiq;' CLEq L'NIW PAVING -�'s � (N) p xh AREA � ��°°��..,, (E)CAR WASH DRIVEWAY ' \ � ENTRANCE TO REMAIN KEA f ` t 12 P D/T J N.A.P. ,r�,,x� -a ., ,�1 . " -0' ±2,771 I I 5 (E) DRIVEWAY TO �uF REMAIN /lN J I 4 943 Reserve Drive, Suite 100, Roseville, CA 95678 — (916) 782 -8688 fax (916) 782 -8689 Item 9.c. - Page 53 Perkowitz+Ruth A R C F11 T E C T S Date: May 31, 2013 To: Teresa McClish, Community Planning Director From: Jennifer Daw, Entitlements Manager CC: Phil Fortes; File Project: ARROYO GRANDE SHOPPING CENTER Re: OMNI -MEANS Traffic Review Letter Dear Teresa, Project No.: 12062- 11 -R11 File No.: 2LT This firm ( "Perkowitz + Ruth ") represents Grand & Elm Properties, LP ( "Arroyo Grande Shopping Center"), This memorandum is in response to the OMNI -MEANS Peer Review comment letter dated April 5, 2013. Background: Arroyo Grande Shopping Center proposes to close the "informal westerly drive- access" between the shopping center and the adjacent use for the placement of the drive -thru lane for Building Pad "A ". Currently, vehicles queue onto the shopping center to utilize the adjacent use property. OMNI -MEANS is concerned about the queuing of (potential) inbound vehicles to the adjacent use from East Grand Avenue with the proposed driveway access closure. To remedy this mitigation impact, OMNI -MEANS proposes an on -site storage lane between Building Pad "A" drive through aisle and the adjacent use. This shift results in a 12' shift to the west to incorporate the on -site storage lane'. The proposed on -site storage lane is for the sole benefit of the adjacent use as it allows their patrons to queue up on -site (shopping center) rather than on the street. In addition, OMNI -MEANS believes that the second southbound lane in the main driveway is not likely needed from a "capacity of circulation perspective and could be reduced to a single lane with the westward shift." Issues with Alternative Design Grand & Elm Properties, LP respectfully does not support the OMNI -MEANS alternative design plan. Although the proposed on -site storage lane addresses the (potential) adjacent use queuing impacts on East Grand Avenue, the on -site storage lane creates additional internal issues within the shopping center. As mentioned, the on -site storage lane results in a 12' shift to the west to incorporate the storage lane. However, the overall Building "A" pad shift is approximately 30' (which includes drive- 1 OMNI -MEANS Memorandum, dated April 5, 2013 Memo to AG re Omni Means Study,docx Item 9.c. - Page 54 Perkowitz A R C 1-11 T E C T S thru lane and required setbacks). It is assumed that a landscape strip will be required to screen the two drive -thru lanes to provide some aesthetic design. Shifting Building Pad "A" creates the following internal site issues: Parking: Arroyo Grande Shopping Center currently is parked at 372 parking spaces per the Arroyo Grande Municipal Code2. Shifting Building Pad "A" approximately 30' to the west results in the elimination of the five (5) parking stalls adjacent to the main drive aisle. Without adequate parking, this building pad is less desirable to attract and lease nationally known tenants. The seven (7) parking stalls in front of Building Pad "A" and the 24' required drive aisle will also need to be reconfigured which negatively affects the Building Pad "A" layout and the overall parking for the shopping center. 2. Ingress and Egress: Arroyo Grande Shopping Center proposes a "grand" main entrance off East Grand Avenue with two egress and two ingress lanes separated by a landscaped median. The ingress lane, which splits into two lanes, provide drivers three options to turn right at the south side of Building Pad `B ", continue further into the shopping center, or turn left to access Building Pad "A ". The two egress lanes provide drivers two options to turn left or turn right to exit the shopping center onto East Grand Avenue. In addition, the drive aisles have been aligned with striping separation at the main entrance; "Keep Clear" markings were added to alleviate any congestion at this internal intersection; and a "Do Not Enter" sign is proposed at the first drive access towards Building Pad "A ". These additions were recommendations from both the applicant and OMNI- MEANS. The shift not only affects the (overall) parking, but also affects the ingress and egress lanes at the grand entrance. Although OMNI -MEANS believes that the second southbound lane in the main driveway is not likely needed from "a capacity of circulation perspective and could be reduced to a single lane with the westward shift," this shift affects the "grand" entrance statement to the shopping center. The grand entrance incorporates aspects from the Grand Mixed Use Design Guidelines (landscape and aesthetics) and the Arroyo Grande Tree Guild to provide the warm and inviting feel off East Grand Avenue. The grand entrance is the signature component of the shopping center to attract patrons to utilize (new) services at the center. Arroyo Grande Shopping Center proposes to maintain the southern (on -site) driveway between neighboring properties. OMNI -MEANS initially had concerns about the location of the existing shopping center driveway on South Elm Street and the proximity of the adjacent driveway and recommended closing the (shopping center) South Elm Street driveway. In a follow -up memorandum dated April 5, 2013, OMNI -MEANS agreed with the applicant's proposed recommendation to restrict the South Elm Street driveway to right turns only. We further reconfigured this driveway access and proposed a "raised pork chop" landscape median and signage to force drivers to turn right onto Elm Street. This pork chop median alleviates any potential traffic conflicts due to the contiguous curb cuts at this area. 3. Stacking: A drive -thru building pad needs seven (7) cars for stacking from the pick -up window to menu board. Seven car stacking is the industry standard for drive -thru pads. Shifting the 2 Arroyo Grande Municipal Code, Chapter 16.56, Parking and Loading Requirements. Memo to AG re Omni Means Sludy.doox Item 9.c. - Page 55 Ruth building pad decreases the stacking availability which results to stacking onto the main drive aisle of the shopping center. 4. Visibility: Shifting Building Pad "A" reduces the line of sight for the major in -line tenants (Building Pads "E -H "). Conclusion Over the past year, Perkowitz + Ruth Architects and Grand & Elm Properties, LP designed over ten different site plans addressing the proximity of Building Pad "A" drive thru and the adjacent use. Such designs involved rotating Building Pad "A ", exiting the drive -thru traffic onto East Grand Avenue, exiting the drive -thru traffic south into the parking lot, swapping Building Pads "A" and "B ", combining Building Pads "A" and "B" for one large pad with drive -thru, etc. After many schematic designs, it was concluded the plans affected the on -site and off -site traffic circulation, accessibility /deliveries, safety, and leasable offers. Grand & Elm Properties, LP does not support the OMNI -MEANS alternative design plan based on the above stated facts. Therefore, we respectfully ask the Arroyo Grande City Council approves the site plan' presented before them at the June 11, 2013 City Council hearing. If you have any questions or need any additional information, please don't hesitate contacting me. 3 Site Plan SP Otc 13- 0424SP1c submitted to the City of Arroyo Grande on April 24, 2013 Memo to AG re Omni Means Study.docx Item 9.c. - Page 56 Conditional Use Permit 12 -010, Development Code Amendment 13 -001, and Planned Sign Program 13 -001 Arroyo Grande Shopping Center Renovation East Grand Avenue and South Elm Street April 2013 Item 9.c. - Page 57 THIS PAGE IS INTENTIONALLY BLANK Item 9.c. - Page 58 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 Project: Conditional Use Permit 12 -010, Development Code Amendment 13 -001, and Planned Sign Program 13 -001 Lead Agency: City of Arroyo Grande Document Availability: ® City of Arroyo Grande Community Development Department 300 East Branch Street Arroyo Grande, CA 93420 ® http: / /www.arroyogrande.org/ Project Description: The project site is currently developed as a small shopping center that includes 78,066 square feet of retail stores and one restaurant within 3 main buildings. The proposed project, Conditional Use Permit 12 -010, Development Code Amendment 13 -00,1 and Planned Sign program 13 -001 would demolish approximately 10,000 square -feet on both the east and west sides of the rearmost building, add two (2) new buildings totaling approximately 11,200 square -feet of gross floor area, and add approximately 4,800 square -feet of gross floor area to the east side of the rearmost building. The end result would be a net increase of approximately 6,700 square -feet (8.5 %) of gross floor area on the 7.26 -acre site. In addition, the project proposes fagade improvements to existing structures, new landscaping, and a new Planned Sign Program. The site contains adequate area for the proposed reorganized parking and circulation. One new structure on the East Grand Avenue frontage is proposed as a drive- through restaurant which requires concurrent approval of a Development Code Amendment. Summary Document Preparation: Pursuant to Section 21082.1 of the California Environmental Quality Act, the City of Arroyo Grande (the City) has independently reviewed and analyzed the Initial Study and Mitigated Negative Declaration for the proposed project and finds that these documents reflect the independent judgment of the City. The City, as lead agency, also confirms that the project mitigation measures detailed in these documents are feasible and will be implemented as stated in the Mitigated Negative Declaration. Page 3 of 35 Item 9.c. - Page 59 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 Teresa McClish, AICP Date Community Development Director Aileen Nygaard Assistant Planner Date APRIL 2013 Page 4 of 35 Item 9.c. - Page 60 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 Table of Contents: Introduction..................................................................................................................... ..............................7 Introduction and Regulatory Guidance ....................................................................... ..............................7 LeadAgency ................................................................................................................ ..............................7 Purpose and Document Organization ......................................................................... ..............................7 Summaryof Findings ................................................................................................... ..............................8 ProjectDescription .......................................................................................................... ..............................9 Introduction................................................................................................................. ..............................9 Location....................................................................................................................... ..............................9 Background and Need for Project .............................................................................. .............................10 ProjectDescription ..................................................................................................... .............................10 Other Required Public Agency Approvals .................................................................. .............................10 RelatedProjects ......................................................................................................... .............................10 EnvironmentalChecklist ................................................................................................. .............................11 ProjectInformation .................................................................................................... .............................11 Environmental Factors Potentially Affected .............................................................. .............................12 Determination............................................................................................................ .............................12 Evaluation of Environmental Impacts ........................................................................ .............................13 EnvironmentalIssues ..................................................................................................... .............................14 I. Aesthetics ................................................................................................................ .............................14 II. Agriculture and Forest Resources .......................................................................... .............................15 III. Air Quality .............................................................................................................. .............................15 IV. Biological Resources .............................................................................................. .............................17 V. Cultural Resources ................................................................................................. .............................18 VI. Geology and Soils .................................................................................................. .............................19 VII. Greenhouse Gas Emissions .................................................................................. .............................20 VIII Hazards and Hazardous Materials ....................................................................... .............................21 IXHydrology and Water Quality ................................................................................. .............................22 X. Land Use and Planning ........................................................................................... .............................24 XI. Mineral Resources ................................................................................................. .............................25 XII. Noise ..................................................................................................................... .............................25 XIII. Population and Housing ...................................................................................... .............................26 XIV. Public Services ..................................................................................................... .............................27 XV. Recreation ............................................................................................................ .............................27 Page 5 of 35 Item 9.c. - Page 61 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 XVI. Transportation/ Traffic ......................................................................................... .............................28 XVII. Utilities and Service Systems ............................................................................. .............................31 Mandatory Findings of Significance ............................................................................... .............................32 Summary of Mitigation Measures .................................................................................. .............................33 References...................................................................................................................... .............................35 Documents& Maps .................................................................................................... .............................35 Page 6 of 35 Item 9.c. - Page 62 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PROGRAM 13 -001 1 / 1 111 Introduction and Regulatory Guidance The Initial Study /Mitigated Negative Declaration (IS /MND) has been prepared by the City of Arroyo Grande (the City) to evaluate the potential environmental effects of the proposed project. This document has been prepared in accordance with the California Environmental Quality Act (CEQA), Public Resources Code §21000 et seq., and the State CEQA Guidelines, California Code of Regulations (CCR) §15000 et seq. An Initial Study is conducted by a lead agency to determine if a project may have a significant effect on the environment [CEQA Guidelines §15063(a)]. If there is substantial evidence that a project may have a significant effect on the environment, an Environmental Impact Report (EIR) must be prepared, in accordance with CEQA Guidelines §15064(a). However, if the lead agency determines that revisions in the project plans or proposals made by or agreed to by the applicant mitigate the potentially significant effects to a less- than - significant level, a Mitigated Negative Declaration may be prepared instead of an EIR [CEQA Guidelines §15070(b)]. The lead agency prepares a written statement describing the reasons a proposed project would not have a significant effect on the environment and, therefore, why an EIR need not be prepared. This IS /MND conforms to the content requirements under CEQA Guidelines §15071. Lead Agency The lead agency is the public agency with primary approval authority over the proposed project. In accordance with CEQA Guidelines §15051(b)(1), "the lead agency will normally be an agency with general governmental powers, such as a city or county, rather than an agency with a single or limited purpose." The lead agency for the proposed project is the City of Arroyo Grande. The contact person for the lead agency is: Aileen Nygaard, Assistant Planner City of Arroyo Grande 300 East Branch Street Arroyo Grande, CA 93420 (805) 473 -5420 Purpose and Document Organization The purpose of this document is to evaluate the potential environmental effects of the proposed project. Mitigation measures have been identified and incorporated into the project to eliminate any potentially significant impacts or reduce them to a less- than - significant level. This document is organized as follows: • Introduction This chapter provides an introduction to the project and describes the purpose and organization of this document. • Project Description This chapter describes the reasons for the project, scope of the project, and project objectives. Page 7 of 35 Item 9.c. - Page 63 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 ® Environmental Setting, Potential Impacts and Mitigation Measures This chapter identifies the significance of potential environmental impacts, explains the environmental setting for each environmental issue, and evaluates the potential impacts identified in the CEQA Environmental (Initial Study) Checklist. Mitigation measures are incorporated, where appropriate, to reduce potentially significant impacts to a less -than- significant level. ® Mandatory Findings of Significance This chapter identifies and summarizes the overall significance of any potential impacts to natural and cultural resources, cumulative impacts, and impact to humans, as identified in the Initial Study. ® Summary of Mitigation Measures This chapter summarizes the mitigation measures incorporated into the project as a result of the Initial Study. ® References This chapter identifies the references and sources used in the preparation of this IS /MND. It also provides a list of those involved in the preparation of this document. Summary of Findings Section 3 of this document contains the Environmental (Initial Study) Checklist that identifies the potential environmental impacts (by environmental issue) and a brief discussion of each impact resulting from implementation of the proposed project. In accordance with §15064(f) of the CEQA Guidelines, a Mitigated Negative Declaration shall be prepared if the proposed project will not have a significant effect on the environment after the inclusion of mitigation measures in the project. Based on the available project information and the environmental analysis presented in this document, there is no substantial evidence that, after the incorporation of mitigation measures, the proposed project would have a significant effect on the environment. It is proposed that a Mitigated Negative Declaration be adopted in accordance with the CEQA Guidelines. Page 8 of 35 Item 9.c. - Page 64 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PROGRAM 13 -001 Introduction This Initial Study /Mitigated Negative Declaration (IS /MND) has been prepared by the City of Arroyo Grande (the City) to evaluate the potential environmental effects of the proposed project. The City contains 5.5 square miles and has a population of approximately 17,252 (2010 Census). Tourism, retail sales, services, and agriculture form the core of the local economy. Arroyo Grande has distinct areas of residential, commercial, and industrial land uses and future development is expected to be through infill development rather than through the conversion of undeveloped land to urban uses outside of City limits. Location The project site is approximately 7.26 acres in size located at the southwest corner of East Grand Avenue and South Elm Street. The project site is an existing shopping center comprised of three (3) buildings totaling approximately 78,000 square -feet of gross floor area and located over eight parcels. The area surrounding the site is a combination of commercial and medium density residential uses. A drive - through hand car wash is adjacent to the project site on the northeast and shares informal access to the shopping center parking area. 3 Page 9 of 35 Item 9.c. - Page 65 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 Background and Need for Project The existing shopping center located in the Gateway Mixed -Use (GMU) zoning district was developed in the 1960's. The building facades are due for an uplift, existing pole signs are non - conforming, and site circulation and pedestrian connections do not currently meet Development Code standards. Currently, the center is anchored by the Cookie Crock Warehouse, Car Quest, and Rite Aid located to the rear of the site, while The Girls Restaurant and a dance studio are located on the East Grand Avenue frontage. The project will provide a needed update to the facility, focused access for vehicles and pedestrians, and create additional new retail space. The project will also introduce a new drive- through business which requires a change to the zoning use table and text to allow the use in the GMU zone. Project Description The development plan would demolish approximately 10,000 square -feet on both the east and west sides of the rearmost building, add two (2) new buildings totaling approximately 11,200 square -feet of gross floor area, and add approximately 4,800 square -feet of gross floor area to the east side of the rearmost building. The end result would be a net increase of approximately 6,700 square -feet (8.5 %) of gross floor area on the 7.26 -acre site. In addition, the project proposes fagade improvements to existing structures, new landscaping, and a new Planned Sign Program. One new structure on the East Grand Avenue frontage is proposed as a drive - through restaurant which requires concurrent approval of a Development Code Amendment. Other Required Public Agency Approvals None. Related Projects Bob's car wash is not a part of this project, however it is related by adjacency and informal use of the project site for traffic queuing. The car wash business operates under its own Conditional Use Permit 93 -508 which was approved in 1993 to allow the construction of a new hand car washing operation. Expansion of the use was approved in 1995 to add 4 employees, and again in 1997 to allow detailing work. Traffic queuing at that time indicated onsite waiting space was adequate for the use. Page 10 of 35 Item 9.c. - Page 66 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PROGRAM 13 -001 Project Information Project Title: Lead Agency Name & Address: Contact Person & Telephone Number: Project Location: Project Sponsor Name & Address: General Plan Designation: Zoning: Description of Project: Surrounding Land Uses & Setting: Approval Required from Other Public Agencies: Conditional Use Permit 12 -010, Development Code Amendment 13 -001, Planned Sign Program 13 -001 City of Arroyo Grande 300 East Brach Street Arroyo Grande, CA 93420 Aileen Nygaard, Assistant Planner (805) 473 -5420 1205 East Grand Avenue Southwest corner of East Grand Avenue /South Elm Street intersection Arroyo Grande, CA 93420 Grand and Elm Properties, LP 15857 Bear Mountain Blvd. Bakersfield, CA 93311 -9413 Mixed -Use (MU) Gateway Mixed -Use (GMU) Refer to page 10 The proposed project is located on an existing shopping center site with parking facilities contiguously sharing internal access with the drive - through hand car wash and is surrounded by commercial to the north, a drive - through hand car wash, commercial and residential to the east, commercial and residential to the west, and residential to the south. L[T%t� Page 11 of 35 Item 9.c. - Page 67 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010. DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact ", as indicated by the checklist on the following pages: ❑ Aesthetics ❑ Agricultural Resources ®Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology /Soils ❑ Greenhouse Gas Emissions ❑ Hazards & Hazardous Materials ® Hydrology /Water Quality ❑ Land Use /Planning ❑ Mineral Resources ❑ Noise ❑ Population /Housing ❑ Public Services ❑ Recreation ®Transportation /Traffic ❑ Utilities /Service Systems ❑ Mandatory Findings of Significance Determination On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared. ® I find that, although the original scope of the proposed project COULD have had a significant effect on the environment, there WILL NOT be a significant effect because revisions /mitigations to the project have been made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT REPORT or its functional equivalent will be prepared. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated impact" on the environment. However, at least one impact has been adequately analyzed in an earlier document, pursuant to applicable legal standards, and has been addressed by mitigation measures based on the earlier analysis, as described in the report's attachments. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the impacts not sufficiently addressed in previous documents. ❑ I find that, although the proposed project could have had a significant effect on the environment, because all potentially significant effects have been adequately analyzed in an earlier EIR or Negative Declaration, pursuant to applicable standards, and have been avoided or mitigated, pursuant to an earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project, all impacts have been avoided or mitigated to a less -than- significant level and no further action is required. Aileen Nygaard Date Assistant Planner Page 12 of 35 Item 9.c. - Page 68 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 Evaluation of Environmental Impacts 1. A brief explanation is required for all answers, except "No Impact ", that are adequately supported by the information sources cited. A "No Impact" answer is adequately supported if the referenced information sources show that the impact does not apply to the project being evaluated (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on general or project- specific factors (e.g., the project will not expose sensitive receptors to pollutants, based on a project- specific screening analysis). 2. All answers must consider the whole of the project - related effects, both direct and indirect, including off -site, cumulative, construction, and operational impacts. 3. Once the lead agency has determined that a particular physical impact may occur, the checklist answers must indicate whether that impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate when there is sufficient evidence that a substantial or potentially substantial adverse change may occur in any of the physical conditions within the area affected by the project that cannot be mitigated below a level of significance. If there are one or more "Potentially Significant Impact" entries, an Environmental Impact Report (EIR) is required. 4. A "Mitigated Negative Declaration" (Negative Declaration: Less Than Significant with Mitigation Incorporated) applies where the incorporation of mitigation measures, prior to declaration of project approval, has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact with Mitigation." The lead agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level. 5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR (including a General Plan) or Negative Declaration [CCR, Guidelines for the Implementation of CEQA, § 15063(c)(3)(D)]. References to an earlier analysis should: a) Identify the earlier analysis and state where it is available for review. b) Indicate which effects from the environmental checklist were adequately analyzed in the earlier document, pursuant to applicable legal standards, and whether these effects were adequately addressed by mitigation measures included in that analysis. c) Describe the mitigation measures in this document that were incorporated or refined from the earlier document and indicate to what extent they address site - specific conditions for this project. 6. Lead agencies are encouraged to incorporate references to information sources for potential impacts into the checklist or appendix (e.g., general plans, zoning ordinances, biological assessments). Reference to a previously prepared or outside document should include an indication of the page or pages where the statement is substantiated. 7. A source list should be appended to this document. Sources used or individuals contacted should be listed in the source list and cited in the discussion. 8. Explanation(s) of each issue should identify: a) the criteria or threshold, if any, used to evaluate the significance of the impact addressed by each question and b) the mitigation measures, if any, prescribed to reduce the impact below the level of significance. Page 13 of 35 Item 9.c. - Page 69 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PROGRAM 13 -001 I. Aesthetics Environmental Setting The City is mostly built -out, with distinct residential, commercial and agricultural districts and several mixed -use areas. The City also contains portions of three creeks and several open space areas. The City has been recognized as a "Tree City" for each of the last 30 years. The proposed project is located on a 7.26 acre previously prepared commercial site constructed in the 1960's. The facility is currently underutilized and in need of an update for aesthetics and function. Multiple ingress /egress points and poorly marked onsite circulation create an unorganized facility. The existing site has no parking lot landscaping and contains two nonconforming pole signs and a roof sign. The project will improve the aesthetics with fagade renovations, including new building and roofline articulation such as tower features, trellises, and awnings; add pedestrian oriented amenities such as plazas, decorative paving, fountains, and landscaping, as well as parking lot trees and new signage. The proposed project will include the removal of the nonconforming pole signs and roof sign. New parking lot light standards are also proposed for the center. Discussion a, b, c: No impact d: The project includes exterior parking lot lighting proposed at an unknown pole height. Approval of the project requires review by the Architectural Review Committee to ensure consistency with and implementation of the General Plan design policies. All external lighting is required to comply with Development Code requirements including 16.48.090 and 16.48.120 regarding shielding, pole height, glare, etc. Less than significant impact References, 1, 3, 15, 16 Page 14 of 35 Item 9.c. - Page 70 Potentially Less Than Significant Less Than Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and ❑ ❑ ❑ historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or ❑ ❑ ❑ quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in ❑ ❑ ® ❑ the area? Discussion a, b, c: No impact d: The project includes exterior parking lot lighting proposed at an unknown pole height. Approval of the project requires review by the Architectural Review Committee to ensure consistency with and implementation of the General Plan design policies. All external lighting is required to comply with Development Code requirements including 16.48.090 and 16.48.120 regarding shielding, pole height, glare, etc. Less than significant impact References, 1, 3, 15, 16 Page 14 of 35 Item 9.c. - Page 70 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 H. Agriculture and Forest Resources Environmental Setting The City of Arroyo Grande contains approximately 460 acres of active farmland, most of which is Prime Farmland consisting of Class I and Class II soils. The subject property is not located near Agricultural land. There are no forest resources located within the City. * In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997), prepared by the California Department of Conservation as an optional model for use in assessing impacts on agricultural and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Discussion a -e: No impact References: 1, 2, 3, 4, 9, 15, 16 III. Air Quality Environmental Setting San Luis Obispo County is in non - attainment status for ozone (03), respireable particulate matter (PM10) and vinyl chloride under the California Air Resource Board (CARB) standards. The County is in attainment status for all other applicable CARB standards. The proposed drive - through includes queuing Page 15 of 35 Item 9.c. - Page 71 Potentially Less Than Significant Less Than Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the ❑ ❑ ❑ Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? b) Conflict with existing zoning for agricultural use, or a ❑ ❑ ❑ Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public ❑ ❑ ❑ Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of ® ® ❑ forest land to non - forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in ❑ El ❑ conversion of Farmland, to non - agricultural use or conversion of forest land to non - forest use? * In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997), prepared by the California Department of Conservation as an optional model for use in assessing impacts on agricultural and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Discussion a -e: No impact References: 1, 2, 3, 4, 9, 15, 16 III. Air Quality Environmental Setting San Luis Obispo County is in non - attainment status for ozone (03), respireable particulate matter (PM10) and vinyl chloride under the California Air Resource Board (CARB) standards. The County is in attainment status for all other applicable CARB standards. The proposed drive - through includes queuing Page 15 of 35 Item 9.c. - Page 71 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 for nine (9) cars, which is above the seven (7) car queuing standard. The proposed project is located within % mile of residential land use located to the south. * Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied on to make these determinations. San Luis Obispo County Air Pollution Control District (APCD) Specific Comments The San Luis Obispo County Air Pollution Control District reviewed the proposed project with the use of their emissions model and determined that they had no comment to provide on this project. Each project is reviewed on an individual case -by -case basis using the model and various project features which produce different results. Location and size of buildings are criteria used by the model to make the determination. The City of Arroyo Grande General Plan and the APCD support land use principles that reduce the dependency on vehicle use and promote transit oriented design. Compact, mixed -use developments within Urban Reserve Lines give residents the ability to work, shop, and recreate within the community that they live and reduce motor vehicle dependency and emissions. This project as proposed requires an amendment to the Development Code to allow the addition of the drive - through restaurant. Though the proposed amendment includes limitations on future drive - throughs in the zone and therefore the number of future potential drive - through facilities, it still conflicts with the intent of the Development Code. In effect, drive - through facilities expand vehicle dependency and increase the use of fossil fuel; therefore measures have been incorporated into this Initial Study /Mitigated Negative Declaration to reduce air quality impacts. Mitigation measures should be implemented. Discussion a -b, d: Based upon the emissions estimates provided by the APCD, the operational phase emissions does not exceed the APCD's daily operational emission threshold of 25 Ibs /day of Reactive Organic Gases (ROG) + Nitrous Oxides (NOx) in Table 3 -2 of the 2012 CEQA Handbook. Implementation of Page 16 of 35 Item 9.c. - Page 