PC 08.b. Conditional Use Permit 15-005 Vesting Tentative Parcel Map 15-001 Bennett and LindaMEMORANDUM
TO:
FROM:
BY:
PLANNING COMMISSION
TERESA McCLISH, DIRECTOR OF COMMUNITY DEVELOPMENT
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 15-005 AND
VESTING TENTATIVE PARCEL MAP 15-001; SUBDIVISION OF ONE
(1) MIXED-USE PARCEL INTO FOUR (4) PARCELS FOR A MULTI-
FAMILY HOUSING PROJECT; LOCATION - NORTHWEST CORNER
OF BENNETT STREET AND LINDA DRIVE; APPLICANT - BURKE
LIVING TRUST; REPRESENTATIVE - MARK VASQUEZ
DATE: AUGUST 18,2015
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Conditional Use Permit Case No. 15-005 and Vesting Tentative Parcel Map 15-001.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
BACKGROUND:
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-005 AND VESTING
TENTATIVE PARCEL MAP 15-001
AUGUST 18,2015
PAGE 2
The subject property is located at the northwest corner of the Bennett StreetILinda Drive
intersection, is zoned Fair Oaks Mixed-Use (FOMU) and requires a conditional use
permit for multi-family residential projects.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the project on June 17, 201 5. At that
time, the SAC discussed the project, requested some necessary modifications, and
were in support of the project. The SAC reviewed the project a second time on August
5, 2015 and were in support of the project with conditions of approval included in the
included Resolution.
Architectural Review Committee
The Architectural Review Committee (ARC) reviewed the proposed project on August 3,
2015 (Attachment 2). The ARC discussed the project's compliance with zoning
requirements, building architecture, and landscaping and yard areas. The ARC
recommended approval of the project with conditions of approval regarding fencing and
driveway articulation.
ANALYSIS OF ISSUES:
Proiect Description
The proposed project includes a vesting tentative parcel map that will subdivide the
subject property into four (4) lots, including three (3) lots for individual sale with
detached residences and one (1) lot for two (2) multi-family residences for a total of five
(5) residential units in the FOMU district. Three (3) of the units are proposed to be
approximately 1,230 square-feet and would be located on the lots indicated for
individual sale, while the two (2) remaining residences are proposed to be
approximately 1,525 square-feet each and would be kept as rental units. The minimum
lot size for the FOMU district is 15,000 square-feet, which is larger than the lots
proposed with the project. However, multi-family residential housing not located in a
mixed-use project; with reduced minimum lot sizes are allowed in the FOMU district with
approval of a Conditional Use Permit in addition to the subdivision map. Aside from the
minimum lot sizes, the proposed project meets development standards of the AGMC
with regard to lot coverage, setbacks, height restrictions, etc.
General Plan
The Land Use Element and Housing Element of the General Plan each contain
objectives and policies that support the proposed project. Land Use Objective LU3
states the City shall accommodate a broad range of Multi Family Residential (MFR) and
special needs housing types and densities within the City.
Housing Element Policy A.9 states that the City shall continue to enable and encourage
multiple-family, rental apartments, senior, mobile home, and special needs housing in
appropriate locations and densities [as] these multiple family residential alternative
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-005 AND VESTING
TENTATIVE PARCEL MAP 15-001
AUGUST 18,2015
PAGE 3
housing types tend to be more affordable than prevailing single-family residential low
and medium density developments.
Lastly, Housing Element Policy J.4 states that the City shall encourage multiple-family
housing projects that include a portion of the units with three or more bedrooms to
accommodate larger families.
Multi-family Housinq
Municipal Code Section 16.04.070 defines "multi-family housing'' as:
"a dwelling unit that is part of a structure containing one or more other dwelling
units, or a non-residential use. [...I Multi-family dwellings include: duplexes,
triplexes, fourplexes (buildings under one ownership with two, three, or four
dwelling units respectively, in the same structure); apartments (five or more units
under one ownership in a single building); and Cityhouse development (three or
more attached dwelling units where no unit is located over another unit)".
The proposed project meets the definition of multi-family housing by proposing one (1)
Cityhouse structure with three (3) individual units for sale, as well as one (1) duplex
structure under common ownership with units for rent.
Residential Density
Municipal Code Subsection 16.36.030.C identifies residential density equivalents for
residential projects located in the mixed-use zoning districts as follows:-
Based on the proposed development, the total residential density is as follows:
bsiden tkl DweSling ;Unit Type
Live~Work Unit
Studio
1 -bedroom
2-bedroom
3-bedroom
4-bedroom
The AGMC allows residential densities of fifteen (15) units per acre for multi-family
residential projects not located in mixed-use projects. Based on the density
equivalencies outlined above, the proposed project meets that density.
~Demsity Equiw1en;t
.5
.5
.75
1
1.5
2
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-005 AND VESTING
TENTATIVE PARCEL MAP 15-001
AUGUST 18,2015
PAGE 4
Architectural Character
The proposed residential buildings are designed in a Craftsman style with significant
amounts of lap siding on the residences, and a variety of board and batten siding to
break up some of the larger expanses. The units include 2x12 trim, utilized between the
first and second floors of the units to break up the wall's plane and massing. Roof
pitches general 5/12 and will utilize brown dimensional composition shingles, with
standard gutters attached to roof fascias. Units 1 and 4 will be painted a light green with
white trim, Unit 4 will also utilize a small amount of a beige color that is more
predominately utilized on Units 2, 3, and 5. Units 2, 3, and 5 will also utilize a dark
green trim instead of the white trim used on Units 1 and 4. Lastly, Units 3 and 4 will
have a stone wainscot on the street side elevations or the residences. The applicant
has provided colored elevations (Attachment 3) and color chip exhibit will be available at
the meeting.
The two-story architecture provides a good zone of transition between the commercial
development to the east and south of the project site and the existing single-family
neighborhood to the west.
Access
The units will have vehicular access from a central driveway from Linda Drive, with two
(2) car garages adjacent to the driveway. Pedestrian access to Residences 1 and 2 will
be from an interior courtyard between the units, Residence 3 will have pedestrian
access from Linda Drive, and Residences 4 and 5 will have pedestrian access from
Bennett Street. An interior concrete walkway from Linda Drive will parallel the interior
driveway and connect to the courtyard between residences 1 and 2.
