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.