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PC 2018-05-15_08a Flora CUP MEMORANDUM TO: PLANNING COMMISSION FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR BY: MATTHEW DOWNING, PLANNING MANAGER SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 18-001; CONSTRUCTION OF A 1,784 SQUARE FOOT ACCESSORY DWELLING UNIT IN THE GENERAL AGRICULTURAL ZONING DISTRICT; LOCATION – 1212 FLORA ROAD; APPLICANT – MURAT & NANCY AKALIN; ARCHITECT – BILL ISAMAN, ISAMAN DESIGN DATE: MAY 15, 2018 SUMMARY OF ACTION: Approval of the Conditional Use Permit will result in the construction of a new 1,784 square foot accessory dwelling unit on a 5.08 acre parcel in the Agricultural zoning district previously developed with a single-family residence and used for light agricultural pastureland. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None. RECOMMENDATION: It is recommended that the Planning Commission adopt a Resolution approving Conditional Use Permit 18-001. BACKGROUND: The subject property is a 5.08 acre parcel located at 1212 Flora Road (Attachment 1). The property is zoned Agriculture (AG), is currently developed with an approximately 1,860 sq. ft. single family home, and not currently being used for agricultural operations other than pastureland. The property is surrounded by other Agricultural properties to the north, west and east and shares a property line with two Single-Family zoned properties to the south. The site is generally flat and is accessed from a private driveway at the terminus of Flora Road, which is shared with two (2) adjacent properties. The proposed project consists of the construction of a new, custom built, 1,784 sq. ft. accessory dwelling unit (ADU). A Conditional Use Permit (CUP) is required for any ADU on an AG zoned property. This is to provide an opportunity to review structure siting for PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 18-001 MAY 15, 2018 PAGE 2 impacts to agriculture land. On residential parcels, ADUs are approved on a ministerial basis via building permits. Architectural Review Committee The Architectural Review Committee (ARC) reviewed the proposed project at their meeting of May 7, 2018. Members of the ARC were primarily reviewing the architecture of the proposed ADU but took a specific look at structure siting during their consideration and recommendation. The ARC was in support of the structure being located where proposed due to the intersection of driveways on the private driveway, utilities located further south adjacent to the existing Flora Road residences, and ensuring the ability for light agriculture and grazing uses to continue. The ARC was in support of including board and batten or horizontal shiplap siding instead of the proposed stucco or mixed with stucco. The ARC recommended the Planning Commission approve the project, with conditions of approval included in the prepared Resolution. ANALYSIS OF ISSUES: General Plan The General Plan designates the subject property for Agricultural land uses. Development of an ADU on AG zoned property presents the potential to impact long - term agricultural operations supported by the General Plan Agriculture, Conservation, and Open Space (A/C/OS) Element. The policies of the A/C/OS call for the preservation of agriculturally-viable land and low maximum densities. However, the property is smaller than the standard lot size of the AG zoning district, the proposed ADU provides an additional housing opportunity in the City for aging relatives and other families in the future, and is designed and located in such a fashion to avoid negatively impacting the agricultural potential of the property to the greatest extent feasible. It should be noted that the construction of an ADU on the site does not constitute conversion of agricultural land due to the underlying land use designation remaining the same and additional residential density not being allowable. As such, conversion po licies included in the A/C/OS Element are not applicable to the proposed project. The 2012 Bicycle and Trails Master Plan, which is incorporated into the General Plan Circulation Element and Parks and Recreation Element , identifies the subject area at the end of Flora Road for a proposed Class I bike path (Attachment 2). As such, for General Plan consistency the proposed project has been conditioned to require a fifteen foot (15’) pedestrian trial easement. Use of the easement for a bike path requires future action by the City Council in the event a bicycle/pedestrian bridge is proposed across Arroyo Grande Creek. Development Standards As discussed previously, the subject property is zoned AG. The intent of the AG Zoning District is to “provide for and protect lands for agricultural crop production, grazing, limited sales of agricultural products, and limited agricultural support industries and services. This district is intended primarily as an area for the production of food and PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 18-001 MAY 15, 2018 PAGE 3 fiber, but also permits single-family detached residential dwellings at a maximum density of 1.0 dwelling unit per 10.0 gross acres, as well as temporary housing for farm workers.” The proposed