72 Potentially Less Than Less Than Significant Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Conflict with or obstruct implementation of the ❑ ® ❑ ❑ applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality ❑ ® ❑ ❑ violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ❑ ❑ ❑ ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant ❑ ® ❑ ❑ concentrations? e) Create objectionable odors affecting a substantial ❑ ❑ number of people? * Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied on to make these determinations. San Luis Obispo County Air Pollution Control District (APCD) Specific Comments The San Luis Obispo County Air Pollution Control District reviewed the proposed project with the use of their emissions model and determined that they had no comment to provide on this project. Each project is reviewed on an individual case -by -case basis using the model and various project features which produce different results. Location and size of buildings are criteria used by the model to make the determination. The City of Arroyo Grande General Plan and the APCD support land use principles that reduce the dependency on vehicle use and promote transit oriented design. Compact, mixed -use developments within Urban Reserve Lines give residents the ability to work, shop, and recreate within the community that they live and reduce motor vehicle dependency and emissions. This project as proposed requires an amendment to the Development Code to allow the addition of the drive - through restaurant. Though the proposed amendment includes limitations on future drive - throughs in the zone and therefore the number of future potential drive - through facilities, it still conflicts with the intent of the Development Code. In effect, drive - through facilities expand vehicle dependency and increase the use of fossil fuel; therefore measures have been incorporated into this Initial Study /Mitigated Negative Declaration to reduce air quality impacts. Mitigation measures should be implemented. Discussion a -b, d: Based upon the emissions estimates provided by the APCD, the operational phase emissions does not exceed the APCD's daily operational emission threshold of 25 Ibs /day of Reactive Organic Gases (ROG) + Nitrous Oxides (NOx) in Table 3 -2 of the 2012 CEQA Handbook. Implementation of Page 16 of 35 Item 9.c. - Page 72 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 mitigation measures, however, will reduce the overall air quality impacts from the project to a level of insignificance. Less than significant with mitigation MM III -1: Based on typical recommendations by the APCD, the project shall implement the following eight (8) Standard Mitigation Measures as stated in Table 3 -5 of the APCD's 2012 CEQA Handbook: 1) Provide good access to /from the development for pedestrians, bicyclists, and transit users, 2) Pave and maintain the roads and parking areas, 3) For projects adjacent to high - volume roadways, plant vegetation between receptor and roadway, 4) Install high efficiency heating and cooling systems, 5) Utilize high efficiency gas or solar water heaters, 6) Utilize double -paned windows, 7) Install door sweeps and weather stripping (if more efficient doors and windows are not available, 8) Install energy- reducing programmable thermostats. c,e: No impact References: 1, 4, 10, 11, 15, 15, 18 IV. Biological Resources Environmental Setting The proposed project is located on a 7.26 acre, previously graded and improved site. There are no existing biological resources located on the project site. Page 17 of 35 Item 9.c. - Page 73 Potentially Less Than Less Than Significant Significant Significant No Impact with Would the project: Impact Mitigation Impact a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status ❑ ❑ ❑ species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the ❑ ❑ ❑ California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, ❑ ❑ ❑ vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? Page 17 of 35 Item 9.c. - Page 73 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife ❑ ❑ ❑ corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree ❑ ❑ ❑ preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation ❑ ❑ ❑ Plan, or other approved local, regional, or state habitat conservation plan? Discussion a -f: No impact References: 1, 4, 14, 15, 16 V. Cultural Resources Environmental Setting Previous investigations have indicated the presence of Native Americans within the present -day City Limits during prehistoric times. There are a handful of designated historical resources within the City, including the IOOF Hall, the Pauling House and the Bridge Street Bridge. The project location, however, was previously graded and paved, and existing structures do not qualify as historically significant. Discussion a -d: Some site work will be required to accommodate the new construction. Any disturbance of native soil will be minimal. No impact References: 1, 4, 5, 13, 14, 15, 16 Page 18 of 35 Item 9.c. Page 74 Potentially Less Than Less Than Significant Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Cause a substantial adverse change in the significance of a historical resource as defined in § ❑ ❑ ❑ 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to ❑ ❑ ❑ § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic ❑ ❑ ❑ feature? d) Disturb any human remains, including those ❑ ❑ ❑ interred outside of formal cemeteries? Discussion a -d: Some site work will be required to accommodate the new construction. Any disturbance of native soil will be minimal. No impact References: 1, 4, 5, 13, 14, 15, 16 Page 18 of 35 Item 9.c. Page 74 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 VI. Geology and Soils Environmental Setting There are two faults within City Limits, the Pismo Fault and the Wilmar Avenue Fault. The Pismo Fault is an inactive fault, and presents a low risk to Arroyo Grande. The Wilmar Avenue fault is a potentially active fault that runs through the City, generally parallel to US 101. Approximately half of the City is at moderate risk for liquefaction caused by strong seismic ground shaking during an earthquake. These areas are primarily located south of US 101 and in the eastern part of the City. The majority of the City is at low risk for landslides. The areas at greatest risk are hillsides where greater slopes are located. The potential for slope stability hazards in valley areas is low to very low. The areas at greatest risk for landslide are just north of US 101 in the hillsides and in the eastern portions of the City. Page 19 of 35 Item 9.c. - Page 75 Potentially Less Than Less Than Significant Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: 1) Rupture of a known earthquake fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area, or based on other ❑ ❑ ® ❑ substantial evidence of a known fault? (Refer to Division of Mines and Geology Special Publication 42.) 2) Strong seismic ground shaking? 3) Seismic - related ground failure, including liquefaction? 4) Landslides? b) Result in substantial soil erosion or the loss of ❑ ❑ ® ❑ topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site ❑ ❑ ❑ landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18- 1 -B of the Uniform Building Code (1994), creating ❑ ❑ ❑ substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal El ❑ ❑ systems where sewers are not available for the disposal of waste water? Page 19 of 35 Item 9.c. - Page 75 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 Discussion a: The Wilmar Avenue Fault is a potentially active fault and could trigger an earthquake, causing strong seismic ground shaking and ground failure due to liquefaction. Any potential impacts to the proposed project will already be mitigated to an acceptable level of risk by following the Uniform Building Code development standards. Less than significant impact b: The project site is currently paved and new site work will be minimal. Any additional grading necessary for the project would be subject to the provisions of Municipal Code Section 13.24, "EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL" and therefore would not result in substantial soil erosion or the loss of topsoil. Less than significant impact c -e: No impact References, 1, 2, 3, 4, 12, 14, 15, 16 VII. Greenhouse Gas Emissions Environmental Setting The City of Arroyo Grande emitted approximately 96,549 metric tons of carbon dioxide equivalent (CO2e) in the baseline year 2005. The transportation sector was by far the largest contributor to emissions (57.0%), producing approximately 55,030 metric tons of CO2e in 2005. Emissions from the residential sector were the next largest contributor (24.6%), producing approximately 23,778 metric tons of CO2e. The commercial and industrial sectors accounted for a combined 12.3% of the total. Emissions from solid waste comprised 6.0% of the total, and emissions from other sources such as agricultural equipment comprised 0.1 %. The majority of emissions from the transportation sector were the result of gasoline consumption in private vehicles traveling on local roads, US Highway 101, and state highways. Discussion a -c: All site improvements necessary for and required by the proposed project have already been completed, with the exception of some work needed for the proposed new buildings. As previously discussed in the Air Quality section of this Initial Study /Mitigated Negative Declaration, the proposed project will require mitigation measures to be incorporated to mitigate any potential impacts to air quality. Due to the capacity of these mitigation measures to additionally help mitigate any impacts to greenhouse gas emissions, the construction of the new buildings and the operation of the new drive- Page 20 of 35 Item 9.c. - Page 76 Potentially Less Than Less Than Significant Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant effect on the ❑ ❑ ® ❑ environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of ❑ ❑ ® ❑ greenhouse gases? c) Result in the exposure of local residents to hazards ❑ ❑ ® ❑ associated with climate change? Discussion a -c: All site improvements necessary for and required by the proposed project have already been completed, with the exception of some work needed for the proposed new buildings. As previously discussed in the Air Quality section of this Initial Study /Mitigated Negative Declaration, the proposed project will require mitigation measures to be incorporated to mitigate any potential impacts to air quality. Due to the capacity of these mitigation measures to additionally help mitigate any impacts to greenhouse gas emissions, the construction of the new buildings and the operation of the new drive- Page 20 of 35 Item 9.c. - Page 76 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 through fast -food restaurant are not anticipated to significantly increase greenhouse gas emissions within the City. Less than significant impact References; 10, 11, 15, 16, 18 VIII Hazards and Hazardous Materials Environmental Setting There are no known hazardous materials sites in the City, nor are there any airports within the vicinity of the City. Page 21 of 35 Item 9.c. - Page 77 Potentially Less Than Less Than Significant Significant Significant No Impact with Would the project: Impact Mitigation Impact a) Create a significant hazard to the public or the environment through the routine transport, use, or ❑ ❑ ❑ disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset ❑ ❑ ❑ and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste ❑ ❑ ❑ within one - quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, ❑ ❑ ❑ would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, ❑ ❑ ❑ would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people ❑ ❑ ❑ residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or ❑ ❑ ❑ emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including ❑ ❑ ❑ where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Page 21 of 35 Item 9.c. - Page 77 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 Discussion a -h: No impact References: 4, 12, 14, 15, 16 IX Hydrology and Water Quality Environmental Setting The City of Arroyo Grande draws its water supply from a combination of the Lopez Reservoir and groundwater wells. Wastewater service is provided by the South San Luis Obispo County Sanitation District. The City adopted interim low- impact development (LID) guidelines to address stormwater runoff issues in 2009. Page 22 of 35 Item 9.c. - Page 78 Potentially Less Than Less Than Significant Significant Significant No Impact with Would the project: Impact Mitigation Impact a) Violate any water quality standards or waste ❑ ❑ ❑ discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the ❑ ❑ ® ❑ production rate of preexisting nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the ❑ ❑ 1:1 course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase ❑ ❑ ❑ the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater ❑ ❑ ❑ drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? ❑ ® ❑ ❑ g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood ❑ ❑ ❑ Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures ❑ El E] which would impede or redirect flood flows? Page 22 of 35 Item 9.c. - Page 78 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 Discussion a, c: No impact b. The anticipated increase in water consumption by the project will result from the new 2,771 square foot drive - through restaurant. All other uses on site are proposed to remain or be relocated to new buildings within the project. The new drive - through restaurant would have a minimal increase in water consumption. Less than significant impact d -e: No impact f: The Central Coast Regional Water Quality Control Board (RWQCB) requires municipalities, via the Municipal General Storm Water Permit, to minimize negative impacts on aquatic ecosystems and degradation of water quality to the maximum extent practicable. Permittees must implement Best Management Practices (BMPs) that reduce pollutants in stormwater runoff to the technology -based standard of Maximum Extent Practicable (MEP) to protect water quality. The goals of post- construction BMPs are to prevent and control erosion and sedimentation, provide source control of potential pollutants, control and treat runoff, and protect wetlands and water quality resources. Post - construction BMPs are required to achieve stormwater quality standards through site - planning measures. Vegetative swales or other biofilters are recommended as the preferred choice for post - construction BMPs for all projects with suitable landscape areas, because these measures are relatively economical and require limited maintenance. For projects where landscape based treatment is impracticable, or insufficient to meet required design criteria, other post- construction BMPs should be incorporated. All post- construction BMPs must be maintained to operate effectively. Less than significant with mitigation MM IX -1: The following water quality BMPs shall be incorporated into the project: • Run -off Control. Maintain post - development peak runoff rate and average volume of runoff at levels that are similar to pre - development levels. • Labeling and Maintenance of Storm Drain Facilities. Label new and existing storm drain inlets with "No Dumping — Drains to Ocean" to alert the public to the destination of stormwater and to prevent direct discharge of pollutants into the storm drain. • Common Area Litter Control. Implement a trash management and litter control program to prevent litter and debris from being carried to water bodies or the storm drain system. • Food Service Facilities. Design the food service facility to have a sink or other area for cleaning floor mats, containers, and equipment that is connected to a grease interceptor prior to discharging to the sanitary sewer system. The cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. • Refuse Areas. Trash compactors, enclosures and dumpster areas shall be covered and protected from roof and surface drainage. Install a self- contained drainage system that discharges to the sanitary sewer if water cannot be diverted from the areas. • Outdoor Storage Controls. Oils, fuels, solvents, coolants, and other chemicals stored outdoors must be in containers and protected from drainage by secondary containment structures such as berms, liners, vaults or roof covers and /or drain to the sanitary sewer system. Bulk materials stored outdoors must also be protected from drainage with berms and covers. Process equipment stored outdoors must be inspected for proper Page 23 of 35 Item 9.c. - Page 79 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 0 g,h: No impact function and leaks, stored on impermeable surfaces and covered. Implement a regular program of sweeping and litter control and develop a spill cleanup plan for storage areas. Cleaning, Maintenance and Processing Controls. Areas used for washing, steam cleaning, maintenance, repair or processing must have impermeable surfaces and containment berms, roof covers, recycled water wash facility, and discharge to the sanitary sewer. Discharges to the sanitary sewer may require pretreatment systems and /or approval of an industrial waste discharge permit. Street /parking lot Sweeping: Implement a program to regularly sweep streets, sidewalks and parking lots to prevent the accumulation of litter and debris. Debris resulting from pressure washing should be trapped and collected to prevent entry into the storm drain system. Washwater containing any cleaning agent or degreaser should be collected and discharged to the sanitary sewer. References: 4, 5, 6, 7, 8, 14, 15, 16 X. Land Use and Planning Environmental Setting The City encompasses approximately 5.5 square -miles and is bisected north /south by US Highway 101. There are several distinct land use categories and zoning districts for residential, commercial, industrial, agricultural and mixed uses. The City is adjoined by the cities of Pismo Beach and Grover Beach to the west and unincorporated areas of San Luis Obispo County to the north, east and south. Discussion a -c: No impact b: The proposed project is required to obtain a Development Code Amendment due to the inclusion of a drive - through restaurant which is not currently allowed within the Gateway Mixed Use zoning district. The approval of a Development Code Amendment and concurrent Conditional Use Permit ensures that the proposed use complies with all the applicable provisions of Title 16 of the Municipal Code, the goals Page 24 of 35 Item 9.c. - Page 80 Potentially Less Than Less Than Significant Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Physically divide an established community? ❑ ❑ ❑ b) Conflict