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PC 2019-02-19_08a Creekside APUD MEMORANDUM TO: PLANNING COMMISSION FROM: TERESA MCCLISH, DIRECTOR OF COMMUNITY DEVELOPMENT BY: MATTHEW DOWNING, PLANNING MANAGER SUBJECT: CONSIDERATION OF AMENDED PLANNED UNIT DEVELOPMENT NO. 18-001 AND ADDENDUM TO THE PREVIOUSLY CERTIFIED ENVIRONMENTAL IMPACT REPORT; REVISIONS TO A PREVIOUSLY APPROVED PLANNED UNIT DEVELOPMENT TO ALLOW EIGHT (8) ADDITIONAL HOUSING UNITS; LOCATION – 415 EAST BRANCH STREET; AP PLICANT – DB&M, LLC; REPRESENTATIVE – MW ARCHITECTS DATE: FEBRUARY 19, 2019 SUMMARY OF ACTION: Approval of the project would allow eight (8) additional residential units to be constructed in an attached format in Phase 3 of the Creekside Center Mixed-Use Project where individual units were previously approved, for a total of sixteen (16) multifamily units. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None. RECOMMENDATION: It is recommended the Planning Commission adopt a Resolution approving the Addendum to the Creekside Center Environmental Impact Report and Amended Planned Unit Development 18-001. BACKGROUND: The project site is located near the east end of the Village and is bounded by East Branch Street, Crown Hill, Crown Terrace, Le Point Street and Tally Ho Creek (Attachment 1). The property is roughly two (2) acres in size, is generally flat, except for the eastern portion where it slopes up dramatically to Crown Terrace, and is mostly located within the 100-year floodplain. Surrounding the site is residential development to the north and east, and commercial development to the south and west. The site is currently used to store tanks for the storage and transportation of water, chemicals and fertilizers. The City Council approved Vesting Tentative Tract Map 04-004 and Planned Unit Development 04-001 on September 25, 2007 (the “Creekside Center”). This approval PLANNING COMMISSION CONSIDERATION OF AMENDED PLANNED UNIT DEVELOPMENT NO. 18-001 AND ADDENDUM TO THE PREVIOUSLY CERTIFIED ENVIRONMENTAL IMPACT REPORT FEBRUARY 19, 2019 PAGE 2 was the culmination of six (6) years of plan redesign and refinement to be sensitive to the historic Loomis residence and the grain warehouse (originally proposed for demolition). Project approval included reconfiguring twenty-three (23) parcels into nineteen (19) parcels, and constructing a mixed-use development consisting of sixteen (16) residential buildings (22 dwelling units) in a detached townhouse configuration and a 12,937 square foot retail/office building at the corner of Crown Terrace and Crown Hill, while maintaining the historic Loomis structures. Table 1: Approved Creekside Center Mixed-Use Project Project Phase Phase Description Phase I (previously completed) Retention of existing historic Loomis residence, second residence, and grain warehouse Phase II 12,937 square foot office/retail building with two (2) level parking garage Phase III (currently under consideration for amendment) Eight (8) individual for sale residential units with minimal additional site improvements (Proposed for sixteen (16) multifamily residential units in four (4) buildings) Phase IV Eight (8) individual for sale residential units with surface parking and open space improvements To date, the first phase of the map has been recorded and the other three phases are under review. Time extensions allowed by the State and approved by the City have kept the project entitlement active through Fall of 2019. Approval of the project would start a new expiration schedule and the project would be active for two (2) additional years. Staff Advisory Committee The Staff Advisory Committee (SAC) has reviewed the proposed project several times, including most recently on January 9, 2019. Members of the SAC have focused on ensuring adequate public safety access to the proposed structures, constructability of public improvements and phasing, and support for the increased density. The SAC recommended approval of the modified project, and has modified timing requirements of the conditions of approval to ensure the project is appropriately constructed given the changes in project phasing. Architectural Review Committee The Architectural Review Committee (ARC) reviewed the proposed project at their December 19, 2018 regular meeting (Attachment 2). The ARC was supportive of the proposed architecture and found it compatible with the other residential architecture approved in the Creekside Center and the Design Guidelines and Standards for the Historic Character Overlay District D-2.4 (the “Village Design Guidelines”), that the buildings were adequately articulated even though the massing had changed, and that the use of dormers to break up the continuous roofline of each building is appropriate. PLANNING COMMISSION CONSIDERATION OF AMENDED PLANNED UNIT DEVELOPMENT NO. 18-001 AND ADDENDUM TO THE PREVIOUSLY CERTIFIED ENVIRONMENTAL IMPACT REPORT FEBRUARY 19, 2019 PAGE 3 Additionally, the ARC was supportive of the additional housing, density, and housing type offered through the project revision. The ARC recommended approval of the project as proposed. ANALYSIS OF ISSUES: Project Description The applicant proposes to construct four (4) quadplexes (16 units) instead of four (4) duplexes (8 units) along Crown Terrace (8 additional units) Images 1 and 3 below illustrate this difference, while Sheet DP2 of Attachment 8 highlights the proposed modification further. The project includes an amendment to the original Planned Unit Development and project phasing only; map changes will be handled through the final map process. Image 1: Creekside Phase 3 Approved Configuration Image 2: Creekside Phase 3 Proposed Configuration General Plan The General Plan is the foundation development policy document of the City. It defines the framework by which the physical, economic, and human resources of the City are to be managed and utilized over time. The General Plan designates the subject property for Village Core land uses. The additional proposed units achieve concurrence with the PLANNING COMMISSION CONSIDERATION OF AMENDED PLANNED UNIT DEVELOPMENT NO. 18-001 AND ADDENDUM TO THE PREVIOUSLY CERTIFIED ENVIRONMENTAL IMPACT REPORT FEBRUARY 19, 2019 PAGE 4 General Plan, including Objective LU6 and Policies LU6-1, LU6-5, LU6-7, LU12-5, CT4- 1, A.1, and A.5, of the Land Use, Circulation, and Housing Elements, which state: LU6: The historic Village Core (VC) area shall be sustained, enhanced and expanded as the symbolic, functional and unique business center of the City, with diverse mixed uses emphasizing pedestrian-oriented activities and providing for the needs of residents and tourists. LU6-1: Designate the historic downtown area as Village Core (VC). The primary purpose of the area designated VC is to provide for the continuation and development of commercial, office, residential, recreational and community facility land use types that reflect and are compatible with the historic, small town nature of the original Arroyo Grande Village area. LU6-5: Village Core developments shall emphasize uses that contribute to the vitality of the whole, creating pedestrian traffic and interest, as outlined in the Design Guidelines for the Arroyo Grande Village. LU6-7: All revitalization, redevelopment and new development projects in the Village Core shall include appropriate site planning and urban design amenities to encourage pedestrian travel. LU12-5: Preserve significant historic and cultural landmarks. CT4-1: Promote “transit-oriented developments” and coordinated, compatible land use pattern by encouraging multiple family residential and special needs housing in Mixed Use Corridors, Village Core and near Office, Regional Commercial, Business Park and major Community Facility areas. A.1: The City shall adopt policies, programs, and procedures to attempt to meet the present and future needs of residents of the City, and to aim at providing their fair share regional housing need allocated for each income classification, within identified governmental, market, economic and natural constraints. A.5: The City shall encourage housing compatible with commercial and office uses and promote “mixed use” and “village core” zoning districts to facilitate integration of residential uses into such areas. Development Standards The subject property is zoned VMU. The primary purpose of the VMU district is to provide for a mixture of commercial, office and residential uses compatible with surrounding residential districts, in small-scale pedestrian-oriented developments. Typical uses may include single and multiple family residential, specialty retail sales, professional offices, personal services and neighborhood markets. The proposed PLANNING COMMISSION CONSIDERATION OF AMENDED PLANNED UNIT DEVELOPMENT NO. 18-001 AND ADDENDUM TO THE PREVIOUSLY CERTIFIED ENVIRONMENTAL IMPACT REPORT FEBRUARY 19, 2019 PAGE 5 project meets applicable development standards including floor area ratio (FAR), lot coverage, height, setbacks and parking. These statistics are shown in Table 1 below. Table 1: Site Development Standards for the VMU Zoning District Development Standard Requirement Proposed Notes Maximum Density Mixed Use Projects 15 dwelling units per gross acre 16 dwelling units Exceeds density for Phase 3 area but meets Code requirement for project site. 30 dwelling units maximum. Minimum Lot Size 5,000 square feet 5,460 Lot 1 5,200 Lot 2 5,681 Lot 3 5,940 Lot 4 22,281 Total Code met Minimum Lot Width 40 feet 80’ minimum Code met Minimum front yard setback 0 – 15 feet 25’ minimum Code met Minimum rear yard setback 0 – 15 feet. If project is mixed use and/or abuts residential district then 10 feet required 15’ feet minimum for quadplex 1 Code met Minimum street side yard setback 0 – 15 feet 0 feet Code met Building size limits Maximum height: 30’ or 3 stories, whichever is less; a maximum of 36 feet is allowable through the MUP process. Max Building Size is 10,000 square feet Previously approved at 35’, 3 story max buildings, proposed consistent with previous approval Code met and consistent with previous approval Maximum site coverage 100% 48% total, no individual parcel exceeds 51% Code met Maximum Floor Area Ratio 1 .99 Code met Traffic As part of the environmental review process for the original project, the applicant has required to provide an analysis of the Creekside Center’s impact to the City’s circulation network (Attachment 3). The conclusion of that study was that while the project would have a cumulative impact on the City’s circulation network, particularly in the Village, the project’s payment of development impact fees would reduce that impact to an acceptable level based on the Statement of Overriding Considerations for the 2001 PLANNING COMMISSION CONSIDERATION OF AMENDED PLANNED UNIT DEVELOPMENT NO. 18-001 AND ADDENDUM TO THE PREVIOUSLY CERTIFIED ENVIRONMENTAL IMPACT REPORT FEBRUARY 19, 2019 PAGE 6 update of the General Plan, which stated that although the land uses prescribed by the General Plan would have unavoidable significant impacts to the Village circulation systems, the opportunities afforded by these land uses outweighed the negative impacts. For the proposed project amendment, the applicant submitted an Updated Trip Generation Analysis prepared by Associated Transportation Engineers which concluded that while the increased density would add an additional 42 daily tips, with 1 additional A.M. peak hour trip and zero (0) additional P.M. peak hour trips, these additional trips would not change the findings of the previous traffic analysis and environmental documents previously prepared for the Creekside Center. Access The Creekside Center has three (3) points of access, including ingress only at Le Point Street and ingress and egress points at Crown Hill Street and E. Branch Street. A fourth ingress and egress is located on Crown Terrace; however, this leads only to the second level parking for the parking structure on the previous Phase 2/proposed Phase 4. All internal access driveways have been reviewed and accepted by the Five Cities Fire Authority and Police Department during the Staff Advisory Committee’s review of the project. Parking Parking for the modification to Phase 3 will be accommodated in enclosed garages on the ground floor of each quadplex unit. Two (2) guest parking spaces on Phase 3 are being proposed adjacent to the drive aisle from Le Point Street. The project plans indicate that no guest parking is required for Phase 3. This appears to result from Subsection 1.e. of Section 16.56.060 of the Municipal Code regarding to Off-Street Parking Requirements. For apartment and multifamily dwellings, no guest parking is required for developments of four (4) units or less. However, while each building, and therefore each parcel only has four (4) units, Phase 3 as a whole is proposed to have sixteen (16) units. For developments over four (4) units, one-half (0.5) guest spaces are required per unit. For the proposed Phase 3, this would result in a requirement of eight (8) guest spaces. Nonetheless, the proposed project is providing adequate parking for the Creekside Center, as the total parking required is less than the parking provided when considering shared use reductions based on reciprocal parking agreements at the site. This is broken down in Table 3 below: Table 3: Parking Requirements – Required Guest Parking in Phase 3 Use (Phase) Parking Required Parking Provided Office/Retail (Phase 4) 40 40 Quadplex (Phase 3) 32 (covered) 8 (guest) 32 (covered) 2 (guest) Buildings 1-6 (Phase 2) 12 (covered) 6 (guest) 12 (covered) 6 (guest) Buildings 7-8 4 (covered) 4 (guest) 4 (covered) 4 (guest) PLANNING COMMISSION CONSIDERATION OF AMENDED PLANNED UNIT DEVELOPMENT NO. 18-001 AND ADDENDUM TO THE PREVIOUSLY CERTIFIED ENVIRONMENTAL IMPACT REPORT FEBRUARY 19, 2019 PAGE 7 Use (Phase) Parking Required Parking Provided Subtotal 106 spaces 100 spaces 20% shared use reduction -21.2 (only needs 6 space, or ~6%, reduction) Total 84.8 spaces 100 spaces Architecture The proposed quadplexes are each two-bedroom units, including garage parking, a ground floor office, living and dining areas on the second floor, with the bedrooms on the third floor. Colors alternate between each quadplex, and include lighter “Spun Sugar” and darker “Foggy Day” (Attachment 5). Materials tend to be more of a Craftsman style, including roof gables, shiplap fiber cement siding, square columns, single hung windows, and exposed rafter tails on the roof gables. The materials and colors are consistent with the Village Design Guidelines. The structures are proposed to be a consistent three-story height. The previously approved units were also three story units, but had more variety of roof levels as they were individual units. The uniform design of the structures allows for the additional units and allows portions of the buildings to act as retaining walls in certain sections against the slope to Crown Terrace. Sheet DP10 of Attachment 2 shows the view of the structures from Crown Terrace and the portions of the building that will be visible above the grade. Landscaping and Other Features The landscape plan includes updated plant palettes to comply with the more stringent landscaping requirements of the Model Water Efficient Landscaping Ordinance updated since original approval of the Creekside Center project. Plants identified on the revised plan include mostly low water use trees, large to small shrubs, and groundcover. Refer to Sheet L2 of Attachment 8 for proposed landscaping. Members of the ARC were in support of the proposed landscaping during their consideration of the proposed project. ALTERNATIVES: The following alternatives are identified for the Commission’s consideration: 1. Adopt the attached Resolution approving Planned Sign Program 18-002; 2. Modify and adopt the attached Resolution approving Planned Sign Program 18- 002; 3. Do not adopt the attached Resolution, provide specific findings, and direct staff to return with a Resolution to deny approval of the project; or 4. Provide other direction to staff. ADVANTAGES: The proposed changes to the project will allow for additional residential units on the mixed use site during a time when housing resources are stressed in the area. The attached, for rent nature of the units will fill a needed rental housing niche and is in compliance with the City’s General Plan Housing Element. PLANNING COMMISSION CONSIDERATION OF AMENDED PLANNED UNIT DEVELOPMENT NO. 18-001 AND ADDENDUM TO THE PREVIOUSLY CERTIFIED ENVIRONMENTAL IMPACT REPORT FEBRUARY 19, 2019 PAGE 8 DISADVANTAGES: Additional residential units will result in increased vehicular traffic in the area. Increased building area will additionally result in decreased private open space per unit on Phase 3. However, the project remains in compliance with site development standards for the property. The modification to the phasing would result in the residential components of the Creekside Center being developed before the commercial component. However, development of the residential components will help to finance the commercial component’s construction. ENVIRONMENTAL REVIEW: In compliance with the California Environmental Quality Act, The City Council certified an Environmental Impact Report (EIR) for the original Creekside Center project, when all existing structures were proposed for demolition. To date, three (3) addendums to the EIR have been completed for modifications made to the project since original approval, including the approved project. An Addendum to the Final Environmental Impact Report (State Clearinghouse No. 2001091085) was prepared to evaluate whether the proposed project would result in any new or substantially great significant effects or require any new mitigation measures not identified in the EIR (Attachment 6). The conclusion of the Addendum is that the proposed project amendment would not result in a measurable increase in environmental impacts over what was previously analyzed in the EIR, nor would they substantially reduce or change the conclusions in the previous EIR. While Mitigation Measures identified in the EIR have been included in the prepared Resolution by reference, the Mitigation Monitoring Program is included as Attachment 7. PUBLIC NOTIFICATION AND COMMENT: A notice of public hearing was mailed to all property owners within 300’ of the project site, was published in The Tribune, and posted at City Hall and on the City’s website and a sign announcing the public hearing was posted at the project site in accordance with City policy on February 8, 2019. The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2. No comments have been received. Attachments: 1. Vicinity Map 2. Minutes of the December 19, 2018 Architectural Review Committee meeting 3. Traffic and Circulation analysis from the Creekside Center EIR 4. Updated Trip Generation Analysis for the Creekside Center Project – Associated Transportation Engineers 5. Color and material sheet 6. Addendum to the Environmental Impact Report 7. Creekside Mitigation Monitoring Program 8. Project plans RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING AN ADDENDUM TO THE CREEKSIDE CENTER ENVIRONMENTAL IMPACT REPORT AND PLANNED UNIT DEVELOPMENT CASE NO. 18-001; APPLICANT – DB&M PROPERTIES, LLC; LOCATION – 415 EAST BRANCH STREET (THE CREEKSIDE PROJECT) WHEREAS, the City Council approved Vesting Tentative Tract Map No. 04-004 and Planned Unit Development No. 04-001 on September 25, 2007, on appeal, to reconfigure twenty-three (23) existing parcels into nineteen (19) parcels and to construct a commercial retail, office and residential development; and WHEREAS, through previous State and City extensions, the Creekside Project remains an active entitlement; and WHEREAS, the applicant has submitted an application to amend the Planned Unit Development for Phase 3 of the Creekside Center project to add eight (8) additional residential units to the project, changing the housing format from detached, individually owned units to four (4) for rent quadplex units; and WHEREAS, the Architectural Review Committee considered the project on December 19, 2018 and recommended approval of the project as proposed; 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 WHEREAS, the Planning Commission has reviewed the addendum to the Final Environmental Impact Report and agrees with the addendum’s conclusions that the proposed project is consistent with the environmental impacts studied and presented in the Final Environmental Impact Report; and WHEREAS, the Planning Commission has reviewed the project at a duly noticed public hearing on February 19, 2019; and WHEREAS, the Planning Commission finds, after due study, deliberation, and public hearing, that the following circumstances exist: Planned Unit Development Permit Findings: 1. The proposed development is consistent with the goals, objectives, and programs of the general plan and any applicable specific plan. The revision to Phase 3 of the previously approved Creekside Center Mixed Use Project to allow an increase in the number of residential units from eight (8) to sixteen (16) is consistent with Objective LU6 and Polices LU6-1, LU6-5, LU6-7, RESOLUTION NO. PAGE 2 LU12-5, CT4-1, A.1, and A.5 of the Land Use, Circulation, and Housing Elements of the Arroyo Grande General Plan, respectively. 2. The site for the proposed development is adequate in size and shape to accommodate said use and all yards, open spaces, setbacks, walls and fences, parking areas, landscaping, and other features required by the Development Code. Phase 3 of the previously approved Creekside Center Mixed Use Project is of sufficient size and shape to accommodate the increase in the number of residential units from eight (8) to sixteen (16) and through reciprocal parking and access agreements will accommodate additional parking, landscaping, and access required by the Arroyo Grande Development Code. 3. 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. Phase 3 of the previously approved Creekside Center Mixed Use will utilize the previously approved points of ingress and egress, including the primary ingress to Phase 3 from Le Point Street and ingress and egress to Crown Hill Street. The site also has adequate access for emergency response as recommended by the Staff Advisory Committee. 4. Adequate public services exist, or will be provided in accordance with the conditions of the development plan approval, to serve the proposed development; and that the approval of the proposed development will not result in a reduction of public services to properties in the vicinity so as to be a detriment to public health, safety, and welfare. The provisions for public services, including water, sanitation, and public utilities were evaluated through the Environmental Impact Report prepared for the entire Creekside Center Project and it was determined that adequate public services will be available. This determination was maintained through the Addendum to the Environmental Impact Report prepared for the proposed project. 5. 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 multiple-family and single-family residential uses in the surrounding area. The revision to Phase 3 of the Creekside Center Project will convert some of the approved single family residences into multi-family residences at a density acceptable for the entire project site and will not have substantial adverse effects on surrounding properties. RESOLUTION NO. PAGE 3 6. The improvements required, and the manner of development, adequately address all natural and man-made hazards associated with the proposed development of the project site, including, but not limited to, flood, seismic, fire and slope hazards. The project and all private and public improvements have been designed and conditioned to be constructed in a manner that will adequately address all natural and man-made hazards associated with the proposed development of the project site. 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 revision to Phase 3 of the previously approved Creekside Center Mixed Use Project to allow an increase in the number of residential units from eight (8) to sixteen (16) in an attached, multi-family configuration allows the overall site density to be accommodated more efficiently than would have been achievable through conventional development standards. 8. The proposed development complies with all applicable performance standards listed in Development Code Section 16.32.050. The revision to Phase 3 of the previously approved Creekside Center Mixed Use Project, and designed and conditioned, complies with all applicable standards of the Arroyo Grande Development Code. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves the Addendum to the Creekside Mixed-Use Center Environmental Impact Report (SCH No. 2001091085) as set forth in Exhibit “B”, attached hereto and incorporated herein by this reference and approves Amended Planned Unit Development 18-001 as set forth in Exhibit “C”, 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 of Commissioner ________________, seconded by Commissioner______________, and by the following roll call vote, to wit: AYES: NOES: ABSENT: the foregoing Resolution was adopted this 19th day of February, 2019. RESOLUTION NO. PAGE 4 ______________________________________ GLENN MARTIN, CHAIR ATTEST: ______________________________________ PATRICK HOLUB SECRETARY TO THE COMMISSION APPROVED AS TO CONTENT: ______________________________________ TERESA MCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. PAGE 5 EXHIBIT "A" CONDITIONS OF APPROVAL AMENDED PLANNED UNIT DEVELOPMENT 18-001 (FORMERLY PLANNED UNIT DEVELOPMENT NO. 04-001) APPLICANT – DB & M PROPERTIES, LLC; LOCATION – 415 EAST BRANCH STREET COMMUNITY DEVELOPMENT DEPARTMENT GENERAL CONDITIONS This approval authorizes a modification to project phasing and density for for Vesting Tentative Tract Map No. 04-004 and Planned Unit Development No. 04-001 to construct a commercial retail, office and residential development. The project is approved to be phased as follows: Phase I – the former Brown property containing the warehouse and two residences; Phases II and III – development of the residential areas; and Phase IV – development of the commercial area, all as shown on Exhibit “B” attached hereto and incorporated herein. Conditions that do not indicate a specific phase apply to all four phases. Conditions not applicable to Phase I are based on the assumption that there is no proposed change of use to existing structures. Conditions pertaining to Public Improvements may be phased, if feasible to the satisfaction of the City Engineer. 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 Vesting Tentative Tract Map 04-004 and Planned Unit Development 04-001. 3. Vesting Tentative Tract Map No. 04-004 and Amended Planned Unit Development No. 18-001 shall automatically expire on February 19, 2021 unless the final map for all four phases is recorded. The final map is no longer eligible for time extensions due to previous extensions given to the map. 4. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of February 19, 2019 and marked Exhibit “B”, attached hereto, except as modified by these conditions of approval. 5. The applicant shall, as a condition of approval of this tentative map application, defend, indemnify and hold harmless the City of Arroyo Grande, its present or former agents, officers and employees from any claim, action, or proceeding against the City, its past or present agents, officers, or employees to attack, set aside, void, or annul City's approval of this subdivision, which action is brought within the time period provided for by law. This condition is subject to the provisions of Government Code Section 66474.9, which are incorporated by reference herein as though set forth in full. RESOLUTION NO. PAGE 6 6. The PUBLIC IMPROVEMENTS for Le Point & Crown Terrace; to include curb, gutter, sidewalk, and retaining walls, shall be completed prior to the start of internal building construction. 7. All plan sets, Architectural and Engineering, to be submitted together. SPECIAL CONDITIONS 8. PUBLIC IMPROVEMENTS: The two (2) Coast Live Oak trees and the Canary Island Date Palm shall be transplanted to a suitable location on or off-site, as recommended by the arborist report prepared by Carolyn Leach dated September 1, 2006. 9. PHASE IV: Consistent with MM 4.3.30, an open space agreement and twenty-five foot (25’) creek easement measured from top of bank shall be recorded on the property. No development shall occur within 25’ creek setback area. A trail easement shall also be recorded within the creek setback area. A homeowners association shall be responsible for maintaining the creek easement area. 10. PHASES III & IV: The applicant shall provide two (2) on-site affordably restricted housing units to be sold to moderate-income qualified families. Prior to recording the final map the applicant shall enter into an agreement, in a form approved by the City Attorney, whereby the applicant agrees on behalf of itself and its successors in interest to maintain the affordability of the units for thirty (30) years or longer, as well as other terms and conditions determined to be necessary to implement this condition. 11. AFTER ALL PHASES ARE COMPLETED: There shall be a “look back” provision to determine whether a gate is necessary between the commercial and residential uses two (2) years after the project has been constructed. The applicant shall install a gate at its expense. 12. PHASES III & IV: Storage cabinets within the garages shall be elevated to reduce the risk of damage during a flood event, as determined by a flood study. NOISE 13. Construction activities shall be restricted to the hours of 7:00 AM to 5:00 PM Monday through Friday. There shall be no construction activities on Saturday or Sunday. DEVELOPMENT CODE 14. Development shall conform to the Village Mixed Use (VMU) zoning requirements except as otherwise approved. 15. All fences and/or walls shall not exceed six feet (6’) in height unless otherwise RESOLUTION NO. PAGE 7 approved with a Minor Exception or Variance application. 16. The developer shall comply with Development Code Chapter 16.20, "Land Divisions". 17. The developer shall comply with Development Code Chapter 16.64, "Dedications, Fees and Reservations." PRIOR TO ISSUANCE OF GRADING PERMIT 18. All walls, including screening and retaining walls, shall be compatible with the approved architecture and Development Code Standards, and shall be no more than 3 feet in height in the front setback area, subject to the review and approval of the Community Development Director. PRIOR TO ISSUANCE OF A BUILDING PERMIT 19. PUBLIC IMPROVEMENTS: The Architectural Review Committee (ARC) shall review and approve the final Crown Terrace guardrail/handrail design placed on top of required retaining walls and historic markers. 20. PHASES II-IV: The ARC shall review and approve the final architectural drawings, including exterior building colors and materials, final landscape plan with historic railroad elements. 21. PHASES II-IV: The applicant shall obtain approval for a Planned Sign Program consistent with the Development Code and the Design Guidelines and Standards for Historic Districts. PRIOR TO RECORDING THE FINAL MAP 22. PHASES II-IV: A landscaping 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 landscaping plan shall include the following for all public street frontages and common landscaped areas: a. Tree staking, soil preparation and planting detail; b. The use of landscaping to screen ground-mounted utility and mechanical equipment; c. The required landscaping and improvements. This includes: (1) Deep root planters shall be included in areas where trees are within five feet (5') of asphalt or concrete surfaces and curbs; (2) Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants and mulches shall be incorporated into the landscaping plan; and (3) All slopes 2:1 or greater shall have jute mesh, nylon mesh or equivalent material. (4) An automated irrigation system. RESOLUTION NO. PAGE 8 PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY 23. All fencing shall be installed. 24. The applicant shall submit final Covenants, Conditions and Restrictions (CC&Rs) that are administered by a subdivision homeowners’ association and formed by the applicant for common areas within the subdivision. The CC&Rs shall be reviewed and approved by the City Attorney and recorded with the final map. PUBLIC WORKS DEPARTMENT CONDITIONS 25. PUBLIC IMPROVEMENTS: The existing Cypress trees along Crown Terrace shall be removed in the northeast corner of the site. The other Cypress trees shall be thinned or removed, as determined to be necessary by an arborist study. 26. The applicant shall comply with the provisions of Ordinance 521 C.S., the Community Tree Ordinance. 27. Linear root barriers shall be used throughout the project to protect all sidewalks. 28. PHASES II-IV: All street front trees shall be 24-inch box and shall be located a minimum of one (1) tree for every fifty feet (50’) of street frontage. The ARC shall review and approve the final landscape plan. 29. PHASES II-IV: The applicant shall comply with the latest edition of the California Green Building Code. BUILDING AND FIRE DEPARTMENT CONDITIONS 30. PHASES II-IV: The project shall comply with the most recent editions of the California State Fire and Building Codes and the Uniform Building and Fire Codes as adopted by the City of Arroyo Grande. 31. PHASES II-IV: The project shall comply with State and Federal disabled access requirements at public areas. 32. PHASES II-IV: Prior to map recordation, the applicant shall show all setback areas for each lot on the tentative tract map. FIRE LANES 33. PHASES II-IV: Prior to issuance of a certificate of occupancy, all fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. RESOLUTION NO. PAGE 9 FIRE FLOW/FIRE HYDRANTS 34. PHASES II-IV: Project shall have a fire flow in accordance with the California Fire Code. 35. PHASES II-IV: Prior to bringing combustibles on site, fire hydrants shall be installed, and be operational per Fire Department and Public Works Department standards. Add an additional hydrant in the dead end street portion on the west side of lots 6 & 7. 36. PHASES II-IV: Prior to occupancy, the applicant must provide an approved “security key box”, per Building and Fire Department guidelines and per the California Fire Code. FIRE SPRINKLER 37. PHASES II-IV: Prior to occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 38. PHASES II-IV: Prior to issuance of a grading permit or building permit, whichever occurs first, the applicant shall show proof of properly abandoning all non- conforming items such as septic tanks, wells, underground piping and other undesirable conditions. OTHER APPROVALS 39. PHASES II-IV: Prior to issuance of a building permit, County Health Department approval is required for well abandonment if applicable. 40. PHASES II-IV: Project must comply with Federal and local flood management policies. Prior to approval of PHASE III, the applicant must provide FEMA no rise certification. 41. PHASES II-IV: Any review costs generated by outside consultants, shall be paid by the applicant. SPECIAL CONDITION(S) 42. PHASES II-IV: The applicant shall provide entrance directories, with addresses for Fire & Emergency responders, including private street names. ENGINEERING DIVISION CONDITIONS All Engineering Division conditions of approval as listed below are to be complied with prior to recording the map or finalizing the permit, unless specifically noted otherwise. RESOLUTION NO. PAGE 10 43. Fees - The applicant shall pay all applicable City fees at the time they are due. (For your information, the “Procedure for Protesting Fees, Dedications, Reservations or Exactions” is provided below). 44. Fees to be paid prior to plan approval: a. Map check fee. b. Plan check for grading plans based on an approved earthwork estimate. c. Plan check for improvement plans based on an approved construction cost estimate. d. Permit Fee for grading plans based on an approved earthwork estimate. e. Inspection fee of subdivision or public works construction plans based on an approved construction cost estimate. ____________________________________________________ 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 RESOLUTION NO. PAGE 11 or conditionally approved or when the parcel map is recorded if a tentative map or tentative parcel map is not required. (E) The imposition of fees, dedications, reservations, or other exactions occurs, for the purposes of this section, when they are imposed or levied on a specific development. _____________________________________________________________________ SPECIAL CONDITIONS 45. PUBLIC IMPROVEMENTS: Underground all existing overhead utilities, more specifically the following poles and associated overhead lines, shown graphically in Exhibit A: a. Pole 2197, near the dead end of Le Point Street. b. Pole 440, at the corner of Le Point and Crown Terrace. c. Pole 524, at the corner of Crown Hill and Crown Terrace. d. Pole 139, along Crown Terrace. e. Unknown Pole Number, along Crown Terrace. 46. PUBLIC IMPROVEMENTS: Construct Le Point Street adjacent to the northern project boundary to the following design standards:  20 feet street width from curb to centerline of street from the project side.  6 feet wide concrete sidewalks on the project side with concrete curb and gutter.  25 mile per hour design speed.  TI of 6.5. 47. PUBLIC IMPROVEMENTS: Construct Crown Terrace adjacent to the eastern project boundary to the following design standards:  12 feet street width from curb to centerline of the street from the project side.  6 feet wide concrete sidewalks with concrete curb and gutter on the west side of the street.  “No Parking” on both sides of the street.  25 mile per hour design speed.  TI of 6.5.  Complete submittal of plans will include plans for retaining wall adjacent to Crown Terrace, designed by a registered Civil or Structural Engineer. 48. PUBLIC IMPROVEMENTS: Remove and replace any broken curb, gutter and sidewalk along Crown Hill and East Branch Street. 49. PUBLIC IMPROVEMENTS: Install a pedestrian ramp at the corner of Crown Hill and East Branch Street. 50. PUBLIC IMPROVEMENTS: Overlay Crown Terrace with 1 ½” asphalt concrete. RESOLUTION NO. PAGE 12 Grind the perimeter of the overlay as a wedge 2’ tall by 5’ wide to facilitate matching to existing grades. 51. PUBLIC IMPROVEMENTS: Complete half of the cross gutter and spandrel at the northwest corner of Le Point Street and Crown Terrace. 52. PUBLIC IMPROVEMENTS: Analyze the intersection of Crown Terrace and Le Point Street for traffic control improvements and install an all-way stop, and any other improvements as are deemed necessary by the Community Development Director. Sidewalk and ADA improvements shall be installed as necessary. 53. PUBLIC IMPROVEMENTS: The applicant shall make all necessary welded connections to the steel sanitary sewer main and slip line the main and welded stub laterals 54. PUBLIC IMPROVEMENTS: Upgrade the storm drain system along Le Point Street to City Standards, complete with fossil filters. 55. PUBLIC IMPROVEMENTS: Remove and replace the drop inlet along the property frontage of Crown Hill with a new City standard drop inlet. 56. PHASE III: Extend an 8” main through the site to connect to the main underneath Le Point Street and Crown Hill. 57. PHASES I & II: Install decorative streetlights along Crown Hill to match existing light standards in the Village along East Branch Street. The minimum lighting required by the Police Department shall be used. Streetlights along Crown Terrace and Le Point Street shall be shielded to direct light downwards, and shall be shorter than standard streetlights. The ARC shall review and approve the final lighting plan. 58. Parking for existing businesses on the site shall not be blocked during construction. 59. PHASES II-IV: Dust shall be controlled on site during construction. 60. PHASE IV: The pedestrian path adjacent to the creek shall be made of 4” thick decomposed granite (dg) with a minimum of 6” redwood header. 61. Distinctive marking, such as stamped concrete, shall be used to indicate a pedestrian path across the parking area linking the pedestrian path adjacent to the creek to East Branch Street. For PHASE I, a pedestrian easement shall be shown on the final map between lots 17 and 18 from the parking area to East Branch Street. 62. PHASES II-IV: A bike rack containing six (6) bicycle spaces shall be installed in both the residential and commercial components of the project for a total of twelve (12) bicycle spaces (three spaces per phase). RESOLUTION NO. PAGE 13 63. PHASES III & IV: The residential portion of the project shall have primary access from Le Point Street. 64. PHASES II-IV: Project site drainage shall drain directly to the creek. Site drainage shall be filtered prior to entering the creek. Energy dissipation shall be provided for at the creek outfall. Bioswales shall be used where appropriate, as approved by the California Department of Fish and Game and the U.S. Army Corps of Engineers. Discharge to the creek shall be in the direction of flow. GENERAL CONDITIONS 65. PHASES II-IV: Clean all streets, curbs, gutters and sidewalks at the end of the day’s operations or as directed by the Director of Community Development or the Director of Public Works. 66. PHASES II-IV: Perform construction activities requiring City inspection during normal business hours (Monday through Friday, 7 A.M. to 5 P.M. excluding City holidays) for inspection purposes. 67. Prior to placing the final map on the City Council Agenda, the following items shall be submitted and approved: a. Final map signed. b. PHASES II-IV: Improvement Securities. c. Fees paid. d. PHASES II-IV: Inspection agreement signed. e. Subdivision improvement agreement signed. f. Tax certificate. g. Project CC&Rs or maintenance agreements. IMPROVEMENT PLANS 68. PUBLIC IMPROVEMENTS: All public improvements shall be completed prior to the other phasing of the project. 69. PHASES II-IV: All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. 70. PHASES II-IV: Submit four (4) full-size paper copies and one (1) full-size mylar copy of approved improvement plans for inspection purposes during construction. 71. PHASES II-IV: Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director. One (1) set of mylar prints and an electronic version on CD in AutoCAD format shall be required. 72. PHASES II-IV: The following Improvement plans shall be prepared by a registered Civil Engineer and approved by the Engineering Division: RESOLUTION NO. PAGE 14 a. Grading, drainage and erosion control. b. Street paving, curb, gutter and sidewalk. c. Public utilities. d. Water and sewer. e. Landscaping and irrigation. f. Any other improvements as required by the Director of Public Works. 73. PHASES II-IV: The site plan shall include the following: a. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. b. The location, quantity and size of all existing and proposed sewer laterals. c. The location, size and orientation of all trash enclosures. d. All existing and proposed parcel lines and easements crossing the property. e. The location and dimension of all existing and proposed paved areas. g. The location of all existing and proposed public or private utilities. 74. PHASES II-IV: Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 75. Any landscape and irrigation within the public right of way require plans that shall be approved by the Public Works and Community Development Departments. WATER 76. PHASES II-IV: Whenever possible, all water mains shall be looped to prevent dead ends. The Director of Public Works must grant permission to dead end water mains. 77. PHASES II-IV: Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 78. Each parcel shall have separate water meters. Duplex service lines shall be used if feasible. 79. PHASES II-IV: 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. 80. PHASES II-IV: Existing water services to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 81. PHASES II-IV: The applicant shall complete measures to neutralize the estimated increase in water demand created by the project by either: a. Implement an individual water program consisting of retrofitting existing high-flow plumbing fixtures with low flow devices. The calculations shall be submitted to the Director of Public Works for review and approval. The proposed individual water program shall be submitted to the City Council RESOLUTION NO. PAGE 15 for approval prior to implementation; OR, b. The applicant may pay an in lieu fee of $2,200 for each new residential unit. 82. PHASES II-IV: Install fire hydrants to Public Works and Building and Life Safety Division requirements. SEWER 83. PHASES II-IV: Each parcel shall be provided a separate sewer lateral. 84. All sewer laterals must connect to City sewer mains. 85. PHASES II-IV: All new sewer mains must be a minimum diameter of 8”. 86. PHASES II-IV: All sewer laterals within the public right of way must have a minimum slope of 2%. 87. PHASES II-IV: All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. 88. PHASES II-IV: Existing sewer laterals to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 89. PHASES II-IV: Obtain approval from the South County Sanitation District for the development’s impact to District facilities. PUBLIC UTILITIES 90. PHASES II-IV: Underground all new public utilities in accordance with Section 16.68.050 of the Development Code. 91. PHASES II-IV: Under ground all existing overhead public utilities on-site and in the street in accordance with Section 16.68.050 of the Development Code. 92. PHASES II-IV: Underground improvements shall be installed prior to street paving. 93. PHASES II-IV: Submit all improvement plans to the public utility companies for approval and comment. Utility comments shall be forwarded to the Director of Public Works for approval. 94. Submit the Final Map shall to the public utility companies for review and comment. Utility comments shall be forwarded to the Director of Public Works for approval. 95. PHASES II-IV: Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. RESOLUTION NO. PAGE 16 96. PHASES II-IV: All public utility plans shall be submitted to the Director of Public Works for review and comments. STREETS 97. PHASES II-IV: Obtain approval from the Director of Public Works prior to excavating in any street recently over-laid or slurry sealed. The Director of Public Works shall approve the method of repair of any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal. 98. PHASES II-IV: All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned and filled with epoxy. 99. PHASES II-IV: All street repairs shall be constructed to City standards. 100. PHASES II-IV: Street structural sections shall be determined by an R-Value soil test and TI, but shall not be less than 3” of asphalt and 6” of Class II AB. 101. PHASES II-IV: Overlay, slurry seal, or fog seal any roads dedicated to the City prior to acceptance by the City may be required as directed by the Director of Public Works. CURB, GUTTER, AND SIDEWALK 102. PHASES II-IV: Utilize saw cuts for all repairs made in curb, gutter, and sidewalk. 103. PHASES II-IV: Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. GRADING 104. PUBLIC IMPROVEMENTS: Submit all retaining wall calculations, prepared and stamped by a structural engineer, for review and approval by the City Engineer for walls not constructed per City standards. 105. PHASES II-IV: Perform all grading in conformance with the City Grading Ordinance. 106. PHASES II-IV: Submit a preliminary soils report 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. DRAINAGE 107. PHASE III: Ensure Phase III drainage complies with Post Construction Requirements 108. PHASES II-IV: All drainage facilities shall be designed to accommodate a 100- year storm flow. RESOLUTION NO. PAGE 17 109. PHASES II-IV: All drainage facilities shall be in accordance with the Drainage Master Plan. 110. PHASES II-IV: The project is in Drainage Zone “B” and will require runoff to be directed to the creek. Per Drainage Zone “B” requirements, post construction runoff cannot exceed preconstruction runoff. 111. PHASES II-IV: Submit detailed drainage calculations for review and approval by the City Engineer. POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 112. PHASE III The Applicant shall develop, implement and provide the City a: a. Prior to a building or grading permit a Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls complying with Engineering Standard 1010 Section 5.2.2. b. Prior to final acceptance an Operation and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls complying with Engineering Standard 1010 Section 5.2.3. c. Annual Maintenance Notification indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls are being 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). 113. PHASE II-IV: Prior to the issuance of a grading permit, the developer shall submit one (1) copy of the final project-specific Storm Water Pollution Plan (SWPPP) consistent with the Regional Water Quality Control Board (RWQCB) requirements and shall comply with RWQCB Construction General Permit. DEDICATIONS AND EASEMENTS 114. 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. 115. PHASES II-IV: Abandonment of public streets and public easements shall be listed on the final map of parcel map, in accordance with Section 66499.20 of the Subdivision Map Act. RESOLUTION NO. PAGE 18 116. PHASES II-IV: Street tree planting and maintenance easements shall be dedicated adjacent to all street right of ways. Street tree easements shall be a minimum of 10 feet beyond the right of way, except that street tree easements shall exclude the area covered by public utility easements. 117. PHASES III & IV: A Public Utility Easement (PUE) shall be dedicated over the private driveway for the residential portion. 118. PHASES II-IV: Easements shall be dedicated to the public on the map, or other separate document approved by the City, for the following:  Sewer easement over the existing sewer main. The existing easement is to the County of San Luis Obispo, but the City owns a portion of the main. The easement shall be a minimum of 15 feet wide.  