PC R 05-1965RESOLUTION NO. 05-1965
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE RECOMMENDING THE CITY COUNCIL ADOPT A
MITIGATED NEGATIVE DECLARATION AND APPROVE
DEVELOPMENT CODE AMENDMENT CASE NO. 05-008, TO REZONE
THE 2.68 ACRE SITE FROM OFFICE MIXED USE (OMU) TO PLANNED
DEVELOPMENT 1.1 (P.D.-1.1); APPROVE TENTATIVE PARCEL MAP
05-003, TO CREATE TWO PARCELS; AND APPROVE SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT CASE NO. 04-
009, ALLOWING THE CONSTRUCTION OF A HOTEL AND
RESTAURANT; LOCATED AT 1.400 WEST BRANCH STREET,
APPLIED FOR BY STEPHEN COOL AND GARY WHITE
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Development Code Amendment Case No. 05-008 to rezone the 2.68 acre site from Office
Mixed Use to Planned Development 1.1; and
WHEREAS, adoption of the zoning would establish flexible land use, development and
design standards which would allow for superior design and development of a hotel and
restaurant on this sloping, highway accessible and highly visible parcel; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Tentative Parcel Map Case No. 05-003 and Specific Development Plan / Conditional Use
Permit Case No. 04-009 filed by Stephen Cool and Gary White, to create two parcels and
construct a 104 room hotel consisting of 60,323 square feet and a 6,000 square foot
restaurant on a 2.68 acre site; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
proposed Development Code Amendment, Tentative Parcel Map and Specific
Development Plan / Conditional Use Permit, at a duly noticed public hearing on May 17,
2005, in accordance with the Development Code of the City of Arroyo Grande at which
time all interested persons were given the opportunity to be heard; and
WHEREAS, the Planning Commission has reviewed and considered the information and
public testimony presented at the public hearing, staff report, and all other information and
documents that are part of the public record; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Ar�oyo
Grande Rules and Procedures for Implementation of CEQA and has determined that a
Mitigated Negative Declaration can be adopted; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
FINDINGS FOR APPROVAL
Development Code Amendment:
1. Based on the information contained in the staff report and accompanying
materials, the proposed Development Code Amendment amending the Zoning
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 2
Map for the property from OMU to P.D.-1.1 is consistent with the goals, objectives,
policies, plans, programs, intent, and requirements of the General Plan.
2. The proposed project will not adversely affect the public health, safety, and welfare
or result in an illogical land use pattern since it conforms to all applicable
provisions of the Municipal Code and is subject to mitigation measures as
presented in the associated Mitigated Negative Declaration.
3. The proposed project is consistent with the purpose and intent of the Development
Code and conforms to all applicable development standards for commercial
developments within the PD-1.1 zoning district.
4. The potential environmental impacts of the proposed project may be significant but
can be mitigated to a less than significant level as documented in the associated
Mitigated Negative Declaration.
FINDINGS FOR APPROVAL
Tentative Parcel Map
1. The proposed tentative parcel 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.
2. The site is physically suitable for the type of development proposed due to the
property being 2.68 acres in size and consists of moderately sloping topography.
3. The site is physically suitable for the proposed density of development due to the
size of the property and the character of surrounding development and existing
and planned infrastructure.
4. The design of the tentative parcel map or the proposed improvements are not
likely to cause substantial environmental damage or substantially and avoidably
injure fish or wildlife or their habitat as documented in the Initial Study and
Mitigated Negative Declaration.
5. The design of the subdivision or type of improvements is not likely to cause serious
public health problems due to the project's compliance with all applicable design
standards of the Municipal Code.
6. The design of the tentative parcel 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 parcel 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.
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 by
Division 7(commencing with Section 13000) of the California Water Code.
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RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 3
8. Adequate public services and facilities exist or will be provided as the result of the
proposed tentative parcel map to support project development and have been
documented in the Initial Study, Mitigated Negative Declaration and associated
engineering and traffic study.
FINDINGS FOR APPROVAL
Specific Development Plan / Conditional Use Permit Findings:
1. The proposed use is permitted within the Office Mixed Use (OMU) and/or Planned
Development PD-1.1 districts pursuant to the provisions of Section 16.16.050 of
the Municipal Code, and will, through conditions of approval, comply with all
applicable provisions of the Municipal Code, the goals and objectives of the Arroyo
Grande General Plan, and the development policies and standards of the City.
