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PC R 14-2217
RESOLUTION NO. 14-2217 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND APPROVE 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 MFI LIMITED AND 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 Courtland 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-four (44) parcels, including two (2) commercial parcels, forty-one (41) single-family parcels, and one (1) common area parcel.; and WHEREAS, the applicant has filed Conditional Use Permit 14-009 to develop two (2) commercial buildings of 5,000-5,500 square-feet each, four (4) second-floor condominiums of approximately 1,000 square feet-each in a vertical mixed-use arrangement; 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 18, 2014; and WHEREAS, the Planning Commission continued consideration of the project to a date certain of December 2, 2014; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: RESOLUTION NO. 14-2217 PAGE 2 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 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 4.47 acres with commercial, mixed-use condominium residential, 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; RESOLUTION NO. 14-2217 PAGE 3 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, mixed- use condominium residential, 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 of this title. The proposed Vesting Tentative Tract Map would allow the subdivision of 4.47 acres into forty-four (44) lots consistent with the General Plan and Berry Gardens Specific Plan for the development of commercial, mixed-use condominium residential and single-family detached residential with RESOLUTION NO. 14-2217 PAGE 4 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, mixed-use condominium residential, and 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 Berry 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 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. 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. There are no easements for the public-at-large currently on the subject property and the design of the tract map will not conflict with the ability of the public to acquire these easements in the foreseeable future. 111 Emergency access easements to the multi-family housing project to the RESOLUTION NO. 14-2217 PAGE 5 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 due to being consistent with the General Plan. 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, mixed-use condominium residential, and 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 Berry 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. 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 RESOLUTION NO. 14-2217 PAGE 6 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 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. 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 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 Planning Commission recommends the City Council find that said Mitigated Negative Declaration reflects the City's independent judgment and analysis. RESOLUTION NO. 14-2217 PAGE 7 111 NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby recommends the City Council adopt the Draft Mitigated Negative Declaration as set forth in Exhibit "A", on file in the Community Development Department and direct the City Clerk to file a Notice of Determination, approve General Plan Amendment 14-002 as set forth in Exhibit "B", attached hereto and incorporated herein by this reference, approve Specific Plan Amendment 14-001 as set forth in Exhibit "C", attached hereto and incorporated herein by this reference, and approve Vesting Tentative Tract Map 14-001 and Conditional Use Permit 14-009 as set forth in Exhibit "D", attached hereto and incorporated herein by this reference, with the above findings and subject to the conditions as set forth in Exhibit "E", attached hereto and incorporated herein by this reference. On motion by Commissioner Sperow, seconded by Commissioner George, and by the following roll call vote, to wit: AYES: Sperow, George, Keen NOES: None ABSENT: Russom the foregoing Resolution was adopted this 2nd day of December, 2014. 111 ATTEST: DEBBIE WEICHINGER U LISA SP OW, VICE-CHAIR SECRETARY TO THE COMMISSION AS TO CONTENT: -------- TERC4nCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. 14-2217 PAGE 8 EXHIBIT 'E' CONDITIONS OF APPROVAL 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 Courtland Street intersection for the construction of forty-one (41) single-family residences and two (2) commercial buildings of approximately 11,000 square-feet of floor area with four (4) second-story residential dwellings. 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 December 9, 2016 unless a building permit is issued. Thirty (30) days prior to the expiration of the approval, the applicant may apply for an extension of one (1) year from the original date of expiration. 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 December 9, 2014 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 RESOLUTION NO. 14-2217 PAGE 9 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. 17. Final design and location of the trash enclosure(s) shall be reviewed by the Architectural Review Committee and approved by the Community Development RESOLUTION NO. 14-2217 PAGE 10 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: 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. RESOLUTION NO. 14-2217 PAGE 11 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 revoked pursuant to Development Code Section 16.08.100. SUBDIVISION CONDITIONS 30. The developer shall comply with Development Code Chapter 16.20 "Land Divisions". RESOLUTION NO. 14-2217 PAGE 12 31. The developer shall comply with Development Code Chapter 16.64 "Dedications, 111 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 Courtland 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 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 RESOLUTION NO. 14-2217 PAGE 13 and South Courtland 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. Frontage Improvements, Phase I — Phase I shall install: i. Its immediate street frontage improvements at East Grand Avenue and South Courtland Street (including, but not limited