R 4651 RESOLUTION NO. 4651
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE APPROVING AMENDED
CONDITIONAL USE PERMIT CASE NO. 15-001,
VARIANCE CASE NO. 15-001, AND LOT MERGER CASE
NO. 15-001 FOR THE CONSTRUCTION OF AN
APPROXIMATELY 55,000 SQUARE-FOOT, 70-BED
ASSISTED LIVING/MEMORY CARE FACILITY AND
SIXTEEN (16) UNIT INDEPENDENT LIVING FACILITY;
LOCATED AT THE OAK PARK PROFESSIONAL PLAZA
(APNs 007-771-053, -062, AND -076); APPLIED FOR BY
RUSS SHEPPEL
WHEREAS, on January 28, 2014, the City Council adopted Resolution No. 4565
approving Conditional Use Permit 12-002, Variance 12-004 and Amended Vesting
Tentative Tract Map 12-001 for the subdivision of 1.8 acres into ten (10) lots and
authorizing the development of an approximately 55,000 square-foot, 69-bed assisted
living/memory care facility and eight (8) townhomes on real property, located at 880 Oak
Park Blvd., Arroyo Grande, CA (the "subject property"); and
WHEREAS, Russ Sheppel (the "applicant") has submitted new applications to amend
the entitled project for a 55,000 square-foot, 70-bed facility with 44 beds proposed for
assisted living use and 26 beds proposed for Alzheimer's care use and a sixteen (16) unit
independent living facility; and
WHEREAS, the City Council has reviewed the 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 based on the initial study and
findings has determined that the Mitigated Negative Declaration previously adopted
through Resolution No. 4565, as supplemented by an Addendum will mitigate all project
impacts to a less than significant level; and
WHEREAS, the City Council of the City of Arroyo Grande has reviewed and considered
the project at a duly noticed public hearing in accordance with the Development Code of
the City of Arroyo Grande on March 24, 2015, at which time all interested persons were
given the opportunity to be heard; 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.
RESOLUTION NO. 4651
PAGE 2
The proposed assisted living facility and memory care facility as well as
independent living is allowed in the Office Mixed-Use (OMU) zoning
district per section 16.36.030 of the Municipal code and is consistent with
development standards for the OMU zoning district per Municipal Code
Section 16.36.020.H with concurrent approval of a variance for creek
setback reduction from fifty feet (50') to thirty-two feet (32)' and a lot
merger.
2. The proposed use would not impair the integrity and character of the
district in which it is to be established or located.
The proposed assisted living and memory care facility as well as
independent living facility would not impair the integrity or character of the
Office Mixed-Use zoning district, as it is consistent with the stated
purposes of the OMU zoning district per Municipal Code Section
16.36.020.H.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is 1.8 acres in area in a mixed-use development, which is
permitted in the Office Mixed-Use zoning district and meets applicable
development standards, excepting maximum building size, which was
previously approved by Conditional Use Permit 12-002 and the minimum
creek setback allowed by Variance 15-001.
4. There are adequate provisions for water, sanitation, and public utilities
and services to ensure public health and safety.
Adequate capacity for water, sanitation and 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.
RESOLUTION NO. 4651
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Variance Findings:
1. That strict or literal interpretation and enforcement of the specified
regulation would result in practical difficulty or unnecessary hardship not
otherwise shared by others within the surrounding area.
The strict enforcement of the fifty foot (50) creek setback would require
the complete redesign of the facility and cause further parking and access
impacts, resulting in a practical difficulty or unnecessary hardship not
otherwise shared by others within the surrounding area. Additionally, due
to narrowness of the site combined with the extensive creek setback,
extensive vertical improvements- beyond thirty -five feet (35) are required
to gain usable square- footage for the project and provide a more open
feel within the 'units.
2. That there are exceptional or extraordinary circumstances or conditions
applicable to the property involved or to the intended use of the property
that do not apply generally to other properties classified in the same zone.
The very narrow shape of the property makes imposition of a fifty foot
(50) setback from the top of creek bank an extraordinary condition that
does not generally apply to other properties in the Office Mixed -Use
(OMU) zoning district.
3. That strict or literal interpretation and enforcement of the specified
regulation would deprive the applicant of privileges enjoyed by the owners
of other properties classified in the same zone.
Strict enforcement of the fifty foot (50) creek setback would deprive the
applicant of privileges enjoyed by owners of other properties in the _Office
Mixed -Use (OMU) zoning district due to the narrowness of the property.
4. That the granting of the variance will not constitute a grant of special
privilege inconsistent with the limitations on other properties classified in
the same zone.
The granting of the variance will not constitute a grant of special privilege,
as few properties within the OMU zone are impacted by lot narrowness
and large creek setback requirements as the subject property.
5. That the granting of the variance will not be detrimental to the public
health, safety or welfare, or materially injurious to properties or
improvements in the vicinity.
RESOLUTION NO. 4651
PAGE 4
The granting of the variance will not be detrimental to the public health,
safety or welfare, nor will it be materially injurious to properties or
improvements in the vicinity as the building will be constructed in
accordance will all applicable California Codes and additional impacts
associated with the proposed use have been adequately mitigated to
ensure this.
6. That the granting of a variance is consistent with the objectives and
policies of the General Plan and the intent of this title.
The granting of the variance is consistent with the objectives and polices
of the General Plan (Land Use Element LU5, LU5 -1, LU5 -3, and LU5 -11)
and the intent of the Development Code (Section 16.44.050.A).
Lot Merger Findings:
1. Merged lots should comply wherever feasible with the minimum lot size,
lot width, and lot depth requirements of the zoning district in which it is
located.
The proposed project would merge three (3) lots into one (1) and the new
lot would be conforming to the OMU zoning district development
standards for size, lot width, and lot depth.
2. Adequate access and placement of easements shall be provided.
Access to the single lot resulting from the lot merger would be maintained
from James Way.
Required CEQA Findings:
1. The City of Arroyo Grande had previously prepared an initial study
pursuant to Section 15063 of the Guidelines of the California
Environmental Quality Act (CEQA), for Conditional Use Permit 12 -002,
Variance 12 -004, and Amended Vesting Tentative Tract Map 12 -001.
2. Based on the initial study, a Mitigated Negative Declaration was prepared
and adopted by the City Council on January 28, 2014. A copy of the
Mitigated Negative Declaration and related materials is located at City Hall
in the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and
considering an Addendum to the adopted Mitigated Negative Declaration,
the City Council finds that there is no substantial evidence of any
significant adverse effect, either individually or cumulatively on wildlife
RESOLUTION NO. 4651
PAGE 5
resources as defined by Section 711.2 of the Fish and Game Code or on
the habitat upon which the wildlife depends as a result of development of
this project.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande has considered the Addendum to the adopted Mitigated Negative Declaration
and hereby approves Amended Conditional Use Permit 15 -001, Variance 15 -001, and Lot
Merger 15 -001, as presented to the City Council on March 24, 2015, and as shown in
Exhibit "B ", attached hereto and incorporated herein by this reference, with the above
findings and subject to the conditions as set forth in Exhibit "A ", attached hereto and
incorporated herein by this reference.
BE IT FURTHER RESOLVED that this Resolution shall supersede Resolution No. 4565,
except as regards to the Mitigated Negative Declaration adopted thereby.
On motion by Council Member Brown, seconded by Council Member Guthrie, and by the
following roll call vote, to wit:
AYES: Council Members Brown, Guthrie, Harmon, Barneich, and Mayor Hill
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 24th day of March, 2015.
RESOLUTION NO. x{551
PAGE 6
. 1
JIM HILL, MAYOR
TTEST:
KEL WET ORE, CITY CLERK
AS TO CONTENT:
ALL, INTERIM CITY MANAGER
APPROVED AS TO FORM:
r
TIM( ?THY J. C , CITY ATTORNEY
RESOLUTION NO. 4651
PAGE 7
EXHIBIT `A'
CONDITIONS OF APPROVAL
AMENDED CONDITIONAL USE PERMIT 15-001, VARIANCE 15-001,
AND LOT MERGER 15-001
APNs 007-771-053, -062, AND -076
The approval authorizes the merger of a three (3) lots into one (1) 1.8-acre lot, and
development of a 55,000 square-foot, 70-bed residential care facility and sixteen (16)
unit independent living facility. Also approved is a reduction of creek setback
requirements to thirty-two feet (32') from the top of creek bank and a maximum building
height of 37' 7".
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS:
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 Amended Conditional
Use Permit 15-001, Variance 15-001, and Lot Merger 15-001.
3. This approval shall automatically expire on March 24, 2017 unless the lot merger
is recorded or an extension is granted pursuant to section 16.12.140 of the
Development Code.
4. The applicant shall agree to indemnify and 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. Development shall occur in substantial conformance with the plans presented to
the City Council at the meeting of March 24, 2015.
6. Development shall conform to the Office Mixed-Use (OMU) zoning district
standards except as otherwise approved.
7. All conditions of approval and mitigation measures for the project shall be
included in construction drawings.
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PAGE 8
SPECIAL CONDITIONS:
8. The lot merger shall show an irrevocable offer to dedicate the 32' creek setback
area to the City.
9. The lot merger shall show an irrevocable offer to dedicate the pedestrian path to
the City.
10. Prior to the issuance of a building permit, the applicant shall record a new,
non - exclusive pedestrian trail easement that coincides with the project plans.
This easement instrument shall be to the satisfaction of the City Attorney. The
applicant shall submit construction plans for the pedestrian trail for review and
approval by the Community Development and Public Works Departments.
11. Prior to the issuance of a building permit, the applicant shall design a
complete pedestrian trail from James Way to the pedestrian bridge, to the
satisfaction of the Community Development Director.
12. Prior to issuing a certificate of occupancy, the developer shall install the
pedestrian trail on the subject property in accordance with the approved
construction plans.
13. Prior to issuing a certificate of occupancy, the developer shall enter into a
maintenance agreement for the pedestrian trail on behalf of the City to the
satisfaction of the City Attorney.
14. The pedestrian trail shall connect the public sidewalk on James Way by means
of an ADA ramp and stairs.
15. Only native riparian plants shall be planted within the 32' creek setback area.
Detailed planting plans shall be submitted in advance of or concurrent with
improvement plans.
16. Signs shall be posted prohibiting the use of herbicides or other toxic substances
potentially harmful to creek habitat.
17. No lighting other than that approved on the care facility shall be installed
adjacent to the creek.
18. The applicant shall submit documentation submitted to the U.S. Army Corps of
Engineers to satisfy requirements outlined in the "Wetland Mitigation Plan" and
creek setback reduction prior to improvement plan review.
19. The project shall provide bicycle parking in a location acceptable to the
Community Development Director.
20. Fencing shall be installed along the pedestrian creek path that does not prohibit
migration of fauna between the path and riparian area.
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21. All impact trees shall be a minimum 36" box in size, or of a size acceptable to the
Community Development Director.
22. The applicant shall demonstrate to the satisfaction of the City Engineer that the
turning radiuses within the project site, including access from James Way, can
accommodate a range of vehicles from large trucks and buses, to cars, or the
project shall return to the City Council for additional review and modification.
23. The applicant shall verify access agreement includes all necessary parties
(medical offices, fitness center, and hotel).
24. The applicant shall demonstrate to the satisfaction of the Fire Chief that the
turning radiuses within the project site can, including access from James Way,
accommodate the Fire apparatus.
25. 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.
26. The developer shall comply with Development Code Chapter 16.20, "Land
Divisions ".
27. The developer shall comply with Development Code Chapter 16.64,
"Dedications, Fees and Reservations ".
28. Double detector check valve assemblies shall be located directly adjacent to or
within the respective building to which they serve.
29. All fire department connections shall be located near a fire hydrant, adjacent to a
Fire access roadway, away from the public right -of -way, incorporated into the
design of the site, and screened to the maximum extent feasible.
30. All electrical panels shall be architectural integrated into the buildings.
ARCHITECTURAL REVIEW COMMITTEE CONDITIONS
31. The lower sign to identify the Plaza shall be retitled, removed or relocated, or a
new sign shall be placed at the top entrance near Oak Park Boulevard to indicate
the professional center and /or fitness club.
32. The applicant shall comply with recommendations by the Army Corps of
Engineers regarding creek setback reduction.
33. The project shall maintain the 37'7" building height limit previously approved.
34. Preliminary plant materials and layout are acceptable and the final planting plan
shall be reviewed by City staff for conformance with the preliminary plan.
RESOLUTION NO. 4651
PAGE 10
ENGINEERING DIVISION CONDITIONS:
GENERAL CONDITIONS
35. Perform construction activities during normal business hours (Monday through
Friday, 7 A.M. to 5 P.M., and Saturday from 10 A.M. to 5 P.M. within enclosed
structures). 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.
36. Prior to the issuance of a grading permit, the developer shall submit one (1)
copy of the final project- specific Storm Water Pollution Prevention Plan (SWPPP)
consistent with the Regional Water Quality Control Board (RWQCB) requirements
and shall comply with RWQCB Construction General Permit and Post
Construction Requirements.
37. A grease interceptor shall be required for the proposed care center.
38. The applicant shall provide and include on the plans trash enclosures that screen
visibility of trash facilities to the satisfaction of the Community Development
Director.
39. Applicant shall limit project access to James Way. Two driveway access points on
James Way exist. The most westerly (upper) driveway shall be signed and striped
to limit access to ingress only. The most easterly (lower) driveway shall be signed
and striped to allow ingress and egress. The most easterly driveway shall be
aligned with driveway on Northerly side of James Way. Any deviation from
described access will require review and approval by the Traffic Commission.
NOISE
40. All residential units shall be designed to mitigate impacts from non - residential
project noise, in compliance with the City's noise regulations.
IMPROVEMENT PLANS
41. All project improvements shall be designed and constructed in accordance with the
City of Arroyo Grande Standard Drawings and Specifications.