with the applicable land use plan, policy, or regulation of any agency with jurisdiction over the project (including, but not limited to, a general plan, El ❑ ® ❑ specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation ❑ ❑ ❑ plan or natural community conservation plan? Discussion a -c: No impact b: The proposed project is required to obtain a Development Code Amendment due to the inclusion of a drive - through restaurant which is not currently allowed within the Gateway Mixed Use zoning district. The approval of a Development Code Amendment and concurrent Conditional Use Permit ensures that the proposed use complies with all the applicable provisions of Title 16 of the Municipal Code, the goals Page 24 of 35 Item 9.c. - Page 80 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 and objectives of the General Plan, and the development policies and standards of the City. Less than significant impact References: 1, 2, 3, 4, 15, 16 XI. Mineral Resources Environmental Setting There are no known mineral resources in the City of Arroyo Grande. Discussion a -b: No impact References: 1, 4, 5 XII. Noise Environmental Setting Noise exposure throughout the City is primarily caused by automobile traffic on surface streets and US Highway 101, with intermittent noise generated by agricultural operations and construction activities. The project site is located in close proximity to U.S. Highway 101 and existing commercial development where the ambient noise levels are already elevated. Potentially Less Than Less Less Than Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Result in the loss of availability of a known mineral Impact a) Generate or expose people to noise levels in excess resource that is or would be of value to the region and ❑ ❑ ❑ the residents of the state? ❑ ❑ ® b) Result in the loss of availability of a locally noise ordinance, or in other applicable local, state, or important mineral resource recovery site delineated ❑ ❑ ❑ on a local general plan, specific plan, or other land use b) Generate or expose people to excessive plan? ❑ ❑ Discussion a -b: No impact References: 1, 4, 5 XII. Noise Environmental Setting Noise exposure throughout the City is primarily caused by automobile traffic on surface streets and US Highway 101, with intermittent noise generated by agricultural operations and construction activities. The project site is located in close proximity to U.S. Highway 101 and existing commercial development where the ambient noise levels are already elevated. Page 25 of 35 Item 9.c. - Page 81 Potentially Less Than Less Than Significant Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Generate or expose people to noise levels in excess of standards established in a local general plan or ❑ ❑ ® ❑ noise ordinance, or in other applicable local, state, or federal standards? b) Generate or expose people to excessive ❑ ❑ ❑ groundborne vibrations or groundborne noise levels? c) Create a substantial permanent increase in ambient noise levels in the vicinity of the project (above levels ❑ ❑ ❑ without the project)? d) Create a substantial temporary or periodic increase in ambient noise levels in the vicinity of the project, in ❑ ❑ ® ❑ excess of noise levels existing without the project? Page 25 of 35 Item 9.c. - Page 81 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 e) Be located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport? If so, would the ❑ ❑ ❑ project expose people residing or working in the project area to excessive noise levels? f) Be in the vicinity of a private airstrip? If so, would the project expose people residing or working in the ❑ ❑ ❑ project area to excessive noise levels? Discussion a, d: During construction of the proposed project, the use of construction vehicles and equipment has the potential to generate excessive levels of noise; however, this is only a temporary increase. All construction activities will comply with applicable City policies regarding noise. Less than significant impact b, c, e, f: No impact References: 1, 3, 15, 16 XIII. Population and Housing Environmental Setting Arroyo Grande has a population of 17,252 (2010 Census) with an average household size of 2.4 persons. The project will not result in the need for new housing and will not displace existing housing. Discussion a -c: No impact References: 1, 4, 15, 16 Page 26 of 35 Item 9.c. - Page 82 Potentially Less Than Significant Less Than Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Induce substantial population growth in an area, either directly (for example, by proposing new homes ❑ ❑ ❑ and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing ❑ ❑ ❑ elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing ❑ ❑ ❑ elsewhere? Discussion a -c: No impact References: 1, 4, 15, 16 Page 26 of 35 Item 9.c. - Page 82 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 XIV. Public Services Environmental Setting The City of Arroyo Grande administers its own police department and parks and recreation facilities. Fire protection is provided by the Five Cities Fire Authority through a joint powers agreement (JPA). The Lucia Mar Unified School District (LMUSD) provides K -12 educational facilities. Public services to the project site are readily provided by the City of Arroyo Grande. Would the project: a) Result in significant environmental impacts from construction associated with the provision of new or physically altered governmental facilities, or the need for new or physically altered governmental facilities, to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: Fire protection? Police protection: Schools? Parks? Other public facilities? Discussion a: No impact. References: 1, 4, 12, 14, 15, 16 XV. Recreation Potentially Less Than Less Than Less Than Significant Significant Significant No Impact Impact with Impact Impact a) Increase the use of existing neighborhood and Mitigation ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Environmental Setting The Recreation Department oversees recreational activities throughout the City and manages the City's various parks and open spaces. The project will not affect any existing park or other recreational resource and will not create additional demand for recreational facilities. Page 27 of 35 Item 9.c. - Page 83 Potentially Less Than Less Than Significant Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Increase the use of existing neighborhood and regional parks or other recreational facilities, such that ❑ ❑ ❑ substantial physical deterioration of the facility would occur or be accelerated? b) Include recreational facilities or require the construction or expansion of recreational facilities that ❑ ❑ ❑ might have an adverse physical effect on the environment? Page 27 of 35 Item 9.c. - Page 83 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 Discussion a -b: No impact References: 1, 4 XVI. Transportation /Traffic Environmental Setting The City's street network consists of a hierarchy of street types which serve different functions. These include freeways, arterials, collectors, local streets and alleyways. Freeways route traffic through the community and are characterized by large traffic volumes and high- speed travel. Arterials link residential and commercial districts and serve shorter through traffic needs. Due to the heavier traffic on arterials, adjacent land uses are intended to be a mix of commercial and multi - family residential. Collector streets link neighborhoods to arterials and are not intended for through traffic but are nonetheless intended to move traffic in an efficient manner. Local streets are designed to serve only adjacent land uses and are intended to protect residents from through traffic impacts. Access to the project site is from both East Grand Avenue and South Elm Street. East Grand Avenue is classified in the Circulation Element as a major arterial street in most segments involving an 80 -foot wide right -of -way. South Elm Street is classified as a minor arterial street having a 63 -foot right -of -way. Page 28 of 35 Item 9.c. - Page 84 Potentially Less Than Less Than Significant Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non - motorized travel and relevant ❑ ❑ ® ❑ components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other ❑ ❑ ® ❑ standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in ❑ ❑ ❑ location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) ❑ ® ❑ ❑ or incompatible uses (e.g., farm equipment)? Page 28 of 35 Item 9.c. - Page 84 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 e) Result in inadequate emergency access? ❑ ❑ ❑ f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian ❑ ❑ ® ❑ facilities, or otherwise decrease the performance or safety of such facilities? Linscott, Law & Greenspan Traffic Study A traffic study for the project was prepared by Linscott, Law & Greenspan on February 19, 2013 and an update prepared on March 18, 2013. Omni- Means reviewed each study to evaluate the potential impact of the proposed project on the City's circulation system and adjacent properties. Recommendations were provided by Omni — Means, some of which have been incorporated in the site plan and some remain as outstanding issues. Remaining outstanding issues: 1) The City is concerned, and OMNI -MEANS concurs, about queuing of inbound vehicles to the car wash from East Grand Avenue. Currently, vehicles stack into the project parking lot while waiting to use the car wash. However, under the proposed site plan, this cross -lot access will be closed and vehicles will queue onto the East Grand Avenue sidewalk and into the eastbound travel lanes when they cannot stage on -site at the car wash. To remedy this impact, it is proposed that an on -site storage lane is provided between the proposed fast food drive through aisle and the car wash site. Vehicles can then enter the car wash from the Elm Street access and queue up on -site rather than on the street. 2) Access into the project from westbound Grand Avenue is constrained by the existing center raised median island located just east of the South Elm Street intersection. The distance from the raised center median to the first project driveway is only 40 feet. This would provide storage for only two closely spaced vehicles. If more than two vehicles queue at this location the third vehicle would back into the inside through lane on East Grand Avenue representing a significant rear end collision safety issue. Existing and Year 2030 95th percentile vehicular queuing conditions for this westbound left -turn movement entering the site should be identified, and compared with available 40 foot storage. If additional storage is required, improvements to the East Grand Avenue median and median island, or modification of the site plan should be recommended to provide the required left -turn storage for both Existing and Year 2030 conditions. This vehicular queuing analysis discussed above should take into account the potential effects of the East Grand Avenue /South Elm Street intersection traffic signal red phase eastbound through movement queues. These queues may impede the westbound left -turn into the main project driveway and result in longer westbound left -turn vehicle queues. Traffic signal timing cycle lengths and phase splits for the East Grand Avenue /South Elm Street intersection should be verified with actual field timing plans. The use of short 60 to 80 second cycle lengths appears incorrect. Longer cycle lengths will affect the intersection vehicular queuing analysis. In addition, the HCM intersection peak hour capacity analysis should include PHF values based upon actual peak hour intersection turning movement traffic counts. Currently the eastbound left -turn pocket storage at East Grand Avenue at Elm Street is about 100' long but only currently serves between 20 to 30 vehicles during peak demand. Because this turn is not expected to experience much growth cumulatively, the storage could comfortably be shortened by 30 feet. This will allow the westbound left turn pocket into the project to be extended by 30 feet. OMNI -MEANS recommends implementing this improvement in the short Page 29 of 35 Item 9.c. - Page 85 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 term as a project mitigation measure. It is also recommended that a "Keep Clear" zone be striped on East Grand Avenue so that if the eastbound queue from Elm Street extends beyond the inbound left turn into the project, an open channel is provided into the site. This will prevent westbound left turns from queuing into the westbound through movement on East Grand Avenue. 3) The dual northbound travel lanes at the main entrance intersection leading to the driveway on East Grand Avenue do not line up properly. This skewed alignment could result in driver confusion and possible collisions. The proposed "Keep Clear" markings are helpful, but would be more helpful if a "Keep Clear" box establishing the area boundaries were provided. Discussion a, b: The project provides improvements to onsite pedestrian and vehicular circulation by organizing movement with the use of markings, landscape planters, and special paving and sidewalks. The project does propose a drive - through restaurant component which is in conflict with current zoning codes. The impact of a drive - through restaurant, which is vehicle trip inducing, is reduced by exiting the restaurant internally instead of directly on East Grand Avenue. Less than significant impact c: No impact d: Safety issues have been identified on East Grand Avenue due to projected traffic queues blocking traffic movement. The following mitigations are provided to mitigate impacts. Less than significant impact with mitigation. MM XVI -1: An alternative site design shall provide for an onsite storage lane parallel to the new restaurant drive - through lane to provide access to the car wash site. MM XVI -2: A'Keep clear' box shall be marked on East Grand Avenue at the main entrance to the shopping center to allow left -turn entries into and exiting the center. MM XVI -3: The turn pocket median shall be redesigned to the satisfaction of the City Engineer to provide a longer westbound pocket distance entering the center than the length of the east bound left- turn pocket . MM XVI -4: Provide a "Keep Clear" box to establish the area boundaries at the onsite project entries. e: No impact f: The project serves to enhances pedestrian circulation into the site and provide for bicycle parking. The project is also an infill project consolidating services which supports public transit services. The impact of a drive - through restaurant which is vehicle trip inducing is reduced by exiting the restaurant internally instead of directly on East Grand Avenue. Less than significant impact References: 1, 3, 7, 8, 17 Page 30 of 35 Item 9.c. - Page 86 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 XVII. Utilities and Service Systems Environmental Setting Water and sewer utilities are provided by the City of Arroyo Grande and the South San Luis Obispo County Sanitation District. Would the project: a) Exceed wastewater treatment restrictions or standards of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities? Would the construction of these facilities cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities? d) Have sufficient water supplies available to serve the project from existing entitlements and resources or are new or expanded entitlements needed? e) Result in a determination, by the wastewater treatment provider that serves or may serve the project, that it has adequate capacity to service the project's anticipated demand, in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations as they relate to solid waste? Discussion a -g: No impact References: 3, 4, 5, 6, 7, 8, 14, 15, 16 Potentially Less Than Less Than Significant Significant with Significant No Impact Impact Mitigation Impact ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ Page 31 of 35 Item 9.c. - Page 87 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PROGRAM 13 -001 / Discussion a: Construction of 6,700 square -feet of new retail within an existing shopping center and including a new fast -food restaurant with drive - through in accordance with applicable zoning standards, building codes and the mitigation measures identified in this document, will not degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. No impact b: Construction of 6,700 square -feet of new retail within an existing shopping center and including a new fast -food restaurant with drive - through in accordance with applicable zoning standards, building codes and the mitigation measures identified in this document, will ensure that the project does not have impacts that are individually limited, but cumulatively considerable. Less than significant impact c: Construction of 6,700 square -feet of new retail within an existing shopping center and including a new fast -food restaurant with drive - through in accordance with applicable zoning standards, building codes and the mitigation measures identified in this document, will ensure that the project does not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. Less than significant impact Page 32 of 35 Item 9.c. - Page 88 Potentially Less Than Less Than Significant Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, ❑ ❑ ❑ reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection ❑ ❑ ® ❑ with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which will cause substantial adverse effects on human ❑ ❑ ® ❑ beings, either directly or indirectly? Discussion a: Construction of 6,700 square -feet of new retail within an existing shopping center and including a new fast -food restaurant with drive - through in accordance with applicable zoning standards, building codes and the mitigation measures identified in this document, will not degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. No impact b: Construction of 6,700 square -feet of new retail within an existing shopping center and including a new fast -food restaurant with drive - through in accordance with applicable zoning standards, building codes and the mitigation measures identified in this document, will ensure that the project does not have impacts that are individually limited, but cumulatively considerable. Less than significant impact c: Construction of 6,700 square -feet of new retail within an existing shopping center and including a new fast -food restaurant with drive - through in accordance with applicable zoning standards, building codes and the mitigation measures identified in this document, will ensure that the project does not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. Less than significant