Water easements where shown on the tentative map. The easements shall be a minimum of 15 feet wide. 119. Private easements shall be reserved on the map, or other separate document approved by the City, for sewer and water service. 120. Prior to issuance of grading or building permits for the project, the applicant shall provide evidence, to the satisfaction of the City Attorney, of all easements necessary for unimpeded public access to the project site, as shown on the project plans. PERMITS 121. Obtain an encroachment permit prior to performing any of the following: a. Performing work in the City right of way. b. Staging work in the City right of way. c. Stockpiling material in the City right of way. d. Storing equipment in the City right of way. 122. PHASES II-IV: Obtain a grading permit prior to commencement of any grading operations on site. AGREEMENTS 123. PHASES II-IV: Inspection Agreement: Prior to approval of an improvement plan, the applicant shall enter into an agreement with the City for inspection of the required improvements. 124. Subdivision Improvement Agreement: 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. RESOLUTION NO. PAGE 19 125. Covenants, Conditions, and Restrictions to outline the maintenance of the common facilities. These shall be subject to the review and approval of the Community Development Director and the City Attorney. IMPROVEMENT SECURITIES 126. PHASES II-IV: All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 127. PHASES II-IV: Submit an engineer’s estimate of quantities for public improvements for review by the City Engineer. 128. PHASES II-IV: Provide financial security for the following, to be based upon a construction cost estimate approved by the City Engineer: a. Faithful Performance: 100% of the approved estimated cost of all subdivision improvements. b. Labor and Materials: 50% of the approved estimated cost of all subdivision improvements. c. One Year Guarantee: 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. 129. Monumentation: 100% of the estimated cost of setting survey monuments. This financial security may be waived if the developer’s surveyor submits to the Director of Public Works a letter assuring that all monumentation has been set. OTHER DOCUMENTATION 130. Tax Certificate: The applicant shall furnish a certificate from the tax collector’s office indicating that there are no unpaid taxes or special assessments against the property. The applicant may be required to bond for any unpaid taxes or liens against the property. This shall be submitted prior to placing the map on the City Council Agenda for approval. 131. Preliminary Title Report: A current preliminary title report shall be submitted to the City Engineer prior to checking the map. 132. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the City Engineer with the final submittal of the Map. Prior to issuing a building permit 133. The Final Map shall be recorded with all pertinent conditions of approval satisfied. Prior to issuing a certificate of occupancy 134. PHASES II-IV: All utilities shall be operational. 135. PHASES II-IV: All essential project improvements shall be constructed prior to occupancy. Non-essential improvements, guaranteed by an agreement and RESOLUTION NO. PAGE 20 financial securities, may be constructed after occupancy as directed by the Community Development Director. 136. PHASES II-IV: Prior to the final 10% of occupancies for the project are issued; all improvements shall be fully constructed and accepted by the City. MITIGATION MEASURES SEE MITIGATION MONITORING PROGRAM (EXHIBIT D). ADDENDUM TO THE CREEKSIDE MIXED-USE CENTER ENVIRONMENTAL IMPACT REPORT (SCH No. 2001091085) Amended Planned Unit Development 18-001 Revisions to a Previously Approved Planned Unit Development to Allow Eight (8) Additional Housing Units 415 E. Branch Street (Phase 3 of the Creekside Mixed-Use Center) February 2019 EXHIBIT "B" Full Copy on File in the Community Development Department JOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T TITLE SHEETCREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1CREEKSIDE CENTERA R R O Y O G R A N D E , C ATITLE SHEETDP1SHEET INDEXPROJECT DESCRIPTIONA MIXED USE PLANNED DEVELOPMENT PROJECT LOCATED IN THE VILLAGEOF ARROYO GRANDE, CA. THE PROJECT INCLUDES AN OFFICE/RETAILBUILDING AT THE CORNER OF CROWN TERRACE AND CROWN HILL STREET,SIXTEEN 2 BEDROOM RESIDENTIAL QUADPLEX UNITS ALONG CROWNTERRACE, A CLUSTER OF 2 BEDROOM 1 STUDIO RESIDENCES, AND TWOLIVE WORK UNITS.VICINITY MAPRETAIL / OFFICE / RESIDENTIALPROPOSED USE:138'-6"35 FT.21'-0"128'-0"164'-0"163'-0"36'-0"117'-6"MAX. BLDG. ELEVATION ALLOWEDPLUS MAX. HGT.AVERAGE ELEVATION DIFFERENCEACTUAL BLDG. HEIGHT ELEVATIONLOW NATURAL GRADE ELEVATIONHIGH NATURAL GRADE ELEVATIONMAX. ALLOWABLE BLDG. HEIGHT4,716 SQ.FT.SQ.FT.12,9371st FLOOR:SUBTOTAL:GROSS BUILDING AREA:BUILDING SUMMARYNUMBER OF STORIES:BUILDING HGT CALCS:SITE SUMMARYLOT AREA:LOCAL ZONING:APN:LEGAL DESCRIPTION:83,657 SF007-203-009, 011, 012, 013VILLAGE MIXED USEADJACENT USE: LE POINT STREETNORTHSOUTHEASTWESTEAST BRANCH STREETCROWN TERRACEHIGHWAY MIXED USE ALONG BRANCH AND GATEWAYPROPOSED USE: MIXED USE / OFFICE / RETAIL / RESIDENTIALEXISTING USE: VACANT / STORAGESITE PLANDP2TENTATIVE TRACT MAP (TEC)DP3OFFICE / RETAIL FLOOR PLANS (NO CHANGE)DP7RESIDENTIAL PLAN 'A' (BUILDINGS 1,3) PLANS AND ELEVATIONSDP8DP92,870 CU/YDS FILLPROPOSED GRADING:190 CU/YDS CUTNET CUT/FILL AREA 2,680 CU/YARDSOFFICE / RETAIL2,660 SQ.FT.SQ.FT.8,1701st FLOOR:SUBTOTAL:RESIDENTIAL 'A'SQ.FT.63,401TOTAL:3 STORIESOFFICE / RETAIL3 STORIESRESIDENTIAL 'A'4,140 SQ.FT.RESIDENTIAL PLAN 'B' (BUILDINGS 1-6) PLANS AND ELEVATIONS (NO CHANGE FROM PREV. APPROVAL)L1SCHEMATIC LANDSCAPE PLANSITEMIXED USE AT NORTHWEST CORNERRESIDENTIAL 'B'2 STORIESOFFICE / RETAILRESIDENTIAL 'B'1,111 SQ.FT.SQ.FT.2,2231st FLOOR:SUBTOTAL:2nd FLOOR:4,081 SQ.FT.3rd FLOOR:2nd FLOOR:3rd FLOOR:2,770 SQ.FT.2,740 SQ.FT.2nd FLOOR: 1,112 SQ.FT.007-204-001, 003(8 BUILDINGS)SQ.FT.17,784(X 8)118'-6"35 FT.1'-0"118'-0"153'-0"152'-6"35'-0"117'-6"MAX. BLDG. ELEVATION ALLOWEDPLUS MAX. HGT.AVERAGE ELEVATION DIFFERENCEACTUAL BLDG. HEIGHT ELEVATIONLOW NATURAL GRADE ELEVATIONHIGH NATURAL GRADE ELEVATIONMAX. ALLOWABLE BLDG. HEIGHTRESIDENTIAL 'A'1BUILDING NUMBER127'-0"35 FT.8'-6"122'-9"157'-9"153'-6"35'-0"2118'-6"35 FT.1'-0"118'-0"153'-0"152'-6"35'-0"3122'-6"35 FT.4'-0"120'-6"155'-6"153'-6"35'-0"4112'-6"35 FT.1'-0"112'-0"147'-0"136'-0"35'-0"111'-6"MAX. BLDG. ELEVATION ALLOWEDPLUS MAX. HGT.AVERAGE ELEVATION DIFFERENCEACTUAL BLDG. HEIGHT ELEVATIONLOW NATURAL GRADE ELEVATIONHIGH NATURAL GRADE ELEVATIONMAX. ALLOWABLE BLDG. HEIGHTRESIDENTIAL 'B'1BUILDING NUMBER116'-6"35 FT.4'-0"114'-6"149'-6"138'-6"35'-0"112'-6"2112'-6"35 FT.0'-0"112'-6"147'-6"136'-6"35'-0"112'-6"3116'-6"35 FT.3'-6"114'-9"149'-9"138'-9"35'-0"113'-0"4113'-0"35 FT.1'-6"112'-9"147'-9"136'-9"35'-0"112'-6"5117'-0"35 FT.3'-0"115'-6"150'-6"139'-6"35'-0"114'-0"6115'-0"35 FT.3'-0"113'-6"148'-6"137'-6"35'-0"112'-0"7116'-0"35 FT.2'-0"115'-0"150'-0"139'-0"35'-0"114'-0"8118'-6" 117'-6" 118'-6"ARROYO GRANDE, CA 93420330 S.HALCYON ROADMW ARCHITECTURE, INCFAX: (805) 544-4330TEL: (805) 544-4334LANDSCAPEARCHITECT:EMAIL: christopherh@mwa.bzREP: C.J. HORSTMANDEBBIE BLACK LANDSCAPEARCHITECTURE4443 POINTSETTIA STREETSAN LUIS OBISPO, CA 93401TEL: (805) 545-9470DIRECTORYARROYO GRANDE, CA 93420411 EL CAMINO REALTEL: (805) 489-7448OWNER:DB & M, L.L.C.FAX: (805) 489-1270EMAIL: deblauwcon@sbcglobal.netSANTA MARIA, CA 934552624 AIRPARK DRIVEBETHEL ENGINEERINGCIVIL TEL: (805) 934-57671,693 SF LE POINTE STREET ROW (ABANDON)85,350 SFTOTAL LOT AREA:RESIDENTIAL PLAN 'A' (BUILDINGS 2,4) PLANS AND ELEVATIONS DP8.1DP9.1RESIDENTIAL PLAN 'B' (BUILDINGS 7,8) PLANS AND ELEVATIONS (NO CHANGE PREV. APPROVAL)RESIDENTIAL 'A'RESIDENTIAL 'B'SETBACKS:OFFICE / RETAILSIDE REQ'D.:0-15 FT.REAR REQ'D.:FRONT REQ'D.: 0-5 FT.0-10 FT.SIDE REQ'D.:0-15 FT.REAR REQ'D.:FRONT REQ'D.: 0-5 FT.0-10 FT.SIDE REQ'D.:0-15 FT.REAR REQ'D.:FRONT REQ'D.: 0-5 FT.0-10 FT.PUBLIC / COMMON AREA: 19,900+ SFSQ.FT.32,680(X 4)1 FOR EVERY 8 ACCESSIBLE SPACES, BUT NOT LESS THAN 11 SPACE / 300 SQ.FT. OF GROSS FLOOR AREA3 SPACESREQUIRED:PROVIDED:REQUIRED:ACCESSIBLE SPACES:PROVIDED:PROVIDED:REQUIRED:BICYCLE SPACES:VAN SPACES:4 SPACES2 SPACES PER CBC TABLE 11B-61 SPACE2 SPACESOFFICE / RETAILVEHICLE PARKING REQUIREMENTS:40 SPACESPARKING REQ'D.:40 SPACESPARKING PROVIDED:2 SPACE PER UNIT WITHIN AN ENCLOSED GARAGERESIDENTIAL 'B'BLDG. 7, AND 82 ENCLOSED SPACES AND 2 SPACES FOR OFFICEPARKING REQ'D.:PARKING PROVIDED:2 COVERED SPACES PER UNIT + .5 PER UNIT FOR DEVELOPMENTS OVER 4 UNITSRESIDENTIAL 'A'- QUADPLEXPARKING REQ'D.:PARKING PROVIDED:BLDG. 1 - 6PARKING REQ'D.:PARKING PROVIDED:1 SPACEMOTORCYCLE REQ'D.:1 SPACEMOTORCYCLE PROVIDED:2 ENCLOSED AND 1 SURFACE SPACE7.5 PERCENT OF VEHICLE PARKING (OFFICE / RETAIL ONLY)1 COVERED SPACE PER STUDIO 1 SPACE PER 300 SQ FT OF OFFICE2 ENCLOSED AND 1 SURFACE SPACE2 ENCLOSED SPACES AND 2 SPACES FOR OFFICE1 SPACEPROVIDED:REQUIRED:MOTORCYCLE SPACES:1 SPACE1 SPACE PER PARKING OVER 25 SPACESOFFICE / RETAIL ELEVATIONS (NO CHANGE)DP7.19,98918,4132,8905,534LANDSCAPINGPAVING / PARKING / DRIVESBUILDING FOOTPRINTLOT AREAOFFICE / RETAIL2,6605,4608002,000RESIDENTIAL PLAN 'A' - QUADPLEX1BUILDING NUMBER5,20071025,68187135,94078041,1804,2002,445575RESIDENTIAL PLAN 'B'1BUILDING NUMBER1,1803,9681,7571,03121,1805,1553,06091531,1805,6422,1672,29541,1807,8434,7321,93151,1805,4321,9582,29461,1805,2912,6621,44971,1805,4321,9582,29481,830 2,150 2,500LANDSCAPINGPAVING / PARKING / DRIVESBUILDING FOOTPRINTLOT AREALANDSCAPINGPAVING / PARKING / DRIVESBUILDING FOOTPRINTLOT AREA%541630%%%%%%%%%%%%491437511335471538451342TOTALS10,64022,2813,1618,480%4814382858143044262359182138411560252236422251272236429,44042,96320,73912,784224830TOTALS%TENTATIVE TRACT MAP (TEC)DP4SCHEMATIC GRADING AND DRAINAGE PLAN (NO CHANGE)DP5SCHEMATIC GRADING AND DRAINAGE PLAN (BETHEL)DP62,660 2,660 2,66032 COVERED SPACES (PARCELS DO NOT EXCEED 4 UNITS) ARCHITECT:ENGINEER:EAST OF TALLY HO CREE, WEST OF CROWNTERRACE BETWEEN BRANCH STREET AND LE POINTSTREET IN ARROYO GRANDE, CASITE SUMMARY (CONT)STATISTICSQUADPLEX BLDGS.L2QUADPLEX LANDSCAPE PLANDP10EXIBITSEXHIBIT "C" TRUENREFNPLAN 'B'PLAN 'B'PLAN 'B'PLAN 'B'PLAN 'B'PLAN 'B'PLAN 'B'PLAN 'B'9'-0"18'-0"112777774368991011111111TYP.12126111131411151111161611171911182010'-7"9'-3"13'-0"11'-0"11'-6"18'-5"12'-7"25'-0"13'-9"9'-3"4'-1"72'-6"16'-8"22'-3"25'-2"4'-7"12'-5"7'-0"6'-2"12'-6"13'-0"11'-3"19'-0"17'-6"9'-9"6'-10"16'-6"7'-5"4'-6"24'-9"96'-1"75'-10"97'-6"16'-0"7'-0"13'-6"2'-8"15'-2"5'-4"27'-5"5'-0"9'-0"18'-0"24'-0"24'-0"24'-4"19'-6"13'-3"27'-9"17'-3"56 57 58 59 60 61 62636465666768121110987654321434241403938373635341314151617444549475253465455485150NOT A PARTEXISTINGEXISTING181920212223242526272829 30 31 32 339'-3"11'-2"11'-3"9'-7"5'-0"222121(N) PARKING STRUCTURE(N) OFFICERETAILQUAD PLEX 1PLAN AQUAD PLEX 2PLAN AQUAD PLEX 3PLAN AQUAD PLEX 4PLAN AL E P O I N T S T R E E TC R O W N T E R R A C EC R O W N H I L L R O A DBLDG. 1BLDG. 2BLDG. 3BLDG. 4BLDG. 5BLDG. 6BLDG. 8BLDG. 7EXISTING BARNEXISTING HOUSEEXISTING HOUSEPHASE 3PHASE 2PHASE 1PHASE 4JOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T SITE PLAN10' 20'0 40'REFERENCE NOTES12347895113' x 8' MOTORCYCLE SPACE1213CONCRETE WALKWAYACCESSIBLE PARKINGSHED TO BE REMOVEDEXISTING ADD-ON TO BE REMOVEDLANDSCAPE PLANTER. REFER TO LANDSCAPE PLANFLOOD PLAIN141516NEW CURB, SIDEWALK AND GUTTER PER CITY STANDARDSNEW DRIVEWAY STANDARD, PER CITY STANDARDS6EXISTING DRIVEWAY TO BE REMOVEDSEWER AND GAS EASMENTS EXISTINGCENTERLINE OF CREEK10PLAZA / SEATING AREALANDSCAPING. REFER TO LANDSCAPE PLANPUBLIC PATHWAY. REFER TO LANDSCAPE PLANEXISTING SIDEWALK17 ADA APPROVED RAMP18 FLOODWAY LINE SETBACK 25'19 TRASH ENCLOSURE20 PEDESTRIAN PATHWAYSCHEMATIC SITE PLANVEHICLE PARKINGOFFICE / RETAILREQUIREDPROVIDED4040QUAD PLEX 1,2,3,432 (COVERED)32 (COVERED)x2 x2 x2 x2 x2 x2 x2x2x2x2x2x2x21111111111111111111111111PLAN B (BUILDING 1-6) 12 (COVERED)12 (COVERED)6 (GUEST)6 (GUEST)PLAN B (BUILDING 7-8)4 (COVERED)12 (COVERED)4 (GUEST)4 (GUEST)SUBTOTAL98(20% SHARED USE REDUCTION)-19.6TOTAL78.41002 (GUEST)CREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1REVISION 1 SUMMARYAPROVED ENTITLEMENT REVISION 1UNIT 'A' SQ. FT.(EXCLUDINGGARAGE)UNIT 'A' QTY.PARKING SPACESOPEN SPACE81687 10020,82219,923 SF~1,420 SF / UNIT~1,470 SF/ UNIT21 REQUESTED 5' ENCROACHMENT ON CROWN TERRACE22 TERRACED RETAINING WALL REFER TO DPXPHASING PLANPHASE 1- IMPROVEMENTS TO SITE ACCESS AND PARKING ALONG CROWNHILL RDPHASE 2- IMPROVEMENTS ALONG LE POINT ST, RESIDENTIAL UNITS ANDRELATED PARKING, ACCESS DRIVE FROM LE POINT ST,PHASE 3- IMPROVEMENTS ALONG CROWN TERRACE, RETAINING WALL,QUADPLEX UNITS AND RELATED PARKING IMPROVEMENTSPHASE 4- COMMERCIAL/RETAIL BLDG AND RELATED PARKINGIMPROVEMENTS LOT LINES MODIFIED REFER TO DP 10 LOT LINES MODIFIED REFER TO DP 10 >>>>A5C5D53AB5E5J5M5XXX1" = 10'GRADING DETAILADP6 1D129+35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR2C2B1A3G4F+35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR2B1A3G1265E+35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR35 GAL35 GAL83'-3"32'-0"2'-0"2'-0"PWDROFFICEPWDROFFICEGARAGEGARAGEUPWORK BENCHUPMIRRORED PLAN83'-3"32'-0"3'-0"20'-9"TYP. UNITBEDROOM 1BEDROOM 2BATH 1BATH 2DNDNBEDROOM 2BEDROOM 1BATH 1BATH 1CLMIRRORED PLANWINDOW SEATWINDOW SEATELEVATION NOTES2.1.3.4.FIBER CEMENT HORIZONTAL SIDING TO MIMIC WOOD LAP SIDINGSMOOTH PLASTER SIDINGASPHALT SHINGLESCORRUGATED METAL ROOFINGB.A.C.D.SW6341 'RED CENT'SW6337 'SPUN SUGAR'SW6235 'FOGGY DAY'SW6236 'GRAYS HARBOR'COLOR DESIGNATIONSE. 'WHITE'5. 1X TRIMF. CLEAR COAT/ FACTOR FINISHG. ESTATE GRAY6. BOARD AND BATTEN SIDINGJOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T QUAD PLEX - ALT 1RESIDENTIAL 'A' (BUILDINGS 1 & 3)4' 8'0 16'FRONT DOOR ELEVATIONALLEY ELEVATIONSIDE ELEVATIONGROUND FLOORSECOND FLOORTHIRD FLOORCREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1 +35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR1291A2B1D2C4F+35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR+35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR6D4F3G126ELEVATION NOTES2.1.3.4.FIBER CEMENT HORIZONTAL SIDING TO MIMIC WOOD LAP SIDINGSMOOTH PLASTER SIDINGASPHALT SHINGLESCORRUGATED METAL ROOFINGB.A.C.D.SW6341 'RED CENT'SW6337 'SPUN SUGAR'SW6235 'FOGGY DAY'SW6236 'GRAYS HARBOR'COLOR DESIGNATIONSE. 'WHITE'5. 1X TRIMF. CLEAR COAT/ FACTOR FINISHG. ESTATE GRAY6. BOARD AND BATTEN SIDING35 GAL35 GAL83'-3"32'-0"2'-0"2'-0"PWDROFFICEPWDROFFICEGARAGEGARAGEUPWORK BENCHUPMIRRORED PLAN83'-3"32'-6"2'-0"20'-9"TYP. UNITBEDROOM 1BEDROOM 2BATH 1BATH 2DNDNBEDROOM 2BEDROOM 1BATH 1BATH 2CL83'-3"MIRRORED PLANWINDOW SEATWINDOW SEATJOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T QUAD PLEX - ALT 2FRONT DOOR ELEVATIONALLEY ELEVATIONSIDE ELEVATIONRESIDENTIAL 'A' (BUILDINGS 2 & 4)4' 8'0 16'GROUND FLOORSECOND FLOORTHIRD FLOORCREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1 133.9'134.7'135.0'136.0'FFE 121.5'FFE 118'c r o w n t e r r a c eNEW PL LOCATIONREMOVE PREVIOUSLY APPROVED PLNEW PL LOCATION5' ENCROACHMENT(1066 SQ. FT.)REMOVE PREVIOUSLY APPROVED PLFOR RETAINING WALLNEW PL LOCATIONREMOVE PREVIOUSLY APPROVED PLREMOVE PREVIOUSLY APPROVED PLSTAMPED CONC. RETAININGWALL- COLORED LOWER TIER - 8' MAXPLANTING PER LANDSCAPE PLANGUARDRAIL WHERE APPLICABLE5' MAX TERRACING 5' MAX TERRACING STAMPED CONC. RETAININGWALL- COLORED GUARDRAIL WHERE APPLICABLELOWER TIER INTEGRATEDINTO GARAGE FURRING WALLJOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T CROWN TERRACE ELEVATION4' 8'0 16'PL ADJUSTMENT & ENCROACHMENT10' 20'0 40'RETAINING WALL - SECTION ARETAINING WALL - SECTION BSECTION ASECTION BSECTION BEXHIBITSCREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1 DATEREMARKSDRAWN BY:SCALEJOB NO.SHEETOFSHEETS PROJECTSHEETCLIENTDebbie BlackLandscape ArchitectPhone and Fax (805) 545-94704443 Poinsettia Street San Luis Obispo, CA 93401CREEKSIDE VILLAGEConceptual Landscape Plan415 East Branch Street Arroyo Grande, CA1" = 20'2035DNBDATE6/15/07All ideas, designs, arrangements and plans indicated or represented by the drawings are owned by, and the property of, Debbie Black, and were created and developed for use, and in conjunction with, the specific project described herein. None of these ideas, designs and arrangements or plans shall be used by, or disclosed to any person, firm, or corporation for any purpose without permission of Debbie Black. Filing these drawings with a public agency is not a publication of same, and no copying, reproduction or use thereof is permissible without the consent of Debbie Black.DEBORANOBLEBLA C K No. 1940REN. 10-07NDSPECAALCESDENILCIT CEHRAT CALIFORNIAFOETATS%5$1&+675((7&52:17(55$&(&52:1+,//675((72)),&(5(7$,/(;,67,1*:$5(+286(%$51(;,67,1*+286((;,67,1*+286(3$5.,1*6758&785(RESIDENTIAL PLAN ARESIDENTIAL PLAN BCENTERLINEOFCREEKTOPOFCREEKBANK70&L1CONCEPTUALLANDSCAPEPLANscale: 1" = 20'Alnus rhombifoliaAcer macrophyllumLiquidambar 'Festival'Quercus agrifoliaPistacia chinensisPlatenus racemosaSequoia sempervirensTristania confertaCercis occidentalisEucalyptus nicholiiGeijera parvifoliaHeteromeles arbutifoliaMyoporum laetumPrunus cer. 'Krauters V'Pyrus 'Red Spire'Rhaphiolepis 'Magestic Beauty'Umbellularia californicaAgapanthus afticanusIris douglasianaMoraea iridoidesPhormium speciesMyrica californicaOsmanthus fragransPittosporum nigricansRhaphiolepis indicaRIbes speciosumRhamnus californicaVIburnum plicatum 'Sterile'Arctostaphylos 'Pacific Mist'Berberis thun. 'Atropurpurea'Erigeron karvinskianaEscallonia 'Compakta'Euryops pect. 'Viridis'Lavandula stoechasNandina domesticaPittosporum tob. 'Vareigata'Pittos. 'Wheelers Dwarf'Rhaphiolepis 'Ballerina'Ribes viburnifoliumTulbaghia violaceaArctostaphylos uva-ursiBaccharis pill. 'Twin Peaks'Cotoneaster 'Lowfast'Gazania speciesLantana specieLonicera 'Halliana'Rosa californicaRubus ursinusSod: Bonsai Dwarf FescueWhite Alder*Big Leaf Maple*Sweet GumCoast Live Oak*Chinese PistacheCalifornia Sycamore*Redwood*Brisbane BoxWestern Redbud*Willow PeppermintAustralian WIllowToyon*ncnPurple Leaf PlumOrnamental PearIndia HawthornCalifornia Bay Laurel*Lily of the NileWestern Iris*Fortnight LilyFlaxBayberrySweet olicencnIndia HawthornGooseberry*Coffeeberry*SnowballManzanita*Red BarberrySanta Barbara Daisy*Dwarf EscalloniaYellow EuryopsSpanish LavenderHeavenly BambooncnncnIndia HawthornEvergreen Currant*Society GarlicBearberry*Dwarf Coyote Brush*Bearberry CotoneasterncnncnHalls HoneysuckleWild Rose*California Blackberry*large treesmedium treesaccent plantslarge shrubssmall to mediumshrubs & perennialsgroundcoversand vinesPLANTPALETTEPlants for this project shall be selected from this list.Determination of exact plant locations, size and species shallbe addressed in the construction document phase.* indicates plants chosen for riparian areause stones from existing wallto build a drystack raised planterEXISTING TREES TO REMAINEXISTING TREES TO REMAINterraced seat wallssodSCREEN TREES:TristaniaLiquidambarSequoiaMyoporum screen2-railsplit rail fence (typical)existing oakto remainplay structure (ages 2-12)with resilient, accessiblesurfacingredwood screenMyoporum screen6' wideconcrete orsealed decomposedgranite pathrailbed gravel tosimulate Pacific Coast Railroad bednew Sycamoreswooded slopewith hardy groundcoversTbikesandtrash4'-5' shrubssodembedded sectionsof track30" willowto be removedarea within creek setbackto centerline of creek shall beaddressed in subsequentRiparian Planstreet light (typ)bollard lighting (typ)RESIDENTIAL PLAN AMODIFIED LANDSCAPE AREA REFER TO L2 JOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T CREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1plant palette Cercis occidentalisEucalyptus nicholiiGeijera parvifoliaHeteromeles arbutifoliaMyoporum laetumPyrus betulifoliaRhaphiolepis 'Magestic Beauty'Umbellularia californicaMyrica californicaOsmanthus spp.Pittosporum undulatumRhaphiolepis indicaRibes speciosumRhamnus californicaVIburnum plicatum 'Sterile'Arctostaphylos 'Pacific Mist'Erigeron x moerheimiiEuryops pectinatusLavandula spp. & cvs.Nandina domesticaRhaphiolepis indica & cvsRibes viburnifoliumTulbaghia violaceaBaccharis pilularis cvs.Cotoneaster dammeri 'Lowfast'Lantana hybridsRosa californicaSod: Bonsai Dwarf FescueWestern Redbud*Willow PeppermintAustralian WIllowToyon*Coast MyoporumBirchleaf PearIndia HawthornCalifornia Bay Laurel*Pacific Wax MyrtleSweet oliveVictorian BoxIndia HawthornGooseberry*Coffeeberry*SnowballManzanita*Santa Barbara Daisy*Euryops/shrub daisyLavenderHeavenly BambooIndia HawthornEvergreen CurrantSociety GarlicDwarf Coyote Brush*Bearberry CotoneasterHybrid lantanaWild Rose*MEDIUM TREESLARGE SHRUBSSMALL & TO MEDIUM GROUNDCOVERSHRUBS & PERENNIALS& VINESPlants for this project shall be selected from this list. Determination of exact plant locations, size and species shall be addressed inthe construction document phase.* indicates plants chosen for riparian areaVLLMLLLLMMMLLLLMLLLLLLLLLLLL15 GAL15 GAL15 GAL15 GAL15 GAL15 GAL15 GAL15 GAL5 GAL5 GAL10 GAL10 GAL5 GAL5 GAL5 GAL1 GAL1 GAL5 GAL1 GAL5 GAL5 GAL5 GAL1 GAL1 GAL1 GAL1 GAL1 GAL1 GALWUCOLS IVRATINGCOMMON NAMEBOTANICAL NAMESIZE WATER USAGE CALCULATIONSTHE FOLLOWING PRICIPLES OF IRRIGATION DESIGN UTILIZED ON THIS PROJECT ARE DIRECTED SPECIFICALLY AS CONSERVING WATER ANDIMPROVING THE EFFIICIENCY OF THE IRRIGATION SYSTEM:* ALL IRRIGATION SHALL BE DRIP OR DRIPLINE EMITTERS. NO OVERHEAD SPRAY HEADS WILL BE USED.* IRRIGATION HYDROZONES SHALL BE ADJUSTED ACCORDING TO WATER NEEDS AND WEATHER.* UTILIZATION OF IRRIGATION SYSTEM MASTER VALVE.* UTILIZATION OF IRRIGATION SYSTEM "SMART CONTROLLER" WITH WATER BUDGETING FEATURE.* UTILIZATION OF IRRIGATION SYSTEM FLOW SENSOR.* UTILIZATION OF RAIN SHUT-OFF DEVICE CONNECTED TO IRRIGATION CONTROLLER.TO HELP MAINTAIN THE IRRIGATION EFFICIENCY AS INTENDED IN THE DESIGN, IRRIGATION SYSTEM SHALL BE TESTED AND MAINTAINED ON AMONTHLY BASIS BY THE MAINTENANCE STAFF.WATER CONSERVING IRRIGATION DESIGNTHE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT:* WATER CONSERVING PLANTS, DEFINED AS "LOW" OR "VERY LOW" IN THE "WATER USE CLASSIFICATION OF LANDSCAPESPECIES" (WUCOLS IV, UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION), SHALL BE UTILIZED IN 80% OF THE TOTAL PLANTAREA.* IRRIGATION SYSTEM SHALL BE SEPARATE INTO DISTINCT HYDROZONES BASED ON PLANT MATERIAL TYPES, EXPOSURE ANDORIENTATION.* SOIL AMENDMENTS AND MULCH SHALL BE UTILIZED TO IMPROVE WATER HOLDING CAPACITY OF THE SOIL.* AUTOMATIC IRRIGATION SYSTEM SHALL UTILIZE "SMART CONTROLLER" TECHNOLOGY WITH WATER BUDGETING FEATURES TOADJUST WATER APPLICATION BASED ON SOIL MOISTURE AND/OR LOCAL WEATHER DATA.* LAWN NOT USED.WATER CONSERVATION NOTESSCHEMATIC LANDSCAPE PLANPLANT MATERIAL LOCATIONS, SIZES AND QUANTITIES ARE SCHEMATIC CREEKSIDE MIXED-USE CENTER TENTATIVE TRACT MAP 04-004 & PLANNED UNIT DEVELOPMENT 04-001 (THE “PROJECT”) Mitigation Monitoring Program August 2007 Table of Contents Introduction ………………………………………………………………..……. 2 Legal Basis ……………………………………………………………… 2 Program Implementation and Monitoring ……………………………… 3 Implementation ……………………………………………… 3 Mitigation Monitoring ……………………………………… 4 Mitigation Monitoring Status Reporting ……………………… 5 Project Mitigation Measures ……………………………………………… 5 4.1 Aesthetics ………………………………………………………. 5 4.2 Air Quality ………………………………………………………. 6 4.3 Biology ………………………………………………………. 7 4.4 Cultural Resources ………………………………………………. 16 4.5 Geology and Soil ………………………………………………. 19 4.6 Hazardous Materials ………………………………………. 22 4.7 Hydrology, and Water Quality ………………………………. 23 4.8 Land Use ………………………………………………………. 26 4.9 Noise ………………………………………………………………. 26 4.10 Public Services and Utilities ………………………………. 26 4.11 Water and Wastewater ………………………………………. 27 EXHIBIT "D" Full Copy on File in the Community Development Department ATTACHMENT 1 ACTION MINUTES SPECIAL MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE WEDNESDAY, DECEMBER 19, 2018 ARROYO GRANDE CITY HALL, 300 E. BRANCH STREET ARROYO GRANDE, CA 1. CALL TO ORDER Chair Warren Hoag called the Special Architectural Review Committee meeting to order at 8:30 a.m. 2. ROLL CALL ARC Members: Chair Warren Hoag, Vice Chair Bruce Berlin, and Committee Members Mary Hertel were present. City Staff Present: Planning Manager Matt Downing and Assistant Planner Andrew Perez were present. 3. FLAG SALUTE Chair Hoag led the Flag Salute. 