Loading...
PC 2016-12-20_8b CUP 16-003 227 S Halcyon MEMORANDUM TO: PLANNING COMMISSION FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR BY: MATTHEW DOWNING, PLANNING MANAGER SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 16-003; DEMOLITION OF AN EXISTING BUILDING, RETAINING WALLS AND TREES FOR THE CONSTRUCTION OF A NEW FIRST FLOOR OFFICE AND TWO (2) SECOND FLOOR RESIDENTIAL UNITS; LOCATION – 227 SOUTH HALCYON ROAD; APPLICANT – MATT CEBULLA DATE: DECEMBER 20, 2016 RECOMMENDATION: It is recommended the Planning Commission adopt a Resolution approving Conditional Use Permit 16-003. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None. BACKGROUND: Location Subject Property PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 16-003 DECEMBER 20, 2016 PAGE 2 The subject property is a previously developed property located at 227 S. Halcyon Road. The site has direct access to Halcyon Road. The property is located in the Office Mixed-Use (OMU) zoning district and is surrounded by a mixture of other uses, including commercial/office uses located along Halcyon Road and residential uses primarily clustered to the south and east of the project site . The existing building on the site was constructed prior to 1979, which was the oldest record available in the City’s records. Staff Advisory Committee The Staff Advisory Committee (SAC), including representatives of Planning, Building, Engineering, Public Works, Police, and the Five Cities Fire Authority, reviewed the proposed project several times, most recently on November 30, 2016. Members of the SAC discussed several aspects of the project, including water conservation, landscaping, fire sprinkler requirements, and grading work being performed on the site. Members of the SAC were in support of the project, with conditions of approval included in the attached Resolution. Architectural Review Committee The Architectural Review Committee (ARC) reviewed t he proposed project on November 21, 2016 (Attachment 1). The ARC asked questions regarding the stucco wall on the south side of the project, details of the requirement for covered parking in a mixed-use project, amounts of impervious surfaces and need for water retention, and opportunities for increased landscaping. The ARC discussed the well thought nature of the project, support for not including a carport in the project, desire to see additional trees planted, and utilizing vines or other methods of reducing the mass of the stucco wall on the south side of the property. The ARC recommended approval of the project, including conditions of approval incorporated into the attached Resolution. ANALYSIS OF ISSUES: Project Description The proposed project consists of demolishing the existing 1,500 square foot structure on the site, grading the site to be more level with Halcyon Road, and the construction of an approximately 3,600 square foot, mixed-use structure, with over 1,700 square feet being part of a ground floor (1,500 square feet professional office space, 200 square feet operational space) and the remaining 1,800 square feet including two (2) second- floor residences. Each residential unit would include two (2) bedrooms, with one unit facing Halcyon Road and the second unit facing the parking lot. The building is proposed to be two (2) stories, with a maximum building height of twenty-five feet (25’), according to the plans. The building is proposed to be located in the southwestern portion of the site, fronting Halcyon Road, with some parking on the northern side of the driveway, but the majority of the parking located at the rear of the building . PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 16-003 DECEMBER 20, 2016 PAGE 3 General Plan The General Plan designates the subject property for Mixed Use land uses. Development of a professional office and second floor residential units meet Objective LU5 and Policy LU5-11.1 of the General Plan Land Use Element, which state: LU5: Community commercial, office, residential, and other compatible land uses shall be located in Mixed Use (MU) areas and corridors, both north and south of the freeway, in proximity to major arterial streets. LU5-11.1: Encourage the development of mixed-use structures that accommodate housing above lower lever retail, office or other commercial uses . Development Standards The subject property is zoned OMU. The primary purpose of the OMU district is to provide areas for the establishment of corporate, administrative, and medical offices and facilities, commercial services that are required to support m ajor business medical development, and multi-family housing. The development standards for the FOMU district and the proposed project are identified in the following table: Table 1: Site Development Standards for the OMU Zoning District Development Standards OMU District CUP 16-003 Notes Maximum Density – Mixed Use Projects 20 dwelling units/acre (3.5 for the site) 2 Code met Maximum Density Multi-family Housing 15 dwelling units/acre None Not applicable Minimum Density 50% of project area 1.75 Code met Minimum Lot Size 10,000 square-feet 7,590 square feet Previously subdivided – legally nonconforming Minimum Lot Width 100 feet 69 feet