PC R 96-1566RCSULUTION NO. 96-1566
A R�SOLUTION OI+ TI�E PLANNING COMMISSION OF
TIIE CITY Or ARROYO GRAND� RECOMMENDING
THAT THE CITY COUNCIL APPROVE PLANNED
D�VLLOPM�N1' �RDINANCE CAS� NO. 96-001;
CONDITIONAL US� P�RMI1' CAS� NO. 96-541;
TENTATIVE TRACT MAY 2220 AND PLANNED SIGN
1'ROGRAM 96-118, APPLI�U FOIZ BY G�NCOM, INC. FOR
AN A1'PROXIMA'1'�LY 45 ACRE SIT� A'1 W�ST I3RANCI-I
STR��T AND RANCIIO PARKWAY, RCFEItR�D TO AS
GRANDE PLAZA
WIIER�AS, GenCom, Inc. (tlie "Applicant") has submitted applications to tl�e City of
Arroyo Grande for a planned development ordinance amendment; conditional use permit
(specific development plan); tentative tract map and a planned sign program for an
approximately 45 acre site located at West Branch Slreet and Ranctio Parkway, referred to as
Grande Plaza; and
WI�I�R�AS, the Planning Commission of the City of Arroyo Grande has �prepared an
Environmental Impact Report (EIR) for the Grande Plaza; and
WI a Draft Environmental Impact Report was prepared and circulated for
public review in accordance witl� CEQA and ti�e City's local CEQA guidelines; and
WIIER�AS, the Planning Commission of the City of Arroyo Grande held public
liearings on April 16, May 24, June 4, and June 20, 1996 to consider tl�e request and allowed
all interested persons tl�e opportunity to be llearci; and
WIIEItEAS, a Final �nvironmental Impact Report was prepared which incorporates
written responses to comments received on the Draft EIR in accordance with CEQA and the
City's local CEQA guidelines; and
WII�R�AS, adverse environmencal impacts are mitigated to the maximum extent feasible
by the mitigation measures described in the Final Environmental Lnpact Report, and no
additional environmental review is required ptirsuant to Section 15162 of tt�e State CEQA
Guidelines; and
WHLR�AS, the Planning Commission has reviewed and considered the informalion
contained in tl�e Final Environmental Impact Report, written and oral staff reports. Additional
information supporting tl�e following findings is provided in Attachment "B". Written reports
are incorporated by tl�is reference.
I'la��ned Develop�nent Ordinance Tindiugs:
l. The proposed planned development ordinance rezone from General Commercial to
Planned Development (PU) is consistent wilh �the goals, objectives, policies, and
programs of tl�e General Plan, and is necessary and desirable to implement the provisions
of tf�e General Plan.
Resolution No. 96-15G6
Planued Development Ordivance Case No. 9G-001;
Condition�tl Use Permit Case No. 96-541;
Tent�t.ive Tract M�p 2220 and
Planned Sign Progr�m 96-118
GenCom, Inc.
June 20, 199G
P�ge 2
2.
The proposed planned development ordinance rezone will not adversely affect the public
heafth, safety, and welfare or result in an illogical land use pattern.
3
The proposecl planned development ordinance rezone is consistent with the purpose and
intent of Title 9.
4. The potential environmental impacts of the proposed planned develc�p�nent ordinance
rezvne are incignificant, or fliere are overriding considerations tl�at outweigh the potential
impacts.
PD Specific Plan Findi��gs:
1. The proposed specific development plan is consister�t witli the goals, ol�jectives policies
and programs of the Arroyo Grande General Plan.
Fa
3
The proposed specific development plan will not adversely affect the public health,
safety, or welfare, or result in at� illogical land use pattern.
Tlie proposed specific development plan is necessary and desirable in order to implement
tlie provisions of the General Plan.
4. The development standards contained in the specific development plan will result in a
superior develvpment to tt�at wl�ich would occur using standard zoning �and developmer�t
regulations.
Tentntive 'Tr�ct M�p T'indings:
l. The proposed Tentative Tract Map 2220 is consistent with goals, objectives, policies,
plans, progra�ns, intent, and requirements of the Arroyo Grande General Plan, as well
as any applic,�ble Speci#'ic Plan, and the requirements of Title 9.
2.
3.
The site for proposed Tentative Tract Map 2220 is physically suitable fdr tl�e type of
development proposed.
'I'he site for proposed Tentative 'I'ract Map 2220 is physically suited for the proposed
density of deve(opment.
4. Tt�e design of Tentative Tract Map 2220 and tfie proposed improvements are not likely
to cause substantial environi�ental damage or suUstantially and avoidably injure fish or
wildlife br tl�eir habitat.
5. The design of tl�e subdivision for Tentative Tract Map 2220 and tlie type of
improVements are not likely to cai�se serious public healtll problems.
Resolut.iou No. 96-1566
Pl�nued Developmeut Ordinance Gase No. 9b-001;
Conditional Use Permit Case No. 96-541;
Tentltive Tract Map 2220 �nd
Planned Sign Program 96-118
GenCom, L�c.
June 20, 1996
Page 3
6. The design of t}ie Tentative Tract Map 2220 or the type of improvements will not
conflict with easements acquired by tf�e public at large for access tt�rough, or use of,
property within the proposed Tentative Tract Map or tl�at alternate easements will be
substantially equivalent to ones previously acquired by the public.
