PC R 96-1567ItLSQLUT'ION NO. 9G-15G7
A R�SOLUTION Or 'T1IC PLANNING COMIVIISSION OF
'I'I�C CITX Or ARROXO GRAND� R�COMM�NDll�1G
TIIA'T TIII: CITX COUNCIL MAIZ� C�ItTA�IN rINDlNGS
R�GARDING 'TI�E TNV�ItONMGNTAL IMPACTS OF TE��
GRANllr PLAZA, AN APk'ROXIMATCLY 45. AC�tE
COM1V[�I�C�AL C�N'��R 1�OCA'�'�I) AT WTST BRANC�I
STR��T AND RANCIIO PARKWAX AND ADOP'I' A
STA'TTM�NT O�' OVI:RRIDING CONSIDTRATIONS
, WI-I�IZLAS, the Planning CoiT�mission of the City vf Arroyo Grande as lead agency has
prepared an Environmental �mpact Report (EIR) for the Grande Plaza; and
WII�R�AS, a Draft Envirvnmental Ln�act Report (DEIR) has been prepared and
circulateci for public review in accorda'nc ��'o�t of�CEQA an S�e e�CL-QA
City's Rules and Procedures for Imp}e
W�-I�ItEAS, a Final �nviron»>ental Ii��pact Report relating to the Grande Plaza and
responding to the concerns r�isec] during the review period �nd at lhe public �iearings, has Ueen
prepared which incorporates writleta responses to cvmments received on the Draft EIR in
�ccordance wilh CLQA and lhe City's CFQA Guidelines; and
WI-i�R�AS, the Planning Commission of the City of Arroyo Grande held duly noticed
puUlic hearings on April 16, May 24, June 4, �nd June 20, 1996 to consider the DEIR and the
FEIR, at wllich all ii�terested persvns �vere given the opJ�ortunity to Ue lleard; af�d
WIIE lhe Pl�nning Commission �t the meeting. of June 20, 1996 herewith
recommended that the City Cauncil of the City of Arroy� Grande ado�t Resolution No. 96- ,
certifying that said final �IR was completed in o� pliance with CEQA, tl�e State CLQA
Guidelines, and lhe City's Rules and Procedures, a
WI��Rr:AS, the Planning Commission I11S reviewed and considered ttie infvrmation
contained i�� the �'inal Enviroi�rnental lmpact Re.port for the Grande Plaza.
NOW, I'IIrRI:I'ORL, IZI: 1'I ItISOLV�.0 by the Planning Commission of the Cily
oF Arroyo Grande as follows:
1
2
1 plailning Commiss�on recommends that lhe City Council of the City of Arroyo
Grande certify that the information contained in the Final �nvironmental Impact Report
for lhe Grande Plaza has beet� reviewed and considered by the members of the Planning
Commission.
The Planni»g Commission hereby finds and � ti ron� en,t� 11�1plementation of the
Grande Plaza may have a signi�cant effect o
3 T1 p{ Commission recommends to lhe City Cvuncil that the City Council hereby
rnds witli respect to the adverse environmental impacls detailed in the EIR:
�
�
Resolution No. 96-1567
Statement. of Overridii►g Co�isideratious
GenCom, Inc.
June 20, 1996
Page 2
a. that, based on information set forth in the �IR and in �he Statement of Significant
Environmenlal Effects and Miligation Measures, attached to this Resolution as
Attacl�ment "A" and incorporated tierein by reference, mitigation measures liave
been incorporated into the project which will avoid or substantially lessen the
adverse environmental effects identified iii the EIR for: soils and geotechnic
issues; liydrology and drainage; traffic; air quality; noise; p�iblic services; and
cultural resources.
b. that, based on information set forlh in the EIR and in the Statement of Significant
Environmental Effects and Mitigation Measures, the adverse environmental
effects related to: air quality; traffic impacts; and noise are significant
environmental effects which cannot be entirely mitigated or avoided if the project
is approved and implemented;
c. that no additional adverse impacts will have a significant effect or result in a
substantial or potentially substantial adverse change in the environment as a result
of the Grande Plaza.
d. that all significant environmental effects identified in the EIR have been reduced
to an acceptable level in tl�at:
1. all significant environmental effects tl�at can feasibly be avoided have been
eliminated or suUstantially lessened as determined tl�rough the findings set
forth in paragraph 3.a. of this Resolution;
2. based upon the EIR and tl�e Statement of Significant Environmental
Effects and Mitigation Measures and other documents in the record,
specific economic, social and other considerations make infeasible other
project alternatives identified in tlie DEIR;
1, based upon the EIR and the Statement of Significant Environmental
Effects and Mitigation Measures, and other documents in the record, all
remaining, unavoidable significant environmental effects of the Grande
Plaza are overridden by the benefits of the project as described in the
Statement of Overriding Consideration, attached to this Resolution as
Attachment "B" and incorporated herein by reference, which Statement
of Overriding Considerations is hereby recommended by the Planning
Commission to the City Council to be approved and adopted.
