PC 2016-11-15_8a VTPM 15-001 PUD 15-001 1177 Ash StreetMEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: n#-KELLY HEFFERNON, ASSOCIATE PLANNER
SUBJECT: CONTINUED CONSIDERATION OF VESTING TENTATIVE PARCEL
MAP 15-001 AND PLANNED UNIT DEVELOPMENT 15-001;
SUBDIVISION OF ONE (1) LOT INTO FOUR (4) LOTS AND
CONSTRUCTION OF FOUR (4) ONE-BEDROOM SINGLE-FAMILY
ATTACHED RESIDENCES; LOCATION -1177 ASH STREET;
APPLICANT-JEFFREY EMRICK
DATE: NOVEMBER 15,2016
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving Vesting
Tentative Parcel Map 15-001 and Planned Unit Development 15-001.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
BACKGROUND:
Location
PLANNING COMMISSION
CONSIDERATION OF VTPM 15-001 AND PUD 15-001; 1177 ASH STREET
NOVEMBER 15, 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.
Planning Commission
The Planning Commission considered this project on July 5, 2016. Public comments
focused on issues of parking, additional traffic on Ash Street, trash pickup location, high
density on a small site, basketball court nuisance, fence maintenance, water availability,
mailbox location, and postal carrier conflict with parked cars. Commissioner comments
focused on these concerns as well as the architecture, and the Commission continued
consideration of the project to a date uncertain. The Commission also directed the
applicant to revise the architecture for Architectural Review Committee consideration
and recommendation. The Planning Commission meeting minutes are included as
Attachment 1.
Architectural Review Committee
The Architectural Review Committee (ARC) first considered this project on June 6, 2016
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.
The ARC considered the project revisions on September 19, 2016 and unanimously
recommended approval with conditions related to landscaping and widening of the fin at
the west side profile for increased architectural detailing (see Attachment 2 for meeting
minutes).
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 of the one-bedroom units 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.
Based on comments received at the Planning Commission public hearing on July 5,
2016, the project has been revised as follows:
• Building architecture includes a hipped roof, entry walkway and second floor
storage area. The proposed colors and materials have not changed.
PLANNING COMMISSION
CONSIDERATION OF VTPM 15-001 AND PUD 15-001; 1177 ASH STREET
NOVEMBER 15, 2016
PAGE3
• The site plan has been modified to include a ten foot (10') setback for Parcel 4
from the southerly boundary of the site.
• The landscape plan has been modified based on previous comments from the
ARC and to incorporate low or ultra-low water use plantings (see Attachment 3
for plant descriptions).
• The basketball half court has been removed.
The applicant has also widened the fin on the rear (west) elevation in response to
recent comments from ARC, which is shown on sheet 6 of the project plans.
General Plan
The General Plan designates the subject property for High Density Residential land
uses. Development of the proposed project meets Policies LU3-3, LU11-1 and LU11-3
of the General Plan Land Use Element, which state:
LU3-3: Accommodate the development of apartment buildings as well as condominium
and townhouses in areas designated as Multiple-Family Residential -High Density
(MFR-HD).
LU11-1: Require that new developments be at an appropriate density or intensity
based upon compatibility with the majority of existing surrounding land uses.
LU11-3: Intensity of land use and area population shall be limited to that which can be
supported by the area's resource base, as well as circulation and infrastructure
systems.
Development Standards
The subject property is zoned Multi-Family (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 with 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 if 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:
PLANNING COMMISSION
CONSIDERATION OF VTPM 15-001 AND PUD 15-001; 1177 ASH STREET
NOVEMBER 15, 2016
PAGE4
T bl 1 s·t D a e 1e t St d d f h MF Z o·
gPrr1~~t , . rds'''
~~~~!',~;~~~e1J~r~ 5~a~~;~~'i
District I ; ·•'•• .> :. ' ,
... ·~ ~~ .•. l•••·;:',s:;'·i ' '< ~I Maximum 9 0.5 0.5 0.5 0.5 Code Met
! Density
Minimum 10,000 2360 2360 2360 2376 Can adjust
! Buildinq Site sq. ft. sq. ft. sq.ft. sq.ft. sq.ft. with PUD '
Minimum lot 80' 29.87' 29.5' 29.5' 29.5' Can adjust
! width with PUD
Minimum lot 100' 80' 80' 80' 80' Can adjust
' depth with PUD
Minimum front 20' 24' 24' 24' 24' Code Met I
yard setback
Minimum 10' 9.7'; 0' 9.3'; 0' 9.3'; 0' 9.3'; 0' Can adjust
interior side with PUD
yard setback
Minimum rear 15' 10' 10' 1 0' 10' Can adjust i ' yard setback with PUD
Maximum lot 40% 31% 31% 31% 31% Code Met
coverage
Maximum 30' or 2 22' 22' 22' 22' Code Met '
height for stories,
buildings whichever
is less
Minimum 10' 0' 18. 7' 18.7' 0' Attached
distance dwellings
between permitted with
buildiniJS PUD -
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 is 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 benefitting the subject property has been
recorded on the adjacent developed parcel fronting Ash Street.
PLANNING COMMISSION
CONSIDERATION OF VTPM 15-001 AND PUD 15-001; 1177 ASH STREET
NOVEMBER 15, 2016
PAGES
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 (1) 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 by a total of
two (2) guest spaces.
Regarding the issue brought up by local residents of commercial truck parking in the
neighborhood, the Arroyo Grande Police Department has indicated that a Resolution of
the City Council that defines the locations and types of vehicles associated with
restricted parking is needed before specific parking restrictions can be enforced.
Included as Attachment 4 is a Memorandum from Michael Martinez, Arroyo Grande
Police Commander, regarding commercial parking considerations.
