PC R 95-1500R�,SOLUTION NO. 95-1500
A R�SOLUTION OT 'I'I-IC PLANNING COMIVIISSiON Or
TII� CITY OI�' ARROYO GRAND� APPROVING
CONDITIONAL USC P�RMIT (I'.U.D. P�RMI'1� CAS� NO.
94-528, AND ASSOCIA'1'ED ARCHITECTURAL REVIGW TO
CREATE A 37-UNIT' PI.ANN�D UNIT DEVELOPM�NT,
APPLIED rOR BY rARItOLL ROAD GROUP AT 1131
FARROLL AVENU�; ADOPTION OF A NEGATIVC
I)�CLAItA'I'ION W['TII MITIGATION MEASURCS AND
INS1'RUCI'ION TIIAT TIIC SrCRC'TARY FIL� A NOTICE
Or D�TCRMINA'TION
WHER�AS, the Planning Commission of the City of Arroyo Grande has considered
Conditional Use Permit Case No. 95-528, and Associated Architectural Review, filed by Farroll
Road Group, to create a thirty seven (37)-unit planned unit development, in the
Condominium/Townhouse District; and
WII�R�AS, the Planning Commission has held a public hearing on this application in
accordance with the City Code; and
WI the Planning Commission has found that this project is consistent with the
General Plan and the Cnvironmental documents associated therewith; and
WHER�AS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CCQA), the CEQA guidelines, and the City's Rules and
Procedures for the Implementation of CrQA; ancl
WH�RI:AS, the Planning Commission finds, after due study, deliberation and public
liearing, the following circtimstances exist:
Condit.ion�l Use Permit. (P.U.D. Per�nit) ri�idings:
1. The proposed development is consistent with the goals, objectives, and programs of tlie
Arroyo Grande General Plan.
2. 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.
3. The site for the proposed development is adequale in size and shape to accommodate said
use and all yards, open spaces, setbacks, walls and fences, parking areas, landscaping,
and other features required by the Development Code.
4. Adequate public services exist, or will be provided in accordance with the conditions of
the development plan approval to serve the proposed development and approval of the
proposed developmei�t wiU not result in a reduction of public services to properties in the
vicinity so as to be a detriment to public health, safety, and welfare.
5. The proposed development, as conditioned will not have a substantial adverse effect on
Resolutioii No. 95-1500
Conditional Use Per�nit Case No. 94-528 (P.U.D. Per�nit) �nd
Associated Architectui•al Revie�v
Tarroll Ro�d Group
Febcu�ry 7, 1995
Page 2
surrounding property, or the permitled use thereof, and will be compatible with the
existing and planned land use character of the surrounding area.
6. The improvements required, and the manner of development, adequately address all
natural and man-made hazards associated with the proposed development of the project
site, including but not limited to, flood, 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 tl�e land and an excellence of design
greater than that which could be achieved through the application of conventional
development standards.
8. The proposed development complies with all applicable performance standards listed in
Development Code Section 9-06.050 E.
Department of rish �nd G�me Required rindings
1. The City of Arroyo Grande l�as prepared an initial study pursuant to Section 15063 of
the Guidelines of the California Environmental Quality Act for Conditional Use Permit
Case No. 94-528.
2. Based on the initial study, a negative declaration was prepared for review by the public
an review and approval by the Planning Commission.
3. After holding a public hearing pursuant to State and City Codes, and considering the
record as a whole, the Planning Commission adopted the negative declaration and fo�md
that ihere is no substantial evidence of any significant adverse effect, either individually
or on the habitat upon which the wildlife depends as a result of development of this
project.
Architectur�l Review rindings:
1. The proposal is consistent with the "General Architectural Review Guidelines" for tl�e
City of Arroyo Grande.
2. The proposal is consistent with the text and maps of the Arroyo Grande General Plan,
and the City of Arroyo Grande Development Code.
3. Tl�e proposal will not be detrimental to the I�ealtfi, safety, comfort and general welfare
of the persons working in the neighborhood of the proposed project.
4. The general appearance of the proposal is in keeping with the character of the
neighborhood.
Resolut.ion No. 95-1 SOU
Coudit.ion�l Use Pecmit C�se No. 94-528 (P.U.D. I'ermit) �nd
Associat.ed Architectural Review
F�rroll Road Group
Tebru�ry 7, 1995
P�ge 3
5. The proposal is not detrimental to the orderly and harmonious development of the City.
6. The proposal will not impair the desirability of investment or occupation in the
neighborl�ood.
NOW, TI-IGRE�ORE, I3C IT RCSOLVED that the Planning Commission of the City
of Arroyo Grande hereby adopts a negative declaration with mitigation measures, instructs the
Secretary to file a Notice of Determination, ancl approves said conditional use permit and
associated architectural review, subject to the standard conditions of the City and those
conditions aiid miligations listecl below:
Gener�l Conditions
1. The applicant shall ascertain and comply with all State, County and City requirements
as are applicable lo this project.