to, curb, gutter, and sidewalk); ii. A transition to the existing curb on South Courtland Street; and iii. A pedestrian path along the frontage of Phase II along South Courtland Street, as necessary and to the satisfaction of the City Engineer, prior to recordation of Phase I. g. Frontage Improvements, Phase II — Phase II shall install: i. Its immediate street frontage improvements at South Courtland Street (including, but not limited to, curb, gutter, and sidewalk); ii. A transition to the existing curb on South Courtland Street; and iii. A pedestrian path along the frontage of Phase I along South Courtland, as necessary and to the satisfaction of the City Engineer, prior to recordation of Phase II.. 40. Prior to final inspection of any of the structures of Subarea 3b, the applicant shall first deposit an amount equal to '/2 of all estimated development impact fees and permit fees associated with the development of Subarea 3a (the "Deposit"); if the development of Subarea 3a has not been commenced within six (6) months following the final inspection approval of the Subarea 3b improvements, then the Deposit shall be unconditionally forfeited to the City of Arroyo Grande, and shall not be applied to any permit fee or development impact fee associated with Subarea 3a. 41. Prior to final map recordation, the applicant shall deposit $250,000 with the City to be placed in an interest bearing account at an agreed upon local bank (the "Deposit"). If building permits to construct all of Subarea 3a have not been issued within 12 months of final map recordation, the City shall have the right to withdraw $25,000. In each successive year, if Certificates of Occupancy have not been RESOLUTION NO. 14-2217 PAGE 14 issued for all of Subarea 3a, the City shall have the right to annually withdraw an additional $25,000, until the Deposit is exhausted. 42. If construction has not been completed and Certificates of Occupancy issued for all of Subarea 3a within 10 years, the applicant shall convey the property of Subarea 3a to the City, in fee, free and clear of any monetary encumbrances. BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS CBC/CFC 43. 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 44. Prior to issuance of a certificate of occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 45. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRE FLOW/FIRE HYDRANTS 46. Project shall have a fire flow in accordance with the California Fire Code. 47. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. 48. 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. 49. 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 Courtland Street (at approximately Lot 9). 50. 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 51. The applicant must provide an approved "security key vault," per Building and Fire Department guidelines and per the California Fire Code. RESOLUTION NO. 14-2217 PAGE 15 FIRE SPRINKLER 52. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 53. Provide Fire Department approved access or sprinkler-system per National Fire Protection Association Standards. ABANDONMENT/ NON-CONFORMING 54. 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 55. 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 56. 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. 57. 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 58. 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. RESOLUTION NO. 14-2217 PAGE 16 59. 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. 60. Trash enclosure area(s) shall have a roof structure (grease trap) to reduce stormwater pollution runoff. 61. 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. 62. All residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City's noise regulations. 63. All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. 64. 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. 65. Submit three (3) full-size paper copies and one (1) full-size mylar copy of approved improvement plans for inspection purposes during construction. 66. 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. 67. 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. 68. 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 RESOLUTION NO. 14-2217 PAGE 17 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 69. 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) 70. 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. 71. Landscape and irrigation plans are required within the public right-of-way, and shall be approved by the Public Works Director. 72. Improvement plans shall include plan and profile of existing and proposed utilities. 73. Submit all retaining wall calculations for review and approval by the Community Development Director for walls not constructed per City standards. 74. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 75. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way (City or Caltrans). STREET IMPROVEMENTS 76. 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 RESOLUTION NO. 14-2217 PAGE 18 of any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal. 77. All street repairs shall be constructed to City standards. 78. 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. 79. The developer shall show that emergency vehicles can negotiate streets through the several right angle turns. 80. All plans shall show the City's complete right-of-way on South Courtland Street and East Grand Avenue. 81. Guest parking shall be spread throughout the development due to street parking not being available on the project site. 82. The developer shall provide a striping plan to include a five foot (5') bike lane, turn lane and travel way on South Courtland Street. 83. The developer shall provide full road with resurfacing on South Courtland Street for the entire length of project frontage. CURB, GUTTER, AND SIDEWALK 84. Install new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director. 85. 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. 86. 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. 87. The applicant shall dedicate a pedestrian access easement(s) when the ADA sidewalk extension does not fall within the City's right-of-way. 88. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. 89. 