4. The Planning Commission hereby recommends that tl�e City Council authorizes and
directs ti�at a Notice of Determination witl� respect to tt�e EIR pertaining to tlle approval
of the Grande Plaza and all other actions in furtherance thereof be filed.
Resolutioit No. 9G-15G7
St�teme�it of Overriding Consider�lions
GenCom, Inc.
June 20, 199G
Page 3
On motion by Commissioner Deviny, seconded by Commissioner Lubin, and by the
following roll call vote, to wit:
AYES: Commissioners Deviny, Lubin, Tappan, Soto, Beck, and Keen
NOES: Commissioners Carr
ABSENT: None
tlie foregoing Resolution was adopted tlits 20t11 day of Juc�e, 1996.
ATTEST:
t �
��i�, �
L Breese, Con�mission�Cle
1
A5 TO CONT�NT:
��,
�:� ,
�
Jo een, Cha'rperson
Doreen Lib�rto-Blanck, Comtnunity Development Director
�
J
ATTACHMENT "A"
�_:
STATEMENT OF SIGNIFICANT ENVIRONMENTAL
EFFECTS AND MITIGATION 1VI�ASURES
BACKGROUND
The California Environmental Quality Act ("CEQA") and the State CEQA Guidelines
',,� ,
promulgated pursuant thereto provide:
"No public agency shall approve or carry out a project for which an
Environmental Impact Report has been completed and which
identifies one or more significant environmental effects of the project
unless the public agency makes one or more written findings for each
of those significant effects, accompanied by a brief explanation of
the rationale for eacli finding." (Section 15091) '
The Planning Commission of the City of Arroyo G.rande recommends to the City Council
that the City Council approve the Grande Plaza project. Because the proposed action constitutes
a project under CEQA and the State CEQA Guidelines, the City has prepared an Environmental
Impact Report ("EIR"). The EIR identified certain significant effects that may occur as a result
of this project. Further, the City Council has determined that the EIR is complete and has been
prepared in accordance with CEQA and the State CEQA Guidelines. �Therefore, the following
findings are set forth herein pursuant to Section 15091 of the CEQA Guidelines.
SOIL AND GEOLOGICAL HAZARDS
Effect: The project site will likely by subject to severe ground shaking in the event of a major
earthquake. The degree of•potential properly damage would vary with the magnitude and
duration of the seismic event.
Mitigation:
1. Incorporate all recommendations concerning site preparation and foundation design criteria
included in the Soil and Foundation Investigation prepared for the project by E2C, Inc.
(Report # 7600101) in grading plans, construction drawings and in construction.
• Responsibility:
• Timing:
• Veri�cation:
design
Project Sponsor
Plan Check
Field Inspection
City of Arroyo Grande Building and Fire Department for foundation
City of Arroyo Grande Public Works Department for site preparation
Effect: Project construction could result in some erosion and result in� sedimentation in cut and
fill area, exposing thick topsoil and colluvium.
Mitigation:
2. Submit an erosion control plan, consistent with the policies of the Arroyo Grande
Development Code and Grading Ordinance, to the Public Works Department for review and
approval.
• Responsibility:
• Timing:
• Verification:
Project Sponsor
Prior to issuance of grading permit
Subject to field review
City of Arroyo Grande Public Works Department
Mitigation:
3. Sub�nit a grading plan to the Public Works Department for review and approval. For
necessary grading operations, the smallest practical area of land will be exposed at any one
time during development and the length of exposure will be kept to the shortest practicable
amount of time.
• Responsibility:
• Timing:
• Verification:
Project Sponsor
Plan Check
Subject to field review
City of Arroyo Grande Public Works Department
SUItFACE HYDROLOGY AND DRAINAGE
Effect: Development of the proposed commercial center a�id pazking lots will result in increased
runoff and alteration of existing onsite drainage patterns by increasing storm water flows and by
directing these flows to the existing detention pond northwest of the site and the 24-inch RCP
east of tlie site. Both the existing detention pond and the 24-inch RCP are of sufficient size to
accommodate project runoff. However, the existing detention pond located onsite is unscreened
from public views and requires regular maintenance to retain its design capacity.
Mitigation:
4. Tlie applicant shall submit a landscaping plan to the Parks and Recreation Department for
review and approval. The plan shall include the design of landscaping to screen the detention
basin from views from the commercial center and West Bratich Street. The landscaping plan
�
I
��
` ,,
,_ .
�
shall promote the use of vegetation appropriate to its location adjacent to a seasonal body of
water, and its potential for visual year-round screening.
Responsibility:
Timing:
Verification:
Project Sponsor
Plan Check
Implementation prior to occupancy
City of Arroyo Grande Parks a��d Recreation
Effect: Construction activities on the site would result in the disturbance of more than five acres
of land. Storm water discharges associated with construction activities when clearing, grading,
and excavation of land occurs would have the potential for polluting downstream waters.
11�itigation:
5. The Project Sponsor shall submit evidence of a General Construction Activity Storni Water
Permit obtained from the RWQCB.
