PC R 88-11643�0
RFSOLUTION NO. 88-1164
A RFSOLUTION OF THE PLANNING O�MMISSION OF THE
CITY OF ARROYO GRANDE APPROVING TENTATIVE TRACT
MAP IdO. 1577, FOR THE ARLA BOUNDED BY MASON ST.
AND CRO W N TERRACE, BRANCH ST. AND LE POTNT STREET,
APPLIED FOR BY JOIE 900LARI AND E�G LOOMIS
WHEREAS, the Planning C,arrrrussion of the City of Arroyo Grande has considered
Tentative 'Iract Map No. 1577, f�1ed by Joie Scolari and E.C. Loomis, in accordance with the
City Code; and
WHEftI.A.S. said tentative map was referred to various . public utility companies, City
departn�ents, and the Staff Advisory C',orrrruttee for recorm�endations; and
WHEAEAS, the Planning Ca�rmi.s.sion hereby finds, after due study, deliberation and
public hearing, the following circu�tances e�dst:
1. The proposed map, design and improvement of this subdivision are consistent with the
General Plan maps and text because the General Plan designation for this site is
CBD and the applicants are requesting a map which reflects these requirements.
2. `This site is physically suitable for the proposed type of density of development
because all yards, open spaces, setbacks, fences and walls, and other features can be
accamiodated.
3. The proposed subdivision design is not likely to cause substantial and considerable
damage to the natural environment, including fish, wildlife or their habitat, because
an EIR has been prepared on the project.
NOW, 1'HEftII�OR.E, BE IT RESOLVED that the Planning Corrmission of the City of
Arroyo Grande does hereby approve said tentative map, subject to final approval of the
requested General P'lan Amenclment and Zone Change, and subject to the following applicable
conditions listed below:
PLANNING AND BDII.DING DEPAR'1MENT
1. Development shall occur in substantial confocmance with plans approved by the Planning
Carr�vssion on April 13, 1988, and marked "Exhibit A".
2. A Zone Change application, No. 88-203 and General Plan Amendment, No. 88-2 have
been filed to rezone and change the land 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 es having tentative map approval. Approval of the tentative
tract map by the Planning Conmission shall not constitute a corrmitment that the City
Council shall act favorably on the Zone Chan�e and General P'lan Amenc�nent, nor give
the applicants any vested right to pursue the tentative tract to recordation, should the
Zone Gfiange and General Plan Amen�nent not gain City Council approval.
3. The applicants shall subm�t a phased construction plan for review and approval by the
GYty prior to issuance of bu�lding pern�its.
4. Installation of the parking lot bridge across Tally Ho Creek shall occur prior to
occupancy of Phase II of the project.
5. The applicants shall subrrnt a comprehensive design manual and landscape plans for the
City's Architectural Review processs prior to issuance of a grading petTtut. The
Planning C',orrrrussion must approve the architectural review of the project prior to the
issuance of bulding perrrrits. The 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 similar
infocmation as required by staff.
6. The applicants shall post Tally Ho Road and Mason and Le Point Streets for "No
�uck 'I�affic Perinitted" as required by the Public Works Director.
*7. The applicants shall approach the City Parking and Traffie Conar,ittee and request that
East Braneh Street and Mason Street be posted for "No Parking" es illustrated on the
site plan and required by the EIR as a mitigation measure.
*8. The applicants shall supply the City with information regarding the load capacity and
grade on the parkin� lot bridge prior to its construction. The bridge shall be designed
with adequate wiclth, railings, load capacity and flood protection as required by the
EIR, the Director of Public Works, and Fire Chief.
*EIR Mitigated Mef�sures
32�
*9. The applicants shall take the appropriate historic preservation measures �.s outlined in
pages 54 and 55 of the EIR. Evidence of the ecmpletion of these activities shall be
presented for review and appt�oval of the P9anning and Building Department prior to
occupancy.
*10. The applicants shall provide a letter ftbm the State Water Quality Control Board prior
to issuance of btulding pernuts stating that it is safe to proceed with work on the site.
