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Agenda Packet 2006-04-11 CITY OF Tony Ferrara Jim Guthrie Jim Dickens Joe Costello Ed Arnold Mayor Mayor Pro Tern Council Member Council Member Council Member Agenda City Council ,.. ~.~lJI~LIFOR~.~ ~-f:::7~~'-' Steven Adams City Manager Timothy J. Carmel City Attorney Kelly Wetmore City Clerk AGENDA SUMMARY CITY COUNCIL MEETING TUESDAY, APRIL 11, 2006 7:00 P.M. Arroyo Grande City Council Chambers 215 East Branch Street, Arroyo Grande 1. CALL TO ORDER: 7:00 P.M. 2. ROLL CALL 3. FLAG SALUTE: GIRL SCOUT TROOP 1016 4. INVOCATION: SEVENTH-DAY ADVENTIST CHURCH PASTOR JERRY NELSON 5. SPECIAL PRESENTATIONS: 5.a. Honorary Proclamation Declarina ADril 2006 as "Month of the Child" 5.b. Presentation Reaardina San Luis ObisDO County Air Pollution Control District's Climate Protection Proaram by Larry Allen. Air Pollution Control Officer 6. AGENDA REVIEW: 6a. Move that all ordinances presented tonight be read in title only and all further readings be waived. AGENDA SUMMARY - APRIL 11, 2006 PAGE 2 7. COMMUNITY COMMENTS AND SUGGESTIONS: This public comment period is an invitation to members of the community to present issues, thoughts,. or suggestions on matters not scheduled on this agenda. Comments should be limited to those matters that are within the jurisdiction of the City Council. The Brown Act restricts the Council from taking formal action on matters not published on the agenda. In response to your comments, the Mayor or presiding Council Member may: . . . Direct City staff to assist or coordinate with you. A Council Member may state a desire to meet with you. lt may be the desire of the Council to place your issue or matter on a future Council agenda. fr Please adhere to the following procedures when addressing the Council: . Comments should be limited to 3 minutes or less. . Your comments should be directed to the Council as a whole and not directed to individual Council members. . Slanderous, profane or personal remarks against any Council Member or member of the audience shall not be permitted. 8. CONSENT AGENDA: The following routine items listed below are scheduled for consideration as a group. The recommendations for each item are noted. Any member of the public who wishes to comment on any Consent Agenda item may do so at this time. Any Council Member may request that any item be withdrawn from the Consent Agenda to permit discussion or change the recommended course of action. The City Council may approve the remainder of the Consent Agenda on one motion. 8.a. Cash Disbursement Ratification (KRAETSCH) Recommended Action: Ratify the listing of cash disbursements for the period March 16, 2006 through March 31, 2006. 8.b. Consideration of Resolution Amendina the Annual Business License Fee Schedule (KRAETSCH) Recommended Action: Adopt Resolution amending the annual business license fee schedule. 8.c. Consideration to aDDrove Final Tract MaD 2709 Subdividlna 1.12 Acres into Eleven (11) Residential Parcels and One (1) Common Area Parcel Located at the Northeast Corner of MaDle Street and South Elm Street (SPAGNOLO) Recommended Action: Approve Final Tract Map 2709, subdividing 1.12 acres into eleven (11) residential parcels and one (1) common parcel. AGENDA SUMMARY - APRIL 11, 2006 PAGE 3 9. PUBLIC HEARINGS: 9.a. Consideration of Reauest from South County Sanitary. Inc. for Intearated Solid Waste Collection Rate Increase (ADAMS) Recommended Action: Adopt Resolution approving an integrated solid waste collection rate increase of 3.76%. 9.b. Consideration of Amended Conditional Use Permit Case No. 06-001 and Administrative Sian Permit 06-007 to Allow a Financial Institution to OCCUDY Buildina "J" of the Five Cities ShoDDlna Center: 911 Rancho Parkway: Levon Investments. LLC (STRONG) Recommended Action: Adopt Resolution approving the proposed project. 9.c. Consideration of Vestlna Tentative Tract MaD No. 04-006. Planned Unit DeveloDment No. 04-005 and Minor ExceDtion Case No. 05-015 to Subdivide a 1.8- Acre Site Into Nineteen (19) Lots Resultina in 24 Density Eauivalent Town Homes and Condominiums as a Mixed Use with Existina Fitness Club and Medical Offices: ApDlled for bY Russ SheDDeI for ProDerty Located on Oak Park Blvd. and James Way (Oak Park Professional Plaza) (STRONG) Recommended Action: Adopt Resolution approving Vesting Tentative Tract Map No. 04-006, Planned Unit Development No. 04-005 and Minor Exception No. 5-015. 10. CONTINUED BUSINESS: None. 11. NEW BUSINESS: None. 12. CITY COUNCIL MEMBER ITEMS: The following item(s) are placed on the agenda by a Council Member who would like to receive feedback, direct staff to prepare information, and/or request a formal agenda report be prepared and the item placed on a future agenda. No formal action can be taken. a. None. 13. CITY MANAGER ITEMS: The following item(s) are placed on the agenda by the City Manager in order to receive feedback and/or request direction from the Council. No formal action can be taken. a. None. 14. COUNCIL COMMUNICATIONS: Correspondence/Comments as presented by the City Council. AGENDA SUMMARY - APRIL 11, 2006 PAGE 4 15. STAFF COMMUNICATIONS: Correspondence/Comments as presented by the City Manager. 16. COMMUNITY COMMENTS AND SUGGESTIONS: This public comment period is an invitation to members of the community to present issues, thoughts, or suggestions. Comments should be limited to those matters that are within the jurisdiction of the City Council. The Brown Act restricts the Council from taking formal action on matters not published on the agenda. 17. ADJOURNMENT ************AAAAAAAA***** All staff reports or other written documentation relating to each item of business referred to on the agenda are on file in the City Clerk's office and are available for public inspection and reproduction at cost. If requested, the agenda shall be made available in appropriate alternative formats to persons with a disability, as required by the Americans with Disabilities Act. To make a request for disability-related modification or accommodation, contact the Administrative Services Department at 805-473-5414 as soon as possible and at least 48 hours prior to the meeting date. ..************************ Note: This agenda was prepared and posted pursuant to Government Code Section 54954.2. Agenda reports can be accessed and downloaded from the City's website at www.arrovoqrande.orq 5.a. OF . ~. 'flue A LI FOR ~J...,j' ~\-~~ ~ffb Honorary Proclamation Recognizing April 2006 as II Month of the Childll WHEREAS, Saturday, April 8, 2006, will commemorate the 28'" annual "Day of the Child" celebration during Children's Day in the San Luis Obispo Mission Plaza. A day where children and families interact with the agencies and programs providing services throughout the County; and WHEREAS, the Month of the Child and Child Abuse Prevention Month is a time to recognize that children are our responsibility, and to commit ourselves to ensuring that each and every child experiences a quality environment - at home, at child care, at school and in the community - that will promote their learning and safety; and WHEREAS, the City of Arroyo Grande recognizes that every moment in children's lives is an opportunity for children to learn, and that the quality of these experiences may determine whether a child succeeds in school and in life, and that all children need at least one caring and loving adult in their lives; and WHEREAS, the activities of this month will provide an opportunity to acknowledge youth and early care and education programs, their dedicated staff, and to raise awareness of the community, employers and elected officials of the need to improve the quality, availability, and accessibility of such programs; and WHEREAS. may we remember to listen to and respect the children around us, to have patience and allow them to enjoy the journey of childhood. And, may we commit to take action to support their safety and to ensure access to quality early care and education for families in San Lnis Obispo County. NOW, THEREFORE, BE IT RESOLVED, that I, Tony Ferrara, Mayor of the City of Arroyo Grande, on behalf of the City Council, do hereby proclaim April 2006 as "MONTH OF THE CHILD" and "CHILD ABUSE PREVENTION MONTH", and April 8, 2006 as "DAY OF THE CHILD". IN WITNESS WHEREOF, I have hereunto set my hand and caused the Seal of the City of Arroyo Grande to be affixed this 11'" day of April 2006. 'iP[!]1XJ ~"II"'. __ .__. ~:rm t1lllJrmi TONYFERRARA,MAYOR 8.a. MEMORANDUM FROM: ANGELA KRAETSCH, DIRECTOR OF FINANCIAL SERVICES BY: FRANCES R. HEAD, ACCOUNTING SUPERVISO ~ TO: CITY COUNCIL SUBJECT: CASH DISBURSEMENT RATIFICATION APRIL 11, 2006 RECOMMENDATION: It is recommended the City Council ratify the attached listing of cash disbursements for the period March 16 through March 31, 2006. DATE: FUNDING: There is $1,333,753.80 fiscal impact. All payments are within the existing budget. DISCUSSION: The attached listing represents the cash disbursements required of normal and usual operations. It is requested that the City Council approve these payments. ALTERNATIVES: The following alternatives are provided for the Council's consideration: . Approve staffs recommendation; . Do not approve staffs recommendation; . Provide direction to staff. Attachments: Attachment 1 - Cash Disbursement Listing Attachment 2 - March 16,2006, Accounts Payable Check Register Attachment 3 - March 17,2006, Payroll Checks & Benefit Checks Register Attachment 4 - March 24, 2006, Accounts Payable Check Register Attachment 5 - March 31, 2006, Accounts Payable Check Register Attachment 6 - March 31, 2006, Payroll Checks & Benefit Checks Register ATTACHMENT 1 CITY OF ARROYO GRANDE CASH DISBURSEMENTS For the Period of March 16 Through March 31, 2006 April 11, 2006 Presented are the cash disbursements issued by the Department of Financial Services for the period March 16 to March 31, 2006. Shown are cash disbursements by week of occurrence and type of payment. WEEK TYPE OF PAYMENT ATTACHMENT AMOUNT March 17, 2006 Accounts Payable O<s 125448-125539 2 $ 75,455.76 Payroll Checks & Benefit O1ecks 3 $ 410,794.46 $ 486,250.22 March 24, 2006 Accounts Payable O<s 125540-125654 4 $ 76,239.08 $ 76,239.08 March 31, 2006 Accounts Payable O<s 125655-125769 5 $ 413,532.54 Payroll O1ecks & Benefit 01ecks 6 -$ 357,731.96 $ 771,264.50 ntREE-WEEK TOTAL $ 1,333,753.80 U,\MSWORD\ CITY COUNCIL FORMS\ CASH DISBURSEMENT FORMS\ CASH DISBURSEMENT SCHED wEXCEL WKS.doc CITY OF ARROYO GRANDE INDEX FOR BUDGET DEPARTMENTS EDEN COMPUTER SYSTEM GENERAL FUND (010l City Government {Fund OlD} 4001 - City Council 4002 - Administrative Services 4003 - City Attorney 4101 - City Manager 4102 - Printing/Duplicating 4120 - Financial Services 4121 - Taxes/ Insurance/ Bonds 4130 - Community Development 4131 - Community Building (CDBG) 4140 - Management Information System 414S - Non Departmental Public Safety {Fund OlD} 4201 - Police 4211 - Fire 4212 - Building & Safety Public Works {Fund OlD} 4301 - Public Works-Admin & Engineering 4303 - Street/Bridge Maintenance 4304 - Street Lighting 430S - Automotive Shop Parks & Recreation {Fund OlD} 4420 - Parks 4421 - Recreation 4422 - General Recreation 4423 - Pre-School Program 4424 - Recreation-Special Programs 4425 - Children in Motion 4426 - Five Cities Youth Basketball 4430 - Soto Sport Complex 4213 - Government Buildings 4460 - Parkway Maintenance SPECIAL REVENUE FUNDS Park Development Fee Fund (Fund 213) 4S50 - Park Development Fee Traffic Signal Fund (Fund 222) 4501 - Traffic Fund Transportation Fund (Fund 225) 45S3 - Public Transit System Construction Tax Fund (Fund 230) 4556 - Construction Tax Police Grant Funds 4201 - Law Enforcement Equip. (Fd 272) 4202 - State AB3229 Cops Grant (Fd 271) 4203 - Federal Universal Hiring (Fd 274) 4208 - Federal Local Law Enforcmt (FD 279) Redeveloilment Agency ( Fund 284) 4103 - Redevelopment Administration ENTERPRISE FUNDS Sewer Fund (Fund 612) 4610 - Sewer Maintenance Water Fund (Fund 640) 4710 - Water Administration 4711 - Water Production 4712 - Water Distribution Lopez Administration (Fund 641) 4750 - Lopez Administration CAPITAL IMPROVEMENT PROGRAMS (Fund 350l 5501-S599 - Park Projects 5601-5699 - Streets Projects 5701-5799 - Drainage Projects 5801-5899 - Water/Sewer/Street Projects 5901-5999 - Water Projects U:\MSWORD\ CITY COUNCIL FORMS\ CASH DISBURSEMENT FORMS\ CASH DISBURSEMENT SCHED wEXCEL WKS.doc ... - 00 00 0 00 CO CO CD'" MM 0 ... C 00 00 0 00 tq"'! "'''' ... ... 0 ::l cid ad cO .0"": tritO 0>0) ... 0 ... ... E coco co co M M 0{) 0{) 0{) 0{) 0{) 0{) 0{) ... ... ........ ...... <( ... ... ;; Qj Cl '" M co '" ,... Q. 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C ::J '" '" - .. 0 N N U M m > ~ ~ > 0 ATTACHMENT 3 CITY OF ARROYO GRANDE DEPARTMENTAL LABOR DISTRIBUTION PAY PERIOD 02124/06 - 03/9/06 03/17/06 FUND 010 FUND 220 FUND 284 FUND 612 FUND 640 369,281.92 15,557.07 6,786.98 19,168.49 410,794.46 5101 5102 5103 5105 5107 5108 5109 5110 5111 5112 5113 5114 5115 5121 5122 5123 5126 5127 5131 5132 5133 5134 5135 5143 5144 5146 5147 5148 5149 5150 Salaries Full time Salaries Part-Time - PPT Salaries Part-Time - TPT Salaries OverTime Salaries Standby Holiday Pay Sick Pay Annual Leave Buyback Vacation Buyback Sick Leave Buyback Vacation Pay Comp Pay Annual Leave Pay PERS Retirement Social Security PARS Retirement State Disability Ins. 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C Z - ~ III Cl :::i 0 ~ >- .. 0 J:: <.> II:: '0 '" II:: 0 <( " " > LL " .S CO " 0 '" 0 '0 c: CO ~ 0 00 ... ~ > 0 N 0 "' '" 0 .E ~ '" CO m N "' 0 0 f- <3 w w --' >" z <( en a. ::;: f- a:: 0 0 tl a. w tl ~ ::;: Z ;;:: Z 0 f- 0 <( tl --, a:: w en 11l Z --' >- z W f- a 0 0 rr .0 f- f- Z a:: a:: 0 w <( <( en ::;: " I ~ --' f- "tl 1:: 5: ~ ~ 0 0 " Co ~ CO "' m ... -" " 0 CO CO m 0 c ~ "tl CO 00 CO .... .. '" c 0 0 0 0 .c :;: " 0 0 0 0 ~ - ::!! > 0 0 0 0 .2 .S <( CO CO CO CO l!! l!! v 0 0 0 0 ~ " 0 0 0 0 " " M - \::! \::! \::! \::! .c .c 11l .. " " C ~ ~ 0 a '" c;; '" C;; " " 0 .0 '" '" '" '" 0 0 ~ > > ... ... CD ~ ~ 0 " ~ ~ "tl 0 0 ~ CO .... 00 m - "I " .!!! - " .c CO CO CO CO ~ -" " .... .... .... .... :E '" c " "' "' "' "' - .. 0 N N N N <.> .., III > ~ ~ ~ ~ > 0 ------ ATTACHMENT 6 CITY OF ARROYO GRANDE DEPARTMENTAL LABOR DISTRIBUTION PAY PERIOD 03110106 - 03123106 03131106 FUND 010 FUND 220 FUND 284 FUND 612 FUND 640 323,183.70 13,010.88 5,584.60 15,952.78 357,731.96 5101 5102 5103 5105 5107 5108 5109 5110 5111 5112 5113 5114 5115 5121 5122 5123 5126 5127 5131 5132 5133 5134 5135 5143 5144 5146 5147 5148 5149 5150 Salaries Full time Salaries Part-Time - PPT Salaries Part-Time - TPT Salaries OverTime Salaries Standby Holiday Pay Sick Pay Annual Leave Buyback Vacation Buyback Sick Leave Buyback Vacation Pay Comp Pay Annual Leave Pay PERS Retirement Social Security PARS Retirement State Disability Ins. Deferred Compensation Health Insurance Denial Insurance Vision Insurance Life Insurance Long Term Disability Uniform Allowance Car Allowance Council Expense Employee Assistance Boot Allowance Motor Pay Bi-Lingual Pay 204,697.23 20,429.31 6,219.50 12,506.77 35100 942.22 5,665.38 6,031.77 5,014.61 5,547.61 69,891.41 18,947.18 367.47 1,070.50 50.00 357,73196 8.b. MEMORANDUM TO: CITY COUNCIL k~ FROM: ANGELA KRAETSCH, DIRECTOR OF FINANCIAL SERVICES SUBJECT: CONSIDERATION OF RESOLUTION AMENDING THE ANNUAL BUSINESS LICENSE FEE SCHEDULE DATE: APRIL 11, 2006 RECOMMENDATION: It is recommended the City Council adopt the attached Resolution amending the Annual Business License Fee schedule. FUNDING: There will be little or no fiscal impact. DISCUSSION: On November 11, 2003, the City Council adopted Ordinance No. 548 repealing Chapters 5.04, 5.08, 5.12, 5.20, 5.32, 5.40, 5.48, 5.76 from the Arroyo Grande Municipal Code and adding a new Chapter 5.02 to consolidate provisions relating to Business License Procedures and Practices into one Chapter. At that time, it was determined that Chapter 5.36, which addresses special permit and licensing requirements for Circuses, Bazaars, and Similar Events, would be reviewed separately during staff's comprehensive Municipal Code Update project. ( On October 12, 2004, as part of the Municipal Code Update project, Ordinance No. 556 was adopted which included amendments to Chapter 5.36 (Circuses, Bazaars, and Similar Events) of the Municipal Code removing specific references to fees from the Code and establishing fees by City Council Resolution (Sections 5.02.060, 5.36.020 and 5.36.030). At that time, it was noted that a Resolution establishing specific business license fees for Circuses, Bazaars, and Similar Events would be presented to the City Council at a future meeting. The attached Resolution amends the existing Annual Business License Fee Schedule to include the business license fees for Circuses and similar shows, Bazaars, and Street Fairs. It should be noted that the business license fee amounts have not been adjusted and remain the same, as follows: Circuses and similar shows Bazaars and street fairs: Small Bazaars (1-4 displays or exhibits) Large Bazaars (5 or more displays or exhibits) $70 per day $14 per display per every two days $70 per day CITY COUNCIL AMENDMENT TO THE BUSINESS LICENSE FEE SCHEDULE APRIL 11, 2006 PAGE 2 ATTACHMENTS: 1. Portion of Ordinance No. 556 amending Sections 5.02.060, 5.36.020, and 5.36.030 relating to Circuses, Bazaars, and Similar Events ALTERNATIVES: The following alternatives are provided for City Council consideration: - Approve the adoption of a resolution amending business license fees; - Do not approve the adoption of a resolution amending business license fees; Modify staff recommendations and approve; - Provide direction to staff. RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE AMENDING THE ANNUAL BUSINESS LICENSE FEE SCHEDULE WHEREAS, Government Code Section 37101 authorizes the City of Arroyo Grande to license, for revenue and regulation, every kind of lawful business transacted within the City and to fix the fee for such license; WHEREAS, Arroyo Grande Municipal Code Sections 5.02.050, 5.02.060, 5.36.010, and 5.36.020 enable the City Council to establish business license fee rates by resolution; and NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Arroyo Grande, hereby amends the Annual Business License Fee Schedule set forth in Exhibit "A" attached hereto and incorporated herein by this reference. Said Business License Fee Schedule shall become effective immediately. On motion of Council Member and on the following roll call vote, to wit: , seconded by Council Member AYES: NOES: ABSENT: The foregoing Resolution was passed and adopted this 11th day of April 2006. RESOLUTION PAGE 2 TONYFERRARA,MAYOR ATTEST: KELLY WETMORE, CITY CLERK APPROVED AS TO CONTENT: STEVEN ADAMS, CITY MANAGER APPROVED AS TO FORM: TIMOTHY J. CARMEL, CITY ATTORNEY RESOLUTION PAGE 3 EXHIBIT "A" ANNUAL BUSINESS LICENSE FEE SCHEDULE GENERAL BUSINESS LICENSE FEES Annual Business License Fee Fee for Each Employee SPECIFIC BUSINESS LICENSE FEES Billboards Commercial Auctions Hospitals and Rest Homes Motels & Hotels Public Utilities Taxicabs Trailer Parks and Mobilehome Parks Contractors Circuses and similar shows Bazaars and street fairs: Small Bazaars (1-4 displays or exhibits) Large Bazaars (5 or more displays or exhibits) $30.00 plus $5.00 per employee $125 $25 per day of Auctioning or $85 annual fee $40 per year plus $3.00 per bed $30.00 plus $1.00 per room $0 with franchise agreement $70.00 without franchise agreement $45 for 1st vehicle plus $15 for each additional vehicle $30.00 plus $1.00 per trailer or mobilehome $60 $70 per day $14 per display per every two days $70 per day ATTACHMENT 1 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE REPEALING, AMENDING, AND ADDING PROVISIONS TO TITLES 5, 6, 8, 9, 10, AND A PORTION OF TITLE 12 OF THE ARROYO GRANDE MUNICIPAL CODE ORDINANCE NO. 556 THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE DOES ORDAIN AS FOLLOWS: SECTION 1: The following Arroyo Grande. Municipal Code Chapters and Sections are hereby repealed in their entirety: A. Repeal Chapter 5.44 - Dances and Public Entertainment Activities; B. Repeal Chapter 5.60 -Publi9I:lc1li.~ltions; C. Repeal Section 5.72.020.f.(Taxlcab) Existing Operations - and renumber subsections G. through J. accordingly; D. Repeal Chapter 8.20 - Accumulated Waste Material; E. Repeal Section 9.04.010 - Solicitors and peddlers-Declaration of nuisance; F. Repeal Section 9.16.030.G. - Exceptions to noise standards and renumber subsections H. through J. accordingly; G.. Repeal Section 12.20.020 - Camping. SECTION 2: The following Arroyo Grande Municipal Code Chapters and SectIons are hereby amended to read as foll~:,;<;, \ -"'''- ' '.. A. Amend Section 5.02.060;.-SpecIfic business license fees. The following specific busin88S11 will be charged at a separate rate established by city council resolutibn: a. Billboards; b. Commercial auctions; c. HospitalS and rest homes; d. Motels and.hotels; e. Public utilities; f. Taxicabs; g. Trailer parks and mobilehome parks; h. Contractors; i. Circuses: and j. j:l..7lllarsand streets fairs. " ,." . . , '.:, ~":. ,." , . . .. , ". ORDINANCE NO. 556 PAGE 2 ~----- B. " Amend Section 5.02.080.A. - Business license approval process. A. Each business license application for a business to be conducted within a building shall be approved by the bYlkllng, fire, t.tealttt and plaRRIRg communitY develoDment departments to ensure conformance with existing zoning, building fire, health, and other public safety laws. C. Amend Section 5.16.010 - Hours of closing. All public places where games are played with saMS, pool balla, billiards, pins, dice, or bowling balls shall be promptly closed at eleven p.m.; provided, however, such places may close at twelve midnight on Saturdays. D. Amend Section 5.36.020 - Circuses and similar shows. Such businesses shall pay a license fee ef seveRly della.. ($70.00) per ~ as established bv citv council resolution; provided, however, no person shall conduct or carry on such business within the city without first having obtained a special permit therefore from the council. E. Amend Section 5.36.030. Bazaars and ~t fairs. Every person engaged In the business of exhibiting, conducting, managing or operating aprlvataly owned business (as deflRed IR ieellaR 15.0..010) bazaar shall pay a "license fee as fellews b I for: " A. Small l)e7Aars, which consist of one to four displays or exhlblts. st.tall pay a liaeRse fee effewFleeR dellaF8 ($H.OO) per dleplay per every a'1/8 dave. B. Large bazaars, which consiat of five or more displays m..msblblI!, st.tall pay a IlsaRee fee ef e....Ny dellaF8 ($70.00) per day. No person shaD conduct or carry on such business on any public property or public right-of-way (streets and sidewalks) within the city without first having obtained a bwlldiRg IjeeRee pelRlit aRd approval therefor from the council. F. Amend Section 5.52.070.A. by adding a new subsection 8. and renumbering existing subsection 8. to subsection 9. as follows: L.IbL1IImlna activitY wig create an unreasonablQ jntarruDtlQMtIaruDtion ~. 3.i. Any other set of specific facta, circumstances and conditions that, in the discretion of the Arroyo Grande police department, are determined to present or result In a situation incompatible or inconsistent with the proposed filming activity. G. Amend Section 5.52.110. Insurance Required. The applicant for a film permit shall procure and maintain, for the duration of the film activity, Insurance In the forms, types and amounts prescribed by the city adlRIRIstraler manaaer as approved by the city attomey. a.c. MEMORANDUM TO: CITY COUNCIL FROM: DON SPAGNOLO, DIRECTOR OF PUBLIC WORKS/CITY ENGINEER $" SUBJECT: CONSIDERATION TO APPROVE FINAL TRACT MAP 2709 SUBDIVIDING 1.12 ACRES INTO ELEVEN (11) RESIDENTIAL PARCELS AND ONE (1) COMMON AREA PARCEL LOCATED AT THE NORTH EAST CORNER OF MAPLE STREET AND SOUTH ELM DATE: APRIL 11, 2006 I I I Ii I' I: I' '! I I I : RECOMMENDATION: It is recommended the Council approve Final Tract Map 2709, subdividing 1.12 acres into eleven (11) residential parcels and one (1) common parcel. FUNDING: There is no fiscal impact. DISCUSSION: The real property underlying Final Tract Map 2709 is owned by Eileen Dickey and is located at the northeast corner of Maple Street and South Elm. Approval and recordation of the final map subdivides three residential parcels totaling 1.12 acres into eleven (11) residential lots ranging from 2,120 to 4,014 square feet in size. The common area lot is 8,909 square feet and consists of the driveway and underground retention basin. The zoning for this tract is Multi-Family (MF). The Planning Commission originally reviewed this project on May 3, 2005. At that time, the Commission continued the project to allow the applicant to address the following concerns: . Open space, . Guest parking, . Building separation, . Density, . Driveways, . Floor area ratios (FARs), The applicant subsequently addressed all of these items to the satisfaction of the Planning Commission, which approved the Tentative Tract Map on May 17, 2005. , ,I - ------If----- CITY COUNCIL CONSIDERATION TO APPROVE FINAL TRACT MAP 2709 SUBDIVIDING 1.12 ACRES INTO ELEVEN (11) RESIDENTIAL PARCELS AND ONE (1) COMMON AREA PARCEL LOCATED AT THE NORTH EAST CORNER OF MAPLE STREET AND SOUTH ELM APRIL 11, 2006 PAGE 2 The applicant has complied with all the conditions of approval and it is recommended the Council approve Final Tract Map 2709. ALTERNATIVES: The following alternatives are provided for the Council's consideration: . Approve staff's recommendation; . Do not approve staff's recommendation; . Modify as appropriate and approve staffs recommendation; or . Provide direction to staff. Attachment: Attachment 1 - Final Tract Map 2709 S:\PUBLlC WORKS ENGINEERING SHARED ITEMS\Development Projects\Tract Maps\Tracl 2709 - Spanish Oaks - Maple and Elm\CITY COUNCIL\MAP APPROVAL\Council Memo - Acceptance of Final Map for Tract 2709.doc 3nN3AV " .' IIJ4' ~ rL:.. 13 F;":.:,:; ::::/':" ...l r/.:::: ~ ... o ~ "'", t'" -'aj '::E z: t'" . t~ o. '0 ~. ~- "'~ ~~ .~ 3ldVV1 . .f- .UJ .UJ ,"" f- (j) ~L -' sUJ l!41i' '" 3.9O$t.811N "'", t'" -'aj z:::!: t'" "'", t'" -,' III z:::E t'" iJ07~JL,Ii1Nn3H1 YOdQ3llH3S:nJ1h!1Ye$y,] 3!)rNTrlKJ3.1~AIIM.9 N , ___~U ~~:0:tts~:~~:!L_Z ------~~l-i~~~ ;:::' ,lftf,&' "' ..... ,_.", w' . ~ o 1.1 \~.~." ~ ~::;, I ~.., ~ ..,<I' ~ ~ e ~ I ~~ ;;:.. .."'. ~l!i I!!!i;O~ 1~~8 ~ J !::;;; :'I: "'~... 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",...l!i", [ill ...... i~ ". . ~. ~~ 8 z . ~ i 1"l.oo'O' . n ~~ 1; ih. 1 p !:: " ~ ~ ~ is ~lil z ~:!i (J '6 [ ~~. 55': ~ ~ u- 10 li!ul ~ ..... ui5 5' ~ ~ ,__0 ..J~f!/:o N ~1;~~8.. a::WIll :5i I- <-'t:( i5ffi~ ll; 0.... j:ll. - <!l () 1i<ll,~~~ ~ ~ ~~:!i~~ ~ u.. ffi 5i~ ~ 00 laO(/) l:! >- <Il >.. . I- !::5.~~:i ~ U...J:J wli. < WZ(/)~OQ J: <( <. ~ ~ I- (I) ~ o~ II. Z !il "'r;a r - .....". ....", ...-.-"'.......-..........."'---.... . 