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Agenda Packet 2006-09-26 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 '\~LIFOR~.~ ~_~~~'.' Steven Adams City Manager Timothy J. Carmel City Attorney Kelly Wetmore City Clerk AGENDA SUMMARY CITY COUNCIL MEETING TUESDAY, SEPTEMBER 26,2006 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: VETERANS OF FOREIGN WARS 4. INVOCATION: DR. MAYER-HARNISH BAHAI FAITH 5. SPECIAL PRESENTATIONS: None. 6. AGENDA REVIEW: 6a. Move that all ordinances presented tonight be read in title only and all further readings be waived. AGENDA SUMMARY - SEPTEMBER 26, 2006 PAGE 2 ' 7. COMMUNITY COMMENTS AND SUGGESTIONS: This public comment period'iis an invitation to members of the community to present issues, thoughts, or suggestions on matters not scheduled on this agenda. Comments should be Iimited'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. Ih 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. . It may be the desire 'of the Council to place your issue or matter on a future Council agenda. ' 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 Any Council Member may request that any item be withdrawn from the Consent Agenda to permit discussion or change the ~ecommended course of action. The City Council may approve the remainder of the Consent Agenda on one motion. 'I 8.a. Cash Disbursement Ratification (KRAETSCH) Recommended Action: Ratify the listing of cash disbursements for the period September 1, 2006 through~eptember 15, 2006. 8.b. Statement of Investment Deoosits (KRAETSCH) Recommended Action: Receive and file the report of current investment deposits as of August 31, 2006. 8.c. Consideration of Aooroval of Minutes (WETMORE) Recommended Action: Approve the minutes of the Regular City Council Meeting of August 22, 2006, as submitted. 8.d. Consideration to Aoorove Final Parcel Mao AG 05-0198; Subdividina One (1) Parcel into Four (4) Residential Parcels at 263 Soruce Street (SPAGNOLO) Recommended Action: ~pproveFinal Parcel Map AG 05-0198, subdividing .43 acres into four (4) residential parcels. AGENDA SUMMARY - SEPTEMBER 26, 2006 ;1 PAGE 3: 8. CONSENT AGENDA: (Continued) 8.e. Consideration of an Award of Contract to Granite Construction for the 2006 Annual Maintenance Prolect. PW 2006-07 (SPAGNOLO) Recommended Action: 1) Award a contract for the 2006 Annual Maintenance Project, PW 2006-07 to Gra~ite Construction in the amount of $249,252; 2) Authorize the City Manager to approve change orders not to exceed the contingency of $15,000 for use only if needed for unanticipated costs during the construction phase of the project; and 3) Direct staff to issue the Notice of Award and Notice to Proceed with ., other necessary contract documents. 8.f. Consideration of AdoDtioniof Resolution Inltlatina Proceedinas for Formation of the Grace Lane Assessment District !Tract 2236): ADD rove and Authorize the Mavor to Execute a Fundlna and Reimbursement Aareement with the Petitioner to Reimburse City for Costs Incurred in Formina the District (CARMEL) Recommended Action: 1) ~eceive the Petition requesting formation of an assessment district filed by Vista Roble: LLC, for operation and maintenance of improvements associated with Tract 2236; 2) Adopt a Resolution initiating proceedings for formation of the Grace Lane Assessment;Oistrict ("Assessment District"); and 3) Authorize the Mayor to enter into a Funding and Reimbursement Agreement with the Petitioner to reimburse the City for costs incurred in forming the Assessment District. 8.g. Consideration of DeveloDment Code Amendment 04-005A - An Ordinance of the City Council of the CitY of ArroyO Grande Amendina Portions of Title 16 of the Arroyo Grande MuniciDal Code. Reyisina Land Use Reaulations for Desian DeyeloDment Oyerlay District OMU-D-2.20 within the Office Mixed Use District (STRONG) ! Recommended Action: Adopt Ordinance amending the Municipal Code to revise land use regulations for Design Development Overlay District OMU-D-2.20. 8.h. Consideration of ADDroval of the Arroyo Grande Watershed and Creek Memorandum of Understandina (STRONG) Recommended Action: Approve and authorize the Mayor to execute the proposed MOU. ' 9. PUBLIC HEARINGS: 9.a. Consideration of an ADDeal of Plannina Commission's Denial of Conditional Use Permit 06-002: 270 North Halcyon Road (Continued from Auaust 22. 2006) (STRONG) . Recommended Action: ,Review the results of exploratory trenching done to determine the extent of the tree root zone on the property and consider the applicant's appeal of the Planning Commission's denial of Conditional Use Permit 06-002. AGENDA SUMMARY - SEPTEMBER 26, 2006 PAGE 4 9. PUBLIC HEARINGS: (Continued) 9.b. Consideration of Vestina; Tentative Tract MaD No. 05-003 and Planned Unit DeveloDment No. 05-007 for a Phased. Mixed-Use DeveloDment Located on Fair Oaks Avenue East of the ;Arrovo Grande Community HosDital: ADDlied for bv Central Coast Real Estate DeveloDment (STRONG) Recommended Action: The Planning Commission recommends the Council adopt a Resolution approving Vesting Tentative Tract Map No. 05-003 and Planned Unit Development No. 05"007. ' 10. CONTINUED BUSINESS: None. 11. NEW BUSINESS: 11.a. Consideration of Information and Potential Action on Position to SUDDort or ODDose Countywide Measure J - Dalidio Ranch (ADAMS) Recommended Action: Consider information provided regarding Countywide Measure J - Dalidio Ranch. project for discussion and possible action to oppose or support. 12. CITY COUNCIL REPORTS: This item gives the Mayor and Council Members the opportunity to present reports to the other members regarding committees, commissions, boards, or special projects on which they may be participating. (a) (b) (c) (d) MAYOR TONY FERRARA: (1) San Luis Obispo Council of Governments/San Luis Obispo Regional Transit Authority (SLOCOG/SLORTA) (2) South San Luis Obispo County Sanitation District (SSLOCSD) (3) Other MAYOR PRO TEM JIM GUTHRIE: (1) County Wate~ Resources Advisory Committee (WRAC) (2) Other . COUNCIL MEMBER JIM DICKENS: (1) South CountyArea Transit (SCAT) (2) South CountyYouth Coalition (3) Other COUNCIL MEMBER JOE COSTELLO: (1) Zone 3 Water,Advisory Board (2) Air Pollution Control District (APCD) (3) Fire Oversight Committee (4) Fire Consolidation Oversight Committee (5) Other ! AGENDA SUMMARY - SEPTEMBER 26, 2006 PAGE 5 ! 12. CITY COUNCIL REPORTS::(Continued) (e) COUNCIL MEMBER 'ED ARNOLD: (1) Integrated Wa~te Management Authority Board (IWMA) (2) California Joint Powers Insurance Authority (CJPIA) (3) Economic Vitality Corporation (EVC) I (4) Other 13. 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. 14. 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. 15. COUNCIL COMMUNICATIONS: CorrespondencelCommentsias presented by the City Council. 16. STAFF COMMUNICATIONS: Correspondence/Comments as presented by the City Manager. 17. 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. 18. ADJOURNMENT AGENDA SUMMARY - SEPTEMBER 26, 2006 , PAGE 6 ****AAAAAAAA************* All staff reports or other written documef"!tation 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 !he Administrative Services Department at 805-473-5414 as soon as possible and at least 48 hours prior to ,the meeting date. ************************* 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 *************************. City Council/Redevelopment Agency Meetings are cablecast live and videotaped for replay on Arroyo Grande's Government Access Channel 2p. The rebroadcast schedule is published at www.slo-sDan.orQ. 8.a. MEMORANDUM FROM: CITY COUNCIL j 1 ) ANGELA KRAETSCH, DIRECTOR OF FINANCIAL SERVICEs..f-t'fl FRANCES R. HEAD, ACCOUNl1NG SUPERVISOR ~ CASH DISBURSEMENT RATIFICATION TO: BY: SUBJECT: SEPTEMBER 26, 2006 RECOMMENDATION: It is recommended the City Council ratify the attached listing of cash disbursements for the period September 1 through September 15, 2006. DATE: FUNDING: There is a $1,245,914.86 fiscal impact that includes the following items: . Accounts Payable Checks 127950-128231 . Payroll Checks & Benefit Checks $ 390,009.83 $ 855,905.03 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 staff's recommendation; . Do not approve staff's recommendation; . Provide direction to staff. Attachments: Attachment 1 - September 1- September 15, 2006, Accounts Payable Check Register Attachment 2 - September 1, 2006, Payroll Checks & Benefit Checks Register Attachment 3 - September 15, 2005, Payroll Checks & Benefit Checks Register - s o .... '" u .. .c o - ;,; Cl '" Q. o N o c:i 0> N CD '" .... '" - '" '" '" o ,....: cO '" '" - _ N '" 0> 0 I'- 0 <0 I'- - N o I'- .... 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J::I- (3 0- Jl 0 C) z CIJ :J 0 I W c..> a:: 0 u. ~ a:: 0 ~ ~ N 0 r-- -e "C r-- c '" 0 .. 0 a. > 0 ~ <D ., 0 :c :;: 0 - D.. g ~ .!: '" .. '" ., '" 0 ~ .... ,;; m u .. 0 Q) 0 .c .Q u .. ~ 0 CO "" '" - 0 ;,; U N <D ., 0 "C .. <Xl N :i: '" 0 .c N CiO U 0 ~ ... "" 0- c a.c;; .. ..0 10 Attachment 2 CITY OF ARROYO GRANDE DEPARTMENTAL LABOR DISTRIBUTION PAY PERIOD 07/11106 - 08/27/06 09/01106 FUND 010 FUND 220 FUND 284 FUND 612 FUND 640 399,982.68 15,560.69 7,088.88 19,162.72 441,794.97 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 Dental Insurance Vision Insurance Life Insurance Long Term Disability Uniform Allowance Car Allowance Council Expense Employee Assistance Boot Allowance Motor Pay Bi-Lingual Pay 218,480.86 20,688.73 10,535.64 14,555.60 382.46 8,170.34 2,362.71 11,241.18 2,258.83 6,624.59 74,917.77 20,955.07 364.00 1,143.19 775.00 40,708.83 4,732.98 1,178.86 568.33 875.00 75.00 200.00 441,794.97 Attachment 3 CITY OF ARROYO GRANDE DEPARTMENTAL LABOR DISTRIBUTION PAY PERIOD 08/25/06 - 09/7/06 09/15/06 FUND 010 FUND 220 FUND 284 FUND 612 FUND 640 374,237.54 14,651.87 6,618.55 18,602.10 414,110.06 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 Dental Insurance Vision Insurance Life Insurance Long Term Disability Uniform Allowance Car Allowance Council Expense Employee Assistance Boot Allowance Motor Pay Bi-Lingual Pay 195,617.21 17,26935 10,170.80 14,130.62 385.72 16,573.26 3,137.74 8,690.60 3,167.53 8,067.34 72,270.31 19,593.90 349.65 1,112.90 775.00 34,951.45 4,291.77 994.32 573.83 974.16 500.00 237.60 75.00 200.00 414,110.06 a.b. MEMORANDUM TO: FROM: CITY COUNCIL ANGELA KRAETSCH, DIRECTOR OF FINANCIAL SERVICESAr FRANCES R. HEAD, ACCOUNTING SUPERVISOIi) STATEMENT OF INVESTMENT DEPOSITS "\.I BY: SUBJECT: DATE: SEPTEMBER 26, 2006 RECOMMENDATION: Staff recommends that the Council receive and file the attached report listing the current investment deposits of the City of Arroyo Grande, as of August 31, 2006, as required by Government Code Section 53646 (b). DISCUSSION: This report represents the City's investments as of August 31, 2006. It includes all investments managed by the City, the investment institution, investment type, book value, maturity date, and rate of interest. As of August 31, 2006, the investment portfolio was in compliance with all State laws and the City's investment policy. ALTERNATIVES: The following alternatives are provided for the Council's consideration: . Approve staff's recommendation; . Do not approve staff's recommendation; . Provide direction to staff. Attachment: Portfolio Summary " en 0 0 ,51 "'" #.cfl. cf?cf!. "'" "'" "'" "'" "'" "'" "'" ." '" 0 ~ 0 0 0 0 0 0 0 0 c '" ... ... 0 ...... ...... "" "" "" "" ... m 0 !!! '" "" mOl mOl .... .... <Xl m m m 0 0 m ,i, ..,: cici 00 ..,: ..,: ci ci ci .0 ci <.9 c <>: 0 o !!! .... 0. <Xl ~ 0 ,"'D u~ - o . 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MINUTES REGULAR MEETING OF THE CITY COUNCIL MEETING TUESDAY, AUGUST 22,2006 COUNCIL CHAMBERS, 215 EAST BRANCH STREET ARROYO GRANDE, CALIFORNIA 1. CALL TO ORDER Mayor Ferrara called the Regular City Council meeting to order at 7:00 p.m. 2. ROLL CALL City Council: Council Members Jim Dickens, Joe Costello, Ed Arnold, Mayor Pro Tem Jim Guthrie, and Mayor Tony Ferrara were present. City Staff Present: City Manager Steve Adams, City Attorney Tim Carmel, Director of Administrative Services/City Clerk Kelly Wetmore, Director of Financial Services Angela Kraetsch, Director of Community Development Rob Strong, Assistant Planner Ryan Foster, Director of Public Works/City Engineer Don Spagnolo, and Contract Engineer Craig Campbell. 3. FLAG SALUTE George Majoue, representing Knights of Columbus, led the Flag Salute. 4. INVOCATION Pastor Robert Banker, Open Door Church, delivered the invocation. 5. SPECIAL PRESENTATIONS None. 6. AGENDA REVIEW 6.a. Ordinances Read in Title Only Council Member Dickens moved, Council Member Arnold seconded, and the motion passed unanimously that all ordinances presented at the meeting shall be read in title only and all further reading be waived. 7. CITIZENS' INPUT. COMMENTS. AND SUGGESTIONS Judith Haddox, Arroyo Grande, asked that the proposed rezoning of the Arroyo Grande High School property be reviewed to consider all the issues and to include a specific plan. She noted her family owns the property to the south and to the east that adjoins the proposed property. She expressed concern about the conversion of agriculture land to residential, noted that there were dams located on the property that have existed since 1940 and also expressed concern about impacts to wildlife habitat due to proposed development on the site. Ella Honeycutt, Arroyo Grande, invited the Council and the public to attend a tour on August 29, 2006 from 4:00 to 6:00 p.m. behind Arroyo Grande High School, which would include portions of the watershed and wildlife habitat on the Haddox property. She noted the tour would be sponsored by Judy Haddox and the Coastal San Luis Resource Conservation District. 8. CONSENT AGENDA Mayor Ferrara invited any member of the public who wished to comment on any Consent Agenda item to do so at this time. There were no publiC comments received. Minutes: City Council Meeting Tuesday, August 22, 2006 Page 2 Council Member Arnold moved, and Council Member Dickens seconded the motion to approve Consent Agenda Items 8.a. through 8.i., with the recommended courses of action. The motion carried on the following roll-call vote: AYES: Council Members Arnold, Dickens, Costello, Mayor Pro Tem Guthrie, and Mayor Ferrara None None NOES: ABSENT: 8.a. Cash Disbursement Ratification. Action: Ratified the listing of cash disbursements for the period August 1, 2006 through August 15, 2006. . 8.b. Statement of Investment Deposits. Action: Received and filed the report of current investment deposits as of July 31,2006. 8.c. Consideration of a Resolution Authorizing the Fire Station Expansion General Obligation Bond Property Tax Levy Rate. Action: Adopted Resolution No. 3944 authorizing the FY 2006-07 property tax levy approved by voters on November 5, 2002. 8.d. Consideration of Proposed Policy Regarding Requests for Service and Complaints and Informal Administrative Review Process. Action: Approved the proposed policy and procedure regarding requests for service and complaints, including the establishment of an informal administrative review process. 8.e. Approval for Payment of Emergency Expenditures. Action: Approved payment to Brumit Diesel, Inc., in the amount of $13,365.54 for emergency repairs and appropriate $13,000 to the Department of Building and Fire Vehicle Maintenance Account. 8.f. Consideration of a Resolution Accepting Public Improvements, Easements, and Rights of Way for Tract 2505, Jasmine Place, Located at Courtland Street and Ash Street, Constructed by S&S Homes. Action: Adopted Resolution No. 3945 accepting the public improvements, easements, and rights of way for Tract 2505, Jasmine Place, located at Courtland Street and Ash Street, constructed by S&S Homes. 8.g. Consideration of Authorization to Purchase a 3/.-Ton Utility Truck for the Public Works Department. Action: Authorized staff to purchase a o/.