R 4690 RESOLUTION NO. 4690
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE
DECLARATION AND APPROVING GENERAL PLAN
AMENDMENT 14-002, SPECIFIC PLAN AMENDMENT 14-
001, CONDITIONAL USE PERMIT 14-009, AND VESTING
TENTATIVE TRACT MAP 14-001; LOCATED AT THE
•
SOUTHWEST CORNER OF EAST GRAND AVENUE AND
SOUTH COURTLAND STREET; APPLIED FOR BY NKT
COMMERCIAL '
WHEREAS, the project site is located in the area of the Berry Gardens Specific Plan and
is identified as Subarea 3; and
WHEREAS, the applicant has filed Specific Plan Amendment 14-001 to amend the Berry
Gardens Specific Plan as it relates to the development of Subarea 3; and
WHEREAS, the applicant has filed General Plan Amendment 14-002 to amend the
General Plan Land Use Element as it relates to development in the area of the
intersection of East Grand Avenue and Court land Street to include single-family detached
housing at multi-family densities as part of mixed-use projects; and
WHEREAS, the applicant has filed Vesting Tentative Tract Map 14-001 to subdivide
Subarea 3 into forty (40) parcels, including three (3) commercial parcels, thirty-six (36)
residential parcels, and one (1) common area parcel.; and
WHEREAS, the applicant has filed Conditional Use Permit 14-009 to develop three (3)
commercial buildings of 3,600-6,500 square-feet; and
WHEREAS, the applicant and the City entered into a Memorandum of Understanding on
February 10, 2015 for the negotiation of a development agreement for the subject
property; and
WHEREAS, the applicant has filed Development Agreement 15-002 in accordance with
the executed Memorandum of Understanding; and
WHEREAS, the Planning Commission of the City of Arroyo Grande reviewed the project
at a duly noticed public hearing on August 18, 2015, recommending the City Council deny
the project; and
WHEREAS, the City Council has reviewed this project in compliance with the California
Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande
Rules and Procedures for Implementation of CEQA and has reviewed the draft Mitigated
Negative Declaration; and -
RESOLUTION NO. 4690
PAGE 2
WHEREAS, the City Council of the City of Arroyo Grande has reviewed the project at a
duly noticed public hearing on October 8, 2015; and
WHEREAS, the City Council finds, after due study, deliberation and public hearing, the
following circumstances exist:
General Plan Amendment Findings:
1. The proposed General Plan Amendment is consistent with the goals,
objectives, policies and programs of the General Plan and will not result in
any internal inconsistencies within the plan.
The proposed General Plan Amendment would modify LU5-10.1 as it
relates to the subject property to allow the development of single-family
detached housing as part of a mixed-use project at a density comparable to
multi-family densities. The proposed General Plan Amendment will not
result in any internal inconsistencies within the remainder of the General
Plan and requiring development of housing comparable to the density of
multi-family development is consistent with the goals, objectives, policies
and programs of the General Plan.
2. The proposed amendment will not adversely affect the public health, safety
and welfare;
There is nothing contained within the proposed General Plan Amendment
that will adversely affect the public health, safety or welfare, as the
proposed General Plan Amendment involves the allowance of single-family
residential development on the project site as part of a mixed-use
development and at a density comparable to multi-family densities
consistent with the Mixed-Use (MU) land use designation.
3. The potential environmental impacts of the proposed amendment are
insignificant or can be mitigated to an insignificant level, or there are
overriding considerations that outweigh the potential impacts;
The proposed General Plan Amendment and resulting project have been
reviewed in compliance with the California Environmental Quality Act
(CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and
Procedures for implementation of CEQA and the impacts of the proposed
project have been included in a draft Initial Study and Mitigated Negative
Declaration dated November 10, 2014, which was revised in July 2015, and
have been reduced to an insignificant level.
Specific Plan Amendment Findings:
1. The proposed Specific Plan Amendment is, consistent with the goals,
objectives, policies and programs of the General Plan.
The proposed Specific Plan Amendment would allow the development of
RESOLUTION NO. 4690
PAGE 3
4.47 acres with commercial and single-family detached residential at a
density comparable to multi-family density consistent with the goals,
objectives, policies and programs of the General Plan.
2. The proposed Specific Plan Amendment will not adversely affect the public
health, safety and welfare or result in-an illogical land use pattern;
There is nothing contained within the proposed Specific Plan Amendment
that will adversely affect the public health, safety or welfare. The proposed
Specific Plan Amendment contains mixed-use development standards
which are consistent with the Mixed-Use (MU) land use designation, have
single-family detached residential density comparable to multi-family
density, and provide for an adequate buffer between dissimilar uses
(commercial and residential); therefore, the proposed Specific Plan
Amendment will not result in an illogical land use pattern.
3. The proposed Specific Plan Amendment is necessary and desirable in
order to implement the provisions of the General Plan;
The proposed Specific Plan Amendment is necessary to implement
provisions of the General Plan regarding higher-intensity mixed-use
development of 4.47 acres of vacant land along the City's main commercial
corridor(East Grand Avenue).
4. The development standards contained in the proposed Specific Plan
Amendment will result in a superior development to that which would occur
using standard zoning and development regulations.
The development standards contained within the proposed Specific Plan
Amendment will result in a superior development to that which would occur
using standard zoning and development regulations as they allow for
development of a higher-intensity mix of uses, including commercial, and
single-family detached residential at a density comparable to multi-family
density.
5. The proposed Specific Plan Amendment will not create internal
inconsistencies within the Specific Plan and is consistent with the purpose
and intent of the Specific Plan it is amending.
The proposed Specific Plan Amendment will not create any internal
inconsistencies within the Berry Gardens Specific Plan and is consistent
with the Berry Gardens Specific Plan'-as it provides for both commercial
and residential development.
Vesting Tentative Tract Map Findings:
1. - The proposed tentative tract map is consistent with the goals, objectives,
policies, plans, programs, intent and requirements of the Arroyo Grande
General Plan, as well as any applicable specific plan, and the requirements
RESOLUTION NO. 4690
PAGE 4
of this title.
The proposed Vesting Tentative Tract Map would allow the subdivision of
4.47 acres into forty (40) lots consistent with the General Plan and Berry
Gardens Specific Plan for the development of commercial and single-family
detached residential with densities comparable to multi-family densities.
2. The site is physically suitable for the type of development proposed.
The site is 4.47 acres of vacant land adjacent to one of the City's main
commercial corridors and is suitable for the development of higher-intensity
mixed-use development including commercial and high-density, detached
single-family residential with densities comparable to multi-family densities
consistent with the Mixed-Use land use designation of the General Plan and
the Beny Gardens Specific Plan.
3. The site is physically suitable for the proposed density of development.
The site is 4.47 acres of vacant land and is identified with the Mixed-Use
land use designation of the General Plan, which allow high density
residential development. The proposed residential development will not
exceed the maximum allowable density of the district and is comparable to
multi-family densities.
4. The design of the tentative tract map or the proposed improvements are not
likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
The design of the tract map is not anticipated to cause substantial
environmental damage due to the implementation of mitigation measures .
identified in the draft Initial Study and Mitigated Negative Declaration
prepared for the project and revised in July 2015, in accordance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines,
and the Arroyo Grande Rules and Regulations for Implementation of CEQA.
5. The design of the subdivision or type of improvements is not likely to cause
serious public health problems.
'
With approval of the General Plan Amendment, the design of the
subdivision will be in compliance with the Mixed-Use performance
standards of the Municipal Code, which will allow adequate design and
separation of incompatible uses to prevent serious public health problems.
6. The design of the tentative tract map or the type of improvements will not
conflict with easements acquired by the public-at-large for access through,
or use of, property within the proposed tentative tract map or the alternate
easements for access or for use will be provided, and that these alternative
easements will be substantially equivalent to ones previously acquired by
the public.
RESOLUTION NO. 4690
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There are no easements for the public-at-large currently on the subject
property. Emergency' access easements to the multi-family housing
project to the south will be modified and recorded to ensure adequate
access is maintained for emergency response purposes.
7. The discharge of waste from the proposed subdivision into an existing
community sewer system will not result in violation of existing requirements
as prescribed in Division 7 (commencing with Section 13000) of the
California Water Code.
The proposed development will retain the 95th percentile of water
discharge on site and excess discharge will be directed to an existing
infiltration basin across South Courtland Street. No discharge of waste will
result in a violation identified in Division 7 of the California Water Code.
8. Adequate public services and facilities exist or will be provided as the result
of the proposed tentative tract map to support project development.
There are adequate provisions for public services to serve the project
development and no deficiencies exist.
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of
this title, the goals, and objectives of the Arroyo Grande General Plan, and
the development policies and standards of the City.
The proposed development for commercial and high-density, single-family
detached residential uses at a density comparable to multi-family densities
is consistent with development standards for the Gateway Mixed-Use
zoning district per Municipal Code Section 16.36.020, the Beny Gardens
Specific Plan, and the Arroyo Grande General Plan.
2. The proposed use would not impair the integrity and character of the district
in which it is to be established or located.
There is nothing contained within the proposed Specific Plan Amendment
that will adversely affect the public health, safety or welfare. -The proposed
Specific Plan Amendment contains mixed-use development standards
which are consistent with the Mixed-Use (MU) land use designation and
provide for an adequate buffer between dissimilar uses (commercial and
residential); therefore, the proposed Specific Plan Amendment will not result
in an illogical land use pattern.