9.a. CITY OF ARROYO GRANDE CITY COUNCIL NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Arroyo Grande will conduct a Public Hearing on TUESDAY, APRIL 11, 2006 at 7:00 p.m. in the City Council Chambers, 215 E. Branch Street, Arroyo Grande, to consider the following item: PROPOSAL: Consideration of South County Sanitary Service, Inc.'s application for an integrated solid waste collection rate increase of 4.67% in accordance with the provisions set forth in the City's franchise agreement. REPRESENTATIVE: City Manager The Council may also discuss other hearings or business items before or after the item listed above. If you challenge the proposed action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. Failure of any person to receive the notice shall not constitute grounds for any court to invalidate the action of the legislative body for which the notice was given. Information relating to these items is available by contacting Arroyo Grande City Hall at 473-5414. The Council meeting will be televised live on Charter Cable Channel 20. / ;7 !i ,lll' IfA/(',1 1 --(c /\..A-l'--tI'LljLL-- Kelly We ore City Clerk Publish 1 time, The Tribune, Friday, March 31, 2006 MEMORANDUM FROM: CITY COUNCIL STEVEN ADAMS, CITY MANAGER ~A CONSIDERATION OF REQUEST FROM SOUTH COUNTY SANITARY SERVICE FOR INTEGRATED SOLID WASTE COLLECTION RATE INCREASE TO: SUaJECT: DATE:APRIL 11, 2006 RECOMMENDATION: It is recommended the City Council adopt the attached resolution approving an integrated solid waste collection rate increase of 3.76%. FUNDING: The recommended rate adjustment will result in an estimated increase of approximately $8,000 to the City in franchise fee revenue. . DISCUSSION: On November 12, 1997, the City entered into a franchise agreement with South County Sanitary Service, Inc. for collection, diversion and disposal of solid waste. On August 24, 1999, the City also entered into a franchise agreement with South County Sanitary Service for recycling services. The agreements specify procedures for rate adjustment requests, review and approval. On February 7, 2006, the City received a request from South County Sanitary Service, Inc. for a rate increase of 4.67% (Attachment 1). The request is based upon a CPI increase of 3.4% and a projected $1.00 per ton tipping fee increase. The franchise agreement allows for a base rate adjustment each three years and interim rate increases the other two years. In interim rate periods, the operator is limited to increases resulting from inflation, tipping fee adjustments, and franchise or regulatory fee increases. The City is currently in the second interim year following the last base year review. Per the franchise agreement, rate review is established in accordance with the "City of San Luis Obispo Rate Setting Process and Methodology Manual for Integrated Solid Waste Management Rates." The Manual specifically sets forth the costs allowed to be recovered through rate adjustments. As in the past, since the manual was developed by the City of San Luis Obispo, the City has contracted with Bill Statler, the San Luis Obispo Finance Director, to perform the City's due diligence by reviewing the rate request. Costs for this review are paid for by CITY COUNCIL INTEGRATED SOLID WASTE COLLECTION RATE INCREASE REQUEST APRIL 11, 2006 PAGE 2 the operator. Based on his analysis and interpretation of the rate manual, Mr. Statler has instead recommended an increase of 3.76%. A copy of Mr. Statler's correspondence is included as Attachment 2. The reduction is due to a difference in the percentage increase in tipping fee costs and a revision to the pass-through cost calculation. Existing residential rates are as follows: . 32-gallon container - $13.76 . 64-gallon container - $17.90 . 96-gallon container - $22.03 The increase will result in the following residential rates effective May 1, 2006: . 32-gallon container - $14.28 . 64-gallon container - $18.57 . 96-gallon container - $22.86 This represents a monthly increase of $.52 for the 32-gallon container, $.67 for the 64- gallon container, and $.83 for the 96-gallon container. ALTERNATIVES: The following alternatives are provided for the Council's consideration: Adopt the attached resolution approving the recommended rate increase of 3.76%; Modify the resolution to approve the requested increase of 4.67%; Delay action on the increase and request additional information; Deny the increase if appropriate findings can be determined and request staff to revise the resolution for consideration at the next City Council meeting; Provide staff direction. Attachments: 1. 2006 Base Year Rate Adjustment Application 2. Correspondence from Bill Statler, City of San Luis Obispo Finance Director, regarding South County Sanitary SeNice Rate Request Review S:\CITY MANAGER\STEVE\Council ReportslRefuse Rate Increase Report 4. I 1.06.doc RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE ESTABLISHING INTEGRATED SOLID WASTE COLLECTION SERVICE RATES WHEREAS, the City of Arroyo Grande may determine rates and charges for solid waste, recycling and green waste collection services pursuant to Public Resources Code Section 40059 (a) and AGMC 99 8.32.100 and 8.32.210. WHEREAS, South County Sanitary Service, Inc. has submitted a rate increase application (the "application") in accordance with the City's franchise agreements for solid waste, recycling and green waste collection services; and WHEREAS, the application has been comprehensively reviewed in accordance with the City's rate-setting policies. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Arroyo Grande as follows: The application is hereby approved and the integrated solid waste, recycling and green waste collection service rates set forth in Exhibit "A" attached hereto and incorporated herein shall become effective on May 1, 2006. On motion of Council Member , seconded by Council Member and on the following roll call vote, to wit: AYES: NOES: ABSENT: the foregoing Resolution was passed and adopted this day of ,2006. RESOLUTION NO. PAGE 2 TONYFERRARA,MAYOR ATTEST: KELLY WETMORE, CITY CLERK APPROVED AS TO CONTENT: STEVEN ADAMS, CITY MANAGER APPROVED AS TO FORM: TIMOTHY J. CARMEL, CITY ATTORNEY Exhibit A 3.76% CITY OF ARROYO GRANDE ALL RATES EFFECTIVE 5-1-06 COMMERCIAL GARBAGE CANS (PER MONTH) number COLLECTIONS PER WEEK of cans 1 2 3 4 5 6 7 1 $17.16 $36.22 $51 .49 $66.77 $82.04 $97.31 $118.20 2 $36.22 $49.58 $70.56 $83.88 $102.95 $122.03 $148.15 3 $41.95 $70.56 $91.51 $110.56 $123.93 $139.16 $169.84 4 $53.37 $85.79 $114.40 $135.38 $158.24 $175.42 $211.86 5 $64.81 $104.86 $133.47 $165.88 $194.49 $228.79 $289.41 6 $74.36 $120.09 $156.36 $190.66 $228.79 $263.09 $327.14 7 $83.88 $135.38 $175.42 $207.81 $240.21 $272.59 $335.51 Maximum volume and weight per garbage can: 33 Extra bags or cans above service level Commercial waste wheeler rent allons and 80 pounds $4.04 Each $3.12 per month COMMERCIAL DUMPSTER CONTAINERS (PER MONTH) Size of COLLECTIONS PER WEEK container (cubic yards) 1 2 3 4 5 6 7 1 $70.56 $102.95 $135.38 $173.50 $203.98 $242.12 $294.28 1.5 $80.09 $123.93 $175.42 $228.79 $278.36 $314.59 $368.36 2 $89.63 $150.62 $213.54 $282.16 $348.89 $390.84 $454.44 3 $106.76 $202.10 $282.16 $367.95 $436.60 $520.48 $664.80 4 $133.47 $236.41 $339.35 $436.60 $539.55 $640.61 $815.83 The rates shown above include the monthly container rental fee and are the same for bins and garwoods, when volume is identical. $8.521 UNSCHEDULED EXTRA COLLECTIONS FOR COMMERCIAL CUSTOMERS PER YARD COMMERCIAL CUSTOMERS MAY REQUEST A 96 GALLON GREENWA$TE CAN FOR $2.80 PER MONTH EACH $11.481 over 7,000 Ibs@ landfill tonnage rate COMPACTORS PER YARD SINGLE FAMILY and MULTI-UNIT RESIDENTIAL (4 units or less) VOLUME-BASED RATES INCLUDES WASTE WHEELERS FOR RECYCLING, GREENWASTE & GARBAGE one can 32 Qallon WASTE WHEELERS $14.28 PER MONTH two can 64 Qallon WASTE WHEELERS $18.57 PER MONTH three can 96 Qallon WASTE WHEELERS $22.86 PER MONTH four can two-64 Qallon WASTE WHEELERS $27.15 PER MONTH five can one 64 + one 96 oallon WASTE WHEELERS $31.45 PER MONTH six can two 96 callon WASTE WHEELERS $35.73 PER MONTH GARBAGE EXTRAS PER BAG/CAN I $4.04 I EACH $11.591 PERMONTH Extended vacation (less 18.8% disposal) CITY OF ARROYO GRANDE ALL RATES EFFECTIVE 5-1-06 Residential Recycling CUSTOMERS MAY REQUEST EXTRA 96 GALLON GREENWASTE CANS , IN YARD SERVICE (in addition to residential grabage service level) $2.80 I per month $10.10 per month Commercial Recycling Twice per week pickup of any quantity is free. If you need extra or more frequent service we can provide it at a 75% discount from garbage rates. Please recycle, its cheaper and it helps the city acheive its AB939 goal. MISCELLANEOUS ITEMS SHORT TERM BINS DEliVERY TAKE AWAY RENTAL EMPTIES $28.97 I NO CHARGE $2.141 $23.52 EACH PER DAY PER YARD MATRESSES TWiN DOUBLE QUEEN KING EACH EACH EACH EACH $10.93 $20.28 $28.07 $32.77 $50.561 SUNDAY SERVICE (in addition to garbage service level) $5.00 lor 18% whichever is greater LATE CHARGES PER MONTH ALL ACCOUNTS OVER 60 DAYS ARE SUBJECT TO LATE CHARGES Trl-City Disposal Service 874 Gr"nd Avenue Nipomo Garbage Company (805) 489.3534 Grover Beach, California 93433 (805) .489.3534 City of Arroyo Grande Steve Adams PO Box 550 Arroyo Grande, CA 93421 February 7, 2006 RE: South County Sanitary Service 2006 Interim Rate Request Enclosed please find my 2004 audited financial statement. The actual operating profit for rate making purposes was $493,137. The allowable profit from our 2004 Base Year projection was $487,320. It appears as though the rate manual format is doing a good job of keeping allowable expenses and profits within the established guidelines. As the rate manual requires, 2005 and 2006 are interim adjustments. The interim adjustments look at changes in pass through costs (landfill and franchise fees). In addition, it just applies an inflation factor to the allowable expenses. In 2007 we will be doing a new' Base Year that will reset the bar on revenues and expenses. We do have some challenges in 2006 that will spill over into 2007. The past two years we were fortunate to be buying diesel under a Waste Connections national purchase contract. That contract expired on 12-31-05. Waste Connections has been unable to enter into a new contract at a ,reasonable rate so we are purchasing fuel at market price. On an annual basis that will be an increase of $114,000. In 2006, we are having to spend $209,000 on the new California Air Resources Board emission requirements. For the 2006 Interim Rate Request I used the US city average CPI from the US Bureau of Labor Statistics as required in the manual. It was 3.4% for 2005. I have assumed that landfill expense will increase by $1.00 per ton to pay for the new Universal Waste handling requirements. I have projected that franchise fees will be the same as 2005, Given the challenges we are facing expense wise in 2006 I'm shooting for an effective date of 4-1-06, The requested increase is 4.67%. Tom Martin, General Manager South County Sanitary Service CITY OF ARROYO GRANDE Interim Year Rate Adjustment A~lication Re,quested In~rease L Rate Increase Requested II 4.67%11 :";1,,;1' Rat~, ~~hedule Rate Schedule Current Rate Increased Rate Adjustment (a) New Rate Single Family Residential 2. One Can Service 3. Two Can Service 4. Three Can Service $13.76 $14.40 $14.40 $17.90 $18,74 $18.74 $22,03 $23,06 $23,06 5 Multiunit Residential and Non-residential Rate increases of ~ 4.67%11 will be applied to all rates in each structure with each rate rounded up to the nearest $0.01 C~rtification " To the best of my knowledge, the data and infonnation in this application is complete, accurate. and consistent with the instructions provided by the City of Arroyo Grande. Signature: Title: General Manager Date: 02107/06 Fiscal Year: 1-1-2006 to 12-31-2006 Pg. 10(2 South County Sanitary Service 01/01/06 Interim Year Rate Adjustment A~lication Financial Information , Se<tion I,Base Year Costs Base Year Controllable Costs 6. 7. 8. 9. Total Allowable Costs $5,604,176 Plus Allowable Operating Profit $487,320 Plus Lease Payments to Affiliated Comoanies $0 Equals Total Controllable costs $6,091,496 I 72.1%11 Base Year Pass Through Costs II. 12. Tipping Fees $1.590,251 Franchise Fees $767,469 Plus AB 939 and Regulatory Fees $0 Equals Total Pass Through Costs $2,357,720 27.9%11 10. 13. Base Year Revenue Requirements (less Franchise Fee) II $8,449,21611 100%11 , .. 'Se<tionll.Changes:i,! Costs Change in Controllable Cost 14. Historical,Percentage Change in Consumer Price Index [I 34%11 Change in Pass Through Cost 15. Projected Interim Year 2005 Tipping Fees Projected Interim Year 2005 Franchise Fees 16. Plus Base Year 2005 AB939 Fees 17. Equals Total Base Year Pass Through Costs 18 Projected Interim Year 2006 Tipping Fees $1 684,264 Projected Interim Year 2006 Franchise Fees $856,965 Proiected Interim Year 2006 AB939 Fees $0 Equals Total Projected Interim Year Pass Through costs $2,541,229 19. 20. 21. Projected Percentage Change in Pass Through Costs II 6.27%11 S~!.i.on I!I:Cld~"tion o{ ~~rc~nt Ch""g~ in Rates Weighted Change in Controllable Costs 22. 23. 24. Controllable Costs as a Percent of Base Year Revenue Requirements 72.1% Mulliplie Percent change in CPI 3.4% Equals Weighted Percent Change in Controllable Costs 2.45% Weighted Change in Pass Through Costs 25. 26. 27. Pass Through Costs as a Percent of Base Yr Revenue Requirements 27.9% Mul1ivlie Percent Change in Pass Through Costs 6.27% Equals Weighted Percent Change in Pass Through Costs 1.75% Total Change 28. Total Percent Change in Cost (Line 24+ Line 27+ Line 28) 29. Divided l Adjustment for Franchise Fee (1-10.0 percent) 30. Equals Percent change in Existing Rates II II 4.20% 90.0% I 4.67 %11 Fiscal Year: 1-1-2006 to 12-31-2006 Page 2 of 2 Attachment 2 124 Cerro Romauldo Avenue San Luis Obispo, CA 93405 (805) 544-5838 Email: bstatler@pacbell.net r~L ::'fJ)ln~rr[C'~~~~at_l,ei~.,:. " . ., ". '-,. " '~ ," c.' . 'I 'iI: ,;',',,11-' ,': ',. ii, '.' .~, , .1'\', ',' '-,: " -----,~_.-~..;...,-~ ' .,-", " .. . .~ April 3, 2006 Steve Adams, City Manager City of Arroyo Grande 214 East Branch Street Arroyo Grande, CA 93421 SOUTH COUNTY SANITARY SERVICES RATE REQUEST REVIEW As you requested, this report presents the findings of my analysis of the Interim Year rate request submitted by South County Sanitary Services (SCSS) on February 7, 2006, SUMMARY OF FINDINGS Request Summary SCSS has requested an Interim Year rate adjustment of 4.67%, to be effective April I, 2006. Recommendation Rates. As reflected in Attachment I ("Revised Interim Year Rate Adjustment"), I recommend that the City approve a rate increase of3.76%. In accordance with the rate adjustment criteria set forth in the City's Franchise Agreement with SCSS, this is based on two adjustments to the rate request submitted by SCSS (Attachment 2): 1. Revision to projected percentage increases in tipping fee costs. Based on costs for 2005 provided by SCSS, the increase in tipping fee costs should be 3.31 % (line 26 in Attachment I) versus the initial SCSS increase of 4.88%. 2. Revision to pass-through costs calculation. In their application, SCSS has included projected franchise fees in the "pass-through" cost calculation. Under the adopted rate methodology, this should not be included here. (The adjustment for franchise fees at 10% of revenues is accounted for on Line 29.) All other calculations underlying this request have been prepared in accordance with the Franchise Agreement, and accordingly, I recommend that the City approve a rate increase of 3.76%. This will result in a "one-can" single family residential rate of $14.28 per month, compared with the current rate of$13.76 and the requested rate by SCSS of$14.40 per month. r-- - '-'--'---'--"O;---"~-.-~ '. L___ ...c._........ _ , I :! . South County Sanitary Services Rate Request Review Page 2 Effective Date. Given the current status of the rate request application, May I, 2006 is a reasonable effective date. BACKGROUND Under the City's Franchise Agreement with SCSS, the rate setting process follows a three-year cycle: . Base Year. The first year of the cycle-the Base Year-requires a comprehensive, detailed analysis of revenues, expenses and operating data. This information is evaluated in the context of agreed upon factors in the Franchise Agreement in determining fair and reasonable rates. . Interim Years. In both the second and third years, SCSS is eligible for Interim Year rate adjustments that address two key change factors: changes in the consumer price index for "controllable" operating costs; and changes in "pass-though costs" (primarily "tipping fees," and franchise fees if there has been an increase in the rate since the last review), which SCSS does not control (tipping fees are set by the County Board of Supervisors and franchise fees are set by the City of Arroyo Grande). These adjustment factors are "weighted" by the proportionate share that these costs represent of total costs. For example, in the most recent Base Year, controllable costs accounted for 79.3% of total costs, with pass-through costs (before franchise fees) accounting for 20.1%. The rate review for the two Interim Years requires less information and preparation time than the Base Year review, while still providing fair and reasonable rate adjustments. The last Base Year rate review was completed in August 2004. The proposed rate increase for 2006 is the second Interim Year review in the current three-year cycle: the first Interim Year rate increase was approved in April 2005. REVIEW PROCESS In evaluating the SCSS rate request, I reviewed the following in determining compliance with the Interim Year rate adjustment provisions of the Franchise Agreement. . The correct process, forms and calculations were used in preparing request in accordance with the Rate Setting Process and Methodology Manual for Integrated Solid Waste Management Rates referenced in the Franchise Agreement as the basis for adjusting rates. . Base year information for 2004 was correctly entered from the most recent Base Year review (August 2004). . Interim Year information for 2005 was correctly entered from the last Interim Year review (April 2005). South County Sanitary Services Rate Request Review Page 3 . Consumer price index data was correctly gathered and "weighted" in accordance with the Franchise Agreement. . Adjustments to projected tipping fee costs were adequately documented and "weighted" in accordance with the Franchise Agreement. SUMMARY In accordance with the rate adjustment criteria set forth in the City's Franchise Agreement with SCSS, I recommend that the City approve a rate of 3.76% effective May 1,2006. As discussed above (and documented in Attachment I), this is slightly less than the 4.67% increase requested by SCSS (Attachment 2). Please call or email me if you have any questions regarding my findings. Sincerely, ~~ Bill Statler ATTACHMENTS 1. Revised Rate Adjustment 2. SCSS Interim Rate Adjustment Application 3. Excerpt from Section II-C of the Rate Setting Manual: Interim Rate Setting Process Attachment 1 South County Sonitary Service: 2006 Interim Year Rate Adjustment Financial Information REVISED This worksheet reflects the consultant's recommended revisions to innial rate request application submittad by SCSS. 1; .,'~".. .'i~o.!!J-B"~Ye8r~~ostI~~;. ''',,,J Base Year Controllable Costs 6. 7. 8. 9. Total Allowable COSIS $5,604,176 Plus Allowable Operating Profit $487 320 Plus Lease Payments to Affiliated Comoanies $0 Equals Total Controllable costs $6091,496 79.3o/~1 Base -Year Pass Through Costs 10. II. 12. Tipping Fees I $1,590,251 I Plus AB 939 and RelOllatory Fees' $0 Equals Total Pass Through Costs $1,590,251 20,7o/~1 13. Base Year Revenue Requirements (less Franchise Fee) ~ $7,681,747 ~ I OO'/~ 1,,' '".~' ~do_~.p~_hilng..I!i':"C.!l'llS.-....._'..::....G " Change in Controllable Cost 14. Historical Percentage Change in Consumer Price Index ",- ~ II 3.4o/~1 Change in Pass Through Cost 15. 16. 17. Projected Interim Year 2005 Tipping Fees $1630305 Plus Base Vear 2005 AB939 Fees $0 Equals Total Base Year Pass Through Costs $1,630,305 18 19. 20. Projected Interim Year 2006 Tipping Fees $1,684,264 Proiected Interim Year 2006 AB939 Fees $0 Equals Total Projected Interim Year Pass Through costs $1,684,264 21. Projected Percentage Change in Pass Through Costs II 3.31o/~1 C:'::S.cdon llI-CillcuJadon of Pe~_e.!!!Kba!!g...!!!.~teS ,. <, , I Weighted Change in Controllable Costs 22. 23. 24. Controllable Costs as a Percent of Base Year Revenue Requirements 79.3% MultiDlie Percent chanee in CPI 3.4% Equals Weighted Percent Change in Controllable Costs 2.70./. Weighted Change in Pass Through Costs 25. 26. 27. Pass Through Costs as a Percent of Base Yr Revenue Requirements 20.7% MultiDlie Percent Cham~e in Pass Throu2h Costs 3.31% Equals Weighted Percent Change in Pass Through Costs 0.69% Total Change 28. Total Percent Change in Cost (Line 24+ Line 27+ Line 28) 29. Divided bAdiUSbnent for Franchise Fee (1-10.0 percent) 30. Equals Percent change In Existing Rates Ir Ir 3.38% 90.0% 3.76%11 'Fiscal Year: 1-1-2006 to 12-31-2006 Page 2 of 2 * Included in franchise fee CITY OF ARROYO GRANDE South County Sanitary Service Inc. (805) 489-4246 Attachment 2 1\'1-Clty Disposal Service 874 GrAnd Avenue Nipomo Garbage Company (80S) 489-3'S34 Gm,'C'r 8c~cb. California 9.H:H (80S) 489-3534 City of Arroyo Grande Steve Adams PO Box 550 Arroyo Grande, CA 93421 February 7, 2006 RE: South County Sanitary Service 2006 Interim Rate Request Enclosed please find my 2004 audited financial statement. The actual operating profit for rate making purposes was $493,137. The allowable profit from our 2004 Base Year projection was $487,320. It appears as though the rate manual format is doing a good job of keeping allowable expenses and profits within the established guidelines. As the rate manual requires, 2005 and 2006 are interim adjustments. The interim adjustments look at changes in pass through costs (landfill and franchise fees). In addition, it just applies an inflation factor to the allowable expenses. In 2007 we will be doing a new' Base Year that will reset the bar on revenues and expenses. We do have some challenges in 2006 that will spill over into 2007. The past two years we were fortunate to be buying diesel under a Waste Connections national purchase contract. That contract expired on 12-31-05. Waste Connections has been unable to enter into a new contract at a reasonable rate so we are purchasing fuel at market price. On an annual basis that will be an increase of $114,000. In 2006. we are having to spend $209,000 on the new California Air Resources Board emission requirements. For the 2006 Interim Rate Request I used the US city average CPI from the US Bureau of Labor Statistics as required in the manual. It was 3.4% for 2005. I have assumed that landfill expense will increase by $1.00 per ton to pay for the new Universal Waste handling requirements. I have projected that franchise fees will be the same as 2005. Given the challenges we are facing expense wise in 2006 I'm shooting for an effective date of 4-1-06. ~/~. ~/,/ . The requested increase is 4.67%.~~-/~ ---""" ;- Tom M3Itin. General Manager South Coumy Sanitary Sef"Yice CITY OF ARROYO GRANDE Interim Year Rate Adjustment Application :t. ~'- ;'.~:'~j ,,-, ~';~:~'r':?\": "Requested Increase ":;?n;:~: 1{!r, ",~ ':"-:;~ 't:~ ;":\;t', "~,"T:l I. , 4.61%~ Rate Increase Requested "."", .. " ."" :""',:,".,"''',' Rilte SchedUle" ., ,Y,~',"<,',~1:.',Y""!G!'::'.".:' i: "'f:: Rate Schedule Current Role New Rate Increased Rate Adjustment (a) Single Family Residential 2. One Can Service 3. Two Can Service 4. Three Can Service $13.16 ~14.40 $14,40 $17.90 $18,74 $18,74 $22.03 $23,06 $23.06 5 Multiunit Residential and Non-resldentla' I Ralelnc:~ascsor 4.61%~ will be applied 10 all rcl.lcsln each struclure with each rale rounded up (0 lhc nearest $0.01 ) :'. ,:';:~,::{:',',~,:~ri;:~:~;'i:': :':'!,\""" :',"Cei"tinciiUon :-; ',: .'X;.):(~;: ,',it):;:';:~;:i~\:;:i"'/ff!~\;YI!:"::~ To the best of my knowlcdSe.lhc data and Infonnallon in this application is complete, accurolte, alld eonsi.!ltcllt wilh the instructions provided by the City of ^rro~ Grande. Signature: Date: 02107106 Name: TOM MARTIN TItle: General Manager Fiscal Year: 1-1-2006 to 12-31-2006 Pg. 1012 , , , , Attachment 2 South Count)' Sanitary Service 01101106 ^~':'"^h"".ant 2 Interim Year Rate Adjustment A~plication Financial Information ','~;':....:'>\?~r~.\:,~~j~;Sfttlorlt.Base YecifCoStj "...-..' .:'~);';'~:: ;~,,:,~!,:;.j'~,,:.:,,' ,::,::i~:;~,~:; Base Year Controllable Costs 6. Total Allowable Costs 7. Plus Allowable Operating Profit 8. Plus Lease Pa nlS to Affiliated Com anies 9. Eqllols Total Controllable COsls $5,604 176 $487,320 $0 $6,091,496 72.1 Base Year Pass Through Costs 10. Tipping Fees $1,590,251 Franchise'Fees $767,469 Plus AB 939 and Re2ulalOrv Fees $0 Equals Total Pass Through Costs $2,357,720 27.9%11 II. 12. 13. Base Year Revenue Requirements (less Franchise Fee) II $8,449,216 U l00%~ t. ' r','. ,;{:ii-~\~J~:~f.~ectlon U..Cfullijes ~;COitlr+,j,j~~~~~t';:;1.,;~?)tb;~!~',~:;~\~W;~~i'~-(>, Change In Conlrollable Cost 14. Historical Percentage Change in Consumer Price Index ~ 3.4%ij Change In Pass Through Cost 15. Projected Interim Year 2005 Tipping Fees $1 605,896 Projected Interim Year 2005 Franchise Fees $785453 Pills Base Year 2005 AB939 Fees $0 Equals Total Base Year Pass Through Costs $2,39 I ,349 16. 17. 18 Projected Interim Year 2006 Tipping Fees $1,684,264 Projecled Interim Year 2006 Franchise Fees $856,965 Projected Interim Year 2006 AB939 Fees $0 Equals Tolal Projected Interim Year Pa.liS 111roUgh costs $2,541,229 19. 20. 21. Projected Percentage Change in Pass Through Costs ~ 6.27%11 'i'" ,.;Seaton'lU1CiiICtdallonllf P.tttilil.qia/lgl!:UfRiili!J'~,l'''!;j'~,ii'! Weighted Change In Controllable Costs 22. 23. 24. Controllable Costs as a Percent of Base Year Revenue Requirements 72.1% Mullinlie Percent cham!:e in CPI 3,4'.l Eqlfals Weighted Percent Change in Controllable Costs 2.45% Weighted Change in Pass Through Costs 25. 26. 27. Pass Through Costs as a Percent of Base Yr Revenue Requirements 27.9'.l Multi"Ue Percent Olanae in Pass ThrouR.h Costs 6.27'.l Eq"alJ Weighted Percent Change in Pa,liS Through Costs 1.75% Total Change 28. Total Percent Change in Cost (Une 24+ Line 27+ Line 28) 29. Divided I Ad.ustment for Franchise Fee (1-10.0 rcent) 30. Equals Percent change in Existing Rates 4.20 90.0 4,67% Fiscal Year: 1-1-2006 to 12-31-2006 Page20f2 ..... u......&4U Vj Lauor ~laLJslICS Data Page 1 of 1 Attachment 2 U.S. Department of Labor Bureau of Labor .. Statistics Bureau of Labor Statistics Data www.bls.gov Iilll BL$ Home I Programs. Surveys I Get Detailed Statistics I Glossary I ~'flhlJ~:~' :.\~-l. rtl11~' Search I A-Z Index What's New I Find Itl In DOL Change Output Options: From:11995 cl To:12005.r.l ~ r, include graphs NEWI More Fonnattlno ODtlons... Data extracted on: February 2, 2006 (1:53:33 PM) Consumer Price Index - All Urban Consumers 12 Months Percent Change 8eri8s J:d. CUUROOOOSAO Not Seasonally Adjusted Areal U.S. city average ]:tel... All items Base Period: 1982-84=100 Year Annual 1995 2.8 1996 3.0 1997 2.3 1998 1.6 1999 2.2 2000 3.4 2001 2.8 2002 1.6 2003 2.3 2004 2.7 2005 3.4 Frllql!entlv.~,ke!LQl!e$tJ!lm! I Free<!om_OUJlf!!rm.i!tlon..~g I CYitDmvJiI.n:llJlV (>rlvacv &. Se<;YfltV.liti!tement I !..!nklng t!!.OYf.Sltl! I AC:.<;llUlbllltv u.s. Bureau of Labor Statistics Phone: (202) 691-5200 Postal Square Building Fax-on..(Semand: (202) 691~632S 2 Massachusetts Ave., NE Data questions: bJ'II.AliL.ItllftftbJL90 washington, DC 20212.0001 Tl!'cItnlcal (web) questions: webm..,t.[flIllL8ft /Other comments: 'u.