PC 2019-07-16_8c E Grand Village CUP
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: ANDREW PEREZ, ASSISTANT PLANNER
SUBJECT: CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND
CONDITIONAL USE PERMIT 18-002; DEVELOPMENT OF TWENTY-
TWO (22) RESIDENTIAL UNITS, AND 1,642 SQUARE FEET OF RETAIL
SPACE ; LOCATION – 1136 E GRAND AVENUE; APPLICANT – EAST
GRAND VILLAGE, LLC; REPRESENTATIVE – JESSIE SKIDMORE, TEN
OVER STUDIOS
DATE: JULY 16, 2019
SUMMARY OF ACTION:
Approval by the Planning Commission will result in a mixed-use development consisting
of 22 new residential dwelling units and 1,642 square feet of office space on the subject
parcel.
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 a Resolution approving the
proposed project.
BACKGROUND:
The project site is a 39,691 square foot parcel located at 1136 E. Grand Avenue
(Attachment 1). The primary access to the site is from E. Grand Avenue, but there is also
a fourteen (14) foot wide stem at the northernmost portion of the parcel that connects to
Linda Drive. Existing development on the site consists of several buildings, including an
approximately 2,300 square foot residential structure that is now used for commercial
purposes, a garage, and several smaller storage buildings. The site is generally flat and
contains a number of trees throughout. The property is zoned Fair Oak Mixed-Use
(FOMU) and the General Plan land use designation is Mixed-Use. Commercial land uses
are located to both the east and west of the project site, and a neighborhood of multi-
family and single family dwellings is located immediately north.
Item 8.c Page 1
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002
JULY 16, 2019
PAGE 2
The applicant is proposing to demolish all of the structures on site, and construct twenty-
two (22), three-story new residential units and 1,642 square feet of retail space on the E.
Grand Avenue frontage.
Staff Advisory Committee
The Staff Advisory Committee (SAC) reviewed the proposed project on multiple
occasions, most recently on July 3, 2019. The SAC discussed utility connections,
stormwater requirements, emergency access, and traffic generation. Members of the
SAC were in support of the proposed project and recommended approval of the project
to the Planning Commission with conditions of approval included in the prepared
Resolution.
Architectural Review Committee
The Architectural Review Committee (ARC) reviewed the project on May 20, 2019
(Attachment 2). The ARC discussed the amount of parking proposed and the potential
conflicts that may arise with the commercial and residential uses sharing the parking
spaces. The ARC expressed concern that the backyards of the residential units would not
be wide enough to be functional for residents and suggested that the area be widened
slightly to provide additional outdoor living space beyond what is available on the roof
decks.
That being said, the ARC found the site design to be appropriate, and concluded the
project would be a good fit in the neighborhood. The ARC noted appreciation for the
inclusion of the publicly accessible pedestrian path through the site which would provide
a safe route to school for Ocean View Elementary students, as well as a route for the
Linda Drive neighborhood to access existing and future amenities on E. Grand Avenue.
The ARC was in support of the colors, materials, and architectural details proposed.
ANALYSIS OF ISSUES:
Project Description
The applicant is proposing a tentative tract map and conditional use permit to split the
existing parcel into twenty-two (22) separate lots. Twenty (20) of the parcels will be solely
residential, while the two (2) parcels closest to E. Grand Avenue will be mixed-use. All of
the residential units in the project are proposed to be two bedroom units, ranging in size
from 1,062 square feet to 1,367 square feet, and all units, with the exception of the two
closest to Linda Drive, will have a private roof deck. The two (2) mixed-use structures
adjacent to E. Grand Avenue will each consist of 821 gross square feet of commercial
space each on the ground floor with a 1,255 square foot, two-story apartment and a 445
square foot roof deck above. All of the buildings on site will have the appearance of a
three story structure, and the minimum height of any structure on site will be 32’-11”. The
project will be accessed by a new single, two-way driveway from E. Grand Avenue. The
driveway leads to the central parking area for the project, in addition to providing
emergency access to the site. A trash enclosure for the entire site will be located behind
Item 8.c Page 2
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002
JULY 16, 2019
PAGE 3
the mixed-use structures and hidden from the street view. A letter from South County
Sanitary Services approving this location has been submitted by the applicant.
AGMC 16.80.030 requires that projects proposing two or more residential units must
either restrict a certain percentage of the units at some level of affordability, or pay the
inclusionary housing in-lieu fee. This project complies with that provision by restricting
five (5) percent of the units as affordable to very-low-income households. The State of
California defines a very-low income household as one that earns fifty (50) percent of the
County median income. Per AGMC Section 16.80.060, when the number of affordable
units required for a project includes a fraction of a unit, the applicant shall round to the
closest whole number for purposes of providing affordable units. In this particular
situation, five (5) percent of the twenty-two (22) units proposed is 1.1 units, which rounds
down to one (1) unit. The applicant is also proposing to provide an additional deed
restricted unit for a very-low income household in order to qualify for a parking incentive
as described in AGMC 16.82.030.
The residential units are proposed to be rental units; however the subdivision of the parcel
allows the property owner to have some flexibility to sell individual units if a demand is
identified. A condition of approval has been included that requires the project to maintain
a joint maintenance agreement for the common driveway, parking areas, open space,
and the pedestrian walkway as long as the units are rentals. Alternatively, in a situation
where the units are sold, a condition to implement Conditions, Covenants, and
Restrictions to ensure the maintenance of these common areas has been included as
well.
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, LU12-2.3, and LU12-2.4 the
Land Use Element and Housing Element Policies A.5, and B.1, 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.
Item 8.c Page 3
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002
JULY 16, 2019
PAGE 4
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).
LU12-2.3: Provide building elevations that are well-articulated in order to break up
building bulk. Incorporate one-story elements in two-story structures.
LU12-2.4: Ensure that row-type townhouses within the urban portions of Arroyo Grande
are constructed such that each unit is varied in its setback and/or architectural treatment
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.
B.1: All residential projects that receive additional densities or other City incentives to
include affordable housing shall be placed into a City-approved program to maintain the
affordability for at least 45 (owner-occupied) or 55 years (rental units). Any sale or change
of ownership of these affordable units prior to satisfying the year restriction shall be “rolled
over” for same amount of years to protect “at risk” units. For rental housing, affordability
shall be maintained through recorded agreements between a property owner and the City,
its Housing Authority, or another housing provider approved by the City. For owner-
occupied units, long-term affordability can be maintained through property owner
agreements to maintain the designated unit as affordable for the specified period, utilizing
a promissory note and deed of trust recorded on the property
Development Standards
The subject property is zoned FOMU. The primary purpose of the FOMU district is to
provide for the combination of retail and service uses with an emphasis on those related
to home improvement, as well as restaurants, offices, visitor serving uses and multi-family
residences that are preferably incorporated in a mixed use project. The regulations
established for the FOMU district, combined with the Design Guidelines and Standards
for the FOMU, intend to promote a pedestrian accessible mixed use district with shared
parking and transition to surrounding residential neighborhoods. The FOMU district
implements and is consistent with the Mixed Use land use designation of the General
Plan. The following table shows how the proposed project would comply with the
development standards of the FOMU zone:
Item 8.c Page 4
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002
JULY 16, 2019
PAGE 5
Table 1: Site Development Standards for the FOMU Zoning District
Development
Standards FOMU District CUP 18-002 Notes
Maximum Density –
Mixed Use Projects
25 dwelling units/acre
(based on gross
project area).