7. Tl�e discl�arge of waste from tl�e proposed subdivision i►i an existing community sewer
system will tiot result in violation of existing requirements as prescribed in Division 7
(commencing will� Section 13000) of tl�e California Water Code. Tt�e existing waste
discharge sewer system can accommodate the wastes that may result from this project.
8. Adequale p�iblic services and facilities exist or will be provided as the result of the
proposed Tentative Tract Map 2220 to support project development.
Planned Sign Program Tindings: ,
1. The proposed signs as conditioned, are consistent witli tl�e goals, objectives, policies and
programs of the Arroyo Grande General Plan. Additional review of signage by the staff
and Architectural Advisory Committee is reqi�ired prior to approval. Said review will
be pursuant to project-specific design guidelines wl�ich are reqtiirecl by the PD approval.
2. The proposed signs conform to the applicable development standarcis as modified by tl�e
PD Specific Plan, and provisions of this Title and will not be detrimental to lhe public
healtl�, safety or welfare.
3. The physical location or placement of signs are compatible with the surrounding
neigliborlioocl and does not pose a safety risk.
NOW, TII�R�FOR�, B� IT R�SOLV�D by the Planning Commission of the City
of Arroyo Grancle as follows:
1. The Planning Commission recommends certification that tlie Environmental
Impact Report tias been prepared and completed in compliance with CEQA, the
State CEQA Guidelines, and the City's Rules and Procedures.
2. The Planning Commission hereUy slates that the information contained in the final
EIR has been reviewed and considered by the members of the Planning
Commission.
3. The Planning Commission hereby recommends to the City Council to approve the
applications submitted by GenCom, Inc. for a planned development ordinance
amendment; conditional use permit (specific development plan); tentative tract
map and a planned sign program, subject to the Conditions of Approval in
Attachment "A".
Resol�tion No. 9G-ISGG
Planned Development Ordin�nce Case No. 9G-001;
Conditional Use Permit C�se No. 96-541;
Tentative Tract M�p 2220 ���d
Pl�uned Sign Progr�m 96-118
GenCom, Inc.
June 20, 1996
Page 4
On motion by Commissioner Lubin, seconded by Comrnissioner Beck, and by the
following roll call vote, td w�t:
AYTS: Commissioners Lubin, Beck, Soto, Deviny, Tappan and Keen
NOES: Commissioner Carr
ABSENT: None
tl�e foregoing Resolulion was adopted tl�is 2011� day of June, 1996.
A�'TI:ST:
1
���;� � ��
L-u�c�le Breese, Comnussion Clerk
AS T CONT�NT:
;(� �
��
�� �
Jo esn, Cha on
Doreen Liberto-�131anck, Coms�iunity Development Director
PD Ordinance Case No. 96-001; ATTACHMENT A
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
DRAF'T CONDITIONS OF APPROVAL
a►1C: •�►1 �
�1I_t/_ 1_ �'1/._ 1_':: ►/ \
I. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to tlus project.
The applicant shall comply with all conditions of approval for the following applications:
Planned Development Ordinance Case No. 96-001; Conditional Use Permit Case No. 96-
541 (Specific Development Plan); Tentative Tract Map No. 2220; Planned Sign Program
Case 96- I I 8.
3. These applications shall automatically expire on [date of adoption], uriless a building
pern�it 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. The
tentative map approval shall automatically expire on [date of adoption], unless the final
map is recorded or an extension is granted pursuant to Section 9-02.140.C. of the
Development Code.
4. One year after the issuance of a final certificate of occupancy, the applications shall be
reviewed by the Traffic Committee and the City Council for traf�ic impacts on Rancho
Parkway and Camino Mercado, to determine if the portion of Camino Mercado between
the entrance on Camino Mercado and Rancho Parkway should be converted to a one way
street (west). A public hearing shall be required to review this issue. The applicant shall
deposit with the City a bond or other security equal to the cost of such conversion as
determined by the Public Works Director. This bond or security shall be released if the
one-way street is deemed not necessary.
Development shall occur in substantial conforn�ance witt� the plans presented to the
Planning Commission at tl�e meeting of [date of adoption] and marked "Exhibit "A", and
E�chibits "C" through "E".
6. The applicant shall agree to 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 anyway relating to the implementation thereof, or in the alternative, to
relinquish such approval. The applicant shall reimburse the City, its agents, officers, or �
-1-
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCotn, Inc. - Grande Plaza Shopping Center
employees, for any court costs and attorney's fee's whrch 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 telieve applicant of his/her obligations under this condition.
7. Prior to issuance of a certificate of occupancy, for the first building the developer shall
provide mail receptacles for the units as required by the Postmaster of the Pismo Beach
Post Office.
_�
Prior to issuance of grading permit and during construction the applicant shall
comply with the provisions of Ordinance 431 C.S., the Community 1'ree Oxdinance.
. �
� .: - ► :-- :.
9. Prior to final inspection the applicant shall pay the applicable Transportation Facilities
Development Impact Fee as required by Acroyo Grande Municipal Code Section 3-2.501
et. seq., as may be updated in.00njunction with the revised Circutation Element due to be
adopted in 1996-1997. (Th� payment of updated fee arr�ounts is required as a mitigation
measure under CEQA.) If the impact fees have not been revised to reflect changes related
to the updated Circulation Eleme�t, applicant shall pay fees equal to 150% of fees in effect
at the time of final inspection. Once updated fee amounts are adopted, fees paid for future
pl�ases shall be discounted if any overpayment occurs. � ' �
10. Prior to final inspecdon, the applicant shall pay the applicable Traffic Signalization Fees
as required by Municipal Code Section 3-2.3, et.seq. Said fees may be reduced by the
costs of installing traffic signals required by this approval.
