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PC 2017-10-03_8a VTTM 13-002 PUD 13-002 MND Corbett Canyon Highway 227MEMORANDUM TO: PLANNING COMMISSION FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR BY: ~* KELLY HEFFERNON, ASSOCIATE PLANNER SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP 13-002 (TRACT 2985), PLANNED UNIT DEVELOPMENT 13-002 AND MITIGATED NEGATIVE DECLARATION; AN 11-LOT RESIDENTIAL SUBDIVISON; LOCATION -CORBETT CANYON ROAD/HIGHWAY 227 (APNs 007-031-038, 007-791-034); APPLICANT -DAN AND SCOTT PACE; REPRESENTATIVE -GREG SOTO, LIVIN ENVIRONMENTS DATE: OCTOBER 3, 2017 RECOMMENDATION: It is recommended that the Planning Commission adopt a Resolution adopting a Mitigated Negative Declaration and approving Vesting Tentative Tract Map 13-002 and Planned Unit Development 13-002. SUMMARY OF ACTION: Approve applications to subdivide a 4.6-acre property into eleven (11) residential lots and construct a single-family residence on each lot, subject to project Design Guidelines. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None. BACKGROUND: The project site is located on Corbett Canyon Road/Highway 227 (HWY 227) as shown in the map below. The property includes two (2) legal parcels, is zoned Residential Suburban (RS), and is currently vacant. The site is long and narrow, and includes a portion of Tally Ho Creek. Site topography is relatively flat with a drainage swale that runs through proposed Lot 3. Existing vegetation consists primarily of weeds and grasses with several mature pine and eucalyptus trees that line the top of creek bank, most of which are proposed to be removed based on declining health. Surrounding land uses include Single Family Low Density residential development and vacant land used primarily as fenced pasture land to the north, Tally Ho Creek and Single Family Low-Medium Density residential development to the west and south, and the Wildwood Ranch Planned Development (PD 1.4) to the east. A Planned Unit Development application is required to deviate from net lot size, lot dimensions and setbacks. PLANNING COMMISSION CONSIDERATION OF VTTM 13-002 & PUD 13-002 OCTOBER 3, 2017 PAGE2 Project History: Conceptual development plans for the property started in 2004 with a Pre-Application for an eleven (11) lot residential subdivision. A Vesting Tentative Tract Map was later submitted in 2008, but was withdrawn due to application inactivity. Another Pre- Application was submitted in 2013 for a twelve (12) lot subdivision followed soon after by the current Vesting Tentative Tract Map and Planned Unit Development for eleven (11) lots. The project was on information hold for three (3) years awaiting additional information until it was deemed complete in October 2016 (see Attachment 1 for a summary of the project history). Staff Advisory Committee (SAC) During the numerous SAC meetings, discussion focused on the following areas of concern: project jurisdictional oversight of Caltrans for the HWY 227 frontage; sight distance from the driveway; driveway location and spacing (two driveways were proposed initially); internal trash pick-up (not allowed on HWY 227); bike lanes; traffic analysis for center left turn lane; adequate creek setback; installation of sidewalks; interior pedestrian path; pedestrian connectivity to the adjacent neighborhood on Tally Ho Road and safety concerns of existing narrow bridge; drainage improvements; bioswale design and maintenance (required to be on private property and not in the public right-of-way); Army PLANNING COMMISSION CONSIDERATION OF VTTM 13-002 & PUD 13-002 OCTOBER 3, 2017 PAGE3 Corps of Engineers 404 permit for filling in the existing drainage swale; house sizes on small lots; lot coverage; setbacks; adequate parking space in front of garages; tree removal and maintenance; fire hydrant locations; adequate emergency vehicle turnaround; adequate paving material of private driveway to withstand emergency vehicle weight; design guidelines; fencing; landscaping; and lighting. Following significant review by the SAC, members are in support of the project with conditions of approval included in the prepared Resolution. Architectural Review Committee (ARC) The ARC considered this project on April 3, 2017 and provided the following comments: 1. The Design Guidelines and project plans should be streamlined and consolidated to make a logical path to construction, and include a discussion regarding how relevant Planned Unit Development performance standards are addressed. 2. The Design Guidelines should be revised to address: A. Consistent perimeter fencing along HWY 227 with a preference to rural, split rail fencing; B. Landscaping of appropriate, Mediterranean, low water use plants, specifically along HWY 227 to be prepared by a licensed Landscape Architect; C. The entrance to the private drive to be signed with an address range and appropriate lighting; and D. Location of trash can pick up and storage. 3. Recommend that the 20' garage setbacks are acceptable to address guest parking given constraints of the site. 4. Add "permeable" to Page 4 of 4, bullet point 5 of the Design Guidelines. 5. Recommend that a deed restriction be added to the properties specifying that vehicles must be parked in garages with guest spaces reserved in the driveways. The ARC continued the item to a date uncertain in order to review the revised Design Guidelines prior to the Planning Commission's consideration of the project (see Attachment 2 for meeting minutes). On July 17, 2017, the ARC considered rev1s1ons to the Design Guidelines and recommended approval of the project to the Planning Commission with the following conditions (see Attachment 3 for meeting minutes): 1. The Design Guidelines shall be amended as follows: a. Add: Backyard landscaping shall be installed prior to occupancy. b. Modify: Interior side yard setbacks shall be 5 feet for single story and 1Q feet for two story buildings. c. Modify: Maximum lot coverage shall be 40%, not 50%. d. Modify: Numerous typos. PLANNING COMMISSION CONSIDERATION OF VTTM 13-002 & PUD 13-002 OCTOBER 3, 2017 PAGE4 2. Tract perimeter fencing shall be consistent, using either split rail or with no climb mesh wire similar to fencing found in the Grace Lane subdivision (to contain and protect pets). 3. A professional landscape architect shall produce landscape plans for all yards on each lot and within landscaped common areas. Special attention shall be placed on providing appropriate screening in rear yards. 4. The applicant shall install a monument sign with the name of the development for identification purposes. 5. Properties within the development shall have a deed restriction requiring property owners to park inside their designated garages in order to accommodate for guest parking in the driveway. 6. The applicant is encouraged to remove diseased trees and plant native, riparian species to enhance the walkway. These conditions have been added to the Resolution of approval. ANALYSIS OF ISSUES: Project Description The proposed subdivision creates eleven (11) residential lots on 4.6 acres that are accessed from HWY 227 and arranged along a private twenty foot (20') wide driveway. The property is subject to Development Code Section 16.44.050(D), which requires a 35' setback from the top of bank of Tally Ho Creek. The private driveway is within the creek setback area and therefore is required to use permeable pavers for stormwater infiltration. A 5' wide decomposed granite (dg) pedestrian trail is proposed between the drive isle and top of creek bank, and a sidewalk is required as a condition of approval along the HWY 227 frontage. A Planned Unit Development Permit is required to be processed with the tract map due to the proposed nonconforming lots sizes (net area), lot dimensions (net area) and setbacks. A Mitigated Negative Declaration has been prepared to meet the CEQA requirements for this project (see Attachment 4). Development Standards The property is zoned Residential Suburban (RS), which allows a maximum density of 2.5 dwelling units per gross acre and a minimum lot area of 12,000 square feet. The primary purpose of the RS district is to provide a transition between rural and urban density development areas, and is intended as an area for development of moderate sized lot, single-family detached residential dwelling units. With 4.6 acres, the maximum number of lots that can be created on this property is eleven (11). Given that much of the site consists of Tally Ho Creek and the 35' creek setback area (approximately 2.6 acres of the 4.6-acre site), the remaining net buildable area is not adequate to create functional lot sizes that conform to the RS zoning district and therefore an approved Planned Unit Development is required. Gross and net lot sizes are shown in Table 1 below for each lot, as well as the maximum lot coverage, floor area ratio, lot width and lot depth. The average net lot size for the project is 7,770 square feet, which is closer to the 7,200 square foot minimum lot size of the Single-Family (SF) zoning district. PLANNING COMMISSION CONSIDERATION OF VTTM 13-002 & PUD 13-002 OCTOBER 3, 2017 PAGES Table 1: lot Statistics 40°16 ~~hv\lm ·· 1. .. ot· ~fjy~r~~~ (~qu~re ; feet) · 1 19,704 8,647 3,459 4,324 85' 100' 2 18, 162 8,352 3,341 4,176 80' 100' 3 17,990 7,597 3,039 3,799 80' 85' 4 17,419 7,119 2,848 3,560 80' 85' 5 19, 152 6,855 2,742 3,428 90' 85' 6 18,681 6,872 2,749 3,436 90' 85' 7 16,210 6,701 2,680 3,351 80' 85' 8 14,610 6,590 2,636 3,295 80' 80' 9 15,881 6,624 2,650 3,312 80' 80' 10 14,606 7,290 2,916 3,645 72' 90' 11 27,265 12,828 5,131 6,414 263' 60' (ave.) In the RS zoning district, lots over 12,000 square feet use the standard RS setbacks. However, lots less than 12,000 square feet are allowed to utilize the Single Family (SF) zoning district setbacks. For the proposed project, the SF setbacks would apply to all lots except Lot 11, which is larger than 12,000 square feet (net). The net lot widths and depths are also less than Development Code standards. Deviations from setback requirements and lot dimensions are also allowable through the Planned Unit Development process in exchange for superior design. Table 2 below shows setbacks for the RS and SF zoning districts, as well as setbacks for the proposed project as stated on Page 2 of the Design Guidelines: Table 2: Setbacks R~.Zonin~ .• Qist~ict·· (Appli~~ t~ Lgt 11 · . onl.. . Front 25' Sides 5' and 10' Rear 20' 20' 5' and 10' 1 O' (single-story); 15' (two-story) 1 O' from the private driveway for homes and 20' from driveway for gara es 5' and 10' 15' -20' PLANNING COMMISSION CONSIDERATION OF VTTM 13-002 & PUD 13-002 OCTOBER 3, 2017 PAGES Parking The Development Code requires two (2) parking spaces within an enclosed garage for conventional lot sizes, and an additional 0.5 guest space per unit for small lot Planned Unit Developments. With eleven (11) units, a total of six (6) guest parking spaces are required. The project provides two spaces within an enclosed garage with no designated guest parking. Parking is also not provided along the private driveway or allowed along HWY 227. Given the site constraints of this narrow property, the applicant is requesting a concession be considered to allow guest parking in front of the garages. The project plans show adequate space (20' or more) to allow vehicles in front of garages. As indicated above, a condition has been added requiring a deed restriction for each property to limit resident parking inside designated garages and allow only guest parking in driveways. This would provide a total of 22 guest parking spaces for the subdivision. However, guest parking in the driveway is not counted toward meeting the requirements of the Development Code. Therefore, the flexibility of the Planned Unit Development would need to be applied to the development. Otherwise, Planned Unit Development finding #2 in the Resolution might not be able to be made. Open Space Open space requirements for the tract are met with an average of 360 square feet of private open space per lot and with roughly 57% of the site used as common open space, which exceeds the Development Code standard of 30% (Section 16.32.050(D)). Common open space can be land used for resource protection, or the creek and creek setback area in this case. Drainage The project site was graded several years ago to elevate the property above the 100-year flood zone elevation. A new flood map was recorded in 2012 to show this change. Drainage currently sheet flows across the property to a drainage swale that traverses the site through proposed Lot 3 and drains to Tally Ho Creek. The drainage swale also receives stormwater from the sloped property located to the east across HWY 227. The project proposes to fill this historic drainage swale and install a 24" underground pipe to collect and convey stormwater to the creek. A Section 404 general permit from the Army Corps of Engineers is required for filling in the drainage swale. Project conditions of approval include full compliance the Low Impact Development (LID) and stormwater requirements. Proposed stormwater management for the project includes a bioswale along the HWY 227 frontage and pervious pavers for the private driveway. Specifically, each lot will drain to an underground infiltration area located under the pavers in the common driveway. Roof drains will tie directly into the underground system, with a bleeder overflow line to discharge flow to the new storm drain inlet. It is important to note that the project plans show the bioswale within the Caltrans right-of- way. Caltrans staff has indicated that all drainage facilities must be on private property. Therefore, a condition been added to require relocation of the bioswale. PLANNING COMMISSION CONSIDERATION OF VTTM 13-002 & PUD 13-002 OCTOBER 3, 2017 PAGE7 Project Landscaping Based on ARC comments, the landscaping has been omitted from the plans and the Design Guidelines have been updated to include landscaping requirements. A condition has been added to require that all landscaping comply with the State Model Water Efficient Landscape Ordinance. A condition has also be added regarding the bioswale, requiring that a landscape and irrigation plan for the bioswale be prepared by a licensed landscape architect and/or biologist prior to final map, and that the bioswale be installed as part of the public improvements. The bioswale will be privately maintained through a maintenance agreement of all property owners within the project. The applicant submitted a brief arborist report, dated June 12, 2017 (see Attachment 5). Recommendations from the arborist are as follows: 1. Remove all existing Pine and Eucalyptus trees along the eastern bank of Corbett Canyon Creek (also called Tally Ho Creek). 2. Place fencing along the outside of the dripline of the native Coast Live Oak trees and Willows along the eastern bank of Corbett Canyon Creek. 3. Eliminate the requirement for a tree inventory and health assessment since there will be no impact to trees growing below the eastern bank and minimal impact to the few trees growing at the top of the bank. Mitigation measures have been added requiring tree protection and tree removal replacement (see MM IV-8 and MM IV-9 of Attachment 4). Common Facilities Maintenance Agreement A maintenance agreement is required for all shared facilities of the project. The agreement will describe the shared maintenance responsibilities and schedules for required maintenance, and will be reviewed and approved by the City Attorney prior to final map. The proposed common facilities include the bioswale, underground stormwater detention facilities, common driveway, dg pedestrian path, and perimeter fencing. Design Guidelines Design Guidelines have been prepared to ensure that future development of the lots complement the surrounding neighborhood. The proposed Design Guidelines are included as Exhibit "D" of the Resolution approving the tract map. The Design Guidelines include information and guidance on Planned Unit Development Standards, building design, fencing, landscaping, water conservation, and provide a site plan example. As conditioned, development plans for individual lots require an approved Architectural Review permit and ARC consideration to ensure adherence with the Design Guidelines. The Design Guidelines specify that the homes shall incorporate Mediterranean, Craftsman and Ranch style homes with features relating to house orientation, garage location, and driveway design. Specified building materials include stucco and masonry or horizontal painted wood siding, and concrete or clay tile, slate or heavy composition shingle roofing materials. The use of heavy timber, tile or wrought iron is encouraged as accent materials. Specified wall colors include earth tones complemented by compatible accents, with no PLANNING COMMISSION CONSIDERATION OF VTTM 13-002 & PUD 13-002 OCTOBER 3, 2017 PAGES more than two (2) compatible warm accent or trim colors. Fencing materials are limited to wood, decorative masonry, and split rail. The project plans show three (3) different conceptual designs as shown in Table 3 below. In an effort to ensure architectural variety and achieve architectural quality and character, a condition has been added stating that the front and rear fagades, roof forms and overall articulation shall provide clear differentiation between dwellings on adjacent lots. Table 3: Unit Design Applicable lot #'s 1,2,4,5, 7,8,9, 10 3, 6 living Area 2,079 s.f. 2,007 s.f. Garage 687 s.f. 430 s.f. No. of Stories 1 2 No. of Bedrooms 3 3 3 plus studio unit No. of Bathrooms 2 2 3 Affordable Housing As conditioned, the applicant will pay an affordable housing in-lieu fee to satisfy the City's affordable h~using requirements. ENVIRONMENTAL REVIEW: In accordance with the California Environmental Quality Act (CEQA) Guidelines, a Mitigated Negative Declaration has been prepared for this project (Attachment 4). Mitigation is required for aesthetics, biological resources, greenhouse gas emissions, cultural resources, air quality, hydrology/water quality, noise and transportation/traffic. Mitigation measures are included in the attached Resolution as conditions of approval. The Initial Study/Draft Mitigated Negative Declaration was sent to the State Clearinghouse, and referrals were sent to responsible agencies and agencies that may be impacted by the project or that may have comments, including: Caltrans, San Luis Obispo County Air Pollution Control District (APCD), California Fish and Wildlife, Chumash Tribal Chair, and Heal-SLO Healthy Communities Work Group. The City received comments from Caltrans APCD and Heal-SLO, which are included as mitigation measures in the document, as applicable (see Attachment 6 for agency response letters). ADVANTAGES: The proposed project will subdivide a vacant property into residential lots at a low- medium density consistent with the 2001 General Plan. The project will provide the community with residential infill and eleven (11) new home sites for housing opportunities. DISADVANTAGES: The proposed project eliminates public view of Tally Ho Creek from HWY 227 and does not provide pedestrian connectivity to the adjacent neighborhood to the west. In PLANNING COMMISSION CONSIDERATION OF VTTM 13-002 & PUD 13-002 OCTOBER 3, 2017 PAGE9 addition, the project as presented lacks architectural variety with only three (3) plan types. Given that this project serves as an eastern gateway to Arroyo Grande and is highly visible along a State Highway, design is considered a crucial element. However, architectural diversity should be obtained with the condition mentioned above under the Design Guidelines section. PUBLIC NOTIFICATION AND COMMENTS: A notice of public hearing was mailed to all property owners within 300' of the project site, was published in The Tribune, and posted at City Hall and on the City's website on Friday, September 29, 2017. A sign announcing the public hearing was posted at the project site on Friday, September 22, 2017, in accordance with City policy. The Agenda was posted at City Hall and on the City's website in accordance with Government Code Section 54654.2. Two (2) letters have been received regarding the proposed project and are included as Attachment 7. Attachments: 1. Project History Summary 2. April 3, 2017 ARC Meeting Minutes 3. July 17, 2017 ARC Meeting Minutes 4. Initial Study/Draft Mitigated Negative Declaration 5. Arborist Report prepared by Dave Ragan dated June 12, 2017 6. Agency response letters 7. Letters from: Mark Makinney dated September 14, 2017; Deane Tempus dated September 25, 2017 8. Project Plans RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING VESTING TENTATIVE TRACT MAP 13-002 (TRACT 2985) AND PLANNED UNIT DEVELOPMENT 13-002; LOCATION - CORBETT CANYON ROAD/HIGHWAY 227 (APNs 007-031- 038, 007-791-034); APPLICANT-DAN AND SCOTT PACE; REPRESENTATIVE-GREG SOTO, LIVIN ENVIRONMENTS WHEREAS, the applicant has filed Vesting Tentative Tract Map 13-002 for an eleven (11) lot residential subdivision and Planned Unit Development 13-002 to deviate from setback, lot size, lot dimension and guest parking requirements; and WHEREAS, the Architectural Review Committee of the City of Arroyo Grande considered this project on April 3, 2017 and July 17, 2017 and recommended approval with conditions; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has reviewed the draft Mitigated Negative Declaration; and WHEREAS, the Planning Commission has reviewed the project at a duly noticed public hearing on October 3, 2017; and WHEREAS, the Planning Commission has found that this project is consistent with the General Plan and Development Code through the Planned Unit Development permit process; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist Vesting Tentative Tract Map Findings: 1. The proposed tentative tract map is consistent with goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan, as well as any applicable specific plan, and the requirements of this title. The proposed tract map would allow the subdivision of 4. 6 acres into eleven (11) lots for the development of single-family detached housing that is consistent with the goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan. The subdivision would allow housing at a density and design that is compatible with the nearby residential neighborhood and other surrounding land uses. RESOLUTION NO. PAGE2 2. The site is physically suitable for the type of development proposed. The site is 4. 6 acres of vacant land adjacent to existing residential development, and is physically suitable for single family residential development as a residential infill location. 3. The site is physically suitable for the proposed density of development. The site is physically suitable as designed for the density of development with the 35' creek setback, modified lot coverage, FAR, and setback standards. 4. The design of the tentative tract map or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The proposed tract map has been reviewed in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for implementation of CEQA and the impacts of the proposed project have been analyzed in a Mitigated Negative Declaration that includes mitigation measures that will reduce potential impacts to a less than significant level. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the subdivision would result in a development of appropriate density, consistent with the density of adjacent residential uses, and would include all necessary infrastructure, roadways improvements, and parking. 6. The design of the tentative tract map or the type of improvements will not conflict with easements acquired by the public-at-large for access through, or use of, property within the proposed tentative tract map or that alternate easements for access or for use will be provided, and that these alternative easements will be substantially equivalent to ones previously acquired by the public. There is an existing easement for utilities and incidental purposes on the subject property. Appropriate utility infrastructure easements and emergency access will be provided and recorded to ensure adequate access is maintained for emergency response purposes. 7. The discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements as prescribed in Division 7 (commencing with Section 13000) of the California Water Code. RESOLUTION NO. PAGE 3 The proposed discharge of waste into the existing system is conditioned to meet requirements. 8. Adequate public services and facilities exist or will be provided as the result of the proposed tentative tract map to support project development. There are adequate provisions for public services to serve the project development and no deficiencies exist. The provisions for water, sanitation and public utilities were examined through the environmental review process, and it was determined that adequate public services will be available for the proposed project and will not result in adverse impacts. Planned Unit Development Findings: 1. The proposed development is consistent with the goals, objectives and programs of the general plan and any applicable specific plan; The proposed project is consistent with the goals and objectives of the General Plan by providing single family residential lots. 2. The site for the proposed development is adequate in size and shape to accommodate the use and all yards, open spaces, setbacks, walls and fences, parking area, loading areas, landscaping, and other features required; With the flexibility offered by the Planned Unit Development and the modified development standards for lot, FAR, and setbacks, the site is adequate to meet the intent of the Residential Suburban (RS) zoning district. 3. The site for the proposed development has adequate access, meaning that the site design and development plan conditions consider the limitations of existing streets and highways; With one access off of Corbett Canyon Road (Highway 227), the private drive provides adequate access to the new lots while minimizing the number of access points on a State highway. 4. Adequate public services exist, or will be provided in accordance with the conditions of development plan approval, to serve the proposed development; and that the approval of the proposed development will not result in a reduction of such public services to properties in the vicinity so as to be a detriment to public health, safety or welfare; Adequate public services are available to serve the project and proposed development will not result in a reduction of public services in the vicinity so as to be a detriment to public health, safety or welfare. RESOLUTION NO. PAGE4 5. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding property, or the permitted use thereof, and will be compatible with the existing and planned land use character of the surrounding area; The proposed development is compatible with the existing land use character of the surrounding area as an infill residential project, and as conditioned will not have a substantial adverse effect on surrounding properties. 6. The improvements required, and the manner of development, adequately address all natural and manmade hazards associated with the proposed development and the project site, including, but not limited to, flood, seismic, fire and slope hazards; The project site is relatively flat and was graded to raise the elevation above the 100-year flood zone to address potential flood hazards. The improvements required, and the manner of development, adequately address all other natural and man-made hazards associated with the proposed development, including, but not limited to, seismic, fire and slope hazards. 7. The proposed development carries out the intent of the planned unit development provisions by providing a more efficient use of the land and an excellence of design greater than that which could be achieved through the application of conventional development standards; The planned unit development provides a more efficient use of the land by allowing modifications to the development standards for lot dimensions and setbacks. The design guidelines will for future lot development including special tree protection measures. 8. The proposed development complies with all applicable performance standards listed in Section 16.32.050(E). The proposed development meets open space requirements by dedicating approximately 2. 6 acres of the 4. 6-acre site as perpetual open space, which includes the creek and the City-required 35' wide creek setback area. The project meets all other applicable Planned Unit Development performance standards. Required CEQA Findings: 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 Vesting Tentative Tract Map 13-002 (Tract 2985) and Planned Unit Development 13-002. 2. Based on the Initial Study, a Mitigated Negative Declaration (MND) was prepared for public review. A copy of the MND and related materials is located at City Hall in RESOLUTION NO. PAGE 5 the Community Development Department and the Community Development Department is designated as the custodian of documents which constitute the record of the proceedings for this project. 3. After holding a public hearing pursuant to State and City Codes, and considering the record as a whole, the Planning Commission finds that the MND has been completed in compliance with CEQA and the State and local guidelines implementing CEQA and 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 the Fish and Game Code or on the habitat upon which the wildlife depends as a result of development of this project. Further, the Planning Commission finds that said MND reflects the City's independent judgment and analysis. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby adopts a Mitigated Negative Declaration, as set forth in Exhibit "C'', on file in the Community Development Department, and approves Vesting Tentative Tract Map 13-002 and Planned Unit Development 13-002 with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion by Commissioner ______ , seconded by Commissioner ____ _ and by the following roll call vote, to wit: AYES: NOES: ABSTAIN: ABSENT: the foregoing Resolution was adopted this 3rd day of October, 2017. RESOLUTION NO. PAGES GLENN MARTIN, CHAIR ATTEST: DEBBIE WEICHINGER, SECRETARY TO THE COMMISSION AS TO CONTENT: TERESA MCCLISH COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. PAGE 7 EXHIBIT 'A' CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP 13-002 (TRACT 2985) AND PLANNED UNIT DEVELOPMENT 13-002 CORBETT CANYON ROAD/HIGHWAY 227 This approval authorizes the subdivision of a 4.6-acre property into eleven (11) residential lots ranging in size from 6,590 square feet to 12,828 square feet (net) with a 2.6-acre offer of dedication for perpetual open space and habitat protection. COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GENERAL CONDITIONS 1. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 2. This application shall automatically expire on October 3, 2019 unless a Final Map is recorded. 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. 3. The applicant shall comply with all conditions of approval and mitigation measures for Vesting Tentative Tract Map 13-002 and Planned Unit Development 13-002. 4. Development shall conform to the Residential Suburban (RS) zoning requirements except as otherwise approved. 5. Development shall occur in substantial conformance with the plans presented to the Planning Commission at the meeting of October 3, 2017 and marked Exhibits "81 -811". 6. Residential development of the site is subject to project Design Guidelines, marked Exhibit "D". 7. The applicant shall agree to indemnify and defend at his/her sole expense any action brought against the City, its present or former agents, officers, or employees because of the issuance of said approval, or in any way relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of his/her obligations under this condition. RESOLUTION NO. PAGES 8. A copy of these conditions and mitigation measures shall be incorporated into all construction documents. 9. At the time of application for construction permits, plans submitted shall show all development consistent with the approved project plans and as conditioned. DEVELOPMENT CODE 10. Development shall comply with Development Code Sections 16.48.070, Fences, Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130, "Screening Requirements" except as otherwise required through this entitlement. 11. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans including those specifically modified by these conditions. 12. Development shall comply with Development Code Chapter 16.56, "Parking and Loading Requirements" except as otherwise required through this entitlement. 13. Noise resulting from construction and operational activities shall conform to the standards set forth in Chapter 9.16 of the Arroyo Grande Municipal Code (AGMC). Construction activities shall be restricted to the hours of 7 AM and 5 PM Monday through Friday. No construction shall occur on Saturday or Sunday. 