project does not negatively impact the property’s ability to be a viable agricultural resource due to the proposed location of the ADU along the perimeter of the parcel, adjacent to the roadway. As such, and as recommended by the ARC, the location of the ADU maintains the property’s ability to be utilized for light agricultural uses and pastureland into the future. The proposed ADU meets all development standards of the AG zoning district. Note that some typical development standards or residential zoning districts, including lot coverage and floor-area-ratio, are not required standards of the AG zoning district. Table 1: Site Development Standards for the AG Zoning District Development Standards AG District Proposed Notes Front Yard Setback 50 ft. ~138 ft. Code Met Rear Yard Setback 50 ft. ~310 ft. Code Met Side Yard Setback 30 ft. 30 ft. Code Met Street Side Yard Setback 30 ft. N/A Not Applicable due to private drive Max Height 30 ft. ~ 21 ft. Code Met Maximum Size The Municipal Code does not have limitations on maximum size of an ADU for the AG district. The proposed ADU is 1,784 sq. ft., which is larger than the typical 1,200 sq. ft. maximum applied in residential zoning districts, where smaller lot sizes are located. Additionally, the ADU is larger than 50% of the main structure, another standard for ADUs in typical residential properties. In light of the scale of the property and as recommended by the ARC, standards that are typically applied to properties ranging between 5,000 and 50,000 sq. ft. are not necessarily appropriate for a property totaling over 220,000 sq. ft. The proposed ADU will provide an additional housing opportunity in the City for aging relatives on a property that is large enough to support two residential units, and is located in such a way as to minimize, if not eliminate, any potential impacts that may prevent the property from being utilized for agricultural purposes in the future. Architecture The structure is designed in a farmhouse style, with high pitched roofs and standing seam metal porches and dormers. The proposed structure is designed wi th all four elevations in mind by including detailing on all four planes. The ARC discussed a preference for board and batten or horizontal shiplap siding instead of a primarily stucco design. The garage door is front facing, albeit only visible from the shared driveway, and emulates traditional carriage doors. A 439 sq. ft. covered deck is accessed throu gh the rear of the structure, wrapping around the north and east facades. The roofing, PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 18-001 MAY 15, 2018 PAGE 4 when not constructed with the standing seam metal, will be a composition shingle roof. The applicant indicates that structure will be painted white with charcoal roof, w indows and trim, which the ARC supported. Trees and Landscaping Landscaping is shown on the proposed plans but is not identified. However, the landscaping depicted appears to include densely planted shrubbery and four (4) new trees. The ARC commented that keeping the landscaping close to the structure was appropriate to refrain from infringing upon the remainder of the parcel; however, the ARC also commented that maintaining defensible space or utilizing landscaping that does not act a fire ladder is important for protection of the structure in a rural setting. The project has been conditioned for the final landscape and lighting plans to return to the ARC for a recommendation to the Community Development Director prior to building permit issuance. ADVANTAGES: The proposed project will add an additional housing unit in the City that will provide an opportunity for the ability for a family member to live on-site with the applicant while maintaining the ability for light agriculture and pasture uses to continue on the site. DISADVANTAGES: The proposed ADU will create additional housing stock on an agricultural property, a zoning district not identified for additional density by the General Plan. ENVIRONMENTAL REVIEW: The project was reviewed in accordance with the California Environmental Quality Act (CEQA) and determined to be categorically exempt per Section 15 303(a) of the Guidelines regarding new construction of an accessory dwelling unit. PUBLIC NOTIFICATION AND COMMENT: A notice of public hearing was mailed to all property owners within 300’ of the project site, was published in The Tribune, and posted at City Hall, on the City’s website, and at the project site on Friday, May 4, 2018. The Agenda was posted at City Hall and on t he City’s website in accordance with Government Code Section 54954.2. Three (3) comments received on the project are included in Attachment 3. Attachments: 1. Vicinity map 2. Bicycle and Trails Network Plan 3. Public comments 4. Project plans RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT 18-001; LOCATED AT 1212 FLORA ROAD; APPLIED FOR BY MURAT AKALIN WHEREAS, the project site is an approximately 5.08 acre site located in the General Agricultural (AG) zoning district and currently developed with a single-family structure; and WHEREAS, the construction of an accessory dwelling unit is permitted in the AG zoning district following approval