PC 08.a. CUP 15-003 230 S RenaTO:
FROM:
BY:
MEMORANDUM
PLANNING COMMISSION
TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
~'9
MATTHEW DOWNING, ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 15-003;
DATE:
CONSTRUCTION OF A 1,000 SQUARE-FOOT SECONDARY
DWELLING UNIT AND CONSTRUCTION OF A 1,980 SQUARE-FOOT
GARAGE WITH A 1,512 SQUARE-FOOT, SECOND STORY STORAGE
AREA ABOVE; LOCATION -230 SOUTH RENA STREET; APPLICANT
-STEPHEN & DONNIS HOBBS; REPRESENTATIVE -JERRY SHAW
SEPTEMBER 15, 2015
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Conditional Use Permit 15-003.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
BACKGROUND:
Location
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-003
SEPTEMBER 15, 2015
PAGE 2
The subject property is located at 230 South Rena Street, is zoned Multi-Family (MF)
and requires a conditional use permit for secondary dwelling units proposed to deviate
from standards allowed for the secondary dwelling unit.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the project on August 26, 2015. At that
time, the SAC supported the proposed project with conditions of approval designed
specifically for the project.
Architectural Review Committee
The Architectural Review Committee (ARC) reviewed the project on August 31, 2015
(Attachment 1 ). Members of the ARC discussed materials proposed and methods to
provide onsite consistency, additional landscaping and architectural features to soften
the massing of the structure, that the project was a good fit for the neighborhood, and
that the City needs to provide more opportunities for infill residential density. At that
time, the ARC made a recommendation to the Planning Commission for approval of the
project with specific conditions of approval that have been included in the prepared staff
report.
ANALYSIS OF ISSUES:
Conditional Use Permit
The proposed conditional use permit will allow development of a new three (3) bedroom
secondary dwelling unit of approximately 1,000 square-feet. Secondary dwelling units
are typically allowed on a ministerial basis; however, the proposed secondary dwelling
unit is proposed to exceed the maximum allowable size of 50% of the main structure.
The applicant is also proposing the secondary dwelling unit to utilize a separate
driveway from the main residence instead of utilizing the same driveway as required by
the Arroyo Grande Municipal Code (AGMC). Due to these deviations, a conditional use
permit is required.
Additionally proposed as part of the project is a new recreational vehicle garage totaling
1,980 square-feet, with a 1,512 square-foot storage area on the second-story. These
areas will take separate access from the secondary dwelling unit while remaining
physically attached as a single structure.
Second Residential Dwelling Standards
The AGMC identifies development standards for second residential dwellings. The
proposed project meets all required development standards except as follows:
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-003
SEPTEMBER 15, 2015
PAGE3
I Development Sfand~rd Reqolred . Proposed . · .. .··
i Maximum Size 1,200 sq. ft or fifty percent 1,000 square-feet (main !
I Dri,ew•y~~''' (50%) of the sq. ft of the residence is currently 1, 130 '
primary residence, whichever sq. ft.)
is less. -!----------··-
Served by same driveway as Utilization of existing driveway
orimarv residence on north side of orooertv
The proposed project meets development standards as outlined below.
Development $t~od~rcl Reaulrecl Proposed
Minimum buildinq site area 10,000 sq. ft 11,220 sq. ft.
I Minimum front :lard setback ! 20' -·-·· 19' existinq
i Minimum interior side yard\ 10' 10'
setback ' . -
Minimum street side yard i 10' Existing structure: 4' 6"
setback New structure: 1 O' 4" .. ·-
Maximum lot coveraqe 40% 40%
iivfaximu-m height
I
30' or 2 stories, whichever is 30' and 2 stories
less -·-·
Architectural Character
Secondary residential dwellings are required to be architecturally compatible with the
primary residence and surrounding neighborhood. The proposed secondary dwelling is
utilizing several materials consistent with the existing residence and garage, including
stucco, lap siding (proposed on the remodeled garage), and composition shingle
roofing. The ARC also conditioned the project to ensure architectural compatibility. The
applicant has stated that the structure will be painted a neutral earth tone.