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.
Lot Area 2,360 s 2,360 sq. ft. 2,360 sq. ft. 2,376 sq. ft. 9,456 sq ft.
Private OS 497 s . ft. 490 s . ft. 490 s . ft. 497 s . ft. 1,974 s . ft. 20.9%
Common OS 382 s . ft. 373 s . ft. 373 s . ft. 383 s . ft. 1,511s .ft. 16.0%
Usable OS 879 sq. ft. 863 sq. ft. 863 s . ft. 880 sq. ft. 3,485 s . ft. 36.9%
·-·
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:
"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.
PLANNING COMMISSION
CONSIDERATION OF VTPM 15-001 AND PUD 15-001; 1177 ASH STREET
NOVEMBER 15, 2016
PAGES
Additionally, we believe that due to the assumed user profile that additional private open
space in lieu of common open space would be desirable.
Section 16.32.050.E(5)(1)(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 peculiarities 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 additional 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 architecture was revised to
include a hipped roof to help soften the boxy features and a wider fin on the west (rear)
elevation to match the front (east) elevation. An entry walkway was also added. The
proposed colors and materials have not changed, which include beige and brown
stucco on the body of the building, with dark green for the trim, front door, and garage
door. The proposed siding at the rear of the building is red corrugated high carbon
steel. A color board is included with the project plans.
Landscaping
The previous conceptual landscape plan included 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 recommended by the ARC, the fruit trees and Myoporum
Parvifolium shrubs have been replaced with more appropriate species given the
planting site conditions (constrained area with limited solar exposure). The replacement
trees include four (4) Alta Southern Magnolias and two (2) Fruitless Olive trees.
Attachment 3 provides more detailed information about the plant selection. As
recommended by the ARC, a condition has been added to require the final landscape
plan to include plant species that can thrive with limited sun exposure and planter area.
All landscaping is required to comply with the State's Model Water Efficient Landscape
Ordinance adopted by the City prior to issuance of building permit.
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.
PLANNING COMMISSION
CONSIDERATION OF VTPM 15-001 AND PUD 15-001; 1177 ASH STREET
NOVEMBER 15, 2016
PAGE 7
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)(1)(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. This
may be considered an amenity to 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.
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, and posted at City Hall and on the City's website in
accordance with Government Code Section 54954.2. The project site was also posted
with public hearing information. Two letters were received for the previous public
hearing on July 5, 2016 (Attachment 5). No additional comments have been received.
Attachments:
1. Planning Commission Meeting Minutes of July 5, 2016
2. Architectural Review Committee Meeting Minutes of September 19, 2016
3. Plant descriptions
4. Memorandum from Michael Martinez, Arroyo Grande Police Commander, dated
November 7, 2016
5. Comment Letters
6. Project plans including color and materials board (previously distributed)
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING VESTING
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 Vesting 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 of the City of Arroyo Grande has considered
Vesting Tentative Parcel Map 15-001 and Planned Unit Development 15-001 at a duly
noticed public hearing on November 15, 2016 in accordance with the Municipal Code of
the City of Arroyo Grande: 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 15315 of the CEQA Guidelines; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Tentative Parcel Map Findings
1. The proposed tentative parcel map is consistent with goals, objectives,
policies, plans, programs, intent and requirements of the Arroyo Grande
General Plan, as well as any Specific Plan, and the requirements of this
title;
The proposed Parcel Map is consistent with the goals, objectives, and
policies of the General Plan, specifically Policies LU3-3, LU11-1, and
LU11-3 of the General Plan Land Use Element.
2. The site is physically suitable for the type of development proposed;
The site is approximately 0.22 acres and is physically suitable for four (4)
residences as proposed on a residential infilllot.
3. 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
4. The design of the tentative parcel map or the proposed improvements are
not likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat;
The tentative parcel map is proposed on an infi/1 residential lot and the
design of the map and associated improvements are not likely to cause
substantial environmental damage.
5. The design of the subdivision or type of improvements is not likely to
cause serious public health problems;
The design of the parcel map on an inti// residential lot and the type of
improvements proposed is not likely to cause serious public health
problems.
6. The design of the tentative parcel map or the type of improvements will
not conflict with easements acquired by the public at large for access
through, or use of, property within the proposed tentative parcel map or
that alternate easements for access or for use will be provided, and that
these alternative easements will be substantially equivalent to ones
previously acquired by the public;
The project site does not contain any existing public easements and
therefore the proposed project will not interfere with any public
easements. All existing private easements will remain or be appropriately
updated.
7. The discharge of waste from the proposed subdivision into an existing
community sewer system will not result in violation of existing
requirements as prescribed by Division 7 (commencing with Section
13000) of the California Water Code;
The proposed discharge of waste into the existing waste system is
conditioned to meet requirements.
8. Adequate public services and facilities exist or will be provided as the
result of the proposed tentative parcel map to support project
development;
Adequate public services and facilities exist for the proposed parcel map
and subsequent development.
RESOLUTION NO.
PAGE 3
Planned Unit Development Findings:
1. That the proposed development is consistent with the goals, objectives
and programs of the general plan and any applicable specific plan.
The proposed Parcel Map and subsequent residential development is
consistent with the goals, objectives, and policies of the General Plan,
specifically Policies LU3-3, LU11-1, and LU11-3 of the General Plan Land
Use Element.
2. That the site for the proposed development is adequate in size and shape
to accommodate the use and all yards, open spaces, setbacks, walls and
fences, parking area, loading areas, landscaping, and other features
required.
With the flexibility offered by the Planned Unit Development and the
modified development standards for lot size and setbacks, the site is
adequate to meet the intent of the Multi-Family zoning district.
3. That the site for the proposed development has adequate access,
meaning that the site design and development plan conditions consider
the limitations of existing streets and highways.
