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08.c. TPM 15-001 and PUD 15-001 1177 Ash St.TO: FROM: MEMORANDUM PLANNING COMMISSION TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR BY: KELLY HEFFERNON, ASSOCIATE PLANNER SUBJECT: CONSIDERATION OF TENTATIVE PARCEL MAP 15-001 AND PLANNED UNIT DEVELOPMENT 15-001; SUBDIVISION OF ONE (I) LOT INTO FOUR (4) LOTS AND CONSTRUCTION OF FOUR (4) ONE- BEDROOM SINGLE-FAMILY ATTACHED RESIDENCES; LOCATION - 1177 ASH STREET; APPLICANT - JEFFREY EMRICK DATE: JULY 5,2016 RECOMMENDATION: It is recommended that the Planning Commission adopt a Resolution approving Tentative Parcel Map 15-001 and Planned Unit Development 15-001. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None. BACKGROUND: Location PLANNING COMMISSION CONSIDERATION OF TPM 15-001 AND PUD 15-001; 1177 ASH STREET' JULY 5,2016 PAGE 2 The subject property is an undeveloped parcel located on Ash Street between Walnut and Elm Streets behind an existing residence in the Multi-Family (MF) zoning district. The 0.22-acre site is surrounded by single and multi-family residential development on all sides and is accessed by an eighteen foot (18') wide easement on the east side of the property. A 15" diameter Coast Live Oak tree is located on the eastern property line behind the back of sidewalk and is proposed to remain. The property is mostly flat with a two foot (2') drop from north to south. Staff Advisow Committee The Staff Advisory Committee (SAC) reviewed the proposed project on May 11, 2016. Members of the SAC discussed several aspects of the project, including protection of the existing Coast Live Oak tree at the northeast corner of the property, adequate emergency access, and required public improvements. The City's Arborist also recommended that the proposed street tree be removed due to the limited sidewalk area and that the citrus and pear trees be replaced with other species that will better thrive on the north side of the structures since the location provides limited sun exposure. The plans have been amended to remove the street tree and a condition has been added regarding replacing the fruit trees. Members of the SAC were in support of the project as conditioned. Architectural Review Committee The Architectural Review Committee (ARC) considered this project on June 6, 201 6 and discussed issues related to open space requirements, density unit calculations, adequacy of guest parking, and landscaping. The ARC unanimously recommended approval with a condition that the Myoporum Parvifolium be replaced with a different drought-tolerant species on the landscape plan that does not grow as wide. A condition has been added to address this concern. ANALYSIS OF ISSUES: Project Description The proposed project consists of subdividing a 0.22-acre property into four (4) parcels with an average lot size of 2,360 square feet. The four (4) parcels would be developed with two-story townhomes configured with two (2) buildings of two (2) townhomes connected over a shared property line. Each unit would provide approximately 875 square feet of living space and an attached 240 square foot one-car garage. Of the 875 square feet of living space, 489 square feet is proposed for the first floor and 386 square feet is proposed for the second floor. Four (4) guest parking spaces are also provided. General Plan The General Plan designates the subject property for High Density Residential land uses. Development of &e proposed meets-policies LU~-3, Lull -I and Lull-3 of the General Plan Land Use Element, which state: PLANNING COMMISSION CONSIDERATION OF TPM 15-001 AND PUD 15-001; 1177 ASH STREET JULY 5,2016 PAGE 3 LU3-3: Accommodate the development of apartment buildings as well as c;ondominium and townhouses in areas designated as Multiple-Family Residential - High Density (MFR-HD). Lull-1: Require that new developments be at an appropriate density or intensity based upon compatibility with the majority of existing surrounding land uses. LUI 1-3: 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 (MF). The primary purpose of the MF district is to provide for a variety of residential uses, encourage diversity in housing types with enhanced amenities, or provide transitions between higher intensity and lower intensity uses. The district is also intended as an area for development of small lot single-family detached, single-family attached, and multi-family attached residential dwelling units, planned unit developments, condominiums, and certain senior housing types. The design of the proposed project as a small lot single-family attached housing project is allowed in the MF zoning district following approval of a Planned Unit Development (PUD). For multi-family dwellings within a residential zoning district, a one-bedroom or studio is equal to 0.5 density units. With a maximum density of nine (9) dwelling units per acre and a 0.22-acre site, the