--.. . 1 �
I 1. Prior to issuance of a building pernvit, an exterior lighting plan and site lighting footcandle
plan shalt be prepared subject to the review and approval of the Community Development
and Police Departments whic� shall comply with the provisions of Development Code
Sections 9-12.070 C(3) and�9-]0.080.
-2-
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Ten[ative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
� �---
12. Construction shall be limited to between the hours of 7:00 am and 6:00 pm on non-holiday
weekdays, and on Saturdays to between the hours 8:00 am and 6:00 pm. The operation of
heavy equipment in the area of the project to the southeast of Rancho Parkway, adjacent
to the school shall be limited to operation during the summer months, or required to install
temporary noise barriers. If operation during school year is necessary, suct� operation
shall be afler regular school hours. Extended hours may be approved by the Public Works
Director with ttie concurrence of the ST. Patrick's School administration. Prior to such
. grading, a noise abatement plan shall be subcnitted to the Community Development
Director for approval.
� •'u _ ��-
13. Development shall conform with the adopted zoning requirements except as otherwise
approved.
14. Signage shall be subject to the requirements of Development Code Chapter 9-13. An
exception shall be granted for this project to exceed sign standards as follows: all center
identification signs may be up to, but not exceed twenty (20) feet in height and three
hundred (3U0) square feet in sign area. �
15. Prior to issuance of a certificate of occupancy for all buildings, 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. A11 roof-mounted equipment which generates noise, solid
particles, odors, etcetera, shall cause the objectionable material to be directed away from
residential properties. A plan for the treatment of roof tops shall be submitted to the
Community Development Department prior to issuance of building permit. Fire
Department connections shall be separate from double-defector check valve assemblies to
allow screening of the double defector check valve assembly.
16. The applicant shall submit revised Design Review Guidelines to be approved by the
Architectural Advisory Committee, prior to the issuance of first building permits. The
Design Review Guidelines shall include the architectural style permitted; and the colors;
materials and structural design details allowed. Prior to issuance of any building permits,
=3-
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center .
the design of all structures, including screening and retaining wall design, shall be subject
to review by the Community Development Director for co�sistency with the approved
guidelines. The D'uector may refer said designs to the A.AC for their review and
recommendations.
17. Setbacks and lot coverage and maximum building footprints shall be as shown on the
development plans, Exlubit "A," except as specifically modified by these conditions.
18. All parking spaces adjacent to a wall, fence, or property line shall have a minimum width
of 11 feet.
19. All planted areas shall be separated from driveway by concrete curbs.
20. The developer shall comply with Development Code Chapter 9-04, "Land Divisions."
21. The developer shall comply with Development Code Chapter 9-14, "Dedications, Fees and
Reservations."
22. Prior to issuance of certificate of occupancy of first building, the developer shall comply
with Developmen� Code Sections 9-10.070, "Fences, Walls and Hedges"; 9-10.080,,
"Lighting"; 9-10.11�, "Performance Standards"; and 9-10.120 "Screening Requirements."
23. Prior to issuance of grading or building permits, the developer shall comply with
Development Code, Chapter 9-12, "Parking and Loading Requirements." •
24. Prior to paint or stucco color coat being applied to at�y building, the applicant shall paint a
test patch on the building ineluding all colors. The rema�nder of the building may not be
painted until inspeated by the Architectural Advisory Committee and the Community
Development Department or Building and �ire Department to verify that colors are
consistent with the approved color board. A 48 hour notice is required for this inspection.
.
•1 u: : : .. u
25. Prior to recordation of the final map, a joint maintenance agreement for all shared
facilities including: common driveways; open space areas; sewer lines; storm drains etc.,
shall be submitted for review and approval of the City Attqmey. The joint maintenance
agreement shall be recorded concurrently with the fin�l/parcel map.
-4-
PD Ordinance Case No. 96-001; �
Conditional Use Pernvt Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
:• �� c_
26. Prior to recordation of the final map, the applicant shall bond for conversion of the
portion of Camino Mercado between the entrance on Camino Mercado and Rancho
Parkway as a one way street. See also Condition 4.
i.ANDSCAPING
27. Prior to issuance of a building permit, a landscaping and irrigation plan shall be
prepared by a licensed landscape architect subject to review and approval by the Planning
Commission, Community Development, Police, Building and Fire, and Parks and
Recreation Departments. The landscaping plan shall include the following:
(1) Tree staking, soil preparation and planting detail;
(2) The use of landscaping to screen ground-mounied utility and mechanical
equipment; �
(3) The required landscaping and improvements. This includes:
(a) Deep root planters shall be included in areas where trees are within five
feet (5') of asphalt or concrete surfaces and curbs; �
(b) Water conservation practices including the use of low flow heads, drip
irri�ation, mulch, gravel, drought tolerant plants and mulches shall be
incorporated into the landscaping plan;
(c) All slopes 2: I or greater shall have jute mesh, nylon mesh or equivalent
material; �
(d) An automated irrigation system;
(4) The size, type and location of all plant materials;
(5) The type and location of all paving and furniture, including benches, fountains, or
other features.
(6) Treatment of all unbuilt pads.
-5-
PD �rdinance Case No. 96-001;
Conditional LJse Permit Case No. 96-541 (Specific Development I'lan);
Tentative Tract Map No. 2220; and
P(anned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
• � �
28. Prior to issuance of a building permit for each building, a site plan shall be submitted
. identifying the location of all trash containers, for review and approval by the Public
Works Department and the Community Development Department. '
29. In such cases where trash bin enclosures are to be installed abutting structures, the
common wall shall be of a noncombustible masonry type material with no openings for
vents or windows.