24 dwelling
units/acre Code Met
Minimum Lot Size 15,000 sq. ft. gross 1,413 sq. ft. –
5,496 sq. ft.
Lot sizes less
than minimum for
zone are allowed
through CUP.
Minimum Lot Width 80 ft. 67 ft.
Lot widths less
than minimum for
zone are allowed
through CUP.
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.
0 ft.
Code Met
Rear Yard Setback
0 – 15 feet.
Parking encouraged.
For projects abutting a
residential district,
corresponding
residential setback
shall apply.
16’9”
Rear lot line is
adjacent to a
residential use,
therefore the rear
setback is 15 ft.
Code Met.
Side Yard Setback
0 – 5 feet. For projects
abutting a residential
district, corresponding
residential setback
shall apply.
5 ft. Code Met
Building Height
Maximum height is 35
feet of three stories
whichever is less
34 ft. &
Three stories Code Met
Building Size Limits Maximum building size
is 50,000 square feet. 5,427 sq. ft. Code met
Site Coverage Maximum Coverage of
site is 75% 35% Code Met
Item 8.c Page 5
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002
JULY 16, 2019
PAGE 6
Table 1: Site Development Standards for the FOMU Zoning District (cont.)
As identified above, the proposed project meets all applicable development standards of
the FOMU zoning district as specified by the Development Code.
Density
The maximum density for a mixed-use project in the FOMU zoning district is 25 dwelling
units per acre. The 39,691 square foot (.91 acre) site can accommodate up to 22.75
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 2: 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 twenty-two (22) two-bedroom residential units, which results in a
density equivalency of twenty-two (22) dwelling units consistent with the AGMC.
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 recruit 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 has 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;
Development
Standards FOMU District CUP 18-002 Notes
Floor Area Ratio Maximum floor area
ratio is 1.00 .91 Code Met
Item 8.c Page 6
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002
JULY 16, 2019
PAGE 7
• 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 five of these
qualities and fills an important housing market niche in the community
Parking
Per Section 16.56.060 of the AGMC, the parking requirement for townhouses, is two (2)
covered spaces for each unit, and an additional 0.5 spaces per unit for guest parking
when the development contains four (4) or more units. However, the Municipal Code
allows parking for the residential component of a mixed-use project to be uncovered. Also,
as a project that includes five (5) percent of the total units as affordable to very-low income
households beyond what is required to satisfy the inclusionary affordable housing
requirements, it qualifies for a parking incentive per AGMC 16.82.110. The parking
incentive establishes a maximum parking ratio, inclusive of handicapped and guest
parking, of two (2) on-site parking spaces per unit for residential units with two (2)
bedrooms. This parking rate applies to the entire development, not just the restricted
affordable units. Therefore, with the implementation of the parking incentive allowed by
the AGMC the parking requirement for the residential component of the project is 44
spaces.
The commercial component of the project consists of 1,642 square feet of retail space.
Applying the parking rate of one (1) parking space for every 250 square feet of gross floor
area results in a parking requirement of seven (7) parking spaces for the commercial
component.
A total of 62 parking spaces would typically be required if the proposed project did not
include affordable housing units. The application of the affordable housing parking
incentive (11 space reduction) and the City’s shared parking provision (10 space
reduction) reduces the project’s parking requirement down to 41 parking spaces, and 40
automobile and two (2) motorcycle parking areas are proposed. Per Development Code
Section 16.56.070, motorcycle parking areas count toward fulfilling automobile parking
space requirements at a rate of one parking space per motorcycle parking area that is
required by the Code. Uses requiring more than twenty-five (25) parking spaces require
one (1) designated area for motorcycle parking. Two (2) motorcycle parking areas are
currently proposed, however since only one (1) motorcycle parking area is required, only
one (1) motorcycle space counts towards fulfilling the automobile parking requirement.
These requirements are broken down in the following table.
Item 8.c Page 7
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002
JULY 16, 2019
PAGE 8
Table 3: Parking Calculations
Residential Parking Commercial
Parking Total
Development
Code
Requirements
2+ bedrooms: 2 spaces/unit
(44 spaces)
One space per
250 square feet
of floor area
(7 spaces)
Guest parking: 0.5 space/unit
(11 spaces)
Total: 55 spaces 7 spaces 62 spaces
Density
Bonus Law No guest parking required -11 spaces
Development
Code Section
16.56.050
Total parking requirement reduced by up to 20% for
shared uses. - 10 spaces
Total
Required: 41 spaces
Proposed
Parking
41 spaces (including 38 regular spaces, 2 disabled
access spaces, and 2 motorcycle areas*. All parking is
shared between the residential and commercial uses)
41 spaces
*only one motorcycle space is counted towards fulfilling the parking requirement
The proposed project meets the parking requirements of the AGMC.
Access
AGMC Section 16.56.100 requires parking areas for thirty (30) or more vehicles to provide
more than one driveway for entrance and exit, and shall provide designated walkways for
pedestrian access. The property is accessed via a twenty-four (24) foot wide driveway
from E. Grand Avenue. This is the only point of vehicular ingress and egress to the site.
An ADA accessible sidewalk will be installed on both sides of the driveway to provide
pedestrian access to the site. The driveway is of sufficient width to allow an emergency
apparatus to access the site in case of emergency. A hammerhead turnaround area
located at the end of the parking lot has been included as requested by the Five Cities
Fire Authority. All of the curbing in the turnaround area will be painted red and signage
will be installed prohibiting any parking within that area.
A second point of access was not incorporated into the project due to site constraints.
The strip of land that connects the bulk of the parcel to Linda Drive is approximately
sixteen (16) feet at its widest point, and narrows down to approximately fourteen (14) feet
at the narrowest. Projects with more than three (3) units are required to provide an access
Item 8.c Page 8
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002
JULY 16, 2019
PAGE 9
driveway that is a minimum of sixteen (16) feet wide; therefore, due to the configuration
of this portion of the parcel, the minimum width for an access driveway cannot be
achieved. Additionally, there is an existing utility pole on Linda Drive that would need to
be relocated to install a City standard driveway approach. The applicant has indicated
that relocating this pole would be cost prohibitive for the project and burdensome to the
Linda Drive neighborhood. Rather than providing vehicular access from Linda Drive, a
pedestrian path and landscaping will be installed in the strip of land that connects to Linda
Drive. The pedestrian path would be open to the public and would provide access through
the site to existing and future amenities located on the E. Grand Avenue corridor. It will
also provide an alternate route to Ocean View Elementary school. As a result of these
site improvements, it is recommended that the requirement to provide more than one
driveway be waived through the CUP process.
Traffic
The applicant provided a Memorandum of Assumptions (MOA) for the proposed project
prepared by Central Coast Transportation Consulting (Attachment 3) to determine the
number of trips, and the traffic patterns 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 of the proposed
uses (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. The MOA concluded that the proposed project is not
expected to have a significant impact on the level of service at the study intersections.
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. The City’s Traffic Impact
Analysis Report Guidelines require 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
A mixture of materials, textures, and colors are proposed throughout the project
(Attachment 4). The two mixed-use structures will be mirror images of each other,
providing a symmetrical entry into the project site. The commercial portion is well defined
with large windows, glass entrance doors, and a painted metal awning. These structures
are proposed to have bronze corrugated metal siding on the ground floor, and a
combination of cladding above, with the use of wood textured hardiboard paneling and
white stucco. The residential portion of the mixed-use building will have the majority of
their living area on the second floor with the third floor consisting only of a small storage
room and rooftop deck.