maximum number of units is 1.98. However, pursuant to Development Code Section 16.32.030, all remainders of fifty-one (51) percent or greater shall be rounded to the next higher whole number in the MF zoning district. Therefore, four (4) one bedroom units equate to two (2) dwelling units consistent with the maximum allowable density. The development standards for the MF district and the proposed project are identified in the following table: Table I : Site Development Standards for the MF Zoning District Parcel 4 0.5 2,376 sq. ft. 29.50' 29.5' 24' Notes Code Met. Can adjust with PUD Can adjust with PUD Can adjust with PUD Code Met Parcel 2 0.5 2,360 sq. ft. 29.50' 29.5' 24' Parcel I 0.5 2,360 sq. ft. 29.87' 29.87' 24' Development Standards Maximum Density Minimum Building Site Minimum lot width Minimum lot depth Minimum front yard setback Parcel 3 0.5 2,360 sq. ft. 29.50' 29.5' 24' MF District 9 10,000 sq. ft. 80' 100' 20' PLANNING COMMISSION CONSIDERATION OF TPM 15-001 AND PUD 15-001; 1177 ASH STREET JULY 5,2016 PAGE 4 As shown in the table above, the proposed project meets most requirements of the Arroyo Grande Municipal Code (AGMC), but requires an approved PUD in order to deviate from the setback and lot dimension standards. This process is used where greater flexibility in design is desired to provide a more efficient use of land than would be possible through strict application of conventional zone or land use district regulations. For example, the building site for the proposed project is much smaller than the minimum building site required by the AGMC. Building sites of this size are typically seen in condominium conversions. However, a PUD can be used to deviate from the minimum building site requirements in exchange for open space and other amenities. Access and Parking The project site accessed from Ash Street via an eighteen foot (18') wide shared driveway. A Shared Driveway and Maintenance Agreement has been included with the project to outline responsibilities for the maintenance of the access and common drainage facilities. A driveway easement benefiting the subject property has been recorded on the adjacent developed parcel fronting Ash Street. Development Standards Minimum interior side yard setback Minimum rear yard setback Maximum lot coverage Maximum height for buildings Minimum distance between buildings Parking for one-bedroom townhome developments is required at a rate of one (1) space in an enclosed garage and 0.5 guest spaces per unit. The proposed project therefore requires four (4) enclosed garage spaces and two (2) total guest spaces. Each unit will have its own enclosed single-car garage as well as one (I) dedicated uncovered guest parking space, for a total of four (4) enclosed garage spaces and four (4) uncovered guest parking spaces. Hence, the proposed parking exceeds AGMC requirements of by a total of two (2) guest spaces. Parcel3 9.3'; 0' 5.5' 31 % 22' 18.7' MF District 10' 15' 40% 30' or 2 stories, whichever is less 10' Parcel4 9.3'; 0' 5.5' 31 % 22' 0' Notes Can adjust with PUD Can adjust with PUD Code Met Code Met Attached dwellings permitted with PUD Parcel1 9.7'; 0' 5.5' 31 % 22' 0' Parcel2 9.3'; 0' 5.5' 31 % 22' 18.7' PLANNING COMMISSION CONSIDERATION OF TPM 15-001 AND PUD 15-001; 1177 ASH STREET JULY 5,2016 PAGE 5 Open Space The applicant proposes to substitute two (2) additional parking spaces in-lieu of providing additional usable open space per Table 16.32.050-C of the Development Code. Below are the calculations for required and proposed open space areas. Table 2: Required Open Space Areas Table 3: Proposed Open Space Areas As illustrated above, the proposed percentage of private open space is greater than the Development Code requires, while the common and usable open space percentages have decreased. The applicant has provided the following justification for the proposed 3.1 % decrease in usable open space: % 100% 10% 30% 40% Lot Area Private OS Common OS Usable OS "We believe that the proposed one bedroom units will be occupied by a single individual or couple and the need for public passive open space will not be as great as the need for additional on-site guest parking spaces. This is why we are proposing one guest parking space and one garage parking space for each unit where 0.5 parking space and one garage parking space is required by Development Code Section 16.56.060. Additionally, we believe that due to the assumed user profile that additional private open space in lieu of common open space would be desirable. Note that the proposed project also contains an additional 682 square feet of public open space (not included in the calculations) as defined by Development Code Section 16.04.070 in the form of a basketball half court located in the drive isle." Lot Lot Area Private OS Common OS Usable OS % Development Code Section 16.04.070 defines common open space as: 4 .. I 2,376 sq. ft. 