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PC R 15-2239RESOLUTION NO. 15 -2239 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND APPROVE LOT MERGER 15 -002 AND CONDITIONAL USE PERMIT 15 -006; LOCATED AT THE NORTHWEST CORNER OF FAIR OAKS AVENUE AND WOODLAND DRIVE; APPLIED FOR BY TRIPLE P, LLC. WHEREAS, the project site is currently vacant and located at the northwest corner of Fair Oaks Avenue and Woodland Drive and WHEREAS, the project site is the commercial portion of a previously approved mixed -use project located in the Office Mixed -Use (OMU) zoning district; and WHEREAS, the project site is covered by the D -2.20 zoning district overlay that requires development to be for the orderly development of Arroyo Grande Community Hospital and functionally related medical facilities; and WHEREAS, the applicant has filed Lot Merger 15 -002 to merge four (4) existing lots into one (1) new lot of approximately 103,850 square feet; and WHEREAS, the applicant has Conditional Use Permit 15 -006 for the construction of an approximately 45,000 square foot, three -story, medical office building and associated site improvements; and WHEREAS, the Planning Commission has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has reviewed the draft Mitigated Negative Declaration; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on November 3, 2015; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: Lot Merger Findings Merged lots should comply where feasible with the minimum lot size, lot width, and lot depth requirements of the zoning district in which it is located. The proposed Lot Merger will merge four (4) lots into one (1) and the new lot will be conforming to the OMU zoning district development standards for lot size, lot width, and lot depth. RESOLUTION NO. 15 -2239 PAGE 2 2. Adequate access and placement of easements shall be provided. Access to the merged parcel is available from Woodland Drive and Fair Oaks Avenue. Conditional Use Permit Findings: 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 a medical office building is permitted within the OMU zoning district and the D -2.20 zoning district overlay, which restricts developments to be constructed for the orderly development of Arroyo Grande Hospital and functionally related medical facilities and is consistent with 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. The proposed use of a medical office building serves as a functionally related medical facility to the Arroyo Grande Hospital as required by the Municipal Code, meets the development standards of the OMU zoning district and the Arroyo Grande Municipal Code, and therefore would not impair the integrity and character of the district in which it is to be located. 3. The site is suitable for the type and intensity of use or development that is proposed. The site is 2.38 acres of vacant land and meets the development standards of the OMU zoning district and the Arroyo Grande Municipal Code, and is suitable for the intensity of the development.. 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 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 RESOLUTION NO. 15 -2239 PAGE 3 the vicinity as it will comply with all applicable codes and standards of the Municipal Code and in accordance with conditions of approval specifically developed for the project. Required CEQA Findings: 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 Lot Merger 15 -002 and Conditional Use Permit 15 -006. 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 Planning Commission recommends the City Council adopt 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 Planning Commission recommends the City Council find that said Mitigated Negative Declaration reflects the City's independent judgment and analysis. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby recommends the City Council: 1. adopt the Draft Mitigated Negative Declaration as set forth in Exhibit "B ", on file in the Community Development Department and direct the City Clerk to file a Notice of Determination; and 2. approve Lot Merger 15 -002 and Conditional Use Permit 15 -006 as set forth in Exhibit "C ", 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 Commissioner Martin, seconded by Commissioner Keen, and by the following roll call vote, to wit: AYES: Martin, Keen, Fowler- Payne, George NOES: Mack ABSENT: None the foregoing Resolution was adopted this 3rd day of November, 2015. RESOLUTION NO. 15 -2239 PAGE 4 1 t, � ---, L N O GE C g ATTEST: Cz � I IOA DEBBIE WEICHINGER SECRETARY TO THE COMMISSION AS TO CONTENT: end. TER S CLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. 15 -2239 PAGE 5 EXHIBIT `A' CONDITIONS OF APPROVAL LOT MERGER 15 -002 AND CONDITIONAL USE PERMIT 15 -006 NORTHWEST CORNER OF FAIR OAKS AVENUE AND WOODLAND DRIVE COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS 1. This approval authorizes the merger of four (4) lots into one (1) lot and the construction of a 45,517 square foot medical office building. 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 Lot Merger 15 -002 and Conditional Use Permit 15 -006. 4. This application shall automatically expire on November 24, 2017 unless a building permit is issued or an extension is granted pursuant to Section 16.12.140 of the Development Code. 5. Development shall conform to the Office 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 November 24, 2015 and marked Exhibit "B ", on file in the Community Development Department. 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 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. RESOLUTION NO. 15 -2239 PAGE 6 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. Prior to issuance of a building permit, all illegal signs shall be removed, if any. Signage shall be reviewed by the Architectural Review Committee for a recommendation to the Community Development Director. 