-ton utility truck and the Extra Care Extended Warranty for the Public Works Department from Mullahey Ford in the amount of $24,655.45. 8.h. Consideration of a Resolution Adopting the FY 2006-07 Public Works Fees and Service Charges. Action: Adopted Resolution No. 3946 approving the FY 2006-07 Public Works Fees and Service Charges. 8.1. Consideration of Acceptance of the East Grand Avenue/Halcyon Road Traffic Signal Upgrade Project, PW 2005-01 Action: 1) Accepted the project improvements, as constructed by Lee Wilson Electric Company, Inc., in accordance with the plans and specifications for the East Grand Avenue/Halcyon Road Traffic Signal Upgrade Project; 2) Directed staff to file a Notice of Completion; and 3) Authorized release of the retention of $19,883.90 thirty-five (35) days after the Notice of Completion has been recorded if no liens have been filed. Minutes: City Council Meeting Tuesday, August 22, 2006 Page 3 9. PUBLIC HEARINGS 9.a. Consideration of Appeal of Planning Commission's Denial of Conditional Use Permit 06-002; 270 North Halcyon Road (Continued from June 13, 2006). Community Development Director Strong presented the staff report (PowerPoint presentation on file) and stated the Planning Commission recommended the Council adopt a Resolution denying the appeal and upholding the Planning Commission's denial of Conditional Use Permit 06-002 to redevelop a veterinary clinic at 270 N. Halcyon Road. Director Strong explained that subsequent to the Planning Commission's denial of the project, staff had developed two additional design alternatives. He responded to a question from Council Member Arnold regarding the proposed street trees and how they might be affected when Halcyon Road is widened in the future. Mayor Ferrara provided additional information regarding an optional building design which would allow comparable square footage, satisfactory parking, enable the VCA to remain open during construction, and permit all but two trees to remain on the site. He then gave a PowerPoint presentation (on file in the Administrative Services Department) showing photos of trees on the site. Staff responded to questions from Council regarding the potential for diagonal parking on Rena Street (which would require the same amount of space); what the total percentage of landscaping is proposed (25% of site in Alternatives; 15% in applicant's proposal due to onsite parking); timeframe for widening of Halcyon Road (5-10 years - which would likely be coordinated with Brisco/101 Interchange project); what the lane width of Rena Street is in the proposed alternative (lanes in both directions are 12 ft. wide); and whether the parking agreement with the neighboring church for use during construction had been secured (the Methodist Church will allow parking during construction - letter is on file as well as letter from property owner for church on east side of Halcyon). Mayor Ferrara opened the public hearing, inviting the applicant or representative to address the Council first. Jerry Kay, attorney representing the applicant, commented on the City's community tree program to preserve trees and beautify the community. He stated it also addresses tree removal for public safety, to prevent property damage, for public or private improvement. He noted that the Ordinance addresses the criteria that should be considered with respect to tree removal. He demonstrated how the criterion applies to the applicant's proposal by noting the condition of the trees, which two arborists have determined are in distress and are not likely to survive more than five years; the parking lot is buckling and construction on the site will likely cause vibration that would increase the demise of the distressed trees; liability issues (trees are presenting a dangerous condition); the necessity to allow construction and development (Municipal Code Section 12.16.090); commented that eleven trees will be removed and will be replaced with eighteen trees; noted that a parking agreement with the church is in place during construction and on an ongoing basis. Mr. Kay stated that there needed to be a focus on balance between the public and private interests and the occasions that the tree Ordinance addresses permitting for tree removal. He referred to the letters of support from the community attesting to the desire for an animal hospital that would serve over 1,000 patients on a regular basis. He acknowledged the alternatives, noting that it was reviewed very seriously; however, two of the alternatives do not work because a pier foundation cannot be used and there is no ability to design an efficient veterinary building on an irregularly shaped lot. He noted that the Ordinance addresses Minutes: City Council Meeting Tuesday, August 22, 2006 Page 4 consistency with the surrounding area and he believes the project provides that consistency. He concluded by stating that to deny the reasonable Conditional Use Permit goes too far in the attempt to preserve trees that are already in distress. He referred to two people in the community that have supported preservation of the eleven trees and acknowledged they had a right to express their opinion. He referred again to the huge community support that is in favor of the hospital that has been planned. He stated the alternatives will not work and he urged the Council to balance tree removal with what is in the public interest and private property rights. Mayor Ferrara responded to Mr. Kay's comments regarding staff's work to balance the issues 'Of tree removal with the proposed development project and a brief dialogue ensued thereafter. Dr. Steven Paulick, Medical Director, South County Animal Hospital, requested the Council overturn the Planning Commission's denial of their project. He gave a brief background and the history of the Animal Hospital and the need to update the facility in order to operate within current standards. He noted that the proposed plan is the best possible plan for their expansion and urged the Council to look at the project as a whole and what the institution brings to the community. Wes Conner, consulting arborist, noted that the southeast corner of the property has an existing eucalyptus tree that would have to be removed if the alternative proposal was accepted. He stated that if the building were built 24 feet from the property line, it would still impact the trees and foundation. Discussion ensued regarding the existing root system/structure and what methods would be necessary to determine the extent of the root system within the proposed building area. Joseph Echevarry, project designer, clarified issues regarding the project relating to the removal of trees on the site. Tony Samra, project structural engineer, responded to questions from Council regarding the building's proposed foundation, which does not require a conventional footing. Mayor Ferrara invited comments from those in the audience who wished to be heard on the matter. The followina persons spoke in favor of the proiect as proposed: Hugh Pope, Bennett Avenue, Arroyo Grande Carol Henson Rebecca Souza Jeannie Nix Elaine Anthony, representing Central Coast Animal Society (submitted article to Council entitled "The Pet Connection", on file in the Administrative Services Department.) Karin Groteluschen, Asilo Street, Arroyo Grande Teresa Andrews Hurliman, Gaynfair Terrace Fran Hendrickson, Arroyo Grande Mesa Jillian Wilson, VCA staff member Leann Palm, VCA Regional Manager, also read support letter from Julie Oleson Alan O'Hearn Christine Klopfer, Pearwood Avenue, Arroyo Grande Amy Hyde, Arroyo Grande resident Minutes: City Council Meeting Tuesday, August 22, 2006 Page 5 Byron Thinger, Pismo Beach resident Sharon Appleton, Pacific Pointe Way, Arroyo Grande Gary McFarland, Acorn Drive, Arroyo Grande Terry Tosdale, read the names of approximately 45 Arroyo Grande residents and VCA clients in support of the project. Joanne Rice, 31-year employee of VCA, read the names of approximately 58. VCA clients in support of the project. Heather Jensen, May Street, Arroyo Grande Karen Wagaman Ken Levine Judith Bean, President/CEO, Arroyo Grande Chamber of Commerce Rich Hegler, Stagecoach Road, Arroyo Grande Steve Souza, Arroyo Grande resident Sean Sure, N. Rena Street, Arroyo Grande Steve Ross, Garden Street, Arroyo Grande Dan Pike, Strawberry Avenue, Arroyo Grande Tammy Sanchez John Nelson, Canyon Way Jack White The followina persons spoke in support of the alternative proposal(s) presented by staff: Gary Scherquist, co-chair of Tree Guild of Arroyo Grande and ARC member Kristen Barneich, co-chair of Tree Guild of Arroyo Grande and ARC member There were no further public comments received, and Mayor Ferrara closed the publiC hearing. Council Member Costello provided the following comments: - Thanked all public speakers for their comments; First desire was to find a way to allow the hospital to expand and second was to save the trees; Acknowledged alternative proposal to move the base of the building pad over 24' from the property line, which could result in alterations to Rena Street that are not funded; Acknowledged trees were damaged when trenching occurred on neighboring parcel for Police Department parking lot; Does not think trees can be saved with the project as proposed; Referred to Community Tree Ordinance which includes provisions for when it is acceptable to remove trees, and has determined it is a reasonable assumption in this case that the trees can be removed; Can support upholding the appeal and make the required findings to approve the Conditional Use Permit. Council Member Arnold provided the following comments: ~ Clarified that no trees were removed for the neighboring Police Department project; Clarified that there was no proposal to close Rena Street; Asked how much open space remains on site in both the applicant's proposal and the alternative proposals after Halcyon is widened in the future; Does not think balance in meeting objectives has been achieved; Project does not provide sufficient green space; Acknowledged alternative project design which keeps building design as is which has more open space, and saves some of the trees, while new trees are planted; Minutes: City Council Meeting Tuesday, August 22, 2006 Page 6 - Believed that the applicant's arborist conclusion was not factual; - Can move forward with the project in a modified form with sufficient parking, open space, and building footprint. Council Member Dickens provided the following comments: - Stated it was unfortunate that the focus is on one issue concerning the trees, as there are other significant issues that need to be addressed; Expressed concern with size and intensity of the development on this site; Expressed concern with the proximity of the building entrance to Halcyon (8 feet); Supported widening of Halcyon in the future and noted the regional significance of this irnprovernent; Felt that adjustments could be made to the project; stated he is a big supporter of Dr. Paulick's efforts; however, he acknowledged he could not make decisions based on emotion; Noted that the arborist report states that the eucalyptus trees are in general good health; Acknowledged that the trees in question are on the City's approved street tree list; Noted that an area was identified that would not be recommended for a building envelope; Expressed public safety concerns regarding reciprocal parking agreement with Methodist Church where clients and animals would be crossing Halcyon Road to get to the clinic; he stated an agreement with the church on the same side of Halcyon should be obtained; Need to take into consideration future widening of Halcyon in design of project; Encouraged applicant to work with staff on alternative plan to address all issues and to come up with a compromise. Mayor Pro Tem Guthrie provided the following comments: - Supported the original project; however, supported the continuation last June to examine issues regarding future widening of Halcyon; Need to look at project from an orderly planning standpoint; Noted that Oak trees and landmark trees have a special status; however, acknowledged that removal of other trees should be taken into consideration on a case by case basis; Credited the Tree Guild for their work; however, he did not agree with their position on this project; Acknowledged 2 to 1 tree replacement in the proposal; Acknowledged that the existing trees are on the City's tree list; however, not sure they should be; Spoke about opportunities for projects in the City's commercial core; Supports some parking alteration on Rena Street; Noted that the Municipal Code encourages buildings close to the street in commercial areas; although he acknowledged the concerns expressed about public safety; Supports upholding the appeal. Upon a request by Mayor Ferrara, Mr. Echevarria responded to Council comments concerning alternative scenario #3 as it relates to removal of trees and/or moving the building 24 feet from the trees; potential impacts to Rena Street; and clarification regarding the placement of the building in relation to Halcyon Road. Mayor Ferrara provided the following comments: - Acknowledged the hours of work and commitment of staff and Council trying to achieve a balance with the proposed project; - Acknowledged this was a complex issue; Minutes: City Council Meeting Tuesday, August 22, 2006 Page 7 - Referred to and acknowledged City's Economic Element that states expansion and retention of businesses is important and is demonstrated along E. Grand Avenue; - Noted that the arborist reports provided are inconsistent; - Noted that the footprint of the building in the alternative design sits 24 feet from the property line; however, it is not known how far the roots are extended and what the impact of excavation and construction of the building would be on the trees; - Not willing to make a decision on the unknown; wants to know whether or not there would be substantial impact to the root system; - Wants to deny the appeal without prejudice, if the applicant is unwilling to trench to determine the status of the root system; - Requested again that the area be trenched to see how substantial the root system is; if there is not a substantial root system impact, he believed staff's alternative proposal could move forward. If there are major roots and there is a substantial impact on the root system, he could agree to bring the proposal back to consider removal of the trees in order for the project to move forward. Additional discussion was held regarding the continuance of this item. Action: Mayor Ferrara moved to continue the item to the regular City Council meeting of September 26, 2006. Council Member Costello seconded, and the motion passed on the following roll-call vote: AYES: NOES: ABSENT: Ferrara, Costello, Arnold, Guthrie Dickens None Upon consensus of the City Council, Mayor Ferrara called for a brief recess at 10:20 p.m. Mayor Ferrara reconvened the meeting at 10:30 p.m. with all Council Members present. 