2. The proposed use will not impair the integrity and character of the district in which
it is to be established or located because the proposed hotel and restaurant is
similar to and compatible with surrounding uses.
3. The site is suitable for
proposed because all the
would be provided.
the type and intensity of use or development that is
necessary easements, circulation, parking and setbacks
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure the public health and safety as documented in the Initial Study,
Mitigated Negative Declaration and associated engineering and traffic study.
5. The proposed use will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties and improvements in the vicinity because the
proposed project would not create adverse environmental impacts as determined
through the development and implementation of the Mitigated Negative
Declaration.
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 Specific
Development Plan / Conditional Use Permit No. 04-008.
2. Based on the initial study, a Mitigated Negative Declaration was prepared for
public review. A copy of the Mitigated Negative Declaration and related materials
is located at City Hall in the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and considering
the record as a whole, the Planning Commission recommends the City Council
adopts a Mitigated Negative Declaration and finds 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 Mitigated Negative
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 4
Declaration reflects the City's independent judgment and analysis.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby recommends the City Council adopt a Mitigated Negative
Declaration and approve Development Code Amendment Case No. 05-008, to
rezone the 2.68 acre s�te from Office Mixed Use (OMU) to Planned Development
1.1 (P.D.-1.1); approve Tentative Parcel Map 05-003, to create two parcels; and
approve Specific Development Plan / Conditional Use Permit Case No. 04-009,
allowing the construction of a hotel and restaurant; located at 1400 West Branch
Street, applied for by Stephen Cool and Gary White 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 Fellows, seconded by Commissioner Parker, and by the
following roll call vote, to wit:
AYES: Commissioners Fellows, Parker, Tait and Vice Chair Keen
NOES: None
ABSENT: Chair Brown
the foregoing Resolution was adopted this 17� day of May 2005.
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RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 5
ATTEST:
KATHY M DOZA,
SECRETARY TO THE COMMISSION
AS TO CQNTE
COMMUNITY D�VELOFIMENT DIRECTOR
�
HN KEE CE CHAIR
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 6
EXHIBIT "A"
CONDITIONS OF APPROVAL
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003
AND SPECIFIC DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
1400 West Branch Street
Stephen Cool and Gary White
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS
This approval authorizes the construction of a 104-room hotel consisting of 60,323 square
feet and a 6,000 square foot restaurant of which 3,000 square feet is accessible by the
public.
The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project. �
2. The applicant shall comply with all conditions of approval for Specific Development
Plan / Conditional Use Permit No. 04-009.
3. This application shall automatically expire on June 14, 2007 unless a building
permit is issued. 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.
4. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of May 17, 2005 and marked Attachment
7.
5. The applicant shall agree to 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 anyway 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 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 shall not
relieve applicant of his/her obligations under this condition.
DEVELOPMENT CODE
6. Development shall conform to the PD-1.1 zoning requirements except as
otherwise approved.
7. Signage shall be subject to the requirements of Development Code Chapter 16.60.
RESOLUTION, NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 7
8. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans except as specifically modified by these conditions.
NOISE
9. Construction shall be limited to between the hours of 7 a.m. and 5 p.m. Monday
through Friday for noise and inspection purposes.
LIGHTING
10. All lighting for the site shall be downward directed and shall not create spill or glare
to adjacent properties or nearby residences.
WATER
11. All new construction shall utilize fixtures and designs that minimize water usage.
Such fixtures shall include, but are not limited to, low flow shower heads, water
saving toilets, instant water heaters and hot water recirculating systems. Water
conserving designs and fixtures shall be installed prior to occupancy.
SOLID WASTE
12. Trash enclosures shall be screened from public
appropriate screening materials, and s�all be
complements the architectural features of the m
area shall accommodate recycling container(s).
PRIOR TO ISSUING A BUILDING PERMIT:
view with landscaping or other
made of an exterior finish that
ain building. The trash enclosure
13. Final design of trash enclosures shall be reviewed by the Architectural Review
Committee and approved by the Community Development Director.
14. A landscaping and irrigation plan shall be prepared by a licensed landscape
architect subject to review and approval by the Community Development
Department and the Parks, Recreation & Facilities Department. The landscaping
plan shall include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes:
(1) Deep root planters shall be included in areas where trees are within five
feet (5') of asphalt or concrete surfaces and curbs;
(2) Water conservation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants and mulches shall be
incorporated into the landscaping plan; and
(3) An automated irrigation system.