14. At the time of application for construction permits, the applicant shall provide details on any proposed exterior lighting, if applicable. The lighting plan shall include the height, location, and intensity of all exterior lighting consistent with Section 16.48.090 of the Development Code. All lighting fixtures shall be shielded so that neither the lamp nor the related reflector interior surface is visible from adjacent properties. All lighting for the site shall be downward directed and shall not create spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED). 15. All new construction shall utilize fixtures and designs that minimize water and energy usage. Such fixtures shall include, but are not limited to, low flow showerheads, water saving toilets, instant water heaters and hot water recirculating systems. Water conserving designs and fixtures shall be installed prior to final occupancy. 16. Landscaping shall be installed or bonded for before final building inspection/establishment of use. The landscape and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development and Public Works Departments. The landscape plan shall be in conformance with Development Code Chapter 16.84 (Water Efficient Landscape Requirements) and the State Model Water Efficiency Landscape Ordinance (MWELO). Landscape and irrigation plans shall be submitted with the Architectural Review permit for each lot, with special attention placed on providing appropriate screening in rear yards. RESOLUTION NO. PAGES 17. All trees on the subject property to be preserved shall be protected under the conditions of the Community Tree Program (AGMC Chapter 12.16). 18. All trees to be pruned on the subject property shall be pruned under supervision of a Certified Arborist using the International Society of Arboriculture (ISA) Pruning Standards. 19. All conditions of this approval run with the land and shall be strictly adhered to, within the time frames specified, and in an on-going manner for the life of the project. Failure to comply with these conditions of approval may result in an immediate enforcement action. If it is determined that violation(s) of these conditions of approval have occurred, or are occurring, this approval may be revoked pursuant to Development Code Section 16.08.100. SUBDIVISION CONDITIONS 20. The developer shall comply with Development Code Chapter 16.20, "Land Divisions". 21. The developer shall comply with Development Code Chapter 16.64, "Dedications, Fees and Reservations." 22. The developer shall comply with Development Code Chapter 16.68 "Improvements". All above ground utilities shall be placed underground. 23. Lots shall be numbered in sequence. SPECIAL CONDITIONS 24. The front and rear fagades, roof forms and overall articulation shall provide clear differentiation between dwellings on adjacent lots within the subdivision. 25. Staging for trash pickup is not permitted on Highway 227. 26. All new residences shall include a single-source clothes washer graywater outlet and an outside stub-out to allow the later installation of a graywater irrigation system that complies with the requirements of Section 1502.1.1 of the 2016 California Plumbing Code. 27. Prior to improvement and grading plan approval, the applicant shall submit proof of an approved encroachment permit from Caltrans for the proposed driveway. 28. Prior to final map, show design for a Class II bikeway along the Highway 227 property frontage consistent with the City's 2012 Bicycle and Trails Master Plan. RESOLUTION NO. PAGE10 29. Prior to or concurrently with final map, a maintenance agreement shall be submitted for all shared facilities of the project. The agreement shall describe the shared maintenance responsibilities and schedules for required maintenance, and shall be reviewed and approved by the City Attorney. The proposed common facilities include the common driveway, decomposed granite (dg) pedestrian path, perimeter fencing and common landscaping including street trees. 30. Prior to final map, plans shall be submitted showing the bioswale located on private property and outside of the Caltrans right-of-way. 31. Prior to final map, a landscaping and irrigation plan for the bioswale shall be prepared by a licensed landscape architect and/or biologist familiar with plants uniquely suited to retention basin conditions, subject to review and approval by the Community Development and Public Works Departments. The landscaping and irrigation for the bioswale shall be installed as part of the public improvements. The bioswale shall be privately maintained through a maintenance agreement of all property owners within the project. The maintenance agreement shall be reviewed and approved by the City Attorney. 32. Prior to final map, the project Design Guidelines shall be amended to include the following: a. Add: Backyard landscaping shall be installed prior to occupancy. b. Modify: Interior side yard setbacks shall be 5 feet for single story and .1Q feet for two story buildings. c. Modify: Maximum lot coverage shall be 40%, not 50%. d. Modify: Correct typos. 33. Prior to final map, the applicant shall submit detailed plans identifying the tract perimeter fencing. Perimeter fencing shall be consistent throughout the tract, using either split rail or with no climb mesh wire similar to fencing found in the Grace Lane subdivision. Tract perimeter fencing shall be installed as part of the public improvements. 34. Prior to final map, a professional landscape architect shall produce landscape plans within landscaped common areas. 35. Prior to issuance of a building permit, a separate Architectural Review permit shall be processed and approved for each undeveloped lot. Project plans, including landscape and irrigation plans, shall be consistent with the approved Design Guidelines for the subdivision. 36. Prior to issuing a building permit, the applicant shall submit an Administrative Sign Permit for the monument sign identifying the name of the development. RESOLUTION NO. PAGE 11 37. Prior to occupancy, the applicant shall install a monument sign with the name of the development for identification purposes. 38. Prior to occupancy, all landscaping, including backyard landscaping, shall be installed for each lot. 39. Prior to occupancy, and similar to MM XVl-3, properties within the development shall have a deed restriction requiring property owners to park inside their designated garages in order to accommodate guest parking in the driveway. STREET NAMES 40. Prior to final map, verify that either: 1) the project private drive is nameless and project will be addressed off of Highway 227; or 2) the private drive will have a separate street name, which must be approved by the Planning Commission in accordance with Municipal Code Section 12.04 and shown on the Tentative Map. LANDSCAPING 41. Prior to issuance of a grading permit for the public improvements and individual lots, all tree protection shall be in place consistent with MM IV-1, and any proposed tree removal shall be approved by the Public Works Director. Trees to be removed shall be clearly marked with red ribbon or paint. The developer shall contact the Public Works Department prior to removing any trees to indicate when tree removal is expected. 42. Street Trees selected from the City's approved street tree list shall be planted at a minimum of 50' intervals along the Corbett Canyon Road/Highway 227 street frontage. Street trees shall be planted as part of the public improvements and shall be maintained through a maintenance agreement. SOLID WASTE 43. Interior vehicle travel ways shall be designed to be capable of withstanding loads imposed by trash trucks. INCLUSIONARY HOUSING 44. The developer shall comply with Development Code Chapter 16.80 "lnclusionary Affordable Housing Requirements". BUILDING AND FIRE DIVISION CONDITIONS BUILDING CODES 45. The project shall comply with the most recent editions of the California Building and Fire Codes as adopted by the City of Arroyo Grande. 46. The project shall comply with the Wildland Urban Interface Zone requirements per Section 7 A of the California Building Code. RESOLUTION NO. PAGE12 FIRE HYDRANTS 47. Prior to final of subdivision improvements, fire hydrants shall be installed, per Fire Department and Public Works Department standards, and per the California Fire Code. ABANDONMENT/NON-CONFORMING 48. Prior to issuance of a grading permit or building permit, whichever occurs first, the applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT CONDITIONS All Engineering Division and Public Works Department conditions of approval as listed below are to be complied with prior to recording the Final Map, unless specifically noted otherwise. GENERAL IMPROVEMENT REQUIREMENTS 49. The developer shall sweep streets in compliance with Standard Specifications Section 13-4.03F. 50. The working hours for work requiring engineering inspections shall comply with Standard Specification Section 5-1.01. 51. Consistent with MM Xll-4, all residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City's noise regulations. 52. All project improvements shall be designed and constructed in accordance with the most recent version of the City of Arroyo Grande Standard Specifications and Engineering Standards. 53. Record Drawings ("as-built" plans) shall be submitted prior to release of the Faithful Performance Bond and at the completion of the project or improvements as directed by the Community Development Director in compliance with Engineering Standard 1010 Section 9. 3. E. Provide one ( 1) set of paper prints and electronic documents on CD or flash drive in both AutoCAD and PDF format. 54. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved improvement plans for inspection purposes during construction. 55. Preserve existing survey monuments and vertical control benchmarks in compliance with Standard Specifications Section 5-1.26A. 56. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City Engineer. 57. Any review costs generated by outside consultants shall be paid by the applicant. RESOLUTION NO. PAGE13 58. All access roads and fire hydrants shall be installed prior to allowing wood or other combustibles on site. SPECIAL IMPROVEMENT REQUIREMENTS 59. Tract perimeter fencing shall be installed as part of the public improvements. IMPROVEMENT PLANS 60. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the Community Development Department Engineering Division as a separate submittal from any vertical construction/structures building improvement plans. 61. Improvement plans must comply with Engineering Standard 1010 Section 1 and shall be prepared by a registered Civil Engineer or qualified specialist licensed in the State of California and approved by the Public Works Department and/or Community Development Department. The following plan sheet shall be provided: a. Site Plan i. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. ii. The location, size and orientation of all trash enclosures. iii. All existing and proposed parcel lines and easements crossing the property. iv. The location and dimension of all existing and proposed paved areas. v. The location of all existing and proposed public or private utilities. vi. Location of 100-year flood plain and any areas of inundation within project area. b. Grading Plan with Cross Sections c. Retaining Wall Plan and Profiles d. Roadway Improvements Plan and Profiles e. Storm Drainage Plan and Profile f. Utilities -Water and Sewer Plan and Profile g. Utilities -Composite Utility h. Signing and Striping i. Erosion Control j. Landscape and Irrigation Plans for Public Right-of-Way k. Tree Protection Plan I. Details m. Notes n. Conditions of Approval and Mitigation Measures o. Other improvements as required by the Community Development Director. (NOTE: All plan sheets must include City standard title blocks) p. Engineers estimate for construction cost based on County of San Luis Obispo unit cost. RESOLUTION NO. PAGE14 62. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 63. Underground improvements shall be installed prior to street paving. 64. Prior to approval of an improvement plan the applicant shall enter into an agreement with the City for inspection of the required improvements. 65. Upon approval of the improvement plans, the applicant shall provide a reproducible mylar set and 3 sets of prints of the improvements for inspection purposes. Prior to acceptance of the improvements, the applicant shall provide reproducible mylars, and 2 sets of prints of the approved record drawings (as- builts). 66. If applicable, submit all retaining wall calculations for review and approval by the Community Development Director including any referenced geotechnical report. 67. The developer shall reimburse the City for all costs associated with outside plan checks performed at either the developer's or City's request. 68. The applicant shall be responsible for obtaining an encroachment permit for all work within a public right-of-way. STREET IMPROVEMENTS 69. Overlay streets or place type 2 slurry seal on any roads dedicated to the City prior to acceptance by the City. Determination whether to use overlay or slurry seal shall be made by the Public Works Director. 70. Remove existing roadway striping and markers prior to any overlay or slurry seal work to the satisfaction of the Public Works Director. Use only thermoplastic roadway striping. 71. Street structural sections shall be determined by an R-Value soil test, but shall not be less than 3" of asphalt and 6" of Class II AB. 72. Indicate on a cross section that the driveway will be designed to support HS20 loading. 73. Provide an analysis indicating fire truck turn radiuses are adequate to serve the subdivision. CURB, GUTTER, AND SIDEWALK 74. Install new concrete curb, gutter, and sidewalk along the Corbett Canyon Road/Highway 227 frontage in compliance with AGMC 16.68.020F(1). RESOLUTION NO. PAGE15 75. Install ADA compliant facilities where necessary. 76. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall be repaired or replaced to the satisfaction of the Public Works Director. DEDICATIONS AND EASEMENTS 77. A Public Utility Easement (PUE) shall be dedicated a minimum 6 feet wide adjacent to all street right-of-ways. The PUE shall be wider where necessary for the installation or maintenance of the public utility vaults, pads, or similar facilities. 78. The subdivider shall enter into a subdivision agreement for the completion and guarantee of improvements required. The subdivision agreement shall be on a form acceptable to the City. GRADING AND DRAINAGE 79. The applicant shall develop, implement and provide the following to the City: a. Prior to a building or grading permit, a Stormwater Control Plan that clearly provides engineering analysis of all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls complying with Engineering Standard 1010 Section 5.2.2. b. Prior to final acceptance, an Operations and Maintenance Plan and Maintenance Agreements that clearly establish responsibility for all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls complying with Engineering Standard 1010 Section 5.2.3. c. Annual Maintenance Notificaton indicating that all Water Quality Treatment, Runoff Retention, and Peak Flow Management controls are being maintained and are functioning as designed. d. All reports must be completed by either a Registered Civil Engineer or Qualified Stormwater Pollution Prevention Plan Developer (QSD). 80. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit two (2) copies of the final project-specific Storm Water Pollution Prevention Plan (SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis Obispo Regional Water Quality Control Board (RWCB) requirements. 81. Provide a display that shows the limits of inundation for the 100-year storm event and with elevations. 82. Show the locations of any previously filled areas within the subdivision in compliance with AGMC 16.20.060 83. Provide a minimum 15' wide easement for all underground and drainage facilities. RESOLUTION NO. PAGE16 84. All grading shall be performed in accordance with the City Grading Ordinance and Standard Specifications and Engineering Standards. 85. Drainage design requirements and facilities shall be in compliance with Engineering Standard 1010 Section 5.1.1 hydrology through Section 5.2.3 operations and maintenance. 86. A soils report for the project shall be prepared by a registered Civil Engineer and supported by adequate test borings in accordance with AGMC 16.20.060. All earthwork design and grading shall be performed in accordance with the approved soils report. Soils report shall be updated and amended if over three (3) years old. 87. Infiltration basins shall be designed based on soil percolation tests. Infiltration test shall include adequate borings depth and frequency to support design recommendations. The infiltration basins shall be landscaped according to Condition No. 31, and shall be maintained through a maintenance agreement, approved by the City Attorney. 88. Replace or line all existing CMP within the project area. 89. Show culvert at the driveway access point. WATER 90. The applicant shall extend the public water main to adequately serve the project across the property frontage. 91. Each parcel shall have separate water meters. 92. Non-potable water is available at the Soto Sports Complex. The City of Arroyo Grande does not allow the use of hydrant meters. 93. Lots using fire sprinklers shall have individual service connections. A fire sprinkler engineer shall determine the size of the water meters. SEWER 94. The applicant shall extend the sewer main to adequately serve the project across the property frontage. All new sewer mains shall be a minimum diameter of 8". 95. All sewer laterals shall comply with Engineering Standard 6810. 96. Each parcel shall be provided a separate sewer lateral. Laterals shall be sized for the appropriate use, minimum 4". 97. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with Standard Specifications and Engineering RESOLUTION NO. PAGE17 Standards. 98. Obtain approval from the South County Sanitation District for the development's impact to District facilities prior to building permit issuance. 99. Obtain approval from the South County Sanitation District prior to relocation of any District facilities. 100. Provide manhole at most northerly terminus of sewer main. PUBLIC UTILITIES 101. Prior to approving any building permit within the project for occupancy, all conditions of approval for the project shall be satisfied. 102. Public Improvement plans/Final Map shall be submitted to the public utility companies for review and approval. Utility comments shall be forwarded to the Director of Public Works for approval. 103. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q. 104. All overhead public utilities shall be placed underground in accordance with AGMC Section 16.68.050. TREE PRESERVATION/TREE REMOVAL PLAN 105. Prior to issuance of grading permit and during construction the applicant shall comply with the provisions of the Community Tree Program (AGMC Chapter 12.16). 106. Prior to issuance of a grading or building permit, the developer shall submit a tree preservation and tree removal plan to the Director of Public Works/City Arborist for undeveloped parcels or lots with trees. The plan shall include the location, size and species of all trees located on the lot or on adjoining lots, where development could affect the roots or limbs of trees on adjacent property. 107. The retention of all existing Coast Live oak trees on the site, regardless of the size, is a priority. All trees, other than Coast Live oak trees, that are to be removed shall first be approved by the Director of Public Works/City Arborist and shall be replaced at a 2: 1 ratio and planted on site. Removal of any Coast Live oak trees shall be replaced on site at a 3: 1 ratio. 108. Prior to issuance of a grading permit, all trees to remain on site shall be marked with paint/ribbon and protected by a five (5') foot tall vinyl or chain link fence. The fence shall be located at a minimum of eight (8') foot radius from the trunk of the tree. RESOLUTION NO. PAGE18 109. All trees on the construction site to be preserved shall be protected under the conditions of the Community Tree Program which include but are not limited to: a. No mechanical trenching within the drip line of a tree, unless approved by the Public Works Director. b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any tree. c. No grading shall occur under a trees dripline, unless approved by the Public Works Director. d. A five foot (5') tall protective fence shall be constructed a minimum of 8' from the trunk of each tree or at the dripline, whichever distance is greater. e. At a minimum, all pruning shall comply with the American National Standards Institute (ANSI) A300 Pruning Standards and Best Management Practices. An independent certified arborist, paid for by the developer and selected by the Public Works Director, shall conduct all pruning on site. The independent arborist shall report to the City's Arborist regarding any pruning activities. PUBLIC SAFETY 110. Prior to issuance of building permit, the applicant shall submit exterior lighting plan for Police Department approval. AGREEMENTS 111. Inspection Agreement: Prior to approval of an improvement plan, the applicant shall enter into an agreement with the City for inspection of the required improvements. 112. Subdivision Improvement Agreement: The applicant shall enter into a subdivision agreement for the completion and guarantee of improvements required. The subdivision agreement shall be on a form acceptable to the City. 113. Maintenance Agreement: Prior to recording the final map, a joint maintenance agreement for all shared facilities of the project shall be submitted for the review and approval of the City Attorney. The joint maintenance agreement shall be recorded prior to or concurrently with the final map. OTHER DOCUMENTATION 114. Preliminary Title Report: A current preliminary title report shall be submitted to the Director of Public Works prior to checking the map. A current subdivision guarantee shall be submitted to the Director of Public Works prior to recording the Map. PRIOR TO ISSUING A BUILDING PERMIT 115. The Final Map shall be recorded with all pertinent conditions of approval satisfied. RESOLUTION NO. PAGE19 PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY 116. All utilities shall be operational. 117. All essential project improvements shall be constructed prior to occupancy. Non- essential improvements, guaranteed by an agreement and financial securities, may be constructed after occupancy as directed by the Community Development Director. 118. Prior to the final 10% of occupancies for the project are issued, all improvements shall be fully constructed and accepted by the City. FEES AND BONDS The applicant shall pay all applicable City fees, including the following: 119. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL a._ Map check fee for tract map. b._ Plan check for grading plans. (Based on an approved earthwork estimate) c._ Plan check for improvement plans. (Based on an approved construction cost estimate) d._ Permit Fee for grading plans. (Based on an approved earthwork estimate) e._ Inspection Fee of subdivision or public works construction plans. (Based on an approved construction cost estimate) f. Plan Review Fee (Based on the current Building Division fee schedule) 120. FEES TO BE PAID PRIOR TO RECORDATION OF THE FINAL MAP a._ Park Development fee, the developer shall pay the current park development fee, and/or donate land in-lieu of, for each lot approved, in accordance with City Ordinance 313 C.S. b._ Park Dedication, the developer shall dedicate, in accordance with City Ordinance 313 C.S., land for park purposes. c. Park Improvement fee, the developer shall pay the current park improvement fee, for each lot approved, in accordance with City Ordinance 313 C.S. d._ Affordable Housing In-Lieu Fee, in accordance with Chapter 16.80 of the Development Code. 121. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT a. Water Neutralization fee, to be based on codes and rates in effect at the time of building permit issuance, involving water connection or enlargement of an existing connection. RESOLUTION NO. PAGE 20 b._ Water Distribution fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code Section 13.04.030. c._ Water Meter charge to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code 6-7.22. d._ Water Availability charge, to be based on codes and rates in effect at the time of building permit issuance, in accordance with -(not correct). e._ Traffic Impact fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Ord. 461 C.S., Res. 3021. f. Traffic Signalization fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Ord. 346 C.S., Res. 1955. g._ Sewer Connection fee, to be based on codes and rates in effect at the time of building permit issuance, in accordance with Municipal Code Section 13.12.190. h._ South San Luis Obispo County Sanitation District Connection fee in accordance with Municipal Code Section 13.12.180. i. Drainage fee, as required by the area drainage plan for the area being developed. j._ Park Development fee, the developer shall pay the current parks development fee for each unit approved for construction (credit shall be provided for existing houses), to be based on codes and rates in effect at the time of building permit issuance in accordance with Ord. 313 C.S. k._ Construction Tax, the applicant shall pay a construction tax pursuant to Section 3-3.501 of the Arroyo Grande Municipal Code. m._ Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes and rates in effect at the time of development in accordance with State mandate. n._ Building Permit Fee, to be based on codes and rates in effect at the time of development in accordance with Title 8 of the Municipal Code. PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR EXACTIONS: (A) Any party may protest the imposition of any fees, dedications, reservations, or other exactions imposed on a development project, for the purpose of defraying all or a portion of the cost of public facilities related to the development project by meeting both of the following requirements: 1) Tendering any required payment in full or providing satisfactory evidence of arrangements to pay the fee when due or ensure performance of the conditions necessary to meet the requirements of the imposition. RESOLUTION NO. PAGE 21 2) Serving written notice on the City Council, which notice shall contain all of the following information: a. A statement that the required payment is tendered or will be tendered when due, or that any conditions which have been imposed are provided for or satisfied, under protest. b. A statement informing the City Council of the factual elements of the dispute and the legal theory forming the basis for the protest. (B) A protest filed pursuant to subdivision (A) shall be filed at the time of the approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. (C) Any party who files a protest pursuant to subdivision (A) may file an action to attack, review, set aside, void, or annul the imposition of the fees, dedications, reservations, or other exactions imposed on a development project by a local agency within 180 days after the delivery of the notice. (D) Approval or conditional approval of a development occurs, for the purposes of this section, when the tentative map, tentative parcel map, or parcel map is approved or conditionally approved or when the parcel map is recorded if a tentative map or tentative parcel map is not required. (E) The imposition of fees, dedications, reservations, or other exactions occurs, for the purposes of this section, when they are imposed or levied on a specific development. BONDING SURETY 122. Prior to issuance of the grading or building permit, all new residential construction requires posting of a $1,200.00 performance bond for erosion control and damage to the public right-of-way. This bond is refundable upon successful completion of the work, less expenses incurred by the City in maintaining and/or restoring the site. 123. The applicant shall provide bonds or other financial security as listed in this condition. All bonds or securities shall be in a form acceptable to the City, and shall be provided prior to recording of the map, unless noted otherwise. The minimum term for Improvement securities shall be equal to the term of the subdivision agreement. a. Faithful Performance, 100% of the approved estimated cost of all subdivision improvements. b. Erosion Control and Landscape, 100% of the approved estimated cost of all erosion control work during construction and the estimated RESOLUTION NO. PAGE 22 cost of all final landscaping after construction is complete. This bond is refundable upon successful completion of the work, less expenses incurred by the City in maintaining and/or restoring the site. c. Labor and Materials, 50% of the approved estimated cost of all subdivision improvements. d. One Year Guarantee, 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. e. Monumentation, 100% of the estimated cost of setting survey monuments. f. Tax Certificate, In accordance with Section 9-15.130 of the Development Code, the applicant shall furnish a certificate from the tax collector's office indicating that there are no unpaid taxes or special assessments against the property RESOLUTION NO. PAGE 23 MITIGATION MEASURES A negative declaration with mitigation measures has been adopted for this project. The following mitigation measures shall be implemented as conditions of approval and shall be monitored by the appropriate City department or responsible agency. The applicant shall be responsible for verification in writing by the monitoring department or agency that the mitigation measures have been implemented. MM 1-1: Prior to issuance of a building permit to construct a home on an individual lot within the subdivision, an Architectural Review permit application shall be processed. Each Architectural Review permit shall be considered by the Architectural Review Committee and approved by the Community Development Director. City approved project Design Guidelines shall be utilized to promote design quality through the Architectural Review permit process. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning Division Prior to issuance of a building permit MM 111-1: On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of Regulations. This regulation limits idling from diesel-fueled commercial motor vehicles with gross vehicular weight ratings of more than 10, 000 pounds and licensed for operation on highways. It applies to California and non- California based vehicles. In general the regulation specifies that drivers of said vehicles: • Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at any location. Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater that 5 minutes at any location when within 1,000 feet of a restricted area. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction MM 111-2: Off-road diesel equipment shall comply with the 5-minute. idling restriction identified in Section 2449(d)(2) of the California Air Resources Board's In-Use Off-Road Diesel regulation. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction RESOLUTION NO. PAGE 24 MM 111-3: Signs must be posted in the designated queuing areas and job sites to remind drivers and operators of the State's 5 minute idling limit. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction MM 111-4: The project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors (adjacent residential development): • Staging at queuing areas shall not be located within 1,000 feet of sensitive receptors; • Diesel idling within 1,000 feet of sensitive receptors shall not be permitted; • Use of alternative fueled equipment is recommended; and • Signs that specify no idling areas must be posted and enforced at the site. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction MM 111-5: The project shall implement the following mitigation measures to manage fugitive dust emissions such that they do not exceed the APCD's 20% opacity limit (APCD Rule 401) or prompt nuisance violations (APCD Rule 402): • Reduce the amount of the disturbed area where possible; .• Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD's limit of 20% opacity for greater than 3 minutes in any 60 minute period. Increased watering frequency would be required when wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; • All dirt stock pile areas should be sprayed daily and covered with tarps or other dust barriers as needed; • Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible, following completion of any soil disturbing activities; • Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be shown with a fast germinating, non-invasive, grass seed and watered until vegetation is established; • All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; RESOLUTION NO. PAGE 25 • All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used; Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23.114; Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water should be used where feasible. Roads shall be pre-wetted prior to sweeping when feasible; A listing of all required mitigation measures should be included on grading and building plans; and, The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below the APCD's limit of 20% opacity for greater than 3 minutes in any 60 minute period. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction MM 111-6: Prior to the start of the project, the applicant shall obtain all necessary permits for equipment to be used during construction by contacting the APCD Engineering Division at (805) 781-5912 (for a detailed listing of equipment and operations that may have permitting requirements, refer to the Technical Appendices, page 4-4, in the APCD's 2012 CEQA Handbook). Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department Prior to start of work MM 111-7: Prior to any grading activities, the project sponsor shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos (NOA) is present RESOLUTION NO. PAGE 26 within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the APCD. If NOA is found at the site, the applicant must comply with all requirements outlined in the Air Resource Board (ARB) Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying and Surface Mining Operations. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department, APCD Prior to issuance of grading permit MM 111-8: Burning of vegetative material on the development site shall be prohibited. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction MM 111-9: Should hydrocarbon-contaminated soil be encountered during construction activities, the APCD shall be notified within forty-eight (48) hours of such contaminated soil being discovered to determine if an APCD permit is required. In addition, the following measures shall be implemented immediately after contaminated soil is discovered: • Covers on storage piles shall be maintained in place at all times in areas not actively involved in soil addition or removal. Contaminated soil shall be covered with at least six (6) inches of packed, uncontaminated soil or other TPH -non-permeable barrier such as plastic tarp. No headspace shall be allowed where vapors could accumulate. Covered piles shall be designed in such a way as to eliminate erosion due to wind or water. No openings in the covers are permitted. During soil excavation, odors shall not be evident to such a degree as to cause a public nuisance. Clean soil must be segregated from contaminated soil. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction MM 111-10: Under APCD Rule 504, only APCD approved wood burning devices can be installed in new dwelling units. These devices include: • All EPA-Certified Phase II wood burning devices; • Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA certified but have been verified by a nationally-recognized testing lab; RESOLUTION' NO. PAGE 27 "' Non-catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally-recognized testing lab; Pellet-fueled wood heaters; an dedicated gas-fired fireplaces. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning, Building and Engineering Divisions Prior to issuance of a Grading Permit or Building Permit MM IV-1: Prior to Final Map, a wetland delineation shall be prepared. The wetland delineation shall accurately locate and map jurisdictional boundaries associated with the drainage ditch and adjacent sections of Tally Ho Creek, suitable for impact assessment based on project plans and subsequent environmental permitting. The analysis shall quantify permanent and temporary impacts to jurisdictional areas that would result from project implementation. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning and Engineering Divisions Prior to Final Map MM IV-2: Prior to issuance of a grading permit, the project applicant shall obtain a Clean Water Act Section 404 Permit from USAGE, a Clean Water Act Section 401 Water Quality Certification from RWQCB, and a Section 1602 Streambed Alteration Agreement from CDFW (or provide written proof from each agency that a permit is not required for the proposed action). Each agency will require submittal of a specific permit application based on the project plans and proposed impacts to the extent of their jurisdiction, as well as special status species and habitats potentially affected. Permit applications must include final project plans, biological resources and wetland delineation reports, and a Compensatory Habitat Mitigation and Monitoring Plan (HMMP). The HMMP should be consistent with federal and state regulatory requirements and local policies, and must be submitted with the permit application packages for agency approval. HMMP implementation must occur during construction or immediately following project completion and the mitigation site must be monitored and maintained for a period of at least five (5) years or until the final success criteria is met. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning and Engineering Divisions Prior to issuance of a Grading Permit RESOLUTION NO. PAGE 28 MM IV-3: Prior to issuance of a grading permit, an erosion and sediment control plan shall be prepared that specifically seeks to protect native habitat areas adjacent to the construction site in order to avoid indirect impacts to Tally Ho Creek from erosion and sedimentation during grading activities. Erosion control measures shall be implemented to prevent runoff from the site and into sensitive habitat areas. The erosion control plan shall specify locations and types of erosion and sediment control structures and materials that will be used on-site during construction activities. Biotechnical approaches using native vegetation shall be used as feasible. The plan shall also describe how any and all pollutants originating from construction equipment will be collected and disposed. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division Prior to issuance of a Grading Permit MM IV-4: During construction activities on the site, current Best Management Practices (BMPs) shall be utilized to minimize impacts to habitat areas. For example, washing of concrete, paint or equipment shall occur only in areas where polluted water and materials can be contained for subsequent removal from the site. Washing of equipment, tools, roads, etc. is not allowed in any location where the tainted water could affect Tally Ho Creek. Dust control requirements shall be carefully implemented to avoid water sprayed onto the site for dust abatement entering the drainages or covering native vegetation. Dust control is an important component to minimize impacting native vegetation growing on or adjacent to the site. BMPs for dust abatement shall be a component of the project's construction documents. All bare soils areas and temporarily impacted areas from grading that are outside the project development area shall have the following seed mix applied through either direct hand seeding or hydroseeding methods: Species Bromus carinatus (California brome) Hordeum brachyantherum (meadow barley) Vulpia microstachys (six weeks fescue) Stipa pulchra (pourple needlemass) Trifolium wildenovii (tomcat clover) Total Responsible Party: Monitoring Agency: Timing: Application rate (pounds/acre) 5 5 3 10 5 28 Developer City of Arroyo Grande -Engineering Division During Construction RESOLUTION NO. PAGE 29 MM IV-5: During construction activities, no work within or immediately adjacent to the drainage ditch shall occur during the rainy season (October 15 through April 15) in order to avoid erosion and downstream sedimentation. If flowing or ponded water is present in the drainage during construction, the applicant must implement a Diversion and Dewatering Plan as approved under the project permits from the USAGE, RWQCB, and CDFW. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division During Construction MM IV-6: Prior to start of construction activities within jurisdictional areas, the project applicant shall retain a qualified biological monitor to ensure compliance with all agency permit requirements and avoidance and minimization measures during wok within and adjacent to the drainage ditch and Tally Ho Creek. The monitor shall conduct a pre- activity survey of the site to ensure wildlife including nesting birds (during the nesting season from February 15 through August 31) is not affected. Should a federal or state listed species be identified in the disturbance area, consultation with the USFWS and CDFW would be required. The monitor shall also be present during all work within the drainage ditch and Tally Ho Creek, which would include connection of the new storm drain to the existing outfall structure, and as otherwise required by agency permits. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning and Engineering Divisions Prior to Grading Permit MM IV-7: Prior to start of storm drain construction and outfall connection, work limits adjacent to Tally Ho Creek shall be clearly flagged or fenced so that contractors are aware of the limits of allowable site access and disturbance. Areas to be preserved should be clearly flagged as off-limits to avoid unnecessary damage, and associated increase in mitigation requirements. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division Prior to Grading Permit MM IV-8: A riparian enhancement plan, prepared by a qualified biologist, shall be submitted for the area between the pedestrian path and the top of creek bank. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning Division Prior to Final Map RESOLUTION NO. PAGE 30 MM IV-8: Protective fencing shall be installed at the dripline around each tree or group of trees to remain. The fencing shall be installed prior to any site clearing, grading, or demolition activities, and shall remain in place until construction is complete, including landscaping. Weatherproof signs shall be permanently posted on the fences, stating the following: Tree Protection Zone No personnel, equipment, materials, or vehicles are allowed Do Not move or remove this fence [Name of arborist or consultant] [Name and phone number of developer or general contractor] Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction MM IV-9: Tree removal of any size shall be replaced at a 2:1 ratio on the project site. The replacement trees shall be 15-gallon in size or larger and called out as "mitigation trees" on the final landscape and irrigation plan. Replacement tree species shall be determined by the Community Development Director in consultation with the developer's biologist and/or the City Arborist. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning Division, Public Works Dept. Prior to issuance of building permit (approval of landscape and irrigation plan) and prior to final (planting of trees) MM V-1: If a potentially significant cultural resource is encountered during subsurface earthwork activities, all construction activities within a 100-foot radius of the find shall cease until a qualified archaeologist determines whether the uncovered resource requires further study. A standard inadvertent discovery clause shall be included in every grading and construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate California Department of Parks and Recreation (DPR) forms and evaluated for significance in terms of California Environmental Quality Act criteria by a qualified archaeologist. Potentially significant cultural resources consist of, but are not limited to, stone, bone, glass, ceramic, wood, or shell artifacts; fossils; or features including RESOLUTION NO. PAGE 31 hearths, structural remains, or historic dumpsites. If the resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan that will capture those categories of data for which the site is significant. The archaeologist shall also perform appropriate technical analysis, prepare a comprehensive report, and file it with the appropriate Information Center and provide for the permanent curation of the recovered materials. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During construction MM V-2: If human remains are encountered during earth-disturbing activities, all work in the adjacent area shall stop immediately and the San Luis Obispo County Coroner's office shall be notified. If the remains are determined to be Native American in origin, the Native American Heritage Commission shall be notified and will identify the Most Likely Descendent, who will be consulted for recommendations for treatment of the discovered remains. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During construction MM Vll-1: Prior to issuance of a building permit, all construction plans shall incorporate the following GHG-reducing measures where applicable: • Incorporate outdoor electrical outlets to encourage the use of electric appliances and tools. • No residential wood burning appliances. • Trusses for south-facing portions of roofs shall be designed to handle dead weight loads of standard solar-heated water and photovoltaic panels. Roof design shall include sufficient south-facing roof surface, based on structures size and use, to accommodate adequate solar panels. For south facing roof pitches, the closest standard roof pitch to the ideal average solar exposure shall be used. • Increase the building energy rating by 20% above Title 24 requirements. Measures used to reach the 20% rating cannot be double counted. • Plant drought tolerant, native shade trees along southern exposures of buildings to reduce energy used to cool buildings in summer. • Utilize green building materials (materials which are resource efficient, recycled, and sustainable) available locally if possible. • Install high efficiency heating and cooling systems. RESOLUTION NO. PAGE 32 • Design homes to include roof overhangs that are sufficient to block the high summer sun, but not the lower winter sun, from penetrating south facing windows (passive solar design). • Utilize high efficiency gas or solar water heaters. • Utilize built-in energy efficient appliances (i.e. Energy Star®). • Utilize double-paned windows. • Utilize energy efficient interior lighting. • Install energy-reducing programmable thermostats. • Use roofing material with a solar reflectance values meeting the EPA/DOE Energy Star® rating to reduce summer cooling needs. • Eliminate high water consumption landscaping with emphasis on native plants. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Planning, Building and Engineering Divisions Timing: Prior to issuance of a Grading Permit or Building Permit MM IX-1: The following BMPs shall be incorporated into the project or the site/building design for each lot, as applicable: • Roof Downspout System. Direct roof drains to pervious areas to allow infiltration prior to discharging to water bodies or the municipal storm drain system. • Run-off Control. Maintain post-development peak runoff rate and average volume of runoff at levels that are similar to pre-development levels. • Labeling and Maintenance of Storm Drain Facilities. Label new storm drain inlets with "No Dumping -Drains to Ocean" to alert the public to the destination of stormwater and to prevent direct discharge of pollutants into the storm drain. • Common facility BMP Maintenance. An operation and maintenance (O&M) plan shall be submitted for all common stormwater BMPs. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning, Building, and Engineering Divisions Prior to issuance of a Building Permit MM Xll-1: Construction activities shall be restricted to between the hours of 7 a.m. and 5 p.m. Monday through Friday. No construction shall occur on Saturday or Sunday. Equipment maintenance and servicing shall be confined to the same hours. To the greatest extent possible, grading and construction activities should occur during the middle of the day to minimize the potential for disturbance of noise to neighboring sensitive uses. RESOLUTION NO. PAGE 33 Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning, Building, and Engineering Divisions During construction MM Xll-2: All construction equipment utilizing internal combustion engines shall be required to have mufflers that are in good condition. Stationary noise sources shall be located at least 300 feet from occupied dwelling units unless noise reducing engine housing enclosures, or noise screens are provided by the contractor. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning, Building, and Engineering Divisions During construction MM Xll-3: Equipment mobilization areas, water tanks, and equipment storage areas shall be placed in a central location as far from existing residences as feasible. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning, Building, and Engineering Divisions During construction MM Xll-4: Submit a noise study prepared by an acoustical engineer, or other approved professional with qualifications in acoustic design, that defines the noise exposure problems, conclusions and recommendations for corrective or mitigating measures, when necessary, and opinions and recommendations covering the suitability of the site for development. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning and Building Divisions Prior to issuance of a Building Permit MM Xll-5: Triple pane glass shall be installed for all windows facing Highway 227. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning and Building Divisions Prior to issuance of a Building Permit RESOLUTION NO. PAGE 34 MM XVl-1: The private driveway shall be designed according to the Highway Design Manual standard for an A87 A rural frontage driveway (located in Appendix J of the Caltrans Encroachment Permits Manual). The private driveway shall also comply with Caltrans sight distance requirements. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division Prior to Final Map MM XVl-2: A two-way left turn lane shall be designed and installed on Highway 227 at the project driveway access. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division Prior to Final Map (design) and prior to Building Permit (installed) MM XVl-3: A deed restriction shall be recorded for each lot requiring property owners to park their vehicles in the garage, allowing driveways to be utilized for guest parking. Responsible Party: Moniforing Agency: Timing: Developer City of Arroyo Grande -Planning Division Prior to Certificate of Occupancy for each lot PARCEL 7 PARCEL 1 SHO'i.N ON THE CONCEPlUAL SITE PLAN AS CONTAINING A SINGl£ STORY RESIDENCE WITH ATTACHED CARAC£ SHOWN ON THE CONCEPTUAL sm: PLAN AS CONTAINING A SINCU STORY RESIDENCE WITH ATTACHED GARAGt: SllE AREA 11i210 Sf 19.704Sf PARCEL 8 SHOWN ON THE CONCEPTUAL snr PLAN AS C:ONTAINJNG A SlNGl(STORYRESIDENCEl'llTH ATTACHEDC~GE PARCEL 2 SITE AREA 14610 SF PARCEL 9: SHOWN ON lHE CONCEPTUAL SlTE PLAN AS CONTAINING A SINCU: STORY RESlOENCE 1'11111 ATTACHED GARAGE sm:AREA 1B,162Sf SKOl'M ON THE CONCE?TUAL SITE PLAN AS CONTAINING A SINGLE STORY RESIDENCE WITH ATTACHED GARAGE SlTt AA£A 151181 SF PARCEL 10 PARCEL 3 SHOWN ON llil: CONCCPlUAL sm:: f'LAN AS CONTAINING A rNO-STORY RESIDENCE \lj!TH ATTACliED GARAGE SITE AREA 17,790 SF SHOWN ON THE CONCEPTUAL SlTE PLAN AS CONTAINING A StNCl£ STORY RESlOENCE l'llTH ATTACHED CARACE PARCEL 11 PARCEL 4 SHOWW ON THE CCNCTPTUAL SITE PLAN AS CONTAINING A SIN(;L( STORY RES10£NCE WITH ATTACHED GARl<.CE sm: AREA 17,4-19 SF SHOWN ON THE CONCEPl\JAL SITE PLAN AS CONTAINING A TWO STORY RESIDENCE 'MlH A.TTACHED GARAC£ AND GRANNY 27.W5Sf" PARCEL 5 SHOWN ON THE CONCEPTUAL SITE PLAll AS CONTAINING A SlNGt.£ SlORY RESIDENCE WlTH ATil<.CHEO GARAGE Sl1EAREA 19,152SF PARCEL 6 SHOWN ON THC CONCEPTUAL SlT( PLAN AS CONTAINING A TWO-STORY RESIDENCE WITH ATTACHED GAl'AGE SITE WORK r .. ...,.._r.-.ll'llMGoo...,.Caiin>oi<>'"lo"""""'"""i,..i;.ldi 111"'41'1lllcotllo1<>""""'°pn>p<r'"""oqoood~lo11<>rtol -Tho_,"°""""""'-""' a...! ot di 1._ .. mo.,~ _..,;,,10 ..... w .. -1oot...-o-mo:r-0~1>y11uce<1yEnQ.-. ~-""'-1 ..... ..,-.... tafllirm""ll""--_,_ AllC>lotln9~<ilch ... ---.... =~ ... ,,,.. afodlootoodlot&nd""dtttner0<1tcf..turbed,U..,."""' .. ~ ""afl .. <ntcnd"""'-loll>d""'1'14'IOCOllonOl>ClllllOllDe"'"'1"1ocl •10R"'JfltwodCl¥1Engl1-cr1.<n1S.""'l"'ato.._or1no Ccnlnlelar, w • ., .. ~~~"'"'l'"""•'""<l<ll_lo.,,e•tredbf 1n,o..,.prth9in""4oolollllo):l:i..,.,. .. ..........r•rtne Ccnlnlelar.Slo<>:flilOito!""fm•lot>af<>1tMCilyRi¢<10rw..,1o --·-JtioCon°""""-.. ~·IO<m.o"'--~,_u.., ofo1......,"""'""""'1>cr"""'""'"""'"" Dll"""°"'"'"""'""'" .... 1 ...... t°""l>adc-lotllei'orlijl\aflooaUon..-.!11'10ilbo""'1llled 1>yo,-.,~1<1rwc!0-.1£n,j..,_crllw>d~-16,661Sf" !1....,l .. llucreopc•-:lltfo{lneCailnx:loc(•)IO .. lclflo-of1W1dlo"""pjfwltllaflio...,lll"d11..,<m, __ .. t.,..-.cl _ _,,l<n .,..,,.,.....,.-<i1roc:1-"'• -.,...,_..,,.,,,o lhom<1l<rlll• .. ndln1no...,1tn.ctlon. ThoConltQcUir-lllatflO"""l"""m•"'"•""d"""""tt ~IO<O.Pb•ll•-~~'"'""""""'"r .....in..:tlcvlo!"""""''""""""'"''"'"'trb"••_.ood ~i<tlwil"""""l""""'"'t-"'P'fa>ntho"""7""d""'t.. lmlt.odtooormaf~h"""' .. othoto....,ir.ocw-.s.!..,o, r.-.olfy..,dhd4!hoCilyolAll!CITD(:IWl0£olldl!>~ Tll•Con1rtlCIO<_ .. .....,........,... ... f"'lo<~""ofpuOJic""4 pt00i.P"'l""lroo,.,..,t1nll<• .... .....,"'°.,,"'<arc1oo .... .... t1onto-dclo1oqoloou<1>~Th0Conlr0Ctcr-'""'-...-..,.... .. th--~· -ill""" ... -'"'.._.., .. .OlllloorOd""'°'tloO._.....-......im .... ,.,.~!tic" ""'-'cridC.\::nQ"odom«)od ... ,....-... -.itot!llo PROJECT STATISTICS AP~ ; 007-031-03S / PROJECT; A Pu..NNED !I-UNIT SINGLE FAl.llLY HO!,![ 0[\IELOP(l.ICNT TOTAL PRIVATE OPEN SPACE; 3.963.11 SF" TOTAL USABLE OPEN SPACE;~ TOTAL OPEN sPACE: 12,906.67 Sf (60.BX-) 200,454SF(UACRES) PAVED SURFACE AREA LANSCAPE AREA 1.115-+Sf (11.8%} 13,410Sf (63.2%) ALLOWABLE DENSITY: 14 UNITS/ACRE PROPOSED DENSITY; L94 UNITS/ACRE UTILITY NOTES LIJ...i.t"9ullitr..,¢otMr..,~ncl•lnJcllftomo700lbo ,._, ... lh~,.... ..... --....... -b~ C...1!1\.d...,....,trodor_,_.,,.ooloaid"""'plolo,__,1y lor-tl>cjcrh_,Vkat.odal""°"'?'"'•dutr.lics...S,. _ 1oo<1u.. .... ra~-°'-""'llno"""""Ol-ttb. ~ ........... s.-.i.:.....,{Lll:ol.al$a.taf.}(lm}6-12-2#1 hoi>~<lo)'IJlf'O<b!lnoUO<tol~lor--krn ""~~ .. ~ 2. ,,,.,.__.,,...,.,..,afC..C...,:C..~~TY.~ Td-o.0<Pori"'C<n._Elo<lrlo"'ol1>ooltr>o_._ .,_~ .......................... u........,.11'Col;l;;f1dru.. ..... 1 """~o111111><1.W.m.m~ .. 1a.1rut0<\lh•ii111Vll'lwo 0-:M>loly°"""'ollho~;,,Di-oth...,ltlollSolwl~ <. 11iru..:u_ ..... un...,._-."'•~--~-., o~l>d'lmil. ocnclllecllllt!l 12~eo ofoatl,.moterld--tne lopol...,,,pP.oluW7(-l-in1inoob...., ..... -IHl-tolN111>"'•"""""1od.,..-~to.) IJ.ulJl!loo ono;i.-1>o~~p<C"C:O..IJ..-.:!•llilf~ _.....i ... -.t.....tn.c!OI. GREEN BUILDING CODE REQUIREMENTS Rf<:vam MAffktetS __ RfO!l!Rfl.!ENB:·_ •) ?£c'E~~~~~~';t'.., l)•._.._.,.,,-..,,.....--..;.,,,.,.._!Ol>J-"H;O!IDat ~'T;.::;E!:_;:::~ OOCUl.H:J.trAnoN Sl-IAU BE Pf!OVIDED TO V(Rjf"Y 1HAT CCMW!til .. Y.OC.Jlytr Flti!st! MATfR!Ats 1m!f H~!.!SJl ~=-~--D~-----·IOO!ll.S>Wllil-CIWa9'U!l'.~SIK\llX""nf:lltl£_........, ~':..:~""""'"'"""""'" ... -.a ............ 111 ... ,_,...,....,""""" ...... """"" .... ..aa_ ....... ,,.""' .,...,.Im:,,...__ omtt ... ...m-............. a:"""""" ... ""' ..... ~iin~~;m..~~~~LQ '·=~==-""'F~--·-LIV-IN ENVIRONMENTS ~ A 11-UNIT PLAN DEVELOPEMENT FOR PACE HOMES, LLC ARCHITECTURE & SOLAR SPACE HEATING P.O. aox 519 GREGORY D. SOTO ARCHITECT ARROYO GRANDE. CA 805-801-5806 P.O. BOX 1392 ARROYO GRANDE. CA 93421 PROJECT LOCATION: Lie. # C14960 (805) 481~1056 STATE HwY 227 ·~~ VICINITY MAP PRO,JECT T F A M PROJECT OWNER: PACE BROTHERS TRACT 2872-189 BRISCO ROAD ARROYO CRANDE CA. 93420 PROJECT ARCHITECT: CRECORY D. SOTO-UV-IN ENVIRONMENTS P.O BOX 1392 ARROYO CRANDE. CA. 93421 CONSULTANTS: CIVIL ENGINEER: ROBERT ~ONTOYA-CIV1L OES!CN SOLUTIONS 780 LA-TEENA PLACE ARROYO CRANDE. CA 93420 PHONE: (805} 550-6575 MDNICKERSON@YAHOO,COM "1H( ATTA01E:o PLANS AR( IN SUBSTANTIAL CONFORMANCE WITH ALL APPLICABLE STATE. LOCAL ANO Ol11£R LAWS Rf:GULAT!NC TH!STYPEOFDEVEl.OPl.IENT: CODES !N EFFECT ALL CONSTRUCTION SHAU CO!>lPLY 'MTH THE DJJFORNIA 8UiUllNC, PLUMBINC. ELEC"IRICAL MECliANICAL CCDES. 20111 Enrno~ 1HE CALIFORNIA FlRE CODE. 2016 EO!TION(2009 IFC); THE CALIFORNIA ENERGY CODE. 2015 EDITION; ~g;: ~~g~~ ~~~...E1"~~0S CODE 2016 CA!JFORNIA CREEN CODE ACCESSIBIU"TY STANDARDS WHERE APPLICABLE AHO ALL CITY CODES AND ORDINANCES AS 111EY APPLY TO 111tS PRD.£CT. S H E E T I N D E X TITLE SHEET S.1 SITE PLAN-WEST PARCELS S.2 SlTE PLAN-EAST PARCELS 'CIVIL DESIGN SOLUTION' DRAWINGS 1 OF 4 TENTATIVE TRACT MAP 2 OF 2 SITE DETAILS 3 OF 4 PRELIMINARY GRADING 4 OF 4 PRELIMINARY DRAINAGE CONCEPT C1 CONCEPTUAL GRAD!NG PLAN CONCEPTUAL HOME DESIGN l CONCEPTUAL HOME DESIGN 2 CONCEPTUAL HOME OES!GN 3 Do~ 5-15-17 ~-· " ~· ~~ ~ 1644 " T si, .. 1. m x :::c o:i =t o:i I ... 10' SWC. EAS. HIGHWAY 227 :~ PEDESTAL MAILBOX (1\ u PARCEL 2 18, 162 SQ FT 0.42 ACRES ------80.13'-I I PARCEL 3 : 17,790 SQ FT: 0.41 ACRES : I I I I I 100-YEAR FLOOD= 135.50: 10°DRNC.EAS. / '-'-I I I I I I I I I I ! ---="-·-. CORBETT 80.13' i I : 90.15' : I ' I I I 1 I I I I PARCEL 4 : I : : I : 17,419 SQ FT/ / PARCEL 5 / t / 0.40 ACRES I I 19,152 SQ FT I .: · : : 0.44 ACRES 2f I I !,oo-YEAR rwoo=136.oq I : : i : : :100-YEAR FLOOD=/36.00 t;I : to I I I") I ~ I a I ! ~I liJ QI I : n 1\~: (.]1"-f'I! I I ::: J I i ~ I l ~ : l t -Q. I i ...... - ' , • I CANYON CREEK 90.14' PARCEL 6 18,681 SQ FT 0.43 ACRES HIGHWAY 227 '-.. 7 CQbJLEE?.Ill8L~SIT[_EL6.bJ-=-[ASJ PA8-.CELS SCALE : 1·~20'-Q" LEGEND ALI.NOl£5AR£F;Xl5TWC\JN1..ESSDlHERWISfNOTDl ----PROPD!T'!'UMt -x -~~~00-~~fB ---------S"-0"11.Pl!Cl'Ol"tYf<MQ:Ef:j ~YJ.!mSl:Rf:D<SPOIAROl-CUIDl.l~l:S® -@ SITE PLAN NOTES ©Line of ?AVERS 2.. L!ght to shine down .. arda & o<.it onto grod.,, s::~ Capital lllJl>llnO Q7l6'1!; ~H""•°"• ~!Door ~=~•=<>ti. cl.larlocoo,._..,t b"lb. UgMll<l!t.{1)100w,,19llodC..._..,Vol!<>9'"120"'"t ~+::r-:,-6 8. 4C06D-04--P Commerclcl 4C Pcde..tcl ~:;~:;....., lllo llol,__ :,:"s.':.malchdo~Sor.dra>no ~H•.U-13/11i"W<17-~/4"tl@ !l. 9'X1a· PARKING SPACE, DRY-SCAPE, TURF BLOCK OR PERMEABLE PAVER 10. INOl\llOUAL TRASH BJN PER UNIT VICINITY MAP SITE WORK Fnb.>o<.q~Tho~Conln>d..-1>"""-forl'>IWo G"°"""l!n.oltolopnnidop!WQ'"~at><lpdaolo&t<rlol .._ .. Th•"""l=l..--<00trdo!atotoiltn .. bomol'!!°"'klG"l'P"'Plol• "'obllnOOt1IM\r1olhot"mollioctsO!lpnMdbylMCltyEnglneer. O..tainltd-l>o""'"'t•ltot<lotoll(t.i,,. ... llal_ ... _ _ .....,~ A1tem!ii<Ja-on.,..<11l<ll ... -.....iJ .. ld>l""1oddlulnovo"""._ lhdl not~o oil~ IJ'lcl H !Mr<n_..,_ tlloylMll l>e9foded. lhdlbo....u...dl>ocl<lolh<lr~oli-tko<Wlcl-l>e=ti&<! byolleq-a.tltn9noa-..-u...is.._.o1u.o..,...,..;.111!0 '""'"""" llud,.:lt,><nd..,.. ........ ..,,l.h:lofjjttd~Mirecllotho-tby in.w~1»on<Wld""tofU...jobohoi11>o"""..-1>rll1• Conlracla". S1octp~ol..,ym<llot1ol..,lllcCl!yRlglllt.IW.1!a pt<>lll,Uod. ThoCon\ro<lordlolll>oro•fl<lndt>lo!<>rU..prot.cllclo~p.........,~0<> ofal "'"""'T''""''"'"'b ""?f""l'ort)'~ Clio~ "''"''""""ta lll"lolt.....i<n<tbocl<lo-Ollgkldl...,lkwll'\d.,olll>eo•ttl!lod byo~C1"1U.gne.roru...is..-.q.,r. ltll!dl>etllo._sl:illtyortlloto.itroru."(o)loO.MylnJortn•d ol..,dlocomply.,llholll•n,-cer.tcdco,<....,..,b,..,d .i,,.,c11r110...,ld'lr...,,""""'.,."l!lldtM~of....,.ln.oetlc•>.lnd tho1nolor1.-.u..d1r>tho ..... \Ndb'I. ThoC.otnx;lot-\lio\~0"1oll_.,,...olo..,d~lrlo """<Nbl!tyb"lliojobolt.-OOt1<Jitl(Wlo~lha-roool a:n:o!NctlooofW.pr0joct.rndudloq-.loty~ollp........,,..,d ptopotlr.l!iot!hllreqonm..,tftllO!lPJ'«<>lm""°'f<Sld""ti... ""11«11o,.,.,,.a_....,ohoo..:<SldlholU.ocanlruelor"'10ld.t...d. hcl<rMIJr..,dllold\lio Cllyo!AAROTOQ!.l.NOE "'dl!o-"'1plo--tnn.<W1y..,d«lllotill~ Thotoo1n>c1oc.i.o~bott"'!loMIUo!ortliop,..lool!Mofpublloood ~l'"'OP<>11odjo-tlolli•..t<n<1"'4"' .. a::rd .. o... COJ!kwlloadddom.loa.dl!""porl)r. lh.C...lnle\$-.td ~<>'"topo\'loll>ok"~n.t...-...1;,,.<>1t•lsl>l90npn""'',.,,15 orlll*l•oG,.,..llolt>o...,...,....,..t.kll,...ooldo5l'!"-I"' ...,,....imd'Ollkllcn~r1.-....do:ro,._.lo!hO. UTILITY NOTES l.AIUlhqlllll!y..,d<rU..llMer;rM>do!nJclu""'"'"1ool.bo .,_, .. 1110.p>ai ... i1u. ... 1ooottoo.i....-.-.--.1.o. c:.o...tr11ct1o .... lnr<lor ... o!l_ ...... d .... ploto ....... lbllly f<r~<>'""°'""l-.edoll~<1llUloo..,d ... olod IO<lWoo>1W1dlorp<eloclh9-lln>;lhoeo<w.ol~ C..!'"'1lhd«-or.....ts....b1.lort{l&o!So..Cit){aD0)6Q~24+1 lwl>-"*'ldo)'iptk<loU..olt:wt.ol"""trudlol>t..-cmbot..la>hm \llo~~ru... ::. .lr.1-rr&ocoU...olG<-.~r.c.t.1•<.V~~ Tc.pi,..,.,orf'<rd&G<-..lt!ltdrlo-botoltl>o _ _.._ ... .l. M1-lobourw!ortm.nkrtlio~ofl'C!d'.lrldlU.......t ~ywflhtheM»o ... r~!l..,\Of.ltMIJ>oK1i1iVoil"'1'" o.dnaits.rt.ly~olthei;:dllcnO,CIMalooolh<lrrl11oi~ .a.11111UocJ.1jllpoo~u!lllloo.ploadO.lll1graur>d-l>ep"•4hcll'"*>. ...... bod•Uh12r.dooool""U.."'ol«lol-llio l"!'•f-"plpoo/utll!y{-ll!>Glkrotr.ol>.--i.....-1o11io~~~P"'*"'.._"'.._)All•lllllm '"'ollo"'1oll>el'foted"".....,_P"'Comlr....tutmy-y "Pl'-m.lltodol.....tr.diO<I. 3. Approach porCltydondi:ird• 4. Londccap<1 oroCI ,So11 DESlCN (;UICEUNE 11 MONUMENTAL ADDRESS SICN (INCLUDES ADDRESSES FOR EACH Lon PROVIDE BACK UGHTINC OUTDOOR GARAGE LIGHT FIXTURE 4 WAIT 'LED' 2 LIV-IN ENVIRONMENTS ARCHl"TECTlJRE & SOLAR SPACE HEATING GREGORY D. SOTO ARCHITECT P.O. BOX 1392 ARROYO GRANDE, CA 93421 Uc. # C14960 (805) 481-1066 (1 5. Bundlngllne 5. DC Wall<woy 7. PrlygteA~si1Dr1veway A 11-UNIT PLAN DEVELOPEMENT FOR PACE HOMES, LLC P.O. BOX 519 ARROYO GRANDE. CA 8DS-801-58D6 PROJECT LOCA TlON: STATE HWY 227 RE\GONS " Oalo 5-15-17 ,,,.,,, ~-··-S.1 ~ 1644 ~ Shoot. m >< :c OJ ~ OJ N f ;r:ew----m------1 <I I I I 80.14 Tl-------1 I I I I I PARCEL 8 I 80.IJ I _7 __ _ I I I I I I I I 2 4 ' I 1 PARCEL 7 ' I ' 14,610 SQ FT , PARCEL 9 ,--i:---· 0 I I I I I 11 I I 16.210 SQ FT I I 0.34 ACRES : I 15,881 SQ FT I I I PARCEL 10 ,,.., I I I I I 0 36 ACRES I I I,,.., I 0.37 ACRES I I '100-YEAR FLOOD=l38 00 ''t;j . I g I I 14 606 SQ FT ':3 : :-g, : · :,;:i : .....: I : o'.34 ACRE "-' 1---------r---~ 2 262.79 I,_: I "1 I°" t tgl t t::i 100-YEAR FLOOD=l39.qCE:. 1~0-YE&f? FLOOD 140.~ , 1po-YEAR FLOOD=1J1.oo~: : 1 "-' : : : ~ / I~~~~~\?! ~-\?! : I // I Q: I a_ Q: I // I '~I -I ' -"'" I PARCEL 11 ./ / ii l ! "'--I I CQ : . \ I e I I I r---------SITE SCALE: 1"=20'-~LAN-EAST. p ARCf.LS 0 LEGEND AU.NOlESAREEXlSTINCUNl.ESSO'lHERWISENOTEO ---PROPO!TYUHE --X --SPUTAAILBOl.ltltlAl!'rf'DiO:ffi -------------~ :: ::~::~ GJ~U~CS® -@ SITE PLAN NOTES @ Llne of P,1,VERS 2. Light to ~hln" doW!'lwords &: out onto grodc. ~~~ eop•t<t IJo'<lhl n2m c:am.Q• 11--a...o...,_ ~"'O.:"~°""'io=d-tbultl. Uoftl\&;lb:(1)100..A1V....,elo.....:1Volt4q«1;1ll•olt ~?if~::.@ 8. .oK06D---04-P Ccmmo::rcl11I .oK Pcdccl11I l.t11llbo><. ~ll>oM<>I,__ fi;::;"d:,.'"..t<>!-._ont1So<>d>t<-ST\l•~-13/18-,,.•17-3/~"P@ 9. 9°X18° PARKING SPAC£, DRY-SCAPE, TURF BLOCK OR PERME:ABl.t_ PAVER 10. INDMOUAL TRASH BIN PER UNIT VICINITY MAP SITE WORK fOd"1l0q~llioa...orolC.ntroc1<>tls=11"""""°f<>t1"ll>ll ~olhosllatoprll"fldo~~'"'d~loohlr\ol -ll>o-"""lrtlclor.Oolla>olmdostotolltm.o.bomalnt.Woq--mol>bmtcoote.\atoll>«"'oll>odo'1114'......!brt110Cltr(nglne<r. Dust .... tnir-bol'l'lahl<#ieddall-lltlllallolsh!rt>od<nm >Jl..t.ti>Q_,Og•dll<iln.ndac:nd .. lobllah<d4"1l~oaxinin "'dlno>l ... dlnlttlo4c:ndWU."l'""'~tll"l'_,,_.,.~ ..,a11i,. .... l.orodboc:l.1ou. ... ~1~ont.1""•ni...~n.o bralloglolorodtl>IU.~..,..,,1.Jwl~otlho-Mollho ~-. lll4. ~I. -.i. .,._,_"' ""1 <'1d o! dirt doll""od lo lt>o alr .. t bi ltud.s90llhgflc:ndouto!lholot>_bo....,,o,..jbylho e.nltodor.S~"'"'r!T><lt..lol .. t110Ctyl!l<)'>tof'llorla ...,_ llaContox.ta-ollallk,_oll>1oforthojlttllo<l.lonond""'"""'°U.:.. oro11......,.""""""'"'"'~fcctlldlLD!slut>odmonumoob -t>o-"""odbocl<totholrorliootlo<:ctloo .. ot11o110.cort111o<1 !oroi.9.t.ndCM[ngjnnr..-ta.IS..W,.... 11...,.1>aU!o""!'-.l>ttityollh<Con~o)lo1>aMr.,~ ofc:ndlo°"""?i)'.ith<il1-~cod..,r.qo....,,onb,<lr!d olondardo..tildlh..,rm'"'""'..tl.:llll•i:o .... of"°""""'l.lon.c:nd tho m~t.rld• .....! ln tho constn.dlon. Tl>oConln>:lor-thalh•-_,,,,•..,•c:nd«>mj>l.U. nsopoo!lbllfty!orlho.):>blite...,cllllonacimglllooc....cf "'""'--.o!llllspn>)d..,dudkigl<Jfotyl'1'"all_,..,,d p.ap.rty.~lll•1miu""'enl-Gl'l)ty«>0U......oly..,cl!'IG\bo Jrnll.o4\o,,.,,,,.,""'1<fl9!io<n:<l'ldlh.rtU.. .... 1nictor"" ... °''ond. .,<hrmllyand~oldlhoC1yolAAl!lm)C!Wl!l£cnd1tJ.,..p1~ -frlltoel'lfc:ndallll<mllll1-Th·C:o>ln>:lor_bo,_.titoftrltl•pn>\oclioo<lf~""d po1~1""1'atyod):i...,ltotho-"<n0ondohdaosduW. autiaito-"ldmnao;•\oaJOhJ"'I'~ Th•Con->ll<lll """"'""'~tolh.r~fldOllndlU...Ol..o.tb;....,._onl> .m,;,.,,.adj>cont\oU......t,,...,'Ol!IOh<nMl~l'1'" """""'cndwl'lld> .... dmn"9"1atr....-daso.-.ll<lfha UTILITY NOTES J.Alt-outlltrtnd•-•~struc11J ... mo1notbo .......... 11>1sp1 .. cndlh¥1oootb> ....... _ls__.. C...1tn.ctlooainln>:torMOl.._... .... ..,dcamp~'-dl~IJ f,..katiog,,,~~locol>dOl~ulllllol'""'rdotod !oclttios<r>dfat~g-Ub;ilho....,.olainoln>ctloo. C...t.d~~i.lort{USl.o1So.Col.){a00)60-24" t....nftgdoppArloltiootortof,..,.tn.ctio<lfor-1"""""'11 lllO~lllllUOL i. M1'-"/tolocoU..oti;..o;..,,po.y.Cot>l•T.V~Cct...ot T~""PodllcC:....tDo<ll\c-boallllo-°"""'"apo<IN. J.i.s.1-i.to~o~O.U....a.ttyof?G.!:[b:illioo""''t ~tw11"U.o"'*1-~..,b..tart .. ttio"""Vallo!IO Dcdrl:dS.tfirOrd<nollhoCa'i!ornloO-alblDlrlal!".olol1-4.UtlUln:.U~<l'ldulllllnpi....tr.lhoW""""ollcjlbo~ ... ~fli:l!IM.m>dbod.-111112.,,,, ... tll<Jllwmot..ioi-lho toporooc1>"•ofutllly(-1:11urtfll!IMll,lnr>d>eo.tdl ....... dedtott..top...i-"<ill"'"........,b.) /.llollilh .. .itollhalbo,i..... ... ~~ ... c....tyanduUl!y"""P4"1' oppn-dmoltio<l•fo••"""dbl. 3. (E)Approochp..,.Clty><l.ondord11 11. MONUMENTAL ADDRESS SIGN (INCLUDES ADDRESSES FOR EACH LOD PROVIDE BACK LIGHTING SEE SHT $.1 FOR LOCATION PEDESTAL MAILBOX (1\ u OUTDOOR GARAGE LIGHT FIXTURE 4 WATI 'LED' 2 LIV-IN ENVIRONMENTS ~ ARCHllECTURE & SOLAR SPACE HEATING GREGORY D. SOTO ARCHITECT P.O. BOX 1392 ARROYO GRANDE, CA 93421 Uc. # C14960 (805) 461-1065 4. LC1nd11e<>1"'Cf"",Se" 5. Bu11d"1gl1n.. 6. DC WolkWO)I 7. Prtvclc Acce11s Drl,,.,woy A 11-UNIT PLAN DEVELOPEMENT FOR " Oat• 5-15-17 ~~ PACE HOMES, LLC l!EVfSICNS P.O. BOX 519 Soalo ARROYO GRANDE. CA S.2 805-801-5806 ,_. PROJECT LOCATION: ~ 1644 STATE HWY 227 °' SnHl• m >< :c OJ =i OJ ' (.,.) -========-~ ~ ~ ~---:5-n11l\:::§, · 1 rt:---iSZ!J:B~Et? -iJ?:~ ·, ,iiiJ ~~ ~),...,,....,_.. ...,;~ ~A;, ~·=2S} P T U A L G R A D I N G P L A N 1 1 0 '· * '· LEGEND ~ C ~rn·-"""""" ---xx-. =~.;t~~Anr>< KEY NOTES (j)ai.ttPRW.