30. Interior vehicle travelways shall be designed to be capable of withstanding loads imposed
by trash trucks.
tINDERGROLTND LITILIT'IES
31. Prior to recordaHon of the tract map, the developer shall comply with Development
Code Chapter 9-15, "Improvennents". All new and onsite utilities shall be underground.
� ..�r�r•r.�.���c•�.��
32. The applicant shall install landscape screening along West Branch in front of tf�e detention
basin to buffer the view of the detention basin from public view.
Landscape screening shall also be required along the west side of Rancho Parkway, at
varying heights to buffer the view of the buildings and parking lot from the adjacent
residences. To protect the views of the adjacent residences, trees shall be clustered to
afford views or by the selection of species that because of height or canopy density will
afford views of the horizon. Landscaping in this area shall conform to the landscape pians
approved by the Planrung Commission and the Directbr �f Parks and Recreation. .
Significant landscape screening shall be placed adjacent to the east wall of Major tenant
VII and the rear loading areas, to reduce visibility of the center from the adj�cent
residences.
33. Prior to issuance of a building permit for major tenant VII, a plan for the treatment of all
loading areas and storage areas shall be submitted to the Comrraunity Development
Director. Said plan shall ensure that such areas are screened from view by the residents on
Rancho Parkway.
�
PD Ordinance Case No. 96-001;
Conditional Use Pernut Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
34. All buildings shall not exceed thirty (30) feet in height and shall not block the views from
the adjacent residences to the west. Grading cut and fill slopes shall be in conformance
with the approved grading plan shown in Exlubit "A."
35. The parking lot site plan shall be revised to show additional landscaping. Emphasis shall
be on planters �with trees to break up aisles of parking spaces. The revision shall be
indicated in tl�e landscaping plan required by Condition 27.
36. Per Title 24, Section 2-7102 of the State Disabled Access Regulations, the parking lot
shall provide seven (7) handicapped parking spaces for the first five hundred (500), and
one (1) parking space for each additional two hundred (200).
37. The applicant shall install a sidewalk separated by a landscaped parkway extending the
project length of Rancho Parkway and Camino Mercado. The location and design of said
sidewalk and parkway shall be subject to review and approval by tl�e City Engineer.
38. Prior to issuance of building permits, a revised circulation plan shall be submitted showing
� the location for a transit turnout. It shall be located on a street frontage or in the project
parking lot, the location and design shall be subject to review and approval of the
Community Development Director; afler review and recommendation by the Director of
SCAT and SLRTA. At least 26 parking spaces shall be designated and signed as a park
and ride lot. Bicycle racks shall be installed at the equivalent of three (3) percent of the
total amount of parking spaces.
39. Prior to recordation of the final map, the applicant shall submit a Transportation Demand
Management program to reduce single-occupant car transportation, to be approved by the
Community Development Department Director.
': :.. : ► / .:._ `.. :.. �► 1. ':.: 1I ► • / � �
These features shall be reflected on a revised site plan subject to review and approval of the Parks
and Recreation Director and Coiiununity Development Director.
Landscaping:
40. The developer shall pay the current street tree planting fee/deposit. One 15 gallon size or
larger street tree is required for every fifly (50') feet of project frontage. Prior to issuance
of the certificate of occupancy, tlie developer, with the approval of the Park and
-7-
PD Ordinance Case No. 96-001;
Conditional Use Permtt Case No. 96-541 (Specific Developme�t P(an);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - GraAde Plaza Shopping Center
Recreation Director, may install all 15 gallon trees and receive a refund of deposit.
Additionally, developer st�all pay an appropriate deposit to cover installation of irrigation,
landscaping, street tree planting materials, as determined by the Parks and Reereation
Director and Community Deve(opment Director. Additional conditions regarding tree
species allowed are as follows:
(a) Very few pines to be used in landscaping plan, due to pine pitch canker disease in
area.
(b) No Laurel �'igs tv be included in landscape areas adjacent to sidewalks, parking
lots, buildings, curbs.
Tree Preservation/Tree Removal Plan:
41. Prior to issuance of a grading or building permit, the developer shall submit a tree
preservation and tree removal plan to the Director of Parks and Recreation/City Arborist
for undeveloped parcels or lots with trees. The plan shall include tk�e location, size and
specie of all trees located on the lot or on adjoining lots, where develo�ment could affect
tt�e roots or limbs on trees or adjacent property.
42. All significant trees to be removed as designated by the Director of Par�CS and
Recreation/City Arborist shall be replaced at a 3:1 ratio ar�d planted on site. 1�Vith the
approval of the parks and Recreation Director, tree removal shall be rrtitigated by planting
on site, off-site, or p2yment of in-lieu fees (at the current streef 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.
43. Prior to issuance of a grading permit, all trees to remair� 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 frorri tlie trunk of the tree.
44. All trees on the construction site to be preserved shall be protected under the conditions of
the Cominunity Tree Ordinance (431 C. S.) which include but are not limited to:
(a) No mechanical trencl�ing 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.
:
PD Ordinance Case No. 96-001; �
Conditional Use Pernut Case No. 96-541 (Specific Development Plan);
T'entative Tract Map No. 2220; and
Planned Sign Prograrn
GenCom, Inc. - Grande Plaza Shopping Center
(c)
(d)
No grading shall occur under a trees dripline, unless approved by the Parks and
Recreation Director.