The site has adequate common access from Ash Street for the design of
the proposed project and the newly created lots.
4. That adequate public services exist, or will be provided in accordance with
the conditions of development plan approval, to serve the proposed
development; and that the approval of the proposed development will not
result in a reduction of such public services to properties in the vicinity so
as to be a detriment to public health, safety or welfare.
The proposed development is consistent with the General Plan, adequate
public services are available to serve the project, and proposed
development will not result in a reduction of public services in the vicinity
so as to be a detriment to public health, safety or welfare.
5. That the proposed development, as conditioned, will not have a
substantial adverse effect on surrounding property, or the permitted use
thereof, and will be compatible with the existing and planned land use
character of the surrounding area.
With the flexibility offered by the Planned Unit Development and the
modified development standards for lot size and setbacks, the project will
not have an adverse effect on the surrounding property.
RESOLUTION NO.
PAGE4
6. That the improvements required, and the manner of development,
adequately address all natural and manmade hazards associated with the
proposed development and the project site, including, but not limited to,
flood, seismic, fire and slope hazards.
There are no known natural and manmade hazards associated with the
proposed development and the project site, including, but not limited to,
flood, seismic, fire and slope hazards.
7. The proposed development carries out the intent of the planned unit
development provisions by providing a more efficient use of the land and
an excellence of design greater than that which could be achieved
through the application of conventional development standards.
The planned unit development provides a more efficient use of the land by
allowing modifications to the development standards for lot size and
setbacks and allowing for additional residential lots in the Multi-Family
zoning district.
8. The proposed development complies with all applicable performance
standards listed in Section 16.32.050(E).
The proposed development meets the standards of Planned Unit
Developments including open space requirements. 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.
9. The clustering of dwelling units is approved pursuant to a specific plan,
planned unit development, or similar mechanism.
The Planned Unit Development is allowing for the clustering of residences
in a small lot, 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.
PAGES
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 151h day of November, 2016.
RESOLUTION NO.
PAGES
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
1177 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 DIVISON CONDITIONS
GENERAL CONDITIONS:
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project
2. The applicant shall comply with all conditions of approval for Tentative Parcel Map
15-001 and Planned Unit Development 15-001.
3. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at their meeting of November 15, 2016 and marked
Exhibit "B".
4. The applicant shall agree to indemnify and defend at his/her sole expense any
action brought against the City, its present or former agents, officers, or
employees because of the issuance of said approval, or in any way relating to
the implementation thereof, or in the alternative, to relinquish such approval.
The applicant shall reimburse the City, its agents, officers, or employees, for any
court costs and attorney's fees which the City, its agents, officers or employees
may be required by a court to pay as a result of such action. The City may, at its
sole discretion, participate at its own expense in the defense of any such action
but such participation shall not relieve applicant of his/her obligations under this
condition.
5. Development shall conform to the Multi-Family Apartment (MF) zoning district
standards except as otherwise approved.
6. 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.
7. All conditions of approval for the project shall be included in construction
drawings.
8. This approval shall expire on November 15, 2018 unless the final map is recorded
or an extension is granted pursuant to Section 16.12.140 of the Development
Code.
RESOLUTION NO.
PAGES
9. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans, including those specifically modified by these conditions.
10. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130
"Screening Requirements".
11. 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.
12. The developer shall comply with Development Code Chapter 16.80 "lnclusionary
Affordable Housing Requirements".
13. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction
activities shall be restricted to the hours of 7 AM and 5 PM Monday through
Friday. No construction shall occur on Saturday or Sunday. 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.
14. All new construction shall utilize fixtures and designs that minimize water and
energy usage. Such fixtures shall include, but are not limited to, low flow
showerheads, water saving toilets, instant water heaters and hot water
recirculating systems. Water conserving designs and fixtures shall be installed
prior to final occupancy.
15. 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).
16. For projects approved with specific exterior building colors, the developer shall
paint a test patch on the building including all colors. The remainder of the
building may not be painted until inspected by the Community Development
Department to verify that colors are consistent with the approved color board. A
48-hour notice is required for this inspection.
17. All Fire Department Connections (FDC) shall be located near a fire hydrant,
adjacent to a fire access roadway, away from the public right-of-way,
incorporated into the design of the site, and screened from public view.
RESOLUTION NO.
PAGE 9
18. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions of approval have occurred, or are occurring, this approval may be
revoked pursuant to Development Code Section 16.08.1 00.
19. Prior to issuance of building permit, a final Landscape and Irrigation Plan shall
be submitted in conformance with Development Code Chapter 16.84 (Model
Water Efficient Landscaping Ordinance). The Landscape and Irrigation Plan is
subject to review and approval by the Community Development and Public
Works Departments. The Plan shall include plant species that can thrive with
limited sun exposure and planter area.
20. Landscaping in accordance with the approved landscaping plan shall be installed
or bonded for before final building inspection/establishment of use.
21. A copy of these conditions shall be incorporated into the construction plans.
SPECIAL CONDITIONS:
22. 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
(!SA) Pruning Standards.
23. Additional paving within the drip line of the existing Coast Live Oak tree shall be
avoided. If paving proves necessary for emergency vehicle access, only
permeable pavers within the dripline shall be allowed.
SUBDIVISION CONDITIONS
24. The developer shall comply with Development Code Chapter 16.64 "Dedications,
Fees and Reservations."
25. The applicant shall comply with Development Code Chapter 16.20 "Land
Divisions".
26. The developer shall comply with Development Code Chapter 16.68
"Improvements".
27. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that
are reviewed and approved by the City Attorney and recorded prior to or
concurrently with the final map. At a minimum, the CC&R's shall:
a. Provide for maintenance of the driveways, common areas, and other
facilities;
b. Prohibit additions to the units;
RESOLUTION NO.
