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PC R 19-2321 RESOLUTION NO. 19-2321 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING VESTING TENTATIVE TRACT MAP 16-002 AND CONDITIONAL USE PERMIT 16-007; LOCATED AT 362—382 SOUTH HALCYON ROAD; APPLIED FOR BY STACY BROMLEY WHEREAS, the project site is approximately 1.59 acres, zoned Office Mixed Use (OMU), and located at the northwest corner of S. Halcyon Road and Fair Oaks Avenue, which includes five (5) existing lots; and WHEREAS, the applicant has filed Vesting Tentative Tract Map 16-002 and Conditional Use Permit 16-007 for the subdivision and development of twenty-three (23) residential units, including one (1) studio above an approximately 750 square foot neighborhood coffee shop, five (5) 2-bedroom units, and seventeen (17) 3-bedroom units; and WHEREAS, the coffee shop results in the project being categorized as a mixed-use project, allowing a maximum density of twenty (20) dwelling units per acre, which totals 31.8 units on the 1.59-acre project site; and WHEREAS, the project has been designed to accommodate future intersection improvements at S. Halcyon Road/Fair Oaks Avenue intersection as outlined in the Draft Halcyon Road Complete Streets Plan; and WHEREAS, the Staff Advisory Committee considered the project on December 20, 2017 and recommended approval with conditions; and WHEREAS, the Architectural Review Committee considered the project on March 5, 2018 and recommended approval with conditions; and WHEREAS, the Planning Commission was scheduled to consider the project on September 18, 2018, but continued the public hearing to a date uncertain at the request of the applicant; and WHEREAS, the Planning Commission was again scheduled to consider the project on February 5, 2019, but continued the public hearing to a date uncertain at the request of the applicant; and. WHEREAS, the Planning Commission has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has reviewed the draft Mitigated Negative Declaration; and WHEREAS,the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on February 5, 2019; and RESOLUTION NO. 19-2321 PAGE 2 WHEREAS, the-Planning Commission finds, after due study, deliberation, and public hearing, the following circumstances exist: Vesting Tentative Tract Map Findings: 1. The proposed tentative tract map is consistent with goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan, as well as any applicable specific plan, and the requirements of this title. The proposed tract map would allow the subdivision of five (5) existing lots totaling 1.59 acres into twenty-three (23) lots in the OMU zoning district, for development of a mixed-use project that is consistent with the goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan, including Policies LU5-11, LU11-1, LU11-2, and A.5 of the Land Use Element and Housing Element, respectively. 2. The site is physically suitable for the type of development proposed. The site is approximately 1.59 acres of underutilized land in a mixed-use zoning district and is physically suitable for the mixed-use project, including multi- family residences in the Cityhouse design. 3. The site is physically suitable for the proposed density of development. The site is physically suitable as designed for the density of development with appropriate modifications to individual lots sizes and widths that may be reduced through the Conditional Use Permit process. 4. The design of the tentative tract map or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The proposed tract map has been reviewed in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grand_ e Rules and Procedures for implementation of CEQA and impacts have been mitigated to less than significant levels. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision would result in a development of appropriate density, consistent with the density for mixed use projects in the OMU district, and would include all necessary infrastructure, roadway improvements, and parking. 6. The design of the tentative tract map or the type of improvements will not conflict with easements acquired by the public-at-large for access through, or use of, property within the proposed tentative tract map or that alternate easements for access or for use will be provided, and that these alternative RESOLUTION NO. 19-2321 PAGE 3 easements will be substantially equivalent to ones previously acquired by the public. The design of the tentative tract map will not conflict with any public or private easements and will accommodate future intersection improvements for the S. Halcyon Road/Fair Oaks Avenue intersection as required by the Draft Halcyon Road Complete Streets Plan. 7. The discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements as prescribed in Division 7 (commencing with Section 13000) of the California Water Code. The proposed discharge of waste into the existing system is conditioned to meet all applicable requirements. 8. Adequate public services and facilities exist or will be provided as the result of the proposed tentative tract map to support project development. There are adequate provisions for public services to serve the project development and no deficiencies exist. The provisions for water, sanitation and public utilities were examined through the environmental review process, and it was determined that adequate public services will be available for the proposed project and will not result in adverse impacts. Conditional Use Permit Findings: 1. The proposed use is permitted within the subject district pursuant to the provisions of this section and complies with all the applicable provisions of this title, the goals, and objectives of the Arroyo Grande General Plan, and the development policies and standards of the City. The proposed use of the site for residential development in a mixed use project is permitted within the OMU zoning district and the project cotriplies,, with all applicable provisions of the Arroyo Grande General Plan and Municipal Code. 2. The proposed use would not impair the integrity and character of the district in which it is to be established or located. The proposed use of the site for multi-family residential development in a mixed use project will not impair the integrity of the OMU district due to the intent of the district to provide areas for the establishment of corporate, administrative, and medical offices and facilities, commercial services that are required to support major business medical development, and multi-family housing. 3. The site is suitable for the type and intensity of use or development that is proposed. RESOLUTION NO. 19-2321 PAGE 4 The site is approximately 1.59 acres of underutilized land in the OMU zoning district and meets the development standards of the OMU zoning district, the Arroyo Grande Municipal Code, and is suitable for the intensity of the development. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. The provisions for water, sanitation, and public utilities were evaluated through the Mitigated Negative Declaration prepared for the project and it was determined that adequate public services will be available for the proposed project and will not result in substantially adverse impacts. 5. The proposed use will not be detrimental to the public health, safety or welfare or materially injurious to properties and improvements in the vicinity. The proposed use will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity as it will comply with all applicable codes and standards of the Municipal Code and in accordance with conditions of approval specifically developed for the project. NOW,THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby adopts the Mitigated Negative Declaration as set forth in Exhibit "B", attached hereto and incorporated herein by this reference and approves Vesting Tentative Tract Map 16-002 and Conditional Use Permit 16-007 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 by Commissioner Martin, seconded by Commissioner Schiro, and by the following roll call vote, to wit: AYES: Martin, Schiro, Montes, Sage NOES: Maraviglia ABSENT: None the foregoing Resolution was adopted this 19th day of March, 2019 RESOLUTION NO. 19-2321 PAGE 5 akttifr- 44/ — GLENN MARTIN CHAIR ATTEST: tdote71---- PATRICK HOLUB SECRETARY TO THE COMMISSION AS TO CONTENT: TERES r r, ISH COM UNITY DEVELOPMENT DIRECTOR RESOLUTION NO. 19-2321 PAGE 6 EXHIBIT 'A' CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP 16-002 & CONDITIONAL USE PERMIT 16-007 362—382 S. HALCYON ROAD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS 1. This approval authorizes the construction of a mixed-use project including an approximately 506 square foot, neighborhood retail use (coffee shop) with a 388 square foot outdoor patio, and 23 ,residential units totaling 30.5 total density equivalent units. 2. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 3. The applicant shall comply with all conditions of approval and mitigation measures for Vesting Tentative Tract Map 16-002 and Conditional Use Permit 16-008. 4. This application shall automatically expire on March 19, 2021 unless a building permit is issued or an extension is granted. 5. Development shall conform to the Office Mixed Use requirements except as otherwise approved. 6. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of March 21, 2019 and marked Exhibit "B". 7. The applicant shall agree to indemnify, defend, and hold harmless at his/her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of said approval, or in any way relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition. 8. A copy of these conditions and mitigation measures shall be incorporated into all construction documents. 9. At the time of application for construction permits, plans submitted shall show all development consistent with the approved site plan, floor plan, architectural RESOLUTION NO. 19-2321 PAGE 7 elevations and landscape plan. 10. Signage shall be subject to the requirements of Chapter 16.60 of the Development Code. 11. Development shall comply with Development Code Sections 16.48.070, "Fences, Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130 "Screening Requirements", except as otherwise modified by this approval. 12. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans including those specifically modified by these conditions. 13. The developer shall comply with Development Code Chapter 16.56, "Parking and Loading Requirements". All parking spaces adjacent to a wall, fence, or property line shall have a minimum width of 11 feet. 14. All parking areas of five or more spaces shall have an average of one-half foot- candle illumination per square foot of parking area for visibility and security during hours of darkness. 