A five foot (5') protective fence shall be constructed a minimum of 8' from the
trunk of each tree.
45. All trees to be pruned, shall be pruned under supervision of a Certified Arborist using the
International Society of Agricultural Pruning Standards.
Special Conditions:
46. "I�ie method of maintenance of detention basin shall be included on the plans (developer is
responsible for installation, operation, planting and maintenance of all landscaped areas,
private or public property).
47. Developer shall provide design details (or vendor specifications) for all streetscape items
(planters, waste containers, benches, bicycle racks etc.) with first building permit
applications.
48. A deposit shall be required to cover the installation of irrigation, landscaping, and plant
materials (relocation) based upon the estimate of costs to be paid for and provided by the
developer. See condition 26.
49. Parking lot design shall include provisions for oversized, recreational vehicle parking
spaces; location and design shall be subject to review and approval of the Parks and
Recreation Director.
'�_ 1_..':._t..u__ • 1. �►
50. Prior to issuance of certificate of occupancy for first building, the applicant shall post
handicapped parking, per Police Department requirements.
51. � Prior to issuance of certificate of occupancy for each building, the developer shall install a
burglary (or robbery) alarm system per Police Department guidelines, and pay the Police
Department alarm permi[ application fee of ($30.00).
�
�
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Speci�� Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Centei
Special Conditions:
52. Driveways on West Branch shall be prohibited for the proposed restaurant site at corner of
West Branch and Rancho Parkway. .
: _ � � :- ! - - .c _ � 7:�:��i�►�i IrK�7�►j�i
53. Prior to issuance of certificate of occupancy for each building, all addresses shall be clearly
visible on individual huildings.
UBC/UFC:
54. The project shall comply with fhe most recent editions of tl�e California State Fire and
Building codes and the Uniform Building and Fire Codes as adopted,by tfie City of Arroyo
Grande.
55. All roofs shall be class "A".
Fire Lanes:
56. Fire lanes access roads must be installed prior to constntction of first buils3ing.
57. All fire lanes must be posted and enforced, per Police Department and Fire Department
guidelines. �
Construction Tax:
58. Prior to issuance of building permits, applicant shall pay a construction ta�c pursuant to
Article 5, Chapter 3, Title 3 of the A.rroyo Grande Mu�icipal Code.
Fire Hydrants:
59. Prior to importation of lumber on the site, fire hydrants shall be installed, per Fire
Department and Public Works Department standards.
Abandonrnents/Non-Conforming:
60. Prior to issuance of first grading permit or building permit, whichever occurs first,
-10-
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (�pecific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. -�'irande Plaza Shopping Center
applicant shall show proof of properly abandoning all non-conforming items such as septic
tanks, wells, underground piping and other undesii conditions.
Security Key Box:
61. Prior to issuance of a certificate of occupancy for each building, applicant must provide
approved "security key vault" per Building and Fire Department guidelines.
Fire Sprinkler:
62. Prior to issuance of a certificate of occupancy, all buildings must be fully sprinklered per
Building and Fire Department guidelines.
Opticotn Device:
63. An opticom traffic signal pre-emption device shall be installed that meets Building and Fire
Department requirements, where traffic signals are installed.
Demolition Permit/Retaining Walls:
64
65
Prior to issuance of a building permit, a demolition permit must be applied for, approved
and issued for Sizzler relocation.
Separate permits must be obtained for retaining walls.
Fire Flow:
66. Project shall have a fire flow of 2,000 gpm for a duration of 4 hours.
Other Permits:
67. Prior to issuance of a building permit, County Health Department approval is required for
all back flow prevention devices and restaurants.
Compaction Test:
68. Prior to concrete pour inspection, compaction tests are required for all footings.
-11-
PD Ordinac�ce Case No. 96-061;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
Electrical Conduit:
69. Etectrica� conduit shall have a separate ground wire installed.
Special Conditions:
70. Must comply with Article 87 of the UFC during construction.
� ' - �:�_. 1__':_�.Iu._ � 1 �
All conditions of approval herein specified, unless otherwise noted, are to be
complied witl� prior to the filing of the map.
Streets:
_ 71. The applicant shall offer for dedication to the public by ce�tificate on the map or by
separate document road widening as may be required on Camino Mercado, Rancho
Parkway and West Branch Street as required by the traffic report, or the �irector of
Public Works.
72. The intersection of West Branch and Rancho Parkway shall be designed in �ccordance
with City Standards or as directed by the Director of Pvbtic Wor�CS.
73. Access shall be denied to lots 4, 5, 6, 7, and 8 from Camino Mercado and lots 8, 9, 10, I 1
12, 13, and 16 from Rancho Parkway, and lots 2, 11 and 16 from West Branch Street, and
this shall be by certificate and destgnation on the map.
74. A private easement be reserved on the map or by separate document for shared access and
parking on all lots, including the existing Festival Theater parking lot and p�rcel.
75. Improvements required for project development witl include street paving, curb, gutter,
street lights, sidewalks, landscaping, the required utilities, grading, drainage and conduits
for signalized cross walk on Rancho Parkway. �
76. Prior to street paving, all underground improvements required for development of parcels
within Tract 2220 sl�all be installed.
