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PC 2019-04-16_08a Hinesley Mixed Use CUP MEMORANDUM TO: PLANNING COMMISSION FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR BY: ANDREW PEREZ, ASSISTANT PLANNER SUBJECT: CONSIDERATION OF LOT MERGER 18-001 AND CONDITIONAL USE PERMIT 18-007; PHASED DEVELOPMENT OF NINE (9) TWO-STORY APARTMENT UNITS AND CONSTRUCTION OF A NEW TWO-STORY MIXED-USE STRUCTURE, INCLUDING 2,025 SQUARE FEET OF COMMERCIAL SPACE AND A 2,321 SQUARE FOOT APARTMENT; LOCATION – 1214 E. GRAND AVENUE & 181 N. ELM STREET; APPLICANT – FLOYD HINESLEY; REPRESENTATIVES – CODY MCLAUGHLIN& FRED PORTER DATE: APRIL 16, 2019 SUMMARY OF ACTION: Approval of the project would result in the construction of a mixed-use development consisting of ten (10) new multi-family dwelling units, and 2,025 square feet of commercial space in the Gateway Mixed-Use zoning district. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: There are no direct impacts to City financial and personnel resources as a result of the proposed project. RECOMMENDATION: It is recommended that the Planning Commission adopt of a resolution approving the proposed project. BACKGROUND: The project site consists of two properties in a somewhat “L” shaped configuration located at 181 N. Elm Street, and 1214 E. Grand Avenue (Attachment 1). The project site is moderately sloped toward E. Grand Avenue and relatively devoid of landscaping . The applicant is proposing to merge the two properties and develop a ten (10) new multi-family residential units and 2,025 square feet of commercial space . The properties are currently developed with a 372 square foot commercial building on the E. Grand Avenue frontage, which is proposed for demolition, and an 1,749 square foot, single family dwelling on the N. Elm Street frontage, which is proposed to remain. Both parcels are zoned Gateway Mixed-Use (GMU). The parcels create the northern and western border of the parcel where a fast food restaurant is located. PLANNING COMMISION CONSIDERATION OF LOT MERGER 18-001 & CONDITIONAL USE PERMIT 18-007 APRIL 16, 2019 PAGE 2 Table 1: Property Statistics Property Size Existing Use 1214 E. Grand Ave 21,700 sq. ft. 372 sq. ft. Commercial Building 181 N. Elm St. 17,550 sq. ft. 1,749 sq. ft. Single Family Residence Total 39,250 sq. ft. Pre-Application Review The applicant submitted plans for the project for pre-application review on January 12, 2018 to obtain feedback from the Staff Advisory Committee (SAC). Staff identified issues with utilities and site access, and identified public improvements that would be required with the approval of the project. The applicant revised the plans based on the information received, and resubmitted the application now under consideration. Staff Advisory Committee The Staff Advisory Committee (SAC) reviewed the proposed project multiple times, and most recently on January 15, 2019. The SAC discussed a number of items regarding the project, including the proposed phasing of the project, stormwater requirements, and utility connections. The SAC also advised the applicant team about required public improvements on the E. Grand Avenue frontage, driver visibility at the N. Elm Street driveway and lighting on site. Members of the SAC were in support of the proposed project and recommended approval of the project to the Planning Commission . Architectural Review Committee The Architectural Review Committee (ARC) reviewed the project on February 4, 2019 (Attachment 2). The ARC discussed the proposed phasing of the project, parking, pedestrian access within the site, and landscaping. The ARC was supportive of the project, and found it to be an appropriate use of a constrained site and a good fit within the East Grand Avenue streetscape. The ARC suggested minor alterations to the site landscaping and the architectural details on the mixed-use structure, both of which have been incorporated into the current set of plans. The ARC forwarded the project to the Planning Commission with a recommendation of approval. ANALYSIS OF ISSUES: Project Description The project is proposed to be constructed in two phases over a three (3) year time period (Attachment 3). Phase One would consist of the construction of the nine (9) multi-family residential units and five (5) uncovered guest parking spaces, on what is now 181 N. Elm Street parcel and the northern half of the 1214 E Grand Avenue parcel. Phase Two would comprise of the construction of the two-story mixed-use building located along the E. Grand Avenue frontage. Phase Two will also include a new driveway from E. Grand Avenue leading to a parking area behind the structure with nine (9) automobile parking spaces. The applicant team estimates that Phase One would break ground in late 2019 PLANNING COMMISION CONSIDERATION OF LOT MERGER 18-001 & CONDITIONAL USE PERMIT 18-007 APRIL 16, 2019 PAGE 3 and be completed by late 2020. Phase Two is estimated to break ground in late 2021 and be completed by late 2022. The nine (9) two-story apartments are each proposed to be 1,355 square feet, with the master suite and a 510 square foot, two-car garage located on the ground floor, and the kitchen, living room, two additional bedrooms, and a 64 square foot deck on the second level. The existing two-story house and garage are proposed to remain, and the existing driveway is proposed to be widened to meet AGMC Section 16.56.100, which requires driveways that provide access to more than three (3) units to be at least sixteen feet (16’) wide. The two-story mixed-use building is proposed to be 2,025 square feet of commercial space on the ground floor, and a 2,321 square foot, three bedroom apartment on the second floor. A condition of approval has been developed that requires the applicant to construct the second floor apartment in a way that allows for adaptive reuse as commercial space. General Plan The