Parkinq
Parkinq requirements for the development are identified in AGMC Section 16.56.060
and isrequired per unit. This includes two (2) spaces per unit in an enclosed garage,
as well as guest parking at a rate of 0.5 spaces per unit. For the proposed
development, these requirements result in three (3) guest parking spaces, as partial
spaces are rounded up. Each residence contains two (2) spaces in their respective
garages, meeting the requirement for the residences themselves. The project is
providing three (3) guest parking spaces to meet the requirements of the AGMC.
The AGMC also contains standards for parking space dimensions, which requires
surface parking spaces to have nine feet (9') of clearance. Surface parking spaces
adjacent to a fence, wall or property line require eleven feet (1 1'). The guest parking
spaces meet these requirements, including the twelve feet (12') of clearance for the
center guest space.
The applicant is additionally proposing to remove the red curb along the project frontage
and provide for on street parking. The existing red curb is the result of the location of
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-005 AND VESTING
TENTATIVE PARCEL MAP 15-001
AUGUST 18,2015
PAGE 5
existing driveways on the site in conjunction with the required red curb at the corner of
Bennett Street and Linda Drive. The removal of existing driveways and provision of one
(1) central driveway would allow for the removal of the red curb and return of on street
parking.
LandscapinaIOpen Space
The Dro~osed conceptual landscape plan includes both perimeter and interior trees and . . . .
screeninglground cover plant material that meet the city's drought tolerant landscaping
requirements. Specific plantings in private yard areas are not identified and it is
anticipated that these would be up to the homeowners or renters to plant. Attachment 3
is a list of recommended sustainable plant list for the City's microclimate.
ADVANTAGES:
The proposed project will provide additional units to the City's housing stock, is
consistent with the General Plan and Development Code, and would have a mixture of
for sale and rental units.
DISADVANTAGES:
The FOMU zoning district is intended to provide for the combination of retail and service
uses with an emphasis on those related to home improvement, as well as restaurants,
offices, visitor serving uses and multi-family residences that are preferably incorporated
in a mixed use project. Constructing an all residential development would preclude
commercial development. However, given the location of the project site off the
commercial corridor and development of multi-family housing, it is considered a good fit
and balance for the neighborhood.
ENVIRONMENTAL REVIEW:
The Community Development Department has reviewed the project in compliance with
the California Environmental Quality Act (CEQA) and determined that the project is
categorically exempt per Section 15332 of the CEQA Guidelines regarding In-fill
Development Projects.
PUBLIC NOTIFICATION AND COMMENTS:
A public hearing notice was mailed to all property owners within 300' of the site, was
posted in the Tribune, and was posted at City Hall and on the City's website on Friday,
August 7, 2015. A project sign was also posted at the site and inspected on August 7,
2015. The agenda and staff report were posted at City Hall and on the City's website
on August 14,201 5. No comments had been received by staff.
Attachments:
1 DRAFT Minutes of the August 3, 201 5 Architectural Review Committee meeting
2. Color elevations
3. Recommended sustainable plant list
4. Project plans (available for public review at City Hall)
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING VESTING
TENTATIVE PARCEL MAP 15-001 AND CONDITIONAL
USE PERMIT CASE NO. 15-005; LOCATED AT THE
NORTHWEST CORNER OF BENNETT STREET AND
LINDA DRIVE; APPLIED FOR BY THE BURKE FAMILY
TRUST
WHEREAS, the applicant has filed an application for Vesting Tentative Parcel Map 15-
001 to subdivide a vacant lot into four (4) lots in the Fair Oaks Mixed-Use zoning district;
and
WHEREAS, the applicant has filed Conditional Use Permit 15-005 to construct a five (5)
unit multi-family residential development; and
WHEREAS, the Planning Commission has reviewed the 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 found and
determined that the project is exempt per Section 15332 (In-Fill Development) of the
CEQA Guidelines; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on August 18, 201 5; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Tentative Parcel Map Findings:
The proposed tentative parcel map is consistent with 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 tentative parcel map would allow the site to be developed
with an allowable use and at a density that is consistent with Section
16.36.020 of the Municipal Code and the Land Use Element of the City's
General Plan.
The site is physically suitable for the type of development proposed.
The site is currently undeveloped and is of an adequate size and shape to
accommodate the development of the proposed five (5) unit multi-family
residential project proposed in conjunction with the subdivision.
RESOLUTION NO.
PAGE 2
The site is physically suitable for the proposed density of development.
The project proposes to divide the existing property into four (4) parcels
for the development of the proposed five (5) unit multi-family residential
project proposed in conjunction with the subdivision, which meets all
applicable development standards of the Fair Oaks Mixed-Use (FOMU)
zoning district when a conditional use permit is concurrently approved.
The design of the tentative parcel 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 parcel map will not cause substantial environmental
damage nor will it injure either fish or wildlife or their habitat, as the site
has previously been disturbed and is located in an urbanized area.
The design of the subdivision or type of improvements is not likely to
cause serious public health problems.
The design of the subdivision will not cause any serious public health
problems due to being in compliance with applicable development
standards of the Arroyo Grande Municipal Code.
The design of the tentative parcel 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 parcel map or
that 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.
The design of the tentative parcel map has been reviewed by appropriate
City Departments and will not conflict with any public easements.
The discharge of waste from the proposed subdivision into an existing
community sewer system will not result in violation of existing
requirements as prescribed by Division 7 (commencing with Section
13000) of the California Water Code.
Conditions of approval ensure that the subdivision will abide by all City
and South County Sanitation District standards relating to sewer system
design.
Adequate public services and facilities exist or will be provided as the
result of the proposed tentative parcel map to support project
development.
RESOLUTION NO.
PAGE 3
The project is located adjacent to all necessary public facilities and will not
negatively affect the adequacy of those facilities.
Conditional Use Permit Findings:
The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of
this title, the goals, and objectives of the Arroyo Grande General Plan,
and the development policies and standards of the City.
Multi-family housing not located within a mixed-use project is allowed in
the FOMU zoning district per Section 16.36.030 of the Municipal Code
and is consistent with development standards for the FOMU zoning district
per Municipal Code Section 16.36.020 with the approval of a conditional
use permit.
The proposed use would not impair the integrity and character of the
district in which it is to be established or located.
The proposed multi-family housing project is allowed in the FOMU zoning
district and will not impair the integrity and character of the district as it is
consistent with the General Plan and all applicable development
standards of the Municipal Code.
The site is suitable for the type and intensity of use or development that is
proposed.