The interior residential units are proposed to be townhouses and are designed to have
individual facades. There are four (4), three-story models and two (2), two-story models
Item 8.c Page 9
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002
JULY 16, 2019
PAGE 10
among the twenty (20) townhouses in the project. All of the townhouse floorplans will have
two-bedrooms, and the three-story models will have a third floor office and rooftop deck.
None of the rooftop decks will be directly adjacent to another one to maintain privacy. The
decks are a minimum of ten (10) feet from a property line to comply with code
requirements. Similar to the mixed-use structure, the front of the townhouses will use a
variety of colors, materials, and textures through the use of corrugated metal siding,
stucco, and smooth and wood textured hardiboard paneling. The rooftop decks will have
a cable railing, consistent with the style of the buildings.
Compliance with Design Guidelines
The project design complies with the Design Guidelines and Standards for Mixed-Use
Districts (Design Guidelines) for the FOMU zoning district (Attachment 5). The Design
Guidelines encourages the screening of trash enclosures and off-street parking, and
locating the parking areas away from E. Grand Avenue, both of which are accomplished
in this project by utilizing the two mixed-use structures as a buffer between right of way
and the parking area and trash enclosures. The Design Guidelines promote buildings that
are one to three stories, have appropriate fenestration, and include awnings and
overhangs. The appropriate amount of fenestration, according to the Design Guidelines,
is approximately forty (40) percent of the building’s façade. The project proposes nearly
thirty (30) percent fenestration on the southern façade, which meets the intent of the
Design Guidelines.
Landscaping
Twenty-one (21) of the thirty-eight (38) existing trees on site are proposed to be removed,
including two (2) coast live oaks. The trees proposed to remain are mainly Monterey Pines
(Pinus Radiata) and Victorian Box trees (Pittosporum Undulatum). The Development
Code requires one tree for every five (5) parking stalls and to meet this requirement the
project proposes six (6) new Coast Live Oaks, and eight (8) new Multi-trunk Arbutus, for
a total of fourteen (14) new trees throughout the site. In addition to the trees, the side and
rear yard areas will be landscaped with low growing shrubs and grasses. The flora
proposed for the landscaping were chosen for their low water usage and to comply with
the Model Water Efficient Landscaping Ordinance.
The driveway approach will result in an existing street tree either being removed, or
relocated, if feasible. A new street tree would be planted to the east of the proposed
driveway to comply with the City’s street tree requirements.
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.
Item 8.c Page 10
PLANNING COMMISSION
CONSIDERATION OF TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002
JULY 16, 2019
PAGE 11
ADVANTAGES:
The project proposes to appropriately develop an underutilized 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 and the AGMC. The project will also provide more than the AGMC required
percentage of severely needed affordable housing units in the community. The
development’s design and land uses are an appropriate transition between the residential
uses on Linda Drive and the commercial uses on E. Grand Avenue.
DISADVANTAGES:
The three-story buildings will be the tallest in the area and potentially inconsistent with
the scale of the both the Linda Drive and E. Grand Avenue neighborhoods, however the
project complies with the maximum allowed density and building height for the FOMU
zoning district and was recommended for approval by the ARC.
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:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. At the time of report publication, no comments have
been received.
Attachments:
1. Location map
2. Minutes of the May 20, 2019 Architectural Review Committee meeting
3. Transportation Memorandum of Assumptions
4. Proposed colors
5. Design Guidelines and Standards for Mixed-Use Districts
6. Project plans
Item 8.c Page 11
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING TENTATIVE
TRACT MAP 18-004 AND CONIDITIONAL USE PERMIT 18-
002; LOCATED AT 1136 EAST GRAND AVENUE; APPLIED
FOR BY EAST GRAND VILLAGE, LLC
WHEREAS, the project site is approximately .91 acres, zoned Fair Oaks Mixed Use
(FOMU); and
WHEREAS, the applicant has filed Tentative Tract Map 18-004 and Conditional Use Permit
18-002 for the subdivision and development of twenty-two (22) residential units, including
two (2) units above 1,642 square feet of commercial space, and twenty (20) two-bedroom
units; and
WHEREAS, the commercial component results in the project being categorized as a mixed-
use project, for which the FOMU district allows a maximum density of twenty-five (25)
dwelling units per acre, or totals 22.75 units on the .91-acre project site; and
WHEREAS, the Staff Advisory Committee considered the project on June 27, 2018 and
recommended approval with conditions; and
WHEREAS, the Architectural Review Committee considered the project on May 20, 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 July 16, 2019; and
WHEREAS, the Planning Commission finds, after due study, deliberation, and public
hearing, the following circumstances exist:
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 one (1) existing lot
totaling .91 acres into twenty-two (22) lots in the FOMU zoning district, for the
development of a mixed-use project that is consistent with the goals,
objectives, policies, plans, programs, intent and requirements of the Arroyo
Item 8.c Page 12
RESOLUTION NO.
PAGE 2
Grande General Plan, including Land Use Element Policies LU5-3, LU5-6,
LU5-7, LU5-8, LU12-2.3, Housing Element Policies A.5 and B.1.
2. The site is physically suitable for the type of development proposed.
The site is approximately .91 acres of underutilized land in a mixed-use zoning
district and is physically suitable for the mixed-use project.
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 Grande Rules and Procedures for implementation of CEQA and has
been determined to be exempt from further environmental review, therefore it
will not cause substantial environmental damage or injure fish or wildlife
habitat.
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 FOMU
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
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 improvements and does not conflict with any existing easements.
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.
Item 8.c Page 13
RESOLUTION NO.
PAGE 3
The proposed discharge of waste into the existing system is conditioned to
meet all applicable requirements and therefore will not result in violations to
the California Water Code.
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 FOMU 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 FOMU 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 .91 acres of underutilized land in the FOMU zoning
district, on an important mixed-use corridor of the City, and meets the
development standards of the FOMU 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.
Item 8.c Page 14
RESOLUTION NO.
PAGE 4
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
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 18-002 and Tentative Tract Map 18-004
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:
ABSTAIN
ABSENT:
the foregoing Resolution was adopted this 16th day of July, 2019
Item 8.c Page 15
RESOLUTION NO.
PAGE 5
_______________________________
GLENN MARTIN
CHAIR
ATTEST:
_______________________________
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
Item 8.c Page 16
RESOLUTION NO.
PAGE 6
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP 18-004 AND CONDITIONAL USE PERMIT 18-002
1136 EAST GRAND AVENUE.
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the construction of a mixed-use project consisting of 1,642
square feet of commercial use, and 22 residential units totaling 22.75 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 for Tentative Tract Map 18-
004 and Conditional Use Permit 18-002.
4. This application shall automatically expire July 16, 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 Fair Oaks 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 July 16, 2019 and marked Exhibit “B”.
7. The applicant shall agree to indemnify and defend at his/her sole expense any action
brought against the City, its present or former agents, officers, or employees because
of the issuance of said approval, or in any way relating to the implementation thereof,
or in the alternative, to relinquish such approval. The applicant shall reimburse the
City, its agents, officers, or employees, for any court costs and attorney's fees which
the City, its agents, officers or employees may be required by a court to pay as a result
of such action. The City may, at its sole discretion, participate at its own expense in
the defense of any such action but such participation shall not relieve applicant of
his/her obligations under this condition.
8. A copy of these conditions 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 elevations
Item 8.c Page 17
RESOLUTION NO.