4. AGENDA REVIEW None. 5. COMMUNITY COMMENTS AND SUGGESTIONS None. 6. WRITTEN COMMUNICATIONS Chair Hoag acknowledged the Committee's receiving a supplemental memo for Agenda Item 9.a. 7. CONSENT AGENDA Vice Chair Berlin made a motion, seconded by Committee Member Hertel, to approve the minutes of the November 5, 2018 Regular Meeting as submitted. The motion passed 3-0 on the following voice vote: AYES: Berlin, Hertel, Hoag NOES: None ABSENT: None 8. PROJECTS 8.a. CONSIDERATION OF AMENDED PLANNED UNIT DEVELOPMENT NO. 18-001; REVISIONS TO A PREVIOUSLY APPROVED PLANNED UNIT DEVELOPMENT TO ALLOW EIGHT (8) ADDITIONAL HOUSING UNITS; LOCATION — 415 EAST BRANCH STREET; APPLICANT — DB&M PROPERTIES, LLC; REPRESENTATIVE — MW ARCHITECTS (Downing) Planning Manager Downing presented the staff report and responded to questions regarding the architectural consistency between the project phases, the design and access to the proposed parking structure, emergency access to the site, and the public improvements at the Crown Terrace and Le Point Street intersection. ATTACHMENT 2 Minutes:ARC PAGE 2 Wednesday, December 19, 2018 Duane DeBlauw, owner, and CJ Horstman, designer, spoke in support of the project and responded to questions regarding the proposed increase in density, building articulation, stormwater run-off, and the retaining wall along the Crown Terrace frontage. The Committee spoke in support of the project, commenting that the architecture and color palette is complementary to the approved project, and is consistent with the Village Design Guidelines. The Committee appreciated the increased density given the proximity to The Village, the need for additional housing, and found the proposal to be an appropriate revision to the project. The Committee appreciated that the project is over parked, and found the parking structure to be appropriate for this project. Committee Member Hertel made a motion, seconded by Committee Member Berlin, to recommend approval of the project to the Planning Commission. The motion passed 3-0 on the following voice vote: AYES: Hertel, Berlin, Hoag NOES: None ABSENT: None 8.b. CONSIDERATION OF CONDITIONAL USE PERMIT 18-006; DEVELOPMENT OF AN OUTDOOR HOME AND GARDEN CENTER INCLUDING APPROXIMATELY 5,000 SQUARE FEET OF GREENHOUSE AREA, ALTERATIONS AND REMODEL OF EXISTING TWO-STORY STRUCTURE, LANDSCAPING, AND ALTERATIONS TO THE EXISTING PARKING LOT; LOCATION — 700 OAK PARK BLVD; APPLICANT — MICHELLE & DAVID ROLSTON; REPRESENTATIVE — GARTH KORNREICH, KORNREICH ARCHITECTS (Perez) Assistant Planner Perez presented the staff report and responded to questions regarding the existing trash enclosures, emergency access, disabled access throughout the site, and whether parking agreements would be required since the site is comprised of multiple parcels that will not be merged. Garth Kornreich, architect, and Michelle Ralston, applicant, responded to questions about the overall vision and use of the site, operating hours, site security, potential for hosting events, noise impacts, and colors of the greenhouse walls and roofs. The Committee spoke in support of the project, commenting that the vision and concept are an appropriate use for the site and could be an asset to the community. The Committee appreciated repurposing the existing two-story building, and the alterations proposed to the structure, including the new color palette. The Committee also appreciated the applicant's attention to detail, and the sensitivity towards the Chilton Street residents. The Committee was concerned with the species of hedges proposed for the perimeter of the site due to potential growth height, glare off of the greenhouse structures, compatibility with the adjacent neighbors with regard to volume of music during potential events and daily operations, and on site lighting. Vice Chair Berlin made a motion, seconded by Committee Member Hertel to recommend approval of the project to the Planning Commission with the following conditions: 1. A fence or hedge shall be added between the project and 1610 Chilton Street that is respectful to the neighbors. 2. Encourage collaboration with staff to resolve the parking discrepancy. 4.11 TRAFFIC AND CIRCULATION INTRODUCTION The following section is based on a traffic and circulation study prepared by Associated Transportation Engineers (ATE) (December 2002). The study is included in Appendix H. EXISTING CONDITIONS Local Transportation Network The roadway network in the project vicinity is presented in Appendix H. Regional access to the project site is provided by the following roads: East Branch Street/State Route 227 is located along the southern frontage of the project site. East Branch Street extends from West Branch Street easterly through the Village area of Arroyo Grande and is a two-lane arterial with on-street parking within the Village area. West Branch Street is a finro-lane arterial west of the project site and the Village area, adjoining Freeway 101, and extends north from East Branch Street to Oak Park Boulevard. The East Branch Street/West Branch Street intersection is controlled by a stop-sign on West Branch Street. Traffic Way is a two- to four-lane arterial that extends from Highway 101 on the south to East Branch Street on the north. The East Branch Street/Traffic Way intersection is controlled by traffic signals. Mason Street is a two-lane street that extends north and south of East Branch Street. The East Branch Street/Mason Street intersection is controlled by traffic signals. Crown Hill Street is a two-lane street that extends easterly from East Branch Street, and is located adjacent to the project site. The East Branch Street/Crown Hill Street interseCtion is controlled by a one-way stop (Crown Hill Street is stopped). Crown Terrace, located along the site's eastern frontage, is a two-lane street that extends befinreen Crown Hill Street and Le Pointe Avenue. The Crown Terrace/Le Point Avenue and Crown Terrace/Crown Hill Street intersections are controlled by stop signs. . Le Point Avenue, located along the site's northem frontage, is a two-lane street that extends east and west of Crown Terrace. West of Crown Terrace, the street serves two single family residences. The right-of-way across Tally Ho Creek is unimproved, but not abandoned. Le Pointe Avenue continues east of Crown Terrace to Corbett Canyon/SR 227, also serving the residential uses along that reach. Denise Duffy 8 Associates 4.11-1 Creekside Center Project Draft EIR ATTACHMENT 3 4.11 Traffic and Circulation Existinq Levels of Service Level of Service (LOS) is a description of a roadway's operating level ranging from A representing free flow conditions) to F(representing highly congested traffic conditions with unacceptable delay). Level of Service is used to identify the magnitude of traffic congestion and delay. The City of Arroyo Grande identifies Level of Service C as the acceptable threshold for traffic operations and congestion. Existing average daily traffic (ADT) volumes for the study- area streets were obtained from counts conducted by ATE in October 2002, and data on-file with the City and Caltrans. The existing LOS ratings for the study-area intersections are found in Table 4.10-1. The LOS ratings were calculated using the operations methodology outlined in the Highway Capacity Manual. Refer to Appendix G for more information. Tabfe 4.10-1 Existing Levels of Service _ Intersection Control P•M. Peak Hour LOS East Branch/ West Branch/ Grand Ave. Stop Sign C East Branch/ Traffic Way Signal B, East Branch/ Mason Signal B East Branch/ Crown Hill Stop Sign B Crown Terrace/ Le Point Stop Sign A Crown Hill/ Crown Terrace . Stop Sign A East Branch/ Huasna/ Corbett Cyn/ Stanley Stop Sign C LOS is based on average delay per vehicle pursuant to HCM 2000. Transportation Plans and Policies The Circulation/Transportation Element of the 2001 General Plan outlines objectives and policies governing traffic related issues within Arroyo Grande. Specifically, the Circulation Element addresses standards for street and highway physical characteristics, acceptable levels of service, alternative transportation system requirements, the coordination of land use and circulation, and future transportation planning and funding. According to General Plan Policy CT2-3.1, "Traffic studies shall include roadway capacity, safety and design analysis using Highway Capacity Manual methodology." IMPACTS AND M ITIGATION MEASURES Standards of Siqnificance In accordance with CEQA Guidelines, a project impact would be considered significant if the project would: cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the Creekside Center Project 4.11-2 Denise Duffy 8 Associates Draft EIR 4.11 Traffic and Circulation number of vehicle trips, tlie volume to capacity ratio on roads, or congestion at intersections); exceed, either individually or cumulatively, a level of service standard established by the county congestion/management agency for designated roads or highways; result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks; substantially increase hazards due to a design feature (e:g., sharp curves or dangerous intersections) or.incompatible uses (e.g., farm equipment); result in inadequate emergency access; . result in inadequate parking capacity; or conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks). ' Table 4.10-2 shows the trip generation estimates for the proposed project by land use. The estimates are based on the project utilizing the eight-unit bed and breakfast in lieu of the apartments, which would generate the most traffic. Table 4:10-2 _Project Trip Generation. ' Land Use Average Daily Traffic A.M. Peak Hour Trips P.M. Peak Ho.ur TripsADT) Trips Commercial 617 19 56 Office 312 44 41 Bed & Breakfast 72 6 6 Total 1001 69 103 The trip generation estimates are based on the rates presented in the San Diego Association of Governments (SANDAG) Traffic Generators manual, as required in the City's traffic assessment guidelines. The existing uses on the site generate approximately 493 average daily trips, with the proposed project resulting in a net increase of 508 average daiy trips at the site. 43 of the trips would occur during the A.M. peak hour period, and 55 would occur during the P.M: peak hour period. Local Roadway Network The operational characteristics of the study-area roadways were analyzed based on the existing plus project traffic volumes. The Creekside Center Project would result in approximately 30 to 40 new ADT on the segment of Le Point Avenue west of Crown Terrace, where Le Point Avenue currently serves finro single family residences. Le Point Avenue west of Crown Terrace is a local City street. The total ADT for that roadway segment would be 50 to 60, and Le Point Avenue has the capacity to accommodate 2,000+ ADT. The project would have a less-than- significant impact on this Le Point Avenue segment. Denise Duffy 8 Associates 4.11-3 , Creekside Center Project Draft EIR 4.11 Tratfic and Circulation The highest concentration of traffic wouid be on East Branch Street. According to the California Department of Transportation, the existing ADT on East Branch Street east of the Highway 101 interchange is 14,000. Implementation of the project would result in an addition of 385 ADT just west of the site within the Village area, representing a one to two percent increase. The traffic increase would not significantly impact operations on East Branch Street within the Village area. Trac increases on roadways due to the project are not considered to be significant impacts. Intersections • Intersection level of service was analyzed by comparing the Existing and Existing plus Project levels of service (see Table 8 of Appendix H). ATE concludes that the study-area intersections will operate at LOS C(the minimum performance standard as set by the City of Arroyo Grande) or better during the P.M. peak hour period with Existing plus Project traffic. Implementation of the project will not significantly impact the operational characteristics of any intersections. This is not considered to be a significant impact. East Branch/Crown Hill Pedestrian and Bicycle Safetv Paulding Middle School is located within the local vicinity and generates traffic through the East Branch/Crown Hill intersection. Tuming movement counts and pedestrian and bicycle counts were collected at the start and end of the school day. The existing traffic and pedestrian volumes are below the minimum standards for traffic signal control (LOS B). Implementation of the project would result in 10 additional vehicles to the intersection during the A.M. peak hour period and 17 vehicles during the afternoon peak hour period. The LOS for both of these time periods would remain at LOS B, above the minimum performance standard. This is not considered to be a significanf impact. Site Access; Circulation and Parking Three driveways currently serve the Creekside Center site, two on East Branch Street and one on Crown Hill Street. The project proposes to remove one of the existing driveways on East Branch Street and relocate the finro remaining driveways. The project also proposes secondary access via one single driveway on Le Point Avenue that will not "cut through" the site, but will accommodate some of the project's t affic as well as serve as an additional access for emergency vehicles. Traffic is not anticipated .to enter. Le Point driveway and cut-through the site to access East Branch Street, nor in the opposite direction. The project driveways and the adjoining streets have the capacity to accommodate additional traffic as a result of the project. This is not considered to be a significant impact. A 109-space parking lot would provide parking for the site. The parking calculations presented on the site plan indicate that 113 spaces would be required to meet the City's Zoning Ordinance. Thus, the project is proposing to provide 4 spaces less that required by the Zoning Ordinance. Based on parking demand data from the ITE Parking Generation report and the Urban land Institute (ULI) Shared Parking report, ATE found that the project would experience the highest demand from 1:00 to 2:00 P.M., with a total site demand of 95 spaces. The 109- space parking lot would accommodate the • projected demands using this shared parlcing scenario. Parking is not considered to be a significant impact. Creekside Center Project 4.11-4 Denise Duffy 8 Associates Draft EIR ASSOCIATED TRANSPORTATION ENGINEERS 100 N. Hope Avenue, Suite 4, Santa Barbara, CA 93110 • [805) 687-4418 • FAX [805) 682-8509 Since 1978 Richard L. Pool, P.E. Scott A. Schell, AICP, PTP March 28, 2018 Duane DeBlauw DeBlauw Builders 411 El Camino Real Arroyo Grande, CA 93420 UPATED TRIP GENERATION ANALYSIS FOR THE CREEKSIDE CENTER-CITY OF ARROYO GRANDE RECEIVED MAY 0'2 2018 COMMUNITY DEVELOPMENT CITY OF ARROYO GRANDE 18020L01 Associated Transportation Engineers (ATE) has prepared the following updated trip generation analysis for the Creekside Center Project (the "Project"), located in the City of Arroyo Grande. ATE prepared a trip generation and site access analysis for the Approved Project in 2005 and the Project statistics have changed since then. PROJECT DESCRIPTION The Creekside Center Project approved by the City of Arroyo Grande included a mix of residential and co mmercial uses. The residential uses included 8 single family homes in Plan A and 8 single family homes with a studio apartment above the garage in Plan B. The commercial uses consisted of a new 12,036 SF commercial/office building, an existing 5,880 SF barn/warehouse that could be used for commercial uses, and 2 existing single family homes totaling 3,348 SF that could also be occupied by commercial uses. The current Project is proposing to eliminate the 8 single family homes in Plan A and replace them with 16 multi- family PUP units. The site access and circulation plan would remain the same with the Proposed Project. Figures 1 and 2 (attached) illustrate the site plans for the Approved and Proposed Projects. Engineering • Planning • Parking • Signal Systems • Impact Reports • Bikeways • Transit ATTACHMENT 4 Duane DeBlauw Page 2 March 28, 2018 TRIP GENERATION ESTIMATES Trip generation estimates were calculated for the Approved and Proposed Projects based on the rates presented in the Institute of Transportation Engineers (ITE) Trip Generation Manual for Single Family Detached Housing (Land Use #210), Multi-Family Housing (Low Rise - Land Use Code #220), Retail Shopping Centers (Land Use Code #820) and Offices (Land Use Code #710).1 Table 1 compares the trip generation estimates for the Approved and Proposed Projects and shows the net traffic generation resulting from the Proposed Project. Table 1 Approved and Proposed Project Trip Generation Estimates ADT A.M. Peak Hour P.M. Peak Hour Land Use Size Rate Trips Rate Trips Rate Trips Proposed Project Single Family 8 Units 9.44 76 0.74 6 1.00 8 Multi-Family Attached 24 Units 7.32 176 0.46 11 0.56 12 Retail(a) 15,246 SF 37.75 576 0.94 14 3.81 58 Office 6,018 SF 9.74 59 1.16 7 1.15 7 Total 887 38 85 Approved Project Single Family 16 Units 9.44 151 0.74 12 1.00 16 Multi-Family Attached 8 Units 7.32 59 0.46 4 0.56 4 Retail(a) 15,246 SF 37.75 576 0.94 14 3.81 58 Office 6,018 SF 9.74 59 1.16 7 1.15 7 Total 845 37 85 Net Increase +42 +l +0 (a) Retail includes 6,018 SF in new building, 5,880 SF in existing barn, and 3,348 SF in two existing residences. The data presented in Table 1 show that the change in the Project statistics would result in the net generation of 42 average daily trips (ADD, 1 A.M. peak hour trip, and O P.M. peak hour trips. This relatively minor increase in the Project's trip generation estimates would not change the findings of the previous traffic analyses and environmental documents prepared for the Project. · Tri p Generation Manual, 10th Edition, Institute of Transportation Engineers, 2017. Duane DeBlauw Page 3 March 28, 2018 This concludes ATE's Phase Updated Trip Generation Analysis for the Creekside Center. Associated Transportation Engineers, ~-A. A A_Q_ Scott A. Schell, AICP, PTP Principal Transportation Planner Attachments / I I I I -- , I I I I I I I I I I ' I I I SCHEMATIC SITE PLAN Assoc1ATED TRANSPORTATION ENGINEERS I I ' APPROVED PROJECT SITE PLAN 0 10' ltO' IJ'w-, ----, ~ 1 ~ I ff REFERENCE NOTES m ·--) IIDn>•NMIWIO ' __ ,..,fl.lllll»AD.~Cff'flA'AlfDIIIIOI r EllnlNllllltNIW,WlO.-..U I cenWN.Cll'CNDI 10 1'1.1,l.1,IID,.UIIQ ..... fl UICIIC:oU'NJ.Ji191lllTOLNCXAN- IJ ~N-l.,wnll1CJ~IVI< !l ltOl'U-.-,.,ellillllaPOIOff- It WCICN'9~111fD:Tc.\AIIOICANlPl,N,I . II ----11 fWOIMAVUICM!UIX• tt IICICUAAOI . -""""'·" ·~·'.},- $ FIGURE EKM-ATE \ \ ----r-=b=r==~ ---~-,_,~--------:---.....__ / -~ i?ANcH sr~{--- SCHEMATIC SITE PLAN Assoc1ATED TRANSPORTATION ENGINEERS PROPOSED PROJECT SITE PLAN I I I I I I I I I I I I I I I I I I I I I I I REFERENCE NOTES 0 0CIMCllm~ ·--J. uaa10•,..,.,_ 'sa•~- • __ ,,,,, ___ cm' __ D15n1U-.-AYll)IIIWMllll'II> • m9!11NmCllta~BISTVf(I • Cl!flUIUllt:,,~ . 11~11t181f0u-=--l'IMI U I\IIUCM1'Wl<ll'!'.f11Rfttol.vac»l!fUQ ,s ---~-~~on,,_ . UdNCl-to•-- 1-~,....,,__-10l#CIKWl'IM . ~---- !,~;:7 oorn:e,--. • • ) o-•~wt ntw4'UI =-~ ) 0 ~· ... -M, ~ ii=--l ? o-,.--,.., !~ :'~ ( ~Al. • { czn..-inu•~ -1u r E ~ -11 ! ...,,, .. ' ~~--i~ ( •1 ..... IUMT -t.ffl~\11111' ( ... -. , ,. l ""u • •• -•Aee --llt.mP l ) A ......................... ~ . ..._,'-""-) L __ _ REF -',i o 10-ff ®N 1,~ ••-•a• ■711.'. I FIGURE EKM-ATE HORIZONTAL SIDINGPLASTER SIDING (LIGHT DASH)CHARCOAL ASPHALT SHINGLESSW6337- OR SIMILAR SW6341- OR SIMILAR SW6235- OR SIMILAR SW6236- OR SIMILAR SW7100- OR SIMILAR(TRIM)(WOOD / FIBER CEMENT PLANK)COORUGATED METAL(GALVANIZED)color and material boardcreekside centerATTACHMENT 5 ADDENDUM TO THE CREEKSIDE MIXED-USE CENTER ENVIRONMENTAL IMPACT REPORT (SCH No. 2001091085) Amended Planned Unit Development 18-001 Revisions to a Previously Approved Planned Unit Development to Allow Eight (8) Additional Housing Units 415 E. Branch Street (Phase 3 of the Creekside Mixed-Use Center) February 2019 ATTACHMENT 6 ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FEBRUARY 2019 AMENDED PLANNED UNIT DEVELOPMENT 18-001 THIS PAGE IS INTENTIONALLY BLANK ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FEBRUARY 2019 AMENDED PLANNED UNIT DEVELOPMENT 18-001 Page 3 of 11 Table of Contents: 1.0 Introduction ............................................................................................................................................ 4 1.1 Lead Agency ........................................................................................................................................ 4 1.2 Purpose of this Addendum ................................................................................................................. 4 1.3 CEQA Framework for Addendum ........................................................................................................ 4 1.4 Summary of Findings ........................................................................................................................... 5 2.0 Project Description .................................................................................................................................. 5 2.1 Location ............................................................................................................................................... 5 2.2 Background ......................................................................................................................................... 5 2.3 Project Description .............................................................................................................................. 6 2.4 Other Required Public Agency Approvals ........................................................................................... 6 2.5 Related Projects .................................................................................................................................. 6 3.0 Environmental Analysis ........................................................................................................................... 6 3.1 Determination ................................................................................................................................... 10 ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FEBRUARY 2019 AMENDED PLANNED UNIT DEVELOPMENT 18-001 Page 4 of 11 1.0 Introduction This environmental document is an Addendum to the Certified Final Environmental Impact Report (FEIR) for the Creekside Center Mixed-Use Project (State Clearinghouse No. 2001091085), certified in September 2003 by the City of Arroyo Grande. The FEIR examined potential environmental impacts associated with development of a commercial retail, office, and residential complex on a 3.5-acre site located at 415 East Branch Street. Since certification of the FEIR, changes to the potential development of Phase 3 of the Creekside Center Mixed-Use Project have been proposed, thus requiring further environmental analysis. The Proposed Project and the resulting changes are addressed in this Addendum. As demonstrated in this Addendum, the FEIR continues to serve as the appropriate document addressing the environmental impacts of these improvements pursuant to the California Environmental Quality Act (CEQA). 1.1 Lead Agency The lead agency is the public agency with primary approval authority over the Proposed Project. In accordance with CEQA Guidelines §15051(b)(1), "the lead agency will normally be an agency with general governmental powers, such as a city or county, rather than an agency with a single or limited purpose." The lead agency for the Proposed Project is the City of Arroyo Grande. The contact person for the lead agency is: Matthew Downing, AICP Planning Manager City of Arroyo Grande 300 East Branch Street Arroyo Grande, CA 93420 (805) 473-5424 1.2 Purpose of this Addendum The purpose of this Addendum is to evaluate whether the Proposed Project as currently proposed would result in any new or substantially greater significant effects or require any new mitigation measures not identified in the FEIR for the evaluated project. This Addendum, together with the FEIR, will be used by the City when considering approval of the Proposed Project. 1.3 CEQA Framework for Addendum When a Proposed Project is changed or there are changes in environmental setting, a determination must be made by the Lead Agency as to whether an Addendum or Subsequent FEIR or MND is prepared. CEQA Guidelines §15164 sets forth criteria for the preparation of an Addendum to a Final FEIR. CEQA Guidelines §15164 state, in part: “(a) The lead agency or a responsible agency shall prepare an addendum to a previously certified FEIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent FEIR have occurred.” CEQA §15162 requires preparation of a Subsequent FEIR in the following cases:  Substantial changes are proposed in the project which will require major revisions of the previous FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FEBRUARY 2019 AMENDED PLANNED UNIT DEVELOPMENT 18-001 Page 5 of 11  Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or  New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous FEIR was certified as complete, shows any of the following: o The project will have one or more significant effects not discussed in the previous FEIR; o Significant effects previously examined will be substantially more severe than shown in the previous FEIR; o Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponent declines to adopt the mitigation measures or alternative; or o Mitigation measures or alternatives which are considerably different from those analyzed in the previous FEIR would substantially reduce one or more significant effects on the environment, but the project proponent declines to adopt the mitigation measure or alternative. Based upon the information provided in Section 3.0 of this document, the changes to the evaluated project in the FEIR will not result in new significant impacts or substantially increase the severity of impacts previously identified in the FEIR, and there are no previously infeasible alternatives that are now feasible. None of the other factors set forth in §15162(a)(3) are present. Therefore, an Addendum is appropriate, and this Addendum has been prepared to address the environmental effects of the modifications to the project. 