PAGE10
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.
28. 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
29. The project shall comply with the most recent editions of all California Codes, as
adopted by the City of Arroyo Grande.
FIRE LANES
30. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
31. Prior to occupancy, all fire lanes must be posted and enforced, per Police
Department and Fire Department guidelines.
FIRE SPRINKLERS
32. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire
Department guidelines.
33. Provide Fire Department approved access & sprinkler-system per National Fire
Protection Association Standards.
ABANDONMENT I NON-CONFORMING
34. 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
35. 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.
RESOLUTION NO.
PAGE 11
FEES
36. 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).
37. Water Meter, service main, distribution, and availability fees, to be based on
codes and rates in effect at the time of building permit issuance.
38. Water neutralization fee, to be based on codes and rates in effect at the time of
building permit issuance.
39. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
40. Traffic Signalization fee, to be based on codes and rates in effect at the time of
building permit issuance.
41. Sewer hook-up & facility Permit fees, to be based on codes and rates in effect at
the time of building permit issuance.
42. Building Permit fees, to be based on codes and rates in effect at the time of
building permit issuance.
43. 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.
44. South San Luis Obispo County Sanitation District Connection fee in accordance
with Municipal Code Section 13.12.180.
45. Drainage fee, as required by the area drainage plan for the area being
developed.
46. Park Development fee, to be based on codes and rates in effect at the time of
building permit issuance.
47. Park Improvements fee, to be based on codes and rates in effect at the time of
building permit issuance.
48. Community Centers fee, to be based on codes and rates in effect at the time of
building permit issuance.
49. Fire Protection fee, to be based on codes and rates in effect at the time of building
permit issuance.
RESOLUTION NO.
PAGE12
50. Police Facilities fee, to be based on codes and rates 1n effect at the time of
building permit issuance.
51. Reimburse the City for all Land Survey Professional Service needs to process
project prior to issuance of Building Permit.
PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR
EXACTIONS:
(A) Any party may protest the imposition of any fees, dedications, reservations, or
other exactions imposed on a development project, for the purpose of defraying
all or a portion of the cost of public facilities related to the development project by
meeting both of the following requirements:
(1) Tendering any required payment in full or providing satisfactory evidence of
arrangements to pay the fee when due or ensure performance of the
conditions necessary to meet the requirements of the imposition.
(2) Serving written notice on the City Council, which notice shall contain all of
the following information:
(a) A statement that the required payment is tendered or will be
tendered when due, or that any conditions which have been imposed
are provided for or satisfied, under protest.
(b) A statement informing the City Council of the factual elements of
the dispute and the legal theory forming the basis for the protest.
(B) A protest filed pursuant to subdivision (A) shall be filed at the time of the
approval or conditional approval of the development or within 90 days after the
date of the imposition of the fees, dedications, reservations, or other exactions to
be imposed on a development project.
(C) Any party who files a protest pursuant to subdivision (A) may file an action to
attack, review, set aside, void, or annul the imposition of the fees, dedications
reservations, or other exactions imposed on a development project by a local
agency within 180 days after the delivery of the notice.
(D) Approval or conditional approval of a development occurs, for the purposes of
this section, when the tentative map, tentative parcel map, or parcel map is
approved or conditionally approved or when the parcel map is recorded if a
tentative map or tentative parcel map is not required.
RESOLUTION NO.
PAGE13
(E) The imposition of fees, dedications, reservations, or other exactions occurs, for
the purposes of this section, when they are imposed or levied on a specific
development.
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE
PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
52. 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).
53. Prior to any Permit -Stormwater Control Plan. Provide a Stormwater Control
Plan that complies with Engineering Standard 1010 Section 5.2.2.
54. Prior to Final Approval -Operationl;i and Maintenance Plan, Maintenance
Agreement, and Maintenance Notification. Provide an Operations and
Maintenance Plan, Maintenance Agreement, and Maintenance Notification that
complies with Engineering Standard 1010 Section 5.2.3.
GENERAL CONDITIONS
55. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
56. Working hours shall comply with Standard Specification Section 5-1.01.
57. All residential units shall be designed to mitigate impacts from non-residential
project noise, in compliance with the City's noise regulations.
58. 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.
RESOLUTION NO.
PAGE14
59. Record Drawings ("as-built" plans) are required to be submitted prior to release of
the Faithful Performance Bond.
60. 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.
61. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
62. Preserve existing survey monuments and vertical control benchmarks in
compliance with Standard Specifications Section 5-1.26A.
IMPROVEMENT PLANS
63. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the
Community Development Department Engineering Division be separate submittal
from any vertical construction/structures building improvement plans.
64. Improvement 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 and/or
Community Development Department. The following plan sheet shall be provided:
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.
ii. The location, size and orientation of all trash enclosures.
iii. All existing and proposed parcel lines and easements crossing the
property.
1v. The location and dimension of all existing and proposed paved
areas.
v. The location of all existing and proposed public or private utilities.
vi. Location of 1 DO-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
RESOLUTION NO.
PAGE15
J. Tree Protection Plan
k. Details
I. Notes
m. Conditions of Approval and Mitigation Measures
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.
65. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
66. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
67. Applicant shall fund outsourced plan and map check services, as required.
68. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way.
STREET IMPROVEMENTS
69. 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.
70. Place type 2 slurry seal on Ash Street after all underground utilities are placed and
street patching is complete.
71. 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.
72. 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
73. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
7 4. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards.
RESOLUTION NO.
PAGE16
DEDICATIONS AND EASEMENTS
75. Provide a Public Utility Easement (PUE) and Emergency Access Easement over
proposed driveway. Easements shall be dedicated to the public on the map.