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. RESOLUTION NO. 14-2217 PAGE 19 DEDICATIONS AND EASEMENTS 90. A private/public (fire, water main, sewer, open space, drainage) easement shall be reserved on the map. 91. 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 installation or maintenance of the public utility vaults, pads, or similar facilities. 92. A blanket Public Utility Easement (PUE) shall be dedicated over the project site. (CONDOMINIUM PROJECTS) 93. 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. 94. Access shall be denied to East Grand Avenue and South Courtland 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. 95. 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. 96. 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. 97. The developer shall obtain agreement from Peoples' Self Help Housing for the disposition of Item No. 6 in the Title Report. 98. 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 99. 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. RESOLUTION NO. 14-2217 PAGE 20 100. All grading shall be performed in accordance with the City Grading Ordinance. 101. All drainage facilities shall be designed to accommodate a 100-year storm flow. Provide a complete drainage report. 102. 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. 103. 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. 104. 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. 105. 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. RESOLUTION NO. 14-2217 PAGE 21 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 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 106. Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works Director must grant permission to dead end water mains. 107. The applicant shall extend the public water main to adequately serve the project across the property frontage. 108. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the (structure and/or landscape irrigation). (Commercial development only). 109. 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. 110. 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. 111. Each parcel shall have separate water meters. 112. 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. 113. Existing water services to be abandoned shall be properly abandoned and capped at the main per the requirements of the Public Works Director. 114. 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 RESOLUTION NO. 14-2217 PAGE 22 115. The applicant shall extend the sewer main to adequately serve the project across 111 the property frontage. All new sewer mains shall be a minimum diameter of 8". 116. All sewer laterals within the public right-of-way must have a minimum slope of 2%. 117. Existing sewer laterals to be abandoned shall be properly abandoned and capped at the main per the requirements of the Public Works Director. 118. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4". 119. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with City standards. 120. Obtain approval from the South County Sanitation District for the development's impact to District facilities prior to permit issuance. 121. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. 122. The developer shall evaluate the capacity of sewer lift station #7 to take the additional flow of the development. The developer shall amend the Berry Gardens HOA agreement for maintenance of sewer lift station #7. PUBLIC UTILITIES 123. 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. 124. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. 125. 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. 126. 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: RESOLUTION NO. 14-2217 PAGE 23 127. 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) 128. 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. 111 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. 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 RESOLUTION NO. 14-2217 PAGE 24 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. 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. 129. 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. 130. 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 131. 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. 132. 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. RESOLUTION NO. 14-2217 PAGE 25 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 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 133. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. 134. Prior to issuance of a certificate of occupancy, the applicant shall post handicapped parking, per Police Department requirements. 135. 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. 136. 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 137. If the central drive proceeds, the applicant shall utilize open fencing or other barriers adjacent to the drive aisle to control pedestrian access, include additional elements to slow traffic and designate areas for pedestrians to cross. 138. Consider protecting condominium parking with special designations, through structural means or signage. RESOLUTION NO. 14-2217 PAGE 26 139. Include additional bike racks on the commercial development to accommodate additional bicyclists. 140. Consider pursuing a green roof pilot project on the trash enclosures. PLANNING COMMISSION CONDITIONS 141. A crosswalk across South Courtland Street shall be included near the entrance to Subarea 3b. 142. The project shall include LED lighting in parking lot lights, bollard lights, and as feasible on building lights. 143. Commercial vehicles shall be restricted from entering Subarea 3a from East Grand Avenue. 