RESOLUTION NO. 4690
PAGE 6
3. The site is suitable for the type and intensity of use or development that is
proposed. .
The site is 4.47 acres of vacant land and is identified with the Mixed-Use
land use designation of the General Plan, which allow commercial and high
density residential development. The proposed commercial and residential
development will not exceed the maximum allowable density of the district
and is comparable to multi-family densities.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The provisions for water, sanitation, and public utilities were examined
during development and revision of the Initial Study and subsequent
Mitigated Negative Declaration and it was determined that adequate public
services will be available for the proposed project and will not result in
substantially adverse impacts.
5. The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improvements in the vicinity.
The proposed use will not be detrimental to the public health, safety or
welfare, nor will it be materially injurious to properties or improvements in
the vicinity as it will comply with the Berry Gardens Specific Plan, all
applicable codes and standards of the Municipal Code, and in accordance
with conditions of approval specifically developed for the project.
Required CEQA Findings:
1. The City of Arroyo Grande has prepared an Initial Study pursuant to Section 15063
of the Guidelines of the California Environmental Quality Act (CEQA), for General
Plan Amendment 14-002, Specific Plan Amendment 14-001, Vesting Tentative
Tract Map 14-001 and Conditional Use Permit 14-009 and was subsequently
revised to include Development Agreement 15-002.
2. Based on the Initial Study, a Mitigated Negative Declaration was prepared for
public review. A copy of the Mitigated Negative Declaration and related materials
is located at City Hall in the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and considering
the record as a whole, the City Council adopts the Mitigated Negative Declaration
and finds that there is no substantial evidence of any significant adverse effect,
either individually or cumulatively on wildlife resources as defined by Section 711.2
of the Fish and Game Code or on the habitat upon which the wildlife depends as a
result of development of this project. Further, the City Council find that said
Mitigated Negative Declaration reflects the City's independent judgment and
analysis.
RESOLUTION NO. 4690
PAGE7
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo,
Grande hereby adopts the Draft Mitigated Negative Declaration as set forth in Exhibit "B",
a full copy of which is on file in the Community Development Department and directs the
City Clerk to file a Notice of Determination, approves General Plan Amendment 14-002
as set forth in Exhibit "C", attached hereto and incorporated herein by this reference,
approves Specific Plan Amendment 14-001 as set forth in Exhibit "D", attached hereto
and incorporated herein by this reference, and approves Vesting Tentative Tract Map 14-
001 and Conditional Use Permit 14-009 as set forth in Exhibit "E", attached hereto and
incorporated herein by this reference, with the above findings and subject to the
conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this
reference.
On motion by Council Member Barneich, seconded by Council Member Guthrie, and by
the following roll call vote, to wit:
AYES: Council Members Barneich, Guthrie, Harmon
NOES: Council Member Brown, and Mayor Hill
ABSENT: None
the foregoing Resolution was adopted this 8th day of October, 2015.
RESOLUTION NO.
PAGE 8
l
JIM , MAYOR
ATTEST:
KITTY NO ON, DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
22117rU-----■trit
DIANNE THOMPS rip MANAGER
APPROVED AS TO FORM:
ATHER K. WHITHAM; CITY ATTORNEY
•
RESOLUTION NO. 4690
PAGE 9
EXHIBIT 'A' .
CONDITIONS OF APPROVAL
DEVELOPMENT AGREEMENT 15-002; GENERAL PLAN AMENDMENT 14-002;
SPECIFIC PLAN AMENDMENT 14-001; VESTING TENTATIVE TRACT MAP 14-001;
AND CONDITIONAL USE PERMIT 14-009
SOUTHWEST CORNER OFEAST GRAND AVENUE AND
SOUTH COURTLAND STREET
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the subdivision of 4.47 acres at the southwest corner of
the East Grand Avenue and Court land Street intersection for the construction of
thirty-six (36) single-family residences and three (3) commercial buildings of
approximately 15,600 square-feet of floor area, in accordance with the plans
presented to the City Council at the Public Hearing on October 8, 2015, including
revised Sheet EX1, dated September 4, 2015.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval and mitigation measures
for General Plan Amendment 14-002, Specific Plan Amendment 14-001, Vesting
Tentative Tract Map 14-001, and Conditional Use Permit 14-009.
4. This application shall automatically expire on October 8, 2017 unless the final map
is recorded or an extension is granted pursuant to Section 16.12.140 of the
Development Code.
5. Development shall conform to the Gateway Mixed-Use zoning district requirements
except as otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
• the City Council at the meeting of October 8, 2015 and marked Exhibit "D", on file
in the Community Development Department, including revised Sheet EX1, dated
September 4, 2015.
7. The applicant shall agree to indemnify and defend at his/her sole expense any
action brought against the City, its present or former agents, officers, or employees
because of the issuance of said approval, or in any way relating to the
implementation thereof, or in the alternative, to relinquish such approval. The
applicant shall reimburse the City, its agents, officers, or employees, for any court
RESOLUTION NO. 4690
PAGE 10
costs and attorney's fees which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at, its own expense in the-defense of any such action but
such participation shall not relieve applicant of his/her obligations under this
condition.
8. A copy of these conditions and mitigation measures shall be incorporated into all
construction documents.
9. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural
elevations and landscape plan.
10. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code except as otherwise approved in the Berry Gardens Specific Plan. Prior to
issuance of a building permit, all illegal signs shall be removed, if any.
11. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130
"Screening Requirements", except as otherwise modified by this approval.
12. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
13. The developer shall comply with Development Code Chapter 16.56, "Parking and
Loading Requirements", except as otherwise modified by this approval. All parking
spaces adjacent/parallel to a wall, fence, or property line shall have a minimum
width of 11 feet.
14. Where off-street parking areas are situated such that they are visible from the
street, an earthen berm, wall, landscaping, and/or combination
wall/berm/landscaping three feet (3') in height shall be erected within the required
landscape area to screen the parking area.
15. All parking areas of five or more spaces shall have an average of one-half foot-
candle illumination per square foot of parking area for visibility and security during
hours of darkness.
16. Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials, and shall be made of an exterior finish that
complements the architectural features of the main building. The trash enclosure
area shall accommodate recycling container(s). The location and function of the
trash enclosures shall be reviewed and approved by South County Sanitation prior
to approval of the improvement plans.
RESOLUTION NO. 4690
PAGE 11
17. Final architecture and design and location of the trash. enclosure(s) shall be
reviewed by the Architectural Review Committee and approved by the Community
Development Director.
18. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction activities
shall be restricted to the hours of 7 AM and 5 PM Monday through Friday where
adjacent to existing residential. No construction shall occur on Saturday or
Sunday where adjacent to existing residential.
19. At the time of application for construction permits, the applicant shall provide
details on any proposed exterior lighting. The lighting plan shall include the height,
location, and intensity of all exterior lighting consistent with Section 16.48.090 of
the Development Code. All lighting fixtures shall be shielded so that neither the
lamp nor the related reflector interior surface is visible from adjacent properties. All
lighting for the site shall be downward directed and shall not create spill or glare to
adjacent properties. All lighting shall be energy efficient (e.g. LED).
20. All new construction shall utilize fixtures and designs that minimize water and
energy usage. Such fixtures shall include, but are not limited to, low flow
showerheads, water saving toilets, instant water heaters and hot water
recirculating systems. Water conserving designs and fixtures shall be installed
prior to final occupancy.
21. Landscaping in accordance with the approved landscaping plan shall be installed
or bonded for before final building inspection/establishment of use. The, landscape
and irrigation plan shall be prepared by a licensed landscape architect subject to
review and approval by the Community Development and Public Works
Departments.' The landscape plan shall be in conformance with Development
Code Chapter 16.84 (Water Efficient Landscape Requirements) and shall include
the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes:
i. Deep root planters shall be included in areas where trees are within
five feet (5') of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads,
drip irrigation, mulch, gravel, drought tolerant plants.
RESOLUTION NO. 4690
PAGE 12
iii. An automated irrigation system using smart controller (weather
based) technology.
iv. The selection of groundcover plant species shall include drought
tolerant and/or native plants.
v. Linear planters shall be provided in parking areas.
vi. Turf areas shall be limited in accordance with Section 16.84.040 of
the Development Code.
22. All planted areas shall be continuously maintained in a healthy, growing condition,
shall 'receive regular pruning, fertilizing, mowing and trimming, and shall be kept
free of weeds and debris by the owner or person in possession of such areas. Any
damaged, dead or decaying plant material shall be replaced within thirty (30) days
from the date of damage.
23. Trees shall be provided at a ratio of one tree for every five parking spaces.
24. For projects approved with specific exterior building colors, the developer shall
paint a test patch on the building including all colors. The remainder of the building
may not be painted until inspected by the Community Development Department to
verify that colors are consistent with the approved color board. A 48-hour notice is
required for this inspection.
25. All new commercial electrical panel boxes shall be installed inside the building(s).
26. All Fire Department Connections (FDC) shall be located near a fire hydrant,
adjacent to a fire access roadway, away from the public right-of-way, incorporated '
into the design of the site, and screened to the maximum extent feasible.
27. Double detector check valve assemblies shall be located directly adjacent to or
within the respective building to which they serve.
28. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from
public view with materials architecturally compatible with the main structure. It is
especially important that gas and electric meters, electric transformers, and large
water piping systems be completely screened from public view. All roof-mounted
equipment which generates noise, solid particles, odors, etc., shall cause the
objectionable material to be directed away from residential properties.
29. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions of approval have occurred, or are occurring, this approval may be
RESOLUTION NO. 4690
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revoked pursuant to Development Code Section 16.08.100.
SUBDIVISION CONDITIONS
30. The developer shall comply with Development Code Chapter 16.20 "Land
Divisions".
31. The developer shall comply with Development Code Chapter 16.64 "Dedications,
Fees and Reservations."
32. The developer shall comply with Development Code Chapter 16.68
"Improvements".
33. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that
are administered by a subdivision homeowners' association, formed by the
applicant for the area within the subdivision. The CC&R's shall be reviewed and
approved by the City Attorney and recorded prior to or concurrently with the final
map. At a minimum, the CC&R's shall:
a. Provide for maintenance of the driveways, common areas, sewer lines and
other facilities;
b. Prohibit additions to the units;
c. Require garages to be kept clear for parking cars at all times; and
d. Inform residents of the water conservation requirements placed on this
project.
34. The applicant shall remove all structures in conflict with new lot lines.
INCLUSIONARY HOUSING
35. The developer shall comply with Development Code Chapter 16.80 "Inclusionary
Affordable Housing Requirements", which includes the appropriate in-lieu fee be
paid prior to issuance of the first ministerial permit, including but not limited to
grading, demolition, or building permit for all or any part of the project.
SPECIAL CONDITIONS
36. Crosswalks across South Court land Street and East Grand Avenue from the
project site shall be upgraded or fair share in-lieu fees provided to include
flagstone patterned, color stained concrete, subject to the approval of the
Community Development Director and Public Works Director.
37. All aisles, approach lanes, and maneuvering areas in the parking lot of Subarea 3a
RESOLUTION NO. 4690
PAGE 14
shall be clearly marked with directional arrows to simplify vehicular movement.
38. A minimum of one (1) motorcycle parking space shall be provided in Subarea 3a.
39. The map may be phased in accordance with the Subdivision Map Act. If such
map phasing is to occur, the following improvements shall be made in accordance
with the timelines included in each: ,
a. Water— The public water main shall be extended from East Grand Avenue
and South Court land Street to the boundary of Phase II as shown on the
Utility Plan, prior to recordation of either Phase.
b. Sewer—The public sewer main shall be extended to the boundary of Phase
I and Phase II along South Courtland Street as shown on the Utility Plan,
prior to recordation of either Phase.
c. Storm Drains — The public storm drain main shall be extended and upsized
as deemed necessary by the City Engineer to the boundary of Phase I and
Phase II along South Courtland Street as shown on the Utility Plan, prior to
recordation of either Phase.
d: Retaining Wall — The shared retaining wall between Phase I and Phase II
shall be installed as shown on the Civil Site Plan, prior to recordation of
either Phase.
e. Grading and Drainage — The drainage on Phase I shall be directed away
from Phase II in a manner compliant with City standards, to the satisfaction
of the City Engineer, prior to recordation of either Phase.
f. Prior to Final Map recordation, all frontage improvements must be installed
along South Courtland Street and East Grand Avenue, including:
i. Curb, gutter and sidewalk;
ii. Street trees;
iii. Traffic signal relocation; and
iv. Final road sealing, striping and roadway signage..
40. Prior to issuance of a grading permit, the developer shall reimburse the City for the
proportionate costs associated with expansion of the Poplar Ponding Basin.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
CBC/CFC
41. The project shall comply with the most recent editions of the California State Fire
and Building Codes and the International Building and Fire Codes as adopted by
the City of Arroyo Grande.
FIRE LANES
42. Prior to issuance of a certificate of occupancy, the applicant shall post
RESOLUTION NO. 4690
PAGE 15
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
43. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
44. Project shall have a fire flow in accordance with the California Fire Code.
45. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
46. The developer shall relocate the existing fire hydrant at the west end of the project
site on East Grand Avenue to be adjacent to the west end of the western
commercial building.
47. The applicant shall install a new fire hydrant per City Standards approximately
halfway between East Grand Avenue and the residential project entrance,
adjacent to South Court land Street (at approximately Lot 9).
48. The developer shall install a new fire hydrant per City standards immediately south
of the residential project entrance (at approximately Lot 18).
SECURITY KEY BOX
49. The applicant must provide an approved "security key vault," per Building and Fire
Department guidelines and per the California Fire Code.
FIRE SPRINKLER
50. All buildings must be fully sprinklered per Building and Fire Department guidelines
and per the California Fire Code.
51. Provide Fire) Department approved access or sprinkler-system per National Fire
Protection Association Standards.
ABANDONMENT/ NON-CONFORMING
52. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
DEMOLITION PERMIT/ RETAINING WALLS
RESOLUTION NO. 4690
PAGE 16
53. A demolition permit must be applied for, approved and issued. All asbestos and
lead shall be verified if present and abated prior to permit issuance.
" SPECIAL CONDITIONS
54. The Applicant shall provide fully improved secondary means of emergency
access from the southwest corner of the project site leading to/from the People's .
Self Help Housing to South Courtland Street. Access shall be provided in
accordance with California Fire Code Appendix Section D107 and the previously -
recorded access easement. Minimum clearances and turning movements shall
accommodate the Fire Department's ladder truck.
55. The development shall provide safe accessible paths of travel to the satisfaction of
the Building Official, in accordance with Americans with Disabilities Act
requirements.
ENGINEERING DIVISION CONDITIONS
All Engineering conditions of approval as listed below are to be complied with prior
to recording the map or finalizing the permit, unless specifically noted otherwise.
GENERAL CONDITIONS
56. The developer shall be responsible during construction for cleaning City streets,
curbs, gutters and sidewalks of dirt tracked from the project site. The flushing of
dirt or debris to storm drain or sanitary sewer facilities shall not be permitted.
The cleaning shall be done after each day's work or as directed by the Director
of Public Works, the Community Development Director or his/her representative.
57. For work requiring engineering inspections, perform construction activities during
normal business hours (Monday through Friday, 7 A.M. to 5 P.M.), for noise and
inspection purposes. The developer or contractor shall refrain from performing
any work other than site maintenance outside of these hours, unless an
emergency arises or approved by the Community Development Director. The City
may hold the developer or contractor responsible for any expenses incurred by the
City due to work outside of these hours.
58. Trash enclosure area(s) shall have a roof structure (grease trap) to reduce
stormwater pollution runoff.
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PAGE 17
59. Trash enclosure area(s) shall be screened from public view with landscaping or
other appropriate screening materials, and shall be reserved exclusively for
dumpster and recycling container storage. Interior vehicle travel ways shall be
designed to be capable of withstanding loads imposed by trash trucks.
60. All residential units shall be designed to mitigate impacts from non-residential
project noise, in compliance with the City's noise regulations.
61. All project improvements shall be designed and constructed in accordance with
the City of Arroyo Grande Standard Drawings and Specifications.
62. The property owner shall provide maintenance of all landscaping placed in and
adjacent to the'development, including in bulb outs.
' 63. Submit as-built plans at the completion of the project or improvements as directed
by the Community Development Director. One (1) set of mylar prints and an
electronic version on CD in AutoCAD format shall be required. As-built plans shall
be required prior to release of the Faithful Performance Bond.
64. Submit three (3) full-size paper copies and one (1) full-size mylar copy of approved
improvement plans for inspection purposes during construction.
65. If adequate public right-of-way does not exist beyond the back of sidewalk and/or
curb ramp, a public pedestrian access easement may be required. The
easement(s) shall be recorded prior to building permit issuance. The applicant
shall provide any required exhibits necessary to define the area of the easement
along with current ownership information and a legal description.
66. In accordance with Municipal Code Section 13.24.110 for Stormwater
Management, the Registered Civil engineer shall provide certification of the best
management practices (BMP's) used and shall demonstrate compliance with all
applicable standards in the ordinance, prior to approval of the final
map/improvement plans.
67. Show all required short-term and long-term bicycle parking per Municipal Code
Chapter 16.56 and any project specific conditions to the satisfaction of the
Community Development Department. The building plans shall provide a detailed
site plan of any racks and all dimensions and clearances to obstructions per city
standard.
IMPROVEMENT PLANS
68. Improvement plans (including the following) shall be prepared by a registered Civil
Engineer or qualified specialist licensed in the State of California and approved by
the Public Works or Community Development Department:
RESOLUTION NO. 4690
PAGE 18
a. Grading, drainage and erosion control.
b. Street paving, curb, gutter and sidewalk.
c. Public utilities.
d. Water and sewer.
e. Landscaping and irrigation.
f. Other improvements as required by the Community Development Director.
_ (NOTE: All plan sheets must include City standard title blocks)
69. The site plan shall include the following:
a. The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
b. The location, size and orientation of all trash enclosures.
c. All existing and proposed parcel lines and easements crossing the property.
d. The location and dimension of all existing and proposed paved areas.
e. The location of all existing and proposed public or private utilities.
70. Landscape and irrigation plans are required within the public right-of-way, and shall
be approved by the Public Works Director.