Previously subdivided – legally nonconforming Front Yard Setback 0-10 feet 8 feet Code met Rear Yard Setback 0-15 feet 43 feet Code met Side Yard Setback 0-5 feet 0 feet, 34 feet Code met Street Side Yard Setback 0-15 feet None Not applicable Building Size Limits 35 feet or 3 stories 50,000 square-feet max 25 feet 3,600 square-feet Code met Site Coverage and Floor Area Ratio 70% site coverage Floor Area Ratio: 1 22.87% coverage Floor Area Ratio .47 Code met PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 16-003 DECEMBER 20, 2016 PAGE 4 Development Standards OMU District CUP 16-003 Notes Off-Street Parking 1 space/250 sq. ft. gross floor area (6) AND 2 spaces/2 BR unit (4) 10 Code met. Access and Parking The project site proposes one (1) public access point from South Halcyon Road. The existing driveway access will be removed and reconstructed slightly north of the center of the site. The opportunity to consolidate access between the different properties and maximize land efficiency was discussed; however, according to the applicant, neighboring property owners were not interested in consolidating access. This requires the need for vision triangle maintenance on both sides of the property due to neighboring driveways. As identified in the table above, the proposed project requires parking at a ratio of 1/250 square-feet of office space AND 2/2 bedroom units. The office is identified to have 1,500 square-feet of office space, requiring six (6) spaces. The two (2) 2 -bedroom units require four (4) spaces, which totals ten (10) parking spaces when combined with the office requirements. The applicant is providing ten (10) parking spaces on the site, including one (1) ADA accessible space. The project originally included covered parking over the sp aces along the southern property line. While multifamily projects require covered parking for the residences, the Municipal Code does not require covered parking when part of a mixed use project. As previously discussed, the ARC reviewed the project when it included the carport and recommend removal of the structure, as this allowed additional space for landscaping and tree replacement. Following the ARC’s review of the project, the applicant removed the carport, which is reflected in the plans presented to the Planning Commission. Architecture The building’s architecture is proposed to be a unique design, with expanses of stucco and lap siding. The proposed building includes multiple roof lines with exposed corbels, asphalt shingles, and beige and green ea rth tone colors. Stained wood on the corbels will be carried into support columns for the second tory, as well as window trim and fence material for the fences proposed on site. Horizontal ledgestone will also be used as the base of the support columns. The applicant has provided a printout of the materials and colors proposed for the structure and materials will be available at the meeting (Attachment 2). During the ARC’s review of the project, members of the ARC discussed the large stucco wall along the south property line, which encloses stairs providing access to the residential units. The ARC and the applicant discussed different methods of reducing PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 16-003 DECEMBER 20, 2016 PAGE 5 the expanse of wall. The ARC recommended planting ivy to grow on the wall, as well as including either a protruding band midway up the wall or providing a painted wainscot to provide relief. Trees and Landscaping The site contains five (5) trees that are proposed to be removed in conjunction with the project. The conceptual landscape plan indicates the replacement planting of two (2) Chinese Pistache tree with development of the site. Due the parking requirements for the proposed uses and the location of utilizes serving the site , additional area for trees is limited. Additional landscaping, including drought tolerant shrubs and ground cover are included in the project. The final landscape plans will comply with the Model Water Efficient Landscape Ordinance. Signage The project plans indicate one (1) hanging sign for the office use on the site. However, a formal sign application is not proposed as part of the project and would be required to be approved separately. ALTERNATIVES: The following alternatives are provided for the Commission’s consideration:  Adopt the attached Resolution approving Conditional Use Permit Case No. 16- 003;  Modify and adopt the attached Resolution approving Conditional Use Permit Case No. 16-003;  Do not adopt the attached Resolution and provide direction to staff regarding specific findings for denial of Conditional Use Permit Case No. 16-003; or  Provide direction to staff. ADVANTAGES: The proposed project will redevelop a mixed-use site with a mixed-use structure containing modest residential units needed in the City. DISADVANTAGES: The proposed project will remove several mature trees in order to see the project constructed. ENVIRONMENTAL REVIEW: In accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Procedures for the Implementation of CEQA, the project has been determined to be categorically exempt per Section s 15302 and 15332 of the CEQA Guidelines regarding