PC R 95-1516RTSOLUTION NO. 95-151G
A RESOLUTION Or TI-iE PLANNING COMMISSION OF
TI-IE CITY OI�' ARR�YO GRANDE APPROVING
CONDITIONAL USE PERMIT CASE NO. 95-537 AND THE
. ASSOCIAT�D ARCIIITECTURAL REVIEW FOR TWO
BUILllINGS, TOR CONSTRUCTION OF A 7.49 ACRE
SHOPPING CENTER WITH A 58,225 SQUAR� FOOT
MARKET, 3281 SQUARE FOOT FAST FOOD
RESTAURANT, 22,399 SQUAR� FEET OT RETAIL SPACE,
AND APPURTENANT I:MPROVEMENTS AT 1650 GRAND
AVENUE, APPLIED FOR BY TI-iE VONS COMPANI�S,
INC.; ADOPTION Or A NEGATIV� DECLARATION WITI-i
MITIGATION MEASURES AND INSTRUCTION THAT THE
SECRETARY TILE A NOTICE OF D�TERMINATION
WHEREAS, tlie Planning Commission of tlle City of Arroyo Grande has considered
Conditional Use Permit Case No. 95-537, filed by The Vons Companies, Inc., to construct a
7.49 acre Shopping Center and appurtenant improvements,in the General Commercial Zone; and
WHER�AS, the Planning Commission has held a public hearing on this application in
accordance with the City Code; and
W�iEREAS, the Planning Commission has found that tliis project is consistent with tlie
General Plan and the Environmental documents associated therewith; and
WI the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA) and based upon the Expanded Initial Study has
determined tl�at a Negative Declaration with Mitigation Measures can be adopted; and
W�IEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Perrnit Findings
1. The proposed use is permitted within the subject district pursuant to the provisions of
Section 9-03.050 of t}�e Development Code, and complies with all applicable provisions
of the Development Code except as previously approved by Variance Case Numbers 93-
180 and 93-181 and except as approved by Variance Case No. 95-190„ and complies
with the goals and objectives of the Arroyo Grande General Plan, and the development
policies and statidards of the City.
2. - The proposed use will not impair the integrity and cl�aracter or the district in which it
is to be establislied or located. The proposed project is a commercial use, located in a
commercial zone witli similar commercial uses. Adequate mitigation measures have been
included within tl�e conditions of approval to protect the integrity and character of nearby
residential and quasi-public uses.
3. The site is suitable for the type and intensity of use or development tl�at is proposed
because adequate parking is provided and adequate landscaping is provided for the
proposed use.
Resolution No. 95-1516
Conditional Use Permit C�se No. 95-537 and
Associated Arcliit.ectural Review
The Vons Companies, Inc.
June 6, 1995
Page 2
4. There are adequate provisions for water, sanitation, and public utilities and services to
� en$ure the public health and safety provided the attached mitigation measures are
adopted.
5. The proposed use will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties and improvements in the vicinity.
Architectural Review Findings _
1. The proposal is consistent with the "General Architectural Review Guidelines" for the
City of Arroyo Grande. '
2. The proposal is consistent witl� the text and maps of the Arroyo Grande General Plan,
and the City of Arroyo Grande Development Code except as approved by Variance Case
Numbers 93-180, 93-181 and 95-190.
3. The proposal will not be detrimental to the health, safety, comfort and general welfare
of the persons working in the neigllborhood of the proposed project because mitigation
measures and conditions of approval will require additions in or revisions to the project
that will protect the health, safety, comfort or general welfare of persons working in the �
neighborhood.
4. The general appearance of the proposal is in keeping with the, character of the
neighborhood. The articulated architecture of the proposed market is consistent with
variety of form and design of other commercial uses in the neighborhood.
5. The proposal is not detrimental to the orderly and harmonious development of the City.
The proposed use is a commercial use in an area zoned for such uses.
6. The proposal will not impair the desirability of invesEment or occi�pation in the
neighborhood.
Department of Fish and Game Required Findings of Exemption
1. The City of Arroyo Grande has prepared an initial study pursuant to Section 15063 of
the Guidelines of the California Environmental Quality Act (CEQA), for Conditional Use
Permit Case No. 95-537.
2. Based on the initial study, a negative declaration drafted for review by tlie public and
. review and approval by the Planning Commission.