15. Trash enclosures shall be screened from public view with landscaping or other appropriate screening materials, and shall be made of an exterior finish that complements the architectural features of the main building. The trash enclosure area shall accommodate recycling container(s). The location and function of the trash enclosures shall be reviewed and approved by South County Sanitation prior to approval of the improvement plans. 16. Noise resulting from construction and operational activities shall conform to the standards set forth in Chapter 9.16 of the Municipal Code, Construction activities shall be restricted to the hours of 7 AM and 5 PM Monday through Friday and 9 AM to 5 PM on Saturdays. No construction shall occur on Sundays or City observed holidays. 17. Prior to issuance of a building permit, the applicant shall coordinate construction activities and times with Harloe Elementary School and provide concurrence between the parties. 18. At the time of application for construction permits, the applicant shall provide details on any proposed exterior lighting. The lighting plan shall include the height, location, and intensity of all exterior lighting consistent with Section 16.48.090 of the Development Code. All lighting fixtures shall be shielded so that neither the lamp nor the related reflector interior surface is visible from adjacent properties. All lighting for the site shall be downward directed and shall not create spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED) and architecturally harmonious with building designs. RESOLUTION NO. 19-2321 PAGE 8 19. All new construction shall utilize fixtures and designs that minimize water and energy usage. Such fixtures shall include, but are not limited to, low flow showerheads, water saving toilets, instant water heaters and hot water recirculating systems. Water conserving designs and fixtures shall be installed prior to final occupancy. 20. Landscaping in accordance with the approved landscaping plan shall be installed or bdnded for before final building inspection/establishment of use. The landscape and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development and Public Works Departments. The landscape plan shall be in conformance with Development Code Chapter 16.84 (Model Water Efficient Landscaping Ordinance) and shall include the following: 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: i. Deep root planters shall be included in areas where trees are within five feet (5') of asphalt or concrete surfaces and curbs; ii. Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants; iii. An automated irrigation system using smart controller (weather based) technology; iv. The selection of groundcover plant species shall include native plants; v. Turf areas shall be limited in accordance with Section 16.84.040 of the Development Code. 21. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. 22. For projects approved with specific exterior building colors, the color and manufacturer shall be identified on building plans, consistent with those approved by the Planning Commission. The developer shall paint a test patch on the building including all colors. The remainder of the building may not be painted until inspected by the Community Development Department to verify that colors are consistent with the approved color board. A 48-hour notice is required for this inspection. 23. All new electrical panel boxes shall be installed inside the building(s) for commercial buildings. 24. All Fire Department Connections(FDC)shall be located near a fire hydrant, adjacent to a fire access roadway, and screened to the maximum extent permitted by the Fire Chief. 25. Double detector check valve assemblies shall be screened and located directly adjacent to or within the respective building to which they serve. RESOLUTION NO. 19-2321 PAGE 9 26. All ducts, meters, air conditioning equipment and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. It is especially important that gas and electric meters, electric transformers, and large water piping systems be completely screened from public view. All roof-mounted equipment which generates noise, solid particles, odors, etc., shall. cause the objectionable material to be directed away from residential properties. 27. All conditions of this approval run with the land and shall be strictly adhered to,within the time frames specified, and in an on-going manner for the life of the project. Failure to comply with these conditions of approval may result in an immediate enforcement action. If it is determined that violation(s) of these conditions of approval have occurred, or are occurring, this approval may be revoked pursuant to Development Code Section 16.08.100. SUBDIVISION CONDITIONS 28. The developer shall comply with Development Code Chapter 16.20 "Land Divisions". 29. The developer shall comply with Development Code Chapter 16.64 "Dedications, Fees and Reservations." 30. The developer shall comply with Development Code Chapter 16.68 "Improvements". 31. The applicant shall submit Covenants, Conditions and Restrictions (CC&R's) that are administered by a subdivision homeowners' association, formed by the applicant for the area within the subdivision. The CC&R's shall be reviewed and approved by the City Attorney and recorded prior to or concurrently with the final map. At a minimum, the CC&R's shall: a. Provide for maintenance of the driveways, common areas, sewer lines and other facilities; b. Prohibit additions to the units; c. Require garages to be kept clear for parking cars at all times; and d. Inform residents of the water conservation requirements placed on this project. 32. An operations and maintenance agreement shall be submitted for all drainage facilities. 33. The applicant shall remove all structures in conflict with new lot lines. 34. A building permit will not be issued until drainage facilities are functional to the satisfaction of the Community Development Director. 35. The applicant shall dedicate right-of-way necessary to implement Alternative 2 of the RESOLUTION NO. 19-2321 PAGE 10 Halcyon Road Complete Streets Plan to accommodate a roundabout at Fair Oaks Avenue and South Halcyon Road. 36. Preliminary Title Report, a current preliminary title report shall be submitted to the City Engineer prior to checking the map. If the property owner is a Limited Liability Company (LLC), provide names and contact information for the individual owners. A current subdivision guarantee shall be submitted to the City Engineer prior to recording the Map. INCLUSIONARY HOUSING 37. The developer shall comply with Development Code Chapter 16.80 "Inclusionary Affordable Housing Requirements". Should the developer decide to pay in-lieu fees, the fee shall be equal to one percent (1%) of total development costs for each unit within the development. BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS BUILDING CODES 38. The project shall comply with the most recent editions of the California Building Standards Code, as adopted by the City of Arroyo Grande. FIRE LANES 39. The applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. This includes painting, stenciling, and signage. FIRE FLOW/FIRE HYDRANTS 40. Project shall have a fire flow in accordance with the California Fire Code. 41. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. SECURITY KEY BOX 42. The applicant must provide an approved "security key vault," per Building and Fire Department guidelines and per the California Fire Code for the commercial building. FIRE SPRINKLER 43. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. RESOLUTION NO. 19-2321 PAGE 11 ABANDONMENT/NON-CONFORMING 44. The applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. DEMOLITION PERMIT / RETAINING WALLS 45. A demolition permit must be applied for, approved and issued. All asbestos and lead shall be verified if present and abated prior to permit issuance. SPECIAL CONDITIONS 46. One week prior to scheduling of final inspection or any issuance of certificate of occupancy, a project inspection by the Building, Planning, and Engineering Divisions and Public Works Department is required. 47. The applicant shall fund outsourced plan check services, as required. ENGINEERING DIVISION CONDITIONS POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 48. 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 Operations 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 after acceptance of improvements indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls are being maintained and are functioning as designed. d. Stormwater reports must be completed by either a Registered Civil Engineer or Qualified Stormwater Pollution Prevention Plan Developer (QSD). GENERAL CONDITIONS 49. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 50. For work requiring engineering inspections, working hours shall comply with I RESOLUTION NO. 19-2321 PAGE 12 Standard Specification Section 5-1.01. 51. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain-deflecting roof. Drain of trash enclosure to tie into the sewer interceptor or the onsite water quality BMP. 52. All project improvements shall be designed and constructed in accordance with the most recent version of the City of Arroyo Grande Standard Specifications and Engineering Standards. 53. The property owner shall provide maintenance of all landscaping placed in and adjacent to the development. 54. Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9.3E. Provide One (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format. 55. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 56. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A 57. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City Engineer. IMPROVEMENT PLANS 58. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall be prepared by a registered Civil Engineer or qualified specialist licensed in the State of California and approved by the Public Works Department and/or Community Development Department. The following plan sheet shall be provided: a. Site Plan i. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. ii. The location, size and orientation of all trash enclosures. iii. All existing and proposed parcel lines and easements crossing the property. iv. The location and dimension of all existing and proposed paved areas. v. The location of all existing and proposed public or private utilities. vi. Location of 100-year flood plain and any areas of inundation within project area. b. Grading Plan with Cross Sections RESOLUTION NO. 19-2321 PAGE 13 c. Retaining Wall Plan and Profiles d. Roadway Improvements Plan and Profiles e. Storm Drainage Plan and Profile f. Utilities -Water and Sewer Plan and Profile g. Utilities— Composite Utility h. Signing and Striping i. Erosion Control j. Landscape and Irrigation Plans for Public Right-of-Way k. Tree Protection Plan I. Details • m. Notes n. Conditions of Approval and-Mitigation Measures o. Other improvements as required by the Community Development Director. (NOTE: All plan sheets must include City standard title blocks) p. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. 59. Submit all retaining wall calculations for review and approval by the Community Development Director including any referenced geotechnical report. 60. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 61. Applicant shall fund outsourced plan and map check services, as required. 62. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way. STREET IMPROVEMENTS 63. Obtain approval from the Public Works Director prior to excavating in any...street recently over-laid or slurry sealed. The Director shall approve.the method of•repair of any such trenches, but shall not be limited to an overlay or type 2 slurry seal. 64. Remove existing 'roadway striping and markers prior to any overlay or slurry seal work to the satisfaction of the Public Works Director. Use only thermoplastic roadway striping. 65. The property owner shall offer for dedication to the public the right-of-way necessary on Halcyon Road and Fair Oaks Avenue for future City improvement and implementation of the Halcyon Road Complete Streets Plan. CURB, GUTTER, AND SIDEWALK 66. Install new concrete curb, gutter, and sidewalk on the project frontage along Halcyon Road and Fair Oaks Avenue, as directed by the Community Development Director RESOLUTION NO. 19-2321 PAGE 14 and Public Works Director. 67. Driveway crossings shall have a decorative treatment and the applicant shall color any such new facilities as directed by the Community Development Director. 68. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. 69. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. 70. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. DEDICATIONS AND EASEMENTS 71. All necessary private/public fire, water main, sewer, open space, and drainage easements shall be reserved on the map. 72. A Public Utility Easement (PUE) shall be dedicated a minimum 6 feet wide adjacent to all street right-of-ways. The PUE shall be wider where necessary for the installation or maintenance of the public utility vaults, pads, or similar facilities. 73. An onsite water and sewer Public Utility Easement (PUE) shall be dedicated over the facilities. 74. Access shall be denied to Halcyon Road and Fair Oaks Avenue except in those driveway locations indicated on the approved plans. 75. A drainage, sewer main and/or water main easement(s) shall be dedicated to the public on the map. 76. Abandonment of public streets and public easements shall be listed on the final map of parcel map, in accordance with Section 66499.201,4 of the Subdivision Map Act. 77. 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. 78. 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. 19-2321 PAGE 15 GRADING AND DRAINAGE 79. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit two (2) copies of the final project-specific Storm Water Pollution Prevention Plan (SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis Obispo Regional Water Quality Control Board (RWCB) requirements. 80. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 81 . Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section 5.1.2. 82. Submit a soils report for the project shall be prepared by a registered Civil Engineer and supported by adequate test borings. All earthwork design and grading shall be performed in accordance with the approved soils report. The date of the soils report shall be less than 3 years old at the time of submittal. 83. The applicant shall dedicate a pedestrian access easement(s) for any ADA sidewalk extension. 84. Infiltration basins shall be designed based on soil percolation tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations. 85. The applicant shall submit an engineering study regarding flooding related to the project site. Any portions of the site subject to flooding from a 100-year storm shall be shown on the tentative map or other recorded document, and shall be noted as a building restriction. WATER 86. Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works Director must grant permission to dead end water mains. 87. The applicant shall extend the public water main to adequately serve the project across the property frontage. 88. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the structure and landscape irrigation. 89. A Double Detector Check (DDC) backflow device is required on the water service line to the commercial structure. 90. The DDC shall be placed inside the building or adjacent to the building. Other locations for the DDC shall be approved by the Director or Community RESOLUTION NO. 19-2321 PAGE 16 Development. 91. Each parcel shall have separate water meters 92. Non-potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 93. Par Lots using fire sprinklers shall have individual service connections. A fire sprinkler engineer shall determine the size of the water meters. 94. Existing water services to be abandoned shall be abandoned in compliance with Engineering Standard 6050. SEWER 95. The applicant shall extend the sewer main to adequately serve the project across the property frontage. All new sewer mains shall be a minimum diameter of 8". 96. All sewer laterals shall comply with Engineering Standard 6810. 97. Existing sewer laterals to be abandoned shall be abandoned in compliance with Engineering Standard 6050. 98. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4". 99. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering Standards. 100. Obtain approval from the South County Sanitation District for the development's impact to District facilities prior to permit issuance. 101. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. 102. Submit a will-serve letter from South County Sanitary stating that the property access and location of trash receptacles is adequate for trash collection service. PUBLIC UTILITIES 103. The developer shall comply with Development Code Section 16.68.050: All projects that involve the addition of over 100 square feet of habitable space shall be required to place service connections underground - existing and proposed utilities. 104. All new and relocated dry utilities shall be shown on a utility plan. RESOLUTION NO. 19-2321 PAGE 17 105. Prior to approving any building permit within the project for occupancy, all conditions of approval for project are satisfied. 106. Public Improvement Plans shall be submitted to the public utility companies for review and approval. Utility comments shall be forwarded to the Director of Public Works for approval. 107. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. TREE PRESERVATION/TREE REMOVAL PLAN 108. Prior to issuance of grading permit and during construction the applicant shall comply with the provisions of the Community Tree Ordinance, including the approval of a tree removal permit prior to removal. 109. Prior to issuance of a grading or building permit, the developer shall submit a tree preservation and tree removal plan to the Director of Public Works/City Arborist for undeveloped parcels or lots with trees. The plan shall include the location, size and species of all trees located on the lot or on adjoining lots, where development could affect the roots or limbs of trees on adjacent property. 110. All significant trees to be removed as designated by the Director of Public Works/City Arborist shall be replaced at a 3:1 ratio and planted on site. With the approval of the Public Works Director, tree removal shall be mitigated by planting on site, off-site, or payment of in-lieu fees (at the current street tree fee rate for a 15-gallon tree). Larger trees may be required to mitigate tree removal. Prior to release of gas meters per unit, all trees shall be planted or fees paid. 111. Prior to any work on the site, all trees to remain on site shall be marked with paint/ribbon and protected by a five (5') foot vinyl or chain link fence. The fence shall be located at a minimum of eight (8') foot radius from the trunk of the tree. 112. All trees to be pruned, shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. PUBLIC SAFETY CONDITIONS 113. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. 114. Prior to issuance of a certificate of occupancy, the applicant shall post handicapped parking, per the California Building Code. 115. Prior to issuance of a certificate of occupancy, the applicant shall install a burglary [or robbery] alarm system per Police Department guidelines, and pay the Police Department alarm permit application fee (for commercial use only). RESOLUTION NO. 19-2321 PAGE 18 116. Prior to issuance of a certificate of occupancy, for any parking lots available to the public located on private lots, the developer shall post private property "No Parking"signs in accordance with the handout available from the Police Department. FEES AND BONDS The applicant shall pay all applicable City fees, including the following: 117. FEES TO BE PAID PRIOR TO ISSUANCE OF PERMIT a. Map check fee for Tract Map. 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 public works construction plans (based on an approved construction cost estimate). f. Plan Review Fee (based on the current Building Division fee schedule). NOTE: The applicant is responsible to pay all fees associated with outside plan review consultants) 118. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT a. Water Neutralization fee, to be based on codes and rates in effect at the 111 time of building permit issuance. b. Water Distribution fee, to be based on codes and rates in effect at the time of building permit issuance. c. Water Meter charge to be based on codes and rates in effect at the time of building permit issuance. d. Water Availability charge, to be based on codes and rates in effect at the time of building permit issuance. e. Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance. f. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance. g. Sewer Connection fee, to be based on codes and rates in effect at the time of building permit issuance. h. South San Luis Obispo County Sanitation District Connection fee, to be based on codes and rates in effect at the time of building permit issuance. i. Drainage fee, as required by the area drainage plan for the area being developed. j. Construction Tax, to be based on codes and rates in effect at the time of building permit issuance. k. Alarm Fee, to .be based on codes and rates in effect at the time of development. RESOLUTION NO. 19-2321 PAGE 19 I. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and rates in effect at the time of building permit issuance. m. Building Permit Fee, to be based on codes and rates in effect at the time of building permit issuance. 