~tp~kO~I....u hup:lldata.bls.gov IPDQ/serv letlSurveyOlltl'lItServlel 21?I?OM sectlon II. Rate Selllng Process C. Interim Year Rate Sem"g Proce.r.r Interim year rate adjustmem requests are accepted in the lwO years between base years. The interim year process requires less information and preparation time, while still allowing fair and reasonable rate adjustments. During the lwO interim years, rates can be adjusted annually through application of a composite index. The index consists of: Q Historical changes in the U.S. National Consumer Price Index (CPI) published by the Bureau of Labor Statistics in their Monthly Labor Review Q Projected changes in tipping fees Q Projected changes in AB'939 and regulatory fees Q Adjustmem for the franchise fees which change if revenues change. In each interim year, the franchise hau ler is responsible for determining the actu:!l annual change in the CPI for the most recem 12-month period. The franchise hauler also will be responsible for estimating and documenting projected changes in tipping Attachment 3 fees, and AB 939 and regulatory fees in the interim year for which a rate adjustment is . . requested. Even if the interim-year adjustment would justify an increase in rates, the franchise hauler is nOl required to apply for the increase. This will help stabilize rate adjustments even when small increases might be warranted. Special mid-year rate adjustments are allowed outside of the annual schedules of the base year and interim year adjustments. These adjUstments are for extraordinary and consequential cost increases which would require across-the-board rate increases of greater than five percem (5%). Both the City and franchise hauler may initiate the special mid-year rate adjustment process by comacting the City Administrative Officer (CAO). For special mid-year rate adjuSlmems. the franchise hauler will provide necessary information and documentation so the CAO can make a judgment as to the reasonableness of such a rate adjustment. With CAO approval, a mid, year rate adjUstment can be made by the . franchise hauler. Exhibit n-4, following this page, provides an overview of the interim year rate adjustment process. Following this exhibit is a description of each step in the process. . Page '1-22 CIty of San Luis ObIspo 9.b. CITY OF ARROYO GRANDE CITY COUNCIL NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Arroyo Grande will conduct a Public Hearing on TUESDAY, APRIL 11, 2006 at 7:00 p.m. in the City Council Chambers, 215 E. Branch Street, Arroyo Grande, to consider the following item: Applicant: Wells Fargo Bank Proposal: Amended Conditional Use Permit 06-001 - The City Council will consider a proposal for a full service bank in Phase II of the Five Cities Center. Location: 911 Rancho Grande Parkway In compliance with the California Environmental Quality Act, the Community Development Department has determined that the project is categorically exempt under section 15305 of the CEQA guidelines. If the City Council does not feel that this categorical exemption is appropriate, project approval will not be considered. The Council may also discuss other hearings or business items before or after the item listed above. If you challenge the proposed action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. Failure of any person to receive the notice shall not constitute grounds for any court to invalidate the action of the legislative body for which the notice was given. Information relating to these items is available by contacting Arroyo Grande City Hall at 473-5414. The Council meeting will be televised live on Charter Cable Channel 20. Publish 1 time, The Tribune, Friday, March 31, 2006 MEMOR~NDUM TO: FROM: CITY COUNCIL ROB STRONG . ~~ COMMUNITY DEVELOPMENT DIRECTOR 1/ LL KELLY HEFFERNON flTI ,ASSOCIATE PLANNER BY: SUBJECT: CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT CASE NO. 06-001 AND ADMINISTRATIVE SIGN PERMIT 06-007 TO ALLOW A FINANCIAL INSTITUTION TO OCCUPY BUILDING "J" OF THE FIVE CITIES SHOPPING CENTER; 911 RANCHO PARKWAY; LEVON INVESTMENTS, LLC APRIL 11, 2006 DATE: RECOMMENDATION: The Planning Commission recommends the Council adopt the attached resolution approving the proposed project. FUNDING: It is uncertain what the net financial benefit or loss would be to the City by allowing a bank to occupy what is currently a retail-approved lease space. The subject property has not been occupied to date and therefore has not generated any sales tax revenue for the City. There would be a potential future loss in sales tax revenue by allowing a non-retail use. Secondary financial benefits could be gained from the bank drawing more people to the Five Cities Center to shop. DISCUSSION: Backaround The City Council approved Conditional Use Permit No. 96-541 to construct the Five Cities Center in July 1996, which included the construction of fourteen (14) commercial buildings in two phases. The site plan approved as part of the conditional use permit designated the location, maximum building size and uses for each building. As shown on the approved site plan for Phase II, Buildings I, J and K were designated for commercial retail uses, and Buildings Land M were designated for restaurant uses (see Attachment 1). In November and December of 2001, the City Council approved amendments allowing a 4,100 sJ. portion of Building J as a restaurant with outdoor patio instead of retail, and decreasing the size of the restaurant in Building M from 6,000 to 5,000 sJ. with a 1,200 sJ. patio. A.G. Edwards & Sons, a financial institution, was allowed to occupy Building L, originally planned for restaurant then retail use. CITY COUNCIL ACUP 06-001 APRIL 11,2006 PAGE 2 Building J has a total.of 11,700 square feet of lease space, 4,550 square feet of which has been vacant since it was constructed. Wells Fargo Bank proposes to occupy this remaining lease space, rendering all of Phase II as completely occupied, except for Building I, which has yet to be constructed. Originally, Pad 'I' was planned as a single 36,000 s.f. retail anchor building in Phase II. The City Council considered the Bank's proposal several times since May of 2004 and denied the project on March 8, 2005 based primarily on unresolved traffic and circulation issues within the Five Cities Shopping Center (see Attachment 2 for Meeting Minutes). Council Members specifically expressed concern about the need for a comprehensive circulation plan, and for better direct access between Phase I and Phase II. On October 11, 2005, the City Council considered a proposal for various transportation improvements within both phases of the Center (see Attachment 3 for Meeting Minutes). In .order to allow full occupancy of Building J and development of Pad I, Investec proposed several traffic mitigation measures intended to: . Maintain cross movement between Phases I & II; . Retain multiple turning movements; . Improve the Level of Service along Rancho Parkway; and . Improve safety aspects of the roadway. Alternatives A through H were proposed, which included: A. A back entrance to the Center from Camino Mercado; B. Modifying planters and parking between Wal-Mart and Sav-On; C. Modifying planters and parking near the entrance to Rancho Parkway; D. Modifying planters and parking on the north side of the movie theatre; E. Modifying the entrance from West Branch Street near the movie theatre; F. Adding an eastbound right turn lane at Rancho Parkway; G. Constructing the following improvements on Rancho Parkway: Prohibit' northbound left turns into Phase I; install medians to channel traffic; install bike lanes; and convert westbound right onto West Branch Street into a left/right turn. H. Adjusting signal timing for both signals on West Branch Street. The Council consensus was to request that the applicant include all of the alternatives presented, with the exception of Alternative B, when proceeding with discretionary approvals for Building J and reconfiguration of Pad I. Proiect Descriotion The current project plans are identical to the previous submittal. The applicant proposes a full service financial institution with automated teller machines and associated signage. The applicant also proposes as part of the project description to post security for Phase II traffic improvements based on an estimate of probable construction costs for the improvements, currently undetermined. These improvements would be implemented prior to obtaining occupancy for Pad I buildings (see Attachment 4 for letter from Carol CITY COUNCIL ACUP 06-001 APRIL 11, 2006 PAGE 3 Florence, applicant's representative). Condition of approval no. 7 requires posting of security for the estimated cost of Phase II traffic improvements prior to occupancy of the bank. Sianaae The applicant proposes to install signs on two sides of Building J. Per the approved Sign Program for the Center, one sign is permitted per frontage. "Frontage" is described as building front or side, which directly abuts a public street or parking area. The proposed lease space of Wells Fargo Bank is on the north end of Building "J", which has frontage on the north and west sides. The Sign Program limits the amount of signage for inline tenant shops to 1.5/1 linear foot of frontage up to a maximum of 70 square feet. With 65 feet of frontage along the north side of the building, and 70 feet of frontage along the west side, the signs can be a maximum of 70 square feet each. The proposed signs are smaller than the maximum size allowed (31.2 square feet). Parkina Reauirements The parking calculations summarized in the table below show that the proposed change in use for lease space from commercial retail to financial institution will not adversely impact the parking configuration or the ability to provide sufficient parking for Phase II, exclusive of Pad 'I' reconfiguration which will be subject to a subsequent CUP application. There is no additional parking proposed for the project. SUMMARY OF PARKING REQUIREMENTS No. Parking Spaces Existing Parkina 263 Parking Demand: Wells Fargo (or retail use) 18 Baia Fresh 26 Coldstone Creamery 15 Hallmark 12 Trader Joe's 47 AG Edwards 16 Restaurant (previouslv Vianeto's) 50 Total parking reauired 184 PUBLIC COMMENTS: A public notice was sent to all property owners within 300 feet of the proposed project, and a public notice was placed in The Tribune on March 31, 2006. Staff has not received any comments or correspondence to date. CITY COUNCIL ACUP 06-001 APRIL 11, 2006 PAGE 4 ENVIRONMENTAL ASSESSMENT: Staff has reviewed this project in compliance with the California Environmental Quality Act, and has found that the project is exempt per section 15305 of the CEQA Guidelines. Therefore, staff does not anticipate that this project will have an adverse effect on the environment. ALTERNATIVES: The following alternatives are presented for the Council's consideration: 1. Approve the Planning Commission's recommendation and adopt the resolution; 2. Request action be continued until traffic improvement plan for Pad I is adopted; 3. Modify the Planning Commission's recommendation and adopt the resolution; or 4. Take tentative action to deny the project application and direct staff to prepare an appropriate resolution for City Council action. If the Council selects alternative 3, staff will return with the appropriate resolution at a later meeting. Attachments: 1. Original Site Plan for the Five Cities Shopping Center 2. City Council Meeting Minutes of March 8, 2005 3. City Council Meeting Minutes of October 11, 2005 4. Letter from Carol Florence dated March 15, 2006 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE APPROVING AMENDED CONDITIONAL USE PERMIT CASE NO. 06-001, APPLIED FOR BY WELLS FARGO BANK, LOCATED AT 911 RANCHO PARKWAY (FIVE CITIES SHOPPING CENTER, PHASE II) WHEREAS, the City Council of the City of Arroyo Grande has considered Amended Conditional Use Permit Case No. 06-001, filed by Wells Fargo Bank to amend Conditional Use Permit 96-541, as previously amended, by allowing a financial use in Building "J" of the Five Cities Shopping Center; and WHEREAS, the City Council has held a public hearing on this application in accordance with the Municipal Code; and WHEREAS, the City Council has found that this project is consistent with the General Plan and the environmental documents associated therewith; and WHEREAS, the City Council has found that this project is categorically exempt under Section 15305 of State CEQA Guidelines; and WHEREAS, the City Council finds, after due study, deliberation and public hearing, the following circumstances exist: FINDINGS FOR APPROVAL Conditional Use Permit Findings: 1. The proposed use is permitted within the Regional Commercial (RC) zoning district pursuant to Section 16.16.050 of the Development Code, and complies with all applicable provisions of the Development 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 building is already constructed and the proposed use is similar to other surrounding uses. 3. The site is suitable for the type and intensity of use or development that is proposed because all the necessary easements, circulation, parking and setbacks will be provided. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure the public health and safety. The building was constructed and issued a temporary certificate of occupancy in 2000, verifying that all necessary utilities and provisions were installed to ensure public health and safety. 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 traffic impacts identified in the recent traffic study are mitigated by conditions of approval. The building is already constructed and the existing parking is sufficient to accommodate the use. RESOLUTION NO. PAGE 2 NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo Grande hereby approves Amended Conditional Use Permit Case No. 06-001, 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 Council Member and by the following roll call vote to wit: , seconded by Council Member AYES: NOES: ABSENT: the foregoing Resolution was adopted this day of 2006. RESOLUTION NO. PAGE 3 TONYFERRARA,MAYOR ATTEST: KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICESI CITY CLERK APPROVED AS TO CONTENT: STEVEN ADAMS, CITY MANAGER APPROVED AS TO FORM: TIMOTHY J. CARMEL, CITY ATTORNEY RESOLUTION NO. PAGE 4 EXHIBIT "A" CONDITIONS OF APPROVAL AMENDED CONDITIONAL USE PERMIT CASE NO. 06-001 LEVON INVESTMENTS, LLC FIVE CITIES CENTER, PHASE II COMMUNITY DEVELOPMENT DFPARTMENT This Amendment to Conditional Use Permit 96-541 authorizes a financial institution (Wells Fargo Bank) to occupy Building "J" of the Five Cities Shopping Center (lease space is approximately 4,550 square feet). GFNFRAI CONDITIONS 1. All conditions of approval for Conditional Use Permit 96-541, as amended, shall remain in full force and effect as indicated in City Council Resolution 3157 approved on July 9, 1996. 2. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 3. The applicant shall comply with all conditions of approval for Amended Conditional Use Permit Case No. 06-001. 4. This application shall automatically expire on April 11, 2008 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. 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. 6. Development shall occur in substantial conformance with the plans presented to the City Council at the meeting of April 11 , 2006 and marked Exhibit "B". SPFCIAL CONDITIONS 7. Prior to issuing a Certificate of Occupancy, the applicant shall post a letter of credit or cash deposit for Phase II traffic improvements based on an estimate of probable construction costs from plans and specifications provided by the applicant, and as approved by the Director of Public Works. Phase II traffic improvements shall be completed on the earlier of three (3) years from the date of this approval or prior to Certificates of Occupancy for Pad I. RESOLUTION NO. PAGE 5 7. Prior to issuing a Certificate of Occupancy, the bank shall submit a letter from the property owner to the Community Development Department verifying that the existing trash receptacles within the existing trash enclosure and the proposed frequency of trash pick ups is adequate to accommodate the proposed use in addition to existing uses. 8. The employee parking for the bank shall be restricted to the extreme southwest corner of the existing parking lot. 9. Prior to issuing a Certificate of Occupancy, the applicant shall submit an exterior lighting plan and site lighting footcandle plan subject to review and approval of the Community Development and Police Departments that complies with Section 16.48.090 of the Development Code. RIIII DING AND FIRE DEPARTMENT 10. The project shall comply with the most recent editions of all California Building and Fire Codes, as adopted by the Prior to issuing a Certificate of Occupancy, City of Arroyo Grande. 11. The project shall provide complete compliance with State and Federal disabled access requirements. 12. Prior to issuing a Certificate of Occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines. 13. Two (2) exits are required from the public area. 14. The vault "structure" shall be independent from existing building structure. 15. Existing fire sprinkler and alarm system shall be revised as required for new construction and occupancy. . ~ ... ~ ~ U - ,G\ ;' ii I II !'I'i!' ,~ I! Ii! I II!! Ii!! ,.i~ 1 Ii I, !' I'll .:z !ll,q'-1 IW '~ !p1il"I!i I'" li IlL i 'l' Illj'll, i ,! i il I IiI Ii" I'll l! ,II dn li,li i !~ . ! ji , l,l i ,II ! 'l 0 il I!I 1'1. I . 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[!l -i ~ ;: ~ -< o ATTACHMENT 1 J:' -I "'I J:' , ~\ -<, _I 0\ . i :"lJ 11111 ~ l!11 ~ J' I ~ ! q ~ i , ~ ~ ~ ~ ~' '" iln i ;I~ d ~. · · · i !! !.! ~ i _, I i ! i I '" '" '" i . ---"-- , , , ATTACHMENT 2 CITY COUNCIL MINUTES MARCH 8, 2005 PAGE 5 Council comments included general support for the proposed amendments to the Housing Element; support for the inclusionary housing provisions included in the Housing Element; concern regarding the interpretation of SB 1818; acknowledgment concerning upcoming legislation to address and interpret provisions in SB 1818; direction to staff to monitor the legislation; and acknowledgment that the Housing Element could be amended again in response to changes in the law. Mayor Pro Tem Costello moved to adopt a Resolution as follows: "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE AMENDING THE HOUSING ELEMENT OF THE GENERAL PLAN (GENERAL PLAN AMENDMENT 04-003)". Council Member Dickens seconded the motion, and on the following roll-call vote: AYES: NOES: ABSENT: Costello, Dickens, Guthrie, Arnold, Ferrara None None There being 5 AYES and 0 NOES, the motion is hereby declared to be passed. 9.c. Continued Public Hearing: Consideration of Amended Conditional Use Permit Case No. 04-001 to Allow a Financial Institution to Occupy Building J of the Five Cities Shopping Center; 911 Rancho Parkway; Wells Fargo Bank. Associate Planner Heffernon presented the staff report and recommended the Council adopt a Resolution approving Amended Conditional Use Permit 04-001. Director Spagnolo introduced Andrew Lee from Omni-Means Engineers. Planners, and Steve Orosz from Orosz Engineering Group, Inc., who would be giving presentations. Carol Florence, Sr. Planner, Oasis Associates, representing the applicant, stated that based on the results of the traffic analysis, she requested the Council approve the Amended Conditional Use Permit for Wells Fargo. She indicated that the applicant agreed with the recommended mitigation. Steve Orosz, Traffic Engineer for the project, gave an overview of the traffic analysis conducted at the Rancho Parkway/Five Cities Shopping Center driveway intersection that services Phase 1 and Phase 2 of the Center. He reviewed Alternatives 1 through 10 for various intersection improvements, identifying the attributes and the constraints of each Alternative. In addition, he presented a simulation of existing traffic volume scenarios during PM peak hour weekday based on recent traffic counts. Mr. Orosz and Mr. Lee then responded to questions and comments from Council concerning the various Alternatives. Carol Florence commented that on behalf of the applicant, they have shown and are intending to continue to show good faith in attempting to resolve the existing traffic problems. She commented that whatever was proposed as mitigation for Wells Fargo must fit into the scheme of improvements for the rest of the Center. She requested the Council approve the Amended Conditional Use Permit for Wells Fargo with a special condition that will address not only the design implementation of the right turn lane on Rancho Parkway out of Phase 1, and instead of looking at the signal alternative, to pull back and look more comprehensively to see if there are some traffic circulation behaviors that can be modified. CITY COUNCIL MINUTES MARCH 8, 2005 PAGE 6 Mayor Ferrara opened the public hearing. Steve Ross, Arroyo Grande, responded to the Alternatives presented and proposed a "one-way" exit out of the Five Cities Center Phase 1 driveway on Rancho Parkway. John Keen, Arroyo Grande, spoke about traffic signals and explained how traffic signals are synchronized. Colleen Martin, Arroyo Grande, supported the Alternative which would allow one way in and one way out of the Phase 2 driveway; thought the stacking of cars in the traffic simulation presentation was low; and suggested that the driveway entrance on W. Branch Street near the movie theater be improved to attract drivers and for safety reasons by removing about eight parking spaces to avoid cars backing into traffic entering the parking lot. Upon hearing no further public comments, Mayor Ferrara closed the public hearing. Council Member Arnold responded to suggestions made by members of the public; commented that the key for resolving traffic problems at the Center is to focus on utilizing W. Branch Street which was originally designed to serve as the main entrance and exit; stated he could not support the proposed mitigation for Wells Fargo; commented there needed to be a comprehensive plan to address the traffic issues surrounding the Center; stated that he wanted to see more comprehensive studies on all of the alternatives; expressed concerns regarding the suggestion for a round-about in the middle of the street on Rancho Parkway and thought a stop sign would make more sense; commented that the traffic simulation model could be valuable if all the variables are included when comprehensively studying all the alternatives; and concluded by stating he would not support a traffic signal on Rancho Parkway unless it is absolutely the only solution. . Council Member Dickens commented that the traffic simulation was helpful; however he did not completely agree with what was depicted. He noted that this was the third public hearing to review the Wells Fargo application and commented that it was made clear by the Council early on that the traffic circulation problems surrounding the Center as a' whole coincide with consideration of this item as well as the build out of Phase 2. He stated he would like to see a simulation for the full build out of Phase 2 with a more comprehensive analysis of the alternatives. He said he was unable to support moving forward on this item. Council Member Guthrie commented that the simulations were helpful; however, he pointed out that the results of the analysis showed an unacceptable Level of Service D and F traffic conditions at the driveway intersection; stated it was difficult to predict how the bank use would impact traffic conditions; commented that the proposed mitigation would improve service on the Phase 1 side; commented that Building J could be occupied by a retail tenant without any further improvements; and supported allowing the conversion to a financial use in order to ensure that the improvements for adding a right turn lane at the Phase 1 driveway are installed. He agreed with the need to move traffic activity away from the intersection between Phases 1 and 2 to the main entrance on W. Branch Street. In conclusion, he stated that the bank would be an added service that is not currently available on the east side of the freeway, which could reduce traffic crossing through Brisco Road to get to banking services on the west side. He supported moving forward with approving the amendment to allow a non-retail use with the addition of the right turn lane in Phase 1. CITY COUNCIL MINUTES MARCH 8, 2005 PAGE 7 Mayor Pro Tem Costello commented that the issues to be considered are that we have a regional shopping center that is operating at a Level of Service that is far below original projections; the application being considered is an amendment to a Conditional Use Permit to permit a non-retail use in a retail oriented building; and the overall traffic behavior and conditions at the Center. He commented on the existing traffic circulation conditions, commented on the proposed alternatives and emphasized the need to maintain direct access from Phase 1 to Phase 2. He said for the long term, there are a lot of issues to address regarding access in and out of the Center. He agreed that by putting in a right turn lane at the Phase 1 driveway on Rancho Parkway, there would be an improved level of service; however, any improvements approved for this amended Conditional Use Permit would have to fit with whatever the long-term solutions for the Center are going to be. Mayor Pro Tem Costello stated he could not support moving forward at this time. Mayor Ferrara referred to the Statement of Overriding Considerations and related approval documents for the Five Cities Center project which required the payment of in-lieu fees and the installation and synchronization of traffic signals to address the traffic issue, and stated that even with those requirements, the traffic was going to get worse without a fix to the freeway underpass at Brisco. He noted that recent information from SLOCOG reported that it was going to be 10 to 14 years until there is a fix for the Brisco/101 interchange and that the El Campo interchange project is no longer on the project schedule. He commented that he did not understand how the right turn lane mitigation at Phase 1 affects the cross traffic issue to Phase 2; stated that if there were a direct impact on traffic by adding a right turn lane, he would rather move forward with a retail establishment and not a bank in order to receive the benefit of sales tax; and commented that if the owner of the Center wanted to act in good faith, they would take a look at the comprehensive behavior of traffic circulation in the shopping center and try to improve the circulation behavior to make it more effective. He commented on some of the suggestions presented such as the round-about; commented that the traffic simulation model did not reflect reality or the actual behavior of the traffic flow; and that he would like to see a simulation based on actual traffic conditions. Mayor Ferrara stated he was not comfortable moving forward with this application, and that if the City has to settle on a mitigation measure that is questionable, he would prefer a use that generates sales tax. Extensive discussion ensued with regard to the traffic circulation issues surrounding the Five Cities Center and the need for a comprehensive solution to traffic problems and behavior of circulation. . Mayor Pro Tem Costello moved to take tentative action to deny the Amended Conditional Use Permit applied for by Wells Fargo Bank located at 911 Rancho Parkway, Five Cities Center, Phase 2 without prejudice and direct staff to prepare and return with an appropriate resolution for City Council action. Council Member Arnold seconded the motion, and on the following roll-call vote: AYES: NOES: ABSENT: Costello, Arnold, Dickens, Ferrara Guthrie None There being 4 AYES and 1 NO, the motion is hereby declared to be passed. CITY COUNCIL MINUTES MARCH 8, 2005 PAGE 8 Mayor Pro Tem Costello moved to direct staff that any future Conditional Use Permit amendment application that comes forward for Building J and/or Pad I, should include consideration of comprehensive traffic circulation mitigation to the Five Cities Center as a whole. Council Member Dickens asked if the motion intended to require a full circulation study of both Phase 1 and Phase 2. Mayor Pro Tem Costello responded yes. Council Member Arnold seconded the motion, and on the following roll-call vote: AYES: NOES: ABSENT: Costello, Arnold, Dickens, Guthrie, Ferrara None None There being 4 AYES and 1 NO, the motion is hereby declared to be passed. 10. CONTINUED BUSINESS None. 11. NEW BUSINESS None. 12. CITY COUNCIL MEMBER ITEMS a) Request for staff to research alternatives on formula business restrictions in the Village commercial area and place on a future agenda for review and consideration. (FERRARA) Mayor Ferrara requested, and the Council concurred, to direct staff to research alternatives on formula business restrictions in the Village commercial area and place this item on a future agenda for review and consideration. 