71. . Improvement plans shall include plan and profile of existing and proposed utilities.
72. Submit all retaining wall calculations for review and approval by the Community
Development Director for walls not constructed per City standards.
73. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
74. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City or Caltrans).
STREET IMPROVEMENTS
75. Obtain approval from the Public Works Director prior to excavating in any street
recently over-laid or slurry sealed. The Director shall approve the method of repair
of any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal.
76. All street repairs shall be constructed to City standards.
77. Street structural sections shall be determined by an R-Value soil test or
recommendation by a soils report, but shall not be less than 3" of asphalt and 6" of
Class II AB.
78. The developer shall show that emergency vehicles can negotiate streets through
RESOLUTION NO. 4690
PAGE 19
the several right angle turns.
79. All plans shall show the City's complete right-of-way on South Court land Street
and East Grand Avenue.
80. Guest parking shall be spread throughout the development due to street parking
not being available on the project site.
81. The developer shall provide a striping plan to include a five foot (5') bike lane, turn
lane and travel way on South Court land Street.
82. The developer shall provide Type 2 Slurry Seal or Microsurfacing on full road width
of South Court land Street for the entire length of project frontage and on East
Grand Avenue for the entire length of project frontage to the median.
CURB, GUTTER, AND SIDEWALK
83. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
84. In special designated zones, including where driveways cross pedestrian
sidewalks, new facilities shall be color and/or installation of exposed aggregate
concrete finish shall be as directed by the Community Development Director.
85. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards. The project shall include sidewalk and
ADA compliant paths consistent with State Standards.
86. The applicant shall dedicate a pedestrian access easement(s) when the ADA
sidewalk extension does not fall within the City's right-of-way.
87. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
88. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director.
DEDICATIONS AND EASEMENTS
89. A private/public (fire, water main, sewer, open space, drainage) easement shall be
reserved on the map.
90. A Public Utility Easement (PUE) shall be dedicated a minimum 10 feet wide
adjacent to all public streets. The PUE shall be wider where necessary for the
RESOLUTION NO. 4690
PAGE 20
installation or maintenance of the public utility vaults, pads, or similar facilities.
91. A blanket Public Utility Easement (PUE) shall be dedicated over the project site.
(CONDOMINIUM PROJECTS)
92. Street tree planting and maintenance easements shall be dedicated adjacent to all
street right-of-ways. Street tree easements shall be a minimum of 10 feet beyond
the right-of-way and PUE, except that street tree easements shall exclude the area
covered by public utility easements.
93. Access shall be denied to East Grand Avenue and South Court land Street
except at designated entries. The access denial shall be offered by the property
owner and recorded on the map or other document as is acceptable to the City.
94. A ten foot (10') sewer main and/or water main easement(s) shall be dedicated to
the City via an agreement or the Tract map.
95. All easements, abandonments, or similar documents to be recorded as a
document separate from a map, shall be prepared by the applicant on 8 1/2 x 11
City standard forms, and shall include legal descriptions, sketches, closure
calculations, and a current preliminary title report. The Developer shall be
responsible for all required fees, including any additional required City processing.
96. The developer shall obtain agreement from Peoples' Self Help Housing for the
disposition of Item No. 6 in the Title Report.
97. The subdivider shall enter into a subdivision agreement for the completion and
guarantee of improvements required. The subdivision agreement shall be on a
form acceptable to the City.
GRADING AND DRAINAGE
98. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit two
(2) copies of the final project-specific Storm Water Pollution Prevention Plan
(SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis
Obispo Regional Water Quality Control Board (RWCB) requirements.
99. All grading shall be performed in accordance with the City Grading Ordinance.
100. All drainage facilities shall be designed to accommodate a 100-year storm flow.
Provide a complete drainage report.
101. The developer shall provide appropriate documentation stating the projects
compliance with the post-construction requirements set by the State Water
RESOLUTION NO. 4690
PAGE 21
Resources Control Board and Municipal Code Title 16, Chapter 68. The
statement shall clearly identify the level of compliance with each of the applicable
Performance Requirements the project is subject to. The statement shall be
signed and stamped by the Engineer of Record and shall include any identified
deficiencies, per Performance Requirements.
102. Submit a soils report for the project shall be prepared by a registered Civil
Engineer and supported by adequate test borings. All earthwork design and
grading shall be performed in accordance with the approved soils report.
103. The Developer shall provide specific design for drainage systems in compliance
with the Regional Water Quality Control Board requirements and Municipal Code
Title 16, Chapter 68.
104. The applicant shall:
A) Provide on-site storm water retardation facilities designed and constructed
to Public Works and Community Development requirements, and the
following:
a. The facilities shall be designed to reduce the peak flow rate from a
post-development 100-year storm.
b. The 100-year basin outflow shall not exceed the pre-development
flow.
c. The 100-year basin outflow shall be limited to a level which does not
cause the capacity of existing downstream drainage facilities to be
exceeded.
d. The basin design shall include freeboard equal to 20 percent of the
basin depth, to a minimum of 12 inches.
e. The basin shall be fully constructed and functional prior to occupancy
for any building permit within the project.
f. The basin shall be maintained by the property owner.
g. The basin shall be maintained by a homeowner's association. The
City shall approve the related language in the association CC&R's
prior to recordation.
h. The basin shall be maintained by a landscape maintenance district.
The maintenance district shall be recorded concurrently with the
map.
i. The basin design shall include landscaping and irrigation.
j. The basin shall be fenced around the perimeter. Fencing shall be six
feet (6') tall.
OR
RESOLUTION NO. 4690
PAGE 22
B) Connect proposed drainage facilities to the existing Poplar Basin designed
and installed in accordance with City Standards and State Water
Resources Control Board Post-Construction requirements, including
retention of the 95th percentile on site.
WATER
105. Whenever possible, all water mains shall be looped to prevent dead ends. The
Public Works Director must grant permission to dead end water mains.
106. The applicant shall extend the public water main to adequately serve the project
across.the property frontage.
107. A Reduced Pressure Principle (RPP) backflow device is required on all water
lines to the (structure and/or landscape irrigation). (Commercial development
only).
108. A Double Detector Check (DDC) backflow device is required on the water service
line. Fire Department Connections (FDC) must be remote and locations to be
approved by the Building Official and Fire Chief.
109. The DDC shall be placed inside the building or adjacent to the building. Other
locations for the DDC shall be approved by the Director or Community
Development.
110. Each parcel shall have separate water meters.
111. Lots using fire sprinklers shall have individual service connections. If the units are
to be fire sprinkled, a fire sprinkler engineer shall determine the size of the water
meters.
112. Existing water services to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Public Works Director.
113. Unpermitted fill was placed at the northwest of the property. This fill will have to be
removed or provide certifications from a Civil Engineer.
SEWER
114. The applicant shall extend the sewer main to adequately serve the project across
the property frontage. All new sewer mains shall be a minimum diameter of 8".
115. All sewer laterals within the public right-of-way must have a minimum slope of 2%.
RESOLUTION NO. 4690
PAGE 23
116. Existing sewer laterals to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Public Works Director.
117. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized
for the appropriate use, minimum 4".
118. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with City standards.
119. Obtain approval from the South County Sanitation District for the development's
impact to District facilities prior to permit issuance.
120. Obtain approval from the South County Sanitation District prior to relocation of any
District facilities.
121. The developer shall evaluate the capacity of sewer lift station #7 to take the
additional flow of the development.
PUBLIC UTILITIES
122. The developer shall comply with Development Code Section 16.68.050: All
projects that involve the addition of over 100 square feet of habitable space shall
be required to place service connections underground - existing and proposed
utilities.
123. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
124. Public Improvement plans/Final Map/Parcel Map shall be submitted to the public
utility companies for review and approval. Utility comments shall be forwarded to
the Director of Public Works for approval.
125. Street lights shall be placed 200' — 250' apart on streets 40' or less in width. On
streets greater than 40' in width, a street lighting plan shall be designed and
submitted to the Community Development Director for approval.
FEES AND BONDS FOR ALL CITY DEPARTMENTS
The applicant shall pay all applicable City fees, including the following:
126. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Map check fee for Tract Map.
b. Map check fee for Parcel Map.
c. Plan check for grading plans.
(Based on an approved earthwork estimate)
. ,
RESOLUTION NO. 4690
PAGE 24
d. Plan check for improvement plans.
(Based on an approved construction cost estimate)
e. Permit Fee for grading plans.
(Based on an approved earthwork estimate)
f. Inspection Fee of subdivision or public works construction plans.
(Based on an approved construction cost estimate)
g. Plan Review Fee
(Based on the current Building Division fee schedule)
127. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a. Water Neutralization fee, to be based on codes and rates in effect
at the time of building permit issuance, involving water connection or
enlargement of an existing connection.
b. Water Distribution fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with Municipal
Code Section 13.04.030.
c. Water Meter charge to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Municipal Code
6-7.22.
d. Water Availability charge, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with - (not
correct).
e. Traffic Impact fee, to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Ord. 461 C.S.,
Res. 3021.
f. Traffic Signalization fee, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with Ord. 346
C.S., Res. 1955.
g. Sewer Connection fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with Municipal
Code Section 13.12.190.
h. South San Luis Obispo County Sanitation District Connection
fee in accordance with Municipal Code Section 13.12.180.
i. Drainage fee, as required by the area drainage plan for the area
being developed.
j. Park Development fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall
be provided for existing houses), to be based on codes and rates in
effect at the time of building permit issuance in accordance with Ord.