2. Development shall occur in substantial conFormance with the plans presented to the
Planning Commission at the meeting of Pebruary 7, 1995 and marked "Exhibit A" and
"Exhibit B" except as modified by these conditions and mitigation measures and except
as amended by "Exhibit C° to reduce the number of lots to 37.
3. This application shall automaticaliy expire on February 7, 1997 unless all public
improvements (utilities, streets, siclewalks, drainage facilities, and etc.) have been
constructed, approved and accepted by the City Council. Thirty (30) days prior to the
expiration of tl�e approval, tl�e applicant may apply for an extension of one (1) year fro►n
the original date of expiration.
4. The applicant shall agree to defend at his/her sole expense any action brought against the
City, its agents, officers, or emrloyees because of the issuance of said approval, or in
the alternative, to relinquish such approvaL The applicant shall reimburse the City, its
agents, ofCcers, or employees, for any court costs and attorney's fee's 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 shail not relieve applicant of his/her obligations
under this condition.
5. The applicant shall comply with all conditions of approval of Lot Line Adjustment Case
No. 94-521. No building permits shall be issued until the Certificate of Lot Line
Adjustment is recorded.
6. Prior to final inspection of any residence, the developer shall provide mail receptacles
for the tinits as required by the Postmaster of the Pismo Beacli Post Office.
Resolulion No. 95-15UU
Condition�l Use Per�nit C�se No. 94-528 (P.U.D. Permit) �nd
Associated Architeckur�l Revie�v
Tai•roll Road Group
Tebruary 7, 1995
Page 4
7. A negative declaration witli mitigation measures has been adopted for tl�is project. Tt�e
following mitigations shall be implemented as conditions of approval and shall be
monitored by the appropriate City department or other responsible agency. The
a�plic�nt. shall be responsible for verific�tion in wciti��g by the monit.oring
depart►nent. or �gency th�t. the mitig�tion me�sures have been implemented.
Mitigltion Me�sures
8. Sewer and storm cirainage easements and facilities shall be provided ro the satisfaction
of tl�e Director of Public Works.
Monitoring Dep�rtme��t: Public Works Department
Time Fr�me: Prior to issuance of building permits for easements, prior to final
inspection of any building for facilities.
9. Prior to issuance of building pennits for any house, a revised project site plan shall be
submitted to tl�e Planning Director for review and approval. Said plan shall incorporate
sewer and storm drain easements and facilities as deemed necessary by the Director of
Public Works. Said plan sl�all sl�ow all building selbacks, lot coverage, open space
calculations and other sucl� facts and figures as are necessary to determine compliance
with the provisions of the Development Code. If the Planning Director determines that
there is a significant deviation from the plans approved by the Planning Commission,
then the Director sf�all refer the revised site plan to the Planning Commission for review
of substantial conformance through a non-public hearing.
Monitoring Depa�•tment: Planning Department
Time I'rame: Prior to issuance of building permits.
10. In the event that during grading, construction or development of the project, any
archaeological resources are uncovered, all work sl�all be l�alted until the city lias
reviewed the resources for their significance. If human burials are encountered, the
County Coroner (781-4513) shall be contacted immediately. Tl�e applicant may be
required to provide archaeological studies and/or mitigation measures. All grading and
improvement plans sl�all be noted to reflect tl�is mitigation.
Monitoring Dep�rtment: Building Deparhnent/Public Works Department
Time Trame: Prior to issuance of permits for the note, during construction for
the balance of the condition.
Architectur�l Advisory Conunit.tee Condilions
11. If feasible, front yard landscaping should have groupings of trees and the number of
street tree species should be limited to five (5) or fewer. This condition shall be
implemented as part of Parks and Recreation Department Condition Number 36.
Resoh�tion No. 95-ISUO
Condit.ion:�l Use Pern�it. Cs�se No. 94-528 (P.U.D. Per�»if) �»d
Associ�ted Ai•chilectur�l Revie�v
I+�rroll Ro�d Group
Febru:�ry 7, 1995
Page 5
12. The applicant shall provide a detailed entry for the project at Farroll Avenue. This
should include tencing, walls, and landscaping. Prior to issuance of any building
perrnits, the applicant shall submit a plan for said entry for review and approval of the
Planning Director. The entry shall be constructed prior to acceptance of public
improvements.
13. The color board for the project is approved, however the Architectural Advisory
Committee (AAC) may approve revisions to the project cvlors and materials. Any
revision must be reviewed by the AAC prior to construction of the affected residences
and shall not be deemed approved unless a written approval letter is issued by the
Planning Department based on the AAC review.
Planning Departme��t Conditions �
14. Development shall comply with the requirements of the City of Arroyo Grande
llevelopment Code unless otherwise approved.