Responsibility:
Timing:
Verification:
Project Sponsor
Prior to issuance of Grading�Permits
�ity of Arroyo Grande Public Works Department
Effect: Surface runoff from the parking areas within the project site would carry elevated levels
of contacninants. If allowed to enter the drainage basin and/or tlie 24-inch RCP, these
contaminants would eventually enter downstream drainage areas and wetlands and potentially
lead to degradation of aquatic and upland habitat.
Mitigation:
6. Submit a drainage plan which includes the proper design and placement of sedimentJgrease
traps to prevent the discharge of pollutants into the downstream drainage channel.
• Responsibility:
• Timing:
• Verification:
Project Sponsor
Plan Check
Subject to field review
City of Arroyo Grande Public Works Department
Mitigation:
7. Prepare CC&R's wtiich include requirements for the type and frequency of parking lot
cleaning. Vacuum or regenerative air sweepers are more effective at removing the finer
3
sediments which often bind a higher proportion of heavy metals. Increase the sweeping
frequency just before the wet season to remove sediments accumulated during the summer
and fall.
• Responsibility:
• Timing:
• VeriFcation:
Project SponsodProperty Owner
Review, approve and record CC&R's prior to recordation of the final
map.
Periodic field review
City of Anoyo Grande Public Works Department for CC&R's
Project Sponsor/Property Owner for field review
Mitigation:
8. Prepare CC&R's which include requi.rements for the type and frequency of catch basin,
sedimentlgrease trap and storm water inlet cleaning and maintenance. Maintain catch
basin/grease traps on a regular basis to remove pollutants, reduce high pollutant
concentrations during the first flush of storms, prevent clogging of the downstream
conveyance system, and maintain the catch basins sediment trapping capacity. Follow at
least an aiinual inspection regiment and i.mmediately repair or clean the system.
• Responsibility:
• Timing:
• Verification:
Project Sponsor/Property Owner
Review, approve and record CC&R's prior to recordation of the final
map.
Periodic field review
City of Arroyo Grande Public Works Department
P.roject Sponsor/Property Owner
TRAFFIC AND CIRCULATION
Effect: Traffic volumes generated under the "baseline + project" condition will reduce the level
of service of local vicinity roadways and intersections to unacceptable levels without
improvernents proposed by the applicant in place prior to occupancy of the commercial center.
Mitigation:
9. Project sponsor shall implement the following circulation improvements prior to occupancy
of the commercial center: .
�e�lan�h�tr�e�t. Widen the segnient of West Branch Street between the U.S. Highway
101 northbound ramps-Camino Mercado intersection and Brisco Road. Essentially, a five-
lane segment would be constructed across the project frontage, with two eastbound and two
4
�
,
�
westbound lanes, a center left-turn lane a�id bike lanes. This five-lane section would taper to
l ttie intersection configurations east and west of the site.
`� ,.
�aminQl��r�adc�T1 S 101 NB R�mr�s/W. Br�ch St. Modify the U.S. Highway 101 off-
ramp approach to provide a free tight-turn lane to the widened section of West Branch Street.
(This improvement will require an encroachment permit from Caltrans.)
Ranc.ho P�kwa�. Widen Rancho Parlcway to a four-lane section north of West Branch
Street, with tum lanes at the project driveways on Rancho Parkway. Tl�is section would taper
to a three-lane section north of the Rancho Parkway entrance and a two-lane section north of
via Vaquero.
Ran�ho Parkwav/W Br�nch St. Modify this location to provide the following:
�
.___ .
- Eastbound - 1 left and 2 thru lanes
- Westbound - 1 tluu and 1 t1u + right-turn lane
- Southbound - 1 left and 1 right-turn lane
- Traffic Signal Control
Effect: Traffic volumes generated by the project plus existing and approved, but not yet
occupied, development will reduce the level of sei at the Highway 101 southbound ramp/El
Camino Real intersection to LOS D.
Responsibility:
Timing:
Verification:
Project Sponsor
Prior to occupancy
City of Arroyo Grande Public Works Department
Mitigation:
10. The project sponsor shall pay to the City a pro-rata share toward the cost of signalization of
the Highway 101 southbound ramps/El Camino Real intersection (Halcyon exit).
Responsibility:
Timing:
Verification:
Project Sponsor
Prior to issuance of Building Perniits
City of Arroyo Grande Building and Fire Departments
Effect: Traffic volumes generated by the project plus existing and approved, but not yet
occupied, development will reduce the level of service at the Brisco RoacUHighway 101 �
northboiind ramps/West Branch Street intersection. This closely coupled all-way stop location is
forecast to degrade to LOS F with the baseline plus project traffic, primarily due to traffic
G�
generateci by the proposed project.
Mitigation:
11. Project sponsor shall install tlie following traffic operational improvements:
Brisco road/West Bra�ich Street.
E.asf.boun.cLAp�.�aach: The length of the existing right-tum lane for eastbound West Branch
Street to Brisco road is about 50 feet. As part of the West Branch Street widening provided
by the project, this leg of the intersection will contain 4 lanes (two eastbound and two
westbound). The #2 eastbound lane (the curb-adjacent lane) would become a dedicated right-
turn lane. Thus, the widened section would provide adequate right-turn capacity.
