PC R 78-636 Z253
RESOLUTION N0. 78-636 Z
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO
GRANDE RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MUNICIPAL
CODE OF.THE CITY OF ARROYO GRANDE AS PROVIDED BY CHAPTER 4
ZONING, ARTICLE 32 OF SAID CODE, REZONING APPROXIMATELY 464
ACRES OF LAND LOCATED ON THE NORTHERLY SIDE OF INTERSTATE HIGH-
WAY 101, AND LOCATED APPROXIMATELY 450 FEET DUE EAST OF OAK
PARK BOULEVARD AND INTERSTATE HIGHWAY 101 FROM !'A" AGRICULTURAL
DISTRICT TO "P-D" PLANNED DEVELOPMENT DISTRICT, AND APPROVING
A DEVELOPMENT PLAN FOR APPROXIMATELY 354 SINGLE FAMILY DWELLING
UNITS, 40 CLUSTERED SINGLE FAMILY DWELLING UNITS, AND 40 ACRES
OF COMMERCIAL AREA; AND APPROXIMATELY 201 ACRES AS YET NOT
DESIGNATED FOR A SPECIFIC USE.
The Planning Commission of the City of Arroyo Grande does hereby resolve
as follows:
Rezone the parcel of land, 464 acres in size, owned by Rancho Grande
Properties located north of Interstate Highway 101 approximately 450 feet due
east of the intersection of Oak Park Boulevard and Interstate Highway 101, from
the "A" Agricultural District to "P-D" Planned Development (more particularly
described in Zoning Unit Map attached hereto and incorporated herein by reference),
and approves a development plan for 394 units and approximately 40 acres of Com-
mercial area and approximately 201 acres as yet not designated for a specific use,
subject to the following conditions:
1. That the development be substantially as shown on the Master Conceptual
Plan, Exhibit A, and the Preliminary Architectural Elevation Plans,
Exhibit B, on file with the Planning Department.
2. That 6 inch high concrete curb be installed between paved and landscaped
areas.
3. That all ducts, meters, air conditioning equipment and all other mechan-
ical equipment, whether on the ground or elsewhere, the structure be
reasonably screened from public view with materials architecturally
compatible with the main structure (it is especially important that gas
and electric meters be completely screened from public view). .
4. That street numbers of a11 buildings be posted so as to be easily read
from the street at all times, day and night.
5. That all lighting be constructed in such a manner that glare is directed
away from surrounding properties and public rights of way.
6. That all mechanical equipment be constructed in such a manner that noise
emanating from it will not be perceptible at or beyond the property plane
of the subject property in a normal environment for that zoning district.
7. That if signing is desired for the development, an overall comprehensive
signing program be submitted to the City for review under separate appli-
cation,
8. That all trees used in private landscape areas shall be a minimum of 15
gallon in size and a11 shrubs a minimum of 5 gallon in size.
9. That all trash and refuse be contained completely within an enclosed
area which is architecturally compatible with the main structure.
10. That silhouette low level lighting be provided adjacent to all co�nercial,
mul�i-fsmily clustered development.
11. That all parking spaces be striped and provided with�wheel stops unless
they are fronted by concrete curbs, in which case sufficient areas shall
be provided beyond the ends of all parking spaces to accommodate the
overhang of automobiles.
12, That a11 dwelling units in the development be constructed to meet P. G.
& E, Energy Conservation Home Standards promulgated by P. G. & E. in
1976.
13, That the developer shall provide water conservation plumbing fixtures
to the extent possible.
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Resol, 78-636, 9/5/78 - Page 2
14. That the developer submit improvement_p.lans for all.portions of the
development which the developer is obligated by ordinance to construct,
design by Registered Civil Engineer for review and.approval by the
Public Works Department.
15. That the developer submit a building pennit survey and a site develop-
ment plan, and.that these plans be.approved by the Director of Planning
prior to issuance of a building permit,
16, That the Site Development Plan include all required info�nation to de-
sign and construct site grading, paving and drainage.
17. That the paving sections for parking areas be designed on the basis of
an R Value Test, and Traffic Index to carry the anticipated traffic
loads. This design sha11 be subject to the approval of the Public Works
Department. The minimum paving sections shall be 2 inches of AC on 6
inches of AB. The minimum AC pavement slope shall be 1%.
18, That all utilities required to service the development be installed
underground.
19. That the developer install street frontage improvements per ordinance
to the satisfaction of the Department of.Public Works. These improve-
ments shall include, but are not limited necessarily to, grading, curb
and gutter, sidewalk, paving,.storm drain, sanitary sewer, water facil-
ities.
20. That the developer shall obtain Encroachment Permit from the City prior
tio construction.