13. CITY MANAGER ITEMS a) Request for feedback regarding planning for Joint Meeting with Planning and Traffic Commissions. (ADAMS) City Mariager Adams requested feedback from the Council concerning the desired location for conducting the joint meeting. The Council directed that the meeting be held in the Council Chambers to enable the meeting to be videotaped and broadcast live. 14. COUNCIL COMMUNICATIONS None. 15. STAFF COMMUNICATIONS City Manager Adams announced that U.S. Postal Service officials would be conducting a public meeting on March 29, 2005 at 7:00 p.m. at the City of Arroyo Grande Woman's Club and Community Center, 211 Vernon Street, Arroyo Grande to discuss the potential relocation of the Arroyo Grande Post Office. 16. COMMUNITY COMMENTS AND SUGGESTIONS None. ATTACHMENT 3 CITY COUNCIL MINUTES OCTOBER 11, 2005 PAGE 3 Council Member Guthrie moved to continue the item to the next Regular City Council meeting of October 25, 2005. Council Member Arnold seconded, and the motion passed on the following roll-call vote: AYES: NOES: ABSENT: Guthrie, Arnold, Dickens, Costello None Ferrara 9. PUBLIC HEARINGS None. 10. CONTINUED BUSINESS 10.a. Consideration of the Proposed Five Cities Center Transportation Improvement Plan. Director of Public Works Spagnolo presented the staff report and recommended the Council review the proposed Five Cities Center Transportation Improvement Plan and provide favorable direction to the applicant to proceed with the proposed plan as part of Building J and Pad "I" applications. Carol Florence, representing Investec, commented that Investec is currently in negotiations with Chili's Restaurant, PetCo, and Sav-On drug store to locate in Phase 2 of the Five Cities Center; noted that a dry cleaner business currently in Phase 1 had negotiated a lease to downsize by relocating to smaller premises in Phase 2; agreed that there are existing traffic problems round both phases of the Center; and stated that Investec had attempted to comprehensively address the Council's comments and concerns by preparing multiple traffic mitigation alternatives for the Council's consideration. She noted that Investec's goals and objectives were to develop Pad I, complete occupancy of Building J, -and allow for other routine Center operations by providing traffic mitigation measures to maintain safe and efficient cross movement between Phases 1 and 2; retain multiple turning movements; improve the Level of Service along Rancho Parkway; and improve safety aspects of the roadway. She presented Alternative A (Ingress/Egress to Camino Mercado as a back entrance), however, she noted that the Conditions of Approval for the project prohibit this Alternative; Alternative B (Modify planters and parking between WalMart and Albertsons/SavOn); Alternative C (Modify planters and parking near entrance to Rancho Parkway); Alternative D (Modify planters and parking on the north side of movie theater); Alternative E (Modify entrance from Branch Street near movie theater); Alternative F (Add Eastbound Right Turn Lane at Rancho Parkway); Alternative G-1 (Modify Rancho Parkway by narrowing, calming, simplifying and directing); Alternative G-2 (Modify pavement marking and add signage at intersection of Rancho Parkway and West Branch); and Alternative H (Adjust signal timing for both signals on West Branch Street). She concluded by stating that Investec recommended the implementation of Alternatives D, E, F, G-1, G-2, and H. Council questions, comments, and discussion ensued regarding the attributes and constraints of the Alternatives that were presented, as well as balancing the cost versus public benefit of the Alternatives. Council Member Dickens stated he would like more detailed information about the possible inclusion of Alternatives A & C. He said he would like to keep these options open and research CITY COUNCIL MINUTES OCTOBER 11, 2005 PAGE 4 the original approval of the Center to see what the original intent was regarding access from Camino Mercado. He agreed that there was no major benefit to Alternative B. He commented on Alternative C and stated he would like to revisit this Alternative. He supported Alternatives G- 1 and G-2. He also suggested bringing back the issue of installing a traffic signal on Rancho Parkway between Phase 1 & 2. Mayor Pro Tem Costello invited comments from those in the audience who wished to be heard on the matter. Steve Ross, Arroyo Grande, commented that the City is installing a traffic signal at W. Branch Street and Camino Mercado; acknowledged that there would be a new senior residential development on Camino Mercado which will bring more people into the area; and supported the Alternative to provide another access to the Center from Camino Mercado. James Murphv referred to the entrance from W. Branch Street near the movie theater and suggested implementing measures to stop traffic from cutting through the area. He stated he would like to see a one-way entrance into the driveway from Rancho Parkway and no egress. He noted that the traffic problems are really centered around the Brisco Road intersection. Hearing no further public comments, Mayor Pro Tem Costello closed the public comment period. Council Member Guthrie inquired whether temporary traffic delineators could be set up and monitored for their effectiveness. Director Spagnolo responded that this was possible with regard to some of the Alternatives. Council Member Guthrie supported including Alternative A and noted that there is already one access driveway from Camino Mercado that lines up with the future senior residential housing project. He supported including Alternative C to improve traffic flow. He liked the Alternatives presented near the movie theater and suggested that in the future the left hand turn entrance from W. Branch Street be eliminated. He expressed concerns about implementing the proposed measures on Rancho Parkway and supported installation of temporary barriers in order to monitor the traffic behavior. He also encouraged extensive public education about the proposed changes. Council Member Arnold agreed that there was no value to Alternative B. He supported including Alternative A since more traffic is expected on Camino Mercado with the future development of the hotel and senior residential project. He referred to Alternative C and felt this option should be included. He supported Alternative D, although suggested that railing may be required to discourage pedestrians from crossing over at certain points. He supported Alternative E and suggested the installation of speed humps to slow traffic. He supported Alternative F. He referred to Alternative G-1 and suggested removing the southbound left hand turn into Phase 2 from Rancho Parkway; and opposed the suggestion for installation of a traffic signal on Rancho Parkway between Phases 1 & 2. He supported Alternative G-2; and supported Alternative Hand suggested adding a left turn arrow at the signal. Council Member Dickens asked what discretion the City has to require the applicant to make the proposed internal improvements. City Attorney Carmel stated that the Alternatives presented were voluntary since there was no project currently before the Council. He noted that when a project application is submitted for Pad I, the Council would have some discretion when addressing traffic mitigation measures. He stated that the applicant was proposing these t CITY COUNCIL MINUTES OCTOBER 11, 2005 PAGE 5 Alternatives voluntarily in anticipation of submitting an application for an amendment to the Conditional Use Permit for modifications to Pad I. Council Member Dickens asked if the City would have the ability in the future after the Center is built out to require signalization on Rancho Parkway. City Attorney Carmel noted that the City would not be able to require the applicant to pay for the signal once the project is complete, except with regard to future discretionary projects. Council Member Dickens stated he would like additional information on why a traffic signal is not warranted at this location at this time. He also noted that there was some disagreement regarding the second left hand turn lane into Phase 2 and commented that the City has discretion to modify the roadway. He concluded by stating that he would like to take a closer look at Alternatives A & C. Mayor Pro Tem Costello agreed that Alternative A may be a reasonable option to provide another access; agreed that there was no value to Alternative B; supported the inclusion of Alternative C which would provide an opportunity to fix a design flaw and change access to improve traffic flow; supported Alternative D; supported Alternative E in order to discourage through traffic, to ensure pedestrian safety and try to discourage the use of the driveway as a main entrance into the Center; supported Alternative F; however, he suggested eliminating the right turn only lane going into the Center, but supported the right turn only lane coming out of Phase 1, with a middle lane going straight or turning left. He referred to Alternatives G-1 and G- 2 and said he was not convinced of the need for multiple islands. He acknowledged that it was important to maintain access straight across from Phase 1 to Phase 2. He referred to Alternative H and expressed concern about having two left turn lanes from Rancho Parkway onto W. Branch Street and said the proposal needs further review and discussion. City Manager Adams stated that staff could work with the applicant to install temporary traffic mitigation measures to test some of the Alternatives on a pilot basis. Following discussion, there was consensus from the Council to request that the applicant include all of the Alternatives presented, with the exception of Alternative B, when proceeding with a proposed plan as part of the further development of Building J and the proposed reconfiguration of Pad I. 11. NEW BUSINESS 11.a. Consideration ofthe Draft Integrated Regional Water Management Plan. Director of Public Works Spagnolo presented the staff report and recommended the Council review the Draft Integrated Regional Water Management Plan (the "Plan") and provide comments. Frank Honeycutt, County Public Works Department, presented the Integrated Regional Water Management (IRWM) Plan for the San Luis Region and requested the Council's endorsement of the Plan. The San Luis Region IRWM Plan included a Vision Statement, an overview of Proposition 50 which provides funds for integrated regional water management; an overview of how the San Luis Region IRWM Plan is being developed; an overview of grant funding opportunities and the status of the grant applications for the Flood Management Plan, the Regional Permitting Plan, the Groundwater Banking Plan, and the Data Enhancement Plan. Mr. Honeycutt also reported on the status of the Implementation Grant Process. He reviewed the ATTACHMENT 4 o A S I S LANDSC.';PE ARCHITECTURE AND PLANNING i I , r,,'~:~~ ~ . '-"":-'\ ;.' -. ~-.., 15 March 2006 MAti;: !) Inn,; .. -'~ ~ '.; CITY Of' AF;i,U\1 CO'I .- ,-.."." .IV J\'/;h\iiJ'r ( Ii':\' fi: .'.'" 'DE .'MT Mr. Rob Strong, Director Ms. Kelly Heffernon, Associate Planner COMMUNITY DEVELOPMENT CITY OF ARROYO GRANDE 214 E. Branch Street Arroyo Grande, CA 93421 RE: Five Cities Center (FCC) - Amended Conditional Use Permit - 96.541 (CUP) Building' J' for a Full Service Financial Institution Dear Gentleman and Lady, Pursuant to our recent discussions regarding the status of the previous Amended CUP Case No. 04-001 and related procedural requirements, we are pleased to resubmit the request for a full service financial institution with automated teller machines to be located in Five Cities Center- Phase II, Building' J'. The Amended CUP application is accompanied by an Administrative Sign Permit application. It is noteworthy that the details of the proposal - tenant improvements, lighting and signage, have not changed since they were reviewed by the Staff Advisory Committee (March 31, 2004), the Architectural Review Committee (May 3, 2004) and approved by the Planning Commission (May 4,2004). As you know, since the May 25, 2004 City Council hearing, an impressive amount of work effort has been expended to address Council concerns regarding traffic and circulation. The culmination of this analysis has led to a consensus by Council, supported by the City's consulting traffic engineer and the Director of Public Works, to implement specific improvements. These improvements are generally described as follows: add a designated right turn lane from Phase I down Rancho Parkway; construct a raised median on Rancho Parkway between Via Vaquero and West Brach Street, thereby reducing the number of through lanes to one lane in each direction; change the striping on Rancho Parkway at West Branch Street to provide for one left/right turn lane. In addition, we will be designing and implementing a new ingress/egress off of Camino Mercado generally located behind Buildings C (Albertson's), D (Office Max) and D (Marshalls). We recently met with the Director of Public Works to discuss the City's requirements for the preparation of improvement drawings in the right-of-way. We have retained a local civil engineering firm familiar with the City's procedures to prepare these drawings, a traffic engineer to prepare a striping plan and a structural engineer to design the retaining wall associated with the designated right turn lane from Phase L As part of their respective scope of work, we have asked that our consultants prepare an estimate of probable construction costs for the improvements. 805-541-4509 FAX 805-546-0525 3427 MIGUEUTO CT SAN LUIS OBISPO CALIFORNIA 93401 10":,:",,,_'''.1,..;" OASIS ASSOCIATES, INC. 15 March 2006 Five Cities Center - Building 'J' Page 2 of3 In an attempt to provide the City Council with the necessary assurances that the aforementioned improvements will be implemented, the applicant is willing to offer, and be conditioned with the approval of the CUP for Building '1', the following: 1) obtain a performance bond for the improvements; and 2) implement these improvements prior to obtaining occupancy for the proposed Pad 'I' buildings. We will be working directly with Don Spagnolo regarding the details for the proposed bond amounts and will continue to coordinate with him through the design development and construction document phases. Thank you in advance for your consideration of our applications. We look forward to your positive response and a date certain to present this to the City Council. Please advise us should you requir~allY additional information. ,,- ~~~ ~ R / . l~uIl~'j A SO ATES, IN~_ ~ e, AICP Agent INVESTEC Attachments - See page 3 for a complete list of attachments. c: K. Slaught S. Adams, CM T. Carmel, CA 05-0003 9.c. CITY OF ARROYO GRANDE CITY COUNCIL NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City Council of the City of Arroyo Grande will conduct a Public Hearing on TUESDAY, APRIL 11, 2006 at 7:00 p.m. in the City Council Chambers, 215 E. Branch Street, Arroyo Grande, to consider the following item: APPLICANT: CASE NOS.: Russ Sheppel Tentative Tract Map Case No. 04-006 & Planned Unit Development Case No. 04-005 - The City Council will review a Tentative Tract Map and Planned Unit Development to subdivide a 1.8-acre site into nineteen (19) lots resulting in 24 density equivalent town homes and condominiums as a mixed use with existing fitness club and medical offices. LOCATION: Oak Park Blvd. and James Way (Oak Park Professional Plaza) In compliance with the California Environmental Quality Act, the Community Development Department has prepared a Mitigated Negative Declaration for the above project. The Mitigated Negative Declaration is available for review at the Community Development Department, City of Arroyo Grande. If the City Council does not feel that a Mitigated Negative Declaration is appropriate, project approval will not be considered. The Council may also discuss other hearings or business items before or after the item listed above. If you challenge the proposed action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. Failure of any person to receive the notice shall not constitute grounds for any court to invalidate the action of the legislative body for which the notice was given. Information relating to these items is available by contacting Arroyo Grande City Hall at 473-5414. The Council meeting will be televised live on Charter Cable Channel 20. Publish one time, The Tribune, Friday, March 31,2006 MEMORANDUM TO: CITY COUNCIL FROM: R5? ROB STRONG COMMUNITY DEVELOPMENT DIRECTOR BY: \/ \ l KELLY HEFFERNON YM1' ASSOCIATE PLANNER SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 04-006, PLANNED UNIT DEVELOPMENT NO. 04-005 AND MINOR EXCEPTION NO. 05-015 TO SUBDIVIDE A 1.8-ACRE SITE INTO NINETEEN (19) LOTS RESULTING IN 24 DENSITY EQUIVALENT TOWN HOMES AND CONDOMINIUMS AS A MIXED USE WITH EXISTING FITNESS CLUB AND MEDICAL. OFFICES; APPLIED FOR BY RUSS SHEPPEL. DATE: APRIL 11, 2006 RECOMMENDATION: The Planning Commission recommends the Council adopt a resolution approving Vesting Tentative Tract Map No. 04-006, Planned Unit Development No. 04-005 and Minor Exception No. 05-015 (Sheppe/3 and 4). FUNDING: There would be additional City costs associated with landscape maintenance within the creek setback area and pedestrian path easement if the City accepts the offer of dedication. PROJECT LOCATION: Southeast corner of Oak Park Blvd. and James Way. CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 2 DISCUSSION This project is an integral part of a prior Planned Development (PD 1.1) area, and therefore requires City Council action to amend the previous approved plan. Backaround The project site is located within the Oak Park Professional Plaza (the "Plaza") on the southeast corner of James Way and Oak Park Boulevard in the Office Mixed-Use (OMU) zoning district. The 3.74-acre Plaza is developed with two medical office buildings (Sheppel1 and 2) and a health club (Kennedy Club Fitness). Surrounding the property is a church to the north, the Best Western Casa Grande Inn to the south, Meadow Creek and Leisure Gardens condominiums to the east, and commerciaL development within the City of Pismo Beach to the west. The eastern portion of the site is constrained by an existing access from James Way and a twenty-five foot (25') setback from Meadow Creek, leaving a narrow strip of approximately seventy-feet (70') wide for development. The applicant obtained entitlement on May 22, 2001 to construct a 25,000 square foot medical office and surgery center on the remaining 1.8-acre vacant property that was never constructed (Sheppel 3). As part of the approval process for the medical office development in 2001, the Army Corps of Engineers required mitigation for disturbance of a manmade wetland. Accordingly, a Wetland Mitigation Plan was prepared that requires restoration of the riparian corridor along the bank of the Meadow Creek drainage basin, which the City owns (see Attachment B of the Initial Study for the Wetland Mitigation Plan). As compensation for using City property to perform the required mitigation, the City required a dedication of a 6' wide pedestrian path within the 25' creek setback area. On December 26, 2002 an "Irrevocable and Perpetual Offer to Dedicate PathlTrail Access Easement" was recorded that granted a six-foot (6') wide pedestrian easement along the creek side property boundary (see Attachment E of the Initial Study). The subject 1.8-acre site is currently used to a limited extent for parking. As part of the original approval for the Plaza, a Master Plan was developed that established a shared access, parking and drainage easement agreement. This easement agreement encumbers four of the six original parcels. A new easement agreement was approved with Sheppel 3 that connected all of the final developed parcels. A lot line adjustment was also approved that reconfigured and reduced the six (6) existing parcels into four (4). Because the Conditional Use Permit for Sheppel 3 was never pursued, the lot line adjustment did not record and therefore the lot configuration and Master Plan remain as approved in 1999 with CUP 98-572 (Sheppel) and CUP 98- 573 (Kennedy). There are two (2) other easements on the lower two lots owned by Mr. Sheppel that relate to circulation and parking. These easements are for the benefit of the motel owned by Ray BunnelL One easement is for ingress and egress to James Way from the motel, and the other is for shared parking. Mr. Bunnell has reviewed the proposed plans and has agreed with Mr. Sheppel to accept the design proposed. New easements will be recorded for parking and access with the proposed project, if approved. CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 3 After the Kennedy Club Fitness Center and Sheppel 2 office building were occupied, a series of issues arose with regard to parking and circulation. The two property owners (Kennedy and Sheppel) agreed that for any spaces marked for limited use in the . easement area for Sheppel 1 and 2, an equal number of spaces would be provided as additional parking for Kennedy Club Fitness on Sheppel's other lots. Mr. Kennedy had also made a request to the City to allow the old driveway entrance closest to the Kennedy building reopened. The City had previously required that the old driveway be closed and the new lower driveway be the only access from James Way. The City established a trial period to study the two-driveway design. Mr. Kennedy is no longer requesting the driveway revision, and therefore there is no longer an issue regarding the circulation or parking related to the Kennedy and Sheppel easements. Since November 2003, the Planning Commission held four (4) public hearings to consider revocation of the aforementioned use permits due to non-compliance of shared parking and driveway agreement between the professional office and fitness club uses. On June 1, 2004 the Commission specifically considered the following: 1. Review of Parking and Access Study, April 2004; 2. Proposed schedule for further common area changes; 3. Design issues for Sheppel 3, residential mixed-use concept plan and Pre- Application. Project plans for the Pre-Application showed a phased mixed-use development divided into twenty-two (22) multiple-family duplex units configured along the creek side of the access driveway (Phase I, Sheppel 3) and a professional office component (Phase II, Sheppel 4). The residential units were oriented to focus toward the creek and away from commercial-related impacts, and the office building was positioned in the same location as the original Sheppel 3, with significantly less square footage (approximately 7,000 square feet). The City Council considered the Pre-Application on July 27, 2004. Discussion focused on site access, parking, traffic, top of bank determination, and future water availability. Council members supported the concept of mixed-use at this location, and tentatively concurred with the top of bank determination (see Attachment 1 for City Council meeting minutes). The Pre-Application site plan is included as Attachment 2. The Planning Commission first considered the current project during a Study Session on January 24, 2006. Issues discussed included: . Parking and circulation. . Stability of creek bank. . Maintenance of creek bank landscaping (as required by the U.S. Army Corps. of Engineers). . Maintenance responsibility of the 6' pedestrian path located adjacent to the creek. . Top of creek bank determination. CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 4 . Intent of the. 25' creek setback. . Description of the in-line stormwater filter system. . Stormwater detention vs. retention. . Use of porous pavement Below is a response to the issues brought up during the Study Session. Parking and circulation. Due to previous parking and circulation problems experienced within the Oak Park Plaza, Commissioners asked for an explanation of how the project resolves these issues. Circulation has been adequately addressed with providing one primary access from James Way and closing the top driveway to allow emergency access only. Parking is considered adequate without any mixed-use parking reduction. Stability of creek bank. With implementation of the Wetland Mitigation Plan (Attachment B of the Initial Study), the creek bank will be planted with native riparian vegetation that will bind with the soil and stabilize the creek bank. In addition, the project is conditioned to submit an updated soils report supported by adequate test borings, which will include a slope stability analysis to ensure the buildings will not have an adverse effect. Maintenance of creek bank landscaping. The following language has been added to MM 4.1 to address maintenance: "An independent consultant specializing in biological resources shall be hired by the City and paid for by the applicant to monitor the mitigation for a minimum of five (5) years." Maintenance responsibility of the 6' pedestrian path located adjacent to the creek. The following conditions of approval have been added in response to this issue: . The Final Tract Map shall show an irrevocable offer to dedicate the 25' creek setback area to the City, including the pedestrian path. . Prior to issuance of building permit, the applicant shall record a new, non- exclusive pedestrian trail easement that coincides with the project plans. The applicant shall submit construction plans for the pedestrian trail for review and approval by the Departments of Public Works and Parks, Recreation and Facilities. Prior to issuing a certificate of occupancy, the developer shall install the pedestrian trail in accordance with the approved construction plans. The pedestrian trail shall either be maintained by a homeowners association with maintenance responsibilities outlined in the CC&Rs, or by the City if the offer of dedication is accepted. . The applicant shall submit final Covenants, Conditions and Restrictions (CC&Rs) that are administered by a subdivision homeowners' association and formed by the applicant for common areas within the subdivision. The CC&Rs shall preclude private property owners from utilizing the 25' creek setback area for private use. The CC&Rs shall be reviewed and approved by the City Attorney and recorded with the final map. CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 5 Top of creek bank determination. The applicant' has submitted a top of bank exhibit with cross sections that graphically illustrate the hydrological top of bank determination (see Attachment 3). Intent of the 25' creek setback. Based on research of previous General Plans for the City, the earliest mention of reserving areas adjacent to creeks was in 1966 for the purpose of establishing green belts. The City's 2001 General Plan states the following regarding the purpose of creek setbacks: C/OS2:. Safeguard important environmental and sensitive biological resources contributing to healthy, functioning ecosystem. C/OS2-1: Designate all streams and riparian corridors as Conservation/Open .Space (C/GS). C/OS2-1.1: 'Streams.' and 'riparian corridors' shall include buffer area corresponding at least to natural vegetation and/or creek bank. C/OS2-1.2: Preserve stream and riparian corridors in their natural state except that periodic flood control maintenance consistent with State and Federal permits shall be allowed. C/OS2-1.3: Where feasible, maintain a grading and building setback of 25 feet from the top of stream bank. Locate buildings and structures outside the setback. Except in urban areas where existing development exists to the contrary, prevent removal of riparian vegetation within 25 feet of the top of stream bank. C/OS2-1.4: Creekside trails may be designed within stream and riparian corridors and building setback providing design and grading are' consistent with State and Federal permits and are sensitive to natural vegetation and include landscape mitigation. C/OS3: Plan for a well-maintained system of footpaths and non-vehicular trails that provide access to areas of non-urban environment. As described further below, the purpose of establishing a creek setback ranges from protecting biological resources, helping to prevent erosion and sedimentation (flood control), providing open space amenities and