IntersectiQn�CQn.tzol: Signalized and coordinate with the adjacent northbound ramps
intersection and El Camino Real intersection due to the close spacing.
Brisco Rd/U.S. Hwy 101 N13 Ramps
ZCoxthUound`O�LZamp: Widen to provide one shared left + thru lane and a separate right-tum
lane. Tliis improvement would require minor roadway widening.
I�itezse�tio.n_�ontzol: Signalize and coordinate with the adjacent West Branch Street
intersection and EI Camino Real intersection due to the close spacing.
Brisco Rd1E1 Camino Real
IntexsectioxLC9ntro1: Signalize and coordinate with the adjacent northbound ramp
intersection due to the close spacing: �
Alternatively to the above-listed projects, the applicant shall implement the long term
solution for the Brisco Road interchange approved by the City in its long range circulation
plan and/or Circulation Element.
• Responsibility:
• Timing:
• Veri�cation:
Project Sponsor
Prior to issuance of Building Permits
City of Arroyo Grande Public Works Department
Effect: Traffic volumes generated by the proposed project plus existing and approved, but not
yet occupied, development will reduce the level of service at the Brisco Road/Grand Avenue and
Grand Avenue/West Branch Street intersections. The following improvements are recommended
to provide for acceptable service levels at the locations forecast to operate below the City's LOS
�
I
�,;
C standard with "baseline + project" conditions.
�_.-
1ltitigation:
12. The project sponsor shall Contribute to the following offsite improvements through payment
to the City's tra�c mitigation fee program (AB 1600 fees) under study as of March 1996 by
Omni-Means Inc. for the City.
B�risc.�.dL�randA��. The close proximity of the intersection with the Grand Avenue/Elm
Street intersection makes signalization andJor cliannelization improvements infeasible.
Either Brisco Road would have to be realigned to tlie west and connect with Elm Street north
of Grand Avenue or the acceptance of a lower service level for the side street movements at
the existing intersection will be required.
�xa�ic�A�e�B.tancJ�t. The close proximity of the intersection with the Grand Ave/L1.S.
101 NB Ramps intersection and the E. Branch/Traffic Way intersections make signalization
and/or channelization improvements infeasible. In order to provide an acceptable level of
service for side street movements, West Branch Street would have to be realigned to the
north and become the 4th leg of the E. Branch/Traffic Way intersection or the Route 227
bypass or other improvements identified in the lon; range plan would be required.
Improvements for this location are being considered as part of the circulation element work
now underway.
__� • Responsibility:
• Timing:
Project Sponsor
Prior to issuance of Grading Permits
• Verification: City of Arroyo Grande Public Works and Community Development
Departments
Effect: Delays could be experienced for outbound left-turns from the main driveway on West
Branch Street.
Mitigation: �
13. The project sponsor shall implement a traffic control signal at the intersection of the project
Driveway and West Branch Street, subject to the review and approval of the City Public
Works Department.
• Responsibility:
• Timing:
• Verification:
Project Sponsor
Prior to occupancy
City of Arroyo Grande Public Works Department
7
Effect: Project traffic will increase the potential for conflicts between pedestrian, bicycle and
automobile traffic on West Branch Street between Brisco Road and Camino Mercado and
Rancho Parkway between West Branch Street and Camino Mercado.
Mitigation:
14. The project sponsor, after consultation with St. Patrick's School administration, shall submit
a plan to install warning signs to alert drivers to the presence of school children, subject to
ihe review and approval of the City of Arroyo Grande Public Works Department..
• Responsibility:
• Timing:
• VeriFcation:
Project Sponsor
Plan prior to the issuance of building permits
Signs installed prior to occupancy
City of Rrroyo Grande Public Works Department
Mitigation:
15. The Project Sponsor, after consultation with St. Patrick's Schovl administration, shall submit
a plarn to install safe, convenient pedestrian access from the end of the proposed sidewalk oxi
t}ie north side of West Branch Street to the school property, subject to the review and
approval of the City of Arroyo Grande Public works Department.
• Responsibility:
• Timing:
• Veri�cation:
Project Sponsor
Submit plan prior to issuance of building permits
Pedestrian access installed prior to occupancy
City of Arroyo Grande Public Works Department
Mitigation:
16. Submit plans to install sidewalks in accordance with the regulations of the city of Arroyo
Grande along the portions of West Braz�ch Street, Rancho Parkway and Camino Mercado
fronting the project site..
• Responsibility:
• Timing:
• Verification:
Project Sponsor
Submit plan prior to issuance of building permits
Installation prior to occupancy
City of A.rroyo Grande Public Works Department
Mitigation:
17. Sub�nit plans to install crosswalks in accordance with the regulations of the City of Arroyo
����
n
�I
, Grande in locations subject to the approval of the City of Arroyo Grande Public Works
Department. Where traffic signals are required, pedestrian signal phasing shall be included.
• Responsibility:
• Timing:
• Verification:
Project Sponsor
Submit plan prior to issuance of building permits
Installation prior to occupancy
City of Arroyo Grande Public Works Department
Effect: Several of the study-area intersections, including the Brisco Road/Highway 101
interchange, are forecast to operate at LOS D or worse under "buildout" or "buildout + projecY'
conditions. In some cases significant modifications to the intersections, and/or additional
roadway links, will be required to accommodate these future traffic volumes.