119. FEES TO BE PAID OR LAND DEDICATED PRIOR TO RECORDATION OF THE FINAL MAP/PARCEL MAP a. Park Development fee, the developer shall pay the current park development fee, and/or donate land in-lieu of, for each lot approved, in accordance with City Ordinance 313 C.S. b. Park Dedication, the developer shall dedicate, in accordance with City Ordinance 313 C.S., land for park purposes. c. Park Improvement fee, the developer shall pay the current park improvement fee, for each lot approved, in accordance with City Ordinance 313 C.S. BONDING SURETY 120. The applicant shall provide bonds or other financial security for the following. All bonds or security shall be in a form acceptable to the City, and shall be provided prior to recording of the map, unless noted otherwise. The minimum term for Improvement securities shall be equal to the term of the subdivision agreement. a. Faithful Performance, 100% of the approved estimated cost of all b. subdivision improvements. Erosion Control and Landscape, 100% of the approved estimated cost of all erosion control work during construction and the estimated cost of all final landscaping after construction is complete. This bond is refundable upon successful completion of the work, less expenses uncured by the City in maintaining and/or restoring the site. c. Labor and Materials, 50% of the approved estimated cost of all subdivision improvements. d. One Year Guarantee, 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. e. Monumentation, 100% of the estimated cost of setting survey monuments. f. Tax Certificate, In accordance with Section 16.68.130 of the Development Code, 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. g. Accessory Structures, the applicant shall remove or bond for removal of all accessory structures not sharing a parcel with a residence h. Curb Cuts, the applicant shall construct or bond for construction of individual curb cuts and paved driveways for parcels. RESOLUTION NO. 19-2321 PAGE 20 ARCHITECTURAL REVIEW COMMITTEE CONDITIONS 121. All street trees that are damaging existing sidewalk infrastructure shall be replaced by more suitable species. 122. One (1) additional ADA conforming space shall be included in the project. PLANNING COMMISSION CONDITIONS 123. Red curb driveways in accordance with City standards for sight distance. 124. Ensure a wall or fence is installed along the western property line in the vicinity of the adjacent residential parcel on Fair Oaks Avenue that will adequately screen the trash enclosure and parking. 125. Investigate the possibility of relocating the trash enclosure currently along the western property line. MITIGATION MEASURES A negative declaration with mitigation measures has been adopted for this project. The following mitigation measures shall be implemented as conditions of approval and shall be monitored by the appropriate City department or responsible agency. The applicant shall be responsible for verification in writing by the monitoring department or agency that the mitigation measures have been implemented. 126. MM AQ-1. On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of Regulations. This regulation limits idling from diesel-fueled commercial motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation on highways. It applies to California and non- California based vehicles. In general, the regulation specifies that drivers of said vehicles: • Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at any location. • Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater that 5 minutes at any location when within 1,000 feet of a restricted area. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: During Construction 127. MM AQ-2. Off-road diesel equipment shall comply with the 5-minute idling restriction identified in Section 2449(d)(2) of the California Air Resources Board's In-Use Off-Road Diesel regulation. RESOLUTION NO. 19-2321 PAGE 21 Responsible Party: Developer Monitoring Agency: Timing: City of Arroyo Grande — Engineering Division During Construction 128. MM AQ-3. Signs must be posted in the designated queuing areas and job sites to remind drivers and operators of the State's 5-minute idling limit. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande— Engineering Division Timing: During Construction 129. MM AQ-4. The project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors (adjacent residential development): • Staging a queuing areas shall not be located within 1,000 feet of sensitive receptors; • Diesel idling within 1,000 feet of sensitive receptors shall not be permitted; • Use of alternative fueled equipment is recommended; and • Signs that specify no idling areas must be posted and enforced at the site. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division (via APCD) Timing: During Construction 130. MM AQ-5. The project shall implement the following mitigation measures to manage nitrogen oxide (NOx), reactive organic cases (ROG), and diesel particulate matter (DPM) emissions: • Maintain all construction equipment in property tune according to manufacturer's specifications; • Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel (non-taxed version suitable for use off- road); • Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner off-road heavy-duty diesel engines, and comply with the State Off-Road Regulation; RESOLUTION NO. 19-2321 PAGE 22 • Use on-road heavy-duty diesel engines, and comply with the State On- Road Regulation; • Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOx exempt area fleets) may be eligible by proving alternative compliance; • Electrify equipment when feasible; • Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and • Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel 131. MM AQ-6. The project shall implement the following mitigation measures to manage fugitive dust emissions such that they do not exceed the APCD's 20% opacity limit (APCD Rule 401) or prompt nuisance violations (APCD Rule 402). • Reduce the amount of the disturbed area where possible; • Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD's limit of 20% opacity for greater than 3 minutes in any 60-minute period. Increased watering frequency would be required when wind speeds exceed 15 mph. Reclaimed (non-potable) water shall be used; • All dirt stock pile areas should be sprayed daily and covered with tarps or other dust barriers as needed; • Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible, following completion of any soil disturbing activities; • Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be shown with a fast germinating, non-invasive, grass seed and watered until vegetation is established; • All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; • All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used; • Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; • All trucks 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 23.114; RESOLUTION NO. 19-2321 PAGE 23 • Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; • Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water should be used where feasible. Roads shall be pre-wetted prior to sweeping when feasible; • A listing of all required mitigation measures should be included on grading and building plans; and, • The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below the APCD's limit of 20% opacity for greater than 3 minutes in any 60-minute period. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: During Construction MM AQ-7. Prior to the start of the project, the applicant shall obtain all necessary permits for equipment to be used during construction by contacting the APCD Engineering Division at (805) 781-5912. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: Prior to start of work 132. MM AQ-8. Burning of vegetative material on the development site shall be prohibited. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Building Division Timing: During Construction 133. MM AQ-9. Should hydrocarbon-contaminated soil be encountered •during construction activities, the APCD shall be notified within forty-eight (48) hours of such contaminated soil being discovered to determine if an APCD permit is required. In addition, the following measures shall be implemented immediately after contaminated soil is discovered: • Covers on storage piles shall 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, RESOLUTION NO. 19-2321 PAGE 24 uncontaminated soil or other TPH — non-permeable barrier such as plastic tarp. No headspace shall be allowed where vapors could accumulate. • Covered piles shall be designed in such a way as to eliminate erosion due to wind or water. No openings in the covers are permitted. • During soil excavation, odors shall not be evident to such a degree as to cause a public nuisance. • Clean soil must be segregated from contaminated soil. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande— Engineering Division Timing: During Construction 134. MM AQ-10. The project shall implement a minimum of eight (8) Standard Mitigation Measures as stated in Table 3-5 of the APCD's 2012 CEQA Handbook. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: Prior to permit issuance 135. MM AQ-11. Prior to any demolition at the site, the applicant shall obtain a Notification of Demolition and Renovation form approved by the APCD. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Building Division Timing: Prior to demolition permit issuance 136. MM AQ-12. Proposed truck routes shall be evaluated and selected to ensure routing patters have the least impact to residential dwellings and other sensitive receptors, such as schools, parks, day care centers, nursing homes, and hospitals. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande— Engineering Division Timing: Prior to permit issuance 137. MM BIO-1. All construction plans shall incorporate the recommendations of the arborist report by Greenvale Tree Company dated October 2017, in addition to Mitigations Measures MM BIO-2 through BIO-4. Where conflicts exist, the more restrictive shall apply. 138. MM BIO-2: All trees to be retained shall be protected during construction, and shall be clearly identified on construction plans and marked in the field for preservation with highly visible construction fencing at a minimum around the dripline. A Tree Protection Zone equivalent to one foot (1') of zone per one inch (1") of tree diameter at breast height shall surround each tree. No construction activities such as grading, vehicle parking, or storage of materials shall be conducted within the RESOLUTION NO. 19-2321 PAGE 25 tree protection zones. The fencing shall be installed prior to any site clearing or grading activities, and shall remain in place until construction is complete. The fence shall be a minimum of 4' tall and supported by stakes at least every 10' on center. Weatherproof signs shall be permanently posted on the fences, stating, at minimum, the following: "Tree Protection Zone. No personnel, materials, or vehicles allowed. Do not move or remove this fence." Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Community Development Department Timing: Prior to issuance of a Grading or Building Permit and during construction 139. MM B10-3: Any trees intentionally or unintentionally killed or removed that are greater than or equal to two (2) inches diameter at breast height (DBH) shall be replaced at a 3:1 ratio. Replacement trees shall be limited to in-kind replacement of appropriate native tree species. All trees to be removed shall be clearly marked on construction plans and marked in the field with flagging or paint. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Community Development Department Timing: Prior to issuance of a Grading or Building Permit and during construction 140. MM B10-4: Tree removals shall be scheduled to occur in the fall and winter (between September 15 and February 15), after fledging and before the initiation of the nesting season. If trees or vegetation must be removed from February 15 to September 15, a qualified biologist shall be retained to conduct pre-construction surveys for nesting bird species within the project site. If active nests are observed, the contractor shall either: 1) wait for such nesting birds to fledge and leave the project site; 2) establish 100-foot exclusion zones until young have fledged; or 3) consult with the appropriate resource agencies for guidance prior to site disturbance. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: Prior to issuance of a Grading or Tree Removal Permit and during construction 141. MM CUL-1: An archaeological and Native American monitor shall be present during project related ground disturbing activities. A standard clause shall be included in every grading and construction contract to inform contractors of this requirement. RESOLUTION NO. 19-2321 PAGE 26 Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division, Public Works Department Timing: Prior to and during construction 142. MM CUL-2: If a potentially significant cultural resource is encountered during subsurface earthwork activities, and an archaeological and/or Native American monitor is not present, all construction activities within a 100-foot radius of the find shall cease and the City shall be notified immediately. Work shall not continue until a qualified archaeologist, in conjunction with locally affiliated Native American representative(s), as necessary, determines whether the uncovered resource requires further study. A standard inadvertent discovery clause shall be included in every grading and construction contract to inform contractors of this requirement. Any previously unidentified resources found during construction shall be recorded on appropriate California Department of Parks and Recreation (DPR) forms and evaluated for significance in terms of CEQA criteria bya qualified archaeologist. Potentially significant cultural resources consist of, but are not limited to, stone, bone, glass, ceramic, wood, or shell artifacts; fossils; or features including hearths, structural remains, or historic dumpsites. If the resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan, in conjunction with locally affiliated Native American representative(s) as necessary, that will capture those categories of data for which the site is significant. The archaeologist shall also perform appropriate technical analysis, prepare a comprehensive report, and file it with the CCIC, located at the University of California, Santa Barbara, and provide for the permanent curation of the recovered materials 143. MM CUL-3: If human remains are encountered during earth-disturbing activities, State Health and Safety Code Section 7050.5 requires that all work in the adjacent area shall stop immediately and that the County Coroner shall be notified immediately. Work shall not continue until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. If the human remains are determined to be prehistoric, the Coroner will notify the NAHC, which will designate and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may. recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: During construction 144. MM GEO-1: All construction plans shall incorporate the recommendations of the geotechnical study prepared for the project by Beacon Geotechnical, Inc. dated RESOLUTION NO. 19-2321 PAGE 27 November 2017. Responsible Party: Monitoring Agency: Developer City of Arroyo Grande — Engineering Division, Building Division Timing: Prior to issuance of a Grading or Building Permit 145. MM GHG-1: Prior to issuance of a building permit, all construction plans shall incorporate the following GHG-reducing measures where applicable: • Incorporate outdoor electrical outlets to encourage the use of electric appliances and tools. • Provide shade tree planting in parking lots to reduce evaporative emissions from parked vehicles. Design should provide 50% tree coverage within 10 years of construction using low ROG emitting, low maintenance native drought resistant trees. • No residential wood burning appliances. • Trusses for south-facing portions of roofs shall be designed to handle dead weight loads of standard solar-heated water and photovoltaic panels. Roof design shall include sufficient south-facing roof surface, based on structures size and use, to accommodate adequate solar panels. For south facing roof pitches, the closest standard roof pitch to the ideal average solar exposure shall be used. • Increase the building energy rating by 20% above Title 24 requirements. Measures used to reach the 20% rating cannot be double counted. • Plant drought tolerant, native shade trees along southern exposures of buildings to reduce energy used to cool buildings in summer. • Utilize green building materials (materials which are resource efficient, recycled, and sustainable) available locally if possible. • Install high efficiency heating and cooling systems. • Design building to include roof overhangs that are sufficient to block the high summer sun, but not the lower winter sun, from penetrating south facing windows (passive solar design). • Utilize high efficiency gas or solar water heaters. • Utilize built-in energy efficient appliances (i.e. Energy Star®). • Utilize double-paned windows. • Utilize energy efficient interior lighting. • Install energy-reducing programmable thermostats. • Use roofing material with a solar reflectance values meeting the EPA/DOE Energy Star® rating to reduce summer cooling needs. • Eliminate high water consumption landscape (e.g., plants and lawns) in residential design. Use native plants that do not require watering and are low ROG emitting. • Provide storage space in garage for bicycle and bicycle trailers, or covered racks / lockers to service the residential units. RESOLUTION NO. 19-2321 PAGE 28 Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Community Development Department Timing: Prior to issuance of a Grading Permit or Building Permit 146. MM HYD-1: The following BMPs shall be incorporated into the project: • Run-off Control. Maintain post-development peak runoff rate and average volume of runoff at levels that are similar to pre-development levels. • Labeling and Maintenance of Storm Drain Facilities. Label new storm drain inlets with "No Dumping — Drains to Ocean" to alert the public to the destination of stormwater and to prevent direct discharge of pollutants into the storm drain. • Common Area Litter Control. Implement a trash management and litter control program to prevent litter and debris from being carried to water bodies or the storm drain system. • Food Service Facilities. Design the food service facility to have a sink or other area for cleaning floor mats, containers, and equipment that is connected to a grease interceptor prior to discharging to the sanitary sewer system. The cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. • Refuse Areas. Trash compactors, enclosures and dumpster areas shall be covered and protected from roof and surface drainage. install a self- contained drainage system that discharges to the sanitary sewer if water cannot be diverted from the areas. • Outdoor Storage Controls. Oils, fuels, solvents, coolants, and other chemicals stored outdoors must be in containers and protected from drainage by secondary containment structures such as berms, liners, vaults or roof covers and/or drain to the sanitary sewer system. Bulk materials stored outdoors must also be protected from drainage with berms and covers. Process equipment stored outdoors must be inspected for proper function and leaks, stored on impermeable surfaces and covered. Implement a regular program of sweeping and litter control and develop a spill cleanup plan for storage areas. • Cleaning, Maintenance and Processing Controls. Areas used for washing, steam cleaning, maintenance, repair or processing must have RESOLUTION NO. 19-2321 PAGE 29 impermeable surfaces and containment berms, roof covers, recycled water wash facility, and discharge to the sanitary sewer. Discharges to the sanitary sewer may require pretreatment systems and/or approval of an industrial waste discharge permit. • Street/parking lot Sweeping: Implement a program to regularly sweep streets, sidewalks and parking lots to prevent the accumulation of litter and debris. Debris resulting from pressure washing should be trapped and collected to prevent entry into the storm drain system. Washwater containing any cleaning agent or degreaser should be collected and discharged to the sanitary sewer. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Planning, Building, and Engineering Divisions Timing: Prior to issuance of Building Permit 147. MM N01-1: Construction activities shall be restricted to between the hours of 8 a.m. and 5 p.m. Monday through Friday. No construction shall occur on Saturday or Sunday. Equipment maintenance and servicing shall be confined to the same hours. To the greatest extent possible, grading and construction activities should occur during the middle of the day to minimize the potential for disturbance of neighboring noise sensitive uses. Responsible Party: Monitoring Agency: Developer City of Arroyo Grande — Community Development Department Timing: During construction 148. MM NOI-2: All equipment will have sound-control devices that are no less effective than those provided on the original equipment. No equipment will have an unmuffled exhaust. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Building Division, Engineering Division Timing: During construction 149. MM NO1-3: Equipment mobilization areas, water tanks, and equipment storage areas shall be placed in a central location as far from existing residences as feasible. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Building Division, Engineering Division Timing: Prior to and during construction RESOLUTION NO. 19-2321 PAGE 30 150. MM REC-1: The developer shall pay all applicable City park development and impact fees. Responsible Party: Developer Monitoring Agency_ : City of Arroyo Grande — Building Division Timing: Prior to issuance of a Building Permit 151. MM TT-1: The developer shall either implement southbound, westbound, and eastbound turn pocket modifications outlined in the TIAR completed for the project (ATE 2018) or pay pro-rata share contributions for the improvements as identified in the Halcyon Road Complete Streets Plan. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande— Engineering Division, Timing: Prior to issuance of a Building Permit 152. MM TCR-1: Implement MM CUL-1 and CUL-3. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Engineering Division Timing: During construction 153. MM UTL-1: The development shall include Low Impact Develop, water conserving fixture, and water conserving landscape strategies identified in the Water Conservation Plan (In Balance 2017). Responsible Party: Developer Monitoring Agency: City of Arroyo Grande — Building Division Timing: Prior to issuance of Building Permit EXHIBIT "B" INITIAL STUDY MITIGATED NEGATIVE DECLARATION Copy on file in the Community August 2018 Development Department CUP 16-007;VTTM 16-002 :19Y ©F INITIAL STUDY/ -,,,-*,..:-. ..:•,-,,i ,- - , MITIGATED NEGATIVE [ r,C A'L I F O R N I A-,,,_ D E C LA RAT I O N =.: ..1 Ham._\.- _ - ,_ „,„,,,,,,„;,. . 157 .17.-.7.,z7:» ;77 _:. - —`.- —_ _ -7,---- _ ___ `,.,Y;-,::';',- __ _ `- ..':_7r of. "M� y Via; , _ _ - H _ 'a0:�v` v; .:i'-a� _ . s k �ti: =.:,-.-,,,;"":'''''''''''l� '• ' _ r ply- ri t*' s.` i 7 '141.'"$.4: 2;!.` P b J. 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",r. �':-.A.� $5rSr°r... r` t l,�. � le '.a; AlT,..."7- ,`v azaL- �..rg;Dit"'";a-'1 ,,,"g'e.7� . ..'7'"_,•y_.,o" y vy..e. --..ti..:,411 :Sr- '1.0-";."44.':`:;, � •_o :xrp.r,',•��.,F2cka"i.,.n a 4A6.;s ,�v+aLrr-� a{ru:, '' .tepati,riyw:., .v=-,�"^na. °�L.. .. 4 Conditional<Use Permit 16-007 -Vesting Tentative Tract Map 16-002 362=382 South Halcyon Road ,City of Arroyo Grande,°County of San Luis Obispo, California August 2018 Page 1 of 50 • • • FAIR • A K RI D E N E T I A L EXHIBIT.FC.. ® S • HALCYON AT FAIR OAKS BLVD,ARROYO GRANDE CA '44 - "��1i�4�' 63.;•a"l; 'ill t•:�u�.i` �^'%n' ''y.. � ,• ,14.2.,- ' '`- .. 'r E '[ Jt �.' I. 1. •• ti.:sA�f • •Y [r - .,t "r',ri:'+ �Y •• _ • y .. s t \"'w'.1 \+' :•.`Y_ � • rr..i. -1�=:„k'•.:1 3* • % ;, 1l am•.' '\'.,`� • Y i t �' r: � ' i r,., 4g. s<•li;,.. .v a .tri F, ' .-c 1 y."i't x� ,i,.i. 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Y-�- ,hi''"'_.J. „y, �[f'A�'yf '• -• •,,,,f--;., Atl:N*� 1 ,T .+"4, ti r.4- '"'_. .i.!'.. )�`:,�; £�.�.x ['=.Lam'',',[ .ti3�l'• S'.7:447 — s— - rF—:, " C - _r q �.rtr _ •1 f ^t....., 1':w`--' ,,a _r2...-r, ._.[.s[- Tk.T4 rri• ! -...r,...-.,-...--,--,--.,,4xe 74c. fi sre .....•^•.' =^`miry. �, +++: 11 '• =' ',Sc t'"N'.. �` • _ ,�- 7•�' > ,v ---.----'•--=-='—'.,...„„..1.- --_-.i.----,...,...;t ..t:.: ":ti.xi�4Fl•::�r�- ny -e ;}✓a.i'_.. 3 l r"• %z •a" •-- •,.--:";"-"'--7';•-r•};.. ;� ;: ^, 77,:-rs. ^•,:,,,..4_,- a�k • DIRECTORY BUILDING DATA SITE.DATA PROJECT D_ES.CRIEILQN SHEET INDEX L[N[RPLSIRINIORMAIION ENE PROJECT SNE IS LOCATED ON THE CORNER OF HALCYON AND FAIROAKSMA TITLE VIM Mkt!, Ktrtnbut PBLANA 37. n•FCI nL•rv[v<; JM RF40R..700,0Gr•'Iee AVENUE IN MROYOGMNDETHESREIS CURRENTLY WITH)SINGL£ PLANA JB)x•INr', InNm4 iAM1RIV OWFLUNG£ROFIVHNHMEVp(PNTAND ONLYONE IS NRR[NiLY IDES vESTINGTENTATNE MAP ,mau w 4s• )]0 H34DR. OCCUPIED.THE PROPOSED DEVELOPMEMWILL CONSIST OP tg IOWNNOMES,A t0130EVELOrME:N rtAN S rge x�¢• m•nI ,[a••TM• I "m` STUDIO APPARSMMPI ENT AND COFFEE SIMMTHEREE THREE FLOOR AN 5 x FS PROPOSED,WITH BOTH TWO AND THREE BEDROOM OPXIONS.ALL LI MEV/UNMV SANDSCMING°WWI nx[m ILO1n•rer.<r..}. 3=s95::,7"" v3�ePWI fw t'[ gra • _ .‘44••••••.4v•REEL WILIER 7)0050)I N RESIDENT AND GUEST PARKING WILL BE ON SITE AND WILL TAKE ACCESS FROM (^73[35'•9e 1�I�•9fe57 rat ,IS- 07)30•ei6 FAIR OAKS AVENUE AND FROM HALCYON v EXISTING SITE PLAN PIANO` co ARCHITECTURAL SITE PLAN [I.�l[naxtkn, IN SLImfO teOtulw `` � BF)5' en el Pal DIMENSION PLAN • LalnA P°r f^1•gr•'m.�ny lr �� • •a,5' IDI NM rn.,5 srn••ele.r(•eev0.a) P_BQJECLSTATISTICS P)0 UNIT A.FLOOR PLANS - g^rc`•[ �n°i`i '-" WO IIS C!I[tl+Ilnrl MrR rMBINLAEDUIBEM1IEERS P" UNITA FLOOR PLANS IBee�aam OIIIMn Inn 05/••••••••••141: D R --- --- - - - se,we.PrO,Iry . amea er Dv UNIT B-Fl00R PLANS a o.my ° v R33 UNIT C.ROOK PLANS MANS L, —B.•nK°3A"�= P.m WADING I ELEVATIONS •e)Im3 r•.. [I'F(SI'tncF; Pn•r21r•[•+nr.nre .)S I BUIl01NL3ELEVATIONS (q,Lyeau.n.u_,I lam mn;, H,Br !' [rII I O[cxRld Residence P11 BUILDING)ELEVATIONS yo,,,•K[ratl Upper nvv. Fr sr EPrn rcC[[vrcnNnH n+IU on,w..dur PAO�SEOPARMNIT Pe)BVILDING9ELEVATIONS aND ttlCnt ___=4i2%!_._._ ...._-_ e)_tr • usnP_ngnamvll•___2__ Ps a,BUILDING S ELEVATIONS 1.131 ^)asr STUMP •,` Y nx[n0 C•SrsrnRnrr(F ..5 w(.vevnn) vx••2ar+.•srv.,Ftn ) Ps.0 COFFEE SHOr an,P•44sO.I UlLr rv[[x)�Dvr_ ALLDtVEDAESIDENTIALOENSITT )TOTAL SHEETS CONPLD[OP 4,4 CALIFORNIA CODE REFERENCES • ,,,......n,. Ia L,. ;;''„n.) N WI snn fROPaSOD REDREN1101,DINSITY INULLIFORNa•URORtUltm0I el) BUILDING IIEIGIfT r Re• nn•4,1 6N aoR.Ult.OPNIA VIVO'COM([ )) 3li gxr Y0. IsrICS t a•e. 'w, •ONL RoL•Y[r.•553 m.,000(0 n 0000".N0[101005(10310 0....,{41•'^•'0) [ Ury[Uum,) vt 4m• .vn.n.cmr..nn'VI•...., •.4.;ee Mde[xrAm,ru.we..m•nt. enxnNON,[B ++ rt 1,ns.•n. .1• rr PROJECT: SNEEi: PROJECT STATISTICS: __,__ SHEET NF Steven Puglisi FAIR OAKS RESIDENTIAL TITLE SHEET s'": ' = °"` —ier. ELLE. ARCIIMc ECTS e1"t F�mO -- HIALCVON AT FAIROAKS,ARROYO GRANDE CA q;�y' a --. P1.O SBDYI^Im Seed DANA e a0 ns' -r__..__. Iws btl Stacy Bromley e,+:'i:+ 1 CAO+OA .�`� ID dos SS IPn eos$n IveD =. �m _� --_ OM • ,I.• I'yC -,.,1.71 , , ,• i ! • ,- ,,,,s, •1 •,, ' __T ,• • ,L1 4,-- 4,-, ,, __KL........--- .- ...,=4.9- •/. 202.7, ....' < — .------ .1? .'V+Y _ \. . I ''' 1 T. ..• 1 ..... . j 1 .... . . . : I I, I I • . ,. 1 . - , - •., 1 6 / •- 1 4 6 . 7 1 B• • . . 4 ,. -- -161E5 r - .„.,,...o.,._-, - -It?s.00 rr- _ ,r,,,_, ,. 1\ ,....„— Mr.,.IE • li ••-`-• ' Al'IN • . +., .III I - .II.5,,, • ''' ....a• I ,IC.,6 1• ..''' .-. ' I. i I '• ..= L s w ' liKtall,. ,...,.101- l• - , , . .. ),,,...... - - 1- .jragg ,iggr__/, t, I V"' ; 1 , • PRIVATE PATIO — _r= T- FT: _----=,-- 7---. "Itir , ,--) . 7. ‘ -, • 7",t(Te, jg,'frea. 1 III' rvf° I ff-1 .., ' 11 4„ __cal .,..r v: \ i ._• , .11,,,,L! _To, . it&-.. wonlik2 1 ,..„,7):, '' 11 ,--,n , (( _iii- __._ __. .... .. . . PRIVATE DRIVE PAVING ,._. , .........„...., . , . , , ._ DRIVE SECTION SECTION . A - hi i---, i 2 I I Sta:WCOMM.i:Al. , . 4 ! '; - i . •- - ' - j ; , 10550 rr i 'I- r. „,,,,,,„0,,,, - ; eie•StveaRL..,. p ; , I , i .,1,,,,,,,,,'!I i, , • . ii . E 1 ,-•-• --f--' --, I--, -, 2,0 19 18 ..' 7® /' —. . .V 9 ,....-• .;. , 1 II 1: i I 10466 rr - ros at rt- los.Orr ms.so z''''' I ' . --- -ralt7r-t?-- • - .1. 22-- ; - . I--- • ) ('''') •- 7 1, \-,,I -, --1.7,,I - i ag .-- --'' ,'J,'-', •-‘•(.,''11--..IV.- , H:. :rr• / fl • - ,I glagnill PAVIID . '',., L.2. ...,.;I '.711PIIIM. rffile."1.1nrilantial 'r,I/ 71,, i r • % Vgrig Titao ont A Iv ' rl I 1 •''. , .-1 I ' .-.' 111 ill 111-411.11114, ,6, H ' t.eso Fr 1 I 'I „7,1 off . ., . -; DRIVE SECTION SECTION B -1 ! -•- ,.. fg.,. (.1 . , 11,3 II.11'11)1 , .1 I, I I I i 1 ' 0. (.1-,, il c .3.,,, ,, Inel o rr VI'MPA.7— o..' --- • . I •t,rti rr I J11" . ____I--- .,-- 1 ,1 I I. • 7, .1.1, . . •1 , •TrA,1,;f eg . 1 . .• .. • '') I 0 I I I ; --. . ; ,14- --C'A• ,,-- ,-....S,--. ''• I ( , -i ., r /1_____, --- -===_:., „,,..:A--- -----z-s.•-:,----, , ,...,., __.:.-_-__._:„.„, ___- .. __•__- „___ -- ---:_-_—..--.7-----_-,-.Li;14,-o, , .--- _,- - ..-,--. „ . mi . = • , .'`F (:: ,',.. i•=,,,( .... - -,-.-,-..r.,,,..(r--,----,..-ZL1 - ----=---1.- -- ...,`•-<, -- ( ••”' •-•4:•'• P----• •'----,-.:(4,-,,e,,r,•7 '--= .. .. j -=-7.-• VESTING TENTATIVE MAP ..____ EX St CIP WL . . ._, —-- —------- — 0 ..S';-'- F 0 R —7------ -----' 1MDEVELOPEMENT PLAN . - TR ACT No. 3101 ,-.LY BEING A SUSDIVISION OF PORTIONS OF LOTS t.2 AND 2 OF BLOCX 1 OT THE FAIR OARS TRACT AND PARCEL I OF PARCEL OF PARCEL WAR AG 72.16D IN TIRE CITY OF ARROY0 GRANDE. STATE OF CALIFORNIA INTO 22 RESIDENTIAL TOWN HONE roomer a RANGING IN SIZE FROIA 1.926 SF SF TO 9.1.3o SF A.ONE BA.SF commEncrat.PARCEL • a..---- 0 RMICENCE RESDENCE RESODICE 0010E 1. RESIDENCY EFILL MK REOREKE ,_ YVON _ ,,, ErerTrgen L MI etr e' 110g-. . t110 Ste.Bromley A Joy.Baker CM.Taylor 6 11...1. IP, Falr Oek•Aye.Investor,LLC 411 B.E.Gil. 102-7 -. — 160 MM.Raul Arra.Wane,CA 93•20 '"''•••-, ,-.'•-••'±--=-L --',-,77-7-t----77-7*r'!"'"::===-7--- _.___,._ ‘-=',-..•,‘,•,,,,•••,--',,f7.-±f--- --7=7.=.----- ---;-,---r----,---=-,,-.---.:=7,-. - -r----- 7 mom 46.0922 IBM 490.1321 Jell,J Erntlek.FE. ..-. .. • ;:l'e'Itrt..e.=7021160. "..'2'2 OTA No 16.0 000 SITE SECTION . G-746•. 'G'A":,„"G""r"..n.;."."1".•A,E's",""""" ...,--• . . • . • . • UTILITIES VICINITY MAP Pt OS COMN1 NIS MT DESS TIRCIT..,,,,, 3128,,N1112%.1:7=51 - '•=r1.417 1101111650 _____, _i 13 . . I .— 1 . - ' 1 1 f I I/ Picr'''''sna'fra' SWAM(AILL (2,wwt.NAH7 ' r4r—'"- , g• •---- --------;:,\ 3 ••'• • .. ,-. • 1 1 NOTES ,,----, CAS1-263 TV LA I.ALL TIMINACE TROIA 100 YR SHIM IS TO ES STORED ON ATE. I . . •E 1,„., , ..... ----i--- ''''-'-)-72A.,.._._/:.1/it'j,' ''T• '- ' .1. .2J- 50 ,• 1, TIO .„ SO.„., ..A.--,7-F-5; d 7:-_-1:"--:---7----- -7: _I --Vild . .' •;. .'411A1,1„..:,1 -\ . •r I •.----- OracE ,-. I •.- 1 . - 10 DE REMOTED' ..1.1/ . ,,/ 1, 3.FSTIAATED EARINTORN. 850 CY CET.MOO CY FILL R A ,. _ . : ,, r i\ £ B.ARCA Or OSTURBANCE•MINI SA:PAP 1 DEP CID.A.DEEP TM. .-.,. ....- A...--........- ill'/// //1 , . n 6,- -, 7 ,,, 8 r----,, IT WEN I tr,,,_ 6 A556S0,5 P.M NUMMI 017520,426.021.025 NO ER. 0._ ,11...V. 421 Sr 10,0.51,•• ., ?.orn sr „2.010 sr , 2 C 0 5, 2 0,,,Sr I • i 2010 Sr 2.592 St , r''0 Et 771p2Or .A.; O - 7.COOL,NAN DEMOTION YEW Ir011 OENSITI WRIT WAY REMNANT. 8.ZONNO OLVINATIONI OYU.0111CI NM 1/51 v-..Y-._ , -- ..'...'' :-•R-j_., .,,.., _i_ ___R7, --, - . i 4 ' 1 '''''' II.VOTER SWAM NAMED EY CM Of ARROYO PM. L_ 11 2.-..A' '...ti#,. ',/"--;--7-7"/// /,/,'.1-'• • -.V.% ''iv-777-,/.',72///," ..c 7--- , ..//,/,/./ / , J\ — to SEN.OISPOSAL BY OM Or ARROYO CAME \ -----71-/:'-. I #, .1.°-' i / //' V//// 44••• 6 .(.,-, -/,/,/ .,. ‘:1,:-4-/// 2- - i .•-• ,..e.fh, 1 r9 rs r,,,,,, / ,,,,,,„Itvgiuit% / t - ./:' .. /;.ivz. ,A ________—t-',..f--.)‘ 1 I ,, '•Pr's ralFeatsA7Mils'LlosMAT,g1Fots, —.- \ 11 nrs SITE 1.1..DES PROJECT IS 69.06 Sr(152 AO. orn-, -l'i// 1,,0/ -//'''''/y / •• -'er$.-‘6 /.17'1-•:/ .'•AptSIAS.dr'fi'z'<r'7 //7j,/,'' . /v. wn''' 1.".'1 k: 13 TOROOTAPHN OFORDATION SHAN ON 17115.P IS BASCO NI nowt, At:. ,,( -.'g•••,'.1.../"--).,' ., 1 '1 t,,- _ REWORDED BY GU WINO MN 15.2014. ' Y ; 2 EXISTING PARCEL LAYOUT ,/,:;,,,,1- ,1-‘2,-%,';',,,'"://,'' ',--.3 . 3.250 sr 1 .IAT ./'•'' _/!...•.//../ 1./4/.'' •'"' 1 F,-.7,,,41." --, , t C i; K c''2,2'f'. ,' • 7-' .',./ • ,,1--,•-t,,,,, ,,,..4'4 0,- DOT WO T E -- ....,, ."' 17/ /./,2/. T,,, I I ;ROMA. . C• ••-• ' 20 I ? 1 9 ' 8 .?' 1 7;1%,://// ..,..-,, .1 0 i ., 1 p'1, ,----I I .', ' 'l5 PARCEL D rrs 071.13Ar027 PARCEL E MI 077-204-015 . , •-° ) : " A- ,. • .. 2, ' ,e/...-/' - ' L''' ''' • :' ._ ' . _7:/- 7 ;/:/31.