11. All roof-mounted equipment shall be screened from view of adjacent property in
accordance with the G'�ty's Architectural Review Guidelines. All roof-tr�ounted
equipment which generates noise, solid particl+es, odors, etc., shall cause 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 Bwlding Deparfiient.
12. All proposed screening/retaining walls shall be constructec3 of a material compatible
with the elevations of the bwldirg, subject to the review and approval of the P'lanning
and Building Department. The applicants shall obtain all necessary permits prior to
construction
13. Textured (stemped or scored) concrete paving should be provided intermittently
throughout the project site and parldng at�eas, subject to the review and approval of
the Planning and Building Departrnent in accordance with the City's Architectural
Review Guidelines.
14. An exterior lighting p�lan shall be submitted, and shaIl be subject to the t�eview and
approval of the Planning and Bwlding Department and shall include the following;
a. Qrt-off huninaires shall be installed which will provide true 90° cut-off and
prevent projection of light above the horizontal from the lowest point of the lamp
or light emitting refractor or device.
b. All �xtures shall use a flat, clear lens,� energy-efficient light source.
c. All project lighting shall be confined to the project site.
15. Signege shall be subject to the requirements of Section 9-4.2407 of the Zoning
Ordinance, which requires a canprehensive sign pc�ogram to be reviewed by the Planning
Canrni.�,sion.
16. A final landscape and full-coverage autanAtic irrigation system shall be provided for
review and approvaT and installed prior to biu'lding occupancy permit, subject to the
approval of the Plannya�g and Building Departrnent and Parks and Recreation
Departrr�ent. 'IY�ee staking, soil preparation and p�]anting detail shall be shown on final
landscape plan. Water conservation design and maintenance and drought tolerant
landscape planting shall be incorporated whenever feasible into the final desi�m of the
landscape and irrigation plans for the site.
17. All ground-mounted ut�lity and mechanical equipment shall be screened and sound
buffered as shown on the final landscape pl,ans, 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 parking lot drainage to include clari�er and
grease traps as required by the EIR, or alternative mitigation acceptable to the
Departrnent of Fish and Game.
19. The applicants shall obtain all the necessary pe[mits from the Corp of Engineer De t.
of Fish and Game, the State Water Quality Contral Board, and other appropriate Sta e,
local and Federal agencies prior to earrnencement of construction.
20. The applicants shall provide G�ty staff with a report on the operational f�etion of the
Mason Street access one year after occupancy. Report shall include, but not be
limited to, accident rate, circulation flows, and other such infotmation deemed
necessary by CYty Staff and the Planning Comnission.
21. The project is approved subject to the zoning ordinance parking sites standards being
revised. If parking standards are not amended, the project must be revised to reflect
adequate par}cing.
PUBLIC WORHS:
�affic erd �Qrov��ent P18t�s
*22. East Branch and Mason Street
e) The applicants shall obtain CALTRANS approvAl for traffic design on East Sranch
(Highway 227).
*EIR Mitigated Measvres
i2�
b) The left turn pocket at Mason Street shall be a minim�un of 120' in letgth, with a
double left-turn lane for the length of the project.
c) A right-turn lane poeket at Mason Street, 120 ft. in length, shall be provided.
d) The radius at hTason and East Braneh and Mason and Le Point Streets shell be
constructed to the City standard of 30 ft. with si�mal modification, if found
necessary by the Public Works Director, should truck access fran Branch Street be
found unacceptable. The applicants shall be responsible for the costs of all right-
of-way acquisitions.
e) Mason Street north of East Branch Street shall be widened to meet the
requirement of the General P9an.
f) The R4ason Street access shall be moved north to alternate ramp location, unless
access only alternative is approved, then Branch Street shall be posted "No Right
�lun on Red" as required by the Public Works Director.
g) The block wall shown on the plans shall be modified the last 20-30 feet to provide
site distance on Mason Street, if ramp entry altecnative is approved.
*23. The applicants shall widen G�own Terrace as required by the Public Works Department
and EIR mitigation measures.