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: • 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. RESOLUTION NO. 14-2217 PAGE 27 MM 111-3: 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 111-4: 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 111-5: 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; • 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; RESOLUTION NO. 14-2217 PAGE 28 • 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 111-6: 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 111-7: 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 111-8: Burning of vegetative material on the development site shall be prohibited. MM 111-9: 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. RESOLUTION NO. 14-2217 PAGE 29 • 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 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 RESOLUTION NO. 14-2217 PAGE 30 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 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 RESOLUTION NO. 14-2217 PAGE 31 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. • 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. RESOLUTION NO. 14-2217 PAGE 32 • 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 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 RESOLUTION NO. 14-2217 PAGE 33 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. • 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 RESOLUTION NO. 14-2217 PAGE 34 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 Courtland 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; • 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" 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 "C" 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 mixed-use commercial/retail 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 space for each residential unit. The shared spaces will be shared with 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%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 residential development of approximately 3.33 acres as part of a horizontal mixed-use development. Except as otherwise specified below, allowed residential 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 3b shall conform to the following standards: 1. Permitted Uses: in addition to the residential uses identified for the GMU district in Municipal Code Section 16.36.030, single-family detached housing shall be allowed in a horizontal mixed- use arrangement with the single-family detached development located behind a primary, distinctive, and attractive commercial/mixed-use development and at a minimum density of 15 units per acre. 2. Maximum Density:shall be a maximum of 20 units per acre. 3. Minimum Lot Size: shall be 2,000 square-feet. No subdivision resulting in lots less than this minimum size shall be allowed. 4. Project Boundary Setbacks: a. Minimum Project Front Yard Setback(Courtland Street): shall be a minimum of 10'. The front yard is that side which is closest to 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). 2 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). 5. Interior Yard Setbacks: a. Interior street setback:shall be a minimum of 2' b. Courtyard/common open space area setback:shall be a minimum of 8' c. Side yard setbacks: shall be a minimum of 4' 6. Maximum Lot Coverage:shall be 65%, inclusive of all enclosed structures. 7. Maximum Floor Area Ratio(FAR):shall be 1.25, inclusive of total floor area. 8. Maximum Building Height: shall be 35' or two (2) stories, whichever is less. Total height including any appurtenances shall not exceed 40'. 9. Parking: 2 spaces shall be provided per unit within an enclosed garage and guest spaces shall be provided at a ratio of 0.5 per unit. A maximum of two of the guest parking spaces may be provided in driveways. 10. Minimum Open Space for Subarea 3b:shall be 35%. 11. 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. 12. Future Modifications: Property owners desiring modifications to individual residences shall be required to obtain a Minor Use Permit-Plot Plan Review through the Community Development Department. The applicant shall provide proof of design approval by the development's Homeowners' Association prior before consideration by the Community Development Department. 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 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 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 Courtland Street with connections to interior of the site. A pedestrian path connecting subareas 3a and 3b shall be required to encourage interaction between the two subareas. A pedestrian path shall also be provided in Subarea 3b through the neighborhood green. Sidewalks are not required adjacent to the private drive. 5. Courtland Street. Development of each Subarea shall include widening of Courtland Street to its ultimate width along that Subarea's frontage. The southwestern curb return at East Grand Avenue and Courtland Street shall be rebuilt as a part of the Courtland Street widening. 6. Bicycle Lanes. Shall be provided on Courtland Street along the project frontage. Street Trees and Landscaping Trees shall be provided along 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 3-9 and 43) and/or along western edge of property(lots 34- 43)to buffer from large wall expanses of existing buildings. Perimeter fencing or walls along the East Grand Avenue and Courtland Street frontages shall be limited to 3' in height unless the portion over 3', up to 6', is 90% 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 Courtland Street to the Poplar Basin, which was designed and built to accommodate development of the Subareas. 4 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 Gardens Neighborhood. 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. 5 EXHIBIT "D.. ' fi �¢�': •7 ✓► �� "" `�� ", ` ' SHEET INDEX a j ;„q.,F Ti COVER SHEET A�•'� • i ` ?_ • • :;,,,-„, ,,,A. "y '1 it Al EXISTING SITE SURVEY • 1 -. �+��5 �, i ' ' 0 1' i A2 ARCHITECTURAL SITE PLAN `�s% ,r ' C 1 SITE SECTIONS • j � • - -- ��,, �� ��. t•� .s�l'.E.-1 +� -, �; �- ��, r- Cl GRADING AND DRAINAGE PLAN 1% • • -:- ', :i 1 d : C2 SITE PLAN .m1 '. ' *r•• '` *c-_± `t, . -.'' ,,k-',"ee a;-l`' - r C3 VESTING TENTATIVE MAP • 4".4741:7)'4:,7.:11.-. "�• �� •„, ) er ,-`471r 1 r '� '_'"- C4 UTILITY PLAN 11, -,-,;.-"fgi: '¢ �� s 5 { r a LI COMMERCIAL SITE PLAN 7i . 7,,, - T-p• ay,_`'',-.1.v.„.41' .,,....F't •z i,a- *aec ifi aA-m/f tl L2 COMMUNITY COMMON i' .I If t ��'g • � r v�. I3- f P`. L3 CONCEPTUAL LANDSCAPE PLAN A. i g I< -1.- ry i+ *� ., ,,;., s i a i .,." 'x.;s' • L4 PLANT MATERIAL I 1 1 K -. -�y� '�,' � � T 't. 'r'""• tr. °^... L5 PLANT MATERIAL { • as '�" � � + " ' Yf $ A4 COMMERCIAL PLANS A. i ,I 437..,474*- 3s`^ i.p, '"P,.