impact Page 32 of 35 Item 9.c. - Page 88 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PROGRAM 13 -001 MM III -1: Based on typical recommendations by the APCD, the project shall implement the following eight (8) Standard Mitigation Measures as stated in Table 3 -5 of the APCD's 2012 CEQA Handbook: 1) Provide good access to /from the development for pedestrians, bicyclists, and transit users, 2) Pave and maintain the roads and parking areas, 3) For projects adjacent to high - volume roadways, plant vegetation between receptor and roadway, 4) Install high efficiency heating and cooling systems, 5) Utilize high efficiency gas or solar water heaters, 6) Utilize double -paned windows, 7) Install door sweeps and weather stripping (if more efficient doors and windows are not available, 8) Install energy- reducing programmable thermostats. MM IX -1: The following water quality BMPs shall be incorporated into the project: • Run -off Control. Maintain post - development peak runoff rate and average volume of runoff at levels that are similar to pre - development levels. • Labeling and Maintenance of Storm Drain Facilities. Label new and existing storm drain inlets with "No Dumping — Drains to Ocean" to alert the public to the destination of stormwater and to prevent direct discharge of pollutants into the storm drain. • Common Area Litter Control. Implement a trash management and litter control program to prevent litter and debris from being carried to water bodies or the storm drain system. • Food Service Facilities. Design the food service facility to have a sink or other area for cleaning floor mats, containers, and equipments that is connected to a grease interceptor prior to discharging to the sanitary sewer system. The cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. • Refuse Areas. Trash compactors, enclosures and dumpster areas shall be covered and protected from roof and surface drainage. Install a self- contained drainage system that discharges to the sanitary sewer if water cannot be diverted from the areas. • Outdoor Storage Controls. Oils, fuels, solvents, coolants, and other chemicals stored outdoors must be in containers and protected from drainage by secondary containment structures such as berms, liners, vaults or roof covers and /or drain to the sanitary sewer system. Bulk materials stored outdoors must also be protected from drainage with berms and covers. Process equipment stored outdoors must be inspected for proper function and leaks, stored on impermeable surfaces and covered. implement a regular program of sweeping and litter control and develop a spill cleanup plan for storage areas. Page 33 of 35 Item 9.c. - Page 89 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PRGOGRAM 13 -001 ® Cleaning, Maintenance and Processing Controls. Areas used for washing, steam cleaning, maintenance, repair or processing must have impermeable surfaces and containment berms, roof covers, recycled water wash facility, and discharge to the sanitary sewer. Discharges to the sanitary sewer may require pretreatment systems and /or approval of an industrial waste discharge permit. ® Street /parking lot Sweeping: Implement a program to regularly sweep streets, sidewalks and parking lots to prevent the accumulation of litter and debris. Debris resulting from pressure washing should be trapped and collected to prevent entry into the storm drain system. Washwater containing any cleaning agent or degreaser should be collected and discharged to the sanitary sewer. MM XVI -1: An alternative site design shall provide for an onsite storage lane parallel to the new restaurant drive - through lane to provide access to the car wash site so that vehicle queues will not cause traffic back -up on East Grand Avenue. MM XVI -2: A'Keep clear' box shall be marked on East Grand Avenue at the main entrance to the shopping center to allow left -turn entries into and exiting the center. MM XVI -3: The turn pocket median shall be redesigned to the satisfaction of the City Engineer to provide a longer westbound pocket distance entering the center than the length of the east bound left- turn pocket . MM XVI -4: Provide a "Keep Clear" box to establish the area boundaries at the project entries. Page 34 of 35 Item 9.c. - Page 90 INITIAL STUDY /MITIGATED NEGATIVE DECLARATION APRIL 2013 CONDITIONAL USE PERMIT 12 -010, DEVELOPMENT CODE AMENDMENT 13 -001, PLANNED SIGN PROGRAM 13 -001 Documents &. Maps 1. City of Arroyo Grande General Plan 2. City of Arroyo Grande Land Use Map 3. City of Arroyo Grande Municipal Code 4. City of Arroyo Grande Zoning Map 5. Arroyo Grande Existing Settings Report & Draft Arroyo Grande Existing Settings Report (2010) 6. Arroyo Grande Urban Water Management Plan 7. Arroyo Grande Water System Master Plan (2012) 8. Arroyo Grande Wastewater Master Plan (2012) 9. San Luis Obispo Important Farmland Map (California Department of Conservation, 2006) 10. CEQA & Climate Change White Paper (CAPCOA, 2008) 11. Air Quality Handbook (SLO APCD, 2012) 12. Arroyo Grande Multi- Jurisdictional Local Hazard Mitigation Plan (2012) 13. Historical Resources Evaluation Report (Carr & MacDonald, 2008) 14. Conditional Use Permit 93- 058(Bob's Car wash) 15. Project Description 16. Project Plans 17. Traffic Study and update( Linscott, Law & Greenspan, 2013) and Omni -Means review 18. APCD no comment review February 2, 2013 Page 35 of 35 Item 9.c. - Page 91 THIS PAGE INTENTIONALLY LEFT BLANK Item 9.c. - Page 92 ATTACHMENT 6 ARROYO GRANDE SHOPPING CENTER ,..-,.. .N ��` ,� :',ti. �•r� I1y „ dry, .fn.��,�r 1 _-r1 n�" L'85111,'—III I l 10,41.:.. ! F w yJ't ` �. .,411._ fi r ,, ...:,„ .. ;„,,. _. . • 'Lq:7,5`,?,...e1: ..C--,.._BE—III Vet ' I Ilr c, ' .. ,I L'a:.vri r ,,, ,.,,r-„,, - , rc ill +° �� iryt�"`1 , "�- .t E«n rv�wzY of I ee� ��11 T MASTER SIGN PROGRAM Prepared By Perkowitz+ Ruth A R C H I T E C T S RECEIVED Date: 06.11.2013 JUN 0 5 1013 CITY OF ARROYO GRANDE COMMUNITY DEVELOPM®NY r 4) ARROYO GRANDE SHOPPING CENTER PREFACE The subject property ("Arroyo Grande Shopping Center") is located on the southwest corner of East Grand Avenue and South Elm Street, Arroyo Grande, CA. The Owner is Grand &Elm Partners, LLP ("Grand &Elm"). The property is approximately 7.26 acres and consists of eight parcels and is zoned Gateway Mixed Use. Grand &Elm Partners, LLP ("Grand &Elm")proposes to renovate an existing retail shopping center which includes new construction and drive thru of"Building Pad A", demolition, relocation and building square footage increase of"Shop Building D",reconfiguration and building square footage decrease of"Shop Building H", new landscape and hardscape throughout, façade renovation on the existing inline tenant, and a new comprehensive signage program for the entire shopping center. The proposed three structures will bring additional services to the shopping center and the renovations will create a vibrant pedestrian-oriented shopping center for the Arroyo Grande community. The total building square footage addition to the shopping center is 6,721 SF. This includes the following: Existing structures Building B (Retail B): 5,569 SF The Girl's Restaurant(Retail C): 4,899 SF Shop Building D (Shops): 4,520 SF Cookie Crock(Retail E): 25,070 SF Car Quest Auto Parts (Retail F): 15,000 SF Rite Aid (Retail G): 18,018 SF Shop Building H (Retail): 4,990 SF Existing Total Building Square Footage: 78,066 SF Proposed structures Building Pad A: 2,771 SF(new construction with drive thru and plaza area) Shop Building D: 8,470 SF(demolition,relocation and building increase of 3,950 SF from existing) Shop Building H: 4,800 SF(reconfiguration and reduction in square footage of 190 SF) Proposed additional square footage: 6,721 SF 2 4) ARROYO GRANDE SHOPPING CENTER Reduction of"Shop Building H" square footage: -190 SF Proposed Total Building Square Footage: 84,597 SF The Arroyo Grande Shopping Center is located 300' outside of Highway 101 with more than nine (9) tenants. The project consists of a Major tenant(20,000 SF or more), six (6)Minor Tenants (under 20,000 SF), and one Fast Food (project which consists a drive-thru). The signage criteria for each tenant are outlined within this Sign Program. All criteria contained within this program are considered as a supplement to the City of Arroyo Grande Sign Ordinance, Chapter 16.60. The intent of this Overall Sign Program("OSP")for Arroyo Grande Shopping Center is to provide guidelines to achieve a visually coordinated, harmonious, balanced, appealing signage environment at the site, consistent with the City of Arroyo Grande Municipal Code. The OSP establishes guidelines and criteria for the design, implementation, and regulation of project identity and tenant signage and proportional exposure. The Owner will be responsible for rigorous adherences to the OSP and will determine signage locations for each tenant, consistent with the lease terms, ordinance limitations, and this OSP. The Owner will retain the right to approve the design and content of any sign proposed by a new tenancy and will ensure compliance with requirements for review by the City of Arroyo Grande under applicable ordinances. This sign criterion also describes the responsibilities of the tenants with respect to the sign review, approval, and installation. All work shall meet or exceed the minimum design intent and fabrication requirements shown in this document. Conformance will be enforced. A diversity of sign types within the parameters of these criteria is encouraged to allow for creative tenant signage. Any non-conforming or unapproved signs shall be brought into conformance at the expense for the tenant. Upon vacancy, Tenant shall remove sign and restore fascia to original condition at Tenant's sole expense within fifteen (15) days of expiration of termination of Tenant's lease. Tenant shall be responsible for the following expenses relating to signage for tenant's store: 1. Plan check and permit fees 2. Fabrication, installation of signage, and final electrical connections 3. Maintenance and repair to include: all costs relating to signage removal and repair of any damage to the building, or any portion of the shopping center. 3 ARROYO GRANDE SHOPPING CENTER SIGN DESIGN CRITERIA The following are general guidelines to be used in the development of all signage and graphic elements. • Sign canisters may be allowed for tenant logos only when such logo constitutes a registered trademark or is part of the D.B.A. However, "Can Like" signs are typically discouraged. Tenant signs that incorporate logos, business identities, and/or images denoting the type of business, shall be encouraged. Logo design and color to be approved by Landlord and the City of Arroyo Grande. • All sign colors, lettering styles, graphics, and mounting attachments will be considered against overall compatibility with the development and architectural theme. • The final design and size of signs will be approved at the discretion of the Landlord and must be approved by the City of Arroyo Grande. All decisions of the Landlord will be based on architectural compatibility. • Signs shall be designed in a manner that is not only imaginative but also high graphic quality. In addition, signs should be compatible with and complementary to adjacent facades. Signage and environmental graphics should be conceived as an integral part of the building design and not applied as an afterthought. • Notwithstanding the maximum square footages specified for a copy area allowances, signs, and typography in all cases shall appear balanced and in scale with the context of the sign space and building as a whole. Signs shall be centered over each Tenant space unless otherwise directed by Landlord and approved by the City of Arroyo Grande. • Primary storefront identification shall be limited to Tenant's trade name and logo, as approved in the lease and in the City of Arroyo Grande Business License. • All signage lighting shall be baffled or concealed. Light leaks will not be allowed. • All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00)pm, whichever is later. 4 1 , ARROYO GRANDE SHOPPING CENTER ACCEPTABLE SIGN DESIGN The following list is a broad suggestion of sign design solutions. All sign designs are subject to the approval of Landlord and final approval by the City of Arroyo Grande. • Individual channel letters with light(LED) transmitting acrylic faces. • Mixed media signs incorporating multi-dimensional forms and combinations of colors, shapes, materials, and lighting. • Application of materials, finishes, and colors as culled from the immediately adjacent architecture. • Dimensional letter forms with seamless edge treatments. • Reverse channel lettering. • Cut or fabricated steel,painted, or unfinished. • Etched metal or glass, sandblasted glass. • Dimensional shapes and forms of metal, hardwood, glass, or other material with permanent appearance. • Glazed ceramic tile work forming patterns and/or fields, subject to height and area restrictions. • Silhouette or halo illumination. • Front lighting, i.e. gooseneck lighting. 5 ARROYO GRANDE SHOPPING CENTER SIGN CONSTRUCTION AND MAINTENANCE • All signs shall comply with the applicable provisions of the Arroyo Grande Municipal Code, Section 16.60.100, including, but not limited to the California Building Code relative to design and construction, structural integrity, connections, and safety. Signs shall also comply with the provisions of all applicable electrical codes and additional construction standards. • All signs shall be structurally safe; shall be made of rust inhibitive materials and shall be fabricated, constructed, erected, or installed and maintained in such manner, as well as comply with the provisions of this code. • Each sign hereafter erected or remodeled shall bear, in a permanent position, clearly legible identification decals stating the firm or corporation responsible for its construction and erection. Electric signs shall be marked with input amperages at the full load input. • No sign shall be attached in any form, shape or manner that will interfere with an opening required for ventilation, except in circumstances when not violation of the building or fire codes. • Signs shall be located in such a way that they maintain horizontal and vertical clearance or all overhead electrical conductors in accordance with the electrical code and the regulations of the affected entity and the Public Utilities Commission. • Certain signs may be required to be properly guttered and connected with down spouts to storm drains so that water will not drip or flow into public sidewalks or streets. • All permanent freestanding signs or poles shall be self-supporting structures erected on and permanently attached to concrete foundations. Such structures or poles shall be fabricated only from steel or other such materials as approved by the Building Official. • All signs shall be constructed to withstand wind loads, acceptable to the Building Official. • No sign shall be suspended by chains or other devices that will allow the sign to swing due to wind action. Signs shall be anchored to prevent any lateral movements that would cause wear on supporting members or connections. 6 ARROYO GRANDE SHOPPING CENTER SIGN MAINTENANCE • Every sign and all parts,portions, components, and materials thereof shall be maintained and kept in good condition and proper repair. The display surface of all signs shall be kept clean, neatly painted, and free from rust and corrosion. Any cracked or broken surfaces and malfunctioning or damaged portions of a sign shall be repaired or replaced within thirty (30) calendar days following notification by the city. Noncompliance with such a request shall constitute a nuisance and may be abated in accordance with the provisions of this code. • Landlord reserves the right to periodically hire an independent electrical engineer, at Tenant's sole expense, to inspect the installation of the Tenant's signs. Code violations shall be corrected at Tenant's expense. • Any maintenance, except a change of a copy not specifically exempted, shall be permitted. 7 a a ARROYO GRANDE SHOPPING CENTER MISCELLANEOUS TENANT BUILDING SIGNAGE • Each tenant shall be permitted to place upon each entrance of its store (inside storefront glass) not more than 144 square inches of gold leaf decal application lettering not to exceed 2 inches in height, indicating hours of business, emergency telephone numbers, etc. • Receiving doors may have a two inch high block letter sign identifying the Tenant's name installed by Tenant. Landlord shall install address above the door in six (6)inch high block letters. Letters shall be the same color throughout the project and applied directly to the door. See "Tenant Delivery Door"for specifications. • Landlord shall install address numbers for each building on the front building wall, 12 inches below the parapet or cornice and located on the top-right of the main building wall. Letter style to Helvetica Regular, height to be six inches (6"), securely mounted to the wall, and approved by the Building and Fire Departments. See "Tenant Delivery Door" for specifications. • Building Pads A, and individual tenants for Building Pad B, and D, are allowed one (1) additional wall sign on the wall that abuts the interior (frontage) parking lot. Specifications are outlined under each Building Pad section. • Staff to work with applicant(s) on all proposed signage to ensure it complies with the Arroyo Grande Shopping Center Overall Signage Program and the Arroyo Grande Municipal Code. • Building Pads "E-H" are allowed placement the ground monument signs on Grand and Elm; Building Pads B &D are allowed placement on business directories on Grand &Elm. The location for the ground monument signs and business directories are identified on the site plan in the program 8 . ARROYO GRANDE SHOPPING CENTER PROHIBITED SIGN TYPES • Any sign not in compliance with the provisions of the code, Section 16.60.060. Potential violations shall be processed pursuant to City of Arroyo Grande Development Code Section 16.08.100. • Roof signs extending above the eave or parapet line, except when, in the opinion of the Architectural Review Committee, the sign is a complementary architectural feature of the building. This provision does not apply to integral roof signs. • Flashing signs, expect time and temperature signs specifically permitted pursuant to a site development approval, such as but not limited to Architectural Review, Plot Plan Review, Conditional Use Permit, Review or Sign Approval. • Blade (projecting) signs • Canopy/Awning signs • Animated signs conveying the illusion of or action motion. • Revolving or rotating signs. • Signs emitting audible sounds, odors, or visible matter. • Vehicle-mounted commercial signs when parked or stored on property or within the public right-of-way to identify a business or advertise a product. • Portable signs not specifically permitted to the provisions of this chapter. • Off-site signs not specifically permitted by the provisions of this chapter. • Signs within the public right-of-way expect those required by a Governmental Agency. 