Height
Secondary dwelling units are permitted to have a height of thirty feet (30') or two (2)
stories, whichever is less, in accordance with the AGMC. Accessory structures such as
garages are restricted in height to a maximum of fourteen feet (14'). The applicant
proposes to create a single structure under the Building Code. As a result of this, the
height of the structure could be a maximum of thirty-feet (30').
Access
The primary residence is proposed to construct a new concrete driveway from South
Rena Street leading to the existing garage proposed to be remodeled. The applicant is
proposing to utilize the existing driveway on the north side of the property to access the
secondary dwelling unit. As discussed above, the standards for second residential
dwellings require the two structures share the access from the street, with the intent to
maintain the single-family residential character of neighborhoods. This specific properly
is located in the MF zoning district and therefore consideration for separate accesses
may be considered. A third driveway will serve the RV garage from Dodson Way. Total
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-003
SEPTEMBER 15, 2015
PAGE4
linear footage of driveways compared to linear frontage of the property is in compliance
with Arroyo Grande Engineering Standards.
Parking
The AGMC requires the secondary dwelling to provide off-street parking for the dwelling
at a rate of one (1) space per bedroom in the dwelling, to a maximum of two (2) spaces.
These spaces do not have to be enclosed or covered, but are required to be outside of
any required front yard, not blocking garage access for the primary residence, and must
be in addition to the two (2) enclosed spaces required for the primary residence. The
proposed project appears to meet this requirement as proposed.
Landscaping/Open Space
Several trees have already been removed at the subject property without a tree removal
permit issued by the Director of Public Works. The applicant has rectified that
premature tree removal but is still required to plant additional street trees and drought
tolerant landscaping as part of the project. The proposed landscaping is shown on the
conceptual landscape plan.
ALTERNATIVES:
The following alternatives have been identified for the Planning Commission's
consideration:
• Adopt the attached Resolution approving Conditional Use Permit 15-003;
• Modify and adopt the attached Resolution approving Conditional Use Permit 15-
003 while requiring the new garage and storage area to be reduced in height to
fourteen feet (14'), consistent with height requirements of accessory structures
identified in the Municipal Code;
• Further modify and adopt the attached Resolution approving Conditional Use
Permit 15-003;
• Do not adopt the attached Resolution, take tentative action to deny the project,
and provide direction for staff to return with an appropriate resolution including
finding for denial of Conditional Use Permit 15-003; or
• Provide direction to staff.
ADVANTAGES:
The proposed project will provide an additional dwelling unit on an underutilized lot in
one of the City's multifamily zoning districts.
DISADVANTAGES:
The architectural massing of the new structure is large in comparison to the
neighborhood. While other structures have two-story massing, these generally have
heights in the low-to-mid twenty foot (20') range. However, the purpose of Multifamily
(MF) zoning district is to provide for a variety of residential uses, encourage diversity in
housing types with enhanced amenities, or provide transitions between higher intensity
and lower intensity uses.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 15-003
SEPTEMBER 15, 2015
PAGE 5
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 project site,
was published in the Tribune, and posted at City Hall and on the City's website on
September 4, 2015. A sign was posted at the project site announcing the public hearing
on September 2, 2015. The agenda and staff report were posted at City Hall and on the
City's website on September 11, 2015. Staff has received one letter from a neighboring
property owner regarding the project.
Attachments:
1. DRAFT minutes of the Architectural Review Committee meeting on August 31,
2015
2. Correspondence from Keith and Vicky Spierling
3. Project plans (available for public review at City Hall)
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT CASE NO. 15-003; LOCATED
AT THE 230 SOUTH RENA STREET; APPLIED FOR BY
STEPHEN & DONNIS HOBBS
WHEREAS, the applicant has filed Conditional Use Permit 15-003 to construct a 1,000
square-foot secondary dwelling unit with separate vehicular access as the main structure
and construction of a 1,972 square-foot RV garage with 1,500 square-feet of second story
storage space above; 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 September 15, 2015; 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.