passive recreational opportunities. Each property has its own unique circumstances (amount of existing riparian vegetation, steepness of slope bank, proximity to existing development, potential for linking creekside trails, etc.), and therefore the specific purposes may vary. Description of the in-line stormwater filter system. There is an existing inline filtration system (oil and water separator) located in the planter area where the access driveway turns up towards the existing. development. This system is proposed to remain. The CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 6 project is conditioned to install an in-line filtration system to remove all pollutants and . sedimentation from stormwater prior to discharging into Meadow Creek (see Condition of Approval No. 102). Stormwater detention vs. retention (information from www.stormwaterauthority.org): Detention is the short-term storage of stormwater. The objective of a detention facility is to regulate the runoff from a given rainfall event and to control discharge rates to reduce the impact on downstream stormwater systems. Retention is the permanent storing of stormwater indefinitely. Water is stored until it is lost through percolation, taken in by plants, or through evaporation. Stormwater detention basins are specifically designed and engineered to receive and temporarily hold large amounts of stormwater to protect downstream areas from flooding. Detention facilities can keep existing drainage systems from exceeding capacity. New sites and development, which typically increase impervious surfaces and thus increase flow rate and volume of run-off, use detention basins to mitigate the effects of downstream flooding. Storage facilities can be either constructed above or below ground as a vault. Buried vaults can be prefabricated concrete, corrugated aluminum, polyethylene, or fiberglass structures. Design and performance criteria for stormwater detention and water quality treatment is typically found in the state and local water quality manuals. The proposed project uses a subsurface detention system. The detention system is designed to reduce the peak flow rate resulting from a post-development 100-year storm and limit the release flow rate to the pre-development flow of a 100-year storm event. The detention areas will outlet to the existing storm drain system using a pipe that restricts flow. Overflow from the subsurface system will go into a drop inlet and be conveyed to an existing outfall location. As mentioned above, the stormwater will be filtered by means of an in-line system. Based on additional information provided by Earth Systems Pacific, percolation of underground detention basin water into existing fill soils is "very inadvisable" from a geotechnical standpoint for this filled site (see Attachment 4). Use of porous pavement. The Planning Commission originally suggested the use of pervious pavers and/or porous pavement in the access driveway and common parking areas. Based on additional comments from Earth Systems Pacific, the use of pervious pavers is strongly discouraged based on the soil composition of the site (see Attachment 5). The conditions have therefore been amended to eliminate reference to pervious pavers. On February 21, 2006, the Planning Commission recommended approval of the project with the following amendments (see Attachment 6 for Meeting Minutes): . . Connect the creekside path to the public sidewalk on James Way by way of an ADA ramp and stairs. CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 7 . Include methods for collecting surface run-off from the site for use on landscaped areas (minimum of 25% of landscaped areas) to reduce water use and minimize run-off to the extent feasible. . Use all native plants within the 25-foot creek setback area of the path. . Post signs that prohibit the use of herbicides or other toxic substances potentially harmful to creek habitat.. . Prohibit the use of privately installed lighting adjacent to the creek (for protection of creek habitat). . Include APCD comments in the Initial Study. The above changes have been made to the conditions of approval. Proiect Description Design of the proposed project. is largely based on Planning Commission and City Council feedback during the Pre-Application process. Changes include eliminating the phasing, replacing the professional-office component with more residential units (the same number of units, 22, are proposed), redesigning the residential units to include garages instead of carports, orienting the garages away from the main access driveway, and overall improved architectural design. Because this is an infill project within a partially developed site, and because the different uses are linked by means of common access and parking, there are many constraints that must be considered in the project design. The mixed-use standards of the Development Code were written to allow flexibility for infill projects. Proposed Sheppel 3 and 4 is a Vesting Tentative Tract Map and Planned Unit Development to subdivide three (3) parcels into nineteen (19) lots resulting in a total of twenty-two (22) town homes and condominiums in eleven (11) buildings (24 density equivalent units - see below for density equivalency table). Lots range in size from 3,710 to 12,890 square feet. A 3,980 square foot landscaped open space parcel (Lot A) is proposed adjacent to James Way to serve as a buffer to the street and provide passive recreational amenities (picnic table and barbeque area). A total of fifty-one (51) parking spaces are required and one hundred ten (110) spaces are proposed. The additional fifty-nine (59) spaces are intended to offset the parking demand for Sheppel 1 & 2 and Kennedy Club Fitness, as well as off-site shared parking and secondary access easement for the Best WesternCasa Grande Inn. Access to the site will be provided at an existing driveway off of James Way. The project site is subject to an easement agreement for access, parking, circulation and drainage with adjacent parcels, and a new easement agreement is proposed that will connect all of the final developed parcels. Construction of a six-foot (6') wide pedestrian trail is proposed within the 25' creek setback. A new pedestrian trail easement will be recorded to reflect the actual location of the trail since the recorded easement does not coincide with the proposed project plans. A homeowners association will maintain all common areas. CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 8 .................................. .................... ... ... .~EtI1~itLEgui,,~le_nc:y_!~b!Et.. 1~;:~d::~~:I~wellin~~nit ;1. .1J.~.I1~i~.~quivalent I Live/VVork Unit 1.5 IStudio 1___._.===5..... - -- .----- 11 ~bEl~ r()<:lITl.... .........I..._....J 5 1?~bEldr<:l<:l1Tl .......1 ...__...1 m ___ 13-bedroolTl 11:~..._. ................. 14-bedroom .. I.. ._._ 2 The ten (10) town homes are three (3) levels with the option for a one-bedroom unit on the first floor (652 square feet of living area) and atwo-bedroom unit on the second and third floors (2,066 square feet of living area) for four (4) of the units (4 one-bedroom units, 4 two-bedroom units, and 6 three-bedroom units). The eight (8) condominiums include 1,172 square feet of living space in two levels, although the elevations appear to show three (3) levels. The top level is an enclosed access to the decked roof area that serves as private open space. A Minor Exception is required to exceed the 35' height limit by two feet for the condominiums. The town homes also have decks for private open space. Resident and guest parking complies with Development Code Standards. Proposed colors and materials for the town homes and condominiums are summarized in the table below; the architectural style is considered "Contemporary Craftsmen". The conceptual landscape plan includes location of fences, pedestrian pathways, and decorative paving in addition to plant selection. Project statistics are also summarized below. Colors and Materials Trim Roof LaD Sid inn Accent Shinnies Lot 2 Pure white Presidential shake Weather boards "Hedgerow" Weatherboards with autumn blend in "Qprea House" natural wood stain Lots3&4 Pure white Presidential shake Weather boards "Scenic Rose" Weatherboards with autumn blend in "Hedaerow" natural wood stain Lots 5 & 6 Pure white Presidential shake Weather boards "Cadet Blue" Weatherboards with autumn blend in "Empire" natural wood stain Lots 7 & 8 Pure white Presidential shake Weather boards "Crimson Weatherboards with autumn blend in "Grape Red" natural wood stain Hvacinth" Lots 9 & Pure white Presidential shake Weather boards "Smokey Weatherboards with 10 autumn blend in "Golden Glass" natural wood stain Tower" Lot 11 Pure white Presidential shake Weather boards "Hedgerow" Weatherboards with autumn blend in "Qprea House" natural wood stain Condo- Hawaiian Craftsman nfa nfa Weatherboards in miniums Blue Hawaiian Blue Maple and Slate CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 9 PROJECT SUMMARY Zoning: Office Mixed Use (OMU) Site Area: 78,924 s.t. (1.8-acres) Proposed Subdivision: Existing: 3 lots Proposed: 19 lots ranging in size trom 3,710 to 12,890 s.t. Building Footprint: 20,419 s.f. LolCoverage: 26% (20,419/78,924) Allowed: 70% Floor Area Ratio: 0.6 Allowed: 1.0 Number ot units proposed: (6) 3-bed units Maximum density: 27 units (15 dulac (12) 2-bed units x 1.8 ac) (4) 1-bed units Minimum density: 75%, or 20 units Total units: 22 . Townhouse: . 1 bed unit ~ Lower level 652 s.t. . 2 bed unit ~ Middle level + 1,139 s.t. Upper level 927 s.t. (2,066 s.t. = 2 bed unit) . 3 bed unit ~ Total 2,718 s.t. Garage 737 s. t. Lower level deck 84 s.t. Middle level deck 220 S.t. Upper level deck 141 s.t. Condominium: . 2 bed unit Lower level 586 s.t. Upper level 586 s.t. Total 1,172 s.t. Garage 450 s.t. Lower level deck 78 s.t. Upper level deck 78 s.t. Root deck 260 S.t. Buildina Heiaht: Maximum allowable: 35' above Maximum proposed: 37' (Minor averaae arade under buildina Exception reauired) Parkina reauired: . 1 bed unit 1 space per unit within an enclosed garage and .5 uncovered spaces per . unit tor developments over tour units. 2 spaces per unit within an enclosed garage and 0.5 uncovered space per . 2+ bed units unit tor developments over tour units Parkina Proposed: (6) 3-bed units - 15 spaces required (12) 2-bed units = 30 spaces required (4) 1-bed units = 6 spaces required Total required: 51 spaces Total provided: 110 spaces Net difference: 5 spaces surplus Densitv: 1.8 acres x 15 du/ac- 27 dwellings allowed 75% ot27 = 20.25 dwellings minimum 22 dwellings proposed CITY COUNCIL . APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 10 aDen sDace: . Private open space: Townhouse: - Total deck area per unit = 445 s.f. - 10 units x 445 s.f. = 4,450 s.f. Condominium: - Total deck area per unit = 400s.1. - 8 units x 400 s.f. = 3,200 s. I. Total private open space = 7,650 s.f. . Common open space: Lot A: 3,980 s.f. Other common areas: 4,020 s.f. Total common open space - 8,000 s.f. Total open space (private + common) = 15,650 s.f. . Open space required: 350 s.f. per unit x 26 units = 9,100 s.1. Net difference = 6,550s.f. surplus Development Standards - Office Mixed Use (OMU) The proposed project is subject to the Office Mixed Use (OMU) Development Standards (Section 16.36.020), General Mixed Use Development Standards (Section 16.48.065), and Planned Unit Development standards (Section 16.32.050). Note that most of these standards have been written to allow flexibility to compensate for site constraints and allow for more creative design and an overall better project than through conventional zoning. Below are the development standards for the OMU District. The project meets all OMU standards except for minimum lot size (addressed through the PUD process) and building height (Minor Exception proposed). Maximum Density Mixed Use Projects Maximum Density Multi-family housing Minimum Density 20 dwelling units/acre 15 dwelling units/acre 75% of maximum density (measured on residential portion horizontal mixed use project area or 50% of ro'ect area, whichever is less. 10,000 sq. ft. (20,000 sq. ft. for residential ro. ects 1 00 feet 0- 10 feet. Exceptions may include entrance courtyards and areas for outdoor dining determined throu h discretiona review. 0-15feet. 0-5feet. o - 15 feet. Exceptions may include areas for outdoor dining, or architectural/landscape features determined through discretionary action. 4. Minimum Lot Size 5. Minimum Lot Width 6. Front Yard Setback 7. Rear Yard Setback 8. Side Yard Setback 9. Street Side Yard Setback CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 11 ;J"ableJ6.36:020(HHOffI.ce;Mlxed.UiJe(OMU).',' ;$\i"\,~.'~,;'~;:<5t;.';:.,;:,,,:,~; ;., ,~.~:.;" .;~?~l ~, 4~'j~.;,~~,7:'~,'~;',~ i/~; jJ.~-",~'" 10. Building Size Limits Maximum height for mixed residential/commercial use is 35 feet or three stories, whichever is less. Maximum building size is 50,000 square feet. Three-story building components allowed only with substantial transitional space and/or lower story elements adjacent to residential districts or uses. 11. Site Coverage and Floor Area Ratio Maximum coverage of site by structures is 70%. 12. Site Design and Signs Maximum Floor Area Ratio is 1 See OMU-D-2.20. Please note General Plan Policies LU5-11. For mixed-use projects, refer to Section 16.48.065. Additional si n standards also in Section 16.60. Section 16.56.020. 13. Off-Street Parkin and Loadin Mixed-Use Proiects (Section 16.48.065) This section of the Development Code outlines design considerations, mix of uses, site layout standards, performance standards, and requirements for mixed-use discretionary projects. Listed below are the specific mixed-use standards followed by how the project meets or falls short of these standards. A. Desion Considerations. A mixed-used project shall be designed to achieve the following objectives. 1. Potential noise, odors, glare, pedestrian traffic, and other potentially significant impacts on residents shall be minimized to allow a compatible mix of residential and nonresidential uses on the same site. (The town homes are oriented away from the commercial uses and towards the creek, and are setback from the road with an open space parcel in between that serves as a buffer. The garages act as a buffer from the commercial uses as well. The side-loaded garages for the town homes minimize traffic conflicts, and the detached garages for the condos also will shield residents from the commercial development. There are no known odor issues associated with office and health club uses. The amount of glass incorporated into the project and existing uses is nominal, reducing glare potential. Pedestrian walkways and sidewalks are included throughout the development). 2. The design of the mixed-use project shall take into consideration potential impacts on adjacent properties and shall include specific design features to minimize potential impacts. (The residential units will be screened from the existing condominiums to the east with additional landscaping and enhanced riparian vegetation). CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 12 3. The design of a mixed-use project shall ensure that the residential units are of a residential character, and that privacy between residential units and between other uses on the site are maximized. (Each unit will have private space, either within enclosed yards, decks, or both). 4. The design of the structures and site planning shall encourage integration of the street pedestrian environment with the non-residential uses through the use of plazas, courtyards, walkways, and street furniture. Design amenities shall encourage travel by walking, bicycling and public transit. (The project includes walkways, areas to sit above the Meadow Creek, an open space picnic area, and there is a proposed plaza/walkway in front of the condo units between the garages and entries. There are benches in the plazas and courtyards in front of both Sheppel buildings, and Kennedy Club Fitness provides a pool, cafe, and exercise facilities). 5. Site planning and building design shall be compatible with and enhance the adjacent and surrounding residential neighborhood in terms of scale, building design, color, exterior materials, roof styles, lighting, landscaping and signage, to preserve the rural nature and small town character of Arroyo Grande. (The style proposed for the residential units during the Pre- Application process was considered overly commercial, and changes were made to soften the look. The proposed "Contemporary Craftsmen" architectural style of the units was selected to match the style of the condominiums across the creek and fit with the existing commercial buildings). B. Mix of Uses. 1. A mixed use project may combine residential uses with any other use allowed in the applicable zoning district by Section 16.36.030, provided that where a mixed use project is proposed with a use required by Section 16.36.030 to have Minor Use Permit or Conditional. Use Permit approval in the applicable zoning district, the entire mixed use project shall be subject to that permit requirement. (All existing and proposed uses within the Oak Park Professional Plaza are allowed, and the Planned Unit Development serves as a Conditional Use Permit. The entire site is being considered through necessary revisions to the Master Plan regarding parking, access, circulation, drainage, easements, etc.). 2. For substandard lots, a mixed-use project that provides commercial and/or office space on the ground floor with residential units above (vertical mix) is encouraged over a project that provides commercial structures on the front portion of the lot with residential uses placed at the rear of the lot (horizontal mix). (This project completes the residential component of an existing commercial development. If the site were vacant, there would be more flexibility for vertical mixed-use). CITY COUNCIL APRIL ii, 2006 , VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 13 C, Site Lavout Standards, Each proposed mixed-use project shall comply with the property development standards of the applicable zoning district, and ttie following requirements: 1. Open Space. A minimum of three hundred fifty (350) feet of any combination of public or private open space shall be required for each residential unit and be permanently maintained. (The project exceeds this requirement by 6,550 square feet); 2. Loading Areas. Commercial loading areas shall be located as far as possible from residential units and shall be screened from view from the residential portion of the project to the extent feasible, (There is no specific "loading zone" for the existing commercial development. What loading and unloading occurs is within the commercial parking' area away from the proposed residential development); . 3. Refuse and Recycling Areas. Areas for collection and storage of refuse and recyclable materials shall be located on site in locations that are convenient for both the residential and non-residential uses. (The trash enclosure area for the fitness club and condominiums is centrally located. The town homes will have private waste wheelers for trash and recycling). D. Performance Standards. 1. Lighting. Lighting for the commercial uses shall be appropriately shielded to minimize impacts on residential units. (The existing commercial uses already incorporate shielded lighting). 2. Noise. All residential units shall be designed to mitigate impacts from non- residential project noise, in compliance with the City's noise regulations. (This is handled through the building permit process and will be a condition of approval). 3. Hours of Operation. A mixed-use project proposing a commercial component within three hundred (300) feet of a residential unit, that will operate outside of the hours of from eight am to six pm shall require a minor use permit (unless the proposal involves a conditional use permit as required by Section 16.36.030(A)(1) to ensure that the commercial use will not interfere with the residential uses within the project. (PUD required). E. Requirements for Use Permit Proiects. A mixed-use project that requires minor use permit or conditional use permit approval in compliance with subsection (8) is subject to the following requirements: 1. Property Development Standards. The approval of a minor use permit or Planned Unit Development for a mixed-use project may include: CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 14 a. Conditions of approval that require provIsions and standards in addition to, or instead of the property development standards of the applicable zone district to ensure compatibility of uses and surroundings; or b. Variation or exception to standards required by the applicable zoning district, to the extent allowed by use permit approval in other sections of these regulations, to make particular use combinations more feasible. 2. Mandatory Findings for Approval. The approval of a minor use permit or conditional use permit for a mixed use project shall require that the review authority first make all of the following findings, in addition to the findings required for the permit approval as applicable. a. The mixed uses are consistent with the general plan and are compatible with their surroundings, with neighboring uses, and with each other; b. The design protects the public health, safety, and welfare; and c. The mixed uses provide greater public benefits than single-use development of the site. This finding must enumerate those benefits, such as proximity of workplaces and housing, automobile trip reduction, provision of affordable housing, or other benefits consistent with the purposes of this section. 3. Mandatory Findings for Variation or Exception to Standards. To allow property . development standards that deviate from those of the underlying zone, the review authority must make one of the following findings: a. Site-specific property development standards are needed to protect all proposed uses of the site, in particular residential uses; or b. Site-specific property development standards are needed to make the project consistent with the intent of these regulations. Planned Unit Development The purpose and intent of the Planned Unit Development process is to "facilitate development of properties designated for residential and commercial uses or planned development in the General Plan and Development Code. This process is used where greater flexibility in design is desired to provide a more efficient use of land than would be possible through strict application of conventional zone or land use district regulations." (Development Code Section 16.16.060). Therefore, Planned Unit Development applications provide a basis for deviating from other Development Code standards if the proposed project is found to meet these goals, as long as the overall permitted density of the project area is not exceeded. This requirement is specified within the required findings. In particular, since Planned Unit Developments frequently cluster units in order to achieve other design goals, deviations from lot size standards are normally involved. The proposed project (24 density equivalent units) is within both the maximum (27 units) and minimum (20 units) CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 15 allowable density for the OMU zoning district. The Leisure Gardens condominiums across the creek from the project have a similar high density (14 du/ac). Section 16.32.050(E) of the Development Code outlines additional performance standards for Planned Unit Development projects. Listed below are the specific standards followed by how the project meets or falls short of these standards. 1. When lot sizes less than that permitted by the underlying zoning district are proposed for a subdivision, a Planned Unit Development permit application (Section 16.16.180) shall be submitted concurrently with the subdivision application. (Proposed lot sizes are less than 10,000 square feet, and therefore a PUD application has been submitted along with the Tentative Tract Map). 2. Lot size, lot width, and lot depth for each unit shall be determined through the Planned Unit Development review process. (Proposed lot sizes and lot width are less than OMU requirements; there are no standards for lot depth). 3. Building setbacks required by the underlying zoning district may be reduced or waived for lots created through a Planned Unit Development, provided the lot coverage requirements of the district are met for the project. (The project meets lot coverage requirements; proposed is 26% and allowed is 70%). In no case shall the minimum separation between buildings on adjacent lots be less than ten (10) feet or less than required by other state or local laws; excepting, however, for adjacent lots where a common wall is shared in a zero lot line attached project. (Project meets requirement). 4. For zero lot line projects where detached dwelling units are to be constructed upon a lot line, a five-foot maintenance easement shall be provided on the adjacent lot, along, and parallel to, the zero lot line dwelling. The easement shall grant access to the owner of the zero lot line dwelling for purposes of maintaining the zero lot line wall. (The project will be conditioned to provide said easements). 