3. After holding a public hearing pursuant to State and City Codes, and considering the
record as a whole the Planning Commission adopted the negative declaration and found
that there is no substantial evidence of any significant adverse effect, either individually
. or cumulatively on wildlife resources as defined by Section 711.2 of ttie Fish and Ga,ne
Code or on the habitat upon which tt�e wildlife depends as a result of development of this
project.
Resolutio❑ No. 95-151G
Conditional Use Permit Case No. 95-537 �►�d
Associated Arct�itectur�l Review
The Vons Comp�nies, L�c.
June 6, 1995
Page 3
NOW, TI-IEREFOR�, BC IT R�,.SOLV�D that the Planning Commission of the City
of Arroyo Grande hereby adopts a Negative Declaration with mitigation measures; instructs the
Secretary to file a Notice of Determination and approves said conditional use permit for a 7.49
acre Shopping Center and the associated architectural review for buildings "A" and "E", subject
to the standard conditions of the City and those conditions listed below:
General Conditions
1. The applicant stiall ascertain and comply with all State, County and City requirements
as are applicable to tl�is project.
2. This application s}�all automatically expire on June 6, 1997 unless a building permit is
issued. Tl�ii-ty (30) d�ys prior to the expiration of the approval, the �ppliclnt may
�pply for �n extension of one (1) ye�r f�•om the origin�l date of expiration.
3. Development sliall occur in substantial conformance with the plans presented to the
Planning Commission at the meeting of June 6, 1995 and marked "Exhibit A".
4. The applicant shall agree to defend at liis/her sole expense any action brought against the
City, its agents, officers, or employees because of the issuance of said approval, or in
the alternative, to relinquish such approval. The applicant shall reimburse the City, its
agents, officers, or employees, for any court costs and attorney's fees which the City,
its agents, officers or employees may be required by a court to pay as a result of such
action. The City may, at its sole discretion, participate at its own expense in the defense
of any such action but sucl� participation shall not relieve applicant of his/her obligations
under ttiis condition.
5. A negative declaration with mitigation measures has been adopted for tl�is project. The
mitigation measures attacl�ed hereto and incorporated herein by reference as Attacliment
"A", sliall be implemented as conditions of approval and shall be monitored by the
appropriate City department or other responsible agency. Tiie �pplicant sl�nll be
responsible for verific�t.ion in writing by t.he monitoring department or agency t.hat
the mit.igation measures have been implemented.
6. Permitted uses witliin the Stiopping Center shall be as follows:
Building "A" - Market and such accessary uses as are usually and customarily
associated witl� a large market. (May be converted to other uses
allowed in the zone by following tl�e appropriate procedure
outlined in City Codes at tl�e time of conversion.)
Pads "II" &"C" - Retail and service commercial uses, Professional Offices, Banks
and Savings and Loans. (May be converted to restaurant use by
amending this Conditional Use Permit and demonstrating that
adequate parking exists on-site.)
Resolution No. 95-1516
Conditional Use Permit Case No. 95-537 �nd
Associated Arcl�itectui•�l Revie�v
The Vons Companies, Inc.
June 6, 1995
Page 4
Pad "D" - Fast Food Restaurant (May be converted to other uses allowed in
the zone by following the appropriate procedure outlined in City
Codes at tl�e time of conversion.)
Building "E" - Retail and service commercial uses; professional offices; branch
financial institutions; specialty and convenience food stores such
as delicatessens, bakeries, doughnut shops, ice cream shops, juice
bars, gourmet foods, and health foods, coffee houses without table
service or entertainment;and restaurants, however a combined total
of no more tlian 1700 square feet shall be used for restaurant
public area. �
7. Prior to issuance.of Building Permits, plans for Buildings "B," "C," and "D" shail be
submitted for architectural review pursuant to Development Code Section 9-03.190. The
Planning Commission shall be tl�e decision making body for the application with
recommendations being provided by the Architectural Advisory Committee and Staff
Advisory Committee.
Architectural Advisoc•y Co�nmittee Conciitions
8. Plant groups of Oak trees instead of sitigle Oaks planted in a row.
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10.
11.
The bottom 18 ir�ches of Building "E" may be stucco instead of glass and should it be
stucco, a waterline should be added like on Building "A".
All exposed block st�all be split face.
All pad buildings shall be architecturally compatible with tl�e Vons building (Building
��A���. .
Planning Depai Conditions
12. Development shall conform with the GC zoning requirements except as approved by
Variance Case numbers 93-176, 93-180, 93-181 and 95-190, and any subsequent
approvals.
13. Signage shall be subject to the requirements of Chapter 9-13 of the Development Code
unless otherwise approved.
