ARC 2019-05-06_09b Hinesley Mixed Use
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
BY: ANDREW PEREZ, ASSISTANT PLANNER
SUBJECT: CONSIDERATION OF PROJECT DETAILS ASSOCIATED WITH LOT
MERGER 18-001 AND CONDITIONAL USE PERMIT 18-007; PHASED
DEVELOPMENT OF NINE (9) TWO-STORY APARTMENT UNITS AND
CONSTRUCTION OF A NEW 2 STORY MIXED-USE STRUCTURE,
INCLUDING 2,025 SQ. FT. OF OFFICE AND A 2,240 SQ. FT.
APARTMENT; LOCATION – 1214 E GRAND AVENUE & 181 N ELM
STREET; APPLICANT – FLOYD HINESLEY; REPRESENTATIVES –
CODY MCLAUGHLIN & FRED PORTER
DATE: MAY 6, 2019
SUMMARY OF ACTION:
A recommendation of approval to the Community Development Director for the final
project details will allow the applicant to submit building permit plans for the construction
the development.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
There are no impacts to City financial and personnel resources as a result of the proposed
project.
RECOMMENDATION:
It is recommended that the Architectural Review Committee (ARC) review the project
details and make a recommendation to the Community Development Director.
BACKGROUND:
On April 16, 2019, the Planning Commission adopted Resolution No. 19-2323, approving
ten (10) new apartment units and 2,025 square feet of commercial space on a 39,250
square foot parcel at 1214 E. Grand Avenue and 181 N. Elm Street (Attachment 1).
Conditions of approval Nos. 16 and 32 require a recommendation of approval from the
ARC to the Community Development Director for the final design of the trash enclosure
in phase one of the project, and for the final design of the western façade of the mixed -
use building in phase two (Attachment 2).
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF FINAL DETAILS FOR LOT MERGER 18-001 & CONDITIONAL
USE PERMIT 18-007
MAY 6, 2019
PAGE 2
ANALYSIS OF ISSUES:
Trash Enclosure
Condition of approval #16 requires a recommendation from the ARC to the Community
Development Director for the final location and design of the trash enclosure. The trash
enclosure is proposed to be located between the single family residence and the three-
unit structure, adjacent to the eastern wall of the new residential structure. The enclosure
itself will have solid stucco walls, wooden doors, and a solid tile roof (Attachment 3). The
trash enclosure will utilize the same colors and materials as the residential structures in
this phase of the project, which were previously recommended for approval by the ARC.
The walls will be finished with smooth stucco over the concrete block wall, and are
proposed to be painted “Crystal White”, which is the same color as the exterior walls of
the apartments. The wood doors will be stained with the same “Dark W alnut’ tone as the
fascia, beams, exposed rafter tails, and front doors. Finally, the same concrete tile will be
installed on both the residential structures and the trash enclosure. The dimensions and
functional design of the trash enclosure were chosen to meet the standards of the waste
management authority serving the project.
Mixed-Use Building – Western Elevation
Phase Two of the project consists of a two-story mixed-use building located at the E.
Grand Avenue frontage. The mixed-use building is designed in a modern architectural
style and utilizes a variety of materials and textures which have been previously reviewed
by the ARC. Smooth stucco walls and a folded metal fascia, are proposed, and a
reclaimed wood rainscreen will be installed on the southern elevation.
During the Planning Commission’s consideration of the project, the Commission
evaluated the appearance of the western façade of the mixed-use building and concluded
that an architectural feature was needed to soften the monolithic appearance of this
elevation. Due to the proximity of the building to the property line, n o windows or other
openings can be integrated into the design and still meet Building Code requirements. In
response to the Planning Commission’s comments, the applicant has proposed the
installation of five (5) identical panels made of reclaimed wood framed with a white stucco
pop-out spaced evenly across the facade (Attachment 4). The usage of reclaimed wood
will be consistent with the rainscreen on the southern façade, while the white proposed
for the stucco will bring in an additional color to this ele vation that is also being used
elsewhere on the building.