= a N>A,.i`i; Sr IE °.t'E" A5 COMMERCIAL PERSPECTIVES 1 ' �5 �, 1 ( - 3 � ) AES COMMERCIAL PERSPECITVES '1(�H' I 'ty w ) " T. t 1r 'i '-1�/I+ Al I� - &17(1Ifi", t�l- -: t �eNl t F7 - A7 COMMERCIAL ELEVATIONS "~i ..T : -- •.,; _.;, .'0,4_ '0 =' 4+, I'/" ��' _ ,- •A AS PLAZA PERSPECTIVE i,. i� �, I' !t V,, Lz+• �S,LLIu. , 'rtee,, A9 ALTERNATIVE PLAZA +�" '' _ ,k, •- _ N+ • . jf 6 • •z A10 COMM.COLOR+MATERIAL ,� T 1 All TYPICAL SITE PLANS+PERSPECTIVE z'< - '� t� ral t•- k Al2 RESIDENTIAL PLAN 1 t+, • � � - , ....,,4,2..,,,4-..:- 4.`-0 zm, .. 1-0.4. A13 RESIDENTIAL PLAN 2 �sy: .. d " A14 RESIDENTIAL PLAN 3 A15 RESIDENTIAL PLAN 4 PROJECT DIRECTORY: PROJECT STATISTICS: PARKING CALCULATIONS: A16 RESIDENTIAL PLAN 5 MU COMMERCIAL PARKING REQUIRED. A17 RES.COLORS AND MATERIALS ZONING: GF.USP O OWNER NICKTOMPKINS 1SPACE PER 2`.3SOhTOFGROSS FLOOR AREA(11,000SORT) A4 SPACES A18 RES.COLORS AND MATERIALS IIKT COMMERCIAL2 SPACES PER UNIT(a UNITS). B SPACES • AL 684HOVERA STREET.SWEB MMIXEAXALLOWED HEIGHT': 35 FT.(ANY ARCH.RARITIES SHALL NOT EXCEED 03') QSCPAyF5PER 51WRt/9 NNgTR]= OSPACFS A19 RES.COLORS AND MATERIALS SAN LUG OBSPO.CA 93001 PROPOSES HEIGHT: 35IT.(ANY ARCH.FEATURES SHALL NOT EXCEED 45) TOTAL PARIONO REQUIRED: 52 SPACES APPUCANT: ANDREW MANGANO MAX ALLOWED LOT COVERAGE 50% V LIMITED PROPOSER COV.: 24% MU COMMERCIAL PARKING PROVIDED 735 TANK FARM ROAD.SUITE 240 1 SPACE PER 250 SOIFT OF GROSS FLOOR AREA(11,000 SOFT) 53 SPACES SAN LUG OBIPO,CA 93401 2 SPACES PER UNIT(4 UNITS). B SPACES MAX f.0.L: 1.5 5 9FArP5 PFR 51 W (d 1T5 11NITi1= ARCHITECT: ERM DESIGN GROUP PROPOSED PAP, 01T TOTAL PARKING PROVIDED: RI SPACES 3765 S.HIGUERA SAN LUG OBGPO.CA893101E1� LOT SITE 1.04 ACRE 1d5,3025n RESIDENTIALPARgNG REQUIRED: VICINITY MAP CONTACT:DARIN CABRAI P.OrOSED DENSITY: (4)2 BEDROOM UNITS•4 2 SPACES PER UNIT(ENCLOSED GARAGE). 132 SPACES PHONE:104515431754 2$CU rST SPACES PER 1 MIT= 20 SPAL'F9 RESX ALLOWED L -.TY EMAIL A RR N TOTAL RESIDENTIAL PARKING REQUIRED= 1025PACE5irr, j(�..����j�� DIC BRAL6 MDESO.COM ° ..+t P' MAXXOSED HEI ST: 35 FT.(OR TWO(21 STORES) *" "' s Y,Bl$,:p lr- PIOPOSEO HEIGHT: 35 Ff.(OR)LVO(21 STORIES) PROTECT COURNANDUT AN 0PN NUM52ES RESIDENTIALPARKINGUNiT OPROVIDED. {" CCURMND Si AND GRAND AVE 072-131-052 25PACE5 PER (ENCLOSEDUMTGARAGE). 82 SPACES "I� y MAXI EDC ALLOWED LOT COVERAGE 65% UNIT p ,,ryry ARROYO GRANDE.CA 93420 021-131.054 PROPOSED COV: VARIES I`MAX AVOWED LOT COVERAGE) TOTAL R T SPACFS RESIDENTIAL PR KING 20 SPACES Ling. -o- P}} IcT'�7'^Yr 4- TOTALRESIOENTIALPARNINGPROVIDED. 102 SPACES t'OA04 C ,,t*, !]]} 0 --..D...-1/".%- -/ PROTECT DESCRIPTION: MAX F.AR.: 1.25 444iii lj 4 PROPOSER F,AL• VARIES(5 MAX ALLOWED PAR.) REQUIRED MOTORCYCLE SPACES-MUAREAF FOR USES THE V/ASCOURTLAND AND GRAND PROJECT SITE G LOCATED WITHIN THE WESTERN I DESIGNATED MOTORCYCLE PARKING AREA FOR USES REQUIRING MORE THAN `. GATEWAY SEGMENT IN THECITY OF ARROYO GRANDE ALONG EAST GRAND AVENUE 25 AUTO SPACES.MOTORCYCLE PARKING AREAS REQUIRED Gtantl ye,". >r5. THE PROJECT TEAM PROPOSES TO DEVELOP A UNIQUELY DESIGNED SITE LOCATED MAIL AVOWED DEVILRY: 20 DU/AC SHALL COUNT TOWARDS FULFlWNG AUTO PARKING SPACES AT A RATE OF ONE a "k - 'A��"Y LOT SBE 3.33 ACRES t145.O5d SF) D„.. r .. ,$2.,v', 'Jfr ' TRUEACROSSVE TWO PARCELS WITHIN THE EN6IWG BERRY GARDEN SPECIRC PIAN AREA. MAX DWEWNG UNITS 3.3T15=50DVPARKINQ SPACE PER MOTORCYCLE PARgNOAREA, }jd tTRUE VERTICAL TS LOC SE BUBDINGS FROM ONTO EAST GRAND AVENUE WITH PgOPO10 TENSITY: Id113AND4BEDROOM UNITS=41 DU U' (�j( It}} + RITiENTIAI UNITS LOCATED ABOVE.ATTRACTIVE K.STREETSCAPE TREATMENTS AND REQUIRED FOR MIXE0.USE COMMERCIAL .• I'_ ..-' SIZE • `• !" q;f'Q OUTDOOR PLAZA SPACES DEFINE THE STREET LEVEL BURDWG USES AND ENTICE I MOTORCYCLE PARKING AREA �T [' q� PEDESTRIAN ACTIVITY.AN((BERNAL PEDESTRIAN PATHWAY CONNECTS THE/AXED- M1*S ij 'STEr 1I USE COMMERCIAL PORTION OF THE PROJECT SOUR TO THE RESIDENTIAL PORTION PROPOSED FOR MIXED-USE COMMERCIAL C O M1#. '' ;�,:. OPENING UP ONTO A CENTRAL NEIGHBORHOOD GREEN THAT G AT THE HEART OF 1 MOTORCYCLE PARKING AREA 1Ll"-^�-W ti THE SDE THREE AND FOUR BEDROOM DETACHED TOWNHOME UNITS ARE INCLUDED THAI WILL SERVE A WOE RANGE OF RITRY- VR AND WORKFORCE HOUSING NEEDS REQUIRED BICYCLE SPACES-MUNICIPAL CODE 16.56.1503 I1.4 WITHIN THE ARROYO GRANDE COMH.UNRY. 516 OF REQUIRED AUTO SPACES. c"" •',��V w,t I1to 3 L, a lip, MIXED.USECOMMERCIAU REQUIRED FOR MIXED-USE COMMERCIAL •� I E OF iOT.Y l) - 36" -'S THEMRED-USECOMAIERCINL SITE WILLCONSGT OF ONE(I)ONESTORY COMMERCIAL 3 TOTAL BICYCLE SPACES Y)-� �N( • i o BUDDING AND ONE II I TWO-STORY/WXID-USE BUILDING IOTAUNG APPROLMRATELY {Daa}+ f�✓^ 1•.r - IS.WOSF.THEFOUR141 AUXEbVSERESIDFNML CONDOMINIUM UNITS RANGE IN SDE PROPOSED TOTAL YCL SPACES COMMERCIAL pj E/1 +511 ,L )ROM 900HE FOUR MI PTOPEFOR MIXED-USE L •W 'r3 D 1/r, y �- AL TV F9 . L-a:T. �T ' • __ THE RGIOENRAL UNITS WBL CONSIST OF ENE(5)UNIT TYPES RANGING IN SIZE FROM ,D, i...,.`o iSii . l #,?h 4-jrt,L- .5 ^4 1.7002150 SF.ALL RESIDENTIAL UNITS WELL BE MO-STORY WITH ATTACHED TWO- d }(f CAR GARAGES.THE ARCHITECTURAL STYLE FOR ALL RESIDENTIAL UNITS WILL BE CONIBAPORARY.-MID-CENTURY MODERN-. Courtland & Grand } COVER SHEET `�� rrm,Il :`.::;• group T t� qe� p BATE November 10,2014 �r I�OC3C'f #1014030 P'L'ANNING COMMISSION SUBMITTAL creating environments people enjoy aidoad [�i MaRRIO �lt`�O(SS'I W WOO c�ammo oconc.4 3 E OJ d z�S f p a'X 1�11( , e (IaaVs 911Zf1.09=.131V'JS 00 mii n US eirM 11•°Vs9E.K1,EL=,.1 a1V7: w cs aS lI 1 • 'I' 1 1 — ✓ ISS 1`Jbd p ION 31bO5 011-1db 10 11 / I ISI NOIR &1115N 00 a30Nf1 ONISCIOH c1-13H Lil3S S31d03d «°.°.�ZirarrilAglat.w�m 'far II/yl II �°9---_--_----_—a — — dV 3IHdVLIOOdO1 �szi11 I !g ,I _ _ — .. 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Ho ,gc RAW ar(a w}9 6. aD0 I >------------ ---- _ , _.__T - _ 1' n ` RAw nears i 2, ♦ ., u♦.:: �t:� _ _ __ \ --l..G ': RAW (Ww}.&900 m'E°��'i �.mrs I` e. r. ai �+��, a.� ;TE+xin�• , r .. _ __-_ :' .:.. 'GAfsmwtC 2.''''''t'fii ::.".`. e1LL au2. n 1�{,�. � ��.....N(3'''':-` TOTAL AREA OF g51URRANCE(SGI:-,9,.000 / Y' .. ., r-•, `-•.• T O ) u '® , THE RATEOW EROUIMEIMC DA"FfERERCE OWY HA TIE ON PROPOSED EMSRED L rs rM_m ♦�`„,\.,..L.-L WR ■ FA,W MAw1 \', SECTION NOTE: �"�'_ AEI 9 � j} \1 FWAL SECTION t0 BE OETI]tWNEO BY PROTECT 1RAfFIC INDFJ(UCaSED MADE IND THE UYIIED TOPOPdAPMC E)OSDNO GRADES iMESC I•�� � - } Li � ( Ali I, .1� SOLS ENGINEER AND ACCOMPANONO SOLS REPDRL 6iEAlES DD NOT HARE CONgDERAnONS i0R LOSSES ON BUWNG DUE rs rs y: f ry rM-d ❑ G R am,ar }I I . TO SWONKAGE.SOL AMENDMENTS CES. YE CONSTRUCTION , - r' '® I 1 ® - • _.