CC 2015-04-28_11a Pre-App - Rodeo Drive and Grace Lane oA PAROV6
INCORPORATED 7
* JULY 14, 1911
ca44010 0P MEMORANDUM
TO: CITY COUNCIL
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: ' t KELLY HEFFERNON, ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF PRE-APPLICATION NO. 14-006 FOR A 13-LOT
RESIDENTIAL SUBDIVISION; GENERAL PLAN AMENDMENT,
DEVELOPMENT CODE AMENDMENT, TRACT MAP, AND PLANNED
UNIT DEVELOPMENT; LOCATION — RODEO DRIVE AND GRACE LANE
(APN 007-011-041); APPLICANT — COLMER CONSTRUCTION;
REPRESENTATIVE—WAYNE COLMER
DATE: APRIL 28, 2015
RECOMMENDATION:
It is recommended the City Council review the conceptual plans and provide comments to
the applicant.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
There are no direct City costs related to the proposed project.
BACKGROUND:
The 7.52-acre site is located within the Royal Oaks Planned Development (PD 1.3) area
as shown in the map below.
OF
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Project Site
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Item 11.a. - Page 1
CITY COUNCIL
CONSIDERATION OF PRE-APPLICATION NO. 14-006
APRIL 28, 2015
PAGE 2
Surrounding land uses include St. Patrick's school and low-medium density residential
development within the Rancho Grande Planned Development (PD 1.2) to the west, low-
medium density residential development in the Grace Lane subdivision to the north, open
space and low-medium density residential development to the east, and vacant multi-
family residential property owned by the County to the south. The site is currently vacant.
Site topography ranges from a previously graded flat terrace area to steeply sloped banks.
The site has not been maintained for an extended period of time, and existing vegetation
consists primarily of weeds, grasses and shrubs.
As mentioned above, the project site is located within the Royal Oaks Planned
Development (PD 1.3), which was established in 1987 by Ordinance 355 C.S. (Attachment
1) and was later amended by the following Ordinances:
Ordinance No. Title
356 Amending 355 C.S. Re: Lot A and Via La Barranca Drainage System
in Royal Oaks Estates
358 Amending Lot A, and Lots 34-40 Lot Lines in Royal Oaks Estates
384 Sidewalk Construction in Royal Oaks Subdivision
406 Amending Ordinance No. 355 C.S. Royal Oaks Estates to Modify
Exhibit"A"
418 Amending Ord. No. 355 C.S. Royal Oaks Estates
430 Amending Ordinance 355 C.S. by Allowing a Church on Lot B, Royal
Oaks
449 Amending Ordinance No. 355 C.S. "Royal Oaks Estates" by Allowing
a Church on Lot 184 and Approving and Adopting Specific
Development Plan 91-05
553 Amending Ordinance No. 355 C.S. "Royal Oaks Estates" To Increase
The Maximum Allowed Density Within The Planned Development,
And Amending The Zoning Map To Designate The Subject Property
As Residential Rural (RR) With A Planned Development Overlay;
Development Code Amendment 02-001, Applied For By Don
McHaney, For Property Located On Grace Lane (Lot 182 And Portion
Of Lot B Of Tract 1390)
The subject property is identified as Lot 184. Lots "B", 182 and 184 were zoned
specifically for "single family estate homes" allowing only one dwelling unit per lot. The
2001 General Plan changed the land use of these lots from PD 1.3 residential estate lots
to Residential Single Family Low Density with a Planned Development overlay (RSF-LD-
PD), allowing up to one dwelling unit per acre.
Project Description— First Submittal
The initial project submitted included a clustered subdivision of the 7.52-acre property into
eighteen (18) residential lots that averaged 4,000 square feet in size (see Attachment 2 for
site plan). The remaining land area would be used as common open space. The single
Item 11.a. - Page 2
CITY COUNCIL
CONSIDERATION OF PRE-APPLICATION NO. 14-006
APRIL 28, 2015
PAGE 3
family detached units would be one and two-stories and located on a private cul-de-sac
street. The homes would range in size from 1,630 to 2,340 square feet with two (2) to four
(4) bedrooms. Site planning of the homes is designed to limit grading and the need for
retaining walls outside of the existing graded pad area. Sidewalks and on-street parking
are located on the south side of the private street. The street, open space area and
retention basin areas will be owned and maintained by a homeowners association. The
applicant proposes that the homes be built with green building features that include
tankless water heaters, energy efficient windows, bio-swales, etc. The garages would
have setbacks of twenty feet (20') and front yard minimums of fifteen feet (15'), thereby
reducing garage presence. The rear yards would be a minimum of ten feet (10') deep. It
is anticipated that the developer would build all of the units.
Staff Advisory Committee (SAC)
The SAC considered the initial project on November 12, 2014. Issues discussed included
the following:
• Need for a tree inventory
• Public vs. private street
• Requirement of a flat second turn around area for lots located to the far east
• Requirement of a second emergency access road
• Requirement of a slope restoration plan
• Requirement of five (5) fire hydrants
• Verification of adequate water pressure for fire flow from Reservoir No. 5
• Requirement of a looped water system
• Maintenance agreement of all common facilities
• Calculations for stormwater retention
• Offer of dedication for the Grace Lane realignment as part of the Brisco Road
interchange project
• Details of retaining walls
• Requirement of a landscape plan
• Requirement of design guidelines if individual plan types are not approved through
the Planned Unit Development process
• Requirement of rolled curbs for ADA purposes
• Thirteen (13) guest spaces required
• Assume a 15% maximum street grade
• Show forty-foot (40') inside radius for emergency truck turnaround
• Water analysis required as part of the environmental review process
In response to SAC comments, the applicant submitted a revised plan that identified a
secondary emergency access road that extends past the cul-de-sac down to Grace Lane.
Several of the lots shifted to accommodate this second access. A tree inventory was also
conducted by Pleinaire Design Group for the site identifying a total of sixteen (16) trees in
varying degrees of health. Trees identified include Monterey Pine, London Plane,
Eucalyptus, and Coast Live Oak (see Attachment 3 for tree inventory).
Item 11.a. - Page 3
CITY COUNCIL
CONSIDERATION OF PRE-APPLICATION NO. 14-006
APRIL 28, 2015
PAGE 4
Planning Commission
The Planning Commission considered the initial project on March 3, 2015 and provided
the following comments (see Attachment 4 for meeting minutes):
• Guest parking should be included since the proposed street is not wide enough to
accommodate on-street parking;
• Concern with the number of residential homes and would like to see a less intense
development;
• Suggested eliminating Lots 17 and 18;
• Noted the road is narrow at Lots 14— 16;
• Asked if there has been a neighborhood meeting (there has not been yet);
• Suggested a viewshed review process as neighbors will not want their views
blocked;
• The lots are too small and should be 6,000 square feet in size and 60' wide;
• Concerned about the amount of proposed grading;
• Would like to see the environmental analysis; and
• Less concerned about usable open space as there is a park in the area.
Project Description—Second/Current Submittal
In response to Planning Commission concerns, the applicant revised the project to reduce
the number of proposed lots from eighteen (18) to thirteen (13), providing for a less dense
development and larger lot sizes (see Attachment 5 for revised site plan). This
configuration eliminated the need for a second emergency access, and shows Lots 12 and
13 accessed off of Grace Lane. The private driveway access is also wider, allowing for
on-street parking to meet the required seven (7) guest parking space requirement.
ANALYSIS OF ISSUES:
The project as proposed will require the following applications:
• General Plan Amendment to amend the Royal Oaks Planned Development (PD
1.3);
• Development Code Amendment to change the zoning from PD 1.3 to Residential
Suburban (RS);
• Tentative Tract Map to subdivide the property; and
• Planned Unit Development to allow a clustered subdivision with smaller lot sizes
than allowed in the RS zoning district.
All applications will be considered and evaluated during the environmental review process.
The 2001 General Plan Program EIR identifies the change in quantity of groundwater
withdrawals and the amount of water otherwise available for public supplies associated
with increased population growth and agricultural preservation as a potentially significant
impact to water resources, and therefore a Statement of Overriding Considerations was
approved. Given that the 7.52-acre property has a low density residential land use
designation allowing one (1) dwelling per acre, a total of seven (7) lots are allowed.
Item 11.a. - Page 4
CITY COUNCIL
CONSIDERATION OF PRE-APPLICATION NO. 14-006
APRIL 28, 2015
PAGE 5
Because the 2001 General Plan and EIR did not anticipate additional units on this site
above what the land use allows, the applicant will need to determine how additional water
will be obtained to serve the additional six (6) units. This could possibly be done through
irrigation and/or other retrofits. However, large area landscape irrigation retrofits were
recently performed for annexation of the Heights at Vista Del Mar project, and therefore
limited similar opportunities remain.
General Plan Consistency
The General Plan Land Use Map designates the project site as "Planned Development"
with an underlying land use of Single Family Residential Low Density (LD). The Land Use
Element states under implementation measure LU2-2.1 that to accommodate cluster
developments on residential hillside areas, a maximum density of 0.67 dwelling units per
acre is appropriate. Clustered subdivisions are encouraged in order to retain steeper
slopes, drainage, natural vegetation and other site features as conservation open space.
With 7.52 acres and thirteen (13) lots, the proposed density is 1.7 dwelling units per acre,
which is not consistent with LU2-2.1. A General Plan Amendment and Development Code
Amendment would therefore be required to allow this higher density, which would allow a
density that is closer to the Residential Suburban (RS) zoning district, which allows 2.5
dwelling units per acre. As a comparison, the adjacent Grace Lane subdivision (Tract
2236) to the north subdivided a 29.5 acre site into 19 parcels, which provided a density of
0.64 dwelling units per acre consistent with LU2-2.1. Lot sizes for Tract 2236 averaged
0.70 acres and included open space parcels of 15.95 and 0.47 acres.
Environmental Review
The formal application will require a thorough analysis of potential environmental impacts
pursuant to the California Environmental Quality Act (CEQA). Environmental issues of
concern for this project include:
• Water availability. Water is a concern given the higher density that was not
anticipated in the 2001 General Plan. The applicant will be required to neutralize
the additional water use demand or provide additional water to accommodate the
additional six (6) units.
• Tree removal. Per the tree inventory, included as Attachment 3, a total of eight (8)
trees are proposed to be removed. One of them is a dual trunk Coast Live Oak
tree.
• Adequate fire flow. Although staff believes that adequate flow exists to serve this
project in the event of a fire emergency, additional research and testing will be
required to confirm fire flow adequacy.
• Stormwater drainage and retention. The soil at this location is not conducive to
good percolation and the slopes are relatively steep for portions of the site. The
project currently identifies two stormwater retention basins. The project will need to
provide adequate facilities to retain stormwater runoff, per State Water Board
requirements with calculations showing compliance.
Item 11.a. - Page 5
CITY COUNCIL
CONSIDERATION OF PRE-APPLICATION NO. 14-006
APRIL 28, 2015
PAGE 6
• Traffic and Circulation. The site is located near the Brisco Road interchange project
and is subject to an offer of dedication to help realign Grace Lane. A traffic analysis
may be required.
• Affordable housing. It is anticipated that the applicant will pay an affordable
housing in-lieu fee to satisfy the City's affordable housing requirements.
• Aesthetics. Photo simulations are provided as Attachment 6 (floor plans are
included as Attachment 7). Although the project will replace an existing open space
area, it appears that given the site's topography, no views of adjacent neighbors will
be blocked. The formal project will go through the Architectural Review Committee
to consider the final design of the units.
Other project-induced environmental factors potentially affected include air quality, noise,
cultural resources and recreation.
ALTERNATIVES:
The following alternatives are presented for City Council consideration:
1. Provide comments and suggestions to the applicant regarding the conceptual
project as presented; or
2. Provide other direction to staff and/or the applicant.
ADVANTAGES:
The applicant is currently seeking comments and suggestions from the City Council on
processing a General Plan amendment and other related applications for the project.
Ultimate approval of the project would allow residential development of a site that currently
only allows seven (7) units to allow up to thirteen (13) units. The conceptual proposal
would allow for increased density as a transition from multi-family and public facility parcels
located south of the project site to lower density residential neighborhoods located to the
north. An increase in allowable density could better support smaller lot infill housing that
may fulfill a market need.
DISADVANTAGES:
The project would develop a currently vacant parcel and therefore alter the viewshed,
increase traffic in the vicinity, and place additional demand on the City's water supply
above what was evaluated in the 2001 General Plan Program Environmental Impact
Report.