24. If the applicants are granted pecmission to abandon future bridge connection on Le
Point Street, the applicants shall design and construct two-thirds (2/3) of Le Point
Street (2 lanes and project frontage improvements), along with conformance to
properties to the north. The street shall have 25 mph sigfit distance for grade and
vertical curve design at the intersection.
*25. The applicants shall prepare an improvement plan for all public improvements, prior to
issuance of a bulding perrrnt for approval by the Public Works Director.
26. The applicants shall provide adequate sidewalk access during construction as required
by the Planning and Bulding Departrr�ent.
Grad'ag and Dra�e
27. The applicants shall prepare a gradir�g and drainage plan for approval of the Public
Works Director and review by the Planning Conmission prior to issuance of a bu�lding
pecmit. The plan shall address creek flooding elevations, floodways, and �nish contour
elevations, etc.
Sewer
28. The applicants shall prepare a sewer plan for approval by the Public Works Director,
prior to the issuance of a bu�lding pernnt. The plan shall include relocation of the
existing 16" trunk line sewer and shall not decrease the existing slope (upsizing or off-
site work may be required). The Scolari Market may be resewered to new trunk line
and new pick-up structures may be required with maintenance by association.
Wat�
29. The applicants shall prepare a mester water plan for approval by the Fire Departrnent
and Public Works Director, prior to issuance of bwlding permits.
PARKS AND RECRF.ATION DF.PAR'I7IIIENT
30. A copy of the Hydrology P�eport shall be submitted for review by the Parks and
Recreation Director, prior to bulding perirut.
31. Velocity and water leveLs shall 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 Greek
area/ park tables, benches, pathways and landscaping, prior to building petmit.
33. Landscaping and irrigation plans shall be prepared by a licensed landscape architect.
34, Streetscape and furniture will be app�oved by the Director of Parks and Recreation.
35. The applicants will provide inforrnation cegarding type of lighting in parking lot and
around creek ares as part of the architectural review process.
36. The developer/engineer shall mark all trees to be removed with a red ring around the
trunk, and all trees to remain with a green ring, prior to gracling.
37. The developer/engineer will meet with the Director of Parks and Recreation and walk
the site to confitm which trees will be removed. Said trees shall be located on the
gTading plan.
*EIR Mitigated Measures
323
38. 'I�ree.s to check on the property are: � Canary Lsland Pine - Le Point Street; Pepper
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 prunir�g plan to the satisfaction of the Parks and
Recreation Director.
40. 'IY�ees to remain are: 30" Oak tree in creek bank, north side, middle western part of
ProPertY•
41. Sidewalk to confotm with Village Design Guideline standarcls.
FIRE DEPAftTMENT:
42. Install fire hydrants as reyuired by the Fire Chief. Hydrants must be installed and
have sufficient fire flow as deternuned by the Fire Chief prior to delivery of
combustibles to the site.
43. A11 access widths, interior vehicle corridors shall be a minim�un of twenty-four feet
(24'), unobstructed.
44. Angles of departure shall accorm�odate a fire txuck with a 9'6" rear overhanging and
a wheel bese of 96", with front and rear axle separations oP 17 feet, and a center
ground point clearance as required by the Fire Chief.
45. Fit�e flows shall be 2500 gallons per minutie with all buildings fire sprinklered. Any
lack of sprinklers may cause a 3000 gallon per minute flow with 20 pounds residual
pt�ess�u�e tYu�ough minimum 8" piPing system.
46. Red curb interior area and post "No Parlang - Fire Lanes" as required by the Fire
Chief.
On motion by C,orrmissioner Olsen, seconded by �Ca�nmi,s.sioner 117oore, and by the
following roll call vote, to wit:
AYLS: Carmissioners Olsen, Flores and Moore, and Chairrnan Carr
NOFS: None
ABSENT: Canmissioners Gerrish, Soto, and Boggess
the foregoing Resolution was adopted this 13th day of April, 1988.
AT1�Sf:
�
�� Planning Carrrrussion Clerk Chairnian