313 C.S.
k. Construction Tax, the applicant shall pay a construction tax pursuant
to Section 3-3.501 of the Arroyo Grande Municipal Code.
I. Alarm Fee, to be based on codes and rates in effect at the time of
development in accordance with Ord. 435 C.S.
RESOLUTION NO. 4690
PAGE 25
m. Strong Motion Instrumentation Program (SMIP) Fee, to be based
on codes and rates in effect at the time of development in accordance
with State mandate.
n. Building Permit Fee, to be based on codes and rates in effect at'the
time of development in accordance with Title 8 of the Municipal Code.
128. FEES TO BE PAID OR LAND DEDICATED PRIOR TO RECORDATION OF
THE FINAL MAP/PARCEL MAP
a. Park Development fee, the developer shall pay the current park
development fee, and/or donate land in-lieu of, for each lot approved,
in accordance with City Ordinance 313 C.S.
b. Park Dedication, the developer shall dedicate, in accordance with
City Ordinance 313 C.S., land for park purposes.
c. Park Improvement fee, the developer shall pay the current park
improvement fee, for each lot approved, in accordance with City
Ordinance 313 C.S.
129. Preliminary Title Report, a current preliminary title report shall be submitted to
the Director of Public Works prior to checking the map. A current subdivision
guarantee shall be submitted to the Director of Public Works prior to recording
the Map.
BONDING SURETY
130. Erosion Control, prior to issuance of the grading or building permit, all new
residential construction requires posting of a $1,200.00 performance bond for
erosion control and damage to the public right-of-way. This bond is refundable
upon successful completion of the work, less expenses incurred by the City in
maintaining and/or restoring the site.
131. The applicant shall provide bonds or other financial security for the following. All
bonds or security shall be in a form acceptable to the City, and shall be provided
prior to recording of the map, unless noted otherwise. The minimum term for
Improvement securities shall be equal to the term of the subdivision agreement.
a. Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
b. Labor and Materials, 50% of the approved estimated cost of all
subdivision improvements.
c. One Year Guarantee, 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance
of the subdivision improvements.
d. Monumentation, 100% of the estimated cost of setting survey
monuments.
e. Tax Certificate, In accordance with Section 9-15.130 of the
•
RESOLUTION NO. 4690
PAGE 26
Development Code, the applicant shall furnish a certificate from the
tax collector's office indicating that there are no unpaid taxes or .
special assessments against the property
f. Accessory Structures, the applicant shall remove or bond for
removal of all accessory structures not sharing a parcel with a
residence.
g. Garages, the applicant shall construct, or bond for construction of a
two-car garage and driveway for the existing house on lot
h. Curb cuts, the applicant shall construct or bond for construction of
individual curb cuts and paved driveways for parcels.
POLICE DEPARTMENT CONDITIONS
132. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
133. Prior to issuance of a certificate of occupancy, the applicant shall post
handicapped parking, per Police Department requirements.
134. Prior to issuance of a certificate of occupancy, the applicant shall install a
burglary [or robbery] alarm system on commercial buildings per Police Department
, guidelines, and pay the Police Department alarm permit application fee of
($94.00). Annual renewal fee is $31.00.
135. Prior to issuance of a certificate of occupancy, for any parking lots available to
the public located on private lots, the developer shall post private property "No
Parking" signs in accordance with the handout available from the Police
Department.
MITIGATION MEASURES
A negative declaration with mitigation measures has been adopted for this project. The
following mitigation measures shall be implemented as conditions of approval and shall
be monitored by the appropriate City department or responsible agency. The applicant
shall be responsible for verification in writing by the monitoring department or
agency that the mitigation measures have been implemented.
MITIGATION MEASURES:
MM III-1: On-road diesel vehicles shall comply with Section 2485 of Title 13 of
the California Code of Regulations. This regulation limits idling from diesel-
fueled commercial motor vehicles with gross vehicular weight ratings of more
than 10,000 pounds and licensed for operation on highways. It applies to
California and non-California based vehicles. In general the regulation specifies
that drivers of said vehicles:
RESOLUTION NO. 4690
PAGE 27
• Shall not idle the vehicle's primary diesel engine for greater than 5
minutes at any location.
• Shall not operate a diesel-fueled auxiliary power system (APS) to power a
heater, air conditioner, or any ancillary equipment on that vehicle during
sleeping or resting in a sleeper berth for greater that 5 minutes at any
location when within 1,000 feet of a restricted area.
MM III-2: Off-road diesel equipment shall comply with the 5 minute idling
restriction identified in Section 2449(d)(2) of the California Air Resources Board's
In-Use Off-Road Diesel regulation.
MM III-3: Signs must be posted in the designated queuing areas and job sites to
remind drivers and operators of the State's 5 minute idling limit.
MM III-4: The project applicant shall comply with these more restrictive
requirements to minimize impacts to nearby sensitive receptors (adjacent
residential development):
• Staging a queuing areas shall not be located within 1,000 feet of sensitive
receptors;
• Diesel idling within 1,000 feet of sensitive receptors shall not be permitted;
• Use of alternative fueled equipment is recommended; and
• Signs that specify no idling areas must be posted and enforced at the site.
MM III-5: The project shall implement the following mitigation measures to
manage fugitive dust emissions such that they do not exceed the APCD's 20%
opacity limit (APCD Rule 401) or prompt nuisance violations (APCD Rule 402):
• Reduce the amount of the disturbed area where possible;
• Use of water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site and from exceeding the APCD's limit of
20% opacity for greater than 3 minutes in any 60 minute period.
Increased watering frequency would be required when wind speeds
exceed 15 mph. Reclaimed (non-potable) water should be used
whenever possible;
• All dirt stock pile areas should be sprayed daily and covered with tarps or
other dust barriers as needed;
• Permanent dust control measures identified in the approved project
revegetation and landscape plans shall be implemented as soon as
possible, following completion of any soil disturbing activities;
• Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be shown with a fast
germinating, non-invasive, grass seed and watered until vegetation is
established;
RESOLUTION NO. 4690
PAGE 28
• All disturbed soil areas not subject to revegetation should be stabilized
using approved chemical soil binders, jute netting, or other methods
approved in advance by the APCD;
• All roadways, driveways, sidewalks, etc. to be paved should be completed
as soon as possible. In addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are used;
• Vehicle speed for all construction vehicles shall not exceed 15 mph on
any unpaved surface at the construction site;
• All trucks hauling dirt, sand, soil, or other loose materials are to be
covered or should maintain at least two feet of freeboard (minimum
vertical distance between top of load and top of trailer) in accordance with
CVC Section 23'114;
• Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site;
• Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers shall be used with reclaimed
water should be used where feasible. Roads shall be pre-wetted prior to
sweeping when feasible;
• A listing of all required mitigation measures should be included on
grading and building plans; and,
• The contractor or builder shall designate a person or persons to monitor
the fugitive dust emissions and enhance the implementation of the
measures as necessary to minimize dust complaints, reduce visible
emissions below the APCD's limit of 20% opacity for greater than 3
minutes in any 60 minute period. Their duties shall include holidays and
weekend periods when work may not be in progress. The name and
telephone number of such persons shall be provided to the APCD
Compliance Division prior to the start of any grading, earthwork or
demolition.
MM III-6: Prior to the start of the project, the applicant shall obtain all necessary
permits for equipment to be used during construction by contacting the APCD
Engineering Division at (805) 781-5912.
MM III-7: Prior to any grading activities, the project sponsor shall ensure that a
geologic evaluation is conducted to determine if naturally occurring asbestos
(NOA) is present within the area that will be disturbed. If NOA is not present, an
exemption request must be filed with the APCD. If NOA is found at the site, the
applicant must comply with all requirements outlined in the Air Resource Board
(ARB) Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying
and Surface Mining Operations.
MM III-8: Burning of vegetative material on the development site shall be
prohibited.
RESOLUTION NO. 4690
PAGE 29
MM III-9: Should hydrocarbon-contaminated soil be encountered during
construction activities, the APCD shall be notified within forty-eight (48) hours of
such contaminated soil being discovered to determine if an APCD permit is
required. In addition, the following measures shall be implemented 'immediately
after contaminated soil is discovered:
• Covers on storage piles shall be maintained in place at all times in areas
not actively involved in soil addition or removal.
• Contaminated soil shall be covered with at least six (6) inches of packed,
uncontaminated soil or other TPH — non-permeable barrier such as plastic
tarp. No headspace shall be allowed where vapors could accumulate.
• Covered piles shall be designed in such a way as to eliminate erosion due
to wind or water. No openings in the covers are permitted.
• During soil excavation, odors shall not be evident to such a degree as to
cause a public nuisance.
• Clean soil must be segregated from contaminated soil.
MM III-10: Operation of any commercial building with a loading area shall
include the establishment of a 'no idle' zone for diesel-powered delivery vehicles.
Vehicle idling shall be minimized to the maximum extent feasible using the
following techniques:
• Each delivery vehicle's engine shall be shut off immediately after arrival in
the loading dock or loading area, unless the vehicle is actively
maneuvering.
• The scheduling of deliveries shall be staggered to the maximum extent
feasible.