42. The Developer shall submit three (3) full -size paper copies and one (1) full -size
mylar copy of approved improvement plans for inspection purposes during
construction.
RESOLUTION NO. 4651
PAGE 11
43. The Developer shall submit as -built plans at the completion of the project or
improvements as directed by the Community Development Director. As- builts
shall be submitted on mylar as well as electronically. Electronic as- builts shall be
provided both in AutoCAD and PDF format.
44. 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 by the Community Development
Director.
45. 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.
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. The location of all proposed low impact development storm water
facilities.
46. Improvement plans shall include plan and profile of existing and proposed on and
off -site utilities and retaining walls.
47. Landscape and irrigation plans are required within the public right of way. The
Public Works Director shall approve the irrigation plan.
48. Non - potable water is available at the City Corporation Yard. The City of Arroyo
Grande does not allow the use of hydrant meters.
49. Lots using fire sprinklers shall have individual service connections. A fire sprinkler
engineer shall determine the size of the water meters.
RESOLUTION NO. 4651
PAGE 12
50. Utilities to this project have been stubbed out with the prior mixed -use project. The
developer shall be required to use these existing stubbed out utilities on James
Way. No work shall be permitted on James Way for these utilities.
51. The applicant shall pay a water neutralization fee for each new residential unit.
SEWER
52. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with the Standard Plans.
53. Sewer to this project has been stubbed out with the prior mixed -use project. The
applicant shall utilize these utilities and shall not be permitted to do work on James
Way.
54. The Developer shall obtain approval from the South County Sanitation District for
the development's impact to District facilities prior to building permit issuance.
55. The Developer shall mitigate lift station #1 CIP force main replacement.
PUBLIC UTILITIES
56. The Developer shall underground all existing and new public utilities in accordance
with Section 16.68.050 of the Development Code.
57. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
STREETS
58. No work shall be permitted on James Way.
CURB, GUTTER, AND SIDEWALK
59. The Developer shall utilize saw cuts for all repairs made in curb, gutter, and
sidewalk.
60. The Developer shall install ADA compliant facilities where necessary. Ramps on
James Way shall be brought up to the City and State standards including the ramp
at the intersection of James Way and Oak Park Blvd. Decorative crosswalks shall
be installed across driveway aprons along James Way.
61. The Developer shall install tree wells for all trees planted adjacent to curb, gutter
and sidewalk to prevent damage due to root- growth. Root barriers are to be
installed on the sidewalk side of tree wells per City standards.
RESOLUTION NO. 4651
PAGE 13
62. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director
GRADING
X63. The Developer shall perform all grading in conformance with the City Grading
Ordinance including setback for cut or fills.
64. The Developer shall 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.
65. The Developer shall submit all retaining wall calculations for review and approval
by the Community Development Director for walls not constructed per City
standards.
66. Existing 24" CMP pipe behind the building shall be removed and replaced with 24"
HDPE pipe that has a smooth interior with integral bell and spigot or approved
equal as determined by the Public Works Director.
67. The Developer shall provide outlet structure for Meadow Creek storm drain. A
stormceptor and or clarifier for storm drain leading to Meadow Creek shall be
required.
Post Construction Requirements Regional Water Quality Control Board, Stormwater
Control Plan, Operations and Maintenance Plan, and Annual Stormwater Control
Facilities Maintenance
68. The Developer shall develop, implement and provide the City a:
a. Stormwater Control Plan that clearly provides engineering analysis of all
Water Quality Treatment, Runoff Retention, and Peak Flow
Management Controls.
b. Operations and Maintenance Plan and Maintenance Agreements that
clearly establish responsibility for all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls.
C. Annual Maintenance Notification indicating that all Water Quality
Treatment, Runoff Retention, and Peak Flow Management controls
have been maintained and are functioning as designed.
All reports must be completed by either a Registered Civil Engineer or Qualified
Stormwater Pollution Prevention Plan Developer (QSD).
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PAGE 14
69. Prior to any Permit — Stormwater Control Plan. The Stormwater Control Plan
must include, at minimum:
a. Contents
1. Project information including project name; application number;
location; parcel numbers; applicant contact information; land use
information; site area; existing, new, and replaced impervious area,
and applicable PCR requirements and exceptions.
2. Narrative analysis or description of site features and conditions,
and opportunities and constraints for stormwater control.
3. Narrative description of site design characteristics that protect
natural resources including endangered species habitat, protected
vegetation, and archaeological resources, and preserve natural
drainage features, minimize imperviousness, and disperse runoff
from impervious areas.
4. Tabulation of proposed pervious and impervious DMAs, showing
self- treating areas, self- retaining areas, areas draining to self -
retaining areas, and areas tributary to each LID facility.
5. Proposed sizes, including supporting calculations, for each LID
facility.
6. Narrative description of each DMA and explanation of how runoff is
routed from each impervious DMA to a self- retaining DMA or LID
facility.
7. Description of site activities and potential sources of pollutants.
8. Table of pollutant sources identified from the list in Appendix A and
for each source, the source control measure(s) used to reduce
pollutants to the maximum extent practicable.
9. Description of signage for bioretention facilities.
10. General maintenance requirements for bioretention facilities and
site design features.
11. Means by which facility maintenance will be financed and
implemented in perpetuity.
12. Statement accepting responsibility for interim operation &
maintenance of facilities.
b. Exhibits
1. Existing natural hydrologic features (depressions, watercourses,
relatively undisturbed areas) and significant natural resources.
2. Proposed design features and surface treatments used to minimize
imperviousness and reduce runoff.
3. Existing and proposed site drainage network and connections to
drainage off -site.
4. Entire site divided into separate Drainage Management Areas
(DMAs). Each DMA has a unique identifier and is characterized as
self- retaining (zero- discharge), self- treating, or draining to a LID
facility.
5. Proposed locations and footprints of LID facilities.
RESOLUTION NO. 4651
PAGE 15
71. Prior to Occupancy - Maintenance Agreement. The Applicant shall provide a
signed statement accepting responsibility for the Operations and Maintenance of
the installed Storm Water Control Measures. The Applicant shall include written
conditions in the sales, lease agreements, deed, CCRs, HOA or any other legally
enforceable mechanism that require the assumed responsibility for the Operations
and Maintenance of Stormwater Control Facilities. Additionally, the signed
statement shall include the following information:
a. Stormwater Control Measures Report Number.
b. The location and address of Storm Water Control Facilities.
C. Completion dates of the following milestones:
1. Construction;
2. Field verification of Stormwater Control Facilities;
3. Final Project approval /occupancy.
d. Party responsible for O &M.
e. Source of funding for O &M.
f. Statement indicating the Storm Water Control Facilities are Maintained
as required in the Operations and Maintenance Plan and facilities
continues to function as designed or have been repaired or replaced.
g. Statement describing any vector or nuisance problems.
72. Annual - Maintenance Notification. The Owner /Applicant shall provide a signed
statement notifying the City of all maintenance of the installed Storm Water Control
Measures. Additionally, the signed statement shall include the following
information:
a. Stormwater Control Measures Report Number;
b. The location and address of Storm Water Control Facilities;
C. Completion date of the maintenance activities;
d. Party responsible for O &M;
e. Source of funding for O &M;
6. Potential pollutant source areas, including loading docks, food
service areas, refuse areas, outdoor processes and storage,
vehicle cleaning, repair or maintenance, fuel dispensing,
equipment washing, etc.
70. Prior to
Final Approval - Operations and Maintenance Plan. The Operations
and Maintenance Plan must include, at minimum:
a.
Stormwater Control Measures report number.
b.
A site map identifying all Stormwater Control Measures requiring
Operations and Maintenance practices to function as designed.
C.
Operations and Maintenance Procedures for each structural stormwater
control measure including, but not limited to, Low Impact Design
facilities, retention and detention basins, and manufactured or propriety
devices operations and maintenance.
d.
Short-and long -term maintenance requirements, recommended
frequency of maintenance, and estimated cost for maintenance.
71. Prior to Occupancy - Maintenance Agreement. The Applicant shall provide a
signed statement accepting responsibility for the Operations and Maintenance of
the installed Storm Water Control Measures. The Applicant shall include written
conditions in the sales, lease agreements, deed, CCRs, HOA or any other legally
enforceable mechanism that require the assumed responsibility for the Operations
and Maintenance of Stormwater Control Facilities. Additionally, the signed
statement shall include the following information:
a. Stormwater Control Measures Report Number.
b. The location and address of Storm Water Control Facilities.
C. Completion dates of the following milestones:
1. Construction;
2. Field verification of Stormwater Control Facilities;
3. Final Project approval /occupancy.
d. Party responsible for O &M.
e. Source of funding for O &M.
f. Statement indicating the Storm Water Control Facilities are Maintained
as required in the Operations and Maintenance Plan and facilities
continues to function as designed or have been repaired or replaced.
g. Statement describing any vector or nuisance problems.
72. Annual - Maintenance Notification. The Owner /Applicant shall provide a signed
statement notifying the City of all maintenance of the installed Storm Water Control
Measures. Additionally, the signed statement shall include the following
information:
a. Stormwater Control Measures Report Number;
b. The location and address of Storm Water Control Facilities;
C. Completion date of the maintenance activities;
d. Party responsible for O &M;
e. Source of funding for O &M;
RESOLUTION NO. 4651
PAGE 16
f. Statement indicating the Storm Water Control Facilities are Maintained
as required in the Operations and Maintenance Plan and facilities
continues to function as designed or have been repaired or replaced;
g. Statement describing any vector or nuisance problems.
DRAINAGE
73. All on -site and off -site drainage facilities shall be designed to accommodate a 100 -
year storm flow. The applicant shall provide detailed drainage calculations
indicating that increased run -off can be accommodated by existing facilities and /or
provide on -site retention basins, to the satisfaction of the Director of Community
Development.
74. The project is in Drainage Zone C. Infiltration basins will be required so that peak
storm flows do not exceed the existing Oak Park Blvd basin capacity.
75. Infiltration basins shall be designed based on soil tests. Infiltration tests shall
include a minimum of 2 borings 15 feet below the finished basin floor. Additional
borings or tests may be required if the analysis or soil conditions are inconclusive.
76. All drainage facilities shall be in accordance with the Drainage Master Plan.
77. The applicant shall provide on -site storm water retardation facilities designed and
constructed to Public Works and Community Development requirements, and the
following:
a. The facilities shall be designed to reduce the peak flow rate from a post -
development 100 year storm.
b. The 100 year basin outflow shall not exceed the pre - development flow.
C. The 100 year basin outflow shall be limited to a level which does not
cause the capacity of existing downstream drainage facilities to be
exceeded.
d. The basin design shall include freeboard equal to 20 percent of the
basin depth, to a minimum of 12 inches.
e. The basin shall be fully constructed and functional prior to occupancy for
any building permit within the project.
f. The basin shall be maintained by the City. The applicant shall enter into
an agreement to fund the maintenance of the basin. The funding
agreement shall be approved by the City Attorney and shall be
recorded.
g. The basin design shall include landscaping and irrigation.
h. The basin shall be fenced around the perimeter. Fencing shall be
subject to the review and approval of the Community Development
Director and the Public Works Director.
i. Provide secondary overflow spillway for detention basin.
RESOLUTION NO. 4651
PAGE 17
78. The applicant shall submit an engineering study regarding flooding related to the
project site as directed by the Director of Public Works. Any portions of the site
subject to flooding from a 100 -year storm shall be shown on the plans and shall be
noted as a building restriction.
79. 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.
80. The project shall comply with the Regional Water Quality Control Board Low
Impact Development requirements. Currently the City is utilizing Guidelines that
include calculations by the applicant of the additional stormwater runoff that will
be generated by their project. With that information the applicant will develop a
plan for handling on -site drainage including a determination of how much runoff it
may be possible to percolate, or store for irrigation purposes, or otherwise use
on site. Stormwater runoff that cannot be retained on site for percolation or use
must be treated through the use of bioswales and then directed into the
appropriate drainage system described in the Drainage Master Plan.
EDICATIONS AND EASEMEN
81. Reciprocal access and maintenance agreement will be required for the proposed
project and the adjacent businesses using the existing parking area.
82. All existing underlying lot lines shall be merged.
83. 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.
84. A Public Utility Easement (PUE) shall be reserved a minimum 6 feet wide adjacent
to all street right -of -ways. The PUE shall be wider where necessary for the
installation or maintenance of the public utility vaults, pads, or similar facilities.
85. The property owner shall be responsible for maintaining the creek path and
vegetation until the offer of dedication is accepted by the City.
PERMITS
86. 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,
RESOLUTION NO. 4651
PAGE 18
d. Storing equipment in the City right of way.
87. Obtain a grading permit prior to commencement of any grading operations on site.
FEES
88. Pay all required City fees at the time they are due.
89. Fees to be paid prior to plan approval:
a. Plan check for grading plans based on an approved earthwork estimate.
b. Plan check for improvement plans based on an approved construction
cost estimate.
C. Permit Fee for grading plans based on an approved earthwork estimate.
d. Map check for tentative tract map based on the engineer's cost
estimate.
e. Inspection fee of subdivision or public works construction plans based
on an approved construction cost estimate.
90. Impact fees for Lift Station #1 force main replacement shall be as determined by
the Public Works Director.
PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR
EXACTIONS:
(A)Any party may protest the imposition of any fees, dedications, reservations, or
other exactions imposed on a development project, for the purpose of defraying
all or a portion of the cost of public facilities related to the development project by
meeting both of the following requirements:
(1) Tendering any required payment in full or providing satisfactory evidence of
arrangements to pay the fee when due or ensure performance of the
conditions necessary to meet the requirements of the imposition.
(2) Serving written notice on the City Council, which notice shall contain all of
the following information:
(a) A statement that the required payment is tendered or will be
tendered when due, or that any conditions which have been imposed
are provided for or satisfied, under protest.
(b) A statement informing the City Council of the factual elements of
the dispute and the legal theory forming the basis for the protest.