ADVANTAGES:
The review of the project details by the ARC is the final step before the applicant can
submit building permit plans. Many of the items to be reviewed are consistent with the
conceptual design proposed during entitlement.
DISADVANTAGES:
None identified.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF FINAL DETAILS FOR LOT MERGER 18-001 & CONDITIONAL
USE PERMIT 18-007
MAY 6, 2019
PAGE 3
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. Resolution No. 19-2323
2. Site Plan
3. Elevations of the proposed trash enclosure
4. Elevations of the western façade of the mixed-use building
RESOLUTION NO. 19-2323
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE APPROVING LOT MERGER
18-001 AND CONDITIONAL USE PERMIT 18-007; LOCATED
AT 1214 EAST GRAND AVENUE AND 181 NORTH ELM
STREET; APPLIED FOR BY FLOYD HINESLEY
WHEREAS, the project site is approximately .90 acres, zoned Gateway Mixed Use (GMU),
and located near the northwest corner of E. Grand Avenue and N. Elm Street, which
includes two (2) existing lots; and
WHEREAS, the applicant has filed Lot Merger 18-001 to merge two lots located at 1214 E.
Grand Avenue and 181 N. Elm Street; and
WHEREAS, Municipal Code Table 16.12.030 (B) requires that lot mergers be reviewed by
the Planning Commission; and
WHEREAS, the applicant has filed Conditional Use Permit 16-007 for the development of
ten (10) new residential units, including one (1) three-bedroom apartment above an
approximately 2,250 square foot of office space; and
WHEREAS, the office component results in the project being categorized as a mixed-use
project, for which the GMU district allows a maximum density of twenty-five (25) dwelling
units per acre, or totals 22.5 units on the .90-acre project site; and
WHEREAS, the Staff Advisory Committee considered the project on January 15, 2019 and
recommended approval with conditions; and
WHEREAS, the Architectural Review Committee considered the project on February 5,
2019 and recommended approval with conditions; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and determined that the project
is exempt per Section 15332 of the CEQA Guidelines regarding in-fill development; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project
at a duly noticed public hearing on April 16, 2019; and
WHEREAS, the Planning Commission finds, after due study, deliberation, and public
hearing, the following circumstances exist:
Lot Merger Findings:
1.Merged lots should comply wherever feasible with the minimum lot size, lot width,
and lot depth requirements of the zoning district in which it is located.
ATTACHMENT 1
RESOLUTION NO. 19-2323
PAGE 2
The proposed project would merge two (2) lots into one (1) and the new lot would be
conforming to the GMU zoning district development standard for size, lot width, and
lot depth.
2.Adequate access and placement of easements shall be provided.
The project will provide two points of access to the newly created lot from both N.
Elm Street and E. Grand Avenue.
Conditional Use Permit Findings:
1.The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of this
title, the goals, and objectives of the Arroyo Grande General Plan, and the
development policies and standards of the City.
The proposed use of the site for residential development in a mixed use
project is permitted within the GMU zoning district and the project complies
with all applicable provisions of the Arroyo Grande General Plan and
Municipal Code.
2.The proposed use would not impair the integrity and character of the district
in which it is to be established or located.
The proposed use of the site for multi-family residential development in a
mixed use project will not impair the integrity of the GMU district due to the
intent of the district to provide for the combination of financial institutions,
retail, office and commercial uses and multi-family residences with retail and
other pedestrian-oriented uses on the ground floors of structures fronting E.
Grand Avenue, and residential units or offices allowed on upper floors.
3.The site is suitable for the type and intensity of use or development that is
proposed.
The site is approximately .90 acres of underutilized land in the GMU zoning
district and meets the development standards of the GMU zoning district, the
Arroyo Grande Municipal Code, the Design Guidelines and Standards for
Mixed Use Districts and is suitable for the intensity of the development.
4.There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The proposed project will utilize City supplied water, sanitation, and public
utilities and services that ensure public health and safety. No aspect of the
proposed project is anticipated to be overly impactful to these services.