• Vehicle operators shall be made aware of the 'no idle' zone, including
notification by letter to all delivery companies.
• Prominently lettered signs shall be posted in the receiving dock area to
remind drivers to shut off their engines.
• Diesel idling within 1,000 feet of sensitive receptors is not permitted.
• Use of alternative-fueled vehicles is recommended whenever possible.
• Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande - Public Works Dept.,
Building Division, Engineering Division
Timing: Prior to issuance of Grading Permit and during
construction
MM V-1: Any areas where native (non-stockpiled) soil will be disturbed by
construction activities (grading, footings, utilities, etc) shall first be inspected by a
qualified archeologist to determine if any cultural resources are present. Prior to
RESOLUTION NO. 4690
PAGE 30
construction activities and if cultural resources are present, a phase two
archeological study shall be conducted by a qualified archeologist and further
mitigation measures identified and implemented.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division; Public
Works Department
Timing: Prior to issuance of a grading permit
MM V-2: If a potentially significant cultural resource is encountered during
subsurface earthwork activities, all construction activities within a 100-foot radius
of the find shall cease until a qualified archaeologist determines whether the
uncovered resource requires further study. A standard inadvertent discovery
clause shall be included in every grading and construction contract to inform
contractors of this requirement. Any previously undiscovered resources found
during construction shall be recorded on appropriate California Department of
Parks and Recreation (DPR) forms and evaluated for significance in terms of
California Environmental Quality Act criteria by a qualified archaeologist.
Potentially significant cultural resources consist of, but are not limited to, stone,
bone, glass, ceramic, wood, or shell artifacts; fossils; or features including
hearths, structural remains, or historic dumpsites. If the resource is determined
significant under CEQA, the qualified archaeologist shall prepare and implement
a research design and archaeological data recovery plan that will capture those
categories of data for which the site is significant. The archaeologist shall also
perform appropriate technical analysis, prepare a comprehensive report, and file
it with the appropriate Information Center and provide for the permanent curation
of the recovered materials.
MM V-3: If human remains are encountered during earth-disturbing activities, all
work in the adjacent area shall stop immediately and the San Luis Obispo
County Coroner's office shall be notified immediately. If the remains are
determined to be Native American in origin, the Native American Heritage
Commission shall be notified and will identify the Most Likely Descendent, who
will be consulted for recommendations for treatment of the discovered remains.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division; Public
Works Department
Timing: Prior to issuance of a grading permit and during grading
activities
MM VI-1: Prior to grading permit issuance, the project proponent shall submit a
revised geotechnical study or addendum to the original study that either states
that all conclusions and recommendations in the original report are valid or, if the
original conclusions and recommendations are not valid, includes updated
RESOLUTION NO. 4690
PAGE 31
conclusions and recommendations where necessary.
MM VI-2: All construction plans shall incorporate the recommendations of and
updated geotechnical study based on the study prepared for the project by GSI
Soils Inc. dated April 2006.
Responsible Party: Developer -
Monitoring Agency: City of Arroyo Grande — Engineering Division; Public
Works Department
Timing: Prior to issuance of a Grading.Permit
MM VII-1: All construction plans shall reflect the following GHG-reducing
measures where applicable. Prior to issuance of building permits, the project
sponsor shall submit impact reduction calculations based on these measures to
the APCD for review and approval, incorporating the following measures:
• Incorporate outdoor electrical outlets to encourage the use of electric
appliances and tools.
• Provide shade tree planting in parking lots to reduce evaporative
emissions from parked vehicles. Design should provide 50% tree
coverage within 10 years of construction using low ROG emitting, low
maintenance native drought resistant trees.
• No residential wood burning appliances.
• Provide employee lockers and showers. One shower and 5 lockers for
every 25 employees are recommended.
• Trusses for south-facing portions of roofs shall be designed to handle
dead weight loads of standard solar-heated water and photovoltaic
panels. Roof design shall include sufficient south-facing roof surface,
based on structures size and use, to accommodate adequate solar
panels. For south facing roof pitches, the closest standard roof pitch to the
ideal average solar exposure shall be used.
• Increase the building energy rating by 20% above Title 24 requirements.
Measures used to reach the 20% rating cannot be double counted.
• Plant drought tolerant, native shade trees along southern exposures of
buildings to reduce energy used to cool buildings in summer.
• Utilize green building materials (materials which are resource efficient,
recycled, and sustainable) available locally if possible.
• Install high efficiency heating and cooling systems.
• Design building to include roof overhangs that are sufficient to block the
high summer sun, but not the lower winter sun, from penetrating south
facing windows (passive solar design).
• Utilize high efficiency gas or solar water heaters.
• Utilize built-in energy efficient appliances (i.e. Energy Star®).
• Utilize double-paned windows.
• Utilize low energy street lights (i.e. sodium).
• Utilize energy efficient interior lighting.
RESOLUTION NO. 4690
PAGE 32
• Install energy-reducing programmable thermostats.
• Use roofing material with a solar reflectance values meeting the EPA/DOE
Energy Star® rating to reduce summer cooling needs.
• Eliminate high water consumption landscape (e.g., plants and lawns) in
residential design. Use native plants that do not require watering and are
low ROG emitting.
• Provide on-site bicycle parking both short term (racks) and long term
(lockers, or a locked room with standard racks and access limited to
bicyclist only) to meet peak season maximum demand. One bike rack
space per 10 vehicle/employee space is recommended.
• Require the installation of electrical hookups at loading docks and the
connection of trucks equipped with electrical hookups to eliminate the
need to operate diesel-powered TRUs at the loading docks.
• Provide storage space in garage for bicycle and bicycle trailers, or
covered racks / lockers to service the residential units.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande— CDD; Building Division; APCD
Timing: Prior to issuance of a Grading Permit or Building Permit
MM IX-1: The following BMPs shall be incorporated into the project:
• • Roof Downspout System. Direct roof drains to pervious areas to allow
infiltration prior to discharging to water bodies or the municipal storm drain
system.
• Run-off Control. Maintain post-development peak runoff rate and average
volume of runoff at levels that are similar to pre-development levels.
• Labeling and Maintenance of Storm Drain Facilities. Label new storm
drain inlets with "No Dumping — Drains to Ocean" to alert the public to the
destination of stormwater and to prevent direct discharge of pollutants into
the storm drain.
• Vehicle/Equipment Cleaning. Commercial/industrial facilities or multi-
family residential developments of 50 units or greater should either
provide a covered, bermed area for washing activities or discourage
vehicle/equipment washing by removing hose bibs and installing signs
prohibiting such uses. Vehicle/equipment washing areas shall be paved
designed to prevent run-on or run off from the area, and plumbed to drain
to the sanitary sewer.
•
• Car Washing. Commercial car wash facilities shall be designed and
operated such that no runoff from the facility is discharged to the storm
RESOLUTION NO. 4690
PAGE 33
drain system. Wastewater from the facility shall discharge to the sanitary
sewer or wastewater reclamation system.
• Common Area Litter Control. Implement trash management and litter
control for commercial and industrial projects or large-scale residential
developments to prevent litter and debris from being carried to water
bodies or the storm drain system.
• Food Service Facilities. Design food service facilities (including
restaurants and grocery stores) to have a sink or other area for cleaning
floor mats, containers, and equipments that is connected to a grease
interceptor prior to discharging to the sanitary sewer system. The
cleaning area should be large enough to clean the largest mat or piece of
equipment to be cleaned.
• Refuse Areas. Trash compactors, enclosures and dumpster areas should
be covered and protected from roof and surface drainage. Install a self-
contained drainage system that discharges to the sanitary sewer if water
cannot be diverted from the areas.
• Outdoor Storage Controls. Oils, fuels, solvents, coolants, and other
chemicals stored outdoors must be in containers and protected from
drainage by secondary containment structures such as berms, liners,
vaults or roof covers and/or drain to the sanitary sewer system. Bulk
materials stored outdoors must also be protected from drainage with
berms and covers. Process equipment stored outdoors must be
inspected for proper function and leaks, stored on impermeable surfaces
and covered. Implement a regular program of sweeping and litter control .
and develop a spill cleanup plan for storage areas.
• Cleaning, Maintenance and Processing Controls. Areas used for
washing, steam cleaning, maintenance, repair or processing must have
impermeable surfaces and containment berms, roof covers, recycled
water wash facility, and discharge to the sanitary sewer. Discharges to
the sanitary sewer may require pretreatment systems and/or approval of
an industrial waste discharge permit.
• Loading Dock Controls. Design loading docks to be covered, surrounded
by berms or curbs, or constructed to prevent drainage onto or from the
area. Position roof downspouts to direct stormwater away from the loading
area. Water from loading dock areas shall be drained to the sanitary
sewer, or diverted and collected for ultimate discharge to the sanitary
sewer. Door skirts between the trailers and the building should be
installed to prevent exposure of loading activities to rain.
RESOLUTION NO. 4690
PAGE 34
• Street/parking lot Sweeping: Implement a program to regularly sweep
streets, sidewalks and parking lots to prevent the accumulation of litter
and debris. Debris resulting from pressure washing should be trapped
and collected to prevent entry into the storm drain system. Wash water
containing any cleaning agent or degreaser should be collected and
discharged to the sanitary sewer.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; Engineering
Division; Building Division
Timing: Prior to issuance of a Building Permit
MM XII-1: All store deliveries "shall be restricted to between the hours of 7:00 AM
to 10:00 PM, and the current parking limitations on either side of South
Court land Street shall be maintained.