[BllllJNll»<I'. @~";,"'{;~t&;.l><fu~...,.,,,... CONCEPTUAL GRADING PLAN 0 LIV-IN ENVIRONMENTS ~ A 11-UNIT PLAN DEi/ELOPEMENT FOR Oat. 5-15-17 PACE HOMES, LLC f!E\o1~0NS " ARCHITEClURE & SOLAR SPACE HEATING P.O. BOX 519 ~. ARROYO GRANDE. CA GREGORY D. SOTO ARCHITECT 805-801-5806 ,_ P.O. BOX 1392 ARROYO GRANDE. CA 93421 PROJECT LOCATION: -Lie. # C14960 (805) 481-1066 STA TE HWY 227 1644 / -· C1 ~ ~~· m >< :c OJ =i OJ .;::.. LI\ ' cc t: cc :c x w SIDE (WEST) ELEVATION 1/8"= 1·-0· REAR (SOUTH) ELEVATION 1/8"= 1'-0" =w --,.. ... _r ·r. r .';~~~~~~:~g;,.. l ... , ··•)·· 1 ~jJ~illlF~ 1 ~;~~< :~~=~-~ (_ __ j i'IUOD h.NCC-6" PLMll<S ", ~ .... ~O """""' ~ ...... ---~-c:... .. .,. r 0:-. !.,l ~:;:::&~t:<:U. fEl'ICltlGOCTh!l.Sii··r·o" 6 ---11111 II \ J FRONT (NORTH) ELEVATION 1/8"= 1'-0" ) ~/ ~hlJ,i ~ -f mr ... ,, ,L, d~ r_p ~;=~.:~ PLAN 0 SIDE (EAST) ELEVATION 1/8"= 1'-0" 2 TO 3 RAIL PERIMETER FENCE @ _r.r, OOERlQfULE'/AROJi.IJJlIES. [D Up1.,,..;_,,,,,.,.,.,1,,..p1aot•r l. Metalrnin...,ttot ... ...t.1 llowrlnpwl S. Slmp""" let-in "'"''" r..,~lrod Al"""l5"'•~ha .. _,,,o100_,.,,,,,.1.o,1tm•!atm"'11. (op ...... ~. 1/4" d>ln......ran) 7. ~oorof\<f ~lk~Olt><..Of•~ !eltloid°""" ohip-lap 11;1>1>1,.., J>"'CBCand monulact..rer'o •pees. II. ~~.=·~-;,. 1t.,i::_.i;1~0~I =·) ~~':~OI~:: Gl comon.. (UBC<=tiop.~o!r:mM1,1fcct. •P""'-l p""'d• (2)1~•1'1'"'ld•"ll'p<11>oro ... rpl)'Wdt11100ll>lt\g. ii. oom.i1J1V£NT.sa:.o.rnc1o91nv.noNCJ.LCS. 12RU:ESSID .... NOOW CONCEPTUAL DESIGN FOR A THREE BEDROOM, ONE STORY HOME SIMILAR BLONG. FOOTPRINTS SHOWN ON LOTS #1, #2, #4, #5 #7. #8. #9 & #10 AREAS FOR CONCEPTUAL DESIGN: LIVING AREA=2079 SF GARAGE=687 SF ~ f-lfl ou I-z w -i= r-L ~ -WWI IU 2 ~o:: z :1 <( o~ Ct'. ocO -~ 1->co Zll1tn w~ _J u :::J ~ .. u) u ~ w L.J ;:::r-~ ci,o-o::r... ~~g~s ~ t5g~~~ ~ -o::;i~~~~~ \.0 I ca l-ea :c x UJ SIDE (EAST) ELEVATIO~I 1/8M= 1'-Q" SIDE (WEST) ELEVATION 1/8M= l'-Q" EXTERIOR ELEVATION NOTES CD 2• pi..,t ...... ••L pl<tSIA-(lJ>-"'..O...-) 2 2• Fow;io ~ l!ot.I""' ~·U-OAA""'U""allM .. ~..,.,.i,1..,lmol<i,_,.. (openr.;.1/~--) ~oor..g: ""'1>oll 111r.<i1 .. o...-lO Ill• !~t lokl4o""onlp-Olp!oohlot\p..,.Cnopt .... 1:> ol 111• uac on~ m,,,.,loci..,.,.'o "l'ec5. O [.1a1<rpi .. t..-7fi'lluclo:{lc...t.)r.....,,,,im.ccc colCf",<mO'_.......,..,otolloll\.LJ .. ""'1<11-do! comn.(UOC:<l>Op.l!l"'""""'"'ct.'P'"'O-)~ (2) IO\'Of'I ol ~roek 'D' -o..-plpd ...,tti;,,~ (LoHot..o-+todoodo) g li Hcnlboon!U.g.,....1!llb.t..ioltloj~.,. (>«t1ortl'\(!2ort1toll.ll.e]n<>1••<ll~lmloo<o P'l""-L2.l02o!!ll<UJ!.C..,d~llfli..sp<o:$, IQ fl ..... og t~lool FRONT (NORTH) ELEVATION 1/8M= 1'-0M ~ ~ REAR (SOUTH) ELEVATION 1/8"= 1'-0M UPPER FLOOR PLAN0 1/8"= 1'-oM F L 0 0 R P L A N 0 COl\JCEPTUAL DESIGN FOR A THREE-BEDROOM, TWO STORY HOME SIMILAR FOOTPRINTS SHOWN ON LOTS #3 & #6 AREAS FOR CONCEPTUAL DESIGN' LIVING AREA =+-2000 SF (LWR FLR~ +-1232 SF) (UPPR FLR~ +-775 SF) GARAGE~+-430 SF CONC. PA Tl OS=+-HO SF ~ 1--lll~u I-2 w z~C WWI IU 2 W[t'. z :.i <( o~ O:'. ~ 0 -<!I-~ >Boo z (fl(/)~ w ~ . ..:r:CJ w C; \D OC Nm ~ ;='r.8;2 Lu fr'. ~u -~o I I('.) > iiw -<iQ::'.:O __J 00.: u _J _J < ui u w ci 2 0 o~:i I~~ woo u::ib <CO~ .:c0,_0.:< 2 --""" J ..... I al !::: al -:c x LU REAR (EAST) ELEVATION 1/Bn= 1'-0" SIDE (SOUTH) ELEVATION 1;a·= 1'-o· EXTERIOR ELEVATION NOTES [!] D""""'u,.,,11 -'~TtCUITS' :z 21( r_,..-'¥tlln;CJrs' 5 lX Tm> -''IHTt WTS' ~ 11.,.1,.,.. •• 1w ~·td--t 6 sm~ loHn -~-'""""'!ssl'lolli-~·l<Wl\-m..tl. (opooO.gtl/4-_...,) f!®f<><;l'~t"'"'91 .. ..-JOtioldl i<llddG""""lp-lcp!C110l<:W1p.,.O!ap1.,.l!. oflll•UOCo"dtn<1n<1lcctu....,.'o~ '9!AOO\fCRA.'(~~ ~ 1K H..--..,o,,,,._.15'P.~0101"'P"' {ladlon14Q::loltt.ttl.0.C}rO!••lhgol"'olzo4oolt p<t-=t.l.lOlo!!l>olJJ!.CoMtt.llfll.opoca. '#TOlllWI~ 11e>eco<oU..-PQO!-'lHTrClJFF::.' 12 SCAllO'!lilNCUS -'!<USl.Cl!(~CJl:CI' H o..,,..,,t;,.,~1oon<1o -~m:Cl.JffS' FRONT (l~ORTH) ELEVATION U P P E R F L 0 0 R 1;a·= l'-o· PL A N0 1/8"= 1·-0· L __ JllUL FRONT (WEST) ELEVATION i;a·= 1·-0· L 0 W E R F L 0 0 R P L AN 0 1/8",,, 1·-0· CONCEPTUAL DESIGN FOR A 3-BEDROOM HO~~E WITH ATTACHED SIMILAR FOOTPRINT SHOWN ON LOT #11 FOR CONCEPTUAL DESIGN SHOWN !N THESE DRAWINGS: LJVlNG AREA STUDIO = +-230 SF LIVING AREA MAIN RES.=+-2050 SF (LWR FLR~+-1500 SF) (UPPR FLR~+-1550 SF) 2-CAR GARAGE=460 SF GRANNY ~ f--(f) 0U ~ I-z w I') z ~~:~ W '.:iio~ 2 t5 22 ~::; Z <r <r: z"' 0 Bi ~~Ct: tl'. 0°2 -<l'.1-0~ > 6 06 z(l){/)a::: w ~ c:i:?3:11 ~ N~ ~ ~~ z t; ~~0.· I~ 0&'11: -....... G (_') m ~ :::::_ ~ ::2 o-' _J C) n: j < ui u w..; es~~g I'°c:::Ul x0.!. Li.JOOO UWEif <~~~g ·~~ Ne!i" 20· 00.009W 2.J.4..280"· PARCEL A 34 PM 88 LEGEND PROPERTY BOUNDARY RIGHT OF WAY EXISTING 100 YEAR FLOOD UMIT PER DRAINAGE CALCULATIONS - - - - - - - - -PROPOSED 100 l'fi4R FLOOD UAllT PER DRAINAGE CALCULATIONS -------------100 >£AR FLOOD LJJ./IT PER CURRENT FEMA AIAPS £XJS1JNG OV£RHEAD ()TJLJTIES ·-~---too-PROPOSED GROUND CONTOUR TOUR PER F!El..J) ,SUR\lf:r'S BY CDS 2013, 2014 (All DIWENSIONS IN SQ.IA.RE FEET) EA.REA DCE> NOT INCUJ!l£ ~ SE'IBAQ( AA£.\ aMRAGE: • -4Q:IC MAX CF NET. WAXIMUM LOT COVERAGE AA£A CF LOT llY MAIN AND ACCESSORY Bt.ILDINC. DRl\-£WA'l'S AMO COVERED PATIOS. DOES NOT INCWDE SKARfD DRl'o'EWAYS. \ PROJECT STATISTICS: l»ID US£: SFR -LOW lr.IEDIUM OENSl1Y CROSS lOl{•) AREA: 200,454-111' • .U ACRE DU/~ 2..5 MAXIMUM LOTS; 2...5 it 4.0 -11 WINIMUMLOT ~ SIZE: 12..ooo.t ..... ... !lEP1lt 100" SOBAOCS R£CUIR£D: FRONT: 'J:J" SOE: !l·ond1ct 8""" ,,. SUit.DiNG HEIGHT WAX: :Jlf OWNER 1. PRO.E:T AOORfSS:. PROJECT DATA 1. PRCU:CT AOORESS: 2.lRACT"SIZE: "-ZON°"' STA1£ HlCHWAY 2Zl '4.00~ RESIOENllAL SUl3LIR8AN ~ NO: 007-o.J1-o38.007-791-03-4-~ ~ ~ 9.lEU:PliDNE! 10. WASlEOISPOSAL.: p, AT.tT SOlffil COUNlY SANITAR"I' SERI/ICE ... REVISED 5/JD/2017 MAP PREPARED BY: CIW. OESCH Stl..l1l100S PO BOX 207 ARROYO CRANOE, CA. 113420 CONTACT: ROOfRT MONTOYA ~ 421 Jaso TENTATIVE TRACT MAP OF TRACT 2985 SAM WIS ODl51"0 COUNTT • CA w:..=-.::...3J~.:.°' .. n:-=:-~ 1OF4 Cnm.oEs&Gd ....... .-.r ..... ~--e.t-• SOLUTIONS m >< :I: OJ -I OJ 00 'CE 6' PUBLJC UTIUTY £ASEM£NT I I I ~· CREEK S£TBACK : CR££K EASEMENT 0£DICA TION 1J.O' EXISllNG PA VEM£NT-PARKWAY ::~~ ~~~~ %JUJ;/::tEJ'r~~Ti ~ 11.0' LAN£ + 2.0' SHOULDER l SEE SECTJON BELOW 1t:itl1 NEW SHOUWER (P) WA T£R MET£R : ,,.--"'-I~~ ' ~~i.a1cff7Jf!!f1NG -!:E!_ I / \ IB~ I ,' _,,AP) WA 7ER SERWC£ ', : / \ \ I I EXIS7JNG WATER MAIN-/ _..r=== EJQSTINC SEHf1? UAIN___,,,,., \ / ,, :/ ,_, \ ,{ SECTION A-A J \" /j SEE PRIV_.,TE OR/i.£'WAY SECTION C-C ',\£XIS11NG CR££K / , ' ' i ~ "' 35' CR££K S£1BACK PUBUC « PR/VA TE UTIUTY EAS81ENT & TRAIL EASEMENT 1 ~ 11 -r-~ r-·· _ SAND/GRAVEL """""' PAVfJIS/ : v; a L va ~s~~-lllNfttRMI~ ,---a• CLEAN WASHED CR>.'vll. :;j I' VOlOS PERMEABIUlY -;,.2; IN/HR MIN. ~NATURAl.SIJBGRAOE (MINIMAL COMPACTION) II Jll ····,,, ·O.G. 1RAll 0\.£1? '•,, COUPAC1ED BASE """""·, PERVIOUS PAVER SEC110N NlS 6a0' R,IW 25.0' JS.a' 12.0' 13.0' I 13.0' 22.0' (E) lANE/SHLORi(E) U.NE/SHLDR 5.0' PUE l VARIES V.ARJ£5 ! VARl£S ·------E~~r==-, g:::::: SEC110N 8-8 HIGHWAY 227 TYPICAL SECTION JOINT unuTY 7RENOf UNDERGROUND DF:TENTJON PO? DETAIL BELOW '•,, £)OSTING CR£EK PRIVATE DRIVEWAY SEC110N C-C OYERFLDW FROU EACH LOT TO COUMON O\IERFZ.OW PIPE IVOTJt'JSCA/.£ "'ORf\of'WAY SEC110N TD SUPPORT HS-20 LOADING UNDERGROUND DET£N710N DETAIL L-80.0' W-16.0' 021.0• SURFACE AREA•t,280 SQUARE FEET TOTAL VOLUME = 1,280 CF VOl.11M£ OF WA'DS -512 0:-40% POROSJTY 'VOLUME OF WA 7ER STORAGE REOUIR£D = 500 CF P£R LOT VOLUME OF WA7ER STORAGE AVAJLABL£ =512 CF PER LOT UNDERGROUND DETEN110N DETAIL UJr t'QYK&'f:! fAUJ7h'1'1'QK4lO l'KRTI?Il'Af'IOH ~~-~4/0~.IF.T ZJ#~A/1111',,.,,~r#ut::r-..,_u ----·~-·--~.-J»11:JW.-aa-...-u>~sr na1ll70/llDD:r~JT.-z11/lOnlJ/Jl#'~~,,J'IUr~ r..l'.i/ICIRlt'nr.t.MAD'n~.atnrnUnaK~.JJJCD711tlXlll:llJ'Wr.atru1117'~ JJMnrd .UU _,JllUDa nu l'UJIOfl:r.l.Tmrrt r:ttr~n37Zll! .I IUDO ~~1.1UJJlilll!lU.Cl,l'SIJl'nra.--MC1nOK PRELIMINARY WA 1ER QUALITY CALCULA 110NS: 1. ASSUMED .2, 100 SQUARE FEET OF JUPERWOUS AREA PER LOT. 2. NO N£T INCREASE IN VOLUME PRE 15 POST CONSTRUCTION 3. 500 CUBIC FEET OF STORAGE PER LOT REQUIRED. BLEEDER UN£ O\£RFLOW FROM UNDERGROUND JNAL 7RA TION AREA TO COMMON 0"£RFLOW PIPE REVISED 5/30/2017 VESTING TENTATIVE TRACT MAP OF TRACT 2985 SAN WIS omSl'O COUNTY. CA ._,._,,~•-c•-.i._,,...._ -•-MOf-.-Af--. ... lm----2 OF 4 CIVll DIESBGlN I ~-~--S 0 l UT IONS ~-m x :c CJ =i CJ ' Y) EXHIBIT B-lO z ; Ii j a.. a.. !1 ~ :ill <{ (!) :::t i,1 ! ~ I-~ ag l i Cl (.) . fl <{ a:: <{ IO!i •i l! (!) I= ~8 i. 'Z'~ >-~~~u; ~z a:: wo <{ -~n, I 1111- z I-3 r 1111~ :i ~ q! ...i"' :J z •• -~ w ~ HI :tllo a:: .... c::r a.. ,-f+oo l_J_ I ·1 ----------------.1 • =~ ·~ ---~iiit---~111~. ~ I Ji~--__ ! ~. .s~nri ___ I~~ \ I ___ ' , -[~_--=1-,--~Hr-1 dt7_;:;;.=-_-'!1---I~ I ------I-////// / I ///_// -/ I'/~ /I'/ ' ' '/// / I I /:,~ s~f:,,·~2-~: // / /~ 1' /// ( \' \ \~ / \ \ 'i \ i i h SCALE H~!J~11!1L~·ncl' PRELIMINARY DRAINAGE CONCEPT 5/30/2017 TENTATIVE TRACT MAP OF TRACT 2985 :IAN WIS 09ISl'O COUNTT. C4 .,.,,_,,,...aui••cr•.-a.-•-:1=.r~-A'f~-.-u.~ CIVIL DESIG _ SOLUTIONS 4 OF 4 m >< :c -DJ -~ DJ I ...:. ...:. EXHIBIT C DRAFT (Document on file in the Community Development Department) Project location INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION Vesting Tentative Tract Map 13-002 (Tract 2985} & Planned Unit Development 13-002 Corbett Canyon Road/Highway 227 August 2017 Page 1 of 51 Architectural Design Guidelines for a Plan Unit Development on Tract 2985 Corbett Canyon Road and Highway 227 Arroyo Grande, California Proposed by Scott and Dan Pace Prepared by Gregory Soto, Architect May 14, 2017 EXHIBIT D PLANNED UNIT DEVELOPMENT STANDARDS 1. Permitted and Conditionally Allowed Uses: Single Family 2. Development Code General Provisions: Unless otherwise provided as part of the Tract 2985 Specific Plan all provisions of the Single Family (SF) designation and zone, as defined in the General Plan and Development Code of the City of Arroyo Grande shall be applicable within this Tract. 3. Building Envelope: Each Parcel contains a building envelope for the positioning of a single family residence and all other structures. The envelope is determined by the setback requirements identified in these guidelines. No structures shall occur outside the designated building envelope for each lot. (See Illustrative Typical Site Example, Page 6 of 6) 4. Minimum yards: a. Front Yard Setback: All Parcels are orientated such that they have their front yards and garage access facing west toward the creek. The Front Yard setbacks for the homes are determined from the new drive along the creek to be setback a minimum of 10 feet from the drive in addition to a 3 5 foot setback to top of creek bank. Garages shall be setback 20 feet from the new drive to allow for guest parking. b. Rear yard I Highway 227 setbacks: The minimum street yard building setback to highway 2/,7 shall be a variation in setback of 15 to 20 feet. c. Interior side yard setbacks: Shall be 5 feet for single story and two story buildings. Adjacent to private driveway entrance shall be 5 feet. d. Exceptions: Architectural features such as roof eaves, bay windows, steps and chimneys may project into required yards as provided in the City's Development code. 5. Maximum lot coverage: Shall be 50% 6. Maximum building height: Shall be 25 feet 7. Maximum Floor Area Ratio: Shall be 0.5, including garages 8. Easements: No building shall occur where easements are designated for public utilities. Parcels which have easements shall maintain and keep easement areas clear for future access and maintenance of utilities. 2 9. No RV, boat or automobile storage in yards. ARCHITECTURE DESIGN GUIDELINES Homes shall incorporate Mediterranean, Craftsman and Ranch Style homes with features that include: o Front Orientation toward the private drive with front porches, garage, and front entry doors orientating toward the creek. o Garages to setback a minimum of twenty feet from driveway allowing for additional guest parking. Additional parking in front of yards shall use decompose granite or permeable pavers. o Driveways are encouraged to be colored and textured where they can also function as private patio, play space, or outdoor living space. o A variety of one and two story homes intended to create a diverse neighborhood rather than a uniform tract-like style. All homes are intended for resident ownership, each with a minimum of three to four bedrooms, two baths, and two car garages. Building Materials-Consistent use of stucco or masonry or horizontal painted wood or composite material siding are encouraged as exterior sliding materials. Concrete or clay tile, slate, or heavy composition shingles are encouraged as roofing materials. (Wood shake or shingles are prohibited for fire safety). Heavy timber, tile, or wrought iron is encouraged as accent materials. Color-Coordinated use of earth tone colors complemented by compatible accents, shading, landscaping, and lighting will provide for diversified design character. Uniform color of adjoining houses is discouraged. Accent or trim colors should energize the visual character, using warm hues. No colors, basic or accent, shall be garish and no more than two basic colors shall be used on a single building mass. Similarly, not more than two accent colors shall be used on any building. There is no limit to the number of neutrals that may be used on any building. Architectural Details-Architectural design details that interpret the styles previously mentioned are as follows but are not limited to: o Multi-pane vertical shaped rectangular and/or arched window, recessed, or with framed relief. Windows may be grouped. o Fireplace chimney trim and cap details and shapes which reflect the roof or window shapes or include material changes, tile or trim, and color variations. o Roofs which include eve extensions or trellises, arbors, or roofed porch elements to accent and shelter primary entrance doors. 3 o All rooms to incorporate the use of windows, clearstories, skylights, flat solar tubes, or French/patio doors to maximize the use of natural light. o Diversity of roof pitches and materials which generally avoid flat or shed roofs or parapet wall, and favor hip or gable roofs reflecting design styles previously recommended. o Distinctive and readable housing numbers located near the primary entrance and lit at night for visibility from the private drive. o Side yard attached or rear yard detached double garages with double doors or single doors on each side, consistent with the architectural character of the residence. o Minimum hardscape and maximum landscape in the required front and street side yards, including special driveway treatments such as grass-crete, wheel strips' single wide ramps and aprons, gravel or patterned concrete, stone or permeable pavers. o Window, door and openings shall incorporate trim of 4" in width or more. o Windows that face Hwy 227 shall be triple-pane. Fencing 1. Materials: Wood, decorative masonry, split rail (wood or PVC). No chain link is acceptable. 2. Height: Maximum height shall be 6' and 3' located within front yard setbacks. 3. Design; Wood fences with alternating panels between parcels as to not leave one parcel with fence posts and run exposed to a single parcel owner. 4 Landscaping A variety of landscapes materials shall be used to create individual interest between lots (i.e the same plant pallet shall not be used on multiple lots). Landscaping shall adhere to the California Model Water Efficiency Landscape Ordinance (MWELO) requirements. Plant selection shall consider varying scale and size to fit the property and provide diversity design. Emphasis shall be placed on attractive landscaping in the backyards which are visible from Highway 227. STATEMENT OF WATER CONSERVING IRRIGATION The following principles of irrigation design utilized on this project are directed specifically as conserving water and improving the efficiency of the irrigation system. o All irrigation shall be dripline emitters no overhead spray heads will be used o Irrigation hydrozones shall be adjusted according to water needs and weather o Utilization of irrigation system master valve o Utilization of irrigation system "Smart Controller" with water budgeting feature o Utilization of irrigation system flow sensor o Utilization of rain shut-off device connected to irrigation controller To help maintain the irrigation efficiency as intended in the design. Irrigation system shall be tested and maintained on a monthly basis by the maintenance. WATER CONSERVATION NOTES The following water conservation techniques shall be employed in this project o Water conserving plants defined as "Low" or "Very Full" in the "Water Use Classification of Landscape Species" (WU COLS IV University of California cooperative extension) shall be utilized in 80% of the total plant area. o Irrigation system shall be separate into distinct hydrozones based on plant material types, Exposure and orientation. o Soil amendments and much shall be utilized to improve water holding capacity of the soil. o Automatic irrigation system shall utilize "Smmi Controller" technology with water budgeting features to adjust water application based on soil moisture and/or local weather data o Lawn not to be used. 5 CREEK PL ~L xr:-;,~~~~~~~~~~~~--l_J_ \,:\ \\./\ \ \ /\ \ \'\)\ \ ! \' \ /\ \ \//\ \ \ \. /,-\ \ \ •. I \ / I ~)\ s ~~fvi1Ji\QRl~·~~\\y. ·\/~'\\"\ ...... ''\/\~! \ L \ < \ ,\ \ \,,;\ \ .. .-\ \ / I\ I).-\\\/\>\\/\\'.:/\/\!,\ b / \ ' '1 ·' \\ -;, \-/"\ \ '( \ ! ... \ 'o ~Bf-., t· I .\ \/\,/\ ·;· : POSS. ISL~ \/\/\ ~I J; I -.., /<. -,) \ \/:j . .J £ARKIN!;_·--\ \//\ \ ~ \ '(' \-~\-·\ 1 1 r 1 .. ;>\--'\ +\ ,.., '•-. ' I I '/'\ \ \-/ _). /,,'\I \ 'X-. ·-\ /\ \ '/ \ I \· ./-·· --\<: __ , s ~' \ l' \ ..__---t-'--1+-1->r' "'--"'~</"' \ ). -'·. ' ·.• FRONT YARD --~' -f'--r\, TRASH NTAINE ~ /\ 1 \ \ __ ,... \ "· ·'.:· '.,. \ -\ \ -~'D \.-. , \ \ .. );/ \I \ / 18 '.',p :(i~ \J.--\1 \ ·~ ".;-- 10·~·0" I S L :-ot SBL \/r\ :) -·-·~·1·1- TYP. 5' HI. FEijCE ·1 I 11 I ll 'I " .,_ " " ' I I ' .. ' .. ' . . ..,., ' ': i .j.___t;;.=i.::-=io::=-~ =----=..._.,x,.X..--= -· ii. -PL TYPICAL SITE EXAMPLE (2000 S.F. WITH 3 CAR GARAGE) N.T.S. 6 ATTACHMENT 1 TRACT 2985 PROJECT HISTORY Date Project Number Action June 8, 2004 PRE 04-014 • Application submitted for 11 lots July 15, 2004 • SAC Meeting April 30, 2008 TTM 08-003 • Application Submitted for 11 lots May 29, 2008 • 1st Info Hold letter sent to applicant July 17 I 2008 • 2nd Info Hold letter sent to applicant July 23, 2013 PRE 13-002 • Application submitted for 12 lots August 19, 2013 • 1st Info Hold letter sent to applicant November 25, 2013 VTTM 13-002 & PUD • Application submitted for 11 lots 13-002 December 11, 2013 • Pre-SAC Meeting December 18, 2013 • 1st Info Hold letter sent to applicant February 5, 2014 • Pre-SAC Meeting February 12, 2014 • SAC Meeting April 14, 2014 • 2nd Info Hold letter sent to applicant February 4, 2015 • Notice sent to applicant to clean premises July 15, 2015 • Pre-SAC Meeting August 12, 2015 • 3rd Info Hold letter sent to applicant January 20, 2016 • Pre-SAC Meeting February 25, 2016 • Meeting with applicant and 4th Info Hold letter May 6, 2016 • City staff met with Caltrans staff May 23, 2016 • 5th Info Hold letter sent to applicant August 31, 2016 • Meeting with City staff, Caltrans staff and applicant October 5, 2016 • Pre-Application Meeting October 14, 2016 • Project Deemed Complete April 3, 2017 • Architectural Review Committee Meeting April 4, 2017 • Letter to applicant requesting additional information required to complete the Environmental and Architectural Review processes July 17, 2017 • Architectural Review Committee Meeting ACTION MINUTES MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE MONDAY, APRIL 3, 2017 ARROYO GRANDE CITY HALL, 300 EAST BRANCH STREET ARROYO GRANDE, CA 1. CALL TO ORDER ATTACHMENT 2 Chair Hoag called the Architectural Review Committee meeting to order at 2:30 p.m. 2. ROLL CALL ARC Members: Chair Warren Hoag, Vice Chair Bruce Berlin, and Committee Members Mary Hertel and Keith Storton were present. Committee Member John Rubatzky was absent. City Staff Present: Planning Manager Matt Downing and Associate Planner Kelly Heffernen were present. 3. FLAG SALUTE Keith Storton led the Flag Salute. 4. COMMUNITY COMMENTS AND SUGGESTIONS None. 5. APPROVAL OF MINUTES Keith Storton made a motion, seconded by Mary Hertel, to approve the minutes of March 6, 2017, as submitted. The motion carried on a 3-0-1 voice vote, with Bruce Berlin abstaining and John Rubatzky absent. 6. PROJECTS 6.a. CONSIDERATION OF VESTING TENTATIVE TRACT MAP 13-002 (TRACT 2985) AND PLANNED UNIT DEVELOPMENT 13-002; AN 11-LOT RESIDENTIAL SUBDIVISION; LOCATION -CORBETT CANYON ROAD/HIGHWAY 227; APPLICANT- DAN PACE; REPRESENTATIVE-GREG SOTO (Heffernen) Associate Planner Heffernen presented the staff report and responded to questions from the Committee regarding the history, drainage, parking requirements and previous driveway configurations. Scott Pace, applicant, Greg Soto, architect, and Sissy Pace, applicant, spoke in support of the project, responding to questions regarding driveways and access, rear yard fencing considerations, existing tree health, trash collection, and elements of the design guidelines. The Committee provided comments in support of the project concept, including scale, site constraints, and guest parking. The Committee voiced concerns regarding the design guidelines as presented, the landscape plans, and advised the applicant that parking will likely be discussed more in depth during future review by other City boards. Minutes: ARC Monday, April 3, 2017 PAGE2 Bruce Berlin made a motion, seconded by Mary Hertel, to recommend approval of the project to the Planning Commission, with the following conditions: 1. The Design Guidelines and project plans be streamlined and consolidated to make a logical path to construction and include how relevant Planned Unit Development performance standards are addressed. 2. That the Design Guidelines be revised to address: A. Consistent perimeter fencing along Highway 227 with a preference to rural, split rail fencing; B. Landscaping of appropriate, Mediterranean, low water use plants, specifically along Highway 227 to be prepared by a licensed Landscape Architect; C. The entrance to the private drive to be signed with an address range and appropriate lighting; and D. Location of trash can pick up and storage. 3. Recommend that the 20' garage setbacks are acceptable to address guest parking given the constraints of the site. 4. Add "permeable" to Page 4 of 4, bullet point 5 of the Design Guidelines. 5. Require deed restrictions on the properties that require vehicles to be parked in garages with guest spaces reserved in the driveways. 6. The ARC shall review the revised Design Guidelines prior to consideration by the Planning Commission. The motion carried on a 4-0 voice vote, with John Rubatzky absent. 7. DISCUSSION ITEMS None. 8. COMMITTEE COMMUNICATIONS Chair Hoag reminded staff that he will not be in attendance at the first meeting of May. 9. STAFF COMMUNICATIONS Planning Manager Downing informed the Committee that John Rubatzky intended to resign from the Committee effective immediately and that if Committee Members knew of any interested individuals to have them submit applications to the City Clerk. 10. ADJOURNMENT The meeting was adjourned at 4:24 p.m. to a meeting on April 17, 2017 at 2:30 p.m. ls/Warren Hoag, Chair ATTEST: Matthew Downing, Planning Manager (Approved at ARC Mtg 04-17 -2017) ATTACHMENT 3 1 ACTION MINUTES REGULAR MEETING OF THE ARCHITECTURAL REVIEW COMMITTEE MONDAY, JULY 17, 2017 ARROYO GRANDE CITY HALL, 300 EAST BRANCH STREET ARROYO GRANDE, CA Ch ·r Warren Hoag called the Regular Architectural Review Committee meeting to order at 2:30 .. Chair Warren Hoag, Vice Chair Bruce Berlin, and Committee Members Mary Hertel, and Coleen Kubel were present. Committee Member Keith Storton was absent. City Staff Present: P nning Manager Matt Downing, Associate Planner Kelly Heffernan, and lanning Intern Christopher Turner were present. 3. FLAG SALUTE Committee Member Kubel led the ~~lag Salute. 4. AGENDA REVIEW None. 5. COMMUNITY COMMENTS AND SUGGES!IONS None. °"~ 6. WRITTEN COMMUNICATIONS " None. ,~ ' 7. CONSENT AGENDA ~ Committee Member Berlin suggested a correction to page two, r)a~graph two to convey the need for a small screening wall rather than a screen wall. ~ ' Committee Member Hertel sought clarification for item five of the modifidations for Item 8.a., on whether the business, and not just the drive thru, would not be permit~d to operate 24 hours a day. Planning Manager Downing clarified that interior operations are ~t 24 hours. Committee Member Berlin made a motion to approve the minutes as corrected~mittee Member Kubel seconded the motion. ~ "',',, The motion carried with a 4-0 voice vote. ',, 8. PROJECTS 8.a. CONTINUED CONSIDERATION OF VESTING TENTATIVE TRACT MAP 13-002 (TRACT 2985) AND PLANNED UNIT DEVELOPMENT 13-002; AN 11-LOT RESIDENTIAL SUBDIVISON; APPLICANT -DAN PACE; REPRESENTATIVE -GREG SOTO; LOCATION -CORBETT CANYON ROAD/ HIGHWAY 227 (Heffernan) Minutes: ARC Monday, July 17, 2017 PAGE2 Associate Planner Heffernan presented the staff report and responded to questions regarding City arborist review, soil compaction reports, location of the bioswale and its relation to Caltrans property, placing time restrictions of occupants for landscaping back yards, the possible removal of pine trees lining the adjacent creek, and mitigation measures for riparian restoration. Scott Pace, applicant, and Greg Soto, representative, spoke in support of the project and responded to questions regarding possible deed restrictions for resident parking in front of houses, the number of two-story houses that will be constructed in the development, traffic concerns, guest parking, and fencing. The Committee provided comments in support of the location and feel of the project as a gateway into the City and current balance of one and two-story houses. The Committee expressed concerns regarding the location of guest parking, the timeline for completion of landscaping, and the possibility of constructing more two-story houses that what the design guidelines anticipate. Committee Member Berlin made a motion, seconded by Committee Member Hertel, to recommend approval of the project to the Planning Commission as an acceptable project with the following modifications: 1. The applicant shall include revised design guidelines, as amended by Warren Hoag; 2. Perimeter fencing shall be consistent using either the split rail or Grace Lane style of fencing; 3. The applicant shall have a professional landscape architect produce landscape plans to provide appropriate screening; 4. The applicant shall install a monument sign with the name of development for identification purposes; 5. Properties within the development shall have a deed restriction requiring property owners to park inside their designated garages in order to accommodate for guest parking in the driveway, given the significant site restraints; and 6. The applicant is encouraged to remove diseased trees and plant native, riparian species in order to enhance the walkway. The motion passed on a 4-0 voice vote. 8: CONSIDERATION OF ARCHITECTURAL REVIEW NO. 17-005; CONSTRUCTION OF A NE 252 SQUARE FOOT SINGLE FAMILY PRIMARY RESIDENCE AND A 1,199 SQUARE SECOND RESIDENCE; LOT 3 OF TRACT 3048 (HEIGHTS AT VISTA DEL MAR); LOC ON -831 CASTILLO DEL MAR; APPLICANT -THE HEIGHTS AT VISTA DEL MAR G J,!P, LLC; REPRESENTATIVE -JASON BLANKENSHIP (Heffernan) '"'·,,, '"' ·~ Associate Planner Heffernen presented"tb~ staff report and responded to questions regarding the site grading line and unidentified lfhe~on the site plan. """-~--.. , Chris Parker, architect, and Jason Blankenship, representati'{_e spoke in support of the project and responded to questions regarding paving materials fofvvQtkways and driveways, fencing, and gutters. '~, • .. • .. The Committee provided comments in support of the project, including keeping.tfle bouse single-story, the detailing of the house, its fit into the neighborhood, and landscapin~fio ATTACHMENT 4 CITY OF DRAFT INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION Project Location Vesting Tentative Tract Map 13-002 (Tract 2985) & Planned Unit Development 13-002 Corbett Canyon Road/Highway 227 August 2017 Page 1 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Project: Vesting Tentative Tract Map 13-002 (Tract 2985) & Planned Unit Development 13-002 Lead Agency: City of Arroyo Grande Document Availability: o City of Arroyo Grande Community Development Department 300 East Branch Street Arroyo Grande, CA 93420 o http://www.arroyogrande.org/ Project Description: The proposed project, Vesting Tentative Tract Map 13-002 and Planned Unit Development 1-002, would subdivide a 4.6-acre vacant property into eleven (11) residential lots ranging in size from 6,590 to 12,828 square feet (net). Approximately 2.6 acres of the gross area includes Tally Ho Creek and a 35' setback from the top of creek bank. This natural resource area will remain in perpetual open space and is not included in development standard calculations. Gallivanting Summary Document Preparation: Pursuant to Section 21082.1 of the California Environmental Quality Act, the City of Arroyo Grande (the City) has independently reviewed and analyzed the Initial Study and Mitigated Negative Declaration for the proposed project and finds that these documents reflect the independent judgment of the City. The City, as lead agency, also confirms that the project mitigation measures detailed in these documents are feasible and will be implemented as stated in the Mitigated Negative Declaration. Teresa Mcclish, AICP Community Development Director Kelly Heffernan, AICP Associate Planner Date Date Page 2 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Table of Contents: AUGUST 2017 lntroduction ................................................................................................................................................... 5 Introduction and Regulatory Guidance ..................................................................................................... 5 Lead Agency .............................................................................................................................................. 5 Purpose and Document Organization ....................................................................................................... 5 Summary of Findings ................................................................................................................................. 6 Project Description ........................................................................................................................................ 7 Introduction ............................................................................................................................................... 7 Location ..................................................................................................................................................... 7 Background and Need for Project ............................................................................................................. 8 Project Description .................................................................................................................................... 8 Other Required Public Agency Approvals ................................................................................................. 8 Related Projects ........................................................................................................................................ 8 Environmental Checklist ................................................................................................................................ 9 Project Information ................................................................................................................................... 9 Environmental Factors Potentially Affected ............................................................................................. 9 Determination ......................................................................................................................................... 10 Evaluation of Environmental Impacts ..................................................................................................... 11 Environmental Issues .................................................................................................................................. 12 I. Aesthetics ............................................................................................................................................. 12 II. Agriculture and Forestry Resources .................................................................................................... 