(B) A protest filed pursuant to subdivision (A) shall be filed at the time of the
approval or conditional approval of the development or within 90 days after the
RESOLUTION NO. 4661
PAGE 19
date of the imposition of the fees, dedications, reservations, or other exactions to
be imposed on a development project.
(C) Any party who files a protest pursuant to subdivision (A) may file an action to
attack, review, set aside, void, or annul the imposition of the fees, dedications
reservations, or other exactions imposed on a development project by a local
agency within 180 days after the delivery of the notice.
(D) Approval or conditional approval of a development occurs, for the purposes of
this section, when the tentative map, tentative parcel map, or parcel map is
approved or conditionally approved or when the parcel map is recorded if a
tentative map or tentative parcel map is not required.
(E) The imposition of fees, dedications, reservations, or other exactions occurs, for
the purposes of this section, when they are imposed or levied on a specific
development.
AGREEMENTS
91. Inspection Agreement: Prior to approval of an improvement plan, the applicant
shall enter into an agreement with the City for inspection of the required
improvements.
92. Subdivision Improvement Agreement: The applicant shall enter into an
agreement for the completion and guarantee of improvements required. The
agreement shall be on a form acceptable to the City.
93. Covenants, Conditions, and Restrictions: The subdivider shall prepare project
CC &Rs for maintenance and repair of all privately owned improvements. The
CC &Rs shall be subject to the review and approval of the City Attorney and the
Director of Public Works.
IMPROVEMENT SECURITIES
94. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
95. Submit an engineer's estimate of quantities for public improvements for review by
the Community Development Director.
96. 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
subdivision improvements,
RESOLUTION NO. 4651
PAGE 20
b. Labor and Materials: 50% of the approved estimated cost of all
subdivision improvements
C. One Year Guarantee: 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance of
the subdivision improvements.
d. Monumentation: 100% of the estimated cost of setting survey
monuments. This financial security may be waived if the developer's
surveyor submits to the Director of Public Works a letter assuring that all
monumentation has been set. _
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
97. All utilities shall be operational.
98. 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
Director.
99. Prior to the final 10% of occupancies for the project are issued, all improvements
shall be fully constructed and accepted by the City.
BUILDING AND LIFE SAFETY DIVISION AND FIVE CITIES FIRE AUTHORITY
CONDITIONS:
100. All buildings shall comply with the latest adopted California Codes.
101. The applicant shall pay all applicable development impact fees prior to the
issuance of a building permit.
102. At least one (1) covered passenger loading zone complying with Section 11 B-
503 of the California Building Code shall be provided at an accessible entrance
to licensed medical care and licensed long -term care facilities where the period
of stay may exceed twenty -four hours.
103. The project shall provide complete compliance with State and Federal disabled
access requirements. Per S.B. 1025, 10% of the primary entry levels of
multistoried dwelling units must comply with the HCD's accessibility provisions.
104. The applicant shall show all setback areas for the lot on the lot merger prior to
recordation.
105. The creek side of the care facility building is adjacent to wildland where the
opportunity for conflagration exists. The building shall be built following the
Wildland Urban Interface requirements of the CBC Chapter 7A.
RESOLUTION NO. 4651
PAGE 21
106. The developer shall provide a Fire Department turnaround or provide access
through the hotel site subject to approval by the Fire Chief.
FIRE LANES
107. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
108. All fire lanes must be posted and enforced, per Police Department and Five Cities
Fire Authority guidelines.
109. In accordance with the California Fire Code, appendix D105, buildings or portions
of buildings exceeding 30 feet in height above the lowest level of fire department
vehicle access shall be provided with approved fire apparatus access roads
capable of accommodating fire department aerial apparatus. The width of these
roadways shall be 26 feet exclusive of shoulders, in the immediate vicinity of any
building or portion of building more than 30 feet in height. At least one of these
aerial access roadways shall be located a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of the
building.
FIRE FLOW /FIRE HYDRANTS
110. Project shall have afire flow based on the California Fire Code Appendix III -A.
111. Prior to bringing combustibles on site, fire hydrants shall be installed per Five
Cities Fire Authority and Public Works Department standards. Locations shall be
approved by the Fire Chief.
112. The developer shall provide a fire hydrant on the James Way end of the property
at the location where the existing 8 inch ACP water main was to be abandoned.
The Double Detector Check Valve Assembly (DDCVA) and Fire Department
Connection (FDC) shall be located on the James Way side of the building.
FIRE SPRINKLERS
113. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire
Department guidelines.
114. The project shall provide Five Cities Fire Authority approved access and sprinkler
system per National Fire Protection Association Standards 13d or 13R as
appropriate.
115. Any covered parking areas must be fire sprinklered and sized to allow the passage
of a fire apparatus 20 feet in width with 13 feet 6 inch minimum head clearance.
RESOLUTION NO. 4651
PAGE 22
ABANDON MENT /NON- CON FORM IN
116. Prior to issuance of a grading permit or building permit, whichever occurs first,
the applicant shall show proof of properly abandoning all non - conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
OTHER APPROVALS
117. The project shall comply with Federal and local flood management policies.
118. Any review costs generated by outside consultants shall be paid by the applicant.
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.
MITIGATION MEASURES:
MM 1 -1: The applicant shall submit a lighting plan verifying that all exterior
lighting for the development is directed downward and does not create spill or
glare to adjacent properties and riparian habitat.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; Police Dept.
Timing: Prior to issuance of Building Permit
MM III -1: Based on the recommendation by the APCD, the applicant shall
demonstrate how the construction phase impacts will be below the level of
significance as identified in the APCD's CEQA Handbook prior to grading permit
issuance and at least three months before construction activities are to begin.
MM III -2: The following standard mitigation measures for construction equipment
shall be implemented to reduce the ROG, NOx, and diesel particulate matter
(DPM) emissions during construction of the project:
a. Maintain all construction equipment in proper tune according to
manufacturer's specifications;
b. Fuel all off -road and portable diesel powered equipment with ARB
certified motor vehicle diesel fuel (non -taxed version suitable for use off-
road);
c. Use diesel construction equipment meeting ARB's Tier 2 certified engines
or cleaner off -road heavy -duty diesel engines, and comply with the State
Off -Road Regulation;
RESOLUTION NO. 4651
PAGE 23
d. Use on -road heavy -duty trucks that meet the ARB's 2007 or cleaner
certification standard for on -road heavy -duty diesel engines, and comply
with the State On -Road Regulation;
e. Construction or trucking companies with_ fleets that do not have engines in
their fleet that meet the engine standards identified in the above two
measures (e.g. captive or NOx exempt area fleets) may be eligible by
proving alternative compliance;
f. All on- and off -road diesel equipment shall not idle for more than 5
minutes. Signs shall be posted in the designated queuing areas and or
job sites to remind drivers and operators of the 5 minute idling limit;
g. Diesel idling within 1,000 feet of sensitive receptors is not permitted;
h. Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors;
i. Electrify equipment when feasible;
j. Substitute gasoline - powered in place of diesel - powered equipment, where
feasible; and
k. Use alternatively fueled construction equipment on -site where feasible,
such as compressed natural gas (CNG), liquefied natural gas (LNG),
propane or biodiesel.
MM III -3: Prior to any construction activities at the site, the project proponent
shall ensure that a geologic evaluation is conducted to determine if Naturally
Occurring Asbestos (NOA) is present within the area that will be disturbed. If
NOA is not present, an exemption request must be filed with the APCD. If NOA
is found at the site, the applicant must comply with all requirements outlined in
the Asbestos Air Toxins Control Measure (ATCM) regulated by the California Air
Resources Board (ARB) and may require development of an Asbestos Dust
Mitigation Plan and an Asbestos Health and Safety Program for approval by the
APCD.
MM III -4: Prior to any demolition activities or the removal or relocation of utility
pipelines at the site, if necessary, the project proponent shall notify the APCD to
ensure the activities occur in accordance with the requirements stipulated in the
National Emission Standard for Hazardous Air Pollutants (NESHAP).
MM III -5: The following mitigation measures shall be implemented during
construction to manage fugitive dust emissions such that they do not exceed the
APCD 20% opacity limit (APCD Rule 401) or prompt nuisance violations (APCD
Rule 402):
a. Reduce the amount of the disturbed area where possible;
b. Use of water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site. Increased watering frequency will be
required whenever wind speeds exceed 15 mph. Reclaimed (non -
potable) water shall be used whenever possible;
c. All dirt stockpile areas should be sprayed daily as needed;
RESOLUTION NO. 4651
PAGE 24
d. Permanent dust control measures identified in the approved project
revegetation and landscape plans shall be implemented as soon as
possible, following completion of any soil disturbing activities;
e. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading shall be sown with a fast germinating,
non - invasive, grass seed and watered until vegetation is established;
f. All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD;
g. All roadways, driveways, sidewalks, etc. to be paved shall be completed
as soon as possible. In addition, building pads shall be laid as soon as
possible after grading unless seeding o soil binders are used;
h. Vehicle speed for all construction vehicles shall not exceed 15 mph on
any unpaved surface at the construction site;
i. All trucks hauling dirt, sand, soil or other loose materials shall be covered
or shall maintain at least two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance with CVC Section
23114;
j. Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site;
k. Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water shall be
used where feasible;
I. All PM10 mitigation measures required shall be shown on grading and
building plans; and
m. The contractor or building shall designate a person or persons to monitor
the fugitive dust emissions and enhance the implementation of the
measures as necessary to minimize dust complaints, reduce visible
emissions below 20% opacity. Their duties shall include holidays and
weekend periods when work may not be in progress. The name and
telephone number of such persons shall be provided to the APCD
Compliance Divisions prior to the start of any grading, earthwork or
demolition.
MM III -6: Prior to any construction activities on the site, the project proponent
shall contact the APCD Engineering Division to obtain all necessary permits for
portable equipment used during the construction and operational phases of the
project. Typical equipment requiring a permit includes, but is not limited to, the
following:
• Diesel engines;
• Portable generators and equipment with engines that are 50 horsepower
or greater;
• Electrical generation plants or the use of standby generators; and
• Portable plants (e.g. aggregate plant, asphalt batch plant, concrete batch
plant, etc.
RESOLUTION NO. 4661
PAGE 25
MM III -7: Proposed truck routes shall be evaluated and selected to ensure
routing patterns have the least impact to residential dwellings and other sensitive
receptors, such as schools, parks, daycare centers, nursing homes, and
hospitals.
MM III -8: The project proponent shall coordinate with and obtain all necessary
equipment and operation permits that are required by APCD. Typical equipment
requiring such permits includes, but is not limited to, the following:
• Portable generators and equipment with engines that are 50 hp or greater;
• Electrical generation plants or the use of standby generators;
• Boilers;
• Internal combustion engines;
• Sterilization unit(s) using ethylene oxide and incinerator(s); and
• Cogeneration facilities.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Public Works Dept.,
Building Division, Engineering Division
Timing: Prior to issuance of Grading Permit and during
construction
MM IV -1: The applicant shall revegetate the 0.18 -acre mitigation area as outlined
in the "Wetland Mitigation Plan" prepared by the Morro Group, Inc., dated May
21, 2002. Any plants that do not survive shall be replaced in kind and monitored
until established. Temporary irrigation shall be provided for all planting areas for
three (3) years or until plants are established. An independent consultant
specializing in biological resources shall be hired by the City and paid for by the
applicant to monitor the mitigation for a minimum of five (5) years.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; ACOE
Timing: Installation of plant material shall occur before
issuance of a Certificate of Occupancy.
Monitoring of plants shall occur for at least 5
years.
MM IV -2: The applicant shall consult and coordinate with the Regional Water
Quality Control Board (RWQCB) and the United States Corps of Engineers
(USACE) regarding the project. The applicant shall obtain all permits required
for the construction, operation, or mitigation of the project. If permits are not
required, the applicant shall provide written verification as such from the
appropriate agency.
RESOLUTION NO. 4651
PAGE 26
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; ACOE; RWQCB
Timing: Prior to issuance of a Building Permit
MM IV -3: The applicant shall obtain compliance with Section 1602 of the
California Fish and Game Code (Streambed Alteration Agreements) in the form
of a completed Streambed Alteration Agreement or written documentation from
the CDFG that no agreement would be required. Should an agreement be
required, the applicant shall implement all the terms and conditions of the
agreement to the satisfaction of the CDFG. The CDFG Streambed Alteration
Agreement process encourages applicants to demonstrate that the proposed
project has been designed and will be implemented in a manner that avoids and
minimizes impacts on riparian habitat and the stream zone.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; CDFG
Timing: Prior to any work being performed in the creek
area
MM IV -4: All non - native plant species shall be eliminated from the 35' wide creek
setback area.
MM IV -5: The developer shall record an irrevocable offer of dedication open
space agreement and thirty -five foot (35') creek easement on the property
measured from top of bank. No structures shall occur within the 35' creek
setback area, in accordance with Section 16.44.050 of the Municipal Code.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD
Timing: Prior to issuance of a Certificate of Occupancy
MM IV -6: Siltation /sedimentation control measures shall be implemented along
the entire eastern property boundary prior to site construction. Such control
measures shall include sediment fences and /or hay bales placed into the crux of
the bank of Meadow Creek. Erosion /sediment control barricades shall be placed
around the perimeter of each construction zone with the potential to drain to
Meadow Creek.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: Prior to issuance of a Grading Permit
RESOLUTION NO. 4651
PAGE 27
MM IV -7: Soil shall not be stockpiled in areas located near the eastern property
margin adjacent to Meadow Creek, or in areas that have potential to drain to
Meadow Creek. Stockpiled soil should be properly covered at all times to avoid
wind and water erosion, and consequent siltation to Meadow Creek.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: During grading activities
MM IV -8: No heavy equipment shall be allowed within the Meadow Creek
corridor.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: During grading activities and project
construction
MM V -1: If a potentially significant cultural resource is encountered during
subsurface earthwork activities, all construction activities within a 100 -foot radius
of the find shall cease until a qualified archaeologist determines whether the
uncovered resource requires further study. A standard inadvertent discovery
clause shall be included in every grading and construction contract to inform
contractors of this requirement. Any previously undiscovered resources found
during construction shall be recorded on appropriate California Department of
Parks and Recreation (DPR) forms and evaluated for significance in terms of
California Environmental Quality Act criteria by a qualified archaeologist.