-- II�1 I. ' l[1,. STREET S AVON A-A ACTUAL FlQD OGNNWTIONS.CONSSIRUCAON TE T 00 RONTNE LATHElD /! -- is 13 GRANDN AVENUE RECO LLN N Y S a TAE SO(S FNGP FE YAY 9GMECANRY E TECs -- ,..I r— -r”-I I% :II_I I ) .--1.— '7"-,'------;--------1-•-•- •_ -- • .B .'�I'i.- _TS_ Eon. SLOPES WNW DIE PROBER Es � ♦ ^ ♦,. - I I ♦ ' ♦ ♦ • t -J I I EnS11Nc SHO WY WNW THE vROWER RICO NOT MEM,s: rs II 'T'' ( 4 l' I� ` 1- _I ill:T rs_11 _ ._,,, DATE:SEPTEMBER il,00 /; ®l t -,.Am m-nrs'�, I'- rs> I , �' 'ARCS E DRAINAGE SUMMARY: /1 �'-- —T_',WHO _L'�.I. AS STM,¢ dn¢ • rs �' - 101 GOL,NA •-/ I'ml4. t - - ` W Q SnYRLEwA1FA REIENiKN(5%IE Lr[AEE09wA RAT)CBl ,, WI' iT � �' ' 1''f^I ;/ I ,-ODD 0 I AREA. OAL asTTITi PENCENTUC RUNOFF COu': RETENTION i . {I1 m.. I' ,ain �+E-rt..-t-A ,r` ". • z f ) z s m : 0.55 LwD m-rtI y < LTvrrxl �� sz PP ___ w�x.Tl1'PATI=ma 1 Pa rm 1 :I J, __ --'I-'{1- --� _ _ I - ;_:a;•''<'�'11';E .,s"=(ti' REESE. qu.LOT z / ---rIDO{,4}� - 1--Ir _f ! _ a ` ' .,�;t`-.,- -•ISI-_�_:it • AREA: SSTN PERCdiTRE RUNOfi COLE RETENTION -'.- P --i-1"-- �' _-} -_ _ , Tf a ccgeAv.�, <?.,a'"oweACTm.H`„ r I Lar I ,1 i'r, I 1,..ADA ' . 1 I ``I Pw S¢x I ��.d4Ts I PA�uPe I 1 I'` " n;a^':.."i-"%!�TEpna' TD r _> ®q:NE ..�'.-j---- ! 1 I ( ;P�M1 '' I ! i RESOENnAL LOTS D TO 44 . - :j ..,T \ m I �'__I• . 'I I 1" I '`. / SECTION NOTE: AREA aTN' CEIn K RUNofT L'OE: RE> (cu-ft) _ 'IJ.;y AT __ _ - .J L- .� MAL SECTION TO BE DETERMINED BY PROJECT TRAFFIC INDEC LICENSED 04 U • ..�,'_..,— ':i.`` 1' \2 ,:- 1 .,1`1 I 1'e SOLS ENGINEER.AND ACCOMPANYING SOLS REPORT. .Q �p,A'p�' { j{A. TOTAL REWIRED STORAGE L 1A i{ -�p�i y I. - I"/k-. .L. • 1___I I l 'f. • g (: STREET SEGnoN B-B mgAdf^---- : frrz, I 1 '.I ,.. -m-`'1.:E __ _ tl fn:',I I /, 90URI, m '' I , ..1. I' Nc • .u'''',v ew I P 1D: AIM I , I I ' i I,,Z ;,.,:x I FGFND: �J P.D.`ny 'nA 1,1-1: .I.) . 1 PROJECT BOUNDARY F.5 /,1I =r ; I' etro- -1 .IIS ---- J I1 ' 1 1 EmP. mP. PROPERTY LONE —__— - •'O-I J `--- III - ��,71 O;'r' 2' 10' TD' Y POSING SDI.UNE• �l I I •''''''''''P" _• j -s- I I°`ezi...l'� \I U ;'{, `CT..4 • A` - 01/ORS E WE500SDOMINc 005 05 __ - U I 1 Pm e A J J 1 rrm-D 1 _, NORT u it__ N Pa'Spy I, '. "T� I OaM'nv OUSTING EOE NIDRANT .. G 6L;'/ __ I N f I Ei, rf ♦ �_ y _ �r:f .:"....'. . -ems EnsnxG MEET UGIT . '�� -- .,.,,,;, _ 0 r;' ' .F �i�'t ) "; ;<': ,..y :i55,' POPOSFD DIAL,10 / .I� YA9 iia' E I' - .,c_ �QZI6 RI Acr�rua a s ,. ?9 >"';, °`,; •>: Osco Snow° II -_e Ira n., I I _: i0J� 7\"-n;r !I; /, I .-a'u `,f,__ - 1 I _ l,I , ' I:w _ G•no ICN No . co:S.CP KLIIIII PROPOSED WAu .•v". -'-,-- I "¢.,'.r', ,P,r i' U - �i'i��l ___2' _ _ SECTOt MORE PROPOSED WATER !c` ,II FINAL SEC0ON IO BE DETERMINED BY PROJECT TRAFFIC OEOO.LICCN5ED PROPOSED SEWER .:'II is T' - -,....,--1,::, ZE ,� !' I �! SOLS PIONEER.AND ACCOLIPAN0N0 SOBS REPOR. ,PROPOSED STORM DRAIN ... T : -R _ i _ I I PROPOSED SD INLET 'DNI—_ • ' ./ -�'-:::••, 1'•I HEFT IY :__..i'::" -_ PROPOSED EIRE MwRAE1T tl I'. I P j P w_ E _-P Rid 1 1 STREET SECTION C-C ly,_.�m J r___1� �-�- / I ._._ ..T.: ._ I. 1,, ' e1I(' I -Nn- PROPOSED STRUCTURE I___..__.-_ 'Ic1-1= - - 1 I DERENnW smucnRP /I'' L0 CI::j. • I I; ;ai:'sdN II -.,o;A`'i},PAo:.gaj .1E T(,o Ili-.I J-,.u�a� I:). I'I�i 1 EDA '-1',—.t!°,,..-7.as P f i, ,-4:77----, I _ ` :;•�,; • �1' TAM. SPP. 4 '. rs r = ��_ s,._ s I—II., f I e�'1 I• 1 •. _ 11s \' I'V I RTa I iS :.,...\��'\\\'"V ♦_`-\� \\\\ L.:'.': r I.1— I r '.'�I I,� I I E I -f'•__. I _.-'._A=�-' 1 I '� � �coral NRn -- z.-. = .Er=_:4=.ma111. '', '! :a'"aus o7..R, , y.:k;', 1:, '.N \ o.'-.,�4: •.. I AD m.T I"imT` I I I•II' ‘II" I '''1-'1*---._ f I==_-. ___ 1„ wvAci ,��� I �— r0 _ eaa= P SEC l;:,rs` i"' ` \�� `K"" Lww L r „ .I� I� EXISTING SOILS NOTE • FwAL SECTION TO BE DETERMINED BY PROJECT MEL LICENSED ,I,. POPLAR SdLS ENOHPEA,AND ACCOMPANYING SOLS REPORT. ER I ,nc ��,a,G PEOPLE'S SELF HELP HOUSING �mrmn II 1 1 II BASIN A av (NOT A PART) r aN Wm I�r I,,L,%' I I,._. STREET SECTION D-D '-6' a '''C'''''''''''' , x� ,�,n. ,_... ..,v e ; S�:,t.''''*'''''''''°'' r e�'7 2 q s ,)` :r sr ` � w,.,� p..fi .'v :F'�:, ,'.�'� , ,^...' .�.,n:,r � ' t�_ a fan " � � � esign-grouD -.‘.'':',;:..:'::.;-,x-';',,,::, v.e �/(s, y� t Y A' DATE:November[[EZ ._d .i I �;i, I lF ,i,e .�i mbc,:i ( Use P O)8c:t ,,,,:03o,' d '" OMMISSION SUBMI'.-..- q People ` -. p s '•: _ h 3'SFk ,n... ._ .,, �+ _ .. .{.'�,G K W -N . — -------�----� --- ---- ---' '--'--- — r-��-��---�,' | `� --- ^..' ,.°. � ~- = RICHT Of = �~�°== mnom�o^w�o , ',',:i ' = °=. � =��=� . ' ' . � = =~" " ==°== IIMI NMI Ell EAST GRAND AVENUE OWNER: PREPARER'S STATEMENT: NOT COMMERCIAL INC. THIS PLAN SET WAS PREPARED 13, 694 HOUERA STREET.SUITE B RRM 00909 GROUP SAN LUIS OBISPO.CA 93401 3765 5 HINLERA ST..STE 102 APPUCANT SAN LUIS OBISPO.CA 93401 APPLICANT INFO: UNSER THE DIRECTION or: OPooD I COMPANY.Mn 152100 JOSHUA ROBERTS.P.E.81.798 L's _ coNTACA SURVEYOR: 0 _ - ^- _ __-m _ --.°.- _ 5� _ 3POT MANGWIO ./ _ __ _ /_... \_ —_ _ _ __---, I _ _ MICHAEL B.STANTON.PLS 5702 ,-- N 8BY3'OD-W 371.9Y I ' _ __—__ 735 TANK OBISARMPO, ROAD 9111E 90 SSSR W �ST.. om,0 t oalu Aor<= �. SAN EIS 08140.G 93401 2CA —\ ,_________,s,_.,_________:,\` ( ;:�• %�—— PNWE(803)39}S4b PHONE:(WSJ 194-19m �I �_.�_.—�_ � )' / DALE OF 9IRVEY:YARCH 25,201♦ / r4rEPI41D11NDT R.>omrAigmrs, I f,/ ::/./i/. I/ //'1 I 5 ( I1 / .' FlOIlNN NATON.TITLE COMPANY 1 / 13 I I 2222 SOUTH BROADWAY.SUITE 0 / I \IwI9) (momma u;rs) App SANTA MARIA.CA BSISa Igl I aE 7:7 I ; .1t Q,L� PHA�y-E t © �/ { r I %:-�'i`:;; ;/. >JI PROJECT INFO- 021-131-052 6022-131-051 L 1 I NUMBER OF PARCIIS 22 J OTT IT RN_ T r I smW �I 8000 209E(cr, ZOIC'B YAP Nw OBOT90 B01G -'31 ne T EIOSIPID EASEMENTS 100'x120'TEMPOTARY ACCESS EASEU001 �''{�''�'�'� ---.-.F .:17' Y PROPOSED EASEMENTS ID'WDE PUBYC WATERLINE EA9D4ENT i ;Ii , 10� II I� - 0.�.�9WxwN �' l � PROP 2OIIxG A LAxD USE: z".0,.. YU(SP) naa F',. ,m, 1 . 1 ,•.:.:off f g— • Q 1 1. I p / AuowaBl.E oEN9Tr. ss DNLLLncs PER ACRE d�A� % % •y r �+ � a I� EOT S ' 1. I . /. PROPosm DENs2TY: s12zs Dx¢uNrs PER ACRE TOTAL UNITS PROPOSED a S J 1, OT �I 1` I _I' f_ i 1 I •., MR�ExngAl• (is)1Wo-BED mfl00MRom1 uH11s l I ' '' 1 O' w Drs I WNILDT ;1 'I- - RESIOENTAL' (])FOUR-BEDROOM UM15 /� d _«'�___.,W'_. '.ar_._y. 1 I I, 1/ / FLOUR AREA RATIO. COMMERCIAL FAR 2 0.33 1.7i/. N'_ 6 1 1 2'I`2 Y I I , I 1 BOA CROPS LOIS T2481 c9-1it PND�].14�Q�I(21TOTAL) =/1 r ¢. -A r.n — _LIE.