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. 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 RESOLUTION NO. 15 -2239 PAGE 7 adjacent to existing residential. No construction shall occur on Saturday or Sunday. 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). Lighting shall be reviewed by the Architectural Review Committee for a recommendation to the Community Development Director, 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. 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. No turf shall be planted. RESOLUTION NO. 15 -2239 PAGE 8 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. Final color and materials shall be reviewed by the Architectural Review Committee for a recommendation to the Community Development Director. 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 revoked pursuant to Development Code Section 16.08.100. SUBDIVISION CONDITIO 30. The developer shall comply with Development Code Chapter 16.20 "Land Divisions ". RESOLUTION NO. 15 -2239 PAGE 9 31. The applicant shall remove all structures in conflict with new lot lines. BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS CBC /CFC 32. 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 33. Prior to issuance of a certificate of occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 34. Fire lanes shall be designed in accordance with Appendix D105 of the California Fire Code. 35. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRE FLOW /FIRE HYDRANTS 36. Project shall have a fire flow in accordance with the California Fire Code. 37. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. SECURITY KEY BOX 38. The applicant must provide an approved "security key vault," per Building and Fire Department guidelines and per the California Fire Code. FIRE SPRINKLER 39. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 40. Provide Fire Department approved access or sprinkler- system per National Fire Protection Association Standards. ABANDONMENT / NON - CONFORMING 41. The applicant shall show proof of properly abandoning all non - conforming items RESOLUTION NO. 15 -2239 PAGE 10 such as septic tanks, wells, underground piping and other undesirable conditions. DEMOLITION PERMIT/ RETAINING WALLS 42. 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 43. One week prior to scheduling of final inspection or any issuance of certificate of occupancy, a project inspection by the Building, Planning, and Engineering Divisions and Public Works Department is required. 44. The development shall provide safe accessible paths of travel to the satisfaction of the Building Official, in accordance with Americans with Disabilities Act requirements. 45. The developer shall reimburse the City for all costs associated with outside plan checks performed at either the developer's or City's request. 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. ►_ Cam._ •�� •� 46. 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. 47. 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. 48. Trash enclosure area(s) shall have a roof structure (grease trap) to reduce stormwater pollution runoff. RESOLUTION NO. 15 -2239 PAGE 11 49. 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. 50. All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. 51. The property owner shall provide maintenance of all landscaping placed in and adjacent to the development. 52. 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. 53. Submit three (3) full -size paper copies and one (1) full -size mylar copy of approved improvement plans for inspection purposes during construction. 54. 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. 55. 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. 56. 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. 57. Provide a Licensed Land Surveyor or a Registered Civil Engineer to tie -out survey monuments or vertical control bench marks within 24 inches of work. Should any existing survey monument be disturbed or destroyed during construction, it must be reset at the previous location. Should any existing bench mark be disturbed or destroyed during construction, a new one must be set at a nearby, but different, location than the existing, as determined by the City Engineer. For monuments, a Corner Record must be filed with the County and a copy delivered to the City Engineer. For bench marks, documentation of the bench mark and how it was RESOLUTION NO. 15 -2239 PAGE 12 reset must be delivered to the City Engineer prior the project acceptance or sign off of the Encroachment Permit. 58. Provide new vertical control survey bench mark, per City Standard, as directed by City Engineer. POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD STORMWATER CONTROL PLAN OPERATIONS AND MAINTENANCE PLAN AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 59. The Applicant shall develop, implement and provide the City a: a. Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. b. Operations and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. c. Annual Maintenance Notification indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls have been maintained and are functioning as designed. d. All reports must be completed by either a Registered Civil Engineer or Qualified Stormwater Pollution Prevention Plan Developer (QSD). 