9.b. Consideration of General Plan Amendment Case No. 06-001 and Development Code Amendment Case No. 06-001, Including Improvement and Extension of Castillo Del Mar Drive from Orchard Street to Valley Road. Community Development Director Strong presented 'the staff report and stated the Planning Commission recommended that the City Council: 1) adopt a Resolution adopting a Mitigated Negative Declaration and approving General Plan Amendment Case No. 06-001, reclassifying 11.1 acres from Community Facilities to Single Family Residential Low Density and reclassifying 1.2 acres from Agriculture to Community Facilities, including the extension of Castillo del Mar Drive from Orchard Street to Valley Road and 2) introduce an Ordinance amending the Zoning Map to designate the subject properties as Residential Hillside (RH) and Public Facility (PF), Development Code Amendment 06-004, Initiated by the City of Arroyo Grande for property located on and adjacent to the Arroyo Grande High School campus. If the Resolution and Ordinance are adopted and introduced, respectively, a Resolution for approval of Tentative Parcel Map 06-004 will be brought forward when the Ordinance is considered for adoption at the September 12, 2006 meeting. Director Strong responded to questions from Council. Mayor Ferrara opened the public hearing and invited comments from those in the audience who wished to be heard on the matter. Minutes: City Council Meeting Tuesday, August 22, 2006 Page 8 Ella Honeycutt, Oak Hill Road, distributed photographs to Council illustrating the Haddox Pond in 1997 and in 2006. She described the dams that exist on the property and requested that the dams not be destroyed when the proposed roadwork on Castillo Del Mar is done. She expressed concern about potential development on the green area, and spoke of the need for a comprehensive specific plan for the area. Neil Halik, Director, Coastal San Luis Resource Conservation District, elaborated on Ms. Honeycutt's comments and noted that he had toured the property with Ms. Haddox. He invited the Council to tour the property on August 29th. He said he though this was a road alignment issue and expressed concern about the proposed General Plan Amendment and rezoning of the school property. He spoke about the need to balance conservation and development and expressed concern that rezoning would result in a significant impact on vegetation. He requested that the Council consider that any proposed development on the School District and Haddox property require a specific plan. Chuck Fellows, Canyon Way, stated he had also toured the property. He referred to an old map, which showed three reservoirs on the property. He also expressed concern about drainage and environmental impacts due to potential development on the site. No further public comments were received and Mayor Ferrara closed the public hearing. Discussion ensued regarding the proposed mitigated negative declaration for the land use reclassification versus the requirement for an environmental study for any potential development on the property in the future. Council Member Arnold provided the following comments: - Supported the proposal and stated the mitigated negative declaration was appropriate; - Acknowledged that environmental review would be required for any proposed development in the future. . Council Member Costello provided the following comments: - Supported the proposal with the understanding that by taking this action, the City is not compromising the ability to take a more thorough look at any environmental impacts that could result from a specific development proposal. Council Member Dickens provided the following comments: - Expressed concern with lack of thorough environmental review as it relates to loss of prime agricultural soils; referred to interpretation of General Plan requirements for environmental review; As a public agency, must set the bar high for requiring environmental review; Believes this proposal needs more environmental review; may need to look at overriding considerations based on the publiC need for the road extension; Agriculture mitigation fees could be used elsewhere; does not think the School District would utilize the small piece of land for row crops; Cannot support the mitigated negative declaration based on loss of prime soils and the inconsistency with the City's General Plan; Information presented must be reviewed further; Stated that, by looking at pictures, the proposal should move forward with a rezone of the 11.1 acres as Hillside Residential with an Open Space/Conservation Overlay. Recommended bringing back after further environmental review. Minutes: City Council Meeting Tuesday, August 22, 2006 Page 9 Mayor Pro Tem Guthrie provided the following comments: Acknowledged concerns about need for environmental review related to the agriculture conversion; - Decision needs to be policy driven, not project driven; There is an opportunity to conduct the environmental review now; There is a need to establish a threshold and what specific environmental review relates to conversion of prime agriculture soils; Concurred with Council Member Dickens regarding the need for further review. Mayor Ferrara provided the following comments: - Acknowledged that the upper pond on the Haddox property needs attention; Agreed that overall environmental impacts need to be examined; Referred to the small acreage of agriculture land and potential uses for that piece of land by the School District; . Acknowledged that the City had worked hard to obtain the road extension to improve circulation segments; Does not want to delay this proposal; noted that there were checks and balances in place as the process moves forward; Supports the proposal. Action: Council Member Arnold moved to adopt a Resolution as follows, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING GENERAL PLAN AMENDMENT CASE NO. 06-001, RECLASSIFYING 11.1 ACRES FROM COMMUNITY FACILITIES TO SINGLE FAMILY RESIDENTiAL LOW DENSITY AND RECLASSIFYING 1.2 ACRES FROM AGRICULTURE TO COMMUNITY FACILITIES, INCLUDNG THE EXTENSION OF CASTILL DEL MAR DRIVE FROM ORCHARD STREET TO VALLEY ROAD", Council Member Costello seconded, and the motion passed on the following roll-call vote: AYES: NOES: ABSENT: Arnold, Costello, Ferrara Dickens, Guthrie None Action: Council Member Arnold moved to introduce an Ordinance as follows, "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE AMENDING THE ZONING MAP TO DESIGNATE THE SUBJECT PROPERTIES AS RESIDENTIAL HILLSIDE (RH) AND PUBLIC FACILITY (PF), DEVELOPMENT CODE AMENDMENT 06-004, INTIATED BY THE CITY OF ARROYO GRANDE FOR PROPERTY LOCATED ON AND ADJACENT TO THE ARROYO GRANDE HIGH SCHOOL CAMPUS", Council Member Costello seconded, and the motion passed on the following roll-call vote: AYES: NOES: ABSENT: Arnold, Costello, Ferrara Dickens, Guthrie None g.c. Consideration of Alignment Alternatives for Newsom Springs Drainage Improvements. Council Member Dickens declared a conflict of interest due to his financial interest in the Dixson Ranch and stepped down from the dais. Minutes: City Council Meeting Tuesday, August 22, 2006 Page 10 Director of Public Works Spagnolo introduced Craig Campbell, Consulting Engineer from The Wallace Group. Director Spagnolo stated that at the August 8th meeting, the Council requested that staff research and provide a separate presentation to select a preferred alignment for the Newsom Springs Drainage Improvement project. He gave an overview of the total watershed area, the amount of 100-year peak runoff, and the existing drainage facilities, which consists of an earth ditch, an 8' x 4' box culvert, and a 3' x 4' stone culvert. Consulting Engineer Campbell gave a PowerPoint presentation (on file in the Administrative Services Department) which provided details on the three alignment alternatives (A, B, & C), and the issues associated with each alternative. Mayor Ferrara opened the public hearing and invited comments from those in the audience who wished to be heard on the matter. Greg Martin, Newsom Springs Road, asked whether any drainage improvements are being proposed on the south side of Branch Mill Road onto the property that leads back into the upstream portion of Newsom Creek. Neil Havlik, Director, Coastal San Luis Resource Conservation District, spoke of the agricultural conservation easement located on the Dixson Ranch. He emphasized the need for alleviation of flooding coming out of Newsom Springs onto the Dixson Ranch; extending flood protection to surrounding agricultural properties; noted that the District would continue to work with the City and other agencies to seek grant funds to find a permanent solution to flooding in this area. In response to a question by Mayor Ferrara, Mr. Havlik stated that the District works closely with Zone 1/1A and noted there is a need to work with the County to expand or create a new zone that might apply a benefit assessment to those areas that are upstream from the City. Colleen Martin, Olive Street, referred to the letter submitted to the Council by Megan Bochum (on file in the Administrative Services Department) regarding siltation and the effects of upstream development and Newsom Springs on Zone 1/1A property owners. She asked questions regarding the configuration of the alignment. She referred to Alternative A-4 and brought to the Council's attention that it is likely that the required facilities would be larger than as shown on the Cherry Creek proposed tentative map, which indicates the proposed bioswale by the Cherry Creek applicant is not large enough to address the drainage; referred to Alignment A and expressed concerns that it does not provide flood protection for agricultural lands upstream of East Cherry Avenue; and also noted this alignment diverts low flow runoff from the stone culvert to Arroyo Grande Creek and questions have been raised that this may be a wetland issue. She expressed the need to require an EIR. She concluded by speaking of bioswales and stated she would email information she had received and commented that she did not think a bioswale is a solution for the Newsom Springs runoff. At 12:00 midnight, Mayor Ferrara noted that Council policy requires a unanimous vote to continue the meeting past midnight. Upon unanimous voice vote, the Council agreed to continue the meeting. Polly Tullis, Garden Street, read a portion of her letter into the record (on file in the Administrative Services Department) which requested the Council consider other options besides Alternative A and to require a full environmental review of all the options. Minutes: City Council Meeting Tuesday, August 22, 2006 Page 11 Jim Dickens, Branch Mill Road, distributed a DVD that represents the flood event of March 1995 and encouraged the Council to view the DVD to get a glimpse of the flows that have historically impacted the area. No further public comments were received and Mayor Ferrara closed the public hearing. Council Member Arnold suggested continuing the item in order to review the DVD and allow more time to review the alternatives. Mayor Pro Tem Guthrie and Council Member Costello agreed. Mayor Ferrara agreed with the continuance and requested that staff provide better graphical overlays of the alternative alignments at the next meeting. Action: Mayor Pro Tern Guthrie moved to continue the item to a Special City Council Meeting on August 29, 2006. Council Member Arnold seconded, and the motion passed on the following roll- call vote: AYES: NOES: ABSENT: Guthrie, Arnold, Costello, Ferrara None Dickens 9.d. Consideration of an Interim Urgency Ordinance Extending the Suspension of Acceptance and Processing of New Applications for Development of any Portion of Property Immediately Adjacent to Arroyo Grande Creek, Tally Ho Creek, Meadow . Creek or Creek Tributaries within the City of Arroyo Grande. City Attorney Carrnel presented the staff report and recommended the Council adopt an Interim Urgency Ordinance to extend the suspension of acceptance and processing of new applications for development of any portion of property immediately adjacent to Arroyo Grande Creek, Tally Ho Creek, Meadow Creek or creek tributaries within the City of Arroyo Grande for a period of one year. Mayor Ferrara opened the public hearing and invited comments from those in the audience who wished to be heard on the matter. No public comments were received, and Mayor Ferrara closed the public hearing. Council Member Arnold moved to adopt an Interim Urgency Ordinance as follows, "AN INTERIM URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE TO EXTEND THE SUSPENSION OF ACCEPTANCE AND PROCESSING OF NEW APPLICATIONS FOR DEVELOPMENT OF ANY PORTION OF PROPERTY IMMEDIATELY ADJACENT TO ARROYO GRANDE CREEK, TALLY HO CREEK, MEADOW CREEK OR CREEK TRIBUTARIES WITHIN THE CITY OF ARROYO GRANDE". Council Member Costello seconded, and the motion passed on the following roll-call vote: AYES: NOES: ABSENT: Arnold, Costello, Dickens, Guthrie, Ferrara None None 10. CONTINUED BUSINESS None. Minutes: City Council Meeting Tuesday, August 22, 2006 Page 12 11. NEW BUSINESS None. 12. CITY COUNCIL REPORTS Upon consensus of the Council, it was agreed to dispense with City Council Reports due to the late hour. 13. CITY COUNCIL MEMBER ITEMS None. 14. CITY MANAGER ITEMS None. 15. COUNCIL COMMUNICATIONS Council Member Dickens requested a status report be provided on the establishment of the Historical Resources Committee. 16. STAFF COMMUNICATIONS None. 17. COMMUNITY COMMENTS AND SUGGESTIONS None. 18. ADJOURNMENT Mayor Ferrara adjourned the meeting at 12:20 a.m. Tony Ferrara, Mayor ATTEST: Kelly Wetmore, City Clerk (Approved at CC Mtg 1 B.d. MEMORANDUM TO: CITY COUNCIL FROM: DON SPAGNOLO, DIRECTOR OF PUBLIC WORKS/CITY ENGINEER ~ SUBJECT: CONSIDERATION TO APPROVE FINAL PARCEL MAP AG 05-0198; SUBDIVIDING ONE (1) PARCEL INTO FOUR (4) RESIDENTIAL PARCELS AT 263 SPRUCE STREET DATE: SEPTEMBER 26, 2006 RECOMMENDATION: It is recommended the Council approve Final Parcel Map AG 05-0198, subdividing .43 acres into four (4) residential parcels. FUNDING: There is no fiscal impact at this time. DISCUSSION: The City has received Final Parcel Map AG 05-0198, owned by Perry Naran, located at 263 Spruce Street. This map subdivides a single .43 acre parcel into four (4) parcels, ranging from 4,182 to 5,005 square feet in size. The existing lot is rectangular in shape, measuring approximately 70 feet wide along Spruce Street and approximately 266 feet in depth. The current zoning for the property is Multi-Family (MF). There is an existing home with detached garage on the site. All structures are proposed to be demolished. The Final Parcel Map is consistent with Tentative Parcel Map 05-006, approved by the Planning Commission on January 17, 2006. The applicant has provided improvement securities for required improvements and it is recommended the Council approve Final Parcel Map AG 05-0198. 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 staff's recommendation; or . Provide direction to staff. Attachment: Attachment 1 -Parcel Map AG 05-0198 S:\Public Works\Engineering\Development Projects\Parcel Maps\Parcel Maps - 2005\TPM 05-005 - 263 Spruce - OHM\CITY COUNCrL\MAP APPRQVAL\Council Memo - Acceptance of Final Map for Parcel Map AG 05"()198- 263 Spruce Streel.doc ~, ~d ~<,'" .,~ 811;; !I 21a ~ I~ ! ~: l!~~1 I H ~}...~ ~~di ~ >~~ I~I.~ Ii aliil i ~ :,J~~ ~ ~! a I~ !M ol~h~ z ~~~ '~i~ l!! ~ !hft w !~8 ~; e ~i ~ ~ 5~~ h : Iii m~~lam I- ~ ~ ~W i CIl 2!l!~ I~ I- Wi; :i;! ~ i ~ s~I:!1 i I i!g IS> a: i~n~1 ~ ~ iU ~5d il ffi ~~Ih~ ii ,~ql~~ ~w ~1~!iI~I~ ~w III I.~ _ U eg 13 ~~~~iF ~g co Q) .... I U) 5!~I~ Oh&il I F~ CJ &~~~ CC ~i'~ 9 ~~ a.. ~~~~ CC ~5~&~ :::lliE !13~il ~ ~~a ..J I;~R~I w bg~ ~ .d.. 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I ~ \.,. ~ I f .. k~~ .. ~ .. I <~ i. ~,. ~ ill ;9: ....Ii 1"0 l!l. !! I"~ Ii ...... J I Ii + t ~ ~ I ~ IS~ i "*,,,, \.,. I ~ii 0' I ~~ I I I I <i't~)1:&~l:I) II ~ " I!l i " i ~ i ~ ~ 0: ii i 0: fi . ~ . ~~ h ~ c ; cz...... <,/'. . -,,' '!f . ); . . . -.:.\ ". ... 