PC 08.b. TPM15-002 PUD15-002.189 Brisco Roadp,RROyO
INCORPORATED
Um MEMORANDUM
�[ JULY 19, 1911
CI"OF 0% \VI. RN\P
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF TENTATIVE PARCEL MAP 15-002 AND
PLANNED UNIT DEVELOPMENT 15-002; SUBDIVISION OF ONE (1)
LOT INTO FOUR (4) LOTS AND CONSTRUCTION OF FOUR (4) NEW
ATTACHED TOWNHOME RESIDENCES; LOCATION — 189 BRISCO
ROAD; APPLICANT — EDWARD SHAPIRO; REPRESENTATIVE —
GREG SOTO
DATE: MAY 3, 2016
RECOMMENDATION:
It is recommended the Planning Commission adopt a Resolution approving Tentative
Parcel Map 15-002 and Planned Unit Development 15-002.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
BACKGROUND:
Location
}.^ Subject Property
T
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE PARCEL MAP 15-002 AND PLANNED UNIT
DEVELOPMENT 15-002
MAY 3, 2016
PAGE 2
The subject property is a vacant lot located on Brisco Road, between EI Camino Real
and Linda Drive, and in the Multi -Family Apartment (MFA) zoning district. The subject
property is currently entitled for the subdivision and development of seven (7)
townhomes as Phase II of a phased residential development (TTM 06-003 and PUD 06-
003). Phase I was previously constructed at 185 and 187 Brisco Road while Phase III is
a similar sized property across the street at 184 Brisco Road. Since that entitlement,
the project was placed on hold, with the phasing of the development being abandoned.
The applicant purchased the property and is requesting a new entitlement for the
subdivision and development of four (4) townhomes.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the proposed project on March 9, 2016.
Members of the SAC discussed design of the driveway and ADA compliance, paving of
the common driveway, and garage parking. Members of the SAC were in support of the
project with conditions of approval included in the Resolution.
Architectural Review Committee
The Architectural Review Committee (ARC) reviewed the proposed project on April 4,
2016 (Attachment 1). The ARC discussed several aspects of the project, including
window detailing on the north elevation, pedestrian safety on the development, and
landscaping. The ARC recommended approval of the project to the Planning
Commission, with conditions of approval incorporated into the Resolution.
ANALYSIS OF ISSUES:
Project Description
The proposed project consists of subdividing an existing parcel of approximately 0.50
acres into four (4) lots ranging in size from approximately 4,000 square -feet to
approximately 6,900 square feet. The lots would be developed with four (4) townhomes
in an attached format, with two (2) buildings of two (2) townhomes connected over a
shared property line. The townhomes would also range in size from approximately
2,015 square -feet to approximately 2,100 square -feet. Garage parking is provided for
the residences, with guest parking being developed at the top of the site.
General Plan
The General Plan designates the subject property for High Density Residential land
uses. Development of the proposed project meets Policies LU3-3, LU11-1 and LU11-3
of the General Plan Land Use Element, which state:
LU3-3: Accommodate the development of apartment buildings as well as condominium
and townhouses in areas designated as Multiple -Family Residential — High Density
(MFR -HD).
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE PARCEL MAP 15-002 AND PLANNED UNIT
DEVELOPMENT 15-002
MAY 3, 2016
PAGE 3
LU11-1: Require that new developments be at an appropriate density or intensity
based upon compatibility with the majority of existing surrounding land uses.
LU11-3: Intensity of land use and area population shall be limited to that which can be
supported by the area's resource base, as well as circulation and infrastructure
systems.
Development Standards
The subject property is zoned Multi -Family Apartment (MFA). The primary purpose of
the MFA district is to provide a broadened range of housing types for those not desiring
detached dwellings on individual parcels, and with open space and recreational
amenities not generally associated with typical suburban subdivisions. The MFA district
is also intended as an area for development of single-family attached and multi -family
attached residential dwelling units. The design of the proposed project as a small lot
single-family attached housing project is allowed in the MFA zoning district following
approval of a Planned Unit Development. The development standards for the MFA
district and the proposed project are identified in the following table:
Table 1: Site Develooment Standards for the MFA Zonina District
Development
MFA District
Parcel 1
Parcel 2
Parcel 3
Parcel 4
Notes
Standards
Maximum
14.0
1
1
1
1
Code met
Density
Minimum
10,000 sq.
6,883
4,006
4,007
6,333
Can adjust
Building Site
ft.
with PUD
Minimum lot
80'
65'
65'
65'
65'
Existing lot
width
width — can
adjust with
PUD
Minimum lot
100'
122'
80'
60'
77.5'
Can adjust
depth
with PUD
Minimum
20'
20'
19'
20'
19'
Can adjust
front yard
with PUD
setback
Minimum
10'
53' and
0' and 15;
15' and 0'
0' and 40'
Can adjust
interior side
0'
with PUD
yard setback
Minimum
10'
N/A
N/A
N/A
N/A
Not
street side
applicable —
yard setback
no street
side yard
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE PARCEL MAP 15-002 AND PLANNED UNIT
DEVELOPMENT 15-002
MAY 3, 2016
PAGE 4
Minimum
15'
11'
10'
11'
10'
Can adjust
rear yard
with PUD
setback
Maximum lot
45%
—21%
-40%
-37%
-25%
Code met
coverage
Maximum
30' or 2
23'
28'
24'
25'
Code met
height for
stories,
buildings
whichever
is less
Minimum
10'
0'
30'
30'
0'
Attached
distance
dwellings
between
permitted
buildings
with PUD
Access and Parking
The project site proposes one (1) access point from Brisco Road via a shared driveway
with the development at 185 and 187 Brisco Road. In order to accommodate an ADA
sidewalk extension behind the driveway ramp, the driveway has been conditioned to be
reconstructed with a bulb out, allowing the existing sidewalk to act as the ADA
extension. Draft CC&Rs have been included with the project to outline responsibilities
for the maintenance of the access and common drainage facilities. Finalized
documents will be required to be reviewed and approved by the City Attorney prior to
the map being recorded.
Parking for townhome developments is required at a rate of 2 spaces in an enclosed
garage and 0.5 guest spaces per unit. The proposed project therefore requires eight (8)
garage spaces and two (2) total guest spaces. Each residence is proposed to have two
car garages and two (2) guest parking spaces are located at the top of the site. The
proposed parking meets the requirements of the Municipal Code.
Architecture
The proposed architecture is a Mediterranean style similar to the architecture on the
neighboring 185 and 187 Brisco Road development. The proposed structures will utilize
stucco plaster in a small sand grit with earth based beige tones. Ledgestone bases will
be used as accents along with dark brown trim. The roof material includes a reddish
brown clay tile. A color sheet has been provided and color chips will be available at the
meeting.
The ARC was in support of the project's architecture based on fit within the area of the
project. The ARC did recommend additional window detailing on the north elevation of
the building, primarily by utilizing inset windows to provide depth.
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE PARCEL MAP 15-002 AND PLANNED UNIT
DEVELOPMENT 15-002
MAY 3, 2016
PAGE 5
Landscaping/Open Space
The proposed conceptual landscape plan indicates thirteen (13) new 15 gallon Albizia
Julibrissin (Persian silk tree) scattered throughout the site. The plan also includes one
(1) new Tristania Comferta (Brisbane Box) tree in the drainage basin area, with other
ground cover and low shrubs to be planted around the site. LID features identified on
the plans includes a 30" wide bioswale along the north property line. All landscaping is
required to comply with the State's new Model Landscaping Ordinance adopted by the
City and will meet all stormwater requirements of the Regional Water Quality Control
Board. Open space for the project complies with Table 16.32.050-C regarding open
space requirements for Planned Unit Developments.
The ARC was in support of the conceptual landscape plan, requiring increased plant
densities to achieve full ground coverage. Additionally, the ARC recommended
requiring a certified arborist to provide annual examination and maintenance of the Silk
Floss trees identified on the plans.
ALTERNATIVES:
The following alternatives are provided for the Commission's consideration:
• Adopt the attached Resolution, approving Tentative Parcel Map 15-002 and
Planned Unit Development 15-002;
• Modify and adopt the attached Resolution, approving Tentative Parcel Map 15-
002 and Planned Unit Development 15-002;
• Do not adopt the attached Resolution and provide direction regarding findings for
denial of Tentative Parcel Map 15-002 and Planned Unit Development 15-002; or
• Provide direction to staff.