Conditions of approval developed for the project will additionally ensure public
services are minimally impacted.
5.The proposed use will not be detrimental to the public health, safety or welfare
RESOLUTION NO. 19-2323
PAGE 3
or materially injurious to properties and improvements in the vicinity.
The proposed use will not be detrimental to the public health, safety or
welfare, nor materially injurious to properties or improvements in the vicinity
as it will comply with all applicable codes and standards of the Municipal
Code and in accordance with conditions of approval specifically developed
for the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo
Grande hereby approves Conditional Use Permit 18-007 as set forth in Exhibit “B”, attached
hereto and incorporated herein by this reference, with the above findings and subject to the
conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this
reference.
On motion by Commissioner Martin, seconded by Commissioner Sage, and by the following
roll call vote, to wit:
AYES: Martin, Sage, Montes
NOES: None
ABSENT: Maraviglia, Schiro
the foregoing Resolution was adopted this 16th day of April, 2019
_______________________________
GLENN MARTIN
CHAIR
ATTEST:
_______________________________
PATRICK HOLUB
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 19-2323
PAGE 4
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 18-007
1214 EAST GRAND AVENUE AND 181 NORTH ELM STREET
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1.This approval authorizes the construction of the phased development of nine (9)
two-story apartment units and construction of a new two-story mixed-use
structure, including 2,025 sq. ft. of office space and a 2,321 sq. ft. apartment at
1214 E. Grand Avenue and 181 N. Elm Street.
2.The applicant shall ascertain and comply with all Federal, State, County and
City requirements as are applicable to this project.
3.The applicant shall comply with all conditions of approval for Conditional Use
Permit 18-007.
4.This application shall automatically expire on April 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 Gateway Mixed-Use requirements except as
otherwise approved.
6.Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of April 16, 2021 and marked Exhibits on
file in the Community Development Department.
7.The applicant shall agree to indemnify, defend, and hold harmless at his/her sole
expense any action brought against the City, its present or former agents, officers,
or employees because of the issuance of said approval, or in any way relating to
the implementation thereof, or in the alternative, to relinquish such approval.
The applicant shall reimburse the City, its agents, officers, or employees, for any
court costs and attorney's fees which the City, its agents, officers or employees
may be required by a court to pay as a result of such action. The City may, at
its sole discretion, participate at its own expense in the defense of any such action
but such participation shall not relieve applicant of his/her obligations under this
condition.
8.A copy of these conditions and mitigation measures shall be incorporated into
all construction documents.
9.At the time of application for construction permits, plans submitted shall show all
RESOLUTION NO. 19-2323
PAGE 5
development consistent with the approved site plan, floor plan, architectural elevations
and landscape plan.
10.Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code.
11.Development shall comply with Development Code Sections 16.48.070, “Fences,
Walls and Hedges”; 16.48.120, “Performance Standards”; and 16.48.130 “Screening
Requirements”.
12.Setbacks, lot coverage, and floor area ratios shall be as shown on the development
plans including those specifically modified by these conditions.
13.The developer shall comply with Development Code Chapter 16.56, “Parking and
Loading Requirements”. All parking spaces adjacent to a wall, fence, or property line
shall have a minimum width of 11 feet.
14.All parking areas of five or more spaces shall have an average of one-half foot-candle
illumination per square foot of parking area for visibility and security during hours of
darkness.
15.Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials, and shall be made of an exterior finish that
complements the architectural features of the main building. The trash enclosure area
shall accommodate recycling container(s). The location and function of the trash
enclosures shall be reviewed and approved by South County Sanitation prior to
approval of the improvement plans.
16.Final design and location of the trash enclosure(s) shall be reviewed by the
Architectural Review Committee and approved by the Community Development
Director.
17.Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction activities shall
be restricted to the hours 7 AM to 5 PM Monday through Friday, and from 9 AM to 5
PM on Saturdays. No construction shall occur on Sundays or City observed holidays.