14. Prior to issuance of building permits for Buildings "A" and "E" and the Shopping Center
the applicant sl�all submit.one set of construction drawings for review of the AAC for
design consistency with tl�e approved plans. Construction drawings shall include details
and specifications for:
�L
Resolutiou No. 95-1516
Condition�l Use Pe►•mit C�se No. 95-537 a��d
Associated Architectural Revie�v
The Vons Compa�iies, Inc.
June 6, 1995
Pnge 5
a. All street furniture, wl�ich sl�all include benches, trash receptacles, planters and
etc. At a minimum, trasli receptacles shall be placed at the bus sf�elter, in the
courtyard and on both sides of the front of the store; and
b. Screening as required by tl�e AAC or for noise or emissions for the condenser
units on the roof.
15. Prior to issuance of building permits, tlie applicant shall submit one set of construction
drawings for review by tlie Planning Department. Tl�e construction drawings shall
�include adequate details and specifications to ascertain compliance with the following:
a. A three foot (3') high wall, berm, landscaping or combination wall and berm and
landscaping shall be provided along all streets between the sidewalk and the street
to screen parking areas;
b. Parking lot lighting shall meet the requirements of Section 9-10.080 of the
Development Code;
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c. Screening shall comply with Section 9-10.120 of the Development Code. 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 arcllitecturally compatible with the main structure. It
is especlally important that gas and electric meters and electric transformers be
completely screened from public view. All roof-mounted equipment which
generates nvise, solid particles, odors, etcetera, shall cause the objectionable
material to be directed away from residential properties;
d.
e.
f.
g•
The parking lot st�all meet the requirements of Section 9-12.070 of the
Development Code;
Bicycle parking spaces shall be provided as shown on Exl�ibit "A";
Oil separation devices on all drainage structures; and
Additional sl�opping cart storage sl�all be provided on private property in
prvximity to tl�e bus shelter.
16. Prior to issuance of building permits, the applicant sliall submit a landscaping and
irrigation plan prepared by a licensed landscape architect subject tv review and approval
by the Planning, Police, Fire, and Parks. and Recreation Departments. The landscaping
plan shall include the following:
Resolution No. 95-1516
Conditional Use Permit Case No. 95-537 nnd
Associated Arcliitectur�l Revie�v
The Vons Companies, Inc.
June 6, 1995
Page 6
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes:
(1) Deep root planters shall be included in areas where trees, 15 gallon or
smaller, are within 5' of asphalt or concrete s�rfaces and curbs; .
(2) Water conservation practices including the use of drip irrigation, low flow
heads, mulch, gravel, drought tolerant plants and bark shall be
incorporated into the landscaping plan;
(3) All slopes 2:1 or greater shall have jute mesh or equivalent material;
17. The Developer shall comply with all tl�e requirements of Chapter 9-15 of the Arroyo
Grande Development Code.
18. The Developer shall comply with Ctiapter 9-14 of the Development Code "Dedications,
Fees, Reservations".
19. Prior to issuance of Building permits, the applicant shall offer for dedication, in a form
approved by the City Attorney, a two (2) foot wide strip of land along the project's
Courtland Street frontage for road widening to collector street standards. The city may
accept the dedication or postpone acceptance until after an update of the Circulation
Element of the General Plan is completed. If the Circulation Element update designates
Courtland Street as a local street, the city may reject the offer of dedication and the land
will revert back to the property owner.
20. Development of Pad "b" shall comply witli the requirements of Development Code
Section 9-11.080 as follo�+s:
a. The drive-up window shall be located such that there will be a mini►num queuing
capacity of 8 vehicles unless a reduced capacity is approved through a variance
procedure.
b. Prior to issuance of a Certificate of Occupancy, trash receptacles complementary
to tl�e center architecture sl�all be located at the exit to the drive-up aisle. At
least two otl�er trash receptacles sllall be placed in tl�e parking lot, subject to
review and approval of the Planning Director.
Resolution No. 95-1516
Condition�l Use Permit Case No. 95-537 and
Associated Arcliitectural Revie�v
The Vons Companies, Inc.
June 6, 1995
Page 7
21.
22
c. Speaker volume sl�all comply witl� the noise requirements of Section 9-11.080.
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Recycling facilities sl�all Ue subject to Development Code Section 9-11.130. No specific
type or location is approved will� tilis application.
Sidewalk cafe's sl�all comply wit1� the provisions of Development Code Section 9-11.170.