of a conditional use permit in accordance with the Arroyo Grande Municipal Code; and WHEREAS, the applicant has filed Conditional Use Permit 18-001 for the construction of an accessory dwelling unit totaling 1,784 square feet; and WHEREAS, the size limitations for accessory dwelling units in the AG district are determined through the discretionary review process; and WHEREAS, protection for continued agricultural operations and production is very paramount on land zoned AG; and WHEREAS, the proposed accessory dwelling unit is located adjacent to the existing access driveway to the existing residence on the site, limiting the project’s impact on current and future agricultural operations; 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 determined that the project is exempt per Section 15303(a) of the CEQA Guidelines regarding new construction of an accessory dwelling unit; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on May 15, 2018; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: Conditional Use Permit Findings: 1. The proposed use is permitted within the subject district pursuant to the provisions of this section and complies with all the applicable provisions of this title, the goals, and objectives of the Arroyo Grande General Plan, and the development policies and standards of the City. The proposed use is permitted within the Agricultural district pursuant to RESOLUTION NO. PAGE 2 Chapter 16.28 of the Development Code and the project complies with all applicable provisions of the Development Code, the goals and objectives of the Arroyo Grande General Plan including Policy Ag 1-4.1 of the Agriculture, Conservation, and Open Space Element and the Bicycle and Trails Master Plan, and the development policies and standards of the City. 2. The proposed use would not impair the integrity and character of the district in which it is to be established or located. The proposed use will not impair the integrity and character of the district in which it is to be established or located due to the small nature of the development and the placement of the new building on the project site in a way that avoids the conversion of agricultural soils. 3. The site is suitable for the type and intensity of use or development that is proposed. The site is 5.08 acres, which is smaller than the minimum lot size required in the Agricultural district, but remains suitable for the type and intensity of use since the use is planned in a way that does not impact the ongoing light agriculture and grazing uses of the site. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. The accessory dwelling unit will utilize City supplied water, sanitation, and public utilizes and services that ensure public health and safety. 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 all applicable codes and standards of the Municipal Code and in accordance with conditions of approval specifically developed for the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Conditional Use Permit 18-001 as set forth in Exhibit “B”, attached hereto and incorporated herein by this reference, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion by Commissioner _______, seconded by Commissioner _______, and by the following roll call vote, to wit: AYES: NOES: RESOLUTION NO. PAGE 3 ABSENT: the foregoing Resolution was adopted this 15th day of May, 2018. RESOLUTION NO. PAGE 4 _______________________________ GLENN MARTIN, CHAIR ATTEST: _______________________________ DEBBIE WEICHINGER, SECRETARY TO THE COMMISSION AS TO CONTENT: _______________________________ TERESA MCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. PAGE 5 EXHIBIT ‘A’ CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 18-001 1212 FLORA ROAD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS 1. This approval authorizes the construction of a new 1,784 square foot accessory dwelling unit on the property located at 1212 Flora Road 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 for Conditional Use Permit 18-001. 4. This application shall automatically expire on May 15, 2020 unless a building permit is issued. 5. Development shall conform to the General Agricultural (AG) requirements except as otherwise approved. 6. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of May 15, 2018. 7. The applicant shall agree to indemnify, defend, and hold harmless at his/her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of said approval, or in any way relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition. 8. A copy of these conditions shall be incorporated into all construction documents. 9. 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”. RESOLUTION NO. PAGE 6 10. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans. 11. 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. No construction shall occur on Saturday or Sunday. 12. 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 LED and comply with the current California Energy Code. 13. 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. 14. 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 th e Community Development and Public Works Departments. The landscape plan shall be in conformance with Development Code Chapter 16.84 (Model Water Efficient Landscaping Ordinance). 