8.e. MEMORANDUM TO: CITY COUNCIL FROM: DON SPAGNOLO, DIRECTOR OF PUBLIC WORKS/CITY ENGINEER fi) SUBJECT: CONSIDERATION OF AN AWARD OF CONTRACT TO GRANITE CONSTRUCTION FOR THE 2006 ANNUAL MAINTENANCE PROJECT, PW 2006-07 DATE: SEPTEMBER 26, 2006 RECOMMENDATION: It is recommended the City Council: A. award a contract for the 2006 Annual Maintenance Project, PW 2006-07 to Granite Construction in the amount of $249,252; B. authorize the City Manager to approve change orders not to exceed the contingency of $15,000 for use only if needed for unanticipated costs during the construction phase of the project; and, C. direct staff to issue the Notice of Award and Notice to Proceed with other necessary contract documents. FUNDING: The FY 2006-07 Capital Improvement Program includes $267,175 for the 2006 Annual Maintenance Project. The total project cost is estimated at $264,252, which includes construction, construction contingency, and materials and soils testing during construction. DISCUSSION: On July 25, 2006, the City Council approved the plans and specifications for the 2006 Annual Maintenance Project. On August 29, 2006, two (2) bids were publicly opened for the project. The lowest responsible bidder, Granite Construction submitted a bid of $249,252. The bid has been verified and found to be in compliance with the contract specifications. The project bid schedule was organized into five separate schedules to enable as much of the work as possible to be performed within the project budget. The schedules were organized in terms of their priority: an asphalt concrete overlay of the east side of Oak Park Boulevard between James Way and West Branch (A), pavement reconstruction for three segments of James Way (B-1 through B-3) and pavement reconstruction of West Branch Street (C). The three Bid Schedules on James Way are as follows: Schedule B-1 is from Oak Park Boulevard to just east of Meadow Way; Schedule B-2 is a continuance from the end of Schedule B-1 to CONSIDERATION OF AN AWARD OF CONTRACT TO GRANITE CONSTRUCTION FOR THE 2006 ANNUAL MAINTENANCE PROJECT, PW 2006-07 SEPTEMBER 26, 2006 PAGE 2 Colina Street, Schedule B-3 is from Colina Street to Tally Ho. Staff recommends award of a contract to include Schedules A through B-2 (Oak Park Boulevard overlay and digouts on James Way from Oak Park Boulevard to Colina Street). Construction of the remaining schedules (B-3 and C), will be deferred until next fiscal year when more money is available. All three roadways (James Way, West Branch and Oak Park Boulevard) exhibit areas of failed subgrade, which is the underlying soil that supports the roadway structural section. The corrective procedure required is known as a "digout", which essentially is the removal of the pavement structural section (base rock and asphalt). to enable repair of the subgrade. The pavement structural section is then reconstructed to the original roadway standard. Upon completion of the digouts, the pavement surfacing can be placed. The three basic pavement surfacing techniques normally identified in the City Pavement Management Program are asphalt overlay, micro-surfacing and slurry seal. Staff has determined that the existing condition of Oak Park Boulevard requires an asphalt concrete overlay. West Branch Street and James Way qualify for the microsurfacing technique. Asphalt concrete overlays are the most expensive of the three techniques, but the life expectancy is estimated at 15 to 20 years. Microsurfacing differs from the slurry seal rehabilitation technique, which has been performed in previous years on local streets. The curing process for microsurfacing is chemically controlled and can be used to treat the road surface, as well as to fill ruts in the road. Microsurfacing is expected to extend the life of the streets up to 10 years. Although paving contractors routinely perform pavement repairs and asphalt concrete paving operations, microsurfacing contractors usually perform solely the microsurfacing technique due to the specialized equipment required. For this reason, staff has determined that the microsurfacing operations for James Way and West Branch Street should be performed under a separate contract following completion of this contract and after the remaining digout work is completed. This contract will perform the necessary pavement repairs to facilitate the microsurfacing operations. Staff anticipates the solicitation of bids for the microsurfacing project in the spring of 2007. The contract time for this project is specified at 60 calendar days. Work is expected to begin in mid October 2006 and be completed by mid December 2006. ALTERNATIVES: The following alternatives are provided for the Council's consideration: . Approve staff's recommendations; . Do not approve staff's recommendations; . Modify as appropriate and approve staff's recommendations; or . Provide direction to staff. Attachments: 1. Bid Opening Log Sheet 2. Tentative Project Schedule I-W wC wZ ~~ C)C) 00 ...J>- C)O zO::: -0::: Z<C Wu.. 11.0 0>- 121- 100 E 111 ... Cl o ... a.. - I: QI E CDQI OCl 0111 N I: . 111 "":::!: ... QI- .c I: E QI QI E - QI c.> QI 111 1/)11. C) z z W a.. o C 10 0 N ...J 0 r-: "" .... ~ "". CC!. Attachment 1 .... Ol 0 M Ol I- "" "" ~ ~ ~ Ol "" ::::s CD "" "0 10. ~ QI . 0 N ..cO 10 eo U - .... .... I/) ~ ~ ~ Ol Ol .... Ol ::::s 0 CD q "Ot? .... CD QlIO M N ..c_ U I/) ~ ~ ~ ::::s 0 "ON QI , ..c1O u' I/) ~ ::::s . "0";" QlIO ..c- U I/) ~ ::::s "0. QI<C ..c- U I/) >- !::: o W :::!: <C z I/) Q:: W C C m .... eo .... g; N ~ 10 o ""0 N N ~ o M Ol lt'i M ~ 10 eo O. eo M ~ .... "" .... ~ eo .... o C'! .... 10 eo g; N N ~ .;,:: ... ~ o >> - (3 >> - ::::s 0. QI C .. I: 111 - rn .; :t: rn QI<C rn QI rn > 111._ m- ::::s ~U 111 QI :::!:~ ~ o o I: o ..<c Uo ::::s ... . _ell rn ... I: ell o.c 0:0 Qlm =:cu 1:_ 111 I: ... 111 C)I/) 5<C ..0 111 . ... 0 o 0. o.rn ....- o.c 00 QI rn .;,:: .- ... ::::s ::::s...J m I: .111 0:::1/) rn .;,:: ... o 3: U jj ::::s ... a.. QI ...Cl o ell ... I: o ell 't):::!: QI >> .= =: CO U ATTACHMENT 2 Ylitty o/~? 8lr<un~ Tentative Project Schedule For 2006 Annual Maintenance Project Project No. PW 2006-07 Approval of Project Plans (at City Council meeting) ............................................................... July 25,2006 I" Notice to Bidders................................................................................................................August 9, 2006 Pre-Construction Meeting (Thursday, 2:00 p.m. at City Council Chambers).......................August 17,2006 Bid Opening (Tuesday, 2:00 p.rn. City Council Chambers) ......,..........................................August 29,2006 Award of Bid at City Council meeting ........................................................................... September 26, 2006 Notice of Award.............................................................................................................. September 27,2006 Notice to Proceed ............................................................................................................... October 23,2006 Contract Completion (60 calendar days) .........................................................................December 23,2006 8.f. MEMORANDUM TO: CITY COUNCIL FROM: TIMOTHY J. CARMEL, CITY ATTORNEY I'fV SUBJECT: CONSIDERATION OF ADOPTION OF RESOLUTION INITIATING PROCEEDINGS FOR FORMATION OF THE GRACE LANE ASSESSMENT DISTRICT (TRACT 2236); APPROVE AND AUTHORIZE THE MAYOR TO EXECUTE A FUNDING AND REIMBURSEMENT AGREEMENT WITH THE PETITIONER TO REIMBURSE CITY FOR COSTS INCURRED IN FORMING THE DISTRICT DATE: SEPTEMBER 26, 2006 RECOMMENDATION: It is recommended that the City Council: 1) Receive the Petition requesting formation of an assessment district filed by Vista Roble, LLC, for operation and maintenance of improvements associated with Tract 2236; 2) Adopt a Resolution initiating proceedings for formation of the Grace Lane Assessment District ("Assessment District"); and 3) Authorize the Mayor to enter into a Funding and Reimbursement Agreement with the Petitioner to reimburse the City for costs incurred in forming the Assessment District. FUNDING: All costs and expenses associated with the formation of the Assessment District are to be paid by the Petitioner, Vista Roble, LLC, pursuant to the Funding and Reimbursement Agreement. . DISCUSSION: The conditions of approval for the Grace Lane subdivision (Tentative Tract 2236) require formation of an assessment district to fund operation, maintenance, and repair costs associated with the certain specified improvements, including pedestrian trails, open space, and drainage facilities. The City has received a Petition from the property owner, Vista Roble. LLC, requesting formation of the Assessment District. The City will be utilizing the procedures set forth in the Landscaping and Lighting Act of 1972 (Streets and Highway Codes SS 22500 et seq.) to form the Assessment District and to establish the amount of assessments. Adoption of the attached Resolution initiating proceedings is the first step in the process of forming the Assessment District. If adopted, an engineer's report will be prepared for consideration by the Council which CONSIDERATION OF ADOPTION OF RESOLUTION INITIATING PROCEEDINGS FOR FORMATION OF THE PARKSIDE VILLAGE ASSESSMENT DISTRICT (TRACT 2236); APPROVE AND AUTHORIZE THE MAYOR TO EXECUTE A FUNDING AND REIMBURSEMENT AGREEMENT WITH THE PETITIONER TO REIMBURSE CITY FOR COSTS INCURRED IN FORMING THE DISTRICT PAGE 2 will, through an appropriate formula, establish the amount of the assessments, based on the specific benefit derived by each affected parcel. The Petitioner has executed a Funding and Reimbursement Agreement requiring payment by the Petitioner of all City costs incurred in connection with the Assessment District formation and depositing funds necessary for the first year of Assessment District operation. It is recommended that the Council receive the Petition, adopt the Resolution initiating proceedings and authorize the Mayor to enter into the Funding and Reimbursement Agreement with the Petitioner. ALTERNATIVES: The following alternatives are provided for the Council's consideration: Adopt resolution initiating proceedings for formation of the Grace Lane Assessment District (Tract 2236) and authorize the Mayor to enter into the Funding and Reimbursement Agreement with the Petitioner; Do not adopt resolution initiating proceedings to proceed with formation of the Assessment District; Request further information regarding the formation of the District; Provide direction to staff. Attachments: 1. Petition Affecting Real Property 2. Funding and Reimbursement Agreement RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE INITIATING PROCEEDINGS FOR THE FORMATION OF THE GRACE LANE ASSESSMENT DISTRICT WHEREAS, the City of Arroyo Grande ("City") is authorized under the procedures of the Landscaping and Lighting Act of 1972 (commencing with 922500 of the Streets and Highways Code) to form an assessment district to construct, operate, maintain and repair certain improvements within the City; and WHEREAS, Vista Roble, LLC ("Owner") is the Owner of certain real property (the "Property") located within the City and described in Exhibit "A" attached hereto and incorporated herein, which Property is being developed as a residential subdivision and including certain improvements ("Tract 2236" and/or the "Project"); and WHEREAS, Owner has filed a petition with the City Clerk requesting the City to form an assessment district to provide a means for payment of the costs of the operation, maintenance and repair (including City administrative costs, and a reasonable reserve), for the above-referenced improvements, specifically benefiting the Property owned by the Owner, NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Arroyo Grande, as follows: 1. City proposes to form an assessment district for the purpose of the providing for the annual costs of the maintenance, operation and repair (including City administrative costs and a reasonable reserve) of certain improvements within the City, including but not limited to the Tract 2236 improvements described as follows: A. A pedestrian trail across the open space property (Lot B) including, but not limited to, the existing informal hiking trail currently passing through Lot B, signage, and fencing. B. All common areas and facilities, including, but not limited to, the open space parcels and drainage facilities. C. Maintenance of open space in accordance with fuel modification specifications as described in Mitigation Measure number 15 of Resolution No. 3732 of the City Council of City of Arroyo Grande. D. A private drive and associated improvements for Lots 16 through 19. 2. The proposed assessment district is to be designated as the "Grace Lane Assessment District." On motion by Council Member roll call vote, to wit: , seconded by Council Member , and on the following 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 LEGAL DESCRIPTION Real property in the City of Arroyo Grande, County of San luis Obispo, State of California, described as follows: THOSE PORTIONS OF lOTS 182, 184 AND B OF TRACT 1390 IN THE CITY OF ARROYO GRANDE, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA ACCORDING TO THE MAP RECORDED AUGUST 2, 1988, IN BOOK 14 OF MAPS AT PAGE 73, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOllOWS: 1) BEGINNING AT THE MOST WESTERLY CORNER OF SAID lOT 182 AS REFERENCED BY A S{8" REBAR AND CAP STAMPED "RCE 31581", AS SHOWN ON SAID MAP; THENCE 2) NORTH 31010'54" EAST, ALONG THE NORTHWESTERLY LINE OF SAID lOTS 182 AND B, A DISTANCE OF 1511.09 FEET; THENCE 3) lEAVING SAID LINE, SOUTH 42014'55" EAST, 362.14 FEET; THENCE 4) NORTH 45047'31" EAST, 197.62 FEET; THENCE 5) SOUTH 44012'29" EAST, 52.00 FEET; THENCE 6) NORTH 45047'31" EAST, 39.50 FEET TO THE BEGINNING OF TANGENT CURVE CONCAVE TO THE SOUTHEAST HAVING A RADIUS OF 25.00 FEET; THENCE 7) NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 25054'05" AN ARC DISTANCE OF 11.30 FEET; THENCE 8) SOUTH 51041'04" EAST, 417.52 FEET TO A POINT ON THE SOUTHEASTERLY LINE OF SAID lOT B; THENCE 9) SOUTH 27050'46" WEST, ALONG SAID SOUTHEASTERLY LINE AND THE SOUTHEASTERLY LINE OF SAID lOT 182, A DISTANCE OF 421.12 FEET; THENCE 10) CONTINUING ALONG THE SOUTHEASTERLY LINE OF SAID LOT 182 THE FOllOWING SIX (6) COURSES AND DISTANCES: _ A) SOUTH 32042'41" WEST, 110.65 FEET; THENCE B) SOUTH 57040'46" WEST, 428.61 FEET; THENCE C) SOUTH 46045'38" WEST, 440.38 FEET; THENCE D) SOUTH 30025'35" WEST, 474.75 FEET; THENCE E) SOUTH 74002'24" WEST, 10.00 FEET; THENCE F) SOUTH 09024'00" WEST, 212.00 FEET TO THE NORTH RIGHT-Of-WAY LINE OF RODEO DRIVE, A 52 FOOT WIDE ROAD, AND THE BEGINNING OF A NON-TANGENT CURVE CONCAVE TO THE NORTH HAVING A RADIUS OF 674.00 FEET TO WHICH POINT A RADIAL LINE BEARS NORTH 22052'10" WEST; THENCE 11) SOUTHWESTERLY ALONG SAID NORTHERLY RIGHT-OF-WAY LINE AND SAID CURVE THROUGH A CENTRAL ANGLE OF 16006'04" AN ARC DISTANCE OF 189.41 FEET TO A POINT OF CUSP WITH A NON-TANGENT CURVE CONCAVE TO THE NORTHWEST HAVING A RADIUS OF 24.00 FEET TO WHICH POINT A RADIAL LINE BEARS SOUTH 06046'06" EAST; THENCE lEAVING First American Title SAID NORllIERLY RIGHT-OF-WAY LINE 12) NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 93054'04" AN ARC DISTANCE OF 39.33 FEET TO THE BEGINNING OF A TANGENT REVERSE CURVE CONCAVE TO THE EAST HAVING A RADIUS OF 426.00 FEET; THENCE 13) NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 16025'50" AN ARC DISTANCE OF 122.16 FEET; THENCE 14) NORTH 05038'53" EAST, 294.28 FEET TO THE BEGINNING OF A NON-TANGENT CURVE CONCAVE TO THE SOUTHEAST HAVING A RADIUS OF 426.00 FEET TO WHICH POINT A RADIAL LINE BEARS NORTH 84049'02" WEST; THENCE 15) NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 20026'58" AN ARC DISTANCE OF 152.04 FEET; THENCE 16) NORllI 25037'56" EAST, 8.20 FEET; THENCE 17) NORTH 55049'02" WEST, 302.80 FEET TO THE POINT OF BEGINNING. 007-011-042,007-011-047 and Ptn. 007-011-041 Rrst American Title ......W4 ./.../.. ~........v ./..;.)