76. Driveway Traffic Index shall comply with Engineering Standard 7010.
77. 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
78. 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.
79. All grading shall be performed in accordance with the City Grading Ordinance and
Standard Specifications and Engineering Standards.
80. Drainage facilities shall be designed in compliance with Engineering Standard
1010 Section 5.1.2.
81. 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.
82. Infiltration basins shall be designed based on soil tests. Infiltration test shall
include adequate borings depth and frequency to support design
recommendations.
WATER
83. Each parcel shall have separate water meters.
84. Non-potable water is available at the Solo Sports Complex for construction
activities. The City of Arroyo Grande does not allow the use of hydrant meters
for this purpose.
85. 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.
RESOLUTION NO.
PAGE17
SEWER
86. 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".
87. All sewer laterals shall comply with Engineering Standard 6810.
88. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for
the appropriate use, minimum 4".
89. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with Standard Specifications and Engineering
Standards.
90. Obtain approval from the South County Sanitation District for the development's
impact to District facilities prior to permit issuance.
91. Obtain approval from the South County Sanitation District prior to relocation of any
District facilities.
PUBLIC UTILITIES
92. 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.
93. Prior to approving any building permit within the project for occupancy, all
conditions of approval for project are satisfied.
94. 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.
95. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.0.
PUBLIC WORKS DEPARTMENT CONDITIONS
TREE PRESERVATION/TREE REMOVAL PLAN
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 Works/City
Arborist for undeveloped parcels or lots with trees. The plan shall include the
location, size and species of all trees located on the lot or on adjoining lots, where
development could affect the roots or limbs of trees on adjacent property.
RESOLUTION NO.
PAGE18
97. All significant trees to be removed as designated by the Director of Public
Works/City Arborist shall be replaced at a 3:1 ratio and planted on site. With the
approval of the Public Works Director, tree removal shall be mitigated by planting
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 shalf be planted or fees paid.
98. Prior to issuance of a grading permit, all trees to remain on site shall be marked
with a brightly colored ribbon and protected by a five foot (5') tall vinyl or chain link
fence. The fence shall be located at an eight foot (8') radius from the trunk of the
tree. If this radius is infeasible due to site constraints, the trunk of the tree shall be
protected with connected wood boards and a five foot (5') tall vinyl or chain link
fence shall be placed as far away from the trunk as possible.
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') tall protective fence shall be constructed a minimum of
8' from the trunk of each tree, unless approved otherwise by the Public
Works Director.
100. All trees to be pruned shall be pruned under supervision of a Certified Arborist
using the International Society of Arboriculture (I SA) 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.
ie S.c. "t\-
PLANNING COMMISSION
MINUTES
JULY 5, 2016
PAGE3
ATTACHMENT 1
A""Ctkm: Commissioner Mack moved to adopt a resolution entitled "A RESOLUTION OF THE
PLANfvlNG._ COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAl::-SE PERMIT NO. 15-008 AND VARIANCE NO. 16-002, APPLIED FOR BY
VERIZON WIRELE , OCATED AT 459 PUESTA DEL SOL", as modified: Add Condition of
Approval for 1) a visible "No l:Q9king" sign shall be posted within the project site, and 2) that a
second radio frequency study sh811~'*lprepared and submitted to the Community Development
Department within sixty (60) days a~tbe facility is operational. Commissioner Martin
seconded, and the motion passed on the folloWmEJ~ote:
AYES: Mack, Martin, Fowler-Payne, Keen ''"'-,,
NOES: None "'--" ABSENT: George ~
Chair George returned to the dais. ~
CONSIDERATION OF TENTATIVE PARCEL MAP 15-001 AND PLANNED UNIT
DEVELOPMENT 15-001; SUBDIVISION OF ONE (1) LOT INTO FOUR (4) LOTS AND
CONSTRUCTION OF FOUR (4) ONE-BEDROOM SINGLE-FAMILY ATTACHED
RESIDENCES; LOCATION-1177 ASH STREET; APPLICANT-JEFFREY EMRICK
Associate Planner Heffernon presented the staff report recommending that the Cornrnission
adopt a Resolution approving Tentative Parcel Map 15-001 and Planned Unit Development
15-001 and responded to questions from the Commission regarding the proposed project,
including fire access plan, requirement of a fire hydrant, guest parking stalls, trash pick-up,
responsibility of maintenance of the sewer laterals, necessity of a Home Owner's Association,
any requirement for a traffic report, and stated the division of the lot is what is requiring the
public hearing.
City Engineer Horn responded to questions from the Commission on the proposed project
including location of sewer main, laterals, and traffic report.
Jeff Emrick, representative, stated he worked with the trash company on the location of trash
containers, which will be on-site adjacent to the homes, parking requirements are exceeded,
clarified the open space deviation, each unit will include fire sprinklers, and that there is no
Home Owners' Association. Mr. Emrick responded to questions and comments from the
Commission including setbacks, owner of the front house, and landscaping in the back yards.
Chair George opened the public hearing.
Beverly Cloud, speaking on behalf of her granddaughter/owner in front of the proposed project,
added to a letter previously submitted, expressing concern with parking, garbage trucks,
excessive traffic in/out of the 18' wide driveway, traffic on Ash Street , and opposed the density
of the project.
Ed Hillyard, 1173 Ash Street, stated the basketball backstop would be facing his home; that Ash
Street is congested; concern with parking, trash cans, noise from the garbage trucks; and
maintenance of the fence between his property and the project site.
Diane Bonifacio, expressed concern with the traffic, safety with the possibility of the basketball
going into street, water, trash, and postal carriers trying to deliver mail.
PLANNING COMMISSION
MINUTES
JULY 5, 2016
Chair George closed the public hearing.