15. 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. BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS 16. The project shall comply with the most recent editions of all California Codes, as adopted by the City of Arroyo Grande. 17. Prior to bringing combustibles on site, the applicant shall, to the approval of the Fire Chief, improve the driveway from Flora Road to the end of the new accessory dwelling unit to provide a 20-foot all weather fire access. RESOLUTION NO. PAGE 7 18. Prior t issuance of a certificate of occupancy, the unpermitted roof structure at 1212 Flora Road shall be properly permitted. 19. Prior to issuance of a certificate of occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 20. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. 21. Project shall have a fire flow and duration per the latest adopted edition of the California Fire Code and with approval of the Building Official and/or Fire Chief. 22. The new building must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 23. The applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. 24. The address of the proposed accessory dwelling unit shall be 1208 Flora Road. 25. Any review costs generated by outside consultants shall be paid by the applicant. ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT CONDITIONS POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 26. The Applicant shall develop, implement and provide the City a: a. Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. b. Operations and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. c. Annual Maintenance Notification indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls have been maintained and are functioning as designed. d. All reports must be completed by either a Registered Civil Engineer or Qualified Stormwater Pollution Prevention Plan Developer (QSD). 27. Prior to any Permit – Stormwater Control Plan. Provide a Stormwater Control Plan that complies with Engineering Standard 1010 Section 5.2.2. 28. Prior to Final Approval - Operations and Maintenance Plan, Maintenance RESOLUTION NO. PAGE 8 Agreement, and Maintenance Notification. Provide an Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification that complies with Engineering Standard 1010 Section 5.2.3. GENERAL CONDITIONS 29. Working hours shall comply with Standard Specification Section 5-1.01. 30. All project improvements shall be designed and constructed in accordance with the most recent version of the City of Arroyo Grande Standard Specifications and Engineering Standards. 31. Record Drawings (“as-built” plans) are required to be submitted prior to release of the Faithful Performance Bond. 32. Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9.3 Provide One (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format. 33. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. IMPROVEMENT PLANS 34. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall be prepared by a registered Civil Engineer or qualified specialist licensed in the State of California and approved by the Public Works Department and/or Community Development Department. The following plan sheet shall be provided: a. Site Plan i. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. ii. The location, size and orientation of all trash enclosures. iii. All existing and proposed parcel lines and easements crossing the property. iv. The location and dimension of all existing and proposed paved areas. v. The location of all existing and proposed public or private utilities. vi. Location of 100-year flood plain and any areas of inundation within project area. b. Grading Plan with Cross Sections c. Retaining Wall Plan and Profiles d. Roadway Improvements Plan and Profiles. e. Storm Drainage Plan and Profile f. Utilities - Water and Sewer Plan and Profile RESOLUTION NO. PAGE 9 g. Utilities – Composite Utility h. Signing and Striping i. Erosion Control j. Landscape and Irrigation Plans for Public Right-of-Way k. Tree Protection Plan l. Details m. Notes n. Conditions of Approval o. Other improvements as required by the Community Development Director. (NOTE: All plan sheets must include City standard title blocks) p. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 35. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 36. Applicant shall fund outsourced plan and map check services, as required. 37. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way. STREET IMPROVEMENTS 38. Obtain approval from the Public Works Director prior to excavating in any street recently over-laid or slurry sealed. The Director shall approve the method of repair of any such trenches, but shall not be limited to an overlay or type 2 slurry seal. 39. All street repairs shall be constructed to City standards. CURB, GUTTER, AND SIDEWALK 40. 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. 41. All easements, abandonments, or similar documents to be recorded as a document separate from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard forms, and shall include legal descriptions, sketches, closure calculations, and a current preliminary title report. The applicant shall be responsible for all required fees, including any additional required City processing GRADING AND DRAINAGE 42. 