238 sq. ft. 714 sq. ft. 952 sq. ft. Tota I 2,360 sq. ft. 497 sq. ft. 382 sq. ft. 879 sq. ft. ". . .land used for recreation, resource protection, amenity, and/or buffers and dedicated, designed or reserved for public or private use. Open space may include, but is not limited to, lawns, decorative planting, walkways, active and passive recreation areas, playgrounds, fountains, swimming pools, wooded areas, and water courses. Open Total 9,456 sq. ft. 946 sq. ft. 2,838 sq. ft. 3,784 sq. ft. 1, ' ., 8 - 2,360 sq. ft. 236 sq. ft. 708 sq. ft. 944 sq. ft. Lot 3 2,360 sq. ft. 490 sq. ft. 373 sq. ft. 863 sq. ft. 2, - 2,360 sq. ft. 236 sq. ft. 708 sq. ft. 944 sq. ft. 4 I 3 2,360 sq. ft. 236 sq. ft. 708 sq. ft. 944 sq. ft. 2 2,360 sq. ft. 490 sq. ft. 373 sq. ft. 863 sq. ft. 2,376 sq. ft. 497 sq. ft. 383 sq. ft. 880 sq. ft. 9,456 sq. ft. 1,974 sq. ft. 1,511 sq. ft. 3,485 sq. ft. 100% 20.9% 16.0% 36.9% PLANNING COMMISSION CONSIDERATION OF TPM 15-001 AND PUD 15-001; I177 ASH STREET JULY 5,2016 PAGE 6 space shall not be deemed to include driveways, parking lots, or other surfaces designed or intended for vehicular travel or areas covered by buildings or accessory structures (except recreational structures). " The issue with the above definition is that the half basketball court is located within the driveway and therefore would not be considered. Below are exhibits provided by the applicant illustrating how the project could comply with Development Code open space requirements without the additional two (2) guest parking spaces (Exhibit I), and proposed open space including the two (2) guest parking spaces (Exhibit 2). Exhibit 1 PLANNING COMMISSION CONSIDERATION OF TPM 15-001 AND PUD 15-001; 1177 ASH STREET JULY 5,2016 PAGE 7 Exhibit 2 Section 16.32.050.E(5)(l)(v) of the Development Code states that "the Planning Commission may permit minor deviations from open space standards when it can be determined that: A) the objectives underlying these standards can be met without strict adherence to them; and/or B) because of peculiarifies in the tract of land or the facilities proposed, it would be unreasonable to require strict adherence to these standards." If the Planning Commission determines that the 3.1% reduction in usable open space is a minor deviation given the recreational amenity of the half basketball court in addition to the two (2) guest parking spaces, then the project can be considered compliant with open space requirements. Architecture The architectural design is modernistic, incorporating a variety of integrated boxy elements composed of stucco and corrugated steel. The proposed building colors will complement the neighboring structures, using beige and brown stucco on the body of the building, with dark green for the trim, front door, and garage door. The proposed PLANNING COMMISSION CONSIDERATION OF TPM 15-001 AND PUD 15-001; 1177 ASH STREET JULY 5,2016 PAGE 8 siding at the rear of the building is red corrugated high carbon steel. A color board is included with the project plans. Landscaping The proposed conceptual landscape plan indicates four (4) new Brown Pine (Podocarpus Neriifolius) trees, one (1) new Improved Myer Lemon tree, one (1) new Dancy Mandarin Orange tree, and four (4) new Asian Pear (Pyrus Pyrifolia) trees with drought tolerant shrubs and ground cover. As indicated above, the fruit trees and Myoporum Parvifolium shrubs are conditioned to be replaced with more appropriate species given the planting site conditions (constrained area and limited solar exposure). All landscaping is required to comply with the State's Model Water Efficient Landscape Ordinance adopted by the City prior to issuance of building permits. ALTERNATIVES: The following alternatives are provided for the Commission's consideration: Adopt the attached Resolution, approving Tentative Parcel Map 15-001 and Planned Unit Development 15-001 as proposed; Modify and adopt the attached Resolution, approving Tentative Parcel Map 15- 001 and Planned Unit Development 15-001 ; Do not adopt the attached Resolution and provide direction regarding findings for denial of the project; or Provide direction to staff. ADVANTAGES: The proposed project will construct additional residential units in an area identified in the General Plan for high density residential development. It is anticipated that the residences will be affordable by design given the compact nature of the overall development and smaller size of the units. DISADVANTAGES: Open space requirements per Table 16.32.050-C of the Development Code are not fully met. However, Section 16.32.050.E(5)(l)(v) of the Development Code allows flexibility for the Planning Commission to approve minor deviations to open space requirements when the objectives underlying these standards can be met without strict adherence to them. For this project, two (2) additional guest parking spaces have been added as well as a half basketball