Potentially significant cultural resources consist of, but are not limited to, stone,
bone, glass, ceramic, wood, or shell artifacts; fossils; or features including
hearths, structural remains, or historic dumpsites. If the resource is determined
significant under CEQA, the qualified archaeologist shall prepare and implement
a research design and archaeological data recovery plan that will capture those
categories of data for which the site is significant. The archaeologist shall also
perform appropriate technical analysis, prepare a comprehensive report, and file
it with the appropriate Information Center and provide for the permanent curation
of the recovered materials.
MM V -2: If human remains are encountered during earth - disturbing activities, all
work in the adjacent area shall stop immediately and the San Luis Obispo
County Coroner's office shall be notified immediately. If the remains_ are
determined to be Native American in origin, the Native American Heritage
Commission shall be notified and will identify the Most Likely Descendent, who
will be consulted for recommendations for treatment of the discovered remains.
RESOLUTION NO. 4651
PAGE 28
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: Prior to issuance of a grading permit and
during grading activities
MM VIA: All construction plans shall incorporate the recommendations of the
soils engineering report prepared for the project site by Earth Systems Pacific
dated October 30, 2006.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: Prior to issuance of a Grading Permit
MM VII -1: All construction plans shall reflect the following GHG- reducing
measures where applicable. Prior to issuance of building permits, the applicant
shall submit impact reduction calculations based on these measures to the
APCD for review and approval, incorporating the following measures:
• Incorporate outdoor electrical outlets to encourage the use of electric
appliances and tools.
• Provide shade tree planting in parking lots to reduce evaporative
emissions from parked vehicles. Design should provide 50% tree
coverage within 10 years of construction using low ROG emitting, low
maintenance native drought resistant trees.
• Provide conduit for future fueling of electric vehicles (one space in parking
area).
• No residential wood burning appliances.
• Provide employee lockers and showers. One shower and 5 lockers for
every 25 employees are recommended.
• Trusses for south - facing portions of roofs shall be designed to handle
dead weight loads of standard solar- heated water and photovoltaic
panels. Roof design shall include sufficient south - facing roof surface,
based on structures size and use, to accommodate adequate solar
panels. For south facing roof pitches, the closest standard roof pitch to the
ideal average solar exposure shall be used.
• Increase the building energy rating by 20% above Title 24 requirements.
Measures used to reach the 20% rating cannot be double counted.
• Plant drought tolerant, native shade trees along southern exposures of
buildings to reduce energy used to cool buildings in summer.
• Utilize green building materials (materials which are resource efficient,
recycled, and sustainable) available locally if possible.
• Install high efficiency heating and cooling systems.
RESOLUTION NO. 4651
PAGE 29
• Design building to include roof overhangs that are sufficient to block the
high summer sun, but not the lower winter sun, from penetrating south
facing windows (passive solar design).
• Utilize high efficiency gas or solar water heaters.
• Utilize built -in energy efficient appliances (i.e. Energy Star®).
• Utilize double -paned windows.
• Utilize low energy street lights (i.e.-sodium).
• Utilize energy efficient interior lighting.
• Install energy- reducing programmable thermostats.
• Use roofing material with a solar reflectance values meeting the EPA/DOE
Energy Star® rating to reduce summer cooling needs.
• Eliminate high water consumption landscape (e.g., plants and lawns) in
residential design. Use native plants that do not require watering and are
low ROG emitting.
• Provide on -site bicycle parking both short term (racks) and long term
(lockers, or a locked room with standard racks and access limited to
bicyclist only) to meet peak season maximum demand. One bike rack
space per 10 vehicle /employee space is recommended.
• Require the installation of electrical hookups at loading docks and the
connection of trucks equipped with electrical hookups to eliminate the
need to operate diesel - powered TRUs at the loading docks.
• Provide storage space in garage for bicycle and bicycle trailers, or
covered racks / lockers to service the residential units.
Responsible Party: Developer
Monitoring Agency: City of Arroyo
Division; APCD
Timing: Prior to issuance
Building Permit
Grande — CDD; Building
of a Grading Permit or
MM IX -1: A Stormwater Pollution Prevention Plan ( SWPPP) shall be developed
and implemented in consultation with the City, Regional Water Quality Control
Board (RWQCB), and other regulatory agencies. The SWPPP shall include
BMPs to reduce potential impacts to surface water quality through the
construction and life of the project. The SWPPP shall adhere to the following
requirements:
• The SWPPP shall include measures to avoid creating contaminants,
minimize the release of contaminants, and water quality control measures
to minimize contaminants from entering surface water or percolating into
the ground.
• The water quality control measures shall address both construction and
operations periods.
• Fluvial erosion and water pollution related to construction shall be
controlled by a construction water pollution control program that shall be
RESOLUTION NO. 4661
PAGE 30
filled with the appropriate agency and kept current throughout any site
development phase.
• The water pollution prevention program shall include BMPs, as
appropriate, given the specific circumstances of the site and project.
• The SWPPP shall be submitted for review and approval to the RWQCB.
• A spill prevention and countermeasure plan shall be incorporated into the
SWPPP.
• Designation of equipment and supply staging and storage areas at least
150 feet from the outside edge of the Meadow Creek 35 -foot setback
area. All vehicle parking, routine equipment maintenance, fueling, minor
repair, etc., and soil and material stockpile, shall be done only in the
designated staging area.
• Major vehicle /equipment maintenance, repair, and equipment washing
shall be performed off site.
• A wet and dry spill cleanup plan that specifies reporting requirements and
immediate clean up to ensure no residual soil, surface water or
groundwater contamination would remain after clean up.
• Designating concrete mixer washout areas at least 100 feet from the
outside edge of the Meadow Creek 35 -foot setback with the use of
appropriate containment or reuse practices.
• A temporary and excess fill stockpile and disposal plan that ensures that
no detrimental affects to receiving waters would result.
• Requiring all grading and application of concrete, asphalt, etc. to occur
during the dry season from April 15 to October 15.
• Required site preparation and erosion control BMPs for any work that may
need to be completed after October 15.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department; RWQCB
Timing: Prior to issuance of a Grading Permit
MM IX -2: To reduce erosion hazards due to construction activities, grading shall
be minimized and project applicants shall use runoff and sediment control
structures, and /or establish a permanent plant cover on side slopes following
construction.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: Prior to issuance of a Grading Permit
MM IX -3: Erosion control and bank stabilization measures shall be implemented
to ensure that the creek bank does not erode. In addition, alternative bank
protection methods, such as restoration of native vegetation, root wads, or other
RESOLUTION NO. 4651
PAGE 31
bioengineering methods of stabilization, shall be used whenever possible. In
order to reduce long -term effects of soil compaction and changes in topography,
construction vehicles and personnel shall not enter the low flow channel and wet
areas. Construction mats and other devices shall be used whenever possible to
reduce impacts associated with soil compaction.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: During construction
MM IX -4: All temporary fill placed during project construction shall be removed at
project completion and the area restored to approximate pre - project contours
and topography.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: Prior to issuance of a Certificate of Occupancy
MM IX -5: No construction debris or materials shall be allowed to enter the creek
bed, either directly or indirectly. Stockpiles shall be kept far enough from the
banks of the active channel and protected to prevent materials from entering the
creek bed.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: During Construction
MM IX -6: 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
RESOLUTION NO. 4651
PAGE 32
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, and 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.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; Engineering
Division; Building Division
Timing: Prior to issuance of a Building Permit
MM XII -1: Construction activities shall be restricted to the hours of 8 a.m. and 6
p.m. Monday through Friday. No construction shall occur on Saturday or
Sunday. Equipment maintenance and servicing shall be confined to the same
hours. To the greatest extent possible, grading and construction activities should
occur during the middle of the day to minimize the potential for disturbance of
neighboring noise sensitive uses.
MM XII -2: All construction equipment utilizing internal combustion engines shall
be required to have mufflers that are in good condition. Stationary noise sources
shall be located at least 300 feet from occupied dwelling units unless noise
reducing engine housing enclosures or noise screens are provided by the
contractor.
RESOLUTION NO. 4651
PAGE 33
MM XII -3: Equipment mobilization areas, water tanks, and equipment storage
areas shall be placed in a central location as far from existing residences as
feasible.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; Engineering
Division; Public Works Department
Timing: During construction
MM XIV -1: The applicant shall pay the mandated Lucia Mar Unified School
District impact fee.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Building Division;
Lucia Mar Unified School District
Timing: Prior to issuance of a Building Permit
Meadow Cre ek
Assisted Living, MemorY Care & Independent Living
8 8 0 O a k P a r k B l v d , Arroyo Grande , CA
ELIBERTY
1306 JOHNSONAVEN AVENUE
SAN LUIS OBISPO, CA 93401
SAN
805:547,2240
ARRIS- STUDIO.COM
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
C O V E R S H
03/02/2015
E E T
A0.0
Meadow Creek
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
C O V E R S H
03/02/2015
E E T
A0.0
Meadow Cre ek
Assisted Living, Memory Care &Independent Living
8 80 Oak Park B l v d, Arroyo Grande CA
PROJECT DIRECTORY
DEVELOPMENT TEAM
LIBERTY HEALTH
3480 SOUTH HIGUERA STREET, SUITE 130
SAN LUIS OBISPO, CA 93401
ATTN RUSS SHEPPEL & RYAN PETETIT
PHONE (925) 552 -7804 (RUSS)
RUSS SHEPPEL'S EMAIL rsheppel @yahoo.com
RYAN PETETIT'S EMAIL ryan @pbcompanies.co
ARCHITECT
ARRIS STUDIO ARCHITECTS
1306 JOHNSON AVE
SAN LUIS OBISPO, CA 93401
ATTN STEVE RIGOR
PHONE (805) 547 -2240 ext 112
EMAIL srigor @arils- studio.com
CIVIL ENGINEER
AXIS ENGINEERING GROUP
3480 SOUTH HIGUERA STREET, SUITE 130
SAN LUIS OBISPO, CA 93401
ATTN GREGG HOVERSTEN
PHONE (805) 440 -3800
EMAIL greggh001 @sbcglobal.net
LANDSCAPE ARCHITECT
FIRMA
187 TANK FARM ROAD, SUITE 230
SAN LUIS OBISPO, CA 93401
ATTN DAVID FOOTE
PHONE (805) 781 -9800
EMAIL david @firmaconsultants.com
SITE STATISTICS
ADDRESS:
ASSESSOR PARCEL NUMBER
PARCELS
TRACT NO.
SITE AREA:
ZONING
EXISTING USE:
PROPOSED USE:
PROPOSED OCCUPANCY:
PROPOSED CONSTRUCTION TYPE:
PROPOSED SPRINKLERS:
PROPOSED NUMBER OF STORIES:
ALLOWABLE BUILDING HEIGHT
PROPOSED BUILDING HEIGHT:
PROJECT STATISTICS
880 OAK PARK ROAD
007 - 771 - 053,062
A -31, P.M. 47 & 3 -32, P.M. 31
2713
(52,185 SF) 1.2 ACRES
MU -PD 1.1
VACANT LOT /PARKING LOT
ASSISTED LIVING FACILITY
R -2.1
V -A
YES
2 + BASEMENT
45-0"
+/- 39' -0"
BUILDING STATISTICS: ASSISTED LIVING & MEMORY CARE
PROPOSED BUILDING AREA:
BASEMENT 17,669 SF
FIRST FLOOR 18,593 SF
SECOND FLOOR 18,115 SF
TOTAL PROPOSED BUILDING AREA 54,377 SF
UNIT MIX:
PROPOSED BUILDING AREA:
PARKING REQUIRED - ASSISTED CARE FACILITY:
FIRST FLOOR
3,595 SF
UNITNAME
UNIT TYPE BEDS
QTY
AREA ISFI
TOTALSF
1 -BED
ASSISTED LIVING: 1 -BED 1
42
563
23,646
STUDIO
ASSISTED LIVING: STUDIO 1
2
342
684
PRIVATE
ALZHEIMER: 1 BED 1
20
299
5,980
PRIVATE
ALZHEIMER: 1 BED +STUDIO 1
6
389
2,334
TOTAL
70
70
24 SPACES
32,644 SF
BUILDING STATISTICS: INDEPENDENT LIVING - PHASE 2
PROPOSED BUILDING AREA:
PARKING REQUIRED - ASSISTED CARE FACILITY:
FIRST FLOOR
3,595 SF
LAUNDRY /MAINTENANCE /STORAGE
3,175SF
LOBBY /STAIR /ELEVATOR
420 SF
SECOND FLOOR
6,410 SF
CIRCULATION
1,194 SF
1- BEDROOM UNITS (8 AT 652 SF)
5,216 SF
THIRD FLOOR
6,060 SF
CIRCULATION
844 SF
1- BEDROOM UNITS (8 AT 652 SF)
5,216 SF
TOTAL PROPOSED BUILDING AREA
16,065 SF
PARKING STATISTICS - REQUIRED
PARKING REQUIRED - ASSISTED CARE FACILITY:
ROOMS 70 BEDS x 1/3 BEDS
24 SPACES
STAFF SPACES LARGEST SHIFT: 20 EMPLOYEES /2
10 SPACES
TOTAL PARKING REQUIRED
34 SPACES
PARKING REQUIRED - INDEPENDENT LIVING:
16 UNITS I BEDROOM UNITS @ I SPACE /UNIT
16 SPACES
TOTAL PARKING REQUIRED
16 SPACES
TOTAL PARKING REQUIRED FOR NEW PROJECT
50 SPACES
10% SHARED PARKING REDUCTION
-5 SPACES
TOTAL PARKING REQUIRED FOR NEW PROJECT
45 SPACES
PARKING STATISTICS - EXISTING
EXISTING PARKING PROVIDED:
KENNEDY CLUB FITNESS
58 SPACES
SHEPPEL 1 MEDICAL OFFICES
22 SPACES
SHEPPEL 2 MEDICAL OFFICES
22 SPACES
SHARED PARKING
24 SPACES
TOTAL EXISTING PARKING PROVIDED
126 SPACES
PARKING STATISTICS - PROPOSED
PROPOSED PARKING (ASSISTED & INDEPENDENT LIVING)
PROPOSED PROJECT PARKING:
26 SPACES
PROPOSED SHARED PARKING
23 SPACES
TOTAL PARKING PROVIDED FOR NEW PROJECT
49 SPACES
PROPOSED PARKING SHARED WITH BUNNELL
18 SPACES
TOTAL NEW PARKING
67 SPACES
PARKING STATISTICS - OVERALL
THIS PROJECT PROPOSES COMPLIMENTARY USES ALLOWING FOR SHARED PARKING. FOR
EXAMPLE, THE MEDICAL OFFICES TYPICALLY OPERATE FROM 8:30 AM TO 5 P.M. AND ARE
CLOSED ON WEEKENDS. THIS CORRESPONDS TO KENNEDY'S PEAK USAGE TIME
FROM 5 AM
TO 7 AM & 5 PM TO 9 PM ON WEEKDAYS AND WEEKENDS.