PAGE 7
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”.
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 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.
17. At the time of application for construction permits, the applicant shall provide details
on any proposed exterior lighting, if applicable. The lighting plan shall include the
height, location, and intensity of all exterior lighting consistent with Section 16.48.090
of the Development Code. All lighting fixtures shall be shielded so that neither the
lamp nor the related reflector interior surface is visible from adjacent properties. All
lighting for the site shall be downward directed and shall not create spill or glare to
adjacent properties. All lighting shall be energy efficient (e.g. LED).
18. Landscaping in accordance with the approved landscaping plan shall be installed or
bonded for before final building inspection/establishment of use. The landscape and
irrigation plan shall be prepared by a licensed landscape architect subject to review
and approval by the Community Development and Public Works Departments. The
landscape plan shall be in conformance with Development Code Chapter 16.84
(Water Efficient Landscape Requirements) and shall include the following:
Item 8.c Page 18
RESOLUTION NO.
PAGE 8
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.
19. All trees to be pruned shall be pruned under supervision of a Certified Arborist using
the International Society of Arboriculture (ISA) Pruning Standards.
20. For projects approved with specific exterior building colors, the developer shall paint
a test patch on the building including all colors. The remainder of the building may
not be painted until inspected by the Community Development Department to verify
that colors are consistent with the approved color board. A 48-hour notice is required
for this inspection.
21. All new electrical panel boxes shall be installed inside the building(s).
22. 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.
23. 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.
24. Double detector check valve assemblies shall be located directly adjacent to or within
the respective building to which they serve, and screened to the maximum extent
feasible.
25. 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
Item 8.c Page 19
RESOLUTION NO.
PAGE 9
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.
26. 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
27. The developer shall comply with Development Code Chapter 16.20 "Land Divisions".
28. The developer shall comply with Development Code Chapter 16.64 "Dedications,
Fees and Reservations."
29. The developer shall comply with Development Code Chapter 16.68 "Improvements".
30. A joint maintenance agreement for the common driveway, parking area, open space,
landscaping, and pedestrian walkway shall be submitted for review and approval of
the City Attorney. The joint maintenance agreement shall be recorded prior to or
concurrently with the final map.
31. Prior to the sale of the first lot, 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; and
c. 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 all drainage facilities are functional to the
satisfaction of the Community Development Director.
Item 8.c Page 20
RESOLUTION NO.
PAGE 10
INCLUSIONARY HOUSING
35. The developer shall comply with Development Code Chapter 16.80 “Inclusionary
Affordable Housing Requirements”.
SPECIAL CONDITIONS
36. All motorcycle spaces shall have bollards installed and appropriately spaced so as to
prevent automobile usage. Motorcycle spaces shall be marked so as to be clearly
identified for motorcycle use.
37. As a condition of allowing common parking facilities, parties using common parking
facilities shall provide evidence of such joint use by a proper legal agreement
approved by the City Attorney. Such agreements when approved shall be filed with
the Community Development Department Planning and Building Divisions and
recorded with the County Recorder prior to a certificate of occupancy.
38. Prior to issuance of a building permit, a reciprocal access agreement shall be
recorded for the each property.
39. Prior to issuance of a building permit, the developer shall record a regulatory
agreement against the two rental units identified as affordable for very-low income
households. The agreement shall restrict the use of the property as a rental
apartment affordable to families earning thirty (30) percent or less of the area median
income for a period of not less than fifty-five (55) years from the certificate of
occupancy. Any agreement, deed restriction, or other instrument used to implement
this condition shall be signed by the applicant and by the city as parties.
40. In the event that the two (2) proposed rental units are sold, a written housing
development agreement, in a form approved by the city, shall be entered into
between the city and the developer against the two units identified as affordable for
very-low income households. The agreement shall restrict the sale of the properties
to households earning thirty (30) percent of less of the area median income for a
period of not less than forty-five (45) years from the date of sale. Any agreement,
deed restriction, or other instrument used to implement this condition shall be signed
by the applicant and by the city as parties.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
41. 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
42. Prior to occupancy, the applicant shall post designated fire lanes, per Section
22500.1 of the California Vehicle Code.
Item 8.c Page 21
RESOLUTION NO.
PAGE 11
43. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
44. Project shall have a fire flow in accordance with the California Fire Code.
45. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
SECURITY KEY BOX
46. The applicant must provide an approved "security key box," per Building and Fire
Department guidelines and per the California Fire Code.
FIRE SPRINKLER
47. All buildings must be fully sprinklered per Building and Fire Department guidelines and
per the California Fire Code.
48. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted
by the City of Arroyo Grande.
ABANDONMENT / NON-CONFORMING
49. 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
50. 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.
FLOODPROOFED NON-RESIDENTIAL BUILDINGS
51. 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))
52. 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
Item 8.c Page 22
RESOLUTION NO.
PAGE 12
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
OTHER PERMITS
53. The developer shall reimburse the City for all costs associated with outside plan
checks performed at either the developer’s or City’s request.
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN,
AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
54. 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 indicating that all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls are being maintained
and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or
Qualified Stormwater Pollution Prevention Plan Developer (QSD).
GENERAL CONDITIONS
55. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
56. For work requiring engineering inspections, working hours shall comply with Standard
Specification Section 5-1.01.
57. 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.
58. 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.
Item 8.c Page 23
RESOLUTION NO.
PAGE 13
59. All residential units shall be designed to mitigate impacts from non-residential project
noise, in compliance with the City’s noise regulations.
60. 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.
61. Record Drawings (“as-built” plans) are required to be submitted prior to release of the
Faithful Performance Bond.
62. 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 E. Provide One (1) set of paper prints and electronic documents on CD or
flash drive in both AutoCAD and PDF format.
63. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
64. Preserve existing survey monuments and vertical control benchmarks in compliance
with Standard Specifications Section 5-1.26A.
65. Provide one (1) new vertical control survey benchmark, per City Standard, as directed
by City Engineer.
66. The drive approach on E. Grand Avenue shall be designed as commercial using
Standard 2110 with the following conditions:
a. Minimum width to be 30 feet
b. Concrete thickness to be increased to 8” with rebar #4 at 22” on center both
ways
67. Asphalt paving (Light Traffic) TI=5 shall be located in parking stall areas only.
68. Asphalt paving (Heavy Traffic) shall be designed for a TI=5.5 or able to support 75,000
pounds, whichever is greater. This shall be installed in all drivable areas outside the
parking stalls.
69. In no case shall pavement sections be less than 3” of asphalt over 6” of Class II Base.
Subgrade to be prepared as recommended by the soils engineer.
70. The project is located in the City Drainage Zone A and shall retain 100% of the storm
water on site. No release, infiltration only.
71. Areas in front of trash enclosures where garbage trucks will be collecting trash shall be
concrete and designed for a minimum TI=8.
Item 8.c Page 24
RESOLUTION NO.
PAGE 14
72. Trash enclosure shall be covered or have slotted drains connected to either the sewer
interceptor or onsite water quality BMP’s depending on uses.
IMPROVEMENT PLANS
73. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the
Community Development Department Engineering Division be separate submittal
from any vertical construction/structures building improvement plans.
74. 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
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
g. Utilities – Composite Utility
h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right-of-Way
k. Tree Protection Plan
l. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Other improvements as required by the Community Development Director.
(NOTE: All plan sheets must include City standard title blocks)
p. Engineers Estimate for Construction Costs based upon the County of San
Luis Obispo’s approved unit costs and price index.
75. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
Item 8.c Page 25
RESOLUTION NO.
PAGE 15
76. Prior to approval of an improvement plan the applicant shall enter into an agreement
with the City for inspection of the required improvements.
77. Applicant shall fund outsourced plan and map check services, as required.
78. The applicant shall be responsible for obtaining an encroachment permit for all work
within a public right-of-way (City, County and/or Caltrans).
STREET IMPROVEMENTS
79. 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.
80. Overlay streets or place type 2 slurry seal on any roads dedicated to the City prior to
acceptance by the City. Determination whether to use overlay or slurry seal shall be
made by the Public Works Director.
81. 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.
82. Street shall be constructed as a partial width street to accommodate future widening
by other property owners in accordance with Section 16.68.020 of the Development
Code. The applicant shall construct a one half street section, plus a 12-foot-wide
driving lane.
83. Street structural sections shall be determined by an R-Value soil test, but shall not be
less than 3” of asphalt and 6” of Class II AB.
84. Street width geometry shall comply with Engineering Standard 7010. The following
streets are designated as:
a. Multi-Family Driveway: 24 feet
CURB, GUTTER, AND SIDEWALK
85. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
86. Color any such new facilities as directed by the Community Development Director.
87. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards.
88. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
Item 8.c Page 26
RESOLUTION NO.
PAGE 16
89. Any sections of damaged or displaced curb, gutter & sidewalk or driveway a pproach
shall be repaired or replaced to the satisfaction of the Public Works Director
DEDICATIONS AND EASEMENTS
90. A private/public (fire, water main, sewer, open space, drainage) easement shall be
reserved on the map.
91. 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.
92. A blanket Public Utility Easement (PUE) shall be dedicated over the project site.
93. Vehicle access shall be denied to Linda Drive. The access denial shall be offered by
the property owner and recorded on the map or other document as is acceptable to
the City.
94. A drainage, sewer main and/or water main easement(s) shall be dedicated to the
public on the map.
95. 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.
96. Abandonment of public streets and public easements shall be listed on the final map
of parcel map, in accordance with Section 66499.20½ of the Subdivision Map Act.
97. 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.
GRADING AND DRAINAGE
98. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit one (1)
copies of the final project-specific Storm Water Pollution Prevention Plan (SWPPP) or
a Water Pollution Control Plan (W PCP) consistent with the San Luis Obispo Regional
Water Quality Control Board (RWCB) requirements.
99. All grading shall be performed in accordance with the City Grading Ordinance and
Standard Specifications and Engineering Standards.
100. Drainage facilities shall be designed in compliance with Engineering Standard 1010
Section 5.1.2.
Item 8.c Page 27
RESOLUTION NO.
PAGE 17
101. 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.
102. The applicant shall dedicate a pedestrian access easement(s) for the ADA sidewalk
extension.
103. Infiltration basins shall be designed based on soil percolation tests. Infiltration test
shall include adequate borings depth and frequency to support design
recommendations.
104. 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
105. Whenever possible, all water mains shall be looped to prevent dead ends. The Public
Works Director must grant permission to dead end water mains.
106. The applicant shall extend the public water main to adequately serve the project
across the property frontage.
107. A Reduced Pressure Principle (RPP) backflow device is required on all water lines
to the structure and/or landscape irrigation.
108. Fire Department Connections (FDC) must be remote and locations to be approved
by the Building Official and Fire Chief.
109. 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 Development.
110. Each parcel shall have separate water meters.
111. Non-potable water is available at the Soto Sports Complex. The City of Arroyo Grande
does not allow the use of hydrant meters.
112. Lots using fire sprinklers shall have individual service connections.
113. Existing water services to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
Item 8.c Page 28
RESOLUTION NO.
PAGE 18
SEWER
114. The applicant shall extend the sewer main to adequately serve the pr oject across
the property frontage. All new sewer mains shall be a minimum diameter of 8”.
115. All sewer laterals shall comply with Engineering Standard 6810.
116. Existing sewer laterals to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
117. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for
the appropriate use, minimum 4”.
118. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with Standard Specifications and Engineering Standards.
119. Obtain approval from the South San Luis Obispo County Sanitation District for the
development’s impact to District facilities prior to permit issuance.
120. Obtain approval from the South San Luis Obispo County Sanitation District prior to
relocation of any District facilities.
121. 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
122. 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.
123. All new and relocated dry utilities shall be shown on a utility plan
124. Prior to approving any building permit within the project for occupancy, all conditions
of approval for project shall be satisfied.
125. Public Improvement plans/Final Map/Parcel Map 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.
126. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
TREE PRESERVATION/TREE REMOVAL PLAN
127. 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.
Item 8.c Page 29
RESOLUTION NO.
PAGE 19
128. 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.
129. 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.
130. 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.
131. 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.
132. 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
133. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
134. Prior to issuance of a certificate of occupancy, the applicant shall post accessible
parking signage, per California Building Code Section 11A and other applicable
standards.
135. 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 of ($94.00). Annual renewal fee is $31.00.
Item 8.c Page 30
RESOLUTION NO.
PAGE 20
136. 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:
137. 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)
138. 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.
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.
Item 8.c Page 31
RESOLUTION NO.
PAGE 21
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.
139. 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.
140. 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.
141. 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.
BONDING SURETY
142. 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.
143. The applicant shall provide bonds or other financial secu rity 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
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
Item 8.c Page 32
RESOLUTION NO.
PAGE 22
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. Curb cuts, the applicant shall construct or bond for construction of
individual curb cuts and paved driveways for parcels.
Item 8.c Page 33
EXHIBIT BItem 8.c Page 34
Item 8.c Page 35
Item 8.c Page 36
Item 8.c Page 37
Item 8.c Page 38
Item 8.c Page 39
Item 8.c Page 40
Item 8.c Page 41
Item 8.c Page 42
Item 8.c Page 43
Item 8.c Page 44
Item 8.c Page 45
Item 8.c Page 46
Item 8.c Page 47
Item 8.c Page 48
Item 8.c Page 49
Item 8.c Page 50
Item 8.c Page 51
Item 8.c Page 52
Item 8.c Page 53
Item 8.c Page 54
ATTACHMENT 1
Item 8.c Page 55
ACTION MINUTES
REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE
MONDAY, MAY 20, 2019
ARROYO GRANDE CITY HALL, 300 E. BRANCH STREET
ARROYO GRANDE, CA
1.CALL TO ORDER
Chair Hoag called the Regular Architectural Review Committee meeting to order at 2:30 p.m.
2.ROLL CALL
ARC Members:Chair Warren Hoag, Vice Chair Bruce Berlin and Committee Members
Jon Couch, Lori Hall, and Kristin Juette were present.
City Staff Present: Planning Manager Matt Downing and Assistant Planner Andrew Perez
were present.
3.FLAG SALUTE
Committee Member Couch led the Flag Salute.
4.AGENDA REVIEW
None.
5.COMMUNITY COMMENTS AND SUGGESTIONS
None.
6.WRITTEN COMMUNICATIONS
None.