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 8
(4) The selection of groundcover plant species shall include native plants.
(5) Linear planters shall be provided in the parking area.
PRIOR TO ISSUING THE CERTIFICATE OF OCCUPANCY:
15. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.090, "Lighting"; 16.48.120, "Performance Standards";
and 16.48.130 "Screening Requirements".
ARCHITECTURAL REVIEW COMMITTEE (ARC)
16. Final building colors, details, materials and landscaping plan shall be reviewed by
the Architectural Review Committee and approved by the Community
Development Director. This approval is for mass, scale and site layout only.
17. The developer shall paint a test patch on the building including all colors. The
remainder of the building may not be painted until inspected by the Community
Development Department or Building and Fire Department to verify that colors are
consistent with the approved color board. A 48-hour notice is required for this
inspection.
18. All electrical panel boxes shall be installed inside the building.
19. All ducts, meters, air conditioning equipment, and other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from
public view behind the parapets, or with materials architecturally compatible with
the main structure.
20. All parking spaces shall be paved and striped per City standards.
21. All landscaping must be installed.
PARKS AND RECREATION DEPARTMENT CONDITIONS
GENERAL CONDITIONS
22. The applicant shall comply with the provisions of Ordinance No. 521, the
Community Tree Ordinance.
23. The applicant shall supply a landscape/tree preservation plan, subject to approval
by the Director of Parks, Recreation and Facilities and the Community
Development Director.
PRIOR TO ISSUING THE CERTIFICATE OF OCCUPANCY:
24. Linear root barriers shall be used at the front of the project to protect the
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 9
sidewalks.
25. All street front trees shall be 24-inch box.
POLICE DEPARTMENT
PRIOR TO ISSUING A BUILDING PERMIT:
26. The applicant shall submit an exterior lighting plan for Police Department
approval.
PRIOR TO ISSUING THE CERTIFICATE OF OCCUPANCY:
27. The applicant shall install a security system per Police Department guidelines, and
pay the Police Department alarm permit application fee.
28. The applicant shall post handicapped parking, per Police Department
requirements.
BUILDING AND FIRE DEPARTMENT
GENERAL CONDITIONS
29. The project shall comply with the most recent editions of the California State Fire
and Building Codes and the Uniform Building and Fire Codes as adopted by the
City of Arroyo Grande.
30
31.
32
The project shall provide complete compliance with State and Federal disabled
access requirements to the public right-of-way.
The project shall have a fire flow of 1,700 gallons per minute for a duration of four
(4) hours.
Any review costs generated by outside consultants shall be paid by the applicant.
PRIOR TO ISSUING A BUILDING PERMIT:
33.
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The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
County Health Department approval is required for food service occupancies.
35. The applicant shall pay water meter, service main, distribution, and availability
fees, to be based on codes and rates in effect at the time of building permit
issuance.
36. The applicant shall pay the Water Neutralization fee, to be based on codes and
rates in effect at the time of building permit issuance.
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 10
37. The applicant shall pay the Traffic Impact fee, to be based on codes and rates in
effect at the time of building permit issuance.
38. The applicant shall pay the Traffic Signalization fee, to be based on codes and
rates in effect at the time of building permit issuance, offset by the cost of
signalization improvement plans prepared for Camino Mercado and West Branch
Street.
39.
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The applicant shall pay the Sewer hook-up & facility Permit fees, to be based on
codes and rates in effect at the time of building permit issuance.
The applicant shall pay the Building Permit fees, to be based on codes and rates
in effect at the time of building permit issuance.
41. The applicant shall pay the Strong Motion Instrumentation Program (SMIP) fee,
to be based on codes and rates in effect at the time of building permit issuance
in accordance with State mandate.
!Ya
43
The applicant shall pay the Fire Protection fee, to be based on codes and rates
in effect at the time of building permit issuance.
The applicant shall pay the Police Facilities fee, to be based on codes and rates
in effect at the time of building permit issuance.
PRIOR TO OCCUPANCY:
44.
45.
All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
Prior to occupancy, all buildings must be fully sprinklered per Building and Fire
Department guidelines.
46. An opticom traffic signal pre-emption device shall be installed that meets Building
and Fire Department requirements at the new signal at Camino Mercado and West
Branch Street.