13 Ill. Air Quality ........................................................................................................................................... 14 IV. Biological Resources ........................................................................................................................... 17 V. Cultural Resources .............................................................................................................................. 21 VI. Geology and Soils ............................................................................................................................... 23 VII. Greenhouse Gas Emissions ............................................................................................................... 24 VIII Hazards and Hazardous Materials .................................................................................................... 26 IX Hydrology and Water Quality .............................................................................................................. 27 X. Land Use and Planning ........................................................................................................................ 30 XI. Mineral Resources .............................................................................................................................. 31 XII. Noise .................................................................................................................................................. 31 XIII. Population and Housing ................................................................................................................... 32 XIV. Public Services .................................................................................................................................. 33 XV. Recreation ......................................................................................................................................... 34 Page 3 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 XVI. Transportation/Traffic ...................................................................................................................... 35 XVII. Utilities and Service Systems .......................................................................................................... 37 Mandatory Findings of Significance .......................................................................................................... 387 Summary of Mitigation Measures ............................................................................................................. 409 References ................................................................................................................................................. 498 Page 4 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Introduction Introduction and Regulatory Guidance AUGUST 2017 This Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared by the City of Arroyo Grande (the City) to evaluate the potential environmental effects of the proposed project. This document has been prepared in accordance with the California Environmental Quality Act (CEQA), Public Resources Code §21000 et seq., and the State CEQA Guidelines, California Code of Regulations (CCR) §15000 et seq. An Initial Study is conducted by a lead agency to determine if a project may have a significant effect on the environment [CEQA Guidelines §15063(a)]. If there is substantial evidence that a project may have a significant effect on the environment, an Environmental Impact Report (EIR) must be prepared, in accordance with CEQA Guidelines §15064(a). However, if the lead agency determines that revisions in the project plans or proposals made by or agreed to by the applicant mitigate the potentially significant effects to a less-than-significant level, a Mitigated Negative Declaration may be prepared instead of an EIR [CEQA Guidelines §15070(b)]. The lead agency prepares a written statement describing the reasons a proposed project would not have a significant effect on the environment and, therefore, why an EIR need not be prepared. This IS/MND conforms to the content requirements under CEQA Guidelines §15071. Lead Agency The lead agency is the public agency with primary approval authority over the proposed project. In accordance with CEQA Guidelines §15051(b)(1), "the lead agency will normally be an agency with general governmental powers, such as a city or county, rather than an agency with a single or limited purpose." The lead agency for the proposed project is the City of Arroyo Grande. The contact person for the lead agency is: Kelly Heffernan, AICP Associate Planner City of Arroyo Grande 300 E. Branch Street Arroyo Grande, CA 93420 (805) 473-5420 Purpose and Document Organization The purpose of this document is to evaluate the potential environmental effects of the proposed project. Mitigation measures have been identified and incorporated into the project to eliminate any potentially significant impacts or reduce them to a less-than-significant level. This document is organized as follows: • Introduction This chapter provides an introduction to the project and describes the purpose and organization of this document. • Project Description This chapter describes the reasons for the project, scope of the project, and project objectives. Page 5 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 • Environmental Setting, Potential Impacts and Mitigation Measures AUGUST 2017 This chapter identifies the significance of potential environmental impacts, explains the environmental setting for each environmental issue, and evaluates the potential impacts identified in the CEQA Environmental (Initial Study) Checklist. Mitigation measures are incorporated, where appropriate, to reduce potentially significant impacts to a less-than- significant level. • Mandatory Findings of Significance This chapter identifies and summarizes the overall significance of any potential impacts to natural and cultural resources, cumulative impacts, and impact to humans, as identified in the Initial Study. • Summary of Mitigation Measures This chapter summarizes the mitigation measures incorporated into the project as a result of the Initial Study. • References This chapter identifies the references and sources used in the preparation of this IS/MND. It also provides a list of those involved in the preparation of this document. Summary of Findings Section 3 of this document contains the Environmental (Initial Study) Checklist that identifies the potential environmental impacts (by environmental issue) and a brief discussion of each impact resulting from implementation of the proposed project. In accordance with §15064(f) of the CEQA Guidelines, a Mitigated Negative Declaration shall be prepared if the proposed project will not have a significant effect on the environment after the inclusion of mitigation measures in the project. Based on the available project information and the environmental analysis presented in this document, there is no substantial evidence that, after the incorporation of mitigation measures, the proposed project would have a significant effect on the environment. It is proposed that a Mitigated Negative Declaration be adopted in accordance with the CEQA Guidelines. Revisions None. Page 6 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Project Description Introduction AUGUST 2017 This Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared by the City of Arroyo Grande (the City) to evaluate the potential environmental effects of the proposed project. The project site is located on Corbett Canyon Road/Highway 227 at the northeastern entrance to the City. The vacant property consists of two legal (2) parcels that parallel and include portions of Tally Ho Creek. Approximately 2.6 acres of the 4.6-acre site includes the creek and a City-required 35' wide creek setback area. Site topography is relatively flat with a drainage swale that runs through proposed Lot 3. Existing vegetation consists primarily of weeds and non-native grasses with several mature pine and eucalyptus trees in varying degrees of health located along the top of creek bank, and riparian vegetation along the creek banks and within the creek channel. Surrounding land uses include Single Family Low Density residential development to the north, Tally Ho Creek and Single Family Low-Medium Density residential development to the west and south, and the Wildwood Ranch Planned Development (PD 1.4) to the east. Location As indicated below, the project site is located on Corbett Canyon Road/Highway 227 near the intersection of Highway 227 and Printz Road, northeast of the Village of Arroyo Grande. Project Site ~ ·::~) ,J,? ,-·<;~~\ Terra De Oro Pwk 2 0 0 Mymurk Group 0 0 (J Page 7 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Background and Need for Project AUGUST 2017 The project site is an infill location within the Residential Suburban (RS) zoning district. The proposed arrangement of the eleven (11) lots will maintain the residential development pattern that currently exists in the neighborhood. These new home sites will provide additional housing options for the community. Project Description The development plan will create eleven (11) residential lots on a 4.6 acre property in the Residential Suburban (RS) zoning district at a density of 2.5 dwelling units per acre. The lots are arranged around a private drive accessed off of Highway 227 and located between the 35' creek setback area and the Highway. Several mature pine and eucalyptus trees line the top of creek bank, most of which are proposed to be removed due to declining health. Stormwater management includes a vegetated bioswale system along the Highway 227 frontage and pervious pavers for the private driveway. Each lot will drain to an underground infiltration area located under the pavers in the common driveway. Roof drains will tie directly into the underground system, with a bleeder overflow line to discharge flow to the new storm drain inlet. The private drive does not include street parking; guest parking is proposed in front of the garage for each unit. A Planned Unit Development application is required to deviate from net lot size, lot dimensions and setbacks. Required Public Agency Approvals GI Caltrans GI US Army Corps of Engineers (USACE) GI Regional Water Quality Control Board (RWQCB) GI California Department of Fish and Wildlife {CDFW) • San Luis Obispo County Air Pollution Control District (APCD) Related Projects None. Page 8 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Environmental Checklist Project Information Project Title: Lead Agency Name & Address: Contact Person & Telephone Number: Project Location: Project Sponsor Names & Addresses: VTTM 13-002 and PUD 13-002 City of Arroyo Grande 300 East Brach Street Arroyo Grande, CA 93420 Kelly Heffernan, AICP Associate Planner (805) 473-5420 AUGUST 2017 Highway 227 /Corbett Canyon Road (APN 007-031- 038, 007-791-034), Arroyo Grande, California Dan Pace & Scott Pace P.O. Box 519 Arroyo Grande, CA 93421 Surrounding Land Uses & Setting: ,';:f roject site is a narrow v~cant property loc.ate.d between Tally Ho Creek and Highway 227. The site 1s surrounded by low density residential development to the east, low-medium density residential development to the south and west, and vacant land to the north zoned low density and used primarily as fenced pasture land. Approval Required from Other Public Agencies: Caltrans, US Army Corps of Engineers ( USACE), Regional Water Quality Control Board (RWQCB), California Department of Fish and Wildlife (CDFW) and San Luis Obispo County Air Pollution Control District (APCD) Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact", as indicated by the checklist on the following pages: Page 9 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 0 Aesthetics 0 Agricultural Resources 0 Cultural Resources 0 Air Quality 0 Geology/Soils 0 Biological Resources 0 Greenhouse Gas Emissions 0 Land Use/Planning 0 Hazards & Hazardous Materials 0 Mineral Resources 0 Hydrology/Water Quality 0 Noise 0 Population/Housing 0 Public Services 0 Recreation 0 Transportation/Traffic 0 Tribal Cultural Resources 0 Utilities/Service Systems 0 Mandatory Findings of Significance Determination On the basis of this initial evaluation: D D D D I find that the proposed project COULD NOT have af NEGATIVE DECLARATION will be prepared. "' t effect on the environment and a I find that, although the original scope of the proposed proje . · ULD have had a significant effect on the environment, there Will NOT be a significant effect li' se revisions/mitigations to the project have been made by or agreed to by the applicant. ·. ITIGATED NEGATIVE DECLARATION will be prepared. ','~~:~~ .·/ I find that the proposed pro; ENVIRONMENTAL IMPACT REP have a significant effect on the environment and an nctional equivalent will be prepared. I find that the proposed project have ' entially significant impact" or "potentially significant unless mitigated impact" , ... vthe been adequately analyzed in an earlieri'~~ has been addressed by mitigation meas·.· report's attachments. An ENVIRONMENT ' only th · ,acts not sufficiently addressed in· ;·,,_"' t. However, at least one impact has '' to applicable legal standards, and sed on the arlier analysis, as described in the PACT REPORT is required, but it must analyze the proposed project could have had a significant effect on the .,,II potentially significant effects have been adequately analyzed in an laration, pursuant to applicable standards, and have been avoided or \ earlier EIR, including revisions or mitigation measures that are roject, all impacts have been avoided or mitigated to a less-than- r action is required. Kelly Heffernan, AICP Associate Planner Date Page 10 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Evaluation of Environmental Impacts AUGUST 2017 1. A brief explanation is required for all answers, except "No Impact", that are adequately supported by the information sources cited. A "No Impact" answer is adequately supported if the referenced information sources show that the impact does not apply to the project being evaluated (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on general or project-specific factors (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. All answers must consider the whole of the project-related effects, both direct and indirect, including off-site, cumulative, construction, and operational impacts. 3. Once the lead agency has determined that a particular physical impact may occur, the checklist answers must indicate whether that impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate when there is sufficient evidence that a substantial or potent' .lly substantial adverse change may occur in any of the physical conditions within the area ed by the project that cannot be mitigated below a level of significance. If there are() more "Potentially Significant Impact" entries, an Environmental Impact Report (EIR) is req'' 4. A "Mitigated Negative Declaration" (Negat1 claration: ,less Than Significant with Mitigation ' j, Incorporated) applies where the incorporatio n measures, prior to declaration of project approval, has reduced an effect from "P Significant Impact" to a "Less Than Significant Impact with Mitigation." The lead agency escribe the mitigation measures and briefly explain how they reduce the effect to a less than · icant level. 5. Earlier analyses may be used where, pursuant to the t' .19: program EIR, or other CEQA process, an effect has been adequately analyzed in an earlie ~!Ji) (including a General Plan) or Negative Declaration [CCR, Guidelines for the Implementation of CEQA, § 15063(c)(3)(D)]. References to an earlier analysis should: a) Identify the earlier analysis and state where it is available for review. b) Indicate which effects from the environmental checklist were adequately analyzed in the earlier document, pursuant to applicable legal standards, and whether these effects were adequately addressed by mitigation measures included in that analysis. c) Describe the mitigation measures in this document that were incorporated or refined from the earlier document and indicate to what extent they address site-specific conditions for this project. 6. Lead agencies are encouraged to incorporate references to information sources for potential impacts into the checklist or appendix (e.g., general plans, zoning ordinances, biological assessments). Reference to a previously prepared or outside document should include an indication of the page or pages where the statement is substantiated. 7. A source list should be appended to this document. Sources used or individuals contacted should be listed in the source list and cited in the discussion. 8. Explanation(s) of each issue should identify: a) the criteria or threshold, if any, used to evaluate the significance of the impact addressed by each question and b) the mitigation measures, if any, prescribed to reduce the impact below the level of significa nee. Page 11 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Environmental Issues I. Aesthetics Environmental Setting JULY 2017 The 4.6-acre project site is located at the northeastern gateway to the City at the intersection of Highway 227 /Corbett Canyon Road and Printz Road, with frontage on Highway 227. The subject property is long and narrow and includes a section of Tally Ho Creek. The site was previously graded to elevate the property above the 100-year flood zone elevation. Existing vegetation on the property includes weeds, grasses, several mature pine and eucalyptus trees that line the top of creek bank, and riparian vegetation along the creek channel and creek bank. The vacant property Is adjacent to rural residential development and currently provides limited public view of Tally Ho Creek. Would the project: a) Have a substantial adverse affect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Discussion a-b, d: No impact. Potentially Significant Impact D D D D Less Than Significant with Mitigation D D D Less Than Significant Impact D D D D No Impact D c: Subdivision and ultimate development of the site with eleven (11) homes will change the character of the existing rural residential neighborhood. Although the property has been zoned for rural residential development for many decades, the site has functioned as 4.6 acres of visual open space for the community, with limited views of Tally Ho Creek. The site has prominent visual exposure given its location on a well-utilized State Highway at the northeastern gateway to the City. Although the gross area of the proposed lots is similar to lot sizes of the surrounding neighborhood, the net area of the lots, which excludes Tally Ho Creek and the creek setback area, is roughly half the size of nearby properties located within the Residential Suburban (RS) zoning district. The result is a more compact development with net lot sizes that better reflect the higher density Single-Family residential (SF) zoning district than RS. Specific design restrictions and considerations should be in place to protect the visual character of the neighborhood, such as through the City's Architectural Review process. Specifically, special considerations should be made regarding the massing, architectural design, variety of design within the subdivision, and building colors/materials. These considerations should be well defined in the project Design Guidelines, which would be used in the Architectural Review process when considering development on each lot. Less than significant with mitigation. Page 12 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 MM 1-1: Prior to issuance of a building permit to construct a home on an individual lot within the subdivision, an Architectural Review permit application shall be processed. Each Architectural Review permit shall be considered by the Architectural Review Committee and approved by the Community Development Director. City approved project Design Guidelines shall be utilized to promote design quality through the Architectural Review permit process. II. Agriculture and Forestry Resources Environmental Setting The project site is not designated or zoned for agriculture use, has not been used for agricultural production and is not near to land zoned agriculture. Based on the project location and lack of agricultural resources in the vicinity, no impacts to agricultural resources are expected to occur. Would the project: a) Convert Prime Farmland, Unique Farmland, Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoniiffg, agricultural use or a Williamson Act contra~t,?;,~~0>;;; ,,:"''> c) Conflict with existi' . ing for,:''i?j~cause rezoning \/•;·••1 of, forest land (as define · · Public~~Besources Code . '''''"'"l section 12220)g)), timber ,,(as · by Public Resources Code section 452 ' ;,,, ;:,.z.oned Timberland Production (as defiri. Code section 51104(g))? ' .. ,, 'l.'';-<c• .,,,,,_ d) Result in the loss of forest land or;,f''' version of forest land to non-forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use? D D D D Less Than Significant with D D D D Less Than Significant Impact D D D D D No Impact * In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model {1997), prepared by the California Department of Conservation as an optional model for use in assessing impacts on agricultural and farmland. Discussion a-e: No impacts. Page 13 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 III. Air Quality Environmental Setting AUGUST 2017 Existing conditions for air quality in the City of Arroyo Grande are described in detail in the County's 2001 Clean Air Plan which is incorporated herein by reference. The Clean Air Plan is a comprehensive planning document designed to reduce emissions from traditional industrial and commercial sources, as well as from motor vehicle use. The purpose of the County's Clean Air Plan is to address the attainment and maintenance of state and federal ambient air quality standards by following a comprehensive set of emission control measures within the Plan. Based on information available, it is not expected that baseline conditions have changed significantly since the 2001 plan § .. completed. :) San Luis Obispo County is in non-attainment status for ozone(:, pireable particulate matter (PM10) and vinyl chloride under the California Air Resource Bc(a'r«;:Y ) standards. The County is in attainment status for all other applicable CARB standard~!~ffne pr .S,2~~ project will construct eleven (11) single-family detached homes, which does not exceed the threshC!JI(]~~f significance in the San Luis Obispo County Air Pollution Control District's (APCD's) CEQA Air QualityZ~~Jfoook (2012). However, given that the site is in close proximity to sensitive receptors (i.e. existinM;r~idential development), mitigation is required to reduce potential air quality impacts during constructio~i·.~ Less Than '!;,;)~ Would the project: a) Conflict with or obstruct implementa applicable air quality plan? b) Violate any air quality standard or substantially to an existing or projected latively considerable net increase which the project region is in pl!cable federal or state ambierl (including releasing tive thresholds for ozone precut ;· d) Expose sensi't . stantial pollutant concentrations? e) Create objectiona ing a substantial number of people? Potentially Significant Impact D D D Significant with Mitigation D D D ~ D Less Than Significant Impact D D D D D No Impact D ~ * Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied on to make these determinations. Discussion a-c, e: No impacts. d: APCD provided comments regarding the project on April 14, 2017. The proposed project will generate short-term emissions during construction. These impacts will likely be less than significant when typical mitigation measures are included in the project. Implementation of the following Page 14 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 mitigation measures will reduce these impacts to a less than significant level. Less than significant with mitigation MM 111-1: On-road diesel vehicles shall comply with Section 2485 of Title 13 of the California Code of Regulations. This regulation limits idling from diesel-fueled commercial motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and licensed for operation on highways. It applies to California and non-California based vehicles. In general the regulation specifies that drivers of said vehicles: • Shall not idle the vehicle's primary diesel engine for greater than 5 minutes at any location. Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater that 5 minutes at any location when within 1,000 feet of a restricted area. MM 111-2: Off-road diesel equipment shall comply with the 5-minute idling restriction identified in Section 2449(d)(2) of the California Air Resources Board's In-Use Off-Road Diesel regulation. MM 111-3: Signs must be posted in the designated queuing areas and job sites to remind drivers and operators of the State's 5 minute idling limit. MM 111-4: The project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors (adjacent residential development): • Staging at queuing areas shall not be located within 1,000 feet of sensitive receptors; • Diesel idling within 1,000 feet of sensitive receptors shall not be permitted; • .of alternative fueled equipment is recommended; and specify no idling areas must be posted and enforced at the site. 111-5: The proJe'9f'. hall implement the following mitigation measures to manage fugitive ... m.issions such t hey do not exceed the APCD's 20% opacity limit (APCD Rule 401) or pro~'~tf lsance violati .... APCD Rule 402): ··. ···~"' "1::r) • e amou9#rgf the disturbed area where possible; • tr ;~:iflr sprinkler systems in sufficient quantities to prevent airborne dust te and from exceeding the APCD's limit of 20% opacity for greater than 3 min in any 60 minute period. Increased watering frequency would be required when wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; • All dirt stock pile areas should be sprayed daily and covered with tarps or other dust barriers as needed; • Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible, following completion of any soil disturbing activities; Page 15 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTIM 13-002 & PUD 13-002 AUGUST 2017 Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be shown with a fast germinating, non-invasive, grass seed and watered until vegetation is established; • All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used; Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23.114; Install wheel washers where vehicles e@!)3.r and exit unpaved roads onto streets, or wash off trucks and equipment leaving t · '' ''•)? Sweep streets at the end of ea.¢ if visible soil material is carried onto adjacent paved roads. Water sweepers sh~ H~;;vsed with reclaimed water should be used where )/"'.)"' feasible. Roads shall be pre-wetted p'tii~,~:~o swe when feasible; A listing of all required mitigation meas be included on grading and building plans; and, The contractor or builder shall designate a .. or persons to monitor the fugitive dust emissions and enhance the implementat1 ·.J the measures as necessary to ' ',~'o... d. pmplaints, reduce visible emission low the APCD's limit of 20% , ··• han 3 minutes in any 60 minute p ']ad. Their duties shall include wee!( periods when work may not be in progress. The name and · ch persons shall be provided to the APCD Compliance Division ra.ding, earthwork or demolition. MM 111-6: Prior to the the pr ~~~i,,Jhe applicant shall obtain all necessary permits for equipment to be used du;i' "o,nstructio'~:·b~~~~ontacting the APCD Engineering Division at (805) 781-5912 (for a detailed listif;l'g::.,.of equipment and operations that may have permitting ·<······"' requirements, refer to the Tethifi~al Appendices, page 4-4, in the APCD's 2012 CEQA Handbook). '':Xfiii~ MM 111-7: Prior to any grading activities, the project sponsor shall ensure that a geologic evaluation is conducted to determine if naturally occurring asbestos (NOA) is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the APCD. If NOA is found at the site, the applicant must comply with all requirements outlined in the Air Resource Board (ARB) Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying and Surface Mining Operations. MM 111-8: Burning of vegetative material on the development site shall be prohibited. MM 111-9: Should hydrocarbon-contaminated soil be encountered during construction activities, the APCD shall be notified within forty-eight (48) hours of such contaminated soil being Page 16 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 discovered to determine if an APCD permit is required. In addition, the following measures shall be implemented immediately after contaminated soil is discovered: Covers on storage piles shall be maintained in place at all times in areas not actively involved in soil addition or removal. Contaminated soil shall be covered with at least six (6) inches of packed, uncontaminated soil or other TPH -non-permeable barrier such as plastic tarp. No headspace shall be allowed where vapors could accumulate. Covered piles shall be designed in such a way as to eliminate erosion due to wind or water. No openings in the covers are permitted. During soil excavation, odors shall not be evid nuisance. \,:,/} such a degree as to cause a public " Clean soil must be segregated from contanf MM 111-10: Under APCD Rule 504, only APCD approved wood burning dwelling units. These devices include: be installed in new • All EPA-Certified Phase II wood burning devices; Catalytic wood burning devices which emit less than or equal to· . particulate matter whic€~h~tre not EPA certified but have been veri recognized testing lab;' ., rams per hour of .. )by a nationally- Non-catalytic wood bur~{ of particulate matter whic'~~\e ~hich emit less than or equal to 7.5 grams per hour Certified but have been verified by a nationally- recognized testing lab; ··· · ·· Pellet-fueled wood heaters; ari'. ::::")_,._ . firedJireplaces. '-',~·-. ,', ~, IV. Biological Resources Environmental Setting 'l?f' The property includes a portion of Tally Ho Creek, whicPlhas a variety of riparian vegetation within the creek channel. The creek bisects the western part of the property in a primarily north to south direction and eventually connects to Arroyo Grande Creek further south, which eventually feeds into the Pacific Ocean. The portion of the project site proposed for development is mostly devoid of flora and fauna apart from trees along the top of creek bank, including fourteen (14) mature pine trees in various degrees of health, six (6) dead pine trees, and three (3) mature eucalyptus trees. Several smaller Coast Live Oak and willow trees are located below the bank towards the creek. Non-native grasses and weeds occupy the remainder of the site. A small drainage ditch of approximately 20 feet wide and 160 feet long is present on proposed Lot 3 in the southern portion of the project site. It traverses the site in an east to west direction, and directs surface runoff and overland flows from the area east of Highway 227 to Tally Ho Creek. A culvert is present under Highway 227 that drains water from a topographic low area on the east side of the road across the site into Tally Ho Creek. The drainage ditch consists of a narrow, v-shaped feature apparently constructed by the placement of fill and historic grading activities. Page 17 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Would the project: a) Have a substantial adverse effect, either directly or through habitat modification, on any species identified as a sensitive, candidate, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands, as defined by §404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct oval, filling, hydrological interruption, or other me ,~~~''"' d) Interfere substantially with the mo ~m:e'tit,~;Q;'f;,,\<;rny native resident or migratory fish or wildlife'' ,, , with established native resident or migrat';"' corridors, or impede the use of native wildlif sites? e) Conflict with any local policies or ordi~' protecting biological resources, such as a Potentially Significant Impact D D D D · -OJ ordinance? i';~{o~j,?ions of an adopted Habitat '.;:,;t? Plan, N,~td~~)::c~~ommunity Conservation D approved loca1li~~,gional, or state habitat c\i0.:c':~":_~-o,\ --'.:ft1 ·~ ~-:~1i~\ Discussion AUGUST 2017 Less Than Less Than Significant with Significant No Impact Mitigation Impact D D D D D D D D D D D D a-f: A biological roject site was conducted by Kevin Merk Associates, LLC (October 2015). The drainage ,.,. ,;;Is donJ d by non-native annual grasses, and includes a coyote brush shrub ~''·' <'>.