PAGE4
Commissioner Mack provided the following comments: does not have a problem with the trash
collection location, is not in favor of the City maintaining improvements on private property,
would prefer additional guest parking stalls instead of the basketball court, does not support the
architecture, is in support of the density, parking, internal setbacks, and would prefer a 1 0' rear
setback.
Commissioner Fowler-Payne provided the following comments: asked if landscaping could be
done to buffer the 18' wide driveway access, suggested installing "no parking" to prohibit
parking along the frontage, suggested adding a condition that the developer pay for the fence,
does not see a need for the basketball court, does not see the need for the garbage truck to
back down the driveway and suggested putting the trash cans out on the street since there will
not be much green waste or recycling.
Commissioner Martin provided the following comments: stated parking is an ongoing problem
and this area is possibly the most congested part in the City, the project is appropriate for the
site, the easement existed when the front house was purchased, supports the two parking
spaces instead of the open space, the fence will be built and maintained by the owner of the
proposed project, the parking needs are more critical than the basketball court, water and sewer
line for the project will have negligible impact, and supports the City being responsible for the 8"
sewer main.
Commissioner Keen provided the following comments: the City should not maintain the sewer
main on private property, does not support the architecture, does not think the basketball court
is appropriate, supports Condition of Approval No. 71, and the garbage truck backing into the
project is a better alternative than impacting parking on Ash Street
Commissioner George provided the following comments: does not support the architecture, the
proposed project does not meet the development standards and therefore requires a PUD, does
not meet the PUD criteria regarding open space, and cannot support the proposed project
Action: Commissioner Martin moved to adopt a resolution entitled "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", as modified: 1) to remove Condition of
Approval No. 80., 2) Modify Condition of Approval No. 95. to remove HOA and add the common
area to be maintained by a maintenance agreement; 3) Condition of Approval No. 94. -Remove
the word "if', 4) allow the basketball court to be optional, 5) require the fence be maintained by
the owners and not the adjacent property owner. Commissioner Keen seconded, and the
motion failed on the following roll call vote:
AYES:
NOES:
ABSENT:
Martin, Keen
Fowler-Payne, Mack, George
None
Individual Commissioners discussed sending the project back to the Architectural Review
Committee with the Commission's issues, including architectural style, and impacts the
proposed project will have on the neighborhood.
PLANNING COMMISSION
MINUTES
JULY 5, 2016
PAGE 5
Chair George and Commissioner Fowler-Payne opposed the project and voiced their preference
not to continue the item.
Action: Commissioner Martin moved to continue the item to a date uncertain and require the
proposed project to return to the ARC for a second evaluation, including looking at the impacts
of the neighborhood. Commissioner Keen seconded, and the motion passed on the following
roll call vote:
AYES:
NOES:
ABSENT:
Martin, Keen, Mack
Fowler-Payne, George
None
9. NON-PUBLIC HEARING ITEM
None
10. NOTICE OF ADMINISTRATIVE DECISIONS SINCE JUNE 21, 2015
This is a notice of administrative decision for Minor Use Permits, including any approvals,
denials or referrals by the Community Development Director. An administrative decision must
b I d II d f . b th PI . C b . 't t e appea e orca e up or rev1ew y e anmng omm1SS1on JY a maJon y vo e.
Case No. i Applicant Address I Description Action 1 Planner
TUP 16-008 South County 800 Rodeo 1 Extended use of County A I K. Heffernon
Transit Drive \ property for South County
Transit bus parking yard.
I
In answer to Comm1ss1oner Keen, Associate Planner Heffernan stated the TUP IS due to the
previous permit expiring and will fill in the gap until a new CUP is approved.
11. COMMISSION COMMUNICATIONS
Commissioner Mack, referencing 8.c., stated that the last person developing should not have to
fix a parking problem and suggested to come up with a parking permit, add signs for "No Truck"
parking for commercial vehicles. Planning Manager Downing stated he will follow up on the
commercial truck. He stated there is Neighborhood Traffic Calming Guideline and he can
discuss with Diane Bonifacio, resident who wrote a letter.
In answer to Commissioner Fowler-Payne, Associate Planner Heffernan stated that trucks will
be looked at in association with the Home Occupation Permits.
Commissioner Fowler-Payne reported that there are boats parked on the street. Planning
Manager Downing stated staff will look into the issue and stated the City relies on resident
complaints.
Commissioner Mack asked staff to review the vehicles on Ash Street. Planning Manager
Downing stated that staff will contact Neighborhood Services on this matter.
In answer to Chair George, Ms. Heffernan gave updates on grey water, electric vehicles, and
solar and stated staff will be taking the PACE program to the City Council, which is an incentive
to get a low rate for renewable energy.
In answer to Commissioner Keen, Planning Manager Downing stated the City does not have
anything in the Municipal Code prohibiting homes being constructed of Sea Train containers.
Minutes: ARC ATTACHMENT 2 PAGE2
Monday, September 19, 2016
~ Hoag opened the meeting for public comment.
Cama?Ara~rroyo Grande, asked if the designers have a target market for the homes.
Darin Cabral r~fl~ that the homes fit into the category of affordable by design.
Hearing no further com~s, Chair Hoag closed the public comment period.
The Committee provided co~s-..on garage door design and materials, window and
garage door manufacturer warranties, a'ilci'p~osed color schemes.