ENVIRONMENTAL REVIEW:
No environmental review is required for this item.
Item 11.a. - Page 6
CITY COUNCIL
CONSIDERATION OF PRE-APPLICATION NO. 14-006
APRIL 28, 2015
PAGE 7
PUBLIC NOTIFICATION AND COMMENTS:
The agenda and staff report were posted at City Hall and on the City's website on Friday,
April 24, 2015. Staff has not received any public comment regarding the proposed project.
Attachments:
1. Royal Oaks Planned Development
2. Site Plan — First Submittal
3. Tree Inventory
4. Planning Commission Meeting Minutes from March 3, 2015
5. Revised Site Plan — Current Submittal
6. Photo simulations
7. Preliminary Floor Plans
Item 11.a. - Page 7
ATTACHMENT 1
P-D-1 .3
ROYAL OAKS PLANNED DEVELOPMENT
ORDINANCES:
355 C.S.
356 C.S.
358 C.S.
384 C.S.
406 C.S.
418 C.S.
430 C.S.
449 C . S .
APPLICABLE ZONING DISTRICT DESCRIPTIONS:
R-1
Item 1 1.a. - Page 8
(i a
ORDINANCE NO. 355 C.S.
AN ORDINANCE OF THE CTPY OF ARROYO GRANDE AMENDING �
A PORTION OF THE ZONING MAP TO RECLASSIFY CERTAIN
MOPERTY IN TLIE CITY OF ARROYO GRANDE AS P.D.,
PLANNIM DIINKLOPMENT,FOR A ==IWMAL SUBDIVISION
IDLNTLFLLD AS -ROYAL OAKS ESWTS-, AND ILLWEALING
AND SUPERSEDING ORDINANCES 221 CS. AND 317 CS.
The City Council of the City of Arroyo Grande does ordain as follows:
,Section 1: 'that certain ordinance known as "ZONING ORDINANCE OF THE CITY OF
ARROYO GRANDE",referred to in Section.302 of Title 9,Chapter 4, of the Municipal Code, is
emended so that "P.D." District as shown and designated on the map attached thereto and by this
reference incorporated herein,which map is entitled "A Section of the Zoning Map of the City of
Arroyo Grande,Amended by Ordinance No.355 C.S.of the City of Arroyo Grande",and said nap and
all notations and references shown thereon shall be as nvch a part of this ordinance as if the matters
shown on said map were all fully described herein,and the districts and pones and boundaries of the
property shown therein from and after the effective date of the adoption of this ordinanco. Tho
properties intended to be rezoned are described in Exhibit "A" attached hereto. The referred to
property is hereby rezoned from"P.D."Planned Development,as established by Ordinance No.221 C.S.
and as amended by Ordinance No. 317 CS., to "P.D",PWued Development District as hereinafter
provided.
+ Section2: DEVELOPMENT PROVISIONS The fdkwAng provisions shall apply to the planned
development of the property described in Exhilhlt "A" attached hereto:
L PLuuud Development as provided in Ordinances 221 C.S. and 317 C.S.. are hereby
revoked and superseded deleting reference to Knollwood or Oak Knolls.
2. Planned Development as shown on Exhibit"B"the proposed Tentative Map Tract No.
1390,Royal Oaks Estates,dated May St 1987 Inclusive of the conditions of approval,
Exhibit"C"dated May 5,1987 shall be attached as the development plan nap depicting
basic circulation, open space, land use and approximate lot size. Sidi
Residert- 3. This Planned Development emerxinent approves a maxww allowed density of.334- � 31�
tial dwelling units. Any charge or amendment of the uses authorized herein shall cons[
Demlity and tote a rmming and stall reciuire en amenndmcnt of this ordnance
Letitutional The Mel tract imp shall contain the following notations:
Uyn
Approved Residential Doty
Iota Dwellin e units
Drainage and Park A 0
Patio Hones 11-109 & 157 100
Single Family Horns 1-11, 131
110-156, �I
• r
158-181,
183 & 185-233
Estate Herres a, 182 .': 164 3
Agriculture C 1
Total 235 235
Item 11.a. - Page 9
°Note: Lots C,182 and 184 trny be converted to institutional uses
City Council after upon approval of
�aoning public hearing. Lot B My be converted to a tobbc
elementary school upon approval of (aty Council after rezoning public hearing.-
Rceubdi- 4. Conditions,covenants and restrictions for the tract shall prohibit rtsubdivisiot of any
vision Jots.
5. Land use shall be consistent with the
approved devclopnr>ertt flan and the standards of
the R-1,single faintly residential district far all lots except 11-109,157,192 and 184
Lot Uses and Lots A, B and G Lots 11-109 end 1S7 shell be allowed site and lot width,
coverage and Yard variations pursuant to Section 9-4.811 of the R-1 DLstricL Lot A
shall be a drainage and park-recreation site. Lots 182 and 184,Lot B and Lot C are
in tended as Individual single faintly csta o lots,,.„-, ,.., . ,
dtMellinz unit and residential related a y
— e---`�-_ a'nng_ieulturel nses allowed(n the R A
`one. Residential Agriculturai (R-A) uses pe nnitted are..
A. Single-farm'ly dwellings, one per building site;
B. Light farming' except connnerci8l dairies, camrercial rabbit, fox, goat, or hog
fauns, ur commercial chicken or poultry ranches;
Q Livestock limited to two(2)annals only when oocnblrned with a B.1 District. A
like mriber of annuls any be pern fitted for additional acreage. Pens or fencing
used for the housing of such animals shell be located not less than 150 feet from
the boundary or the Residential Agricultural (R-A) District;
D. Crop and tree fanning;
E. One non'anmcrciai guest house; wme pt whore there is an exMing second
resids UnI dwelling unit;
F. Mobile hornet subject to the provisions of Min icipal Code Section 9-4.2405.1. A
public elementary school on Lot B may ba permitted pta's<nant to rezonlg
Pviceduaxr. The YMCA and/or alternative Institutional uses on Lots 1820 184
and B any be considered Pursuant to PD rn+en dumt,zone change Procedures,but
In no event shall additional residential resubdi
� ll vision be considered.
6. Architectural Review of all proposed honey en Lots 11-109 and 157 shall be
considered after the City Council approves U93 PD smendnent and the tentative nap
for Royal Oats. Generally, the Prellminary lot On= and elevations
Ar'cMee' Involving "z" and "J" lots with zero setbacks on side yards for Lots 11-
turni 109 and 157 are conceptually a
ll l cceptable. City Comcil architectural
Revieres review on all shall Include rePrcser ative
Cbvennnts and Restrictions (CX-&Rs), which establish and deveIG sad conditions,
spear adminstercd
subdivision Architecttaral Control Camdttee and describes the proposed architectural
style (s) or there for housing to be perndtted In the subdivision. Generalized
architectural thane review for instlttitbnal uses shall be included with the City's
architectural review and shall Include proposed =&Rs, but not renderings or
drawings. The developer and/or his architectural review conrnd ttee shall review each
individual building plan,and the Qty will approve the developer's general C.Gdc R.
Plan only.•
7• The developer shall make available Lot B, a school site of
acres adjoining aPpu'ondmetely fourteen
to irg James Way,to Lucia Mar Unified School District for the District's
setooi future construction of an elementary school under tam® jointly agreed upon
site by the developer and District in their oontracturel e
Bu'eesruentt,dated Mach 10,I987.
Any utnnendaent of the March 10, 1987 agrecnent shell negcfe Qty, Council
. 2
Item 11.a. - Page 10
u5
concurrence.. All grading, development and access plates of the District and/or
developer for use of the proposed school site shall be approved by the City Council.
IL The planned development 817" be constructed In two phases.
Phase L The Initial and first phase of placated development shall be called Phase I.
Phase 1 development shall pernit the eoneurrerut development of all public and private
Phasing Inprovements identified on-site and within the area defined as Phase I upon tibe
approved tentative tract map, pits all oft-site Inpnoverents,excepting "E" Street.
Phase I Improvements shell Include the o0retructlon of all patio and other hones
contained within the Phase I tentative tract map area,but shall exclude construction
of building upon Lots B, C, 182 and 184. Grading, drainage and ran-building
4nprovernents my take place upon Lots B,C,182 and 184 according to approved Qty
plans during Phase L Bupoing construction upon Lots B,C,182 and 184 shall require
Council detailed site plan review and approval prior to ooinnencerrent.
No building permits shall be Issued for Phase I development until after City acceptance
of all water system inlxoveanents and until the developer provides the City Council with
a construction schedule which Coracle,in its sole judgeamt,detesnninrs shall provide
for the total completion and qty acceptance of any on- and off-site public
improvements prior to, or concurrent with, the c onpletion of all residential housing
proposed upon said schedule. In no event shall the City issue occupancy permits for
residential buildings prior to City acceptance of all public on- and off-site
improvments required In Phase L
Prior to c:errmercing Phase 1 development,the developershall provide the Public Works
Director with a five-year construction band guarantee sufficient to cover off-site
"E" Scraat public improvemuernts to be constructed In Phase IL
Developer is penWtted to grade in the Phase II area during Phase I according to a
grading plan approved by the Public Works Director and only for purposes of
transporting excem Call from the Phase II area to the Phase I area.
Phase IL The second and final phase of the planned development shall be completed
after Phase I. Phase II development shall pe rnit the concurrent developrent of all
public and private lmproverrsnts Identified orr-site and within the area defined us
Plum II upon the approved tentative mop, plus off-site "E" Street. Phase lI
improvements shall include the construction of all hexrnes contained within the Phase Ii
tentative tract rrep area.
No building permits shall be issued for Phase Il development until the developer
Provides the Qty Council with a construction schedule which Council, in its sole
judgment,deteri*es shall provide for the total maVetion and Qty acceptance of all
on-and off-site public Improvernents prior to,or concurrent with,the emipletlon of
any residential housing proposed upon said Schedule. In no event shall the City issue
occupancy permits for residential buUdUV prior to Qty acceptance of all public on-
and off-site improvements requited In Phase IL
Improve- 9. Improvement Aare
meat Elam A. Standard specifications for Pu4c Works Construction,latest edition,and all
applicable City standard Plates shall be the project specifications except as
noted otherwise on the approved improvement plans. Tha Improvenrent pints
for the project shall be prepared by a California Registered Civil Engineer
and shall bo approved by the Public Works Depnrunent prior to reccedation of
the final map.
Item 11.a. - Page 11
B. Plans stall Include,but not be lkndted to,gradlrg,drainage►sewer,water and
utility lgrovamntL In addition,a master utility plan stall be submitted
showing the layout and location of all the On-site and off-site utility facility
kMmvcamnt of the project,Including water,sewer.,drainage,gnsa electric
and carmamicatlon utUlthm The Master water, sewer aril dmimgo plan
shall be subrndtted and approved prior to presentation of other kni"vernent
Pte- The plans subrrdtted stall also Include construction cost cstirntes,
Plan check fees, sells reports and all pertinent engineering design
calculations. The final nap rmy not be Med with the Qty Council unl=all
said lrprovenent plats have been approved
by the Public Works
DePartrnenL All regulred rights of way or easonerrts stall be dedicated to
the City prior to,or cancurrent with,subadttals of the final mop to the City
Cotmcr7 for approval.
10. 'Watts, , Street Tree mW OUxr p4UC DtWtks
Water, Smw, A. All lots shall be provided with service from Qty water Supply. This system
Street Tree and stall tic into the backbone systern constructed by Rancho Grande and the
Other Public Royal Oak Estates developm will be required to pay any assessrxntswith the
Utilities recordation of f6m1 rap(s).
B. The subdivider stall ltstall water nnlns,fire hydrants and service laterals in
confomanco with the Hater Depcartrnent Standard Design and Specifications
and approved Pints. Fire now as specified by the Fire Chief and approval or
the Public Works Deparbmt shall be available prior to obtaining any
building perndts.
G All lots shall be served with City sewer.
D. In addition to specific eeaenmts shown on the tentative rap, a six foot
ensanent along and adjohnlrglocalstrectsmid n ten 100t ensenent along and
ad jo W ng collector streets stall be rmerved as a street tree and public utlll ty
casement.
Lot 1L Lot Grading
Grading A. Developer shall provide the final grades and finish of residential lots.
GGdrR.'s stall advise future property owners that no further grading shall
be Putted, other than Mnor detail grading work which requires aty
permit.•
II. Lots 220 through 220 shall be developed In rmtural terrain.*
C. Grading of Lots 227-Z32 and Lot 183 shall be redesigned to reflect natural
terrain and drainage patterns and conform to cmw sl a
MOM design c�iterha.