PUBLIC WORKS DEPARTMENT
All Public Works Department conditions of approval as listed below are to be complied
with prior to recording the map, unless specifically noted otherwise.
ENERAL CONDITIONS
47. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations
or as directed by the Director of Community Development or the Director of
Public Works.
48. Perform construction activities during normal business hours (Monday through
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 11
Friday, 7 A.M. to 5 P.M., except City holidays) for noise and inspection purposes.
The developer or contractor shall refrain from performing any work other than
site maintenance outside of these hours, unless an emergency arises or
approved by the Director of Public Works. The City may hold the developer or
contractor responsible for any expenses incurred by the City due to work outside
of these hours requiring City inspection.
IMPROVEMENT PLANS
49. All project improvements shall be designed and constructed in accordance with
the City of Arroyo Grande Standard Drawings and Specifications.
50. Submit four (4) full-size paper copies and one (1) full-size mylar copy of
approved improvement plans for inspection purposes during construction.
51. Submit as-built plans at the completion of the project or improv�ments as
directed by the Director of Public Works. One (1) set of mylar prints and an
electronic version on CD in AutoCAD format shall be required.
52. The following Improvement plans shall be prepared by a registered Civil
Engineer and approved by the Public Works Department:
■ Grading, drainage and erosion control,
■ Street paving, curb, gutter and sidewalk,
■ Public utilities,
■ Water and sewer,
■ Landscaping and irrigation,
■ Any other improvements as required by the Director of Public Works,
53. The site plan shall include the following:
■ The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
■ The location, quantity and size of all existing and proposed sewer laterals.
■ The location, size and orientation of all trash enclosures.
■ All existing and proposed parcel lines and easements crossing the
property.
■ The location and dimension of all existing and proposed paved areas.
■ The location of all existing and proposed public or private utilities.
54. Improvement plans shall include plan and profile of existing and proposed
streets, utilities and retaining walls.
55. Landscape and irrigation plans are required for landscaping within the public
right of way, and shall be approved by the Community Development and Parks
and Recreation Departments. In addition, The Director of Public Works shall
approve any landscaping or irrigation within a public right of way or otherwise to
be maintained by the City.
WATER
56. The applicant shall loop a water main through the site and connect to the water
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 12
main underneath West Branch Street and the water main underneath Camino
Mercado,
57. All on-site water mains and fire hydrants shall be public. The applicant shall
dedicate the appropriate easements to the City. The easement shall be a
minimum 15' wide,
58. The applicant shall install fire hydrants along Camino Mercado, West Branch,
and on site to the satisfaction of the Director of Public Works and the Fire Chief,
59. The applicant shall install a double detector check valve with fire department
connection to serve the fire sprinkler system. The location shall be subject to the
approval of the Fire Chief,
60.
61.
62.
63.
Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
The hotel and restaurant buildings shall have separate water meters.
Existing water services to be abandoned shall be properly abandoned and
capped at the main per the requirements of the Director of Public Works.
The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
■ Implement an individual water program consisting of retrofitting existing
high-flow plumbing fixtures with low flow devices. The calculations shall be
submitted to the Director of Public Works for review and approval. The
proposed individual water program shall be submitted to the City Council for
approval prior to implementation; OR,
■ The applicant may pay an in lieu fee of $2,200 for each new residential
unit equivalent.
SEWER
64. Each parcel shall be provided a separate sewer lateral.
65.
66.
67.
68.
69.
70.
71.
All sewer mains shall be a minimum 8" in diameter with a minimum slope of .5%,
All sewer laterals within the public right of way must have a minimum slope of
2%.
All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with California State Health Agency standards.
Existing sewer laterals to be abandoned shall be properly abandoned and
capped at the main per the requirements of the Director of Public Works.
Obtain approval from the South County Sanitation District for the development's
impact to District facilities prior to final recordation of the map.
The applicant shall extend a public sewer main on-site from the sewer main
underneath Camino Mercado. This sewer main shall connect at a manhole.
The applicant shall dedicate the appropriate easements to the City. The
easements shall be a minimum 15' wide.
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RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 13
72. The applicant shall obtain a will serve letter from the South San Luis Obispo
County Sanitation District prior to applying for a building or grading permit.
SOUTH SAN LUIS OBISPO COUNTY SANITATION DISTRICT CONDITIONS OF
APPROVAL
73. The developer shall be required to mitigate the impacts on the trunk sewer line
by contributing to the installation of a new trunk replacement line or providing a
relief line.