18.At the time of application for construction permits, the applicant shall provide details
on any proposed exterior lighting, if applicable. The lighting plan shall include the
height, location, and intensity of all exterior lighting consistent with Section 16.48.090
of the Development Code. All lighting fixtures shall be shielded so that neither the
lamp nor the related reflector interior surface is visible from adjacent properties. All
lighting for the site shall be downward directed and shall not create spill or glare to
adjacent properties. All lighting shall be energy efficient (e.g. LED).
19.Landscaping in accordance with the approved landscaping plan shall be installed or
RESOLUTION NO. 19-2323
PAGE 6
bonded for before final building inspection/establishment of use. The landscape and
irrigation plan shall be prepared by a licensed landscape architect subject to review
and approval by the Community Development and Public Works Departments. The
landscape plan shall be in conformance with Development Code Chapter 16.84
(Water Efficient Landscape Requirements) and shall include the following:
a.Tree staking, soil preparation and planting detail;
b.The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c.The required landscaping and improvements. This includes:
i.Deep root planters shall be included in areas where trees are within five
feet (5’) of asphalt or concrete surfaces and curbs;
ii.Water conservation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants.
iii.An automated irrigation system using smart controller (weather based)
technology.
iv.The selection of groundcover plant species shall include native plants.
v.Linear planters shall be provided in parking areas.
vi.Turf areas shall be limited in accordance with Section 16.84.040 of the
Development Code.
20.All trees to be pruned shall be pruned under supervision of a Certified Arborist using
the International Society of Arboriculture (ISA) Pruning Standards.
21.All planted areas shall be continuously maintained in a healthy, growing condition,
shall receive regular pruning, fertilizing, mowing and trimming, and shall be kept free
of weeds and debris by the owner or person in possession of such areas. Any
damaged, dead or decaying plant material shall be replaced within thirty (30) days
from the date of damage.
22.For projects approved with specific exterior building colors, the developer shall paint
a test patch on the building including all colors. The remainder of the building may
not be painted until inspected by the Community Development Department to verify
that colors are consistent with the approved color board. A 48 hour notice is required
for this inspection.
23.All new electrical panel boxes shall be installed inside the building(s).
24.Buildings equipped with a fire sprinkler system shall also have a Fire Department
Connection (FDC), which shall be located adjacent to a fire access roadway, be
remote from all buildings outside the building collapse zone, and screened to the
maximum extent permitted by the Building Official or Fire Chief.
25.Fire Department Connections (FDC) shall be located near a fire hydrant, which is no
closer than 20 feet and no greater than 100 feet with no obstructions or barriers
between the FDC and the hydrant such as roads or driveways.
RESOLUTION NO. 19-2323
PAGE 7
26.Double detector check valve assemblies shall be located within the respective building
to which they serve.
27.All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from public
view with materials architecturally compatible with the main structure. It is especially
important that gas and electric meters, electric transformers, and large water piping
systems be completely screened from public view. All roof-mounted equipment which
generates noise, solid particles, odors, etc., shall cause the objectionable material to
be directed away from residential properties.
28.All conditions of this approval run with the land and shall be strictly adhered to, within
the time frames specified, and in an on-going manner for the life of the project. Failure
to comply with these conditions of approval may result in an immediate enforcement
action. If it is determined that violation(s) of these conditions of approval have
occurred, or are occurring, this approval may be revoked pursuant to Development
Code Section 16.08.100.
29.The apartment on the second floor of the mixed-use building shall be constructed in a
manner that will allow for the adaptive reuse of the space as commercial occupancy
in the future, if desired.
INCLUSIONARY HOUSING
30.The developer shall comply with Development Code Chapter 16.80 “Inclusionary
Affordable Housing Requirements”. Should the developer decide to pay in-lieu fees,
the fee shall be equal to one percent (1%) of total development costs for each unit
within the development.
PLANNING COMMISSION CONDITIONS
31.A six (6) foot perimeter fence shall be installed along the northern side of the project
to maintain privacy.