ADVANTAGES:
The proposed project will develop additional residential units in an area identified in the
General Plan for high density residential development.
DISADVANTAGES:
The proposed project reduces the density of a previously entitled development by three
(3) dwelling units. However, the proposed project allows for reasonable development
consistent with current market demands and significantly reduces the amount of
retaining walls necessary in the northeast corner of the site.
ENVIRONMENTAL REVIEW:
In compliance with the California Environmental Quality Act (CEQA), the Planning
Commission has previously adopted a Mitigated Negative Declaration (MND) to reduce
potentially significant impacts to levels of less than significance (Attachment 3).
Implementation of mitigation measures associated with the MND will reduce any
potentially significant impacts to levels of less than significance.
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE PARCEL MAP 15-002 AND PLANNED UNIT
DEVELOPMENT 15-002
MAY 3, 2016
PAGE 6
PUBLIC NOTIFICATION AND COMMENTS:
A notice of public hearing was mailed to all property owners within 300' of the project
site, was published in The Tribune, and posted at City Hall and on the City's website,
and posted at the project site on Friday, April 22, 2016. The agenda and staff report
were posted at City Hall and on the City's website on Thursday, April 28, 2016. No
comments have been received.
Attachments:
1. Minutes of the April 4, 2016 Architectural Review Committee meeting
2. Color sheets
3. Initial Study/Mitigated Negative Declaration for Tentative Tract Map 06-003 and
Planned Unit Development 06-003
4. Project plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
TENTATIVE PARCEL MAP 15-002 AND PLANNED UNIT
DEVELOPMENT 15-002; LOCATED AT 189 BRISCO
ROAD; APPLIED FOR BY EDWARD SHAPIRO
WHEREAS, the applicant has filed Tentative Parcel Map 15-002 and Planned Unit
Development 15-002 to subdivide the subject property located at 189 Brisco Road into
four (4) lots to construct four (4) attached townhomes; 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 previously adopted a
Mitigated Negative Declaration (MND) prepared for a project with greater impacts,
therefore adequately mitigating the current project; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on May 3, 2016; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Tentative Parcel Map Findings
1. 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 Specific Plan, and the requirements of this
title;
The proposed Parcel Map is consistent with the goals, objectives, and
policies of the General Plan, specifically Policies LU3-3, LU11-1, and
LU11-3 of the General Plan Land Use Element.
2. The site is physically suitable for the type of development proposed;
The site is approximately 21,200 square feet and is physically suitable for
four residences as proposed on a residential infill lot.
3. The site is physically suitable for the proposed density of development;
The site is 21,200 square feet, is located in the Multi -Family Apartment
zoning district, and is physically suitable for the density of four residences
as proposed.
RESOLUTION NO.
PAGE 2
4. 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 tentative parcel map is proposed on an infill residential lot and the
design of the map and associated improvements are not likely to cause
substantial environmental damage.
5. The design of the subdivision or type of improvements is not likely to
cause serious public health problems;
The design of the parcel map on an infill residential lot and the type of
improvements proposed is not likely to cause serious public health
problems.
6. 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 project site does not contain any existing public easements and
therefore the proposed project will not interfere with any public
easements. All existing private easements will remain or be appropriately
updated.
7. The discharge of waste from the proposed subdivision into an existing
community sewer system will not result in violation of existing
requirements as prescribed by Division 7 (commencing with Section
13000) of the California Water Code;
The proposed discharge of waste into the existing waste system is
conditioned to meet requirements.
8. Adequate public services and facilities exist or will be provided as the
result of the proposed tentative parcel map to support project
development;
Adequate public services and facilities exist for the proposed parcel map
and subsequent development.
RESOLUTION NO.
PAGE 3
Planned Unit Development Findings:
1. That the proposed development is consistent with the goals, objectives
and programs of the general plan and any applicable specific plan.
The proposed Parcel Map and subsequent residential development is
consistent with the goals, objectives, and policies of the General Plan,
specifically Policies LU3-3, LU11-1, and LU11-3 of the General Plan Land
Use Element.
2. That the site for the proposed development is adequate in size and shape
to accommodate the use and all yards, open spaces, setbacks, walls and
fences, parking area, loading areas, landscaping, and other features
required.
With the flexibility offered by the Planned Unit Development and the
modified development standards for lot size and setbacks, the site is
adequate to meet the intent of the Multi -Family Apartment zoning district.
3. That the site for the proposed development has adequate access,
meaning that the site design and development plan conditions consider
the limitations of existing streets and highways.
The site has adequate common access from Brisco Road for the design of
the proposed project and the newly created lot.
4. That adequate public services exist, or will be provided in accordance with
the conditions of development plan approval, to serve the proposed
development; and that the approval of the proposed development will not
result in a reduction of such public services to properties in the vicinity so
as to be a detriment to public health, safety or welfare.
The proposed development is consistent with the General Plan, adequate
public services are available to serve the project, and proposed
development will not result in a reduction of public services in the vicinity
so as to be a detriment to public health, safety or welfare.
5. That the proposed development, as conditioned, will not have a
substantial adverse effect on surrounding property, or the permitted use
thereof, and will be compatible with the existing and planned land use
character of the surrounding area.
With the flexibility offered by the Planned Unit Development and the
modified development standards for lot size and setbacks, the project will
not have an adverse effect on the surrounding property.
RESOLUTION NO.
PAGE 4
6. That the improvements required, and the manner of development,
adequately address all natural and manmade hazards associated with the
proposed development and the project site, including, but not limited to,
flood, seismic, fire and slope hazards.
There are no known natural and manmade hazards associated with the
proposed development and the project site, including, but not limited to,
flood, seismic, fire and slope hazards.
7. The proposed development carries out the intent of the planned unit
development provisions by providing a more efficient use of the land and
an excellence of design greater than that which could be achieved
through the application of conventional development standards.
The planned unit development provides a more efficient use of the land by
allowing modifications to the development standards for lot size and
setbacks and allowing for an additional residential lot in the Multi -Family
Apartment zoning district.
8. The proposed development complies with all applicable performance
standards listed in Section 16.32.050(E).
The proposed development meets the standards of Planned Unit
Developments including open space requirements.
9. The clustering of dwelling units is approved pursuant to a specific plan,
planned unit development, or similar mechanism.
The Planned Unit Development is allowing for the clustering of residences
in a small lot, detached format in the Multi -Family Apartment zoning
district.
10. The overall permitted density of the project area is not exceeded.
The overall density of the proposed project is in compliance with the
original allowable density of the project site.
11. The resulting project will not require a greater level of public services and
facilities than would an equivalent nonclustered project.
The development resulting from the Planned Unit Development will be of
a density consistent with the zoning district and will therefore not require a
greater level of public services and facilities than an equivalent
nonclustered project.
RESOLUTION NO.
PAGE 5
12. The result of clustering residential units is a more desirable and
environmentally sensitive development plan which creates usable open
space areas for the enjoyment of project residents and which preserves
significant environmental features.
The result of clustering lots allows for the development of additional
residential lots and reduces development pressure on non in -fill lots.
13. The project development pattern, including the net density of developed
area and proposed lot sizes which result from clustering are compatible
with surrounding areas.
With modifications to lot size and setbacks, the resulting development will
be at a scale and intensity consistent and compatible with the surrounding
properties.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Tentative Parcel Map 15-002 and Planned Unit
Development 15-002 as shown in Exhibit "B", attached hereto and incorporated herein by
this reference, with the above findings and subject to the conditions as set forth in Exhibit
"A", attached hereto and incorporated herein by this reference.
On motion by Commissioner
following roll call vote, to wit:
AYES:
NOES:
ABSENT:
, seconded by Commissioner , and by the
the foregoing Resolution was adopted this 3rd day of May, 2016.
RESOLUTION NO.
PAGE 6
LAN GEORGE
CHAIR
ATTEST:
DEBBIE WEICHINGER,
SECRETARY TO THE COMMISSION
AS TO CONTENT:
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE 7
EXHIBIT `A'
CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 15-002 AND
PLANNED UNIT DEVELOPMENT 15-002
189 BRISCO ROAD
This approval authorizes the subdivision of one (1) lot into four (4) lots and development
four (4) residences in the Multi -Family Apartment (MFA) zoning district.