../..u vnunw.l....o U UI\............I\......UI\. .1....0.1..0.1 uu";.J";.J"*....";.J./..";.J.... , .....v ATTACHMENT 1 PETITION REQUESTING FORMATION OF THE GRACE LANE ASSESSMENT DISTRICT WHEREAS, the Petitioner, Vista Roble, LLC, a California limited liability company, (hereinafter referred to as "Owner") is the sole owner and joint developer, of certain real property (hereinafter referred to as "Property") located in the City of Arroyo Grande, (hereinafter referred to as the "City"), said real property being legally described in Exhibit "A" attached hereto and incorporated herein (hereinafter referred to as the "Property"); and WHEREAS, Owner and Greg Nester Construction & Development, Inc. (collectively referred to as "Developer") are developing the Property as a single family residential subdivision approved by the City as Vesting Tentative Tract No. 2236 (hereinafter referred to as the "Project"); and WHEREAS, the City of Arroyo Grande has conditioned and required the Project to be improved with pedestrian hiking trails, drainage facilities, common areas and facilities, and open space (hereinafter referred to as "Improvements"); and WHEREAS, Owner, as the sole owner of the Property to be benefited by the Improvements, hereby requests the City of Arroyo Grande under the conditions of approval for the Project to establish an assessment district to provide for the cost of the operation, maintenance and repair (including City's administrative costs and a reasonable reserve) for said Improvements. NOW, THEREFORE, by this Petition, the undersigned Owner and joint Developer requests the City to accomplish the following with regard to the Property: 1. Formation of the Assessment District. Owner requests the City to form an assessment district (hereinafter referred to as the "Grace Lane Assessment District") for the purpose of levying an annual assessment against the Property and each lot or parcel therein, in order to fund the annual costs of the operation, maintenance and repair and incidental expenses (including City administrative costs and a reasonable reserve) for the Improvements. The undersigned Owner understands that such Improvements and the operation, maintenance and repair of same are of special benefit to the Property, each lot to be created therein, and the public. 2. Description of Land to be Included in Proposed Assessment District. The land to be included in the proposed Grace Lane Assessment District is the Property legally described in Exhibit UN attached hereto and incorporated herein, and in the application for Vesting Tentative Tract No. 2236. 3. Names of all Owners of Land within Assessment District. Vista Roble, LLC, whose address is 139 W. Branch St., Arroyo Grande, CA 93420, is the sole owner of the Property. . 1 'fracl2236 A5.<OI:Ssment Disrric:t 4. The Proposed Improvements to be Maintained by the Assessment District are described as follows: A. A pedestrian trail across the open space property (Lot B) including, but not limited to, the existing informal hiking trail currently passing through Lot e, signage, fencing. B. All common areas and facilities, including, but not limited to, the open space parcels and drainage facilities. C. Maintenance of open space in accordance with fuel modification specifications as described in Mitigation Measure number 15 in Resolution No. 3732 of the City of Arroyo Grande. D. A private drive and associated improvements for Lots 16 through 19. 5. Amount of the Annual Assessment. The formula for establishing the assessment and the annual assessment to be levied against the Property to fund the operation, maintenance, repair and incidental expenses (inclUding administrative costs and establishing a reasonable reserve) of the Improvements are to be described in an engineers report for the Grace Lane Assessment District. 6. Apportionment of Annual Assessment Among Subdivision Lots or Parcels. Owner understands that the formula used to calculate the assessments shall accurately reflect the proportionate special benefit received by each such lot or parcel or by the public arising from the operation, maintenance and repair of the Improvements, as determined by the City. 7. Waiver of Notice of Assessment District Protest Hearing. The undersigned Owner, as sole owner of the Property to be included in the proposed Grace Lane Assessment District, hereby waives the resolution, report, notices of hearing, right of majority protest, and any other formalities in establishing the Grace Lane Assessment District in order to effectuate its formation. 8. Effect of City's Failure to Form Assessment District In the event the City fails to form the Grace Lane Assessment District, Owner understands that Owner shall be responsible for maintenance of the Improvements through the establishment of a HOl'T!.eowners Association as required by the conditions of approval for Vesting Tentative Tract No. 2236. 9. Ballot in Favor of Assessment District. The undersigned Owner executes this Petition both as the Owner's Petition for the formation of the Grace Lane Assessment District, and as the Owner's Ballot in favor of the assessments to be charged or levied against the Property and the individual lots and parcels therein. In addition, the undersigned Owner hereby authorizes the City Clerk to file this Petition as Owner's ballot in favor of forming the Grace Lane Assessment District. 2 Trllcl2236 Assessmel\t District 10. Notices. Notices required to be given shall be addressed as follows: CITY: OWNER: DEVELOPER: City of Arroyo Grande City Clerk 214 E. Branch Street Arroyo Grande, CA 93420 Vista Roble, LLC AUn: Greg Nester 139 W. Branch Street Arroyo Grande, CA 93420 Greg Nester Construction & Development, Inc. AUn: Greg Nester 139 W. Branch Street Arroyo Grande. CA 93420 11. Successors and Assigns. The Developer declares that this Petition shall run with the land and shall be binding upon the Developer, its heirs, successors, executors, administrators and assigns, including successor individual lot owners. 12. Authority to Execute Agreement The undersigned hereby represents that the individual executing this Petition is expressly authorized to do so for and on behalf of Vista Roble LLC. PROPERTY OWNER: Vista Roble LLC, a California limited liability company ~-- By' o Greg Nester., Manager DEVELOPER: Greg Nester Construction & Development, Inc. BY:~~..... areg Nester, President 3 TtO(I2236 AsStssmfnl Di~lrict EXHIBIT A LEGAL DESCRIPTION Real property in the City of Arroyo Grande, .County of San Luis Obispo, State of California, described as follows: THOSE PORTIONS OF LOTS 182, 184 AND B OF TRACT 1390 IN THE CITY OF ARROYO GRANDE, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA ACCORDING TO THE MAP RECORDED AUGUST 2, 1988, IN BOOK 14 OF MAPS AT PAGE 73, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: 1) BEGINNING AT THE MOST WESTERLY CORNER OF SAID LOT 182 AS REFERENCED BY A 5/8" REBAR AND CAP STAMPED "RCE 31581", AS SHOWN ON SAID MAP; THENCE 2) NORTH 31010'54" EAST, ALONG THE NORTHWESTERLY LINE OF SAID LOTS 182 AND B, A DISTANCE OF 1511.09 FEET; THENCE 3) LEAVING SAID LINE, SOUTH 42014'55" EAST, 362.14 FEET; THENCE 4) NORTH 45047'31" EAST, 197.62 FEET; THENCE 5) SOUTH 44012'29" EAST, 52.00 FEET; THENCE 6) NORTH 45047'31" EAST, 39.50 FEET TO THE BEGINNING OF TANGENT CURVE CONCAVE TO THE SOUTHEAST HAVING A RADIUS OF 25.00 FEET; THENCE 7) NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 25054'05" AN ARC DISTANCE OF 11.30 FEET; THENCE 8) SOUTH 51041'04" EAST, 417.52 FEET TO A POINT ON THE SOUTHEASTERLY LINE OF SAID LOT B; THENCE 9) SOUTH 27050'46" WEST, ALONG SAID SOUTHEASTERLY LINE AND THE SOUTHEASTERLY LINE OF SAID LOT 182, A DISTANCE OF 421.12 FEET; THENCE ...... 10) CONTINUING ALONG THE SOUTHEASTERLY LINE OF SAID LOT 182 THE FOLLOWING SIX (6) COURSES AND DISTANCES: _ A) SOUTH 32042'41" WEST, 110.65 FEET; THENCE - B) SOUTH 57040'46" WEST, 428.61 FEET; THENCE C) SOUTH 46045'38" WEST, 440.38 FEET; THENCE Dj SOUTH 30025'35" WEST, 474.75 FEET; THENCE E) SOUTH 74002'24" WEST, 10.00 FEET; THENCE F) SOUTH 09024'00" WEST, 212.00 FEET TO THE NORTH RIGHT-OF-WAY LINE OF RODEO DRIVE, A 52 FOOT WIDE ROAD, AND THE BEGINNING OF A NON-TANGENT CURVE CONCAVE TO THE NORTH HAVING A RADIUS OF 674.00 FEET TO WHICH POINT A RADIAL LINE BEARS NORTH 22052'10" WEST; THENCE 11) SOUTHWESTERLY ALONG SAID NORTHERLY RIGHT-OF-WAY LINE AND SAID CURVE THROUGH A CENTRAL ANGLE OF 16006'04" AN ARC DISTANCE OF 189.41 FEET TO A POINT OF CUSP WITH A NON-TANGENT CURVE CONCAVE TO THE NORTHWEST HAVING A RADIUS OF 24.00 FEET TO WHICH POINT A RADIAL LINE BEARS SOUTH 06046'06" EAST; THENCE LEAVING Rrst American Title SAID NORTHERLY RIGHT-OF-WAY LINE 12) NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 93054'04" AN ARC DISTANCE OF 39.33 FEET TO THE BEGINNING OF A TANGENT REVERSE CURVE CONCAVE TO THE EAST HAVING A RADIUS OF 426.00 FEET; THENCE 13) NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 16025'50" AN ARC DISTANCE OF: 122.16 FEET; THENCE 14) NORTH 05038'53" EAST, 294.28 FEET TO THE BEGINNING OF A NON-TANGENT CURVE CONCAVE TO THE SOUTHEAST HAVING A RADIUS OF 426.00 FEET TO WHICH POINT A RADIAL LINE BEARS NORTH 84049'02" WEST; THENCE 15) NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 20026'58" AN ARC DISTANCE OF 152.04 FEET; THENCE 16) NORTH 25037'56" EAST, 8.20 FEET; THENCE 17) NORTH 55049'02" WEST, 302.80 FEET TO THE POINT OF BEGINNING. 007-011-042,007-011-047 and ptn. 007-011-041 Rrst American Title ATTACHMENT 2 FUNDING AND REIMBURSEMENT AGREEMENT BETWEEN THE CITY OF ARROYO GRANDE AND VISTA ROBLE, LLC, TO ESTABLISH THE GRACE LANE ASSESSMENT DISTRICT THIS AGREEMENT is made this day of September, 2006, by and between the City of Arroyo Grande, a municipal corporation of the State of California, (hereinafter referred to as "City"), Vista Roble LLC, a California limited liability company, (hereinafter referred to as "Owner"), and Greg Nester Construction, Inc., a California Company (hereinafter referred to as "Guarantor"). RECITALS WHEREAS, Owner is the sole owner and is jointly developing certain real property located in the City of Arroyo Grande, more particularly described as Tentative Tract No. 2236 (said property hereinafter described as the "Property"), and legally described in the attached Exhibit "A" and incorporated herein by this reference; and WHEREAS, Owner has filed a petition requesting the City to form an assessment district to provide a means for payment of the costs of the operation, maintenance and repair (including City administrative costs, and a reasonable reserve), for certain residential subdivision improvements proposed to be constructed, or already constructed by Owner, associated with said Property, and specifically benefiting the Property owned by Owner (said improvements hereinafter referred to as the "Improvements" or the "Project"); and WHEREAS, Owner is currently in a lawsuit with Alan Little Custom Homes, Inc., San Luis Obispo Superior Court Case No.: 060645 (the "Lawsuit"), wherein a Lis Pendens has been recorded against the Property; and WHEREAS, in addition to all other reimbursements and payments described in this Agreement, in the event the Lawsuit materially affects the creation of the proposed assessment district, Owner shall reimburse City for all legal, administrative and other associated costs related hereto; and WHEREAS, in light of the above, City is willing to participate in the formation of an assessment district, provided that Owner enters into this Agreement whereby Owner provides funds for the first year of assessment district operating costs and reimburses City for its costs in drafting necessary documents and processing materials required for establishment of the assessment district. 1 AGREEMENT NOW, THEREFORE, in consideration of the mutual covenants contained herein, Owner and City agree as follows: 1. Deposit for City Services for Formation of Assessment District At the time of execution of this Agreement. Owner has advanced to the City the sum of five thousand dollars ($5,000.00) for engineering, legal and administrative services in connection with the formation of the Grace Lane Assessment District (hereinafter referred to as the "Assessment District"). Owner authorizes the City to withdraw from the deposit to pay for services pursuant to this Agreement as they are incurred by the City. City will notify Owner whenever the deposit is reduced to one thousand dollars ($1,000) or less. Within fifteen (15) days after such notification is mailed Owner shall make an additional deposit in an amount not to exceed the initial deposit as directed by City. The City shall be reimbursed by Owner for all City costs associated with formation of the Assessment District prior to the City's final acceptance of the Improvements. Upon City's acceptance of Improvements. as provided herein, any funds so deposited by Owner in excess of City's actual costs shall be refunded by City. Conversely, any costs incurred by City over and above the amount deposited by Owner shall be paid by Owner upon demand and before City's acceptance of the Improvements. 2. Deposit for Maintenance and Security. At the time of execution of this Agreement, Owner shall advance to City the sum of fifteen thousand dollars ($15.000.00) for City's initially projected costs in the first year of operation, maintenance and replacement of the Improvements (including administrative costs and a reasonable reserve). Owner authorizes the City to withdraw from the deposit to pay for operational costs pursuant to this Agreement as they are incurred by City. On the.one (1) year anniversary of execution of this Agreement, or the City's first receipt of assessment monies, whichever comes later, any funds so deposited by Owner in excess of actual costs and the establishment of a reasonable reserve shall be refunded to Developer. 3. Obliaations of Cltv and Developer If Assessment District Not ApDroved. The City will use reasonable efforts to process the formation of the Assessment District. Owner understands and agrees that processing the formation of the Assessment District by City requires adherence to certain legislative processes which include certain discretionary approvals by the City Council in its role of representing the best interests of the public. Therefore, there are no promises or guarantees that the Assessment 2 b~r-!!-~UUb !O;!~ v~~fi~L & ~~vv~bttft LLr tiU004U010U r.VD District will be successfully approved by the City. In the event that the Assessment District is not approved, then (1) the City will return the unused deposit(s) to Owner accordingly, as provided in Sections 1 and 2, above; and (2) the Owner will be required to form a homeowners association which shall be responsible for operating, maintaining and repairing the Improvements. 4. AcceDtance of ImDrovements. As conditions precedent to the City's acceptance of the Improvements, Owner, at Owner sole cost, shall provide to the City: A. A licensed professional engineer'S certification that the Improvements are constructed and installed in substantial compliance with the plans and specifications approved by the City. B. Reproducible mylars or other plans satisfactory to City, together with a copy of specifications and any contract documents used for installing the Improvements. C. Any operating manuals or other operative instructions and warranties received by Owner or its contractors in connection with the installation of the Improvements. D. An insurance endorsement as described in Paragraph 8.B., below. 5. City's Obliaation to Maintain. After final inspection and acceptance by City of the Improvements, the City shall be obligated to operate and maintain the Improvements. If for any reason the Assessment District is abolished, Owner and/or its successors and assigns shall be required to form a homeowner's association to assure continued operation and maintenance of the Improvements. 6. Risk of Loss. Until the date of the City's notice of acceptance of the Improvements, all risk of loss or injury or destruction to such Improvements shall be borne by the Owner. 