7.CONSENT AGENDA
Committee Member Hall made a motion, seconded by Vice Chair Berlin, to approve the
minutes of the March 18, 2019 Regular Meeting, with the correction of spelling errors. The
motion passed 5-0 on the following voice vote:
AYES: Hall, Berlin, Couch, Juette, Hoag
NOES: None
Committee Member Couch made a motion, seconded by Vice Chair Berlin, to approve the
minutes of the May 6, 2019, with a correction to the vote for Item 9.a. showing that Committee
Member Couch was present, and voted in favor of the motion, and correction of the spelling
errors. The motion passed 4-0-1 on the following voice vote:
AYES: Couch, Berlin, Hall, Juette
NOES: None
ABSTAIN: Hoag
8.PROJECTS
8.a. CONSIDERATION OF TENATIVE TRACT MAP 18-004 AND CONDITIONAL USE
PERMIT 18-002; DEVELOPMENT OF TWENTY-TWO (22) RESIDENTIAL UNITS, AND
1,642 SQUARE FEET OF RETAIL SPACE; LOCATION – 1136 E. GRAND AVENUE;
ATTACHMENT 2
Item 8.c Page 56
Minutes: ARC PAGE 2
Monday, May 20, 2019
APPLICANT – EAST GRAND VILLAGE, LLC; REPRESENTATIVE – JESSIE SKIDMORE
(Perez)
Assistant Planner Perez presented the staff report and provided an overview of the project,
information about the proposal to subdivide the existing parcel, the mixed-use component of
the project, and the affordable housing component. He provided information regarding the
implementation of the parking incentive for the inclusion of affordable housing in the project,
and the shared parking reduction for mixed-use projects. Details about the project
architecture, vehicular and pedestrian access, and landscaping were also provided. Assistant
Planner Perez answered questions about the environmental review process, the traffic
generation report prepared for the project, the project’s compliance with the development
standards, and parking allotment for the residential and commercial components.
Joel Snyder and Jessie Skidmore, project architects, and Levi Seligman and Corey Goodwin,
property owners, spoke in support of the project and provided background information about
communication with the Building Official and Battalion Chief, who indicated their support for
the site’s emergency access with the single driveway. The applicant team further clarified how
they see the three-story structures fitting in within the existing neighborhood and the efforts
being made to provide residential units that are affordable as workforce housing. The applicant
team also stated their intention to rent the residential units rather than selling them, but they
want the flexibility to sell if there is a demand. They also stated a maintenance agreement will
be in place to maintain the landscaping, paving, and general upkeep.
The Committee spoke in support of the project, but had concerns about the functionality of
the landscaped areas between the townhouses and the interior property lines and whether
the area would be left open, or fences will be erected to establish private backyard areas for
each unit. The Committee preferred to see the backyard area widened to provide functional
outdoor living area beyond what is available on the roof decks. The Committee was concerned
with potential conflicts between users of the parking spaces, the capacity of the trash
receptacles and the anticipated frequency of pickup. The Committee appreciated the site
design and the inclusion of a publicly accessible pedestrian path between E. Grand Avenue
and Linda Drive as a potential safe route for students of Ocean View Elementary School, and
access for the Linda Drive neighborhood to existing and future amenities located on E. Grand
Avenue. The Committee also found the density of the project appropriate given the site
constraints. The Committee appreciated the colors, materials, architectural details proposed,
and found the project to be a good fit in the neighborhood.
Committee Member Couch made a motion, seconded by Committee Member Juette, to
recommend approval of the project to the Planning Commission as submitted, the Committee
having considered a single driveway for vehicular access, found site constraints to justify a
waiver from the Code requirements for an additional driveway, and with the recommendation
to incorporate additional landscaping in the parking area through the use of grasscrete pavers
or landscaping the area between the wheelstops and the curbing, and along the East Grand
Avenue frontage.
The motion passed 5-0 on the following voice vote:
AYES: Couch. Juette, Berlin, Hall, Hoag
NOES: None
ABSENT: None
Item 8.c Page 57
(805) 316-0101
895 Napa Avenue, Suite A-6, Morro Bay, CA 93442
MEMORANDUM
Date: April 2, 2019
To: Community Development Department, City of Arroyo Grande
From: Michelle Matson and Joe Fernandez, CCTC
Subject: East Grand Village – Traffic Impact Analysis Report Memorandum of Assumptions
This memorandum summarizes the technical assumptions to be used in the Traffic Impact Analysis Report
(TIAR) for the East Grand Village mixed-use development located at 1136 East Grand Avenue in the City of
Arroyo Grande. The proposed 36,118 square foot project consists of 1,642 square feet of retail space, 22
residential units, and 40 parking spaces. The project would generate 204 new weekday vehicle trips, including
11 AM peak hour trips and 15 PM peak hour trips. The proposed project would generate fewer than 20 peak
hour trips which is the typical trigger for a TIAR. Although service levels on area streets are at or approaching
unacceptable levels, the proposed project is not expected to have a significant impact.
This memorandum of assumptions (MOA) has been prepared for your review, comment, and approval prior
to the preparation of the TIAR. The TIAR will analyze the following scenarios:
•Existing Conditions
•Existing Plus Approved/Pending Projects Conditions
•Existing Plus Approved/Pending Projects Plus Project Conditions
•Cumulative Conditions
•Cumulative Plus Project Conditions
Please review these assumptions and either confirm their adequacy or let us know if you have comments.
EXISTING TRAFFIC CONDITIONS
Weekday peak hour vehicle, pedestrian and bicycle turning movement counts were collected from 7-9 AM and
2-6 PM in February 2019 during clear weather when local schools were in session at the following locations:
1.East Grand Avenue/Brisco Road
2.East Grand Avenue/North Halcyon Road
The existing peak hour volumes and lane configurations are shown in Figure 1. A field visit was also conducted
to observe existing traffic operations, speed limits, pedestrian and bicycle facilities and signal timing. The
following signal timing inputs were used in the Existing Conditions analysis based on the field observations
and latest edition of the California Manual on Uniform Traffic Control Devices (CAMUTCD):
•Minimum Green: 5.0 seconds left turns, 7.0 seconds through movements.
•Walk Time: 7.0 seconds.
•Flashing Don’t Walk: crosswalk distance divided by 3.5 feet/second walking speed.
•Yellow Time: 3.6 seconds left turns; 4.1 seconds through movements (35 mph speed limit).
•Red Time: 1.0 seconds
ATTACHMENT 3
Item 8.c Page 58
Figure 1: Existing Peak Hour Volumes and Lane Configurations
Existing Lane Configurations
Existing Volumes
3.2.1.
3.2.1.
Legend:
- AM(PM) Peak Hour
Traffic Volumes
- Study Intersection7 - Traffic Signal
- Stop Sign
1
3
2
Item 8.c Page 59
3 East Grand Village Traffic Impact Analysis Report – Memorandum of Assumptions
Central Coast Transportation Consulting April 2, 2019
The intersections were analyzed using the Synchro 10 software packages with Highway Capacity Manual 6th
Edition level of service (LOS) methodologies. The intersection splits and cycle length were optimized using the
software. Table 1 summarizes the existing LOS at the study intersections.
Table 1: Existing LOS
Currently, the intersection of East Grand Avenue/Brisco Road operates at LOS D in the AM and PM peak
hour.
South County Transit Routes 21 and 24 travel on East Grand Avenue adjacent to the project site and provide
access to Pismo Beach and Arroyo Grande. The bus stops are located on East Grand Avenue west of Elm
Street and west of Alder Street, approximately a quarter mile from the project site. The Route 24 bus stops are
on the south side of the road and the Route 21 stops on the north side. All stops have signage and a bench;
however, no shelter is provided. San Luis Obispo Regional Transit Authority (SLORTA) Route 10 provides
service to San Luis Obispo and Santa Maria via El Camino Real at East Grand Avenue.