Mitigation:
18. Project Sponsor shall agree to pay traffic impact fees adopted by the city of A.rroyo Grande
City Council based on the results of the citywide traffic study currently being prepared by
Omni-Means, Inc. In addition, the Project Sponsor shall enter into an agreement waiving
protest to formation of an assessment district to include the project site if needed in order to
fund additional future circulation improvements.
• Responsibility:
• Timing:
• Verification:
AIR QUALITY
Project Sponsor
Prior to issuance of a certificate of occupancy for each building
City of Arroyo Grande Community Development Department
�ffect: Construction of the proposed development would result in the emission of air pollutants
that exceed recommended significance thresholds, and this project-specific impact is considered
a significant impact. Emissions associated with project construction also add to the cumulatively
significant effect tl�at results in basin-wide exceedance of air quality standards.
Mitigation:
19. The following measures shall be noted in the grading plans and implemented during
construction:
Water trucks shall be used during construction to keep all areas of vehicle movement
damp enough to prevent dust from leaving the site. Increased watering is required
whenever wind speed exceeds 15 mph. Reclaimed water should be used whenever
possible.
G�
- Amount of disturbed area shall be minimized and onsite vehicle speeds should be
reduced to 15 mph or less.
- If stockpiling of fill material is required, soil stockpiled for more than two days shall
be covered, kept moist, or treated with soil binders to prevent dust generation.
- Trucks transporting material to or from the site shall be tarped from the point of
origin or shall maintain at least two feet of freeboard (minimum vertical distance
between top of load a��d top o£ trailer in accordance with California Vehicle Code
(CVC) Section 23114).
- After clearing, grading, eartlunoving or excavation is completed, the disturbed soil
shall be treated by watering, or revegetation, or by spreading soil binders until the
area is paved or otherwise developed.
- The contractor shall designate a monitor for the dust control program. The monitor's
duties would include holiday and weekend periods when work may not be in
progress.
- Install wheel washers where vehicles enter and exit unpaved roads onto streets or
wash off trucks and equipment leaving the site.
- Diesel equipment shall be tuned with an ignition retard of 2° and the installation of
high pressure injectors along with the use of refonnulated diesel fuel (the only type
now available).
• Responsibility:
• Timing:
• Verification:
Project Sponsor
Construction Contractor
Notes prior to issuance of Grading Permits
During Construction
City of A.rroyo Grande Public Works Department
Effect: Future mobile and stationary emissions associated with the proposed commercial land
use would result in exceedance of APCD significance thresholds.
Mitigation:
20a.The project sponsor shall submit a Transportation Demand management program to be
included in CC&R's to the City.
• Responsibility: Project Sponsor
10
�
• Timing:
����-
• Veri�cation:
Review, approve a�id record CC&R's prior to recordation of the final
map.
City of Arroyo Grande Community Development Department
20b.The Project Sponsor shall submit a site pla�i which includes the following features in the
design of the proposed project:
- Provide safe and convenient transit turnout(s) and shelter(s) to serve the project
site in consultation with the South County Area Transit System (SCAT) and SLO
RTA.
- Bicycle racks shall be installed at the equivalent of three (3) percent of the total
amount of parking spaces.
• Responsibility:
• Timing:
• Verification:
� NOISE
Project Sponsor
Submit plan prior to the issuance of grading permits
Improvements installed prior to occupancy
City of Arroyo Grande Community Development Department
Effect: The average sound levels during construction would exceed the threshold criteria when
equipment is operating near residences and the school.
• Mitigation:
21. Note on grading plans that grading and exterior construction operations shall be limited to the
hours belween 7:00 am and 6:00 pm on non-holiday weekdays and on Saturdays between tlie
hours of 8:00 am and 6:00 pm. No work shall be permitted on Sundays.
• Responsibility:
• Timing:
• Verification:
,
,�: .:
Project Sponsor
Construction Contractor
Prior to issuance of grading permits
City of Arroyo Grande Public Works Department
Mitigation:
22. Note on construction plans that all construction equipment shall be required to be equipped
with factory-standard mufflers and other silencing features.
11
• Responsibility:
• Timing:
• Verification:
Mitigation: .
23. Note on construction plans that no more than two pieces of major earth moving equipment
sliould be allowed to operate simultaneously within 300 feet of adjacent residences or the
school
• Responsibility:
• Tinning:
• Verification:
Project Sponsor
Construction Contractor
Prior to issuance of grading permits
During Construction
City of Arroyo Grande Public Works Department
Project Sponsor
Construction Contractor
Prior to issuance of grading permits
During Construction
City of Arroyo Grande Public Works Department
i
J
Mitigation: .
24. Submit CC&R's that state that deliveries and idling truck engines shall be prohibited
between 10:00 pm and 7:00 am to the retail centers located along Camino Mercado and
loading and unloading should be restricted to the north side of the retail stores or to within
enclosed loading docks.