PUBLIC UTILITIES
74
75
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Underground all new public utilities in accordance with Section 16.68.050 of the
Development Code.
Underground improvements shall be installed prior to street paving.
The applicant shall have obtained all utility company signatures on the
improvement plans prior to the final submittal,
77. Submit all improvement plans to the public utility companies for approval and
comment. Utility comments shall be forwarded to the Director of Public Works
for approval.
78. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
STREETS
79.
80.
81.
82.
83.
The applicant shall overlay West Branch Street from gutter to gutter across the
project frontage,
The applicant shall overlay Camino Mercado from gutter to gutter across the
project frontage,
All trenching in City streets shall utilize saw cutting. Any over cuts shall be
cleaned and filled with epoxy.
All street repairs shall be constructed to City standards.
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.
CURB, GUTTER, AND SIDEWALK
84.
85.
86.
87.
88.
Utilize saw cuts for all repairs made in curb, gutter, and sidewalk.
The driveways shall adhere to all applicable City standards,
Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to
prevent damage due to root growth.
The applicant shall remove and replace any cracked or broken curb, gutter and
sidewalk along the Camino Mercado frontage,
The applicant shall remove and replace any cracked or broken curb and gutter
along the West Branch frontage,
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 14
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91.
The applicant shall install sidewalk along the West Branch frontage,
The applicant shall install a wheelchair ramp at the northeast corner of Camino
Mercado and West Branch,
The applicant shall remove and replace the spandrel at the northeast corner of
Camino Mercado and West Branch,
GRADING
92. Perform all grading in conformance with the City Grading Ordinance.
93. Submit an updated preliminary soils report to the soils report prepared for the
previous project. All earthwork design and grading shall be performed in
accordance with the approved soils report.
94. Submit all retaining wall calculations for review and approval by the Director of
Public Works for walls not constructed per City standards.
95. The improvement plans shall be subject to the review of the Coastal San Luis
Resource Conservation District. The applicant shall reimburse the City for the
review by the Coastal San Luis Resource Conservation District.
96. The applicant shall obtain a WDID No. from the Regional Water Quality Control
Board prior to issuance of a grading permit,
EROSION CONTROL
:
The applicant shall prepare an erosion control plan for review and approval prior
to issuance of a grading permit,
The applicant shall obtain a WDID No. from the Regional Water Quality Control
Board prior to issuance of a grading permit,
DRAINAGE
99.
100
101
All drainage facilities shall be designed to accommodate a 100-year storm flow.
All drainage facilities shall be in accordance with the Drainage Master Plan.
The project is in Drainage Zone "C" and may drain to the creek through city
facilities.
102. The applicant shall provide detailed drainage calculations indicating that
increased run-off can be accommodated by existing facilities and/or provide on-
site retention basins, to the satisfaction of the Director of Public Works.
103
104
All storm water drainage will be filtered prior to entering City facilities.
All storm water drainage will be conveyed through pipes to the City storm drain
system.
105. The applicant shall replace both drop inlets along the project frontage with
Camino Mercado with new City standard drop inlets.
106
107
The applicant shall remove the existing standpipe drain on-site.
All storm water drainage facilities will either:
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 15
■ Connect to the storm drainage facilities underneath Camino Mercado, or
■ Extend the storm drain system from in front of K-Mart to the site and
connect the on site drainage to this system,
DEDICATIONS AND EASEMENTS
108. All easements, abandonments, or similar documents to be recorded as a
separate document, shall be prepared by the applicant on 8 1/2 x 11 City
standard forms, and shall include legal descriptions, sketches, closure
calculations, and a current preliminary title report. The applicant shall be
responsible for all required fees, including any additional required City
processing.
109. 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.
110. Easements shall be dedicated to the public by separate document approved by
the City, for the following:
■ 15' sewer easement for the extension of the sewer main onto the site,
■ 15' water easement for the water main to be looped through the site. The
easement shall entail any on-site fire hydrants,
PERMITS
111. Obtain an encroachment permit prior to performing any of the following:
■ Performing work in the City right of way,
■ Staging work in the City right of way,
■ Stockpiling material in the City right of way,
■ Storing equipment in the City right of way.
112. Obtain a grading permit prior to commencement of any grading operations on
site.