PLANNING DIVISON CONDITIONS
GENERAL CONDITIONS:
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 Tentative Parcel Map
15-002 and Planned Unit Development 15-002.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of May 3, 2016 and marked Exhibit
„B„
4. 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.
5. Development shall conform to the Multi -Family Apartment (MFA) zoning district
standards except as otherwise approved.
6. All conditions of approval for the project shall be included in construction
drawings.
7. This approval shall expire on May 3, 2018 unless the final map is recorded 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.
9. Signage shall be subject to the requirements of Chapter 16.60 of the
Development Code.
RESOLUTION NO.
PAGE 8
10. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130
"Screening Requirements".
11. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
12. The developer shall comply with Development Code Chapter 16.56, "Parking
and Loading Requirements". All parking spaces adjacent to a wall, fence, or
property line shall have a minimum width of 11 feet.
13. 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.
14. 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.
15. Landscaping in accordance with the approved landscaping plan shall be installed
or bonded for before final building inspection/establishment of use. The
landscape and irrigation plan shall be prepared by a licensed landscape architect
subject to review and approval by the Community Development and Public
Works Departments. The landscape plan shall be in conformance with
Development Code Chapter 16.84 (Model Water Efficient Landscaping
Ordinance).
16. 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.
17. All Fire Department Connections (FDC) shall be located near a fire hydrant,
adjacent to a fire access roadway, away from the public right-of-way,
incorporated into the design of the site, and screened to the maximum extent
feasible.
18. 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.
RESOLUTION NO.
PAGE 9
SUBDIVISION CONDITIONS
19. The developer shall comply with Development Code Chapter 16.64 "Dedications,
Fees and Reservations."
20. The applicant shall comply with Development Code Chapter 16.20 "Land
Divisions".
21. The developer shall comply with Development Code Chapter 16.68
"Improvements".
22. 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.
23. 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.
SEPCIAL CONDITIONS
24. 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.
25. The project shall comply with all mitigation measures contained in the Mitigated
Negative Declaration prepared for Tentative Tract Map 06-003 and Planned Unit
Development 06-003 and previously adopted by the Planning Commission,
incorporated herein by reference.
BUILDING AND LIFE SAFETY DIVISION CONDITIONS
GENERAL CONDITIONS:
BUILDING CODES
26. The project shall comply with the most recent editions of all California Codes, as
adopted by the City of Arroyo Grande.
RESOLUTION NO.
PAGE 10
DISABLED ACCESS
27. Provide complete compliance with State and Federal disabled access
requirements.
FIRE LANES
28. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
29. Prior to occupancy, all fire lanes must be posted and enforced, per Police
Department and Fire Department guidelines.
FIRE FLOW/FIRE HYDRANTS
30. Project shall have a fire flow based on the California Fire Code.
FIRE SPRINKLERS
31. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire
Department guidelines.
32. Provide Fire Department approved access & sprinkler -system per National Fire
Protection Association Standards.
ABANDONMENT / NON -CONFORMING
33. 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
34. 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.
pr=r=c
35. 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).
36. Water Meter, service main, distribution, and availability fees, to be based on
codes and rates in effect at the time of building permit issuance.
37. Water neutralization fee, to be based on codes and rates in effect at the time of
building permit issuance.
RESOLUTION NO.
PAGE 11
38. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
39. Traffic Signalization fee, to be based on codes and rates in effect at the time of
building permit issuance.
40. Sewer hook-up & facility Permit fees, to be based on codes and rates in effect at
the time of building permit issuance.
41. Building Permit fees, to be based on codes and rates in effect at the time of
building permit issuance.
42. Strong Motion Instrumentation Program (SMTP) 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.
43. Park Development fee, to be based on codes and rates in effect at the time of
building permit issuance.
44. Park Improvements fee, to be based on codes and rates in effect at the time of
building permit issuance.
45. Community Centers fee, to be based on codes and rates in effect at the time of
building permit issuance.
46. Fire Protection fee, to be based on codes and rates in effect at the time of building
permit issuance.
47. Police Facilities fee, to be based on codes and rates in effect at the time of
building permit issuance.
48. Reimburse the City for all Land Survey Professional Service needs to process
project prior to issuance of Building Permit
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
RESOLUTION NO.
PAGE 12
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.
(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 CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE
PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
57. The Applicant shall develop, implement and provide the City a:
a. Stormwater Control Plan that clearly provides engineering analysis of all
Water Quality Treatment, Runoff Retention, and Peak Flow Management
controls.
b. Operations and Maintenance Plan and Maintenance Agreements that
clearly establish responsibility for all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls.
c. Annual Maintenance Notification indicating that all Water Quality Treatment,
RESOLUTION NO.
PAGE 13
Runoff Retention, and Peak Flow Management controls have been
maintained and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or
Qualified Stormwater Pollution Prevention Plan Developer (QSD).
58. Prior to any Permit — Stormwater Control Plan. The Stormwater Control Plan
must include, at minimum:
Contents
a. Project information including project name; application number; location;
parcel numbers; applicant contact information; land use information; site
area; existing, new, and replaced impervious area, and applicable PCR
requirements and exceptions.
b. Narrative analysis or description of site features and conditions, and
opportunities and constraints for stormwater control.
c. Narrative description of site design characteristics that protect natural
resources including endangered species habitat, protected vegetation, and
archaeological resources, and preserve natural drainage features, minimize
imperviousness, and disperse runoff from impervious areas.
d. Tabulation of proposed pervious and impervious DMAs, showing self -
treating areas, self-retaining areas, areas draining to self-retaining areas,
and areas tributary to each LID facility.
e. Proposed sizes, including supporting calculations, for each LID facility.
f. Narrative description of each DMA and explanation of how runoff is routed
from each impervious DMA to a self-retaining DMA or LID facility.
g. Description of site activities and potential sources of pollutants.
h. Table of pollutant sources identified from the list in Appendix A and for each
source, the source control measure(s) used to reduce pollutants to the
maximum extent practicable.
i. Description of signage for bioretention facilities.
j. General maintenance requirements for bioretention facilities and site design
features.
k. Means by which facility maintenance will be financed and implemented in
perpetuity.
I. Statement accepting responsibility for interim operation & maintenance of
facilities.
Fxhihitc
a. Existing natural hydrologic features (depressions, watercourses, relatively
undisturbed areas) and significant natural resources.
b. Proposed design features and surface treatments used to minimize
imperviousness and reduce runoff.
c. Existing and proposed site drainage network and connections to drainage
off-site.
d. Entire site divided into separate Drainage Management Areas (DMAs).
Each DMA has a unique identifier and is characterized as self-retaining
(zero -discharge), self -treating, or draining to a LID facility.
RESOLUTION NO.
PAGE 14
e. Proposed locations and footprints of LID facilities.
f. Potential pollutant source areas, including loading docks, food service
areas, refuse areas, outdoor processes and storage, vehicle cleaning,
repair or maintenance, fuel dispensing, equipment washing, etc.
59. Prior to Final Approval - Operations and Maintenance Plan. The Operations
and Maintenance Plan must include, at minimum:
a. Stormwater Control Measures report number
b. A site map identifying all Stormwater Control Measures requiring
Operations and Maintenance practices to function as designed.
c. Operations and Maintenance Procedures for each structural stormwater
control measure including, but not limited to, Low Impact Design facilities,
retention and detention basins, and manufactured or propriety devices
operations and maintenance.
d. Short -and long-term maintenance requirements, recommended frequency
of maintenance, and estimated cost for maintenance.
60. Prior to Occupancy - Maintenance Agreement. The Applicant shall provide a
signed statement accepting responsibility for the Operations and Maintenance of
the installed Storm Water Control Measures. The Applicant shall include written
conditions in the sales, lease agreements, deed, CCRs, HOA or any other legally
enforceable mechanism that require the assumed responsibility for the Operations
and Maintenance of Stormwater Control Facilities. Additionally, the signed
statement shall include the following information:
a. Stormwater Control Measures Report Number
b. The location and address of Storm Water Control Facilities
c. Completion dates of the following milestones
i. Construction
ii. Field verification of Stormwater Control Facilities
iii. Final Project approval/occupancy
d. Party responsible for O&M
e. Source of funding for O&M
f. Statement indicating the Storm Water Control Facilities are Maintained as
required in the Operations and Maintenance Plan and facilities continues to
function as designed or have been repaired or replaced
g. Statement describing any vector or nuisance problems.