Building and Fire llep�rt.me��t Conditions
23. Prior to issuance of building permits the applicant shall properly remove or abandon all
existing non-conforming items such as septic tanks, underground structures, wells, pipes
and so forth.
24.
25.
26.
27.
28.
Project must comply witt� tl�e most recent edition of the State Building and Fire Codes.
Fire hydrants shall be provided, inspected and tested per Fire Department and Public
Works guidelines.
Designated fire lanes sl�ali be marked and posted per Police and Fire Department
guidelines.
All buildings shall be fully fire sprinklered.
An opticom traffic signal pre-emption device shall be installed at Grand and Courtland
for east and west bound activation.
28a. The developer s}iall pay a signalization fee, minus credits for certain improvements, prior
to issuance of building permit.
Police Dep�t•tment Conditions
29. Building and site security plans shall be subject to review by the Police Department prior
to issuance of a building permit.
Parks and Recre�t.io» Dep�i Condit.ions
30. All existing trees on site designated to remain and those trees off site but affected by the
development stiall be protected by a five (5) foot high protective fence in conformance
with the Community Tree Ordinance, 431 C.S..
31. Any trenching witl�in the dripline of the off site Oak tree near t}�e north property line
sliall be done by liand.
Resolution lYo. 95-1516
Conditional Use Permit Case No. 95-537 and
Associated Architectur�l Review
The Vons Companies, Inc.
June 6, 1995
Page 8
Public Worlts Depart�uent Conditions
32. Improvement plans for the project shall be prepared by a registered civil engineer,
licensed in the State of California, subject to review and approval of the Director of
Public Works prior to issuance of any permit/approval. The plan sljall include, but not
be limited to, all required or necessary grading, drainage, utility, and street
improvements and shall include such cost estimates, investigations, calculations, fees and
surety as required by the Director.
33. The applicant shall improve Courtland Street to a full local road standard from Grand
Avenue to the north property boundary. The applicant shall construct roadway
improvements along Courtland Street from the north property boundary to Brighton
Avenue to tlie satisfaction of the Director of Public Works in eonsultation with the
Community Development Director of Grover Beach.
34. The applicant shall construct an aclditional nortl�bound traffic lane along tt�e project
frontage on Oak Park Boulevard wilh an appropriate transition to the satisfaction of the
Director of Public Works.
35. The applicant shall construct a right turn lane.along Grand Avenue at the approach to
Oak Park Boulevard to the satisfaction of the Di� of Public Worics. Minitnum width
of sidewalk on Oak Park Boulevard shall be 8' and on Grand Avenue shall be 10'.
36. The cost of constructing additional lanes in Oak Park Boulevarcj sl�all be credited against
any traffic impact fees which may be imposed.
37. Prior to occupancy of Building "A", the applicant shall offer such rights-of-way as are
necessary to accommodate the above road improvements on conditions Nos. 33 - 35
above.
38. The applicant shall underground all above ground utilities pursuant to tlie provisions of
the Development Code.
39. The existing sewer easement shall be accommodated/relocated to the satisfaction of �the
Director of Public Works.
40. The applicant shall replace any damaged curb, gutter and sidewalk and shall r�place any
abandoned driveway approaches with curb, gutter and sidewalk.
41. Driveway approach designs shall be to the satisfaction of the Director of Public Works.
. Resolution No. 95-151G
Coudition�l Use Per�nit C�se No. 95-537 and
Associated Ai•cl►itectural Review
The Vons Companies, Inc.
June 6, 1995
Page 9
42. Provide calculations tl�at existing water system meets fire flow requireme�its as required
by the Fire Department. If system does not meet fire flow, applicant shall upgrade the
system to the satisfaction and tl�e Fire Cliief and Public Works Director. On site
waterlines and fire I�ydrants shall be provided with necessary easements.
43.
44
45.
Prior to occupancy of Building "A", all public improvements shall be installed and
operational.
Prior to occupancy of Building "A", install Drainage Concept (Attachment "B") to the
satisfaction of t}ie Director of Public Works.
Prior to occupancy of Building "A", pay drainage fee per adopted City Resolution.
On motion of Commissioner Carr, seconded by Commissioner Deviny, and on tl�e following roll �
call vote, to wit: .
AYTS: Commissioners Tappan, Soto, Carr, Deviny, Beck and Chairperson Keen
NOES: None
ABSENT: Commissioner Hatchett
the foregoing Resolution was passed and adopted t}�is 6th day of June, 1995.
ATTEST:
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Nancy , COI111111SS C(er � Jol een, Chai son
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