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
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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