61. Annual - Maintenance Notification. The Owner/Applicant shall provide a signed
statement notifying the City of all maintenance of the installed Storm Water Control
Measures. Additionally, the signed statement shall include the following
information:
a. Stormwater Control Measures Report Number
b. The location and address of Storm Water Control Facilities
c. Completion date of the maintenance activities
d. Party responsible for O&M
RESOLUTION NO.
PAGE 15
e. Source of funding for O&M
f. Statement indicating the Storm Water Control Facilities are Maintained as
required in the Operations and Maintenance Plan and facilities continues to
function as designed or have been repaired or replaced
g. Statement describing any vector or nuisance problems.
GENERAL CONDITIONS:
62. 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 Public Works
Director.
63. 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.
64. All project improvements shall be designed and constructed in accordance with
the City of Arroyo Grande Standard Drawings and Specifications.
65. Submit three (3) full-size paper copies and one (1) full-size mylar copy of approved
improvement plans for inspection purposes during construction.
66. 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.
67. 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 16
68. Provide new vertical control survey bench mark, per City Standard, as directed by
City Engineer.
IMPROVEMENT PLANS
69. Improvement plans (including the following) shall be prepared by a registered Civil
Engineer or qualified specialist licensed in the State of California and approved by
the Public Works or Community Development Department:
a. Grading, drainage and erosion control,
b. Street paving, curb, gutter and sidewalk,
C. Public utilities,
d. Water and sewer,
e. Landscaping and irrigation,
f. Other improvements as required by the Community Development Director.
(NOTE: All plan sheets must include City standard title blocks, 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.
70. The site plan shall include the following:
a. The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
b. The location 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.
71. Improvement plans shall include plan and profile of existing and proposed
retaining walls (if applicable).
72. Submit all retaining wall calculations for review and approval by the Community
Development Director for walls not constructed per City standards.
73. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
74. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City or Caltrans).
WATER
75. 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.
RESOLUTION NO.
PAGE 17
76. Fire sprinkler engineer shall determine the size of the water meters.
77. Existing water services to be abandoned shall be properly abandoned and
capped at the main per the requirements of the Public Works Director.
78. Each parcel shall have separate water meters. Duplex service lines shall be used
if feasible.
79. Existing water services to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Public Works Director.
80. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
a. Implement an individual water program consisting of retrofitting existing
high-flow plumbing fixtures with low flow devices. The calculations shall be
submitted to the Director of Public Works for review and approval. The
proposed individual water program shall be submitted to the City Council for
approval prior to implementation; OR,
b. The applicant may pay an in lieu fee in the amount to be calculated at the
time of building permit issuance.
SEWER
81. All sewer laterals within the public right of way must have a minimum slope of 2%.
82. Existing sewer laterals to be abandoned shall be properly abandoned and
capped at the main per the requirements of the Public Works Director.
83. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with City standards.
PUBLIC UTILITIES
84. 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.
85. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
86. 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
RESOLUTION NO.
PAGE 18
the Director of Public Works for approval.
STREET IMPROVEMENTS
87. All street repairs shall be constructed to City standards.
88. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned
and filled with epoxy.
89. 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.
CURB GUTTER, AND SIDEWALK
90. 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.
91. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk.
92. At time of Building Permit - Provide parking restricted red curb at proposed
driveway entrance in conformance with City Engineering Standard 104 -AG and
repave driveway.
93. 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. A bulbout may be considered to provide the
ADA compliance walkway.
GRADING AND DRAINAGE
94. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit two
(2) copies of the final project -specific Storm Water Pollution Prevention Plan
(SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis
Obispo Regional Water Quality Control Board (RWCB) requirements.
95. All grading shall be performed in accordance with the City Grading Ordinance.
96. All drainage facilities shall be designed to accommodate a 100 -year storm flow.
97. 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.
98. Infiltration basins shall be designed based on soil tests. Infiltration test shall
RESOLUTION NO.
PAGE 19
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.
DEDICATIONS AND EASEMENTS
99. All easements, abandonments, lot mergers or similar documents to be recorded as
a separate document, 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.
100. A Public Utility Easement (PUE) shall be reserved a minimum 6 feet wide adjacent
to all street right of ways. The PUE shall be wider where necessary for the
installation or maintenance of the public utility vaults, pads, or similar facilities.
PFRKAITR
101. Obtain an encroachment permit prior to performing any of the following:
a. Performing work in the City right of way,
b. Staging work in the City right of way,
c. Stockpiling material in the City right of way,
d. Storing equipment in the City right of way.
102. Obtain a grading permit prior to commencement of any grading operations on site.
FEES
103. Pay all required City fees at the time they are due.
104. Fees to be paid prior to plan approval:
a. Map check fee for lot merger.
b. Plan check for grading plans based on an approved earthwork estimate.
c. Plan check for improvement plans based on an approved construction cost
estimate.
d. Permit Fee for grading plans based on an approved earthwork estimate.
e. Inspection fee of subdivision or public works construction plans based on
an approved construction cost estimate.
AGREEMENTS
105. Inspection Agreement: Prior to approval of an improvement plan, the applicant
shall enter into an agreement with the City for inspection of the required
improvements.
RESOLUTION NO.
PAGE 20
106. Improvement Agreement: The applicant shall enter into an improvement
agreement for the completion and guarantee of improvements required. The
improvement agreement shall be on a form acceptable to the City.
IMPROVEMENT SECURITIES
107. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
108. 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.
109. Provide financial security for the following, to be based upon a construction cost
estimate approved by the Community Development Director:
a. Faithful Performance: 100% of the approved estimated cost of all
subdivision improvements,
b. Labor and Materials: 50% of the approved estimated cost of all
subdivision improvements
c. One Year Guarantee: 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance of the
subdivision improvements.
d. Monumentation: 100% of the estimated cost of setting survey monuments.
This financial security may be waived if the developer's surveyor submits to
the Community Development Director a letter assuring that all
monumentation has been set.
OTHER DOCUMENTATION
110. Tax Certificate: The applicant shall furnish a certificate from the tax collector's
office indicating that there are no unpaid taxes or special assessments against the
property. The applicant may be required to bond for any unpaid taxes or liens
against the property. This shall be submitted prior to placing the final map on the
City Council Agenda for approval.
111. Preliminary Title Report: A current preliminary title report shall be submitted to the
Community Development Director prior to checking the final map.
112. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the
Community Development Director with the final map.
RESOLUTION NO.
PAGE 21
PRIOR TO ISSUING A BUILDING PERMIT
113. The Final Map shall be recorded with all pertinent conditions of approval satisfied.
114. Reimburse the City for all Land Survey Professional Service needs to process the
Final Map
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
115. All utilities shall be operational.
116. All essential project improvements shall be constructed prior to occupancy. Non-
essential improvements, guaranteed by an agreement and financial securities,
may be constructed after occupancy as directed by the Community Development
Director.
BONDING SURETY
117. The applicant shall provide bonds or other financial security for the following. All
bonds or security shall be in a form acceptable to the City, and shall be provided
prior to recording of the map, unless noted otherwise. The minimum term for
Improvement securities shall be equal to the term of the subdivision agreement.
a. Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
b. Labor and Materials, 50% of the approved estimated cost of all subdivision
improvements.
c. One Year Guarantee, 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance of the
subdivision improvements.
d. Monumentation, 100% of the estimated cost of setting survey monuments.
e. Tax Certificate, In accordance with Section 9-15.130 of the Development
Code, the applicant shall furnish a certificate from the tax collector's office
indicating that there are no unpaid taxes or special assessments against the
property.
f. Accessory Structures, the applicant shall remove or bond for removal of
all accessory structures not sharing a parcel with a residence.
g. Curb cuts, the applicant shall construct or bond for construction of
individual curb cuts and paved driveways for parcels.
PUBLIC WORKS DEPARTMENT CONDITIONS
118. Prior to issuance of a building permit, the applicant shall submit a final landscape
plan, subject to review by and approval of the Public Works Director.
RESOLUTION NO.
PAGE 22
ARCHITECTURAL REVIEW COMMITTEE CONDITIONS
119. Incorporate more density into the landscape plan.
120. Include a provision in the CC&Rs requiring the silk floss trees be examined and
maintained annually by a certified arborist.
121. Soften the appearance of the retaining wall of the drainage basin by
incorporating additional landscaping above and below the wall.