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 RESOLUTION NO. PAGE 10 Obispo Regional Water Quality Control Board (RWCB) requirements 43. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 44. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section 5.1.2. 45. 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. 46. The applicant shall dedicate a fifteen foot (15’) pedestrian trail easement along the westernmost parcel boundary. 47. The developer shall submit a detailed grading plan showing how draining enters each inlet. 48. All drainage calculations and facilities shall be constructed in accordance with Section 5 Storm Drainage of the Engineering Standards WATER 49. A new water lateral for the accessory dwelling unit shall be installed with the project. 50. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the structure and landscaping. 51. Non-potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 52. Lots using fire sprinklers shall have individual fire service connections. A fire sprinkler engineer shall determine the size of the water meters. 53. Existing water services to be abandoned shall be abandoned in compliance with Engineering Standard 6050. SEWER 54. All sewer laterals shall comply with Engineering Standard 6810. 55. Existing sewer laterals to be abandoned shall be abandoned in compliance with Engineering Standard 6050. RESOLUTION NO. PAGE 11 56. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 57. Obtain approval from the South San Luis Obispo County Sanitation District for the development’s impact to District facilities prior to permit issuance. 58. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. PUBLIC UTILITIES 59. 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. 60. Public Improvement plans shall be submitted to the public utility companies for review and approval. Utility comments shall be forwarded to the Director of Public Works for approval. 61. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. 62. New trees shall not be located over existing or proposed service lines. FEES AND BONDS The applicant shall pay all applicable City fees, including the following: 63. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL a. Plan check for grading plans. (Based on an approved earthwork estimate) b. Plan check for improvement plans. (Based on an approved construction cost estimate) c. Permit Fee for grading plans. (Based on an approved earthwork estimate) d. Inspection Fee of subdivision or public works construction plans. (Based on an approved construction cost estimate) e. Plan Review Fee (Based on the current Building Division fee schedule) 64. 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. RESOLUTION NO. PAGE 12 b. Water Distribution fee, to be based on codes and rates in effect at the time of building permit issuance. c. Water Meter charge to be based on codes and rates in effect at the time of building permit issuance. d. Water Availability charge, to be based on codes and rates in effect at the time of building permit issuance. e. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance. f. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance. g. Sewer Connection fee, to be based on codes and rates in effect at the time of building permit issuance. h. South San Luis Obispo County Sanitation District Connection fee in accordance with Municipal Code Section 13.12.180. i. Drainage fee, as required by the area drainage plan for the area being developed. j. Park Development fee, the developer shall pay the current parks development fee for each unit approved for construction (credit shall be provided for existing houses), to be based on codes and rates in effect at the time of building permit issuance. k. 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. l. Building Permit Fee, to be based on codes and rates in effect at the time of development. BONDING SURETY 65. 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. ARCHITECTURAL REVIEW COMMITTEE CONDITIONS 66. Prior to building permit issuance, the final landscaping, lighting, and architecture shall be reviewed by the Architectural Review Committee for a recommendation to the Community Development Director. ATTACHMENT 1 Subject Property Existing Residence Figure 6: Bicycle and Trail Network Plan 3.0 Bicycle & Trails Network Plan See Appendix F for a larger image of this exhibit ATTACHMENT 2 1 Matt Downing Subject:RE: No to this From: "Warren Clift"  To: "Jim Hill" , "Caren Ray" , "Tim Brown"  , "Kristen Barneich" , "Barbara Harmon"  Subject: No to this  Our Greenwood/Flora/Tanner area is still unspoiled which is why we moved here 15 years ago. I am  dismayed to see this notice for another house wanting to be built on good ag land. 1212 Flora Road.  An old neighbor who owned 1189 Flora was refused some years ago when he wanted to build 1 more  house on his 10 acres. The then owners of 1273 Branch Mill were also refused some years ago.  I for one do not want the construction trucks/personnel coming up and down Flora from Coach which is  the easiest way in and out, nor do I want another house being built in this lovely area.  