• Responsibility:
• Timing:
Project Sponsor
Review, approve and record CC&R's prior to recordation of the final
map.
• Verification:
City of Arroyo Grande Community Development Department
Mitigation:
25. Submit CC&R's that prohibit meclianical lot sweepers or mechanical leaf blowers with
internal combustioz� engines from operating on the site between 10:00 pm and 7:00 am..
• Responsibility:
• Timing:
Project Sponsor
Review, approve and record CC&R's prior to recordation of the final
map.
12
• Verification:
��_..
PUBLIC SERVIC�S
City of Arroyo Grande Community Development Department
Effect: The project will result in an increase in water consumption on the site. Historical onsite
water use is virtually nonexistent. Estimated average annual net demand based on the proposed
uses is 48.49 acre-feet. This represents about 21 % of the City's unused allotment (including the
Lopez Reservoir suiplus and 9% of the unused allotment excluding the Lopez Reservoir sutplus.
Mitigation:
26. T}�e Project Sponsor shall submit a water conservation plan to ensure the efficient use of
water through incorporation of water conservation measures recommended andlor required
by the UBC and City of Arroyo Grande sta�idards and policies. Specific water conservation
measures initiated to further reduce water demand shall include, but not be limited to:
Installation of low flow devices, i.e., toilets, shower heads (if applicable), hot
water recirculation systems, etc.
The landscape plan shall emphasize lo«�-water use/drought resistant species. The
irrigation system shall minimize water use and shall be submitted for city review
and approval.
• Responsibility:
• Timing:
• Verification:
• Responsibility:
Mitigation:
27. The project sponsor shall submit a water conservation plan to reduce water uses to realize a
water savings equal to the projected water demand of the proposed project (48.49 acre-feet).
Said plan shall be submitted for approval of the Public Works Director. The approved plan
shall be implemented by the applicant. Alternatively, the applicant shall comply with a city
approvecl water conservation program.
• Timing:
• Verification:
Project Sponsor
�Prior to issuance of building permits
City of Arroyo Grande Building and Pire Departments
Project Sponsor
Prior to issuance of building permits
City of Arroyo Grande Public Works and Building Department
Effect: The proposed project will generate an estimated peak sewer flow of 0.091 million gallons
per day (mgd) based on a peak sewage flow rate of 2,000 gallons per day per acre of commercial
13
develop�nent. The effect of this project upon the SCSD wastewater treatment plant is
insignificant. However, improvements may be necessary to the City's sewer lines in the vicinity
of the project site.
Mitigation:
28. The project sponsor shall submit a plan to identify and fund necessary improvements to
downstream sewer lines and lift stations to accommodate projected sewer flows generated by
the proposed project.
• Responsibility:
• Timing:
• Vet•ification:
Project Sponsor
Prior to issuance of building permits
City of Arroyo Grande Public Works Department
�
rffect: The development of the proposed commercial center would result in additional calls to
the Fire Department each year, predominantly for emergency medical service. The proposed
buildings will be constructed in compliance with the applicable uniform building and safety
codes, and will be sprinklered. �
Mitigation:
29.. All site and building plans shall be reviewed by the Fire Chief for adequacy of streets, access,
fire suppression and water delivery systems. Implement �recommendations as necessary to
reduce the frequency and severity of fire calls to the shopping center.
• Responsibility:
• Timing:
• Verification:
Project Sponsor
Prior to issuance of building permits
City of Arroyo Grande Building and Fire Departments
Effect: 'I'he development of the proposed project will generate an increase in the number of
incidents requiring police assistance.
Mitigation:
30. Submit a plan wliich includes architectural features to decrease wlnerability to crime, such as
adequate and appropriate security ligliting, locks, landscaping, alarm systems, and video
surveillance cameras. For example, access to all roofs should be secured to prevent
unautliorized entry. Interior lighting of large retail businesses should be left on or dimmed
wlien businesses are closed and exterior lighting should be off or dimmed (lighting to be
consistent with mitigation measure #40). Architectural plans shall be reviewed by the Police .
Chief prior to issuance of building permits.
14
�
I� J; �
�
Responsibility:
Timing:
Verification:
Project Sponsor
Prior to issuance of building permits
City of Arroyo Grande Police Department
Effect: The project would generate a total of 730 tons of solid waste per year (after recycling),
which would contribute to the City's waste stream.
Mitigation:
31. SuUmit a waste management plan which implements City mandated waste reduction
measures that help reduce the City's solid waste output per the requirements of AB 939. This
includes providing adequate space for source separation of recyclable materials in
conjunction with disposal service. Contact the city contract recycler to determine the
appropriate looation and amount of area needed for recycling dumpsters and bins.
• Responsibility:
• Ticning:
Project Sponsor
Prior ta issuance of building pennits
• Verification: City of Arroyo Grande Community Development Department
:,\�
CULTURA.L IZESOURCE5
Effect: There is no kno��vn.paleontological resource on the site or in the project vicinity.
However, the area is known to have been used by Native Americans and tlie potential for
encountering such resources, while low, is a possibility.