MM XII-2: Any residential structures that would have a direct line of sight to
store delivery areas shall include acoustical treatment to reduce exterior noise
levels by thirty (30) decibels, the cost of which shall be borne by the developers.
MM XII-3: Delivery truck drivers shall be instructed to turn off diesel engines
when trucks are parked or being unloaded.
Responsible Party: Developer -
Monitoring Agency: City of Arroyo Grande — CDD; Engineering
Division; Building Division
Timing: Prior to issuance of a Building Permit
MM XIV-1: The applicant shall pay the mandated Lucia Mar Unified School
District impact fee.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Building Division
Timing: Prior to issuance of a Building Permit
MM XVI-1: For the intersection of Brisco Road and East Grand Avenue, the
applicant shall restripe the westbound approach to include a dedicated
westbound right turn lane, which will require two 11' travel lanes and a 10' turn
lane.
MM XVI-2: For the intersection of Oak Park Boulevard and El Camino Real, the
applicant shall:
• Restripe the westbound left turn lane as a shared left/through lane;
RESOLUTION NO. 4690
PAGE 35
• Restripe the westbound shared through-right lane to a dedicated right turn
lane;
• Provide overlap phasing for the westbound right turn movement; and
• Provide overlap phasing for the eastbound right turn movement.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; Engineering
Division; Public Works Department
Timing: Prior to issuance of a Building Permit
EXHIBIT “B”
INITIAL STUDY/
MITIGATED NEGATIVE
DECLARATION
(Full copy on file in the Community Development Department)
Development Agreement 15-002, General Plan Amendment 14-002, Specific Plan Amendment 14-001,
Conditional Use Permit 14-009 & Vesting Tentative Tract Map 14-001
Southwest Corner of East Grand Avenue and South Courtland Street
November 2014 (Revised July 2015)
EXHIBIT “C”
LU5‐10.1 Promote development of a high intensity, mixed‐use, pedestrian activity node centered
on the Courtland Street/East Grand Avenue intersection as a priority example of
revitalization of this corridor segment known as Gateway. Within the specific plan area,
small lot single-family detached housing may be allowed at multi-family densities if
integrated with and located behind a primary, distinctive, and attractive
commercial/mixed use gateway component.
EXHIBIT “D”
Berry Gardens Specific Plan Amendment – Subareas 3a and 3b
Purpose and Objectives
The purpose and objectives for Subareas 3a and 3b of the Berry Gardens Specific Plan include the
following:
a. Implement the goals, objectives, and policies of the City of Arroyo Grande’s General Plan;
b. Promote high-quality mixed-use commercial/retail development within the City of Arroyo
Grande’s Gateway Mixed-Use District;
c. Increase the City of Arroyo Grande’s supply of entry-level/workforce housing stock; and
d. Produce a functional, aesthetically pleasing project that will serve as a landmark in the City of
Arroyo Grande’s western gateway and complete build-out of the Berry Gardens Specific Plan.
Subareas Defined
Subarea 3a and 3b consists of APN 077-131-052 and APN 077-131-054 (reference Exhibit 3-4.A).
Land Use Designations and Property Development Standards
Subarea 3a – Mixed-Use Commercial
Subarea 3a provides for commercial and/or mixed-use development of approximately 1.04 acres. Unless
otherwise specified in this Specific Plan, allowed uses shall be consistent with those allowed within the
Gateway Mixed‐Use (GMU) zoning district, subject to the same level of review as required by Municipal
Code Section 16.36.030. All development within Subarea 3a shall conform to the following standards:
1. Minimum Front Yard Setback (East Grand Ave): shall be a minimum of 0-5’, consistent with the
Design Guidelines and Standards for Mixed‐Use Districts. The front yard is that side which is
closest to East Grand Avenue (reference Exhibit 3‐4.B).
2. Minimum Street Side Yard Setback (Courtland Street): shall be a minimum of 0-5’. The street
yard is that side which is closest to Courtland Street (reference Exhibit 3‐4.B).
3. Minimum Interior Side Yard Setback (City Limit Line): shall be a minimum of 0-5’. The interior
side yard is that side which is closest to the City Limit Line (reference Exhibit 3‐4.B).
4. Minimum Rear Yard Setback (along subarea 3b): the primary commercial buildings shall be a
minimum of 15’. The rear yard is that side which is closest to Subarea 3b (reference Exhibit
3‐4.B).
5. Maximum Lot Coverage: shall be 50%, inclusive of all enclosed structures.
6. Maximum Floor Area Ratio (FAR): shall be 1.5, inclusive of total floor area.
7. Maximum Building Height: shall be 35’. Total height including any architectural features shall
not exceed 40’.
8. Parking: shall be provided at the ratio of one (1) space for every 250 square‐feet of commercial
building area, one (1) designated parking space for each residential unit, and (1) shared parking
2
8. Parking: Shall be provided at a minimum ratio of one (1) space for every 250 square‐feet of
commercial building area, with one (1) designated parking space required for each residential
unit, and one (1) shared parking space for each residential unit. The shared spaces will be available
for use by the adjacent commercial uses.
9. Prohibited Uses: The following uses shall be prohibited in Subarea 3, due to the proximity to
residential uses:
• Standalone Coffee Roasters;
• Nail Salons;
• Dry‐cleaners;
• Gasoline stations;
• Furniture refurbishing/refinishing;
• Any use involving the application of spray paint.
10. Lighting: Lighting in Subarea 3a shall be shielded to minimize overflow of light into the adjacent
residential neighborhood of Subarea 3b.
11. Signage: Up to one wall sign per building face. Total area for each tenant’s building sign on each
building face shall not exceed 1 ½ sf of sign area for each linear foot of building frontage for the
business. Consistent with the Design Guidelines and Standards for Mixed Use Districts, additional
awning and hanging signs are encouraged to reflect City Character and pedestrian scale with a
maximum of one awning or hanging sign per building face. Signs are subject to discretionary
review and approval.
Subarea 3b ‐ Residential
Subarea 3b provides for entry‐level/workforce housing residential development of approximately 3.12
acres. All development within Subarea 3b shall conform to the following standards:
1. Maximum Density: Shall be a maximum of 20 units per acre.
2. Minimum Lot Size: Shall be 2,000 square‐feet. No subdivision resulting in lots less than this
minimum size shall be allowed.
3. Project Boundary Setbacks:
a. Minimum Project Front Yard Setback (South Courtland Street): Shall be a minimum of 10’.
The front yard is that side which is closest to South Courtland Street (reference Exhibit 3‐
4.B).
b. Minimum Project Interior Side Yard Setback (between Subarea 3a commercial and 3b
residential; between Subareas 3b and 4): Shall be a minimum of 10’ (reference Exhibit 3‐
4.B).
c. Minimum Project Rear Yard Setback (City Limit Line): shall be a minimum of 10’. The rear
yard of the property is that side which is closest to the City Limit Line (reference Exhibit
3‐4.B).
4. Interior Yard Setbacks:
a. Courtyard/common open space area setback: Shall be a minimum of 8 ’
b. Side yard setbacks: Shall be a minimum of 4’
c. Interior private drive setback: Shall be a minimum of 2’
3
5. Maximum Lot Coverage: Shall be 65%, inclusive of all enclosed structures.
6. Maximum Floor Area Ratio (FAR): Shall be 1.25, inclusive of total floor area.
7. Maximum Building Height: Shall be 35’ or two (2) stories, whichever is less. Total height including
any appurtenances shall not exceed 40’.
8. Parking: 2 spaces shall be provided per unit within an enclosed garage and guest spaces shall be
provided at a minimum ratio of 0.5 per unit. Two of the guest parking spaces may be provided in
driveways where feasible
9. Minimum Open Space for Subarea 3b: Shall be 35%.
10. Signage: Shall comply with Municipal Code Section 16.60.040‐A, Subsections A.1 (Single‐family
neighborhood identification) and be subject to discretionary review and approval.
East Grand Avenue Frontage
Development of Subarea 3 shall implement objectives of the General Plan, Design Guidelines and
Standards for Mixed‐Use Districts, and the project’s fair share of the recommendations in the Grand
Avenue Enhancement Plan relating to streetscape character along the East Grand Avenue frontage.
Green Building and Energy Efficiency
All new development shall be accompanied by a summary outlining energy use calculations, design
features and/or operational measures that exceed minimum standards in order to make the development
more ‘green’ and energy efficient.
Access and Circulation
1. Vehicular Access: Vehicular access will be from East Grand Avenue to South Courtland Street.
2. Emergency Access: An emergency access driveway will connect Subareas 3b and 4. The design of
which shall be subject to Fire Department approval. Vehicular access to the driveway may be
optionally restricted to emergency vehicles only through the use of bollards, a gate, or other
mechanism approved by the Fire Chief.
3. Fire Access: Shall be provided per the strict application of the California Fire Code and its
appendices, as approved by the Fire Chief.
4. Pedestrian Connections: Sidewalks shall be provided along East Grand Avenue and South
Courtland Street with connections to interior of the site. Pedestrian pathways shall be provided
in Subarea 3b through the neighborhood green. Sidewalks are not required adjacent to the private
drive.