The site is suitable for the five-unit multi-family residential project as the
development meets all applicable development standards in conjunction
with approval of the conditional use permit.
There are adequate provisions for water, sanitation, and public utilities
and services to ensure public health and safety.
The project is located adjacent to all necessary public facilities and will not
negatively affect the adequacy of those facilities.
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 design of the proposed multi-family residential project will not cause
any serious public health problems due to being in compliance with
applicable development standards of the Arroyo Grande Municipal Code.
RESOLUTION NO.
PAGE 4
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Vesting Tentative Parcel Map 15-001 and Conditional
Use Permit 15-005, as presented to the Planning Commission and shown in Exhibit "B",
attached hereto and incorporated herein by this reference as though set forth in full, 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:
ABSENT:
the foregoing Resolution was adopted this 18' day of August 201 5.
ATTEST:
DEBBIE WElCHlNGER
SECRETARY TO THE COMMISSION
AS TO CONTENT:
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
LAN GEORGE, CHAIR
RESOLUTION NO.
PAGE 5
EXHIBIT "A"
CONDITIONS OF APPROVAL
VESTING TENTATIVE PARCEL MAP 15-001 &
CONDITIONAL USE PERMIT CASE NO. 14-007
NORTHWEST CORNER OF BENNETT STREET AND LINDA DRIVE
This approval authorizes the subdivision of one (1) 17,535 square foot lot into four (4) lots
for the development of a five (5) unit multi-family residential development.
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
The applicant shall comply with all conditions of approval for Vesting Tentative
Parcel Map Case No. 15-001 and Conditional Use Permit Case No. 15-005.
Development shall conform to the Fair Oaks Mixed-Use requirements except as
otherwise approved.
Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of August 18, 2015 and marked Exhibit
"B".
The applicant shall, as a condition of approval of this tentative or final map
application, defend, indemnify and hold harmless the City of Arroyo Grande, its
present or former agents, officers and employees from any claim, action, or
proceeding against the City, its past or present agents, officers, or employees to
attack, set aside, void, or annul City's approval of this subdivision, which action is
brought within the time period provided for by law. This condition is subject to the
provisions of Government Code Section 66474.9, which are incorporated by
reference herein as though set forth in full.
All conditions of approval shall be printed on construction plans and included in
construction drawings
This approval shall expire on August 18, 201 7 unless the final map is recorded or
an extension is granted pursuant to Section 16.12.140 of the Development Code.
Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans, including those specifically modified by these conditions.
Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction activities
RESOLUTION NO.
PAGE 6
shall be restricted to the hours of 7 AM and 5 PM Monday through Friday. No
construction shall occur on Saturday or Sunday.
10. 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.
11. 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 16.08.1 00.
AESTHETICS
12. 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.
13. All electrical panel boxes shall be installed inside the building or in a manner that is
screened from view.
SUBDIVISION CONDITIONS
14. The applicant shall comply with Development Code Chapter 16.20 "Land
Divisions".
15. The developer shall comply with Development Code Chapter 16.64 "Dedications,
Fees and Reservations".
16. The developer shall comply with Development Code Chapter 16.68
"Improvements".
17. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that
are 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, 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.
RESOLUTION NO.
PAGE 7
18. A joint maintenance agreement for the common landscape, drainage and access
driveway shall be submitted for review and approval of the City Attorney. The
joint maintenance agreement shall be recorded prior to or concurrently with the
final map.
LIGHTING
19. All lighting for the site shall be downward directed and shall not create spill or
glare-to adjacent properties. All lighting shall be of energy efficient material (e.g.,
LED)
BUILDING AND LIFE SAFETY DIVISION
BUILDING CODES
20. The project shall comply with the most recent editions of all California Codes, as
adopted by the City of~rro~o Grande.
DISABLED ACCESS
21. Provide complete compliance with State and Federal disabled access
requirements.
FlRE LANES
22. All fire lanes must be posted and enforced, per Fire Department guidelines.
FlRE FLOWIFIRE HYDRANTS
23. The project shall have a fire flow in accordance with the California Fire Code.
24. The new fire hydrant shall be per City Standards.
FlRE SPRINKLER
25. All buildings must be fully sprinklered per Building and Life Safety Division
guidelines and per the California Fire Code.
ABANDONMENTINON-CONFORMING
26. Prior to map recordation, issuance of a grading permit or building permit,
whichever occurs first, applicant shall show proof of properly abandoning all
non-conforming items such as septic tanks, wells, underground piping and other
undesirable conditions.
SPECIAL CONDITIONS
27. One week prior to scheduling of final inspection or any issuance of
certificate of occupancy, a project inspection by the Building, Planning and
Engineering Divisions and Public Works Department is required.
RESOLUTION NO.
PAGE 8
FEES
28. Pay all required City fees at the time they are due (for your information, the
"Procedure for Protesting Fees, Dedications, Reservations or Exactions" is
provided below).
29. Water Meter, service main, distribution, and availability fees.
30. Water neutralization fee.
31. Trafficlmpactfee.
32. Traffic Signalization fee.
33. Sewer hook-up & facility fees.
34. Building Permit fees.
35. Strong Motion Instrumentation Program (SMIP) fee and State Green Building
fee.
36. Park Development fee.
37. Park Improvements fee.
38. Community Centers fee.
39. Fire Protection fee.
40. Police Facilities fee.
PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR
EXACTIONS :
(A) Any party may protest the imposition of any fees, dedications, reservations, or
other exactions imposed on a development project, for the purpose of defraying
all or a portion of the cost of public facilities related to the development project by
meeting both of the following requirements:
(1) Tendering any required payment in full or providing satisfactory evidence of
arrangements to pay the fee when due or ensure performance of the
conditions necessary to meet the requirements of the imposition.
(2) Serving written notice on the City Council, which notice shall contain all of
the following information:
RESOLUTION NO.
PAGE 9
A statement that the required payment is tendered or will be
tendered when due, or that any conditions which have been imposed
are provided for or satisfied, under protest.
A statement informing the City Council of the factual elements of
the dispute and the legal theory forming the basis for the protest.
(B) A protest filed pursuant to subdivision (A) shall be filed at the time of the
approval or conditional approval of the development or within 90 days after the
date of the imposition of the fees, dedications, reservations, or other exactions to
be imposed on a development project.
