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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. 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FIRM aN IIII111 W Y F 1-'Z¢ 0 1 »� i W c o3= e lRE �r m 1 IIIIIEI�I e.7e L- o- e- li ,I � pull Illlll.� Sol ,I 1 N I� J m IIN a k aN o a' W Y F 1-'Z¢ 0 . »� 0 W o3= e m e.7e s N J = m Iln ur "!3 d € of �' e$ .3 HZa O n e .��dii��?39 a ek Z>Q F F B. _ i u3e1�€83 p8.= o- e- li ,I � pull Illlll.� Sol ,I 1 I� ■`�� Illlll I Z O H Q W J W Cl) Q W m CJ Z o E _1 Z � ms Ld Ld 0mZ II- Lil 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 ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ® ❑ ® ❑ City of Arroyo Grande, Initial Study for TTM 06-003 & PUD 06-003 Page 12 ❑ ❑ ❑ 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 ❑ ® ❑ ❑ ® ❑ ® ❑ ❑. ❑ ❑ ❑ 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