Mary Hertel made a motion, seconded by B~'-Serlin, to recommend approval of the
project to the Planning Commission, with the following'con itions:
1. Verify the quality and durability of the garage doo ites
protections and warranties for the future home owners; and
2. Consider the use of dimensional asphalt shingles.
The motion carried on a 5-0 voice vote.
to ensure proper
* 6.b. CONSIDERATION OF TENTATIVE PARCEL MAP 15-001 AND PLANNED UNIT
DEVELOPMENT 15-001; SUBDIVISION OF ONE (1) LOT INTO FOUR (4) LOTS AND
CONSTRUCTION OF FOUR (4) ONE-BEDROOM SINGLE-FAMILY ATTACHED
RESIDENCES; LOCATION -1177 ASH STREET; APPLICANT -JEFFREY EMRICK
(Downing)
Planning Manager Downing presented the staff report and responded to questions regarding
Planning Commission comments, design elements, and trash pickup location.
Jeffrey Emrick, applicant, spoke in support of the project and responded to questions from
the Committee regarding building materials, changes in design, and building height.
The Committee provided comments on the project regarding the proposed landscape plan,
architectural elements, and the location of HVAC components.
Bruce Berlin made a motion, seconded by Mary Hertel, to recommend approval of the
project to the Planning Commission with the following conditions:
1. Amend the proposed landscape plant to take into account sun exposure, as well
as plant size constraints; and
2. Widen the fin at the side profile for increased architectural detailing.
The motion carried on a 5-0 voice vote.
Bruce Berlin left the meeting at 3:45.
6.c. CONSIDERATION OF ARCHITECTURAL REVIEW 16-007; REPLACEMENT OF
AWNINGS; LOCATION-148 WEST BRANCH STREET; APPLICANT-CAMAY ARAD
(Holub)
Planning Intern Holub presented the staff report.
Camay Arad, applicant, spoke in support of the project and responded to questions from the
Committee regarding the awnings currently in place and trim color.
ATTACHMENT 3
var.
!tern #6868 USDA Hardiness Zone:
/1,, blue gray succulent frorn South Africa, Pencil-like, slightly curved leaves point upward and form
a dense mat, making an .attractive groundcover where a blue gray effect ls desired. Easy care and drought
tolerant but will to!erate
Full sun
Waterwise
Once established, needs
oniv occasional
watering_
White flowers in
summer.
Forms a carpet of loliac'e
to 2ft tall, 2 to 3ft
wide,
Item #8478 USDA Hardiness Zone:
This h&Jdy, heat and drought tolerant selection has an improved, sturdy, compact form that does not flop
over in the landscape' Lavender·blue nower sprays enhance. aromatic, deer resistant foliage. Colorful, easy
care choice for accent, border or mass planting.
Full sun
Habit
Once established, needs
only occasional
watering.
Summer to fall.
Reaches 12 to 18 in. tall,
spreading 24 to 26 in.
wide
l
Item #6650 USDA Ha1·diness Zone: / 1.
IV!ediurn size evergreen shrub with dense upright branching on a pyramidal forrn. !tis heavily covered
dark green yew· like leaves. A wonderful hedge or screen that takes shearing very well.
Partial full sun
Deer Resistant
Needs regular watering·
weekly, or more often in
e><treme heat
Does not flower
Reaches 8 ·10ft. tall, 3
4ft. wide 'm ten years.
Item #6299 USDA Hardiness Zone:
Attractive, refmed appearance to the upright, open crown of this" n~Prlnr patio or garden tree that does
not produce messy rnature fruit
Thrives in hot, dry areas.
Full sun
VVaterwise
green ~eaves are narrow and !ong, giving it an airy appearance.
Once needs
only occasional
watering.
Surnrner
Slow growing 25 to 30ft.
tall, 25ft wide.
Item #0998 USDA Hardiness Zone:
Not Available_
A columnar form that remains upright and tight year after year without lustrous dark green
leaves have rusty undersides_ White, cup-shaped !n,Pr:m!flowers. Valuable for smaller spaces in urban and
suburban Evergreen.
Full sun
Compact Habit
Once estabtlshed, needs
only occasional
Summer
slow growing to 20
IL 9ft wide in 10
years.
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
MATT DOWNING
MICHAEL T. MARTINEZ, COMMANDER
NOVEMBER 7, 2016
COMMERCIAL PARKING CONSIDERATIONS
ATTACHMENT 4
The following memorandum addresses areas of concern associated with Arroyo
Grande Municipal Code 10.16.025-Parking Vehicle Over Six Feet in Height.
AGMC 10.16.025 states it is unlawful for any person to stop, leave standing, permit to
be stopped or permit to be left standing a vehicle that is six feet or more in height on a
city street or highway or portion thereof, pursuant to a resolution of the city council
prohibiting the parking of such vehicles and where such restriction has been
designated by appropriate signage and/or makers.
First and foremost the city does not have a current resolution as noted above which
defines specific locations or types of vehicles associated with restricted parking. It is
currently prohibited for a vehicle which measures more than six feet in height to stop
or to leave standing upon a city street, highway or portion thereof. Prohibiting such
vehicles could significantly impact residents and the types of vehicles that would be in
violation. Some noted concerns are recreational vehicles such as travel trailers or
enclosed utility trailers. Also, many residents rely on large trucks when moving
furniture, equipment and during residential construction or remodel. Because the six
foot restriction is not specific to types of vehicles many of your standard SUV's, vans
and pickup trucks would fall in violation. As a result this would cause a significant
number of complaints if we were to cite for these types of violations.
Without a current resolution which defines locations and types of vehicles I do not feel
that enforcing this municipal code would be legal or fair to the residents in our
community. Therefore, I recommend we adopt a resolution which specifically outlines
the types of vehicles and locations where AGMC 10.16.025 would be applicable. Until a
current resolution exists I suggest we remove or cover the current signage or markers
displayed on city streets.