122. Minimize the driveway wall to increase pedestrian safety.
123. Provide additional window detailing, including inset windows, on the north
elevation.
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Minutes: ARC
Monday, April 4, 2016
ATTACHMENT 1
The Committee provided comments regarding the appearance of tb-dosed gold neon
tubing, the consistency of sign verbiage throughou uilding's four signs, and the
decision to only count one side of the two- ' blade sign at the eastern elevation of the
building.
John Rubatzk ade a motion, seconded by Mary Hertel, to recommend approval of the
proje submitted to the Community Development Director. The motion carried on a 5-0
ce vote.
6.b. CONSIDERATION OF TENTATIVE PARCEL MAP 15-002 AND PLANNED UNIT
DEVELOPMENT 15-002; SUBDIVISION OF ONE (1) LOT INTO FOUR (4) LOTS AND
CONSTRUCTION OF FOUR (4) NEW MULTI -FAMILY RESIDENCES; LOCATION — 189
BRISCO ROAD; APPLICANT — EDWARD SHAPIRO; REPRESENTATIVE — GREG SOTO
(Downing)
Associate Planner Downing presented the project.
Associate Planner Downing responded to questions from the Committee regarding density
in multi -family zoned properties and residents parking in the fire lane.
Edward Shapiro, applicant, and Greg Soto, representative, spoke in support of the project
and responded to questions from the Committee.
The Committee provided comments regarding the landscape plan and plant selection, the
possible safety issues created for pedestrians by the proposed railing along the driveway,
and the need for increased detailing of the windows of the north elevation.
Bruce Berlin made a motion, seconded by John Rubatzky, to recommend approval of the
project to the Planning Commission with the following conditions:
1. Incorporate more density into the landscape plan;
2. Include a provision in the CC&Rs that requires the silk floss trees to be examined
and maintained annually by a certified arborist;
3. Soften the appearance of the retaining wall of the drainage basin by
incorporating additional landscaping above and below the wall;
4. Minimize the driveway wall to increase pedestrian safety; and
5. Provide additional window detailing, including inset windows, on the north
elevation
The motion carried on a 4-1 voice vote, with Michael Peachey d
7. DISCUSSION ITEMS
None.
8. COMMITTEE CQMMUNICATIONS
None.
ATTACHMENT 2
- -�7- - --
0
�c
� c
LIV—IN ENVIRONMENTS
ARCHITECTURE & SOLAR SPACE HEATING
GREGORY D. SOTO
P.O. BOX 1392 ARROYO GRANDE, CA 93421
Lic. # C14960
A PLAN 4 -UNIT DEVELOPEMENT FOR
EDWARD SHAPIRO
TRACT 2872-189 BRISCO ROAD
ARROYO GRANDE, CALIFORNIA
PROJECT LOCATION:
SAME AS ABOVE
4L
O� PRR°rOC, ATTACHMENT 3
INCORPORATED 72
O
J m
# Nlr 10, 1011
C44/FORN`P CITY OF ARROYO GRANDE
INITIAL STUDY SUMMARY - ENVIRONMENTAL CHECKLIST
Project Title & No. Tentative Tract Map 06-003 and Planned Unit Development 06-003
ENVIRONMENTAL FACTORS
POTENTIALLY. AFFECTED; The
proposed project could have a
"Potentially Significant Impact" for at least one of the environmental factors checked below. Please
refer to the attached pages for discussion on mitigation measures or
project revisions to either reduce
these impacts to less -than -significant levels or require further study.
❑ Aesthetics
® Geology and Soils
❑ Recreation
❑ Agricultural Resources .
❑ Hazards/Hazardous Materials
❑Transportation/Circulation.
® Air Quality
® Noise
® Wastewater
❑ Biological Resources
❑ Population/Housing
® Water
❑ Cultural Resources
❑ Public Services/Utilities
❑ Land Use
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation, the Environmental Coordinator finds that:
❑ The proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
® Although.the proposed project could have a significant effect on the environment, there will not be
a significant effect in this case because revisions in the project have been made by or. agreed to
by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
❑ The proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ The proposed project MAY have a "potentially significant impact" or "potentially significant unless
mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in
an earlier document pursuant to applicable legal standards, and 2) has been addressed by
mitigation measures based on the earlier analysis as described on attached sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that.
remain to be addressed.
❑ Although the proposed project could have a .significant effect on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or. mitigated
pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation
measures that are imposed upon the proposed project, nothing further is required.
Ryan Foster, Assistant Planner
Prepared by (Print)
8/29/06
Signature Date .
Rob Strong, Community Development Director 8/29106 _
Reviewed by (Print) Signature Date
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 ` Page 1
Project Environmental Analysis
The City's environmental review process incorporates all of the requirements for completing the Initial
Study as required by the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The
Initial Study includes staffs on-site inspection -of the project site and surroundings and a detailed review
of the information in the file for the project. In addition, available background information is reviewed for
each project. Relevant information regarding soil types and characteristics, geologic information,
significant vegetation and/or wildlife resources, water availability, wastewater disposal services, existing
land uses and surrounding land use categories and other information relevant to the environmental
review process are evaluated for each project.
Persons, agencies or organizations interested in obtaining more information regarding the environmental
review process for a project should contact the City of Arroyo Grande Community Development
Department at 214 East Branch Street Arroyo Grande, CA 93420 or call (805) 473-5420.
A. PROJECT
DESCRIPTION: Proposal by Rick Wheeler to subdivide 1.07 acres on two properties into
fourteen lots and construct fourteen (14) townhouses— seven (7) on each property.
The properties are located at 184 and 189 Brisco Road, in the Multi -Family Apartment (MFA)
zoning district.
The lots on the 189 Brisco Road property would share a private access road with an adjacent
development at 185 & 187 Brisco Road (currently under construction) and the lots on the 184
Brisco Road property would include its own private access drive.
ASSESSOR PARCEL NUMBER(S): 077-051-044 & 077-051-050
B. EXISTING SETTING
LAND USE CATEGORY:
ZONING:
EXISTING USES:
TOPOGRAPHY:
High Density (HD) Multi -Family Residential
Multi -Family Apartment (MFA)
None (properties are vacant)
The property at 189 Brisco Road is moderately sloped from west to east;
the property at 184 Brisco Road is relatively flat
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 2
VEGETATION: Native grasses
PARCEL SIZE: 1.07 acres (46,609 square -feet) total
SURROUNDING LAND USE CATEGORIES AND USES: .
North: Ambulance facility, multi -family East: Multi -family residential, cemetary
resicential
South: Multi -family residential West: Elementary school
C. ENVIRONMENTAL ANALYSIS
During the Initial Study process, several issues were identified as having potentially significant
environmental effects (see following Initial Study). Those potentially significant items associated with
the proposed project can be minimized to less -than -significant levels by incorporating the mitigation
measures listed below. All mitigation measures contained in this Initial Study shall be included in the
Conditions of Approval for the project.
CITY OF ARROYO GRANDE
INITIAL STUDY CHECKLIST
1.
AESTHETICS - Will the project:
Potentially
Impact can
Insignificant
Not
Significant
& will be
Impact...
Applicable
mitigated .
a)
Create an aesthetically incompatible
El
site open to public view?
b)
Introduce a use within a scenic view
0
El
VN
El
open to public view?
c)
Change the visual character of an
E
El
®
0
area?
d)
Create glare or night lighting that
may affect surrounding areas?
e)
Impact unique geological. or
0
physical features?.
f)
Other
E
El
El
El
Explanation. The project will develop two properties totaling 1.07 acres that are currently vacant with
fourteen (14) townhouses. While any construction on this site will change its visual character of the
area, the site is not considered to be a scenic resource and the scale, massing, architectural
character, colors, materials and landscaping for the project will be reviewed by the City's Architectural
Review Committee (ARC) to ensure compatibility with the visual character of the neighborhood.
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003
Page 3
2. AGRICULTURAL RESOURCES Potentially Impact can Insignificant Not
Explanation. The project is located within the City's urban core. There are no agriculture resources
present on the site, nor would the project impact any off-site agricultural resources.
3. AIR QUALITY -Will the project.
a) Violate any state or federal ambient
air quality standard, or exceed air
quality . emission thresholds as
established by County Air Pollution
Control District (APCD)?
b) Expose any sensitive receptor to
substantial air pollutant
concentrations?
c) Create or subject individuals to
objectionable odors?
d) Be inconsistent with the District's
Clean Air Plan?
Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
❑ ® ❑ ❑
❑
- Will the project:
Significant
& will be
Impact
Applicable
®
❑
❑
mitigated
®
❑
a)
Convert prime agricultural land to
❑
❑
❑
non-agricultural use?
b)
Impair agricultural use of other
❑
❑
❑
property or result in conversion to
other uses?
c)
Conflict with existing zoning or
❑
❑
❑
Williamson Act program?
d)
Other
❑
❑
❑
Explanation. The project is located within the City's urban core. There are no agriculture resources
present on the site, nor would the project impact any off-site agricultural resources.
3. AIR QUALITY -Will the project.
a) Violate any state or federal ambient
air quality standard, or exceed air
quality . emission thresholds as
established by County Air Pollution
Control District (APCD)?
b) Expose any sensitive receptor to
substantial air pollutant
concentrations?
c) Create or subject individuals to
objectionable odors?
d) Be inconsistent with the District's
Clean Air Plan?
Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
❑ ® ❑ ❑
❑
❑
®
❑
❑
❑
®
❑
❑
❑
®
❑
e) Other ❑. ❑ ❑ ❑
Setting. The San Luis Obispo County Air Pollution Control District (APCD) has developed the CEQA
_Air Quality Handbook to evaluate project specific impacts and determine if air quality mitigation
measures are needed, or if potentially significant impacts could result. The City refers to this
Handbook for all discretionary projects subject to CEQA.
Impact. As proposed, the project will result in the disturbance of approximately 1.07 acres. his will
result in the creation of construction dust, as well as short- and long-term vehicle emissions. In San
Luis Obispo County, ozone and PM,o are the pollutants of primary concern, since state health -based
standards for these pollutants are exceeded in portions of the County in most years. For this reason,
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 4
San Luis Obispo County is considered to be in non -attainment of the state standards for both ozone
and PM,o. The major sources of PM,o include mineral quarries, grading, demolition, agricultural tilling,
road dust and vehicle exhaust.
Grading and construction of the project would occur over a period of several months. Short-term
impacts related to dust generation from site preparation and grading would result in dust generation
that could affect adjacent properties. Mitigation measures placed on the project would reduce short-
term dust generation during construction of the project to less -than -significant levels. Dust generated
by the development activities shall be kept to a minimum with a goal of retaining dust on the site. The
dust control measures listed below shall be followed during construction of the project, and shall be
shown on grading and building plans.
Mitigation/Conclusion. The following mitigation measures are necessary to reduce air quality
impacts to a less -than -significant level. Air pollution impact assessment is divided into the
construdtion and operational phases of the project.
The project shall comply with all applicable Air Pollution Control District (APCD) regulations
pertaining to the control of fugitive dust (PM,o) as contained in section 6.5 of the Air Quality
Handbook. All site grading and demolition plans shall list the following regulations:
MM 3.1: All dust control. measures listed below (MM 3.2 — 3.6) shall be followed during
construction of the project and shall be shown on grading and building plans. The contractor or
builder shall designate a person or persons to monitor the dust control program and to order
increased watering, as necessary, to prevent transport of dust off site. The name and telephone
number of such person(s) shall be provided to the APCD prior to land use clearance for map
recordation and finished grading of the area.
MM 3.2: During construction, water trucks or sprinkler systems shall be used to keep all
areas of vehicle movement damp enough to prevent airborne dust from leaving the site. At a
minimum, this would include wetting down such areas in the later morning and after work is
completed for the day and whenever wind exceeds 15 miles per hour. Reclaimed (non -potable)
water shall be used.
MM 3.3: Soil stockpiled for more than two days shall be covered, kept moist, or treated
with soil binders to prevent dust generation.
MM 3.4: All vehicles hauling dirt, sand, soil, or other loose materials are to be covered or
should maintain at least two feet of freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with CVC Section 23114.
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 5
MM 3.5: Install wheel washers where vehicles enter and exit unpaved roads on to streets,
or wash off trucks and equipment leaving the site. Vehicle speed for all construction vehicles
shall not exceed 15 mph on any unpaved surface at the construction site.
MM 3.6: Sweep streets at the end of each day if visible soil material is carried on to
adjacent paved roads. Water sweepers with reclaimed water should be used where feasible.
MM 3.7: To mitigate the diesel PM generated during the construction phase, all
construction equipment shall be properly maintained and tuned according to manufacturer's
specifications. The measures below (MM 3.8 — 3.10) shall be clearly identified in the project bid
specifications so the contractors bidding on the project can include the purchase and installation
costs in their bids.
MM 3.8: All off-road and portable diesel powered equipment, including but not limited. to
bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary
power units, shall be fueled exclusively with California Air Resources Board (ARB) motor vehicle
diesel fuel.
MM 3.9: To the maximum extent feasible, the use of diesel construction equipment shall
meet the ARB's 1996 certification standard for off-road heavy-duty diesel engines.
MM 3.10: Unless otherwise approved by APCD, the developer shall install catalytic diesel
particulate filters or Diesel oxidation catalyst on two (2) pieces of construction equipment
involved in primary earth moving and construction activities and projected to generate the
greatest emissions. APCD staff shall be included in the selection of candidate equipment along
with a representative of the contractor.
MM 3.11: If utility pipelines are scheduled for removal or relocation, or building(s) are
removed or. renovated, this project may be subject to various regulatory jurisdictions, including
the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants
(40CFR61, Subpart M — asbestos NESHAP). These requirements include, but are not limited to:
1) notification requirements to the APCD, 2) asbestos survey conducted by a Certified Asbestos
Inspector, and 3) applicable removal and disposal requirements of identified asbestos containing
material.
MM 3.12: Prior to any grading activities at the site, the project proponent shall ensure that a
geologic evaluation is conducted to determine if Naturally Occurring Asbestos (NOA) is present
within the area that will be disturbed. If NOA is not present, an exemption request must be filed
with the APCD. If NOA is found at the site, the applicant must comply with all requirements
outlined in the Asbestos Air Toxins. Control Measure (ATCM) regulated under by the California
Air Resources Board (ARB).
City of Arroyo Grande, initial Study for TTM 06-003 & PUD 06-003 Page 6
Responsible Party: Developer
Monitoring Agency: Public Works Department, Building and Fire Department
Timing: Prior to issuance of Grading Permit and during construction
4. BIOLOGICAL RESOURCES - Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
Will the project:
a) Result in a loss of unique or special
status species or their habitats?
b) Reduce the extent, diversity or
quality of native or other important
vegetation?
c) Impact wetland or riparian habitat?
d) Introduce barriers to movement of
resident or migratory fish or wildlife
species, or factors that could hinder
the normal activities of wildlife?
❑
❑
®
❑
a) Disturb pre -historic resources? ❑
❑
❑
®
❑
❑
❑
®
❑
e) Other ❑ ❑ ❑ ❑
Explanation. The project is located on vacant property within the City's urban core. There are no
unique or special status species, nor suitable habitat for such species on the site. Due to existing
development surrounding the site, it does not have any value as a wildlife corridor.
5. CULTURAL RESOURCES - Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
Will the project:
a) Disturb pre -historic resources? ❑
b) Disturb historic resources? ❑
❑
®
❑
c) Disturb paleontological resources? ❑
®
❑
d) Other
❑
❑
❑
Explanation. The project is within the City's urban core. There are neither known archeological sites
nor any creeks in the vicinity of the property; therefore, the project will not impact cultural resources.
City of Arroyo Grande, lnitial.Study for TTM 06-003 & PUD 06-003 Page 7
6. GEOLOGY AND SOILS -
Will the project:
a) Result in exposure to or production
of unstable earth conditions, such
as landslides, earthquakes,
liquefaction, ground failure, land
subsidence or other similar
hazards?
b) Be within a CA Dept. of Mines &
Geology Earthquake Fault Zone?
c) Result in soil erosion, topographic
changes, and loss of topsoil or
unstable soil conditions from
project -related improvements, such
as vegetation removal, grading,
excavation, or fill? .
d) Change rates of soil absorption, or
amount or direction of surface
runoff?
e) Include structures located on
expansive soils?
fl Change the drainage patterns where
substantial on- or off-site
sedimentation/ erosion or flooding
may occur?
g) Involve activities within the 100 -year
flood zone?
h) Be inconsistent with the goals and
policies of the County's Safety
Element relating to Geologic and
Seismic Hazards? .
Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
❑ ® ❑ ❑
❑
❑
❑
❑
❑
❑
®
❑
❑
❑
®
❑
❑
❑
®
❑
i) Preclude the future extraction. of ❑ ❑ ❑
valuable mineral resources?
j) Other ❑ ❑ ❑
Setting. The topography of the project site slopes down from west to -east, and the property is
located outside of the 100 -year flood zone. No active faulting is known to exist on or close to the
subject property. The project is not within a known area containing serpentine or ultramafic rock or
soils (i.e. low risk for naturally occurring asbestos).
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 8
impact. A major source of potential earthquake damage to Arroyo Grande is from activity along the
regional San Andreas Fault located less than forty (40) miles east along the eastern border of San
Luis Obispo County. The most widespread intensity of ground shaking depends on several factors
including the magnitude of the earthquake, the distance from the earthquake epicenter, and
underlying soil conditions. Other regional faults of significance that could affect the project area in
terms of ground shaking are the Rincondada and Nacimiento faults, located approximately twenty-five
(25) miles east of the City. These faults are considered "potentially active", and could cause
moderate (Magnitude 6.0+) earthquakes in the area. The West Huasna fault is located roughly three
(3) .miles east of the City of Arroyo Grande. The project site would be subject to severe ground
shaking in a strong seismic event, which could cause damage to structures and endanger public
safety.
A Soils Engineering Report was prepared by GSI Soils, Inc. dated July 24, 2006 (Attachments A and
S) for each property. The reports conclude that the site is suitable for the proposed development
provided the recommendations in the report are incorporated into the project plans and specifications.
Mitigation/Conclusion. The following mitigation measures are required to reduce any potentially
significant impacts related to geology and soils to a less than significant level.
MM 6.1 All grading and site preparation for construction of the project shall comply with
the Soils Engineering Reports prepared by GSI Soils, Inc., dated July 24, 2006. Specifically,
work will comply with Section 5.0, Conclusions and Recommendations.
Responsible Party: Developer
Monitoring Agency: Public Works Department
Timeframe: Prior to issuance of grading permit
7. HAZARDS & HAZARDOUS
Potentially
Impact can
MATERIALS - Will the project:
Significant
& will be
mitigated
a) Result in a risk of explosion or
❑
release of hazardous substances
(e:g. oil, pesticides, chemicals,
radiation) or exposure of people to
hazardous substances?
b) Interfere with an emergency
❑
❑
response or evacuation plan?
Insignificant Not
Impact Applicable
® - ❑
® ❑
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 9
7. HAZARDS & HAZARDOUS Potentially Impact can Insignificant Not
Explanation. The project is not located in an area of known hazardous material contamination, nor is
the project within a high severity risk area for fire, nor is the project within an Airport Review area. No
impacts as a result of hazards or hazardous materials are anticipated; therefore, no mitigation
measures are necessary.
8. NOISE -Will the project:
a) Expose people to noise levels that
exceed the City's Noise Element
thresholds?
b) Generate increases in the ambient
noise levels for adjoining areas?
c) Expose people to severe noise or
vibration?
d) Other
Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
❑
MATERIALS - Will the project:
Significant
& will be
mitigated
Impact
Applicable
c)
Expose people -to safety risk
❑
❑
❑
❑
associated with airport flight
pattern?
d)
Increase fire hazard risk or expose
❑
®
❑
people or structures to high fire
hazard conditions?
e)
Create any other health hazard or
®
❑
potential hazard?
t)
Other
❑
❑
❑
❑
Explanation. The project is not located in an area of known hazardous material contamination, nor is
the project within a high severity risk area for fire, nor is the project within an Airport Review area. No
impacts as a result of hazards or hazardous materials are anticipated; therefore, no mitigation
measures are necessary.
8. NOISE -Will the project:
a) Expose people to noise levels that
exceed the City's Noise Element
thresholds?
b) Generate increases in the ambient
noise levels for adjoining areas?
c) Expose people to severe noise or
vibration?
d) Other
Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
❑
®
❑
❑
❑
®
❑
❑
❑
❑
❑
❑
Impact The project is expected to generate loud noise during construction that will impact adjacent
businesses and residences. This is considered a potentially significant impact that can, be mitigated
to a less than'significant level with implementation of the mitigation measures below.
Mitigation/Conclusion. The project will generate short-term noise impacts with construction
activities that require the following mitigation measures:
MM 8.8: Construction activities shall be restricted to the hours of 8 a.m. and 6 p.m.
Monday through Saturday. No construction shall occur on Sunday. On-site equipment
maintenance and servicing shall be confined to the same hours.
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 10
MM 8.9: All construction equipment utilizing internal combustion engines shall be
required to have mufflers that are in good condition. Stationary noise sources shall be located
at least 300 feet from occupied dwelling units unless noise reducing engine housing
enclosures or noise screens are provided by the contractor.
MM 8.10: Equipment mobilization areas, water tanks, and equipment storage areas shall
be placed in a central location as far from existing residences as feasible.
Responsible Party:
Monitoring Agency:
Timeframe:
Developer
Public Works Department
During construction
9. POPULATION/HOUSING - Will Potentially
the project: - Significant
Impact can Insignificant Not
S will be Impact Applicable
mitigated
a)
Induce substantial growth in an area
®
El
either directly or indirectly (e.g.,
through projects in an undeveloped
area or extension of major
infrastructure)?
b)
Displace existing housing or people,
E
®
El
requiring construction of
replacement housing elsewhere?
c)
Create the need for substantial new
housing in the area?
d)
Use substantial amount of fuel or
energy?
e)
Other
E
1:1
E
Q
Explanation. The project would add 14 dwelling units to the City's housing stock and approximately
thirty-two (32) people to the City's population (based on average household size of 2.4 persons). The
property is designated for high-density multi -family residential use in the City's Land Use Element and
zoned Multi -Family Apartment (MFA). The proposed uses and density are consistent with all
applicable development standards; therefore, no mitigation measures are required.
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 11
10.
PUBLIC SERVICES/UTILITIES -
Potentially
Impact can
Insignificant
Not
❑
Will the project have an effect upon,
Significant
& will be
Impact
Applicable
or result in the need for new or
mitigated
altered public services in any of the
following areas:
a)
Fire protection?
❑
F
®
❑
b)
Police protection?
❑
❑
®
❑
c)
Schools?
❑
❑
®
❑
d)
Roads?
❑
❑
®
❑
e)
Solid Wastes?
❑
❑
®
❑
g)
Other
❑
❑
❑
D.
Explanation. The project is located within the City's urban core and is anticipated to add a total of
thirty-two (32) people to the City's population. This. is consistent with anticipated growth based on the
City's General Plan; therefore, no mitigation measures are required.
11. RECREATION - Will the project:
a) Increase the use or demand for parks
or other recreation opportunities?
b) Affect the access to trails, parks or
other recreation opportunities?
c) Other
Potentially Impact can Insignificant Not
Significant & will be Impact-.. Applicable
mitigated
Explanation.. The project will not significantly increase the City's population and therefore will not
significantly impact the use or demand for parks or other recreational activities.
12. TRANSPORTATION/
CIRCULATION - Will the project:
a) Increase vehicle trips to local or
areawide circulation system?
b) Reduce existing "Levels of Service"
on public roadway(s)? .
c) Create unsafe conditions on public
roadways (e.g., limited access,
design features, sight distance)?
Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
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❑ ❑
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® ❑
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 12
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Explanation.. The project will not significantly increase the City's population and therefore will not
significantly impact the use or demand for parks or other recreational activities.
12. TRANSPORTATION/
CIRCULATION - Will the project:
a) Increase vehicle trips to local or
areawide circulation system?
b) Reduce existing "Levels of Service"
on public roadway(s)? .
c) Create unsafe conditions on public
roadways (e.g., limited access,
design features, sight distance)?
Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
❑ ❑ ® ❑
❑ ❑
❑ ❑
® ❑
® ❑
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 12
12. TRANSPORTATION/
CIRCULATION - Will the project:
d) Provide for adequate emergency
access?
e) Result in inadequate parking
capacity?