General Plan designates the subject property for Mixed-Use land uses. The proposed mixed-use development helps achieve concurrence with the General Plan, including Objective LU5 and Policies LU5-3, LU5-6, LU5-7, LU5-8, and LU11-2 of the Land Use Element, Policy ED3-3 of the Economic Development Element, and Goal A.5 of the Housing Element, which state: LU5: Community commercial, office, residential and other compatible land uses shall be located in Mixed-Use (MU) areas and corridors, both north and south of the freeway, in proximity to major arterial streets. LU5-3: Ensure that all projects developed in the MU areas include appropriate site planning and urban design amenities to encourage travel by walking, bicycling and public transit. LU5-6: Allowable uses within the MU category shall not include uses that adversely affect surrounding commercial or residential uses, or contribute to the deterioration of existing environmental conditions in the area. LU5-7: Plan for a revitalized East Grand Avenue Mixed -Use corridor that has less of a strip-commercial aspect and more coordinated, mixed -use boulevard ambiance with distinct activity subareas including “Gateway, Midway and Highway” districts LU5-8: Provide for different combinations, configurations and mixtures of commercial, office and residential uses designating the East Grand Avenue, El Camino Real and Traffic Way corridors as Mixed-Use (MU). LU11-2: Require that new development should be designed to create pleasing transitions to surrounding development. PLANNING COMMISION CONSIDERATION OF LOT MERGER 18-001 & CONDITIONAL USE PERMIT 18-007 APRIL 16, 2019 PAGE 4 ED3-3: Incorporate zoning regulations that promote infill development with opportunities for retaining and expanding businesses. A.5: The City shall encourage housing compatible with commercial and office uses and promote “mixed-use” and “village core” zoning districts to facilitate integration of residential uses into such areas Development Standards The subject properties are zoned GMU. The primary purpose of the GMU district is to provide for the combination of financial institutions, retail, office and commercial uses and multi-family residences with retail and other pedestrian-oriented uses on the ground floors of structures fronting E. Grand Avenue, and residential units or offices allowed on upper floors. The following table shows how the proposed pro ject would comply with the development standards of the GMU zone: Table 2: Site Development Standards for the GMU Zoning District Development Standards GMU District CUP 18-007 Notes Maximum Density – Mixed-Use Projects 25 dwelling units/acre (based on gross project area). 11.5 dwelling units/acre Code Met Minimum Lot Size 20,000 sq. ft. gross 39,250 sq. ft. Code Met Minimum Lot Width 100 feet E Grand Ave: 70 ft. N Elm St: 135 ft. E. Grand Ave frontage is legally non- conforming N Elm frontage meets code. Front Yard Setback 0 - 10 feet. Exceptions for larger setbacks may include entrance courtyards, areas for outdoor dining, or for projects facing a residential district as determined through discretionary review. E Grand Ave: 9 ft. N Elm St: 10 ft. Code Met Rear Yard Setback 0 – 15 feet. Parking encouraged. For projects abutting a residential district, corresponding E Grand Ave: 40 ft (North) N Elm St: 35 ft. (West) Code Met PLANNING COMMISION CONSIDERATION OF LOT MERGER 18-001 & CONDITIONAL USE PERMIT 18-007 APRIL 16, 2019 PAGE 5 Development Standards GMU District CUP 18-007 Notes residential setback shall apply. Side Yard Setback 0 – 5 feet. For projects abutting a residential district, corresponding residential setback shall apply. Phase 1: 16’7” (North) 12’2” (South) Phase 2: 1’ (West) 24’ (East) Code Met. Building Height Maximum height is 35 feet of three stories whichever is less Max height: Phase 1: 27’8” Phase 2: 28’2” Code Met Building Size Limits Maximum building size is 102,500 square feet. Max Building Size: Phase 1: ~6,000 sf Phase 2: 2,025 sf Code met Site Coverage Maximum Coverage of site is 75% Total: 34% Code Met Floor Area Ratio Maximum floor area ratio is 1.50 .57 Code Met As identified above, the proposed project meets all applicable development standards of the GMU zoning district as specified by the Development Code. Density The maximum density for a mixed-use project in the GMU zoning district is 25 dwelling units per acre. The 39,250 square foot (.90 acre) site can accommodate up to 22.5 density equivalent units. Per the AGMC, residential density for mixed-use parcels is calculated differently than exclusively single- and multi-family residential zoning districts. Mixed-use densities are determined by using the following table, from AGMC Section 16.36.030.C: Table 3: Density Equivalent Units Residential Dwelling Unit Type Density Equivalent Live/Work Unit .5 Studio .5 1-bedroom .75 2-bedroom 1 3-bedroom 1.5 4-bedroom 2 The project proposes ten (10) new dwelling units and one (1) existing single family residence, which results in a density equivalency of 16 dwelling units, as outlined below: PLANNING COMMISION CONSIDERATION OF LOT MERGER 18-001 & CONDITIONAL USE PERMIT 18-007 APRIL 16, 2019 PAGE 6 Table 4. Proposed Project Density Unit Type Number of Units Density Equivalent per Unit Total 2-Bedroom SFD 1 (existing) 1 1 3-Bedroom (Phase 1) 9 1.5 13.5 3-Bedroom (Phase 2) 1 1.5 1.5 Total 16 Attainable Housing In the 2013 General Plan Housing Element update, the City identified the importance of providing housing to workers who are increasingly finding housing to be financially out of reach. This can cause issues for local businesses when they cannot re cruit or retain qualified employees. The Housing Element considers this problem to be an issue of “Attainable Housing”. Policy A.14 mandates that the City shall promote infill housing opportunities through an attainable housing program. While the AGMC h as not yet been