1.4 Summary of Findings This Addendum addresses the environmental effects associated only with refinements/enhancements to the evaluated project in the FEIR that have occurred since certification of the FEIR. The conclusions of the analysis in this Addendum remain consistent with those made in the FEIR. No new significant impacts will result, and no substantial increase in severity of impacts will result from those previously identified in the FEIR. 2.0 Project Description 2.1 Location The Proposed Project is Phase 3 of the Creekside Center Mixed-Use Project, which is the northeast corner of the project site at the intersection of Crown Terrace and Le Point Street . The Creekside Center is currently zoned as Village Mixed-Use. Topography in the Project vicinity is relatively level before leading to a steep incline adjacent to Crown Terrace. Vegetation in the Project varies, from residential landscaping, to riparian vegetation, to ruderal ground cover. The Project site is located at the eastern commercial gateway to the Village of Arroyo Grande. Land Use is characterized by urban development and riparian vegetation. 2.2 Background In September 2003 the City of Arroyo Grande adopted Resolution No. 3710 certifying the Final Environmental Impact Report (FEIR) for the Creekside Center mixed use project (Tentative Tract Map 01 - ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FEBRUARY 2019 AMENDED PLANNED UNIT DEVELOPMENT 18-001 Page 6 of 11 002 and Conditional Use Permit 01-001). The FEIR examined potential environmental impacts associated with development of a commercial retail, office and residential complex on a 3.5-acre site located at 415 East Branch Street. The proposed project involved construction of 37,000 square feet of retail, office and residential space in five separate one and two story buildings and reconfiguration of 37 underlying lots into five parcels. The applicant proposed to retain the existing office building, relocate the two former Loomis residences, and remove the E.C. Loomis and Son Feed Store. The FEIR determined that the main residence would be eligible for listing in the California Register as a historical resource, and that the grain warehouse serves as an important feature of the setting for the main house. Removal of these structures was determined to be a significant environmental impact. In September 2007, the City Council approved Vesting Tentative Tract Map 04-004 and Planned Unit Development 04-001. Project approval included reconfiguring twenty-three (23) parcels into nineteen (19) parcels, and constructing a mixed-use development consisting of sixteen (16) residential buildings (*22 dwelling units) in a detached townhouse configuration and a 12,937 square foot retail/office building at the corner of Crown Terrace and Crown Hill. While impacts in the FEIR were mitigated, a statement of overriding considerations was adopted by the City Council for impacts to the City’s long- term water supply previously recognized in the 2001 General Plan Update Program EIR. 2.3 Project Description The Proposed Project seeks to eliminate the eight (8) single family homes approved for Phase 3 of the Creekside Center Mixed-Use Project and replace them with sixteen (16) multi-family PUD units. Site access and circulation would remain the same with the proposed project. 2.4 Other Required Public Agency Approvals The applicant will be required to coordinate with the Army Corps of Engineers, Regional Water Quality Control Board, California Department of Fish & Wildlife, the U.S. Fish & Wildlife Service, the National Marine Fisheries Service, the San Luis Obispo County Resource Conservation District, the San Luis Obispo County Air Pollution Control District, and the City of Arroyo Grande to obtain all necessary permits to complete the project. This is consistent with the project evaluated on Phase 3 for the FEIR. 2.5 Related Projects Vesting Tentative Tract Map 04-004 Conditional Use Permit 04-001 3.0 Environmental Analysis As explained in Section 1.3, this comparative analysis has been undertaken pursuant to the provisions of CEQA Guidelines §15162 and §15164 to provide the City with the factual basis for determining whether any changes in the project, any changes in circumstances, or any new information since the FEIR was certified require additional environmental review or preparation of a Subsequent MND or EIR to the FEIR previously prepared. As described in Section 2.0, additional residential units in Phase 3 have been proposed since preparation of the FEIR. Because of this, new analysis for impacts within the project area is provided in this Addendum. The environmental analysis provided in the FEIR remains current and applicable to the Proposed Project in areas unaffected by the Proposed Project for the environmental topics, as listed below: ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FEBRUARY 2019 AMENDED PLANNED UNIT DEVELOPMENT 18-001 Page 7 of 11  Aesthetics: The Proposed Project adheres to the Design Guidelines and Standards for the Historic Character Overlay District (D-2.4) per review of the Architectural Review Committee of the City of Arroyo Grande. The Proposed Project would develop Phase 3 of the Creekside Center with four (4) quadplex units, a change from the eight (8) detached residential units previously approved. However, building height remains consistent with the previously approved project and the location of the additional massing is against the area of steepest terrain, reducing the change in building mass’ impact on surrounding properties. All materials proposed with the project would be consistent with the D-2.4 Design Guidelines. Mitigation was proposed that would reduce aesthetic impacts to levels less than significant and the Proposed Project will maintain the required mitigation. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Aesthetics.  Agricultural Resources: The FEIR was not required to evaluate impacts to agricultural resources and the Proposed Project would not result in impacts to agriculture. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Agricultural Resources  Air Quality and Greenhouse Gas Emissions: The Proposed Project would not result in additional impacts to air quality beyond those identified in the FEIR. The Construction Phase Emissions and Operational Phase Emissions estimates of the evaluated project identified in the FEIR are still applicable, as the scope of construction and operation has not changed beyond a minimal amount. Therefore, the mitigation identified in the FEIR for air quality and greenhouse gas emissions impacts remains applicable to the Proposed Project. No new mitigation measures are required for the Proposed Project. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Air Quality and Greenhouse Gas Emissions.  Biological Resources: The Proposed Project is located on the same site as the previously evaluated project, being Phase 3 of the Creekside Center Mixed-Use Project. Although the project is changing, the limits of disturbance remain the same as the previously evaluated project. Therefore, this would not increase impacts to biological resources due to the fact that mitigation measures developed in the FEIR are adequate to address impacts to biological resources. The extent and intensity of activities under the Proposed Project would not vary substantially relative to that evaluated in the FEIR, and the mitigation measures prescribed in the FEIR would still be applicable and necessary to reduce the significance of impacts under the Proposed Project. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Biological Resources.  Cultural and Tribal Cultural Resources: The Proposed Project would not result in changes to the overall physical impacts to cultural or tribal cultural resources (including historic/other ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FEBRUARY 2019 AMENDED PLANNED UNIT DEVELOPMENT 18-001 Page 8 of 11 resources on the site) during construction, and would not be materially different than impacts identified under the FEIR. This is a result of the limits of development under the Proposed Project being vastly similar to the limits of development under the FEIR, and the mitigation measures prescribed in the FEIR would still be applicable and necessary to reduce the significance of impacts under the Proposed Project. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Cultural and Tribal Cultural Resources.  Geology/Soils: The Proposed Project would not result in substantially different geophysical impacts beyond those identified in the FEIR. While the Proposed Project involves proposed changes to the residential building design in Phase 3, these changes do not represent a substantial deviation from the total disturbed project area analyzed in the FEIR, and the conclusions of the FEIR remain valid. Compliance with applicable code standards, seismic requirements, and mitigation measures identified in the FEIR will reduce geotechnical concerns to below a level of significance. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Geology and Soils.  Hazards and Hazardous Materials: The Proposed Project would not increase risks related to hazards or hazardous materials relative to the project evaluated in the FEIR. The Proposed Project modifications would decrease the overall number of buildings being constructed. Additionally, the full extent of site disturbance from the Proposed Project remains the same as that evaluated under the FEIR. No new mitigation measures are required for the Proposed Project. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Hazards and Hazardous Materials.  Hydrology/Water Quality: The Proposed Project would be required, as under the project evaluated in the FEIR, to retain storm water at a rate commensurate with predevelopment levels and design buildings and improvements to be in compliance with building requirements related to the project’s location to the 100-year flood level. Additionally, the Proposed Project would be required to comply with all applicable water quality regulations during and following construction activities. This includes best management practices, maintenance, and reporting for storm water systems on the project site. As such, compliance with stormwater regulations and mitigations measures identified in the FEIR would preclude the potential for significant impacts to receiving water bodies. No new mitigation measures are required for the Proposed Project. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Hydrology and Water Quality.  Land Use/Planning: The Proposed Project would require the same entitlements, permits, and/or other approvals as the project evaluated in the FEIR. The FEIR did not identify any ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FEBRUARY 2019 AMENDED PLANNED UNIT DEVELOPMENT 18-001 Page 9 of 11 impacts to land use/planning; therefore, mitigation was not required specifically for land use/planning impacts. No new mitigation measures are required for the Proposed Project. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Land Use and Planning.  Mineral Resources: The FEIR was not required to evaluate impacts to mineral resources and the Proposed Project would not result in impacts to mineral resources. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Mineral Resources.  Noise: The FEIR evaluates noise impacts associated with the Creekside Center Mixed-Use Project and specifically determined that short-term construction activities would temporary generate adverse noise levels that would exceed thresholds established in the City’s General Plan Noise Element, unless mitigation was implemented. The overall development of the Proposed Project would be consistent with the overall development of Phase 3 evaluated in the FEIR; therefore, the Proposed Project would not result in additional impacts to noise beyond those identified in the FEIR for construction noise. No new impacts are identified and no new mitigation measures are required for the Proposed Project. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Noise.  Population/Housing: The FEIR was not required to evaluate impacts to Population/Housing resources and the Proposed Project would not result in impacts to population and housing. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Population and Housing.  Recreation: The FEIR was not required to evaluate impacts to Recreational resources. While the Proposed Project will add additional residential units to Phase 3, the applicant will be required to pay applicable development impact fees to eliminate any potential impacts. As such, no mitigation measures are required for the proposed project. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to recreation.  Public Services: The FEIR did not find impacts to public services associated with the Creekside Center Mixed-Use Project. While the Proposed Project will add additional residential units to Phase 3, these are not anticipated to significantly impact existing public services. The applicant will also be required to pay applicable development impact fees to eliminate any potential impacts. As such, no mitigation measures are required for the proposed project. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to public services. ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FEBRUARY 2019 AMENDED PLANNED UNIT DEVELOPMENT 18-001 Page 10 of 11  Transportation/Traffic: To evaluate the Proposed Project, an Updated Trip Generation Analysis was completed by Associated Transportation Engineers (ATE, 2018). The Study identified that anticipated traffic generation would result in the net generation of 42 average daily trips, 1 A.M. peak hour trip, and 0 P.M. peak hour trips. Accordingly, the Study concluded that the Proposed Project’s trip generation estimates would not change the findings of the previous traffic analyses and environmental documents prepared for the FEIR. The proposed project will be required to contribute to the City’s Traffic Mitigation Fee Program in order to mitigate its traffic contributions to East Branch Street within the Village area. Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Transportation/Traffic.  Utilities (Water and Wastewater in the FEIR): The Proposed Project would add eight (8) additional dwelling units to Phase 3 of the Creekside Center Mixed-Use Project beyond those evaluated in the FEIR. However, residential units in the FEIR were anticipated to consume 175 gallons per person per day. However, due to increases in water efficiency associated with new projects and the City’s own water conservation campaign, the average consumption in 2018 was 112 gallons per person per day. This reduction in consumption will result in less water demand for the Proposed Project, assuming the reduction in consumption is consistent across all residential units in the Creekside Center Mixed-Use Project. This conclusion is provided in the table below. Therefore, the conclusions made regarding impacts to Utilities (Water and Wastewater) in the FEIR are more than representative of the Proposed Project and no additional mitigation measures are required. Table 1. Projected Water Demands Project Evaluated Residential Units Residents (2.4/unit) Water Use Factor Water Demand FEIR 16 38.4 175 g/p/d 6720 gallons/day APUD 18-001 24 57.6 112 g/p/d 6451.2 gallons/day Therefore, with regard to the criteria set forth in CEQA Guidelines §15162, the proposed project would not result in any new significant impacts with respect to Utilities.  Mandatory Findings of Significance: The potential impacts of the Proposed Project with regard to aesthetics, air quality and greenhouse gas emissions, biological resources, cultural resources, geology/soils, hazards and hazardous materials, hydrology/water quality, noise, transportation, and utilities, and direct and indirect effects on human beings would be comparable to the project evaluated for Phase 3 in the FEIR. As impacts under the Proposed Project would be similar to or reduced relative to the project evaluated for Phase 3 in the FEIR, impacts have already been evaluated and appropriately mitigated and no additional mitigation measures are required. 3.1 Determination Based on the information provided above, the Proposed Project would not result in a measurable increase in environmental impacts over what was previously analyzed in the FEIR, nor would they substantially reduce or change the conclusions in the previous FEIR. The applicant will be incorporating all required environmental mitigation measures into the project. ADDENDUM TO ENVIRONMENTAL IMPACT REPORT FEBRUARY 2019 AMENDED PLANNED UNIT DEVELOPMENT 18-001 Page 11 of 11 Based upon the evidence included in the above analysis, the Proposed Project as described in Section 2.0 would not result in a substantial change in the conclusions and analysis included in the FEIR, a subsequent or supplemental FEIR is not considered necessary, and the FEIR addendum is appropriate. CREEKSIDE MIXED-USE CENTER TENTATIVE TRACT MAP 04-004 & PLANNED UNIT DEVELOPMENT 04-001 (THE “PROJECT”) Mitigation Monitoring Program August 2007 Table of Contents Introduction ………………………………………………………………..……. 2 Legal Basis ……………………………………………………………… 2 Program Implementation and Monitoring ……………………………… 3 Implementation ……………………………………………… 3 Mitigation Monitoring ……………………………………… 4 Mitigation Monitoring Status Reporting ……………………… 5 Project Mitigation Measures ……………………………………………… 5 4.1 Aesthetics ………………………………………………………. 5 4.2 Air Quality ………………………………………………………. 6 4.3 Biology ………………………………………………………. 7 4.4 Cultural Resources ………………………………………………. 16 4.5 Geology and Soil ………………………………………………. 19 4.6 Hazardous Materials ………………………………………. 22 4.7 Hydrology, and Water Quality ………………………………. 23 4.8 Land Use ………………………………………………………. 26 4.9 Noise ………………………………………………………………. 26 4.10 Public Services and Utilities ………………………………. 26 4.11 Water and Wastewater ………………………………………. 27 ATTACHMENT 7 Creekside FEIR Mitigation Monitoring Program - 2 - Mitigation Monitoring Program for the Creekside Center Introduction Mitigation is defined by the California Environmental Quality Act (CEQA) as a measure which:  Avoids the impact altogether by not taking a certain action or parts of an action.  Minimizes impacts by limiting the degree or magnitude of the action and its implementation.  Rectifies the impact by repairing, rehabilitating, or restoring the impacted environment.  Reduces or eliminates the impact over time by preservation and maintenance operations during the life of the project.  Compensates for the impact by replacing or providing substitute resources or environments. Mitigation measures discussed below have been identified in Chapter 4 of the FEIR, Environmental Setting, Impacts and Mitigation Measures, as feasible and effective in mitigating project-related environmental impacts. The effectiveness of each measure is identified in this Mitigation Monitoring Program and discussed in more detail in Chapter 4 of the FEIR. Legal Basis Overriding Considerations The City Certified the FEIR for the Creekside Center in September 2003 and an Addendum to that document has been prepared to evaluate potential impacts for a revised project. At the time of considering approval of the project, the City must consider the information presented in the Final EIR and Addendum. The FEIR for the original project identified significant and unavoidable impacts with the demolition of historical resources and to the City’s cumulative water supply. The revised project reduces impacts to historical resources to a less than significant level by retaining all significant (historic resources or important to their setting) existing structures on the project site. Impacts to the City’s long-term water supply remains a significant and unavoidable impact previously recognized in the 2001 GPU Program EIR. If a project is determined to a have significant, unavoidable impact, the City must find that the benefits of the project outweigh the environmental effects before approving the project. This is called a Statement of Overriding Considerations and it must be included in the record of project approval (CEQA Guidelines §15093). The Statement of Overriding Considerations is a written statement, based on substantial evidence, explaining why the Lead Agency will accept the project with significant effects. Because the project has a significant, unavoidable environmental impact regarding water supply, the City must make this finding of Overriding Considerations in its approval of the project. A Notice of Determination is filed after the City makes its final decision. Mitigation and Monitoring Program The legal basis for the development and implementation of a Mitigation and Monitoring Program lies within CEQA. CEQA Sections 21002 and 21001.1 state: Creekside FEIR Mitigation Monitoring Program - 3 -  Public agencies are not to approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects; and  Each public agency shall mitigate or avoid the significant effects on the environment of projects that it carries out or approves whenever it is feasible to do so.  CEQA Section 21081.6 further requires that: the public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation.  The monitoring program must be adopted when a public agency makes its findings under CEQA so that the program can be made a condition of project approval in order to mitigate significant effects on the environment. The program must be designed to ensure compliance with mitigation measures during project implementation to mitigate or avoid significant environmental effects. Program Implementation and Monitoring Each mitigation measure is described in the following format: Impact: The description of the specific environmental impact. Mitigation Measure (MM): The description of the mitigation measures. Mitigation Level: The level to which the impact is anticipated to be mitigated. Responsible Party: The agency, Department or individual that has the responsibility for implementing or performing the measure. Monitoring Agency: The public agency that has the responsibility for monitoring to ensure that the mitigation measure is effective in mitigating the impact. Timing: The appropriate points in time at which the mitigation measure is to be initiated and completed. Implementation The City shall be responsible for overall implementation and administration of the Mitigation and Monitoring Program for the project. The City shall designate a staff person to serve as coordinator of all mitigation monitoring among the various government agencies, construction contractors, and interested residents. This person (Coordinator) will oversee all mitigation measures and ensure they are completed to the standards specified in the FEIR and Addendum and will ensure that the mitigation measures are completed in a timely manner. They will also be responsible for the Mitigation Monitoring Checklist. Creekside FEIR Mitigation Monitoring Program - 4 - Duties of the Coordinator include the following:  Coordinate with applicable agencies that have mitigation monitoring and reporting responsibility;  Coordinate activities with the construction manager;  Coordinate activities of all in-field monitors;  Develop a work plan and schedule for monitoring activities;  Coordinate activities of consultants hired by the developer when such expertise an d qualifications are necessary;  Conduct routine inspections and reporting activities;  Plan checks;  Assure follow-up and response to citizen inquiries and complaints;  Develop, maintain, and compile Verification Report Forms;  Maintain the Mitigation Monitoring Checklist or other suitable mitigation compliance summary; and  Coordinate and assure implementation of corrective actions or enforcement measures, as needed. Mitigation Monitoring The implementation of mitigation measures shall be monitored at two levels. The first level of monitoring is done through the use of a Verification Report. This report is to be completed for each mitigation measure by the in-field monitor, responsible agency, or construction manager (whichever is appropriate for the given action and mitigation measure). Frequency of report completion will vary based on the type of mitigation measure. For example, measures that require modification of final design drawings will only require that the Verification Report be completed at the time of Final drawings are completed and again when they are approved. However, in-field monitoring for activities such as construction may require that a Verification Report be completed daily. Once a mitigation measure has been completed and the measure needs no further monitoring or follow-up, the in-field monitor, responsible agency, or construction manager shall notify the Coordinator that the measure has been completed. This notification shall be done by sending a final Verification Report. The Coordinator shall be responsible for collecting and maintaining completed Verification Reports. Copies of these reports shall be maintained by the City. If the in field monitor, responsible agency, or construction manager determined that non - compliance has occurred, a written notice shall be delivered to the Coordinator describing the non-compliance and requiring compliance within a specified period of time. If non -compliance still exists at the expiration of the specified period of time, construction may be halted and fines may be imposed upon the party responsible for implementation, at the discretion of the City. The second level of monitoring shall be done through the completion of the Mitigation Monitoring Checklist. The purpose of the Checklist is to provide a summary of the status of adopted mitigation measures for the City, other public officials, and concerned citizens. The Coordinator shall update the Checklist twice a year. The Coordinator shall update the Checklist by reviewing the Verification Reports and contacting the in-field monitors, responsible agencies, and the construction manager to review the status of their respective mitigation measures. A copy of the most current Mitigation Monitoring Checklist shall be maintained at the Community Development Department. Creekside FEIR Mitigation Monitoring Program - 5 - Mitigation Monitoring Status Reporting The City shall compile a Mitigation Monitoring Status report on an annual basis. The report shall be prepared by the Coordinator and contain the following:  Mitigation Monitoring Checklist to provide the status of every mitigation measure;  List of completed mitigation measures;  List of all non-compliance incidences, with action taken or required’  Evaluation of the effectiveness of the mitigation measures;  Recommendations for modifications to the Mitigation and Monitoring Program to improve effectiveness; and  Required modifications to the Mitigation and Monitoring Program to comply with legislation and policies adopted in the previous year (e.g. newly listed threatened species). Project Mitigation Measures This section presents a listing and description of the recommended mitigation measures that avoid or minimize potential environmental impacts. 