32.The applicant shall add architectural features to the western façade of the mixed-use
building to add interest and soften the monolithic appearance.
33.Garages shall be kept clear, utilized for parking by the residents, and this restriction
shall be included in all future rental agreements.
RESOLUTION NO. 19-2323
PAGE 8
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
34. 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
35. Prior to occupancy, the applicant shall post designated fire lanes, per Section
22500.1 of the California Vehicle Code.
36. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
37. Project shall have a fire flow in accordance with the California Fire Code.
38. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
SECURITY KEY BOX
39. The applicant must provide an approved "security key box," per Building and Fire
Department guidelines and per the California Fire Code for the commercial building.
FIRE SPRINKLERS
40. All buildings must be fully sprinklered per Building and Fire Department guidelines and
per the California Fire Code.
41. Provide Fire apparatus access per the California Fire Code Appendix D, as adopted
by the City of Arroyo Grande.
ABANDONMENT / NON-CONFORMING
42. 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
43. 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.
RESOLUTION NO. 19-2323
PAGE 9
44. 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))
45. Provide a comprehensive Maintenance Plan for the entire structure to include but
not limited to:
a. Exterior envelope of structure
b. All penetrations to the exterior of the structure
c. All shields, gates, barriers, or components, designed to provide
floodproofing protection to the structure
d. All seals or gaskets for shields, gates, barriers, or components
e. Location of all shields, gates, barriers, and components as well as all
associated hardware, and any materials or specialized tools necessary to
seal the structure
46. 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
All Engineering conditions of approval as listed below are to be complied with prior
to recording the map or finalizing the permit, unless specifically noted otherwise.
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE PLAN,
AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
47. The Applicant shall develop, implement and provide the City a:
a. Stormwater Control Plan that clearly provides engineering analysis of all Water
Quality Treatment, Runoff Retention, and Peak Flow Management controls.
b. Operations and Maintenance Plan and Maintenance Agreements that clearly
establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak
Flow Management controls.
c. Annual Maintenance Notification indicating that all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls have been maintained and are
functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or Qualified
Stormwater Pollution Prevention Plan Developer (QSD).
48. Prior to any Permit – Stormwater Control Plan. Provide a Stormwater Control Plan
that complies with Engineering Standard 1010 Section 5.2.2.
49. Prior to Final Approval – Operations and Maintenance Plan, Maintenance
Agreement, and Maintenance Notification. Provide an Operations and
Maintenance Plan, Maintenance Agreement, and Maintenance Notification that
complies with Engineering Standard 10101 Section 5.2.3.
RESOLUTION NO. 19-2323
PAGE 10
GENERAL CONDITIONS
50. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F of the California Department of Transportation.
51. Working hours shall comply with Standard Specification Section 5-1.01.
52. Provide trash enclosure in compliance with Engineering Standard 9060 with solid/rain-
deflecting roof. Trash enclosure area(s) shall be screened from public view with
landscaping or other appropriate screening materials, and shall be reserved
exclusively for dumpster and recycling container storage. Interior vehicle travel ways
shall be designed to be capable of withstanding loads imposed by trash trucks.
53. All residential units shall be designed to mitigate impacts from non-residential project
noise, in compliance with the City’s noise regulations.
54. 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.
55. Record Drawings (“as-built” plans) are required to be submitted prior to release of the
Faithful Performance Bond.
56. Submit as-built plans at the completion of the project or improvements as directed by
the Community Development Director in compliance with Engineering Standard 1010
Section 9.3 Provide One (1) set of paper prints and electronic documents on CD or
flash drive in both AutoCAD and PDF format prior to occupancy.
57. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
58. Preserve existing survey monuments and vertical control benchmarks in compliance
with Standard Specifications Section 5-1.26A.
59. Provide one (1) new vertical control survey benchmark, per City Standard, as directed
by City Engineer.
IMPROVEMENT PLANS
60. Public Improvement Plans and Site Civil Plans shall be submitted to the Community
Development Department Engineering Division as a separate submittal from any
vertical construction/structures building improvement plans.
61. 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
RESOLUTION NO. 19-2323
PAGE 11
Development Department. The following plan sheets shall be provided:
a. Site Plan
i. The location and size of all existing and proposed water, sewer, and
storm drainage facilities within the project site and abutting streets or
alleys.
ii. The location, size and orientation of all trash enclosures.
iii. All existing and proposed parcel lines and easements crossing the
property.
iv. The location and dimension of all existing and proposed paved areas.
v. The location of all existing and proposed public or private utilities.
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
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)
62. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
63. Prior to approval of an improvement plan the applicant shall enter into an agreement
with the City for inspection of the required improvements.
64. Applicant shall fund outsourced plan check services, as required.
65. The applicant shall be responsible for obtaining an encroachment permit for all work
within a public right-of-way.
STREET IMPROVEMENTS
66. Obtain approval from the Public Works Director prior to excavating in any street recently
over-laid or slurry sealed. The Director shall approve the method of repair of any such
trenches, but shall not be limited to an overlay, slurry seal, or fog seal.
67. All street repairs shall be constructed to City standards.
RESOLUTION NO. 19-2323
PAGE 12
68. Street structural sections shall be determined by an R-Value soil test or recommendation
by a soils report, but shall not be less than 3” of asphalt and 6” of Class II AB.
69. All plans shall show the City’s complete right-of-way on North Elm Street and East Grand
Avenue.
70. The developer shall provide Type 2 Slurry Seal or Microsurfacing on full road width of
North Elm Street for the entire length of project frontage.
71. Street width geometry shall comply with Engineering Standard 7010. The following
streets are designated as:
a. Local Road: North Elm Street
b. Arterial: East Grand Avenue
CURB, GUTTER, AND SIDEWALK
72. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
73. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards. The project shall include sidewalk and ADA
compliant paths consistent with State Standards, including no more than a 1.5%+/- cross
slope.
74. The applicant shall dedicate a pedestrian access easement(s) when the ADA sidewalk
extension does not fall within the City’s right-of-way.
75. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
76. Driveway crossings shall have a decorative treatment and the applicant shall color any
such new facilities as directed by the Community Development Director.
77. Any sections of damaged or displaced curb, gut ter & sidewalk or driveway approach
shall be repaired or replaced to the satisfaction of the Public Works Director.
DEDICATIONS AND EASEMENTS
78. All easements, abandonments, or similar documents to be recorded as a document
separate from a map, shall be prepared by the applicant on 8 1/2 x 11 City standard
forms, and shall include legal descriptions, sketches, closure calculations, and a current
preliminary title report. The Developer shall be responsible for all required fees, including
any additional required City processing.
RESOLUTION NO. 19-2323
PAGE 13
GRADING AND DRAINAGE
79. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit two (2)
copies of the final project-specific Storm Water Pollution Prevention Plan (SWPPP) or
a Water Pollution Control Plan (W PCP) consistent with the San Luis Obispo Regional
Water Quality Control Board (RWCB) requirements.
80. All grading shall be performed in accordance with the City Grading Ordinance and
Standard Specifications and Engineering Standards.
81. Drainage facilities shall be designed in compliance with Engineering Standard 1010
Section 5.1.2.
82. Submit a soils report for the project shall be prepared by a registered Civil Engineer
and supported by adequate test borings. All earthwork design and grading shall be
performed in accordance with the approved soils report. Soils report must be less
than 3 years old.
83. The applicant shall dedicate a pedestrian access easement(s) for the ADA sidewalk
extension.
84. Infiltration basins shall be designed based on soil tests. Infiltra tion test shall include
adequate borings depth and frequency to support design recommendations.
WATER
85. Whenever possible, all water mains shall be looped to prevent dead ends. The Public
Works Director must grant permission to dead end water mains.