Second residential dwelling units are allowed in the MF zoning district per
Section 16.52.150 of the Municipal Code and a secondary residential
dwelling is allowed to exceed standards while remaining consistent with
the purpose of the MF zoning district, which is to provide for a variety of
residential uses, encourage diversity in housing types with enhanced
amenities, or provide transitions between higher intensity and lower
intensity uses, with the approval of a conditional use permit.
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 project is allowed in the MF zoning district per Section
16. 52. 150 of the Municipal Code and will not impair the integrity and
character of the district as infill residential development and increased
intensity on the site is consistent with the General Plan and the purpose of
RESOLUTION NO.
PAGE 2
the MF zoning district, which is to provide for a variety of residential uses,
encourage diversity in housing types with enhanced amenities, or provide
transitions between higher intensity and lower intensity uses.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is suitable for the secondary dwelling unit, garage, and personal
storage area as the development meets all applicable development
standards in conjunction with approval of the conditional use permit and
implementation of conditions of approval.
4. 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.
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 design of the proposed mufti-family residential project will not cause
any serious public health problems due to being in compliance with
applicable development standards in conjunction with approval of the
conditional use permit and implementation of conditions of approval.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 15-003, 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 15 1h day of September 2015.
RESOLUTION NO.
PAGE3
ATTEST:
DEBBIE WEICHINGER
SECRETARY TO THE COMMISSION
AS TO CONTENT:
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
LAN GEORGE, CHAIR
RESOLUTION NO.
PAGE4
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT CASE NO. 15-003
230 SOUTH RENA STREET
This approval authorizes the construction of an approximately 1,000 square-foot
secondary dwelling unit and construction of a 1,980 square-foot garage with a 1,512
square-foot, second-story storage area above.
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.
2. The applicant shall comply with all conditions of approval for Conditional Use
Permit Case No. 15-003.
3. Development shall conform to the Multi-Family zoning requirements except as
otherwise approved.
4. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of September 15, 2015 and marked
Exhibit "B".
5. The applicant shall agree to indemnify and defend at his/her sole expense any
action brought against the City, its present or former agents, officers, or employees
because of the issuance of said approval, or in any way relating to the
implementation thereof, or in the alternative, to relinquish such approval. The
applicant shall reimburse the City, its agents, officers, or employees, for any court
costs and attorney's fees which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but
such participation shall not relieve applicant of his/her obligations under this
condition.
6. All conditions of approval shall be printed on construction plans and included in
construction drawings
7. This approval shall expire on September 15, 2017 unless a building permit is
issued for the project prior to that date or an extension is granted pursuant to
Section 16.12.140 of the Development Code.
8. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans, including those specifically modified by these conditions.
RESOLUTION NO.
PAGE 5
9. 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.
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 16.08.100.
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.
LIGHTING
14. 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)
SPECIAL CONDITIONS
15. A deed restriction shall be recorded with the County Clerk Recorder prohibiting
the storage area from being converted to habitable space in the future.
16. Total building footprint shall be reduced by approximately 150 square-feet to
ensure compliance with the site's lot coverage per the Arroyo Grande Municipal
Code.
RESOLUTION NO.
PAGE 6
BUILDING AND LIFE SAFETY DIVISION
BUILDING CODES
17. The project shall comply with the most recent editions of all California Codes, as
adopted by the City of Arroyo Grande.
FIRE FLOW/FIRE HYDRANTS
18. The project shall have a fire flow in accordance with the California Fire Code.
19. The new fire hydrant shall be per City Standards.
FIRE SPRINKLER
20. All new buildings, and existing buildings located within ten feet (1 O') of new
buildings, must be fully sprinklered per Building and Life Safety Division guidelines
and per the California Fire Code.
ABANDONMENT/NON-CONFORMING
21. 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
22. 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.
23. Any review costs generated by outside consultants shall be paid by the applicant.
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, to be based on
codes and rates in effect at the time of building permit issuance.
30. Water neutralization fee, to be based on codes and rates in effect at the time of
building permit issuance.
31. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
32. Traffic Signalization fee, to be based on codes and rates in effect at the time of
RESOLUTION NO.
PAGE 7
building permit issuance.
33. Sewer hook-up & facility fees, to be based on codes and rates in effect at the
time of building permit issuance.