>"':,_ ,',, and three (3) young Willo~> /The majority of the flat area of the site outside the ditch has been graded and regularly mowe rid as a result is dominated by non-native annual grasses and weeds. Larger areas of annual grassland habitat provide foraging, breeding habitat and movement opportunities for many wildlife species. However, given the small size of this habitat type onsite, it is expected to provide limited value to wildlife. While well-developed wetland and riparian habitat is not present in the drainage ditch, both wetland and riparian habitat types are present upstream on the east side of Highway 227 and downstream in Tally Ho Creek. The drainage ditch contains periodic water flows during the winter rain season, but not for a sufficient duration to promote the establishment of wetland and riparian habitat. Since the ditch is hydrologically connected to Tally Ho Creek and likely subject to Clean Water Act and California Fish and Page 18 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Game Code requirements, the ditch should be treated as a special status biological resource since it conveys seasonal flow that supports wetland and riparian habitat in Tally Ho Creek. The proposed project would grade and fill the ditch, which falls under the US Army Corps of Engineers (USACE) jurisdiction as a water of the United States due to its hydrologic connectivity to Tally Ho Creek, Arroyo Grande Creek and the Pacific Ocean. The ditch is also expected to fall under the Regional Water Quality Control Board (RWQCB) and California Department of Fish and Wildlife (CDFW) jurisdiction pursuant to the Clean Water Act, Porter Cologne Water Quality Control Act and California Fish and Game Code Section 1602, which requires any entity to notify CDFW before beginning any activity that may substantially divert or obstruct the natural flow of, or substantially change or use any material from the bed, channel, or bank of any river, stream, or lake. If CDFW determines that the activity may substantially adversely affect fish and wildlife resources, a Streambed Alteration Agreement is required to be prepared. Implementation of the following mitigation measures will reduce impacts to a less than significant level. Due to the expected jurisdictional status of the d e ditcn, the proposed development will require permit authorization from the USACE, RWQCB, · .. FW prior to culvert construction and fill of the drainage channel. A wetland delineation will be f;,Curately identify the jurisdictional boundaries of the channel within the site, and compe .. ··~tion will be required to offset the proposed loss of jurisdictional habitat. Compensatory mitt ... ··.······ could be performed on-site along Tally Ho Creek. The 2010 Tally Ho Creek Planning Project TechnT~~l'itfv1emorandum (Waterways Consulting, Inc.), identified floodplain and wetland enhancement opportunifr in the onsite reach 5 of Tally Ho Creek. Consistent with this. Technical Memorandum, project miff ... ·on requirements for impacts to non-wetland waters coul<:ff .• f>~Js · fied by performing habitat enha~·eetnent and restoration activities .. ,'<"·''''_.:_·:--,\:;.;,s:G\,'~ c_,-;,/ consisting of invasive. ·· 's re and installation and maintenance of native plantings along the bank of Tally Ho Creek; ~ent tot evelopment. A tree assessment was co~·a assessment recommends rem and creating a potentially hazarde .. · these trees. Tree removal mitigation'!' Less than significant with mitigation .:~V,.e1,J~agan of Dave's Tree Service dated June 12, 2017. The cini.::~~tiX,~Jrees (pines and eucalyptus) due to declining health nditi~rf'.?xij'' t.he introduction of homes in close proximity to .uired at a ·(i ratio with site appropriate trees. MM IV-1: Prior to Final Map, a wetland delineation shall be prepared. The wetland delineation shall accurately locate and map jurisdictional boundaries associated with the drainage ditch and adjacent sections of Tally Ho Creek, suitable for impact assessment based on project plans and subsequent environmental permitting. The analysis shall quantify permanent and temporary impacts to jurisdictional areas that would result from project implementation. MM IV-2: Prior to issuance of a grading permit, the project applicant shall obtain a Clean Water Act Section 404 Permit from USACE, a Clean Water Act Section 401 Water Quality Certification from RWQCB, and a Section 1602 Streambed Alteration Agreement from CDFW (or provide written proof from each agency that a permit is not required for the proposed action). Each agency will require submittal of a specific permit application based on the project plans and proposed impacts to the extent of their jurisdiction, as well as special status species and habitats potentially affected. Permit applications must include final project plans, biological resources and wetland delineation reports, and a Page 19 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Compensatory Habitat Mitigation and Monitoring Plan (HMMP). The HMMP should be consistent with federal and state regulatory requirements and local policies, and must be submitted with the permit application packages for agency approval. HMMP implementation must occur during construction or immediately following project completion and the mitigation site must be monitored and maintained for a period of at least five (5) years or until the final success criteria is met. MM IV-3: Prior to issuance of a grading permit, an erosion and sediment control plan shall be prepared that specifically seeks to protect native habitat areas adjacent to the construction site in order to avoid indirect impacts to Tally Ho Creek from erosion and sedimentation during grading activities. Erosion control measures shall be implemented to prevent runoff from th ~and into sensitive habitat areas. The erosion control plan shall specify locations and types of eras· .· \d sediment control structures and materials that will be used on-site during construction activj technical approaches using native vegetation shall be used as feasible. The plan shall also E:lM("any and all pollutants originating from construction equipment will be collected and dispose' . 'i <·~!}i'> MM IV-4: During construction activities on the site, current Best Manage ll\Wractices (BMPs) shall be utilized to minimize impacts to habitat areas. For example, washing of contt''A I paint or equipment shall occur only in areas where polluted water and materials can be contained' bsequent removal from the site. Washing of equipment, tools, roads, etc. is not allowed in any locaHd ere the tainted water could affect Tally Ho Creek. Dust control requirements shall be carefully impl~mented to avoid water sprayed onto the site for dust abatement entering the drainages or covering native vegetation. Dust control is an important component to minimize impacting native vegetation growing on or adjacent to the site. BMPs for dust abatement shall be a component of the project's construction documents. All bare soils areas and temporarily impacted areas from grading that are outside the project development area shall have the following seed mix applied through either direct hand seeding or hydroseeding methods: Species Application rate (pounds/acre) Bromus carinatus (California brome) 5 Hordeum brachyantherum (meadow barley) 5 Vulpia microstachys (six weeks fescue) 3 Stipa pulchra (pourple needlegrass) 10 Trifolium wildenovii (tomcat clover) 5 Total 28 MM IV-5: During construction activities, no work within or immediately adjacent to the drainage ditch shall occur during the rainy season (October 15 through April 15) in order to avoid erosion and downstream sedimentation. If flowing or ponded water is present in the drainage during construction, the applicant must implement a Diversion and Dewatering Plan as approved under the project permits from the USACE, RWQCB, and CDFW. MM IV-6: Prior to start of construction activities within jurisdictional areas, the project applicant shall retain a qualified biological monitor to ensure compliance with all agency permit requirements and avoidance and minimization measures during wok within and adjacent to the drainage ditch and Tally Ho Creek. The monitor shall conduct a pre-activity survey of the site to ensure wildlife including nesting Page 20 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 birds (during the nesting season from February 15 through August 31) is not affected. Should a federal or state listed species be identified in the disturbance area, consultation with the USFWS and CDFW would be required. The monitor shall also be present during all work within the drainage ditch and Tally Ho Creek, which would include connection of the new storm drain to the existing outfall structure, and as otherwise required by agency permits. MM IV-7: Prior to start of storm drain construction and outfall connection, work limits adjacent to Tally Ho Creek shall be clearly flagged or fenced so that contractors are aware of the limits of allowable site access and disturbance. Areas to be preserved should be clearly flagged as off-limits to avoid unnecessary damage, and associated increase in mitigation require 'ologist, shall be submitted for the MM IV-8: A riparian enhancement plan, prepared by a qua, area between the pedestrian path and the top of creek ba., . ·::)\;:~" MM IV-8: Protective fencing shall be installed at the dripline around'l£jc: tree or group of trees to remain. The fencing shall be installed prior to any site clearing, grading;0:~ emolition activities, and shall remain in place until construction is complete, including landscaping. erproof signs shall be permanently posted on the fences, stating the following: Tree Protection Zone No personnel, equipment, materials, or vehicles are allowed Do Not move or remove this fence V. Cultural Resources Environmental Setting [Name of arborist or consultant] [Name and phone number of developer or general contractor] hall be replaced at a 2:1 ratio on the project site. The replacement er and called out as "mitigation trees" on the final landscape and ies shall be determined by the Community Development Director iologist and/or the City Arborist. The earliest inhabitants of Arroyo Grande Valley were the northern or Obispeno Chumash Indians. Given the long history of the Chumash occupying this region, many archaeological sites have been identified within the City limits. However, records show that no archeological sites have been recorded within one-half mile of the project site. The property has also been previously graded, making it less likely that cultural resources are present on the site. Nevertheless, isolated archaeological materials could still be present given the extensive history of Chumash Indians inhabiting this area. Page 21of51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including interred outside of formal cemeteries? Discussion a. No impact. Potentially Significant Impact D D D D Less Than Significant with Mitigation D Less Than Significant Impact D D D D AUGUST 2017 No Impact D D D -·i~~\ti\\ b-d: A Phase I Archaeological Surface Survey was prepar'~'· e site (Thor Conway, July 10, 2017), which produced negative results for the presence of archae I resources. The records search also produced negative results, and no further archaeological stu ' re recommended. However, as a precaution, if cultural resources are encountered during the vuction process, development activities at the site shall ii a qualified archaeologist has bee · ployed to view and assess the discovery and prepar Ian. Implementation of the following mitigation measures will reduce these impacts" ificant level. Less than significant with mitigation. MM V-1: If a p . cultural resource is encountered during subsurface earthwork activities, al . . ities within a 100-foot radius of the find shall cease until a qualified archaeo .ether the uncovered resource requires further study. A standard inadve discovery ause shall be included in every grading and construction contract to infor ractors of this requirement. Any previously undiscovered resources found during constructio )all be recorded on appropriate California Department of Parks and Recreation (DPR) forms· and evaluated for significance in terms of California Environmental Quality Act criteria by a qualified archaeologist. Potentially significant cultural resources consist of, but are not limited to, stone, bone, glass, ceramic, wood, or shell artifacts; fossils; or features including hearths, structural remains, or historic dumpsites. If the resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan that will capture those categories of data for which the site is significant. The archaeologist shall also perform appropriate technical analysis, prepare a comprehensive report, and file it with the appropriate Information Center and provide for the permanent cu ration of the recovered materials. MM V-2: If human remains are encountered during earth-disturbing activities, all work in the adjacent area shall stop immediately and the San Luis Obispo County Coroner's office shall be notified. If the remains are determined to be Native American in origin, the Native American Page 22 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Heritage Commission shall be notified and will identify the Most Likely Descendent, who will be consulted for recommendations for treatment of the discovered remains. VI. Geology and Soils Environmental Setting The project site is relatively flat, and was graded a number of years ago to raise the elevation above the 100-year flood zone. The Integrated Program Environmental Impact Report (EIR) for the City's 2001 General Plan Update identifies certain hillside development areas that are potentially subject to landslide and erosion exposure. The project site is not located in any of these areas. There are two faults within City Limits, the Pismo Fault and the Wilmar Avenue Fault. The Pismo Fault is an inactive fault, and presents a low risk to Arroyo Grande. The Wilmar Avenue fault is a potentially active fault that runs through the City, generally parallel to US 101. Approximately half of the City is at moderate risk for liquefaction caused by strong seismic ground shaking during an earthquake. These areas are primarily located south of US 101 and do not include this site. The majority of the City is at low risk for landslides. The areas at greatest risk are hillsides where greater slopes are located. The potential for slope stability hazards in valley areas is low to very low. The areas at greatest risk for landslide are just north of US 101 in the hillsides. The project site is flat and is not located on a hillside. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map, issued by the State Geologist for the area, or based on other substantial evidence of a known fault? (Refer to Division of Mines and Geology Special Publication 42.) ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable, as a result of the project and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? Potentially Significant Impact D D D Less Than Significant with Mitigation D D D Less Than Significant Impact D D No Impact D Page 23 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 d) Be located on expansive soil, as defined in Table 18- 1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste disposal systems, where sewers are not available for the disposal of waste water? Discussion D D a: The Wilmar Avenue Fault is a potentially active fault and could tri seismic ground shaking and ground failure due to liquefaction. project will already be mitigated to an acceptable level of risk development standards. Less than significant impact b-e: No impacts. VII. Greenhouse Gas Emissions AUGUST 2017 D D D D er an earthquake, causing strong ential impacts to the proposed ing the Uniform Building Code Environmental Setting '~,. Greenhouse gases (GHGs) are differel'lt:'Jr~fti.,.,the criteria pollutants discussed in Ill above (Air Quality). GHG is a gas that absorbs infrar~· .,,, ,(I (IR) and radiates heat in all directions. Greenhouse gases in the earth's atmosphere absorb 2~' · un and release it. Some of the heat released reaches the earth, along with heat from t ·· '·,·~~.R~netrated the atmosphere. Both the solar heat and the radiated heat are absorbed by t • " J~.~.ed; some is reabsorbed by greenhouse gases to perpetuate the cycle. The more of th ·'hat'0~7 ·. '"the more heat is prevented from escaping into space and, consequently, the mar arth heats. This increase in heat is called the greenhouse effect. CAP) on November 26, 2013. The City's CAP is ,,GHG emissions from City government operations and community activities Grande and .. l(lrre for the anticipated effects of climate change. To achieve the state- recommen ~~;target of 15% '6~)Qw 2005 levels (71,739 metric tons of C02 equivalent [MT C02e]) by 2020 and pr~~aj.~ for the ant'\ ted effects of climate change, the CAP identifies climate action measures. CollectlV~iY,', the meas identified in the CAP have the potential to reduce GHG emissions within Arroyo Gra~aif'·~.5,371 M 2e (17% below the 2005 baseline) by 2020 and meet the reduction target. ?q;iJr. It should be noted less than the above-mentioned thresholds will also participate in emission reductions because air emissions, including GHGs, are under the purview of the California Air Resources Board (CARB), or other regulatory agencies, and will be "regulated" by either CARB, the federal government, or other entities. For example, new vehicles will be subject to increased fuel economy standards and emission reductions, large and small appliances will be subject to more strict emissions standards, and energy delivered to consumers will increasingly come from renewable sources. Other programs that are intended to reduce the overall GHG emissions include Low Carbon Fuel Standards, Renewable Portfolio standards, and the Clean Car standards. As a result, even the emissions that result from projects that produce fewer emissions than the threshold will be subject to emission reductions. Page 24 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant effect on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Discussion Potentially Significant Impact D D AUGUST 2017 Less Than Less Than Significant with Significant No Impact Mitigation Impact ~ D D D D a: The passage of AB32, the California Global WarmiQg5olutions Act (2006), recognized the need to reduce GHG emissions and set the greenhouse gas e., · i~ns reduction goal for the State of California into law. The law required that by 2020, State e s must be reduced to 1990 levels. This is to be accomplished by reducing greenhouse gas emiss.. from significant sources via regulation, market mechanisms, and other actions. Subsequent leg1s .n (e.g., 97-Greenhouse Gas Emissions bill) >} directed the California Air Resources Board (CARB) to de p 1de thresholds. Pursuant to the requirements of SB 97, the California Naturi~ < ~urces Agency adopted amendments to the CEQA Guidelines for the feasible mitigation of GHG emissi; .•.. or the effects of GHG emissions in March 2010. These guidelines are used in evaluating the cumulatiV . ificance of GHG emissions from the proposed project. According to the adopted CEQA Guidelines, img~cts related to GHG emissions from the proposed project would be significant if the project would: ·· • Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment; and/or • Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases. The San Luis Obispo Air Pollution Control District (APCD) has adopted recommended GHG significance thresholds. These thresholds are based on AB 32 GHG emission reduction goals, which take into consideration the emission reduction strategies outlined in the Air Resource Board's Scoping Plan. The GHG significance thresholds include one (1) qualitative threshold and two (2) quantitative thresholds options for evaluation of operational GHG emissions. The qualitative threshold option is based on a consistency analysis in comparison to a Qualified Greenhouse Gas Reduction Strategy, or equitably similar adopted policies, ordinances and programs. If a project complies with a Qualified Greenhouse Gas Reduction Strategy that is specifically applicable to the project, then the project would be considered less than significant. In accordance with APCD significance thresholds, the project would be considered to result in a significant impact if it does not comply with a Qualified Greenhouse Gas Reduction Strategy, in this case one included in the City's adopted Climate Action Plan. The City's Climate Action Plan was developed to be consistent with CEQA Guidelines Section 15183.S(b) to mitigate emissions and climate change impacts and will therefore serve as a Qualified GHG Reduction Strategy for the City. Under CEQA, an individual project's GHG emissions will generally not result in direct significant impacts. This is because the climate change issue is global in nature. However, an individual project could be Page 25 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 found to contribute to a potentially significant cumulative impact. APCD has established mitigation measures to reduce project-level GHG emissions, which are consistent with the City's Climate Action Plan. Implementation of the following mitigation measure will reduce this impact to a less than significant level. Less than significant with mitigation. MM Vll-1: Prior to issuance of a building permit, all construction plans shall incorporate the following GHG-reducing measures where applicable: • Incorporate outdoor electrical outlets to encourage the use of electric appliances and tools. • No residential wood burning appliances. • Trusses for south-facing portions of roofs shall be designed to handle dead weight loads of standard solar-heated water and photovoltaic panels. Roof design shall indude sufficient south-facing roof surface, based on structures size and use, to accommodate adequate solar panels. For south facing roof pitches, the closest standard roof pitch to the ideal average solar exposure shall be used. • Increase the building energy rating by 20% above Title 24 requirements. Measures used to reach the 20% rating cannot be double counted. • Plant drought tolerant, native shade trees along southern exposures of buildings to reduce energy used to cool buildings in summer. • Utilize green building materials (materials which are resource efficient, recycled, and sustainable) available locally if possible. • Install highJ:ff iency heating and cooling systems. • lude roof overhangs that are sufficient to block the high summer winter sun, from penetrating south facing windows (passive solar • or solar water heaters. • Utilize built-i 'I~n~:~l?Pliances (i.e. Energy Star®). • Utilize double-pa;, ndo~,s~~?r:t • Utilize energy effic1 ,nterior ligh • Install energy-reducing'~~g,rammable thermostats. • Use roofing material witH;:~;$oJar reflectance values meeting the EPA/DOE Energy Star® ~ :<;,~ ,j rating to reduce summer cooling needs. • Eliminate high water consumption landscaping with emphasis on native plants. b: The project as proposed does not conflict with any regional or local plans or regulations adopted for the purpose of reducing greenhouse gas emissions. Less than significant. VIII Hazards and Hazardous Materials Environmental Setting The project site is not known to contain hazards or hazardous materials, nor are these located in the immediate vicinity of the project site. Page 26 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and/or accident conditions involving the release of hazardous materials, substances, or waste into the environment? c) Emit hazardous emissions or handle hazardous or acutely hC!zardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites, compiled pursuant to Government Code §65962.5, and, as a result, create a significant hazard to the public or envir e) Be located within an airport land us . such a plan has not been adopted, with ; a public airport or public use airport? Ifs project result in a safety hazard for people working in the project area? f) Be located in the vicinity of a private airstrip. would the project result in a safety hazard for pe,; residing or working in the project area? g) Impair tation of or physically ;~)1.~Igency response emerg~· 'acuatio~'"~I~~~·· h) Expo§ pie or struct to a significant risk of loss, injur ,. . death from I.and fires, including areas where ~ildlands are adjac 2 to urbanized areas •, ······"' ; or where residences>are intermix ith wild lands? Discussion a-h: No impacts. IX Hydrology and Water Quality Environmental Setting Potentially Significant Impact D D D D D AUGUST 2017 Less Than Less Than Significant with Significant No Impact Mitigation Impact D D D D D D D D D D D D The project site is vacant, includes a portion of Arroyo Grande Creek, and is covered with a mix of weeds, shrubs and numerous trees along the top creek bank. The site is located within the Arroyo Grande Creek watershed, a coastal basin with headwaters that originate at approximately 3,100 feet above mean sea level and eventually drain to the Pacific Ocean. Page 27 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Arroyo Grande Creek drains the 157-square-mile watershed and is the dominant surface water feature in the city. Flows in the creek are dominated by two factors: winter rains and Lopez Dam. Arroyo Grande Creek is included on the Section 303(d) list of impaired waterbodies for elevated concentrations of fecal coliform and Escherichia coli (E.coli). The project site will be required to construct on site facilities to comply with post construction stormwater requirements. Low-impact development (LID) techniques are required to be implemented by the Central Coast Regional Water Quality Control Board (RWQCB) and will act to filter drainage water. The project site was graded several years ago to elevate the property above the 100-year flood zone elevation. A new flood map was recorded in 2012 to show this change. Drainage currently sheet flows across the property to a drainage swale that traverses the site through proposed Lot 3 and drains to Tally Ho Creek. The drainage swale also receives stormwater from the sloped property located to the east across Highway 227. The project proposes to fill this historic drainage swale and install a 24" underground pipe to collect and convey stormwater to the creek. A Section 404 general permit from the US Army Corps of Engineers is required for filling in the drainage swale. Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge, such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level that would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through alteration of the course of a stream or river, in a manner which would result in substantial on-or off-site erosion or siltation? d) Substantially alter the existing drainage pattern of the site or area, including through alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in on-or off-site flooding? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Substantially degrade water quality? Potentially Significant Impact D D D D D D Less Than Significant with Mitigation D D D D D Less Than Significant Impact D D D D No Impact D D D Page 28 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 g) Place housing within a 100-year flood hazard area, as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map, or other flood hazard delineation map? h) Place structures that would impede or redirect flood flows within a 100-year flood hazard area? i) Expose people or structures to a significant risk of loss, injury, or death from flooding, including flooding resulting from the failure of a levee or dam? j) Result in inundation by seiche, tsunami, or mudflow? Discussion D D D D AUGUST 2017 D D D D D D D D a: Development of the vacant property will result in an increase in the amount of impervious surface area. Project conditions of approval will include full cornpliance the Low Impact Development (LID) and stormwater requirements. Proposed stormwater man' · ent for the project includes a bioswale along the Highway 227 frontc:ige and pervious pavers fo p';ivate driveway. Specifically, each lot will drain to an underground infiltration area located unde • , ... ·. pavers in the common driveway. Roof drains will tie directly into the underground system, with a 'Jj( er overflQ¥1[ line to discharge flow to the new storm drain inlet. ... ''' Note that the project plans show the bioswale within th· indicated that all drainage facilities must be on private propert ans right-of-way. Caltrans staff has refore, a condition will be added to require relocation of the bioswale. Less than si nificant im a b. The anticipated in family residences. The property have already bee Less than significant impact. c, d, e: No Impact. .. nsumption by the project will result from eleven (11) new single · .•• ,: d residential and water use projections and supplies for this · the City's Water Master Plan. f: The State Water Quality Control Boar (.wires municipalities, via the National Pollutant Discharge •.•. ;.+;} Elimination System (NPDES) Permit, to mfnimize negative impacts on aquatic ecosystems and degradation of water quality to the maximum extent practicable. Permittees must implement Best Management Practices (BMPs) that reduce pollutants in storm water runoff to the technology-based standard of Maximum Extent Practicable (MEP) to protect water quality. The goals of post-construction BMPs are to prevent and control erosion and sedimentation, provide source control of potential pollutants, control and treat runoff, and protect wetlands and water quality resources. Post- construction BMPs are required to achieve stormwater quality standards through site-planning measures. Vegetative swales or other biofilters are recommended as the preferred choice for post- construction BMPs for all projects with suitable landscape areas, because these measures are relatively economical and require limited maintenance. For projects where landscape based treatment is impracticable, or insufficient to meet required design criteria, other post-construction BMPs should be incorporated. All post-construction BMPs must be maintained to operate effectively. Implementation of the BMPs listed below will reduce the potential impacts to water quality to a less than significant level. Less than significant with mitigation. Page 29 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 MM IX-1: The following BMPs shall be incorporated into the project or the site/building design for each lot, as applicable: e1 Roof Downspout System. Direct roof drains to pervious areas to allow infiltration prior to discharging to water bodies or the municipal storm drain system. Run-off Control. Maintain post-development peak runoff rate and average volume of runoff at levels that are similar to pre-development levels. Labelin and Maintenance of Storm Drain Fad··.