5. South Courtland Street: The private access drive for Subarea 3b shall be aligned with the existing
commercial development driveway across South Courtland Street. Development of each Subarea
shall include widening of South Courtland Street to its ultimate width along that Subarea’s
frontage. The southwestern curb return at East Grand Avenue and South Courtland Street shall
be rebuilt as a part of the South Courtland Street widening.
4
6. Bicycle Lanes: Shall be provided on South Courtland Street along the project frontage.
Street Trees and Landscaping
Trees shall be provided along South Courtland Street and East Grand Avenue within 10’ of curb edge
where feasible. Internal landscaping for each Subarea shall be subject to discretionary review and
approval and should include drought‐resistant plants and low impact development techniques.
Fences and Walls
Interior fences and walls shall be limited to 6’ in height. To accommodate compact higher density
development, 6’ fence may be combined with an 18 inches retaining wall (exposed wall height) on interior
lots.
Retaining walls (exposed wall height) shall be limited to 6’ in height with discretionary approval. Fencing
above retaining walls is allowed up to 6’ in height (maximum of 12’ combined fence and wall height) when
located adjacent to commercial (lots 4 and 23‐27) and/or along western edge of property (lots 17‐23) to
buffer from large wall expanses of existing buildings. Fencing located adjacent to commercial and/or along
the western edge of the property shall be double sided.
Perimeter fencing or walls along the East Grand Avenue and South Courtland Street frontages shall be
limited to 3.5’ in height unless the portion over 3.5’, up to 6’, is 75% light emitting, or combined with a
raised planter. All fences and walls shall be subject to discretionary review.
Storm Drainage and Water Quality Facilities
Each drainage subarea shall incorporate post‐construction storm water management measures consistent
with Regional Water Quality Control Board standards. Project water quality measures shall be provided
on‐site and include low‐impact design features such as disconnected downspouts, rain gardens and/or
other measures promoting storm water infiltration through surface and/or sub‐surface infiltration basins.
Mitigation of post‐development peak storm water run‐off shall be directed to the east, across South
Courtland Street to the Poplar Basin, which was designed and built to accommodate development of the
Subareas.
Architectural Design Guidelines
Subarea 3a
1. Buildings: No specific architectural theme is required; however all buildings within the Subarea
3a shall reflect a mixed‐use commercial character consistent with the Gateway Mixed‐Use District
objectives.
2. Site Design: Site design shall include plazas or paseos and contribute to well defined and walkable
street frontage. Buildings should line East Grand Avenue with parking located on the side and/or
rear of building.
3. Parking: Parking within Subarea 3a shall be located away from East Grand Avenue and shared by
multiple owners/uses.
Subarea 3b
1. Buildings: No specific architectural theme is required; however all buildings within the Subarea
3b shall reflect a residential character and be compatible with the Berry Garden Neighborhood.
5
Phasing of Development
The two Subareas and/or properties within the Subareas may be developed concurrently or separately,
provided that all applicable requirements are met (emergency access, etc.). Developers will enter into a
development agreement or similar binding agreement, financing or other leverage mechanism with the
City to ensure the commercial parcel will be developed prior to the residential or within a reasonably
sufficient timeframe.
Subarea 4Subarea4
1 : 100
Exhibit 3-4.A - Subareas
SO
U
T
H
C
O
U
R
T
L
A
N
D
S
T
EAST GRAND AVE
Subarea 3a
Subarea 3b
Subarea 3a
Subarea 3b
Subarea 4Subarea4
SO
U
T
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T
L
A
N
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1 : 100
Exhibit 3-4.B - Allowed Project Boundary Setbacks
Rear (0’-5’)
Side (10’)
Rear (10’)
Side (0’-5’)
Side (10’)
Front (10’)
Front (0’-5’)
Subarea 3a
Subarea 3b
Subarea 3a
Subarea 3b
Subarea 3a
Rear (10’)
Side (10’)
Side (0’-5’)
Side (10’)
Front (10’)
Front (0’-5’)
Rear (0’-5’)
Side (0’-5’)Side (0’-5’)
EAST GRAND AVE
NEIGHBORHOOD
COMMON
4
26
5
27
25
28
6
7
8
910111213141516
3217
31 30 29
33
3419
20 35
36
21
22
23
24
37 38 39
18
BUILDING 2
6,500 SF
BUILDING 3
3,600 SF
BUILDING 1
5,500 SF
EX1Courtland & Grand
Mixed Use Project DATE: September 4, 2015
#1014030 CITY COUNCIL SUBMITTAL
ARCHITECTURAL SITE PLAN
SCALE: 1” = 30’ (24x36 sheet)
SCALE: 1” = 60’ (12x18 sheet)
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EXISTING
COMMERCIAL
DEVELOPEMENT
EXISTING
COMMERCIAL
DEVELOPEMENT
EXISTING
AFFORDABLE HOUSING
DEVELOPEMENT
Commercial/Mixed Use
Residential
Total Commercial = 15,600sf
Residential Units = 4 units
Proposed Parking = 77
Required Min. Parking = 70
Proposed Lots = 36
Proposed Guest Parking = 37
Required Min. Guest Parking = 18
EXISTING
COMMERCIAL
DEVELOPEMENT
EXISTING
DRAINAGE
BASIN
2/A3
4/A3
5/A3
3/A3
EXHIBIT E
EX2Courtland & Grand
Mixed Use Project DATE: July 14, 2015
#1014030 STAFF ADVISORY COMMITEE SUBMITTAL
SITE SECTIONS
Section 1-Commercial West
Section 5-Commercial West/South
Section 2-Residential West Section 3-Commercial/Residential Section 4-Residential South
6”
5’0”3’0”5’0”
10’0” MIN. SETBACK
6”
EXISTING
GRADE EXISTING
GRADE
PROPERTY
LINE PROPERTY
LINE
PROPERTY
LINE
PROPERTY
LINE
EXISTING WALL
(2’ HIGH)
EXISTING
GRADE
EXISTING
FENCE
EXISTING GRADE
AND PAD TO
MATCH
PROPOSED
PAD
PROPOSED
PARKING
5’ TO 6’
FENCEPROPOSED
PARKING
EXISTING
COMMERCIAL
BUILDING
EXISTING
COMMERCIAL
BUILDING
PROPOSED
RESIDENTIAL
LOT
PROPOSED WALL
(HEIGHT VARIES 2’-8’)PROPOSED WALL
(HEIGHT VARIES 3’-5’)PROPOSED WALL
(HEIGHT VARIES 5’-6’)2’ TO 3’ PLANTER
COMMERCIAL LOT RESIDENTIAL LOT
EXISTING PEOPLE’S SELF
HELP HOUSING SITE
PROPOSED
COMMERCIAL
BUILDING
PROPOSED
RESIDENTIAL
LOT
10’
RESIDENTIAL
SIDEYARD
5’
COMMERCIAL
SIDEYARD
EXISTING
GRADE
PROPERTY
LINE
5’ TO 6’
FENCE
EX3Courtland & Grand
Mixed Use Project DATE: July 14, 2015
#1014030 STAFF ADVISORY COMMITEE SUBMITTAL
SITE PLAN
EX4Courtland & Grand
Mixed Use Project DATE: July 14, 2015
#1014030 STAFF ADVISORY COMMITEE SUBMITTAL
GRADING AND DRAINAGE PLAN
EX5Courtland & Grand
Mixed Use Project DATE: July 14, 2015
#1014030 STAFF ADVISORY COMMITEE SUBMITTAL
UTILITY PLAN
EX6Courtland & Grand
Mixed Use Project DATE: July 14, 2015
#1014030 STAFF ADVISORY COMMITEE SUBMITTAL
VESTING TENTATIVE MAP
EX7Courtland & Grand
Mixed Use Project DATE: July 14, 2015
#1014030 STAFF ADVISORY COMMITEE SUBMITTAL
COMMERCIAL PERSEPECTIVE
Grand Avenue Elevation
Perspective View of Building 2
EX8Courtland & Grand
Mixed Use Project DATE: July 14, 2015
#1014030 STAFF ADVISORY COMMITEE SUBMITTAL
COMMERCIAL PERSEPECTIVE
Perspective View of Building 1
EX9Courtland & Grand
Mixed Use Project DATE: July 14, 2015
#1014030 STAFF ADVISORY COMMITEE SUBMITTAL
COURTLAND PERSEPECTIVE
SCALE: 1/8”=1’-0” (24x36 sheet)
SCALE: 1/16”=1’-0” (12x18 sheet)
048 16 32
Perspective View of South Courtland Street
EX10Courtland & Grand
Mixed Use Project DATE: July 14, 2015
#1014030 STAFF ADVISORY COMMITEE SUBMITTAL
COMMERCIAL PERSEPECTIVE
Perspective View of Building 3
I
OFFICIAL CERTIFICATION
I, KITTY NORTON, Deputy City Clerk of the City of Arroyo Grande, County of
San Luis Obispo, State of California, do hereby certify under penalty of perjury,
that the attached Resolution No. 4690 was -passed and adopted at a special
meeting of the City Council of the City of Arroyo- Grande on the 8th day of
October, 2015.
WITNESS my hand and the Seal of the City of Arroyo Grande affixed this 23`d
day of October 2015.
„. L7 ,,4-
KITTY N4 -TON, DEPUTY CITY CLERK