34. Building Permit fees, to be based on codes and rates in effect at the time of
building permit issuance.
35. Strong Motion Instrumentation Program (SMIP) fee and State Green Building
fee, to be based on codes and rates in effect at the time of building permit
issuance in accordance with State mandate.
36. Park Development fee, to be based on codes and rates in effect at the time of
building permit issuance.
37. Park Improvements fee, to be based on codes and rates in effect at the time of
building permit issuance.
38. Community Centers fee, to be based on codes and rates in effect at the time of
building permit issuance.
39. Fire Protection fee, to be based on codes and rates in effect at the time of building
permit issuance.
40. Police Facilities fee, to be based on codes and rates in effect at the time of
building permit issuance.
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:
(a) 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.
RESOLUTION NO.
PAGE8
(b) 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:
1) 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.
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
RESOLUTION NO.
PAGE9
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 Quality 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.
b) Minimum surface reservoir volume equal to the biofiltration
treatment system surface area times a depth of 6 inches.
c) 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 drainage/storage (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
(ripping/loosening 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:
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.
RESOLUTION NO.
PAGE10
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 his/her 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.
47. Provide new vertical control survey bench mark, per City Standard, as directed
by City Engineer.
RESOLUTION NO.
PAGE11
48. Show all existing and proposed utilities on plans submitted to the City.
49. Show the required ADA curb ramp on plans submitted to the City.
50. Show the existing and proposed fire hydrant on plans submitted to the City.
51. Show drainage basin and proposed LID installations on plans submitted to the
City.
IMPROVEMENT PLANS
52. 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.
53. 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.
54. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
55. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City or Caltrans).
STREET IMPROVEMENTS
56. 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.
57. All street repairs shall be constructed to City standards.
CURB, GUTTER, AND SIDEWALK
RESOLUTION NO.
PAGE12
58. Install new concrete curb, gutter, and sidewalk as directed by the Public Works
Director.
59. Color any such new facilities as directed by the Community Development
Director.
60. 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.
61. 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.
62. Install tree wells with root barriers for all trees planted adjacent to curb, gutter
and sidewalk to prevent damage due to root growth. Provide drip irrigation for all
street trees.
63. In compliance with 110-AG Engineering Standard for driveway approaches,
modify driveway widths. Minimum driveway width is 12 feet and maximum
driveway width is 20 feet. Provide calculation which total driveway widths are
less than 36% of total property frontage.
64. Remove most northerly existing driveway Rena and install new driveway per
110-AG.
DEDICATIONS AND EASEMENTS
65. Street tree planting and maintenance easements shall be dedicated adjacent to
all street right-of-ways. Street tree easements shall be a minimum of 10 feet
beyond the right-of-way and PUE, except that street tree easements shall
exclude the area covered by public utility easements.
66. 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.
STORMWATER
67. PRIOR TO ISSUANCE OF A ENCROCHMENT PERMIT, the applicant shall
submit a Water Pollution Control Plan.
68. 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
RESOLUTION NO.
PAGE13
grading shall be performed in accordance with the approved soils report.
69. 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.
70. The applicant shall provide on-site storm water infiltration facilities designed and
constructed to ensure that the 100-year basin outflow shall not exceed the pre-
development flow.
71. Applicant must comply with Regional Water Quality Control Board's Post
Construction Requirements.
72. Applicant must submit a compliant Regional Water Quality Control Board Post
Construction Stormwater Control Plan.
73. The existing drainage inlet is no longer in compliance with standards. The
applicant shall update existing drainage inlet to provide for side entry per 300-AG
to the appropriate width/size 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
74. Provide street trees requirement at 50' minimum spacing per AGMC.
75. The applicant shall not plant turf. Use drought tolerant landscape only.
WATER
76. Non-potable water is available at the Soto Sports Complex. The City of Arroyo
Grande does not allow the use of hydrant meters.
77. Lots using fire sprinklers shall have individual service connections. If the units
are to be fire sprinkled, a fire sprinkler engineer shall determine the size of the
water meters.
78. Existing water services to be abandoned shall be properly abandoned and
capped at the main per the requirements of the Public Works Director.