4.1 Aesthetics The revised project uses building colors and materials consistent with the Design Guidelines for the Historic Overlay District (the “Guidelines”) and therefore requires no mitigation for visual impacts. Impact: Signs added as part of the proposed project may conflict with the existing Design Guidelines for the Historic Overlay District and with the Development Code for the Village Mixed Use District. This is a potentially significant impact that can be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.1.1: A Planned Sign Program application shall be submitted to the Community Development Department (CDD). All signs to be installed on or around the proposed buildings shall be subject to review by Architectural Review Committee (ARC) and approval by the CDD. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande, CDD Timing: Prior to issuance of Building Permit Impact: Sidewalks installed as part of the project may conflict with the Guidelines. This is a potentially significant impact that can be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.1.2: All sidewalks to be installed shall be consistent with the Guidelines and the Development Code, subject to review and approval by the ARC. Mitigation Level: Less-than-significant Responsible Party: City of Arroyo Grande – CDD, ARC Monitoring Agency: City of Arroyo Grande - CDD, Public Works Dept. Timing: Prior to issuance of Building Permit Creekside FEIR Mitigation Monitoring Program - 6 - Impact: The proposed development would result in an increase in external lighting. Night lighting for security, parking and street lighting could be perceived as intrusive to surrounding residential neighborhoods. This is a potentially significant impact that can be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.1.3: All lighting for the proposed project shall conform to Development Code Section 16.48.090 for position, intensity and operation. In particular, street and parking lot lights shall be directed away from the surrounding residential areas, and shall be of minimum intensity. A photometric plan shall be submitted for review and approval by CDD and Police Dept. consistent with these lighting requirements. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande - CDD, ARC, Public Works Dept., Police Dept. Timing: Prior to issuance of Building Permit 4.2 Air Quality Impact: The revised project does not include demolition of any primary buildings and therefore no impacts of hazardous air pollutants such as asbestos or lead materials are anticipated. However, construction activities would produce short-term air quality impacts. This is a potentially significant impact that can be mitigated to a less-than- significant level with implementation of the following mitigation measure(s). MM 4.2.1: The dust control measures listed below shall be followed during construction of the project, and shall be shown on grading and building plans:  During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. Non-potable water shall be used whenever possible.  Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation.  All vehicles hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114.  Install wheel washers where vehicles enter and exit unpaved roads on to streets, or wash off trucks and equipment leaving the site.  Sweep streets at the end of each day if visible soil material is carried on to adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. Creekside FEIR Mitigation Monitoring Program - 7 -  Maintain all construction equipment in proper tune according to manufacturer’s specifications.  Maximize the use of diesel construction equipment meeting, as a minimum, the California Air Resources Board’s 1996 certification standard for off-road heavy-duty diesel engines. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande - Public Works Dept., Building and Fire Department Timing: Prior to issuance of Grading Permit and during construction 4.3 Biological Resources A biological resources investigation was conducted for the project, with emphasis on identifying sensitive biological resources and associated project impacts given the site’s proximity to Tally Ho Creek. Impact: Construction of the project may result in loss of and damage to existing vegetation/botanical resources and species habitat. In addition, the potential loss of trees within the riparian corridor could have substantial effect on habitat suitability for special- status wildlife species (although no trees are currently scheduled for removal). This is a potentially significant impact that can be mitigated to a less -than-significant level with implementation of the following mitigation measures. MM 4.3.1: A Riparian Restoration, Landscaping, and Monitoring Plan (Restoration Plan) shall be prepared by a qualified restoration/revegetation biologist and a qualified arborist. The Restoration Plan shall include, at a minimum, the requirements within the mitigation measures included in the FEIR, success criteria, and contingency planning if those criteria are not met. Mitigation Level: Less-than-significant Responsible Party: Developer shall submit the plan to the City and California Dept. of Fish and Game (CDFG) Monitoring Agency: City of Arroyo Grande – CDD and PR&F (Parks, Recreation and Facilities Dept.); CDFG Timing: Restoration Plan shall be submitted and approved prior to issuance of Grading Permit; duration of monitoring shall be no less than five (5) years. MM 4.3.2: Any trees intentionally or unintentionally killed or removed that are greater than or equal to four (4) inches diameter at breast height (DBH) and less than twelve (12) inches DBH shall be replaced at a 3:1 ratio. Trees removed that are greater than or equal to twelve (12) inches DBH shall be replaced at a 5:1 ratio. Replacement trees shall be limited to appropriate native, riparian tree species as approved by the City Parks, Facilities and Recreation Department’s arborist. Creekside FEIR Mitigation Monitoring Program - 8 - Mitigation Level: Less-than-significant Responsible Party: City of Arroyo Grande – CDD, Parks, Recreation & Facilities Dept. Monitoring Agency: City of Arroyo Grande – CDD, Parks, Recreation & Facilities Dept.; CDFG Timing: During construction MM 4.3.3: Non-native, invasive plant species (German ivy, poison hemlock, etc.) shall be removed from the project site, and replaced with appropriate native herbaceous plant species as directed by a qualified restoration biologist. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Parks, Recreation & Facilities Dept.; CDFG Timing: Prior to issuance of a Certificate of Occupancy MM 4.3.4: All disturbed areas of bare soil and slopes within the project site must be protected from erosion during and after construction in conformance with mitigation measures in the Geology and Soils section. Re-vegetation in appropriate areas of the site shall be implemented immediately following construction with locally occurring native plants and native erosion control seed mix (composed of locally-occurring native seed), in conjunction with geotechnical fabrics such as jute netting, for steeper slopes. Implementation of the re-vegetation and other construction Best Management Practices shall be monitored by a qualified restoration biologist. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: Restoration Biologist; City of Arroyo Grande – CDD, Parks, Recreation & Facilities Dept. Timing: During and after construction activities MM 4.3.5: The restoration Plan for the site shall contain the following measures for tree protection during construction:  A qualified arborist shall be present on -site during preliminary grading. Two sets of the site map and grading plan shall be submitted Prior to Grading Permit and shall contain all information required under the terms of Section 7-1.06d of the City of Arroyo Grande Grading Ordinance.  To protect trees on and near the site during construction, tree preservation zones (TPZ) shall be established by installing fencing, with stakes embedded in the ground, no less than 48 inches in height, at the dripline (the perimeter of the foliar canopy) of the tree, or at the critica l root radius, as defined by the consulting arborist. This installation will be done prior to any grading or construction activities. In addition, herbaceous and shrubby vegetation shall be fenced and protective wood barriers shall be provided where these are to be retained. Creekside FEIR Mitigation Monitoring Program - 9 -  Storage of construction materials, debris, or excess soil and parking of vehicles or construction equipment shall be prohibited within the dripline of existing trees (the TPZ). Any solvents or liquids shall be properly stored, disposed, and recycled to prevent accidental release.  Soil compaction on the construction site shall be minimized, particularly within the riparian corridor and under the dripline of trees. Soil surface shall be protected with a deep layer of mulch (tree chips) to reduce compaction, retain moisture, and stabilize soil temperature.  The natural grade around trees that are not removed shall be maintained. No additional fill or excavation shall be permitted within areas of tree root development. If tree roots are unearthed during the construction process, the consulting arborist shall be notified immediately. Exposed roots shall be covered with moistened burlap until a determination is made by the on -site arborist.  Any areas of proposed trenching shall be evaluated with the consulting arborist and the contractor prior to construction. All trenching on this site shall be approved by the on-site arborist. Trenching within a tree dripline shall be performed by hand. Tree roots encountered shall be avoided or properly pruned under the guidance of the consulting arborist. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: Arborist; City of Arroyo Grande – CDD, Parks, Recreation & Facilities Dept. Timing: During construction Impact: The project could substantially degrade the riparian corridor associated with Tally Ho Creek indirectly through introduction of exotic/invasive non -native plant species, introduction of foreign materials (petroleum products, refuse, etc.), erosion, slope slippage, and directly through disruption of a sensitive habitat. This is a potentially significant impact that can be mitigated to a less -than-significant level with implementation of the following mitigation measure(s). MM 4.3.6: To reduce erosion hazards due to construction activities, grading shall be minimized, and project applicants shall use runoff and sediment control structures, and/or establish a permanent plant cover on side slopes following construction as required in Mitigation Measures within the Geology and Soils section of the FEIR. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: Prior to issuance of Grading Permit Creekside FEIR Mitigation Monitoring Program - 10 - MM 4.3.7: The applicant shall submit a Notice of Intent to the Regional Water Quality Control Board (RWQCB) to obtain a State Water Resources Control Board General Construction Storm Water Permit. This shall include preparation and approval of a Storm Water Pollution Prevention Plan (SWPPP) and implementation of Best Management Practices to reduce water quality impacts as required by the Regional Water Quality Control Board (RWQCB). Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: Prior to issuance of Grading Permit MM 4.3.8: Work shall be completed during the dry season (April 15 to October 15) to reduce active construction erosion to the extent feasible. If construction must e xtend into the wet weather season, a qualified geohydrologist or geotechnical engineer, and restoration biologist shall prepare a drainage and erosion control plan that addresses construction measures to prevent sedimentation and erosion of Tally Ho Creek. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: Prior to issuance of Grading Permit and during construction MM 4.3.9: No fueling or maintenance of equipment shall take place at the site. Mechanical equipment shall be serviced in designated staging areas located outside of the creek riparian area. Water from equipment washing or concrete wash down shall be prevented from entering the creek. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: During construction MM 4.3.10: All removed and excess material shall be disposed of off -site and away from the flood plain, outside areas subject to U.S. Army Corps jurisdiction. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: During construction MM 4.3.11: Erosion control and bank stabilization measures shall be implemented to ensure that the banks used for access do not erode. In addition, when possible, alternative bank protection methods, such as restoration of native vegetation, root wads, or other bioengineering methods of stabiliza tion, shall be used. In order to reduce long- term effects of soil compaction and changes in topography, construction vehicles and personnel shall not enter the low flow channel and wet areas or if necessary, with prior City and DFG approval, only to the extent necessary to complete construction activities. Creekside FEIR Mitigation Monitoring Program - 11 - Construction mats, wood planking, and other devices shall be used whenever possible to reduce impacts associated with soil compaction. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: During construction MM 4.3.12: All temporary fill placed during project construction shall be removed at project completion and the area restored to approximate pre -project contours and topography as approved by a qualified geohydrologist and restoration biologist. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: Prior to issuance of a Certificate of Occupancy MM 4.3.13: No construction debris or materials shall be allowed to enter the creek bed, either directly or indirectly. Stockpiles shall be kept outside of the creek setback area and protected to prevent material from entering the creek bed. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: During construction Impact: The project has the potential to result in significant direct impacts to the southwestern pond turtle in the project footprint (and associated riparian corridor) including through harassment, injury, or mortality from construction equipment, construction debris, and worker foot traffic and from temporary loss of habitat, tempo rary dispersal disruption, and consumption by predators attracted to the activities. In addition, the project may result in significant indirect impacts to pond -turtle habitat including disturbance of upland slopes during construction and the resulting siltation, sedimentation, pollution, exposure, and reduction of cover. This is a potentially significant impact that can be mitigated to a less -than-significant level with implementation of the following mitigation measure(s). MM 4.3.14: A qualified biologist, preferably with a Memorandum of Understanding (MOU) with California Department of Fish and Game (CDFG), shall perform pre - construction surveys for southwestern pond turtles. If southwestern pond turtles are observed within the Area of Potential Effect (APE), they shall be relocated (only by a biologist with an MOU) to appropriate habitat elsewhere along Tally Ho Creek. If the surveying biologist does not have an MOU, CDFG shall be contacted regarding southwestern pond turtle presence, to determine an appropriate course of action. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD; CDFG Timing: Prior to issuance of Grading Permit Creekside FEIR Mitigation Monitoring Program - 12 - MM 4.3.15: An on-site biological monitor shall assess the Area of Potential Impact (API) daily for southwestern pond turtle presence, and relocate any observed individuals to appropriate associated habitat (only if the monitor has a MOU). If the surveying biologist does not have an MOU, CDFG shall be contacted regarding southwestern pond turtle presence, to determine an appropriate course of action. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD; CDFG Timing: During construction Impact: The project would potentially result in a significant adverse impact to nesting raptors due to increased physiological stress, increased brood mortality, and potential nest abandonment. These impacts may occur due to reduced habitat suitability or qua lity (physical or biological changes in the area), increased frequency of disturbance (i.e., noise, dust, vibration, etc.), and increased accidental death (direct mortality). The available nesting raptor habitat at and near the project site that may be im pacted by the project includes all trees within 300 feet of project boundaries, including the adjacent areas surrounding Tally Ho Creek. This is a potentially significant impact that can be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.3.16: Pre-construction surveys for nesting raptors shall be performed by a qualified biologist. If raptor nests are located during pre -construction surveys, a 300-foot buffer shall be established around each n est for the duration of the breeding season (ending August 1st), or until such time as the young are fully fledged as determined by a qualified biologist in coordination with CDFG. Every effort shall be made to avoid removal of, or impact to, known raptor nests within project boundaries. If trees known to support raptor nests (in past years) cannot be avoided, limbing or removal of these trees may only occur during the non-breeding season (March 15 – August 1). Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD; CDFG Timing: Prior to issuance of Grading Permit Impact: The project may result in significant impacts to adult and sub-adult California Red Legged Frogs (CRLFs) including harassment, injury, or mortality from construction activities including placement of debris, worker foot traffic, restoration activities, temporary loss of habitat, temporary dispersal disruption, consumption by predators attracted to the activities, and siltation and pollution of the habitat. This is a potentially significant impact that can be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.3.17: All work within the sensitive habitats shall be confined to a work-window of May 1 to November 1 to minimize the impact on wildlife species. Creekside FEIR Mitigation Monitoring Program - 13 - Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD; CDFG Timing: During Construction MM 4.3.18: A biological monitor shall be on site during initial construction activities (grading, vegetation removal) to monitor for special-status wildlife. Mitigation Level: Less-than-significant Responsible Party: Developer, Consulting Biologist Monitoring Agency: City of Arroyo Grande – CDD; CDFG Timing: During Construction MM 4.3.19: A biological monitor shall conduct protocol-level surveys for CRLF within the riparian corridor associated with the project site to establish site utilization by this species. Mitigation Level: Less-than-significant Responsible Party: Developer, Consulting Biologist Monitoring Agency: City of Arroyo Grande – CDD; CDFG Timing: Prior to issuance of Grading Permit MM 4.3.20: Consultation with U.S. Fish and Wildlife Service (USFWS) is required. This will involve a minimum 135-day review during which time USFWS will prepare a Biological Opinion and Take Permit. Mitigation Level: Less-than-significant Responsible Party: Developer; USFWS Monitoring Agency: City of Arroyo Grande – CDD; USFWS Timing: Prior to issuance of Grading Permit MM 4.3.21: A permitted biologist (USFWS permit) shall relocate any and all individuals located within project boundaries to suitable habitat without the risk of take (relocation of CRLF also has the potential to take individual frogs, but this will be addressed in the Service’s Biological Opinion). Relocation of CRLF, if present, would occur prior to, and for the duration of, construction. Mitigation Level: Less-than-significant Responsible Party: Developer, Consulting Biologist Monitoring Agency: City of Arroyo Grande – CDD; USFWS Timing: Prior to issuance of Grading Permit and during construction MM 4.3.22: An employee education program shall be conducted to familiarize workers with the biology and identification of special-status wildlife species that may potentially be encountered during construction. This education program will also discuss access to and from the site, impact minimization, required avoidance and conditions of construction measures, and communication with appropriate agencies (CDFG and USFWS). One person will be appointed the point of contact for these agencies, and will be responsible Creekside FEIR Mitigation Monitoring Program - 14 - for appropriate communication in the unlikely event that special status species are encountered during construction. Neither the appointed contact nor anyone else on the crew shall handle special status wildlife at any time. Mitigation Level: Less-than-significant Responsible Party: Developer, CDFG and USFWS Monitoring Agency: City of Arroyo Grande – CDD; CDFG; USFWS Timing: Prior to issuance of Grading Permit MM 4.3.23: Equipment staging areas and vehicle parking and movement shall be restricted to designated construction zones. Flagging shall also be used to keep equipment, vehicles, and personnel from restricted areas. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Public Works Dept. Timing: During construction MM 4.3.24: To reduce the potential attraction of CRLF predators, all food-related trash materials (e.g., leftovers, wrappers, and containers) shall be removed from the construction site each day, and sites would be constantly maintained as litter -free. Project personnel shall be instructed not to bring pe ts on-site, which may also prey upon CRLF. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Public Works Dept. Timing: During construction MM 4.3.25: Strict adherence to erosion control measures, and control of project run-off, is critical to maintaining CRLF habitat. Riparian mitigation, geology and soils mitigation, hydrology mitigation, and steelhead mitigation shall be implemented. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Public Works Dept. Timing: During construction MM 4.3.26: After completion of construction activities, the Restoration Plan shall be prepared and implemented. At a minimum, this plan shall include post-construction restoration of the site to pre-construction topography and contours, including: re- contouring to provide for appropriate drainage and soil stability conditions, non - native/invasive exotics control, re-establishment and planting of native riparian species, success criteria, and conditions in the event that post-construction restoration does not attain the goals of the plan. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Public Works Dept. Timing: Prior to a Certificate of Occupancy Creekside FEIR Mitigation Monitoring Program - 15 - Impact: The project could result in significant impacts to Steelhead and their habitat due to direct and indirect impacts to Tally Ho Creek. The project may also result in indirect impacts to Arroyo Grande Creek due to construction and post-construction downstream erosion, discharge of sediment, and discharge of other pollutants that could affect downstream habitat. This is a potentially significant impact that can be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.3.27: The developer shall enter into formal consultation with the National Marine Fisheries Service (NMFS) regarding potential impacts to steelhead. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD Timing: Prior to issuance of Grading Permit MM 4.3.28: No removal of riparian or upland trees that provide shade to Tally Ho Creek shall occur. Management shall include planting of native riparian species (i.e., willow, big-leaf maple, cottonwood, etc.) along the creek to provide shade and therefore aid in cooling of the creek. The on-site riparian habitat shall be enhanced to result in a net benefit to Tally Ho Creek. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Public Works Dept. Timing: During construction MM 4.3.29: To reduce the peak runoff volumes (flashiness) of storm events from the site to the adjacent creeks, the developer shall submit a drainage plan prepared by a qualified hydrologist or civil engineer that demonstrates that the project post-construction run-off rate would not exceed pre-construction run-off rate in a 10- and 100-year flood event. The following specific provisions shall be included in the drainage plan subject to review and approval by the City Public Works Director, and a Restoration Biologist:  The drainage plan should be devised such that the bench immediately surrounding the project site shall capture and retain roof and patio runoff from the site and prevent uncontrolled surface runoff toward the creek. If a gutter system is inappropriate for restoration, a paved ditch shall be constructed around the foundation facing the creek to collect all runoff and feed it into a storm drain system.  Any increase in impermeable surfaces on the property that would lead to increased surface runoff toward the creek shall be prevented. If the amoun t of impermeable surfaces is increased, the surfaces shall be paved with porous pavement blocks and the drainage plan shall provide for capture of increased runoff and percolation on the bench without additional overland movement of water toward the creek. Creekside FEIR Mitigation Monitoring Program - 16 - Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: Prior to issuance of Grading Permit MM 4.3.30: The developer shall record an open space agreement and twenty-five foot (25’) creek easement on the property measured from top of bank. No development shall occur within 25’ creek setback area. A trail easement is further required within the setback area. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Public Works Dept. Timing: Prior to Grading Permit MM 4.3.31: The developer shall plant shrubs, such as native blackberry, adjacent to any trails and/or footpaths to the creek to discourage use of a shortcut path, and revegetate any existing short paths. If feasible, a footpath to the creek shall be established, if approved by the Ca. Department of Fish and Game (CDFG). Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Public Works Dept.; CDFG Timing: Prior to a Certificate of Occupancy 4.4 Cultural Resources Impacts related to the original project included removal of the primary house and warehouse, which were found to be significant and unavoidable even with implementation of required mitigation measures. Because all structures are proposed to remain with the revised project, there are no significant unavoidable impacts to these resources. However, mitigation is required to ensu re the long-term preservation of existing structures that are eligible for listing in the California Register as historic resources. Impact: Transfer, lease, or sale of property without adequate and legally enforceable restrictions or conditions to ensure long-term preservation of the property’s historic significance. This is a potentially significant impact that can be mitigated to a less -than- significant level with implementation of the following mitigation measure(s). MM 4.4.1 The owner of the property containing the former Loomis residences and grain warehouse shall submit an application to the City’s Historic Resources Committee (HRC) to determine if the properties should be registered in the California Register of Historic Places through the State Office of Historic Preservation (OHP) prior to issuance of a discretionary use permit to modify any of the buildings. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Building Dept. Creekside FEIR Mitigation Monitoring Program - 17 - Timing: Prior to issuance of Conditional Use Permit Impact: Alteration of an historical resource, including restoration, rehabilitation, repair, maintenance, stabilization, hazardous material remediation, and provision of handicapped access that is potentially not consistent with the Secretary’s Rehabilitation Standards and Guidelines (36 CFR part 68) or technical advisories. This is a potentially significant impact that can be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.4.2: Alterations to the main house shall comply with the Secretary’s Rehabilitation Standards and Guidelines (36 CFR part 68). Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Building Dept. Timing: Prior to issuance of Building Permit MM 4.4.3: The segment of the rail bed on the project site shall be left intact and its alignment identified. If it is not possible to preserve the rail bed, then documentary drawings consistent with accepted industry practice shall be made of this historic feature to provide an archival record of its existence prior to disturbance or removal. Such documentary drawings shall be appropriately labeled and placed in the collection of the regional information center at the University of California, Santa Barbara. The documentary drawings shall be accepted by the Community Development Director prior to submittal to the repository and issuance of any final occupancy for the project. A high- quality, laser or equivalent copy, shall be provided to the Community Development Director for retention in the project file. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Building Dept. Timing: Prior to issuance of a Certificate of Occupancy Impact: Although no prehistoric resources have been found on the project site, the potential for such resources exists. The project has the potential to disturb such resources and result in their loss. This is a potentially significant impact that can be mitigated to a less-than-significant level with the following mitigation measure(s). MM 4.4.4: The following note shall be placed on the grading plans for the project: "In the event that during grading, construction or development of the project, and archeological resources are uncovered, all work shall be halted until the City has reviewed the resources for their significance. If human remains (burials) are encountered, the County Coroner (781-4513) shall be contacted immediately. The applicant may be required to provide archaeological studies and/or mitigation measures." Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Creekside FEIR Mitigation Monitoring Program - 18 - Timing: Prior to issuance of Grading Permit MM 4.4.5: A qualified archaeologist shall be retained to monitor all earth movement (grading) activity. For the purposes of this project, a qualified archaeologist shall meet the qualifications and be registered on the Register of Professional Archaeologists. In the event that prehistoric cultural materials, or historic cultural materials are encountered, work in the immediate vicinity of the finds shall be suspended and the archaeologist allowed to quickly record, collect and analyze any significant resources encountered. Following the field analysis work, the qualified archaeologist shall prepare a final monitoring/mitigation report that includes a description of the methods used, materials recovered, and the results of historic or prehistoric analysis of those materials. The final archaeological monitoring/mitigation report prepared by the qualified archaeologist shall be accepted by the Community Development Director prior to submittal to the repository and issuance of any final occupancy for the project. A high - quality, laser or equivalent copy, shall be provided to the Community Development Director for retention in the project file. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD Timing: During construction Impact: Introduction of visual, atmospheric or audible elements that diminish the integrity of an historical resource’s significant historic features. MM 4.4.6: The Community Development Director shall ensure the project is reviewed through design development and construction documents phases for conformance with the “Design Guidelines and Standards for Historic Districts” (the “Guidelines”). The project site is located in an area of transition from formal commercial to single and multiple family residential areas adjoining an agrarian character, farm -support commercial complex at the northeast edge of the Village Mixed Use district. The project design shall emphasize these transitional and agrarian features, which are reflected in the “existing design elements”. These features include barn-like building envelopes with gable roofs and horizontal or vertical cladding. As part of their established responsibilities, the Architectural Review Committee (ARC) shall conduct their own, parallel review for consistency with the Guidelines. No building permit for the project shall be issued for the project until the final design has been reviewed and found to be consistent with the Guidelines in accordance with the process described above. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD Timing: Prior to issuance of a Building Permit 4.5 Geology and Soils Creekside FEIR Mitigation Monitoring Program - 19 - The project as revised requires less cut and fill compared to the original project: 590 cubic yards (cy) of cut and 2,870 cy of fill for the revised project vs. 1,264 cy of cut and 2,953 cy of fill as originally proposed. Although there is less site disturbance (limited demolition proposed and less grading), the clearing and grading necessary to develop the site as proposed has the potential to cause erosion and sedimentation in local drainages and is therefore subject to mitigation. The site is also located in a seismically active region that necessitates mitigation. Impact: The project site will be subject to severe ground shaking in a strong seismic event, which could cause damage to structures and endanger public safety. This is a potentially significant impact that can be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.5.1: A project-specific geotechnical report shall be prepared by a registered geotechnical engineer as required by the City’s Grading Ordinance, and the recommendations of that report shall be incorporated in the design and construction of the proposed project. Final improvement plans submitted to the City shall be accompanied by a letter of certification from the geotechnical engineer that the plans are in conformance with the geotechnical report, and the certification shall confirm that the plans include the following:  The project shall be designed to withstand ground shaking associated with a large magnitude earthquake on nearby active faults.  All proposed structures shall be designed to conform to the most recent Uniform Building Code (UBC) Zone 4 guidelines.  The project shall comply with the requirements of the City’s Grading Ordinance.  Site-specific specifications regarding clearing, site grading and preparation, footings, foundations, slabs-on-grade, site drainage, and pavements or turf block shall be delineated. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: Prior to issuance of Grading Permit Impact: The project would potentially result in soil instability impacts (including landslides) that could damage structures and endanger public safety. This is a potentially significant impact that can be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.5.2: The geotechnical report shall include the following considerations, at a minimum, to ensure that the impacts related to soil instability and landslides are reduced to a less-than-significant level:  Utilities should be designed with as much flexibility as practical to tolerate potential differential movement without becoming disconnected or broken.  Subgrade or base material shall be replaced or covered with suitable base material. Creekside FEIR Mitigation Monitoring Program - 20 -  Retaining wall design shall be prepared by a qualified structural engineer based on the recommendations of a qualified geotechnical engineer and shall comply with the requirements of the City’s Grading Ordinance.  Land with slopes greater than 25% shall not be developed, except as indicated in the approved building and grading permits. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: Prior to issuance of Grading Permit Impact: The project site will be subject to soil erosion and downstream sedimentation during construction. This is a potentially significant impact that can be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.5.3: Prior to Grading Permit for the project, the applicant shall prepare and submit a grading and erosion control plan in compliance with the City’s Grading Ordinance for review and approval by the Public Works Department, and a qualified biologist and geohydrologist. The erosion control plan shall be subject to review and approval, and monitoring during construction, by the on -site biologist, geotechnical engineer, and City staff and shall include the following, at a minimum:  Install and maintain silt basins and fences or straw bales along drainage paths during construction to contain on -site soils until bare slopes are vegetated. Carefully stockpile graded soils away from drainages;  Restrict grading and earthwork during the rainy season (October 15 through April 15) and stabilize all exposed soils and graded areas prior to onset of the rainy season through mulching and reseeding. Permit grading within this period only with installation of adequate sediment and erosion control measures;  Delineate and describe the practices to retain sediment on the site, including sediment basins and traps, and a schedule for their maintenance and upkeep;  Delineate and describe the vegetative practices to be used, including types of seeds and fertilizer and their application rates, the type, location and extent of pre-existing and undisturbed vegetation types, and a schedule for maintenance and upkeep;  Estimate of the cost of implementing and maintaining all erosion and sediment control measures;  Revegetate graded slopes with appropriate native plant species (as specified by a qualified botanist or revegetation specialist) immediately upon completion of grading or prior to extended inactivity in any exposed area;  Comply with all applicable City of Arroyo Grande ordinances including landscaping compatibility for erosion control;  Only clear land that will be actively under construction within 6 to 12 months; Creekside FEIR Mitigation Monitoring Program - 21 -  Stabilize disturbed areas except where active construction is taking place. Examples of stabilization techniques include jute netting, hydro -seeding (using native plant composition in consultation with a qualified biologist or re-vegetation specialist), etc. and provide permanent stabilization durin g finish grade and landscape the site;  Dispose of all construction waste in designated areas, and keep storm water from flowing on or off these areas;  Divert or intercept storm water before it reached Tally Ho Creek, using temporary dikes, swales, or pipe slope drains to provide for settling of suspended solids and prevention of contamination by construction materials; and  Place perimeter controls where runoff enters or leaves the site prior to clearing, grubbing, and rough grading. Perimeter controls may include dikes, swales, temporary storm drains, sand bags or hay bales. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Public Works Dept.; Consulting biologist and geohydrologist Timing: Prior to issuance of Grading Permit 4.6 Hazardous Materials The project site has been used for agricultural chemical operations for decades. Although remediation occurred in 1986, soil contamination from continued agricultural chemical operations could have occurred, creating unsafe conditions. Because there is no proposed demolition, mitigation measures are not necessary for public safety associated with asbestos and lead paint contained in existing structures. However, naturally occurring asbestos could be present in the soils, requiring precautionary mitigation. Impact: The project site may contain unsafe levels of hazardous materials, which may exceed state action levels and may pose a threat to future construction workers, residents or users at the Creekside Center project site. This is a significant impact that can be reduced to a less-than-significant level with the following mitigation measure(s). MM 4.6.1: Subject to approval by the San Luis Obispo County Environmental Health Department (County Health), the developer shall conduct any necessary soil sampling, risk assessment and remediation, and present evidence to the City of Arroyo Grande that the risk of future exposure of people working, living or using the site is reduced to a level that is acceptable to the relevant resource agencies (County Health, and the California Regional Water Quality Control Board, if requested by County Health). The City shall not issue a grading permit until they receive written verification to demonstrate that the level of risk is acceptable to resource agencies and that the levels of hazardous materials are safe for all proposed site activities. In addition, as requested by the Air Pollution Control District (APCD), the applicant shall adhere to the following requirements: Creekside FEIR Mitigation Monitoring Program - 22 -  Storage piles of contaminated material shall be covered at all times except when soil is being added or removed;  Covers on storage piles should be maintained in place at all times in areas not actively involved in soil addition or removal;  Contaminated soil shall be covered with at least six (6) inches of packed uncontaminated soil or other TPH – nonpermeable barrier such as plastic tarp  No head space should be allowed where vapors could accumulate;  Covered piles should be designed in such a way to eliminate erosion due to wind or water;  No openings in the cover are permitted;  During soil excavation, odors should not be evident to such a degree as to cause a public nuisance; and  Clean soils must be segregated from contaminated soil. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept.; County Health; RWQCB; APCD Timing: Prior to issuance of Grading Permit MM 4.6.2: Prior to any grading activities at the site, a geologic evaluation will be necessary to determine if naturally occurring asbestos is present. If naturally occurring asbestos is found at the site, the developer must comply with all requirements outlined in the Asbestos ATCM for construction, Grading, Quarrying, and Surface Mining Operations. These requirements may include but are not limited to 1) an Asbestos Dust Mitigation Plan that must be approved by the APCD before construction occurs, and 2) an Asbestos Health and Safety Program for some projects, if requested by the APCD. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept.; APCD Timing: Prior to issuance of Grading Permit 4.7 Hydrology and Water Quality The project is within the City’s adopted Federal Flood Insurance Rate Maps (FIRM) and FEMA requirements for floodplain zoning. However, the project site and surrounding lands are subject to inundation during a 100-year flood due to the insufficient capacity of the Branch Street Culvert. Replacement of this culvert would be a costly regional capital improvement that could not legally be imposed on the project developer solely. An analysis should be made, however, to determine whether structures nearby the site would be flooded due to project activities and whether improvements to the culvert would be necessary to increase the capacity to sufficiently handle a 100 -year storm upon project development. Impact: The project would expose people and structures to a potentially significant risk of loss, injury or death involving flooding, including flooding of the Tally Ho Creek due to project improvements in combination with insufficiency of the culvert under Branch Street Creekside FEIR Mitigation Monitoring Program - 23 - to be able to pass the 100-year flood event. This is a significant impact that can be reduced to a less-than-significant level with the following mitigation measure(s). MM 4.7.1: A qualified civil engineer shall prepare and submit a project-specific flooding/drainage study to demonstrate that the project has appropriate flood design subject to review and approval by the City prior to approval of a grading permit for the project. The project shall meet these standards at the time of site development, including the following criteria within the floodplain:  All new structures shall have finish floors elevated at least one foot over the level of the 100-year flood or the structures must be flood-proofed to a level at least one foot over the level of the 100-year flood;  Structures located within the flood plain must be capable of withstanding the hydrodynamic and hydrostatic loads (including buoyancy) caused by the 100-year flood at the site;  The development must not cause a rise of over one foot in the level of the 100-year flood at any off-site location;  Any new development must be located beyond the riparian setback designated in City Codes;  Affected structures shall be flood proofed and certified as provided for in Ordinance No. 501; and  Flood proofing at doorway openings should utilize floodgate barriers and flood proof membranes should be integrated into the structural design. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: Prior to issuance of Grading Permit Impact: Future construction activities and post-construction uses at the site could result in degradation of water quality in nearby surface and ground water bodies through surface runoff, and infiltration to ground water, and may indirectly cause impacts on the riparian values of the downstream waterbodies and sensitive species. This is a significant impact that can be reduced to a less-than-significant level with the following mitigation measure(s). MM 4.7.2: The developer shall prepare a Storm Water Pollution Prevention Plan (SWPPP) and an Erosion Control Plan (as required by MM 4.5.3) and submit them to the City for review and approval Prior to Grading Permit. The SWPPP shall include Best Management Practices for construction and post-construction activities to control runoff volumes and rates, and erosion, and to prevent discharge of pollutants to Tally Ho Creek. When pavement is removed, uncovered site soils shall be further tested for possible contaminants. Specific Best Management Practices to be imple mented shall be developed based on site-specific analysis of the optimum pollution control methodology and shall include, at a minimum, the requirements set forth in MM 4.5.3, measures identified in the Biological Resources section, and the following:  The drainage plan shall demonstrate that existing local and downstream hydrological conditions would not be significantly impacted with Creekside FEIR Mitigation Monitoring Program - 24 - implementation of the proposed project such that new bank erosion would result due to project improvements.  The applicant’s drainage plan shall demonstrate that after construction has been completed and the site permanently stabilized, the post development average annual total suspended solids (TSS) loadings from the site are reduced by 80% compared to predevelopment loadings with pollution control measures.  Use one or more of the following best management practices to control urban runoff: infiltration trenches, concrete grid pavement, vegetated filter strips, water quality inlet catch basins with sand filter, or other approp riate practices using guidance from the RWQCB, US EPA, or other agency with water quality regulatory authority. A good source of information on best management practices can be found in “National Management Measures Guidance to Control Nonpoint Source Pollution from Urban Areas: (U.S. Environmental Protection Agency, July 2002).  