· Cabe! new storm drain inlets with "No Dumping -Drains to Ocean" to alert t ·c to the destination of stormwater and to prevent direct discharge of pollutaqf '~,~drain. Common facility BMP Maintenance. An operation and mi;tl.. nance (O&M) plan shall be submitted for all common stormwater BMPs. g, h, i, j: No impact. X. Land Use and Planning Environmental Setting The project site is designated as Single Fami sity (LM) in the City's Land Use Element and zoned Residential Suburban (RS). This sized lot, single-family detached residential dwelling units per gross acre. The proposed type· LM land use category and RS zoning district. . • .. area for development of moderate il}g;f nits ··:iBximum allowable density of 2.5 :.:;cale of development is consistent with both the ;;;\ ··. "~{:~::~·~~¥i\, ')>ject: '"t;:r,~;:~\ a) Physically'df' an establish~ij;:~~mmunity? b) Conflict witht plicable lari~~ttse plan, policy, or regulation of any·~·. cy with diction over the project (including, bu Q.Q,limite , a general plan, specific plan, local 2'6~S'' gram, or zoning ordinance) adopted for th1~\ / pose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? Discussion: a, b, c: No impacts. -,:~1~~) · Potentially Significant Impact D D D Less Than Significant Less Than with Significant No Impact Mitigation Impact D D ~ D D D D Page 30 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 XI. Mineral Resources Environmental Setting The project site does not contain any known mineral resources. Would the project: a) Result in the loss of availability of a known mineral resource that is or would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? Discussion a-b: No impacts. XII. Noise Environmental Setting Potentially Significant Impact D D AUGUST 2017 Less Than Less Than Significant with Significant No Impact Mitigation Impact D D D D Noise exposure throughout the City is primarily caused by automobile traffic on surface streets and US Highway 101, with intermittent noise generated by agricultural operations and construction activities. The site is surrounded primarily by residential uses which are sensitive to noise outside of work day hours. Potentially Less Than Less Than Significant Significant with Significant No Impact Would. Impact Mitigation Impact noise levels in excess noise ordina~~i\ al general plan or D [g] D D federal standards b) Generate or to excessive D D D ground borne vibration ne noise levels? c) Create a substantial pe increase in ambient noise levels in the vicinity o project (above levels D D D without the project)? d) Create a substantial temporary or periodic increase in ambient noise levels in the vicinity of the project, in D D D excess of noise levels existing without the project? Page 31 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTIM 13-002 & PUD 13-002 e) Be located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport? If so, would the project expose people residing or working in the project area to excessive noise levels? f) Be in the vicinity of a private airstrip? If so, would the project expose people residing or working in the project area to excessive noise levels? Discussion D D AUGUST 2017 D D D D a, b, d: During construction of the proposed project, the use of construction vehicles and equipment has the potentia I to generate excessive levels of noise; however, this is only a temporary increase. All construction activities will comply with applicable City policies regarding noise. Future residents will be subject to noise impacts from the adjacent State Highway. Less than significant impact with mitigation MM Xll-1: Construction activities shall be restricted to between the hours of 7 a.m. and 5 p.m. Monday through Friday. No construction shall occur on Saturday or Sunday. Equipment maintenance and servicing shall be confined to the same hours. To the greatest extent possible, grading and construction activities should occur during the middle of the day to minimize the potential for disturbance of noise to neighboring sensitive uses. MM Xll-2: All construction equipment utilizing internal combustion engines shall be required to have mufflers that are in good condition. Stationary noise sources shall be located at least 300 feet from occupied dwelling units unless noise reducing engine housing enclosures, or noise screens are provided by the contractor. MM Xll-3: Equipment mobilization areas, water tanks, and equipment storage areas shall be placed in a central location as far from existing residences as feasible. MM Xll-4: Submit a noise study prepared by an acoustical engineer, or other approved professional with qualifications in acoustic design, that defines the noise exposure problems, conclusions and recommendations for corrective or mitigating measures, when necessary, and opinions and recommendations covering the suitability of the site for development. MM Xll-5: Triple pane glass shall be installed for all windows facing Highway 227. c, e, f: No impacts. XIII. Population and Housing Environmental Setting The project site is vacant. The proposed project is an infill development that will provide eleven (11) new medium density housing options for the community. No existing housing will be displaced. Page 32 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? Discussion a, b, c: No impacts. XIV. Public Services Environmental Setting Potentially Significant Impact D D AUGUST 2017 Less Than Less Than Significant with Significant No Impact Mitigation Impact D D D D The City of Arroyo Grande administers 1 ,, Fire protection is provided by the Five Cities Lucia Mar Unified School District (LMUSD)' .. project site are readily provided by the City of A'. department and parks and recreation facilities. through a joint powers agreement (JPA). The Would the project: a) Result in significant environmental impacts from · construction associated with the provision of new or physically altered governmental facilities, or the need for new or physically altered governmental facilities, to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: Fire protection? Police protection: Schools? Parks? Other public facilities? Discussion D D D D D D I facilities. Public services to the Less Than Significant with Mitigation D D D D D D Less Than Significant Impact D D D [g] D D No Impact a: The project developer is require to pay Lucia Mar School District development fees. Less than significant impact. Page 33 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 XVII. Tribal Cultural Resources Environmental Setting AUGUST 2017 As discussed in Section V. Cultural Resources, the earliest inhabitants of Arroyo Grande Valley were the northern or Obispeno Chumash Indians. Given the long history of the Chumash occupying this region, many archaeological sites have been identified within the City limits. The property was previously graded to raise the finish grade above the 100-year flood level, making it less likely that cultural resources are present on the site. Nevertheless, isolated archaeological materials could still be present given the extensive history of Chumash Indians inhabiting this area. On April 3, 2017, local Native American tribal groups that requested consultation under AB 52 were formally noticed that the application for the proposed project was deemed complete and invited to provide consultation on the proposed project. No comments were received. Would the project: a) Would the project cause a substantia change in the significance of a tribal c . defined in Public Resources Code Sectio either a site, feature, place, cultural lands' geographically defined in terms of the size a of the landscape, sacred place, or object with . value to a California Native American tribe, and b) Listed or eligible for listing in the California Reg ... of Historical Resources, or in a local register of historical resou as defined in Public Resources Code Sec· c) A res Discussion a-c: No impact XV. Recreation Environmental Setting stantial evidence, to et forth in ode Section th in Subdivision 024.1, the lead of the resource Potentially Significant Impact D Less Than Significant with Mitigation D D D Less Than Significant Impact D D D No Impact The Recreation Department oversees recreational activities throughout the City and manages the City's various parks and open spaces. The project will not affect any existing park or other recreational resource and is not expected to create additional demand for recreational facilities. Any potential Page 34 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 impact will be mitigated by the City's standard condition requiring payment of park development and impact fees for the improvement or development of neighborhood community parks. Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? b) Include recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on th environment? Discussion a, b: No impact XVI. Transportation/Traffic Potentially Significant Impact D D Less Than Less Than Significant Significant No Impact with Mitigation Impact D D D D Environmental Setting ··.·.···.· '> The project site is situate~;'~~~~~ Corbett Canyon Road (Highway 22i~:(~~the corner of Corbett Canyon and Printz Roads near ti;le.r:fqtth rn entrance to the City. The projecffeSite is located in an established residential neighborhd,'Q~}~ithin w g distance to Paulding Elementary School and the Village Area. The number of PM pe·~~1:h9,ur trips erated by the project (approximately 2) is less than the City's threshold of 20 PM peak h;· i~ study is therefore not required. The project, as conditioned, wi . .·. Highway 227 frontage for pedestrian and sidewalk and a Class II bike lane along the Parking requirements are satisfied with th · '· ovision of an enclosed two-car garage for each residential unit. A total of six (6) guest parking spaces· ; also required. Given the physical constraints of the site, the private driveway serves as a fire lane and therefore parking is not allowed for guests. To satisfy guest parking requirements, each unit must allow vehicle parking within the driveway. The project is subject to an encroachment permit from Caltrans, which will be conditioned to include certain roadway improvements. Would the project: Potentially Significant Impact Less Than Significant with Mitigation Less Than Significant Impact No Impact Page 35 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 a) Cause a substantial increase in traffic, in relation to existing traffic and the capacity of the street system (i.e., a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, individually or cumulatively, the level of service standards established by the county congestion management agency for designated roads or highways? c) Cause a change in air traffic patterns, including either an increase in traffic levels or a change in location, that results in substantial safety risks? d) Contain a design feature (e.g., sharp curves or a dangerous intersection) or incompatible uses (e.g., farm equipment) that would substantially increase hazards? e) Result in inadequate emergency access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? Discussion a-c, e, g: No impact AUGUST 2017 D D D D D D D d: Correspondence from Caltrans dated May 19, 2016 and November 7, 2016 states that there are potential sight distance ad turning movement issues on Highway 227 associated with the project. Less than significant impact with mitigation. MM XVl-1: The private driveway shall be designed according to the Highway Design Manual standard for an A87 A rural frontage driveway (located in Appendix J of the Caltrans Encroachment Permits Manual). The private driveway shall also comply with Caltrans sight distance requirements. MM XVl-2: A two-way left turn lane shall be designed and installed on Highway 227 at the project driveway access. f: The proposed guest parking in front of garages is not typically allowed due to management and enforcement difficulties. However, a deed restriction requiring property owners to park vehicles in the garage would help alleviate this issue. Less than significant impact with mitigation. MM XVl-3: A deed restriction shall be recorded for each lot requiring property owners to park their vehicles in the garage, allowing driveways to be utilized for guest parking. Page 36 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 XVII. Utilities and Service Systems Environmental Setting AUGUST 2017 The project site is located within the incorporated City Limits of Arroyo Grande. Utilities will be served by both the City and other regional entities. Would the project: a) Exceed wastewater treatment restrictions or standards of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities? d) Have sufficient water supplies availa.ble to serve the project from existing entitlements a .··· '• or are new or expanded entitlements need .. e) Result in a determination by the treatment provider which serves or ma project that it has adequate capacity to projecfs projected demand in addition provider's existing commitments? f) Be served by a landfill with sufficient permi capacity to 9F ~odate the project's solid was disposal n~eir ••• g) Co~~l~·'11h federali·~~.· regulati . · s they relate f id waste? ·" Potentially Significant Impact D D Less Than Less Than Significant with Significant No Impact Mitigation Impact D D D D D D D D .':·.'_:-}:::. '·~~~;A:~:~~ a: Wastewa't~~enerated by i~~\proposed project will be treated by the South County Sanitation District, which h'~~. ··equate ca pay&#\. to accommodate the increase. Less than significant impact b, c: No impact ement Plan provides water demand factors per single family household in 2015. In 2015, 5,907 single family connections utilized 1,517 acre feet of water per year (afy), for an average of 3.89 afy per single family household. An additional eleven (11) single family homes constructed on new lots would add 42.79 afy per year to the current water demand. This amount of demand is covered by existing resources in the projected build-out population of 20,000 residents. Additionally, all new development in the City is required to either implement a water neutralization program or pay a water neutralization fee to offset increased water demand generated by the development. Therefore, there are sufficient water supplies available to serve the project. Less than significant impact Page 37 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 e-g: No impact Mandatory Findings of Significance Would the project: a) Substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species; cause a fish or wildlife population to drop below self-sustaining levels; threaten eliminate a plant or animal community; substan!i · reduce the number or restrict the range e endangered, rare or threatened species; or elim examples of the major periods of California history prehistory? b) Have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals? c) Have possible environ ental effects that are individually limited bu. ·· J~xi\-1,ely considerable? "Cumulatively consF .. "'•>\. s that the incremental effects I project are significant when viewed i' ith the effects of past projects, the effects and the effects of possible futur' ·•··· .... ects. '>'•"'''> d) Cause substantial adverse effeets'J!l .• human b~'im~~i; either directly or indirectly? ;;:~?~,,. ·Y -,-%~~:1-J.i~>"" Discussion ·,;~) Potentially Significant Impact D D D AUGUST 2017 Less Than Less Than Significant with Significant No Impact Mitigation Impact D D D D D D D D a: Although undeveloped, the buildable area,of the project site does not contain any significant flora or fauna. The project does include a portion of Arroyo Grande Creek, which will be protected during development through required permits from various resource regulatory agencies (Clean Water Act Section 404 Permit from USACE, a Clean Water Act Section 401 Water Quality Certification from RWQCB, and a Section 1602 Streambed Alteration Agreement from CDFW. Isolated prehistoric materials may be present on the project site; however, the site does not serve as an example of a major period of California history or prehistory. b: There are no short-term environmental goals, either in the project description or the identified mitigation measures, that will be achieved to the disadvantage of long-term environmental goals. c: The proposed project is consistent with the City's General Plan as it relates to future growth. While the proposed project will cumulatively increase traffic and demand for public services and utilities, with Page 38 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 implementation of the proposed mitigation measures, the project will not result in any cumulatively considerable environmental impacts. d: With implementation of the proposed mitigation measures, the proposed project will not cause substantial adverse effects on human beings, either directly or indirectly. Page 39 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Summary of Mitigation Measures MM 1-1: Prior to issuance of a building permit to construct a home on an individual lot within the subdivision, an Architectural Review permit application shall be processed. Each Architectural Review permit shall be considered by the Architectural Review Committee and approved by the Community Development Director. City approved project Design Guidelines shall be utilized to promote design quality through the Architectural Review permit process. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grand, Prior to issuance oft MM 111-1: On-road diesel vehicles shall comply with Section Code of Regulations. This regulation limits idling from diesel-fuel'€ · mmercial motor vehicles with gross vehicular weight ratings of more than 10,000 pounds an · • sed for operation on highways. It applies to California and non-California based vehicles. Irk eral the regulation specifies that drivers of said vef:it. les: Shall not idle the vehi~ diesel engine for greater than 5 minutes at any restricted area. ~~§g~msible Party: . 'M()il.Jt!' · g Agency: 'i%1~J\~iming: \•\'' MM illt2":>.0ff-road dies~F '\~;,:'.:~;::.::-;'-.. ' in Sectidn•:24f].9{d)(2) oft c -;}S::-:,\~4?"- Re S~~·~2 Timing: Department :·Rower system (APS) to power a heater, air . vehicle during sleeping or resting in a • tion when within 1,000 feet of a -Engineering Division, Public Works During Construction uipment shall comply with the 5-minute idling restriction identified alifornia Air Resources Board's In-Use Off-Road Diesel regulation. Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction MM 111-3: Signs must be posted in the designated queuing areas and job sites to remind drivers and operators of the State's 5 minute idling limit. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction Page 40 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 MM 111-4: The project applicant shall comply with these more restrictive requirements to minimize impacts to nearby sensitive receptors (adjacent residential development): • Staging at queuing areas shall not be located within 1,000 feet of sensitive receptors; • Diesel idling within 1,000 feet of sensitive receptors shall not be permitted; • Use of alternative fueled equipment is recommended; and • Signs that specify no idling areas must be posted and enforced at the site. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Engineering Division, Public Works Department Timing: During Construction MM 111-5: The project shall implement thi;i ' dust emissions such that they do not e prompt nuisance violations (APCD Rule 4 ing mitigation measures to manage fugitive e APCD's 20% opacity limit (APCD Rule 401) or • Reduce the amount of the disturbed are 1"'sible· J • Use of water trucks or sprinkler systems in ent quantities to prevent airborne dust from leaving the site and from exceeding the','.,;!?~D's limit of 20% opacity for greater than 3 minutes in any 60 minute period. lnc~~~~d watering frequency would be required when wind speeds exceed 15 mph. Reclalm~e~"(non-potable) water should be used whenever possible; '';:\;~,~ All dirt stock pile areas should be sprayed daily and covered with tarps or other dust barriers as needed; Permanent dust control measures identified in the approved project revegetation and landscape plans shall be implemented as soon as possible, following completion of any soil disturbing activities; Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be shown with a fast germinating, non-invasive, grass seed and watered until vegetation is established; All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used; Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site; All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with eve Section 23.114; Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; Page 41 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water should be used where feasible. Ro@ds shall be pre-wetted prior to sweeping when feasible; A listing of all required mitigation measures should be included on grading and building plans; and, The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below the APCD's limit of 20% opacity for greater than 3 minutes in any 60 minute period. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork or demolition. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction MM 111-6: Prior to the start of the project, the applicant shall obtain all necessary permits for equipment to be used during construction by contacting the APCD Engineering Division at (805) 781-5912 (for a detailed listing of equipment and operations that may have permitting requirements, refer to the Technical Appendices, page 4-4, in the APCD's 2012 CEQA Handbook). Grande -Engineering Division, Public Works Timing: MM 111-7: Prior to any g ., ;Jt'.g acti~ihe ., t}e project sponsor shall ensure that a geologic evaluation is conducted to det · ine if naturally occurring asbestos (NOA) is present within the area that will be disturbed. If is, not present, an exemption request must be filed with the APCD. If NOA is found at the site,tfl~yapplicant must comply with all requirements outlined in the Air Resource Board (ARB) Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying and Surface Mining Operations. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department, APCD Prior to issuance of grading permit MM 111-8: Burning of vegetative material on the development site shall be prohibited. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division, Public Works Department During Construction Page 42 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 MM 111-9: Should hydrocarbon-contaminated soil be encountered during construction activities, the APCD shall be notified within forty-eight (48) hours of such contaminated soil being discovered to determine if an APCD permit is required. In addition, the following measures shall be implemented immediately after contaminated soil is discovered: • Covers on storage piles shall be maintained in place at all times in areas not actively involved in soil addition or removal. Contaminated soil shall be covered with at ':il~;:ist six (6) inches of packed, uncontaminated soil or other TPH -non-perm.··· · '\barrier such as plastic tarp. No headspace shall be allowed where vapors co.1,1 ulate. Covered piles shall be designed in such g;~W~~>as ~~iminate erosion due to wind or ' .. : .. ::_-,,j' '''-'>----:-,. water. No openings in the covers are permitted. ~ .. :,;;,, During soil excavation, odors shall not be evident to s~t6~~\Regree as to cause a public nuisance. Clean soil must be segregated from contaminated soil. '• Responsible Party: Monitoring Agency: ye loper .;\~~p '>i'.€lf Arroyo Grande -Engineering Division, Public Works t Timing: MM 111-10: Under APCD Rule 504, only APCD ming devices can be installed in new -c~.•>:):>,._ dwelling units. These devices include: --~~~~;-~;~:~~:~? • All EPA-Certified Phase II wood b evices; , 'i·,-,V" • Catalytic wood burning devices whr . mit less than or equal to 4.1 grams per hour of af;t· ulate matter which are not EPA. tified but have been verified by a nationally- :-c C, c\«'.',,,,_~c~ "'--~:;~fl Non-ca J wood burning devices which emit less than or equal to 7.5 grams per hour of particul~'t atter which are not EPA-Certified but have been verified by a nationally- Timing: lab; eaters; an dedicated gas-fired fireplaces. Developer City of Arroyo Grande -Planning, Building and Engineering Divisions Prior to issuance of a Grading Permit or Building Permit MM IV-1: Prior to Final Map, a wetland delineation shall be prepared. The wetland delineation shall accurately locate and map jurisdictional boundaries associated with the drainage ditch and adjacent sections of Tally Ho Creek, suitable for impact assessment based on project plans and subsequent environmental permitting. The analysis shall quantify permanent and temporary impacts to jurisdictional areas that would result from project implementation. Responsible Party: Developer Page 43 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Monitoring Agency: Timing: City of Arroyo Grande -Planning and Engineering Divisions Prior to Final Map MM IV-2: Prior to issuance of a grading permit, the project applicant shall obtain a Clean Water Act Section 404 Permit from USACE, a Clean Water Act Section 401 Water Quality Certification from RWQCB, and a Section 1602 Streambed Alteration Agreement from CDFW (or provide written proof from each agency that a permit is not required for the proposed action). Each agency will require submittal of a specific permit application based on the project plans and proposed impacts to the extent of their jurisdiction, as well as special status species and habitats potentially affected. Permit applications must include final project plans, biological resources and wetland delineation reports, and a Compensatory Habitat Mitigation and Monitoring Plan (HMMP). The HMMP should be consistent with federal and state regulatory requirements and local policies, and must be submitted with the permit application packages for agency approval. HMMP implementation must occur during construction or immediately following project completion and the mitigation site must be monitored and maintained for a period of at least five (5) years or until the final success criteria is met. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning and Engineering Divisions Prior to issuance of a Grading Permit MM IV-3: Prior to issuance of a grading permit, an erosion and sediment control plan shall be prepared that specifically seeks to protect native habitat areas adjacent to the construction site in order to avoid indirect impacts to Tally Ho Creek from erosion and sedimentation during grading activities. Erosion control measures shall be implemented to prevent runoff from the site and into sensitive habitat areas. The erosion control plan shall specify locations and types of erosion and sediment control structures and materials that will be used on-site during construction activities. Biotechnical approaches using native vegetation shall be used as feasible. The plan shall also describe how any and all pollutants originating from construction equipment will be collected and disposed. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division Prior to issuance of a Grading Permit MM IV-4: During construction activities on the site, current Best Management Practices (BMPs) shall be utilized to minimize impacts to habitat areas. For example, washing of concrete, paint or equipment shall occur only in areas where polluted water and materials can be contained for subsequent removal from the site. Washing of equipment, tools, roads, etc. is not allowed in any location where the tainted water could affect Tally Ho Creek. Dust control requirements shall be carefully implemented to avoid water sprayed onto the site for dust abatement entering the drainages or covering native vegetation. Dust control is an important component to minimize impacting native vegetation growing on or adjacent to the site. BMPs for dust abatement shall be a component of the project's construction documents. All bare soils areas and temporarily impacted areas from grading that are outside the project development area shall have the following seed mix applied through either direct hand seeding or hydroseeding methods: Page 44 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 Species Bromus carinatus (California brome) Hordeum brachyantherum (meadow barley) Vulpia microstachys (six weeks fescue) Stipa pulchra (pourple needlegrass) Trifolium wildenovii (tomcat clover) Total Responsible Party: Developer Application rate (pounds/acre) 5 5 3 10 5 28 Monitoring Agency: City of Array~ ·~rde -Engineering Division Timing: During Cons· AUGUST 2017 MM IV-5: During construction activities, no work .... in or immediately adjacent to the drainage ditch shall occur during the rainy season (October 15 'f)f{~~: · h A · ) in order to avoid erosion and downstream sedimentation. If flowing or ponded wate'f 1 in the drainage during construction, the applicant must implement a Diversion and Dewatering approved under the project permits from the USACE, RWQCB, and CDFW. Responsible.eartv: '''"' ,,~ ", '' · enqv~~ Timi Developer City of Arroyo Grande - During Construction Division ·/~.;~~}. MM IV-6: Prior to start o'fitoostru activities within jurisdictional areas, the project applicant shall retain a qualified biologica'i·~tjj§; · r~ compliance with all agency permit requirements and avoidance and minimization m~~ ithin and adjacent to the drainage ditch and Tally Ho Creek. The monitor shall condu' re-activi . ey of the site to ensure wildlife including nesting birds (during the nesting season froni'· .~ .. ,cuary 15 through August 31) is not affected. Should a federal or state listed species be identified in th~~€1jsturbance area, consultation with the USFWS and CDFW ··.;.•.;;" would be required. The monitor shall also 6~~P'resent during all work within the drainage ditch and Tally Ho Creek, which would include connection of the new storm drain to the existing outfall structure, and as otherwise required by agency permits. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning and Engineering Divisions Prior to Grading Permit MM IV-7: Prior to start of storm drain construction and outfall connection, work limits adjacent to Tally Ho Creek shall be clearly flagged or fenced so that contractors are aware of the limits of allowable site access and disturbance. Areas to be preserved should be clearly flagged as off-limits to avoid unnecessary damage, and associated increase in mitigation requirements. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Engineering Division Page 45 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Timing: Prior to Grading Permit MM IV-8: A riparian enhancement plan, prepared by a qualified biologist, shall be submitted for the area between the pedestrian path and the top of creek bank. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning Division Prior to Final Map MM IV-8: Protective fencing shall be installed at the dripline an;>'' fl each tree or group of trees to remain. The fencing shall be installed prior to any site cleariri i'.ting, or demolition activities, and shall remain in place until construction is complete, includin ping. Weatherproof signs shall be permanently posted on the fences, stating the following: Tree Protection Zone No personnel, equipment, materials, or vehicles are allowed Do Not move or remove this fence [Name of arborist or consultant] [Name and phone number of developer or general contractor] Responsible Party: Monitoring Agency: -Engineering Division, Public Works ,,size shall be replaced at a 2:1 ratio on the project site. The replacement larger and called out as "mitigation trees" on the final landscape and :, ecies shall be determined by the Community Development Director iologist and/or the City A.rborist. Developer City of Arroyo Grande -Planning Division, Public Works Dept. Prior to issuance of building permit (approval of landscape and irrigation plan) and prior to final (planting of trees) MM V-1: If a potentially significant cultural resource is encountered during subsurface earthwork activities, all construction activities within a 100-foot radius of the find shall cease until a qualified archaeologist determines whether the uncovered resource requires further study. A standard inadvertent discovery clause shall be included in every grading and construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate California Department of Parks and Recreation (DPR) forms and evaluated for significance in terms of California Environmental Quality Act criteria by a qualified archaeologist. Page 46 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Potentially significant cultural resources consist of, but are not limited to, stone, bone, glass, ceramic, wood, or shell artifacts; fossils; or features including hearths, structural remains, or historic dumpsites. If the resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan that will capture those categories of data for which the site is significant. The archaeologist shall also perform appropriate technical analysis, prepare a comprehensive report, and file it with the appropriate Information Center and provide for the permanent cu ration of the recovered materials. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Engineering Division, Public Works Department Timing: During construction MM V-2: If human remains are encountered during earth-disturbing activities, all work in the adjacent area shall stop immediately and the San Luis Obispo County Coroner's office shall be notified. If the remains are determined to be Native American in origin, the Native American Heritage Commission shall be notified and will identify the Most Likely Descendent, who will be consulted for recommendations for treatment of the discovered remains. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Engineering Division, Public Works Department Timing: During construction MM Vll-1: Prior to issuance of a building permit, all construction plans shall incorporate the following GHG-reducing measures where applicable: orporate outdoor electrical outlets to encourage the use of electric appliances and <: No r~~i' ·~ti wood burning appliances. '·-,,, Trusses for:c:sR~~-facing portions of roofs shall be designed to handle dead weight loads "'~):::,,of standard s()fcl:f;heated water and photovoltaic panels. Roof design shall include ;#~1~cient south '',!pg roof surface, based on structures size and use, to accommodate ad~:tJ,~te solar p ·'\s. For south facing roof pitches, the closest standard roof pitch to thekl.~~~verage. r exposure shall be used. • lncrea~:~l,~he buil energy rating by 20% above Title 24 requirements. Measures used to reach · ing cannot be double counted. • Plant droug 6lerant, native shade trees along southern exposures of buildings to reduce energy used to cool buildings in summer. • Utilize green building materials (materials which are resource efficient, recycled, and sustainable) available locally if possible. • Install high efficiency heating and cooling systems. • Design homes to include roof overhangs that are sufficient to block the high summer sun, but not the lower winter sun, from penetrating south facing windows (passive solar design). • Utilize high efficiency gas or solar water heaters. Page 47 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 • Utilize built-in energy efficient appliances (i.e. Energy Star®). • Utilize double-paned windows. • Utilize energy efficient interior lighting. • Install energy-reducing programmable thermostats. • Use roofing material with a solar reflectance values meeting the EPA/DOE Energy Star® rating to reduce summer cooling needs. • Eliminate high water consumption landscaping with emphasis on native plants. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning, Building and Engineering Divisions Prior to issuance of a Grading Permit or Building Permit MM IX-1: The following BMPs shall be incorporated into the project or the site/building design for each lot, as applicable: • Roof Downspout System. Direct roof drains to pervious areas to allow infiltration prior to discharging to water bodies or the municipal storm drain system. • Run-off Control. Maintain post-development peak runoff rate and average volume of runoff at levels that are similar to pre-development levels. • Labeling and Maintenance of Storm Drain Facilities. Label new storm drain inlets with "No Dumping -Drains to Ocean" to alert the public to the destination of stormwater and to prevent direct discharge of pollutants into the storm drain. • Common facility BMP Maintenance. An operation and maintenance (O&M) plan shall be submitted for all common stormwater BMPs. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning, Building, and Engineering Divisions Prior to issuance of a Building Permit MM Xll-1: Construction activities shall be restricted to between the hours of 7 a.m. and 5 p.m. Monday through Friday. No construction shall occur on Saturday or Sunday. Equipment maintenance and servicing shall be confined to the same hours. To the greatest extent possible, grading and construction activities should occur during the middle of the day to minimize the potential for disturbance of noise to neighboring sensitive uses. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning, Building, and Engineering Divisions During construction Page 48 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 MM Xll-2: All construction equipment utilizing internal combustion engines shall be required to have mufflers that are in good condition. Stationary noise sources shall be located at least 300 feet from occupied dwelling units unless noise reducing engine housing enclosures, or noise screens are provided by the contractor. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande "'"" Planning, Building, and Engineering Divisions Timing: During construction MM Xll-3: Equipment mobilization areas, water tanks, and ~.; ·· central location as far from existing residences as feasible. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - Divisions During construction MM Xll-4: Submit a noise study pre pa •.. qualifications in acoustic design, th recommendations for corrective or recommendations covering the suitability of ~\i~,0) ~n acoustical engineer, or other approvecfprofessional with the noise exposure problems, conclusions and )13~asures, when necessary, and opinions and e fdff'<~:,.. pment. Responsible Party: Monitoring Agency: ',· (.~::,, , -'~, ::~~\~c~'.~-~~ ~:C) ande -Planning and Building Divisions Timing: of a Building Permit MM Xll-5: Triple pane glass shall be installed for all wi s facing Highway 227. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Planning and Building Divisions Timing: Prior to issuance of a Building Permit MM XVl-1: The private driveway shall be designed according to the Highway Design Manual standard for an A87 A rural frontage driveway (located in Appendix J of the Caltrans Encroachment Permits Manual). The private driveway shall also comply with Caltrans sight distance requirements. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Engineering Division Prior to Final Map MM XVl-2: A two-way left turn lane shall be designed and installed on Highway 227 at the project driveway access. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Engineering Division Page 49 of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 AUGUST 2017 Timing: Prior to Final Map (design) and prior to Building Permit (installed) MM XVl-3: A deed restriction shall be recorded for each lot requiring property owners to park their vehicles in the garage, allowing driveways to be utilized for guest parking. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Planning Division Prior to Certificate of Occupancy for each lot Page SO of 51 DRAFT INITIAL STUDY MITIGATED NEGATIVE DECLARATION VTTM 13-002 & PUD 13-002 References Documents & Maps 1. City of Arroyo Grande General Plan 2. City of Arroyo Grande Land Use Map 3. City of Arroyo Grande Municipal Code 4. City of Arroyo Grande Zoning Map AUGUST 2017 5. Arroyo Grande Existing Settings Report & Draft Arroyo Grande Existing Settings Report (2010) 6. Arroyo Grande Urban Water Management Plan (2016) 7. Arroyo Grande Water System Master Plan (2012) 8. Arroyo Grande Wastewater Master Plan (2012) 9. San Luis Obispo Important Farmland Map (California Department of Conservation, 2006) 10. CEQA & Climate Change White Paper (CAPCOA, 2008) 11. SLO County 2001 Clean Air Plan; Air Quality Ha book (SLO APCD, 2012) 12. SLO County APCD Comment Letter (April 14 Ji 13. Arroyo Grande Multi-Jurisdictional Local.· 14. Arroyo Grande Climate Action Plan (2013 15. Project Plans 16. Site Inspection 17. VTIM 2985 Design Guidelines ..... 18. Biological Assessment of the Project Site (KMA, Octog 1 2015) 19. Tree Assessment (Dave Ragan of Dave's Tree Service, Jutifi!:'.~'2,, 2017) 20. Drainage Report (Robert Montoya of Civil Design Solutions·;;f{~y~mber 2013 and July 2015) 21. Phase I Archaeolpg~c~i·~s·> :ace Survey (Thor Conway, Heritage''ffil~~overies Inc., July 10, 2017) 22. 2010 Tally Ho ~n¢'e'¢;Pi'a reject Technical Memorandum (W~terways Consulting, Inc.) ···•i\.;.:o•v 23. SAN DAG Traffie~G'.eneration s 24. Correspondence fi~';. 25. Correspondence fro'. ay 19, 2016 and November 7, 2016) September 19, 2017 Page 51 of 51 ATTACHMENT 5 30NV!:JD OAOt!CIV ::10 AllO lN3Wd013A30 AllNnWIAIOO HOZ 0 l lnr 03/\1383CI Pace Homes, Inc. P;0.Box519 Anoyo Grande, CA 93421 scottpace348@gmail.com June 12, 2017 Dave's Tree Service 625 Jameson Court ,,,. Arroyo Grande, CA 93420 (805) 481-1038 •, ... -ti., RE: City of Anoyo Grande request dated April 4, 2017 from Kelly Heffernon, AICP, Associate Planner. ,Item 1. Submit an inventory and health assessment of all existing trees on the project site. The assessment must be completed by an International Society of Arboriculture (ISA) Certified Arborist and include recorrtmended actions (i.e. retain, remove, trim or treat individual trees). l visited the site (southwest comer of State Highway 227 and Corbett Canyon) on Wednesday, June 7. I recommend removing all non-native trees (pines and eucalyptus) and installing fencing 'outside the dripline of the existing native trees (Coast Live Oak, Quercus agrifolia and Willow, Salix sp.) growing along the east bank of Corbett Canyon Creek. The majority of native trees wel'e growing below the top of the bank with the exception of a few small Coast Live Oaks. and Willows). A couple of willows along the northern portion of the project may require some clearance pruning. Clearance pruning was not needed on any of the Coast Live Oaks. The fence will keep any consttuction activities ovtside the existing dripline. Impact to the existing native trees would be minima:! to none. This should eliminate the invei1tory requirement, .. There were three Blue Gum Eucalyptus, Eucalyptus globulus located along the east side of Corbett Canyon Creek within the project boundaries. Many of the Blue Gums growing along Corbett Canyon failed this past winter blocking the road and taking out power for several days. See the Blue Gum failures directly across from the project site at 320 State Highway 227. There were fourteen pines on this site, two along State Highway 227 and twelve along the 1 l • ~· . " / .~' eastern edge of Corbett Canyon Cre~k. There were ten original Monterey Pines (Pinus radiata), and four volunteer·Pines (three Monterey Pines and one Aleppo Pine, Pinus halepensis). There were six dead Monterey Pines and one.Monterey Pine stump. · Forty-one percent (seventhe original Monterey Pines (evidenced by the actual dead tree or stump) planted alohg the creek had died. f Monterey Pines are susceptible to attack by several beetles. and pitch canker (a fungal pathogen). The non-native trees along Corbett Canyon Creek were competing with the native Coast Live Oaks and Willows for light, water and soil nutrients. They are not adapted to this site. The cost to remove these trees in the future should they die or fail will be significantly higher once this tract is developed. My recommendations are: 1. Remove the Pines and Eucalyptus along the eastern bank of Corbett Canyon Creek. 2. Place fencing along the outside of the dripline of the native Coast Live Oaks and Willows along the eastem bank of Corbett Canyon Creek. 3. Eliminate the requirement for a tt'ee inverttoi'y Md health assessment since there will be no impact to the trees growing below the eastern bank and minimal impact to the few trees growing at the top of the bank. Dave Ragan ISA Ce1tified Arborist WE"0345A State Contractors License 3544988 2 ". ,•fl! .:,·~ •\ "~ April 14, 2017 Kelly Heffernon Associate Planner City of Arroyo Grande Air Pollution Control District San Luis Obispo County Community Development, Planning Division 300 W. Branch Street Arroyo Grande, CA 93420 ATTACHMENT 6 SUBJECT: APCD Comments Regarding Vesting Tract Map No.13-002 -Tract 2985 - Planned Unit Development #13-002 Dear Ms. Heffernon: Thank you for including the San Luis Obispo County Air Pollution Control District (APCD) in the environmental review process. We have completed our review of a request to subdivide two existing lots, totaling 4.6 acres, into eleven residential lots. The project is located on Highway 227, northeast of the village of Arroyo Grande with APNs: 007-031-038 and 007-791-034. The following are APCD comments that are pertinent to this project. As a commenting agency in the California Environmental Quality Act (CEQA) review process for a project, the APCD assesses air pollution impacts from both the construction and operational phases of a project, with separate significant thresholds for each. Please address the action items contained in this letter. with special attention to items that are highlighted by bold and underlined text. Construction Permit ReQ_uirements Based on the information provided, we do not know the types of equipment that may be present during the project's construction phase. Portable equipment, 50 horsepower (hp) or greater, used during construction activities may require California statewide portable equipment registration (issued by the California Air Resources Board) or an APCD permit. The following list is provided as a guide to equipment and operations that may have permitting requirements, but should not be viewed as exclusive. For a more detailed listing, refer to the Technical Appendices, page 4-4, in the APCD 's 2012 CEQA Handbook. • Power screens, conveyors, diesel engines, and/or crushers; • Portable generators and equipment with engines that are 50 hp or greater; " Electrical generation plants or the use of standby generator; 805.781.5912 805. 781. I 002 slocleanair.org 3'133 Rolic•rto Court, San Luis Dhi'>po, CA 93401 Tract Map, Pace Homes April 14, 2017 Page 2 of 3 • Internal combustion engines; • Rock and pavement crushing; • Unconfined abrasive blasting operations; • Tub grinders; • Trommel screens; and, .. Portable plants (e.g. aggregate plant, asphalt batch plant, concrete batch plant, etc). To minimize potential delays. prior to the start of the project._J!lease contact the SLOCAPCD Engineering Division at (805) 781-5912 for specific information regarding permitting requirements. Demolition of Asbestos Containing Materials Demolition activities can have potential negative air quality impacts, including issues surrounding proper handling, demolition, and disposal of asbestos containing material (ACM). Asbestos containing materials could be encountered during any construction phase demolition or the disturbance, demolition, or relocation of above or below ground utility pipes/pipelines (e.g., transite pipes or insulation on pipes). If this project will include any of these activities. then it may be subject to various regy_lfil_oryjurisdictions, including the requirements stipulated in the National Emission Standard for Hazardotts Air Pollutants (40CFR61. Subpart M -asbestos NESHAP). These requirements include, but are not limited to: 1) written notification, within at least 10 business days of activities commencing, to the APCD, 2) an asbestos survey conducted by a Certified Asbestos Consultant and, 3) applicable removal and disposal requirements of identified ACM. Please contact the SLOCAPCD Enforcement Division at (805) 781-5912 and also go to slocleanair.org/business/asbestos.php for further information. To obtain a Notification of Demolition and Renovation form go to the "Other Forms" section of: slocleanair.org/business/onlineforms.php. Develof2mental Burning Effective February 25, 2000, the APCD prohibited developmental burning of vegetative material within San Luis Obispo County. If you have any questions regarding these requirements, contact the APCD Enforcement Division at (805) 781-5912. Dust Control Measures Construction activities can generate fugitive dust, which could be a nuisance to local residents and businesses in close proximity to the proposed construction site. Ae_CD staff recommends the following measures be incorporated into the construction phase of project to control dust: Projects with grading areas that are less than 4-acres and that are not within 1,000 feet of any sensitive receptor shall implement the following mitigation measures to significantly reduce fugitive dust emissions, to manage fugitive dust emissions such that they do not exceed the APCD 20% opacity limit (APCD Rule 401) and TO minimize nuisance impacts: a. Reduce the amount of the disturbed area where possible; b. Use water trucks, APCD approved dust suppressants (see Section 4.3 in the CEQA Air Quality Handbook), or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the District's limit of 20% opacity for greater than 3 minutes in any 60-minu(e period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. When water use is a concern due to drought conditions, the contractor Tract Map, Pace Homes April 14, 2017 Page 3 of 3 or builder shall consider the use of an APCD-approved dust suppressant where feasible to reduce the amount of water used for dust control. For a list of suppressants, see Section 4.3 of the CEQA Air Quality Handbook; c. All dirt stock-pile areas should be sprayed dally and covered with tarps or other dust barriers as needed; d. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible, and building pads should be laid as soon as possible after grading unless seeding, soil binders or other dust controls are used; e. All of these fugitive dust mitigation measures shall be shown on grading and building plans; f. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints and reduce visible emissions below 20% opacity. Their duties shall include holidays and weekend periods when work may not be in progress. Re2.idential Wood Combustion Under APCD Rule 504, only APCD approved wood burning devices can be installed in new dwelling units. These devices include: • All EPA-Certified Phase II wood burning devices; • Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate matter which are not EPA certified but have been verified by a nationally- recognized testing lab; • Non-catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate matter which are not EPA-Certified but have been verified by a nationally- recognized testing lab; • Pellet-fueled woodheaters; and dedicated gas-fired fireplaces. If you have any questions about approved wood burning devices. please contact the APCD Enforcement Division at (805) 781-5912. Again, thank you for the opportunity to comment on this proposal. If you have any questions or comments, feel free to contact me at (805) 781-5912. Sincerely, ~ Gary Arcemont, Air Quality Specialist GJA/ihs cc: Tim Fuhs, Enforcement Division, APCD Liv-In Environments, Architect, PO Box 1392 Arroyo Grande, CA 93421 Pace Homes, Owner, PO Box 519, Arroyo Grande, CA Civil Design Solutions, Civil Engineer, 780 La-Teena Place, Arroyo Grande, CA 93420 h:\plan\ccqalpro1cct. rcvicw\400[!\<1000\4005· 1\M;0'.>·1.doc x PROJECT REFERRAL DATE: TO: FROM: octobev :U? 20ib KelltJ f-teff_evVvOVv, AssocLtite 'PlCl VvVvev Phone#: (805) 473-5425 Project Name & Number: vesHVvg TeVvttiHve Tvtict MC!p. No. :t3-002 :§ PllWcv1.,u;i t-iVvLt NVeLo-plt\t\.eVvt No. i3-00 (Tvtict 2_:2l?5) PROJECT DESCRIPTION: 'PvoposciL b(j DC!Vv 'Pcic.e fov ci vesH110 Te\11,tcitl.ve ncict Mcip ClVvd 'PLClV'v~d k\VvLt NVeloplt\t\.ev<vt to S{.{bdLvl.de two (::2) exLstLV\,g lots totcilLV\..g 4 h cic.ves LVvto eleve\11, (H) ves.LdMtLcil lots. Tue yopevtij Ls Loc.citec\ 0\1\.. f-tLgViv!C!lJ 22pCovbett CClV\..ijOVv R.OC!d (A'PN OO""f-03i-03l?, OOJ--J-_3i-031) Vl.-OvtV1ecist of tV\e V[Licige of AVVO!jO yVClVvde Cl\l\..d cidjcice\11,t to TClLLtj f-to Gveek;,. The -pvqjec.t \'iClS. deelt\t\.ed covwplete OV\.. oc.tobev i4, 20:1-b (see cittcicVied lettev fvoVvl. t~e cLtlJ to tVie tipplLcciVvt) C!Vl.-d tVie cLtl:) Vicis. LV\,LHcited tVie evwLvoV\..Vvl.Mtci l vevLew -pvoc.es.s.. TVie cLt[j Ls. s.eek:.LV\,g C.Olt\t\.lt\t\.e\l\..ts., MV\..c.ev\l\..s. ci V\..d vecoVVtlt\t\.eVvr;led VvtLtLgcitCoV\, VV1.tC!s.{.{ves relcited to tltte -pvo-posed FoJect. Please return this letter with your comments attached no later than NoVeViA..bev i5, 20ib. PART I. IS THE ATTACHED INFORMATION ADEQUATE FOR YOU TO DO YOUR REVIEW? X YES (Please go on to PART II.) __ NO (Call me ASAP to discuss what else you need.) PART II. ARE THERE SIGNIFICANT CONCERNS, PROBLEMS OR IMPACTS IN YOUR AREA OF REVIEW? __ NO (Please go on to PART Ill.) X YES (Please describe impacts, along with recommended mitigation measures to reduce the impacts to less-than-significant levels, and attach to this letter.) C$?..t:_ teite.r ') PART Ill. INDICATE YOUR RECOMMENDATION FOR FINAL ACTION. Please attach any conditions of approval you recommend to be incorporated into the project's approval, or state reasons for recommending denial. IF YOU HAVE "NO COMMENT", PLEASE SO INDICATE, OR CALL. _lLj 7 / z:o Ii,. Date Heliss.a c"';.i··r.:::c!ev: Name C'.50S~S1'1 ~$300 Phone STATE OF CALIFORNIA-CAIJFORNIA STATE TRANSPORTATION AGEN.~C~Y--------------~ED=M=l~JN=D~G~. B=RO~W~N~J~r .. ~G=ov=ern=or DEPARTMENT OF TRANSPORTATION 50 HIGUERA STREET SAN LUIS OBISPO, CA 93401-5415 PHONE (805) 549-3111 TTY 711 Serious drought. Help save water! November 7, 2016 Kelly Heffemon, AICP City of Arroyo Grande Community Development Department 300 East Branch Street Anoyo Grande CA 93420 05-SL0-227-1.4 PROJECT REFERRAL FOR VESTING TENTATIVE TRACT MAP 2985 RESIDENTIAL DEVELOPMENT Dear Ms. Heffemon: Thank you for including Caltrans in early discussions regarding the proposed Tract Map 2985 development located off of State Route (SR) 227 in the City of Anoyo Grande. This is a State Highway System and serves as an important commuter and recreational facility in San Luis Obispo County for automobile and bicycle travel. It is Caltrans' primary goal to provide a safe transportation system for the traveling public; we appreciate the opportunity to provide input on this project to help ensure that the needs of all users are met, consistent with our mission and goals. We provide the following comments: "' It appears that the revised map for this project considered Caltrans' earlier comments about access consolidation and moving the easternmost proposed driveway westward in efforts to meet Caltrans sight-distance standards. We request that the applicant submit an aerial of the driveway that includes sight-distance lines for Caltrans review to assure that no obstructions lie within the line of sight. e It appears that the revised map does not include a two-way-left tum lane or any fonn of channelization on SR 227 to accommodate turning movements between the highway and the development. Cal trans identified this as a necessary component in previous conversations and letters with the city; we maintain the position that the city require the applicant provide for channelization as a condition for the project. "' SR 227 is a popular route for bicycle travel and Caltrans recommends that standard lane shoulder widths be provided for the length of the project. The comments provided above are consistent with Cal trans direction provided at the May 6, 2016 meeting with city staff, the August 31, 2016 meeting with the city staff and the project applicant, and in our April 9, 2014 and May 19, 2016 letters addressed to the city (attached). Please be advised that the current project proposal includes new driveway access that will require an encroachment permit from Caltrans; the improvements mentioned above must be done to the Department's engineering and environmental standards. For more information about these "Provide a safe. s11stalnable, integrated and efficient transportation system to enhance California's economy and livability" 11/7/2016 Ms. Heffernan Page 2 standards and the encroachment permit process, please visit our website at: h!.ill ://www.dot.ca. gov /trafficops/ ep/indcx .html For additional questions regarding the comments provided, please contact me at (805) 549-3800 or Melissa.streder@dot.ca.gov. Sincerely, Melissa Streder Caltrans District 5 Development Review cc. Cindy Utter, Frank Boyle, Bmce Swanger "Provide a safe, s11stainable. integmted and efficient transportation system to enhance California's economy and livability" ~TA TE OF CALIFORNIA-CAUFORNIA STATE TRANSPORTATION AGENCY EDMUND G. BROWN Jr .. Govern.Qt DEPARTMENT OF TRANSPORTATION 50 HIGUERA STREET SAN LUIS OBISPO, CA 93401-5415 PHONE (805) 549-3111 TTY 71 l Serious drought. Help save ll'ater.1 May 19, 2016 Kelly Heffernon, AICP Associate Planner City of Arroyo Grande Community Development Depaiiment 300 East Branch Street Arroyo Grande CA 93420 05-SL0-227-1.4 TRACT 2985 RESIDENTIAL DEVELOPMENT ON STATE ROUTE 227 Dear Ms. Heffernon: We were pleased to meet with you at your request on May 6, 2016 to discuss the proposed development on State Route 227. Caltrans always appreciates early consultation on development projects that may have an impact on the State Highway System. The following are comments generated in response to the meeting. 1) As stated in our letter of April 9, 2014, Caltrans continues to have concerns about sight distance from the proposed driveways. Based on the plans shown to us on May 6°1, the line of sight from the easternmost driveway toward the east is obstructed by the applicant's property. Sight distance must also be available at a maximum of 90 degrees. These needs will likely require the relocation of the proposed driveway toward the west. 2) Regarding the design of the driveway, it must be designed according to the Highway Design Manual standard for an A87 A rural frontage driveway. This can be found in Appendix J of the Cal trans Encroachment Permits Manual. Driveway spacing must also conform to Highway Design Manual standards. 3) Staging for trash pick up is not permitted on State Route 227 4) Regarding your question of bike lanes or shoulders along the development, Caltrans recommends standard width shoulders (typically 8 feet) given the fact that there is no connection to an existing bike lane network on either end of the development. For enforcement purposes, Caltrans recommends that parking be prohibited in the shoulder through a local ordinance. In addition, the width of the vehicular lane must be 12 feet in length. 5) Since the development is introducing new turning movements at this location, Caltrans requests that the project include as a condition of development, a two-way-left turn lane on State Route 227. "Provide u safe, sustainable, integrated and efficient tramyJOrlation .~ystem to enhance California's economy and livability" Page 2 6) If sidewalks, swales, or paths are included with the project, they must be outside of the Caltrans right of way. The pedestrian bridge depicted in the plans must be outside of the Caltrans right of way or designed according to AASHTO designs, which will require review from Caltrans headquarters in Sacramento. Review from Sacramento headquarters may require longer review time. 7) The construction of driveways will require an encroachment permit from Cal trans. As part of the encroachment permit process, additional analyses or environmental studies may be necessary. The design of the driveway must be according to the Highway Design Manual standards including requirements for the Americans with Disabilities Act, curbs (if included in the project), and sight distance. We also recommend consultation with the Encroachment Permit Manual at http://www.dot.ca.gov/dist05/permit/ As mentioned at the meeting, Melissa Streder will be taking over review of this project. If you have questions, please feel free to contact her at (805) 549~3800 or Melissa.streder@dot.ca.gov. Adam Fukushima, PTP Caltrans District 5 Development Review ST ATE OF CALIFORNJA-BUSTNESS. TRANSPORTATION AND HOUSING AGENCY DEPARTMENT OF TRANSPORTATION 50 HIGUERA STREET SAN LUIS OBISPO, CA 93401-5415 PHONE (805) 549-3101 FAX (805) 549-3329 TTY 711 http://www.dot.ca.gov/dist05/ April 9, 2014 Geoff English, Public Works Director City of Arroyo Grande 300 East Branch Street Arroyo Grande CA 93420 TRACT 2985 RESIDENTIAL DEVELOPMENT ON STATE ROUTE 227 Dear Mr. English: EDMUND G. BROWN Jr .. Governor Flex your power! Be energy efficient! 05-SL0-227-1.4 We were pleased to meet with you at your request on March 13, 2014 to discuss the proposed development on State Route 227. Caltrans always appreciates early consultation on development projects that may have an impact on the State Highway System. The following are comments generated in response to the meeting. 1) Caltrans has concerns about sight distance from the proposed access points to the development and would like to review a sight distance analysis from a registered civil engineer. Such an analysis will allow us to determine whether improvements will be necessary as part of the project. 2) In regards to the bridge over the creek just north of the project area, Caltrans currently has no plans in the foreseeable future to replace the bridge. 3) Any work in the Caltrans right of way, including the driveways, landscaping, curb and gutter, sidewalks or other improvements will require an encroaclunent permit from Cal trans. As part of the pennit application process, it may be necessary to submit Cal trans additional analyses or reports. 4) Anthony Deanda in our Hydraulics Unit has reviewed the drainage report and has the following comments which I've attached to this letter. If you have questions, please feel free to contact me at (805) 549-3131. Sincerely, /.:-~;~~. ~ /;.::;;'/-. . . . . ' ~ ----~-~ Adam Fukushima, PTP Caltrans District 5 Development Review Enclosure: Hydrology 1 "Ca/trans improves mobility across California" Hydrology 1 Additional info needed to complete the hydraulic review. 1. Please provide all the electronic Hydraflow Hydrograph electronic files developed for the drainage report analysis. This can be emailed to anthony.de.anda@dot.ca.gov. 2. We need details for the new drainage inlet and new junction structure. 3. What will be the "spread" at this proposed sag drainage inlet for a 25 year storm? 4. How will water within the 25-foot highway swale get past the northern entrance to the development and for the southern entrance how will it get to the proposed drainage inlet? 5. Please provide the Hydraulic Grade Line of the existing 18-inch culvert and new 24-inch drainage system that leads to the creek. 6. Will the two entrances to the highway drain into the proposed bio swales or into the proposed 25-foot highway swale? 7. Does the proposed "100-year overflow channel" start or end at the existing low point which is the outlet end of the Caltra ns cross culvert? 8. We recommend referencing the following document: The Coastal San Luis Resource Conservation District retained Waterways Consulting, Inc. to prepare a technical memorandum of Tally Ho Creek which runs adjacent to the proposed development. The name of the document is the Tally Ho Creek Planning Project (June 2010). Does the hydrologic and hydraulic analysis in their document coincide with the results in your drainage report? COALITION PARTNERS: Bike SLO County Boys and Girls Club -South County Cal Poly State University Art and Design Department Center for Sustainability Food Science & Nutrition Department Kinesiology Department STRIDE CenCal Health City of San Luis Obispo Parks and Recreation Community Action Partnership of SLO Community Foundation of San Luis Obispo County Dairy Council of California Diringer & Associates First 5 San Luis Obispo County Food Bank Coalition of SLO County French Hospital Medical Center Lucia Mar Unified School District One Cool Earth Rideshare -Safe Routes to School San Luis Sports Therapy SLO Council of Governments SLO County Departments: Board of Supervisors Health Commission Planning and Building Public Health SLO County Office of Education The Community Foundation SLO County UC Cooperative Extension YMCA of SLO County September 19, 2017 TO: Kelly Heffernan, Associate Planner, City of Arroyo Grande FROM: HEAL-SLO -Healthy Communities Work Group RE: Vesting Tentative Tract Map 13-002 (Tract 2985) The Healthy Communities work group has reviewed the Vesting Tentative Tract Map 13-002 & PUD 13-002 (Tract 2985), and the project has many features that we support. For project residents, the project is located within walking and biking distance to schools and services, including the Village of Arroyo Grande. The project is adjacent to recreational bicycle routes, is less than one mile from parks and trails, is within three miles of a grocery store, and walking distance to a farmer's market. There are transit routes and a transit stop within a half-mile. The proximity of these services is shown on the attached map. For the community, the project would provide additional housing to meet housing needs identified in the City's Housing Element. The Healthy Communities Work Group supports infill development as it can promote density, thus reducing the distances between housing, workplaces, retail businesses, and other frequented destinations. This, in turn, increases pedestrian and bicycling opportunities and reduces auto dependency (Saelens & Handy, 2008). To consider the proposed project infill, we encourage the development of safe connections to the Village of Arroyo Grande and schools for cars, pedestrians, and bicyclists. The Healthy Communities Work Group also encourages widening the bridge to improve access and promote safe active transportation opportunities. Thank you for the opportunity to review this project. cc: San Luis Obispo County Health Commission 1. Saelens, Brian E., and Susan L. Handy. "Built Environment Correlates of Walking: A Review." Medicine and science in sports and exercise 40.7 Suppl (2008): S550-S566. PMC. Web. 9 Nov. 2016. I if.I\! ',/ ( ! i1 llw ';/ () ! !111ntv o/Jr";itv 11reve111io11 co11iitio11uni/1ic; mi',1/011 is to fJl(Jert1e hen/thy eolin!J nml 1e1711/011>h\11iwf uctivifv 11mo11q {ormtv 'l'\l!ir'uh ff1I<J!h/l11wli1 v. lwf!(JV/uruf cmcf e11v11on11w11tu/ d1um11-·',, :11 wuv1111; 011! tlrnt mission. u su!nor111nillee cufir'(/ tile lieu/thy Comrn1111ities \lv'ork < ;u;up JHOV1(h", 1 e:.11un•,es 10 fi!unnifuf srufj orn u heu/1 fJy: on:n,u1utv\ pcr\pC1 uvc u!! jJ! Of1tJSC(/ Jund devc/op1nent pt ujcU\ orrlinonce and ucne1 u! plun amendnwnts. umi _1neciol umieos. ArcGIS -Proximity to Services Proximity to Services TransitStops2014_FixedRoute Transit Center Local Local/Regional Local/Regional/Express Tra nsitRoutes2014_Loca I LOCAL ·--REGIONAL Bikeways2016_Classlll_Coastal Class Ill (existing) Bikeways2016_RecRoute Recreational Route Bikeways2016_Sharrows --• Sharrows (existing) Schools_MSHS MS HS This web map displays criteria used to evaluate land use projects for Healthy Communities Work Group, a partnership of planning and public health professionals In San Luis Obispo County that focuses on encouraging and fostering healthy communities. http://www.arcgis.com/home/webmap/print.html :\ j: 0.6ml Bureau of Land Management, Esrl, HERE, Garmin, INCREMENT P, USGS, METI/NASA, EPA, USDA l of I 9/19/17, 9:19 AM Mark Makinney 330 Tally Ho Rd Arroyo Grande, CA 93420 Dear Sir, ATTACHMENT 7 Community Development Department 300 East Branch Street Arroyo Grande, CA 93420 RECEIVED SEP 1 8 2017 COMMUNITY DEVELOPMENT Sept 14, 2017 CITY OF ARROYO GRANDE I received a letter in the mail regarding Vesting Tentative Tract Map 13002 (Tract 2985) and Planned Unit Development 13. My concerns are - 1) 11 homes in a usable area of 2 acres is far below the lot size in the surrounding area. Is this legal? Has this been reviewed as to the impact on the surrounding homes? 2) The trees on the south side of the creek are to be removed, what about the trees in the creek? My house has mature trees on the Tally Ho side of the creek and I would not want these removed. 3) Has there been a study as to the environmental impact to life in the creek? 4) Has there been a study as to the impact on the houses on Tally Ho, like mine, which are in the flood plain. Surely, 11 homes is going to vary how the flood map looks which may raise the 100 year flood level on my side. My home was built in 2005 to the 100 yr level and shifting that would pose a significant danger to my property. I am concerned that proper protocol be followed for a major development in a flood plain area with a considerable difference in lot size. I will be out of town on the 3rd, but would very much appreciate my concerns being addressed. Thank you, IVED SEP 2 7 2017 COMMUNITY DEVELOPMENT CITY OF ARROYO GRANDE I