D. Slope bawls at the rest of Lots 187-181 and the south side of Lot 205 swill be
designed with variable dopes of 3 to 1-or greater and landscaped In
accordance with approved Plan designed by a lendscaPe architect and
installed by the subdivider and maintained as part of the side or rear yards of
the Involved lots, to buffer residential development frorn adjoining future
development on County property.&
L Lot width to depth ratio exceptions are approved for these portions of Lots
127 through 130,which extend Into the tree preservation assawne
�nt area,
T}ae,Cal Portion of Lots 127 through 130 stall be designated and recorded ns a
scenic easenenLo
F. Grading of Lots 127 tit=O 134 shall be modified to pad the front 125 foot
4
Item 11.a. - Page 12
f with the rear slope bnla reduced to 3 to 1 or greater.'
C. In development of patio boars,tl,a tentative map layout for rotuirwre wulls is
conceptual: When final map, and/or architectural review of construction
plans for structures are resolved,additional wulls may be permitted us required.
No wood retaining walls which intercept slopes ut property lines sluull be
permitted.
1` Abandoned Well—Tired
Abendonnd A. Tho developers and the inbependant soils engineers shall inspect the site,
well—head nonitor grading and,If an abandoned wellhead Is found on-site,shall provide
— plans and, upon approval by the qty, properly seal and cap said well.°
1.3. C-MM=ul Druinrq{e, GruSuc and 1!ramon amtrol
GenenLI A. Car(ilete grading and drainage plants shall be submitted to and approved by the
Drainage, Public Works De parurent'prior to any final asp. Prior to any site grading or
Gn,dk, and construction,an erosioh control•plan and progratn shall be sutnitted to and
1?toeuion Control approved by the Public Worley Department,said plan and program to addre4
spaalfla temporary and permanent ercaion control measures ossoclated with
the Prot-' .
B. The subdivider shall pay for a qualified Indcependcmt engincerinc consultant
selected by the City to review gradu,g and drainage im MOvement plans,
inspect the site prior to and drying all major site preparation grudu t;. The
subdividn-t soil ereineer stall s hmit tests and reports to certify all lots as
ready for construction prior to issuance of building Permits thcrcorL
j, (Prather site or lot grs&C shall be noted of tlx final map as prohibited
l except for bulldirg and driveway purposes speiczilly approved by the City
pursuant to subsequent Permit applicotions.)*
�. C DeWtledsite grading,drainage improvement and erasion control plans for the
entire subdivision and off-site Improvements,including interim grading of any
lots,if proposed,shall be m witted to and approved by the City Public Works
Director. Qualified independent consultants stall be paid for by the
subdivider but selected by tho qty. Such shall review said plans,ud lnspcct
the grediug. These plans shall be approved prior to any grading permits for
any phased development. Site grading stall be restricted to the Spring,or
Summer season,April]st through October Slst,unless otberwIse approved by
Cornell;and require repLmUrg for erosion control in accordance with plans
prepared by a landscape architect,wWc h will be implemented during October-
November and ttnlntaimed during at least one wet season,November through
March, following grading to assuro afnimnt slltation.0
14. Lot A and Via In Barmuc a Drainage Systrua
Lot A and A. The developer shall be required to design and oonstruct a storm drainage
Via to Banana retention facility and other drakne and park facility on Lot A and upon the
Drainage System Qty-omcd adjacent off-ate property as mKpired by the City Council.
improvement piano and contract; must be approved by the Public Work
Director prier to-construction or grading for these facilities.•
B. The slope bank behind Ian 34-40 shall be part of Tot "A", the proposed
drainage detention basin;the slope bank shall be moved westerly to enable a
drainage Swale at site along tls east tract boundary into the basin. S lope
bank,swale and basin landscaping shall be designed by a kwd=pe architect
S
Item 11.a. - Page 13
Mid irstaled by the subdivider.•
G The City-vmxd Via La Harmers dralnnp PrOPcrtY was accepted by the(qty
for both park and drainage papoS, DevrJON `s c',, iltnnts shell submit
si?e Jriic draL�age]anckmPirg Plans for Lot A.the adjoining Gty-awned Via
La Darranca property and downstream drainage lines or other mitigating
measures townrsis off-site drainage deficiencies, where nccrssary, to the
Public Woris Director and Paris and Recreation Director. The two directors
shall review and a�aiyza such plans to determine the adequacy of such plans
to:
1) mitigate or reduce current-and projected flooding of the streets and areas
below the cmwmt City drainage facility and
works, end;
2) mitigate or Prevent any further floodinu of the streets and areas below
the ctsrent City drnlnage faculty and works to be mused by the planned
development; arid;
3) provide recreational opportunities upon the site to the hrmecllate
neighborhood; and;
4) how those proposed recreational opporbnitics upon the site=parc with
oPPortr W ics to be provided by the currently approved Park development
Plans of the Pads and Recreation Cormds r,, andt
5) povide Security and mfetY measures and durnblc and substantial
improvements which can be efficie nt)y and adequately maintained by the
aty.
7ho &rectors shell submit a written report of their fWings end the
Proposed specific plan to the sty Council which shall determine prior to -
the laiwnce of arty grading Permits, the futrae ownership and
responsibilities for Lot A, the use of the Qty-owned Via La Darranaa
drainage and specific Park and drainage pine,® t
15. Lot 182 Dtaitrge Systsn
A. 71>e develo required to shall be req to design and construct a storm drWrwgc
Lot 182 retention facility and other drainage on Lot 182 as
required by the sty
° � Cbuncli- krPr—anent Plane and contrnete maant be epprovod by the Public
Works Director prior to construction or grading for'these facilities..
B. Deveiopery colmdtants shall sutadt spcciflc drainage and landscape Pions for
drainage on Lot 182 to the Public Works Director. The director sha review
and analyze such Plans to dete n*w the adequacy of such pleas to:
a) mitigate or reduce mirrent and Projected flooding
b) provide secnaity and safety measures and durable and substantive
its which can be efficiently and adequately maintained.
The director shall submit a written report of his finding and the proposed
Specific plan to the atYCounefl whlrh shaU determine,prior to the issuance of _..
ft"rndirg perrHts,the f uturz ownershiP and responsibilities for the drnlnnrr,
Incilitics and the acceptability of the proposed specific drninngc pinn.'
IL Both DrairnMt System
Doth Regarding storm dra'
usage retention mpodty within Lot "A" and the adjoining City
Draunage . drairrrge retention basin,and on Lot 182,evidence of off-site cosy' is and design
System solutions acceptable to the aty shall be submitted to and npproved prior to grading or
corcraTetrt with final map knprovment, plarRo
6
Item 11.a. - Page 14
I \
uJ
The subdivider shall bond for, provide and restore all on-site and off-site drainaGe
detention tartar capacity, remove slltution Which occurs and provide general
maintenance of all drainage facilities during the ttuve-year period following
acceptance of subdivision Inprovements by the City or following site preparation
grudug. 'Iherealter,the City shall asstue total maintenance res'ponsibilitics for same
without benefit of maintenance ossesamnt district.°
No 17. No Peridng
Foreleg A. "No Par ' +�"signs igns shall be installed on Halcyon Road in front of Lots in-
11.1, and 178-181,and,if nary,a street tree and landscaping control
eusernnt shall extend into the 20'front yard of these lots to assure adequate
right distance at the intersection with"F" Way. "No Puridrq-,4 signs shall be
installed on Halcyon Road in front of Lot H.•
Park A 18. Paris and SCrml Pees
SVml Poo A. The developer shall contribute funds pursuant to the City's park in-lieu fee
and the signal fee ordinances to provide for off-site part;and recreation and
traffic iaproverneatts®
Strect 19. Street Nr�a
Names A. Street names acceptaWe to the Fire, Police, Public Works and Planning
Departments shall be mbnitted prior to or concurrent with final mop and
krFxovanent plan (list of possible names available from Planning
Department). baleyon Road shall be renamed also.-
Off-Site 20. Off-Site kWro emenia
- J lm�pcotx=e<lts '. A. Any tight of way or pr'op�y acquisitions to a
� necessary cconplish off-site
krprovements required as part of this prorated developnrnt shall be
Acco pllished by or exclusively at the expense of the developer.,
-' Street 2L Street ZYees, Lwws=pirtg add Ctvtbrolt
Tree; A. A detailed ore and off-site landscaping plan, Including materials
And irrigation plats for street trees and other specific areas of public
A C:ont als cOromn(along segments of James Way and Ilalcyon Road),shall be wbrrltted
to and approved by the Pnrio and Recreation Director,prior to any final map
approval. A master fencing plats, preluding uniform design along public
streets, stall be part of the detailed landscaping plan.•
B. DevckPw shall plant All landscaping materials according to the approved
landscaping plan,and shall maintain and replace,when necessary,all plantings
for two years after Qty acceptance of phased public imfxovements-
C A water conservation ptogrann particularly including drought resistant
landscaping,shall be Provided by the developer concurrent with other utility
Plans,such as nester water and saver plans and specific drainage and park and
street tree plans.•
D. Street trees and/or uniform slope bank planting on,or near,street frontages
Shall be the maintenance responsibility of the lot owner, unless specTImny
accepted by the City. In addition to specifie easements on-site shown on the
tentative map,a slt:400t carmen[,along and S*WM local streets,and a
ten-foot easarent,along and adjoWng collector streets,shall be reserved as
a street tree and public utility easement.°
7
Item 11.a. - Page 15
Starahrd 2^ Standard City CDrKr1
City "Standard Conditions of Approval" for Tentative(Naps In the City of Arroyo Grande
Conditions .arc hereby included as If speffically Itenized herein'
Surplus 21 Surplus Property
Property The developer shall note resvbdivision of the previously recorded parcel mop involving
the property and note the abandonment of any surplus rights of way or emcma its which
arc to be elknnnnted by the final map of Tract No. 1390.0
24. Cur culatlon (Sb ect) System ,
CrrculaGon The IoDawiri; off-site and on-site street irnprove ncnts are to be designed to the
(Street) approval of the City and constructed or knproved prior to final map approvals and
Worn occupancy permits for the appropriate phase of this planned development:
A. West Branch Street
1) Construct and knprove West Branch Strect from Its ternrinuus at the South
County Regional Carter easterly to a connection through Vernon Woy
West Branch St. intersection adjoining the Caem unity Center to a nininm of two lanes,
Including bike Ines on both sides,with ccx= to curb wW gutter on the
freeway side and temporary asphaltic concrete curb on the opposite side
(uN®permmnent concreta curb,gutter and/or sidewalk exist) from the
South County Regionid Center paving end through the Vernon Way street
intersection In order to cerplete R street connection between Oak Park
Road and Grand Avenue and conform existing street seetlons with new
construction. West Branch Street knprovasnents shall include provisions
for left and/or right turn Ines at approaches and intersections with
Drisco !toad, Halcyon Read, "L•" Street and Vernon Street. Cmding
shall conform to the ultlrnate road section adopted in City Stwxkrds for
West Branch Street, 165-Ag.0
2) The City shall be responsible for relocating all Qty sanitnry sewer lines
which tray be necessary to accommodate new developer construction in
the West Branch and Vernon intersection. Whatever rater line
problem have to be corrected, between the South County Regionnl
Center easterly to a connection Uvvugh the Vernon Avenue intersection
adjoining the CmT ma>tty Center on West Branch Street,will be done by
the Cary,tip to a cost of$25,000. If the coats are more than$25,OD0,the
developer w M pay the extra costs.*
3) The developer shall relocate any other utilltim, if necessary.