EXISTING PARKING
126 SPACES
PROPOSED PROJECT PARKING:
48 SPACES
PROPOSED PARKING SHARED WITH BUNNELL
18 SPACES
TOTAL ON -SITE PARKING
193 SPACES
DRAWING INDEX
A0.0 COVER SHEET
A0.1 PROJECT DATA
A1.0 PREVIOUSLY APPROVED SITE PLAN
Al.l PROPOSED MODIFIED SITE PLAN
A1.2 TRUCK TURNING STUDY
A1.3 ACCESS EASEMENT EXHIBIT
A1.4 LANDSCAPE AREA CALCULATIONS
A1.5 PARKING ANALYSIS: EXISTING SITE PLAN
A1.6 PARKING ANALYSIS: PROPOSED SITE PLAN
A2.0 CONCEPTUAL SITE & BASEMENT PLAN
A2.1 CONCEPTUAL SITE & FIRST FLOOR PLAN
A2.2 CONCEPTUAL SECOND FLOOR PLAN
A2.3 CONCEPTUAL UNIT PLANS
A3.0 CONCEPTUAL PERSPECTIVES - CARE FACILITY
A3.1 CONCEPTUAL PERSPECTIVES - CREEK WALK
A3.2 CONCEPTUAL PERSPECTIVES - CREEK WALK
A3.3 CONCEPTUAL PERSPECTIVES - INDEPENDENT LIVING
A3.4 CONCEPTUAL PERSPECTIVES - INDEPENDENT LIVING
A4.0 CONCEPTUAL ELEVATIONS - CARE FACILITY
A4.1 CONCEPTUAL ELEVATIONS - CARE FACILITY
A4.2 ENLARGED CONCEPTUAL ELEVATIONS - CARE FACILITY
A4.3 ENLARGED CONCEPTUAL ELEVATIONS - CARE FACILITY
A4.4 CONCEPTUAL ELEVATIONS - INDEPENDENT LIVING
A4.5 CONCEPTUAL ELEVATIONS - INDEPENDENT LIVING
A5.0 CONCEPTUAL SITE SECTION
A5.1 CONCEPTUAL SITE SECTIONS
A5.2 CONCEPTUAL SITE SECTIONS
L1.0 CONCEPTUAL LANDSCAPE PLAN
L2.0 CONCEPTUAL L.I.D. FEATURES
VICINITY MAP
NORM CI ITC
ELIBERTY
SAN JOHNSON AVENUE
CA UE
SAN LUIS OBISPO. CA 93401
905:547.2240
ARRIS-STUDIO.COM
H EALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
03/02/2015
P R O J E C T D A T A
A0.1
PROJECT DESCRIPTION
THIS PROJECT CONSISTS OF TWO BUILDINGS, BUILT OVER
TWO SEPARATE PHASES, AND ASSOCIATED PARKING
LOCATED AT 880 OAK PARK WAY IN ARROYO GRANDE,
CA. THE MAIN BUILDING, AND FIRST PHASE, IS THE ASSISTED
LIVING AND MEMORY CARE FACILITY WHILE THE SECOND
BUILDING, WHICH WAS ONCE AN 8 -UNIT RESIDENTIAL
PROJECT, IS NOW 16 UNITS OF INDEPENDENT LIVING, BUILT
DURING THE SECOND PHASE. THESE TWO BUILDINGS NOW
COMPLIMENT EACH OTHER AND ALLOW THE OWNER TO
EXPAND THE SERVICES PROVIDED TO ITS RESIDENTS.
RESIDENTS WILL HAVE THE ABILITY TO TRANSITION FROM THE
INDEPENDENT LIVING TO ASSISTED CARE WITHOUT LEAVING
THE SITE.
PHASE 1, THE ASSISTED LIVING & MEMORY CARE FACILITY
PROPOSES A REVISION TO THE EXISTING APPROVED
PROJECT FROM A MULTI - FAMILY RESIDENTIAL PROJECT TO
A NON - SKILLED NURSING FACILITY TO CARE FOR SENIORS
AND ALZHEIMERS PATIENTS.
PHASE 2, THE INDEPENDENT LIVING PORTION OF THE
PROJECT REVISES THE APPROVED 8 UNIT BUILDING. THESE
UNITS WILL BE APARTMENT LIKE HOUSE FOR EXCLUSIVE USE
TO RESIDENTS OVER THE AGE OF 65 AND WILL WORK IN
CONJUNCTION WITH THE CARE FACILITY.
SCOPE OF PROJECT INCLUDES:
• REVISE PREVIOUSLY APPROVED PROJECT TO ALLOW FOR
THE ASSISTED LIVING FACILITY AND INDEPENDENT LIVING.
• RE- CONFIGURE THE PARKING LOT TO ALLOW FOR MORE
PARKING OVERALL. THIS IS A MIXED USE CENTER SO THE
PARKING WILL BE SHARED AMONGST THE DIFFERENT
USES.
• PROTECT THE EXISTING FIRE DEPARTMENT ACCESS FROM
JAMES WAY TO ADJACENT PROJECT.
• PROTECT THE EXISTING EASEMENTS FROM THE ADJACENT
HOTEL THROUGH THIS PROPERTY TO JAMES WAY
Meadow Creek
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
03/02/2015
P R O J E C T D A T A
A0.1
DO NOT ENTER
EMERGENCY
VEHICLES
ONLY
MAX. HEIGHT = 13' -6" I
ALL OTHERS
EXIT LEFT
O
EXIT
\
EXIT
O
EXIT THROUGH
HOTELFOR
HOTEL GUESTS
ONLY
ALL OTHERS EXIT TO
JAMES WAY
REFLECTORIZED SIGN OF
PORCELAIN ENAMELED STEEL
w/2 -318" GALV. STEEL BOLTS
FASTENED THRU PIPE.
I" BLACK LETTERS ON
WHITE BACKGROUND
DIRECTIONAL SIGNS
EXISTING
HOTEL
--------------
OAK PARK ROAD
nrrrtvvw Ivr vl onlvrt w�.n nvl� � I
PER PLANNING MEETING 02/21/2006
PREVIOUSLY APPROVED SITE PLAN
1
I
I
I
IEXISTING
CHURCH
I
I
I
I
I
I
I
D� I
rn I
Nc
c I
I I
I I
I
I I
I
I
I
I I
I I
I I
I
I
I
I I
I
I I
I I
I
I
I
I I
I I
I
II I
II
II
I
III I
1� I�
ELIBERTY
SAN LUIS BO PO, CAVE
SAN LUIS OBISPO. CA 93401
9005:547,2240
ARRIS- STUDIO:COM
PARKING FOR SHEPPEL 1
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
22 DESIGNATED PARKING SPACES
j�
i F c F m n
EXISTING PARKING TO REMAIN
PARKING FOR SHEPPEL 1
SHEPPELL 1
22 DESIGNATED PARKING SPACES
j�
PARKING FOR SHEPPE 2
KENNEDY FITNESS
22 DESIGNATED PARKING SPACES
11-11
(20 STANDARD 2 ACCESSIBLE)
TOTAL EXISTING
PARKING FOR KENNEDY
NEW PARKING
58 DESIGNATED SPACES
MULTI - FAMILY
PARKING FOR ASSISTED LIVING
26 DESIGNATED PARKING SPACES
11 STANDARD 2 ACCESSIBLE
13 SHARED WITH HOTEL - SEE BELOW
PARKING FOR MULTI- FAMILY
26 SPACES
20 DESIGNATE PARKING SPACES
20 SPACES
(8 SINGLE GARAGES 12 DRIVEWAYS /GUESTS)
j�
NON - DESIGNATED SPACES
192 SPACES
44 PARKING SPACES
11-11
(41 STANDARD 3 ACCESSIBLE)
EXISTING ACCESS EASEMENT
TO REMAIN WITH MINOR ALTERATIONS
EMERGENCY ACCESS EASEMENT
TO PROVIDE FOR REQUESTED DIRECT ACCESS
SHARED PARKING WITH HOTEL
13 SPACES SHARED WITH ASSISTED LIVING
3,690 S.F. FOR NIGHT USE ONLY
STATISTICS
EXISTING PARKING TO REMAIN
Assisted Living, Memory Care
and Ind e p e n d c,, t I.i c i n g
Arroyo Grande, California
SHEPPELL 1
22 SPACES
SHEPPELL 2
22 SPACES
KENNEDY FITNESS
58 SPACES
NON - DESIGNATED
24 SPACES
TOTAL EXISTING
126 SPACES
NEW PARKING
MULTI - FAMILY
20 SPACES
GARAGE 8SPACES
DRIVEWAY 8 SPACES
GUEST 4 SPACES
ASSISTED LIVING
26 SPACES
NON - DESIGNATED
20 SPACES
TOTAL NEW PARKING
66 SPACES
TOTAL PARKING
192 SPACES
Meadow Creek
Assisted Living, Memory Care
and Ind e p e n d c,, t I.i c i n g
Arroyo Grande, California
PREVIOUSLY APPROVED
S I T E P L A N
01/26/2015
TRUENORTH
o=
E TS SCALE: 1" = 60' -0"
24x36 SHEET SCALE: 1" = 30' -0"
A1.0
LID DRAINAGE FEATURES
IN ORDER TO PROTECT THE NATURAL RESOURCES
THAT ABUTS OUR PROJECT. OUR CONCEPT
PROVIDE BREAKS IN THE CURB LINE THAT WOULD
ALLOW WATER TO SHEET FLOW ACROSS THE
PAVING AND ENTER INTO A LANDSCAPED AREA
THAT WOULD HAVE A MIX OF DRAINAGE
MATERIAL AND NATIVE PLANTINGS. THIS WOULD
ALLOW WATER TO BE CLEANSED NATURALLY
PRIOR TO ENTERING THE WATER TABLE AND
RE- CHARGING THE GROUNDWATER LEVELS.
NATIVE LANDSCAPING
PARKING LOT L.I.D. CONCEPTS
OAK PARK ROAD
LOW IMPACT DEVELOPMENT OPEN SPACE
DRAINAGE FEATURE APPROVED TOP OF BANK LOCATION
PER PLANNING MEETING 02/21/2006
PROPOSED SITE PLAN
L Arris
1306 JOHNSON AVENUE
S AN LUIS OBISPO. CA 93401
IBM 47.2240
ARRIS- STUDIO.COM
Creek
MEDICAL
Arroyo Grande,
California
L E G E N D
OFFICE
PARKING FOR SHEPPEL 1
MEDICAL
22 DESIGNATED PARKING SPACES
s
PARKING FOR SHEPPEL 2
OFFICE
I
a I
(20 STANDARD 2 ACCESSIBLE)
SHEPPEL 2
PARKING FOR KENNEDY
CHURCH
58 DESIGNATED SPACES
PARKING FOR ASSISTED LIVING
I
26 DESIGNATED PARKING SPACES
(24 STANDARD 2 ACCESSIBLE)
I
j� NON - DESIGNATED SPACES
12
(44 STANDARD 3 ACCESSIBLE)
� I
KENNEDY
HOTEL ACCESS EASEMENT
i
—
CLUB FITNESS
STRAIGHTENED TO ALLOW FOR TRUCK ACCESS
- - -
- -- 2
18 NON - DESIGNATED SHARED SPACES
— ---------
14
I
I
EXISTING
«-
I
HOTEL
'
I
SHEPPELL 1 22 SPACES
6
B 7
-
--------------
NON - DESIGNATED 25 SPACES
tt
TOTAL EXISTING 127 SPACES
I
NEW PARKING
MEADOW CREEK
ASSISTED LIVING 26 SPACES
I j I
NON - DESIGNATED 40 SPACES
INDEPENDENT LIVING
TOTAL NEW PARKING 66 SPACES
I I I
I I I
I I
I I I
I I
I I
I
I � I
I I I
I I I
I I
I I
I I
I I I
� I
TOTAL PARKING 193 SPACES
PHASE 2
—
1
TRASH
I
1-
fV
TRASH 1
I 24
I
EADOW
CREEK CARE FACILITY
I
�t7 6
ISSISTED
LIVING & MEMORY CARE
1
1 -- -------------- -- •----------
I
- - - -- - -- --- --
- ASSIST - - -- - - -- - --
I
1
o
<� b.