(C) Any party who files a protest pursuant to subdivision (A) may file an action to
attack, review, set aside, void, or annul the imposition of the fees, dedications
reservations, or other exactions imposed on a development project by a local
agency within 180 days after the delivery of the notice.
(D) Approval or conditional approval of a development occurs, for the purposes of
this section, when the tentative map, tentative parcel map, or parcel map is
approved or conditionally approved or when the parcel map is recorded if a
tentative map or tentative parcel map is not required.
(E) The imposition of fees, dedications, reservations, or other exactions occurs, for
the purposes of this section, when they are imposed or levied on a specific
development.
ENGINEERING DIVISION
Post Construction Stormwater Requirements
Performance Requirement No. 1 : Site Design and Runoff Reduction
Projects that create and/or replace 2,500 square feet or more of impervious surface
must:
I) Limit disturbance of creeks and natural drainage features.
2) Minimize compaction of highly permeable soils.
3) Limit clearing and grading of native vegetation at the site to the minimum
area needed to build the project, allow access, and provide fire protection.
4) Minimize impervious surfaces by concentrating improvements on the least-
sensitive portions of the site, while leaving the remaining land in a natural
undisturbed state.
5) Minimize stormwater runoff by implementing one or more of the following site
design measures:
a. Direct roof runoff into cisterns or rain barrels for reuse.
b. Direct roof runoff onto vegetated areas safely away from building
foundations and footings, consistent with California building code.
RESOLUTION NO.
PAGE 10
c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated
areas safely away from building foundations and footings, consistent
with California building code.
d. Direct runoff from driveways and/or uncovered parking lots onto
vegetated areas safely away from building foundations and footings,
consistent with California building code.
e. Construct bike lanes, driveways, uncovered parking lots, sidewalks,
walkways, and patios with permeable surfaces.
6) Define the development envelope and protected areas, identifying areas that
are most suitable for development and areas to be left undisturbed.
7) Conserve natural areas, including existing trees, other vegetation, and soils.
8) Limit the overall impervious footprint of the project.
9) Set back development from creeks, wetlands, and riparian habitats.
10)Conform the site layout along natural landforms.
11)Avoid excessive grading and disturbance of vegetation and soils.
Performance Requirement No. 2: Water Qualitv Treatment
Projects that create and/or replace 5,000 square feet or more of impervious surface
must treat stormwater runoff from existing, new, and replaced impervious surfaces
on sites where runoff from existing impervious surfaces cannot be separated from
runoff from new and replaced impervious surfaces. Water Quality Treatment must be
treated onsite using the measures listed below, in order of preference.
1) Harvesting and use, infiltration, and evapotranspiration designed to retain
stormwater runoff equal to the volume of runoff generated by the 85th
percentile 24-hour storm event, of 1 inch.
2) Biofiltration treatment systems with the following design parameters:
a) Prevent erosion, scour and channeling within the biofiltration treatment
system based on the flow of runoff produced from a rain event equal to
0.2 inches per hour intensity.
Minimum surface reservoir volume equal to the biofiltration
treatment system surface area times a depth of 6 inches.
Minimum planting medium depth of 24 inches. The planting medium
must sustain a minimum infiltration rate of 5 inches per hour
throughout the life of the project and must maximize runoff retention
and pollutant removal. A mixture of:
i) Sand - 60% to 70% meeting ASTM C33.
ii) Compost - 30% to 40% may be used.
d) Proper plant selection.
e) Subsurface drainageistorage (gravel) layer with an area equal to the
biofiltration treatment system surface area and having a minimum depth
of 12 inches.
f) Underdrain with discharge elevation at top of gravel layer.
g) No compaction of soils beneath the biofiltration facility
(rippinglloosening of soils required if compacted).
h) No liners or other barriers interfering with infiltration, except for
situations where lateral infiltration is not technically feasible..
3) Non-Retention Based Treatment Systems must collectively achieve at least one
of the following hydraulic sizing criteria:
RESOLUTION NO.
PAGE I1
a) Hydraulic Sizing Criteria for Non-Retention Based Treatment Systems:
i) Volume Hydraulic Design Basis must be based on the 85th percentile
24-hour storm event of 1 inch.
ii) Flow Hydraulic Design Basis must be based on the flow of runoff
resulting from a rain event equal to at least 0.2 inches per hour
intensity.
GENERAL CONDITIONS
41. 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 hislher representative.
42. 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.
43. All project improvements shall be designed and constructed in accordance with
the City of Arroyo Grande Standard Drawings and Specifications.
44. 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 as well as PDF format shall be
required. Record Drawings ("as-built" plans) are required to be submitted prior to
release of the Faithful Performance Bond.
45. Submit three (3) full-size paper copies for inspection purposes during
construction to the City Engineer.
46. Provide a Licensed Land Surveyor or a Registered Civil Engineer to tie-out
survey monuments or vertical control bench marks within 24 inches of work.
Should any existing survey monument be disturbed or destroyed during
construction, it must be reset at the previous location. Should any existing bench
mark be disturbed or destroyed during construction, a new one must be set at a
nearby, but different, location than the existing, as determined by the City
Engineer. For monuments, a Corner Record must be filed with the County and a
copy delivered to the City Engineer. For bench marks, documentation of the
bench mark and how it was reset must be delivered to the City Engineer prior the
project acceptance or sign off of the Encroachment Permit.
RESOLUTION NO.
PAGE 12
IMPROVEMENT PLANS
47. 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, no larger
than 24" x 36")
g. Provide Construction Estimate of all public improvements using unit
construction cost as provided by the County of San Luis Obispo.
48. 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 and dimension of all existing and proposed paved areas.
c. The location of all existing and proposed public or private utilities.
d. Provide plan and profile with grades for all curb, gutter and sidewalk
installations.
49. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
50. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City or Caltrans).
STREET IMPROVEMENTS
51. Street structural sections shall be determined by an R-Value soil test, but shall
not be less than 3" of asphalt and 6" of Class II AB.
52. All street repairs shall be constructed to City standards.
CURB. GUTTER, AND SIDEWALK
53. Install new concrete curb, gutter, and sidewalk as directed by the Public Works
Director.
54. Install ADA compliant facilities where necessary or verify that existing facilities
are compliant with State and City Standards. All driveway approaches must
provide ADA compliant walkway.
55. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
RESOLUTION NO.
PAGE 13
Director.
56. At time of Building Permit - Provide parking restricted red curb at proposed
driveway entrance in conformance with City Engineering Standard 104-AG
57. Provide sidewalk barricade at terminus of existing sidewalk.
DEDICATIONS AND EASEMENTS
58. 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.
59. All easements, abandonments, or similar documents to be recorded as a
document separate from a map, shall be prepared by the applicant on 8 112 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.
60. Provide PUE for utilities.
STORMWATER
61. PRIOR TO ISSUANCE OF A ENCROCHMENT PERMIT, the applicant shall
submit a Water Pollution Control Plan.
62. 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.
63, Infiltration basins shall be designed based on soil tests. Infiltration test shall
include a minimum of 2 borings 15 feet below the finished basin floor. Additional
borings or tests may be required if the analysis or soil conditions are
inconclusive.
64. The applicant shall provide on-site storm water infiltration facilities designed and
constructed to ensure that the 100-year basin oufflow shall not exceed the pre-
development flow.
65. Applicant must comply with Regional Water Quality Control Board's Post
Construction Requirements.
66. Applicant must submit a compliant Regional Water Quality Control Board Post
Construction Stormwater Control Plan.
67. The existing drainage inlet is no longer in compliance with standards. The
RESOLUTION NO.
PAGE 14
applicant shall update existing drainage inlet to provide for side entry per 300-AG
to the appropriate widthlsize so that flood waters will not overtop new driveway
entrance, or provide sufficient documentation that in the event of mechanical
failure, residences will not be flooded and safe overland flow will be achieved.
Provide stormwater protection for sediment and debris.
LANDSCAPE
68. Provide street trees requirement at 50' minimum spacing per AGMC.
69. The applicant shall not plant turf. Use drought tolerant landscape only.
WATER
70. Non-potable water is available at the Soto Sports Complex. The City of Arroyo
Grande does not allow the use of hydrant meters or the use of potable water for
construction purposes.
71. Fire sprinkler engineer shall determine the size of the water meters.
72. Existing water services to be abandoned shall be properly abandoned and
capped at the main per the requirements of the Public Works Director.
73. Abandon and remove existing water services (2) serving property from water
meter to water main.
74. Install new water meter manifold per Engineering Standard 71 1-AG.
SEWER
75. All sewer laterals within the public right-of-way must have a minimum slope of
2%.
76. Existing sewer laterals to be abandoned shall be properly abandoned and
capped at the main per the requirements of the Public Works Director.
77. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with City standards.
PUBLIC UTILITIES
78. 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.
79. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
RESOLUTION NO.
PAGE 15
80. Public Improvement planslfinal MapIParcel 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.
FEES AND BONDS FOR ALL CITY DEPARTMENTS
The applicant shall pay all applicable City fees, including the following:
81. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
BONDING SURETY
82. Erosion Control, prior to issuance of the grading or building permit, all new
residential construdion requires posting of a $1,%0.00 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 andlor restoring the site.
ARCHITECTURAL REVIEW COMMITTEE
83. The applicant shall consider addressing patio areas for Residences 4 & 5.
84. A six foot (6') wooden fence shall be added to the cemetery side of the project in
yard areas of Residences 1 & 5.
85. The Linda Drive fence of Lot 3 shall be extended further to the southwest corner
to increase private yard areas.
86. The applicant shall break up massing of the concrete driveway with a method of
articulation.
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ATTACHMENT 1
ACTION MINUTES
REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE
MONDAY, AUGUST 3,2015
CITY HALL SECOND FLOOR CONFERENCE ROOM, 300 EAST BRANCH STREET
ARROYO GRANDE, CA
1. CALL TO ORDER
Chair Hoag called the Regular Architectural Review Committee meeting to order at 2:30pm.
2. ROLL CALL
ARC Members:
City Staff Present:
Committee members Mary Chair Mike Peachey
and Chair Warren Hoag member John
Rubatzky was absent.
Associate Associate Planner Matthew Downing,
3. FLAG SALUTE
Warren Hoag led the
None. /
5. APP~VAL OF MINUTES
Bruc erlin made a motion, seconded by Mary Hertel, to approve the minutes of July 20, 2015
a 6cmitted. The motion passed on a 4-0 voice vote, with John Rubatzky absent. B
6. PROJECTS
6.a. CONSIDERATION OF CONDITIONAL USE PERMIT 15-005 AND VESTING TENTATIVE
PARCEL MAP 15-001; SUBDIVISION OF ONE (1) MIXED-USE PARCEL INTO FOUR
/4) PARCELS FOR A MULTI-FAMILY HOUSING PROJECT; LOCATION -
NORTHWEST CORNER OF BENNETT STREET AND LINDA DRIVE; APPLICANT -
BURKE LIVING TRUST; REPRESENTATIVE - MARK VASQUEZ (DOWNING)
Staff Contact: Matthew Downing
Associate Planner Downing presented the staff report, correcting two errors within the report.
The Committee asked questions regarding fence material and height, red curb location, and
parking width requirements.
Mark Vasquez, representative, spoke in support of the project and clarified questions about the
fence, red curbs, and parking requirements.
The Committee asked questions regarding the lot lines, square footage of each property, the
exterior concrete pads, and its transitional location.
Minutes: ARC
Monday, August 3,2015
PAGE 2
The Committee provided support for the project, enjoying the architectural elements and the
location of the project.
Mary Hertel made a motion, seconded by Bruce Berlin, to recommend approval of the project to
the Community Development Director with the following modifications:
1. The patios of structures 4 and 5 be enlarged;
2. A 6' wooden fence is included on the side of the project bordering the cemetery;
3. The fence in lot 3 to be extended; and
4. Articulation of the center driveway through texture and color.
The motion carried on a 4-0 voice vote, with john Rubatzky absent.
6.b. CONSIDERATION OF VIEWSHED REVIEW 15-004 NEW SECOND STORY ADDITIW;
LOCATION - 509 ALLEN STREET: APPLICANT - TIMOTHY STEWART;
REPRESENTATIVE -JEFF LIPSON (ANDERSON)
Staff Contact: Sam Anderson
Planning Intern Anderson presented the staff report.
The committee had no questions for staff. /
Jeff Lipson, representative, spoke in support of clarifying details about the balcony
and the location of the addition.
The committee asked questions regarding the ze of the balcony, the railing, the garage door,
and the door to the garden storage room. P
The committee provided for the project, commenting that while the design was
nice, more detail would support the project.