amended to include a formal definition of “Attainable Housing”, the Housing Element identifies qualities anticipated to be part of the definition, including:  Projects in mixed-use districts;  Infill projects;  Projects that include elements that exceed the mandatory California Green Building Code Standards in Title 24;  Projects that include universal design elements;  Projects including single-room occupancy units; and  Projects with a high percentage of rental units. Under this outline of “Attainable Housing”, the proposed project meets four of these qualities and fills an important housing market niche in the community. Additionally, the project will pay its proportional share of affordable housing in-lieu fees to help develop affordable housing projects elsewhere in the City. Access and Parking Section 16.56.060 of the AGMC requires parking for the project at a rate of two (2) covered spaces for each residential unit, and an additional 0.5 spaces per unit for guest parking when the development contains four (4) or more units. However, in a mixed-use project, the required parking for the residential component does not have to be covered. Each of the nine (9) apartments in Phase One of the project are proposed to have their own two-car garage, and an additional five (5) uncovered parking spaces are proposed to be located to the west of the apartments to meet the guest parking requirement for the entire development. The existing driveway off of N. Elm Street is proposed to be widened in order to provide access to the parking areas and emergency access. The existing garage for the single family residence is proposed to remain. Phase Two consists of a two-story structure with a three-bedroom apartment above a 2,025 square foot commercial unit. The AGMC requires commercial parking be provided PLANNING COMMISION CONSIDERATION OF LOT MERGER 18-001 & CONDITIONAL USE PERMIT 18-007 APRIL 16, 2019 PAGE 7 at a rate of one (1) space for every 250 square feet of gross floor area , and as previously noted, the parking requirement for the three-bedroom apartment is two spaces. A driveway off of E. Grand Avenue would provide access to nine (9) uncovered parking spaces that will serve both the residential and commercial uses. The proposed project is deficient of parking required by the AGMC by one (1) space; however, AGMC Section 16.56.050 allows the total parking requirement to be reduced to eighty (80) percent of the required standard for shared uses. After application of the parking reduction, the site has a surplus of six (6) parking spaces. It is not anticipated that the practical application of the shared parking reduction will be create a parking shortage due to the nature of the mixed- use development. The residential component is likely to have the demand for parking in the early morning and overnight hours, when a commercial operation would be closed for business, therefore reducing the likelihood for competition for parking spaces and an actual parking shortage. Additionally, the garage parking for the nine (9) apartments will be conditioned to be utilized for parking by the residents and not for storage, increasing the likelihood that uncovered parking is used for either guests or clientele of the commercial space. A total of 35 parking spaces are required for the proposed project per AGMC, but when the shared parking reduction is applied a total of 28 parking spaces are required. The project proposes a total of 34 automobile spaces. These requirements are broken down in the following table. Table 5: Parking Calculations Land Use Development Code Requirement Parking Required Parking Provided Notes Existing Single Family Residence 2 spaces per unit within an enclosed garage 2 covered spaces 2 spaces in existing garage Code met 10 Proposed Apartment Units 2 spaces per unit and .5 unit for developments over four units 20 resident spaces 5 guest spaces. 25 total 18 spaces in private garages, 2 uncovered for mixed-use residential, & 5 guest spaces Code met. 2,025 sf Commercial Unit 1 parking space per 250 sq. ft. of gross floor area 8 spaces 7 spaces Code not met Total 35 spaces 34 spaces Code not Met Mixed-Use Reduction Provide 80% of required parking for shared uses 28 spaces 34 spaces Code Met PLANNING COMMISION CONSIDERATION OF LOT MERGER 18-001 & CONDITIONAL USE PERMIT 18-007 APRIL 16, 2019 PAGE 8 Traffic The applicant provided a trip generation analysis for the proposed project to determine the number of trips this project is anticipated to generate. The projections were calculated using the daily trip rates found in Trip Generation published by the Institute of Traffic Engineers. Using the associated rate for each proposed use (single family, apartment, shopping center/commercial), the analysis found that, as a whole, the project is anticipated to generate a total of 11 trips during peak A.M. time period, and 15 trips during peak P.M. time period. An objective of the Circulation Element of the General Plan is to maintain a Level of Service ‘C’ for all streets and controlled intersections in the City. A related General Plan policy requires projects that are anticipated to generate more than 20 peak hour trips in either the morning or evening rush hour to do additional traffic analysis. As the project is not anticipated to exceed 20 peak hour trips, no additional analysis is required. Architecture The two structures containing the nine (9) new apartments are proposed to have second story projections and recessed entries to break up the mass of the structure. The residential buildings do not neatly fit into a particular architectural style, but have components from a variety of styles. The low-pitched, gable roofs and exposed rafter tails are components often found in a Craftsman style building. The proposed stucco exterior walls and tile roofing are characteristics often found in Mediterranean style