-12-
��
, ,
LJ
PD Ordinance Case No. 96-001; ,
Conditional Use Perniit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grancie Plaza Shopping Center
Grading:
77. All grading shall be done in conformance with Grading Ordinance 303 C.S.
Improvements:
78. All public improvements shall be designed in accordance with City specifications and
standards, including the following: �
a. Street plan and profile:
b. Drainage ditches, culverts, and other structures (if drainage calculation requir.e):
c. Water plan:
d. . Sewer plan:
e. Grading and erosion contro( plan for subdivision related improvements:
f. Provide necessary easements to alI water and sewer mains and stonn drains.
79. Prior to approval of grading and improvement plans, the applicant shall enter into an
a�•eement with the City for inspection of said improvements.
Water:
80. Fire hydrants shall be installed at minimum of intervals along all public streets and on site
subject to approval of the Fire Cliief.
Sewer:
81. The subdivider shall install sewer laterals to each buildable lot shown on the tentative map
at a size appropriate for proposed use. The ininimum size shall be calculated and
submitted to ttie Public Works Director for approval.
82. Abandonment of existing sewer and drainage easement shall be in accordance with
applicable provisions of the subdivision map�act.
83. The applicant is in the process of revising the Preliminary Plans for water, sewer and
stonn drains. The revised Plans shall be subject tot he approval of the Public Works
Director.
84. City will not take maintenance of on-site storm drains installed by tlus project.
-13-
�
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
T'entative Tract Map I�io. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Sl�opping Center
Ju►y y. 19;�u
„ � .
Storm Drainage:
85. An on-site grading ptan incorporating a retarding basin with discharge to a point of
discharge approved by the City Engineer, will be required upon development in
accordance with Public Works and Community Development requirements.
86. Prior to recordation of the.final map, the retardation basin shall be fully constructed in
accordance witl� approved plan or bonded for, and shall be constructed and functional
prior to is$uance of any permit to any parcel within TracF 2220.
87. A funding arrangement �'or the perpetual maintenance of the retarding basin shall be
submitted to the City for review and approval. Any maintenance agreement required for
said funding arrangement shall be recorded simultaneously with the recordation of the final
map. A copy of the recorded document shall be submitted to the City.
88. The Public Improvement Plan submittal shall include landscaping and irrigation plans for
tt�e retardation basin, if the basin is to Ue maintained as part of a City landscape
' maintenance district. The applicant's Engineer shall submit three (3) ptints of the
landscaping and imgatio� plans t0 the Public Works Department for checking purposes (1
set for Community Development, 1 set for Parks and Recreation). The landscape plans
will be part of the Public Improvement Plans, as reproducible mylar prints.
89. The applicant shall provide on-site retardation facilities designed and constructed to Public
Works and Community Development requirements prirn to recordation of final/parcel .
map. The facilities shall be designed to accommodate the increased drainage water flow
of a 100 year storm event as a result of new development.
Public Utilities:
90. All new public utilities shall be undergrounded to comply with the Development Code.
91. All existing on-site public utilities shall be placed underground.
92. Prior to occupancy of any parcel within tract 2220, all public utilities shall be operational.
93. At time of Public Imp�ovement Plan review, plans shall be submitted to al] app(icabie
public utility companies including but not limited to I�acific Gas and Electric (P.G. & E.),
( General Telephone (G.T.E.), Cable TV and Southern California Gas Company for review.
-14-
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; a►id
Planned Sign Program
GeuCom, Inc. - Grande Plaza Shopping Center
,:...,... ,
Comments from the utilities regarding required easements, transformer locations, etc. shall
be forwarded to Public Works Department for review and approval.
Easements/Dedications:
94. A Public Utility, Cable TV, and Telephone easement shall be dedicated in a size and
location approved by the Public Works Dept. All public utility easements shall be shown
on the irrap.
95. The applicant shall dedicate pedestrian access and traffic control device easements at all
signal controlled intersections. The easement shall follow the Public Utility Easement, as
applicable, from curb return to curb return.
96. Retarding basins st�all be dedicated on the final map as drainage easements, common to all
lots within Tract 2220 and areas tributary outside of Tract 2220.
97. All easements to be abandoned �by the map (Government Code Section 66499.20) shall be
clearly identified as such with City-approved notation on the tentative and final map.
Soil Testing:
98. Prior to approval of tract map, a preliminary soils report, prepared by a civil engineer
registered in this state, and based upon adequate test borings, shall be required and
. submitted to Public Works Depanment to comply with Government Code 66490
(Subdivision Map Act). �
99. Prior to approval of Improvement Plans, a soil analysis will be required for the
determination of street structural sections.
Fees:
100. Applicants st�all pay engineering fees, per Resolution 2470.
Bonds/Surety:
1 U l. Faithful Performance -] 00% of the approved estimated cost of all public improvements.
102. Labor & Materials - 50% of the approved cost estimate.
-15-
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and �
Planned Sign Program '
GenCom, Inc. - Grande Plaza SF�opping Center
�
`/ _ . .
103 One Year Guarantee - 10% of the appr.oved cost estimate.
104. Monumentation - Prior to recordation of the finaUparcel map, amount set by the
developer's engineer and approved by the Public Works Department of the monuments are
to be set and accepted by the City.
105
�.
A grading �nd drainage and sedimentation and erosion control bond if grading is granted
by the City Council during the rairry season.
Prior to recordation of the final map, a current preliminary title report and subdivision
guarantee shall be submitted to the Public Works Director.
107. Public im}�rovement plans prepared by a registered civil ettgineer and approved by the
Public Works Department will be required. Improvernent plans shall include surface
improveriments plan and profile, underground improvements plan and prof�le, and signing
and stripi�g plan for all arterial streets.