There are existing Class II bike lanes and curb, gutter, and sidewalks on both sides of East Grand Avenue in
the vicinity of the project. Signalized pedestrian crosswalks are located on all four legs of the East Grand
Avenue/Halcyon Road and East Grand Avenue/Elm Street intersections. A signalized crosswalk is also located
on East Grand Avenue approximately 750 feet east of the project site.
THRESHOLDS OF SIGNIFICANCE
The following section describes the City’s LOS thresholds and significance criteria. No Caltrans facilities are
included in the TIAR.
Level of Service Thresholds
Per the City of Arroyo Grande General Plan Circulation Element:
• Attain and maintain Level of Service (LOS) ’C’ or better on all streets and controlled intersections.
• Where deficiencies exist, mitigate to a LOS ‘D’ at a minimum and plan improvement to achieve LOS
‘C’ (LOS ‘E’ or ‘F’ is unacceptable and a significant adverse impact unless Statement of Overriding
Considerations or CEQA Findings approved). The design and funding for such planned
improvements shall be sufficiently definite to enable construction within a reasonable period of time.
Intersection Control
Peak
Hour
Delay1
(sec/veh) LOS
AM 3.4 (12.6) - (B)
PM 4.0 (18.1) - (C)
AM 36.8 D
PM 35.1 D
2. E. Grand Ave/N. Halcyon Rd
1. HCM 6th average control delay in seconds per vehicle. For two-way stop controlled (TWSC)
intersections the worst approach's delay is reported in parentheses next to the overall intersection delay.
Existing Intersection Auto Levels of Service
1. E. Grand Ave/Brisco Rd TWSC
Signal
Note: Unacceptable operations shown in bold text.
Item 8.c Page 60
4 East Grand Village Traffic Impact Analysis Report – Memorandum of Assumptions
Central Coast Transportation Consulting April 2, 2019
Significance Criteria
The following section summarizes the significance thresholds from the City of Arroyo Grande Traffic Impact
Analysis Report Guidelines.
At signalized intersections, the project is considered to have a significant impact if it would:
• Result in a signalized intersection that will operate at an acceptable LOS D or better in the No Project
condition to deteriorate to an unacceptable LOS E or worse in the Plus Project condition; or,
• Increase the delay by more than 7.5 seconds at a signalized intersection that is already operating or
will already operate at LOS D or E within Caltrans right-of-way or LOS E within City right-of-way in
the No Project condition.
• Increase the delay by more than 5 seconds at a signalized intersection that is already operating or will
already operate at LOS F in the No Project condition.
At un-signalized intersections, the project is considered to have a significant impact if it would:
• Result in an unsignalized intersection that will operate at an acceptable LOS D or better in the No
Project condition to deteriorate to an unacceptable LOS E or worse in the Plus Project condition; or,
• Increase the delay by more than 5 seconds at an unsignalized intersection that is already operating or
will already operate at an unacceptable LOS in the No Project condition.
For bicycle and pedestrian facilities, the project is considered to have a significant impact if it would:
• Fail to meet requirements of the Americans with Disabilities Act;
• Disrupt existing or planned pedestrian and/or bicycle facilities or conflict with adopted pedestrian
and/or bicycle plans, guidelines, policies, or standards;
• Fail to provide accessible and safe pedestrian connections between buildings and to adjacent streets
and transit facilities; or,
• Add bicycle and/or pedestrian trips to an existing facility or service that does not meet current
standards.
For transit facilities, the project is considered to have a significant impact if it would:
• Create demand for public transit services above the capacity that is provided or planned; or,
• Disrupt existing or planned transit facilities and services or conflicts with adopted transit plans,
guidelines, policies, or standards.
For on-site circulation, the project is considered to have a significant impact if it would:
• Result in interference with traffic flow on public streets at access driveways;
• Result in potential internal circulation conflicts for pedestrians and/or motorists;
• Result in on-site circulation, access, and parking areas that fail to meet standard design guidelines; or,
• Fail to provide adequate accessibility for service and delivery trucks on-site, including access to truck
loading zones.
Item 8.c Page 61
5 East Grand Village Traffic Impact Analysis Report – Memorandum of Assumptions
Central Coast Transportation Consulting April 2, 2019
APPROVED/PENDING PROJECTS
The approved and pending projects listed below were obtained from the reference documents:
• Grace Lane: 15 single-family homes and 4 apartments
• 250 Ridgeview Way: 3 residential lots.
• 415 East Branch Street: 24 townhouses and 13,000 SF retail/office.
• May Street: 7 residential lots.
• Corbett Canyon: 11 residential lots.
• Pearwood Avenue: 8 residential lots.
• Huasna Road: 12 residential lots.
• East Cherry Avenue: 28 single-family homes.
• E Cherry Specific Plan: 59 new residential units, restaurant, hotel, cultural center and commercial.
• Fair Oaks/Woodland Avenue: 44,926 SF medial office
• Old Ranch Road: 4 residential lots and 1 public facility lot
• East Branch Street east of Mason Street: 51-room hotel
All projects were located east of US 101, outside the project vicinity. The Draft Popeye’s TIAR added
approximately ten trips to the intersection of East Grand Avenue/Halcyon Road to represent the approved
and pending projects.
To represent approved and pending projects, CCTC proposes to:
• Add 3 AM and PM peak hour trips to the East Grand Avenue and Halcyon Road through movements
at study intersections.
• Add 2 AM and PM peak hours trips to the northbound right and westbound left turning movements
at the intersection of East Grand Avenue/Halcyon Road.
• Add 1 AM and PM peak hour trip to the northbound left turning movement at the intersection of
East Grand Avenue/Halcyon Road.
The above methodology is consistent and slightly more conservative than the Draft Popeye’s TIAR. If this
methodology is not acceptable, CCTC requests that the City provide any updated approved and pending project
list in the project vicinity to include in the Existing Plus Approved/Pending Projects Plus Project Conditions
analysis.
Item 8.c Page 62
6 East Grand Village Traffic Impact Analysis Report – Memorandum of Assumptions
Central Coast Transportation Consulting April 2, 2019
PROJECT CONDITIONS
The following section summarizes the project trip generation, trip distribution and site access. The project site
plan is shown in shown in Figure 2.
Trip Generation
The Institute of Transportation Engineers (ITE) Trip Generation Manual 10th Edition was used to estimate project
trip generation and pass-by trips were applied to the retail land use. Table 2 summarizes the project trip
generation.
Table 2: Trip Generation
The project would generate 204 new vehicle trips per weekday, including 11 AM peak hour trips and 15 PM
peak hour trips.
Trip Distribution
The project trip distribution was estimated using the cited reference documents. The proposed project trip
distribution, project volumes, Existing Plus Approved/Pending Volumes, and Existing Plus
Approved/Pending Plus Project Volumes are shown in Figure 3.
Daily
Land Use Size Unit Total In Out Total In Out Total
Dwelling Units1 22 DU 161 2 8 10 8 4 12
Retail2 1.642KSF62112336
-9 0 -1 -1 -1 0 -1
-10 0 0 0 -1 -1 -2
204 3 8 11 9 6 15
2. ITE Land Use Code #820, Shopping Center. Average rates used.
NOTE: Internal capture was not applied based on the size of the development (<100,000 SF).
3. ITE Land Use Code #210, Single Family Detached House. Average rates used.
Source: ITE Trip Generation Manual , 10th Edition and Trip Generation Handbook , 3rd Edition, 2017; CCTC, 2019.