9 r r ARROYO GRANDE SHOPPING CENTER • Signs within the public right-of-way (including planted strips, tree wells,fences, and street medians), on public property or in any location which interferes with vehicular, bicycle, or pedestrian circulation or safety. • Sail or wing signs • Statuary (statues or sculptures) advertising products or logos of the business located outside of the structure that houses the business. • Electric reader board signs that are not exempt by virtue of being interior signs and that are not otherwise specifically permitted by the provisions of this chapter. • Signs that purport to be or are in imitation of or resemble official traffic warning devices or signs that, by color, location, or lighting, may confuse or disorient vehicular or pedestrian traffic. This prohibition shall not include traffic or directional signs installed on private property to control on-site traffic. • Strobe or revolving lights used as an attention-getting device. • Off-site commercial signs, including those within the public-right-of-way, held or supported by a person. • Pole signs 10 i' a' ARROYO GRANDE SHOPPING CENTER TEMPORARY SIGNS • Outdoor signs containing light bulb strings outside of the building, except for temporary uses such as, but not limited to, Christmas tree lots, carnivals, and other similar uses subject to prior approval of a temporary use permit. • Inflatable advertising devices, including hot air balloons unless approved through the Temporary Use Permit process upon the recommendation of the Architectural Review Committee. • All temporary banners, decorations, and searchlights shall comply with the City of Arroyo Grande Municipal Code as indicated in Section 16.60.050 (A+B). • Staff to work with applicant(s) on all proposed signage to ensure it complies with the Arroyo Grande Shopping Center Overall Signage Program and the Arroyo Grande Municipal Code. 11 d ARROYO GRANDE SHOPPING CENTER SUBMITTALS & APPROVALS 1. Each Tenant shall provide a minimum of one (1) primary identification wall sign in accordance with the approved Master Sign Plan herein provided: a. Only those sign types provided for and specifically approved in writing by the Landlord and permitted by the City of Arroyo Grande will be allowed. The Tenants will be required at their expense, to remove any sign that is installed without the City of Arroyo Grande and Landlord's approval. b. All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. c. Prior to manufacture of any sign in the center, the Tenant shall submit to the Landlord for approval two (2) copies of detailed show drawings. These drawings shall include the building elevations to which the signs are to be attached, sign materials, dimensions, graphics, colors, and method of attachment. Drawings required include: i. Elevation of storefront drawn to scale, indicating materials, colors, and dimensions ii. Section through letter and/or sign panel showing the dimensioned projection of the face of the letter and/or sign panel and the illumination. iii. Drawings showing attachment devices and construction detail. d. Drawings shall be mailed to: GRAND & ELM PARTNERS,LLP 2000 Oak Street, Suite 100 Bakersfield, CA 93301 Attn: Mr. Phil Fontes e. All Tenant sign submittals shall be reviewed by Landlord and/or its agent for conformance with the provisions of the Master Sign Program Plan. Within ten (10) business days after receipt of Tenant's drawings, Landlord shall approve the submittal, approve the submittal contingent upon any required modifications, or disapprove Tenant's sign submittal. Approval or disapproval shall be the sole right and discretion of Landlord &City of Arroyo Grande. All full set of 12 ,.l /i ARROYO GRANDE SHOPPING CENTER final plans must be approved in writing by Landlord, prior to application submittal to the City of Arroyo Grande for permits. City permits shall be obtained prior to sign fabrication. f. Following Landlord's approval of proposed signage, Tenant or his agent shall submit three (3) sets of drawings with one (1) stamped approved by Landlord to the City of Arroyo Grande. Tenant shall be solely responsible for the cost of the City of Arroyo Grande plan check fees and permits and shall furnish Landlord with a copy of said permits prior to installation of Tenant's sign(s). g. Tenant's sign contractor shall carry Workman's Compensation and Public Liability Insurance against all damage suffered or done by any and all persona and/or property while engaged in the construction and erection of signs in the amount of one-million ($1,000,000.00) per occurrence. Evidence of this issuance must be provided to the Landlord prior to installation, naming GRAND & ELM PARTNERS,LLP, or other party as may be required, as additional insured. 13 ARROYO GRANDE SHOPPING CENTER SIGN AREA MEASUREMENT: BUILDING PAD "A" FAST FOOD Exhibit 2 illustrates the method of determining maximum square footages for the allowable sign area categories that are outlined within the Overall Sign Program. Overall Building Square Footage: 2,771 SF Sign Type and Number Permitted: One (1) ground and one (1) ground; or two (2) walls and one(1)portable. Sign program to allow rear building signage. Tenant receiving door may have Tenant's name (installed by Tenant) and building address (installed by Landlord). Wall Signs: Wall Sign is affixed in any manner to any exterior wall of a building or structure and which is parallel to and projects not more than eighteen (18) inches from the building or structure wall. Unless otherwise stated in this Overall Sign Plan, the wall signs shall not exceed a maximum of 70 SF in sign area. Portable Signs: 1. Cannot block doorway, access, or American with Disabilities Access 2. Constructed from wood or plastic and have a professional appearance 3. Only one portable sign is allowed per business 4. Portable signs that are proposed for a store or restaurant located in a shopping center must be located immediately adjacent to that business. Accessory Signs: Accessory signs do not count towards the permitted signage if restricted to ten (10)percent or less. Accessory signs between ten (10) and twenty (20) of the wall area can be allowed with a recommendation from the Architectural Review Committee; however areas greater than ten (10)percent shall be considered toward total permitted sign area. The design, number, location and size of accessory signs shall be reviewed and approved as part of the sign permit. 14 1 ARROYO GRANDE SHOPPING CENTER Drive-Thru Menu Boards: Drive-thru menu boards or vending machine signs do not count towards the permitted signage if they are no larger than sixteen (16) square feet. Incidental and supplemental signs between sixteen(16) and thirty-two (32) square feet can be allowed with a recommendation from the Architectural Review Committee, however areas greater than sixteen(16) square feet shall be considered toward total permitted sign area. Menu boards for drive-through restaurants are subject to the following: 1. Not to exceed two on-site single face signs 2. Limited to locations adjacent to a vehicle queuing lane for the service point of the drive-through pad 3. Free-standing menu boards shall not exceed eight(8) feet in height as measured from the finished elevation of the vehicle queuing lane. Miscellaneous Signs: Vehicle-oriented convenience and directional signs solely for the purpose of guiding traffic and parking on private property, and not bearing advertising material, limited to a maximum area of two square feet and a maximum letter height of four inches. Monument(ground) signs: Building A is prohibited for placement on business directory signs. Prohibited Signs: • Blade (projecting) signs • Canopy/awning signs Allowed Square Footage: Total area for all signs, except portable signs, shall not exceed 1 l SF of sign area for each linear foot of street frontage for the first 100' of frontage. Each sign shall not exceed 70 SF. Interior Building Signage(West): Additional sign area of 1 SF per foot (maximum 20 SF) is allowed for buildings where the primary access faces interior to the shopping center yet public right-of way is more than 85' from the public curb sidewalk. 15 ARROYO GRANDE SHOPPING CENTER • Rear Building Signage(South): Rear Building Signage: For each leasable tenant space, one(1) additional wall sign is allowed on the exterior wall that abuts the interior parking lot. The allocated amount of rear signage for each leasable tenant space (rounded to the nearest foot) is one(1) square foot per linear of rear building. The maximum rear signage square footage for each tenant space shall not exceed 20 SF. Location Area per Sign Square Elevation Foot Allowed East Grand (North 35'-3" 53 SF Elevation) _ Total Signage 53 SF Location: Signs should be located symmetrically in relation to facades and fit in with the architectural features of the building. Wall mounted signage should be centered above storefront and located near and above the entry of the building to better relate to pedestrian traffic. Signage width should not exceed fifty (50)percent of leasable frontage and shall be proportionally center within tenant's leased frontage space. Signage shall be architecturally integrated into the project design and provide clearance necessary for compliance with the Americans with Disabilities Act (A.D.A). Signs shall meet all requirements of the Development Code(16.60) and provisions of these guidelines and standards. Materials and Colors: Sign materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, "neon"or"day-go" colors on signs. All applications for sign permits shall include a sample of the intended color palette. Capital letters shall not exceed a height of eighteen (18)inches. Lower case letter shall not exceed a height of eighteen (18) inches. When using logos, logo size should not exceed twenty-four(24) inches. Two (2) rows of letters shall not exceed thirty-six (36) inches. 16 ARROYO GRANDE SHOPPING CENTER Sign Illumination: Signs may be externally illuminated with incandescent lights or other lighting that does not produce glare and is designed to converse energy (LED Illuminated Letters). Wall, canopy, or projecting signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building's architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00) pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program or Arroyo Grande Municipal Code require approval from the Arroyo Grande Architectural Review Committee. 17 a 0 ARROYO GRANDE SHOPPING CENTER ............ ......•...... rgglzgglig,Zg, . „,.„..sq■■■rr ,."--- -=-....,. — — ■_,-,_, .v.,..,.R.W.:___. .-. Dr. D..p o t, r --€4........iN---- __...1 01 0 01.0 01 0 111—,0 0 -......-.,...= 9...1 L.2 Eroz 7.1.1.1,F'EEri -•*---7----------=V-7..-7.r---=.---.'' ..,....._-...--,. .-..i.:.-y---■-,-.-.....--- ...i .--- ,Nlisioril.,:- 1116.. -...07■rmr..... 0.,•-.2 II1H111- 11111111, • 111111 I A, . -: r_ .=19 . ..._.,,,,. 11111111 '1111 • ,LATI .MI, liiiiiiiiiiiiiii 11111111111111 111111111 iiiliiiiiiiIIIIIIIIIIIIIIIIIIIIIIIIIII E.111..A.11111.1 I •1 NORTH ELEVATION SOUTH ELEVATION r. ff-1 morommotwalcallasi ....... . ... Vir7:e.."7 "11:=211ni ...L.-:':. .. ;. • MM.III• • • •11110•1111.L.....:■=,,,,,.=w........=,........,,_',. _..." —c- - a•=.,_ti:1&,_:• a 11LT -'6o 0100 al 0 0 ISO o 0 0000,.001,00001100 0 0 CC-:=0r 100.. .0=17 I 9 10 OS,1 00,02 1=0 191/1.3g,12 Jg ogot.lo D ILI I 7 12...... .-•,.",---o-a-. • ,. — _—__ _. C STARLUCKS COFFEE 1; .. II N A ' illiiii 11111111' el ----.9 , *.—: ilig5 I lis ! •iffil 1:- 1 ic ,1 -.1...-vc ; neg,'S. ,----; qp . E... r. :...... ... . ' .. 11111111111111110n I 1 111A111 . . . ... ... ... 1 .1 .-L c-.21,5: 1 I ib,. A :I I II ! . . J111111•1111= •■•I1=1 1 WEST ELEVATION 18 WI 1 ARROYO GRANDE SHOPPING CENTER SIGN AREA MEASUREMENTS: BUILDING PAD "B" (Minor Tenants) Exhibit 2 illustrates the method of determining maximum square footages for the allowable sign area categories that are outlined within the Overall Sign Program. Overall Building Square Footage: 5,569 SF Sign Type and Number Permitted: One (1) wall sign per frontage and placement on Business Directory. Tenant receiving door may have Tenant's name (installed by Tenant) and building address (installed by Landlord). Wall Signs: Wall Sign is affixed in any manner to any exterior wall of a building or structure and which is parallel to and projects not more than eighteen (18) inches from the building or structure wall. Unless otherwise stated in this Overall Sign Plan, the wall signs shall not exceed a maximum of 70 SF in sign area. Accessory Signs: Accessory signs do not count towards the permitted signage if restricted to ten (10)percent or less. Accessory signs between ten (10) and twenty(20) of the wall area can be allowed with a recommendation from the Architectural Review Committee; however areas greater than ten (10)percent shall be considered toward total permitted sign area. The design, number, location and size of accessory signs shall be reviewed and approved as part of the sign permit. Monument(ground) signs: Building B tenants are prohibited for placement on the Major monument sign; however, is allowed for use of the Business Directory located on Elm Street. Prohibited Signs: • Blade (projecting) signs • Canopy/awning signs 19 4, /, ARROYO GRANDE SHOPPING CENTER Allocable Signage Square Footage For each leasable tenant space, one (1) wall sign is allowed for building frontage on an area opened to the public right of way. The total area for each tenant's sign shall not exceed 1 SF for each linear foot of building frontage. The combined sign area for all signs on a single story building front shall not exceed 100 SF. The maximum sign square footage for each tenant space shall not exceed 20 SF. Signage width should not exceed fifty(50)percent of leasable frontage and shall be proportionally center within tenant's leased frontage space. No more than two (2)rows of letters allowed. Tenant Space Minimum Minimum Sign Linear Square Footage Footage Allowed (Frontage) B-1 20'-0" 20 SF B-2 20'-0" 20 SF B-3 20'-0" 20 SF B-4 20'-0" 20 SF B-5 20'-0" 20 SF Total 100 SF If a tenant chooses to occupy four or more leasable spaces, the maximum signage allowed is 70 SF (location to be determined and approved by Landlord). If a tenant chooses to occupy two or three leasable spaces, the maximum signage allowed is the total combined sign square footage of occupied tenant sign space(i.e. tenant occupies B-1 and B-2 for bakery; allowed signage is 40 SF). Rear Building Signage: For each leasable tenant space, one (1) additional wall sign is allowed on the rear wall (south elevation) that abuts the interior parking lot. The allocated amount of rear signage for each leasable tenant space (rounded to the nearest foot)is one (1) square foot per linear of rear building. The maximum rear signage square footage for each tenant space shall not exceed 20 SF. The combined sign area for all signs on a single story building rear shall not exceed 100 SF. Signage width should not exceed fifty 20 ARROYO GRANDE SHOPPING CENTER (50)percent of leasable rear area and shall be proportionally center within tenant's leased rear space. No more than two (2)rows of letters allowed. Tenant Space Minimum Maximum Sign Linear Square Footage Footage Allowed (Rear) B-1 20'-0" 20 SF B-2 20'-0" 20 SF B-3 20'-0" 20 SF B-4 20'-0" 20 SF B-5 20'-0" 20 SF Total 100 SF If a tenant chooses to occupy four or more leasable spaces, the maximum signage allowed is 70 SF(location to be determined and approved by Landlord). If a tenant chooses to occupy two or three leasable spaces, the maximum signage allowed is the total combined sign square footage of occupied tenant sign space(i.e. tenant occupies B-1 and B-2 for bakery; allowed signage is 40 SF). Location: Signs should be located symmetrically in relation to facades and fit in with the architectural features of the building. Wall mounted signage should be centered above storefront and located near and above the entry of the building to better relate to pedestrian traffic. Signage width should not exceed fifty(50)percent of leasable frontage and shall be proportionally center within tenant's leased frontage space. Signage shall be architecturally integrated into the project design and provide clearance necessary for compliance with the Americans with Disabilities Act(A.D.A). Signs shall meet all requirements of the Development Code(16.60) and provisions of these guidelines and standards. Materials and Colors: Sign materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including 21 1 ARROYO GRANDE SHOPPING CENTER the use of fluorescent, "neon" or"day-go" colors on signs. All applications for sign permits shall include a sample of the intended color palette. Capital letters shall not exceed a height of eighteen (18)inches. Lower case letter shall not exceed a height of eighteen (18) inches. When using logos, logo size should not exceed twenty-four(24) inches. Two (2)rows of letters shall not exceed thirty-six (36) inches. Sign Illumination: Signs may be externally illuminated with incandescent lights or other lighting that does not produce glare and is designed to converse energy (LED Illuminated Letters). Wall, canopy, or projecting signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building's architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00) pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program or Arroyo Grande Municipal Code require approval from the Arroyo Grande Architectural Review Committee. 22 , ARROYO GRANDE SHOPPING CENTER ' r ": r- 7I BDIBB !Thx Both& :I11111111111111.1.11.11111111111111111111:• I_I-I O U d '�F ,v p4' r, '' v 1 rti _" a P� 3§.: r III I.11 l i ,iv. ,,.' � .� �-- I II� . ID I . li �a 101 . . 11 1 =1.�,!s II I �� .