\:,•':".•• T-LL -65-'1It iC;,--. • i,.:177,0 /.'7/ 1 1 •' ..47 ;,,,. .., ( IP;%5' t/',..-t-,-.. •- 23-, ;///////.7'./(047///%,/,'./7 7.,'::2",*:,,,,:-/i'''!,%.1:1;:-..,;.'1'-'1,1'',%/..e.<//',':.to. k:H'ar".?.110, • ....:. • I /77(:fr.',./,‘,,2"/'/,',/,, ////'•/),/,//,!,19,*,"/ ,f.„,,,,/... At, \I" i ( , — . ',-,' 2///-/721•6' .--‘ 4,,4:44,..• - .-; ",-.1.2,.. '‘-----'1,-, 1,„• \ . , - Il .'-'l...„ ,-; i PARCEL C <rums or 0 < PARCEL B ' rev or x -0r-0s M 0 0 -1 • J • r '< /.)::/./7/.%''i 1 A‹.;,, t.;r•.4.4,1 "/-- ''''' I INITT.OA Mary ' '''''-I••••• PARCEL A st 1 -_._. ,. , . ' ' r rrrr 1 ,/y,• ,/,/,•;,,,-"" ..:;••:-.,,,, -.'14 //:),..-.' I ,1 sr s•voNso '"' I • - [11 1 . )1.:. i __ fj. /./////f/5. ;,. ,!, ,.. Int..,,,../":" ----- .1 1 - k' •'''' 'A 7/1/•- . /' '4-7/1 /r, //./ 1 3 „ . • MI 07,-10.1-021 ,•-•-•-•- a' I .1 i? 1 .g 1' ''•A 4 : (eV/1//12,2/- R f 1%.*/"A:7/r,"., zsro sr 1---1' .. ..--• FAIR OAKS AVENUE ‘-j --; '";/'.;77. ,.... fr., 1:,./1 '.1-"--1:'-'...,_,,,.' ,.,/ / ,,,, ,e c, .., IT,7,1 ..,;•!•,z, .,. c '1, ...,, _ • ‘.1____ .._H./gEsody.k12,,,f/,. 0 ..,_7/, , •". .,... -____-.--_, •z,zifg.rig7;/%i"2'/ f-.4',c, - , ;./,vg / / VESTING-\i‘. . ,--1 (. VESTING TENTATIVE MAP ____1( . • - -_,-- 0 ' 7„.„---- ,.......,•,--,) , / ///,,,,./4, 4..-,,,,/,/ i: _./ / .. • ._,I i i. \ / ."----- 1,-0'-'------"c•• ./. ///7/ 2.,','/' 41.J '/ -1._itote,7%_Z, ,- - - i ' --. •--------a—=------- --- 1 "'•ir:'' • 111111 fl 111 ! II I] 11 -•____t TRACT No. 3101 _____---:--7_ .------ __-- - ._ .7-- ,__.7-- -ITTE 7167 .- =.----• ,:.-_,F,,,0,','-'••.. - -'' ----,-,-,..,...., .--- _ ...-- I- ® '. ' DEINCI A BUBDIVISION OF PORTIONS OF LOIS 1.2 AND 3 OF A'''.- L--, A.' , 1 BLOCK 10F THE FAIII OAFS TRACT AND PARCEL 1 OF PARCEL • . .....-. ...' OF PARCEL MAP AG 73.1110 IN THE MTV OP A.0110 ORANDE. A ... 0 T•TE OF CALIFORNIA INTO 22 RESIDENTIAL TOWN HOME PARCELS •-, s., - BANCO.IN MEE FROIA 1,5 SF SF TO 5,100 SF OM ONE 0,50 SF •••-•„..` =2 COMMERCIAL PARCEL. • A..._._, ••••--... .... 5-- =--- •_ __ ... -;.,----_. ___f...f_'°.!?.. ''.'".°,_• c_'_, ''.?_."'...._ ----__ -......'"--------. - ---'''''‹ --1-17.---,-- 1-- ..• -,-,..._--_-___--_--..,_-- _7....7._=_.T____1 __=_-___=____- ,...-1 Ez.1.,3 • i'll _ .-"- t7+:',Vegg?.• _.__.__ -;---"P---7- /-'A / .:/ -iiil->,-) r'.--1.- ----• ..- ' - .. ;. -....,... L. '"),--,--.-`•. ,I 51 P n --t--„ ] VESTING TENTATIVE MAP r746\. CAllGTA11;1,"ASSOCIATES,NC. anomer- . . • • . PRELIMINARY PLANT LIST Oaks to be removed,typical • r , . . ;-''''L...-•-•.1 tIt‘'' ,Li'- __EA --(-7(..\'1 / -,i,' / // /. '/ //'i- .' ; . TREES ) _ T58. / \/--./ I QUERCUS 24A'GBROIFXO LIA/COAST LIVE OAK .i r::;-; ,, _ ,(, k. ...r.. ...: ,.„ -.: _ a * , OLEA EUROPA/OLIVE ;It,t.Y.tItt-rC Existing Oak Trees to be retained: ;;:.I.•,,,I.';-!,...,_; : , ' , tis 4,/..„---,3, , ', ..'.7.:\ , '44,& 1 , TRISTANIA CONFERTA/BRISBANE BOX , with drip irrigation at canopy drip •:";;,,.,:,,,,;'-„,, 1, t-..:.“..1 ':''.----.1; --7-1'4'.:' 4 J 1.-,:7,..-,..,= ,) . lop L,. line only I:I';=•-•;?";;i, ';'; "r - - ; ',...P, 41.1, .......,........ 4 ' , . . ,1 ,I, • PISTACIA CHINENSI/CHINESE PISTACHE J?, Vine,typical I . I I r, : ( . "W -0 000 o o I---.- Ia '. ' AL 1 ... •'' ... ,..'',4V,"c..•.i ARBUTUS MARINA OR TRISTANIA LAURINA . '• .--;-' Ali 4 , . •:- I 1 1 : '-• : sr i (jai, sib 4;16 ..--.:.-,_ i .1- ! ' 1 ' , . # 0 . ,-,...,.. Drought tolerant ground cover .4. e. a ' a ,- --'I Fi• . a-nd shrubs,typical - „. :.•\ V'''..: ' *# •*.IF . , . (1)DROCHILOPSIS ALINEARIS/DESERT WILLOW ( CN - ' .,1 ,,-) .7,. I 2 ., `,..- • GROUND COVERS,SHRUBS&VINE . ' t , -. l z . I' ,-,,..,, .,:a ARCTOSTAPHYLOS SPP./MANZANITA CULTIVARS o Fzr , , . 3 CEANOTHNS SPP./CEANOTHUS CULITVARS >- Vine,typical j ..r. . 0 .., _,_< CISTUS SUNSET/RED ROCKROSE LANTANA MONTEVIDENSIS/PURPLE LANTANA .. ivc ,.-.. t„;' — 1 i 1 DIETES BICOLOR/FORTNIGHT LILY .„,,, -4. 7 7-simmitai. :4111. a --- --"-- irifr...,,,,,, 412.•' •0,_ ',,•'''. 'i' , ; PENNISETUM ORIENTALE/ EATKIriT-r. : . , t. ORIENTAL FOUNTAINGRASS l i-s.r.'-'. . \ ' '''' 1 i,i1--,Q,, AGAVE ATTENUATA/FOXTAIL AGAVE n. -• r -:: ; I. cl.:1 : ALOE X NOBILIS ; - •f 1V 0 :,.9epr'IZ APTENIA CORDIFOLIA _. . . . 44'3' RIBES SANGUINEUM/RED CURRANT I _I, . I 'I ;,r•"'.,I RHAMNUS CALIFORNICA/COFFEEBERRY Water Conservation Notes PARTHENOCISSUS TRICUSPIDATA/BOSTON IVY . ro .___ ' -42solid fence , =1 '[1 ' , ;,--r''(--, „( ' 1 I ----- ' .,..' ,,,,,,,-„,:-.-s- with 18"vinyl Planting and irrigation shall.designed to conceive water the following...,have been 2 .4,, v i., 1.4 1 ,..- "0:%1111114 .. ir' ..A:7.Al•i., 1 lattice on top, Inci tunneled to aid in the success of the piciect landscape vine on inside I I rr 010..0,...,,.,. ;L -.T.9,t "1--,,, I. Irrigation system to be a lully automatic underground system utilizing either ...„.....,% (7.-.:', ---• lov,oreciptlation spray heads.bubblers.or drip emitters or a combination thereof ih.r,,..,,,,... .. ooFFpEE . ,,,,-,„y, Irrigation hydrozones shall be separated tvith control valves and centroller'ration, — n...—. 0 — ,A , I ' inir appropriate and compatible zones S4.:','r '21•,‘ ..4 72-''''.. ',. ;,.. Oaks being removed from site is 5 total ,..,,.. k.. , -. .. 3-; -... 2 Irrigatron controller shall be weather(E T)based and designed to autornaticaliy . '1;-r ,'•••-,T4 .,,,, , with 9 relacement oaks. ad,Ast iragatIon in response to changes in Me Pient s water needs as Aeather conditions change er:' cr' . 0.;__f,-,,T.e.:-Adki,lifi,2:._ 3 Plant 7 materials proposeare selected for their compatibilety to chmatic and .- . - .. • S . :_. .. . , 5q F 6 7-i — ---'--- I I [1 11 [1 11 1111 [1 11\--- site condhons resistance tod wind.and drought to,erance 4 Alt planters shall be mulched with a 3-minimum layer of organic mulch --- -- - • -------• - . . 2= thmughout . - — ....== - 4\ ,. .. — —. - .. 5 Plant materials proposed shall be grouped Into distinct hydrozonts utilizing --- -•- - ' i' ei. =: • = plants AIM similar water needs . FAIR OAKS AVE. -.--,---If---- .. ‘-77 .' 6 Water needs of plant material proposed have been evaluated utilming the ------ -- i-e--1 WUCOLS Protect(Water Use Classification of Landscape Species)prepared bY Me Uniwersity of California Cooperative extension.February 1992 All plant macerate - _._..- • '-.-- - - . •' - -'- proposed am serected for tow to moderate water needs In this olirnate - - -. -- - Scale: 1'=20.0" ____, North -2—,.t--. ..) . . firma Fair Oaks Multifamily Residential Project L,_.1 . APRIL 04 2018 — --- - --------- -----— ______________ -- .i..--...i-..i..i..... .i i i•c• i • ExatustG SITE n..sEu EEEurialiOSES VICINITY MAP i . 0 ExIsdngI 5nl,eS(5nn“to he removed wsu.v� i I { P OExisdng mlc driven/55W hercmved • �� -k_"i' _ 1 'i EAST 283.7T` -`�`1 II. r to.removed-- --_ J= —� _ -- -�: I_. .' j U Existing tarot.. rp - --_ me. �..�]- J •li R.I Existing [o M1c re,anved , , i) , 6 Ilg.) . :., , 1, :, . 4 , , , 1•• • L i ri „ ...,. , !, , , NOT TO SCALE _ .r , ,,, '� _J 1 I-I I 1 '� 11 : 1 ___,a 7 . \, I _ .._I i 1 J I; I' rJt; G ,; • rF. EAST 110.00' _r__•_ • >- I -pi- C 1• . . {I < ,, ... = ii , I' 1 i ' a II-f l ':• ' 1 • z' •I - II I I • Lr--- 9 • -- LILY_ .i =_� I .i II II I, i', II S89°55'19"E 19.36'• ' ' r, • FAIR OAKS AVE .. OEXISTING SITE PLAN PROJECT: SHEET: PROTECT STATISTICS: e,.... ___ SHEET IJa Steven Puglisi FAIR OAKS RESIDENTIAL EXISTING SITE PLAN f :r <<' nx C RIT I C rS :Ii.T.1: s — HALCYON AT FAIROAKS,ARROYO GRANDE CA Q / '':::7-'74' .j.ot — sevH�uew«I�m.. L a p,3n a P2.O '/ w1s Oe. Stacy Bromley '14:4:7471-4-'.‘M.7. - __ r A,.BM 59S Ives ix SOS ev5 MO `- .�.,. .v.... A • • • , SITE PLBILBEHRENCE.ROJES FLooR_AREA RATLCI • - , C,511-.CCOR.515,5CAft 05,5 1 . . 1 - • . P.00trtytine Lot Footprint Lot 5Iie FAR ' ' 1 ' 1 I 0. ;• . .• .• .. 1, (I) 5011-ftekLine ' ' I i' ' '',/ ! ,'-!..1 ID .• .• . ..• . , • fij New 545rmayentr355e,tilystandards. 4 .i!ifi L.. ..ia ' I L 7171' 5 Mit_ — 1'9'9 Fa '.' ' ;:;:1110t..IIIII - II II I. •'ti" ; . Lij ,cessiblepaticleV 6 145 1.01.0 Sii ;I:;IIIIIIIIII:'.1111 - ... ,,,II , , , • I i BUILDING 5 ,0. , I Li.) 5•15t,ng nag Pee toren,. 0 EftsOng Magna.tree In Femaln 'el t!i;l'IC..h14 A Na A AU 1 A ---.-A, !ii:111' : ,. '- .I I , ' 8 1,18 _ 9.991 933. '!:111411'.1;111 --A0 A ,o -1,199 565 5.§5 _, :11:111)!11,1:j1P111 r-7-- 1 1 r I I I 1 :1111 •-Ji-----I•J ' ' '• ''' • , '' : ,• a) Coffees',ratio I ,;,11' ,1 —4D , , a WO)Enclofttre,per DetaPC Ills 51ftel. .&1 ..550 .igL 1 I TT I, ,I ,..--...-' - . 'IY .::1:11iAl:i''''‘:111111 II .M131. -1535 131 (:.J ,th-,,,111.;,:liin dii„L J : ,Ilki . ,11.,1 ,•.. . q,-;,, , f , . , , ,, , , , ., a. eke riock,,r de...0,ot. ,3 !,1_13 z.me III "i) ,I•1,6,„ill, '•,• j. . . " . • . .'. ..• a,o,„....,,wo Bov,..t.per Cleta4 9 OM sheet. ....i_ ._55it 5.452.. BY :,1,ill P 11:k!Ill:-:..,.. .,.,.'. . " . •rii I.: ... • 9111 D9 --- '-'•I!II thIlli'l.:1,;II : ' ; • ' •. ,••••:: ,'•••:f::-,, 7—.... 1 ' . ._510 1451 3.1.3. %. b III;I IihIII''.0..,I • .•.•4--1 -• ..• I •I, ' Li Nivalet.ftllo and entry . 'aft 4.53, .. DI- .. to l',.i irl'i.'.'1Y.'..•:-..- -12_J : -:::.I,', . • ,'• •j.i y LI 1,14D c.c..nTna,wall 129.2_ 21.31 'ft'.- ill:1111''l'1111W1[:11 -••:a :.. I. ...z..., •. .‘i • . .. . ,1H:•ffi,l.q,,pk,„ '9 _MD 3.999 .93 I il!'illii:11111: 11LF1l111.!.1i . ' 19 I,',11 .1 - . r ': k :.. i:. ' -Li- ; 7.7 I i T. 2r3.31 FT 1 T '' . T PROPOSED UNITS —3i -901 ELK ,21_ W 1 • . . I YII,:,.;,.,„,,!'III,:iII.•,•II;;Ic''''''''''I'I' :: •' C I... —BUILDING 4 '"---• ;I ;•, ' ,' • ' I.o.. I Beftenft.. _IL .S191 I.4,5 iM Al 1 .. ..ii.,•:-.-S •AA A. a eron......., i 1 Total Lot 5Ise 6,,RA Tote P.ing jil.m, r -•''a ' .---- R.'•'r: • BUILDING 3 B B • :•': ';•• if , lj :!• , 1 , ' , ,,,,., ALLOWED.DENSITY git 1 ': :1. , ,4 , • ts8ACI.er D.F ,t i C° 1 Al 1 , -.:• . . i I 1 - . •• . .. . . • „: ., :....•, BUILDING' ,E2, ' - ', I! '.. • 0 ' EgoEnqFp DENSITY 5- I BCdrOOFII @ I, 5 1 o • 1;4 , ni i • ' CC . 1' • , Sunto @e 5,0.5 ,,.I.,.. ...„.....,-, . r A .••••: . • • . • \- c 1 c't •, i , . ,,„ .., z i TotateensAy: 3, 0 • ,,1 1., ' PARIBELG . ' 'f 'jID : ' >''' I TIA Garage Spaces Arm-T:1,71 . (I pe,dftellh-g) 0 BIKE RACK ___ .____•,..,,,:it.,:,.,,I,,t,i,_iLijil,,,,,H .,...IN.••:'‘L'.. ...,S.:... ,.. EAST 1 to ob. I!' I!ii• IC 1 17--- 7•11 ' 1 > , . _ . --- : < , •• :• ss Cuest Sparc:rms... In.taimeal SIIIIA.095 . I I • ; i ll[ta!-•--4j' /A I •• I• I • • .1: "-(11 II 1- • I Born(Batcy.9.9 III. I 1 • '• !---g ' I Side: 5 TT ,I1 i . _.... ' • 'T•T7 I .....--- SIdeIra,.Oaks) BUILDING C ft • '...--, . .---- 2 • ----1 • :--1., , 4 1-1 : ' il ., ." : '•' Pear. .50 Bi , . I •• , , UNIT 1 FGEND A I ..:::'1:1-'1 ' • , , 4„„—,.4 , 1 i t .• , EXISTING 455!CENft.51.ME /-- I ili. L--- -1---• ,.t.t,d: I. .. 1,11L,,piiii,Y:j111,111,11,10,:. . 1 11 ..----. .].. I , 'p:i,i1.--,Ip:;.i• ty :,IIIIIIIl,K,'• ,: . : i...1. z -1------ i. COFFEE COFFEE 10,/i-i 1.1:11-1!,1 . . , . ' .--.0-- ---''' I ' i ' , lid 010: 0 .....--0 : • , _i____ : •..,.. . SHOP [ „..;: ....,... , , .