AlTo·voGrande PlanningCom:mission
To whom may concern;
I haw: en dosed a couple of viot:m's
due to the ntn'c•os:ed cieveloj>mrei:t
ATTACHMENT 5
Diane and lVlike Bonifacio
1186 Ash street
JUTovo Grande, Cao 93420
traffic,coneern on the .1100 block of Ash street in Grande
street which is pul!}JDsed for 4 tow11lwme-s. At3 you: can see the
Pictures were shot east and west on Ash street.
Of course # 1 concern wHs the ''"''eJ.JtioLJ:al droug;lrtwe are rny 'husband and I rece.ntl'v attended water
conservation class as we \1vere penarm:ea
develOJJn:ter•t could occu:r at this tirne?
vvith our can't understand hmN
Diane Bonifacio
Tuesday June 28'h, 2016
Re: Proposed 4-unit townhouse behind 1177 Ash Street Residence
To whom it may concern:
My Husband and I are the owners of 1177 Ash Street, where the proposed project is being
viewed of a 4-unit townhouse behind our house. I am a local, born and raised in Arroyo
Grande. This is a wonderful town to be raised in, full of parks, family things to do, outdoor
activities and more! And now we have the opportunity to raise our 2 Daughters in our great
town.
My Husband and I are most "concerned" about putting a 4-unit town house behind us, due to
the horribly congested street/neighborhood, and parking. As we know Ash street is zoned for
multiple dueling's/town homes/apartments, etc. This side of Ash in particular, between Walnut
and Elm is the worst... How on earth will 4-8 more cars fit on this street ... ? Right now we have
a "Huge" box truck that parks right in front of our house, and as we try to carefully pull out of
our driveway with our 5 month old and 2-year-old daughters trying to see past the huge
truck/cars, it is very difficult ... We feel this would just cause more congestion on our end of the
street ... and make it more unsafe for residence leaving their driveways on this already busy
street.
Also due to the lack of side-walks on a portion of both sides of the street, (coming off Elm onto
Ash St.), with so many cars being parked on both sides of the street already, it causes families,
elderly people in wheel carts, and kids on bike/scooters to end up walking in the street
maneuvering around cars trying to stay safe while having an outing. Again this street is very
congested.
Our other "concern" is the trash cans on trash day ... Right now it's very difficult having the
amount oftrash cans that are on the street, and usually blocking our driveway, because there's
cars parked in front of our house & neighbors houses on the street, leaving no room for our
trash cans. Our neighbors tend to put their trash cans in our driveway because there is
nowhere else to put them. How would it be possible for 12 more trash cans (green
waste/recycle/trash x 4 townhouse units) to fit on our street?
Please consider our concerns at this time. We strongly feel that 4 towns homes/duplex's would
not be a good fit for the vacant lot at this time.
Thank you again for considering our concerns with this proposed 4 town home unit project.
Dylan & Katie Baca
1177 Ash Street
Arroyo Grande, Ca. 93420
Kateebaca 7712@aol.com
Arroyo Grande Planning Commission
To whom it may concern;
10/31/2016
Atten .. tion .n:anm:ng Co:rnlinissio:nt;
Mike and Diane Bonifacio
1186Ash st.
Arroyo Grande, Ca. 93420
My name is Diane Bonifacio along with my husband Michael, we attended a Planning Commission meeting on the
purposed development at 1177 Ash st. Arroyo Grande, Ca. on .July 5 2016, at that time I/we expressed our
concerns on said development, being number one was the extreme drought (water rationing ), extremely high
volume of traffic on Ash street, at that time I submitted pictures of traffic on Ash street. These concerns are still
concerns we have, I can understand developing said property but with 2 homes instead of 4, the properties here
are zoned R2 the way I understand this not R 4 so does this mean all properties will be zoned R 4 in which case
these high density dwellings will greatly impact this street even more so than it already is. We already have issues
not being able to park in front of our own home, at the first Planning Commission meeting ( Jnly 5, 2016) the
council stipulated there would be follow ups on these concerns but I have only seen Code enforcement a couple of
times and these concerns still remain an issue. I am only looking for some kind of resolve to better this
neighborhood, as it is now traffic is a major concern and the safety of residents that live on Ash street should he a
consideration. I am hoping that we can all come to an agreement on this development to benefit the
neighborhood and build 2 homes instead of the purposed 4·
Sincerely,
Mike and Diane Bonifacio
RECEIVED
OCT 3 1 20iS
CITY OF ARROYO GRANDE
COMMUNITY DEVELOPMENT
Hello members of the Planning Commission,
My name is Jeff Longfellow and I live at 1189 Ash St. I am writing in concern of the project being
proposed at 1177 Ash St of the four 1 bedroom units. I was present at the last meeting on July 5, 2016
and heard all the concerns about the impact with parking, trash, increased traffic and architectural look.
I also have the same concerns! I'm also concerned about the future of this small already highly
populated block. It was stated by multiple members of the board t~at this block is the most congested
block in all of Arroyo Grande!!
Even though this is the last non developed lot on this block, if you approve the change to this lot what is
to stop the change to the other lots with a house on it being torn down and developed into multi
housing. If you allow one to do it then others will follow. I feel that the lots are zoned R2 to keep from
over growing, so why make a change that could drastically change the future of this already congested
block. Keep it to the 2 units on the single lot and help to not make it a future nightmare.
Also looking over the design of the buildings alii noticed was instead of a flat roof they changed to a
pitched roof and left the stucco and steel siding and the color, not really trying to blend in with the
current surroundings. The housing around here is stucco and wood siding. I don't feel there was much
thought into changing the look of the buildings as I had heard the commissioners ask for in the last
meeting. This is not an industrial area.
In conclusion I am asking the planning board to not approve this item and have the developer build
within the current regulations.
Thank you,
RECEIVED
OCl R 1 2016
CITY OF ARROYO GRANDE
COMMUNITY DEVELOPMENT