15. Setbacks, lot coverage, anci fioor area ratios sliall be as shown on tl�e development plans,
"Exhibit A" and "Cxhibit B", except as modified herein.
16. Garages with front entrances may be located 19 feet from the property line providing
access, provided that roll-up garage doors and automatic garage door openers are
provided. If such amenities are not provided, the minimum setback shall be increased
to 20 feet.
17. The minimum distance between buildings shall be ten feet (10').
18. Prior to issuance of building permits for any house, and in conjunction with mitigation
measure 9, the applicant shall submit detailed calculations for project open space. Tlie
amount of open space shown on the revised plans shall not be less than 42% excluding
driveways and 48.5% including driveways. If the Planning Director determines that
there is a significant deviation from the plans approved by the Planning Commission,
then lhe Director shall refer the revised site plan to the Planning Commission for review
of substantial conformance through a non-public hearing.
19. The applicant shall provicle a minimum of four distinct footprints with three elevations
per building footprint. Each footprinl and each elevation shall be constructed in
approximately equal numbers and shall be evenly dispersed throughout the project. No
more than 14 ancl no fewer than six homes of each footprint shall be constructed, unless
an alternative footprint is approved by the Planning Director. The number of each type
of footprint shall be specified as part of mitigation measure 9. The location of the
footprints may be varied from the location identified as part of mitigation measure 9,
(provided all code rec�uirements and �roject conditions are met) but the number of each
footprint may not be varied.
Resolution No. 95-1500
Conditional Use Per mit. Case No. 94 (P.U.D. Perit�it) �nd
Associ�ted Archit.ectur�l Itevie�v
Tarroll Ro�d Group
FeUru�ry 7, 1995
Page 6
20. Minor variations in building footprints (where there is no net change in building square
footage and only minor exterior changes) may be approved by the Planning Director.
Major variations in building footprints and/or replacement footprints may be approved
by the Planning Director after review by tl�e Architectural Advisory Committee.
Changes that increase lot coverage or decrease open space shall require tl�e applicant to
file a revised PUD permit application.
21. Prior to final inspection for eacl� home, front and street side yard landscaping sl�all be
installed and provided with an adec�uate underground irrigation system.
22. Prior to tt�e sale of any lot or final inspection of any unit, whicliever occurs first, five
foot (5') wide maintenance easements shall be provided for all units proposed to be
constructed upon a lot line. Said easements shall be located on the adjacent lots, along,
and parallel to, tlie zero lot line dwelling. Said easements sliall grant access to the
owners of zero lot line dwellings for purposes of maintaining the zero lot line walls.
23. All construction shall utilize fixtures and designs which minimize water usage. Such
fixtures and designs sliall include, but are not limited to, low flow shower heads, water
saving toilets, instant water heaters or hot water recirculating systems and so fortli.
24. All landscaping shall be consistent with water conservation practices including the use
of drip irrigation, mulcl�, gravel, and bark. To the greatest extent possible, lawn areas
and areas reqEiiring spray irrigation sl�all be minimized.
25. Prior to final inspection of any structure, all water conserving designs or fixtures sl�all
be installed.
26. The developer shall comply with Development Code Chapter 9-15 "Improvements". All
above ground utilities shall be undergrounded.
27. The developer shall comply with Development Code Chapter 9-14, "Dedicalions, Pees
and Reservations."
28. Prior to issuance of building permits for any house, deed restrictions shall be submitted,
revieweci and approved by the City Attorney and recorded, to prol�ibit additions to any
unit.
Building �nd Fire Dep�c tn�ent Conditions
29. The project must comply with the most recent edition of lhe State Fire and Building
Codes.
30. Fire lanes must be posted per police and fire department guidelines prior to final
inspection.
Rcsolution No. 95-1500
Condilion:►1 Use Pe�•mit C�se No. 94-528 (P.U.11. Permit) �tnd
Associated Ai•chitectur�l Review
Ta�•roll Road Group
February 7, 1995
Page 7
31.
32.
33.
34.
35.
The proposed hammerhead turn-around shown must meet fire department guidelines and
be posted per police and fire department guidelines.
Roofs shall be Class A.
Fire hydrants shall comply with Fire Department and Public Works Department standards
and guidelines and be approved by the Fire Department (spacing and type.)
Prior to issuance of building permits the applicant shall properly remove or abandon all
existing non-conforming items such as septic tanks, wells, pipes and so forth.
A demolition permit is required for any structures on site. With the demolition permit,
building credits sl�all be reviewed.
P�rlcs �nd Recre�t.ion Dep�rtn�ent. Conditions
36. Prior to issuance of building permits, submit a landscape plan for review and approva(
of the Director of Parks and Recreation. The plan shall be prepared by a licensed
landscape architect utilizing low flow heads, drip irrigation, mulches and drought tolerant
plants.