60. Prior to any Permit — Stormwater Control Plan. The Stormwater Control Plan must include, at minimum: Contents a. Project information including project name; application number; location; parcel numbers; applicant contact information; land use information; site area; existing, new, and replaced impervious area, and applicable PCR requirements and exceptions. b. Narrative analysis or description of site features and conditions, and opportunities and constraints for stormwater control. c. Narrative description of site design characteristics that protect natural resources including endangered species habitat, protected vegetation, and archaeological resources, and preserve natural drainage features, minimize imperviousness, and disperse runoff from impervious areas. d. Tabulation of proposed pervious and impervious DMAs, showing self - treating areas, self- retaining areas, areas draining to self- retaining areas, and areas tributary to each LID facility. e. Proposed sizes, including supporting calculations, for each LID facility. f. Narrative description of each DMA and explanation of how runoff is routed from each impervious DMA to a self- retaining DMA or LID facility. g. Description of site activities and potential sources of pollutants. h. Table of pollutant sources identified from the list in Appendix A and for each source, the source control measure(s) used to reduce pollutants to RESOLUTION NO. 15 -2239 PAGE 13 the maximum extent practicable. i. Description of signage for bioretention facilities. j. General maintenance requirements for bioretention facilities and site design features. k. Means by which facility maintenance will be financed and implemented in perpetuity. I. Statement accepting responsibility for interim operation & maintenance of facilities. Exhibits m. Existing natural hydrologic features (depressions, watercourses, relatively undisturbed areas) and significant natural resources. n. Proposed design features and surface treatments used to minimize imperviousness and reduce runoff. o. Existing and proposed site drainage network and connections to drainage off -site. p. Entire site divided into separate Drainage Management Areas (DMAs). Each DMA has a unique identifier and is characterized as self- retaining (zero- discharge), self- treating, or draining to a LID facility. q. Proposed locations and footprints of LID facilities. r. Potential pollutant source areas, including loading docks, food service areas, refuse areas, outdoor processes and storage, vehicle cleaning, repair or maintenance, fuel dispensing, equipment washing, etc. 61. Prior to Final Approval - Operations and Maintenance Plan. The Operations and Maintenance Plan must include, at minimum: a. Stormwater Control Measures report number b. A site map identifying all Stormwater Control Measures requiring Operations and Maintenance practices to function as designed. c. Operations and Maintenance Procedures for each structural stormwater control measure including, but not limited to, Low Impact Design facilities, retention and detention basins, and manufactured or propriety devices operations and maintenance. d. Short -and long -term maintenance requirements, recommended frequency of maintenance, and estimated cost for maintenance. 62. Prior to Occupancy - Maintenance Agreement. The Applicant shall provide a signed statement accepting responsibility for the Operations and Maintenance of the installed Storm Water Control Measures. The Applicant shall include written conditions in the sales, lease agreements, deed, CCRs, HOA or any other legally enforceable mechanism that require the assumed responsibility for the Operations and Maintenance of Stormwater Control Facilities. Additionally, the signed statement shall include the following information: a. Stormwater Control Measures Report Number b. The location and address of Storm Water Control Facilities c. Completion dates of the following milestones RESOLUTION NO. 15 -2239 PAGE 14 i. Construction ii. Field verification of Stormwater Control Facilities iii. Final Project approval /occupancy d. Party responsible for O &M e. Source of funding for O &M f. Statement indicating the Storm Water Control Facilities are Maintained as required in the Operations and Maintenance Plan and facilities continues to function as designed or have been repaired or replaced g. Statement describing any vector or nuisance problems. 63. Annual - Maintenance Notification. The Owner /Applicant shall provide a signed statement notifying the City of all maintenance of the installed Storm Water Control Measures. Additionally, the signed statement shall include the following information: a. Stormwater Control Measures Report Number b. The location and address of Storm Water Control Facilities c. Completion date of the maintenance activities d. Party responsible for O &M e. Source of funding for O &M f. Statement indicating the Storm Water Control Facilities are Maintained as required in the Operations and Maintenance Plan and facilities continues to function as designed or have been repaired or replaced g. Statement describing any vector or nuisance problems. IMPROVEMENT PLANS 64. 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: 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). g. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 65. 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. RESOLUTION NO. 15 -2239 PAGE 15 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. 66. Landscape and irrigation plans are required within the public right -of -way, and shall be approved by the Public Works Director. 67. Improvement plans shall include plan and profile of existing and proposed utilities. 68. Submit all retaining wall calculations for review and approval by the Community Development Director for walls not constructed per City standards. 69. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 70. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right -of -way. STREET IMPROVEMENTS 71. 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. 72. All street repairs shall be constructed to City standards. 73. Overlay, slurry seal, or fog seal any roads dedicated to the City prior to acceptance by the City may be required as directed by the Public Works Director. 74. 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. 75. The developer shall show that emergency vehicles can negotiate the final site plan. CURB GUTTER AND SIDEWALK 76. Install new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director. 