Developer shall acquire necessary right of way at Vernon and West
Branch Streets [ram Cal ?runs, prior to construction. The City shall
provide developer with City-owned right of way at CamRmlty Center at
no cast,prior to construction. Developer stall trot be responsible for
constructing a retaining wail for the Camunity Center parking lot on
West Branch Street as a result of street construction,nor replacing lost
C.a rmzWty Center parking. (Phase 1)'
halcyon IL Ilalcyon Road
Road 1) Construct and inprave halcyon road between West Drench Street and
3omts Way, 40 ft. curb to crab In a 521 right of way. improvements
include widenings and frontage inrixvvem m is across portions of County
P49oper ty®
8
Item 11.a. - Page 16
i 71
2) Concrete curb and gutter stall be installed on the westerly frontage of
Halcyon Road between West Branch Street and the southern tract
boundary where pavement widening is required A temporary asphaltic
concrete curb will be installed on the easterly frontage of Halcyon Road
between West Branch Street and the southern tract boundary.-
3) Access rights to Halcyon Road from Lots 94-109 shall be offered to the
city to prevent driveways directly onto ails residential collector street,
acrd tha fencing and/or landscaping of the slope bunks abutting Halcyon
Road shall be designed by a landscape architect, installed by the
subdivider ==rrennt with street frontage and shall be maintained as
part of the side or rear yards of involved lots.•
4) The right of way for tho nocthrrn extension of Halcyon toad,on which
Tats 1-10 front,shall extend to the north tract boundary and an access
denial strip shall be offered to the Qty to control said connection until
and u less approved by the City Counc9. Landscaping shall be designed
by the subdivider and installed concurrent with construction of Halcyon
Road Improvements alter design approved by the Parks and Recreation
Director and maintained by the City. (Phase l)•
James Way C JamM Way
1) James Way shall have an ultimate width of 44 feet of driving surface
between concrete curb and gutters(Including gutter Everts)with six-foot
sidewalks(lncludltg curb width)on both skies 7be improverrent shall be
s centered within a 64 foot wide right of way. Street improvements shall
include all necessary utIlltles,Including cable TV,telephone and scwar,
in conformance with the approved roaster utility plan for the subdivision.•
2) Improvement requirements between the development east and west
property boundaries shall conform to the ultimate improvement nt section*
3) ]mptovement requirements westerly of the tract to Rancho Parkway shall
be limited to installation of a water main,Including trench patching with a
one-inch pavement overlay to be applied on the full improved width of the
street eutisting at the time the water main is installed,*
4) Improvements required on the length of James Way easterly of the tract
ahall be limited to confoetttimce to the existing driving lutes and any
drainage Improvements deemed appropriate to prevent erosion of the
Appropriate rights of way proposed for use at the time construction
eomrn_nc 9
5) Improvements of James Way northerly of the subdivision(fronting on tho
James parcel Which lies outside the corporate limits of the City)have been
volunteered by the developer for construction that condoms to the
ultimate section of road between the east and west tract boundaries.
This im(XovWCnt is therefore eotsldered a mxxdlthom to the approval of
-, the rezoning.* r
6) Access right to James Way from Lot 1 and Lots 6-34 shall be offered to
the (Sty to prevent driveways directly onto this collector route. 71e
fenelmg and landscaping of these sloping lots abutting James Wuy shall be
designed by a landscape architect and installed by the subdivider
concurrent With street frontage Improvements and shall be maintained as
9
Item 11.a. - Page 17
part of the sire or rear yards of Involved Jots. (Phase I)°
Other• D. Other Streets
Streets 1) Construct and tnpove "A", "II", "C', "D", "E",AND "F"Streets and
liWcyon Road north of James Way- (401 crab to curb, 6'sidewalks both
sides, 52 ft.right of way). Construct and kprvm Halcyon Rood,A,D,
C,and F Streets concurrent with Phmo I. Construction and knptvvemont
of "D" and "E" Street may be deferred until Phrase I1.0
2) Construct"E"streat across the South County Regional Center property —
southerly to a contraction with the proposed What Branch Street
connection.'
3) 77re right of way fa the easterly extension or"F"Way,to enable possible
future connectlan with Miller Way, shall extend to the eastern tract
boundary and an aced dental strip offered to the Qty to control sold
cannectlon until and unless® approved by the Qty Council An
emergency access gate shall bo deslgned by a civil engineer and/or
.larKbeape architect and Installed by the subdivider con-urrent with
construction of "F" Way street iaprovenents after design approved by
the Public Worio Director. Mrs gate shall be nnintnined by the Qty.
(Phase I)°
25.
Sidewalks A. Six-foot sidewalks shall be requited In the proposed development on both sides
of Jars Way,llrrlcyon road,"A","B","C","D","E"and"F"Streets,except
for the frontages of Lot C on Halcyon Road,and Lots 22U-232,183 and 156 on
"D" Street.*
B. A short vegment of sidewalk shall be constructed on the westerly frontage of
IInJcyon toad southerly of the tract boundary to a point where the developer
.-hall coordinate with SL Patrick's School a stairway access;betymen Halcyon
Road and the school parking lot.-
e;
Tlve 2G. Tree Ptcsavaticm
nVnrvntim A. A detailed tree preservntion plan and program, including an inventory of
existing trees and/or groves shall be prepared by a quallried professional,
including rmps of the species,size and location of all trees,with respect to lot
lines and proposed building areas on each lot (exclusive of those located
within the tree preservation easement areas),and submitted to the Parka and
Re crention Director prior to final map or grnding approval The Parka and
Recreation Director shrill recannend the designation and preservation or
")turdrmrk trees or groves"-as provided by Ordinance Number 333 G S., and
such map shall be cornpleted by the developer and considered by the City
Council prior to any grading or tree trirrr g or rcwvnl,issuance of grading
pmits or rural nap npprovals, whichever occurs first*
1) The City shall designate all oak trees contained within tho two tree —
preservation easements identified upon the tentative rmp as "Lan"�7—
Groves"In accordance with provisions of City Ordinance Nmber 357 c..
S. Furtherttnre, the Counell shall consider all other trees on-site and
off-site for "Larranark Tree" desibmntlon in accordance with all
provisions of Ordlrmnce Number 333 C-'S. prior to the Issuance of any
grading pamits or final tract map approvals,whichever curtness rust. The
iU
Item 11.a. - Page 18
73
developer shall campiy with all Provisions of Ordinance Nwtw 333 C.S.,
except that developer any replace authori ed tree resnovals in 241
containers rather than 48'containers,which is provided for in Ordinance
Number 333 CS.'and replacetnent tree need not be oak trees if so
detemined by the Parka and Recreation Director. 71m Director nwy
authorize a replacement tree ratio from two-to-one to five-to-one as n
variance rmn Ordinance Nisnber 333 C.S.•
2) Scenic and tree preservation easements for the two oak groves sfiull be
-- recorded by the developer after aptroval by the City Attorney and parks
and Recreation Director. Such easements shall comply with State law,
include Provisions of future tree maintenance and protection os
contained in Ordinance Number 333 Cs.and bind the owners,heirs and
assigns of all lot owners overbappkng the ease'T,ents to such tree
0"wr44, malntenarfe and Protection forover.41
Simian recordings are required for any other tree detertnined by Council to be
a "Landnark TYec"•
l3. The tree preservation easements shown on the proposed tentative tract mop
shall be offered to the owners,heirs and assigns of all tract owners,and it shall
be stipulated by recorded C.a and R's that tree ranoval,grading,fencing or
building stall be prohibited In these easements unless specifically approved by
the City CburtcII. Additional recorded scenic easements with similar
restriLtiorts shall be applied to the steep slopes on Lots 127-130.41
,i
C. Developer shall grant to the City a recordable pmnan snt open space easenmt
and tree Preservation easement encumbering and restricting the use of the
roar Portions or Lots 136 thrmCh 140,220 through 226 and 232 and portions of
Lot CAnd Lot 182,all as more specifically depleted on the approved tentative
map of Tract No. 1390. The first grant deed to each of said parcels shall
specifically refer to both of said easements and their recardation, and shall
further note that the easanents are enforceable not only by the owner of the
affected lot but also by the 4ty and by ell other owners of property in Tract
No. 1390. No such easetrent shall be emended, released, abandoned or
ter;nimted by the City except by specific amendment of the ltoyal Oaks'
planned development zoning ordinance or succor ordinances thereto.•
2T. ReBahrtkon APPevvuc Tentative Tract Map
Asterisk A. All Parag=aPhs contained within this ordinance, followed by an asterisk(•),
ahaii be incorporated verbatim as conditions to be attached to the tentative
tract map.
Section 1: 71nLs ordinance shall be in full force and effect thirty(30)days dlef Its passage;
and within fifteen (15) days after its passage, it shall be Published once,
together with the names of the Council Manbers Voting thereon, In a
Mwapnper of general circulation within the qty.
11
Item 11.a. - Page 19
On motion of Cotmca Ma rber_Moots by Cowra hjwjer Porter and on
tlx following roll call vote, to wit:
AyIZ: Council Members Moots, Porter and Mayor Mankins
NOES: Council Member Millis
ABS y T:Counci l Member Johnson
r
the foregoing Ordnance was passed and adopted on this 19th day or May 1981.
MAYOR
Attest: / GQ���-C, Q•• u�.:J
CTI'Y CLII[K
I, NANCY A. DAVIS, City Clerk of the City of Arroyo Grande, County
of San Luis Obispo, State of California, do hereby certify that the
foregoing Ordinance No. 355 C.S. is a true, full and correct copy of
said Ordinance passed and adopted at a regular meeting of said Council _
on the 19th day of May, 1987,
WITNESS my hand and the Seal of the City of Arroyo Grande affixed
this 28th day of May, 1987.
CITY CLLRK
12
f
Item 11.a. - Page 20
17 C
iJ
Exhibit "A' Ordinance 355 C.S.
f
P-D SINGLE FAMILY j`` :,�1C;�n
HOMES -1
P-D PATIO HOMES
w°•'13��• \4\4
P-D DRAINAGE t PARK
P-D SINGLE FAMILY '`
ESTATE HOMES
•`'4, p "�'�` t 7 \ .� P-D SINGLE FAH I LY
�•04° $ � ® ° HOMES
It
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P-D Agriculture
Item 11.a. - Page 21
�e v
ORDINANCE NO. 358
AN OICDINANC:E OF TILE C= COUNCIL OF TIIE cTI'y OF
ARROYO GRANDE 'AMENDING ORDINANCE NO. 355 C-&,
SICMON Z, SUB-PARAGgAM 14, $Lir,ATING TO DESIGN,
CONSTRUCTION AND USE OF LOT A AND VIA LA BARRANCA
DRAINAGE SY=?X IN ROYAL OAKS YSTATIS RESIDENTIAL
SUBDIVISION
THE CITY COUNCIL OF THE CTPY OF ARROYO GRANDE VEER Y ORDAINS AS
FOLLOWS;
SECTION 1: Section 2,entitled"DevelopmentFrovisione, 14,entitled"Lot
A and Via La B&Tw= Drainage SyStear" is hereby amended to mead as follows:
14. Lot A and Via L& Bwranm DMWW yvd.
Lot ®A" and A. The developer has been required to design and shall be required to can-
La Barranca struct a storm drain age retention facility and other drainage facilities
on Lot"A"and upon the Qty-awned,adjacent off-site property as required by
the Qty Council. Contracts awat be approved by the Public Works Director
Prior to construction or grading for this facility.*
B. The slope bank behind Lots 34.40 shall be part of Lot "A", the proposed
drainage detention basing the slope bank shall be moved westerly to enable a
drainage swele on site along the east tract boundary into the basin. Slope
bank,swele and basin 11U!4 aping shall be designed by a landscape architect
f and Installed by the subdivider.•
C. DeveloPer 3 c Dnm&anta have submitted specific die and landscaping ire
for Lot "A" and the adjoining aty-owned Via La Barranca W%pes.ty and
dowmtresm drainage lines and mitigating memres towards off-site drainage
deficiencies, where necessary, to the*Public Works Director. The Public
Wade Director has reviewed and analyzed such Plans to determine the
adequacy of such Pure which:
1) mitigate and reduce ca:xnt and Projected flooding of the streets and
areas below the ctrrent Qty drainage facility and works,as a result of this
project, and;
2) mltlgate and prevent any further flooding of the streets and areas below
the current Qty drainage facility and works to be caused by the planned
development, and;
3) Provide security and safety Measures and durable and substantial
improvements which can be efficiently and adequately maintained by the
Qty. lnproveamts shall not include an asphalt patimny through 144"A
and the La Barran ca site as shown upon developer's plain Developer-
prgxzmd fencing shall be modified as indicated on the sty Manager's copy
of the Phut, in red, Initialed and dated June 24, 1967. The director's
•dePart<pentt bas submitted a written report of its findings and the proposed
specific Plan to the City Cotmcll which hereby accepts the plan.
Item 11.a. - Page 22
D. The developer and the City have negotiated It fair market value to be Paid to
the City in lieu of Providing inPxovements and recreational opporuamities on the
La Barranca site. The negotiated contribution shrill be used for the
devel'OP ent of Rancho Grande park and shall be paid to the City prior to final
tract map epprovaL The fair market value Is S20,001L
Ir The drainage Plan ePPrOv d by the Pub' Works Dinectnr for Lot"A"and the
City-awned La Barranca site lnchdcs:
1) Security fencing,install ed by the developer for both lots.