The plans and specifications for the construction contract shall require that best management practices be implemented throughout construction. The City of Arroyo Grande shall inspect the project site during construction and verify that the construction contractor is implementing the proper erosion and water quality protection measures. The applicants shall implement the following water quality control and protection measures during construction: - Performing major vehicle maintenance, repair jobs and equipment washing off site; - Maintaining all vehicles and heavy equipment and inspecting frequently for leaks; - Designating one area of the construction site, well away from streams or storm drain outlets, for auto and equipment parking and routine vehicle and equipment maintenance; - Cleaning-up spilled dry materials immediately. Do not “wash them away” with water, or bury them; - Using only minimal water for dust control; - Cleaning-up liquid spills on paved or impermeable surfaces using “dry” cleanup methods (i.e., absorbent materials, cat letter, and/or rags); - Cleaning-up soils on dirt areas by removing and properly disposing of contaminated soil; - Reporting significant spills to the appropriate spill response agencies; - Storing stockpiled material, wastes, containers and dumpsters under a temporary roof or secured plastic sheeting; - Properly storing containers of paints, chemicals, solvents and other hazardous materials in garages or sheds with double containment during rainy periods; - Placing dumpsters under roofs or covering them with plastic sheeting at the end of each work day and during rainy weather; - Washing out concrete mixers only in designated washout areas where the water will flow into setting ponds or onto stockpiles of aggregate base or sand. Whenever possible, recycling washout by Creekside FEIR Mitigation Monitoring Program - 25 - pumping back into mixers for reuse. Never dispose of washout into the street, storm drains, drainage ditches, or streams; - Applying concrete, asphalt and seal coat during dry weather. Keeping contaminants from fresh concrete and asphalt out of the storm drains, creeks, by scheduling paving jobs during periods of dry weather, allowing new pavement to cure before storm water flows across it; - Covering catch basins and manholes when applying seal coat, slurry seal, fog seal, etc.; and - Always parking paving equipment over drip pans or absorbent materials, since they tend to drip continuously. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: Prior to issuance of Grading Permit 4.8 Land Use and Planning The project is consistent with the policies and standards of Land Use Element of the 2001 General Plan, the Village Mixed Use District Development Code, and Design Guidelines for Historic Districts. There are no significant land use related impacts, and no mitigation measures are necessary. 4.9 Noise Existing ambient noise in the vicinity of the project site is primarily generated by traffic. The project will generate a short-term noise impact with construction activities. Long- term increases in traffic and other operational noise levels are considered less-than- significant impacts and no mitigation measures are necessary. Impact: Existing residences in the project area would be exposed to short -term noise impacts during construction. This is a significant impact that can be reduced to a less - than-significant level with the following mitigation measure(s). MM 4.9.1: Construction activities shall be restricted to the hours of 8:00AM to 5:00 PM Monday through Friday. There shall be no construction activities on Saturday or Sunday. Equipment maintenance and servicing shall be confined to the same hours. MM 4.9.2: All construction equipment utilizing internal combustion engines shall be required to have mufflers that are in good condition. Stationary noise sources shall be located at least 300 feet from occupied dwelling units unless noise reducing engine housing enclosures or noise screens are provided by the contractor. MM 4.9.3: Equipment mobilization areas, water tanks, and equipment storage areas shall be placed in a central location as far from existing residences as feasible. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – CDD, Public Works Dept. Timing: During construction Creekside FEIR Mitigation Monitoring Program - 26 - 4.10 Public Services and Utilities Public services and utilities serving the project vicinity include police and fire protection, emergency response, schools and libraries, parks and recreation, utilities and solid waste disposal. Impacts to these services resulting from the project are less than significant and no mitigation measures are necessary. 4.11 Water and Wastewater Wastewater disposal is not considered a significant impact and existing facilities can handle the increased project demand. Cumulative water supply impacts are considered significant but mitigable with implementation of mitigation measures. Impact: Development of the proposed project would require water for both domestic use and landscape irrigation. Water consumption by this project would further reduce the City’s remaining supply of available water. This impact will be minimized by mitigation measures, including using water-conserving designs, fixtures and landscaping. The following mitigation shall be required to reduce impacts to a less -than-significant level. MM 4.11.1: The project shall comply with the City’s required water conservation measures including any applicable measures identified in any applicable City Water Conservation Plans. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Public Works Dept. Timing: Prior to issuance of Building Permit MM 4.11.2: The project shall install best available technology for low-flow toilets, showerheads and hot water recirculation systems. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande –Building Dept. Timing: Prior to issuance of a Certificate of Occupancy MM 4.11.3: The final landscape plan shall show low-water use/drought resistant species and drip irrigation systems rather than spray irrigation systems. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande – Parks, Recreation and Facilities Dept. Timing: Prior to issuance of Building Permit MM 4.11.4: The project plans shall include methods for collecting surface run-off from the site for use on landscaped areas to reduce water use and minimize run -off to the extent feasible. Mitigation Level: Less-than-significant Responsible Party: Developer Monitoring Agency: City of Arroyo Grande –Public Works Dept. Timing: Prior to issuance of Building Permit JOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T TITLE SHEETCREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1CREEKSIDE CENTERA R R O Y O G R A N D E , C ATITLE SHEETDP1SHEET INDEXPROJECT DESCRIPTIONA MIXED USE PLANNED DEVELOPMENT PROJECT LOCATED IN THE VILLAGEOF ARROYO GRANDE, CA. THE PROJECT INCLUDES AN OFFICE/RETAILBUILDING AT THE CORNER OF CROWN TERRACE AND CROWN HILL STREET,SIXTEEN 2 BEDROOM RESIDENTIAL QUADPLEX UNITS ALONG CROWNTERRACE, A CLUSTER OF 2 BEDROOM 1 STUDIO RESIDENCES, AND TWOLIVE WORK UNITS.VICINITY MAPRETAIL / OFFICE / RESIDENTIALPROPOSED USE:138'-6"35 FT.21'-0"128'-0"164'-0"163'-0"36'-0"117'-6"MAX. BLDG. ELEVATION ALLOWEDPLUS MAX. HGT.AVERAGE ELEVATION DIFFERENCEACTUAL BLDG. HEIGHT ELEVATIONLOW NATURAL GRADE ELEVATIONHIGH NATURAL GRADE ELEVATIONMAX. ALLOWABLE BLDG. HEIGHT4,716 SQ.FT.SQ.FT.12,9371st FLOOR:SUBTOTAL:GROSS BUILDING AREA:BUILDING SUMMARYNUMBER OF STORIES:BUILDING HGT CALCS:SITE SUMMARYLOT AREA:LOCAL ZONING:APN:LEGAL DESCRIPTION:83,657 SF007-203-009, 011, 012, 013VILLAGE MIXED USEADJACENT USE: LE POINT STREETNORTHSOUTHEASTWESTEAST BRANCH STREETCROWN TERRACEHIGHWAY MIXED USE ALONG BRANCH AND GATEWAYPROPOSED USE: MIXED USE / OFFICE / RETAIL / RESIDENTIALEXISTING USE: VACANT / STORAGESITE PLANDP2TENTATIVE TRACT MAP (TEC)DP3OFFICE / RETAIL FLOOR PLANS (NO CHANGE)DP7RESIDENTIAL PLAN 'A' (BUILDINGS 1,3) PLANS AND ELEVATIONSDP8DP92,870 CU/YDS FILLPROPOSED GRADING:190 CU/YDS CUTNET CUT/FILL AREA 2,680 CU/YARDSOFFICE / RETAIL2,660 SQ.FT.SQ.FT.8,1701st FLOOR:SUBTOTAL:RESIDENTIAL 'A'SQ.FT.63,401TOTAL:3 STORIESOFFICE / RETAIL3 STORIESRESIDENTIAL 'A'4,140 SQ.FT.RESIDENTIAL PLAN 'B' (BUILDINGS 1-6) PLANS AND ELEVATIONS (NO CHANGE FROM PREV. APPROVAL)L1SCHEMATIC LANDSCAPE PLANSITEMIXED USE AT NORTHWEST CORNERRESIDENTIAL 'B'2 STORIESOFFICE / RETAILRESIDENTIAL 'B'1,111 SQ.FT.SQ.FT.2,2231st FLOOR:SUBTOTAL:2nd FLOOR:4,081 SQ.FT.3rd FLOOR:2nd FLOOR:3rd FLOOR:2,770 SQ.FT.2,740 SQ.FT.2nd FLOOR: 1,112 SQ.FT.007-204-001, 003(8 BUILDINGS)SQ.FT.17,784(X 8)118'-6"35 FT.1'-0"118'-0"153'-0"152'-6"35'-0"117'-6"MAX. BLDG. ELEVATION ALLOWEDPLUS MAX. HGT.AVERAGE ELEVATION DIFFERENCEACTUAL BLDG. HEIGHT ELEVATIONLOW NATURAL GRADE ELEVATIONHIGH NATURAL GRADE ELEVATIONMAX. ALLOWABLE BLDG. HEIGHTRESIDENTIAL 'A'1BUILDING NUMBER127'-0"35 FT.8'-6"122'-9"157'-9"153'-6"35'-0"2118'-6"35 FT.1'-0"118'-0"153'-0"152'-6"35'-0"3122'-6"35 FT.4'-0"120'-6"155'-6"153'-6"35'-0"4112'-6"35 FT.1'-0"112'-0"147'-0"136'-0"35'-0"111'-6"MAX. BLDG. ELEVATION ALLOWEDPLUS MAX. HGT.AVERAGE ELEVATION DIFFERENCEACTUAL BLDG. HEIGHT ELEVATIONLOW NATURAL GRADE ELEVATIONHIGH NATURAL GRADE ELEVATIONMAX. ALLOWABLE BLDG. HEIGHTRESIDENTIAL 'B'1BUILDING NUMBER116'-6"35 FT.4'-0"114'-6"149'-6"138'-6"35'-0"112'-6"2112'-6"35 FT.0'-0"112'-6"147'-6"136'-6"35'-0"112'-6"3116'-6"35 FT.3'-6"114'-9"149'-9"138'-9"35'-0"113'-0"4113'-0"35 FT.1'-6"112'-9"147'-9"136'-9"35'-0"112'-6"5117'-0"35 FT.3'-0"115'-6"150'-6"139'-6"35'-0"114'-0"6115'-0"35 FT.3'-0"113'-6"148'-6"137'-6"35'-0"112'-0"7116'-0"35 FT.2'-0"115'-0"150'-0"139'-0"35'-0"114'-0"8118'-6" 117'-6" 118'-6"ARROYO GRANDE, CA 93420330 S.HALCYON ROADMW ARCHITECTURE, INCFAX: (805) 544-4330TEL: (805) 544-4334LANDSCAPEARCHITECT:EMAIL: christopherh@mwa.bzREP: C.J. HORSTMANDEBBIE BLACK LANDSCAPEARCHITECTURE4443 POINTSETTIA STREETSAN LUIS OBISPO, CA 93401TEL: (805) 545-9470DIRECTORYARROYO GRANDE, CA 93420411 EL CAMINO REALTEL: (805) 489-7448OWNER:DB & M, L.L.C.FAX: (805) 489-1270EMAIL: deblauwcon@sbcglobal.netSANTA MARIA, CA 934552624 AIRPARK DRIVEBETHEL ENGINEERINGCIVIL TEL: (805) 934-57671,693 SF LE POINTE STREET ROW (ABANDON)85,350 SFTOTAL LOT AREA:RESIDENTIAL PLAN 'A' (BUILDINGS 2,4) PLANS AND ELEVATIONS DP8.1DP9.1RESIDENTIAL PLAN 'B' (BUILDINGS 7,8) PLANS AND ELEVATIONS (NO CHANGE PREV. APPROVAL)RESIDENTIAL 'A'RESIDENTIAL 'B'SETBACKS:OFFICE / RETAILSIDE REQ'D.:0-15 FT.REAR REQ'D.:FRONT REQ'D.: 0-5 FT.0-10 FT.SIDE REQ'D.:0-15 FT.REAR REQ'D.:FRONT REQ'D.: 0-5 FT.0-10 FT.SIDE REQ'D.:0-15 FT.REAR REQ'D.:FRONT REQ'D.: 0-5 FT.0-10 FT.PUBLIC / COMMON AREA: 19,900+ SFSQ.FT.32,680(X 4)1 FOR EVERY 8 ACCESSIBLE SPACES, BUT NOT LESS THAN 11 SPACE / 300 SQ.FT. OF GROSS FLOOR AREA3 SPACESREQUIRED:PROVIDED:REQUIRED:ACCESSIBLE SPACES:PROVIDED:PROVIDED:REQUIRED:BICYCLE SPACES:VAN SPACES:4 SPACES2 SPACES PER CBC TABLE 11B-61 SPACE2 SPACESOFFICE / RETAILVEHICLE PARKING REQUIREMENTS:40 SPACESPARKING REQ'D.:40 SPACESPARKING PROVIDED:2 SPACE PER UNIT WITHIN AN ENCLOSED GARAGERESIDENTIAL 'B'BLDG. 7, AND 82 ENCLOSED SPACES AND 2 SPACES FOR OFFICEPARKING REQ'D.:PARKING PROVIDED:2 COVERED SPACES PER UNIT + .5 PER UNIT FOR DEVELOPMENTS OVER 4 UNITSRESIDENTIAL 'A'- QUADPLEXPARKING REQ'D.:PARKING PROVIDED:BLDG. 1 - 6PARKING REQ'D.:PARKING PROVIDED:1 SPACEMOTORCYCLE REQ'D.:1 SPACEMOTORCYCLE PROVIDED:2 ENCLOSED AND 1 SURFACE SPACE7.5 PERCENT OF VEHICLE PARKING (OFFICE / RETAIL ONLY)1 COVERED SPACE PER STUDIO 1 SPACE PER 300 SQ FT OF OFFICE2 ENCLOSED AND 1 SURFACE SPACE2 ENCLOSED SPACES AND 2 SPACES FOR OFFICE1 SPACEPROVIDED:REQUIRED:MOTORCYCLE SPACES:1 SPACE1 SPACE PER PARKING OVER 25 SPACESOFFICE / RETAIL ELEVATIONS (NO CHANGE)DP7.19,98918,4132,8905,534LANDSCAPINGPAVING / PARKING / DRIVESBUILDING FOOTPRINTLOT AREAOFFICE / RETAIL2,6605,4608002,000RESIDENTIAL PLAN 'A' - QUADPLEX1BUILDING NUMBER5,20071025,68187135,94078041,1804,2002,445575RESIDENTIAL PLAN 'B'1BUILDING NUMBER1,1803,9681,7571,03121,1805,1553,06091531,1805,6422,1672,29541,1807,8434,7321,93151,1805,4321,9582,29461,1805,2912,6621,44971,1805,4321,9582,29481,830 2,150 2,500LANDSCAPINGPAVING / PARKING / DRIVESBUILDING FOOTPRINTLOT AREALANDSCAPINGPAVING / PARKING / DRIVESBUILDING FOOTPRINTLOT AREA%541630%%%%%%%%%%%%491437511335471538451342TOTALS10,64022,2813,1618,480%4814382858143044262359182138411560252236422251272236429,44042,96320,73912,784224830TOTALS%TENTATIVE TRACT MAP (TEC)DP4SCHEMATIC GRADING AND DRAINAGE PLAN (NO CHANGE)DP5SCHEMATIC GRADING AND DRAINAGE PLAN (BETHEL)DP62,660 2,660 2,66032 COVERED SPACES (PARCELS DO NOT EXCEED 4 UNITS) ARCHITECT:ENGINEER:EAST OF TALLY HO CREE, WEST OF CROWNTERRACE BETWEEN BRANCH STREET AND LE POINTSTREET IN ARROYO GRANDE, CASITE SUMMARY (CONT)STATISTICSQUADPLEX BLDGS.L2QUADPLEX LANDSCAPE PLANDP10EXIBITSATTACHMENT 8 TRUENREFNPLAN 'B'PLAN 'B'PLAN 'B'PLAN 'B'PLAN 'B'PLAN 'B'PLAN 'B'PLAN 'B'9'-0"18'-0"112777774368991011111111TYP.12126111131411151111161611171911182010'-7"9'-3"13'-0"11'-0"11'-6"18'-5"12'-7"25'-0"13'-9"9'-3"4'-1"72'-6"16'-8"22'-3"25'-2"4'-7"12'-5"7'-0"6'-2"12'-6"13'-0"11'-3"19'-0"17'-6"9'-9"6'-10"16'-6"7'-5"4'-6"24'-9"96'-1"75'-10"97'-6"16'-0"7'-0"13'-6"2'-8"15'-2"5'-4"27'-5"5'-0"9'-0"18'-0"24'-0"24'-0"24'-4"19'-6"13'-3"27'-9"17'-3"56 57 58 59 60 61 62636465666768121110987654321434241403938373635341314151617444549475253465455485150NOT A PARTEXISTINGEXISTING181920212223242526272829 30 31 32 339'-3"11'-2"11'-3"9'-7"5'-0"222121(N) PARKING STRUCTURE(N) OFFICERETAILQUAD PLEX 1PLAN AQUAD PLEX 2PLAN AQUAD PLEX 3PLAN AQUAD PLEX 4PLAN AL E P O I N T S T R E E TC R O W N T E R R A C EC R O W N H I L L R O A DBLDG. 1BLDG. 2BLDG. 3BLDG. 4BLDG. 5BLDG. 6BLDG. 8BLDG. 7EXISTING BARNEXISTING HOUSEEXISTING HOUSEPHASE 3PHASE 2PHASE 1PHASE 4JOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T SITE PLAN10' 20'0 40'REFERENCE NOTES12347895113' x 8' MOTORCYCLE SPACE1213CONCRETE WALKWAYACCESSIBLE PARKINGSHED TO BE REMOVEDEXISTING ADD-ON TO BE REMOVEDLANDSCAPE PLANTER. REFER TO LANDSCAPE PLANFLOOD PLAIN141516NEW CURB, SIDEWALK AND GUTTER PER CITY STANDARDSNEW DRIVEWAY STANDARD, PER CITY STANDARDS6EXISTING DRIVEWAY TO BE REMOVEDSEWER AND GAS EASMENTS EXISTINGCENTERLINE OF CREEK10PLAZA / SEATING AREALANDSCAPING. REFER TO LANDSCAPE PLANPUBLIC PATHWAY. REFER TO LANDSCAPE PLANEXISTING SIDEWALK17 ADA APPROVED RAMP18 FLOODWAY LINE SETBACK 25'19 TRASH ENCLOSURE20 PEDESTRIAN PATHWAYSCHEMATIC SITE PLANVEHICLE PARKINGOFFICE / RETAILREQUIREDPROVIDED4040QUAD PLEX 1,2,3,432 (COVERED)32 (COVERED)x2 x2 x2 x2 x2 x2 x2x2x2x2x2x2x21111111111111111111111111PLAN B (BUILDING 1-6) 12 (COVERED)12 (COVERED)6 (GUEST)6 (GUEST)PLAN B (BUILDING 7-8)4 (COVERED)12 (COVERED)4 (GUEST)4 (GUEST)SUBTOTAL98(20% SHARED USE REDUCTION)-19.6TOTAL78.41002 (GUEST)CREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1REVISION 1 SUMMARYAPROVED ENTITLEMENT REVISION 1UNIT 'A' SQ. FT.(EXCLUDINGGARAGE)UNIT 'A' QTY.PARKING SPACESOPEN SPACE81687 10020,82219,923 SF~1,420 SF / UNIT~1,470 SF/ UNIT21 REQUESTED 5' ENCROACHMENT ON CROWN TERRACE22 TERRACED RETAINING WALL REFER TO DPXPHASING PLANPHASE 1- IMPROVEMENTS TO SITE ACCESS AND PARKING ALONG CROWNHILL RDPHASE 2- IMPROVEMENTS ALONG LE POINT ST, RESIDENTIAL UNITS ANDRELATED PARKING, ACCESS DRIVE FROM LE POINT ST,PHASE 3- IMPROVEMENTS ALONG CROWN TERRACE, RETAINING WALL,QUADPLEX UNITS AND RELATED PARKING IMPROVEMENTSPHASE 4- COMMERCIAL/RETAIL BLDG AND RELATED PARKINGIMPROVEMENTS LOT LINES MODIFIED REFER TO DP 10 LOT LINES MODIFIED REFER TO DP 10 >>>>A5C5D53AB5E5J5M5XXX1" = 10'GRADING DETAILADP6 1D129+35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR2C2B1A3G4F+35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR2B1A3G1265E+35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR35 GAL35 GAL83'-3"32'-0"2'-0"2'-0"PWDROFFICEPWDROFFICEGARAGEGARAGEUPWORK BENCHUPMIRRORED PLAN83'-3"32'-0"3'-0"20'-9"TYP. UNITBEDROOM 1BEDROOM 2BATH 1BATH 2DNDNBEDROOM 2BEDROOM 1BATH 1BATH 1CLMIRRORED PLANWINDOW SEATWINDOW SEATELEVATION NOTES2.1.3.4.FIBER CEMENT HORIZONTAL SIDING TO MIMIC WOOD LAP SIDINGSMOOTH PLASTER SIDINGASPHALT SHINGLESCORRUGATED METAL ROOFINGB.A.C.D.SW6341 'RED CENT'SW6337 'SPUN SUGAR'SW6235 'FOGGY DAY'SW6236 'GRAYS HARBOR'COLOR DESIGNATIONSE. 'WHITE'5. 1X TRIMF. CLEAR COAT/ FACTOR FINISHG. ESTATE GRAY6. BOARD AND BATTEN SIDINGJOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T QUAD PLEX - ALT 1RESIDENTIAL 'A' (BUILDINGS 1 & 3)4' 8'0 16'FRONT DOOR ELEVATIONALLEY ELEVATIONSIDE ELEVATIONGROUND FLOORSECOND FLOORTHIRD FLOORCREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1 +35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR1291A2B1D2C4F+35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR+35'-0"RIDGE9'-6"SECOND FLOOR20' - 0"THIRD FLOOR6D4F3G126ELEVATION NOTES2.1.3.4.FIBER CEMENT HORIZONTAL SIDING TO MIMIC WOOD LAP SIDINGSMOOTH PLASTER SIDINGASPHALT SHINGLESCORRUGATED METAL ROOFINGB.A.C.D.SW6341 'RED CENT'SW6337 'SPUN SUGAR'SW6235 'FOGGY DAY'SW6236 'GRAYS HARBOR'COLOR DESIGNATIONSE. 'WHITE'5. 1X TRIMF. CLEAR COAT/ FACTOR FINISHG. ESTATE GRAY6. BOARD AND BATTEN SIDING35 GAL35 GAL83'-3"32'-0"2'-0"2'-0"PWDROFFICEPWDROFFICEGARAGEGARAGEUPWORK BENCHUPMIRRORED PLAN83'-3"32'-6"2'-0"20'-9"TYP. UNITBEDROOM 1BEDROOM 2BATH 1BATH 2DNDNBEDROOM 2BEDROOM 1BATH 1BATH 2CL83'-3"MIRRORED PLANWINDOW SEATWINDOW SEATJOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T QUAD PLEX - ALT 2FRONT DOOR ELEVATIONALLEY ELEVATIONSIDE ELEVATIONRESIDENTIAL 'A' (BUILDINGS 2 & 4)4' 8'0 16'GROUND FLOORSECOND FLOORTHIRD FLOORCREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1 133.9'134.7'135.0'136.0'FFE 121.5'FFE 118'c r o w n t e r r a c eNEW PL LOCATIONREMOVE PREVIOUSLY APPROVED PLNEW PL LOCATION5' ENCROACHMENT(1066 SQ. FT.)REMOVE PREVIOUSLY APPROVED PLFOR RETAINING WALLNEW PL LOCATIONREMOVE PREVIOUSLY APPROVED PLREMOVE PREVIOUSLY APPROVED PLSTAMPED CONC. RETAININGWALL- COLORED LOWER TIER - 8' MAXPLANTING PER LANDSCAPE PLANGUARDRAIL WHERE APPLICABLE5' MAX TERRACING 5' MAX TERRACING STAMPED CONC. RETAININGWALL- COLORED GUARDRAIL WHERE APPLICABLELOWER TIER INTEGRATEDINTO GARAGE FURRING WALLJOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T CROWN TERRACE ELEVATION4' 8'0 16'PL ADJUSTMENT & ENCROACHMENT10' 20'0 40'RETAINING WALL - SECTION ARETAINING WALL - SECTION BSECTION ASECTION BSECTION BEXHIBITSCREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1 DATEREMARKSDRAWN BY:SCALEJOB NO.SHEETOFSHEETS PROJECTSHEETCLIENTDebbie BlackLandscape ArchitectPhone and Fax (805) 545-94704443 Poinsettia Street San Luis Obispo, CA 93401CREEKSIDE VILLAGEConceptual Landscape Plan415 East Branch Street Arroyo Grande, CA1" = 20'2035DNBDATE6/15/07All ideas, designs, arrangements and plans indicated or represented by the drawings are owned by, and the property of, Debbie Black, and were created and developed for use, and in conjunction with, the specific project described herein. None of these ideas, designs and arrangements or plans shall be used by, or disclosed to any person, firm, or corporation for any purpose without permission of Debbie Black. Filing these drawings with a public agency is not a publication of same, and no copying, reproduction or use thereof is permissible without the consent of Debbie Black.DEBORANOBLEBLA C K No. 1940REN. 10-07NDSPECAALCESDENILCIT CEHRAT CALIFORNIAFOETATS%5$1&+675((7&52:17(55$&(&52:1+,//675((72)),&(5(7$,/(;,67,1*:$5(+286(%$51(;,67,1*+286((;,67,1*+286(3$5.,1*6758&785(RESIDENTIAL PLAN ARESIDENTIAL PLAN BCENTERLINEOFCREEKTOPOFCREEKBANK70&L1CONCEPTUALLANDSCAPEPLANscale: 1" = 20'Alnus rhombifoliaAcer macrophyllumLiquidambar 'Festival'Quercus agrifoliaPistacia chinensisPlatenus racemosaSequoia sempervirensTristania confertaCercis occidentalisEucalyptus nicholiiGeijera parvifoliaHeteromeles arbutifoliaMyoporum laetumPrunus cer. 'Krauters V'Pyrus 'Red Spire'Rhaphiolepis 'Magestic Beauty'Umbellularia californicaAgapanthus afticanusIris douglasianaMoraea iridoidesPhormium speciesMyrica californicaOsmanthus fragransPittosporum nigricansRhaphiolepis indicaRIbes speciosumRhamnus californicaVIburnum plicatum 'Sterile'Arctostaphylos 'Pacific Mist'Berberis thun. 'Atropurpurea'Erigeron karvinskianaEscallonia 'Compakta'Euryops pect. 'Viridis'Lavandula stoechasNandina domesticaPittosporum tob. 'Vareigata'Pittos. 'Wheelers Dwarf'Rhaphiolepis 'Ballerina'Ribes viburnifoliumTulbaghia violaceaArctostaphylos uva-ursiBaccharis pill. 'Twin Peaks'Cotoneaster 'Lowfast'Gazania speciesLantana specieLonicera 'Halliana'Rosa californicaRubus ursinusSod: Bonsai Dwarf FescueWhite Alder*Big Leaf Maple*Sweet GumCoast Live Oak*Chinese PistacheCalifornia Sycamore*Redwood*Brisbane BoxWestern Redbud*Willow PeppermintAustralian WIllowToyon*ncnPurple Leaf PlumOrnamental PearIndia HawthornCalifornia Bay Laurel*Lily of the NileWestern Iris*Fortnight LilyFlaxBayberrySweet olicencnIndia HawthornGooseberry*Coffeeberry*SnowballManzanita*Red BarberrySanta Barbara Daisy*Dwarf EscalloniaYellow EuryopsSpanish LavenderHeavenly BambooncnncnIndia HawthornEvergreen Currant*Society GarlicBearberry*Dwarf Coyote Brush*Bearberry CotoneasterncnncnHalls HoneysuckleWild Rose*California Blackberry*large treesmedium treesaccent plantslarge shrubssmall to mediumshrubs & perennialsgroundcoversand vinesPLANTPALETTEPlants for this project shall be selected from this list.Determination of exact plant locations, size and species shallbe addressed in the construction document phase.* indicates plants chosen for riparian areause stones from existing wallto build a drystack raised planterEXISTING TREES TO REMAINEXISTING TREES TO REMAINterraced seat wallssodSCREEN TREES:TristaniaLiquidambarSequoiaMyoporum screen2-railsplit rail fence (typical)existing oakto remainplay structure (ages 2-12)with resilient, accessiblesurfacingredwood screenMyoporum screen6' wideconcrete orsealed decomposedgranite pathrailbed gravel tosimulate Pacific Coast Railroad bednew Sycamoreswooded slopewith hardy groundcoversTbikesandtrash4'-5' shrubssodembedded sectionsof track30" willowto be removedarea within creek setbackto centerline of creek shall beaddressed in subsequentRiparian Planstreet light (typ)bollard lighting (typ)RESIDENTIAL PLAN AMODIFIED LANDSCAPE AREA REFER TO L2 JOB NUMBERSHEET NUMBERREVISIONSSHEET TITLEJOB TITLE3 3 0 S . H A L C Y O N R O A DARROYO GRANDE , C A 9 3 4 2 0T E L : ( 8 0 5 ) 5 4 4 - 4 3 3 4F A X : ( 8 0 5 ) 9 0 4 - 6 2 6 8M I C H A E L C . P E A C H E YE- M A I L : M W A @ M W A . B ZAPPL. NO:W A Y N E R. S T U A R TDATEA R C H I T E C T S:WREOLFACFIOREN. 12/31/19ECAILTS TC-31427SNCERADE NC T AIHTIWAYNE R.STUA R T CREEKSIDECENTERBRANCH STREETARROYO GRANDE, CA072518.29.07--4.23.18 REVISION 1plant palette Cercis occidentalisEucalyptus nicholiiGeijera parvifoliaHeteromeles arbutifoliaMyoporum laetumPyrus betulifoliaRhaphiolepis 'Magestic Beauty'Umbellularia californicaMyrica californicaOsmanthus spp.Pittosporum undulatumRhaphiolepis indicaRibes speciosumRhamnus californicaVIburnum plicatum 'Sterile'Arctostaphylos 'Pacific Mist'Erigeron x moerheimiiEuryops pectinatusLavandula spp. & cvs.Nandina domesticaRhaphiolepis indica & cvsRibes viburnifoliumTulbaghia violaceaBaccharis pilularis cvs.Cotoneaster dammeri 'Lowfast'Lantana hybridsRosa californicaSod: Bonsai Dwarf FescueWestern Redbud*Willow PeppermintAustralian WIllowToyon*Coast MyoporumBirchleaf PearIndia HawthornCalifornia Bay Laurel*Pacific Wax MyrtleSweet oliveVictorian BoxIndia HawthornGooseberry*Coffeeberry*SnowballManzanita*Santa Barbara Daisy*Euryops/shrub daisyLavenderHeavenly BambooIndia HawthornEvergreen CurrantSociety GarlicDwarf Coyote Brush*Bearberry CotoneasterHybrid lantanaWild Rose*MEDIUM TREESLARGE SHRUBSSMALL & TO MEDIUM GROUNDCOVERSHRUBS & PERENNIALS& VINESPlants for this project shall be selected from this list. Determination of exact plant locations, size and species shall be addressed inthe construction document phase.* indicates plants chosen for riparian areaVLLMLLLLMMMLLLLMLLLLLLLLLLLL15 GAL15 GAL15 GAL15 GAL15 GAL15 GAL15 GAL15 GAL5 GAL5 GAL10 GAL10 GAL5 GAL5 GAL5 GAL1 GAL1 GAL5 GAL1 GAL5 GAL5 GAL5 GAL1 GAL1 GAL1 GAL1 GAL1 GAL1 GALWUCOLS IVRATINGCOMMON NAMEBOTANICAL NAMESIZE WATER USAGE CALCULATIONSTHE FOLLOWING PRICIPLES OF IRRIGATION DESIGN UTILIZED ON THIS PROJECT ARE DIRECTED SPECIFICALLY AS CONSERVING WATER ANDIMPROVING THE EFFIICIENCY OF THE IRRIGATION SYSTEM:* ALL IRRIGATION SHALL BE DRIP OR DRIPLINE EMITTERS. NO OVERHEAD SPRAY HEADS WILL BE USED.* IRRIGATION HYDROZONES SHALL BE ADJUSTED ACCORDING TO WATER NEEDS AND WEATHER.* UTILIZATION OF IRRIGATION SYSTEM MASTER VALVE.* UTILIZATION OF IRRIGATION SYSTEM "SMART CONTROLLER" WITH WATER BUDGETING FEATURE.* UTILIZATION OF IRRIGATION SYSTEM FLOW SENSOR.* UTILIZATION OF RAIN SHUT-OFF DEVICE CONNECTED TO IRRIGATION CONTROLLER.TO HELP MAINTAIN THE IRRIGATION EFFICIENCY AS INTENDED IN THE DESIGN, IRRIGATION SYSTEM SHALL BE TESTED AND MAINTAINED ON AMONTHLY BASIS BY THE MAINTENANCE STAFF.WATER CONSERVING IRRIGATION DESIGNTHE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT:* WATER CONSERVING PLANTS, DEFINED AS "LOW" OR "VERY LOW" IN THE "WATER USE CLASSIFICATION OF LANDSCAPESPECIES" (WUCOLS IV, UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION), SHALL BE UTILIZED IN 80% OF THE TOTAL PLANTAREA.* IRRIGATION SYSTEM SHALL BE SEPARATE INTO DISTINCT HYDROZONES BASED ON PLANT MATERIAL TYPES, EXPOSURE ANDORIENTATION.* SOIL AMENDMENTS AND MULCH SHALL BE UTILIZED TO IMPROVE WATER HOLDING CAPACITY OF THE SOIL.* AUTOMATIC IRRIGATION SYSTEM SHALL UTILIZE "SMART CONTROLLER" TECHNOLOGY WITH WATER BUDGETING FEATURES TOADJUST WATER APPLICATION BASED ON SOIL MOISTURE AND/OR LOCAL WEATHER DATA.* LAWN NOT USED.WATER CONSERVATION NOTESSCHEMATIC LANDSCAPE PLANPLANT MATERIAL LOCATIONS, SIZES AND QUANTITIES ARE SCHEMATIC