court. These may be considered amenities that offset the 3.1% additional usable open space requirement. ENVIRONMENTAL REVIEW: The project has been reviewed in compliance with the California Environmental Quality Act (CEQA) and determined to be categorically exempt per Section 15315 of the CEQA Guidelines regarding minor land divisions. PLANNING COMMISSION CONSIDERATION OF TPM 15-001 AND PUD 15-001 ; 1177 ASH STREET JULY 5,2016 PAGE 9 PUBLIC NOTIFICATION AND COMMENT: A notice of public hearing was mailed to all property owners within 300' of the project site, published in The Tribune, posted at City Hall and on the City's website, and posted at the project site on Monday June 27, 2016. The agenda and staff report were posted at City Hall and on the City's website on Thursday, June 30, 2016. One letter has been received from a neighboring property owner concerned about street parking (Attachment 1). Attachments: 1. Letter dated June 29, 2016 from Mrs. Bonifacio 2. Project plans (Available for public review at City Hall) RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING TENTATIVE PARCEL MAP 15-001 AND PLANNED UNIT DEVELOPMENT 15-001; LOCATED AT 1177 ASH STREET; APPLIED FOR BY JEFF EMRICK WHEREAS, the applicant has filed Tentative Parcel Map 15-001 and Planned Unit Development 15-001 to subdivide a 0.22-arce site into four (4) lots and construct four (4) one-bedroom, 1.5 bath townhome units including a one-car garage per unit and four (4) guest parking spaces; 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 have determined that this project is categorically exempt per Section 1531 5 of the CEQA Guidelines; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on July 5, 2016; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: Tentative Parcel Map Findings The proposed tentative parcel map is consistent with goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan, as well as any 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, LUII-1, and LUI 1-3 of the General Plan Land Use Element. The site is physically suitable for the type of development proposed; The site is approximately 0.22 acres and is physically suitable for four (4) residences as proposed on a residential infill lot. The site is physically suitable for the proposed density of development; The site is 0.22-acres, is located in the Multi-Family zoning district on a relatively flat site, and is physically suitable for the density of four (4) residences as proposed. RESOLUTION NO. PAGE 2 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. 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. 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. 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. 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: 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, LUII-I, and LUI 1-3 of the General Plan Land Use Element. 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 zoning district. 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 Ash Street for the design of the proposed project and the newly created lots. 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 fo 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. 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 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. 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 a110 wing for an additional residential lots in the Multi- Family zoning district. 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. Minor deviations from open space standards are allowed when it can be determined that the objectives underlying these standards can be met without strict adherence to them. In this case, the inclusion of the recreational amenity of a half basketball court provides sufficient justification for a 3.1% reduction in usable open space. 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, attached format in the Multi-Family 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 allowable density of the project site. Pursuant to Arroyo Grande Municipal Code Section 16.32.030, all remainders of fifty-one (51) percent or greater shall be rounded to the next higher whole number in the Multiple Family zoning district. RESOLUTION NO. PAGE 5 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. 