77. 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. RESOLUTION NO. 15 -2239 PAGE 16 78. 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. This shall include the driveway approach at the southwest property line 79. The applicant shall dedicate a pedestrian access easement(s) when the ADA sidewalk extension does not fall within the City's right -of -way. 80. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. 81. 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 82. A private /public (fire, water main, sewer, open space, drainage) easement shall be reserved on the map. 83. A Public Utility Easement (PUE) shall be dedicated a minimum 6 feet wide adjacent to all public streets. The PUE shall be wider where necessary for the installation or maintenance of the public utility vaults, pads, or similar facilities. 84. A ten foot (10') sewer main and /or water main easement(s) shall be dedicated to the City via an agreement. 85. 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. 86. Lot Merger certificate will be required. GRADING AND DRAINAGE 87. 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. 88. All grading shall be performed in accordance with the City Grading Ordinance. RESOLUTION NO. 15 -2239 PAGE 17 89. All drainage facilities shall be designed to accommodate a 100 -year storm flow. Provide a complete drainage report. 90. The developer shall provide appropriate documentation stating the projects compliance with the post- construction requirements set by the State Water 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. 91. Submit a soils report for the project 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. 92. 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. 93. Infiltration basins shall be designed based on soil tests. Infiltration test shall include a minimum of 2 borings 15 feet below the finished basin floor. Additional borings or tests may be required if the analysis or soil conditions are inconclusive. WATER 94. Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works Director must grant permission to dead end water mains. 95. The applicant shall extend the public water main to adequately serve the project across the property frontage. 96. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the (structure and /or landscape irrigation). 97. 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. 98. 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. 99. Non - potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. RESOLUTION NO. 15 -2239 PAGE 18 100. Existing water services to be abandoned shall be properly abandoned and capped at the main per the requirements of the Public Works Director. SEWER 101. 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 ". 102. All sewer laterals within the public right -of -way must have a minimum slope of 2 %. 103. Existing sewer laterals to be abandoned shall be properly abandoned and capped at the main per the requirements of the Public Works Director. 104. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with City standards. 105. Obtain approval from the South County Sanitation District for the development's impact to District facilities prior to permit issuance. 106. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. PUBLIC UTILITIES 107. 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. 108. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. 109. Public Improvement plans 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. 110. 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. RESOLUTION NO. 15 -2239 PAGE 19 FEES AND BONDS FOR ALL CITY DEPARTMENTS The applicant shall pay all applicable City fees, including the following: 111. 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) 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) 112. 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. RESOLUTION NO. 15 -2239 PAGE 20 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. 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. 113. Preliminary Title Report, a current preliminary title report shall be submitted to the City Engineer 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 114. 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. 115. 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 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 RESOLUTION NO. 15 -2239 PAGE 21 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. TREE PRESERVATION/TREE REMOVAL PLAN 116. Prior it issuance of a grading permit and during construction the applicant shall comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance. 117. Prior to issuance of a grading or building permit, the developer shall submit a tree removal plan to the Director of Public Works /City Arborist for undeveloped parcels or lots with trees. The plan shall include the location, size and species of all trees located on the lot or on adjoining lots, where development could affect the roots or limbs of trees on adjacent property. 118. All significant trees to be removed as designated by the Director of Public Works /City Arborist shall be replaced at a 3:1 ratio and planted on site. All skyline Eucalyptus trees to be removed shall be replaced at a 2:1 ratio with skyline variety trees and planted on site. With the approval of the Public Works Director, tree removal shall be mitigated by planting on site, off -site, or payment of in -lieu fees (at the current street tree fee rate for a 15 gallon tree). 119. Prior to issuance of a grading permit, all trees to remain on site shall be marked with paint/ribbon and protected by a five foot (5') vinyl or chain link fence. The fence shall be located at a minimum of eight foot (8') radius from the truck on the tree. 120. All trees on the construction site to be preserved shall be protected under the conditions of the Community Tree Ordinance (431 C.S.) which include, but are not limited to: a. No mechanical trenching within the drip line of a tree, unless approved by the Public Works Director. b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree. c. No grading shall occur under a tree's drip line unless approved by the Public Works Director 121. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Agricultural Pruning Standards. RESOLUTION NO. 15 -2239 PAGE 22 SPECIAL CONDITIONS 122. Ensure access to the storm drain in the drainage easement on the north side of the project site. If the train is to be relocated, the existing pipe shall be abandoned and manholes shall be required at all areas where a change of direction occurs. POLICE DEPARTMENT CONDITIONS 123. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. 124. Prior to issuance of a certificate of occupancy, the applicant shall post handicapped parking, per Police Department requirements. 125. 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. 126. 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. ARCHITECTURAL REVIEW COMMITTEE CONDITIONS 127. The applicant shall incorporate a textured walkway crossing the parking lot off Fair Oaks Avenue and connecting to the hospital. 128. Retaining wall details shall return to the ARC for a recommendation to the Community Development Director PLANNING COMMISSION CONDITIONS 129. The lower Woodland Driveway shall be aligned with the Walnut Grove driveway immediately opposite. 130. Electrical vehicle (EV) charging stations shall be installed with the project. 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 RESOLUTION NO. 15 -2239 PAGE 23 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: • 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 and 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 following standard mitigation measures for construction equipment shall be implemented to reduce the ROG, NOx, and diesel particulate matter (DPM) emissions during construction of the project: • Maintain all construction equipment in proper tune according to manufacturer's specifications; • Fuel all off -road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel (non -taxed version suitable for use off - road); • Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner off -road heavy -duty diesel engines, and comply with the State Off -Road Regulation; RESOLUTION NO. 15 -2239 PAGE 24 • Use on -road heavy -duty trucks that meet the ARB's 2007 or cleaner certification standard for on -road heavy -duty diesel engines, and comply with the State On -Road Regulation; • Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOx exempt area fleets) may be eligible by proving alternative compliance; • All on- and off -road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5 minute idling limit; • Diesel idling within 1,000 feet of sensitive receptors is not permitted; • Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; • Electrify equipment when feasible; • Substitute gasoline - powered in place of diesel - powered equipment, where feasible; and • Use alternatively fueled construction equipment on -site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel. MM 111 -6: 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 shall be used; • All dirt stock pile areas shall 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 shall be sown with a fast germinating, non - invasive, grass seed and watered until vegetation is established; • 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; RESOLUTION NO. 15 -2239 PAGE 25 • 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 and roads shall be pre- wetted prior to sweeping when feasible; • A listing of all required mitigation measures shall 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 -7: Prior to any construction activities on the site, the project proponent shall contact the APCD Engineering Division to obtain all necessary permits for portable equipment used during the construction and operational phases of the project. Typical equipment requiring a permit includes, but is not limited to, the following: • Diesel engines; • Portable generators and equipment with engines that are 50 horsepower or greater; • Electrical generation plants or the use of standby generators; and • Portable plants (e.g. aggregate plant, asphalt batch plant, concrete batch plant, etc.) MM III -8: 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 -9: Burning of vegetative material on the development site shall be prohibited. RESOLUTION NO. 15 -2239 PAGE 26 MM III -10: 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. Operational Phase Emissions MM III -11: The project proponent shall coordinate with and obtain all necessary equipment and operation permits that are required by APCD. Typical equipment requiring such permits includes, but is not limited to, the following: • Portable generators and equipment with engines that are 50 hp or greater; • Electrical generation plants or the use of standby generators; • Boilers; • Internal combustion engines; • Sterilization unit(s) using ethylene oxide and incinerator(s); and • Cogeneration facilities. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — CDD, Public Works Dept., Building Division, Engineering Division Timing: Prior to issuance of Grading Permit and during construction MM III -12: 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. RESOLUTION NO. 15 -2239 PAGE 27 • Vehicle operators shall be made aware of the `no idle' zone, including notification by letter to all delivery companies. Copies of the letters shall be sent to the City's Community Development Department. • 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 — CDD, Public Works Dept., Building Division, Engineering Division Timing: Prior to issuance of Grading Permit and during construction MM IVA: To avoid impacts to nesting birds, construction activities shall occur outside of nesting bird breeding season, which is approximately February - August. MM IV -2: If construction is scheduled to occur within the nesting bird breeding season, then no more than two weeks prior to initiation of ground disturbance, a nesting bird pre- construction survey shall be conducted by a qualified biologist within the disturbance footprint. If no active nests are observed, no further mitigation is required. If active raptor nests are found, the biologist shall prepare and submit for City approval a monitoring plan, outlining adequate protections for the nests. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — CDD, Public Works Dept. Timing: Prior to issuance of Grading Permit and during construction MM V -1: A qualified archaeologist shall be retained to monitor all grading activities. The monitor shall work closely with construction crews in close proximity to earth moving equipment in order to investigate and evaluate exposed materials immediately upon exposure and prior to disturbance. A daily log shall be maintained by the monitor to record when and where earth- moving activities take place within the project area, as well as the presence /absence of archaeological materials in the monitored matrix. In the event that prehistoric cultural materials or historic cultural materials are encountered, work in the immediate vicinity of the finds shall be suspended and the archaeologist allowed to quickly record, collect, and analyze any significant resources encountered. The client and the City shall be notified should resources meeting CEQA RESOLUTION NO. 15 -2239 PAGE 28 significance standards be discovered. The archaeologist shall work as quickly as possible to permit resumption of construction activities. It is preferred that location data of finds be recorded using a hand -held global positioning system receiver (GPSr). Following the field analysis work, the qualified archaeologist shall prepare a final monitoring /mitigation report that includes a description of the methods used, materials recovered, and the results of historic or prehistoric analysis of those materials. The final archaeological monitoring /mitigation report prepared by the qualified archaeologist shall be accepted by the Community Development Director prior to submittal to the repository and issuance of any final occupancy for the project. A copy shall be provided to the Community Development Director for retention in the project file. MM V -2: If human remains are encountered during earth- disturbing activities, all work in the adjacent area shall stop immediately and the San Luis Obispo County Coroner's office shall be notified. 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 VIA: The recommendations provided in the geotechnical investigation report prepared by GSI Soils, Inc dated June 22, 2015 shall be incorporated into the project plans and specifications. Final improvement plans submitted to the City shall be accompanied by a letter of certification from the civil engineer that the plans are in conformance with the geotechnical investigation report and all applicable Codes and Ordinances. 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. RESOLUTION NO. 15 -2239 PAGE 29 • 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) that are 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. • 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. • Provide three -phase electrical stub outs for electric vehicle charging stations. RESOLUTION NO. 15 -2239 PAGE 30 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 conclusions and recommendations provided in the Permeable Paver Plan Review prepared by GSI Soils, Inc. dated August 27, 2015 shall be incorporated into the project plans and specifications. Final improvement plans submitted to the City shall be accompanied by a letter of certification from the civil engineer that the plans are in conformance with the soils report and the Permeable Paver Plan Review. MM IX -2: 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. • 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. If food service facilities are included in the project, 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 RESOLUTION NO. 15 -2239 PAGE 31 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 shall be covered and protected from roof and surface drainage. Install a self - contained drainage system that discharges to the sanitary sewer if water cannot be diverted from the areas. • Outdoor Storage Controls. Oils, fuels, solvents, coolants, and other chemicals stored outdoors shall 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 shall also be protected from drainage with berms and covers. Process equipment stored outdoors shall 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 shall 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 shall be installed to prevent exposure of loading activities to rain. • 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 shall 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 RESOLUTION NO. 15 -2239 PAGE 32 MM XVII -1: The following water conservation measures shall be incorporated into the project: • Landscaping shall be native, drought - tolerant plants only. • No turf shall be allowed to be installed in landscaped areas. • All landscaped areas shall be irrigated using a drip irrigation system, include smart irrigation controllers, and have a dedicated landscape water meter. • Utilize low -flow fixtures that minimize water usage. Such fixtures shall include, but not be limited to, low flow showerheads, water saving toilets, instant water heaters, and hot water recirculating systems. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — CDD; Engineering Division; Building Division Timing: Prior to issuance of a Building Permit EXHIBIT "B" C; e V OF :_. 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