21. The developer shall pay $12.50 per street tree per 50 ft. of frontage.
Because of the phasing program of this project, staff would further
reco�nend that the cost of trees be periodically reviewed and any ad-
ditional costs be borne by the developer.
22, That the emergency phone number the Fire Department be posted near
all telephones on the site immediately following the beginning of con-
struction.
23, That the construction site be kept free of fire hazards from the star�
of construction until final inspection.
24. That the developer shall include in his development plans, the planting
of newly created banks or slopes for erosion control or to minimize
their visual effect.
25, That the Planning Co�ission hereby recommends to the City Council that
Section 9-4.1026 shall not apply to the subject property,that in lieu
of the reversionary clause, the phasing of the development shall deter-
mine the compliance of the "P-D" Planned Development District.
26, That the Sunanary of Mitigations as prepared by the Department of Planning
sha11 be part of the findings in development control for the Planned
Development District,
27, That the entire open space as proposed on the revised:Conceptual Master
Plan shall be administered by a Home Owners Association composed of all
of the residents in the project area. Said administration and mainten-
ance program for the open space sha11 be incorporated on a revised C. C,
& R.'s document to be presented to the City for review and approval.
Said C. C. & R. document shall be recorded and the City shall be made a
third party. Further, should the City be required to administer and
maintain the C, C. & R.'s, said cost shall be a direct lien on the
properties within the project.
28, In approving any Tentative Parcel Map, a final map for the overall Rancho
Grande development will be forthcoming and will have to be approved by the
City Council for recordation. After that recordation, the parcel develop-
ments which follow will conform to the conditions and various development
plans and phasing which were attached to the original tentative map,
Staff further recommends that future Public Improvements Phasing plan
he subject to additional improvement requirements as deemed necessary
by the Department of Public Works upon review of future developments.
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Resol, 78-636, 9/5/78 - Page 3
29. Staff reco�nends that the following surcharges be implemented by the
City Council: LUCIA MAR SCHOOL DISTRICT -$400,00 per'single family
dwelling unit, to include cluster housing, CITY OF ARROYO GRANDE -
$400.00 per single family dwelling unit, to include cluster housing,
and 20� per gross square foot of building area for commercial facilities,
30. Final development plans shall be subject to the City's architectural
review and approval. Further, that the development plans shall be
reviewed by the Planning Commission and City Council for compliance
with the City's applicable ordinances snd conditions of approval.
31. City standard local streets shall be a minimum of 60 ft, of right of
way with sidewalks on both sides and two parking lanes,
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32. City standard collector streets shall be a minimum of 64 ft, of right
of way, with a minimum of two 14 ft, travel lanes and sidewalks on
both sides.
33. City standard for James Way shall be a minimum of 64 ft, right of way
with a minimum of two 14 ft. travel lanes and sidewalks on both sides.
34. Special frontage road section shall be a minimum of 56 ft. of right of
way, with a bikeway system provided on the southerly side. No sidewalks
are recommended for the frontage road.
35. The service road adjoining the commercial and residential area shall be
a minimum of 64 ft, right of way, with sidewalks on the residential side.
Sidewalks on the cammercial side to be reviewed at such time as develop-
ment plans are submitted,
36. The interior private road shall have a minimum of 50 ft. right of way,
with sidewalks on both sides. Parking to be dete�nined at such time as
development plans are presented.
37. Staff recommends that James Way right of way be shown on the Conceptual
Master Plan for its entire length, and dedication of said right of way
be provided to the City, It is further recommended that the improvements
for James Way shall be reviewed by the City with each phase of develop-
ment, and shall be completed no later than the developtnent of Phase 3.
38. That the frontage road improvements for Rancho Grande from Brisco Road
to the westerly property line of the Catholic Cementery shall be the
responsibility of Rancho Grande with improvements to be phased with each
unit approved. ,
39. Further, if commercial driveways are provided on the westerly side of
the conm►ercial area and the frontage road from Oak Park Road is not
yet completed, Rancho Grande shall be responsible for a minimum of two
lanes to Oak Park Road.
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40. In view of the concerns expressed by the Parks and Recreation Co�nission,
staff would recommend that as development plans or rezoning applications
for the "A" Districts are submitted, that consideration for public or
private recreation facilities be reviewed by the City for the residents
of the Rancho Grande project.
Qn motion by Commissioner Vandeveer, seconded by Vice Chairperson Cole, and
by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
Commissioners Gorsline, Moots, Simmons, Vandeveer and Vice
Chairperson Cole
Commissioner Fischer
Con¢nissioner Harris
the foregoing Resolution was adopted this
ATTEST: `
Secretary
Sth day of September 1978.
� � ^=e-�.-�.
Vice Chairperson