Replacement or Reconstruction and In-fill Development Projects. If the Planning Commission finds this determination to be incorrect, project approval shall not be considered. PLANNING COMMISSION CONSIDERATION OF CONDITIONAL USE PERMIT 16-003 DECEMBER 20, 2016 PAGE 6 PUBLIC NOTIFICATION AND COMMENTS: A notice of public hearing was mailed to all property owners within 300’ of the project site, was published in The Tribune, and posted at City Hall and on the City’s website on Friday, December 9, 2016. A sign announcing the public hearing was posted at the project site on Thursday, December 8, 2016, in accordance with City policy. The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54654.2. One (1) letter has been received regarding the project. Attachments: 1. Minutes from the November 21, 2016 Architectural Review Committee meeting 2. Color sheet 3. Letter from Keith Spierling 4. Project plans RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT 16-003; LOCATED AT 227 SOUTH HALCYON ROAD; APPLIED FOR BY MATT CEBULLA WHEREAS, the project site is currently developed with a single-family structure most recently occupied by a professional office use; and WHEREAS, the applicant has filed Conditional Use Permit 16-003 for the demolition of the existing structure, site retaining walls, and trees for the construction of a new professional office building and two (2) second floor residential units; and WHEREAS, the Arroyo Grande Municipal Code requires processing a conditional use permit for the development proposed by the applicant; and WHEREAS, the Planning Commission has reviewed this 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 determined that the project is exempt per Sections 15302 and 15332 of the CEQA Guidelines regarding Replacement or Reconstruction and In-fill Development Projects; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on December 20, 2016; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: Conditional Use Permit Findings: 1. The proposed use is permitted within the subject district pursuant to the provisions of this section and complies with all the applicable provisions of this title, the goals, and objectives of the Arroyo Grande General Plan, and the development policies and standards of the City. The proposed development for a mixed use project, including professional office and residential units, is permitted within the OMU zoning district and is consistent with the Arroyo Grande General Plan, including Policies LU5 and LU5-11.1 encouraging the type and scale of development proposed. 2. The proposed use would not impair the integrity and character of the district in which it is to be established or located. The proposed mixed use project, including professional office and residential units on a property zoned for mixed-use development will not impair the integrity and character of the district as the development meets RESOLUTION NO. PAGE 2 the development standards of the OMU zoning district and the Arroyo Grande Municipal Code, and conditions of approval have been identified to specifically protect the integrity and character of the district. 3. The site is suitable for the type and intensity of use or development that is proposed. The site is approximately 0.17 acres of previous developed land, either meets the development standards of the OMU zoning district and the Arroyo Grande Municipal Code or is legally nonconforming, and is suitable for the intensity of the development as the project contains all necessary improvements on the site without relief from these requirements. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. The provisions for water, sanitation, and public utilities were examined during processing of the entitlement and it was determined that adequate public services will be available for the proposed project and will not result in substantially adverse impacts. Additionally, conditions of approval for the project require the installation of water conserving greywater systems that will further reduce impacts on these services. 5. The proposed use will not be detrimental to the public health, safety or welfare or materially injurious to properties and improvements in the vicinity. The proposed use will not be detrimental to the public health, safety or welfare, nor will it be materially injurious to properties or improvement s in the vicinity as it will comply with all applicable codes and standards of the Municipal Code and in accordance with conditions of approval specifically developed for the project. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Conditional Use Permit 16-003 as set forth 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 20th day of December, 2016. RESOLUTION NO. PAGE 3 _______________________________ LAN GEORGE, CHAIR ATTEST: _______________________________ DEBBIE WEICHINGER, SECRETARY TO THE COMMISSION AS TO CONTENT: _______________________________ TERESA MCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. PAGE 4 EXHIBIT ‘A’ CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 16-003 227 SOUTH HALCYON ROAD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS 1. This approval authorizes the demolition of an existing, 1,500 square-foot structure and associated site work for the construction of a new 1,500 square-foot professional office and two (2) second floor, 2-bedroom residential units. 2. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 3. The applicant shall comply with all conditions of approval for Conditional Use Permit 16-003. 4. This application shall automatically expire on December 20, 2018 unless a building permit is issued. Thirty (30) days prior to the expiration of the approval, the applicant may apply for an extension of one (1) year from the original date of expiration. 5. Development shall conform to the Office Mixed-Use (OMU) requirements except as otherwise approved. 6. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of December 20, 2016. 7. 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. 8. A copy of these conditions shall be incorporated into all construction documents. RESOLUTION NO. PAGE 5 9. 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. 10. Signage shall be subject to the requirements of Chapter 16.60 of the Development Code. Prior to issuance of a building permit, all illegal signs shall be removed, if any. 11. 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”. 12. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans including those specifically modified by these conditions. 13. The developer shall comply with Development Code Chapter 16.56, “Parking and Loading Requirements”. 14. Trash enclosures shall be screened from public view with landscaping or other appropriate screening materials, and shall be made of an exterior finish that complements the architectural features of the main building. The trash enclosure area shall accommodate recycling container(s). 15. Final design and location of the trash enclosure(s) shall include ADA access, be reviewed by the Architectural Review Committee and approved by the Community Development Director, if changed following approval. 16. 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. 17. 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 LED and comply with the current California Energy Code. 18. 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 RESOLUTION NO. PAGE 6 prior to final occupancy. 19. 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). 20. 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. 21. All new electrical panel boxes shall be installed inside the building(s). 22. All Fire Department Connections (FDC) shall be located near a fire hydrant, adjacent to a fire access roadway, away from the public right-of-way, incorporated into the design of the site, and screened to the maximum extent feasible. 23. Double detector check valve assemblies shall be located directly adjacent to or within the respective building to which they serve. 24. All ducts, meters, air conditioning equipment and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. It is especially important that gas and electric meters, electric transformers, and large water piping systems be completely screened from public view. All roof-mounted equipment which generates noise, solid particles, odors, etc., shall cause the objectionable material to be directed away from residential properties. 25. All conditions of this approval run with the land and shall be strictly adhered to, within the time frames specified, and in an on-going manner for the life of the project. Failure to comply with these conditions of approval may result in an immediate enforcement action. If it is determined that violation(s) of these conditions of approval have occurred, or are occurring, this approval may be revoked pursuant to Development Code Section 16.08.100. SPECIAL CONDITIONS 26. The residential units shall include laundry to landscape greywater systems. 27. If cultural or human remains are encountered during earth-disturbing activities, all RESOLUTION NO. PAGE 7 work in the adjacent area shall stop and a qualified archaeologist or the San Luis Obispo County Coroner’s office, respectively, shall be notified to record and appropriately treat the remains. BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS BUILDING CODES 28. The project shall comply with the most recent editions of all California Codes, as adopted by the City of Arroyo Grande. FIRE LANES 29. Prior to issuance of a certificate of occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 30. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRE FLOW/FIRE HYDRANTS 31. Project shall have a fire flow and duration per the latest adopted edition of the California Fire Code and with approval of the Building Official and/or Fire Chief. 32. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. 33. The Fire Department Connection shall be located in the southwest corner of the site in the landscaped area and with approval of the Building Official and/or Fire Chief. SECURITY KEY BOX 34. The applicant must provide an approved "security key vault," per Building and Fire Department guidelines and per the California Fire Code. FIRE SPRINKLER 35. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 36. Areas under stairwells shall be fire sprinklered. RESOLUTION NO. PAGE 8 ABANDONMENT / NON-CONFORMING 37. The applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. DEMOLITION PERMIT / RETAINING WALLS 38. A demolition permit must be applied for, approved and issued. All asbestos and lead shall be verified if present and abated prior to permit issuance. 39. Any review costs generated by outside consultants, shall be paid by the applicant. SPECIAL CONDITIONS 40. 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. ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT CONDITIONS POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 41. The Applicant shall develop, implement and provide the City a: a. Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. b. Operations and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runof f 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). 42. Prior to any Permit – Stormwater Control Plan. Provide a Stormwater Control Plan that complies with Engineering Standard 1010 Section 5.2.2. 43. 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 1010 Section 5.2.3. RESOLUTION NO. PAGE 9 GENERAL CONDITIONS 44. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 45. Working hours shall comply with Standard Specification Section 5-1.01. 46. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain-deflecting roof. Trash enclosure area(s) shall be screened from public view with landscaping or other appropriate screening materials, and shall be reserved exclusively for dumpster and recycling container storage. Interior vehicle travel ways shall be designed to be capable of withstanding loads imposed by trash trucks. 47. All residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City’s noise regulations. 48. 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. 49. Record Drawings (“as-built” plans) are required to be submitted prior to release of the Faithful Performance Bond. 50. 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. 51. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 52. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. 53. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City Engineer. IMPROVEMENT PLANS 54. 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: RESOLUTION NO. PAGE 10 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. iv. 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 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. Roadway Improvements Plan and Profiles. e. Storm Drainage Plan and Profile f. Utilities - Water and Sewer Plan and Profile g. Utilities – Composite Utility h. Signing and Striping i. Erosion Control j. Landscape and Irrigation Plans for Public Right-of-Way k. Tree Protection Plan l. Details m. Notes n. Conditions of Approval and Mitigation Measures o. Other improvements as required by the Community Development Director. (NOTE: All plan sheets must include City standard title blocks) p. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 55. Submit all retaining wall calculations for review and approval by the Community Development Director including any referenced geotechnical report. 56. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 57. Applicant shall fund outsourced plan and map check services, as required. 58. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way. STREET IMPROVEMENTS 59. Obtain approval from the Public Works Director prior to excavating in any street RESOLUTION NO. PAGE 11 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. 60. All street repairs shall be constructed to City standards. CURB, GUTTER, AND SIDEWALK 61. Install new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director. 62. Color any such new facilities as directed by the Community Development Director, including colored and stamped walkway surfaces at the new driveway location. 63. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. 64. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. 65. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. 66. Parking to the north and south of the proposed driveway location shall be restricted along the project site. DEDICATIONS AND EASEMENTS 67. A drainage, sewer main and/or water main easement(s) shall be dedicated, as directed by the Public Works Director. 68. All easements, abandonments, or similar documents to be recorded as a document separate from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard forms, and shall include legal descriptions, sketches, closure calculations, and a current preliminary title report. The applicant shall be responsible for all required fees, including any additional required City processing GRADING AND DRAINAGE 69. 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 RESOLUTION NO. PAGE 12 70. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards . 71. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section 5.1.2. 72. 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. 73. The applicant shall dedicate a pedestrian access easement(s) for the ADA sidewalk extension. 74. Infiltration basins shall be designed based on soil tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations. 75. The applicant shall submit an engineering study regarding flooding related to the project site. Any portions of the site subject to flooding from a 100 -year storm shall be shown on the tentative map or other recorded docum ent, and shall be noted as a building restriction. 