Michael Peachy seconded by Bruce Berlin, to recommend approval of the
project to the Director with the following modifications:
regarding the windows, doors, balcony railing and
Y'
skylights, and the garage door;
2. The ' clusion of a flying gable on the north side of the addition;
3. Lydscaping and street presence details to be provided;
west facing elevation to be provided; and
review of balcony width regulations.
T motion carried on a 4-0 voice vote, with John Rubatzky absent. Ik
7. DISCUSSION ITEMS: / None.
ATTACHMENT 3
RECOMMENDED
PLANTS FOR A 'SUSTAINABLE"
-- LOW MAINTENANCE -
GARDEN AND LANDSCAPE IN ARROYO GRANDE
Low water use, minimal fertilizer needs, no special care
Large Trees --
Cedrus libanii atlantica 'Glauca'
Cedrus deodara
Cinnamomum carnphora
Gingko biloba
Pinus canariensis
Pinus pinea
Pinus sabiniana
Pinus torreyana
Quercus ilex
Quercus suber
BLUE ATLAS CEDAR
DEODAR CEDAR
CAMPHOR
GINGKO
CANARY ISLAND PINE
ITALIAN STONE PDE
GRAY PINE
TORREY PINE
HOLLY OAK
CORK OAK
Medium Trees --
Allocasuarina verticillata SHE-OAK
Arbutus 'Marina' HYBRID STRAWBERRY TREE
Brachychiton populneus KURRAJONG, AUSTRALIAN BOTTLE TREE
Brahea armata BLUE HESPER PALM
Butia capitata PINDO PALM
Eucalyptus nicholii PEPPERMINT GUM
Eucalyptus polyanthernos SILVER DOLLAR GUM
Calocedrus decurrem INCENSE CEDAR
Cupressus arizonica ARIZONA CYPRESS
Cupressus forbesii TECATE CYPRESS
Geijera pamiflora AUSTRALIAN WILLOW
Gleditsia triacanthos inermis THORNLESS HONEY LOCUST
Juniperus scopulorum 'Tolleson's Blue Weeping'
BLUE WEEPING JUNIPER
Melaleuca linariifolia FLAXLEAF PAPERBARK
Metrosideros excelsus NEW ZEALAND CHRISTMAS TREE
Olea europaea OLIVE
(only fruitless cultivars such as 'Majestic Beauty ', 'Wilsoni ')
Pinus halepensis ALEPPO PINE
Pistacia chinemis CHINESE PISTACHE
Quercus chrysolepis CANYON LIVE OAK
Sequoiadendron giganteurn GIANT REDWOOD
O Copyright Joe Seals 2009
Small Trees
Acacia baileyana
Acacia pendula
Celtis australis
x Chiltalpa tashkentensis
Cordyline australis
Cotinus coggygria
Eucalyptus caesia magna
Ficus carica
Melaleuca ericifolia
Pinus aristata
Prunus lyonii
Yucca aloifolia
Yucca gloriosa
Large Shrubs (or smallest trees) --
Acacia boormanii
Acacia covenyi
Acacia cultriformis
Acacia iteaphylla
Acacia fmbriata
Acacia podalyriifolia
Acca sellowiana
Arbutus unedo
Arctostaphylos pajaroensis 'Paradise'
Banksia ashbyi
Banlcsia marginata
Callistemon phoeniceus
Callistemon salignus
Calothamnus quadrifidus
Ceanothus (many)
Cercis occidentalis
Cercocarpus betuloides
Chamaerops humilis
Cistus x skanbergii
Comarostaphylis diversifolia
Dendromecon harfordii
Dodonaea viscosa
Elaeagnus pungens
BAILEY'S ACACIA
WEEPING MYALL
EUROPEAN HACKBERRY
CHILTALPA
CABBAGE PALM
SMOKE TREE
SILVER PRINCESS
FIG
HEATH MELALEUCA
BRISTLECONE PINE
CATALINA CHERRY
SPANISH BAYONET
SPANISH DAGGER
SNOWY RIVER WATTLE
BLUEBUSH
KNIFE ACACIA
WILLOW ACACIA
BRISBANE GOLDEN WATTLE
PEARL ACACIA
PINEAPPLE GUAVA
STRAWBERRY TREE
PAJARO MANZANITA
ASHBY'S BANKSIA
SILVER BANKSIA
LESSER BOTTLEBRUSH
WHITE or WILLOW BOTTLEBRUSH
COMMON NET BUSH
CALIFORNIA LILAC
WESTERN REDBUD
MOUNTAIN MAHOGANY
MEDITERRANEAN FAN PALM
PINK ROCK ROSE
SUMMER HOLLY
ISLAND BUSH POPPY
HOPSEED BUSH
SILVERBERRY
@ Copyright Joe Seals 2009
Grevillea 'Ivanhoe' BRUSH GREVILLEA
Grevillea lavandulaceae LAVENDER GREVILLEA
Grevillea 'Red Hooks' HUMMINGBIRD BUSH
Grevillea 'Ruby Clusters' HUMMINGBIRD BUSH
Grevillea thelemanniana HUMMINGBIRD BUSH
Hakea laurina SEA URCHIN TREE
Heteromeles arbutifolia TOYON
Ilex x altaclarensis ' Wilsonii' WILSON HOLLY
Juniperus (right sized cultivar for situation) JUNIPERS
Malosma laurina LAUREL SUMAC
Melaleuca bracteata WHITE CLOUD TREE
Melaleuca decussata LILAC MELALEUCA
Melaleuca elliptica GRANITE BOTTLEBRUSH
Melaleuca nesophila PINK MELALEUCA
Myrtus communis ROMAN MYRTLE
Nerium oleander OLEANDER
Osmanthus fiagrans SWEET OLIVE
Pittosporum crassifolium KARO
Pittosporum tenuifolium KOHUKU
Prunus lusitanica PORTUGAL LAUREL
Mca granatum POMEGRANATE
Rhamnus cauomica COFFEEBERRY
Rhus integrifolia LEMONADE BERRY
Rosmarinus officinalis ROSEMARY
Vitex agnus-castus CHASTE TREE
Xylosma congestum SHINY XYLOSMA
@ Copyright Joe Seals 2009
Medium Shrubs --