108. The Public Improvement Plan submittal shall include landscaping and irrigation plans for
any area of Public right-of-way where landscaping is to be mainta�ned by a City landscape
maintenance district. The Engineer shall submit three (3) prints of the landscaping and
irrigation plans to the Public Works Department�for checking purposes (1 set for the
Community Development Department and 1 set for parks and Recreation). The landscape
plans, when approved, shall be subrnitted to Pubiic Works Department as reproducible
mylar prints. .
109. The developer shall be responsible during construction for cleaning city streets, curbs,
gutters and sidewalks of dirt tracked from the subject site. The flushing of dirt and debris
to storm drain or sanitary sewer facilities shall not be permitted. The cleaning shall be
done after each day's work or as directed by the Director of Public Works or the
Community Development Director.
110. All required improvements shall be designed and constructed in accordance with the City
of Arroyo Grande Standard Specifications and Drawings, including any standards updated
prior to approval of the improvement plans.
Engineering:
1 I 1. After the requested information is added to the plans they shall be resubmitted to the
-16-
n
U
PD Ordinance Case No. 96-001; ,
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; a�d
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
Public Works Department for checking and approval prior to issuance of a building
permit. The following items sliall be incorporated and labeled as proposed or existing, on
the site/utility plan before resubmittal: •
a. Location & sizes of public water, sewer & storm drainage facilities in abutting
street/alleys.
b. Location, quantity & sizes of all proposed/existing sewer & water laterals.
Location, quantity & orientation of trash enclosures.
d. � Show all parcel lines and easements crossing the project site.
e. Sliow the locations and dimensions of all existing driveways and sidewalk.
f. Location of street lights, utility poles, guy wires, telephone facilities, gas lines and
� so forth.
112. All work performed within the State Highway 101 right-of-way requires an encroachment
permit issued by Califomia Department of Transportation. A note to this effect shall
appear on the plans as applicable.
113. Reciprocal access, utility and drainage easements may be required for the subject project
prior to issuance of building pern�its. (Tlie specific easements needed cannot be
determined at this time with the information submitted.)
1 14. Installation of Public Improvements by developer:
a. The developer shall install a handicap ramp on all curb returns at street
intersections.
Water:
115. Backflow prevention devices shall be installed by the applicant on all water services as
required by die Water Superintendent, County health officer or their representatives as
necessary for ttie safety of the water system. Examples of the types of uses requiring
backflow prevention include medical uses, landscape services, on-site plumbing which
incorporates pumps, etc. If in doubt, contact the City Water Superintendent for
-17-
P.D Ordinance Case No. 96-001;
(, Conditional Use Peimit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; a�d
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
determination. Show backflow prevention devices vn building plans at time of submittal.
116. Each water meter will require a separate lateral tv the rriainline. Identify as such on the
building plans.
1 17. If the Fire Department is requiring an on-site fire hydrant, the water main to the fire
hydrant shall be a public facility. This will require public improvement plans prepared by a
registered civil engineer and approved by the Public Works Department. The water line
shall be installed within a 10' wide water line easemer�t.
Special Conditions:
1 18. Developer shall install public improvements on West Branch Street from protect to
Camino Mercado. Precise design and location shall be subject to review and approval by
the Public Works Department.
119
120
121.
Developer shall relocate existing 8" PVC sewer in the bank of retention basin out from the
bank.
Developer shall extend 12" water main in Camino Mercado and provide pressure reducing
valve (PRV) as it connects to the low pressure zone.
Developer shall loop the water main in lot 3 to West Branch Street and loop water mains
in lots 15 and 16 together.
122. No sewer laterals shall be connected direct to manholes.
123.
124.
125.
126.
Developer shall provide for additional water system improvements fvr peak day usage and
fire flow. �
Developer shall submit erosion control, sedimentation control plan as part of master
grading plan.
Loop all water lines, subject to review and approval by'the Public Works Department.
The applicant shall pay for cost recovery for �11 consultgnt plan checking an� processing
fees.
-18-
��
�
L__J
PD Ordii�ance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Te�itative T'ract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Sl�opping Center .
127. This project shall be subject to all mitigation measures in the Final Envirorunental Impact
Report (State Clearinghouse #96011063), wliicli are incorporated herein by this reference.
Minor changes in the impleinentation of said measures may be approved by the discretion
of tl�e Community Development Director if in the Director's opiiiion such changes do not
substantially affect the intent of said mitigation measures.
128. Developer shall provide a pedestrian crossing cotu►ecting the east and west portions of the
project on Rancho Parkway, and it shall have special pavement treatrnent and sigr►age,
desi�n shall be subject to approval of tl�e Public Works Director.
129. Pedestrian walkways between tlie theater and larger retail stores sl�all not be integral with
the roadway, to tlie extent practical.
130. Food service uses sl�all be pennitted along both sides of the corridor between lhe tlieater
and larger re�ail stores; size and location shall Ue subject to approval by the Community
Development Director.
131. A comrnunity perfor�ning arts theater sliall be a pennitted use in this project.
132. Major entry signs at West Branch shall be subject to approval of the Planning
Commission.
133. CCR'S sl�all include provisions for maintenance of �l�e site and landscaping and procedure
for pruning/eliminating trees tl�at obstruct views, signage or parking lot lighting.
134. Approved uses stiall include offices, supern�arkets, and drive-tluough restaurants;
however, the location of any superniarket sliall be limited to that portion of the site west
of Rancho Parkway and any drive-througli restaurant sliall t�e subject to "site plan review"
and approval by ttie Community Development Director.