Result in inadequate internal traffic
circulation?
g) Conflict with adopted policies, plans,
or programs supporting alternative
transportation (e.g., pedestrian
access, bus turnouts, bicycle racks,
etc.)?
h) Result in a change in. air traffic
patterns that may result in
substantial safety risks?
i) Other
Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
❑ El® ❑
Explanation. Based on SANDAG (San Diego Association of Governments) Traffic Generation Rates,
the project is anticipated to .generate a total of 112 daily vehicle trips. The anticipated peak -hour
would occur in the PM, with eleven (11) vehicle trips. This is below the threshold of twenty (20) peak -
hour trips established by the City's General Plan; therefore, no mitigation measures are necessary.
13. .WASTEWATER -Will the project: Potentially Impact can Insignificant Not
Significant & will be Impact Applicable
mitigated
a) Violate waste discharge requirements ❑ ❑ ® ❑
for wastewater systems?
b) Change the quality of. surface or
ground water (e.g., nitrogen -loading,
daylighting)?
c) Adversely affect community ❑ ® ❑
wastewater service provider?
d) Other ❑ ❑ ❑ ❑
Setting. Wastewater disposal for the project will be managed by extending the City's wastewater
collection system to the service the project. The South San Luis Obispo County Sanitation District
(SSLOCSD) provides wastewater collection and treatment services for the Cities of Arroyo Grande,
Grover Beach and the unincorporated community of Oceano, and owns and maintains all of the main
sewer trunk lines. All new developments are required to obtain approval from the SSLOCSD for the.
development's impact to District facilities.
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 13
Impact: Per the Arroyo Grande Wastewater Master Plan (AGWWMP), the additional flows from the
project will add to peak flows of certain main lines currently close to capacity. Payment of the
project's proportionate share for these upgrades, as well as other sewer impact fees, will reduce
impacts to less than significant.
Mitigation/Conclusion. Through upgrade fees, the developer will pay the project's proportional
share of impact fees to mitigate the additional demand for wastewater services.
MM 13.1: The applicant shall pay the project's proportionate share to the following
wastewater capital improvement projects:
■ El Camino Real Sewer Upgrade
■ Walnut Street Sewer Upgrade
Responsible Party: Developer
Monitoring Agency: . Public Works Department
Timeframe: Prior to issuance of Building Permit
14.
HYDROLOGY AND WATER
Potentially
QUALITY - Will the project:
Significant
a)
Violate any water quality standards?
❑.
b)
Discharge into surface waters or
❑
otherwise alter surface water quality
(e.g., turbidity, temperature,
dissolved oxygen, etc.)?
c)
Change the quality of groundwater
❑
(e.g., saltwater intrusion, nitrogen -
loading, etc.)?
d)
Change the quantity or movement of
❑
available surface or ground water?
e)
Adversely affect water supply?
❑
t)
Other
Impact can Insignificant Not
& will be Impact Applicable
mitigated
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®
❑
®
❑
❑.
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City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 14
Setting. The City currently receives its water supply from both surface and groundwater sources.
Ground water extractions are derived from seven (7) wells and two (2) separate basin formulations.
Surface water is obtained from the Lopez Reservoir Project, which was constructed in the late 1960's.
Reclaimed storm water collected by the Soto Sports Complex Storm Water Reclamation Project is
also used as an irrigation supply source. The City adopted a Water System Master Plan in 1999,
which identified water resources as being a significant issue, and identified methods to increase and
diversify water supply to increase long-term reliability of the City's water service to its residents. The
report assessed potential methods to address the water supply issue and prioritized alternatives.
Impact. The City used approximately 94% of its available/allocated water supply between December
2004 and November 2005. Per Chapter 13.05.010 of the City's Municipal Code (Water Supply
Conditions), this level of water use is considered a "severely restricted" water supply condition that
has not yet reached a "critical" level. To manage its water supply deficiency, the City adopted a two -
phased strategy in November 2004 that included alternatives to, be pursued to meet the City's water
demand., over the next 10- year period (Phase 1), and identified alternatives that will provide
permanent water supply increases to meet the long-term demand that are most desirable, feasible
and cost effective (Phase 2). As part of Phase 1, the City adopted a Water Conservation Program in
May 2003 that included:
■ Plumbing Retrofit Program;
■ Water Shortage Contingency Analysis;.
■ Public Information and Education;
■ Information System Assessment for Top Water Users;
■ Enforcement of City's Water Conservation Codes; and
■ Optional components, including washing machine rebates, irrigation system or
landscaping rebates, and retrofit of cemetery with non -potable water.
Other components of Phase 1 include construction of Well No. 10 (located on Deer Trail Circle),
pursuing oil field water on Price Canyon, implementing a tiered water and sewer rate structure, as
financial incentives for water conservation, and a utility retrofit upon -sale program.
Phase 2 provides various permanent water supply options that include:
Conducting a groundwater study (in process);
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 15
■ Pursuing water from the Nacimiento Project;
■ Implementing a reclaimed water system;
Pursuing feasibility of a desalination plant; and
■ Pursuing water from the State Water Project.
Mitigation/Conclusion. The City is currently in a severely restricted water supply situation, which is
considered a cumulatively significant impact. The project's contribution, however, is considered di
minimis, meaning that the environmental conditions would be the same whether or not the project is
implemented. The City adopted overriding considerations for cumulative water supply impacts
identified in the Program EIR for the 2001 General Plan Update. However, the project shall
implement the following restrictions and measures to reduce water supply impacts to a less -than -
significant level.
MM 14.8: The project shall comply with the City's required water conservation measures
including any applicable measures identified in any applicable City Water Conservation Plans.
Responsible Party:
Monitoring Agency:
Timing:
Developer
Public Works Department
Prior to issuance of Building Permit
MM 14.9: The project shall install best available technology for low -flow toilets,
showerheads and hot water recirculation systems.
Responsible Party:
Monitoring Agency:
Timing:
Developer
Building and Fire Department
Prior to issuance of a Certificate of Occupancy
MM 14.10: The final landscape plan shall show low-water use/drought resistant species
and drip irrigation systems rather than spray irrigation systems.
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 16
Responsible Party: Developer
Monitoring Agency: Parks, Recreation & Facilities Department
Timing: Prior to issuance of Building Permit
MM 14.11: The project plans shall include methods for collecting surface run-off from the
site for use on landscaped areas to reduce water use and minimize run-off to the extent
feasible.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Public Works Dept.
Timing: Prior to issuance of Building Permit
15. LAND USE - Will the project.
a) Be potentially inconsistent with land
use, policy/regulation (e.g., General
Plan, Development Code), adopted
to avoid or mitigate for
environmental effects?
b) Be potentially inconsistent with any
habitat or community conservation
plan?
c) Be potentially inconsistent with
adopted agency environmental
plans or policies with jurisdiction
over the project?
Inconsistent Potentially
Inconsistent
Consistent Not
Applicable
❑
❑
®
❑
d) Be potentially incompatible with ❑ ❑
surrounding land uses?
e) Other ❑ ❑
Explanation. Surrounding uses are identified on Page 3 of the Initial Study. The proposed project
was reviewed for consistency with policy and/or regulatory documents relating to the environment and
appropriate land use (e.g., City's Land Use Element, Development Code, Zoning Map, etc.). The
project was found to be consistent with these documents and codes; therefore, no mitigation
measures are required.
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 17
16. MANDATORY FINDINGS OF Potentially Impact can Insignificant Not
SIGNIFICANCE - Will the Significant & will be impact Applicable
mitigated
project:
a) Have the potential to degrade the quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal community, reduce the
number or restrict the range of a' rare or endangered plant or animal or eliminate
important examples of the major periods of California history or prehistory?
❑ ❑ ® ❑
b) Have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are
considerable when viewed in connection with the effects of past projects, the effects of
other current projects, and the effects of probable future projects)
❑ ❑ ® ❑
c) Have environmental effects that will cause substantial adverse effects on . human
beings, either directly or indirectly?
❑ ❑ ® ❑
d) Have environmental effects that will cause substantial adverse effects on human
beings, either directly or indirectly?
El❑ ® ❑
City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 18
ATTACHMENTS:
A. Soils Engineering Report by GSI Soils, Inc. dated July 24, 2006 (on file in Community
Development Department)
B. Soils Engineering Report by GSI Soils, Inc. dated July 24, 2006 (on file in Community
Development Department)
City of Arroyo Grande, initial Study for TTM 06-003 & PUD 06-003 mage 19