Mitigation:
32. Note on grading plan that if archaeological resources or human remains are discovered during
construction, work shall be halted within 150 feet of the find until it can be evaluated by a
qualified professional archaeologist. If the find is determined to be significant, appropriate
mitigation measures shall be developed and implemented according to Appendix K of CEQA
Guidelines.
• Responsibility:
• Titning:
• Verification:
�`,---
Project Sponsor
Construction Contractor
Prior to issuance of grading permits
City of Arroyo Grande Public Works Department
Qualified Archaeologist
15
VIEWSHED AND AESTHETICS
Effect: Development of the project will result in a change in views to and from the project site,
particularly frocn public va�itage points on Highway 101 and West Branch Street and vantage
points from private residences to the north and northeast. While the development will alter t}ie
undeveloped character of the site, the project will is designed for commercial development of the
type proposed in tl�is plan. However, the intensity of development will differ from what exists in
the immediate vicinity.
Mitigation:
33. Submit a landscaping plan which includes landscape screening, appropriate to the
surrounding climate and terrain (drought resistant, native vegetation) to integrate tlie project
with the visual setting and screen parki►�g lots from public viewpoints. However, landscape
materials sliould not block all views across the site and should be selected to have corridors
to maintain the long range views of the ocean from residences on Rancho Parkway.
• Responsibility:
• Timiiag:
• Verification:
Project Sponsor
Prior to issuance of building permits
Planning Commission
City of Arroyo Grande Parks and Recreation Department �
City of Arroyo Grande Community Development Department
I�Iitigation:
34. Submit design guidelines which include, at a minimum, the following features: all buildings
shall have articulated rovf lines and fully dimensional roofs creating shadowing effects,
physical offsets, and design features such as interesting angles, projections, roof overhangs
integrated into the building in a harmonious manner. All exterior wall elevations shall have
architectural features such as articulation and recesses which create shadow patterns and �
texture and provide a variety to the building plans or surfaces. At ground level, expanses of
blank wall shall be minimized througli creative use of materials, texture, color and building
form. Adherence to the approved design guidelines shall become a condition in the CC&R's.
• Responsibility:
• Timing:
• Verification:
Mitigation:
Project Sponsor
Prior to issuance of building pernlits
City of Anoyo Grande Community Development Department
��
35. Submit design guidelines and landscaping plan which identify that parking areas shall be
screened from public and private vantage points through combinations of mounding,
�� landscaping, low profile walls and grade separations.
• Responsibility:
• Timing:
• 'Verification:
Project Sponsor
Prior to issuance of building permits
City of Arroyo Grande Community Development Department
Mitigation:
36. Submit a site plan which provides that onsite utilities, including heating and cooling systems
located on building roofs, shall be located 'ui inconspicuous areas and screened with material
or combination of materials which best suit the overall design theme. The design of roof
utility systems shall be subject to the review and approval of the Community Development
Director.
Responsibility:
Timing:
Verif cation:
Project Sponsor
Prior to issuance of building permits
City of Arroyo Grande Building and Fire Department
City of Arroyo Graride Community Development Department
Mitigation: •
37. Stibmit design guidelines that provide that building roofs shall be of materials and colors
that minimize visual disruption and glare, and give the illusion of smaller horizontal surfaces,
particularly of the large retail buildings.
t
Responsibility:
Timing:
Project Sponsor
Prior to issuance of building permits
• Verification: City of Arroyo Grande Building and Fire Department
City of A.rroyo Grande Community Development Department
Mitigation:
38. Submit design guidelines that provide that onsite advertising signs, fences, walls and entry
gates shall be consistent with applicable Arroyo Grande Codes and standards, except as
otherwise approved, and the scale, color, and shape of the project.
• Responsibility: Project Sponsor
17
• Timing:
• Verification:
Prior to issuance of building permits
City of Arroyo Grande Building and Fire Department
City of Arroyo Grande Community Development Department
Mitigation:
39. Submit design guidelines that provide that non-reflective materials, subdued colors, and
downward directed lighting that does not create off-site glare shall be implemented subject to
the approval of the Arroyo Grande Community Development Director.
• Responsibility:
• Timing:
• Verificatiori:
Project Sponsor
Prior to issuance of building permits
City of Arroyo Grande Building and Fire Department
City of A.rroyo Grande Community Development Department
Mitigation:
40. Submit a lighting plan subject to the review and approval of the Arroyo Grande Community
Development Director. The type, height, and spacing of security lighting, parking lot
lighting, and advertising lighting shall conform to City standards. In particular, parking lot
and advertising lights shall be directed downward and be of minimum intensity necessary for
proper safety lighting, and not overly bright:
• Responsibility:
• Timuing:
• Verificatiott:
Project Sponsor
Prior to issuance of building permits
City bf Arroyo Grande Police Department
City of Arroyo Grande Community Development Department
18
��
L�
ATTACHMENT "B"
STATEMENT OF OVERRIDING CONSIDERATIONS
BACKGROUND
The California Environmental Quality Act (CEQA) and the State EIR Guidelines
promulgated pursuant tliereto provide:
"(a) CEQA requires the decision maker to balaiice the benefits of a�
proposed project against its unavoidable environmental risks in
determining wl�ether to approve the project. If the benefits of the
proposed project outweigh ttie unavoidable adverse environmental
effects, the adverse environmental effects, may be considered.