5. A Planned Unit Development must meet the following performance standards in order to be approved: a. The project shall be unobtrusive and environmentally compatible with adjacent property. (The majority of the Oak Park Professional Plaza is already developed with commercial buildings. Developing the project site with residential units is more compatible with the condominiums located across the creek and with the adjacent motel to the south. A mutual benefit will occur between the residential units and existing health club). b. The project shall provide all infrastructure necessary to support the project. (Yes). c. The project shall provide adequate emergency facilities and access. (Yes). CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 16 d. Circulation systems shall be designed to promote smooth-flowing and non-conflicting vehicular and pedestrian traffic. (Site circulation and access improve with the proposed project). e. The project shall provide adequate and well-landscaped parking and ample drainage facilities. (Yes). f. The project shall provide screening, as required, to separate different land uses, minimize nuisances to and from adjacent property, and guarantee convenient access to preserved open space. (Yes). g. A property owners' association and covenants shall be established to ensure that common areas are owned and maintained by Planned Unit Development property owners. (Condition of approval). h. All signs shall be appropriately integrated with the overall architectural theme of the development. (Signage not proposed). i. Pedestrianlbike paths shall provide safe, convenient routes within the development and link with other systems on the perimeter of the site. Unobstructed visibility shall be provided from and of these paths at intersections. (Sidewalks are provided within the development and a pedestrian path will be placed along the creek, which will eventually connect to a path on the adjacent motel property). j. Recreational facilities shall comply with City standards, be made available to residents, and shall be maintained by local property owners. The project shall be designed to group dwellings around common open space andlor recreational features. (The project has placed a 3,980 square foot common open space lot adjacent to James Way to act as a buffer instead of the middle of the project. A homeowners association will maintain all common open space). k. Planned Unit Development design must promote an attractive streetscape and discourage monotonous streets dominated by asphalt, concrete, garages, and cars. (The garages are side loaded for the town homes and the condos face west towards the Sheppel1 building and away from the intemal road. The proposed landscaping will soften the proposed open parking areas, the open space parcel, the riparian corridor, and the James Way ingress and egress). I. Open space shall be provided in accordance with Table 16.32.050-C and the following requirements (the project does not meet PUD open space requirements; this issue is discussed further below): i. The area of each parcel of common open space designed for active recreational purposes shall be of such minimum dimensions as to be functionally usable. ii. Common open space parcels shall be located convenient to the dwelling units they are intended to serve. However, because of noise generation, they shall be sited with sensitivity to surrounding development. iii. Developed Common Open Space. The Planning Commission andlor City Council (if project is appealed or Council is decision- making body) may require the installation of recreational CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 17 (A) The character of the open space land; (B) The estimated age and the recreation needs of persons likely to reside in the development; (C) Proximity, nature and excess capacity of existing municipal recreation facilities; and (0) The cost of the recreational facilities. iv. Undeveloped Common Open' Space. As a general principle, undeveloped open space should be left in its natural state. A developer may make certain improvements such as the cutting of trails for walking or jogging, or the provisions of picnic areas, etc. In addition, the Planning Commission and/or City Council (if project is appealed or Council is decision-making body) may require a developer to make other improvements, such as removing dead or diseased trees, thinning trees or other vegetation to encourage more desirable growth, and grading' and seeding. (The Army Corps. of Engineers has required implementation of mitigation outlined in the Wetland Mitigation Plan - Attachment B of the Initial Study). v. The Planning Commission may permit minor deviations from open space standards when it can be determined that: (A) The objectives underlying these standards can be met without strict adherence to them; and/or (B) Because of peculiarities in the tract of land or the facilities proposed, it would be unreasonable to require strict adherence to these standards. vi. Any lands dedicated for open space purposes shall contain appropriate covenants and deed restrictions approved by the city attorney ensuring that: (A) The open space area will not be further subdivided in the future; (B) The use of the open space will continue in perpetuity for the purpose specified; (C) Appropriate provisions will be made for the maintenance of the open space; and (0) Common undeveloped open space shall not be turned into a commercial enterprise admitting the general public at a fee. (This will be a condition of approval). vii. The type of ownership of land dedicated for common open space purposes shall be selected by the developer, subject to approval of the Planning Commission. Type of ownership may include, but is not necessarily limited to, the following: (A) The city, subject to acceptance by the City Council; (B) Other public jurisdictions or agencies, subject to their acceptance; (C) Quasi-public organizations, subject to their acceptance; CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 18 Ii I (D) Homeowner, condominium or cooperative associations or organizations; or . (E) Shared, undivided interest by all property owners In the subdivision. (Proposed is a homeowners association, with the 25' creek setback area to be irrevocably offered to the City as a dedication. The City Council has the authority to either accept or reject the offer of dedication). . viiLlf the open space is owned and maintained by a homeowner or condominium association, the developer shall file a declaration of covenants and restrictions that will govern the association, to be submitted with the Planned Unit Development application. The provisions shall include, but are not necessarily limited to, the following: (A) The homeowners association must be established before the homes are sold; (B) Membership must be mandatory for each homebuyer and any successive buyer; (C) The open space restrictions must be permanent, not just for a period of years; (D) The association must be responsible for liability insurance, local taxes, and the maintenance of recreational and other facilities; (E) Homeowners must pay their pro rata share of the cost, and the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the homeowners association; and (F) The association must be able to adjust the assessment to meet changed needs. (This will be required as a condition of approval). PUD standards require a mix of private and common open space in larger percentages (see table below) than the general development standards for mixed-use projects (350 square feet). However, the PUD standards do allow deviations from open space standards when it can be determined that: 1. The objectives underlying the standards can be met without strict adherence to them; and/or 2. Because of peculiarities in the tract of land or the facilities proposed, it would be unreasonable to require strict adherence to these standards. The primary objective of PUDs is to allow the creation of a more desirable environment through the application of flexible and diversified land development techniques than would be possible through strict application of conventional zoning standards. In this case, the project introduces a residential use to the site that complements the Kennedy Club Fitness center and is compatible with the other surrounding uses (motel and condos). The design allows for private open space in the form of decks, patios, and CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 19 small yards with a landscaped common open space area for picnics and sound buffer to the adjacent street. The site is constrained by Meadow Creek, existing development, access driveway, and other easements. Because the density requirements cannot be waived through the PUD process, the project is further constrained by the OMU district requirement to be within both the maximum (15 du/ac) and minimum (75% of maximum) density. This level of density is difficult to achieve if PUD open space standards are applied. The City Council will need to find that the PUD underlying objectives are met, and/or the aforementioned site constraints are enough to warrant deviation from open space requirements. Due to site constraints and underlying OMU zoning, then, deviations from open space, lot size and lot width requirements are necessary. . ~~~e16.32.050=<!.:..QPEl.I1.~pace~.Elquirern.eI1.ts....f.l:>.r PI4il.l111~.c:!.~l1.it.lJ.fl"flII:>.Prn~nts il General: General General i ; Requirement; Requirement i Requirement l"" ____~.. .......1 """_,,_,_,,._____ ._._..._..,'_________m__.. i Private open 100-224 500-999 + 1000 : Space" (average . s. f. per lot) , -, , Common Open Space" (minimum % of project area) 35% ,- Usable open Space" (minimum %of project area) . "See Section 16.04.070 for "Open Space" definitions. 40% :1 10% 0% 45% 45% General Plan. The project is consistent with the following General Plan objectives and policies: LU5: Community commercial, office, residential and other compatible land uses shall be located in Mixed-Use (MU) areas and corridors, both north and south of the freeway, in proximity to major arterial streets. I ~ LU5-1: Provide for a diversity of retail and service commercial, offices, residential and other compatible uses that support multiple neighborhoods and the greater community, and reduce the need for external trips to adjacent jurisdictions, by designating Mixed Use areas along and near major arterial streets and at convenient, strategic locations in the community. (The project site is within walking distance to shopping and restaurants within the K-Mart shopping center and across Oak Park Blvd. CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 20 in the Pismo Beach commercial center. Kennedy Club Fitness provides recreational amenities). LU5-3: Ensure that all projects developed in the MU areas include appropriate site planning and urban design amenities to encourage travel by walking, bicycling and public transit. (Given its proximity to shopping and public transit, the project encourages walking and/or cycling). LU5-11: Promote a mixture of residential and commercial uses along Mixed Use corridors including substantial landscaping and streetscape improvements. (The project adds residential development to existing and compatible office and recreational . uses. Proposed landscaping within the project area along James Way, within the open space parcel and along the creek will enhance the overall look of the existing commercial area). Issues Parking and access. One of the goals of the applicant in pursuing a Planned Unit Development on this site was to not only provide parking that meets the needs of the proposed project, but to address existing parking issues of the existing commercial development. The existing parking and access concerns for the overall Plaza as mentioned above have been addressed with the proposed development of Sheppel 3 and 4. Based on previous driveway and circulation analysis and safety concerns, the final access design shows one ingress and egress driveway from James Way towards. the eastern property boundary, and an emergency access from James Way connecting to the Kennedy Club Fitness Center parking area. This is the current access design, which resolves the previous circulation concerns of providing two (2) driveways to the project site. Improvements proposed to the existing access include widening and providing a landscaped median to clearly separate the entrance and exit lanes. Another proposed circulation improvement within the development is to reconfigure the central parking island for safer turning movements. II I: A Parking and Traffic Study was prepared by Orosz Engineering Group, Inc. (OEG) dated January 17, 2006 (see Attachment F of the Initial Study). According to the parking study conducted for the existing uses on the site, a minimum of 162 parking spaces are currently required with existing uses and 159 are provided (deficit of 3 spaces). With the requisite 51 spaces for the proposed project, the entire site would need 213 spaces (162 + 51). As proposed, the project would provide 56 spaces in the residential area in addition to the 162 existing spaces allocated for commercial uses. The net five (5) surplus spaces (218 provided - 213 required) are intended to handle the parking demand for the overall site, as shared with Sheppel 1 & 2 and Kennedy Club Fitness as well as Casa Grande/Bunnell. II I 1 Density. The density for the project is based on the above density equivalency table. Although the project is considered "mixed-use" in the context of the entire Master Plan area, the project itself only includes residential development. Hence, an allowed density of fifteen (15) dwelling units per acre (du/ac) is applied. Given the site area, a total of twenty-seven (27) units are allowed, and the minimum density is 75% of the maximum, CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 21 or twenty (20) units. Based on the density equivalency calculation, twenty-four (24) units are proposed (22 physical units), which is within both the maximum and minimum density requirements. It should be noted that the City's certified Housing Element (Table 15 - Preliminary Housing Opportunity Sites Inventory) identified the project site as providing twenty-two (22) residential units. Certification by the State Department of Housing and Community Development (HCD) was based on the City's ability to meet its regional housing needs, which the City demonstrated in the Preliminary Housing Opportunity Sites Inventory table. Open space. Various definitions of open space are included in the Development Code. These are listed below: Open Space. "Open space" means land used for recreation, resource protection, amenity, and/or buffers and dedicated, designed or reserved for public or private use. Open space may include, but is not limited to, lawns, decorative planting, walkways, active and passive recreation areas, playgrounds, fountains, swimming pools, wooded areas, and watercourses. Open space shall not be deemed to include driveways, parking lots, or other surfaces designed or intended for vehicular travel or areas covered by buildings or accessory structures (except recreational structures). Open Space. Common. "Common open space" means open space within a project owned, designed and set aside for use by all occupants of the project or by occupants of a designated portion of the project. Common open space is not dedicated to the public and is owned and maintained by a private organization made up of the open space users. Common open space includes common recreation facilities, open landscaped areas, greenbelts, but excluding pavement or driveway areas, or parkway landscaping within public right-or-way. Open Space. Private. "Private open space" means usable open space which adjoins and is directly accessible to a residential or nonresidential unit; may be reserved for the exclusive use of the residents, owners or lessees of the unit and their visitors, customers, or employees; and which is maintained by a private entity. Private open space includes private patios or balconies and front, rear or side yards on a lot designed for single-family detached or attached housing. Open Space, Public. "Public open space" means open space that is accessible and used by the general public for active or passive recreational purposes or resource protection. Open Space. Usable. "Usable open space" means outdoor or unenclosed area on the ground, or on a roof, balcony, deck, porch or terrace, designed and accessible for outdoor living, recreation, pedestrian access, or landscaping, but excluding parking facilities, driveways, utility or service areas. CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 22 The general development mixed-use standards allow for any combination of public or private open space to meet the minimum 350 square foot open space requirement per unit, and the Planned Unit Development standards are specific about the amount and type of open space required in a project. As indicated in the project summary table, the total amount of "open space" provided (as defined above) is 15,650 square feet, or an average of 711 square feet per unit. Depending on whether the general development mixed use standards or PUD standards are used, the project is either over the open space requirement by a total of 6,550 square feet or under the requirement by a total of 15,677 square feet (see common and usable open space table above). As mentioned above, the PUD standards do allow deviations from open space standards. Building height. Building height is measured as the vertical distance between the average of highest and lowest points of natural grade under a building to the highest point of the structure. The proposed height of the condominiums is two (2) feet above the thirty-five foot (35') maximum height in the OMU district, requiring a Minor Exception. The purpose of the two-foot (2') height increase is to provide for the enclosed stair and walkway to the upper roof deck. This is a creative method of providing additional private open space in a mixed-use environment. The alternative would be to remove the stairs, which would reduce the height, but the project would lose 2,080 square feet of private open space. Setbacks. The project meets all applicable setbacks for the OMU district. Affordab/e housing. The project is subject to the inclusionary policies of the Housing Element, which requires 15% of the units to be restricted to families earning a moderate-income level as defined in the County's Affordable Housing Standards. With twenty-two (22) units proposed, the project is required to restrict 3.3 units to the moderate-income level. The applicant is proposing to restrict four (4) units to the moderate-income level. Top of Stream Bank Determination. On July 10, 2001 the City adopted Ordinance No. 52,7 to expand the City's creek dedication requirement for discretionary projects to include a twenty-five foot (25') setback area from the top of stream bank for Meadow Creek and its tributaries for the purpose of preservation and protection of riparian and biological habitats. Previously, this requirement was for projects abutting Arroyo Grande Creek and its tributaries only. The Ordinance offers no specific criteria for determining "top of stream bank". Therefore, this determination must be performed based on site-specific conditions. The applicant provided a top of bank study conducted by Triad/Holmes Associates that identifies the top of bank at the seventy-one foot (71 ') elevation line (see Attachment A of the Initial Study). Based on a field survey, the bank constraining Meadow Creek to its channel is on the easterly side (across from the project site) because of its lower elevation. Hence, Meadow Creek would start to overflow on the easterly side of the creek at the 71' elevation mark. Given this determination, the applicant requested that the twenty-five foot (25') creek setback commence at this 71' elevation, allowing the proposed structures to be well outside the setback line. CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 23 During the Pre-Application discussion, the consensus of the City Council was that the 71' elevation serves as the top of bank for this particular project. Therefore, the applicant proceeded with design, and' staff has processed the formal applications, based on this direction and determination. This site is unique due to the significant amount of previous grading that occurred many years ago in anticipation of future development. As a result, the natural topographical top of bank was extensively altered and the area above the proposed top of bank is largely a manufactured extension of the natural bank. Staff recommends that this hydraulic method be used to measure the top of bank in this case. The City is currently preparing a comprehensive study to determine how creek setback requirements will be interpreted and regulated in the future. However, when the study was initiated and existing moratorium was established, it was determined that it would not apply to projects already in the process with completed and accepted applications. Therefore, because this project has been in process for over a year, it is not subject to the City's Interim Urgency Ordinance. Creek setback and Pedestrian trail. Section 16.64.060(R) of the Development Code states the following regarding creek dedications: "For any subdivision or parcel map or development project requiring discretionary review abutting the Arroyo Grande Creek, including its tributaries (Tally Ho Creek, Spring Creek, Newsom Springs Creek and Los Berros Creek), or Meadow Creek, including its tributaries, the subdivider or developer shall dedicate to the city all the area that includes the stream bed and twenty-five (25) feet back of the stream bank, areas designated as environmentally sensitive based on a biology report prepared by a qualified biologist or other appropriate areas mutually acceptable for the purposes of "open space," flood control or "green belt." Exceptions to the requirements established in this subsection can be made only upon a finding that its application would violate federal or state law." The purpose of the setback requirement is to protect biological resources, help prevent erosion and sedimentation (flood control), provide open space amenities, and where feasible, to provide for passive recreational opportunities such as pedestrian trails. Because the City already owns the portion of creek abutting the project site, the project will be conditioned to dedicate to the City the 25' creek setback area. As previously mentioned, the City required an easement on the property within the 25' setback to allow for a pedestrian trail. The creek setback study being prepared is intended to clarify the intent, goals and future application of the City's creek setback policies. One of the original goals of the setback requirement was to establish pedestrian trails, which this project will provide. Environmental Review. The Initial Study (Attachment 7) addresses environmental issues in the following categories: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Noise, Public Services/Utilities, Recreation, Transportation/Circulation, Wastewater and Hydrology and Water Quality. Please refer to this document for detailed discussion. CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 24 Architectural Review Committee (ARC) The ARC considered the project on December 5, 2005 (see Attachment 8 for meeting notes). The Committee discussed the possibility of live-work units (possible, but not required), whether a homeowners association would maintain common areas (yes), Creek setback, pedestrian trail along the creek, building colors and materials, parking and landscaping (suggested reducing the number of spaces in-lieu of more landscaping), porous paving, location of common lot area and visual impact of the third floor stairway. The ARC recommended the following changes: 1. Tone down the two purple colors. (Applicant agreed). 2. Change the native California Sycamore to London Plane Sycamore, subject to Army Corps. of Engineers approval. (Applicant agreed pending Corps. approval). 3. Provide more landscaping in the three islands where the cantilevered building projects out. (Applicant agreed, but only if parking is unaffected). 4. Plant two Liquidambars in the diamonds on the north side of the condos. (Applicant agreed). 5. Change the Flax plants to Pittosporum and change the planter area to project as far as possible into the parking space on the west side of the condos on either side of garage doors. (Applicant agreed). 6. Develop design alternatives for the third story stairway housing, so it is not as massive and return to ARC for review prior to building permit application. (Applicant did not agree, as it would require a complete redesign of the project. The stair enclosure provides access to the roof decks and privacy from the office buildings. Privacy is important in mixed-use projects, and necessary if the owners are to utilize the roof decks. Removing the enclosure requires removing the stairs, and therefore removing the roof decks). :, il 7. Return with landscape plans before building permit is issued. (Applicant agreed). 8. Provide porous pavers in the driveways between garages of the town homes. (Project is conditioned to use decorative paving in the private driveways. Porous pavement is precluded in the access driveway and common parking areas due to site soils conditions). i 'i I i " 9. Match the color on the ends of the condo building towers to the main body of the buildings, so the cantilever effect is de-emphasized. (Applicant has already made this change, as shown in the booklets the Commissioners received under separate cover). CITY COUNCIL APRIL 11, 2006 VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 25 Attachments: 1. City Council Meeting Minutes of July 27, 2004 2. Pre-Application No. 04-011 Site Plan and Site Section 3. Top of Bank Exhibit and Cross Sections 4. Letter from Earth Systems Pacific dated February 15, 2006 5. Letter from Earth Systems Pacific dated February 16, 2006 6. Planning Commission Meeting Minutes of February 21, 2006 7. Initial Study with Attachments A - H 8. Architectural Review Committee Meeting Notes of December 5, 2005 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE APPROVING VESTING TENTATIVE TRACT MAP CASE NO. 04-006, PLANNED UNIT DEVELOPMENT CASE NO. 04-005 AND MINOR EXCEPTION CASE NO. 05-015, APPLIED FOR BY RUSS SHEPPEL FOR PROPERTY LOCATED ON OAK PARK BLVD. AND JAMES WAY (OAK PARK PROFESSIONAL PLAZA) WHEREAS, the City Council of the City of Arroyo Grande has considered Vesting Tentative Tract Map 04-006, Planned Unit Development 04-005 and Minor Exception 05-015, filed by Russ Sheppel, to subdivide a 1.8-acre site into nineteen (19) lots resulting in 24 density equivalent town homes and condominiums as a mixed use with existing fitness club and medical offices and to deviate from the maximum building height; and WHEREAS, the City Council has held a public hearing on this application in accordance with City Code; and WHEREAS, the City Council finds that this project is consistent with the City's General Plan, Development Code and the environmental documents associated therewith, and has reviewed the draft Negative Declaration with mitigation measures under the provisions of the California Environmental Quality Act (CEQA); and WHEREAS, the City Council finds, after due study, deliberation and public hearing, the following circumstances exist: Tentative Tract Map Findings: 1. The proposed tentative tract map is consistent with the goals, objectives, policies, plans, programs, intent, and requirements of the General Plan map and text and the requirements of the Development Code. 2. The site, as shown on the tentative tract map, is physically suitable for the proposed density because all necessary easements, parking, open space, and setbacks can be provided. 3. The design of the tentative tract map or the proposed improvements are not likely to cause substantial damage to the natural environment, including fish, wildlife or their habitat. 4. The design of the subdivision or proposed improvements is not likely to cause public health problems. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 2 of 27 5. . The design of the tentative tract 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 tract 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. 6. The discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements a prescribed in Division 7 (commencing with Section 13000) of the California Water Code. 7. Adequate public services and facilities exist or will be provided as the result of the proposed tentative tract map to support project development. Planned Unit Development Permit Findings: 1. The proposed development is consistent with the goals, objectives, and programs of the Arroyo Grande General Plan. 2. The project site is adequate 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. 3. 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. 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 that the approval of the proposed development will 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 surrounding property, or the permitted use thereof, and will be compatible with the existing single-family residential, hospital and medical office uses in 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 the 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 16.32.050. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 3 of 27 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 Vesting Tentative Tract Map No. 04-006 and Planned Unit Development 04-006. 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 City Council adopts a 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 City Council finds that said Mitigated Negative Declaration reflects the City's independent judgment and analysis. NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo Grande hereby approves Vesting Tentative Tract Map No. 04-006, Planned Unit Development No. 04-006 and Minor Exception No. 05-015, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On a motion by Council Member and by the following roll call vote to wit: , seconded by Council Member AYES: NOES: ABSENT: the foregoing Resolution was adopted this 11th day of April 2006. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 4 of 27 TONY M. FERRARA, MAYOR ATTEST: KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICESI CITY CLERK APPROVED AS TO CONTENT: STEVEN ADAMS, CITY MANAGER APPROVED AS TO FORM: . TIMOTHY J. CARMEL, CITY ATTORNEY RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 5 of 27 EXHIBIT "A" CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP 04-005, PLANNED UNIT DEVELOPMENT 04-006 and MINOR EXCEPTION 05-015 Russ Sheppel Oak Park Blvd. and James Way (Oak Park Professional Plaza) COMMUNITY DFVFI OPMENT DEPARTMFNT GENERAL CONOITIONS This approval authorizes the subdivision of a 1.8-acre property into nineteen (19) lots resulting in 24 density equivalent town homes and condominiums in eleven (11) buildings as a mixed use with existing fitness club and medical offices. Also approved is a two-foot (2') deviation from the maximum building height. 1. 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 Vesting Tentative Tract. Map No. 04-005 and Planned Unit Development No. 04-006. 3. This Tentative Map and Planned Unit Development shall automatically expire on April 11, 2008 unless the final map is recorded or an extension is granted pursuant to Section 16.12.140 of the Development Code. 4. Development shall occur in substantial conformance with the plans presented to the City Council at the meeting of April 11 , 2006 and marked Exhibits "B-1 through B-27". 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. 6. Development shall conform to the OMU zoning requirements except as otherwise approved. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 6 of 27 SPFCIAL CONDITIONS 7. Consistent with the City's Housing Element policies, the project shall restrict fifteen percent (15%) of the units, or 3.3 units, to qualified families earning a moderate- income (based on the City's affordable housing standards). The developer shall pay an affordable housing in-lieu fee for any fraction of a unit (see also MM 9.1). 8. The Final Tract Map shall show an irrevocable offer to dedicate the 25' creek setback area to the City, including the pedestrian path. 9. Prior to issuance of building permit, the applicant shall record a new, non-exclusive pedestrian trail easement that coincides with the project plans. The applicant shall submit construction plans for the pedestrian trail for review and approval by the Departments of Public Works and Parks, Recreation and Facilities. Prior to issuing a certificate of occupancy, the developer shall install the pedestrian trail in accordance with the approved construction plans. The pedestrian trail shall either be maintained by a homeowners association with maintenance responsibilities outlined in the CC&Rs, or by the City if the offer of dedication is accepted. 10. The pedestrian trail shall connect to the public sidewalk on James Way by means of an ADA ramp and stairs. 11. Only native plants shall be planted within the 25' creek setback area. 12. Signs shall be posted prohibiting the use of herbicides or other toxic substances potentially harmful to creek habitat. 13. The CC&Rs shall prohibit privately installed lighting adjacent to the creek. 14. The City shall receive all documentation submitted to the U.S. Army Corps of Engineers to satisfy requirements outlined in the "Wetland Mitigation Plan". 15. The project shall provide bicycle parking in a location acceptable to the Community Development Director. ARCHITFCTLJRAI RFVIFW COMMITTEE (ARC) CONDITIONS 16. Soften the two purple building colors of the town homes. 17. Provide more landscaping in the three islands where the cantilevered building projects out (pending no loss of parking spaces). 18. Plant two Liquidambars in the diamonds on the north side of the condos. 19. Change the Flax plants to Pittosporum undulatum and change the planter area to project as far as possible into the parking space on the west side of the condos on either side of garage doors. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 7 of 27 20. Submit a final landscape to the Architectural Review Committee for review and approval prior to issuance of building permit. 21. Provide decorative paving in the driveways between garages of the town homes. NOISE 22. All residential units shall be designed to mitigate impacts from non-residential project noise, in compliance with the City's noise regulations. 23. Construction shall be limited to between the hours of 8am and 6pm Monday through Friday. No construction shall occur on Saturday or Sunday. DFVFI OPMFNT conF 24. Development shall conform to the Office Mixed Use (OMU) zoning requirements except as otherwise approved. 25. All fences and/or walls shall not exceed six feet (6') in height unless otherwise approved with a Minor Exception or Variance application. 26. The developer shall comply with Development Code Chapter 16.20, "Land Divisions". 27. The developer shall comply with Development Code Chapter 16.64, "Dedications, Fees and Reservations." 28. The following shall be included in the CC&Rs regarding open space: a. The dedicated open space area (Lot A) shall not be further subdivided in the future; b. The use of the open space shall continue in perpetuity for the purpose specified; c. Appropriate provisions shall be made for the maintenance of the open space; and d. Common undeveloped open space shall not be turned into a commercial enterprise admitting the general public at a fee. 29. For zero lot line projects where detached dwelling units are to be constructed upon a lot line, a five-foot maintenance easement shall be provided on the adjacent lot, along, and parallel to, the zero lot line dwelling. The easement shall grant access to the owner of the zero lot line dwelling for purposes of maintaining the zero lot line wall. 30. A property owners' association and covenants shall be established to ensure that common areas are owned and maintained by Planned Unit Development property owners. a. The homeowners association must be established before the homes are sold; RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 8 of 27 b. Membership must be mandatory for each home buyer and any successive buyer; c. The open space restrictions must be permanent, not just for a period of years; d. The association must be responsible for liability insurance, local taxes, and the maintenance of recreational and other facilities; e. Homeowners must pay their pro rata share of the cost, and the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the homeowners association; and f. The association must be able to adjust the assessment to meet changed needs. PRIOR TO ISSUANCE OF GRADING PERMIT 31. All walls, including screening and retaining walls, shall be compatible with the approved architecture and Development Code Standards, and shall be no more than 3 feet in height in the front setback area, subject to the review and approval of the Community Development Director. PRIOR TO RECORDING THE FINAL MAP 32. The applicant shall submit final Covenants, Conditions and Restrictions (CC&R's) that are administered by a subdivision homeowners' association and formed by the applicant for common areas within the subdivision. The CC&Rs shall preclude private property owners from utilizing the 25' creek setback area for private use. The CC&Rs shall be reviewed and approved by the City Attorney and recorded with the final map. 33. A landscaping and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development and Parks and Recreation Departments. The landscaping pli:ln shall include the following for all public street frontages and common landscaped areas: (1) Tree staking, soil preparation and planting detail; (2) The use of landscaping to screen ground-mounted utility and mechanical equipment; (3) The required landscaping and improvements. This includes: i. Deep root planters shall be included in areas where trees are within five feet (5') of asphalt or concrete surfaces and curbs; ii. 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 iii. All slopes 2:1 or greater shall have jute mesh, nylon mesh or equivalent material. . iv. An automated irrigation system. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 9 of 27 PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY 34. All fencing shall be installed. PARKS AND RECRFATION DEPARTMFNT CONDITIONS 35. The applicant shall comply with the provisions of Ordinance 521 C.S., the Community Tree Ordinance. 36. Linear deep root barriers shall be used for all trees within six feet (6') of curb, gutter or sidewalks. 37. All street front trees shall be 24-inch box and shall be located a minimum of one (1) tree for every seventy-five feet (75') of street frontage. 38. Prior to issuance of building permit, the applicant shall submit a trail improvement plan for the pedestrian trail located within the creek setback area. BUILDING AND FIRE DEPARTMF:NT CONnlTIONS UBC/UFC 39. 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. 40. The project shall provide complete compliance with State and Federal disabled access requirements. Per S.B. 1025, 10% of the primary entry levels of multistoried dwelling units must comply with the HCD's accessibility provisions. 41. The applicant shall show all setback areas for each lot on the tentative tract map prior to map recordation. FIRF I ANF~ 42. Prior to issuance of a certificate of occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 43. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRE FLOW/FIRF HYnRANT~ 44. Project shall have a fire flow based on the California Fire Code Appendix III-A. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 10 of 27 45. Prior to bringing combustibles on site, fire hydrants shall be installed per Fire Department and Public Works Department standards. Locations shall be approved by the Fire Chief. FIRE SPRINKI FRS 46. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines. 47. The project shall provide Fire Department approved access or sprinkler system per National Fire Protection Association Standards 13d or 13R as appropriate. OPTICOM OFVICF 48. An opticom traffic signal pre-emption device shall be installed that meets Building and Fire Department requirements as determined by the Director of Building & Fire for traffic signal at West Branch Street and Oak Park Boulevard. ARANOONMFNT/NON-CONFORMING 49. Prior to issuance of a grading permit or building permit, whichever occurs first, the applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. OTHFR APPROVAl S 50. The project shall comply with Federal and local flood management policies. 51. Any review costs generated by outside consultants shall be paid by the applicant. PUBliC WORKS nEPARTMENT CONnlTIONS All Public Worns Department conditions of approval as listed below are to be complied with prior to recording the map or finalizing the permit, unless specifically noted otherwise. 52. Fees - The applicant shall pay all applicable City fees at the time they are due. (For your information, the "Procedure for Protesting Fees, Dedications, Reservations or Exactions" is provided below). PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR EXACTIONS: (A) Any party may protest the imposition of any fees, dedications, reservations, or other exactions imposed on a development project, for the purpose of defraying all or a portion of the cost of public facilities related to the development project by meeting both of the following requirements: RESOLUTION NO. VTTM 04-006; PUO 04-005; MEX 05-015 PAGE 11 of 27 (1) Tendering any required payment in full or providing satisfactory evidence of arrangements to pay the fee when due or ensure performance of the conditions necessary to meet the requirements of the imposition. (2) Serving written notice on the City Council, which notice shall contain all of the following information: (a) A statement that the required payment is tendered or will be tendered when due, or that any conditions which have been imposed are provided for or satisfied, under protest. (b) A statement informing the City Council of the factual elements of the dispute and the legal theory forming the basis for the protest. (B) A protest filed pursuant to subdivision (A) shall be filed at the time of the approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. (C) Any party who files a protest pursuant to subdivision (A) may file an action to attack, review, set aside, void, or annul the imposition of the fees, dedications reservations, or other exactions imposed on a development project by a local agency within 180 days after the delivery of the notice. (0) Approval or conditional approval of a development occurs, for the purposes of this section, when the tentative map, tentative parcel map, or parcel map is approved or conditionally approved or when the parcel map is recorded if a tentative map or tentative parcel map is not required. (E) The imposition of fees, dedications, reservations, or other exactions occurs, for the purposes of this section, when they are imposed or levied on a specific development. 53. Fees to be paid prior to plan approval: (1) Plan check for grading plans based on an approved earthwork estimate. (2) Plan check for improvement plans based on an approved construction cost estimate. (3) Permit Fee for grading plans based on an approved earthwork estimate. (4) Inspection fee of subdivision or public works construction plans based on an approved construction cost estimate. PUBliC WORKS DFPARTMFNT SPFCIAL CONDITIONS All Public Works Department conditions of approval as listed below are to be complied with prior to recording the map, unless specifically noted otherwise. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 12 of 27 54. Relocate the existing water main from James Way to the southern project limits to ten feet (10') west of the sanitary sewer main and provide the appropriate fifteen-foot (15') easement. 55. Abandon the existing water main connection to James way per the requirements of the Director of Public Works. 56. The applicant shall extend the sewer main across the project frontage to City standards and provide the appropriate twenty-foot (20') wide easement due to depth of line. 57. The applicant shall pay the fair share for the impacts to the following wastewater capital improvement projects: a. EI Camino Real Upgrade. b. Walnut Street Upgrade. 58. The applicant shall overlay James Way from the easterly project driveway to Oak Park Boulevard with 1 y," of asphalt from gutter to gutter. 59. Replace the driveway approach adjacent to Kennedy Club Fitness with City standard curb, gutter and sidewalk. 60. The applicant shall provide on-site below ground stormwater retardation facilities designed and constructed to Public Works and Community Development requirements, and the following: a. The facilities shall be designed to reduce the peak flow rate from a post- development 100-year storm. b. The 100-year basin outflow shall not exceed the criteria provided by the U.S. Army Corps of Engineers (ACOE). c. The 100-year basin outflow shall be limited to a level that does not cause the capacity of existing downstream drainage facilities to be exceeded. d. The basin design shall include freeboard equal to twenty percent (20%) of the basin depth, to a minimum of twelve inches (12"). e. The basin shall be fully constructed and functional prior to occupancy for any building permit within the project. f. The basin shall be maintained by a homeowner's association. The City shall approve the related language in the association CC&Rs prior to recordation. 61. The applicant shall provide access from top of bank for creek maintenance. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 13 of 27 PURIIC WORKS nFPARTMENT STANnARD CONnlTIONS GFNFRAI CONDITIONS 62. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or as directed by the Director of Public Works. 63. Perform construction activities during normal business hours (Monday through Friday, 7 A.M. to 5 P.M.) 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. IMPROVFMENT PI ANS 64. All project improvements shall be designed by a registered civil engineer in the State of California and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. 65. Submit four (4) full-size paper copies, one (1) full-size mylar copy, and one (1) electronic copy on CD in AutoCAD of approved improvement plans for inspection purposes during construction. 66. Submit as-built plans at the completion of the project or improvements 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. 67. The following Improvement plans shall be prepared by a registered Civil Engineer and approved by the Public Works Department: (1) Grading, drainage and erosion control, (2) Street paving, curb, gutter and sidewalk, (3) Public utilities, (4) Water and sewer, (5) Landscaping and irrigation, (6) Any other improvements as required by the Director of Public Works. 68. 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. 69. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 14 of 27 70. The site plan shall include the following: (1) The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys. (2) The location, quantity and size of all existing and proposed sewer laterals. (3) The location, size and orientation of all trash enclosures. (4) All existing and proposed parcel lines and easements crossing the property. (5) The location and dimension of all existing and proposed paved areas. (6) The location of all existing and proposed public or private utilities. WATER 71. Whenever possible, all water mains shall be looped to prevent dead ends. The Director of Public Works must grant permission to dead end water mains. 72. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 73. Each parcel shall have separate water meters. Duplex service lines shall be used if feasible. 74. Lots using fire sprinklers shall have individual service connections. If the units are to be , fire sprinkled, a fire sprinkler engineer shall determine the size of the water meters. 75. Existing water services to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 76. The applicant shall complete measures to neutralize the estimated increase in water demand created by the project by either: (1) Implement an individual water program consisting of retrofitting existing off-site 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, (2) The applicant may pay an in lieu fee of $2,200 for each new residential unit. 77. All units to be sprinklered shall have individual water services. 78. The on-site water systems that supply water to fire hydrants shall be a public facility. This will require public improvement plans and dedication of a fifteen-foot (15') wide easement. SFWFR 79. Each parcel shall be provided a separate sewer lateral. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 15 of 27 80. Both units on each parcel will utilize the same sewer lateral. 81. All new sewer mains must be a minimum diameter of 8". 82. All sewer laterals within the public right of way must have a minimum slope of 2%. 83. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. 84. Existing water laterals to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 85. The applicant shall obtain approval from the South County Sanitation District for the development's impact to District facilities prior to final recordation of the map. PUBLIC UTILITIES 86. Install all new public utilities as under ground facilities in accordance with Section 16.68.050 of the Development Code. 87. Underground improvements shall be installed prior to street paving. 88. 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. All utility companies shall sign the improvement plans prior to final submittal. 89. Submit the Final Map to the public utility companies for review and comment. Utility comments shall be forwarded to the Director of Public Works for approval. 90. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. STRFFTS 91. Obtain approval from the Director of Public Works prior to excavating in any street recently over-laid or slurry sealed. The Director of Public Works shall approve the method of repair of any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal. 92. All street repairs shall be constructed to City standards. 93. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned and filled with epoxy. 94. 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. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 16 of 27 CIJRR GUTTFR AND SIDFWAI K 95. Repair or replace any cracked or broken curb, gutter and sidewalk along the project frontage with James Way. 96. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk. 97. Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. GRADING 98. Perform all grading in conformance with the City Grading Ordinance. 99. Submit a preliminary soils report prepared by a registered Civil Engineer and supported by adequate test borings. All earthwork design and grading shall be performed in accordance with the approved soils report. 100. Submit all retaining wall calculations for review and approval by the Director of Public Works for walls not constructed per City Standards. All retaining walls subject to vehicular loading shall be designed for H20-44 loading. DRAINAGF 101. All drainage facilities shall be designed to accommodate a 1 OO-year storm flow. 102. All drainage facilities shall be in accordance with the Drainage Master Plan. 103. The project is in Drainage Zone "C" and allows for drainage to the creek. 1 04. The applicant shall install an in-line filtration system to remove hydrocarbons, sedimentation and pollutants from stormwater prior to discharging to Meadow Creek. 105. The grading and drainage plans shall be reviewed by the Coastal San Luis Obispo Resource Conversation District. The applicant shall reimburse the City for this review. DFDICATIONS AND FASFMFNTS 106. All easements, abandonments, or similar documents to be recorded as a document separate from a map, 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. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 17 of 27 107. Abandonment of public streets and public easements shall be listed on the final map, in accordance with Section 66499.20 of the Subdivision Map Act. 108. Street tree planting and maintenance easements shall be dedicated adjacent to all street right of ways. Street tree easements shall be a minimum of 10 feet beyond the right of way, except that street tree easements shall exclude the area covered by public utility easements. 109. Easements shall be dedicated to the public on the map, or other separate document approved by the City, for the following: a. Sewer easements as described in these conditions of approval. The easements shall be a minimum of fifteen feet (15') wide. b. Water easements as described in these conditions of approval. The easements shall be a minimum of fifteen feet (15') wide. 110. A Pubiic 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. 111. A blanket Public Utility Easement (PUE) shall be dedicated over the drive isles and parking areas. PFRMITS 112. Obtain an encroachment permit prior to performing any of the following: (1) Performing work in the City right of way, (2) Staging work in the City right of way, (3) Stockpiling material in the City right of way, (4) Storing equipment in the City right of way. 113. Obtain a grading permit prior to commencement of any grading operations on site. AGREEMENTS 114. Inspection Agreement: Prior to approval of an improvement plan, the applicant shall enter into an agreement with the City for inspection of the required improvements. 115. Subdivision Improvement Agreement: The applicant shall enter into an agreement for the completion and guarantee of improvements required. The agreement shall be on a form acceptable to the City. 116. Covenants, Conditions, and Restrictions: The subdivider shall prepare project CC&Rs for maintenance and repair of all privately owned improvements. The CC&Rs shall be subject to the review and approval of the City Attorney and the Director of Public Works. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 18 of 27 IMPROVEMFNT SFCLJRITIFS 117. All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 118. Submit an engineer's estimate of quantities for public improvements for review by the Director of Public Works. 119. Provide financial security for the following, to be based upon a construction cost estimate approved by the Director of Public Works: (1) Faithful Performance: 100% of the approved estimated cost of all subdivision improvements. (2) Labor and Materials: 50% of the approved estimated cost of all subdivision improvements. (3) One Year Guarantee: 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. (4) Monumentation: 100% of the approved estimated cost of placement of all subdivision monuments. OTHFR nOCIIMFNTATION 120. Preliminary Title Report: A current preliminary title report shall be submitted to the Director of Public Works prior to checking the map. 121. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the Director of Public Works prior to checking the final submittal of the map. 122. Tax Certificate: The applicant shall furnish a certificate from the tax collector's office indicating that there are no unpaid taxes or special assessments against the property. The applicant may be required to bond for any unpaid taxes or liens against the property. This shall be submitted prior to placing the map on the City Council agenda for approval. PRIOR TO ISSLJING A RIIII nlNG PFRMIT 123. The Final Map shall be recorded with all pertinent conditions of approval satisfied. PRIOR TO ISSUING A CFRTIFICATF OF OCCUPANCY 124. All utilities shall be operational. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 19 of 27 125. All es~en.tial project improvements shall be constructed prior to occupancy. Non- essential Improvements, guaranteed by an agreement and financial securities, may be constructed after occupancy as directed by the Director of Public Works. 126. Prior to the final 10% of occupancies for the project are issued, all improvements shall be fully constructed and accepted by the City. MITIGATION MEASIJRES 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: MITIGATION MFASLJRFS' MM 1.1: The applicant shall submit a lighting plan verifying that all exterior lighting for the development is directed downward and does not create spill or glare to adjacent properties and riparian habitat. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD; Police Dept. Prior to issuance of Building Permit MM 1.2: The applicant shall develop design alternatives for the condominium stairway housing for Architectural Review Committee (ARC) review and approval. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD Prior to issuance of Building Permit MM 1.3: The applicant shall submit final exterior colors and materials of the town homes and condominiums for ARC approval. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD Prior to issuance of Building Permit MM 3.1: All dust control measures listed below (MM 3.2 - 3.6) shall be followed during construction of the project and shall be shown on grading and building plans. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such person(s) shall be provided to the APCD prior to land use clearance for map recordation and finished grading of the area. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 20 of 27 MM 3.2: During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent airborne 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. Reclaimed (non-potable) water shall be used whenever possible. MM 3.3: Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. MM 3.4: 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 23114. MM 3.5: Install wheel washers where vehicles enter and exit unpaved roads on to streets, or wash off trucks and equipment leaving the site. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. MM 3.6: Sweep streets at the end of each day if visible soil material is carried on to adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. MM 3.7: To mitigate the diesel PM generated during the construction phase, all construction equipment shall be properly maintained and tuned according to manufacturer's specifications. The measures below (MM 3.8 - 3.10) shall be clearly identified in the project bid specifications so the contractors bidding on the project can include the purchase and installation costs in their bids. MM 3.8: All off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, shall be fueled exclusively with California Air Resources Board (ARB) motor vehicle diesel fuel. MM 3.9: To the maximum extent feasible, the use of diesel construction equipment shall meet the ARB's 1996 certification standard for off-road heavy-duty diesel engines. MM 3.10: Prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if Naturally Occurring Asbestos (NOA) is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the APCD. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos Air Toxins Control 'Measure (ATCM) regulated under by the California Air Resources Board (ARB). RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 21 of 27 Responsible Party: Monitoring Agency: Timing: Operational Phase Fmissions Developer City of Arroyo Grande - Public Works Dept., Building and Fire Department Prior to issuance of Grading Permit and during construction MM 3.11: To encourage walking within the development and provide a safer pedestrian environment, the applicant shall use textured and/or colored concrete at pedestrian crossings. MM 3.12: Provide continuous sidewalks separated from the roadway by landscaping with adequate lighting. MM 3.13: Provide shade tree planting along southern exposures of buildings to reduce summer cooling needs. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - COD, Public Works Dept., and Building & Fire Dept. Prior to issuance of Building Permit MM 4.1: The applicant shall revegetate the 0.18-acre mitigation area as outlined in the "Wetland Mitigation Plan" prepared by the Morrow Group, Inc., dated May 21,2002. Any plants that do not survive shall be replaced in kind and monitored until established. Temporary irrigation shall be provided for all planting areas for three (3) years or until plants are established. An independent consultant specializing in biological resources shall be hired by the City and paid for by the applicant to monitor the mitigation for a minimum of five (5) years. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - COD; ACOE Installation of plant material shall occur before issuance of a Certificate of Occupancy. Monitoring of plants shall occur for at least 5 years. MM 4.2: All non-native plant species shall be eliminated from the 25' wide creek setback area. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - COD Prior to a Certificate of Occupancy RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 22 of 27 MM 4.3: The developer shall record an irrevocable offer of dedication open space agreement and twenty-five foot (25') creek easement on the property measured from top of bank. No structures shall occur within 25' creek setback area. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - COD, Public Works Dept. Prior to Grading Permit MM 4.4: Siltation/sedimentation control measures shall be implemented along the entire eastern property boundary prior to site construction. Such control measures shall include sediment fences and/or hay bales placed into the crux of the bank of Meadow Creek. Erosion/sediment control barricades shall be placed around the perimeter of each construction zone with the potential to drain to Meadow Creek. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to Grading Permit MM 4.5: Soil shall not be stockpiled in areas located near the eastern property margin adjacent to Meadow Creek, or in areas that have potential to drain to Meadow Creek. Stockpiled soil should be properly covered at all times to avoid wind and water erosion, and consequent siltation to Meadow Creek. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. During grading activities MM4.6: No heavy equipment shall be allowed within the Meadow Creek corridor. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. During grading MM 5.1: The note below 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." Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of grading permit and during grading activities RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 23 of 27 MM 6.1: To address specific conditions concerning grading, utility trenches, foundations, retaining walls and drainage, the contractor or builder shall adhere to the mitigation measures identified in the Geotechnical Engineering report by Earth Systems Pacific dated January 29, 2001. An updated soils report shall be submitted with deeper borings. A slope stability analysis shall also be prepared. MM 6.2: Construction operations, especially grading operations, shall be confined as much as possible to the dry season, in order to avoid erosion of disturbed soils. MM 6.3: Permanent soil control measures identified in the landscape plan shall be implemented as soon as possible following completion of soil disturbing activities. MM 6.4: 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. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of grading permit and during construction MM 8.1: Construction activities shall be restricted to the hours of 8 a.m. and 6 p.m. Monday through Friday. No construction shall occur on Saturday or Sunday. Equipment maintenance and servicing shall be confined to the same hours. To the greatest extent possible, grading and construction activities should occur during the middle of the day to minimize the potential for disturbance of neighboring noise sensitive uses. MM 8.2: All construction equipment utilizing internal combustion engines shall be required to have mufflers that are in good condition. Stationary noise sources shall be located at least 300 feet from occupied dwelling units unless noise reducing engine housing enclosures or noise screens are provided by the contractor. MM 8.3: Equipment mobilization areas, water tanks, and equipment storage areas shall be placed in a central location as far from existing residences as feasible. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - CDD, Public Works Dept. During construction MM 9.1: Fifteen percent (15%) of new units constructed shall be sold to qualified families earning a moderate-income (based on the City's affordable housing standards). The developer shall pay an affordable housing in-lieu fee for any fraction of a unit. An affordable housing agreement between the City and developer shall be recorded that stipulates the details of the terms and conditions for producing and RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 24 of 27 selling affordable ownership housing within the project. Said agreement shall be reviewed and approved by the Community Development Director and City Attorney, and shall be recorded prior to recordation of the final tract map. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - CDD, City Attorney Prior to recordation of the Final Tract Map MM 10.1: The applicant shall pay the mandated Lucia Mar Unified School District impact fee. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Building & Fire Dept.; Lucia Mar Unified School District Prior to issuance of Building Permit MM 11.1: The developer shall pay all applicable City park development and impact fees. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Building & Fire Dept.; PR&F Prior to issuance of Building Permit MM 11.2: The applicant shall submit a path/trail improvement plan. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - PR&F Prior to issuance of Building Permit MM 12.1: The developer shall pay the City's Traffic Signalization and Transportation Facilities Impact fees. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Building & Fire Dept.; Public Works Dept. Prior to issuance of Building Permit MM 13.1: The applicant shall pay the project's proportionate share of South San Luis Obispo County Sanitation District (SSLOCSD) sewer upgrade impact fees. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande -Public Works Dept. Prior to issuance of Building Permit MM 13.2: The developer shall pay the City's sewer hookup fees and fair share of sewer upgrade impact fees. RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 25 of 27 Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Building & Fire Dept.; Public Works Dept. Prior to issuance of Building Permit MM 14.1: The applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) and Erosion Control Plan that specifies the implementation of Best Management Practices to avoid and minimize water quality impacts as required by the Regional Water Quality Control Board (RWQCB). At a minimum, the SWPP and Erosion Control Plan shall include: . Designation of equipment and supply staging and storage areas at least 150 feet from the outside edge of the Meadow Creek 25-foot setback area. All vehicle parking, routine equipment maintenance, fueling, minor repair, etc., and soil and material stockpile, shall be done only in the designated staging area. Major vehicle/equipment maintenance, repair, and equipment washing shall be performed off site. A wet and dry spill clean up plan that specifies reporting requirements and immediate clean up to ensure no residual soil, surface water or groundwater contamination would remain after clean up. Designating concrete mixer washout areas at least 150 feet from outside edge of the Meadow Creek 25-foot setback with the use of appropriate containment or reuse practices. A temporary and excess fill stockpile and disposal plan that ensures that no detrimental affects to receiving waters would result. Requiring all grading and application of concrete, asphalt, etc. to occur during the dry season from April 15 to October 15. Required site preparation and erosion control BMPs for any work that may need to be completed after October 15. . . . . . . Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - Public Works Dept.; RWQCB Prior to issuance of Grading Permit MM 14.2: An independent consultant specializing in biological resources shall be hired by the City and paid for by the applicant to monitor the restoration of the riparian corridor for a minimum of seven (7) years. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of Grading Permit RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 26 of 27 MM 14.3: To reduce erosion hazards due to construction activities, grading shall be minimized, and project applicants shall use runoff and sediment control structures , and/or establish a permanent plant cover on side slopes following construction. ' Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of Grading Permit MM 14.4: Work shall be completed during the dry season (April 15 to October 15) to reduce active construction erosion to the extent feasible. If construction extends into the wet weather season, a qualified hydrogeologist or civil engineer shall prepare a drainage and erosion control plan that addresses construction measures to prevent sedimentation and erosion of Meadow Creek. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of Grading Permit and during construction MM 14.5: Erosion control and bank stabilization measures shall be implemented to ensure that the creek bank does not erode. In addition, alternative bank protection methods, such as restoration of native vegetation, root wads, or other bioengineering methods of stabilization, shall be used. In order to reduce long-term effects of soil compaction and changes in topography, construction vehicles and personnel shall not enter the low flow channel and wet areas. Construction mats and other devices shall be used to reduce impacts associated with soil compaction. , Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. During construction MM 14.6: All temporary fill placed during project construction shall be removed at project completion and the area restored to approximate pre-project contours and topography. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of a Certificate of Occupancy MM 14.7: No construction debris or materials shall be allowed to enter the creek bed, either directly or indirectly. Stockpiles should be kept at least 50' from the topological top of bank to prevent material from entering the creek bed. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. During construction RESOLUTION NO. VTTM 04-006; PUD 04-005; MEX 05-015 PAGE 27 of 27 MM 14.8: The project shall comply with the City's required water conservation measures including any applicable measures identified in any applicable City Water Conservation Plans. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of Building Permit MM 14.9: The project shall install best available technology for low-flow toilets, showerheads and hot water recirculation systems. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Building Dept. Prior to issuance of a Certificate of Occupancy MM 14.10: The final landscape plan shall show low-water use/drought resistant species and drip irrigation systems rather than spray irrigation systems. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - Parks, Recreation and Facilities Dept. Prior to issuance of Building Permit MM 14.11: The project plans shall include methods for collecting surface run-off from the site for use on landscaped areas (minimum of 25% of landscaped areas) to reduce water use and minimize run-off to the extent feasible. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Public Works Dept. Prior to issuance of Building Permit MM 14.12: Inline filters shall be installed for stormwater prior to creek outfalls. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande -Public Works Dept. Prior to issuance of Building Permit il'ill 1Ii1 II q ~ II'! 'Ill ":! 'I!ll . ;~: II! Illl Ilii Ilii i "II '" II,! ',,, i E ! I'" ""0 ""0 ~ 'Ii Iii!' I' j!r ill ill. ~ I II! II! II! ~ _ .. ~ i l! ! I , , ! ! I II ;i 1 ilH ill !~ ~ ill il ;1 ~! ~! l~ .. " , il ,! ,. " " ii " ~, ~~ ~ ~ II : i~ j~!~~ II ~ " liil! II ~ i .Ill.' , .. ,! ;:;::::::= ~~ PII ,; I'll ;;; I II AUi iim tj S S 0 0 r I I! l a I llll ;2 . , .. I , " " .j ; J . i. i ~. ~. ~, ~ ~ ~ Z Ii o~ Q:t oi 1- ~ ~; ~ I~ P I I ~ ~ ~ ! ! ! ! l!IWI! IllaUI l '!i1. ! r i Ellllill II .1 ~ i!llpi 11i !. ~ hi' 'I! ;" / ~ r I':! :: i'll ii' i " I -d - . i ":TI ." 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Pulls, ALA., & Msociates ~m . . ~ t:tu w m m Q g z z o ~ m ~ ~ w ~ ~ w ~ 'HI .~H HB $ ..:~ .... !>l :.. _u .. .. .... il1i i it ;;~.... ~ .... f' f l ~ & ... . . '1 ~~ L I Dol ,,'4 00 ---0'0 -- --:-,-- o .., u ~~ ~ n ~~ . ~ -~%!i!i<l .\', ~.,<.;\ " I Exhibit B-7 --------i--------i ! ___________m ~ I ~./ d 'i o 0 iD=:J1 U II I ..~ t' ~ ! , , , Gl -----------.. . . !I I I I I '----' () DO I o , " ! j 0'0 1 I r !~ [ . I ~I- i:!! Ii Il!~ !~ !~ .< ! , ! L.. I - 1 @ m Gl "~ i!i:% r-8x~ ~~m~ J>n~r- i!i::D~lo> !<m : , 'I"l 'i l -t '. ... !hit!! nii-.. !lll:fl!\ ~'fH - II' 'I I. "'h:-~l 'P'i S/et:enD.Pul/s,AJ.A.,&Arsocia/es .j! Ii: Ii r- .. r- o 00 ,. 11 r- )- z m e e e r~' ,I . , ~I >. .~ " IIPIl Rt; rg LJ~ , 11 1 ! rmmj__m o ~ , 1 ! rmmim- 0 ~~ ~~ .~ . .~.! c ,~m:~11~r l 1 : ..;:..:~' iU--ijl ~i ! : :: iLl''' r-:! I=aJl 11I--- I I!IIiII::B:iIil L 1 f lib I i~ r R h~ ~ .. ~ ~~ ~F 0~1 -02 OJ; ." ,n D d]JJ 10 lilLJI -I ! i=';' :1 :'--' ....-, \ ! ...m..' <> () 1 m Exhibit B-8 ! m ~ m ~ n..l 'i a:::l: en ..- 1141'1 i'~ a. F!:8~~ rUhI, ~j.i ~ ~ x~ lll~"'l -'1' ..t...~rn~ "1.I'r ":" II M9. "I' 't.. ~g$w i; li .... ~ n:. . ~~rn: !tf~~~ '~i sr S/evenD.Pults,A.l.A.,&Associates ;lit i-l t~l . Exhibit 8-9 "Y V 1/ ,,~ /~ ~ ,\ @ " ,-' I' ' I" ' I' I ' ~ ~ . @i ----@ , , Iii llfJ,~ ". : ,YI II : /L-L-- 'II ," '.' r ' ,d---~'- , ~ , - - ~ i r - ,.....'~ '. ,';...~ i ',", , ~/;;:;, " ~ . ~: '5. ___~.~ "" ~rJ;4,.Y/ "'$, , - "~ 'f:1'~ ~~....~. "".2( / /. ",:' ,". '-"'\_ /e~ ,~ . ~\(!~ ' 'S\:i~ t! 'i~'" I,,}~I~ " . -. "1" ~L)\..:_ ~t. ~ ," . U !~ "" .il li~ o' ~i'i III c>l:% ~8jCl; ~:E~~ _gOl'" ~~m: {_:l,,1 " liHW .."!' -j!'F' ~gfl, ~Jlifll Hfll ...fl..r"'ll'i...r~ .\f~ 'ilj' S l ~ . f let/en D. Pulls , A./.A., & Associates [Z I ,I . . l . i' :^ I ii' ~ ~el Ii .!" . i i ,m ~r- ,m '< >- -I \5 z III " .. rn \J o % () < . -----€J I .1 rn ------@ s I'II,!VIY'I ,. 'J l- '__. I '. ,/ \/ I Ir J !/, , I 1';--- / >Y ." g j,I", )-"1,' @ 'r) 1'/~ )~ 'J ~ ---- ), /./ ~..c-< ",;::::..------<'~~..-....... - ~\ .......... ---.._---:::.-~ \-, ~.: '. ' """ "':-.:----._-, i',\' '\~'.' , -I I.~~' ...., r! · ,1 i [ r il:ii III ' 'l"n l -t ...t \It Ir I, ~ ! .il c:to~% 1MB !II! I hi! ~. ~8~~ jl" .~ io~ i1lttil ~ijl f !' - !- ~~~l!! Ii i ~ i ,~. -Jill'. 11~ .F .1 ~Rlf:l: ...tl,h ii ~ o(~ ... '1'.. - Exhibit B-10 ~ ~ = i ',Fl'i~ / / / 'rr-:~ - I' e , I " .... "",:,,- ,I " }--. '. I ,....,--...:."'"'- i , ,',,-'- , '\ \--- j:,':: \, = ,,. ,m po \ll ,. m Q <: m \ll Exhibit 8-11 .. " m ~ o ~ I I ~ ~ . I -<.t.. ..,,:'\ .... \ - I .,..-,,':. ;'-, .'.: . ./ I . . , i /1 / 'rl 1./ i fz { ~ { , i i lh1f r t 5d - ! ;r:15 III "t4 t "' I , U" h'l U ~i! :=~!:ffi rlubf ~iU . ; . II. ~~ 10' ~~~~ , iq Ii >n~"" !jilfl! HI!! l ~Rl~: ,11<'1 !. <~ ... "'Jjh[ . ~lf Stet-'en D. Pulls, AJ.A., & Associates : Exhibit 8-12 !)ll '0 '0 " ~ ~ ~ .. m o ~ ~ I " j ;'1 I q I " I -",,-,.-,",,".' . J};:J;;i/~C;;;';1 . I I " '!i 1 '~ '1 I 1/ '1 ~ lv' ~-/\ .\ ,\ ''---f-t\ ! i I ~ . f r !ll:fIi;c!! j '1"1, '-1 f~ , ~ I i eil c. ,1bfif Hji- hll iii~ ~8)C~ jlWil ~ifJ f ~ ~ i j; ~~ rl :~~~ ! i i - i ii iCgcnW 'hdif '.q SlevenD. Pulls. AJ.A., & MsociaJes Fmm. .m . ~ fl'l!l . -I is % lJl "I ~-l-.J"'I?-~_ ) 'v I V,) '/ i.y I. .A-- I V,lL V' r ! / r / \ ' / tic Y J~, -,Z-- . - ----=-+_ :;:- -:;;;. ..'--<.0:::"",,- .,"", "'- " .~ II I~". "':--...', _ . \ """', " '\~~'~~.':::" ' , . . \ \"- \" \'" \" l" 11\. II. w .l. m o ~ o ~ m f~'.' f !d Ii ~ he~ p;~ ~~ i. 'F i i Exhibit 8-13 .~ i ,.,...q i f , ",- " ,'-0' I I' 'a-tF t .~ r r r , , , J~(' '~~.-/~.L ,/{I ~~, 11\" /:':~: ",', . "f+~[;t~:~;V-!r '=-.l~--"-.I' T'''' , 1./ , y~::I LL ...~. "'~ . -.:....... ,- --';'i[t~ :;.:~.=-.' ;.. -, - f ~;:.hJii:-..V ~_. r....-:{" ,.,.~ ______ ..... '.":,:'(':, - .,<--..,- - I-..~./ ~ r e @) @ (B' , , , ' j '1""~ I ~:,,--'":.)~~ V/, 1;<] : /~.../ l~ l~~~ l~r,:~ ~~;:::;:..;:r-'<..'l~ 'rr'-t ~\ \""'" "" ~,,-'i',tj' '.1 \'1/"'\, "\-'::;"''}W'~l ~ J.-'I~' I] l~\.' "'l~~C} t'1-'~"\' ~ l' -, ,-' ~)-i J>' l ~,_ '~"~ ~ff't-., s~. >I' I~k)~" ,', -r t:".,~ I .,of- I , ,~, I it. '-' \c- lc".1 irK 1\.:[- ,~ll t'I.]-;:~'})" ',ii'r-{' " I' ",,>:,, ~.~~.;..,. .. ,:...- o I ~ ll"l~ r I ). jltti"t ii a H~h!1 H~i ~ !jlf!m!lflJ . Itll' -Ill. .. 1:1 ~l ~i fl'l ~iI ," il! iI:~_~ Ch ~8~i i1:Elj'1ft >nc:r- I:::acnw Fmmlo <m . ~ 'I' ~..Y\ [,.. ", I. v Ii- " \ " , I' ':~. / ,.I, i' _. I. 1,' _ '/ iy' p" I,~- i.)- .:.-L t,- )-/! { .' I?, t 1: ; / ---" C ~ ..;-_. ~. ~ .../- -- ~ J.P ,-,"~ ..;'..........-:::-"'--=::; -,,,' ~.-, "~~\.- ---- .....,...---..: \'\~~~~,' --", 1f\ '. ~~~ /,\ \.,,~ . \ \... ~ '0-- '\ \ \ ~ \- \- '\ ;.. ,,', ' r-. i" .. .. m o % ~ ~ m ~ Exhibit 8-14 <8 l~ , , , h .... i '. . e fz i . , ! i ~ ' 'loon , t ;;:iii CIl 1: -t i. '" I' I - I ..h l=/;!5f5 ilHhinli_ ~ " hd li~ ... ;0)('11 -il"'l--tll U ~ Is;;; ~! Ii: :e~~ l I ~ ~~" "" >nc'" 'llih,;!h~ ! - ! " ~fil~:: ." -c~ .. "r:.l iii iff-l - f: I Exhibit 8-15 ,11 !!1l 1fI 11 m ~ <: m 1fI ~ .. .. " x () c '" !!! I 1/' I, ,I) \/1,/ r J /);\/.[//L/I 1'::'- , /<--, ( t/. II / 1_'-' . ;' j , if"! .;;--, )") I ,c- f ,__ ~ k / , \ -- -~. ---"~ , /' "'-~----< ~r.-I 1"1'" ~-~~ " ____ ": L=,.o:...c'C'~ _~-~ ,-,".,,_:.~,.,~.~. , ;t::Pb~;~;~~,~- ',/\ '~\ ':;s' \\~:'I:- . \ \ \~ " :. i\ ~ I . , [ . 0 ~~!l:ili ~8~~ "11:&01'01 ;g~::: Fmltlllo <m _ ~ { 'j"', "I' 'I HtHI un! l,lhr,II ~l~ll ~ t1 ". Ill. :tl~t "~SO> "h'~! ~ nf~l [ .>1 !I' " I, R hei Ii' !s~ , i ~. ~m ~. "h -'! I~. .. ," i Exhibit 8-16 ,~ '0 !o .. 11 ,... ~ ~ .. m Q ~ ~ ~ i I I I i I I.. ! , , L !. I t ~ 0 ' 'j"i 't I . i ! ~ -t it i~ r~ i!!~~::c Ihlt!l !Hl. . . I ~~! ....g)(~ !I! hil ~~ ~:Em~ !WI!l !lf1l , .~ f' >-ng,.. I ~ ~ :;; ~F j. , Ii ! . ~ il J:::tI0'" . \1 ~,,~i f q. FmmJII "'hl~1 ill <m ~ ~ '1 t l ~ Exhibit 8.17 i1 o .. m " (') o 2 " o (') o 2 (') m ~ n m C.) ...... - n.... ,.... .4 -G ,..~ .-,,' ---------------------- \::i :r- -------.------------ ~ :i .-- Z ~ , - " " :1 " , " " > I~ '. . " " ~ . " . " " " n I! " , . ': , L~====ll ( t-@ . ~ . f~=:::::::::::::::::::: j\!V . . :i . :i '-- n !! , " fF=====J . , " , I~ f. " " ~ . , " " . " , " i :i <\ ~ :i , " ~ " ~ " ~ " '-- " w " " ,L_____________________ - " ~--------_._----------- - ,. ." ~ 5 '0 '" ." > 2 '" n m .s.... ~4 tt.. ,,,.,' ,,,..r ~ 0 0 ! u__"' n ! I' i ] LJ ,. f. ...." II '-.-J . . u__"', ~ ,~ , , . '< '." ~ > i:B 2 " ~ ~ ~ - " "! m f. "' ~ . ; 8 [I 3= ~ li ::E , , , =+= , ~ ~ :E , "" DD " n ~4 n.... .'... H w.'- ~ , i cQ) ~ . . . i:B . N I! !I !! !l !! !Il ~ . . I~ '~'p :p~ . !. , i ! '. . ~ . m , ' ~ , ILJi 8~ w G ~" ! I . f~ ! . ~:!I:!! . , ! I .jl ~8~~ !ll . h~. ~~ ii! '~m ! ! E I ! :11:: .~ ~ , . , m ". ii 1::rJ0W , i i . I ;=rnrngo <m _ ~ f ~ I ,... m < ~ o x U\ " ~ m z g . , ! ~, ! Ill::! ~ Ii ! I \ 'I , ~ It :' ~ ~ ; . 1 i Exhibit 8-18 ., ! ~ 'g' E 1! ~ !. , m - ~ i oil ;~l Ii. II . ~~!!i~ ~c)('1I ~~9~ >nc;r"" ~~~:: .m . ~ I ltlifi~ ;'1 ,.lId, !l,P ill:l;;;; Si:;: , 'I". IH~ ...ii'!1 ~it t> t'!. iI-~l ~~ 'F ')I ~o ,0 .. 11 r- ~ Exhibit 8-19 " .. m o 8 z 8 i I ~ j ! [ ! ~ , i , [ i , ! , I ; 1 ~ r i ~ 0 f~ r .11 ~!:;C::: . ! I ~gK; I. . j .~! ~~ , .! . ill -b:el?ri: ! ~B 'm >nct"" , Ii ~F i:::tIcnW ! . i ~I:rn: ~ \. Exhibit B-20 ! i ! c I'l"'n f: i . I ~II ~~!:! 1}!~Hl !In , uf I ""0-1'11 hi' ~! ~O)C." r~ ~m~ i Wil $Ifl t , 1m I. >n~~ ! i U I! " i' ~ ~... j r'! . ",hi ~. Sleven D. Pulls, M.A., & Assoaates i i ~i:lf:l: o(~ ... . f-l , ff ;'" /.. '. .... ." t;O>: - ' 1./...... .. ,/'..,:. >'I' .,_ .~ . ... - . ^ .. /.,,:/i. .M ~ . " .. m o S % 8 \.t~~. .,. ~ "'~ ~ '"\;j\~" i \;~, ~ . ...'\, .. ,,'" "'< .'" '~f;~\ / ~'.,', -\, < :c_,.....'>.;;;...-. it~ii~ ~~5;;;a~i ~ !I l! II Ii ~ IHt iPllpl ! 'Ill It III! IIh!l It; o ! q l _ ! 1 ~ 'i !P[ lfil! i!! !li!; Ii' , , " ",' 'l :t Ii ~ S:" >]1;9 , ;. Ollpl'" 'f'''1 ! I! ~r' E 1, II! , II!' ! ~ 't'l 'll~ ! q~ I i~ ! ~i ! I ,- , 0 , , ii ~ , , 0 , , , . 0 i i i 0 0 i i i " I ! I I ~ I I I 1.11 ! ;!!~S ;:3 l , l , l , " , i a l i" , . ~~~ O! I ! i ! i ! i;;1 i , I I' , 'I'I! i , I j ,-jj , , , i I j ! i , I' , , , , , I!- ill': 'II" n i- ~. ~ >., ~ 0 jll ilil! ,~ , z II 'lij! i'i'jl Q !i ~ih3 ~ f ~ I, II,,' I'll z I! a"!, '1_- 0 ~~ iaii. ~Sl~ 5! Ii Ill! It! 0' II', I"~, I! ';0 !:, !, )!,I !.II 'I ,I! ,l' t '!l i!! :, ill' l"il !- . II i !: !hi 2i!l 6>~~ !;l I l i IW!' '1'1 " l-Hl! dll! 8 8 i~ ! II !~ nql i Oj~:;!;:;~Oi(i H '" ~;: g;:~;: g go: ~ ~~~~!:iQ~~H ~! ~PJ n ~I ~f ~~ 6f n d !Pf HI 'in! II Ii 1~ il II 'hI! q~ i ! . !~ i~ , , , , , , , , n ~ ;>5:.:11:;;3 , "I'! ~ P z i:SilIU , l! I, ~ =i g Ii ~~ 3~ j ~ 1Il~ lIli j: ~~ '" ~ "aJ: I, :e U~ , ~ J g ~ Ill.. " l!~i j , i :.. I I , ffiffffi ' '~ ......".'............ .... ...............; I. : I II" ~ ~ . ~ . : ~ 0, ! ! .,~ 1'1'1 1/ l ~Ol ~> ~. > . . ". ;:: o ~ ~ r i' II f II e,i .! I'i ~ Exhibit 8-21 JAMES WAY .. ,<;; j~~-"""""""~ ~ i- - ~~_____~ ~ ~ l !' '" ;:6 - ---- ~i~ ---~ H; , ~ I f ;:;= ~ ! !l~U! Ii! I ~h1!l 1'0 'h:f1 " ~II ~~I ~ x m ~ o m w ". :~. " . ~ ..' ~? : -.<.i:~f'~~', ~~)~~~;~; i;;~~)' ::;"~'0:\';~~~ :~:/j'f$:~';;;~ii~~:/:,#;: :;~.: ,'"... ~~~ ;;:::: , .ij ~';':: ~'\ ~ . ", "i;~ :---,-;: j): ~)~,;'. " ,.'., y "'lToWw..a...._s MOTEL """,,'",._.&2'._' I'll ""I ;; 1. m. ~ '!k '''1 " ; " j,d . ,t'! ,..' II -,,~ ~ " I,,~ < . ; dE:: )> . -, ,,= ~ 0 !" ,I )> . ." 20 . . -t " ~'""Z i~a~ .g;~ .' '3l;j;.;l t"-~; ..!li"gct - :I.!~ ~, ,~,s:~ ~.;. ," ,'[1;2- ~~~,;,i!L -.QlII.. 2,P;' "". '~'r t ~'::i-' . ~~ ~:~~~~'.~. "',; .>:-D -:-:-: --(j).>'".:. '. ~;~,~:.'~ " ,,~:,~:-: :> ,." "',. ,." ...0 ",m "... <>'" " .... I , I , In', -! ,... -.. ;'): I~ \" I- 10 I~ 1- 120 ,::I", " :e;) ... ~~ i~ I ~ ;. f~ i= ,;;: f( i I~ :: ~ ! I ~. I I . f li'.,J 1, ~l1: 1;>1::1 I .. ~f'l1: " :1 ,,;;11 """ p. 'I .""'.""'''.'''''. , .....-.-....,-. ". ,'".. :,~:,' i',~ t;~;~~i;;~lI!:( , i:i~~lii'ii~S.:;'ii~ ~~~"~ I I:~':""'~ .... ! I "" I l;;t;:8 ~~~! .:r,;-:.-v, .:, '. . ....>11 ......,...... M-'.. .~I. I.~,..;~ .'-'~ ._~ seC.$?' iI - - - - --=- - ~ --~. fl'~.-2."-:.:s:'::'CR-'_CII'" JAMES wi.'v .~,' !p ~~ 11'<- ~:'!: !f Ell " i!~ .1. 'i H lfJ:O ~!!l);> "!!l~ OJ - ~ -0 iQJ g~);> ~ ::D dQJ ~ ~~ ~ ~m 1" ). );> ~ :g ~ "" ~::J.b .'" r~ a; 11 CD th ~ I{! g .1 ~i h ~~ ~ 'j ~ .. ~ .~ r j . 1 ~ i i '" If ij'l ~ t t: .. a 1 i '" CHURCH ~'IT~"ij;1 . ." .' ~ " > ~ ;; ~ . .~ ~ ~t~ i '1;1"'",,'" ;:: C1i"~ " . . " ~ ~IIII~~.. ;:: 3l;:: ~ ~ ~ ~ :: ~ !;; ~ :!. I ~ r' _I_N 0;.>0",,0 _ e ,~ I i~l~i~~~~li o . . ~ ~ . " 0 0 c 0 c 0 . . ~ ~ ~~~~ ~ ii g ~ "- " . . " !!j ~ ,,~ ~ 0 .. Ihi~lmj 0 . 0 0 . }7 ~ ~ .'. " ;;"Q"Q Q ,,~ ~ ., .~ " . ;; r::: ddu~ i~ " " . g . " '.. . g g . g 0 "' ~ 0 . 0 m - . " 'j~~~~~~ ~; " " " ~ ~nllll il ~ ~ m " ~ " " . ~ "' > " . . c . " ~I! b . 0 . 0 !;; ~ i ~i.h ~. . s:,z ~I~ ~.; .. r. ii 0 ~d~~~~ ~~ 0 0 0 ., 0 0 0 " ~ '::1 > 1~~;~lj ~~ ,'I ~ m i g. ~ ~I ,~ ~ ~ i "sS~ ;; N '~ " " n > Q ~2; Il :~' ~ ,.-. ~ iu ~l %i " "" ~ .~ 0 " . 0 <g " . . ~ <::': , .. :1~:'~ . ... ... , " . ~ [; = ~ > " - " . c " . . o . < g - . . '!: -:: . . 0 . c g c _ " :f ~ ~ ~ . ~ ft _ n 0 ;; " " ~ ~ " . " 0 ~ ~ " . " 0 " ~ tl ~ 15 . Exhibit B-22 ,-;----.--.- ~ \ ................. ,"'"...... 1$l;~~6!;~i{1!~. "'!"',:,"'!"'!o:,:, " . r. .. ~ " -:; = N ~ ~ [~ !: <> .. - m ~~ ~ ... "'~ " ". m :;;: < . ::D 0;:; " ... " . 0; I ' ~ .... ~~ f;i )> ~ 20 '" Gi ::D ;;: m j!< < ~ 1ii ~ " E " ~ !!.j 0 CIl > . .. . ..1'" "'..~.,; .t:!~ ~ ~:... \j ill HI a ! . ~ ! I Ili . , I ; ! i ! ! ~ H~:uln~ '~g I ~ .3 ;h i~ I Iii I~; ..& i~ ~ I~i II " '. !l: ~I , 'I l~ i r E' 1 [ r . i . ~ ~ Exhibit 8-23 . ~ . - - .~ ~Il iIIl II ~ - a" I;lil;ll! "li~"illl ~ , ~ ~ N _ ..; "~ J;~ <lO:~ al; 0 ~ r-~ ~!! !f~ E . ~ 0 ! I ; .S r !'- r- jiil i~i! ~~~~!{~( . : . ::: l!:!'-Kl "~ :1:,. r'll: '(' '" i ~ - . , ! ' .i .'1 . 'I .i ~ "1 Ill" 11111;11' ~ !! "ii, Ii i .m !illii!1 li.I'lii! ~ ~~ o .. ". 1" .. ~ ; i ~ i -~ ~ i !! II>! j, = i 1,; ;; :t ~ i!ll,!ll !II'! '!! i "i !lli !I . . a~ ,~ I~ ~oQ ~ ~I~j~ f. ~ '~ II II!; II ! 'Ii ' 1 ill i" ~ ili!! a- "j' j _I .j, -- i i i i iI ii I! Iii! Ii ~I li II I j~! Ii !~ it~ , I I I!' -I 0 Ii l'Ii Ii ! I I " " ~~ , ...... . , 't ..... , ~ J:: :: I. ~!5 . . . ~ ~ CHURCH ';~u :_ ~\;~~.. jJ ".......,~ 1$...01... .;~. -- ---~~.~~~-~-------------- ~&\;; ..; UMsmYr' : ~: .. i I i -- -- .-.. ......... , 1 , I , .1 " ~ ;10 ir ~ il~ ii'i . ~ : ~ n .'= , m 'I~ ; ~ ! . ~ . , . ~ .; ! : ~~,"'l"""S'..U'_'2".''''l"''''Zl...n''H"'' MOTEL ,,,zo...sr... Ul.,r.., r ~ f ! i tU~fr I Hlj'i 1}ll ~ ! ~ t~ifl !ih~ " r If if. i r f : II ~g ~ ~::Il: I'i~l' ;: E~ . , il ili IlIi II ~ ! ! . ( .~ .!il ClelJif ell; 0 l~ , . !l' !I" !' ~ ~ , c . .~ I-I - 'I .' . a ~;;Ia =s i!Il t:::; ; 'i~' !i i"i I' ~ ., . . ~~ 'j ,ilj ,i .Ii II Ilh Ii . i -0 , ~c '! Ii'! I' I . ~ ~ !::l > ;; i,l; II .~ - , ;~= !!j!!I- I. I. ,. -! ~IIII:; ~ m ~ i!: liP ! Ii! JI ;:; ill i Ill! i i ! !! ~ -:{ ~)o ~IJI '.... m ~ .. r ~ z ~ I~=~ !~; ~i 11m' . ~"~ II' ,I ", . 'i I i~. .~ I . I-l. ill ~. i ~.. :ir ~;i d D illll~ ~.; .i ~."i~ ija, gi lii!~! lil !~ ,;ll~ il !; jr;:;;s ~ 1"; n~!l! s. ~ at r~ r , i f , : I i ! I .__1.__ " '. ........~ ....... ~ ~ z ~ ~ m ~ m ~ r d . . ~ Exhibit 8.24 ~ . !!. . . . ! I! ,~i !:III~il!lillii!!!1 - ~; . - ~~ !! ! · s e '!! ~'-Ill ii!ii!!,!!,l.!m. 6 '!! , ~ ,~ ~ i lil i " . II II ~11!jll'!i' ::: i a a ~ ::i .~ Ili!lli!ljil!;!ll! ~~ . . ~~ . . . .. ~. ~ ~ i ~ ; , I ' , ,- ~ 1!!I!!'lill!I!'ii! ' I ! - '" ~. ~~ ~Ii s~ :~ 0 i! il! il!l!l! Ii! s; liiH ! Ii Ii ~. ! Iii ~~ E Ii IiI I li'll _I ~~ ~~ &~ Iii ., ~ , &~ & ::: 't a :: , 'i: :: :: '!::: , ! !: I:: ::: ! , , ..... .. . ~ ~ CHlJRGH ~qJ' l' i e:~i .. iI ~~~~ --~ i i :i ~ 3 ~ '" li . ..,2.4....7...._2.........U6Dl7.....,_.'" -----~-------------- .,lAM~~"( 1 1 1 iQ I'?; ~ ~ i; ,~ I 1 1 1 i 2'.....'.... /,-:I'l4.""" ~~ ~ 1 I ~ ~ j-q 1 ~- 1 .1 ;1 1 "I 'I 111 1,1 .' "' j"; ~ '". I" t 1& . l' ~ .~@J ~ a" -# ff... MOTEL. 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