SEWER
79. All sewer laterals within the public right-of-way must have a minimum slope of
2%.
80. Existing sewer laterals to be abandoned shall be properly abandoned and
RESOLUTION NO.
PAGE14
capped at the main per the requirements of the Public Works Director.
81. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with City standards.
82. If a new sewer lateral is required for addition, that sewer connection shall be
made to the sewer main in Dodson Street.
PUBLIC UTILITIES
83. 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.
84. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
85. Public Improvement plans/Final Map/Parcel Map shall be submitted to the public
utility companies for review and approval. Utility comments shall be forwarded to
the Director of Public Works for approval.
FEES AND BONDS FOR ALL CITY DEPARTMENTS
The applicant shall pay all applicable City fees, including the following:
BONDING SURETY
86. 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.
TREE PRESERVATION/TREE REMOVAL PLAN
87. Prior to issuance of grading permit and during construction the applicant
shall comply with the provisions of Ordinance 431 C.S., the Community Tree
Ordinance.
88. Prior to issuance of a grading or building permit, the developer shall submit a
tree preservation and tree removal plan to the Director of Public Works/City
Arborist for undeveloped parcels or lots with trees. The plan shall include the
location, size and species of all trees located on the lot or on adjoining lots,
where development could affect the roots or limbs of trees on adjacent property.
89. All significant trees to be removed as designated by the Director of Public
Works/City Arborist shall be replaced at a 3:1 ratio and planted on site. With the
approval of the Public Works Director, tree removal shall be mitigated by planting
RESOLUTION NO.
PAGE15
on site, off-site, or payment of in-lieu fees (at the current street tree fee rate for a
15 gallon tree). Larger trees may be required to mitigate tree removal. Prior to
issuance of a grading permit, all trees shall be planted or fees paid.
90. Prior to issuance of a grading permit, all trees to remain on site shall be
marked with paint/ribbon and protected by a five ( 5') foot vinyl or chain link fence.
The fence shall be located at a minimum of eight (8') foot radius from the trunk
of the tree.
91. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance (431 C.S.) which include but are
not limited to:
a. No mechanical trenching within the drip line of a tree, unless approved by
the Public Works Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any
tree.
c. No grading shall occur under a trees dripline, unless approved by the
Public Works Director.
d. A five foot (5') protective fence shall be constructed a minimum of 8' from
the trunk of each tree.
92. All trees to be pruned, shall be pruned under supervision of a Certified Arborist
using the International Society of Agricultural Pruning Standards
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Minutes: ARC
Monday,August31,2015
ATTACHMENT 1
Bruce Berlin made a motion, seconded by Michael Peachey, to recommend approval of the
project to the Community Development Director with the follgwir:igmodifi<;:"afions: ·········· · ··· ·· .... -
1. Install a window on the northern eleyati911dflhe garage
2. Work with the City on tbetree Ferrt6val and try saving if possible
The motiort.Garried6~ .a 4-0 voice vote, with Mary Hertel absent.
6.b. CONSIDERATION OF CONDITIONAL USE PERMIT 15-003; CONSTRUCTION OF A
1,000 SQUARE-FOOT SECONDARY DWELLING UNIT ABOVE SIZE REQUIREMENTS;
LOCATION -230 S. RENA STREET; APPLICANT -STEPHEN HOBBS;
REPRESENTATIVE -JERRY SHAW (DOWNING)
Staff Contact Matthew Downing
Associate Planner Downing presented the staff report and responded to questions from the
Committee on the proposed project.
Jerry Shaw, representative, presented the project and responded to Committee questions.
Stephen Hobbs, property owner, responded to Committee questions.
Committee Member Peachey provided the following comments/concerns: would like to see
more residential units, the architectural/design elements are compatible with the neighborhood,
integrate stone into the project; install windows up high for safety and privacy on the elevation
facing west, add pine trees on west elevation, and address the pervious drainage.
Committee Member Rubatzky suggested to seal the concrete steps; instead of adding stone
use Hardibacker, and supports the project.
Committee Member Berlin recommended to add windows and a large tree on both west and
north, use Hardibacker, supports the landscape plan and the project.