`acceptable.'
(b) W}�ere the decision of the public agency allows the occurrence
of significant effects which are identified in the final EIR but are
not at least substantially mitigated, the agency shall state in writing
the specific reaso►is to support its action based on tl�e final EIR
and/or other infonnation in the record. This statement may be
'"�'����` necessary if the agency also makes the finding under Section
15091 (a)(2) or (a)(3).
(c) If an agency makes a statement of overriding considerations,
the statement should be included in the record of the project
approval and should be mentioned in the Notice af Determination
(Section 15093 of the Guidelines)."
The Planning Commission of tl�e City of Anoyo Grande recommends to t}�e City Council that
the City Council approve tl�e Grande Plaza project. Because the proposed actions constitute a
project under CEQA and the State Guidelines, tlie City has prepared an Environmental Impact
Report (EIR). Several environmental impacts have been identified that will result from the
project that cannot feasibly be mitigated to a level of insignificance. Adverse unavoidable
environmental impacts will effect:
Air Quality. The Grande Plaza project will result in pollution exceeding the
established air quality thresholds for San Luis Obispo County, even with the
implementation of all feasible mitigation measures.
Traffic. Although the appiicant will be installing project specific road
improvements and paying fees for their share of future road improvements to
address long term traffic circulation issues, it is possible that there may be an
interim period prior to the installation of said facilities when this project will
`-
contribute to the cumulative increase in traffic resulting in intersections and/or
street sections with traffic volumes above usual City standards. Furthenmore, the �
ELR found that impacts for side street turn movements at the Grand Avenue/West
Branch Street and Grand AvenueBrisco Road intersections will be significant and
that there are no feasible mitigation measures that can be incorporated into the
subject project to reduce these impacts to less than significant levels.
The EIR and staff analysis suggested that the required changes to the street system
would be expensive and disruptive, and not commensurate with the impacts
expected. Impact fees will be required which may help provide long term
solutions, but reduction of impacts to less than significant levels is not foreseeably
ensured.
1Voise. The constzuction of this project will cause short-term noise impacts on
nearby residents and possibly, the school. All feasible mitigation measures to
reduce construction noise have been incorporated to reduce short-tertn
construction noise, however; construction noise impacts will still result from this
project and may be significant.
Noise from truck deliveries and from parking lot sweepers may itnpact nearby
residents. The EIR includes mitigations to prohibit these activities between 10
� pm and 7 am. Despite these mitigations, noise impacts may still occur, and could
be �onsidered significant by residents. � �
f�;?,
1
The following overriding consideratior�s are provided against which these unavoidable adverse
impacts are balanced in reaching a decision on this project. These remaining unavbidable
adverse impacts are found acceptable given the mitigations, conditions and overriding
considerations contained in this Resolution.
Overriding Considerations:
Although the Grande Plaza will result in unavoidable adverse environmental impacts, the
following substantial benefits are expected to be realized, overriding the City's concern about
unavoidable and significant environmental impacts a�id warranting approval ofthe project.
1) T'he new center will afford new local sliopping oppvrtunities for citizens of
Anoyo Grande and the Five Cities area; not only will tl�is increase convenience
but may reduce commuting and travel for shoppirtg.
2) The proposed project is likely to generate a large number of jobs. Using
multipliers referenced in a City of Napa "General Plan Update, Concept Report" .
(1994), we would expect between about 1,000 and 1030 jobs from a 350,000
square foot retail center. Using information csn the the Gottshalks in San Luis
�bispo a��d the WalIVlart ir� Paso Robles, slightly more modest multipliers were
estimated, but still projected jobs between about 820 and 850. (�
i � �
�
3) The project is expected to generate significant net fiscal benefits to the City.
[Jsing multipliers based ona review of the Urba�i Land Institute's "Dollars and
Cents of Shopping Centers", a project of about 350,000 square feet could generate
as mucli as $700,000 or more in sales tax per year. W}iile tl�ere are service costs �
associated witli commercial projects sucli as this, analyses indicate tliat the net
revenues will be significant. For example, a report prepared for a similarly sized
project in the City of Guad�lu��e suggested tliat the net revenues to lhat city would
exceed $360,000 per year ("DJ Farms Specific P(an, Tectinical Appendix", Cily
of Guadalupe, 1993). Anottier example is a liypotlietical 500,000 square foot
cominercial center proposed in Atascadero. Adjusting to a size of about 350,000
square feet to more closely match the GenCom proposal, the estirnated net
revenues are approximately $385,OU0 per year ("DEIR for tl�e Soutli Atascadero
USL Extension", City of Atascadero, 1996.). Thus, it would appear tl�at a net
benefit of between $300,000 and $400,000 per year to the ArTOyo Grande genei•al
fund would be likely from a project of tliis size and type after buildout.
�
r
j
� �
� �_ �� �
`---��•'
_ ��/ �
