PC R 88-1165324
RL�SOLUTION NO. 88-1165
A I�OLUTION OF THE PLANNING OOMMISSION OF TI�
CI1'Y OF AR.ROYO GRANDE APPROV ING USE PERMIT GASE
NO. 88 APPLII?D FOR 23Y JOIE 800LARI/L�
LOOMLS, FOft THE ARF.A BOiINDED BY MASON SI'REET
AND CROWN TERRACB, BRANCFI SrREET AND LE POINT
S`i'RF.ET
WHEREAS, the P9anning Canmission of the City of Arroyo Grande has considered an
application for construction of a 75,500 sq. ft. retail and office shopping center development at
the area bounded by Mason Street and G�own Terrace, Branch Street and Le Point Street; and
WHERLAS, the Planning C,orrmisssion has found that this project is consistent with the
General Plan and the Envirorunental Docwr�ents as,sociated therewith, and an Enviroivr�ental
Impact Report has been prepared and certified under the provisions of the California
Environmental Quality Act (CEQA); and
WHER.F.�IS, the Planning Carrnission �nds, at'ter due study, deliberation and public
hearing, the following cirewr�stances exist:
1. The proposed use is consistent with the General Plan's statement and intent as
outlined in the Central Business District zone.
2. The site is adequate in shape or size for the proposed use, as it can meet all the
setback and parking requirements.
3. The site does have adequate aceess, per the conditions of approval.
4. The proposed use will not have an adverse effect on the use of surrounding
property because the site is at a lower elevation th�an surrounding properties and
the additional five feet in height is not significant.
5. The design and layout of the proposed use is suitable because standards of good
design have been incorporated into the project and the project has been reviewed
by City staff and the Planning Ca�mission and found to be acceptable and in
conforn�ar►ce to standards for properties in this zone.
NOW, THLREFORE, BE 1T RFSOLVED that the Planning Corrrrnssion of the City of
Arroyo Grande hereby approves said Use Permit subject to the following conditions:
PLANNING AND BDILDING DF.PARIM�TT
1. Development shall occur in substantial conforrnance with plans approved by the Planning
Corm�ission on April 13, 1988, and marked "Exhibit A".
2. A Zone Charge application, No. 88-203 and General Plan Amenc�nent, No. 88-2 have
been filed to rezone and change the ]and use designation on this site to CBD Central
Business District. This Zone Change must be approved by the City Council before the
tract shall be considered as having tentative map approval. Approval of the tentative
tract map by the Planning Ca�lrrission shall not constitute a carrrritrrient that the City
Council shall act favorably on the Zone Change and General Plan Amen�r�ent, nor give
the applicants any vested right to pursue the tentative tract to recordation, should the
Zone Change and General Plan Amenc�nent not gain C7ty Council approval.
3. The applicants shall submit a phased construction plan for review and appr�oval by the
�ty prior to issuance of bwlding perrrrits.
4. Installation of the parking lot bridge actbss Tally Ho (�eek shall occur prior to
occupancy of Phase II of the prnject.
5. The applicants shall submit a comprehensive design manual and ]andscape plans for the
G1ty's Arehitectural Review process prior to issuance of a grading perrrrit. The
Planning Conmission must approve the architectural review of the project prior to the
issuance of bwlding pernrits. 'I�e design manual and landscape plans shall include, but
not be limited to, architectural elevations, color and materials boards, detail drawings
of various architectural and landscape features, cross sections and other simlar
infotmation as required by staff.
6. The applicants shall post Tally Ho ftoad and Mason and I;e Point Streets for "No
'I1�uck `I�affic Pernvtted" es required by the Public Works Director.
*7. The applicants shsll approach the City Parking and 'I�affic (',orm�ittee and mquest that
East Branch Street and Mason Street be posted for "No Parking" as �1lustrated on the
site plan and required by the EIR as a mitigation measure.
*EIR Mitigated Meas�u�es
*8. The applicants shall supply the City with information regarding the load capacity and
grade on the parking lot bridge prior to its construction. The bridge shall be designed
with adequate width, railir�gs, load capacity and flood protection as required by the
EIR, the Director of Public Works, And Fire Chief.
*9. The applicants shall take the appropriate historic preservation measui�es as outlined in
pages 54 and 55 of the EIR. Evidence of the ecmpletion of these activities shall be
presented for review and approval of the Planning and Building Departrr�ent prior to
occupancy.
*10. 'Ifie applicants shall provide a letter fran the State Water Quality Control Board prior
to issuance of building peimits stating that it is safe to proceed with work on the site.
11. All roof-mpunted equipment shall be screened from view of adjacent property in
accordance with the G7ty's Architectural Review Guidelines. All roof-mounted
equipment which generates noise, solid particles, odors, etc., shall caise the
objectionable material to be directed away from residential properties. All screen
designs shall be compatible with the building and shall be subject to the review and
approval of the Planning and Bu�ding Department.
12• All proposed screening/retaining walls shall be constructed of a material compat�ble
with the elevations of the btulding, subject to the review and approval of the Planning
and Building Departrnent. The applicants shall obtain all necessary pecmits prior to
construction
13. Textured (stamped or scored) concrete paving should be provided intermittently
throughout the project site and partdng areas, subject to the review and approval of
the Planning and Building Departrnent in accordanee with the City's Architectural
Review Guidelines.
14. An exterior lighting plan shall be submitted, and shall be subject to the review and
approval of the Planning and Builcling Department and shall include the following:
a. C�.rtroff lwrrir►aires shall be installed which will provide true 90 cut-aff and
prevent projection of light above the horizontal from the lowest point of the lamp
or light emitting refractor or device.
b. All fixtures shall use a flat, clear' lens, energy-efficient light source.
c. All project lighting shall be confined to the project site.
15. Signage shall be subject to the requirements of Section 9-4.240? of the Zoning
Ordinance, which requires a camprehensive sign program to be reviewed by the Planriing
C',orrrrussion.
16. A final landscape and full-coverage automatic irrig�ation system shall be provided for
review and approval and installed prior to building occupancy pernrit, subject to the
�pproval of the Planning and Building Departrnent and Parks and Recreation
Departrr�ent. 'IY�ee staking, soil preparation and planting detail shall be st�own on final
landscape plan. Water conservation design and maintenance and drought tolerant
]andscape planting shall be incorporated whenever feasible into the final design of the
, landscape and irrigation plans for tlie site.
17. All ground-mounted utility and mechanical equipment shall be screened and sound
buffered as shown on the final landscape plans, subject to the review and approval of
the Planning and Building Departrnent and Parks and Recreation Departrnent.
*18. The applicants shall make provisions for all pariang lot drainage to include clari�er and
grease traps as required by the EIR, or alternative ndtigation ncceptable to the
Department of Fish and Game.
19. The applicants shall obtain all the necessary permits from the Corp of Engineers, Dept.
of Fish and Game, the State Water Quality Control Board, and other appropriAte State,
local and Federal agencies prior to carmencement of construction.
20. The applicants shall provide City staff with a report on the operational funetion of the
Mason Street access one year after occupancy. Report shall include, but not be
limited to, accident rate, circulation flows, and other such information deemed
necessary by �ty Staff and .the P]nnning Commi,ssion.
21. The project is approved subject to the zoning ordinance parking sites standards being
revised. If parldng standards are not amended, the project must be revised to reflect
adequate parking.
PUBLIC WORRS:
ZYaffic ard InQrov�oent P9ar�s
325
*RTR_ MitimAtr-vi RAanci,rne
�26
*22. East Branch and 144�son 5treet
a) The applicants shall obtain CALTRANS approval for t��c design on East Branch
(Highway 227).
b) The left turn pocket at Mason Street shall be a minin�wn of 120' in length, with a
double left-turn ]ane for the length of the project.
c) A right-turn lane pocket at Mason Street, 120 ft. in length, shall be provided.
d) The radius at Mason and East Branch and Mason and Le Point Streets shall be
constructed to the City standard of 30 ft. with signal modification, if found
necessary by the Public Works Director, should truck access from Branch Street be
found unacceptable. The applicants shall be responsible for the costs of all right-
of-way acquisitions.
e) D7ason Street north of East Branch Street shall be widened to n�eet the
requirement of the General Plan.
f) The Mason Street access shall be rrbved north to alternate rt�mp location, unless
access only alternative is approved, then Branch Street shall be posted "No Right
1tirn on Red" as required by the Public Works Director.
g) The block wall shown on the plans shall be rnodified the last 20-30 feet to provide
site distance on Mason Street, if ramp entry alternative is approved.
*23. The applicants shall widen Grown Terrace as required by the Public Works Deparhnent
and EIft m�tigation measures.
24. If the applicants are granted permission to abandon future bridge connection on Le
Point Street, the applicants shall d�sign and construct two-thirds (2/3) of Le Point
Street (2 lanes and project frontage improvements), alorg with conforrnanee to
properties to the north. The street shall have 25 mph sight distance for grade and
vertical curve design At the intersection.
*25. T'he applicants shall prepare an improvement plan for all public impcbvements, prior to
iss-uance of a btulding perrrnt for approval by the Public Works Director.
26. The applicants shall provide adequate sidewallc access during construction as reyuic�ed
by the Planning and Bwlding Department.
C�ad'm�' and Dcainege
27. The applicants shall prepare a grading and drainage plan for approval of the Public
Works Director and review by the Planning Conmis.sion prior to issuance of a bwlding
permit. The plan shfill address creek flooding elevations, floodways, and �nish contour
elevations, etc.
S�ew�er
28. The applicants shall prepare a sewer plan for approval by the Public Works Director,
pcior to the issuance of a biuldirtg pernut. The plan shall include relocation of the
existing 16" trunk line sewer and shall not decrease the existing slope (upsizin�g or off-
site work may be required). The Scolari M�rket may .be resewered to new trunk line
and new pick-up structures may be required with maintenance by association.
Wat�
29. 'I7�e applicants shall prepare a Qnas�ter water plan for approval by the Fire Department
and Public Works Director, prior to issuance of bwlding permits.
PARKS AND RF�CREATION DEPARTMENT
30. A copy of the Hydrology Report shall be subrrutted for review by the Parks and
Recreation Director, prior to buffding pernut.
31. Velocity and water levels sh�ll be provided for 100-year storm, 50-year storm, and 25-
year storm.
32. The applicants shall submit in writing the entity that will maintain the Tally Ho (�eek
area/ park tables, benches, pathways and landscaping, prior to building pernut.
33. Landscaping and irrigation plans shall be prepared by a licensed landscape architect.
34. Streetscape and furniture will be npproved by the Director of Parks and Recreation.
35. The applicants will provide infoimation regarding type of lighting in parking lot and
around creek area as part of the architectural review process.
36. The developer/engineer shall meu�k all trees to be removed tvith a red ring around the
�kFTR Miticrn*nii Mnnei�rnc
ttvnk, and all trees to remain with a green ring, prior to grading.
�
37. The developer/engineer will meet with the Director of Parks and Recreation and walk
the site to confirm which trees will be removed. Said trees shall be located on the
�� P�•
38. �ees to check on the property are: Canary L�land Pine - Le Point Street; Fepper
trees in creek area - Le Point Street; Southern Magnolia - Branch Street; all native
growth in the creek area.
39. Provide the City with a creek growth pruning plan to the satisfaction of the Parks and
Recreation Director.
40. 'I�rees to remain are: 30" Oak tree in creek bank, north side, middle western part of
property.
41. Sidewalk to conform with Villege Design Guideline standards.
FIKE DEPARIMENT:
42. Install fire hydrants as required by the Fire (�ief. Hydrants must be installed and
have sufficient fire flow as deternuned by the Fire Chief prior to delivery . of
combustibles to the site.
43. All access widths, interior vehicle corridors shall be a minimiui� of twenty-four feet
(24 unohstructed.
44. Angles of departure shall accorraradate a fire truck with a 9'6" rear overhanging and
a wheel bese of 96", with front and rear axle separations of 17 feet, and a center
ground point clearance as required by the Fire Chief.
45. Fire flows shall be 2500 gallons per minute with all buildings fire sprinklered. Any
lack of sprinklers may cause a 3000 gallon ,per minute flow with 20 pounds residual
pressure through mimm�un 8" piping system.
46. Red curb interior area and post "No Parking - Fire Lanes" as required by the Fire
Chief.
On motion by Ca�m�i,s.sioner Flores, seconded by Ca�rrni.�.sioner 01sen, and by the following
roll call vote, to wit:
AYL�S: Canirdssioners Flores, Moore and Olsen, and Chairman Carr
NOES: None
ABSENT: Corm�issioners Soto, Boggess and Gerrish
the foregoing Resolution was adopted this 13th day of April, 1988.
ATTE :
ing C,orrmi.ssion Clerk r Chairman
327
*EIR Mitigated Measures