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
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TRANSPORTATION
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APPROVED PROJECT SITE PLAN
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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
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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.
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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.
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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.
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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
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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
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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