architecture. The exposed beams, fascia and exposed rafter tails will be stained a dark walnut, while the windows will be painted “Stormy Blue”. The buildings will have stucco cladding, with the trim proposed to be painted “Pacific Sand” and the remainder of the walls to be painted “Crystal White” (Attachment 4). Each of these two buildings will have a low-pitched roof and concrete tile roofing. A color and materials board will be available at the meeting. The mixed-use building on the southern portion of the site is designed in a more modern style than the residential portion of the project. The buildings would be similar in that they have second-story projections on three of the four facades to add interest and aesthetic appeal, and delineate the two floors. Smooth stucco walls are also proposed for this building, and a reclaimed wood rainscreen will be installed on the southern elevation. The “Stormy Blue” paint color is proposed the trim, and “White” and “Natural Grey” will be use on both levels of the building (Attachment 5). Compliance with Design Guidelines The project is located in the GMU zoning district, therefore it is subject to the Design Guidelines and Standards for Mixed-Use Districts (Design Guidelines). The Design Guidelines encourage projects to locate parking away from E. Grand Avenue and be shared by multiple users. The nine (9) parking spaces for the mixed-use portion of the project are located behind the building and shared by the commercial component and the occupants of the second floor apartment. The mixed-use structure was designed with a well-articulated front entry and a distinct massing between the two levels, both of which PLANNING COMMISION CONSIDERATION OF LOT MERGER 18-001 & CONDITIONAL USE PERMIT 18-007 APRIL 16, 2019 PAGE 9 are encouraged in the Design Guidelines. The second-story deck provides an overhang that adds visual interest and further delineates the two levels, which is promoted by the Design Guidelines for development in the GMU zoning district. Landscaping Of the existing eight (8) trees on site, all but one (1) are proposed to be removed. An existing oak tree that straddles the property line between the subject prop erty and the fast food property. In addition to the existing trees, three (3) new Pistacia Chinesis trees are proposed to be planted throughout the site. The N. Elm Street frontage will be improved with the addition of Nandina Domestica and Leucodendron shrubs on private property. The E. Grand Avenue frontage will be improved with the addition of Anigozanthos Hybrid and Festuca Ovina at the back of sidewalk. The existing street trees on E. Grand Avenue are proposed to remain. Various shrubs and grasses are proposed around the borders of the structures, perimeter of the site and in parking lot planters. ALTERNATIVES: The following alternatives are provided for the Commission’s consideration: 1. Adopt the attached Resolution approving the mixed -use project, 2. Modify as appropriate and adopt the attached Resolution, or 3. Do not adopt the attached Resolution, and provide direction to staff , or 4. Provide direction to staff. ADVANTAGES: The project proposes to appropriately develop a commercial site located in the E. Grand Avenue mixed-use corridor. Development of the site increases the aesthetic appeal of the site, and will provide housing units at a density that complies with the General Plan. The development’s design and land uses are an appropriate transition between the residential uses on N. Elm Street and the commercial uses on E. Grand Avenue. DISADVANTAGES: The proposed phasing of the project would leave the portion of the site that is most visible from E. Grand Avenue vacant and undeveloped until late 2021. Although the development as a whole meets code requirements, the only outdoor space for the units is included within individual 64 square-foot decks for the Phase One apartments, and a 232 square- foot deck for the apartment in Phase Two. ENVIRONMENTAL REVIEW: In compliance with the California Environmental Quality Act (CEQA), and the project was determined to be categorically exempt per Section 15332 of the State CEQA Guidelines regarding in-fill development. PUBLIC NOTIFICATION AND COMMENT: A notice of public hearing was mailed to all property owners within 300’ of the project site, was published in The Tribune, and posted at City Hall and on the City’s website on April PLANNING COMMISION CONSIDERATION OF LOT MERGER 18-001 & CONDITIONAL USE PERMIT 18-007 APRIL 16, 2019 PAGE 10 5, 2019. A sign announcing the public hearing was posted at the site on April 4, 2019. The Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2. Attachments: 1. Location map 2. Minutes of the February 5, 2019 Architectural Review Committee meeting 3. Proposed phasing map 4. Proposed colors – Multi-family Residential 5. Proposed colors – Mixed-Use 6. Project plans RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE APPROVING LOT MERGER 18-001 AND CONDITIONAL USE PERMIT 18-007; LOCATED AT 1214 EAST GRAND AVENUE AND 181 NORTH ELM STREET; APPLIED FOR BY FLOYD HINESLEY WHEREAS, the project site is approximately .90 acres, zoned Gateway Mixed Use (GMU), and located near the northwest corner of E. Grand Avenue and N. Elm Street, which includes two (2) existing lots; and WHEREAS, the applicant has filed Lot Merger 18-001 to merge two lots located at 1214 E. Grand Avenue and 181 N. Elm Street; and WHEREAS , Municipal Code Table 16.12.030 (B) requires that lot mergers be reviewed by the Planning Commission; and WHEREAS , the applicant has filed Conditional Use Permit 16-007 for the development of ten (10) new residential units, including one (1) three-bedroom apartment above an approximately 2,250 square foot of office space; and WHEREAS , the office component results in the project being categorized as a mixed-use project, for which the GMU district allows a