135. Minor clianges to these conditions and mitigation measures may be approved by the
Community llevelopment� Director, provided tl�at in the Director's opinion, such changes
do not significantly alter tl�e intent of said conditions or mitigations.
�
�L�
ATTACIIMCN'I' "B"
STATEMENT OI�' OV�RItIDING CONSIDCRATIONS
BACICGItOUND
The Ca(ifornia Environmental Quality Act (CEQA) and the State EIR Guidelines
- � promulgated j�ursuant lhereto provicle:
j� "(a) CEQA requires lhe decision rnaker to balai�ce lhe benefits of a�
proposed project against its unavoidable environmental risks in
dete►�»ining whether to approve the project. If the benefits of lhe
proposed project outweigh tlie unavoidable adverse envirQnmental
effects, tlie adverse enviroiune��tal effects, may be considered.
� 'acceptable.'
(b) Wl�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 substa��ti�lly mitigatecl, the ngency shall state in writing
tlie specific reasons to support its action base� on ll�e final EIR
and/or other information in the recorcl. This staternent may be
��i`'����` necessary if the agency also makes the (indi»g under Sectio��
15091 (a)(2) or (a)(3). �
(c) If an agency makes a statement of overriding co�isiclerations,
the statement sl�ould be inclucled in tl�e record of the project
� approval and shoulcl be mentioned in the Notice of Detern�ination
__. (Section 15093 of the Guidelines)."
?he Planning Commission of the City oFArroyo Grancle recommends to the City Council that
�- -� the City Council approve the Grande Plaza proJect. Because tl�e proposed actions coristitute a
project under CEQA and the State Guidelines, the City has prepared an Environmental Impact
Report (EIR). Several enviro�imental impacts have been identified that will result from tl�e
project tl�at cannot feasibly be mitigated to a level oF insignificance. Adverse unavoidable
environlnental impacts will effect: �
Air Quallty, 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 applicant will be installing project specific road
irriprovements and paying fees for their shcve of future roacl improvements to
adcJress long tern� tr�ffic circulation issues, it is possible that tl�ere may be an
interim period prior to tlie instaUation of said facilities when this project wil)
contribute to the cumulative increase in traffic resulting in intersections ancUor
street sections with traffic volumes above usual City standards. Furthermore, the
EIR found tliat impacts For side street turn movements at the Grand Avenue/West
Branch Street and Grand AvenueBrisco Road intersections will be significal�t and
that there ar•e no feasible mitigation measures tliat can be incorporated into tlie
subject project to reduce tl�ese impacts to less tl�an significant levels.
�
The EIR and staff analysis suggested tl�at tl�e required ct�anges to tl�e 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.
Noise. The construction of this project will cause short-tenn noise impacts on
nearby residents and possibly, tl�e scl�oo�. All feasible tnitigation measures to
reduce construction noise have been incorporated to reduce sl�ort-term
construction noisa, however, construction noise impacts will still result from tl�is
project and may be sigi�ificant.
Noise from truck deliveries ai�d from parking lot sweepers may itnpact nearby
residents. The EIR includes mitigations to proliibit tl�ese activities between 10
pm and 7 am . Despite these mitigations, noise impacts may still occur, and could
be considered significant by residents.
The following overriding considerations 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 tl�is Resolution.
Overriding Considerations:
Alttiougti the Grande Plaza will result in unavoidable adverse environmental impacts, tt�e
following substantial benefits are expected to be realized, overriding tlie City's concen� about
unavoidable and significant environinental impacts and warranting approval ofthe project.
1) The new center will afford trew local sliopping opportunities for citizens of
Arroyo Grande and the Five Cities area; not only will tt�is increase convenience
but may reduce commuting and travel for st�opping.
2) Tl�e proposed project is likely to generate a large nutnber of jobs. Using
multipliers referenced in a City of Napa "General Plan Update, Coctcept Report"
' (1994), we wouEd expect betweeit about 1,000 and 1030 jobs From a 350,000
sc�uare foot retail center. Using information on the the Gottslialks in San Luis
�bispo and tl�e WalIvIart ira Paso Robles, sligl�tly more modest multipliers were
estimated, but still projected jobs between about 820 and 850.
/'��_`?ktti
1
�
�
;
;
. ;
3) The project is expected to generate significant net fiscal benefits to the City.
Using niultipliers based ona review of the Urbai� Lar�d Institute's "Dollars and
Cents of Shopping Centers", a project of about 350,000 square feet could generate
as mucl� as $7U0,000 or more in sales tax per year. Wliile tl�ere are service costs •
associated with commercial projects such as this, analyses indicate that the net
revenues will be significant. For example, a report prepared for a similarly sized
project in the City of Guadalupe suggested tl�at lhe net revenues to that city would
exceed $360,000 per year ("DJ Farms Specific Plan, Technical Appendix", City
of Guadalupe, 1993). Anotlier example is a t�ypotl�etical 500,000 square foot
corrunercial center proposed in Atascadero. Adjusting to a size of about 350,000
square feet to more closely match the GenCom proposal, the estimated net
revenues are approximately $385,OU0 per year ("DEIR for the Soutfi Atascadero
USL Extension", City of Atascadero, 1996.). Tlius, it would appear tl�at a net
benefit of between $300,000 and $400 ,000 per year to the Arroyo Grande genecal
fund would be likely from a project of this size and type afler buildout.
�
n
U
�
_ . ��� �
_ �.�.. _�
- --