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 15-001 and Planned Unit Development 15-001 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 , seconded by Commissioner , and by the following roll call vote, to wit: AYES: NOES: ABSENT: the foregoing Resolution was adopted this 5th day of July, 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 15-001 AND PLANNED UNIT DEVELOPMENT 15-001 I1 77 ASH STREET This approval authorizes the subdivision of a 0.22-acre property into four (4) parcels and development four (4) residences in the Multi-Family (MF) zoning district. PLANNING DlVlSON CONDITIONS GENERAL CONDITIONS: The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. The applicant shall comply with all conditions of approval for Tentative Parcel Map 15-001 and Planned Unit Development 15-001. Develo~ment shall occur in substantial conformance with the plans presented to the planning Commission at their meeting of July 5, 2016 and marked Exhibit Il~lf The applicant shall agree to indemnify and defend at hislher 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 hislher obligations under this condition. Development shall conform to the Multi-Family Apartment (MF) zoning district standards except as otherwise appraved. At the time of application for construction permits, plans submitted shall show all development consistent with the approved site plan, floor plan, architectural elevations and landscape plan, as modified per these conditions. All conditions of approval for the project shall be included in construction drawings. This approval shall expire on July 5, 2018 unless the final map is recorded or an extension is granted pursuant to Section 16.1 2.140 of the Development Code. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans, including those specifically modified by these conditions. RESOLUTION NO. PAGE 8 Development shall comply with Development Code Sections 16.48.070, "Fences, Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.1 30 "Screening Requirements". 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. The developer shall comply with Development Code Chapter 16.80 'lnclusionary Affordable Housing Requirements". 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. The developer shall invite neighbors to the project's preconstruction meeting and provide regular notice to neighboring residences during heavy disruption events, including, but not limited to, material deliveries, concrete deliveries, and impacts to the driveway. Hours for large truck deliveries shall be limited to 8 AM until 4 PM Monday through Friday. 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. At the time of application for construction permits, the applicant shall provide details on any proposed exterior lighting, if applicable. The lighting plan shall include the height, location and intensity of all exterior lighting consistent with Section 16.48.090 of the Development Code. All lighting fixtures shall be shielded so that neither the lamp nor the related reflector interior surface is visible from adjacent properties. All lighting for the site shall be downward directed and shall not create spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED). 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. 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. 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 RESOLUTION NO. PAGE 9 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. 9. 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). SPECIAL CONDITIONS: 20. The landscape plan shall be revised to: 1) replace the Myoporum Parvifolium shrubs with a drought-tolerant shrub species that is better suited for the space limitations adjacent to the access driveway; and 2) replace the citrus and pear trees on the north side of the structures with tree species that will thrive given limited sun exposure. 21. If the Coast Live Oak tree located to the east of the access driveway needs to be pruned for emergency vehicle access or other reasons, it shall be pruned under supervision of a Certified Arborist using the International Society of Arboricultural (ISA) Pruning Standards. SUBDIVISION CONDITIONS 22. The developer shall comply with Development Code Chapter 16.64 "Dedications, Fees and Reservations." 23. The applicant shall comply with Development Code Chapter 16.20 "Land Divisions". 24. The developer shall comply with Development Code Chapter 16.68 "Improvements". 25. The applicant shall submit Covenants, Conditions and Restrictions (CC&R1s) that are reviewed and approved by the City Attorney and recorded prior to or concurrently with the final map. At a minimum, the CC&R1s shall: a. Provide for maintenance of the driveways, common areas, and other facilities; b. Prohibit additions to the units; c. Require garages to be kept clear for parking cars at all times; and d. Inform residents of the water conservation requirements placed on this project. RESOLUTION NO. PAGE 10 26. 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. BUILDING AND LIFE SAFETY DIVISION CONDITIONS GENERAL CONDITIONS: BUILDING CODES 27. The project shall comply with the most recent editions of all California Codes, as adopted by the City of Arroyo Grande. FlRE 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. FlRE SPRINKLERS 30. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines. 31. Provide Fire Department approved access & sprinkler-system per National Fire Protection Association Standards. ABANDONMENT I NON-CONFORMING 32. 