N
AL HEIMER M
FINI
PATIO o
M
- -- GARDEN
LOW IMPACT DEVELOPMENT OPEN SPACE
DRAINAGE FEATURE APPROVED TOP OF BANK LOCATION
PER PLANNING MEETING 02/21/2006
PROPOSED SITE PLAN
L Arris
1306 JOHNSON AVENUE
S AN LUIS OBISPO. CA 93401
IBM 47.2240
ARRIS- STUDIO.COM
Creek
LIBERTY
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
7
Arroyo Grande,
California
Meadow
Creek
7
Arroyo Grande,
California
L E G E N D
PARKING FOR SHEPPEL 1
01/26/2015
22 DESIGNATED PARKING SPACES
I
PARKING FOR SHEPPEL 2
22 DESIGNATED PARKING SPACES
I
(20 STANDARD 2 ACCESSIBLE)
I
E X I S T I N G
PARKING FOR KENNEDY
CHURCH
58 DESIGNATED SPACES
PARKING FOR ASSISTED LIVING
I
26 DESIGNATED PARKING SPACES
(24 STANDARD 2 ACCESSIBLE)
I
j� NON - DESIGNATED SPACES
47 PARKING SPACES
(44 STANDARD 3 ACCESSIBLE)
� I
HOTEL ACCESS EASEMENT
1
I
MODIFIED ACCESS EASEMENT,
1
STRAIGHTENED TO ALLOW FOR TRUCK ACCESS
II I
j SHARED PARKING WITH HOTEL
18 NON - DESIGNATED SHARED SPACES
I
I
(17 STANDARD 1 ACCESSIBLE)
v 1
STATISTICS
II
m
EXISTING PARKING TO REMAIN
N I
SHEPPELL 1 22 SPACES
I i
SHEPPELL 2 22 SPACES
KENNEDY FITNESS 58 SPACES
NON - DESIGNATED 25 SPACES
II i D
TOTAL EXISTING 127 SPACES
I
NEW PARKING
I I
ASSISTED LIVING 26 SPACES
I j I
NON - DESIGNATED 40 SPACES
I I
TOTAL NEW PARKING 66 SPACES
I I I
I I I
I I
I I I
I I
I I
I
I � I
I I I
I I I
I I
I I
I I
I I I
� I
TOTAL PARKING 193 SPACES
Meadow
Creek
Assisted Living, LNleroory Care
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande,
California
PROPOSED SITE PLAN
01/26/2015
TRUE NORTH
11 xJ17SHEET SCALE: I" = 60' -0"
24x36 SHEET SCALE: 1" = 30' -0"
A 1 0 ■
EXISTING
HOTEL
OPEN SPACE
PREVIOUSLY APPROVED TRUCK TURNING STUDY
EXISTING
HOTEL
MEADOW CREEK
INDEPENDENT LIVING
PHASE 2
KENNEDY
CLUB FITNESS
I --
li
I
DEC - - - - --
_
�
TRASH I I
- ---------- ---------
i MI ADOW CREEK CARE FACILITY
I A SISTED LIVING & MEMORY CARE
I I
---- - - - - ----------- ------- I -- - - - - -- ---- - - - - -- ------------
OPEN SPACE
PROPOSED TRUCK TURNING STUDY
II
I
I
I
�ANUARY TRUCK TURNING RADIUS AS APPROVED
PLANNING COMMISSION ON
7TH, 2014
I
I
I
I
I
I
I
i I
TRUCK TURNING RADIUS IMPROVED
I OVER PREVIOUSLY APPROVED PLAN
WITH STRAIGHT DIRECT ACCESS
D I
I � I
I rn I
V1
I c I
I G I
I
I I
I I
ELIBERTY
1 96ioHNSONAVENUE
SIS OBISPO, CA 93401
8AN LU05472240
ARRIS- STUDIO.COM
HEALTH
3480 S. HIGU ERA ST.
SUITE 130
SAN LUIS OBISPO, CA
Arroyo Grande, California
TRUCK TURNING STUDY
Meadow Creek
Assisted Living, Memory Care
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
TRUCK TURNING STUDY
01/26/2015
TRUE NORTH
I 1 xJ17cSHEET SCALE: I "= 60' -0"
2406 SHEET SCALE: 1" = 30' -0"
A1.2
E X I S T I N G - - - - - - - - -
H 0 T E L
-----------
1i
M AOOW C�RE V K
UqTl- A ILY ---------------
----------------------
- ----------- ----
TRASH DARKER COLOR INDICATES
AREA OF CONCERN
MEADOW CREEK CARE FACILITY
ASSISTED [IVING & MEMORY CARE M
............
----------------------------------------- ----------- .......
. ............ ------------------------------------ -------------------- ----------------------- .............. .............. ------------
OPEN SPACE
PREVIOUSLY APPROVED ACCESS EASEMENT EXHIBIT
KENNEDY
CLUB FITNESS
E X I S T I N G I - ----------------
H O T E L
MEADOW CREEK
INDEPENDENT LIVING
PHASE2
Z TRASH
------------------------ -- - II
- -- — — - -- - - - - -r - - - - - - - - - - - -- - -
TRASH I >
MI ADOW CREEK CARE FACILITY
Sri ST
ED LIVING & MEMORY CARE I M
------------- - ------ --------------
--------- -- ------------------------------------ ---------
— — -- — -- — --
OPEN SPACE
PROPOSED ACCESS EASEMENT EXHIBIT NO BUILDING ENCROACHMENT & PARKING PRESERVED
orris
STUDIO ARCHITECTS
1'26�JOHNSON AV'N J `
S= IS OBISPO, CA 93401
A'R" sTD'o co
1111111 A 1-1 Alll%'�
LIBERTY
H E A LT H
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
L E G E N D
ACCESS EASEMENT
28' NON - EXCLUSIVE ACCESS EASEMENT
APPURTENANT To PARCEL A, 31 PM 47
AND PARCELS 1, 2 & 3, 32 PM 31
ACCESS EASEMENT
25' NON - EXCLUSIVE ACCESS EASEMENT
FROM CASA GRANDE ASSOC. TO LEO
ROSENGARTH
ACCESS EASEMENT
25' NON - EXCLUSIVE ACCESS EASEMENT
FROM CASA GRANDE ASSOC. TO LEO
ROSENGARTH
Meadow Creek'
Assisted Living, Memory Car
a n d I n d e p e n d e n t L i v i n g
-
Arroyo Grande, California
01/26/2015
ACCESS EASEMENT TRUE NORTH
EXHIBIT
11 x17 SH EET SC ALE: I "= 60' -0"
24x36 SHEET SCALE: 1 30'-0 A1.3
PREVIOUSLY APPROVED LANDSCAPE AREAS
EXISTING
HOTEL
I
TRASH�
I
I
I
MEADOW CREEK
INDEPENDENT LIVING
PHASE 2
I -- KENNEDY I II
CLUB FITNESS
I
I
I
TRASH
I
I
I I
M ADOW CREEK CARE FACILITY
A SISTED LIVING 84 MEMORY CARE
I I
PROPOSED LANDSCAPE AREAS
I
I
D
M IN
I
I
I
I >
I M
Vf
I
I
D
1
I
Arris
STUDIO ARCHITECTS
SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
905:547,2240
ARRIS- STUDIO.COM
A s s i s t e d L i v i n g, Memory Car c
a n d I n d e p e n d e n t L i v i n g
LIBERTY
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
STATISTICS
PREVIOUS LANDSCAPE CALCULATIONS
ASSISTED LIVING 10,700 S.F.
MULTI - FAMILY 4,295 S.F.
TOTAL LANDSCAPE AREA 14,995 S.F.
PROPOSED LANDSCAPE CALCULATIONS
ASSISTED LIVING 10,425 S.F.
INDEPENDENT LIVING 4,200 S.F.
TOTAL LANDSCAPE AREA 14,625 S.F.
TOTAL DIFFERENCE 370 S.F. LESS
Meadow Creek
A s s i s t e d L i v i n g, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
LANDSCAPED AREA TRUE R
TRUE NTH
T H
CALCULATIONS
0 5
11x17 SHEET SCALE: 1 "= 60' -0" A ■
24x36 SHEET SCALE: 1" = 30' -0"
OAK PARK ROAD
12 MEDICAL
OFFICE
MEDICAL I SHEPPELI
OFFICE I
SHEPPEL 2 _
I
9 ® —
KENNEDY
- CLUB FITNESS
13 _ 10 - --
EXISTING -
HOTEL
8 SPACES TO BE REMOVED -
- - - - -- I - 16 I —
14T —
'EXISTING DIRT AREA ,
I r% 21
--
_� --- -
-- \�-- — - - — cc
- �&------------- - -- �L-� I "- J;L----- ---
+ 19 SPACES TO BE REMOVED
TRASH I I
I I
I I I
I
ZEXISTING DIRT AREA I
I
I I
I
I I I
-- -- -- -- �- -- -- -- -- -- -- '
OPEN SPACE
PARKING ANALYSIS: EXISTING SITE PLAN
I�
I
I
I
I
I
IEXISTING
CHURCH
I
I
I
I
I
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I
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D
m IN
I � II
I I
I I
I
I I
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I I
I I
F StUDI 'IIS
0 ARCHITECTS
SAN J0HNSO AVENUE
PO. CA CA 93401
SAN LUIS OBISPO,
SM 47,2240
ARRIS- STUDIO.COM
Assisted Living, LNlernory Care
a n d I n d e p e n d e n t L i v i n g
LIBERTY
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
PARKING ANALYSIS
EXISTING SITE PLAN
PARKING CALCULATIONS
TOTAL EXISTING 146 SPACES
F-1 To BE REMOVED 27 SPACES
REMAINING 119 SPACES
Meadow Creek
Assisted Living, LNlernory Care
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
PARKING ANALYSIS
EXISTING SITE PLAN
03/02/2015
TRUENORTH
11 xJ17SHEET SCALE: I" = 60' -0"
24x36 SHEET SCALE: 1" = 30' -0"
A1.5
MEDICAL
OFFICE
SHEPPEL 2
p O
9 b b
13
EXISTING
HOTEL
I �
TRASH I =
la
4-
-I- u�
7TT
9I I I I 1511 II
MEADOW CREEK
INDEPENDENT LIVING
PHASE 2
OAK PARK ROAD
ti
126
P°
16 I'
11< 14
AA C1'11 e' A 1
KENNEDY
CLUB FITNESS
I
I
I
EADOW CREEK CARE FACILITY
SSISTED LIVING & MEMORY CARE
- - - - - -- --- - - - - -- - - --
OPEN SPACE
PARKING ANALYSIS: PROPOSED SITE PLAN
ELIBERTY
197 JOHNSON AVENUE
SAN LU IS OBISPO. CA 93401
605:547.2240
ARRIS- STUDIO.COM
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
V1
''
i
TOTAL EXISTING 119 SPACES
TRUEN2015
TRUE NORTH
I
i
27 SPACES
I �
I
❑REPLACEMENT
THESE REPLACE THE SPACES THAT WERE ON MR. SHEPPEL'S
I
PROPERTY & WERE REMOVED FOR THIS PROJECT. THIS GETS
I I
I
THE PROJECT BACK TO THE NUMBER OF EXISTING SPACES
INEW
SPACES 29 SPACES
THESE SPACES FACILITY AND
I
DEPENDENT LY CARE
INDEPENDENT LIVING DEVELOPMENTS
r
I
I
I
EADOW CREEK CARE FACILITY
SSISTED LIVING & MEMORY CARE
- - - - - -- --- - - - - -- - - --
OPEN SPACE
PARKING ANALYSIS: PROPOSED SITE PLAN
ELIBERTY
197 JOHNSON AVENUE
SAN LU IS OBISPO. CA 93401
605:547.2240
ARRIS- STUDIO.COM
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
V1
I
I
I
I
I
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CHURCH
I
I
I
I
I
I
I
I
t... I
D I
'T' I
PARKING CALCULATIONS
V1
PARKING ANALYSIS
PROPOSED SITE PLAN
TOTAL EXISTING 119 SPACES
TRUEN2015
TRUE NORTH
11 x517 SHEET SCALE: 1" = 60' -0"
24x36 SHEET SCALE: 1 " = 30' -0"
D
27 SPACES
I �
I
❑REPLACEMENT
THESE REPLACE THE SPACES THAT WERE ON MR. SHEPPEL'S
I
PROPERTY & WERE REMOVED FOR THIS PROJECT. THIS GETS
I I
I
THE PROJECT BACK TO THE NUMBER OF EXISTING SPACES
INEW
SPACES 29 SPACES
THESE SPACES FACILITY AND
I
DEPENDENT LY CARE
INDEPENDENT LIVING DEVELOPMENTS
TOTAL SHARED PARKING 175 SPACES
®NEW HOTEL SPACES 18 SPACES
THESE SPACES SHALL BE DEDICATED TO THE ADJACENT HOTEL
TOTAL PARKING ON SITE 193 SPACES
Meadow Creek
Assisted Living, Memory Care
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
PARKING ANALYSIS
PROPOSED SITE PLAN
TRUEN2015
TRUE NORTH
11 x517 SHEET SCALE: 1" = 60' -0"
24x36 SHEET SCALE: 1 " = 30' -0"
A1.6
I
I
, I
I I
I
I
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I-- -- --------- ------
II /
LOBBY /
I
LAUNDRY, MAINTENANCE & STORAGE /
PHASE 2 /
N 20 °1504' E 185.00'
AINING WALL FOR LIGHT WELL
F- RETAINING WALL FOR LIGHT WELL
CONCEPTUAL SITE & BASEMENT PLAN
I I
I II
I
91 I
� I
I I 1
Arras
STUDID ARCHITECTS
JOHNSO AVENUE
SAN LUIS OBISPO PO, CA CA 93401
SAN
e05547,240
ARRIS STUDIO.COM
Assisted L i v i n g, M e m o r y Car c
a n d I n d e p e n d e n t L i v i n g
ELEC
L E G E N
aw
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g 9
LAUND.