2) A bnc6ceping plan prepared by a landyrape architect., which includes
drought resistant plants and erosion control meawres for both lots The
plan must be successfully implemented and conoeted by the developer
prior to November 1, 1987, and final tract map approvaL
®All paragraphs contained within this Ordinatxx, followed by an asterisk N, shall be
incorporated vertiatun as conditions to the tentative tract tap for Royal Oaks Estates.
SFLnoN 2: This Ordinance shall be in A& form and effect thirty.(30) days after iLs
passage,and within fifteen (15)days after its passage,it shall be published once, together with the
names or the Cora:ctl Members voting thereon,in a t pe.of general circulation within the City.
On motion or Commit Mmtxr Millis, seconded by Council Member Johnson, and on the
following fall call vote, to wit:
AYES: Council Mew ens MM s, Atrsrxt, Moots end Mayor Mw*mn
NOES: None
ABSENT: Council Members D. G. porter
the foregoing Omt a= was Passed end adopted this 14th day of July, 1987.
MAYOR
ATTESTt Q.
QTY Cf,ERi
I, NANCY A. DAVIS, City Clerk of the City of Arroyo Grande, County
of San Luis Obispo, State of California, do hereby certify that the
foregoing Ordinance No. 356 L.S. is a true, full and correct copy C;
said Ordinance passed and adopted at a regular meeting of said Council
on the 14th day of July, 1987.
WITNESS my hand and the Seal of the City of Arroyo Grande affixed
this 16th day of July, 1987.
CITY CLEP& GC
1 •-
Item 11.a. - Page 23
0ICD1NANC3+ NO. 358 C S
AN OJU)LHANcw ON 71w CITY muNQL ol, ,ILL, c:n y ON
A1t3LOY0 [LtANl]t' AKNl1DtNO OR NANCY NO, 2:4 C S,
st_^"1tox z,sui,-r.UCAC11Ai�u lug,A,trxnurc Lcrr A.tiNn Lals
U TILtOUC11 40 L1Yr LIKIZ, LN ILCIYAL OAS L'SrA'1�rS
1L'*=li1L'NT1AL SU11DIVLSION
+
T1 LE CrN COUNCdt, OF T11Y CrIY OF AIIWYO C1tANDE 1L[LUy OILDAINS AS I Ol-1.O►KS: .
SLCn0H 11 Sextion 2, ent Lied "Davelop= rovWatrr
"lot A and Via LA Dt TWV-.a Drxku,ye glyn t p "' s++b'Wrru�nph 10, enllUed
hey anrutndud W trod nv lnUorc:
14. Lot A and Via La
ms
1-�wa lt. Tim slope lank bahLW lots ]4-4o WuW be part of Lots Ja thrnu
w 114"Watnd upon AtLWMjent A to U►ia ordituma 91k 6h 4U,
l�rntt►eq;c Sylte� nrtlttirr;of Lot A iJi+el!ba buWrwe rer
It`d►Y�WSo. UL Pcovk6d to thLv aty fora storn►druiturge lueility wui
f"c Vol alto , wON wk zhtU bU a0vw w=L1=j to etueWe u druttu+l;e
nth >n Jtu °�6 Ute enyt tract bowrdtuy into tike"-in.
PUC duel bu dish.%%by n lu W,.ca U.et Kju awulc
L1C"ttYLtVtdtY. SLItAdlYldLY aindl �=ntChitLt'1 WKJ LISUw d
Way o Um provrtk Qty with an ruwnrynl fr�n.kulxz
y drubmwo basin,as Wu:iu%LXd in Attuclsarnt A,wlueJr s1w1111kvL ttk
bE+c+11"Llons of Unr RUM WLUU Duster.•
®AII paragraphs cOnUdned VAUdn Ur6 ordinance,loilowctd by on urt(ri* (•1,
Quw On� jaw vwtk"l as ODJ�i� to UIC turtutivc cruet oiup !cv
SiI7ON 23 This MWAnce WuW be In lull forte and effect Urirty (30) days uf►er iu
o $bout Mglixxs votit>L Uuxulter}u�IrrLe,It slutll Jx puClisluxJ once, UrbeUrer VA U,Uc nu,n�
U1=604' in a 1b Per of gtukral eircuLutiun within Uk Cety.
loltowu On nntiun of Cowrcll 1letnlxr Jolt ISM
lb ruff call Vote, to wit: ' krot►ded b3' Council Aies►rbcx Ptrtcr, tuld wl Urc
�� AYi?Sr Counc�7 18eYttat=
NOl : Nwnc. Johr°°n, Port, Millie, iHooty acrd lHuyar Mtud:itb
A�NTr Nwre.
Une lorcgoirY; Ordinance was P� and adopted on this 28th duy of July, 1987.
AIT=rt
CITY C r:e
!, NANCY A. DAVIS, City Clerk of the City of Arro yo Grande, County
State Of San Luis Obispo, e of California, do hereby certify that the
foregoing Ordinance No. 358 C.S. 1s a true, full and correct copy of
on the 28th day of July, 1981.
said Ordinance passed and adopted at a regular meeting of said Council
_ . WITNESS my hand and the Seal of the City of Arroyo Grande affixed
this 30th day of July, 1981.
C1TY CLERX "�
Item 11.a. --Page 24
Ordinance No. 358
All
IN
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- Item 1 1.a. - Page 25
4
ORDINANCE NO. 384
I
AN ORDINANCE OF THE CITY OF ARROYO GRANDE
AMENDING SUBSECTION 25A, SECTION 2, ORDINANCE 355 C.S.
RELATING TO SIDEWALK CONSTRUCTION
IN THE ROYAL OAKS SUBDIVISION
THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE DOES HEREBY
ORDAIN AS FOLLOWS:
SEC?'YON ?: Subsection 25A, Section 2, Ordinance 355 C.S. is
hereby amended to read as follows:
1125. Sidewalks
A. Six-foot sidewalks shall be required in the
proposed development on both sides of James Way,
Halcyon Road, °A," nB " "C a I,Di" '1L" and "pu
Streets, except for the frontages of Lot C on
Halcyon Road and "D" Street."
SZC"rON ?: This ordinance shall be in full force and effect
thirty (30) days after its passage: and within fifteen (15) days
after its passage, it shall be published once, together with the
names of the City Council Members voting thereon, in a newspaper
of general circulation within the City.
On motion of Council Member Porter, seconded by Council Member
Millis, and on the following roll call vote, to wit:
AYES: Council Members Porter, Millis and Johnson
ti NOES: None
ABSTAIN: Mayor Hankins and Council Member Moots
the foregoing ordinance was passed and adopted this 22nd day of
November, 1988.
MAYOR
ATTEST: �� rQ�rcaJ
CIV CLERK
I, NANCY A. DAVIS, .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 foregoing Ordinance No. 384 C.S. is a true, full
and correct Copy of said Ordinance passed and adopted at a regular meeting
of said Council on the 22nd day of November, 1988.
WITNESS my hand and the Seal of the City of Arroyo Grande affixed
this 23rd day of November, 1908.
CITY CLERt,7
Item 11.a. - Page 26
ORDINANCE NO. 406 C.S.
AN ORDINANCE OF THE CITY OF ARROYO GRANDE
AMENDING ORDINANCr, NO. 355 C.S.
ROYAL OAKS ESTATES TO MODIFY EU1111T "A".
WHEREAS, the City Council of the City of Arroyo Grande has held a public
hearing to consider an amendment to Ordinance No. 3b5 C.G.; and
WHEREAS, the City Council did consider said proposed amendment to modify
Exhibit "A" by adjusting the lot linen beLveen Lot D and Lot 182 and between W L
182 and Lot 184; and
WHEREAS, the City Council has held the required public hearing ai the
proposed amendment; and
WHEREAS. the City Council' finds no substantive impact and, therefore,
approves a Negative Declaration; and
WHEREAS, the proposed amendment was found to be concistenL with the General
Plan, Zoning, Goals and Objectiver, of Lhe City of Arroyo Grande.
NOW. THERLEFORE, the City Council of the City of Arroyo Crande does hereby ordain
aD follows:
Section 1_ Ordinance No. 355 C.S. in amended to modify Exhibit "A" by adjusting
the lut lines between Lot b and Lot 182 and between Lot 182 and Lot 184.
G_rtction 2. This ordinance shall be in full force and effect thirty (30) days
atter iLs pas-,age; and within tifteen (15) days alter its passage, it .^,hall be
published once, together with the names of the City Council Members voting
thereon, in a newspaper of general circulation within the City.
j\ On aotion by Council Member DOUgall , seconded by Council Member 9ni.th,
and by the following roll call vote, to wit:
AYES: Council Members Dougall, Smith, Moots, Olsen and Mayor Millis
NUFw: None
ABSENT: None
the foregoing Resolution was adopted thiyllth day of April , 1989,
MAR M. K1LL1S
Mayor
ATTEST: APPROVED AS TO FORM:
NANC A. 1gus ARTHURA. GIIAY
City Clerk Ciiy,,ditLorney
I, NANC.`Y A. DAVIS, City Clerk of the City of Arroyo Grande, County
of &-in Luis C)bis1m, Stitt of California, do hereby certify under p=ilty
of perjury that the foregoing Ordinance No. 406 C.S. is a true, full
and correct Cq)y of s.tid Ordinance passed and adopted at a reguLar nCetiny
Of s-kid Council on ttx: 1 1 ut day of April, 1989.
w11PQ:i5 my 1vird tux] the Scal of the City of Arroyo Csandc.affixed
this 13th day Of April, 1.389.
a
Item 1 1.a. - Page 27
C)rdin-InCC No. 40G C.S•
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Item 11.a. - Page 28
2 Exhibit "All Ordinance 918 C.S.
S I NGLE FAH I LY all °® Qtfi.,ti?v >,
HOMES ,r oe,o '� \ ,��` ,,,;..1-1-1--- P-D PATIO HOMES
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9-4. 510 -4.601
Sec. 9-4. 510. Access (R-A) .
When a lot in the Residential. Agricultural (R-A) -District abu Vs
upon an,\ lley, the entrance to the ga-rage or off-street parking,-.space
having access from the alley shall be located not less than ,-thirty
(30 ' ) feet from...the opposite side of such abutting alley:
(Ord. 24 C.S. , eff:,.February 27, 1969)
Sec. g-4. >'il. Optional Design
�n and Improvement Standards (R A) .
When a development in-,:,the Residential- Agricultural (R-A) District
has been approved by the Commission under the Optional Design and
Improvement Standards of the subdivision provisions, such approved
building sites, coverage, and yards under such plan shall be consid-
ered as the requirements of,,this chapter.'...
! (Ord. 24 C.S. , eff. February 27, 1969)
Sec . 9-4. 512. Off-street parking, reouired
The provisions of Article 26 of this chapter\al apply in deter-
mining the amount of Parking ,
ng space to be provided for each use in the
Residential Agricultural (R-A) District. The parking spaces shall be
improved as set forth in Article 26 of this chapter.
,(Ord. 24 C.S. , eff. February 27, 1969)
Article 6. Single-Family Residential District or R-1 District
Sec. 9-4.601. Purpose
The Single-Family Residential (R-1) District is intended as an
area for single-family homes, with approximately four (4) such homes
per acre and with not more than one dwelling and customary accessory
buildings upon any one building site.
Ord. 24 C.S. , eff. February 27, 1969)
357 Reprint No. 26 - 9-lg-81
Item 11.a. - Page 30
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9-4.602 9-4.602
Sec. 0-4.602. Uses permitted (R-1) .
The following uses shall be permitted in the Single-Fam-Lly Resi-
dential (R-1) District:
(a) Single-family dwellings, one per building site; and
(b) Mobile homes subject to the provisions of Section
9-4.24o5.1 of Article 24 of this chapter.
(Ord. 24 C.S. , eff. February 27, 1969, as amended by Sec. 1, Ora.