Agave americana CENTURY PLANT
Arbutus unedo 'Cornpacta' DWARF STRAWBERRY TREE
Arctostaphylos densiflora 'Howard McMinn' VINE HILL MANZANITA
Arctostaphylos 'Sunset' SUNSET MANZANITA
Banksia spinulosa 'Schnapper Point' SCHNAPPER POINT BANKSIA
Callistemon citrinus 'Violaceus' PURPLE BOTTLEBRUSH
Callistemon viminalis 'Little John' DWARF BOTTLEBRUSH
Carpenteria californica 'Elizabeth' BUSH ANEMONE
Cistus 'Anne Palmer' SILVER PINK ROCKROSE
Cistus 'Chelsea Bonnet' CHELSEA BONNET ROCKROSE
Cistus laurifolius WHITE ROCKROSE
Correa pulchella AUSTRALIAN FUCHSIA
Correa reflexa AUSTRALIAN FUCHSIA
Eremophila glabra EMU BUSH
Eriogonum giganteurn ST. CATHERINE'S LACE
Galvezia speciosa ISLAND SNAPDRAGON
Ilex cornuta CHINESE HOLLY
Juniperus (right sized cultivar for situation) JUNIPERS
Lavandula x intermedia LAVADIN
Lavandula 'Goodwin Creek Gray' GRAY LAVENDER
Leptospennum rotundifolium ROUND-LEAF TEA TREE
Mahonia nevinii NEVIN'S BARBERRY
Melaleuca wilsonii VIOLET HONEY-MYRTLE
Myrtus comrnunis 'Compacts' DWARF MYRTLE
Nerium oleander 'Algiers', 'Casablanca', 'Morocco' OLEANDER
Rharnnus californica 'Eve Case' COFFEEBERRY
Rhamnus crocea REDBERRY
Rhmus ilicifolia HOLLYLEAF REDBERRY
Ribes speciosum FUCHSIA-FLOWERING GOOSEBERRY
Rosa rugosa JAPANESE ROSE
Rosmarinus officinalis ROSEMARY
Salvia apiana WHITE SAGE
Salvia clevelandii CLEVELAND SAGE
Salvia leucophylla PURPLE SAGE
Salvia mellifera BLACK SAGE
Salvia munzii SAN MIGUEL MOUNTAIN SAGE
Teucrium fixticans BUSH GERMANDER
Westringia fruticosa, W. 'Wynyabbie Gem' COAST ROSEMARY
Yucca recurvifolia PENDULOUS YUCCA
O Copyright Joe Seals 2009
Small Shrubs --
Artemisia californica 'Montara' CALIFORNIA SAGEBRUSH
Artemisia 'Powis Castle' SILVERY SAGEBRUSH
Cistus x pulverulentus 'Sunset' SUNSET ROCKROSE
Cistus salviifolius prostratus SAGELEAF ROCKROSE
Convolvulus cneorum SILVER BUSH MORNING GLORY
Correa 'Dusky Bells' ('Carmine Bells') AUSTRALIAN FUCHSIA
Dicliptera suberecta HUMMINGBIRD BUSH
Eriogonum cinereum ASHY LEAF BUCKWHEAT
Eriogonum crocatum CONEJO BUCKWHEAT
Eriogonum grande rubescens RED BUCKWHEAT
Halimium lasianthum YELLOW ROCKROSE
Ilex cornuta 'Rotunda' DWARF CHINESE HOLLY
Juniperus (right sized cultivar for situation) JUNIPERS
Mimulus aurantiacus and hybrids BUSH MONKEYFLOWER
Nandina domestica "Gulf Stream' DWARF HEAVENLY BAMBOO
Nerium oleander "Petite" series PETITE OLEANDERS
Punica granatum 'Chico', 'Nana' DWARF POMEGRANATE
Rosmarinus officinalis (dwa~cultivars) ROSEMARY
Teucrium fruticans 'Compactum' DWARF BUSH GERMANDER
Vines --
Aloe ciliaris CLIMBING ALOE
Campsis x tagliabuana 'Madame Galen' TRUMPET VINE
Ficus pumila CREEPING FIG
Hardenbergia violacea LILAC VINE
Hibbertia scandens GUINEA GOLD VINE
Rosa banksiae LADY BANKS ROSE
Rosa 'Mermaid' MERMAID ROSE
Vitis x 'Roger's Red' ROGER'S RED GRAPE
Vitis californica 'Russian River', 'Walker Ridge' RED CALIFORNIA GRAPE
@ Copyright Joe Seals 2009
Ground Covers --
Acacia redolens prostrata VANILLA ACACIA
Achillea tomentosa WOOLY YARROW
Arctostaphylos 'Emerald Carpet' CREEPING MANZANITA
Baccharis pilularis 'Twin Peaks' TRAILING COYOTE BUSH
Banksia blechnifolia FERNLEAF BANKSIA
Carex praegracilislpansa MEADOW SEDGEIDUNE SEDGE
Ceanothus gloriosus 'Anchor Bay' ANCHOR BAY TRAILING CEANOTHUS
Ceanothus thyrsiflorus 'Yankee Point' Y. P. TRAILING CEANOTHUS
Cerastium tomentosum SNOW-IN-SUMMER
Drosanthemum ROSEA ICE PLANT
Dymondia margaretae WOOLY GAZANIA
Erodium reichardii CRANESBILL
Grevillea juniperina 'Molonglo' TRAILING GREVILLEA
Grevillea lanigera prostrata SEASHORE GREVILLEA
Helianthemum nwnmularium SUNROSE
Juniperus horizontalis 'Prince of Wales', 'Blue Rug',
'Icee Blue' JUNIPERS
Juniperus sabina 'Calgary Carpet' CARPET JUNIPER
Lampranthus ICE PLANTS
Lessingia filanginifolia 'Silver Carpet' SILVER CARPET ASTER
Myoporum parvifolium TRAILING SANDALWOOD
Ribes viburnifolium CATALINA PERFUME
Rosmarinus officinalis (prostrate types) TRAILING ROSEMARY
Sedum (many) SEDUMS
Thymus THYMES
Trachelospermum asiaticum ASIAN STAR JASMINE
O Copyright Joe Seals 2009
Perennials --
Aeonium
Agapanthus
Agave parryi, A. shawii
Aloe saponaria
Aloe striata
Anigozanthos flavidus
Beschorneria yuccoides
Calandrmia grandiflora
Carex buchananii