76. The developer shall submit a detailed grading plan showing how draining enters each inlet. 77. A shoring plan is required for the five foot (5’) overexcavation along the south wall of the building. 78. All construction is to be performed in accordance with Geotechnical Report F - 101452. 79. A sidewalk underdrain shall be required to be installed per Engineering Standard Drawing 3410 or 3420. 80. All drainage calculations and facilities shall be constructed in accordanc e with Section 5 Storm Drainage of the Engineering Standards WATER 81. Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works Director must grant permission to dead end water mains. 82. A new water lateral capable of supporting three (3) meters shall be installed with the project. If the developer determines to utilize a single water meter, the existing meter shall be increased in size to a one inch (1”) meter and all units shall be RESOLUTION NO. PAGE 13 privately submetered. 83. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the structure and landscaping. 84. A Double Detector Check (DDC) backflow device is required on the fire line service line. 85. The DDC shall be placed inside the building. Other locations for the DDC shall be approved by the Director or Community Development. 86. Non-potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 87. Lots using fire sprinklers shall have individual fire service connections. A fire sprinkler engineer shall determine the size of the water meters. 88. Existing water services to be abandoned shall be abandoned in compliance with Engineering Standard 6050. SEWER 89. All sewer laterals shall comply with Engineering Standard 6810. 90. Existing sewer laterals to be abandoned shall be abandoned in compliance with Engineering Standard 6050. 91. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 92. Obtain approval from the South San Luis Obispo County Sanitation District for the development’s impact to District facilities prior to permit issuance. 93. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. PUBLIC UTILITIES 94. 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. RESOLUTION NO. PAGE 14 95. Prior to approving any building permit within the project for occupancy, all conditions of approval for project are satisfied . 96. 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. 97. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. TREE PRESERVATION/TREE REMOVAL PLAN 98. Prior to issuance of grading permit and during construction the applicant shall comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance, including the approval of a tree removal permit prior to removal. 99. A new street tree planter box shall be installed at the existing street tree. 100. 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. 101. 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 shall be planted or fees paid. 102. New trees shall not be located over existing or proposed service lines. POLICE DEPARTMENT CONDITIONS 103. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. 104. Prior to issuance of a certificate of occupancy, the applicant shall post handicapped parking, per Police Department requirements. 105. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary [or robbery] alarm system per Police Department guidelines for the commercial office space, and pay the Police Department alarm permit application fee of ($94.00). Annual renewal fee is $31.00. 106. Prior to issuance of a certificate of occupancy, for any parking lots available to RESOLUTION NO. PAGE 15 the public located on private lots, the developer shall post private property “No Parking” signs in accordance with the handout available from the Police Department. FEES AND BONDS The applicant shall pay all applicable City fees, including the following: 107. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL a. Plan check for grading plans. (Based on an approved earthwork estimate) b. Plan check for improvement plans. (Based on an approved construction cost estimate) c. Permit Fee for grading plans. (Based on an approved earthwork estimate) d. Inspection Fee of subdivision or public works construction plans. (Based on an approved construction cost estimate) e. Plan Review Fee (Based on the current Building Division fee schedule) 108. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT a. Water Neutralization fee, to be based on codes and rates in effect at the time of building permit issuance, involving water connection or enlargement of an existing connection. b. Water Distribution fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code Section 13.04.030. c. Water Meter charge to be based on codes and rates in effect at the time of building permit issuance. d. Water Availability charge, to be based on codes and rates in effect at the time of building permit issuance . e. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance. f. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance . g. Sewer Connection fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code Section 13.12.190. h. South San Luis Obispo County Sanitation District Connection fee in accordance with Municipal Code Section 13.12.180 . i. Drainage fee, as required by the area drainage plan for the area being developed. j. Park Development fee, the developer shall pay the current parks development fee for each unit approved for construction (credit shall RESOLUTION NO. PAGE 16 be provided for existing houses), to be based on codes and rates in effect at the time of building permit issuance . k. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and rates in effect at the time of development in accordance with State mandate. l. Building Permit Fee, to be based on codes and rates in effect at the time of development. BONDING SURETY 109. Erosion Control, prior to issuance of the grading or building permit, all new residential construction requires posting of a $1,200.00 performance bond for erosion control and damage to the public right-of-way. This bond is refundable upon successful completion of the work, less expenses incurred by the City in maintaining and/or restoring the site. ARCHITECTURAL REVIEW COMMITTEE CONDITIONS 110. The developer shall incorporate additional trees at the rear of the property. 111. The developer shall minimize the stucco wall on the south elevation utilizing landscaping or changes in building color. 112. The carport shall be eliminated from the final plans. 113. The applicant shall include pavers in the parking lot to break up expanses of asphalt. 114. The applicant shall consider replacing the street tree with a more appropriate variety. EXHIBIT "B" SCALE : 1"= 10' ATIACHMENT 1 ACTION MINUTES REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE MONDAY, NOVEMBER 21, 2016 ARROYO GRANDE CITY HALL, 300 EAST BRANCH STREET ARROYO GRANDE, CA 1. CALL TO ORDER Vice Chair Peachy called the Regular Architectural Review Committee meeting to order/a( 2:30 p.m. ./// 2. ROLLCALL ARC Members: City Staff Present: 3. FLAG SALUTE /'« ~// ... / Vice Chair Michael Peachey, and Committee MeIT)Der~ Bruce Berlin, Mary Hertel, and John Rubatzky were presen;,·chair Warren Hoag was absent. .... / Planning Manager Matt DowniM:-Planning Technician Sam Anderson, and Capital lmproy\3-rllent Project Manager Jill McPeek were present. /' .,/".;,/ /"// / ·' Michael Peachy led the Flag Salute. ~_,·' ,.r'J 4. COMMUNITY COMMENTS,Ai;fi) SUGGESTIONS None. 5. APPROVAL OF MINUTES Bruce Berlin ma9iit'~ motion, seconded by Mary Hertel, to approve the minutes of November 7, 2016 as s)Ji:5"mitted with an addendum to clarify that the deck at 512 Ide Street did not need to rnef~t building code specifications for railings due to the height of the deck. // ;:oe,,.~otion carried on a 4-0 voice vote. 6. PROJECTS 6.a. CONSIDERATION OF CONDITIONAL USE PERMIT 16-003; DEMOLITION OF AN EXISTING BUILDING, RETAINING WALLS AND TREES FOR THE CONSTRUCTION OF A NEW FIRST FLOOR OFFICE AND TWO (2) SECOND FLOOR RESIDENTIAL UNITS; LOCATION -227 SOUTH HALCYON ROAD; APPLICANT-MATT CEBULLA (Downing) Planning Manager Downing presented the staff report and responded to questions regarding signage details, parallel parking, the southern stucco wall concealing the exterior staircase, on site water retention, and the proposed car port. Matt Cebulla, representative, and Tom Cook, property owner, spoke in support of the project and tesponded to questions from the Committee regarding parking spacing, cladding material choices, venting details, and colors. The Committee provided comments on the project regarding eliminating the car port, mitigation of the stucco wall, and parking modifications. Bruce Berlin made a motion, seconded by John Rubatzky, to recommend approval of the project to the Planning Commission with the following conditions: Minutes: ARC PAGE2 Monday, November 21, 2016 1. The applicant include additional trees at the rear of the property; 2. The stucco wall on the southern exposure have some form of visual mitigation in order to break up the expanse of the wall, such as ivy or other detailing; 3. The car port be removed from final plans; 4. Inclusion of decorative pavers in the parking lot; and 5. The possible removal and replacement of the existing street tree. The motion carried on a 4-0 voice vote. 6.b. CONSIDERATION OF VIEWSHED REVIEW 16-006 & MINOR EXCEPTION 16-007; CONSTRUCTION OF A NEW SECONDARY DWELLING UNIT AND REDUCTION OF ONE (1) PARKING SPACE REQUIREMENT; LOCATION -107 MCKINLEY STREET;- APPLICANT -ELIZABETH LUIS (Anderson) // / Planning Technician Anderson presented the staff report and responded to question.,sf~bout the size of the driveway, the widening of the garage, and the required development standards for parking for secondary dwelling units. ./· .c Elizabeth Luis, applicant, spoke in support of the project and clarified detaJl6,. about the size of the driveway. // /~ / Heather Jensen, May Street, spoke in support of the project bu)/Warned about possible street parking impacts that could be created by allowing too rriany exceptions for on-site parking requirements. // ,/ The Committee provided comments on the project reg~rding support for the parking exemption and the architecture of the project. // / John Rubatzky made a motion, seconded by Bn.Je'e. Berlin, to recommend approval