7. Indemnification. Hold Harmless and Insurance. A. To the greatest extent allowable by law, Owner agrees to hold City harmless from costs and expenses, including attorneys' fees, incurred by City or held to be the liability of City in connection with City's defense of its actions in any proceeding brought in any State or Federal court challenging the City's actions with respect to the formation of the Assessment District. Owner understands and acknowledges that City is under no obligation to defend any legal actions challenging the City's actions with respect to the formation of the Assessment District. The Owner recognize and hereby agree that the City and its elected 3 representatives.,. officers, employees and agents shall not be liable for any injury or death to any person or damage to any property arising from the construction of the Improvements by the Owner, its officers, employees, independent contractors or agents. Owner shall protect, indemnify and hold the City harmless from any and all claims, causes of actions, demands or charges and from any loss or liability, including all costs, penalties, expenses, attorney's fees, litigation costs, and other fees arising out of or in any way connected with the construction of the Improvements by Owner, its officers, employees, independent contractors or agents. In addition, if the City, its elected representatives, officers, employees or agents should be sued as a result of such performance, the City may notify the Owner which then shall have the duty to defend the City, its elected representatives, officers, employees or agents, or, at the City's option, pay for such defense including, but not limited to, payment of all reasonable attorney's fees and expenses incurred by the City, its elected representatives, officers, employees or agents. B. Owner shall provide City, to City's satisfaction, an insurance endorsement designating City, its directors, officers and employees as additional insured, that evidences a Commercial General Liability Insurance Policy (for MCG 00 01) in the amount of one million dollars ($1,000,000.00), on an occurrence basis for the construction of the Improvements. 8. AsslClnment The provisions of this Agreement shall apply to and bind the successors, grantees, and assigns of the respective parties, but no assignment or transfer of this Agreement, or any part hereof, or interest herein by the Owner shall be valid until and unless approved by the City in writing. 9. Waiver of Riahts. Any waiver at any time by either party hereto of its rights with respect to a breach or default, or any other matter arising in connection with this Agreement, shall not be deemed to be a waiver with respect to any other breach, default or matter. 10. . Remedies Not Exclusive. The use by either party of any remedy specified herein for the enforcement of this Agreement is not exclusive and shall not deprive the party using such remedy of, or limit the application of, any other remedy provided by law. 11. Entire Aareement This Agreement is freely and voluntarily entered into by the parties after having the opportunity to consult with their respective attorneys. Any prior agreements, promises, negotiations, or representations not expressly set forth in this Agreement are of no force and effect. The parties, in entering into this Agreement, do not rely on any inducements, promises, or representations made by each other, their representatives, or any other person, other than those inducements, promises, and representations contained in this Agreement. Any amendment to this Agreement shall be of no force 4 ,""n~~. ......... .... "nvvnoJun L.d...l. UVJJ'1tVJJ.JV ~ . J.V and effect unless it is in writing and signed by the Owner and the City. 12. Notices. All notices, statements, reports, approvals, requests, bills or other communications that are required either expressly or by implication to be given by either party to the other under this Agreement shall be in writing and signed for each party by such officers as each may, from time to time, be authorized in writing to so acl. All such notices shall be deemed to have been received on the date of delivery if delivered personally or three (3) days after mailing if enclosed in a properly addressed and stamped envelope and deposited in a United States Post Office for delivery. Unless and until formally notified otherwise, all notices shall be addressed to the parties at their addresses as shown below: CITY: City of Arroyo Grande City Clerk P.O. Box 550, 214 East Branch Street Arroyo Grande, CA 93421 OWNER: Vista Roble LLC Alln: Greg Nester P.O. Box 219 Arroyo Grande, CA 93421 GUARANTOR Greg Nester Construction & Development Alln: Greg Nester P. O. box 219 Arroyo Grande, CA 93421 13. HeadinQs. The paragraph headings used in this Agreement are for reference only, and shall not in any way limit or amplify the terms and provisions hereof, not shall they enter into the interpretation of this Agreement. 14. Cool)eration. Each party to this Agreement agrees to do all things that may be necessary,including, without limitation, the execution of all documents which may be required hereunder, in order to implement and effectuate this Agreement. 15. Interl)retation of this Aareement. The parties aCknowledge that each party and its attorney have reviewed. negotiated and revised this Agreement and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Agreement or any document executed and delivered by any party in connection with the transactions contemplated by this Agreement. 16. Venue This Agreement has been executed and delivered in the State of California and the validity. enforceability and interpretation of any of the clauses of this Agreement shall be determined and governed by the laws of the State of Califomia. The duties and obligations of the parties created hereunder are performable in San Luis Obispo County and such County shall be the venue for any action or proceeding that may be brought or 5 arise out of, in connection with or by reason of this Agreement. 17. Recitals. The Recitals of this Agreement are incorporated herein by this reference and made a part hereof. 18. Authoritv to Execute AQreement. The parties hereby represent that the parties executing this agreement are expressly authorized to do so for and on behalf of the parties. IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the day and year first above written. OWNER: Vista Roble LLC A Limited Liability Company By: CITY: " CITY OF ARROYO GRANDE By: Tony Ferrara, Mayor Attest: By: Kelly Wetmore, City Clerk Approved As To Form: By: Timothy J. Carmel, City Attorney 6 Agreement Guaranty. In consideration of the execution of this Agreement and as a material inducement to City to execute, Guarantor hereby jointly, severally, unconditionally and irrevocably guarantees the prompt reimbursement to City of any and all legal, administrative and other costs associated with this Agreement, and prompt reimbursement to City of any and all legal, administrative and other costs in the event that the Lawsuit affects the creation of the proposed assessment district, which includes, but is not limited to, changes in Property ownership and re-submittal andl or re-processing of petitions, applications, and any other required documents necessary to create an assessment district pursuant to the Landscaping and Lighting Act of 1972. Additionally, Guarantor hereby agrees to and is hereby bound by all terms and conditions set forth herein. City shall have the right to proceed against Guarantor herein, without notice, following any breach or default by Owner of the terms and conditions described herein. GUARENTOR: Greg Nester Construction & Development, Inc. By: Greg Nester, Resident Date: 9/~/c? 7 '....".. .,~.',"",,,. .;. ,,- '" 8_g_ MEMORANDUM TO: FROM: . MCITY COUNCIL 0. ROB STRONG, COMMUNITY DEVELOPMENT DIRECTOR /f1- TERESA MCCLISH, ASSOCIATE PLANNER BY: SUBJECT: CONSIDERATION OF DEVELOPMENT CODE AMENDMENT 04- 005A - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE AMENDING PORTIONS OF TITLE 16 OF THE ARROYO GRANDE MUNICIPAL CODE, REVISING LAND USE REGULATIONS FOR DESIGN DEVELOPMENT OVERLAY DISTRICT OMU.D.2.20 WITHIN THE OFFICE MIXED USE DISTRICT DATE: SEPTEMBER 26,2006 RECOMMENDATION It is recommended that the City Council adopt an Ordinance amending the Municipal Code to revise land use regulations for Design Development Overlay District OMU-D-2.20. FUNDING No fiscal impact. DISCUSSION Backqround The proposal is an Ordinance to provide clarification of land use regulations applicable to Design Development Overlay District OMU-D-2.20 in the vicinity of Arroyo Grande Hospital. Ordinance 557, which included specific provisions for the properties shown in Exhibit "A", was approved by the City Council in 2004 as part of a periodic update of the Municipal Code to ensure internal consistency and consistency with the 2001 General Plan concerning the City's mixed use zoning districts. On September 12, 2006, the City Council introduced an Ordinance to revise provisions for the OMU-D-2.20 Design Development Overlay District to clarify requirements applicable to properties in the vicinity of the hospital in order to preserve land for medical office use as well as accommodating workforce housing opportunities. The attached Ordinance includes text amendments pursuant to Section 16.08.010.R of the Development Code which incorporates by reference the provisions for Design Development Overlay District OMU-D-2.20. The modifications proposed include clarification of the method of measuring the ratio of allowed office and residential-potential development and added language to provide both flexibility and a maximum for deviation from the current requirement of reserving CITY COUNCIL SEPTEMBER 26, 2006 CONSIDERATION OF DEVELOPMENT CODE AMENDMENT 04-005A PAGE 2 OF 2 75% of a project area for office use. The intent of the existing and proposed requirements is to provide for compatible medical offices and/or hospital expansion for the only medical hospital facility in the Five Cities area. Environmental Determination Staff has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines and the City of Arroyo Grande Rules and Procedures for Implementation of CEQA. Based on the review, staff has determined that the proposal is does not pose a potential for a significant effect on the environment and is therefore exempt per Section 15061 of the CEQA Guidelines. ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE AMENDING THE ZONING MAP TO DESIGNATE THE SUBJECT PROPERTIES AS RESIDENTIAL HILLSIDE (RH) AND PUBLIC FACILlTlY (PF), DEVELOPMENT CODE AMENDMENT 06-004, INITIATED BY THE CITY OF ARROYO GRANDE FOR PROPERTY LOCATED ON AND ADJACENT TO THE ARROYO GRANDE HIGH SCHOOL CAMPUS WHEREAS, the 2001 General Plan Update Urban Land Use Element Map designates the subject properties as reclassified by General Plan Amendment 06-001; and WHEREAS, the City of Arroyo Grande Zoning Map currently designates the subject property as Agriculture and Public Facilities; and WHEREAS, the City of Arroyo Grande initiated Development Code Amendment 06-001 to amend the Zoning Map and designate the project site as Public Facilities and Residential Hillside; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed Development Code Amendment 06-001 at a duly noticed public hearing on July 3, 2006 in accordance with the Development Code of the City of Arroyo Grande at which time all interested persons were given the opportunity to be heard; and WHEREAS, the City Council has reviewed and considered the information and public testimony presented at the public hearings, staff reports, and all other information and documents that are part of the public record; and WHEREAS, the City Council finds, after due study, deliberation and public hearing, the following circumstances exist: A. Based on the information contained in the staff report and accompanying materials, the proposed Development Code Amendment amending the Zoning Map is consistent with the goals, objectives, policies and programs of the General Plan and is necessary and desirable to implement the provisions of the General Plan. B. The proposed Development Code Amendment amending the Zoning Map will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern. C. The proposed Development Code Amendment amending the Zoning Map is consistent with the purpose and intent of the Development Code. ORDINANCE NO. PAGE 2 D. The potential environmental impacts of the proposed Development Code Amendment amending the Zoning Map are less than significant or can be mitigated to a less than significant level as specified in the initial study and Mitigated Negative Declaration associated with General Plan Amendment 06- 001. NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Arroyo Grande as follows: SFCTION 1. The above recitals and findings are true and correct. SFCTION 2. Development Code Section 16.24.020 (Zoning Map) is hereby amended as shown in Exhibit A attached hereto and incorporated herein by reference. SFCTION ::\. If any section, subsection, subdivision, paragraph, sentence, or clause of the Ordinance or any part thereof is for any reason held to be unlawful, such decision shall not affect the validity of the remaining portion of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, or clause thereof, irrespective of the fact that anyone or more section, subsection, subdivision, paragraph, sentence, or clause be declared unconstitutional. SFCTION 4. Upon adoption of this Ordinance, the City Clerk shall file a Notice of Determination. SFCTION 5. A summary of this Ordinance shall be published in a newspaper published and circulated in the City of Arroyo Grande at least five (5) days prior to the City Council meeting at which the proposed Ordinance is to be adopted. A certified copy of the full text of the proposed Ordinance shall be posted in the office of the, Director of Administrative Services/City Clerk. Within fifteen (15) days after adoption of the Ordinance, the summary with the names of those City Council members voting for and against the Ordinance shall be published again, and the Director of Administrative Services/City Clerk shall post a certified copy of the full text of such adopted Ordinance. SFCTION 6. This Ordinance shall take effect and be in full force and effect thirty (30) days after its passage. On motion by Council Member , seconded by Council Member , and by the following roll call vote, to wit: AYES: NOES: ABSENT: the foregoing Resolution was adopted this 26th day of September 2006. ORDINANCE NO. PAGE 3 TONY M. FERRARA, MAYOR ATTEST: KELLY WETMORE, CITY CLERK APPROVED AS TO CONTENT: STEVEN ADAMS, CITY MANAGER APPROVED AS TO FORM: TIMOTHY J. CARMEL, CITY ATTORNEY ~~ I J 1 ~ - ~ -A ~.IJ-O-D-S-O-N-W-A)~-O-D-S-O-N-W-A~~ ;;;: ~ 1 I II I ~ ;;;: ~ ~ I j :..o-D-D---I.-N I -U-V-E--S-:r ,----. -A-R-R-O I'7lI - OMU. 0-2.20 "-A-l-R-O-A-K-S-AV 0: EXHIBIT A "-E-W-M-A-N-O / \ -V-I-S-1"-A----L" ; '\ / . ) I) / l ~J !.' II J 17/ r"! '-../ 5> ~ ~~l NI /y;1 / / II 7j / ! I ./ '! / 7// I I--- l EXHIBIT "B" Design Development Overlay District 2.20: Medical Mixed Use Objective of District: To provide for sufficient land for the orderly development of Arroyo Grande Hospital and functionally related medical facilities. Description of Parcels: APNs: 006-39- 044, 046, 047, 048, and 049 (see Zoning Map OMU-D-2.20.) Use Regulations: Mixed use development with a minimum ofJ5% of the net building site (or equivalent area for vertical mixed use projects as determined by the Community Development Director) shall be developed for office use to be compatible with the anticipated needs for the Arroyo Grande Hospital. Deviations up to 25% (reserving a minimum of 50% of the net area for office use) may be determined to be acceptable, as determined by City Council, if they are needed to achieve a logical and coherent site plan that meets the objective of this district. All other uses are as specified in underlying zoning district (OMU). Site Development Criteria: 1. As specified in the underlying zoning district (OMU). 