Carex divulsa (C. tumulicola)
Carex flacca (Carex glauca)
Carex subfusca (C. teneraeformis)
Carex testacea
Centaurea cineraria
Centaurea gymnocarpa
Chondropetalum elephantinurn
Chondropetalum tectorum
Clivia
Convolvulus sabatius
Cotyledon orbiculata
Dasylirion longissimum
Dasylirion wheeleri
Dianella caerulea
Doryanthes palmeri
Dudleya
Echeveria
Elegia equisetacea
Eriogonum umbellatum
Euphorbia myrsinites
Festuca californica
Festuca cinerea
Furcraea
Helianthemum nummularium
Hemerocallis
Hesperoyucca whipplei
Heuchera maxima
Kniphofia
Lomandra confertifolia
Melica californica
Melica irnperfecta
Muhlenbergia pubescens
Nolina parryi
AEONIUM
LILY -OF-THE-NILE
SMALL AGAVES
SOAP ALOE
CORAL ALOE
YELLOW KANGAROO PAW
AMOLE
ROCK PURSLANE
CURLY TOP SEDGE
BERKELEY SEDGE
BLUE SEDGE
RUSTY SEDGE
ORANGE SEDGE
DUSTY MILLER
DUSTY MILLER
GIANT CAPE RUSH
SMALL CAPE RUSH
KAFFIR LILY
GROUND MORNING GLORY
PIG' S-EARS
MEXICAN GRASS TREE
DESERT SPOON
NEW ZEALAND FLAX LILY
SPEAR LILY
LIVE-FOREVER
HENS-AND-CHICKS
REST10
SULPHUR FLOWER
MYRTLE SPURGE
CALIFORNIA FESCUE
BLUE FESCUE
FALSE AGAVE
SUNROSE
DAYLILIES
CHAPARRAL YUCCA
ALUM ROOT
TORCH LILY, RED HOT POKER
SMALL MAT RUSH
CALIFORNIA MELIC
COAST RANGE MELIC
SOFT BLUE MEXICAN MUHLY
SPOON GRASS
O Copyright Joe Seals 2009
Opuntia PRICKLY-PEAR, BEAVERTAIL, CHOLLA
Origanum 'Betty Rollins', ' Hopley ' s' ORNAMENTAL OREGANO
Pelargonium 'Balcan' BALKAN GERANIUM
Penstemon heterophyllus 'Margarita' SKY BLUE PENSTEMON
Penstemon centranthifolius SCARLET BUGLER
Penstemon spectabilis SHOWY PENSTEMON
Perityle incana GUADALUPE ISLAND ROCK DAISY
Phlomis JERUSALEM-SAGE
Puya alpestris PUYA
Puya berteroniana GIANT PUYA
Salvia chamaedryoides GERMANDER SAGE
Salvia spathacea HUMMINGBIRD SAGE
Sedum dendroideurn TREE SEDUM
Senecio cineraria DUSTY MILLER
Senecio mandraliscae KLEINIA
Senecio vira-vira DUSTY MILLER
Sisyrinchium californicum YELLOW-EYED GRASS
Stipa gigantea GIANT FEATHER GRASS
Trichostema lanatum WOOLY BLUE-CURLS
Yucca filamentosa ADAM'S NEEDLE
Yucca rostrata SILVER YUCCA
Zauschneria californica CALIFORNIA FUCHSIA
Q Copyright Joe Seals 2009
All of these are drought tolerant in the sense that they go completely dormant during
the summer. Most of them require total dryness during the summer months.
Alliurn neopolitanum 'Cowanii'
Ammocharis coranica
Arisarum proboscideum
Ann italicum (shade)
Babiana plicata
Babiana rubrocyanea
Babiana stricta
Babiana villosa
Chasmanthe floribundurn
Chlidanthus fiagrans
Cyanella lutea
Cyclamen persicum (shade)
Dracunculus vulgaris
Freesia
Freesia laxa
Gladiolus alatus
Gladiolus cardinalis
Gladiolus communis byzantinus
Gladiolus debilis
Gladiolus italicus
Gladiolus tristis
Homeria collina
x Homoglad hybrids
Hyacinthoides hispanica
Ipheion uniflorum
Ixia hybrids
Ixia viridiflora
Lachenalia aloides
Leucojum vernum
Moraea polystachya
Moraea villosa
Muscari armeniacum
FLOWERING OMON
GROUND LILY
MOUSE PLANT
ITALIAN ARUM
BABOON FLOWER
LITTLE WINE CUP
BABOON FLOWER
BABOON FLOWER
AFRICAN FLAG
PERFUMED FAIRY LILY
FIVE FINGERS
CYCLAMEN
VOODOO LILY, DRAGON ARUM
FREESIA
LAPEYROUSIA
SMALL GLADIOLA
WATERFALL GLADIOLUS
BYZANTINE GLADIOLA
SMALL PAINTED LADY
FIELD GLADIOLA
MARSH AFRIKANER
CAPE TULIP
HOMOGLADS
SPANISH BLUEBELL
SPRING STAR FLOWER
CORN LILY
GREEN CORN LILY
CAPE COWSLIP
SPRING SNOWFLAKE
PEACOCK FLOWER
PEACOCK IRIS
GRAPE HYACINTH
O Copyright Joe Seals 2009
Narcissus (many)
Nectaroscordum siculum
Nerine bowdenii
Nerine samiensis
Ornithogalum arabicum
Ornithogalum thyrsoides
Oxalis purpurea
Pancratium illyricum
Pancratium maritimum
Scilla peruviana
Sparaxis tricolor
Spiloxene capensis
Sternbergia lutea
Triteleia 'Queen Fabiola'
Triteleia hyacinthina
Triteleia laxa
Tritonia crocata
Tulipa clusiana
Tulipa saxatilis
Tulipa sylvestris
Veltheimia bracteata (shade)
Watsonia borbonica and hybrids
NARCISSUS, DAFFODIL
SICILIAN HONEY LILY
SPIDER LILY
GUERNSEY LILY
STAR OF BETHLEHEM
CHINCHERINCHEE
CAPE SORRELL
ILLYRIAN LILY
SEA DAFFODIL
PERUVIAN SQUILL
HARLEQUIN FLOWER
PAINTED PEACOCK FLOWER
GOLDENCROCUS
BRODIAEA
WHITE HYACINTH BRODIAEA
PRETTY FACE, TRIPLET LILY
FLAME FREESIA
LADY TULIP
MIDDLE-EAST TULIP
FRAGRANT WILD TULIP
CAPE FOREST LILY
BUGLE LILY
0 Copyright Joe Seals 2009