of the project to the Community Development Director ,as submitted . . /"/ / The motion carried on a 4-0 voice vote. / 6.c. CONSIDERATION OF MATERIAt..i'~ROPOSED FOR THE HERITAGE SQUARE PARK RESTROOM; APPLICANT-A~ITY OF ARROYO GRANDE; REPRESENTATIVE- JILL McPEEK, CAPITAL IMPRq_VEMENT PROJECT MANAGER (Downing) Planning Manager Downing presented the staff report and responded to questions regarding existing examples, price djfferentials, and materials. ,//_,/ Jill McPeek, Capital IA'\provement Project Manager, spoke on the project and clarified City bidding processesi./tosts, durability concerns, viability for the Village, colors and painting processes, cont~~tor selection, scale, and maintenance. ,, The Committ~e provided comments on the project regarding cost, local materials and contractor.s:'and inappropriateness of the concrete material for its sensitive location. t''' Bruc~,7/f3'~rlin made a motion, seconded by Mary Hertel, to recommend denial of the project as s{Jbmitted due to the proposed material and design not meeting specifications. /' /f~e motion carried on a 4-0 voice vote. ATTACHMENT 2 December 14, 2016 City of Arroyo Grande Planning Commission Matthew Downing, AICP 300 E. Branch Street Arroyo Grande, Ca. 93420 RE: Proposed Project at 227 S. Halcyon Road (Owner: Cook) Dear Mr. Downing/Planning Commission Members: ATTACHMENT 3 I reside at 223 S. Halcyon Road. I am a lifelong resident of Arroyo Grande and my wife and I have resided at this location for over thirty years. The proposed development referenced above directly abuts the westerly property line of my property and the southerly property line of my driveway. Based on my review of the development plans for the proposed project, I have noted several areas that I am in favor of, however, I also have several concerns with the development which I would like to express to you and the members of the Planning Commission. The following are positive/beneficial factors from my perspective. The proposed building will set at the front of the site with parking in the rear as the zoning generally encourages. This creates a reasonable buffer with my property. Only one of the residential units will be exposed to my property with the other fronting Halcyon Road. While I would prefer a single story building with no residential units, if residential units are to be approved, this configuration will preserve some of my privacy. Entry of the residential units will be on the south side of the building, again preserving some element of privacy for my property. Following are my concerns with the project. Water: Due to the current drought conditions, water has become an increasingly important issue. All existing property owners have been required to reduce water consumption based on their historical usage. This property has an existing structure with available water usage history. It appears that the project "as proposed" is significantly larger and will likely use more water than the site's historical usage. This rings of a basic unfairness due to the fact that while existing owners/residences are required to make reductions, this project "which has an existing structure with historical usage" will not be held to the same standard and will likely use more water resources than the existing use has historically. Building Height: While I realize that two story structures are allowable within this zone, a one story improvement would be preferable. Residential Use: The upper floor of the proposed use will house two residential units. While residential units are allowable in the zone, the site is substandard in both size and street frontage (legal, non-conforming). It is my concern that three units -two residential and one commercial may be more intense than the property can reasonably support. Potential Property Damage: Based on our discussions and a review of the plans, it appears that there will be significant site work required, including the removal of a number of trees. I have water and gas utilities which run along the southerly side of my driveway and adjacent to this project's northerly property line. I have concerns that the utility lines and the driveway itself could be damaged by removal of the trees and other required site work. In summary, while I appreciate the improvement location on the site and the privacy retention that my property will benefit from due to the project's design, I do have some concerns regarding the development. The first and primary of those is the water issue. Due to current drought conditions, and upholding a basic fairness to all owners/residents in the city, any development with existing improvements should be required to limit redevelopment or proposed developments to the historical water usage of the property. Second, while I realize that as proposed, the project is allowable in the current zoning, I would prefer elimination of the second floor residential component. Finally, I would like the city to require that, in the event of any damage to my property, the owner/developer would be required to complete repair/restoration to its prior condition at their cost. Thank you for your time and consideration in this matter. ATTACHMENT 4 SCALE : 1"= 10'