Committee Member Hoag said this is a good fit with the neighborhood, concurs with comments
on windows on west elevation, and he has no preference for stone or Hardibacker.
Michael Peachey made a motion, seconded by Bruce Berlin, to recommend approval of the
project to the Planning Commission with the following conditions:
1. Add second story window on the west and north elevations of the new garage
structure to help the massing
2. Give the applicant the option to add stone or go with hardibacker
3. Recommend the applicant investigate the engineering related to drainage when
practical
4. Add trees or shrubs on the west side of the garage to help scale the garage down
The motion carried on a 4-0 voice vote, with Mary Hertel absent.
September 10, 2015
City of Arroyo Grande
Planning Commission
Matthew Downing,
300 E. Branch Street
Arroyo Grande, Ca. 93420
ATTACHMENT 2
RE: Proposed Project with Conditional Use Permit (Case No. 15-003) at 230 S. Rena Street
(Owner: Hobbs)
Dear Mr. Downing/Planning Commission Members:
I reside at 223 S. Halcyon Road and a portion of my southerly prope1iy line directly abuts the
northerly border of the proposed project site. I am a lifelong resident of Arroyo Grande and my wife
and I have resided at this location for over thiliy years having raised two children.
My home has a southerly orientation and the front door and porch area directly faces the proposed
development property. As such, this is my only real view corridor and any development will be seen
every time I walk out the front door or look out the front windows. Therefore, my stake in a
neighboring project is substantial as it will affect the enjoyment, value and marketability of my
property.
Having reviewed the development plans for the proposed project at 230 S. Rena Street, I have
several substm1tial concerns which I would like to share with you and the members of the Plarming
Commission. The city ordinance regm·ding a conditional use permit states iliat the application
review "shall determine whether the proposed use should be permitted by weighing the public need
for and benefit to be derived from the use against any adverse impact it may cause". As proposed,
the significant adverse impact of the project greatly outweighs any public need or benefit.. As
detailed in my concerns which follow, it will negatively impact my property, the neighborhood, and
create a potential legal issue that the city may have a difficult time enforcing.
I. RV Garage and Upper Level Storage Area: This portion of the proposed project will directly abut
my property. I have several substantial concerns with regard to this building.
• The proposed height of 30 feet is excessive. It will block views in my front yard and will
likely block the sun to portions of my property in the winter when it makes a lower arc in the
southerly sky. I have attached photographs of the view corridor in its current state as well
as the approximate impact on my views and privacy if this project is developed.
• The proposed height is also excessive in comparison to the surrounding uses in this
neighborhood. All detached single fan1ily homes in the immediate visible area are of a single
story design. The only two story structures in close proximity consist of two apartment
buildings on tbe south side of Dodson Avenue and apartments to the north on Rena Street.
However, all these buildings are less than 30 feet in height. Based on rough estimates they
appear to be 19 to 22 feet in height. A structure 30 feet in height will not conform to the
neighborhood.
• The second floor of this building is classified as storage. It is my understanding that it will
be deed restricted to storage. However, in my opinion, it is quite doubtful that it will remain
as storage. It is more probable that it will eventually be converted to an additional dwelling
unit and become an enforcement issue (headache) for the city and the neighbors. The exterior
stairway (rather than an interior stairway if really intended for storage), and a flat roof area
suitable for a future front deck, would mean minimal exterior work would be required. With
the bath and electrical proposed for the first floor, all infrastructure will be in place to finish
the upper level area in an enclosed environment without city knowledge.
• In reviewing the site plan, this building will also present a potential safety issue. With the
Dodson A venue building setback being IO' there is an insufficient area to safely pull an RV
of any significant length off the street and into the garage without blocking Dodson A venue
while maneuvering the vehicle to fit into the building. This will be complicated by the fact
that, depending upon time of day, Dodson Avenue has cars parked along both sides of the
street, reducing the effective street width.