248 C.S. , eff. August 13, 1981)
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357-1 Reprint No. 26 - 9-18-81
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Item 11.a. - Page 31
Sec-- 20miutd niHou l A Mir, jxnmit (R_1)•
7hc following •uses shall be permitted in the Single-Family Residebtial (R-1) District
subject to obtaining a use permit in each .case:
(a) A second single-family dwelling where,•prior to January 28, 1969, a single-family
dwelling exists on the rear one-half (112) of the lot. 711t r6nimm distance between the front
and rear dwellings shall be twenty (20') feet. If approved, no further land division &ball be
approved, and the applicant shall record a deed restriction to this effect;
(b) Churches, public and parochial schools, parks, playgrounds, and public utility and
public buildings and uses, excluding corporation and service yards;
(c) Condominiums and si raar type developments when the requirements of Section 9-4.611
of this Article are met; i
(d) Accessory buildings used as guest row provided no cooking facility is installed or
maintained, and ezcepc where there is an existing second residential unit;
(c) Public or private parking lots for automobiles when contiguous to any C, P-C, H-S, or
M District and when fenced and landscaped to the approval of the Commission; and
(f) F-F.A., 4-H, or similar organization small animal and fowl projects (see Article 31 of
this Chapter).
(g) Second dwelling units as provided in Arcade 40 of this Chapter,
(Ord. 24 C-S,, eff. February 27, 1969, as amended by Sec, 2, Ord, 76 CS,, eff. January 11,
1973; and Ord, 311 C.S., eff, May 11, 1984)
,SCC, 9-4.604. Accessory 76ut dines And uses =xmitted (R-I).
t Accessory buildings and uses shall be pcmnitted in the Single-Family Residential (R-1)
District as follows;
(a) Accessory buildings only if constructed sim ultancously with, or subsequent to, the
main building on the same lot;
(b) Accessory uses normally incidental to single-family residences. This is not to be
construed as permitting any commercal use.
(Ord, 24 CS., eff, February 27, 1969, as amended by Sec, 1, Ord. 324 C.S., eff. May Z3, 1985)
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358 Reprint No, 35 (1211185)
1;
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Item 11.a. - Page 32
l
9-4.606
Sec. 9-4.605. Ma Zowabic hcigbt (R-1).
The allowable height in the Single-Family Residential (R-1) District shall be as
follows: •
(a) Main buildings. Two (2) stores, not to exceed thirty feet (30'); and
(b) Acccasory buildings. Fourteen feet (14').
(Ord. 24 C.S., cfL February 27, 1969)
Scc. 9-4.606. site ,LQS, midth rewired (R_1).
The mini-mm building site and lot width required in the Singlc-Family Residential (R-1)
District, unless the Optional Design and Improvement Standards arc used as set forth in Section
9-4.611 of this Article, shall be as follows:
(a) ffMi= burildin¢ airs. Six thousand (6,000) square feet of lot area for residential
uacs and 20,000 square feet for churches and other public uses; .
(b) NCiru m= lot width Sixty feet (60') for residential
359 Reprint No. 35 (12/1/85)
Item 11.a. - Page 33
9-4.606
9-4.607
jes and 100 feet for churches and other public uses; and
(c) Minimum lot detth. Ninety (90' ) feet.
(Ord. 24 C.S. , eff. February 27, 1969) .
Sec. 9-4.607. Maximum buildiniz site coverage by buildings or
structures (R-1) .
The maximum coverage of a lot by all structures permitted
in the Single-Family Residential (R-1) District shall not exceed
forty (40:6) percent of the lot area; provided, however, any covered
patio structure which is used solely for general open use shall
not be counted as a structure in ascertaining coverage , nor shall
sti,limming pools be counted; and provided, further, patios and
swimming pools shall be located a minimum of five (3' ) feet from
-he side or rear property line and fifty (50' ) feet from the front
t _ _operty line unless a use permit is obtained approving a lesser
setback. The coverage of the rear yard by a covered patio or
any structure sha11 not exceed thirty (30%) percent of the required
rear yard.
(Ord. 24 C.S. , eff. February 27, 1969)
y
359-1 Reprint No. o - 3-1''-71
I
Item 11.a. - Page 34
?-4.608
LR"I"1-
Koilrm yards required in the "R-1"District,unless otherwise required in Article 15,of this
chapter, establishing bunding lines, or unless Optional Design Standards have been used as met one in
Section 9-4.611 shall be as follows;
(a) E=XwL Each lot in the "R-1"District shall have a front yard extending (except
for access drives and ) across the full width of the subject property of a depth of riot lems than
twenty (20') feet; provided,however, that the Planning Director may require staggering of setbacks,
with a variation of three (3')feet from setback Panes. In no case shall a setback of leas than seventeen
(17') feet be aDowed, except on cul-de-sac, where the Planning Director array approve a setback of
fifteen (15') feet u a part of a total devtlopm=t plan.
Except for access driveways and walla, there :ball be no structures located in the requited
front yards,or in the required side yards abutting a street. No boat or trailer shall be kept ism said
front yard when the paroperty has an adequate aide yard providing access to the rear yard, then said
boat or trailermay be*kept in said side or rear yard;nor shall it be permitted to dinmaatle,repair or keep
airy disabled vehicles in this front or side yard or driveway; nor shall storage of any material be
permitted.
(b) 5&Ye*UL There shall be a side yard on each aide of the lot,extending from the front
yard to the rear yard,of not less than five (5')feet of an interior lot line. A cozier lot shall have a
side yard abutting the street of not less than tea (10') felt.
(c) RI LY4. Each lot shallhavc a rear and extending eadzng across the fullwidth of the lot of _
not less than ten(10 um')feet,provided that a minim of fiftecn buntired (1500)square feet of open area
is maintained to the side or rear of the main building or in any ell or"U"d
esim otherwise,twenty(20 1)
feet shall be required. Acceasorybu ildings are peuaitted in the rear
yard Aauy rear yard covered b9
structures shall be replaced elsewhere on the lot, exclusive of requited yard areas. No more than one
(1) wrecked, dismantled,inoperative* or disabled vehicle shall be stored or be taxer repair in a rear
yard. All such vehicles remaining in a rear yard more than ninety (9o) days shall automatically
constitute a nuisance and may be abated raider Section 4-11 of the Municipal Code. All such vehicles
cresting a ralisance as defined by Section 4-11 and other provisions of the Municipal Code may be
abated at any, time and prior to the foregoing ninety (90) day provision.
(Ord. 24 CS,, eff. February 17, 1969, as amended by Ord, 327 CS,, eff. May Z3, 1985)
(d) aLS7kaAD. lk AliLMUU, 'Ilse installation of Satellite or other Dish Antennas shall
be prohibited in nay required front or side yards or on any roof areas. Said Satellite or other Diab
Antennas shall be permitted is rear yards only a nd shall not be greats than twelve (12') feet in total
height above the natural grade,
(Ord 331 CS., eff. jtaly 11, 1955)
360 Repaint No. 36 (12130/g5)
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Item 1 1.a. - Page 35
Fences and and walls arc pctmitted but not required in the"R-1"District. Such fences and walls
shall not exceed six(6')feet in height,and where the same are located in the required front yard or side
yard abutting the street, the same &hall Dot exceed three (3') feet in height.
(Ord. 24 CS,, eff. February 17, 1969)
51-4.610. Acccsa
Access in the "R-1" Distria shall be as follows:
When a lot abuts upon an alley, garages having vehicular access from the alley shAn
be located not less than thirty (30') feet from the opposite side of such abutting alley.
(Ord. 24 C-S,, eff- February 27, 1969)
Lss, P 4.61E QlMiGnAl D—cdM la MYSMent SIAMiarda -("R-1")
When a development has been approved by the Planning Commission under the Optional Design
and Improvem3ent Standards of the Subdivision Provisions in the "R-1" District, then such approved
building sites, coverage and yards under such plan shall be considered as the regiireimcnts of this
chapter.
(Ord. 24 CS., eff. February 17, 1969)
,Ss� 51-4-612- Off-Sercec Paring R l"R-1").
Off-street parking requirements in the "R-1" District shall be as follows:
The provisions of Article 26 shall apply in detcomimng the mount of parlang space
that must be provided for each use.
The parkiing space shaJI be improved as set forth in said Article.
(Ord. 24 C'L, eff. February 27, 1969)
' 361 Reprint No. 36 (12/30/85)
Item 11.a. - Page 36
11
aWJrqjj= No, 418 C.S.
i
AN ORDINANCE OF THE CITY OF ARRDYO GRANDE
AMENDING CRDINANCE NO. 355 C.S.
ROYAL OAKS ESTATES TO l43oIFY =T=IT
' I
TES, the City Council of the City of Arroyo Grande has held a public
hearing to consider an amendment to ordinance No. 355 C.S.; and
WHEREAS, the City Council did consider said proposed amendment to modify I
Exhibit "A" by adjusting the lot lines between Lots 221, 222, 223 and 224 as
shown on the attached, modified Exhibit "A".
WHEREAS, the City Council has held the required public hearing on the
proposed amendment; and
WHEREAS, the City Council finds no substantive impact and, therefore.,
approves a Negative Declaration, and
, the proposed amendment was found to be consistent with the General
Plan, Zoning, Coals and objectives of the City of Arroyo Grande.
NCii, TKEREFaM, the City Council of the City of Arroyo Grande does hereby ordain
as follows:
Section 1. Ordinance No. 355 C.S. is amended to modify Exhibit "A" by adjusting
the lot lines between Lots 221, 222, 223 and 221 as shc*m an the attached,
modified Ezhihit
Section This ordinance shall be in full force and effect thirty (30) days
} after its passage; and within fifteen (15) days after its passage, it shall be
published once, together with the names of the City Council Members voting
thereon, in a newspaper of general circulation within the City.
On motion by Council Member Smith seconded by council Member Dougall,
and by the following roll call vote, to wit:
AYES: Mayor MLLLu and Council Members Smith, Dougall, Olsen and Moots
N=: None
APSEfr: None
the foregoing ordinance was adopted this27thday of February, 1990.
MARK LLIS
Mayor
AT=: APPROVED AS TO Fri:
NANCY A. DAYS JUD1 SKOUSEN
City �^- Cit Attorne
I, WdCY A. DAVIS, City Clerk of the City f Arroyo Grande, County
of San Luis Obispo, State of California, do certify under pcna ty
of perjury that the foregoing Ordinance No. 418 C.S. is a true, fu11
and correct copy of &-iid Ordinance passel and adopted at a regular rreetin9
Of said Council on the 27th clay of February, 1990.
W=NESS my hand and the Seal of the City of Arroyo Grande affixed
this 1st day of March, 1990.
CITY (1.IJm�
I
Item 11.a. - Page 37
In Ordinance 41D C c
P°D SINGLE FAMI
HDnES L>' � '`� ,,gyp/�►►►o►e►►• `
�'•�.•''�� ; �-�' L �� h -0 PAT10 HOMES
Inv
P°0 SINGLE FAMILY '��G a�,i•A��C* �y; rr ; j P-D DAIHAG£ t PARK
ESTA7£ HOMES
nag a
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HOMES
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P®p Agriculture
1248 Grand Ave.
Arroyo Grande, CA 93420
Engineering Development ASSGCiates
1320 Nipomo Street
San Luis Obispo, CA 93401
Item 1 1.a. - Page 38
ORDINANCE NO. 430 C.S. !
i
AN ORDINANCE Or 'ME CITY COUNCIL Or 711C CITY OF ARROYO I
01ANDE A L-LADING ORDINANCE NO. 355 C.S. 11=AL OAKS
By ALLOWING A C 1URCII ON L17r B, AND APPROVING
AND A n'NC SL'lx11•'IC DL•YL•1. ENLWr PLAN NO. 90-03
WETiRr S, the City Council of the City of Arroyo Grande has held a public I
hearing Lo consider an amendTxzt to Ordinance No. 355 C.S. and Specific
Development Plan No. 90-03; and
I
WMU")'S, the City Council did consider said proposed amendment to Section
2(5) of Ordinance 355 C.S. to allow a church on Lot B, and Specific DevelolxnLnt
Plan tic. g0-03; and
i
WfMREAS. the City Council has held the required public hearing on the
Proposed anktndMent and Specific Developnent Plan; and
I
611M MIS, the City Council has certified the EIR as adequate for the Halcyon
Hills Subdivision with the previous addenda and the addendum for Grace Bible
Church; and
W[¢7Rlh, the proposed anxmd rent and Specific Development Plan was found to I
be con.iste-nL with the General Plan and Goals and Objectives of the City of
Arroyo Grande; and
I
MEPZ'AS, the City Council finds, after due study, deliberation and public
hearing, the following circumstances exist:
ZONE 01ANCE
1. The propar;ed zOile ck"'ge: is consistent stent with the general plan de._-ignation I
b,-CaU-Se the General Plan De✓ignation is P.D. Ordinance 355 C.S. aril that
ordinance allows institutional u,&—, on this site.