2. Three-story building components allowed only with substantial transitional space and/or lower story elements adjacent to residential districts or uses. 3. Future hospital redevelopment shall include public transportation improvements (reference development approval CUP 02-006, Planning Commissions Resolutions 03-1839, and 021-1841) 4. Maximum Building Size may exceed the maximum standard of 50,000 square feet specified in underlying zoning district (OMU). Performance Standards: Section 16.48.065 Mixed use developments. Section 16.48.120 Performance Standards. Design Guidelines: none. Additional Information: These parcels were zoned with a -D overlay at the time of the 2004 Development Code Update to clarify development standards that pertain to the subject parcels (reference Ordinance 557) and amended by Ordinance )(XXi; Demonstration of project compatibility with the Arroyo Grande Hospital and/or coordination with a Hospital Facilities Plan must be submitted to the Community Development Director prior to any use permit approval within the OMU-D-2.20 District. a.h. MEMORANDUM TO: CITY COUNCIL TIM CARMEL, CITY ATTORNEY 1'(/ TERESA MCCLISH, ASSOCIATE PLANNER~ SUBJECT: CONSIDERATION OF APPROVAL OF THE ARROYO GRANDE WATERSHED AND CREEK MEMORANDUM OF UNDERSTANDING FROM: DATE: SEPTEMBER 26, 2006 RECOMMENDATION: It is recommended that the City Council approve and authorize the Mayor to execute the proposed MOU. FUNDING: Funding from the City may be required as with the other involved agencies as part of a watershed maintenance preservation and management program. DISCUSSION: At the July 26, 2006 meeting staff presented a working draft of the proposed MOU which the Council authorized for distribution to stakeholder jurisdictions with minor modifications. Attached is the proposed MOU which include changes recommended by Council and minor modification from various stakeholders. The MOU is intended to provide a multi agency framework to develop recommendations and policies and to fund programs for the maintenance protection and enhancement of the Arroyo Grande Watershed and Creek. The watershed includes approximately eighty-six square miles downstream of the Lopez Lake Dam including the Arroyo Grande, Los Berros, Tally Ho, Tar Springs and Meadow Creeks and subwatersheds. The proposed MOU is being circulated for signatures from stakeholder agencies. As crafted the MOU includes tasks specific to individual agencies according to jurisdictional objectives and expertise. Minor modifications may continue to be made by each jurisdiction specific to their own tasks and duties as considered by each jurisdictions approving authority or board during the signature phase of the MOU. The final MOU with all participating jurisdiction signatures will be made available for general distribution once finalized. ALTERNATIVES: . Approve the MOU. . Provide direction to staff. Attachments: 1. Proposed Arroyo Grande Watershed and Creek Memorandum Of Understanding ARROYO GRANDE WATERSHED AND CREEK MEMORANDUM OF UNDERSTANDING September 19, 2006 This Arroyo Grande Watershed and Creek Memorandum of Understanding ("MOU") is made this 19th day of September, 2006, by and between the following organizations, all of which are collectively referred to herein as the "Parties:" 1. City of Arroyo Grande ("AG") 2. San Luis Obispo County Flood Control and Water Conservation District, Zone iliA (Zone iliA) 3. San Luis Obispo County Flood Control and Water Conservation District, Zone 3 (Zone 3) 4. County of San Luis Obispo ("County") 5. City of Grover Beach ("Grover") 6. City ofPismo Beach ("Pismo") 7. Oceano Community Services District ("OCSD") 8. Oceano Airport ("Airport") 9. South San Luis Obispo County Sanitation District ("SSLOCSD") 10. Coastal San Luis Resource Conservation District ("RCD") 11. Natural Resource Conservation Services ("NRCS") 12. Central Coast Salmon Enhancement ("CCSE") 13. California Department ofFish and Game ("CDFG") 14. California Department of Parks and Recreation ("CDPR") 15. Regional Water Quality Control Board ("RWQCB") 16. United States Fish and Wildlife Service ("USFWS") I. PREAMBLE I BACKGROUND The Parties enter into this MOU to develop recommendations to fund programs and develop policies for the maintenance, protection, and enhancement of the Arroyo Grande Watershed and the creeks within the Watershed including the approximate eighty-six (86) square mile area downstream of the Lopez Lake Dam, and including but not limited to, Arroyo Grande, Los Berros, Newsome Springs, Corbett Canyon/Tally Ho, Tar Springs, and Meadow Creeks and sub-watersheds (collectively the "Watershed"), and to define specific roles and responsibilities to implement those programs and policies. It is recognized that past changes in the Watershed, some of which are presently occurring, are due primarily to agricultural operations, urbanization, including dam construction, converted floodplains, channel reconfiguration, removal of riparian forests, modification of upslope chaparral and oak woodland, flood control improvements, and pollutant loading, have impacted an environment that is critical to human health, the economic future, safety and welfare, habitat and wildlife values, and recreation and tourism of the communities within the Watershed. CREEK MAINTENANCE MEMORANDUM OF UNDERSTANDING Page 1 of 9 II. MISSION The purpose of this MOD is to provide an overall understanding, and accountability consensus between the Parties, in order to better protect, manage and enhance the Watershed, creating a sustainable future for the surrounding communities and the environment. Cooperative watershed management provides a powerful resource for developing innovative and creative solutions to critical problems and for leveraging resources to ensure efficient and effective use of public funds. III. PRINCIPLES The Parties agree on the following principles and overall policies: A. Reduce Watershed conflicts (with regard to both the community and the environment); B. Recognize and support the provisions of responsible water supply, sediment and erosion control, flood management, pollution control and environmental protection for the Watershed; C. Provide a practical and effective means of maximizing benefits and avoid or mitigate adverse impacts on agricultural resources, riparian, wetland and other ecosystem habitat within Watershed; D. Have clear goals and, when applicable, measurable objectives; E. Seek input from the affected communities and implement accordingly; F. Operate on the principle of continuous monitoring and improvement of the Watershed; and G. Develop programs capable of implementation, within budget, minimizing cost while maximizing results, and make efficient use of the limited resources available. IV. COOPERATION A. The Parties recognize and agree that each of the parties hereto are considered to be stakeholders with a vested interest in the maintenance, protection and enhancement of the Watershed. Each of the Parties recognizes that by working together and providing meaningful cooperation, all Parties may equitably benefit from the actions herein described. B. The Parties agree to cooperate with regard to the terms and conditions and policies set forth in this MOD. For the purposes of this MOD, the term cooperate shall include providing staff time, access rights when applicable, proportionate funding, CREEK MAINTENANCE MEMORANDUM OF UNDERSTANDING Page 2 of 9 meaningful discussion, space for meetings, conduct meetings, workshops and focus groups, diligent processing of all permits or necessary approvals, report to each of the other Parties of actions within the respective agency which materially relate to the Watershed, strive to continually improve each agency's understanding of the Watershed system and modify efforts and policies accordingly, and other like activities which will facilitate the cooperative effort and will accomplish the goals and objectives set forth herein. V. TASKS COMMON TO ALL PARTIES The Parties recognize and agree that each of the respective agencies shall collectively be responsible for coordinating and accomplishing the following task descriptions: A. Oversee the process of the maintenance efforts and implementation of the Arroyo Grande Creek Management Plan dated March, 2005, work collectively toward meeting objectives identified in the Arroyo Grande Creek Habitat Conservation Plan (HCP) and Environmental Assessment/Initial Study (EAlIS) For the Protection of Steelhead and California Red Legged Frogs (2004), and address problems identified in the Arroyo Grande Creek Erosion, Sedimentation and Flooding Alternatives Study, 2005 ("Swanson Study") and the Oceano Drainage and Flood Control Study; B. Approve a program budget and modify the budget as additional funding is obtained; C. Partner on, and pursue grant applications to fund identified projects and programs that benefit the Watershed, including grants from the Resources Agency and the California Environmental Protection Agency through the Integrated Watershed Management Program ("IWMP"), Coastal Conservancy, California's Ocean Action Plan, the Regional Water Quality Control Board, Federal funding programs and other specific funding sources identified in the Arroyo Grande Creek Watershed Management Plan; D. Continued identification of the desired condition and beneficial uses of the Watershed; and E. Compile and use available resource information, including the Swanson Study, regarding the Watershed and methods of preserving and enhancing its environment. VI. TASKS SPECIFIC TO' INDIVIDUAL PARTIES The Parties recognize and agree that each of the respective agencies shall individually be responsible for coordinating and accomplishing the following specific task descriptions: A. AG - Provide places for and facilitate meetings, partner on grant applications, assist in developing other funding sources, and improve land use development standards, drainage plans and storm water management plans and provide referrals to parties, to protect the Watershed and Creek environments within the City. CREEK MAINTENANCE MEMORANDUM OF UNDERSTANDING Page 3 of9 B. Zone IlIA - Provide information and status of flood enhancement projects the district is pursuing with proposition 218 funding and provide input on other projects in the watershed that may impact flood capacity. C. Zone 3 - Provide regular information on the status and monitoring related to the Arroyo Grande Creek Habitat Conservation Plan for the operation and maintenance of Lopez Reservoir. Develop a program through the HCP Technical Committee to coordinate the HCP required "Best Management Practices" and habitat improvement projects with similar efforts by other parties throughout the watershed. D. County - Take the lead role in presenting all information and in engineering related issues, partner on grant applications, assist in developing other funding sources, and improve land use development standards to protect the Watershed within the County's jurisdiction, provide coordination between Flood Control Zone iliA and Flood Control Zone 3 as relates to the activities described in paragraphs Band C above. E. Grover - Partner on grant applications, assist in developing other funding sources, and improve land use development standards, drainage plans and storm water management plans and provide referrals to parties, to protect the Watershed and Creek environments. F. Pismo - Partner on grant applications, assist in developing other funding sources, and improve' land use development standards, drainage plans and storm water management plans and provide referrals to parties, to protect the Watershed and Creek environments. G. OCSD - Partner on grant applications, assist in developing other funding sources, and development, operation and maintenance of its facilities to minimize impacts to the Watershed. H. AIRPORT - Development, operation and maintenance of its facilities to minimize impacts to the Watershed. I. SSLOCSD - Development, operation and maintenance of its facilities to minimize impacts to the Watershed and implement measures to better maintain the continued operation of the plant under flood conditions. J. RCD - Partner on grant applications; provide outreach, education and technical assistance to Watershed landowners and Parties, for creek maintenance and environmental monitoring; pursue innovative solutions to water quality and conservation opportunities; coordinate environmental permitting for Watershed projects, and provide project planning, management and monitoring as required. CREEK MAINTENANCE MEMORANDUM OF UNDERSTANDING Page 4 of 9 K. NRCS - Provide technical expertise and staff resources to assist in Watershed management, administer the Environmental Quality Incentive Program, and assist private landowners in minimizing impacts to the Watershed, as staffis available. L. CCSE - Provide environmental monitoring and fisheries assessment and dissemination of research information and findings identified in the Arroyo Grande Creek Watershed Plan; provide community education, facilitate public dialogue and outreach, develop Watershed stewardship programs, and partner on grant applications and the development of other funding resources. Facilitate and coordinate the Arroyo Grande Watershed Forum Steering Committee. M. CDFG - Provide technical expertise and staff resources in Watershed management and assist private landowners in minimizing impacts to the Watershed. Assist with the permitting process. N. CDPR - develop and implement policies and progress within the Oceano Dunes State Recreational Vehicle Area intended to minimize impacts to the Watershed. O. RWQCB - Implement regulatory and planning tools to protect riparian corridors, to include providing guidance to Parties on permitting and certification requirements for proposed projects developed to minimize impacts to the Watershed. Provide funding of easement and acquisition projects within the Watershed, and provide opportunities for interaction with and between Parties and landowners, with the goal of promoting appropriate non-point source pollution management activities. P. USFWS - Provide direction and expertise on issues concerning potential impacts to identified endangered species within the Watershed, and provide expedited review of projects and proposals developed by the Parties, to minimize identified impacts to the Watershed. VII. FUNDING The Parties recognize and agree that RCD shall coordinate and allocate grant funding efforts and will assist in securing, where applicable, the necessary State and lor Federal grants which will be used to help fund Watershed maintenance, protection and enhancement efforts and programs. The Parties also recognize that and acknowledge that an assessment district has been formed upon the beneficial properties within Zone 1/ lA, which provide funding in the amount of $350,000 per year, subject to annual adjustments. The Parties acknowledge and agree that said assessment funds do not constitute a specific funding source for implementation of this MOU. The Parties shall endeavor to make available other reasonable and proportionate funding and resources necessary to implement Watershed maintenance, protection, and enhancement efforts and programs, including through staffing, grants, voluntary contributiohs and! or other similar resources. CREEK MAINTENANCE MEMORANDUM OF UNDERSTANDING Page 5 of 9 VIII. DECISION MAKING A. The Parties will use a consensus decision-making process. A consensus does not mean the recommendation or action is every Party's first choice; it means that every Party is reasonably