- II�T°AT Dna_ 1 1 1 '1, w 1 ., O I I ALU 4 ,I 64 ', s• - SII \\--�_.r_ - �-' _.-OOP...•I, % y it �//i/z1/z/yzzi/_/!LC/1/1!/!//z I FDAI DESCRIPTION: K ,•I IX a., XI 14 I I giT X, I �S Q :fi :e," ii.T-1 4e' 1 Q 'I ////l A PORTION Cr BLOCK 88 OF THE TOWN OF DROVER AS SNOM1 CR MAP I i¢m IN BOOK A AT PARE 8 2 TI E o ARNoro RA AE COuxtt a SAN LUIS OBISPO.cwFomni, ED ,1I____ Y I,:_iir 1 $ ._ 1 {, .? , RFNCHMARK: Y� 1 ° 1 }. U I 009 BENCH MARK FOR THIS PROJECT IS A FOUND BRASS CAP PI MONUMENT At.___,;„ -sv //:/�/ /z1• LDT.o �g PHASE it IA Ibf is P,- g-fC I$ alt KU-AT THE CENTERLINE EC OF COURn.WD STREET AS SHOWN. U!;1$ orr / /, 'I I ULM. I MO 1 .�..�.-.- 1.. ElEVATW-B29T PEIi TEC ENWNEERINC(DAVM UNIOMOWN) rl I ,Y430 Tri l— ........ I I .,LW II a' I 1-r I f="Or j UTILITY SFRVICES- EASEMENTS 1 Ik $i T Fi 1 I O O $ I I T WATER:OTT Cr ARROYO GRANDE O PUBLIC DOTER AIA YN£fl _rte 1 I'I d I NK ^ SEWER OTT C?ARROYO GRANDE FIN EASENENIS.ND1N5 j ,1 --5i I ____ .._-., f� 9 2 I I ELM PACIFIC OAS 6:ELECTRIC VAflY. / __._. -H OLia19......l PROPOSED PUBUL UTUtt ---------- GAS: SOUTHERN CALIFORNIA CJS COMPANY i �� 3) ,b $ _— _;,t 1 , CABLE:auRm1 cc«I4uwanays O aW I. 'InT.a IED 1] a� EA9:MFNT.(AIL�lAT 4.) ;,<�;t / I A�'1fi >,d,�T ;ry 7'77-3.0- �� I1. 070550 iEYPIXiARY ACCESS .w / e1- ... p} I I I •� - - = - 1 -__ __ __I I 1 I2 I O EA9:11ENT.m BE 204000520. % �2 l_... _I. I_ I LpLj2 ,I 2"9.1111, p[.]E`I (pT3p `I R _- _aC - I I �� ) O 10'MOE PU&1C 00TER U"T"• 1� C )7 I I I I I' EASEMFNi. / 1 Lm.,,,". I k , I 324 SW l9 I I4 lCiffi ,S I II I PHASE I arc --_N._ _. _-0 1 , II IV WOE PUBLIC SEWflt Unutt mAmNN _ _ _ v- - «•-_.' 1 C ,. EA991Exr. 2 ,://„:„,',/"....,,.!'i J c _ .. .. Y 6 W°Q1°sl 6'WINE Pu9uc unL1tt 1 ISO J 1iI I I I 1 O EASEMENT. -�� }- Ir I I {I r —1- 1 1 I I n 11. LnTSL is( PHASE II 1 I,""'"?I• "'' 01 i 'yHl 0I .on_za..''''' °I LDT 24 h1 y'11?I >ar 1 I ! 'I I I 2 1�az1 I I I .I I av wT 11 6sr , , I I , I I II --1...L ._ a.HIL .M L 3^ L. ?• I_ R' I_,x --..+_--2 I- 1e I I EXISTING Y ea...'sr Tr IDTm' i _ � ° �'•• '. � I 1--1 - BASIN PHASING DIAGRAM F6 PEOPLE'S SELF HELP HOUSING F— [POPLAR__ __ (NOTA PART) ,.' k *i// ;B' ,.�,.� •.;1. �...,.2.:t _' i ;T msa's • �- V Ft' . - r ,, •H-� x ��'._.� -,•••s"w '"1" """ ._-.' •Y<,'1�}�w; N�i1'�•.4-' "� � i r.A.�•e_s-- " - . '' '. a '1:1.1'. : V. _ z ,. '. 1M **P''''*:''''''".-'''''''•' � ''' . fi '' ' ® ro , r Sz k~ :r.'-' `" , a ysx �€, #„ : 5 'r ' ' , � ' tr a .,.. 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Lr-‘ ..- , - . -,,,- ,--... . • '. rineggrUp - .. . .. c ' .' ''''''' ' - is...... -'•--: :.:' -'.. •'' "to mmissio SUBMITTAL' - %-cy, ting environments pe40?1 ..i, MO 11.1 . IMI Site Furnishing Examples - - b. ` '. ,.f.; t;1,,y .. B"'"—'677,--: - "y ..._ y �L---fey A/ if_.-...—_..- l'''''-' " {" t p ,k - `:.« 1 1,4,-42 �.r--'„' 7 �.,,"=.� Monument Sign P,7,,,;:,'-,.. -- - t'. mm{.- 11 •' �_" 1 • \,I ( -:i^,'.1i," ., ,T.''.,i ,. '" .., ` p'1 {" - -j' - 1 i; is ' .i ,,,,,.;;,1,- i '`ro I �^•� BUILDING1 - 1i --1i•,;" ,,.,,iC�' I ., . BUILDING2 'di;l1I:.i•,'1 +r; »I Overhead Shade - -.. �' Grl', 5.000 SF t5 e.. Structure -_ .i{ ;:.1 ,r 1 11 •'I _ - r:i' 1,"}� E.i_`kN .ii,R: ., - } - 1 ^d �I '` °~ ;a' }. Benchs&Planter ' ri I f- '"M-, _a.,:.,•tt 'ate t I o ,'....!,17.-4J11-'. r Boxes,t h � % # /.t , 1 v - ��y 4� . -_ M�..- I' l E-. I, -`�1y' 1 Flexible Outdoor Decorative Concrete Pavers `' I - . ,- •''..:7-• Il.r'-f�� �' ' l , i 'x'171 _ yli, Seating/Dinning iill! -'II .a ,".. _� " ', , ' 1 _ ;-` ,-.___ _ 71 ' 4 ';I - - �;- { Staircase '" 5 Z 0)1' ii r if ri Retaining Wall With Fence zi';"-r.>f����l� { - 1 i.a,, a S r111.-.I'-`,<-• i PLAN 4 , I PLAN 3 . 1 PLAN 4 p I :- t p , t< i 1 I --:,..40-- 4, i t -`-- " j ' III f/7'I ,.'7 "' , C7:011,:14:-'x y r ,. c7'—I� I- n.--. �'- r-n-, —�l'I ( 1 i � I_'-'__ _4,.,�I`;�� n ..r%y -I 43 ( v' ' �' { <, ' Accessible Ramp .r /A/ -. '.hg-i,T-v'"� 1 PLAN S -`+ 3 4 j,4 - ffr ,F" '�PLAN 3 PLAN 4 I , F'LAN:i i M.-ap t ^a: fir•1 l n - - _ . r _n -*C I, I PLANS G'"'7 1 ?, =i -• - _ -a syn \,'. �, ` T.. - i J I`• ..--,..1•1...Z.,--..13.1:N;,-'� 'i- ''I t 1�__»_.w PLAN 3 _. --__-_ _ /'-� - l I 1, 1 ' �, „..• 1 . • . ,Nlv,.�• 1 , ? 42 11 ..._. .�"'-_- „x.-'r,--_-K.,_,.',�_`Ea • , ..- _ -:. "......_�_ __1 -`a i,",i-.� -. .:..._ l Wooden Benchs "` -42-7-.:.:-,444^ • Scale 1"=-30' _. E ms-M_ 4 .,i'4.'4.:' '\4;e t 9, .y ° x /Irr�li'' tai = - , 1 ate,—. ,:A" j•r e r 471.4--`4r- - { /i1/'---;,r‘7,-:\ Planter Boxes 9 psi _"�, "'v iL--- -- ,.,..,;mil. -.1- .r.-..;,.. . ....,,,; , , ,,,; Cafe Seating �. { = _ _...- .W � '� "' f Tree Grates t f {{t I 'u � 1 S I I Trash Bike Racks Light Fixture �: f � 1 '4` lui , y t ' 1 ': :141:::":.:•''''';:l.,' z . i� � �` I , t4 , Trash Enclosure Concept 6' Backyard Fence Courtland & GrandCOMMERICAL SITE PLAN Eli rrm :> :'I; ,group ' IL '---j g� U i (� j �; DATE:November 10.2014 ,. PLANNING:COMMISSION SUBMITTAL . creatin ,environments people#lO14D30 creating P P enjoy' Site Furnishing Examples ._:. !a �;,... "�? r _ ._ �`9.. c•_- za3 / L.to _.*� -_ 6 7 8 y y._, 10 i 11 { `' i ,..... Deciduous Accent Trees, „ x �; PLAN 2 PLAN 1 PLAN 2 �� j 1� ,' �� Typical , 4.. - PLAN 2 n i ► Informal Gathering Spaces 4. `l{ .EA,-,:::::,S, s4 ,` i f • \ � Circular Pathway •'Z'"''.�Ye'Lsc t � `'"'"' , "` 3. t- PLAN 1 1y,,. `_ lams'' . a 1 Passive Turf Areas,Typical Trash Bike Racks 4—,«'i A F �ldp ,/� ."y`'t11�;� R'-�` , i : 7 + �`�x \ Concrete Paving with .. Y�.».J t Decorative Inset Bands { � ': - t ' .ti Mail Kiosk } D�� ry • 1. A. r-- Light Fixture Pinic Table vm. _ Rk .M:ffr ,t ..T 4- _-i , - i 11�..- i - - 35 PLAN 1 ,ft�.D 1 ��\ _ — y 1 ! 1. h k IF t`;'i,`i fi -,� ! ''. . Mint :..mss - - __ _t S . ! �' �i -.,� "r -1-‘1,--r. .. F .. +' aq t r - -� " -trJ ,, Vit,":.ro-2, _ _,__,__�.--._._. _ 4 -. -PLAN 1 I PLAN 2 PLAN 1 I, , I F r v Private Courtyard19i •, ,"Y m q Fencing 33 1 1 t. I 'ar ; {7, PLAN 1 . PIAN 2 i f "- r--------, 32 31 30 • E , 1 . �, ,,.� {F �r ` °C J ' - ---2 '— –''-.. .-1::2:'":' -;. -1, 2:-770411: c`` ��� L ' Scale 1"=30' Neighborhood Pavilion with Flexible Spaces 1 11m1Avg; 2 [Ii. '''.;:: 7/'‘`-.4.7.