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PC R 13-2181' RESOLUTION NO. 13 -2181 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 INTERSECTION; APPLIED FOR BY GRAND AND ELM PROPERTIES, LP WHEREAS, the applicant has filed Conditional Use Permit 12 -010, Development Code Amendment 13 -001 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 parkin_ g, 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. WHEREAS; the Planning Commission 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 Decla ratio n;,and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on April 16, 2013 and May 7, 2013; and WHEREAS, the Planning Commission 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 restaurants are allowable within the mixed -use areas if processed by a Conditional Use Permit. 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 use on the site is consistent with existing and%r potential development of the subject properties and the surrounding areas with the inclusion of performance standards set. forth RESOLUTION NO'. 13 -2181 MAY 7, 2013 PAGE 2 of 16 ' in Development Code section 16.52.090. The drive - through will not adversely affect 'the public health, safety or welfare, nor would it result in an illogical land use pattern if potential traffic impacts are mitigated with the identified alternative from Omni Means, or if the car wash operations are modified, or queuing is provided on the car wash site. 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 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. 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 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 thatJs I proposed. RESOLUTION NO. 13 -2181 MAY 7, 2013 PAGE 3 of 16 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 has been evaluated with the sight safety triangle to prevent, conflicts between vehicles and pedestrians and the final placement will RESOLUTION NO. 13 -2181 MAY 7, 2013 PAGE 4 of 16 ' reflect this requirement. New directory signage will provide pedestrian scale assistance with locating minor tenants. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby recommends the City Council adopt the mitigated negative declaration and approve Development Code Amendment 13 -001, Conditional Use Permit 12 -010, and Planned Sign Program13 -001 with the above findings and subject to the conditions as set forth in Exhibit "A ", attached hereto and incorporated herein by this reference. On motion by Commissioner Keen, seconded by Commissioner Barneich, and by the following roll call vote, to wit: AYES: Keen, Barneich, Martin, Sperow; Ruth NOES: None ABSENT: None the,foregoing Resolution was adopted this 7th.day of May,,.2013. ATTEST: I (,J.¢ cch, e,4 . DEBBIE WEICHINGER d ELIZA TH S. RUTH, CHAIR SECRETARY TO THE COMMISSION AS TO CONTENT: - 4 0A /TERESA MCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. 13 -2181 MAY 7, 2013 ' PAGE .5 of 16 EXHIBIT `A' 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 facade 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 GENERAL CONDITIONS: 1. The applicantV 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. 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 applicantishall 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. SPECIAL CONDITIONS: ' 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. RESOLUTION NO. 13 -2181 MAY 7,,2013 PAGE 6 of 16 ' 7. Per Development Code standards, loading areas and roof equipment shall be adequately screened. ARCHITECTURAL REVIEW COMMITTEE CONDITIONS SPECIAL CONDITIONS: 8. Keep access connection to the Poplar Street neighborhood. 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 I 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. 1,6- Proyide ialternate tree species and bring landscape plan back to ARC prior to Building,permit. Existing palms to,be reused. 17.,No stucco overfoam below +8" in height. 18. Add railing ion north side of Building A plaza on East Grand Avenue. ENGINEERING DIVISION GENERAL CONDITIONS: 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 I responsible for any expenses incurred by the City due to work outside of these hours. RESOLUTION NO. 13 -2181 'MAY 7, 2013 ' PAGE 7 of'16 IMPROVEMENT PLANS 20. All project improvements shall beidesigned 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, idrainage 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 by the Community Development Director. 24:.The site plan shall include the following: 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'tne Public Works Director. In addition, the Public Works Director shall approve any landscaping or irrigation within a publicright -of -way or otherwise RESOLUTION NO. 13 -2181 MAY 7, 2013 PAGE.8 of 16 to be maintained by the City. , 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.AII 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 eac_h,building. 35.The: two existing 6 "' Fire, Service mains to Cookie Crock and Rite Aid shall be ahandoried'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. I 41.All commercial buildings shall have backflow devices installed after the water meter, per City standard. RESOLUTION NO. 13 -2181 MAY 7, 2013 ' PAGE -9 of 16 42. Water line shall run from Elm St looped around to E. Grand. 43. Domestic water line shall:be upgraded from a 4" toian 8'` line. 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.AII sewer mains or laterals crossing or parallel to public water facilities, shall be constructed in accordance with California State Health Agency standards. 4 &.,Sewer shall'be within,an easement,to the City. 49.AII 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 I 57.AII existing and proposed utilities shall be underground, including existing overhead utilities. RESOLUTION NO. 13 -2181 MAY 7, 2013 PAGE 10 of 16 ' 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. STREETS 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. CURB, 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. GRADING 68..Perform all grading in conformance,witn 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 drain inlet connected to the grease interceptor or to a landscape area for filtration. RESOLUTION NO. 13 -2181 MAY 7, 2013 ' PAGE 11 of 16 Relocate trash enclosure, if necessary, to an area avoiding impairment to it or contamination from it during flooding. DRAINAGE 71.AII 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, I c. Stockpiling material in the City right of way, d. Storing equipment in the City right of way: 81. Obtain a grading permit prior to commencement.of any.grading operations on site. RESOLUTION NO. 13 -2181 MAY 7, 2013 PAGE 12 of 16 FEES ' 82. Pay all required City fees at the time they are due. 83. Fees to be paid prior to plan approval: 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 I 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. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY 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, I may be constructed after occupancy,as'directed by the.Community Development Director. RESOLUTION NO. 13 -2181 MAY 7,, 2013 PAGE 13 of,16 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..Prov'ide 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. 102. Provide Fire Department approved access & sprinkler- system per National Fire RESOLUTION NO. 13 -2181 MAY 7, 2013 PAGE 14 of 16 Protection Association Standards. ' SPECIAL CONDITIONS: 103. Building D shall comply with fire rating requirements such that it is separate from Building C. PLANNING COMMISSION CONDITIONS: 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. T,ristania 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 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: 1 he following water quality BMPs shall be incorporated into the project RESOLUTION NO. 13 -2181 MAY 7, 2013 PAGE 15 of 16 • 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 equipmentto 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 or site 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 oberation of the car wash has been mod ified.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. RESOLUTION NO. 13 -2181 MAY 7, 2013 PAGE 16 of 16 , 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 (if 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.