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 33. 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. FEES 34. 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). RESOLUTION NO. PAGE 11 35. Water Meter, service main, distribution, and availability fees, to be based on codes and rates in effect at the time of building permit issuance. 36. Water neutralization fee, to be based on codes and rates in effect at the time of building permit issuance. 37. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance. 38. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance. 39. Sewer hook-up & facility Permit fees, to be based on codes and rates in effect at the time of building permit issuance. 40. Building Permit fees, to be based on codes and rates in effect at the time of building permit issuance. 41. Strong Motion Instrumentation Program (SMIP) fee and State Green Building fee, to be based on codes and rates in effect at the time of building permit issuance in accordance with State mandate. 42. South San Luis Obispo County Sanitation District Connection fee in accordance with Municipal Code Section 13.12.180. 43. Drainage fee, as required by the area drainage plan for the area being developed. 44. Park Development fee, to be based on codes and rates in effect at the time of building permit issuance. 45. Park Improvements fee, to be based on codes and rates in effect at the time of building permit issuance. 46. Community Centers fee, to be based on codes and rates in effect at the time of building permit issuance. 47. Fire Protection fee, to be based on codes and rates in effect at the time of building permit issuance. 48. Police Facilities fee, to be based on codes and rates in effect at the time of building permit issuance. 49. Reimburse the City for all Land Survey Professional Service needs to process project prior to issuance of Building Permit. RESOLUTION NO. PAGE 12 PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR EXACTIONS: (A) Any party may protest the imposition of any fees, dedications, reservations, or other exactions imposed on a development project, for the purpose of defraying all or a portion of the cost of public facilities related to the development project by meeting both of the following requirements: (1) Tendering any required payment in full or providing satisfactory evidence of arrangements to pay the fee when due or ensure performance of the conditions necessary to meet the requirements of the imposition. (2) Serving written notice on the City Council, which notice shall contain all of the following information: A statement that the required payment is tendered or will be tendered when due, or that any conditions which have been imposed are provided for or satisfied, under protest. A statement informing the City Council of the factual elements of the dispute and the legal theory forming the basis for the protest. (B) A protest filed pursuant to subdivision (A) shall be filed at the time of the approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. (C) Any party who files a protest pursuant to subdivision (A) may file an action to attack, review, set aside, void, or annul the imposition of the fees, dedications reservations, or other exactions imposed on a development project by a local agency within 180 days after the delivery of the notice. (D) Approval or conditional approval of a development occurs, for the purposes of this section, when the tentative map, tentative parcel map, or parcel map is approved or conditionally approved or when the parcel map is recorded if a tentative map or tentative parcel map is not required. (E) The imposition of fees, dedications, reservations, or other exactions occurs, for the purposes of this section, when they are imposed or levied on a specific development. RESOLUTION NO. PAGE 13 ENGINEERING DIVISION CONDITIONS POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 50. The Applicant shall develop, implement and provide the City with the following: a. Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. b. Operations and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. c. Annual Maintenance Notification indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls have been maintained and are functioning as designed. d. All reports must be completed by either a Registered Civil Engineer or Qualified Stormwater Pollution Prevention Plan Developer (QSD). 51. Prior to any Permit - Stormwater Control Plan. Provide a Stormwater Control Plan that complies with Engineering Standard 101 0 Section 5.2.2. 52. Prior to Final Approval - Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification. Provide an Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification that complies with Engineering Standard 101 0 Section 5.2.3. GENERAL CONDITIONS 53. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 54. Working hours shall comply with Standard Specification Section 5-1.01. 