2• The subject site is adequate in size and shape to accamrxlate the
reasosuible require.:m1t°, of the ro
P Posed zone becau:;e the lot is 10.8 acres I
1, in size and the zoning designation requires a minimum lot size of 10,000
square feel: The ::ite is capable of providing adequate setbacks, parking,
lot coverage and all other requirmw--nts of the zone.
3. The proposed zone; change is reasonable or beneficial at this time to serve I
th•.• neighborhood because it allows the Church to more effectively serve
its n►anik;rship. �
' I
4. The proposed zone change could not adversely affect the surrounding I
property because mitigation measures have been included in the conditions
of approval for the project which mitigate any potential adverse impact--.
5. The Project will not have an environmental I
ueasures have been included in the condition✓ of approval bzca or mitigation
which mitigate any potential adverse for the 1>rojrct
water consumption. in-pacts on aet^thetics, traffic, and
SPECIMC DEVELOPMENT PLAN
1. The proposed use is consistent with the general plan because the General
Plan Designation is P.D. Ordinance 355 C.S. and that ordinance allows
institutional =es on this site.
2• The site is adequate in size and shape for the I
seLbacls, lot coverage, parking, r Proposed use because all
incorporated into the g' required land-%taping can !x' I
project design.
3. The site for the proposed use has adequate access because it fronts on
Rodeo Drive and has
Proposed a private drive to access the site from that
stmt. A traffic report was prepared for the project and the traffic
engineer saw no problctiu>r with the proposed a=f'".
4• The Proposed use. will not have an adverse effect on the adjacent property I
because mitigation measures and conditions have
conditions of approval from tlu been included in the
adverse project which mitigate any potential
impact--. I
i
Item 11.a. - Page 39
ORDINANCE NO. 430 C.S.
5• The dc-ign and layout of the
� setb�eks, lot coverage, proposed use is suitable because all
iru:aLporated into trw project dL=Ign,aril required landscaping can L�r
I
G. The project will not have an envirormrstal impact because mitigation
u�asurc have been incluclud in the cwulitions of approval for the PLOject
which uutigate any potential adverse inpacLs ai avthetiC',trzLJf1C, and
water CU11A PLi°n.
7. A traffic study was performed which, on .the basis of actual demand,
indicated that 240 Parking space:; ware sufficient for the proposed Lt,C
NCW, 79 the City Council of
follows: the City of Arroyo Grande does ordain as
foll
I. That the above statem-nt, constitute the fiiulings of fact of the City
C aLuleil all this natter.
r,;Ction 2_ That Section 2(5) of Ordinance 355 C.S. is amended to allow a church
dot lot E.
tr!;LZ on�_ That Ordinance 355 C.S. and the Zoning Ordinance are amended to
e::[;11�1i:;h the dc,•valoplylLt standard. for this property ;,z set forth in Section 5,
Cwniitiazs of Approval, of this Ordinance. Iu the case of developient ::tanclarcL,
tlut are not listed in Section 5, those devalONxmt standard., incorporaLL-d in
Ordinance 3S5 C.S. s},:ell aPP1Y.
rction q. That Specific DzvelopnKnt Plan 90-03 JS conditionally approved and
"'k'i'tCd subject to the c0l"d ,tions of approval set forth in Section 5 hurein
iiel ow.
Section 5. Coriitionr of Approval
A. Mitigation Measures
I1• 17n applicant shall reduce the overall height of tlu
:structure (cross plus sanctuary) from al. ferL Lo 69 fret. Thi�pwilI
briruJ tlu Lop of the proposed structure below the horizon line at a
nunbar of Ik rspectives (Ave"ida De Dizut nte, Col lado Corte, Spanish
Ma-' fie) and reduce the visual
surrourxiir,g areas. impact of the structure in all
Mnnita nn_De�p• ,zrt,m�t.
Kinv_ Fr:Lic;: Building Department
Prior to i°suance of building permits.
2. The applicant shall incorporate earth-tone colors into all exterior
treatrnklits and use the brown exterior roofing n�terial in
accordance with the submitted plans. Also, use nonrefl ateri glass
aril framing materials for the proposed so, Use n
Hnni tori.nn �rh, t_ Building Department
Fr f_- Prior to issuance uance of building permits.
3• The applicant shall plant all landscaping
the land,ce s in strict accordance with
modified by theme c ubnitted with Lhe project plan, (except a-
quantity, type including the diameter, location,
YPe and Po✓itloning of all trees shotim on the plan.
Monitori.n2D-M'artnc-nt' Parks and Recreation Department
Tinae F'ru-- Prior to
is uance of final occupancy.
4• One or more of the following measurer shall be incorporated into the
sanctuary design to break up the large expanse of roof iron overhang
to centur i,oint:
a• Use a step and vegetation filled trellis at midpoint between
overhang and center `.
point.
b• Incorporate well maintained roof gardens into the
i dex:ig�L, f project
L. .
Item 11.a. - Page 40
ORDINANCE NQ. 430 C.S.
i
c. Use a stepped roof or double roof design and t: c textured
roofing materials.
d. Incorporate dormer or recessed windows into the roof.
e. Reduce roof area through redesign of the sanctuary (reduce
square footage).
f. The color of the sanctuary roof and fellowship hall roof shall
be identical but different fran the color of the flat roof
over the christian education building.
Mcmitorinn Deaartmr:rt_ Building Department and Planning Department
Tines Fr-yir.: Prior to issuance of building permit;
S. Until Brisco Road/Hwy 101 interchange is reconstructed, the church
:;hall schedule its activities su Lhat no more than 25 vehlcic::
rennin in iLs parking lot at 11:50 A.H., with the exception of
Ester and Christmas. This rescheduling will avoid the mid-day peak
hour.
Monitorinrr Denariarcnt_ Public Works Department
Title T`r.mw:: Until Brisco Road/Hay 101 interchange is
reconstructed.
G. Until Briscu Road/Hay 101 interchange is reconstructed, the tuesday i
afLernoon AWANA youth program shall be eunbined with the evuung
proyrain, which takes place between 6:30 and 8:30. This re:ehe:luline� l
will avoid the PM peak hour and place the program at a tiim when PH
Lraffic is substantially reduced.
Monitorirnc7 Drnartn nt_ Public Works Department
Tine TrrLul`: Until Brisco Road/Hwy 101 interchange is
rcccx_structed.
7. As an alternative to rescheduling services, the church could pay a
traffic mitigation fee of ;MZ6 per peak hour trip on t1,c backbone
traffic system. Said fee shall be paid prior to issuance of
building permits.
l
Manitgcin�Departm nt_ Public Works Departnr_nt
7�inr 1'r:uir_ Prior to issuance of building permits or
rescheduling of services to impact the peak hour.
8. At such time as the sanctuary is remodeled to seat 799, the church
:hall provide a total of 4G2 parking n races.
Monitorinn Denartme.nt: Building Department
`I'inr l�r:mr.: Prior to i.:uance of final occupancy when the
sanctuary is remodeled to seat 799.
9. All construction shall utilize fixtures, and design:, which minimize
water wage. Such fixtures and dt=igrL. shall include, but are not
limited to, low flow shower heads, water saving toilets, instant
water heaters or hot water recirculating sysLems, drip irrigation
with drought tolerant landscaping and so forth.
Moni_tQEina Denartmrrnt_ Building Department
Milm- t'r:LIKU. Prior to final occupancy
10. Prior to final occupancy of any structure, all water conserving
designs or fixtures shall Le installed.
Monitor._i.nn Drnartnrmt_ Building Department
Tine t`r:,,lr:: Prior to final occupancy
I
Item 11.a. - Page 41
DMINANCI: NO. 430 C.S.
11. Al I lal,cLcaping shall Le eon im-tt:x,t with water conservation
practice inclulliny U,e U— Of dril, irrigatioa, nu16:11, gravel, a,kl
bark. TO Lhtf greaLL;t c%Lent 1,0s_iLl r, l;,wn j,:u= Loin ;rrc.•••
r,-.Iuiring spray irrigation ::hall Le „ununized.
HOnitar-inn Demartnk-nt: Parks and Recreation Departnxnt
R1u_• { t_;,,,�: Prior to i=zuturcc of builclin
to Linal occupw1cy 9 Yernute ;u,d prior
12. The applicant shall provide for review ar,d a
Council, an individual water r approval by the City
I ogramu wtti.Ch Will proper mitigatiny
n=L^ure� to neutralize Projected water dc„klnd for tl,c project. The
Permits. progrzun rnust Le ilnpleim:nLed prioi Lo issu.u,ee- of Luildinc�
Honi tnrin2D,> -irtn 2 t_ Public Works Dc-partinent
rink�F'r-n,►r. Prior to i,,,.uzuu:e of building Permits
13. Prior to issuance of building perntits the applicant Stull "ub,tit a
gradixw,, drainage and erosion cuntrul Plan, prepared by a registered
civil Gigir,eer, to Lhe Public Work; Director for approval t,,tjd
pizL1 --Full n,i tigaLe any PuLer,tial ilnp;,Ct- Cattse,:l by wi,ul or water
°LO',Qty that ouY be a re;:ul t of construction.
Ftarit-Qnn D.(—-rtmcnt_ Public Work: Dc
:t_lliic�t•:1:tlik_` PdrLllKilt
i Prior to i....0 u1ce of any building Permits.
II• Cc-nerul Corditioyls
'Plu- a1,Ylic;rit shall ascertain and cariply with all State, County and
City requirarer1t;; as are applicable Lo this project.
1•ta. This application shall autanatically 'expire on November 13, 1991
unless a building nr
n9 rciLiLt t pr Sixty (60) days prior to tl.0
expiration of the Director tecttrral approval, the applic;utt u„y apply Lo
the Planning Director for an exLLnSion of one; (1)
ucigir,al date of expiration• year teen the
Any furcl,er ezt6_nSi0n_ Leyond one (1)
year --hall require Planning COmni=ion approval, LLLL,r a
c'oconroer,dation by the Architectural Advisory Cannittce.
14b, Prior to issuance of building permits the applicant Shall rein,Liurse
t11c City for cots incurred for Prepztration of the adte,ulun EIR and
cost; for the traffic engineer to attend Planning Co,mtis:;ion and
City Council meetings,
15. Developyant shall occur in zubstantial conform3atcr with the plant
Pr�:ented to tl,e City Council at tl,c marked " meeting of Nove,nb�r 13, 1990
and Ex}u.bi t All.
15a. Use of there facilities shall be limited to tha:e activities
outlined in Specific y elopinent Plan 9D-03, and other acce•._:s,Ory
u e_ wliidi are clearly and custwurily incidental to the church.
Such accessory ures do not include Sc},00ls, other than s
class, or child care, other w'iday school
regularly sctrecluIL-d church servi 'a�, activities , I�JcliCion it
activities, which are not accessory arid
--},all activities.
nckli.fic n of
of tI,E Specific Developnent Plz,n and ,,;i.•t;tiaui enviro,urx ntal
review.
lE• 71le applicant shall agree to defend at hi.:/her Sole exp�L a any
action brought against the City, its agents, officers, or cell>loyees
b�-cau,e of the issuance of said api,rovsl, or Of the s terna 1pl o Lo
it- a ui:,h such approval. The a14%licant stall rrirnLursa the City,
it: agent.,, officers, or a,Ployeers, for any court c�t; ;uul
attorney's fee's which the City, it, agents, officers or esnploy,_e.
»Y be reegLtirctl by a court to pa it-'
as a re::ul t of sucl, action. The
ti'ty way,at of arOle discretion Participate at its a.nl expense in
Llw d_e a Y such action' but zucl, Participatiu„ ;16,11 nu[
PPlicant of Iti;/her obligatioru ut,der tlds r•cu•+ditioi,.
Item 11.a. - Page 42
J L)
ORDINANCE No.430 C.S.
C. Planning Dep•irtir.•nt Conditions
17. DeveloWent shall conform with the PD zoning requirements
:once 355 C.S., unless Otherwise approvacl ar d aP i aant l;Al ld a ll�1 C
Lo all applicable conditions idenL•ified in Ordinance No. 355 C.S.
17a. Lot coverage for thus site shall not exceed thirteen pc:rcei-it (130)
and the location:, of buildings shall be limited to the builLn'*r�
envel ogee, shown on Attachment H.
17b. The color schenk of the entire structure shall be approvt=cl by the
Architectural Advisory Co:rmittee prior to issuance of a builclu)q
Permit.
17c. The parking lot shall hie modified to provide 240 parking spaces.