• , . ,:, A— ', 1 I 7-977' I:,'I:I it!Mfr'./ 1 'I'I I I' )711111:4 ,' • 1 : • :•••, 1,1 --i - •0 CLUSTER MAILBOXES I I;;'H' ' ...... ' '!11111;'.1::11113'1,1'I 1111rVillill'illH .. ... .. . ...J. ..._ •-:____._., ,../ 'Willi!! . •!!;•- !!'2,11' !!!,1!!LL,. .,,j,".!_11.11,__12.:, ! 1 di•;,+•.,,JILI.,:.,•.... :. :i li • . I • I, ,, S89'5519"E 189.36' . \\ . 'v.. ..'i' ' _, ,' . VICMTY MAP . . r.i.) .'fB 1 net tqufte 1 ...... .. . . .. • t.,.. ,,,‘ • .. . .1....o5re - I .• • 7. _ - , , - .L --.. ... . • FAIROAKSAVE . " .. . . 're !PROJECT SftEl. . .. ^ 1111111111: ot . . _ •.. ,L• • . . ' • • .,.. ,..'' .' •.. " . T.0.0,t4..,4° •,-.--,-_-?_" ' 1 I ;' 'rk1E 1:''' Ig ' 0 ARCHITECTURAL SITE PLAN 0 PROPOSED TRASH ENCLOSURE . NOTTO SCALE I i' S.,, ';\.° PROTECT: SHEET: PRO IFCT STATIST ICS: t.inr.:•:...M..1,74 IAA_ A 0117 7_._ SHEET ITT Steven Puglisi FAIR OAKS RESIDENTIAL ARCHITECTURAL s./•••7•'•..•,,,,..i, li.::::,•.E.r 4.1!-7....t..,..:: _ _ ......-.----....,- 2,...„_•.,,, _..._.. ARC HIS SETS A HALCYON AT FAIROAKS,ARROYO GRANDE CA SITE PLAN .4); i . ii.7177±:;-•--;- :7177: ."7-/ - - - - P2.1 5041,9 OblIDO StaCY Bromley .7.:7.1=7:47.= ..L —4 11,8055,51962 - .11CA F.8055851980 C.'1'1114g.' .............................. /\ • • VICINITY MAP — not to x<alc \ '----- N}0_ EAST 283.71' �____.F y ___ . I BUILDING 5 j A A A , A A, A - , 1 1 , I -- I I I U .`}J —_1 _ - - 'Ake- ---- d l a NOT TO SCALE _—\ q - �S'o' 4o'e" ax)''J- ,x9 o e»:)• 90 a •, O Srtna<k 1.Mil :�•_ I I I t 1 Z Al 1 I I - iG BUILDING 3 4 ti B ILDING 4 I B B B B I 1. A i i c It I BUILDINGIT- Al • :Sx:," oa 9 I c I N -- a I e }+ O ' -----_--_—_tel _—i Z • EAST 110.00' I I --� I C C Ho I 'I.'''.Sot< kN!II A I i a —BUILDING 2) a1 I G G ry mIl 1 A i Iill I I- 6 'I f 1" Z COFFEE I^t.<I `w _ J SHOP L— ----- _11 ' N S89"5519"E 189.36' TDIMENSION SITE PLAN PROJECT: SHEET: PROJECT STATIST ICS:Steven Pu list or _�^_-- SHEETIJa FAIR OAKS RESIDENTIAL DIMENSION SITE PLAN 71 ({cl: �" -'° - A CIIIcrCTS . a EM'•^. mHALCYON AT FAIITOAKS,ARROYO GRANDE CA C. ._ Pz.z 559149ee5ECE Suite n • el,/ sae wlaomawStacy Bromley v "_��' '" FM1.8055951964 it 805595 1980 L:'�- �,,, ,pmm (` =I , • . OM MN . . . ' . • 1 ' , ;.,...... _, , . _ _............... V... ..... , . 1 ''.1!I , . •>-^,,,,,=" \ • .R 1 i ,:- "'! ' ,. . ' \.:- ;•- ki, ,Dmilici I t.g. ._ELF-DB.00M 1 ' ;I ;, RFD ROOM 7 5! --•j ,12'o"55 [! ,A , LIVING ROOM Tr , '" . ,,•6-x,e8" : ,,,6-x,e8.• .t,• . , 6 67 r. 1 I--, ---, ---, 2._ - 1 i ! 671,1 -71 KITCHEN 1 I ; - i i I HALL 1 i.. t . ii r—-- - --. - '.j b- • , ro• 3 ou,,, Storage 1_,/ ET-1 I '..:,.1'.:1 : •,.' 1. ro. ,.•• ,°3 I i-.-_-_-7-2 6.."x .,,,: !• w.i.c •' • 9. __1 3 , 3 i_.L,,---4 _,..._ • 0 ---.. IStor.age 55' AI:‘,9E2OR3. , 3 - M.-13AILI. POWDER t - - _.....„:11,,,EIMQOM 6.o"x 527" I . 176/ ----‘ 9- li 1 i .- . 9 7.:71i.'. ...... 9 1.'{ - 9_'_ '7,.'.:'"_ . . _•._ _ • UNIT A-Lower Floor Plan ,-d:.:..T.T---- 0 UNIT A-Upper Floor Plan 1-:+-4---U-,-----1--.-.-----1 PROJECT: 51IEET: PROMO-STATISTICS: it===rtt IR, ..1.1,,.—. 5 1-1 PEI::7 Steven Puglisi FAIR ARCIILTFCTS : Living Area 694 SP AT',',$:PZ : ....,,..,.......,....w....:.. ,,,,,,,,:::. _ IIALCYON AT FAIROAKS,ARROYO GRANDE CA FLOOR PLANS PP:PPP,RP,Prto 054 S r :47.7:4...".•::::.::::7i. .,L • — — Upper Poor: St..1-69,:ceeRect St.. (7e'; P3.o San Pm Obpoo Stacy Bronlley • CA P3-101 Ro.805 RE5.1964 .POE 595 1980 lot,uuArca Q,--....... :eaF.:::::---T.: :_-_L._-_—_-_-_-_'• .7.---9 , A , • •. . . • g , , — , ( „ 11 ' 6.. v I 1-7-- ---177--7-1---- 11 I71 I I P : 'I (''....,-,-!<T\ h E / 1 ..•:: 1-F. +I I I i Tomei r , 1‘ 13FDROOM a 4 12 ",; LNI LIVING 11,DOM 8.7 .., -, 4 ....,:j ? i , R ------ 2-- " ),,, i-:-, I, i ! I • ''' - ; 1 ' , ) I ... 41 L 1 J __ r 1[4 )1 KILCHEN ' A . DAM i12•0"6:10.0 I I 1 — l' ; ,i'liWill4W,41 1 1;11. t t4 ,... '4 1 LAUN11211111 1 " ' , __ 4 __•-4, ,, p4, ,: W.i.C. i ___ i 1 44 • Cio"x Win ri 1 1 5 ,3,„x 5,3„ : 4• : 3 _ 41 istopge/ 7-.. MI " a.,—.5. , ____ ___ F-7.4 cI3BA_G_ •__ ___ 11 U 1 1 : --— MJEDJIMIA cliI M.BATH LOWDER 4 _ 1 8--5,5.. ; DN 9 0::; 1 I I 1 g_______ ,...., , I _ _F„........---..F .T:= .........4 . -. . 1TV „. '0 -1 7"-Lk-4--—1 UNIT A-Lower Floor Plan UNIT A-Upper Floor Plan PROJECT: SHEET: PROJECT STATISTICS: J0SH'T,_ . SHEET Ill Steven Puglisi FAIR OAKS RESIDENTIAL UNIT A Lo verrloor: ... . ...' " ARCII,IJICTS living Area 'ISA SE HALCYON AT FAIROAKS,ARROYO GRANDE CA FLOOR PLANS Garage/Storage Asa Se Upper Howl *4 / MYiTf-...E-f ._'_ _ P3.1 Seo Ffiguere Street Sure A 'cikio a- — Slo Lis sOlomoo Stacy Bromley 2 Bedroom Option ---.—...... n CA.63101 Ph OMS25 ION ro BOS SOS 1920 Total L6'v.. 473I SP .-- 111111111 Mill IIIIII • 111111 MI • • 11 ,16- L_� II k)l I 7 4 \ % ix I KITCHEN/DIN.IN_G - a _ . 00 L.•-,-1,`11 i S • - - _ --.4,-"-- . ---i' I___( I U, BEDR09�3/i`!i 6 DEN ? BERROOM2 $__ , LLYING.R01:64 rz'x"r 10'6" - II �' t5'tt"x t6'7" -I i , '4,,,., r \__,, aeTx I- 11 U" 5I6 .Ur - – IIIA 3 1^ 4 ® -! e Y SiQcage '� —._ _ - - - - – _ LAUNDRY W.LC i_ g3 d _ 3x 5 ..-:_. :--R -- r I l 1 � M...BA:r I b.o..X147..:• 4 Storage, GARAGE e / - -_ e lob".v 70'0" 5 ., 1 --°o" M1-aEDROOM UNIT B-Lower Floor Plan 0 UNIT B-Upper Floor Plan PROJECT: SHEET: 1.01E.STATISTICS: ,°u w,.r,-_. . SHEET II' Steven Puglisi FAIR OAKS RESIDENTIAL °�° �' � en "-' UNIT B A R C II.1:.CCT 5 LION ArStw0p0 <595r ,141, �, HALCYON AT TAIROAKS,ARROYO GRANDE CA FLOOR PLANS ' , -- ----- n se"K90.000ctwlzn �rt"1.00.;y _ r3.2 5.,1.oa:% StacyBromley —_LMe ers.- _.___09945E ...401 • Y Tmm H.mR az. -- c 0Sr \6c ie� 4-T----- // fF 605 SOS 902 0,8055051960 . • _"• •_ .-' '• —/\ POWQE_B- DN =' r 3 GARAGE {— — M.BFDROOM M.BATN 7 tJ __—_ _ 6.0••x,2.7"-9 t3•e"x15'5" qqgqg 1 11 I, lI — — -_. b xrt 5,„ € b pUP Stora gP _ —___ b 6'ox 6 " 'n"� 3.6"x 3 t ,I i I 1 i i I I 1 I r�t�.i i i l i KITCHEN I }1A!I BA.TtI' r• —2'0'x10'0' c tt'o"x 5'b" C' ��J4i4.. I I _ — -_ I.,., -- ' J • s • Ir LVNG- OI 'r •.BFDROOMqBEDR�QN2 , ,I ;DINING, n'6"x Tor ,t'6"x n'R^ UNIT C-Lower Floor Plan 0 UNIT C-Upper Floor Plan • • PROJECT: 511EEI: PROJECT STATISTICS: mn "ng.,_ __ SHEET II' Steven Puglisi FAIR OAKS RESIDENTIAL UNIT C e.e'^ CI ` °-_ w,.--- , A R C II I T E C T S UWng Nea ESE SFE—,_•01—._ HALCYON AT FAIROAKS•ARROYO GRANDE CA FLOOR PLANS Lenge JSIa Re 954ST ('A al nPPM Hoor: SSTN aesem Sum t°ml lLhtp¢&asa — SE/� STPus :ma Stacy Bromley dnrn. rzr s,` _ .. --- 3.3 fi 0559519 9 T 955595 IPSO L�'-�� s,,. ,e,,. /\ Ell MO 104...._ . !BUILDING _. —'ice® :/ °_ /\ !BUILDING 2 - - �� L : i [Ti ;id 1f 4.]::,: I , F BUILDING t-Exterior Elevations rc) A ,„...,...- 0 .,...,.,O BUILDING REFERENCE PLAN roN,L,r^,11, n "N1`Lkr wv„uT muwnn,-NaiNcus 1701C,,7.,.,,, [111 El 1 1 0 ❑ Lsj - I ti 11 .,N,L,.,,ia N V•1;1.aN..:,„N�N�., ,, 1 aNCN 1 .,N....".....,.,,N,N,:, BUILDING 1-Exterior Elevations BUILDING 1-Exterior Elevations B � � ;, /\ [ _I Li LI Li . [-1' C-1 FM CJ [] 1 TI I I, I 0 l'''' 0• D BUILDING 1-Exterior Elevations PROJECT: SHEET: PROJECT STATISTICS JTE -NU _—_ SHEET No Steven Puglisi FAIR OAKS RESIDENTIAL BUILDING 1 (QT Q,�.., -___ A R C H na E C s HALCYON AT FAIROAKS,ARROYO GRANDE CA EXTERIOR ELEVATIONS , P^�0 5.Tipae5tM 5Wl. T,/ se misoa,% Stacy Bromley .........,•=7;.":1. --__ R,5055951964 P5505595 WED Ce--.1"..., "`' A (B 1 � / ___ on 1 • >E n L_„ r „ _ ,-t-.L... ....L. I I A BUILDING REFERENCE PLAN - J --r ` BUILDING 2-Exterior Elevations A , 3 � T 4.:1 ® E15 B BUILDING 2-Exterior ElevationsD BUILDING 2-Exterior Elevations { IIi .I i';_ \ / II - BUILDING 2-Exterior Elevations PROJECT: SHEET: • PROJECT STATISTICS: ro wi,. Steven Puglisi FAIR OAKS RESIDENTIAL "7:71-"-'-.1:,7.‘\ _ = °----- SHEET N* BUILDING 2 '4.,S'''' � -""--- a R c R Nr c c r s HALCYON AT/AIROAKS,ARROYO GRANDE CA EXTERIOR ELEVATIONS ©<;'�' 1 s — 4M�x __— 569H4Vc6 street sole r (�°.,,0 J P .� ;#11/1M s.„wm Obispo Stacy Bromley { a ' V93 Ot t??sn��%r� AL 805595.1964 ix°OS5951900 l�� w ` amen — • OM ME Ell ❑ ❑ [ o o I I. I � n I � 1 ^ ■ BUILDINGS ■ a l , I vos Adalill _ \ I A 3 .,,-_1R. a -� - __— -_ - 1 \ T BUILDING REFERENCE PLAN BUILDING 3-Exterior Elevations C BUILDING 3-Exterior Elevations % i O1 I 11 , i - M i v�I�� ...-. .,., m �: til d',: _ B BUILDING 3-Exterior Elevations [ i I_,� ELI Fr 0 0 _._ 1 _ \ s,.:psi (',;", 1 D BUILDING 3-Exterior Elevations PRoJECr: SHEET: PROJECT STATISTICS: on n•,e — SHEET to infinSteven Puglisi FAIR OAKS RESIDENTIAL BUILDING 3 ' ;'''7--;.i\.' eM_o _. APCHµC[C 5 �•1 -• � 4 HALCYON AT EAIROAKS,ARROYO GRANDE CA EXTERIOR ELEVATIONS _ -' P Z 5691p uaseecl Sullen Vilei se� 03T01 Stacy Bromley •'{' �� ----- CA ffi 8055951964 ix 00.55951900 iA ra v 4 AI B ILDING4 Q lig . Ati,L,ICOMP0,111CM 51.11.0. , ::. BUILDING REFERENCE PLAN T] ' I e -I Asiiid a. a I: i E I E r, A BUILDING 4-Exterior ElevationsB BUILDING 4-Exterior Elevations -111111111 - \ - ___._= ice'_-_ --- --- -= --` -- nil i Li] rii it 1 c BUILDING 4-Exterior ElevationsBUILDING 4-Exterior Elevations D PROJECT: SHEET: PROJECT STATISTICS: ===== Ilat— xT.e. SHEET H, Steven Puglisi FAIR OAKS RESIDENTIAL BUILDING 4 .:":7;,�'�. , Q'...: _ HALCYON AT rAIROAKS,ARROYO GRANDE CA EXTERIOR ELEVATIONS a'` �; .� --_ _ SAS IA,"Street Svta A ,/ say A Lula Stacy Bromley +$�S fd //,� G 93,OFN-.ow�! Vh 8055953968 80.5.5951pRp I �.� e-..° r ..a°.•, A • • y 2.3 IV ;� ❑ ❑ 1 ❑ ❑; BUILDING 5 --- A 1� A A :, "t'-''' p. I � a b 3 ,I, I I I r� I 1 1 L .} BUILDING REFERENCE PLAN D BUILDING 5-Exterior Elevations BUILDING 5-Exterior Elevations h 7 1 1 Ei 1 B BUILDING 5-Exterior Elevations ' 0 I I U 0 ' d Lam] U i i 0 Ll 1 + LU [T7 1.1 0 0 i .i l i 1 a Cl; O. f iiig .. — - 3 - - - - - - - E , - �- . 6 A BUILDING 5-Exterior Elevations PROJECT: SHEET: PROJECT STATISTICS: ..--.1--- 6___._- SHEET H9 Steven Puglisi FAIR OAKS RESIDENTIAL BUILDING 5 �' ,t R R L Ny[[CTS :47.---- Er HALCYON AT rAIROAKS,ARROYO GRANDE CA EXTERIOR ELEVATIONS ���. -----"" 569 H9 78 St rel SuMA s ,.--- P4.4 569 Ws obis Stacy Bromley IV J __//Ty __.- - ,/ U91101 ,.mown _l - FH 805.595.1964 P.805595.1900 L" /� ±jui — f COFFEE SHOP --- ij ' —i I, . ; r': -1 :sTupiO 11 ` pIlk - I ii. i ! ri dr !Ii: r- ..7.7.-1-17? f f ! j-- -a 1 u 1 1 7I Servs a \~� --- SSi --- `` .�7 L - I, EPatl4 .�� —.. .oa.�,S 1, Patio -- 1 .-9 `, I .— _. _ .-i E I 1 x 4 J I.I L"-------1 an L J, a,,I I ,i 1 , I .13 ! I , ! :, j 1.:I �._ L '1 i 11 1 ! HI LOWER FLOOR-Coffee Shop ,,,, UPPER FLOOR-Studio __ ,111111111110,.. =,,,< ,I .��.,� ,,.,. ,,xm I1 Tr I M.F.AL.9s,n,F. 51,,e(0� _,a,..,AL.,.,,,�T. plililiii' ,�^N - _r I A Exterior ElevationsB Exterior Elevations c Exterior Elevations D Exterior Elevations 6„n.,a• • ReAsettlareney 8.3303 PROJECT: SHEET: PROJECT STATISTICS: — ,es TH.. SHEET N1 Steven Puglisi �w.,, _ FAIR OAKS RESIDENTIAL COFFEE SHOP Coffee 1,1 4• - "= A A C 11 I T E E T$ Flom Arca 50659 ��7 C __ __ HALCYON Al FAIROAKS,ARROYO GRANDE CA FLOOR PLANS u.ew°I a.' 5865F o t 4a.-r 569 es.oescenSomA I _ 13500 ,/ wlsoesoo Stacy Bromley EXTERIOR ELEVATIONS o•IcRArca s°65F CA 9.1 Envy Reck 3o SF 'qt ou, M 805595196? fu 805595.1980 (�.• sw• =;. _—_— .c /