10
11 12 KITCHEN
MEMORY CARE SUITES
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:ACCORDION
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ASSISTED LIVING - SINGLES
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DINING
26 25 24 23 22 21 20
T
19 18
ACTIVITY
17
16 15 14 13
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-
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WALKWAY, PATIOS AND DECKS
ASSISTED LIVING
-
I
– –
PHASE 2: 1- BEDROOM UNIT
GARDEN
—
- -- -- — -- -- — --
N 20 °15'04" E 178.00'
— —
-- --
-- -- -- -- - -=
N 20 °15'04" E 257.00'
— L.I.D. FILTRATION FENCE AT PROPERTY LINE
SINGLES 20 UNITS
I
SUITES 6 UNITS
I
I ICI
FEATURE
MEANDERING MULTI - PURPOSE
LINE OF DECK /BUILDING ABOVE
APPROVED TOP OF BANK LOCATION
DG PATH THRU NATURE PRESERVE
GATE IN FENCE
PER PLANNING MEETING 02/21/2006
BY APPLICANT
— OPEN SPACE
— —
CONCEPTUAL SITE & BASEMENT PLAN
I I
I II
I
91 I
� I
I I 1
Arras
STUDID ARCHITECTS
JOHNSO AVENUE
SAN LUIS OBISPO PO, CA CA 93401
SAN
e05547,240
ARRIS STUDIO.COM
Assisted L i v i n g, M e m o r y Car c
a n d I n d e p e n d e n t L i v i n g
LIBERTY
H EALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
L E G E N
I I 1t
I 1
Assisted L i v i n g, M e m o r y Car c
a n d I n d e p e n d e n t L i v i n g
I
L E G E N
I I 1t
CONCEPTUAL SITE & 01UEN.115
TRUE NORTH
BASEMENT PLAN
11x17 SHEET SCALE: I "= 40' -0" A2.0
24x36 SHEET SCALE: 1" = 20' -0"
UNIT TYPE A -1
I I
1 �
MEMORY CARE SUITES
I
II i I
I
UNIT TYPE A -2
l
MEMORY CARE - SINGLES
I
II
UNIT TYPE B -1
I
I ASSISTED LIVING - SUITES
D
UNIT TYPE B -2
zj
I
ASSISTED LIVING - SINGLES
i, m
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UNIT TYPE B -3
ASSISTED LIVING - DOUBLES
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N
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OUTDOOR SPACES
I �1
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WALKWAY, PATIOS AND DECKS
I
INDEPENDENT LIVING UNIT
I
– –
PHASE 2: 1- BEDROOM UNIT
ROOM COUNT
INDEPENDENT LIVING 0 UNITS
MEMORY CARE 26 UNITS
I
SINGLES 20 UNITS
I
SUITES 6 UNITS
I
I ICI
Meadow Creek
Assisted L i v i n g, M e m o r y Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
CONCEPTUAL SITE & 01UEN.115
TRUE NORTH
BASEMENT PLAN
11x17 SHEET SCALE: I "= 40' -0" A2.0
24x36 SHEET SCALE: 1" = 20' -0"
/
- -- OPEN SPACE —
CONCEPTUAL SITE & FIRST FLOOR PLAN
I �
I
I
I III
I
I
I I
I I
I I
I
I
I
I I
I
I I
I I
I
I
I
I it I
I
I
I
I
I
I
I D
I I
I I
I T
I I
I I
I 1 L
I I
� D
ELIBERTY
SAN JOHNSON AVENUE
CA UE
SAN LUIS OBISPO. CA 93401
905:547,2240
ARRIS- STUDIO.COM
H EALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
UNIT TYPE A -2
MEMORY CARE - SINGLES
L E G E N D
LM
UNIT TYPE A -1
MEMORY CARE - SUITES
Arroyo Grande, California
UNIT TYPE A -2
MEMORY CARE - SINGLES
UNIT TYPE B -1
ASSISTED LIVING - SUITES
EUNIT
TYPE B -2
ASSISTED LIVING - SINGLES
UNIT TYPE B -3
ASSISTED LIVING - DOUBLES
ACTIVITY
E]
CIRCULATION
STAIIRS & ELEVATOR
RESTROOMS
E]
OFFICE
E]
SERVICE AREAS
UTILITY, KITCHEN &OTHER SERVICE AREAS
E]
OUTDOOR SPACES
WALKWAY, PATIOS AND DECKS
E]
INDEPENDENT LIVING UNIT
PHASE 2: 1- BEDROOM UNIT
ROOM COUNT
INDEPENDENT LIVING 8 UNITS
ASSISTED
LIVING 19 UNITS
SINGLES 1 UNITS
SUITES
18 UNITS
Meadow Creek
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
CONCEPTUAL SITE & TRUEN2015
TRUE NORTH
FIRST FLOOR PLAN
11 x 17 SHEET SCALE: 1 "= 40' -0" A2.1
24x36 SHEET SCALE: 1" = 20' -0"
CONCEPTUAL SECOND FLOOR PLAN
Arris
STUDIO ARCHITECTS
SAN JOHNSON AVENUE
CA UE
SAN LUIS OBISPO. CA 93401
905:547,2240
ARRIS- STUDIO.COM
UNIT TYPE A -1
MEMORY CARE - SUITES
LIBERTY
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
UNIT TYPE A -2
MEMORY CARE - SINGLES
L E G E N D
LM
UNIT TYPE A -1
MEMORY CARE - SUITES
Arroyo Grande, California
UNIT TYPE A -2
MEMORY CARE - SINGLES
UNIT TYPE B -1
ASSISTED LIVING - SUITES
EUNIT
TYPE B -2
ASSISTED LIVING - SINGLES
E]
UNIT TYPE B -3
ASSISTED LIVING - DOUBLES
E]
ACTIVITY
E]
CIRCULATION
STAIIRS & ELEVATOR
�_M;
RESTROOMS
E]
OFFICE
E]
SERVICE AREAS
UTILITY, KITCHEN &OTHER SERVICE AREAS
E]
OUTDOOR SPACES
WALKWAY, PATIOS AND DECKS
E]
INDEPENDENT LIVING UNIT
PHASE 2: 1- BEDROOM UNIT
ROOM COUNT
INDEPENDENT LIVING 8 UNITS
ASSISTED LIVING 25 UNITS
SINGLES 1 UNITS
SUITES 24 UNITS
Meadow Creek
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
C O N 01/26 C E P T U A L 2015
TRUE NORTH
SECOND FLOOR PLAN
11x17 SHEET SCALE: 1— 40' -0" A2.2
24x36 SHEET SCALE: 1" = 20' -0"
14' -0"
EALZHEIMER: PRIVATE STUDIO
UNIT TYPE A -1 299 S.F.
Irl Wei
ASSISTED
UNIT TYPE B -1
LIVING: STUDIO
342 S.F
CONCEPTUAL UNIT PLANS_
23' -0"
BEDROOM
LIVING l
- - -- � LINE OF SOFFIT
BATHROOM
W.I.C.
ALZHEIMER_ PRIVATE 1 BED + LIVING
UNIT TYPE: A -2 389 S.F.
0
00
ASSISTED LIVING: 1 BED + LIVING
UNIT TYPE: B -2 563 S.F.
ELIBERTY
SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
805:547.2240
ARRIS- STUDIO.COM
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
')7'-A
E INDEPENDENT LIVING - PHASE 2
652 S.F.
Meadow Creek
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L 01/26/2015
U N I T P L A N SA
11 x17 SHEET SCALE: 1/8 " =1' -0" AL.3
24x36 SHEET SCALE: 114" = 1' -0"
TRUE NORTH
VIEW LEGEND
AERIAL PERSPECTIVE LOOKING AT FRONT ENTRY
CONCEPTUAL PERSPECTIVES - CARE FACILITY
Arris
STUDIO ARCHITECTS
SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
905:547,2240
ARRIS- STUDIO.COM
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L i v i n g
LIBERTY
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
Meadow Creek
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L 01/26/2015
P E R S P E C T I V E S
11x17 SHEET SCALE: 1— 40' -0" A-3.0
24x36 SHEET SCALE: 1" = 20' -0"
PERSPECTIVE LOOKING FROM JAMES WAY TOWARDS CREEK WALK
CONCEPTUAL PERSPECTIVES - CREEK WALK
r r 9
rj
q
� L
VIEW LEGEND
m
VIEW
TRUE NORTH
Arris
SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
905:547,2240
ARRIS- STUDIO.COM
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
LIBERTY
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
Meadow Creek
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L 01/26/2015
P E R S P E C T I V E S
7A- 3.1
PERSPECTIVE LOOKING TOWARDS JAMES WAY
CONCEPTUAL PERSPECTIVES - CREEK WALK
TRUE NORTH
LX
arras
SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
905:547,2240
ARRIS- STUDIO.COM
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L i v i n g
LIBERTY
-H H E A L
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
Meadow Creek
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L 01/26/2015
P E R S P E C T I V E S
A -3.2
NO-
VIEW LEGEND
D
3
D
TRUE NORTH
-r
PERSPECTIVE LOOKING ALONG FRONT FROM CARE FACILITY
CONCEPTUAL PERSPECTIVES - INDEPENDENT LIVING
Arris
STUDIO ARCHITECTS
SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
905:547,2240
ARRIS- STUDIO.COM
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L i v i n g
LIBERTY
H EALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
Meadow Creek
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L 01/26/2015
P E R S P E C T I V E S
A -3.3
NO-
VIEW LEGEND
D
3
D
TRUE NORTH
PERSPECTIVE LOOKING ALONG REAR FROM PARKING LOT
CONCEPTUAL PERSPECTIVES - INDEPENDENT LIVING
Arris
�' °' °�'�5 �
SANJOHNSON AVENUE
SAN LUIS OBISPO, CA 93401
3M 47,ss40
ARRIS- STUDIO.COM
LIBERTY
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
Meadow Creek
Assisted Living, Memory Care
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L 03/02/2015
P E R S P E C T I V E S
A -3.4
T+.03 3—.'-4"
T.O. ROOF
WEST ELEVATION (FRONT)
U
ill
Wall
A
KEY PLAN
+26-6"
E *B
TRUE NORTH
SEE (I) ON SHEET A4'2
+41' -2 "�
�v
B NORTH ELEVATION (FACING JAMES WAY)
D
CONCEPTUAL EXTERIOR ELEVATIONS - CARE FACILITY
It
0' -0"
FIRST FLOOR F.F.
ELIBERTY
SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
905:547,2240
ARRIS- STUDIO.COM
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
Meadow Creek
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L 01/26/2015
EL E V A T I O N S
11x17 SHEET SCALE: 1- 40' -0" A 4.0
24x36 SHEET SCALE: 1" = 20' -0"
SEE T ON SHEET A4.3
EAST ELEVATION (REAR)
U
D�
1 1 �' r 1C.' I C I � I
KEY PLAN t
C
TRUE NORTH
SOUTH ELEVATION
v
CONCEPTUAL EXTERIOR ELEVATIONS - CARE FACILITY
Arris
STUDIO ARCHITECTS
SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
905:547,2240
ARRIS- STUDIO.COM
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L i v i n g
LIBERTY
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
Meadow Creek
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L 01/26/2015
EL E V A T I O N S
11x17 SHEET SCALE: 1- 40' -0"
A-4.1
24x36 SHEET SCALE: 1" = 20' -0"
41' -2"
T.O. CUPOLA
0 34' -2"
T.O. ROOF
33' -4"
T.O. ROOF
010' -0"
6-8"
14' -0"
0SECOND FLOOR
FINISH FLOOR
08' -0"
F01` RST FLOOR
FINISH FLOOR
I
ENLARGED ELEVATION @ PORTE COCHERE / MAIN ENTRY
ENLARGED EXTERIOR ELEVATIONS - CARE FACILITY
LIGHTWEIGHT CONCRETE ROOF TILE
CEMENT FIBER SHINGLES OR SIDING
CEMENT FIBER TRIM - 8"
EXTERIOR CEMENT PLASTER
CEMENT FIBER TRIM - 4"
CEMENT FIBER LAP SIDING
CEMENT PLASTER TRIM BAND
EXTERIOR CEMENT PLASTER
CEMENT FIBER TRIM - 4"
ALUMINUM DOOR & WINDOWS
ELDORADO STONE
RIVER ROCK
KEY PLAN
IN
ELIBERTY
SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
905:547,2240
ARRIS- STUDIO.COM
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
I
--------------------
- - --
�
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Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande,
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TRUE NORTH
Meadow Creek
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande,
California
E N L A R G E D 01/26/2015
EL E V A T I O N S
11x17 SHEET SCALE: 1— 40' -0"
24x36 SHEET SCALE: 1" = 20' -0" A-4.2
WOOD FASCIA
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
WOOD OUTLOOKER
-
Nk'
E N L A R G E D 01/26/2015
EL E V A T I O N S
11x17 SHEET SCALE: 1 "= 40' -0" A 4.3
24x36 SHEET SCALE: 1" = 20' -0"
SHED ROOF AWNING
EXTERIOR CEMENT
PLASTER TRIM
EXTERIOR CEMENT
PLASTER
CEMENT FIBER TRIM
01
CEMENT FIBER -
LAP SIDING
METAL RAILING
EXTERIOR CEMENT
PLASTER
CEMENT FIBER TRIM
ALUMINUM WINDOWS
i
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ENLARGED ELEVATION @REAR DECK
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Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
LIBERTY
_H H E A L
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
California
33' -4"
LIGHTWEIGHT CONCRETE ROOF TILE
CEMENT FIBER SHINGLES OR SIDING
PAINTED HALF ROUND GUTTERS
WOOD OUTLOOKERS
CEMENT FIBER -
LAP SIDING
14' -0"
SECOND FLOOR FINISH FLOOR
EXTERIOR CEMENT PLASTER
ALUMINUM WINDOW
4" PLASTER TRIM
CEMENT FIBER TRIM -
BOARD & BATTEN
0' -0"
AL FIRST FLOOR FINISH FLOOR
CEMENT PLASTER TRIM BAND (10'- $
EXTERIOR CEMENT PLASTER B.O. OVERHANG
Ih
T.O. STONE BASE
STONE BASE - ELDORADO STONE
RIVER ROCK w/ PRECAST CONC. CAP
12' -0" (0' 0 ") $
BASEMENT FINISH FLOOR
KEY PLAN F
TRUE NORTH
Meadow Creek
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande,
California
E N L A R G E D 01/26/2015
EL E V A T I O N S
11x17 SHEET SCALE: 1 "= 40' -0" A 4.3
24x36 SHEET SCALE: 1" = 20' -0"
WOOD OUTLOOKERS
CEMENT FIBER SHINGLES OR SIDING —
LIGHTWEIGHT CONCRETE ROOF TILE
12
3.5 F----.d
- -. WEST ELEVATION (FRONT)
A
CEMENT FIBER TRIM
ALUMINUM DOOR & WINDOWS —
EXTERIOR CEMENT PLASTER --7\
DECORATIVE
SERVICE DOOR
DSCAPED RECESS
NORTH ELEVATION (RIGHT SIDE)
D
CONCEPTUAL EXTERIOR ELEVATIONS - INDEPENDENT LIVING
+31' -2"
T.O ROOF
+16-0'.