Respectfully.  Warren Clift  The linked image cannot be displayed. The file may have been moved, renamed, or deleted. Verify that the link points to the correct file and location. ATTACHMENT 3 1 Matt Downing From:Jason Telander Sent:Tuesday, May 08, 2018 9:04 PM To:Matt Downing Subject:1212 Flora Road Arroyo Grande Attachments:2 driveway map.pdf Good Evening Matt, Thank you for returning my call the other day. As you requested in your message, I'm providing the concerns I mentioned to you in my voice mail to you in writing. Please let me know if this is the proper method of providing information to the Planning Commission so that it may be included in their review of the proposal. I have two concerns regarding the proposed construction of the additional dwelling unit on the property. 1. My first concern is that of access to our property at 1189 Flora Road. Access to our property is provided through an easement that crosses the property of 1212 Flora Road and 1167 Flora Road. We are concerned the additional house will generate additional traffic on a single lane driveway. We ask that the applicant be required to construct a two lane driveway to the point that the driveway is no longer shared. Access to 1212 Flora and 1189/1167 Flora was previously provided through via two separate driveways. The applicant removed the driveway that provided access to 1212 Flora Road in 2017 and began to use the driveway that provides access to 1189/1167 Flora Road for access to their property as well. A satellite image of the property that shows the two driveways as they previously existed is attached. I respectfully ask the planning commission to ensure the free and unfetter access to our property as provided in our easement is maintained by requesting the applicant construct a driveway of sufficient width to allow vehicles to pass one another to the point that the driveways are no longer shared. A two lane driveway would ensure unrestricted access to 1167, 1189, 1212 and XXXX Flora Road is maintained for current and future property owners. 2, My second concern is the size of the dwelling being proposed. The second full sized house would be constructed on one of the few remaining agriculture zoned properties withing city limits. A smaller dwelling would be more in keeping with what I believe is the purpose of preserving the appearance and use of agricultural property within the city limits. I fully support the desire of the Akalins to construct a home for their parents to live on the property together as an extended family. It is an ideal situation that many of us would like to be able to provide for our parents. My concern stems more from second or third owners of the property who may not see the second full size home as a home for their extended family, but may use it as a rental property and essentially create two separate and distinct homes that will more closely resemble two large suburban lots than an agricultural property. Thank you for your time and for allowing me the opportunity to share my concerns with proposed additional dwelling unit at 1212 Flora Road. Jason Telander 1189 Flora Road Arroyo Grand, CA 805-314-4868 1 Matt Downing Subject:RE: Planning Commission Hearing From: Vivian Krug [ Sent: Thursday, May 10, 2018 9:14 AM To: Kelly Heffernon Cc: John Hurst; Frank Schiro Subject: Planning Commission Hearing Hey Kelly. Can you answer a question for me. We received a notice regarding a conditional use permit for 1212 Flora. Have they provided exactly where on their property they plan to build this house? We along with several other neighbors have concerns about our view, increased traffic, and setting a precedence, etc., etc. Fyi, the only reason we purchased our home (over asking price) over three years ago was because the land behind us was zoned ag and we knew we could depend on the city to preserve ag and our view would never be altered. It was a main selling point listed by the Realtors and family selling this home. Many of us will be at the meeting and / or will have written in opposition of this request. We would like to know a bit more before writing our letter. Thanks and see you this afternoon. Viv -- Vivian Krug-Cotton .....loving life in paradise on the Central Coast of California View my newest photography at https://www.facebook.com/a1000words or Follow Me! at https://www.facebook.com/emotions Emotions Photography & Greeting Cards The Ultimate in Snail Mail & photo gifts New!!!! http://www.photobyvivian.com Please consider the environment before printing this e-mail. The information contained in this email pertains to City business and is intended solely for the use of the individual or entity to whom it is addressed. If the reader of this message is not an intended recipient, or the employee or agent responsible for delivering the message to the intended recipient and you have received this message in error, please advise the sender by reply email or phone and delete the message. Please note that email correspondence with the City of Arroyo Grande, along with attachments, may be subject to the California Public Records Act, and therefore may be subject to disclosure unless otherwise exempt by law. ATTACHMENT 4