37. All trees witliin five feet (S') of as��l�alt or concrete paving, walls, etc. sl�all include deep
root planters.
38. Prior to issuance of building permits, the developer sh�ll pay street tree fees. The fee
shall be refunded upon the developer planting approved street trees (1 tree per 50'
frontage).
39. Tf�e developer sl�all comply witl� all tl�e provisions of Ordinance 431 C.S. Refer to
Howland Family Trust tree removal agreement and removal permit.
40. The developer shall reqiiest that the project be annexed into Arroyo Grande Landscaping
and Lighting Assessment llistrict No. l. The developer shall be responsible for
preparation of documents requested by the City for the annexation. Said annexation shall
be completed prior to acceptance of public improvements.
Public Worlcs De���rtment Condit.ions
41. Replace existing 6" ACP water main to 8" PVC water main in front of project along
Farcoll Avenue prior to issu�nce of building permits unless otherwise justified by
engineering calculations and approved by tlie City Engineer.
42. Prior to rnal inspection for occupancy of any building, public right of ways for streets,
and easements for water, sewer and storm drainage pipes shall be accepted by the City.
ltesolutio�i No. 95-15U0
Condition�l Use Per mil C�se No. 94-528 (P.U.U. Permit) and
Associated Architect�u•al Revie�v
Farroll Road Group
FeUruary 7, 1995
Page 8
43.
44.
45.
Prior to final inspection for occupancy of a►ry building, public improvements for streets,
water, sewer, and storm drain pipes shall be installed and accepted hy the City.
Prior to final inspection for occupancy of any building, all public utilities such as gas,
electric, television ancl cable television sl�all be inslalled.
Prior to final inspection for occupancy of any building, install street ligl�ts to PG&E
standards.
46. Prior to final inspection for occupancy of any building, tf�e developer shall deposit a
warranty bond iil tl�e amount of 10% of the Engineer's construction estimate for public
improvements for a period of one year for maintenance of the installed public
improvements.
47. If the developer begins buildii�g construction prior to installation of street improvements,
and the developer is allowed to provide an all weather road in the project, and if this
road will stay, the road sl�all be aspl�alt and sl�all be designed with a T.I. of 5.5, finisli
grade 1.5" below grade. Prior to final acceptance of road improvements, the roadway
will be capped witl� a 1 1/2" asphalt overlay.
48. Only tl�e drainage easements sl�own on Exl�ibit A with storm drain pipes shall be
accepted by the City. All other drainage easements shall be maintained by the property
owners. Prior to issuance of building permits, tl�e developer shall record maintenance
agreements, drafted to the approval of the City Attorney, for the drainage easements.
49.
50.
Prior to issuance of building permils, the applicant shall pay drainage fees.
Storm drain easements shall have a minimum width of ten feet (10'). Sewer easements
shall have a minimum width of fifteen feet (15'). �
51. All improvement plans shall be prepared by a registered civil engineer, licensed in the
State of California, and shall be approved by the Public Works Director prior to issuance
of any City Permits. Improvement plans shall include, but are not limited to, grading,
street, drainage, sewer, water, and appurtenant improvements. As required, the plan
submittal shall include construction cost estimates, plan check fees, soil reports, and all
other pertinent engineering design calculations.
52. The applicant shall dedicate right of way for widening Farroll Avenue to collector street
standards.
Resolution No. 95-1500
Conditional Use I'ermit C�se No. 94-528 (P.U.I). Pern�il) �»d
Associ�ted Architectural Review
I+arroll Ro�d Group
Tebi•u�i•y 7, 1995
Page 9
53. The applicant shall install public improvements along the Farroll Avenue frontage of the
project consistent with collector street stanclards and with the necessary transitions to
existing properties rast ancl West of tl�e project and paving conformance between the new
curb and gutter and the existing paving. Transitions may iiiclude construction of an A.C.
berm between tl�e westerly project boundary and Soutl� Elm Street to control drainage.
54. Dedicated right of way for interior streets shall be a minimum of 52 feet. A ten foot
(10') street tree and public utility easement shall also be dedicated on each side of the
right of way or along the frontage(s) of all lots.
55. Improvements on dedicated street right of ways shall be a minimum of 40 foot, curb face
to curb face, roadway and a six foot (6') sidewalk on each side. Improvements shall
meet City Standards or as approved by the Direclor of Public Works.
On motion by Commissioner Tappan, seconded by Commissioner Deviny, and by the
following roll call vote, to wit:
AYCS: Commissioners Tappan, Deviny, Beck and Chairperson Keen
NO�S: Commissioner Soto
ABSENT: Commissioners Carr and Hatchett
the foregoing Resolution was adopted this 7th day of February, 1995.
ATTEST:
Nancy Bro , Commission Clerk
n Keen, C a�rperson
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