5-0"
FINISH FLOOR
0' -0"
✓ATOR LOBBY
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STUDIO R
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SAN LUIS OBISPO, CA 93401
905:547,2240
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Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
LIBERTY
H EALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
KEY PLAN
E
TRUE NORTH
Meadow Creek
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L 01/26/2015
EL E V A T I O N S
L4xI7 SHEET SCALE: = 20' -0" A-4.4
24x36 SHEET SCALE: 1" = 10' -0"
MOUNTAIN LEDGE
EAST ELEVATION (REAR)
C
SOUTH ELEVATION (LEFT SIDE)
v
CONCEPTUAL EXTERIOR ELEVATIONS - INDEPENDENT LIVING
Arris
STUDIO ARCHITECTS
SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
905:547,2240
ARRIS- STUDIO.COM
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v is n d I n d e p e n d e n t ng
LIBERTY
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
C
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KEY PLAN TRUE NORTH
Meadow Creek
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v is n d I n d e p e n d e n t ng
Arroyo Grande, California
C O N C E P T U A L 01/26/2015
EL E V A T I O N S
11 x17 SHEET SCALE: 1-20'-0" A 4 SSHEET SCALE: A 4 5
24x36 SHEET SCALE: 1" = 10' -0"
CARE FACILITY
I I �
PROPERTY LINE
TOP OF BANK
PROPOSED PEDESTRIAN TRAIL--\ j
I I
CENTER OF CREEK ,J
I
I
SITE SECTION B
TYPICAL SECTION SHOWING LIGHT WELL
LIGHT WELL
DASHED OUTLINE OF SHEPPEL 1 (MEDICAL OFFICE)
b APPROXIMATE HEIGHT OF EXISTING ROOF (SHEPPEL 2) SHEPPEL 2 (MEDICAL OFFICE)
I I cy INDEPENDENT LIVING DASHED OUTLINE OF KENNEDY CLUB FITNESS
CARE FACILITY
_ ....... ....... .................................. ............................... .......�: ... .: :�............................: 1.......�
I I
PROPERTY LINE I I I
LINE OF EXISTING I
TOP OF BANK i GRADE @ PARKING LOT
PROPOSED PEDESTRIAN TRAIL
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I --
I
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I
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SITE SECTION A
~ PROPOSED
CONCEPTUAL SITE SECTION
7EXISTING GRADE
SITE SECTION A
-------- - - - - --
SHEPPEL 2
INDEPENDENT
LIVING
ECTION B
SITE SECTION B .J SITE
— . „ SECTION A
RETAINING WALL
OAK PARK
SHEPPEL 1
,�> _ --
KENNEDY
FITNESS
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I Sorris
T ° °'UAR °RRE °TS
1306 JOHNSONAVENUE
SAN LU IS OBISPO. CA 93401
805:547,2240
ARRIS- STUDIO.COM
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L t v i n g
LIBERTY
H EALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
PROPERTY LINE
SIDEWALK
OAK PARK
I�
EXISTING
RETAINING
WALL
I
Meadow Creek
Assisted Living, Memory Car c
a n d Ind e p e n d e n t L t v i n g
Arroyo Grande, California
C O N C E P T U A L 02/20/2015
S I T E S E C T I O N
11 x17 SHEET SCA 11 "= 40' -0" A-5 0
24x36 SHEET SCALE: 1" = 20' -0"
PROPERTY LINE
I
I
2� FINISH FLR
103.00'
1ST FINISH FLR
89.00''
T.O.
2N2 FLOOR
DASH LINE INDICATES FINISH GRADE AT DRIVE AISLE 1ST FLOOR
--------- - - - - -- - - - -- BASEMENT
SITE SECTION C
PREVIOUSLY APPROVED
PROPERTY LINE
1 2N —D FINISH FLR
I C i nj nn'
BASEMENT
Amod
77.00'
SITE SECTION C
L.► PROPOSED
CONCEPTUAL SITE SECTIONS
T.O. Sl
122.33
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SAJOHNSON AVENUE
SAN AN LUIS OBISPO, CA 93401
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HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
Meadow Creek
Assisted Living, Memory Car c
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L 02/20/2015
S I T E S E C T I O N
�'24.1'1 SHEET SCAL�120. A 5
SHEET SCAL
ST — . — . - -
T.O. STRUCTURE
123.83'
1LT FINISH FLR
GA AGE 99,50'
GARAGE F.S.
- - -- 90.25'
'DASH LINE INDICATES FINISH
GRADE AT DRIVE AISLE
0 SITE SECTION D
PREVIOUSLY APPROVED
2ND FLOOR
M I 1ST FLOOR
BASEMENT _-- - - - - --
DASH LINE INDICATES FINISH
GRADE AT DRIVE AISLE
SITE SECTION D
1./ PROPOSED
CONCEPTUAL SITE SECTIONS
SITE SECTION D
C s� AG CARE I
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TOP OF BAN I
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TRUE NORTH
ELIBERTY
197 JOHNSON AVENUE
SAN LU IS OBISPO. CA 93401
805:547,2240
ARRIS- STUDIO.COM
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
RETAINING WALL
C O N C E P T U A L
S I T E S E C T I O N
02/20/2015
OAK PARK
1 1x17 SHEET SCALE: 1 "= 40' -0"
24x36 SHEET SCALE: 1" = 20' -0"
T.O. STRUCTURE
122.12'
SHEPPEL 1
2N —D FINISH FLR
SHEPPEL 2 I
I
105.45'
D
M
1ST FINISH FLR
a o
KENNEDY
LOBBYFINISH4 L
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89.00'
—
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84.25'
INDEPENDENT
I
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C s� AG CARE I
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TOP OF BAN I
I I
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TRUE NORTH
ELIBERTY
197 JOHNSON AVENUE
SAN LU IS OBISPO. CA 93401
805:547,2240
ARRIS- STUDIO.COM
HEALTH
3480 S. HIGUERA ST.
SUITE 130
SAN LUIS OBISPO, CA
Arroyo Grande, California
Meadow Creek
Assisted Living, Memory Care
a n d I n d e p e n d e n t L i v i n g
Arroyo Grande, California
C O N C E P T U A L
S I T E S E C T I O N
02/20/2015
1 1x17 SHEET SCALE: 1 "= 40' -0"
24x36 SHEET SCALE: 1" = 20' -0"
A 5.2
111
Preliminary Plant Materials List
Broad Leaf Evergreen Trees WUCOLS Rating Drought - tolerant Screen Shrubs
Jacaranda mimosifolia /Jacaranda M W Ceanothus spp. /California Lilac
Melaleuca quinquenervia /Cajeput Tree L Photinia fraseri /(no common name)
Tristania conferta /Brisbane Box L Rosmarinus officinalis /Rosemary
Deciduous Trees
Acer platanoides /Norway Maple Tree M
Platanus acerifolia /London Plane Tree M
Fraxinus oxycarpa 'Raywood' /Raywood Ash Tree M
Pyrus calleryana /'Bradford' Ornamental Pear M
0
Accent Trees
Arbutus 'Marina' /Strawberry Tree L Vft
Cassia leptophylla /Golden Medallion Tree L
Lagerstroemia indica /Crape Myrtle L
Drought Tolerant Sceen Shrubs
(e.g. Ceanothus, Heteromeles, Ph(
LID - Bioswale
See Page L2.0
Top of Bar
Ril
(e.
Set
(e.g. Quercus agrifolia)
WUCOLS Rating Spreading Ground Cover WUCOLS Rating
L Ea Baccharis pilularis 'Twin Peaks' /Dwarf Coyote Brush L
M Ceanothus 'Yankee Point' /California Lilac L
L Cistus salvifolia /Sageleaf Rockrose L
Lavandula 'Mundstead' /Lavender L
Accent Shrubs, Grasses, and Succulent
Calamagrastus 'Karl Foerster' /Feather Reed Grass L Rosmarinus officinalis /Rosemary L
Phormium tenax `Atropurpurea' /New Zealand Flax L Senecio mandraliscae /(no common name) L
Agave attenuata /Foxtail Agave L
Shrubs
(shady locations)
Clivia miniata /Kaffir Lily M
Loropetalum chinense /Fringe Flower L
Drought Tolerant Shrubs
(sunny locations and color borders)
Callistemon 'Little John' /Dwarf Bottlebrush L
Lavandula spp. /Lavender L
Phormium tenax 'Maori Queen'/ New Zealand Flax L
Raphiolepis indica /Indian Hawthorn L
Native Riparian Corridor
Evergreen Trees
Quercus agrifolia /California Live Oak
Deciduous Trees
Aesculus californica /California Buckeye
Platanus racemosa /California Sycamore
Populus fremontii /Cottonwood
Shrubs
Arctostaphylos "Howard McMinn " / Manzanita
Ceanothus 'Centennial' /California Lilac
Plants along the edges of City See images on Page L2.0
walking trail
Landscape Concept Plan
Meadow Creek Assisted Care Housing Project
Arroyo Grande, CA
VL
VL
M
M
V
L
VL
L
L
L
Existing Parking Lot Trees
Deciduous Trees
(e.g. Acer, Pyrus, Fraxinus)
Shrubs and Groundcovers (Shade)
e.g. Clivia, Loropetalum)
- City Trail through a
Riparian Corridor
Shrubs and Groundcovers
�e.e,. MrUtostaphylos, Rhamnus)
See images on Page L2.0
Scale: 1 " = 60' -0"
0 30 60 120
NORTH
firma
landscape architects
lannrn --.env ronmenta studies
Meadow
Creek
Assisted Living, Memory Care
a n d M u I t i- F a m i t y
Arroyo Grande,
LIBERTY
HEALTH
S T u D i o
3480 S. HIGUERA ST.
ARCH IT.r fs
SUITE 130
SAN LUIS OBISPO, CA
firma
landscape architects
lannrn --.env ronmenta studies
Meadow
Creek
Assisted Living, Memory Care
a n d M u I t i- F a m i t y
Arroyo Grande,
California
CONCEPTUAL
LANDSCAPE PLAN L1.0
File Name: Firma AG Assit 21436 Last Date Modified: 12/01/14
Water Conservation Notes
Planting and irrigation shall be designed to conserve water
The following factors have been incorporated to improve
success of the Droiect landscaoe:
• Irrigation system to be a fully automatic underground
system utilizing either low- precipitation spray heads, bub-
blers, or drip emitters, or a combination thereof. Irrigation
hydrozones shall be separated with control valves and
controller staions into compatible zones.
• Plant materials are selected for their compatibility to
climatic and site conditions, resistance to wind, and drought
tolerance.
All planters shall be mulched with a 2" minimum layer of
organic mulch throughout.
LID Best Management Practices
BMPs- have been used throughout the landscape to
increase stormwater infiltration and reduce
stormwater runoff.
• Foundation Planting
• Drought Tolerant Landscaping,
• Soil Preparation and Mulch,
• Low Volume, Drip Irrigation Design
' i tolerant
r
• Plant materials proposed shall be grouped into distinct
hydrozones utilizing plants with similar water needs.
• Water needs of plant material proposed have been
evaluated utilizing the WUCOLS Project (Water Use
Classification of Landscape Species) prepared by the
University of California Cooperative extension,
February 1992. All plant materials proposed are selected
for low to moderate water needs in this climate.
See Sheet L -1 for Plant List.
LIBERTY
HEALTH
S T u D 1 0 3480 S. HIGUERA ST.
ARCHITECTS SUITE 130
13D6 JOHNSON AVENUE `ANLU` °o CA 1111 SAN LUIS OBISPO, CA
11 s,uoioARCH -1
Native Riparian Corridor Enhancement
Use of Native Planting
Native plants have been selected for their compatibil-
ity to climatic and site conditions, resistance to wind,
and drought tolerance.
Conserve Natural Areas
and Preserve native vegetation, soils, and drainage
patterns to allow for natural infiltration and
treatment of stormwater.
LID-Infiltration
Riparian k.
VAN
Native do
Meadow
Creek
Assisted Living,
a n d 1\1 a] t i-
Memory Care
F a m i l },
Arroyo Grande,
California
CONCEPTUAL
LANDSCAPE PLAN
L2.0
OFFICIAL CERTIFICATION
I, KELLY WETMORE, City Clerk of the City of Arroyo Grande, County of San Luis
Obispo, State of California, do hereby certify under penalty of perjury, that the attached
Resolution No. 4651 was passed and adopted at a regular meeting of the City Council
of the City of Arroyo Grande on the 24th day of March, 2015.
WITNESS my hand and the Seal of the City of Arroyo Grande affixed this 26th day of
March, 2015.
`l
KELLY ET RE, CITY CLERK