86. The applicant shall extend the public water main to adequately serve the project
across the property frontage.
87. A Reduced Pressure Principle (RPP) backflow device is required on all water lines to
the (structure and/or landscape irrigation). A Double Detector Check (DDC) backflow
device is required on the water service line. Fire Department Connections (FDC) must
be remote and locations to be approved by the Building Official and Fire Chief.
88. The DDC shall be placed inside the building or adjacent to the b uilding, if screened.
Other locations for the DDC shall be approved by the Director of Community
Development.
89. The project shall have a minimum of two water meters, one for each phase. The
apartment units may have separate submeters if desired.
90. Non-potable water for construction is available at the Soto Sports Complex. The City
of Arroyo Grande does not allow the use of hydrant meters.
RESOLUTION NO. 19-2323
PAGE 14
SEWER
91. All sewer laterals within the public right-of-way must have a minimum slope of 2%.
92. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the
appropriate use, minimum 4”.
93. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with City standards.
PUBLIC UTILITIES
94. 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.
95. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
96. Public Improvement Plans shall be submitted to the public utility companies for review
and approval. Utility comments shall be forwarded to the Director of Public Works for
approval.
97. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
TREE PRESERVATION/TREE REMOVAL PLAN
98. 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.
99. 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.
100. 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.
101. Prior to issuance of a grading permit, all trees to remain on site shall be marked
with paint/ribbon and protected by a five (5') foot vinyl or chain link fence. The fence
shall be located at a minimum of eight (8') foot radius from the trunk of the tree.
RESOLUTION NO. 19-2323
PAGE 15
102.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.
103.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
104.Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
105.Prior to issuance of a certificate of occupancy, the applicant shall post
handicapped parking, per the California Building Code.
106.Prior to issuance of a certificate of occupancy, the applicant shall install a
burglary [or robbery] alarm system per Police Department guidelines, and pay
the Police Department alarm permit application fee (for commercial use only).
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
107.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)
108.FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
RESOLUTION NO. 19-2323
PAGE 16
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.
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.
109.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.
110.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.
111.Preliminary Title Report, a current preliminary title report shall be submitted to the
Director of Public Works prior to checking the map. If the property owner is a Limited
Liability Company (LLC), provide names and contact information for the individual
owners. A current subdivision guarantee shall be submitted to the Director of Public
Works prior to recording the Map. (TRACT AND PARCEL MAPS)
RESOLUTION NO. 19-2323
PAGE 17
BONDING SURETY
112. 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.
113. The applicant shall provide bonds or other financial security for the following. All
bonds or security shall be in a form acceptable to the City, and shall be provided prior
to recording of the map, unless noted otherwise. The minimum term for Improvement
securities shall be equal to the term of the subdivision agreement. (TRACT AND
PARCEL MAPS)
a. Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
b. Erosion Control and Landscape, 100% of the approved estimated
cost of all erosion control work during construction and the estimated
cost of all final landscaping after construction is complete. This bond is
refundable upon successful completion of the work, less expenses
uncured by the City in maintaining and/or restoring the site.
c. Labor and Materials, 50% of the approved estimated cost of all
subdivision improvements.
d. One Year Guarantee, 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance of
the subdivision improvements.
e. Monumentation, 100% of the estimated cost of setting survey
monuments.
f. Tax Certificate, the applicant shall furnish a certificate from the tax
collector’s office indicating that there are no unpaid taxes or special
assessments against the property
g. Accessory Structures, the applicant shall remove or bond for removal
of all accessory structures not sharing a parcel with a residence.
h. Garages, the applicant shall construct, or bond for construction of a two-
car garage and driveway for the existing house on lot_____.
i. Curb cuts, the applicant shall construct or bond for construction of
individual curb cuts and paved driveways for parcels.
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EXHIBIT "B"
ATTACHMENT 2
ATTACHMENT 3
SOUTH ELEVATION
EAST ELEVATION
ATTACHMENT 4
WEST ELEVATION
SOUTHWEST PERSPECTIVE