55. All residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City's noise regulations. 56. All project improvements shall be designed and constructed in accordance with the most recent version of the City of Arroyo Grande Standard Specifications and Engineering Standards. 57. Record Drawings ("as-built" plans) are required to be submitted prior to release of the Faithful Performance Bond. RESOLUTION NO. PAGE 14 58. Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9.3. Provide one (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format. 59. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 60. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. IMPROVEMENT PLANS 61. Public lmprovement Plans, Site Civil Plans, and Maps shall be submitted to the Community Development Department Engineering Division be separate submittal from any vertical constructionlstructures building improvement plans. 62. lmprovement plans must comply with Engineering Standard 1010 Section 1 and shall be prepared by a registered Civil Engineer or qualified specialist licensed in the State of California and approved by the Public Works Department andlor Community Development Department. The following plan sheet shall be provided: ii. iii. iv. v. vi. a. Site Plan i. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. The location, size and orientation of all trash enclosures. All existing and proposed parcel lines and easements crossing the property. The location and dimension of all existing and proposed paved areas. The location of all existing and proposed public or private utilities. Location of 100-year flood plain and any areas of inundation within project area. b. Grading Plan with Cross Sections c. Retaining Wall Plan and Profiles d. Driveway Improvements Plan and Profile e. Utilities - Sewer Plan and Profile f. Utilities - Composite Utility g. Signing and Striping h. Erosion Control i. Landscape and Irrigation Plans for Public Right-of-way j. Tree Protection Plan k. Details I. Notes m. Conditions of Approval and Mitigation Measures RESOLUTION NO. PAGE 15 n. Other improvements as required by the Community Development Director. o. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 63. Submit all retaining wall calculations for review and approval by the Community Development Director including any referenced geotechnical report. 64. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 65. Applicant shall fund outsourced plan and map check services, as required. 66. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way. STREET IMPROVEMENTS 67. Obtain approval from the Public Works Director prior to excavating in any street recently over-laid or slurry sealed. The Director shall approve the method of repair of any such trenches, but shall not be limited to an overlay or type 2 slurry seal. 68. Place type 2 slurry seal on Ash Street after all underground utilities are placed and street patching is complete. 69. Remove existing roadway striping and markers prior to any overlay or slurry seal work to the satisfaction of the Public Works Director. Use only thermoplastic roadway striping. 70. 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 71. Install new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director. 72. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. DEDICATIONS AND EASEMENTS 73. Provide a Public Utility Easement (PUE) and Emergency Access Easement over proposed driveway. Easements shall be dedicated to the public on the map. 74, Driveway Traffic Index shall comply with Engineering Standard 701 0. RESOLUTION NO. PAGE 16 75. The subdivider shall enter into a subdivision agreement for the completion and guarantee of improvements required. The subdivision agreement shall be on a form acceptable to the City. GRADING AND DRAINAGE 76. 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. 77. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 78. Drainage facilities shall be designed in compliance with Engineering Standard 101 0 Section 5.1.2. 79. 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. 80. The applicant shall dedicate a pedestrian access easement(s) for the ADA sidewalk extension. 81. Infiltration basins shall be designed based on soil tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations. WATER 82. Each parcel shall have separate water meters. 83. Non-potable water is available at the Soto Sports Complex for construction activities. The City of Arroyo Grande does not allow the use of hydrant meters for this purpose. 84. Lots using fire sprinklers shall have individual service connections. If the units are to be fire sprinkled, a fire sprinkler engineer shall determine the size of the water meters. SEWER 85. The applicant shall extend the sewer main to adequately serve the project across the property frontage. All new sewer mains shall be a minimum diameter of 8". RESOLUTION NO. PAGE 17 86. All sewer laterals shall comply with Engineering Standard 681 0. 87. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4". 88. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 89. Obtain approval from the South County Sanitation District for the development's impact to District facilities prior to permit issuance. 90. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. PUBLIC UTILITIES 91. 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. 92. Prior to approving any building permit within the project for occupancy, all conditions of approval for project are satisfied. 93. Public Improvement Plans shall be submitted to the public utility companies for review and approval. Utility comments shall be forwarded to the Director of Public Works for approval. 94. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. PUBLIC WORKS DEPARTMENT CONDITIONS TREE PRESERVATIONFTREE REMOVAL PLAN 95. Landscaping shall be maintained by Homeowners Association. 96. Prior to issuance of a grading or building permit, the developer shall submit a tree preservation and tree removal plan to the Director of Public WorksICity Arborist for undeveloped parcels or lots with trees. The plan shall include the location, size and species of all trees located on the lot or on adjoining lots, where development could affect the roots or limbs of trees on adjacent property. 97. All significant trees to be removed as designated by the Director of Public WorksICity Arborist shall be replaced at a 3:l ratio and planted on site. With the RESOLUTION NO. PAGE 18 approval of the Public Works Director, tree removal shall be mitigated by planting on site, off-site, or payment of in-lieu fees (at the current street tree fee rate for a 15-gallon tree). Larger trees may be required to mitigate tree removal. Prior to issuance of a grading permit, all trees shall be planted or fees paid. 98. Prior to issuance of a grading permit, all trees to remain on site shall be marked with paintlribbon and protected by a five (5') foot vinyl or chain link fence. The fence shall be located at a minimum of eight (8') foot radius from the trunk of the tree. 99. All trees on the construction site to be preserved shall be protected under the conditions of the Community Tree Ordinance (431 C.S.) which include but are not limited to: a. No mechanical trenching within the drip line of a tree, unless approved by the Public Works Director. b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree. C.- No grading shall occur under a trees dripline, unless approved by the Public Works Director. d.- A five foot (5') protective fence shall be constructed a minimum of 8' from the trunk of each tree. 100. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. 101. 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. APN: 077-182-072 RESIDENCE VBSTINO TENTATIVB PARCBL MAP SM r' = lo' NOTES LEGEND o-o PM AGIS-0012 *)I7 "I" 1T.EIT 1. UL WIUDL 6 m BE mFD ffl sm - PUCil UL -- RIG," OF "A, WING A WP OF I mmOY OF LOT YO. z am~ll gu~orar ol~wrx. P~R R, (a 6 rr7) I* BLOCK 8 OF FUR 01s. ~ACI (Y THE cm or ~ROIO sou~rr OF SAW US .,auM, I mm vm w uxmmuw mr uo lTAE OF CAWORMA. I RESlDBmll PUSELI ~FIIPNATEDW~~~XRKU~OMUW~ sw UVF nnm wml U~R IA*C*C I PI= FRW EIIO a m zm s~. 4. mlK. mc VaL WW IN mWC6W M I m sr mwm. --*- WkER UT BNC*UIIX ----WWC e 8.3 V*LK L PmCT IRU TW LOTS 1-4 - 1.66 IW Fm EECiRlC Ulii mEQ POW 6 AsS$WT PAX& NUB= OV-1112-m( - - - IXEPHONE UUF QF TETillRlOHT 03s :J (W8"C ma 7. P- cw - RUI om~nm; YFI ~smnrmD Dew Rr - iiNCi ---- I. ZOW WSWnO*: YRi WLTCI*YU-7 RmENW --- PUBLIC un~ wui 4 uru rl~r KIOW AIY nn n? ml - WwxC mI @ *B WNOE m-0- a*. T.LI . Ad,.. U. UI. IUY *ON. 9. W*rmaRXFRlPPMDBICmIMOlUWDL s WYII UDYUY~M 'r 1LS m sr .urn o ,.,. ;%rs:;:2, =' - 70. mm om sr arr w mom WDL ? urlrso" ,,ik' awo ou rarr TRUNX q1.m~ - u pgeosm, mrmffi 7.w WE rm OF W . UIS,NC *", Y r-l* PI Irn FIN* i~po~o~r*kL(~fi~mNm~~ntRzvm. mz yYmm R~;~mm&~~$~&~"pRfg~m w TOC aAUN(i FESIYUI TAMS. 21 LUOSIIR. 101, lld 0.h O,.,Pt, UTILITIES 11.1 ,m-6m" lWrmW 1IY -,U;U* YIIYb-mLUI *y.L*,m Wrll, my- -.~.~--.p.p.p.~.p.~-p.-- 111tllS HSV +-I- Diane and Mike Bonifacio 1186 Ash street Arroyo Grande, Ca. 93420 Arroyo Grande Planning Commission To whom it may concern; Attention Planning Commission; I have enclosed a couple of pictures of a major traffic concern on the 1100 block of Ash street in Arroyo Grande due to the purposed development at 117 Ash street which is purposed for 4 townhomes. As you can see by the pictures this street is at maximum capacity every day. Pictures were shot east and west on Ash street. Of course #I concern was the exceptional drought we are in, my husband and I recently attended a water conservation class as we were penalized for going over 2 cons/units with our water, just can't understand how development could occur at this time? Sincerely, Diane Bonifacio RECEIVED JUN 3 0 '2016 CITY OF ARROYO GRANDE COMMUNITY DEVELOPMENT