•_� - --- �� --� N O R T H E L E V A T I O N Bath&Body ,' r�!:1T,Y� VIE J . •- ni °" °°'t 'Rams f°, u®! I°. wow ( - r:' ilia/NMI i+ I� t�r,iii® — lCINP M -E4 IIEW la MEN 16 VEIN= O®E®EIii MEiiB& a •• 4ii,'IlE31 �Jiiii�i illEi! i ARROYO GRANDE SHOPPING CENTER SIGN AREA MEASUREMENTS: BUILDING PAD "C" (Minor Tenant) Exhibit 2 illustrates the method of determining maximum square footages for the allowable sign area categories that are outlined within the Overall Sign Program. Overall Building Square Footage: 4,889 SF Sign Type and Number Permitted: one (1) wall per frontage (north elevation). Tenant receiving door may have Tenant's name (installed by Tenant) and building address (installed by Landlord). Wall Signs: Wall Sign is affixed in any manner to any exterior wall of a building or structure and which is parallel to and projects not more than eighteen (18) inches from the building or structure wall. Unless otherwise stated in this Overall Sign Plan, the wall signs shall not exceed a maximum of 70 SF in sign area. Accessory Signs: Accessory signs do not count towards the permitted signage if restricted to ten (10)percent or less. Accessory signs between ten (10) and twenty (20) of the wall area can be allowed with a recommendation from the Architectural Review Committee; however areas greater than ten(10)percent shall be considered toward total permitted sign area. The design, number, location and size of accessory signs shall be reviewed and approved as part of the sign permit. Monument(ground) signs: Building C is prohibited for placement on the Monument sign and Business Directory. Prohibited Signs: • Blade (projecting) signs • Canopy/awning signs 24 f' , ARROYO GRANDE SHOPPING CENTER Allowed Square Footage: The total sign area for the single-story building which abuts a public street shall not exceed one(1) SF of the frontage linear foot. The maximum sign square footage shall not exceed 92 SF. Signage width should not exceed fifty (50)percent of leasable frontage and shall be proportionally center within tenant's leased frontage space. No more than two (2)rows of letters allowed. Signage on rear of building is prohibited. Location: Signs should be located symmetrically in relation to facades and fit in with the architectural features of the building. Wall mounted signage should be centered above storefront and located near and above the entry of the building to better relate to pedestrian traffic. Signage width should not exceed fifty (50)percent of leasable frontage and shall be proportionally center within tenant's leased frontage space. Signage shall be architecturally integrated into the project design and provide clearance necessary for compliance with the Americans with Disabilities Act(A.D.A). Signs shall meet all requirements of the Development Code (16.60) and provisions of these guidelines and standards. Materials and Colors: Sign materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, "neon"or"day-go" colors on signs. All applications for sign permits shall include a sample of the intended color palette. Capital letters shall not exceed a height of eighteen (18)inches. Lower case letter shall not exceed a height of eighteen (18)inches. When using logos, logo size should not exceed twenty-four(24) inches. Two (2)rows of letters shall not exceed thirty- six (36) inches. Sign Illumination: Signs may be externally illuminated with incandescent lights or other lighting that does not produce glare and is designed to converse energy (LED Illuminated Letters). Wall, canopy, or projecting signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building's architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00)pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from 25 i ARROYO GRANDE SHOPPING CENTER the standards outlined in the Arroyo Grande Sign Program or Arroyo Grande Municipal Code require approval from the Arroyo Grande Architectural Review Committee. 26 , . ARROYO GRANDE SHOPPING CENTER .....r--4.-• • •• •• . . •• — . . —. —. • • .......................................................... oSar.) 1411.1T" PET 511°P laiitiatir 1111 Mil• e 0101.4_41 k SWAN NAILS = -- - — - = - — I ■ i 111111C)r..4 con. Illft.- -.AV M MIMI 11.111.1. MEINIM M M II 11110111 MI I L'IN•F; 1 me mamma cri . . . . =3 CM 1=1 , - —— i ,2,1E1 t V,GM CCM Cil M - .. 111[41 li lila 111 hint Ii.. 4111 111E1 F 111111 E. III 1111111 II 5• I=• ••• ■• ••m• •• • ••=• ••lini• MI•111.1:-.7---Z.r... ..:---.=. 7"--- .'-'-. -- --;-r -----.= r EAST ELEVATION ...,..., L",.....F; ... 1061'"*•■•• k..,&'0 fr -th, 1111 , .............. ic: V — :7::.:%.":*.:•::*r:..r r::....:::.::. ....: ...::.•":.'..:'•• •*"..'. ... .... . '......,..6■‘EL. , ■`num t 1" ' •' . I L '',1 Hi 1 NI MI OBI kill CI ill III ..,....,_,..--. mi ma...cm ,iv•1_,.4 mi ea-r•-,•,,i'-im r-, = •111•••111 l'-. I Ilr- ir, z=== ung MM= ''';' MI M NOME MI iT. NORTH ELEVATION SOUTH ELEVATION 27 ARROYO GRANDE SHOPPING CENTER SIGN AREA MEASUREMENTS: BUILDING PAD "D" (Minor Tenants) Exhibit 2 illustrates the method of determining maximum square footages for the allowable sign area categories that are outlined within the Overall Sign Program. Overall Building Square Footage: 8,470 SF Sign Type and Number Permitted: one (1) wall per frontage; and placement on Business Directory. Tenant receiving door may have Tenant's name (installed by Tenant) and building address (installed by Landlord). Wall Signs: Wall Sign is affixed in any manner to any exterior wall of a building or structure and which is parallel to and projects not more than eighteen (18) inches from the building or structure wall. Unless otherwise stated in this Overall Sign Plan, the wall signs shall not exceed a maximum of 70 SF in sign area. Accessory Signs: Accessory signs do not count towards the permitted signage if restricted to ten (10)percent or less. Accessory signs between ten (10) and twenty (20) of the wall area can be allowed with a recommendation from the Architectural Review Committee; however areas greater than ten (10)percent shall be considered toward total permitted sign area. The design, number, location and size of accessory signs shall be reviewed and approved as part of the sign permit. Monument(ground) signs: Building D tenants are prohibited for placement on the Major monument sign; however, is allowed use of the Business Directory located on Grand Street. Prohibited Signs: • Blade (projecting) signs • Canopy/awning signs 28 ARROYO GRANDE SHOPPING CENTER Allocable Signage Square Footage For each leasable tenant space, the total area for each tenant's sign shall not exceed 1 SF for each linear foot of building frontage. The combined sign area for all signs on a single store building shall not exceed 140 SF. The maximum sign square footage for each tenant space shall not exceed 20 SF. Signage width should not exceed fifty (50)percent of leasable frontage and shall be proportionally center within tenant's leased frontage space. No more than two (2)rows of letters allowed. Signage on rear of building is prohibited. Tenant Minimum Maximum Sign Space Linear Square Footage Footage Allowed (Frontage) D-1 20'-0" 20 SF D-2 20'-0" 20 SF D-3 20'-0" 20 SF D-4 20'-0" 20 SF D-5 20'-0" 20 SF D-6 20'-0" 20 SF D-7 26'-0" 20 SF Total 140 SF If a tenant chooses to occupy four or more leasable spaces, the maximum signage allowed is 70 SF. If a tenant chooses to occupy two or three leasable spaces, the maximum signage allowed is the total combined sign square footage of occupied tenant sign space (i.e. tenant occupies D-1 and D-2 for bakery; allowed signage is 40 SF). Location: Signs should be located symmetrically in relation to facades and fit in with the architectural features of the building. Wall mounted signage should be centered above storefront and located near and above the entry of the building to better relate to pedestrian traffic. Signage width should not exceed fifty (50)percent of leasable frontage and shall be proportionally center within tenant's leased frontage space. Signage shall be architecturally integrated into the project design and provide clearance necessary for 29 k a ARROYO GRANDE SHOPPING CENTER compliance with the Americans with Disabilities Act(A.D.A). Signs shall meet all requirements of the Development Code (16.60) and provisions of these guidelines and standards. Materials and Colors: Sign materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, "neon" or"day-go" colors on signs. All applications for sign permits shall include a sample of the intended color palette. Capital letters shall not exceed a height of eighteen (18) inches. Lower case letter shall not exceed a height of eighteen (18) inches. When using logos, logo size should not exceed twenty-four(24) inches. Two (2) rows of letters shall not exceed thirty- six (36) inches. Sign Illumination: Signs may be externally illuminated with incandescent lights or other lighting that does not produce glare and is designed to converse energy (LED Illuminated Letters). Wall, canopy, or projecting signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building's architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten(10:00)pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program or Arroyo Grande Municipal Code require approval from the Arroyo Grande Architectural Review Committee. 30 ARROYO GRANDE SHOPPING CENTER .-...F.--4..g. i •••••'.P.......1.:.:!.::.:7.::.71'k..:::-:.:"..k....j X.:":'-.:. i0hiltglt.3. NOS%:411 k SWAN nails INI■. --- imi■. III MM• I Ili*....,,...,,. 7.— - \ I .I 11111111111 Iiil , , •-isi pm,—,risco ri i rn.ci tvmcilo ;rim ... 1101 iii 11 po• • 111.1 III' Ills 1111H11111.Td 11111111 In . - :„..-.1 al I.. ,..• •.. EN-. mi.. .•.-1. imm• =.1.,-_-_...,,,,,,,--_..,.....--;.--,-,_,..„...= EAST ELEVATION ,,-■"....'.10/01041440NP'411410% ii;eL,3.1" - - • 'A. IMiiM .......—. 1.--1 =1 .-7. .. .1.1 HI A,,„................,................................!..::Z.....t........1... ..--•::: ■ .......!.:.'.7.!.E.;......E.'....'.E:':'.....E.'...:'.E.!:'..E.E.......E.!:'...E.I.'...q.......E......!. . .., . . ... .... . . ... . ... . . . . .... .. . .. Al, tiiiiiii,t i....-4/..=■•r..a0 •••v 1...•=1•=ta•1,nd ..,....•ri I ' ii rli 1 1-11 MI RI I 1.11• if/111111 . ,,....__,„..4, _. r. ,, A A iki: a ,.„A•.--: 1=11=11J..._'....11=1 CI 11, i 1 „.....,--4 III MIME Ell 145 12 M_._-5, .tr-zza-=,..‘-,r, c÷.-....I.. 'Ertl, :-.,..,4-......::jr qi-,11-0 v.;II Mlii - - '':L= e IN IMMINII MI "' ,..... NORTH ELEVATION SOUTH ELEVATION 31 ARROYO GRANDE SHOPPING CENTER SIGN AREA MEASUREMENTS: BUILDING PADS "E-H" Exhibit 2 illustrates the method of determining maximum square footages for the allowable sign area categories that are outlined within the Overall Sign Program. Overall Building Square Footage: 62,888 SF Sign Type and Number Permitted: one (1) ground and one (1) wall per frontage. Tenant receiving door may have Tenant's name (installed by Tenant) and building address (installed by Landlord). Wall Signs: Wall Sign is affixed in any manner to any exterior wall of a building or structure and which is parallel to and projects not more than eighteen (18) inches from the building or structure wall. Unless otherwise stated in this Overall Sign Plan, the wall signs shall not exceed a maximum of 70 SF in sign area. Accessory Signs: Accessory signs do not count towards the permitted signage if restricted to ten (10)percent or less. Accessory signs between ten (10) and twenty (20) of the wall area can be allowed with a recommendation from the Architectural Review Committee; however areas greater than ten (10)percent shall be considered toward total permitted sign area. The design, number, location and size of accessory signs shall be reviewed and approved as part of the sign permit. Prohibited Signs: • Blade (projecting) signs • Canopy/awning signs Allowed Square Footage The total area for each tenant's sign shall not exceed 1 ' SF or sign area for each linear foot of building frontage for each business for the first 100' of frontage, then '/SF of sign area for each linear foot of building frontage thereafter. Each sign shall not exceed 70 SF. 32 , C r ARROYO GRANDE SHOPPING CENTER Signage width should not exceed fifty(50) percent of leasable frontage and shall be proportionally center within tenant's leased frontage space. No more than two (2)rows of letters allowed. Signage on rear of building is prohibited. Building Pad Linear Frontage Allocated Maximum Signage based amount of on calculations signage E 150' 175 SF 70 SF F _ 100' 100 SF 70 SF G _ 126' _ 163 SF 70 SF H 60' 90 SF _ 70 SF 528.00 SF 280 SF It is assumed that Building Pad "H" (4,800 SF) may be split into two (2)tenants. Based on this assumption, each tenant for Building Pad H is allocated 30 SF of building signage frontage. Location: Signs should be located symmetrically in relation to facades and fit in with the architectural features of the building. Wall mounted signage should be centered above storefront and located near and above the entry of the building to better relate to pedestrian traffic. Signage width should not exceed fifty(50)percent of leasable frontage and shall be proportionally center within tenant's leased frontage space. Signage shall be architecturally integrated into the project design and provide clearance necessary for compliance with the Americans with Disabilities Act(A.D.A). Signs shall meet all requirements of the Development Code (16.60) and provisions of these guidelines and standards. Materials and Colors: Sign materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, "neon"or"day-go" colors on signs. All applications for sign permits shall include a sample of the intended color palette. 33 I' , V ARROYO GRANDE SHOPPING CENTER Capital letters shall not exceed a height of eighteen (18) inches. Lower case letter shall not exceed a height of eighteen (18) inches. When using logos, logo size should not exceed twenty-four(24) inches. Two (2)rows of letters shall not exceed thirty-six (36) inches. Sin Illumination: Signs may be externally illuminated with incandescent lights or other lighting that does not produce glare and is designed to converse energy (LED Illuminated Letters). Wall, canopy, or projecting signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building's architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00)pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program or Arroyo Grande Municipal Code require approval from the Arroyo Grande Architectural Review Committee. 34 ARROYO GRANDE SHOPPING CENTER -.111211,.-. II I I - J r q 4 7--7."Ci '''1•. 111111111111111111111111111111111111111111111111111 . g—....__.....__ --.7z...:, --, !.,. .: . -..,, t,• ............._____ / =6.573;226 ,,..,.,....... ...„.„-- —. ---1:----,-4.=-7,2 J------i---, F-7,77. , ,, 1 - , ;,-'• r'2'.".*'T,,'- . [ ') r-... !-- 1 ) . ) E ...,:- L _J +%-..-g " R.1-: I. , _ ..,..■ 64,:-.:..... -4 7/ ' V" ■IIII 4,, -- - ______ vA =7.:......I I-;16'1 IM= MEN EN IM =MN= . ,77,,,-3 V ,l:47-,- '''''`-,-; .---- ,,) .1•11 —,.=,—I— INN— :-. - ....1 I ; L. N•••• m••••,. ••••••••Em---_,A 7_,-, , 1.-1 , 1••1 4L---..7,,,.!--- ,-.7ii,N--:: I NORTH ELEVATION - BLDG E & F L.----... ..,_. ----_,— – - . .__ _ __ _. .. , A PITTEIT*Iin 7:'■,71%(14 lq.:4 LUTF:INTrarEMEMENSEMMUMMillin r., .E.. indm ■ ■moo=■■mei ; •• • • • .•• . ._ ._..._ . 6.____ .. . .... ..=.....9",1■.1■•■■■=0.....■ .. , li 4■ 2 11111 1 11111 1,1 MI 10 -,111-cm....11... ...... ,■: iv\I..= .......1 rd nil = p1111 I n . .... -- - - ----7•••••r— --14_.‘fui-,_‘_,i,= ____M. r■ .-.- ,....._.---P.,-,- _ . _ num NORTH ELEVATION - BLDG G & H 35 ARROYO GRANDE SHOPPING CENTER ANCHOR MONUMENT SIGNS: Major Inline Tenants A Monument/ground sign is a free-standing sign supported by one or more poles, columns, uprights, or by other structural support separated from a building. The Monument signs are for the Inline tenants (Building Pad E-H) of the shopping center. The monument sign will replace the two existing pole signs on Grand Avenue. Sign Type and Number Permitted: one (1) ground sign per street frontage; two ground signs permitted (Grand and Elm) Allowed Square Footage: Not to exceed 70 SF of sign area with an 8' maximum height; maximum 12" x 8"panel size; maximum 9" letter height Building Monument Pad Sign A NO B NO C NO D NO E YES F YES G YES H YES Four(4) slots are allocated for the inline tenants on each monument sign. It is anticipated that Building Pad "H" (4,800 SF) may be split into two (2) tenants. Based on this assumption, the last slot may be split into two slots for tenants assigned to Building Pad "H". 36 I1 u ARROYO GRANDE SHOPPING CENTER Location: Ground monument signs must be located within the parking area or adjacent to the access drive to the parking area. One monument sign is allocated per public street frontage. The selected locations of the ground monument signs are 1) Grand Avenue: plaza area adjacent to Building Pad A; 2)Elm Street: planting area closest to car wash. Materials and Colors: materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright,intense colors are inappropriate including the use of fluorescent, "neon" or"day-go" colors on signs. All applications for sign permits shall include a sample of the intended color palette. Sign Illumination: Monument signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building's architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten (10:00)pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. A larger sign may be permitted by approval from the Architectural Review Committee. Any deviations from the standards outlined in the Arroyo Grande Sign Program require approval from the Arroyo Grande Architectural Review Committee. 37 ARROYO GRANDE SHOPPING CENTER BUSINESS DIRECTORY SIGNS (MULTI-TENANT SITES) Sign Type and Number Permitted: One (1) ground per public street frontage. Arroyo Grande Shopping Center is allocated two (2) business directory signs. Allowed Square Footage: Not to exceed 32 SF of sign area with a 5' maximum height; maximum 11.33" x 39"panel size; maximum 9"letter height Location: Business Directory signs must be located within the pedestrian access area and one business directory is allocated per public street frontage. The selected locations of the business directories are 1) Grand Avenue (for Building D tenants): planter in front of Building Pad B on Grand Street adjacent to driveway; 2) Elm Street (for Building Pad B tenants): planter adjacent to south driveway entrance on Elm Street. Materials and Colors: materials shall complement the building material and shall be in maintaining the overall character of the Arroyo Grande Shopping Center. Signs painted on a signboard or other thin material shall be framed on all sides to provide depth and a finished look to the sign. Sign colors shall complement the building color scheme. Bright, intense colors are inappropriate including the use of fluorescent, "neon" or"day-go" colors on signs. All applications for sign permits shall include a sample of the intended color palette. Sign Illumination: Monument signs may be illuminated from concealed sources or exposed ornamental fixtures that complement the building's architecture. All sign illumination shall be from the interior or by indirect lighting that shall be turned off after business hours, or at ten(10:00)pm, whichever is later. Approval: All signs shall be reviewed for conformance with this criteria and overall design quality. Approval or disapproval of sign submittals based on aesthetics of design shall remain the right of the Landlord and the City of Arroyo Grande. Any deviations from the standards outlined in the Arroyo Grande Sign Program require approval from the Arroyo Grande Architectural Review Committee. 