FEES
113. Pay all required City fees at the time they are due.
114. Fees to be paid prior to plan approval:
■ Plan check for grading plans based on an approved earthwork estimate,
■ Plan check for improvement plans based on an approved construction
cost estimate,
■ Permit Fee for grading plans based on an approved earthwork estimate,
■ Inspection fee of the improvements based on an approved construction
cost estimate,
115. The applicant shall reimburse the City for the plan check fees for the previous
project approved for the site,
AGREEMENTS
116. Inspection Agreement: Prior to approval of an improvement plan, the applicant
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 16
shall enter into an agreement with the City for inspection of the required
improvements.
117. Improvement Agreement: The applicant shall enter into an improvement
agreement for the completion and guarantee of improvements required. The
improvement agreement shall be on a form acceptable to the City.
IMPROVEMENT SECURITIES
118. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
119. Submit an engineer's estimate of quantities for improvements for review by the
Director of Public Works.
120. Provide financial security for the following, to be based upon a construction cost
estimate approved by the Director of Public Works:
■ Faithful Performance: 100% of the approved estimated cost of all
required improvements,
■ Labor and Materials: 50% of the approved estimated cost of all required
improvements,
■ One Year Guarantee: 10°/a of the approved estimated cost of all required
improvements. This security is required prior to acceptance of the
improvements.
PRIOR TO ISSUING A BUILDING PERMIT
121. The improvement plans shall be approved with all pertinent conditions of
approval satisfied.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
122
123
All utilities shall be operational.
All improvements shall be fully constructed and accepted by the City.
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.
MITIGATION MEASURES
1. The applicant shall complete measures to neutralize the
estimated increase in water demand created by the project by
either:
Implementing an individual water program that utilizes fixtures
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 17
and designs that minimize water usage. The calculations shall
be submitted to the Director of Public Works for review and
approval. The proposed individual water program shall be
submitted to the City for approval prior to implementation; or,
Payment of an in lieu fee.
Monitoring: Review of individual water program or
payment of the in lieu fee
Responsible Department: Public Works Department
Timeframe: Prior to issuance of building permit
2. All new construction shall utilize fixtures and designs that
minimize water usage. Such fixtures shall include, but are not
limited to, water saving toilets, low flow showerheads, instant
water heaters and hot water recirculating systems. Water
conserving designs and fixtures shall be installed prior to final
occupancy.
Monitoring: Review of building plans
Responsible Department: Building and Fire Department
Timeframe: Prior to issuance of building permit
3. The hotel shall participate in the "Project Planet Linens and
Towels Reuse Program" or a similar program in scope and
conservation of water and energy.
Monitoring: Review of individual water program
Responsible Department: Community Development Department
Timeframe: Prior to issuance of Certificate of
Occupancy
4. All landscaping shall be consistent with water conservation
practices including the use of drought tolerant landscaping, drip
irrigation, and mulch. To the greatest extent possible, lawn areas
and areas requiring spray irrigation shall be minimized.
Monitoring: Review of landscaping and irrigation
plans
Responsible Department: Parks and Recreation Department
Timeframe: Prior to issuance of building permit
5. The applicant shall provide detailed drainage calculations
indicating that increased run-off can be accommodated by
existing facilities and/or provide on-site retention basins to the
satisfaction of the Director of Public Works.
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 18
Monitoring: Review of grading plans
Responsible Department: Public Works Department
Timeframe: Prior to issuance of a grading permit
6. During construction, water trucks or sprinkler systems shall be
used to keep all areas of vehicle movement damp enough to
prevent dust from leaving the site. At a minimum, this would
include wetting down such areas in the later morning and after
work is completed for the day and whenever wind exceeds 15
miles per hour.
7. Soil stockpiled for more than two days shall be covered, kept
moist, or treated with soil binders to prevent dust generation.
8. Permanent dust control measures identified in the revegetation
and landscape plans should be implemented as soon as possible
following completion of any soil disturbing activities.
9. Exposed ground areas that are planned to be reworked at dates
greater than one month after initial grading should be sown with
fast-germinating native grass seed and watered until vegetation is
established.
10. All vehicles 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 231 14. (This measure has the
potential to reduce PM 10 emissions from this source by 7—
14%).
11. Install wheel washers where vehicles enter and exit unpaved
roads onto streets, or wash off trucks and equipment leaving the
site. (This measure has the potential to reduce PM 10 emissions
from this source by 40 — 70%).