maximum density of twenty-five (25) dwelling units per acre, or totals 22.5 units on the .90-acre project site; and WHEREAS , the Staff Advisory Committee considered the project on January 15, 2019 and recommended approval with conditions; and WHEREAS , the Architectural Review Committee considered the project on February 5, 2019 and recommended approval with conditions; and WHEREAS, the Planning Commission has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and determined that the project is exempt per Section 15332 of the CEQA Guidelines regarding in-fill development; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on April 16, 2019; and WHEREAS, the Planning Commission finds, after due study, deliberation, and public hearing, the following circumstances exist: Lot Merger Findings: 1. Merged lots should comply wherever feasible with the minimum lot size, lot width, and lot depth requirements of the zoning district in which it is located. RESOLUTION NO. PAGE 2 The proposed project would merge two (2) lots into one (1) and the new lot would be conforming to the GMU zoning district development standard for size, lot width, and lot depth. 2. Adequate access and placement of easements shall be provided. The project will provide two points of access to the newly created lot from both N. Elm Street and E. Grand Avenue. 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 GMU zoning district and the project complies 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 GMU district due to the intent of the district to provide for the combination of financial institutions, retail, office and commercial uses and multi-family residences with retail and other pedestrian-oriented uses on the ground floors of structures fronting E. Grand Avenue, and residential units or offices allowed on upper floors. 3. The site is suitable for the type and intensity of use or development that is proposed. The site is approximately .90 acres of underutilized land in the GMU zoning district and meets the development standards of the GMU zoning district, the Arroyo Grande Municipal Code, the Design Guidelines and Standards for Mixed Use Districts 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 proposed project will utilize City supplied water, sanitation, and public utilities and services that ensure public health and safety. No aspect of the proposed project is anticipated to be overly impactful to these services. Conditions of approval developed for the project will additionally ensure public services are minimally impacted. 5. The proposed use will not be detrimental to the public health, safety or welfare RESOLUTION NO. PAGE 3 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 approves Conditional Use Permit 18-007 as set forth in Exhibit “B”, attached hereto and incorporated herein by this reference, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion by Commissioner _______, seconded by Commissioner _______, and by the following roll call vote, to wit: AYES: NOES: ABSENT: the foregoing Resolution was adopted this 16th day of April, 2019 _______________________________ GLENN MARTIN CHAIR ATTEST: _______________________________ PATRICK HOLUB SECRETARY TO THE COMMISSION AS TO CONTENT: _______________________________ TERESA MCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. PAGE 4 EXHIBIT ‘A’ CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 18-007 1214 EAST GRAND AVENUE AND 181 NORTH ELM STREET COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS 1. This approval authorizes the construction of the phased development of nice (9) two- story apartment units and construction of a new two-story mixed-use structure, including 2,025 sq. ft. of office space and a 2,240 sq. ft. apartment at 1214 E Grand Avenue and 181 N Elm Street. 2. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 3. The applicant shall comply with all conditions of approval for Conditional Use Permit 18-007. 4. This application shall automatically expire on April 19, 2021 unless a building permit is issued. Thirty (30) days prior to the expiration of the approval, the applicant may apply for an extension of one (1) year from the original date of expiration. 5. Development shall conform to the Gateway 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 April 19, 2021 and marked Exhibits on file in the Community Development Department. 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 RESOLUTION NO. PAGE 5 development consistent with the approved site plan, floor plan, architectural elevations and landscape plan. 10. Signage shall be subject to the requirements of Chapter 16.60 of the Development Code. 11. Development shall comply with Development Code Sections 16.48.070, “Fences, Walls and Hedges”; 16.48.120, “Performance Standards”; and 16.48.130 “Screening Requirements”. 12. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans including those specifically modified by these conditions. 13. The developer shall comply with Development Code Chapter 16.56, “Parking and Loading Requirements”. 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. Final design and location of the trash enclosure(s) shall be reviewed by the Architectural Review Committee and approved by the Community Development Director. 17. 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 7 AM to 5 PM Monday through Friday, and from 9 AM to 5 PM on Saturdays. No construction shall occur on Sundays or City observed holidays. 18. At the time of application for construction permits, the applicant shall provide details on any proposed exterior lighting, if applicable. The lighting plan shall include the height, location, and intensity of all exterior lighting consistent with Section 16.48.090 of the Development Code. All lighting fixtures shall be shielded so that neither the lamp nor the related reflector interior surface is visible from adjacent properties. All lighting for the site shall be downward directed and shall not create spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED). 