13. All roof-mounted equipment shall be painted to match the roof or
scree-.cud from view of adjacent property in accordance with, th,.
City's Architectural Review Guidelines. All roof-mounLeid t:yuiDe„:_J1t
which generate, noise, solid particles, odors, and so forth, s1�11
cau=se Lhe objectionable material to lx- directed away Fran
residential properties. All screen designs shall be compatible wiLh
the building and shall be subject to the review and approval of the
Planning Department prior to ;Scuance of building permits.
13. All ducts, meters, air conditioning equipment and all other
mrnchanical equipment, whether an Lhe ground, on the structure or
elsewhere, shall be screened fruit public view with material:
architecturally catipatible with, the main structure. It is
e=specially irq)orLanL that electric transform=rs be completely
screened from public view.
220. An exterior lighting plan shall be rubmitted for approval of the
Planning and Police Departments rior perm ..^, and shall include the followin to issuance of building
it
g ;:tandarcL: I
a. Cut-off luminaries shall be installed which will provide true
90 degree cut-off and prevent projection of light above the
horizcnatal from the lowt!!;t point of the lairp
re-friAcLor or device. or light cynittiny
b. All fixtures shall use a flat, clear lens, ener -effic' I
light source. 9Y lent
C. All project lighting shall be confined to the project site.
Cl. Additional lighting shall be provided for landscaped area, on
Lhe North, Ea-t and Hest side of property, prior to issuance
of building permits.
21. Signage shall be subject to the requirements of the Zoning
ordinance.
22. Prior to issuance of a building permit, five (5) copier. rr
JancLcacinghand irrigation plan Pr�parwd by a licensed lai,ei;c al.c
ubdLLed for approval by Lhe Planning, Police,
Fire, void Park, and Recreation Departments. The landscaping plan I
shall include the following:
a. Tree staking, soil preparation (including hydro seed mix) and I
planting detail;. I
b. • The ruqui.red larxLcaping and
improvan*_-nt.. Tti:; inch udt=: i
(1) 11 additional tree9 shall be provided in the Parking I
area (1 tree per u parking spaces). If a ruvW-el is
approved, an additional 13 trees shall be planted in the
Parking lot. The parking luL tree_- ^gall be a mitli.ue.rn I
of 15 gallons. Perimeter tr.:-es shall be 15, gallon/5
gallon mix, with banks to blend in (shapes of shrull. and
tree) with the surrounding hillside vegetation,
Item 11.a. - Page 43
rntDYMN=- No. 430 C.S.
I
(2) Deep root planters Shall be included in areas where
trt---s are within 5' of asphalt or concrete sur.ace_ :utd
curtx;
(3) Water conservation practices including the use of drip
irrigation, mulch, gravel, drought tolerant plants :nut
Lairk Shall be incorparitud into Use 1:uuLcaping plan;
(4) All slopes 2:1 or greater :hall have jute mesh or
equivalt-nt material;
C. Thy use of landscaping to screen ground-mounted utility and
iiwre anicil t-quipnrilt;
d. All walls, including screening on retaining walls. All walln
shill be conPatible with the approved church architecture.
The walls Stull be desicined and eorxtrucLed to incorporate
design features such as tree planter w�1L., variable Setbacks,
s;pliL bloclt face, columts and other such feature_: to provide
vi-'Ual and physical relief along the wall face.
Ie. A vegetation management plan for the undeveloped area.
f. All landscaping and irrigation sham on the approved landscape
and irrigation plans and all required walls shall be cdnpleLed
or suitable bond-- posted for their canpletion.
D. Fire Department Conditions
23. All curbs; through property shall be painted red except passenger
drop-off curb which shall he green - 10 minute parking. Curbs sha11
!x Pailated prior to final occupancy. ('
24. approved fire lane Sings in accordance with California Vehicle code
shrill lit: posted at all red curb locations prior to final occupancy.
25. Automatic fire sprinkler system shall be installed through facility
prior to final occupancy.
26. Fire alarm, System Shall be Supervised by a local alarm monitoring
calglany..
27. All fire sprinkler and fire alarm installation plans shall be
approved by Fire Department prior to final framing inspection by
Y.u.i l ding Department.
28. Fire hydrants shall be installed with flows and pressures required
by Fire Department prior to delivery of combustible--, except
concrete frdning materials.
29. All utility rooms Shall be clearly identified by Signage prior to
final occupancy.
30. Emergency lighting and emergency Power equiPmcnt to be provided J
Prior to final occupancy.
31. The applicant shall provide fire extinguishing system in kitchen
plan;, to be subni.tted to Fire Departn"it prior to installation.
32. The applicant shall provide information to the Building official
lkrtaiuing to caigraction of building site in relation to ;;,t;.,,aic
concern-- prior to issuance of building I,eLmits.
D. Parks and Recreation Department
33. The applicants shall coordinate drainrige Structure to accept water
that nay flow off Itancho Crande Park site. Liuuiicnpe architect to
JWtvL wiLh Park, and Recreation Director to review Rancho Crand, ['ark
plan.
Item 11.a. - Page 44
ORDINANCl: NO. 430 C.S.
I'. Public Worl s Departnk-nt
3•1. The existing road easement located on site shall be eliminated prior
Lo issu:uice of a building permit.
35. Rodeo Drive shall be used as the street address for the church and
Cracc "u: sitill b-- rumoved a:: the n.mm: of driveway on the mrip.
36. Strom--t lights shall be provided az required by Public Work: Director
aloii(i Rodeo Drive and JLul=r. Way in cunfonnincv with POLE StzuuL'ard_:
:uid city rvquirc=,--ntS.
37. The applicant shall submit a grading and drainage plan prior to
issuancLe of building permit for approval by the Public Works
Director. Appropriate new drainage easeanent Shall be dedicatCd
prior to issu:Lice of building pe'rntit. Appropriate drainage
structures shall 1x installed as a condition of the building permiL.
C. Police Department
38. While not x condition, the Police Department suggests that a silent
alarm system, deadbolt door locks and window security hardware to
installed.
Se-ction E. This ordinance shall be in full force and effect thirty (30) days
-,LL,r its passage; and within fifteen (15) days after its passage, it sha11 Ik
Published once, together with the names of the City Council Members voting
th-rem, in a newspaper of general circulation within the City.
On motion by Council Mranber Moot, seconded by Council MemberOlson and
by the Lollowing roll call vote, to wit:
{ AYFS: Council Members Moots, Olsen and SanLth
NOL_:: None
A=L!3TI•: ),Uyor Millis and Council Member Dougall
the foregoing Ordinance was adopted this 27th day of November, 1990.
—61 6" 2�
D'ANN !Ai ll I
MAYOU PIC TIN
NANCY A. DAV , CITY CLEM2
I
APPROVED AS TO Fah: APPROVED AS
u—'G - . .
JL Y SKCItlSL• CITY MIAXINLY 1-'TIAN:N, CITY MANAOL-31
Item 11.a. - Page 45
BUILDING ETiVLZOPES
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Item 11.a. - Page 46
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ATTACHMENT 3
2615 SKYWAY DRIVE,SUITE B
SANTA MARIA,CA 93455.1414
T:805.349.9695 F:805.928.4689
www.pleinairedo. om
January 20, 2015
Mr. Wayne Colmer
23679 Calabasas Rd.
Calabasas, CA 91302
RE: Colmer Construction; Rodeo Drive Single Family Development
Tree Inventory
Dear Mr. Colmer:
Please find attached our tree inventory prepared for Colmer Construction. On January 9, 2015,
1 visited the site to review the existing conditions and inventory all trees.
I also spoke with City staff regarding tee preservation requirements and was told that currently
the only trees requiring protection are Oak trees with a DBH measurement of 12" or greater.
On this site there is only one tree that meets that requirement. It is tree number 7. It is on the
existing slopes and should not be impacted by construction operations.
The site has not been maintained for an extended period of time. There are some existing
street trees that are severely stressed and or dead. There are also large clusters of acacia and
some pampas grass. There are some Pinus radiata, Monterey Pines on site as well. These trees
are not doing well in this area and can become infested by Pine Bark Beetle and I recommend
removal.
Attached you will find a photo inventory of all the trees in numerical order. Please call if you have any
questions.
Respectfully,
Kevin J. Small
PleinAire Design Group
CA Registered Landscape Architect 2929
ISA Certified Arborist WE-7333A ty L E I NA-1 RE
CA C-27 Contractors License 872414 DESIGN GROUP
Attachment LA (i A;L ARC I-(Fir L.( "l ty€_
\\Kevin\c1\13 rawing File\Colmer Construction\Rodeo SFD\Documents\tree inventory cover letter.docx
Item 11.a. - Page 48
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Item 1 1.a. - Page 54
PLANNING COMMISSION ATTACHMENT 4
MINUTES
MARCH 3, 2015
Russell Story, NSA, representing Verizon Wireless, responded to questions from the
Commission regarding the proposed project.
Chair George opened the public hearing. There were no comments received and the public
hearing was closed.
Individual Commissioners provided the following comments for the proposed project: expressed
concern with the adjacent property owner being aware of the proposed project; a notation that
no other carriers can be on the pole without City approval; it is safer to have the equipment
above ground; equipment needs to be protected; the equipment cabinet shall be relocated
behind the pole; and can support the ARC changes.
Action: Commissioner Martin moved to adopt a resolution entitled "A RESOLUTION OF THE
PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT CASE NO. 14-008, APPLIED FOR BY VERIZON WIRELESS,
LOCATED ON VALLEY ROAD". Commissioner Keen seconded, and the motion passed on
the following roll call vote:
AYES: Martin, Keen, Fowler-Payne, Mack, George
NOES: None
ABSENT: None
9. NON-PUBLIC HEARING ITEM
9.a. CONSIDERATION OF PRE-APPLICATION NO. 14-006; LOCATION - RODEO DRIVE AND
GRACE LANE; APPLICANT COLMER CONSTRUCTION; REPRESENTATIVE - WAYNE
COLMER
Associate Planner Heffernon presented the staff report recommending that the Commission
review the conceptual plans and provide comments to the applicant.
Wayne Colmer, applicant, presented the proposed project and acknowledged water availability
as a potential issue given that this project requires a General Plan Amendment to allow an
increase in density.
Jeff Emrick, Garing Taylor & Associates, responded to questions from the Commission
regarding the proposed project.
Individual Commissioners provided the following comments for the proposed project: if the
street is not full width, guest parking should be provided; create useable open space; concern
with the number of residential homes (18) and would like to see a less intense development;
suggested eliminating Lots 17 and 18; noted the road is narrow at Lots 14 - 16; asked if there
has been a neighborhood meeting; suggested a viewshed review process as neighbors do not
want their views blocked; the lots are too small; lots should be 6,000 square feet and 60' wide;
property is too dense; not in favor of a lot of grading; do not want vehicles obstructing the
sidewalk; would like to see the environmental report (initial study); and not concerned with the
open space as there is a park in the area.
Item 11.a. - Page 55
PLANNING COMMISSION PAGE 4
MINUTES
MARCH 3, 2015
Kirby Gordon, property owner, does not feel there will be an environmental issue with the
proposed project and views will not be impacted.
Chair George opened the public comment period.
John Spencer, Callado Corte, requested extensive notification to go out to the neighbors, more
than the 500'; and questioned why drastic changes are being made as the proposed project
should follow what the City has planned.
Beatrice Spencer, Callado Corte, expressed concern with changing the Code to allow this type
of high density.
Hearing no further comments, Chair George closed the public comment period.
10. NOTICE OF ADMINISTRATIVE DECISIONS SINCE FEBRUARY 17, 2015
This is a notice of administrative decision for Minor Use Permits, including any approvals,
denials or referrals by the Community Development Director. An administrative decision must
be appealed or called up for review by the PlanninQ Commission by a majority vote.
Case No. Applicant Address Description Action Planner
ARCH 14-009 Ten Over Studio 307 E. Branch Fagade modifications to the A M. Downing
Street eastern tenant space of the
former JJ's building
11. COMMISSION COMMUNICATIONS
Chair George reported that the new Commissioners have not been added to the City's website.
12. STAFF COMMUNICATIONS
None
13. ADJOURNMENT
On motion by Commissioner Keen, seconded by Commissioner Martin and unanimously
carried, the meeting adjourned 8:45 p.m.
ATTEST:
DEBBIE WEICHINGER LAN GEORGE, CHAIR
SECRETARY TO THE PLANNING COMMISSION
(Approved at PC meeting April 7, 2015)
Item 1'I.a. - Page 56
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