4. PM peak hour pass-by trips multiplied by a factor of 5 to determine daily pass-by trips.
Total Net New Vehicle Trips
1. ITE Land Use Code #220, Multifamily Housing (Low-Rise). Average rates used.
Pass-By Vehicle Trips 4
Existing Residence 3
East Grand Village Trip Generation
AM Peak Hour PM Peak Hour
Item 8.c Page 63
Figure 2: Site Plan
Item 8.c Page 64
Figure 3: Trip Distribution, Approved/Pending Volumes, Project Volumes,
& Existing Plus Approved/Pending Plus Project Volumes
Existing PlusApproved/PendingPlus Project VolumesProject VolumesExisting PlusApproved/PendingVolumes2.1.3.
2.1.3.
2.1.3.
Legend:
- AM(PM) Peak Hour
Traffic Volumes
- Study Intersection Project Trip
Distribution
-
1
3
2
Item 8.c Page 65
9 East Grand Village Traffic Impact Analysis Report – Memorandum of Assumptions
Central Coast Transportation Consulting April 2, 2019
Preliminary Existing Plus Project Conditions
Table 3 summarizes the intersection LOS under Existing, Existing Plus Approved/Pending Projects, and
Existing Plus Approved/Pending Projects Plus Project Conditions. In addition to the study intersections, the
project driveway was analyzed under Plus Project Conditions.
Table 3: Existing Plus Approved/Pending Plus Project LOS
Preliminary intersection analysis shows no level of service degradation with the addition of project traffic and
the project does not increase the delay by more than 7.5 seconds at a signalized intersection that is already
operating or will already operate at LOS D.
Site Access & Circulation
CCTC reviewed the proposed site plan for vehicle, truck, pedestrian, and bike circulation. The current site has
two driveways. The proposed project will eliminate the existing driveways and construct a single driveway.
Although City Standards specific that an entrance and exit driveway be provided for 30 or more vehicles, the
single driveway is recommended for access management. Consistent with City Standards, the project site plan
proposes:
• 24’ wide driveway per City standard 2110.
• A fire truck access turn-around per City standards is proposed at the back of the parking area.
• Pedestrian connections between buildings and adjacent streets and transit facilities are provided.
• A pedestrian walkway is provided at the back of the site with access to Linda Drive.
• 60’ aisle width for 90-degree angled parking. (Note: City Standards specify 60.1’)
In addition, per City Standards, the parking lot must provide directional arrows and signage to simplify vehicular
movements.
The existing western driveway has approximately 20’ of red curb on either side. East Grand Avenue is also
marked for two-hour parking. Street features including trees, trash cans, fire hydrants, light poles, signs, news
receptacles and parked cars can prohibit sight distance in urban areas. In general, a clear line of sight exiting the
proposed driveway is available. However, when vehicles are parked on-street on the northside of East Grand
Avenue sight distance is obstructed and vehicles will need to “creep” into the parking lane to see oncoming
traffic prior to making a turning movement. We recommend 20’ of red curb be placed on either side of the new
driveway for sight distance.
Intersection Delay1 LOS Delay
1 LOS Delay
1 LOS
AM 3.4 (12.6) - (B) 3.4 (12.6) - (B) 3.4 (12.7) - (B)
PM 4.0 (18.1) - (C) 4.0 (18.3) - (C) 4.0 (18.4) - (C)
AM 36.8 D 37.5 D 37.6 D
PM 35.1 D 35.7 D 35.8 D
AM - - - - 0.1 (11.7) - (B)
PM - - - - 0.1 (14.0) - (B)
3. E. Grand Ave/Project Driveway
1. E. Grand Ave/Brisco Rd
2. E. Grand Ave/N. Halcyon Rd
1. HCM 6th average control delay in seconds per vehicle. For two-way stop controlled (TWSC) intersections the worst approach's
delay is reported in parentheses next to the overall intersection delay.
Note: Unacceptable operations shown in bold text.
Existing, Existing + Approved/Pending, & Existing + Approved/Pending + Project LOS
Peak
Hour
Existing Ex+App/Pend Ex+App/Pend+Proj
Item 8.c Page 66
10 East Grand Village Traffic Impact Analysis Report – Memorandum of Assumptions
Central Coast Transportation Consulting April 2, 2019
The East Grand Avenue Enhancement Plan included additional mid-block crosswalks on East Grand Avenue
in the project vicinity. No two-way left turn lane closures or medians were proposed on East Grand Avenue
fronting the project site. The existing controlled crosswalks east and west of the project site on East Grand
Avenue are less than 1000’ away and additional uncontrolled crosswalks are not recommended based on the
roadway width, volumes and speeds.
CUMULATIVE CONDITIONS
CCTC will develop turning movement forecasts for the study intersections under Cumulative Conditions using
the cited reference documents. Growth rates from the Popeye’s Louisiana Kitchen Draft TIAR were found to
range between 0.27% and 0.49% annually between Existing and Cumulative Conditions at the East Grand
Avenue/Halcyon Road intersection. CCTC proposed to forecast Cumulative Conditions for each of the study
the intersections as follows:
• East Grand Avenue/Halcyon Road: A 0.5% annual growth rate for 20 years will be applied to the
2019 turning movement counts. Where Cumulative No Project intersection volumes are higher in the
Popeye’s Louisiana Kitchen Draft TIAR, those values will be used.
• East Grand Avenue/Brisco Road: A 0.5% annual growth rate for 20 years will be applied to the 2019
turning movement counts. Where Cumulative Plus Project intersection volumes are higher in the
Courtland and Grand Mixed-Use Project TIAR, those values will be used.
No planned improvements have been identified at the study intersections, so the existing lane configurations
will be evaluated under Cumulative Conditions. The General Plan identifies a potential traffic signal at East
Grand Avenue/Brisco Road. The peak hour traffic signal warrant will be evaluated if the intersection is forecast
to operate unacceptably.
Under Cumulative Conditions, peak hour factors will be adjusted to 0.92 for all locations unless the existing
PHF is above 0.92, in which case the existing PHF will be carried forward.
Mobility deficiencies related to the project will be identified based on the City’s significance criteria. Mitigations,
if needed, will be developed to address the deficiencies and the vehicular level of service (LOS) evaluated.
TRAFFIC IMPACT ANALYSIS REPORT
Upon approval of these assumptions, CCTC will prepare a Draft TIAR summarizing the above analysis for
review and comment. Comments will be incorporated into a final report.
Please let us know if you have any questions or comments.
Item 8.c Page 67
11 East Grand Village Traffic Impact Analysis Report – Memorandum of Assumptions
Central Coast Transportation Consulting April 2, 2019
APPENDICES
Appendix A: Traffic Counts
Appendix B: Intersection LOS Calculation Sheets
REFERENCES
Associated Transportation Engineers. June 15, 2018. Updated Traffic Study for the Fair Oaks Residential
Project, City of Arroyo Grande.
City of Arroyo Grande. 2001. General Plan and Circulation Element.
______. Transportation Impact Analysis Report Guidelines.
Omni-Means, Ltd. January 2016. East Cherry Canyon Specific Plan Transportation Impact Analysis Report.
______. July 2017. Popeye’s Louisiana Kitchen Transportation Impact Analysis Draft Report.
______. October 2014. Courtland and Grand Mixed-Use Project.
Item 8.c Page 68
ATTACHMENT 4Item 8.c Page 69
ATTACHMENT 5
Item 8.c Page 70
Item 8.c Page 71