19. Landscaping in accordance with the approved landscaping plan shall be installed or RESOLUTION NO. PAGE 6 bonded for before final building inspection/establishment of use. The landscape and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development and Public Works Departments. The landscape plan shall be in conformance with Development Code Chapter 16.84 (Water Efficient Landscape Requirements) 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. Linear planters shall be provided in parking areas. vi. Turf areas shall be limited in accordance with Section 16.84.040 of the Development Code. 20. All trees to be pruned shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. 21. All planted areas shall be continuously maintained in a healthy, growing condition, shall receive regular pruning, fertilizing, mowing and trimming, and shall be kept free of weeds and debris by the owner or person in possession of such areas. Any damaged, dead or decaying plant material shall be replaced within thirty (30) days from the date of damage. 22. For projects approved with specific exterior building colors, the developer shall paint a test patch on the building including all colors. The remainder of the building may not be painted until inspected by the Community Development Department to verify that colors are consistent with the approved color board. A 48 hour notice is required for this inspection. 23. All new electrical panel boxes shall be installed inside the building(s). 24. Buildings equipped with a fire sprinkler system shall also have a Fire Department Connection (FDC), which shall be located adjacent to a fire access roadway, be remote from all buildings outside the building collapse zone, and screened to the maximum extent permitted by the Building Official or Fire Chief. 25. Fire Department Connections (FDC) shall be located near a fire hydrant, which is no closer than 20 feet and no greater than 100 feet with no obstructions or barriers between the FDC and the hydrant such as roads or driveways. RESOLUTION NO. PAGE 7 26. Double detector check valve assemblies shall be located within the respective building to which they serve. 27. 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. 28. 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. 29. The apartment on the second floor of the mixed-use building shall be constructed in a manner that will allow for the adaptive reuse of the space as commercial occupancy in the future, if desired. INCLUSIONARY HOUSING 30. 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 31. 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 32. Prior to occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 33. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. RESOLUTION NO. PAGE 8 FIRE FLOW/FIRE HYDRANTS 34. Project shall have a fire flow in accordance with the California Fire Code. 35. Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. SECURITY KEY BOX 36. The applicant must provide an approved "security key box," per Building and Fire Department guidelines and per the California Fire Code for the commercial building. FIRE SPRINKLERS 37. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. 38. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted by the City of Arroyo Grande. ABANDONMENT / NON-CONFORMING 39. 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 40. 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. 41. Provide written certification that the envelope of the structure is watertight with walls substantially impermeable to the passage of water required under 44 Code of Federal Regulations (44 CFR 60.3 (c)(3)) 42. Provide a comprehensive Maintenance Plan for the entire structure to include but not limited to: a. Exterior envelope of structure b. All penetrations to the exterior of the structure c. All shields, gates, barriers, or components, designed to provide floodproofing protection to the structure d. All seals or gaskets for shields, gates, barriers, or components e. Location of all shields, gates, barriers, and components as well as all associated hardware, and any materials or specialized tools necessary to seal the structure 43. The developer shall reimburse the City for all costs associated with outside plan RESOLUTION NO. PAGE 9 checks performed at either the developer’s or City’s request. ENGINEERING DIVISION CONDITIONS All Engineering conditions of approval as listed below are to be complied with prior to recording the map or finalizing the permit, unless specifically noted otherwise. POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE 44. The Applicant shall develop, implement and provide the City a: a. Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. b. Operations and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls. c. Annual Maintenance Notification indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls have been maintained and are functioning as designed. d. All reports must be completed by either a Registered Civil Engineer or Qualified Stormwater Pollution Prevention Plan Developer (QSD). 45. Prior to any Permit – Stormwater Control Plan. Provide a Stormwater Control Plan that complies with Engineering Standard 1010 Section 5.2.2. 46. Prior to Final Approval – Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification. Provide an Operations and Maintenance Plan, Maintenance Agreement, and Maintenance Notification that complies with Engineering Standard 10101 Section 5.2.3. GENERAL CONDITIONS 47. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F of the California Department of Transportation. 48. Working hours shall comply with Standard Specification Section 5-1.01. 49. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain- deflecting roof. Trash enclosure area(s) shall be screened from public view with landscaping or other appropriate screening materials, and shall be reserved exclusively for dumpster and recycling container storage. Interior vehicle travel ways shall be designed to be capable of withstanding loads imposed by trash trucks. 50. All residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City’s noise regulations. RESOLUTION NO. PAGE 10 51. 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. 52. Record Drawings (“as-built” plans) are required to be submitted prior to release of the Faithful Performance Bond. 53. Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9.3 Provide One (1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format prior to occupancy. 54. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 55. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. 56. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City Engineer. IMPROVEMENT PLANS 57. Public Improvement Plans and Site Civil Plans shall be submitted to the Community Development Department Engineering Division as a separate submittal from any vertical construction/structures building 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 sheets 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. b. Grading Plan with Cross Sections c. Retaining Wall Plan and Profiles d. Roadway Improvements Plan and Profiles e. Storm Drainage Plan and Profile f. Utilities - Water and Sewer Plan and Profile RESOLUTION NO. PAGE 11 g. Utilities – Composite Utility h. Signing and Striping i. Erosion Control j. Landscape and Irrigation Plans for Public Right-of-Way k. Tree Protection Plan l. Details m. Notes n. Conditions of Approval and Mitigation Measures o. Other improvements as required by the Community Development Director. (NOTE: All plan sheets must include City standard title blocks) 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 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, slurry seal, or fog seal. 64. All street repairs shall be constructed to City standards. 65. Street structural sections shall be determined by an R-Value soil test or recommendation by a soils report, but shall not be less than 3” of asphalt and 6” of Class II AB. 66. All plans shall show the City’s complete right-of-way on North Elm Street and East Grand Avenue. 67. The developer shall provide Type 2 Slurry Seal or Microsurfacing on full road width of North Elm Street for the entire length of project frontage. 68. Street width geometry shall comply with Engineering Standard 7010. The following streets are designated as: a. Local Road: North Elm Street b. Arterial: East Grand Avenue RESOLUTION NO. PAGE 12 CURB, GUTTER, AND SIDEWALK 69. Install new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director. 70. Install ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. The project shall include sidewalk and ADA compliant paths consistent with State Standards, including no more than a 1.5%+/- cross slope. 71. The applicant shall dedicate a pedestrian access easement(s) when the ADA sidewalk extension does not fall within the City’s right-of-way. 72. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. 73. Driveway crossings shall have a decorative treatment and the applicant shall color any such new facilities as directed by the Community Development Director. 74. 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. DEDICATIONS AND EASEMENTS 75. 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 Developer shall be responsible for all required fees, including any additional required City processing. GRADING AND DRAINAGE 76. 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 Pollution Control Plan (WPCP) consistent with the San Luis Obispo Regional Water Quality Control Board (RWCB) requirements. 77. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 78. Drainage facilities shall be designed in compliance with Engineering Standard 1010 Section 5.1.2. 79. 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. Soils report must be less RESOLUTION NO. PAGE 13 than 3 years old. 80. The applicant shall dedicate a pedestrian access easement(s) for the ADA sidewalk extension. 81. Infiltration basins shall be designed based on soil tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations. WATER 82. Whenever possible, all water mains shall be looped to prevent dead ends. The Public Works Director must grant permission to dead end water mains. 83. The applicant shall extend the public water main to adequately serve the project across the property frontage. 84. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to the (structure and/or landscape irrigation). A Double Detector Check (DDC) backflow device is required on the water service line. Fire Department Connections (FDC) must be remote and locations to be approved by the Building Official and Fire Chief. 85. The DDC shall be placed inside the building or adjacent to the building, if screened. Other locations for the DDC shall be approved by the Director of Community Development. 86. The project shall have a minimum of two water meters, one for each phase. The apartment units may have separate submeters if desired. 87. Non-potable water for construction is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. SEWER 88. All sewer laterals within the public right-of-way must have a minimum slope of 2%. 89. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4”. 90. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with City standards. PUBLIC UTILITIES 91. The developer shall comply with Development Code Section 16.68.050: All projects that involve the addition of over 100 square feet of habitable space shall be required to place service connections underground - existing and proposed utilities. RESOLUTION NO. PAGE 14 92. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. 93. 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. 94. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. TREE PRESERVATION/TREE REMOVAL PLAN 95. Prior to issuance of grading permit and during construction the applicant shall comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance. 96. Prior to issuance of a grading or building permit, the developer shall submit a tree preservation and tree removal plan to the Director of Public Works/City Arborist for undeveloped parcels or lots with trees. The plan shall include the location, size and species of all trees located on the lot or on adjoining lots, where development could affect the roots or limbs of trees on adjacent property. 97. All significant trees to be removed as designated by the Director of Public Works/City Arborist shall be replaced at a 3:1 ratio and planted on site. With the approval of the Public Works Director, tree removal shall be mitigated by planting on site, off-site, or payment of in-lieu fees (at the current street tree fee rate for a 15 gallon tree). Larger trees may be required to mitigate tree removal. Prior to issuance of a grading permit, all trees shall be planted or fees paid. 98. Prior to issuance of a grading permit, 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. 99. All trees on the construction site to be preserved shall be protected under the conditions of the Community Tree Ordinance (431 C.S.) which include but are not limited to: a.___ No mechanical trenching within the drip line of a tree, unless approved by the Parks and Recreation Director. b.___ No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree. c.___ No grading shall occur under a trees dripline, unless approved by the Public Works Director. d.___ A five foot (5') protective fence shall be constructed a minimum of 8' from the trunk of each tree. 100. All trees to be pruned, shall be pruned under supervision of a Certified Arborist using RESOLUTION NO. PAGE 15 the International Society of Arboriculture (ISA) Pruning Standards. PUBLIC SAFETY 101. Prior to issuance of building permit, applicant to submit exterior lighting plan for Police Department approval. 102. Prior to issuance of a certificate of occupancy, the applicant shall post handicapped parking, per the California Building Code. 103. 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). FEES AND BONDS The applicant shall pay all applicable City fees, including the following: 104. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL a. Map check fee for Tract Map. b. Map check fee for Parcel Map. c. Plan check for grading plans (Based on an approved earthwork estimate). d. Plan check for improvement plans (Based on an approved construction cost estimate). e. Permit Fee for grading plans (Based on an approved earthwork estimate). f. Inspection Fee of subdivision or public works construction plans (Based on an approved construction cost estimate). g. 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) 105. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT a. Water Neutralization fee, to be based on codes and rates in effect at the time of building permit issuance, involving water connection or enlargement of an existing connection. b. Water Distribution fee, to be based on codes and rates in effect at the time of building permit issuance. 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. RESOLUTION NO. PAGE 16 i. Drainage fee, as required by the area drainage plan for the area being developed. j. Park Development fee, the developer shall pay the current parks development fee for each unit approved for construction (credit shall be provided for existing houses), to be based on codes and rates in effect at the time of building permit issuance. k. Construction Tax, the applicant shall pay a construction tax. l. Alarm Fee, to be based on codes and rates in effect at the time of development. m. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and rates in effect at the time of development. n. Building Permit Fee, to be based on codes and rates in effect at the time of development. 106. 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. 107. 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. b. Park Dedication, the developer shall dedicate land for park purposes. c. Park Improvement fee, the developer shall pay the current park improvement fee for each lot approved. d. Affordable Housing in Lieu fee, in accordance with Chapter 16.80 of the Development Code. 108. Preliminary Title Report, a current preliminary title report shall be submitted to the Director of Public Works 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 Director of Public Works prior to recording the Map. (TRACT AND PARCEL MAPS) BONDING SURETY 109. Erosion Control, prior to issuance of the grading or building permit, all new residential construction requires posting of a $1,200.00 performance bond for erosion control and damage to the public right-of-way. This bond is refundable upon successful completion of the work, less expenses incurred by the City in maintaining and/or restoring the site. 110. 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. (TRACT AND PARCEL MAPS) a. Faithful Performance, 100% of the approved estimated cost of all RESOLUTION NO. PAGE 17 subdivision improvements. b. 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, 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. Garages, the applicant shall construct, or bond for construction of a two-car garage and driveway for the existing house on lot_____. i. Curb cuts, the applicant shall construct or bond for construction of individual curb cuts and paved driveways for parcels. ATTACHMENT 1 ATTACHMENT 2 ATTACHMENT 3 ATTACHMENT 4 Winciowsl.DOOtB .. An.odized Aluminum Siding -Reclaimed Wood Rain.screen. Last Grand Arrrt� G rra.md:e, Ca.I f.¥-orniai Stucco .. White Smooth Stucco­ Natural Grey Smooth Stucco­ Stormy Blue Smooth ATTACHMENT 5