• While the RV garage is attached to the proposed dwelling, it would appear that it may more
appropriately fit the city's definition ofan "accessory building" -"any subordinate building,
!he use of which is incidental to that of the main building on the same lot or premises, and
which is used exclusively by the occupants of the main building. .... ". As an accessory
building, the ordinance stipulates that the maximun1 building height can be 14 feet. This
height is more in line with the surrounding neighborhood.
• Finally, this improvement, in its current configuration and size is misplaced in a residential
zone. It would be more appropriate in a commercial service, industrial, or rural zone where
it would either conform with the surrounding uses, or be far enough removed from other
properties to not create any negative neighborhood influence.
While the zoning allows a maximum height of 30 feet or 2 stories, whichever it less, it was written
with a residential use in mind. I doubt that an RV garage m1d storage room were envisioned when
the ordinance was written. I would request this building plan to be rejected. If it is to be allowed,
it should be redesigned in a single story configuration with a significant reduction in building height,
such as 14 foot maximum height as stipulated for m1 accessory building. Safe ingress and egress
should be developed which may require a larger building setback on Dodson Avenue.
2. Second Floor Dwelling Unit with Carport: My concerns relate primarily to the Conditional Use
Permit required for this development. As proposed, the dwelling will contain over 1,000 square feet
with three bedrooms which is far lm·ger than allowed by ordinm1ce absent a conditional use pennit.
(Absent the CUP, the allowable size would be 50% of the existing structure, or 565+-square feet
based on the existing structure size of 1,130 square feet.)
• Drought conditions exist, and the city is subject to a "stage 1 water shortage emergency"
requiring residents to reduce water consumption. Therefore, it is difficult to understand why
the city would approve a conditional use permit for a residential unit that is both larger and
will use more water than a dwelling allowable under the basic zoning criteria absent the
conditional use permit.
• As noted earlier, all detached single family residences in the immediate visible areaare single
story configuration. While two story residences may be allowable, a single story
configuration would be more compatible in the neighborhood. Further, a smaller dwelling
as allowable under the basic zoning requirements could possibly be developed in a single
story configuration.
• Finally, I have concern regarding the design of the driveway accessing this unit. It will run
along the property line even beyond the proposed dwelling, to include a portion of the
distance along my property. In appearance, it will be an alley. As such, I have concerns that
it will end up being a refuse area with, at a minimum, junk being stored in a portion of the
drive area, and at a maximum, undesirable activity possibly taking place.
In summary, the project as proposed would negatively impact my property, as well as my neighbors
in the area, in a significant and detrimental manner. My views and privacy were already substantially
diminished when numerous trees on the site were cut down (including a vibrant oak tree) without
permits in an apparent violation of city code requirements. As proposed, this project will create a
huge wall just outside my front door that will block light and views. It will be impossible to ignore
it every time I walk out my front door, or just look out the front windows.
I respectfully request that the Planning Commission reject the current plan "as proposed" based on
the following findings:
• It is out of character. -The proposed use would impair the integrity and character of the
district in which it is to be located.
•
•
•
Due to the current drought and water restrictions there are insufficient provisions.for water .
A public safety issue exists due to the ingress and egress from Dodson Avenue .
It is materially injurious to properties in the vicinity, negatively impacting enjoyment and
use, as well as marketability and property values.
If this project is to be approved, a redesign of the development with the following changes would
be looked upon as being reasonable.
• Preferably eliminating the RV garage, but at a minimum eliminate the second story storage
•
•
area over the RV garage, and reduce the height of the building to a single story level such
as the 14 feet that would be expected for an accessory building.
Provide safe ingress and egress on Dodson Avenue .
Develop a residential unit that conforms to zoning requirements absent the conditional use
permit, in a single story design preferably.
/ ! /
Tl.mnk you~ fir yo ti!Jl.· ~/and favorable consideration in this matter.
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Keith an Vicky Spierling/
View from Yard Looking East Before and Projected After
View From Front Porch Now and Projected After
View North From Dodson Avenue Now and Projected After
View West On Dodson Avenue
1. Proposed building will be at same height as power pole on right
2. Two story apartment on left is approximately 20 feet in height
3. Note street width with on-street parking -Potential safety hazard -
There is an insufficient building setback to safely ingress/egress the site
assuming a moderate sized RV