12. Sweep streets at the end of each day if visible soil material is
carried onto adjacent paved roads. Water sweepers with
reclaimed water should be used where feasible. (This measure
has the potential to reduce PM, emissions from this source by
25 — 60°/a►.
For Mitigation Measures No. 6— 12:
Monitoring:
Review of grading and building plans
and site inspections
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 19
Responsible Department: The Public Works and Building and Fire
Departments shall inspect plans and
spot check in the field
Timeframe: Prior to issuance of grading permit and
during construction
13. Occupancy of the project will not be allowed until installation of a
traffic signal at the intersection of Camino Mercado and West
Branch Street
Monitoring: Monitor installation of the traffic signal
Responsible Department: Public Works Department
Timeframe: Prior to issuance of Certificate of
Occupancy
14. The applicant shall pay the City's Transportation Facilities Impact
fee prior to issuance of building permit.
Monitoring: The applicant shall pay the fees
Responsible Department: Building & Fire Department
Timeframe: Prior to issuance of building permit
15. The applicant shall retain an arborist during the grading and
construction phases of the project to ensure tree protection
measures are implemented. The recommendations outlined in the
arborist report prepared for the project shall be followed.
Monitoring: Field inspection
Responsible Department: Parks & Recreation, Community
Development Departments
Timeframe: During grading and construction
16. Protective fencing shall be installed around each tree to remain at
the dripline, or as directed in the field by the arborist. The fencing
shall be installed prior to any site clearing or grading activities, and
shall remain in place until construction is complete, including
landscaping. The fence shall be a minimum of 4' tall and
supported by stakes at least every 10' on center. Weatherproof
signs shall be permanently posted on the fences, stating the
following:
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 20
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]
The Arborist of Record shall inspect the site prior to the start of
any construction activities to determine that adequate tree
protection measures have been implemented.
Monitoring: Field inspection
Responsible Department: Parks & Recreation, Community
Development Departments
Timeframe: Prior to issuance of grading permit
17. The arborist shall mark all trees to be removed with either colored
ribbon or paint. Transplant trees per arborist's direction prior to
site grading.
Monitoring: Field inspection
Responsible Department: Parks & Recreation, Community
Development Departments
Timeframe: Prior to issuance of grading permit
18. The applicant shall submit written reports prepared and signed by
the arborist stating that all tree protection measures have been
met per the International Society of Arboriculture (ISA)
Guidelines.
Monitoring: Review of reports
Responsible Department: Parks & Recreation, Community
Development Departments
Timeframe: Reports filed on a monthly basis
commencing after issuance of grading
permit
19. Removal of the
selection at a 3:1
on-site.
oak trees shall be replaced in-kind or to City
ratio with a minimum size of a 24" box planted
Monitoring: Review landscape plans/Field
RESOLUTION NO. 05-1965
DEVELOPMENT CODE AMENDMENT 05-008; TENTATIVE PARCEL MAP 05-003 AND SPECIFIC
DEVELOPMENT PLAN / CONDITIONAL USE PERMIT NO. 04-009
PAGE 21
inspection
Responsible Department: Parks & Recreation Department
Timeframe: Prior to occupancy
20. Occupancy shall not be granted until the upgrade of Lift Station
No. 1 is complete.
Monitoring: Monitor improvements to Lift Station 1
Responsible Department: Public Works Department
Timeframe: Prior to final occupancy
21. The applicant shall pay the proportionate share of the impacts to
the EI Camino Real Sewer upgrade and Walnut Street Sewer
Upgrade.
Monitoring: The applicant shall pay the fees
Responsible Department: Public Works Department
Timeframe: Prior to issuance of grading permit
22. The following note shall be placed on the grading and
improvement plans for the project:
"In the event that during grading, construction or
development of the project, and archeological resources are
uncovered, all work shall be halted until the City has reviewed the
resources for their significance. If human remains (burials) are
encountered, the County Coroner (781-4513) shall be contacted
immediately. The applicant may be required to provide
archaeological studies and/or mitigation measures."
Monitoring:
Responsible Department:
Timeframe:
Construction plans shall be reviewed
prior to issuance of a grading permit to
ensure the note is in place.
Public Works Department
Prior to issuance of grading permit
Additional Conditions
1. Prior to Certificate of Occupancy the applicants shall develop a parking, access,
and maintenance agreement acceptable to the Director of Community
Development and the Director of Public Works.
RESOLUTION NO. 05-1965
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