38 ARROYO GRANDE SHOPPING CENTER I EAST GRAND AVENUE 'r, i UMW 1 I! C i e I I I _ • p o _ _ti_ 4..... _ _ ,I a __J _ __ , 111 111 ,,.. - = —i 2 r-' -,,, .:::: .?..,,.,,D.,- _ -,- .,.. ,,,..,,,.,:2 1 i E M 111 difillir I I D _ I El a .sr POPLAR STREET � - -�-.� 39 %F ,g V ARROYO GRANDE SHOPPING CENTER 1405.9A1-IFM1 L P4Nf1'AIIh Feld RA. r 5.41.44 L...545 •IUl1 d MFn-CI•+V x1104.tcrmm; / /f-- MEFIULLY1twM1NbJED / / 10'-p' / 43'' 4' i I1 0. / ew / C' r CO2rAY1V1t9ryylTttU'AN.RD 1 nttIC1r / rL5TP05TCMT0IA1EFACEtwp FC41 C•EaPHC! / FAn,ITtrar cen9 Kam ■ 0~_ Ar,cyc $$ra n��t C•nt•' ~~ rn`tlSCt lTxtl ♦ ~ -.{+3L'1.L L111±43i1H++yyl 314.E Lisete 0I / 1 I fI "--: .7rC NATIIGInC:Vdt1 E C,00KII: C Id4UK g II /..•.. -ccacFtr.+•A.1cA= CI q c • �RITEA1 °i �// 0 I (AR VEST �' �' r ki -'- ccNCrLlt CtrG Tenant ;'_ / —�— • n 1113W8200ra 000 04 0110VO 100"4 MONUMENT SIONI 2%6" . TCT tt StGI l!F'EA>O Sr EnCH SD= 41104LnPMCtEDWM.I. //// przi%:„..,.... PDCFE rl W' E E611aV v lu.4.D ,LA CtC 4ECtnr1FF Will,1,515-415.51 5:5'I ICS /r / 141011.IOGIT 9.00 P114154E11 a O 1-CP 7-0' / IT 6', i 3 i nxIDC:RIa Lie i 1 TFnantslgnara 14-ant slglagy —:—-045.04-S MI5 04 v ' + °•1 Tensntslgrase Tenanttl/ytage �' CCi4CiE CLEF 1� Tenantsignage It LS ge,�// _ 4 an Idea" E0W0 2 nRLIV)8D6014 000©4 G6GVG14000 e. xiNrss DixrUTOtty 2-6" — TOr%ICGNrRCA 32 Sr_CIA SD- ru 9 L. is, I Perkawitz+Ruth C'1 GRAND&ELM PARTNERS,LP Rej'` Arroyo Grande Center Conceptual Elevations A a C II 1 1 L C 1 F wiar7T anVI"' ARROYO GRANDE CA Monumental Sign&Business Directory 06 OgIIy6 FC .1c rw:TAC..r.dlY^n[R v '� ' r....,19 aN) .n u.ea.a� ARROYO GRANDE SHOPPING CENTER TENANT DELIVERY DOOR CL \ ,, (BY LANDLORD) a 2" -TENANT NAME (BY TENANT) APPROVED FONT: HELVETICA F-12-3-47 '....1 _ F TENANTEi 9 5'0" *,"�� ! 4\ V 6 DESCRIPTION: One color for all buildings. The color of all letters and numbers shall distinctly contrast with background, dark on light. No other signage is allowed on delivery side of building. 41 Q,1 -61 ARROYO GRANDE SHOPPING CENTER MIXED USE Ii PROJECT SUMMARY ZONE GATEWAY MIXED USE _i SITE AREA ±316,350 SF(7 26 AC) _'-G- • .I •`y.—_ I BUILDING AREA ±84,597 SF ►- / -----a--- ---4----_ _ -`._ -.-_.-—4—AVENUE— BLDG 1'` s ` ;,:1;170,-54- e �,�'.��s,u`sm- - `�- �_- - - A DRIVE THRU PROPOSED ±2,771 SF ' T �.Ma ~ ~_ -t B SHOP EXISTING 15 569 SF-- "",'g - 7 142='Ct--+470+0--- ,•^- AST 11Id �r3;P STRAND I C RESTAURANT EXISTING !4,699 SF L I1 ',��I�'�U�'�"+•� �ry�T .�� I D SHOPS PROPOSED .18,470 SF �J 444.4 rp�'4' E COOKIE CROCK EXISTING 25,070 SF il Ir. •r4 I ' F CAROUEST EXISTING 15,000 SF :..w. , _ '-,' ( G RITE AID EXISTING 18,018 SF �_a s'1 I: r .aw _ 1 1• Rl H RETAIL PROPOSED ±4,800 SF 41i I�+i i t l t�v I ^IH MIXED USE tom! rn,.Y ,41,, 1Z. I i` ;Li "(E) 'Si1��I Id1_ i t�� r - ) t.i LAND/BUILDING RATIO 2 76/1 (26 6%) RESTgURANT B , i :a.699sF (E1 ' � I " I I I � � r(�^ LEGEND LANDSCAPE AREA � I SHOPS .m I" 55,5895E 4 REQUIRED(10%ofunbulltarea) 12,185 SF r,."„. I■ I xr.. J I ❑•❑❑• PROPOSED SITE LIGHTING �� „� M • ptn t t r p N PROPOSED(10%of unbwn area) 12,204 SF v..o�, ►101 -. t 7U j u�I I Q O PROPOSED POSTTOPLGHTING I,I1II 3t ; II 1 � I I L...,.1 x HARDSCAPE AREA 20,720 SF N'Ii� , D f.. 0^te nik r_ .ice •• _i7. ,i, Jevy �X-0 EXISTING SITE LIGHTING 4 SHOPS ��: �- ��°i-- _ =_ _1 ., PARKING'•In r :8470SF _ _. 11 °, , ' I I I I REQUIRED 375 SPACES P !—�i t 1 1 •V .I I I t<),s'' I r ___;, .. _ 76,927 SF(4/1000)RETAIL 308 SPACES . �� r. ' • S EL ■-I. I c i j._ 8,700 SF(11700)RESTAURANT 67 SPACES"mt ;•u -y' _ ■ = 1 �, cc r 'tom PROVIDED 372 SPACES —- Ili F Or E �` = °�`1 1 4 1 I , ■! 'PARKING LOT SURFACE-ASPHALT „�.,,�,-' ( ® ∎ �� i•�:.. �� _ 1• ,.. I -� "BLDG A PARKING REQUIREMENT CALCULATION IS BASED ON 85%OF ,a., 1' - 44.,,„ \ '°' BUILDING AS PUBLIC AREA itk, l{ :_%�_ % i,-; I U/�S�r -= PLEASE REFER TO PRELIMINARY LANDSCAPE PLAN FOR DETAILED TREE AND I., m ° 4 Is . � _ _ J _ q �\ r- _ VEGETATION INFORMATION RESIDENTIAL "` -- )t.�l■ Il 1::" Ii !i PLEASE REFER TO CIVIL PLAN FOR DETAILED UTILITY AND EASEMENT ......4.‘- I V f 111 I \ I I _.. I INFORMATION I I, `� E F G (P 1•I fi 1 I' n1 L_�-` THE ATTACHED PLANS ARE IN SUBSTANTIAL CONFORMANCE WITH ALL (E) (E) (E) TA14 id APPLICABLE STATE,LOCAL AND OTHER LAWS REGULATING THIS TYPE I COOKIECROCK ''QUEST RITE AID !°M'BF OF DEVELOPMENT } :25,070 SF :150005 " 118 018 S ',� 1 `� ....11__ 11 II Key Map i ❑ '�I f 1 N ._ = _ L 1 " •�r 11''\ ,..x-, �, 1 s \/r.... n- _+N+ II ff I•°"e p .�.. 1,"� .t J ' t �J �`;. I rrrt! rH a �I I it I�� I'll : '� _. !.e...o 11 { d�'ladt t .,•te°.,tt•i�� •.�rr_T= __, gyp ' mgommfti.`-ft -Et 1I \ .�...e _ '..1.:n.4 �'r ,, ;•,` �• Y\, L-1T.2,T , �-r _ �12 5-ci t a: '6' 1 L k) Ir it`- • i j r 1 —•——''-- •— -P PLAR T —° x '•..,5—rt,---� ...r 1 1 1 I I\I I y 5 kj 1� — —� ~ � —!...'7._—•-7.--.-----.___- —�1�a111 4 w ,{ L, Teti e i. s a L RESIDENTIAL I PROJECT SITE I RESIDENTIAL I I8 I STANDARD TRASH ENCLOSURE e1 40 80' 120 1601 I O Perkowitz+Ruth GRA Project Conceptual Site plan S P 1 GRAND 8 ELM PARTNERS LP C A R C H I T E C T S BaetseeaC 93311 AQ Arroyo Grande Center BLenPax G9.= (6511 P13-1923 SWC EAST GRAND AVE 8 ELM STREET Long Bead,CA 5021628 8000 wemprardutecis can Ca0act It PH Fates ARROYO GRANDE,CA 04 222013 12-082 50 ARROYO GRANDE SHOPPING CENTER EXHIBIT 2: SIGN AREA MEASUREMENT The following exhibits illustrate the methods of determining maximum square footages for the allowable sign area categories that follow in this document. Sign area shall be formulated by calculating the area contained within not more than eight (8) straight lines surrounding the outermost extents of the finished sign. Details and exceptions are illustrated in the exhibits below. The surface area of a sign shall be the total number of square feet calculated by enclosing the extreme limits of the writing, logo, representation, emblem, or other display, together with any frame, background area, structural trim, or other material or color forming an integral part of the background of the display or used to differentiate the sign from the backdrop or surface against which it is placed, within a single continuous perimeter composed of circles, squares, or rectangles. The surface area of spherical signs shall be the actual sign surface area calculated by the following formula: Area= 12.56 x r2; where r=radius of the sphere. (A) _ I ___-_______-____-___- _ _-.- _ ______ ______ . ,\ I E/4. �1�� ' ,c raj /TWO, r�. N y-) (B) SIGN ELEMENT 1 (D) I: - l - SIGN AREA•((A)X(B))•((C)X(0)) — SIGN AREA= [(A)X (B)] + [(C)X (D)] I brPli g I fth:1 L ;11P;rll I �� ' ��`1�1 :i) 1 JOBS 2 0 !I 5 JOES 4. DRY CLEANERS C's S 'DRY rs ''S' DRY CLEANERS P._:'' r u ,r r-----n t ' i i +l-- ' ( a..�_lf!TD) ::y_ �v''II — tlYtsl7'1 ' 7' S 8' J L'7��» 11 1 21 Sign Area=20 5 sq Ft Sgn Area=17.5 sq.Ft. Slgn Area•32 sq.Ft. 43 ua s, W, ARROYO GRANDE SHOPPING CENTER ! Supporting framework or bracing that is clearly incidental to the CABINET I tie/E D sys�i M I y display itself shall not be included as sign surface area. kWIDTH >I k WIDTH )1 If the sign consists of more than one section or module, all of the area, including the area between the sections of modules, shall be included in the computation of sign surface area. Sections or modules must touch A r i one another to count as one sign. z M E�OR , g CIRCLE V .............. ' V L fc WIDTH )1 k yaTM )1 Height: the height of a sign shall be determined by measuring the distance from the average adjacent ground level within five feet of the base of the sign to the top of the sign. a a i f ODD ('a CHANNEL 2 LETTERS s 6 2 3f SHAPE IS 4 4 44 (V r- W.) ARROYO GRANDE SHOPPING CENTER APPROVED SIGN DETAILS Channel Letter Detail with Raceway Channel Letter Detail LED Illumination: BUILDING FACIA �g , CHANNEL 040 PRE-PAINTED 5' RACEWAY I ALUMIHUMRETURNS WALL(VARIES) TRANSFORMER f LETTER J-BOX \� .-• ALLUMINUM CAN `/ %��! NEON TUBE :,g#11..' PLASTIC FACE %W. � 314""JEWELITE" S �, TRIM CAP �` 1 TRIM-CAP W/# SCREWS .177 ACRYLIC FACE j • ' 718"DIA.HOLE THRU 0 ' CI WALL WI W E.M.T.SLEEVE 0 .063 PRE-PAINTED G GROUND WIRE ALUMIHUMBACKS ,° LED SYSTEM tL. 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1vn1d30N00 £ 3Niva36 NV-1d 0NI(IV80 3Vf11d30N00 z 133HS 33111 l W SOM "N X30N1 133HS V3 q AO , s 9A O^.a^i ry'V0ISS330ba INNER - £69T0L NOLLYA313 S3iVI3OSSV ONV 80-MV1 0NINtl9 30 1N0a3 NI) I3SNn5 aNV 1331416 1113 AO N0LL03SN31N1 H3L IV NNn138 eano 1SVIIHLH0N HU IV Ob 'ON NNtlw H038 30NVH5 0A0a8V AO Allo 3H1 51103r Md SIHL 803 NHtlW H01436 3141 -= JN/�YIY HJN -39�= VA aid 3 .0 .99 S 0NINV38 '133aLS NtlldOd AO 3Nn83130 3141 NONA 3NVI SVM A3AWS SIHL 803 S0NINV3e AO SISVB 3H1 -'SONINY38 j0 SISYB = V3 '0dS180 SIM NVS AO ALNnoo '30NVH0 OAONHV AO ALTO 3141 NI 'ES 3ntld IV SdYw l3nHVd AO 9L 11008 NI 03113 dVW NO NMOHS SV *OC- 1 OV 'ON dtlw 130HVd AO 8 ONY V 51308Vd ONV eZ 30Vd IV SdVIY AO S MOOS NI 03JU dtl11 NO NMOHS SV '01 'ON lOVaL 30 01 '6 '9 'L '9 'S SIDI 0I1dINx '3Nn Z10Z '.kHYnNYr :01Ya 0961 -465 (SOH) L0t£6 V0 '0dS180 SIM NYS 0 11Nn "1S 0a13nS £9S£ SA3ANnS ONVI SON :A8 a3480183d A3ANn5 V11Y NY AON1 03NIVJAO SYM N0IIYNH01Nl ANYWOO aNY 31HdV89Od01x M31A .l`dmvin0 311011 3 tlO3 ^J 0 N01103S Obl = 1 0 ' L w [. [.007 0000, l] .aaa0't� 0- oom13aiLN 3ill8lISV3 9 .�\ 3N3U.d08d1l0d N� ANZON '1113NOtle 11008 331Sn4o No aN1. A" 0NVaNtl1S 1H011 e \� .,. 3AIVA M \ •. .:..11}1 _.... 310HNVW 8 :Is O z6L'o = s ZBV0 = _ ANI 6l "a 3l0HNtl11 NIVaa 118015 OQ i " 1lnvA 83LVM C 3Nn NIVBa N9015 OS 310d 1NI0n Odf 3Nn 01810313 3 N313W KUVM 3NIdS = NdS 3N0Hd3131 1 S7/YA ,7/X xu T svv ,7A3AOYd oaop'az .. ,9-i Rl.i s'31[IVT 311/7 931YM M 11nvA 3N0HdTaL MOM '15013 31117 dL3M36 1HOn 133aLs S _0 7Mx SWINMfR07YM AVOW � N0HtlAU 0NU M = al (00'ZZV) AVON Onend 01 SS330V 531038 SS303V Z10Z '.kHYnNYr :01Ya 0961 -465 (SOH) L0t£6 V0 '0dS180 SIM NYS 0 11Nn "1S 0a13nS £9S£ SA3ANnS ONVI SON :A8 a3480183d A3ANn5 V11Y NY AON1 03NIVJAO SYM N0IIYNH01Nl ANYWOO aNY 31HdV89Od01x M31A .l`dmvin0 311011 3 tlO3 ^J 0 N01103S Obl = 1 0 ' L w [. [.007 0000, l] .aaa0't� 0- oom13aiLN 3ill8lISV3 9 .�\ 3N3U.d08d1l0d N� ANZON '1113NOtle 11008 331Sn4o No aN1. A" \ SAS ,u 00"3 \� .,. \ HLN15Sd 338H1 NO 03N0LLILNVVdO 3a S \ •. .:..11}1 _.... '31 ..> f.0n'6fi..'. r z6L'o = s ZBV0 = _ ANI 6l "a . 583A00 SS3n0V 30NVIULNIV11 0313ASVO V 03LIOe 03LV8 01331 L 310N 33S (13IVAInn3 80 OOZLXe - NVSN31) 'ONVS NO T3AVHO NO 31XV -1a 0180030 — '03NInD38 SV 'MNV1 30 53003 N093 031OV Woo aLY33800V 1V183LVw 0180030 '1N3W3AVd 1IVHdSV 80 31380NC wnWININ [,00'9£] ,0000'12 ANON 3tl0S M In Xvmvino 8 - 8 N01103S 991 = l -IVO ZL '.000O, w ,9t = m 3Nn ,mVIINIW .00'9 2i,410.1 'SNOVls 31n00W Z \ SAS ,u 00"3 \� '(3dn) 13NStl8 1NvinT10d S608n \ HLN15Sd 338H1 NO 03N0LLILNVVdO 3a S \ '.:0an0 I3 Nl 001"10 3HLLN3 ONISV3 3 r z6L'o = s ZBV0 = _ ANI 6l "a 3Nn 01 _ S — 0IH8tl3 831113 318x31030 \. i " 3Nn 3OaIH = —a— 8— C 3N3 d0Nd 10d N3AaM -NON 'NISVB H0INO 0NLLSIX3 )nVM3015 = MS .• a 3Nn SVO = 9 3NIdS = NdS 8001N00 NDIS39 INn WWII] =— 3 'TIL3N0tle 11008 (131Sn8o 110 ONtlS oaop'az .. ,9-i Rl.i s'31[IVT \ 3Nn At YW3 = —AIV3— XOa 1OHlNOO IVND15 = 805 MOM '15013 N0HVA3e 10IS30 = 310014 c � N0HtlAU 0NU M = al (00'ZZV) NIVNO 3008 = 08 1110,1311 31111 83d 'oN Y1Y0 0HYllglYO = 'a 3Nn AlEdOdd = Id Kill INI 3SV3 319ViOld IVOO13N © ® ,OO'OlZ JOY a 0LVWHd ='O8d ,00.0IZ 'M 3AIVA H01tl010N1 1S0d = Ald 1101100 = 0d IJ SO 000 'iz s'i o1,i YIHo1's]Ibvn :' tllVO a3Hn5Y3N' ,OH'alz. X08 Tlnd = 8d 3115110 350,510 aNtl 3A0N3a ® 'Sa3A00 S530OV 30NVN31NIVA 31181 Otl3H83A0 = MHO MVId NI 10310Nd U:L3NSVa A 031108 031tla 0133Y81 1N3N3NflSV3N 3LVN0LL80d0Hd= ONd 9tl1 W IIVN = 1WN L RON 33S (111 imn03 NO OOZIXB .:8VSN31) Q 0NIa 9O MOWN =((IV8) 'ONYS 80 l3AVHn NO 3lxV -19 aIN0030 TIViS ONINHVd dtl310NVH ® 'a381nn38 Stl AD 5300 w0N3 'NNV1 0310Vdw03 A1tl938nntl VIVO 08n5tl31 = N 1N33NV1 = 1 I 11 ""I OIND030 '1N3W3AVd 11VHdSV NO a0N0N00 � WnWINIW [.00'912] .000OT Add NONI = dl 03130 SS300V IhMAW 3033 NNII NIVHO —o- (L1O- ZL9 -Z60 N") *Z9Z99£ -6004 -N 190,38 TULL NY3183Wtl 1SNI3 1N0d38 31ILL NI 311 ❑X (910- ZLS -Z60 NdV) 999ZSSC -6006 'ON 18nd38 TULL NV0I83WV ISNH 180,38 TULL NI w3Ll O (Ol 3ovd 'LS N00e A3Aans 30 a80o3N) dYw 0H003a 8 8 83d 11,1311nN0W OA 3N1A8Vd dV010NVH `T LNV80AH 3NL3 Yt XOe IVNOIS 0WV& Sao 0N3937 x sNOV1s 3lnaow z v131sA.s woano =(Adn) L3MSVe 1NVlnllod ssoa0 '13NStle Ado 01 3dO 9 d01 3dO HLVA S301S 338141 NO 03N0LLLLNVd '.:OOnn 13INI `'8VT100 3UH0N00 'NISVB H01V0 03S0d0Hd ZI 00'01 831113 1H3SNI ONVO -0I3 awn03A SV 30V1d38 ONV 3AOW3H TItlM 0NLLS1X3 z1VV8N L SN EL ,8 Vain ES 11d 9L 12H ZLVVHN OE Nd Ot za 01 'ON I3VH1 SZ ON S IN 63JN3d1333N x NI -ZL 03.' dA3 NI-Z1. 0NLISI3 3H1 01 133141400 NI -ZL 0NLLSIX3 30 NOLLHOd MON39 'SNOVls 31n00W Z \ SAS ,u 00"3 \� '(3dn) 13NStl8 1NvinT10d S608n \ HLN15Sd 338H1 NO 03N0LLILNVVdO 3a S \ '.:0an0 I3 Nl 3Nn HNHO VM01S = — aS — r z6L'o = s ZBV0 = _ ANI 6l "a 3Nn 01 _ S — WS0103 HSVBL = 31 (S3WA 5303,5 3Nn 3OaIH = —a— 8— 8an3 10 d01 = Ol — 'NVn00 3131401100 N31113 1a3SNl 0Htl0 -0' 'NISVB H0INO 0NLLSIX3 z1VV8N L SN EL ,8 Vain ES 11d 9L 12H ZLVVHN OE Nd Ot za 01 'ON I3VH1 SZ ON S IN 63JN3d1333N x NI -ZL 03.' dA3 NI-Z1. 0NLISI3 3H1 01 133141400 NI -ZL 0NLLSIX3 30 NOLLHOd MON39 MON _31tl3S M VA Xvmvl d - N I=Is -mlak1 'wnNlNiw I .Z91 = l [.00'ZL] ,000O,L -y I ,91. - M '3Nn 0an0 3HLLN3 nNlStl 113 018evA 83111, — x3L03n \, 3N3V.d0H IA108 N3A0M -NON -""X3Ve NDoa a3HSnN0 NO ONUS 31111111% = M — 83101801511tlH1 =SNVHL 3Nn 31101101 = 1 — NOLLISNVHI = NYHI 3Nn HNHO VM01S = — aS — 310d 3N0HdTaL = dl 3Nn 01 _ S — WS0103 HSVBL = 31 (S3WA 5303,5 3Nn 3OaIH = —a— 8— 8an3 10 d01 = Ol V Sus) SIM 3Nn WHO IM = — 89 -89— )nVM3015 = MS .• a 3Nn SVO = 9 3NIdS = NdS 8001N00 NDIS39 INn WWII] =— 3 310HWH a33S HNS oaop'az .. ,9-i Rl.i s'31[IVT 3Nn At YW3 = —AIV3— XOa 1OHlNOO IVND15 = 805 MOM '15013 N0HVA3e 10IS30 = 310014 a30V3H GOOM038 = PAN N0HtlAU 0NU M = al (00'ZZV) NIVNO 3008 = 08 1110,1311 31111 83d 'oN Y1Y0 0HYllglYO = 'a 3Nn AlEdOdd = Id Kill INI 3SV3 319ViOld IVOO13N © ® ,OO'OlZ JOY a 0LVWHd ='O8d ,00.0IZ 'M 3AIVA H01tl010N1 1S0d = Ald 1101100 = 0d tllVO a3Hn5Y3N' ,OH'alz. X08 Tlnd = 8d 3115110 350,510 aNtl 3A0N3a ® VIVO 0 0331 = (N ,OO'OIZ) 31181 Otl3H83A0 = MHO MVId NI 10310Nd ® 1N3N3NflSV3N 3LVN0LL80d0Hd= ONd 9tl1 W IIVN = 1WN V38tl OdVOS0W1 Q 0NIa 9O MOWN =((IV8) aNn08a IVHnLVN = 9N TIViS ONINHVd dtl310NVH ® vivo a31V1nolvo = 3 310HNVN = HA T13M 13Nnwn Q VIVO 08n5tl31 = N 1N33NV1 = 1 OVI & 0V31 = PH 08V0NVIS 1Han = Sl In0NVTO BUS pj HION31 = l Add NONI = dl 31OHNVH Q SAWN = 8 3A1VA 10811103 N0UN3I88I = A31 31OHNVN 3N0NdTM 0 tl10a = V 1H00H = 1H 310HNVN NItlHO 1111015 o O AtlM 10 114918 = AAA 311naumo = 3 1NI0d H91H = dH 3A1YA SVO = AD 3104NVM 11335 O 311n A183d08d = dl 3LVW 10 dOl = 119 1113A Q 10 1S3M = O/M 83 ❑N Stl0 = 119 10 1SY3 = 0/3 Xtl3N8 3010 = 03 N9N b 30 HLn05 = 0/S 30VJdns 03HSINH = S1 131111 RVW 91 30 HISON = 0/N 3Nn Mold = 11 A183L53M = AI A 1NVH0AH 3NH = 143 Xos and ea Al83lStl3 = A1,3 30tlH9 0145\1114 = 91 3AlVA SVa v Ala3Hlnos = Ais 110011 03HSINIA = 11 XIVA HIM 0 Al)GH18014 = AI,N N0LL33NN03 1,130 3813 = 983 IS39 = M 0I = 0 113 ❑w Stl9 1SV3 = 3 1N3N3AYd 10 3D0 = d3 ❑ HLnQS = 'S EUM 10 390 = 93 831311 N3LVM WM H180N = 'N In0d5NM00 300N = SO H0H3Ntl 8 38M1 An0 J 3AltlA 1133143 80133130 3AIVA 0IVM = AM 0NV31O = 09 310d ALnLLA 113131 831YM = NM 3931 NNn WHO = 119 OHVONVls Bon 331131 WOM = 10M 3NnON30 = lD 83MM = M 33V1 eNno = 10 310d A VIW 1VNDIS 01.081 „ 318VIEVA = 8 V NISV8 H0W = eo IVND15 DHIVNL 1;o TIOd unan = do MM301S B NOVS = SO 1NOn 133NL5 cI—o aNn0MEONn = on 110019 3 ❑NONOO = X10 nvm 10 dol = ML 3131,131,103 i1VHdSV = OV 1NV8W,H 3914 2Y T1Vhk 0NINN138 10 d01 = M81 3SVO 3IV93HSDV = BY S108KAS aN3031 MON _31tl3S M VA Xvmvl d - N I=Is -mlak1 'wnNlNiw I .Z91 = l [.00'ZL] ,000O,L -y I ,91. - M '3Nn 0an0 3HLLN3 nNlStl 113 018evA 83111, — x3L03n \, 3N3V.d0H IA108 N3A0M -NON -""X3Ve NDoa a3HSnN0 NO ONUS ,9101, ['I3il0d'S31NtlA;,',. `.:.. .• a ' :....> oaop'az .. ,9-i Rl.i s'31[IVT .. ... .. .. . .. ... . .. 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P.NnaUNU.PI 4.14 Nlo o .b ..lobo •P^J 1u.wwu.0 .41 P Llir /91 if N•P.S 3OIlOx IN1'DwRl 'NO3tl3H NMOHS ION NO NMOHS 'S31111WI 31rAltld tl0 Jnend ANY of 39Ynra NW nelsNod53tl 39 n ONY s3N=nW eo /ONY'S3dld 'VMU S ONnaNquoNn 3O HIS aNY NOUrAl 1VIN07100H 31VOOl3N aw WOMB ME 3K ON2305Y 11rHS eoIJY 03 3XI 'SNYId 353X1 NO NMOHS W 1d U 53W O N 9NZm ox 3W 3143x1 '3aammoxx Nno 30 me 311Sd30 d0 3SOdSIO ONV 3AOn38 3W of SNrd NONantl15NNO UW SONO3M WWAY 10 NaH s Y Ae a3NN1N0 NV ' SNrld 353x1 30VId NI 103LONd Od xa XHON 53tln1003N NO /ONY 'SSWd 30HI ONnOwmaNn ANY 30 NOUY axr 33N3 03 3U r H010"AW 01 331LON 30Vd8ns/30V89 03HSINU 011Snr0V OV L i S310N 1401115 I (NOIIOfltl1SNOO HOi ION) A tl VN /W/73Hd :SI Nrld SINI I 'ZL -Zl -LO a3Stn3N 'zloz iinr 03Lv0 'sA3ANns (INVI sew AO 038Vd3Nd S108Y0S 12 SNOLLVLA3888V 101Sn ONV NOILVMOW 1N314Odl3A3a ONILSIX3 'ALnLLn Nn08930Nn 0NILSIX3 A8V0Nnoe '1N3n3SV3 WA GAWS n9SV /VLlV 31VHVd3S 33S :310N I I I I I '833N19N3 I S110S 31-11 d0 SNOLLVO143nn003N 31-lL N3d SNOLL33S 1N3n3AVd �t \ 'SONVONVIS kH3 3d 83100 w eNno ONV X1VM301S HIVA 33Vld3N ONV A03AINO ONUSIX3 3AOn3N GHUNVIS 30NVNO OAONNV 30 A110 3d AVM3AI80 313NONOO L10n81SN00 el 'NISVB H01V0 0NILSIX3 NIHLLM 813M 31380N00 10n81SN00 LL �• /51 'NISVB H01V0 ONILSIX3 O1N113SNI NISVB HOlVO 8VISINX llV1SNl 9L NI( 'S.LN3vi3Nlno38 ALIo ONv SINK S1031IH08V 'S3Nn301n9 VOV '3000 Minna VINNoinvo NJ M 30NV08000V NI dnV8 SS330V dVOIONVH 3133N00 10081SN00 SL 63014n) 'SNVId 1V81110311HONV1 3d 110 N33N0S /IIVM NIINIV13N 4l 'NMOHS 3N3HM 3dld NIVNO nNM dRD HONI-ZL ONIISD(3 Ol 133NNOD '3dld NIV80 NNO1S HONI -ZL 30V1d £L -NMOHS 33M NISVB HOlVO ONLLSIX3 VINO -3NOO '3dld NIV80 WE HONI -9 30V1d ZL 'NISVB H31V0 38VOOS H0141 -1rZ 1on81SN03 11 'n3LSAS NOILVHIILAN1 ONn08030Nn 00n0 11V1SN1 OL 30V80ans 03LOV4400 83AO BY HONI- 83AO 0V 1-10141- KvA 3AVd O6 sa (111143d ONV X03HO NVId 31V8vd3S 30Nn) 'SNVId IVNnLo311H08V 3d 38nS013N3 HSV81 O 83AO 1N3n3AVd 030HOAN08 31383NOOOH3141 / %USN00 OL ra (SS3NXOIHL rinvININ HONI -9) 1N3n3AVd OV H1d30 -llnd HLM HO1Vd O9 'N311n0 -A 3133NW lOnUSN00 OS 'SNVld 1V81ll0311H0NV 3d X1VM301S 313801400 10n81SNOO O (3S6M31410 (MON SS3lNn 1HODH 88n0 1-10141 -9) '83LLnO ONV 881"I0 3L3801400 13n81SN00 O (3SVA3H10 03LON SS3119n 11-10131-1 88n0 HONI -9) 'eHno 313801400 10n8LS1403 O '013 'N1vM301S '0NLL003 '9141mina I NIOr '88nO 313801400 '13n3AVd 0V 9NI1SIX3 lAOn38 ONV 1nOMVS O S31ON Noun21 N00 3drya 30 i! .b� 11AlO Y{I. 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