-1.2. Conceptual Mail Kiosk i L 2 Neighborhood Pavilion Cafe Tables and Chairs . ,, , Courtland & Grand COMMUNITY COMMON `�� rrm- -,.r:..:�:-,group. #1(TnE4 30 ember 70;2674 PLANNING COMtvtISSION SUBMITTAL creating environments people enjoy° Si - r j �; � k.. CONCEPT PLANT , SCHEDULE , ,. r , ' ,;t<x. . .s.:c GR ND.AVENUE � ��n ' >B' N -= "�"1 TREES-GRAND AVENUE APPROVED TREES t ts,%'c4 j.9aE ' yV'✓ # n.a,:.rust 4 `S. '�' •k .�' 7 GINKGO BILODAI MAIDENHAIR TREE `;j/ 11 LIOUIDAMBAR STYRACIFLUA I AMERICAN SWEET GUM P •-� {(\�/ 4 S } `�` l ':\/\ S_�{j�_.\/y�__ ~• _` J,t sv 1MGNOLW GRANDIFLORA/SOUTHERN MAGNOLIA { '- * t — ' �\( .11-7,`\ ` - •-^-'1'' PISTACIA CHINENSIS I CHINESE PISTACHE R • f a I f;pi IN • I--:. i �e "•. 1 ‘C...`,72.:!... II",,:t` }~-, jl •{�Y/y (.1k.-4 TREES-PRIVATEYDICA/CESANDSETBACKS 'j''{T � h,, 85RDMGt ' J`` ,it BULD s '(, �a' - :1 ya.,} 'F a`y ` LAGERSTROEMIA INDICA/CRAPE MYRTLE P 'I5 .WOSF { ]• 5600 SF M > 1 3( '' (:‘,i, q I ,IC ;i • i'f4.e•s I'- _'� LAGERSTROEM W INDICA'DALLAS RED'/RED CRAPE MYRTLE " 1 T .� '+t'�.-' � ' f jf t+t a'^ j 'G i( t I I t�.�. LIOUIDAMBAR STYRACIFLUA I AMERICAN SWEET GUM i `"' ''- `bt: `al �i`I'll 1L `f"+m''+'�'W^'+=" +}. 9 OLEA EUROPAEA'MAJESTIC BEAUTY'TM I MAJESTIC BEAUTY FRUITLESS OLIVE 7 5-} "`Y•y ' ' \ '�11 � 1l ""' -1 t PVRUSUS AGRVANA!ORNAMENTAL PEAR i I P QUERCUS AGRIFOLIAlCOAST LIVE OAK 3 } Il '.-I• - - TRISTANM CONFERTA/BRISBANE BOX rPE g 1 N i':> -T.1 ICIlIli lj;I{1� i i , (, 1 f��'(?-�7 TREES-DECIDUOUS �J J �,- t'S j- L— ._ ry4jr ‘,�FPf��1_,I \ljf •- °••'� -- � t PLANS {HUNS 1 PUNA 1' • ,! �I"' '�} "--''f '.j, ISTACIA 1 :Y.. r-__ '�--,: l'3 �-� �+ l —1 Z. ,+1 -: PLANS •••`; h 1`.! e �v -tft 1 wAr}a _I +�j� I h -'-T ,. ,— - ---- ------ \`t B' T i'6 {W/5. M =J MEDIUM TO LAR GE-SHRUBS - ff^ I t, 1ryD; AGAVEATTENUATAIAGAVE ''� I RANOI , J - 1 BOOMS FLEXUOSA'AFTERDARK'/BLACK PEPPERMINT TREE i�� 1 �Y, CALAMAGROSTIS FOLIOSA/REED GRASS '.t'Tw � ((E tt 'yam u -{ / .� '1 CALAMAGROSTIS NUTKAENSIS I REED GRASS j I p " I `v •.,-•, t t CALAMAGROSTISXACUTIFLORA'KARL FOERSTER'/FEATHER REED GRASS • (� 'K TI-1. t PURfY I ' I I- Tv• E tr. i CALLISTEMONCITRINUS'LITTLE JOHN'I DWARF BOTTLE BRUSH I 1, PI r , .r 4.f plprvy Iqq/}t w, tr. CARPENTERIA CALIFORNICA/BUSH ANEMONE f { q,,. • CHONDROPETALUM TECTORUM/CAPE RUSH I • ,r •'I" `� , n I 9 '3 1 1 Wt, 'r ✓ ff CHONDROPETALUMTECTORUM I CAPE RUSH 4 1 --E A " 't •• ", W 'J COLEONEMA PULCHRUM'SUNSET SOLD'/GOLDEN BREATH OF HEAVEN ' GVW. L !I I PLARS] W i ";„'"-7 nNt-V Yy�z } }^ I ' •j ' COTINUSCOGGYGRIA/SMOKE TREE �yt. I [_' f {3{ ERIOGONUM GIGANTEUM/ST.CATHERINE'S LACE tt. t 1 1_ I '- F fCf I'1`\. I r'pLWt t6 'I I ,PLAN} ,,F-,. "T'4 55.��F 11EUCHERA MAXIMA/ISLAND ALUM ROOT • J. 1 •.Y.V I I 0 i Yt' HEUCHERASANGUINEA/CORAL BELLS ff " yy - / Y. • p.. Z t F5 LEUCADENDRON X'JESTER'/JESTER CONEBUSH ''v 7 PUN a ' '�r ' - '�' ; I ('.1,-A -.-:::::?'' :� :v _ ,.,, LEUCAOENORON%'RED OEM'IRED CONEBUSH • _ ,'-...71t LEUCADENDRON X'SAFARI SUNSET'/CONEBUSH • + -4- �1 . .� "Q'.? a '� MYRICA CAIJFORNICA/PACIFIC WAX MYRTLE {I • _ +^' f' - •4 I '0 I 5 PITTOSPORUM TENUIFOLIUM'GOLF BALL'f TAWHMMI g " �- f }; �,I,-• ,� �\i - 4 d' :0_ • 'F �2 PITTOSPORUMTENUIFODUM'KOHUHU/TAWVIWHI• -y `'y FI a f x •RANI f �•a'�. ,y' �• f-ill tT�— I t•1 0 PODOCARPUSELONGATUS'ICEE BLUE'TM/ICEE BLUE YELLOW WOOD • s� ,L. ROSMARINUS OFFICINALIS'GOLDEN RAIN'I ROSEMARY i I-�� 7 '.��J •,lam' .,•3' SALVIA AFRICANA-LUTEA I GOLDEN SAGE SA ' c-x'.LL4•7+,J\-555 1_x�/ `y_'{- bbL"1_cJ(( 1--]s I I.-I ^„ II-.-<--,-- -",'' ,I{-> -�r-•--'• '--�n- �,\f �_ - ,' LVIALE /RPLELEAF SAGE II '.' I �:,i I I-3, . vi 1PUNt I.LPWI_Y PLN 71" - `: ,_--,—..,1...,:', f W IA FRUTICOSA T ROSEMARY rt ,� • ` L ` pI { C an I ,1 / pGROUNDCOVER TO SMALLSHRUBS { '� - t 'i r2ARCTOSTAPHYLOS X'EMERALD CARPET/EMERALD CARPET MAN2ANITA ARGTOSTAPHYLOSX PACIFICMIST/PACIFIC MIST MANUWTA ' •• /a.,y121 L 4:4,1V CAREX DIVULSA/BERKELEY SEDGE ' R • CEANO US GRISEUS HORIZONTALIS DIAMOND HEIGHTS/CALIFORNIA LILACi DANIELLIAREVOLUTA/BABY BLISS r '`. / - y j.—r n 1_1 s -l b I s - .ri Purv6_. fiDYMONDIAMARGARETAE/DYMONDIA - •p' *,— EUPHORBIA RIGIDAI YELLOW SPURGE PLAN] f0555 j RANG , PLAN6 rt,w PIOUS +V_MIS I PUN T' EUPHORBIA X MARTINII!EUPIIORBIA 7d _ 4p `J (` 1 jt t^£ MUIiLENBERGIA CAPILLARIS/PINK MUHLY IP.- a +T..-..I"�^iI T�.,- � �..L"" �.�P^^'" T' ! I ty� ` • ORIGANUMBOTUNDNA/SWEETMARJORAM 19,... ;s+:I _ - 1)- } Y .g t a ORIGANUM ROTUNDIFOLIUM'KENT BEAUTY'/OR GANG Y,wsrY �+'t v -t "F q PENSTEMON PARRYI/PARRY'S BEARDTONGUE E +"+ je, �, 1 j •S ;�- ( i i I 1 f .,ia tl I}} ,} t J{ .1-:4-A:,.' ", .T PENSTEMON PINIFOLIUS 1 THREADLEAF BEARDTONGUE ' t i? _-} -.5�.�I 2 E ± e f II '� .f.0•...'"' 1, F PENSTEMON SPECTABIUS/SHOWY PENSTEMON ,ra''... ROSA X'FLOWER CARPET WHITE'I ROSE - °i ' -•"S AA I I v '��. ROSMARINUS OFFICINHIS'HUNTINGTON CARPET'I HUNTINGTON CARPET ROSEMARY "•' ''^'- .�di•�''-" °'i{,,r v Tyq,:.:. - - -" SALVIA CHAMAEDRYOIDES/MEXICAN BLUE SAGE SALVIA � a NIGRS !COMMONSAGE SAMBUCUS NIGRA'BLACK LACE'/BLACK LACE ELDERBERRY • • PRIVATE FRONT YARDS Irrigation Notes: All of the proposed landscape areas for the project will be irrigated by means of an automatic Scale 1"=30' E ACHILLEAMILLEFOLIUM'TERRA COTTA'I TERRACOTTA YARROW irrigation system consisting of low flow drip,spray,or rotary spray devices. The Irrigation system will be DYMONDW MARGARETAEIDYMONDIA HEUCHERA MAXIMA/ISLAND ALUM ROOT • controlled by means of a weather based controller with the ability to automatically adjust watering runtimes based IRIS DOUGLASVWA I DOUGLAS IRIS on historical and current temperature data. The proposed plant material is selected for this region as well as it's THYMUS LANUGINOSUSI WOOLLY THYME ability to survive with moderate to low water levels. • � :C o urtldnd & Grand CPLAN ^I, ., i:, ,-..- h rou . r � zsv @� �� �� �rr��C � ;; DATE:November 10,201 "���',�''`.- PLANNING COMMISSION SUBMITTAL creating environments people enjoy° - CONCEPTUAL PLANT PALETTE MEDIUM TO LARGE SHRUBS �. �„tc: _">' T.ra+si,.-; ;. - ,;. , r t. r,: •:'•.--n ::,, .. .?G•;,v�' :s>,-;:'s"'-�n .<?atr�''.•:, 5: �ec c a•, 7.+,;5<;:i°f,ZH-c J g'1 's`' E •.zlk� j(? 4v f:• '''*•• : Cy p :5:d �rc r; F '4 r" Cr iyi 1.44,1-3,71.:4.0.",-;.;..; r 5 ,{ .r..44•11..1:-11.-•,..'' •4t� r \ 1. 1,.� rr�`S r, 3 �Vta vi^c i� 9. 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