satisfied with or has no strong objection to that recommendation or action and will support the decision; B. All Parties will be encouraged to participate in the Arroyo Grande Watershed Forum Steering Committee and Technical Advisory Team ("Steering Committee") that was formed in the year 2000, during the development of the Arroyo Grande Creek Watershed Management Plan (2005) and to express their opinions and concerns at the meetings, prior to decision making; C. Sufficient time will be provided for the Parties to seek advice from constituents, other responsible agencies, or other experts, when desired, before a decision is made. IX. EFFECTIVE DATE, TERMINATION & MODIFICATION This MOD will become effective for each participating Party when so executed by each signatory. This MOD will terminate upon an impasse in the negotiation among the Parties, or by the mutual consent of the Parties. This MOD may be amended by written instrument executed by all the Parties. [SIGNATURES PAGES FOLLOW EXHIBIT -A-J CREEK MAINTENANCE MEMORANDUM OF UNDERSTANDING Page 6 of 9 Exhibit" A" IMPLEMENTATION MEASURES TO AVOID OR MITIGATE IMPACTS TO THE ARROYO GRANDE CREEK WATERSHED Arroyo Grande Creek Habitat Conservation Plan (HCP) and EAlIS (http://slocountvwater.orelCountv%20Service%20Areas%20and%20Zones/zone3/aecreek. htm) See Section 4.0 Alternatives 1 Proposed (Preferred) Action, pages 4-1 - 4-11. Arroyo Grande Creek Watershed Management Plan - Geomorphic and Hydrologic Conditions Assessment by Swanson Hydrology and Geomorphology, December 8, 2004 ((http://www. coastalrcd.org/) Arroyo Grande Creek Watershed Management Plan, March, 2005 ( (http://www .coastalrcd.org/) See Section on Recommended Projects pgs 62-73. CREEK MAINTENANCE MEMORANDUM OF UNDERSTANDING Page 7 of 9 City of Arroyo Grande Coastal San Lnis Resource Conservation District By: Tony Ferrara, Mayor Date: By: Date: Attest: Kelly Wetmore, City Clerk Date: San Luis Obispo County Flood Control District Approved as to form: By: Date: Timothy J. Carmel, City Attorney Date: City of Pismo Beach South San Luis Ohispo County Sanitation District By: By: Date: Date: City of Grover Beach Central Coast Salmon Enhancement By: By: Date: Date: San Luis Obispo County Oceano Airport By: By: Date: Date: CREEK MAINTENANCE MEMORANDUM OF UNDERSTANDING Page 8 of 9 Oceano Community Services District San Luis Obispo County - Zone 3 By: By: Date: Date: San Luis Obispo County - Zone 1/IA California Department of Fish and Game By: Date: By: Date: California Department of Parks and Recreation U.S. Fish and Wildlife Service By: By: Date: Date: California Regional Water Quality Control Board By: Date: CREEK MAINTENANCE MEMORANDUM OF UNDERSTANDING Page 9 of9 9.8. MEMORANDUM TO: CITY COUNCIL FROM: II KELLY HEFFERNON, ACTING COMMUNITY ~,l1IDIRECTOR BY: RYAN FOSTER, ASSISTANT PLANNER~~ SUBJECT: CONSIDERATION OF AN APPEAL OF PLANNING COMMISSION'S DENIAL OF CONDITIONAL USE PERMIT 06-002; 270 NORTH HALCYON ROAD (CONTINUED FROM AUGUST 22, 2006) DEVELOPMENT DATE: SEPTEMBER 26,2006 RECOMMENDATION: It is recommended the City Council review the results of exploratory trenching done to determine the extent of the tree root zone on the property and consider the applicant's appeal of the Planning Commission's denial of Conditional Use Permit 06-002. FUNDING: There is no fiscal impact to the City associated with the project. DISCUSSION: Backqround On August 22, 2006, the City Council considered the applicant's appeal of the Planning Commission's denial of Conditional Use Permit 06-002. After reviewing material presented by the applicant and considering substantial public testimony, the Council deferred taking action until a thorough analysis of the tree root zone on the property could be performed (Attachment 1, draft minutes distributed with Agenda Packet). The purpose of this analysis was to determine the potential impact of the proposed building footprint if it were moved to a distance of approximately 24' from the southern property line (the applicant's plan places the proposed building footprint 10' from the southern property line). This analysis was done on August 30, 2006 and the results are summarized in two (2) Arborist Reports; one from Elder & Elder (City consultant) and the other by Mr. E. Wesley Conner (applicant consultant) (Attachments 1 and 2). S:\Community Development\PROJECTSIAPL\06-001 IAPL_OS-007 _ CC _RPT _3.doc CITY COUNCIL APPEAL 06-001 . AUGUST 22, 2006 PAGE 2 OF 2 Arborist Report Conclusions . Both Arborist Reports conclude that six (6) of the twelve (12) existing trees could be retained while allowing the property to be developed, if the remaining trees are safety pruned and closely monitored. The Arborist Reports both recommend removal of the following trees (as numbered in the applicants Supplemental Information Report, previously distributed): #00, #1, #6, #10 and #11. The Arborist Report from Elder & Elder (City consultant) also recommends removal of tree #4, whereas the Arborist Report from Mr. E. Wesley Conner (applicant consultant) recommends removal of tree #7. The Arborist Report from Mr. E. Wesley Conner contains a compromise plan that would place the proposed building footprint 8' from the southern property line and retain the six (6) trees as identified in the Report. ALTERNATIVES: The following alternatives are presented for Council consideration: 1. Adopt the attached Resolution denying the appeal and thereby denying approval of Conditional Use Permit 06-002; 2. Do not adopt the attached Resolution, tentatively uphold the appeal and direct staff to return with a supporting Resolution; or 3. Provide direction to staff Attachments: 1. City Council Staff Report, August 22, 2006 2. Arborist Report from Elder & Elder, dated September 5, 2006 3. Arborist Report from Mr. E. Wesley Conner, dated September 19, 2006 S:ICommunity Developmen"PROJECTSIAPLI06-001IAPL_ 05-007_ CC _RPT _3.doc RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE DENYING APPEAL 06-001 AND UPHOLDING THE PLANNING COMMISSION'S DENIAL OF CONDITIONAL USE PERMIT 06-002; LOCATED AT 270 NORTH HALCYON ROAD; APPLIED FOR BY THE SOUTH COUNTY VETERINARY CLINIC WHEREAS, the Planning Commission of the City of Arroyo Grande considered an application for Conditional Use Permit 06-002 to demolish an existing animal hospital and construct a new two-story animal hospital at 270 North Halcyon Road at a public hearing on April 18, 2006 and made a motion to deny approval of Conditional Use Permit and direct staff to return with a supporting Resolution; and WHEREAS, the Planning Commission of the City of Arroyo Grande adopted a Resolution to deny Conditional Use Permit 06-002 on June 6, 2006; and WHEREAS, the applicant has filed an appeal of the Planning Commission's decision; and WHEREAS, the City Council of the City of Arroyo Grande has considered this appeal at a public hearing on September 26, 2006 in accordance with the Municipal Code of the City of Arroyo Grande; and WHEREAS, the City Council finds, after due study, deliberation and public hearing, the following required findings for Conditional Use Permit approval cannot be made in an affirmative manner: 1. The proposed use is permitted within the subject district pursuant to the provisions of this section and complies with all the applicable provisions of this title, the goals, and objectives of the Arroyo Grande General Plan, and the development policies and standards of the city. The proposed removal of mature eucalyptus trees necessary to develop the proposed project does not comply with the following General Plan policies: . C/OS 1-1.4 - Locate structures...on portions of a site so as to minimize visual impact (Conservation Element). . LU 11-2.4 - Require that new developments be designed so as to respect the views from existing developments; provide view corridors which are oriented toward existing or proposed community amenities, such as park, open space, or natural features (Land Use Element). . LU 11-2.5 - Design development projects within the City of Arroyo Grande to provide screening as necessary to shield neighboring properties from the adverse effects of that development (Land Use Element). RESOLUTION NO. PAGE 2 2. The proposed use would not impair the integrity and character of the district in which it is to be established or located. The proposed use would impair the integrity and character of the district in which it is to be located because the proposed building does not relate to the prevailing, existing or planned scale of adjacent development (LU 11.2.2). 3. The site is suitable for the type and intensity of use or development that is proposed. The site is not suitable for the intensity of development that is proposed because the proposed setbacks do not provide an adequate buffer between dissimilar uses (LU 11-1.2) nor do the proposed setbacks from streets and adjacent properties relate to the scale of the structure and the width of the street (LU 11-2.3). NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo Grande hereby denies Appeal 06-001 and upholds the Planning Commission's denial of Conditional Use Permit 06-002, based on the above findings. On motion by Council Member following roll call vote, to wit: , seconded by Council Member , and by the AYES: NOES: ABSENT: the foregoing Resolution was adopted this 26th day of September, 2006. RESOLUTION NO. PAGE 3 TONYFERRARA,MAYOR ATTEST: KELLY WETMORE, CITY CLERK APPROVED AS TO CONTENT: STEVEN ADAMS, CITY MANAGER APPROVED AS TO FORM: TIMOTHY J. CARMEL. CITY ATTORNEY ATTACHMENT 1 , I I I. I ) MEMORANDUM " TO: CITY COUNCIL FROM: ROB STRONG COMMUNITY DEVELOPMENT DIRECTOR BY: RYAN FOSTER, ASSISTANT PLANNER SUBJECT: CONSIDERATION OF APPEAL OF PLANNING COMMISSION'S DENIAL OF CONDITIONAL USE PERMIT 06-002; 270 NORTH HALCYON ROAD (CONTINUED FROM JUNE 13, 2006) DATE: AUGUST 22,2006 RECOMMENDATION: The Planning Commission recommends that the City Council adopt the attached Resolution, denying the appeal and upholding the Planning Commission's denial of Conditional Use Permit 06-002 (Attachment 1). At the direction of the Council,the Architectural Review Committee (ARC) reviewed the project at its meeting of August 7, 2006 and recommends that the project be revised based on the discussion below (Attachment 2). FUNDING: There is no fiscal impact to the City associated with the project. DISCUSSION: Backqround On June 13, 2006, the City Council considered an appeal of the Planning Commission's decision to deny approval of Conditional Use Permit 06-002. The Council reviewed plans that had been revised based on the Commission's denial. These revisions consisted of increasing the rear setback of the proposed building and minor changes to the landscaping plan. The Council deferred taking final action on the appeal and directed the ARC to review the revised project and make recommendations regarding the following items: . Alternative foundation systems; . Alternative plans to save existing eucalyptus trees; . Potential parking reductions; . Final location of street trees; . The architectural character of the propose building; and . Internal parking lot circulation S:\Community Development\PROJECTSIAPL\06-001IAPL_05-007 _ CC_RPT _2.doc CITY COUNCIL APPEAL 06-001 AUGUST 22, 2006 PAGE 2 OF 3 Supplemental Information Report The applicant provided a Supplemental Information Report (Attachment 3) that contains an expanded arborist's report, specifications for alternative foundation systems, and several alternative designs intended to save the existing eucalyptus trees, including one alternative that would create a substantial amount of on-street parking on North Rena Street. Ultimately, the applicant has determined that, based on the required program for the veterinary clinic's future operations, the only viable alternative is one that would potentially impact the existing eucalyptus trees, even with implementation of an alternative foundation system (final plans are included in the report). The revised plan does include an increased setback for the proposed building of 10' from the southern property line. This would allow more room for replacement trees; however, based on the expanded arborist's report, it would further damage the existing eucalyptus trees. ARC Review and Recommendations The ARC reviewed the Supplemental Information Report, including revisions to the project, at its meeting of August 7, 2006 at the direction of the Council. In order to address all of the Council's concerns, the ARC made several recommendations, as follows (votes are shown in italics): . Alternative foundation systems and alternative plans to save existing eucalyptus trees - recon;1mend that the applicant further revise plans for the proposed building as to not impact the trees, using a pier foundation as necessary, preferably moving the proposed building to the northern end of the property (3-1); . Potential parking reductions - recommend that the project include at least eleven (11) on-site parking spaces, provided that the applicant can secure four (4) additional off-site parking spaces; if the applicant cannot secure off-site parking, the project should include at least fourteen (14) on-site parking spaces (4-0); . Final location of street trees - recommend that street tress be planted with construction of the project is a location that will allow them to remain once Halcyon Road is widened, if feasible, as determined by the landscape architect (4-0); . Architectural character of proposed building - recommend that the asphalt shingle roof be replaced with a standing seam roof, with color and material to be reviewed by the ARC (4-0); and . Internal parking lot circulation - the ARC did not make a recommendation regarding this issue. ALTERNATIVES: The following alternatives are presented for Council consideration: S:ICommunity DevelopmenlIPROJECTSIAPLI06-001IAPL_ 05-007_ CC _RPT _2.doc CITY COUNCIL APPEAL 06-001 AUGUST 22, 2006 PAGE 3 OF 3 1. Adopt the attached' Resolution denying the appeal and thereby denying approval of Conditional Use Permit 06-002; 2. Do not adopt the attached Resolution, tentatively uphold the appeal and direct staff to return with a supporting Resolution; or 3. Provide direction to staff Attachments: 1. Planning Commission Minutes, April 18, 2006 2. Architectural Review Committee (ARC) Notes, August 7, 2006 3. Supplemental Information Report S:ICommunity DevelopmenlIPROJECTSIAPLI06-001IAPL_05-007 _CC_RPT _2.doc ~,L 5kkc' & 6td<< J!i i "~~~ Landscape Architecture. Recreation & Site Planning . Arboricult~, ~ '",--1207 Grassy Hol/ow Way, El PaSo de Robles CA 93446 . 805-238-37jv ATTACHMENT 2 City of Arroyo Grande, P.O. Box 550, 214 East Branch Street, Arroyo Grande, CA 93421 Attn: Mr. Rob Strong - Director of Community Development. Job #200611 Date: 9-5-2006 RECEIVED Re: VCA South County Animal Hospital Eucalyptus Tree Analysis. SEP 1) 8 ZOG6 CllY OF ARROYO GRANDE,. COMMUNlrf DEVELOPMEN I Dear Mr. Strong. Thank you for thinking of the office of Elder & Elder Ltd. for an impartial analysis of the existing Eucalyptus trees on the site located on the intersection of North Halcyon Road and Rena Street, in Arroyo Grande, CA. We have a copy of the book produced by SIM Architects Inc, of San Francisco, CA. with all the necessary documentation including the report by Mr. Wesley Conner, Consulting Arborist and . the Preliminary Landscape Plan produced by HW A Landscape Architects. On Friday 25th August 2006 we met with you at your office to discuss the report that we might undertake. On 28th of August we received authorization that we could precede. On the 30th we had a field meeting between VCA representative Mr. Wes Conner, members of the City including the Mayor and City Manager, Council People and members of the Parks Department, the Tree Guild,. Dave Ragan, of Dave's Tree Service, and the firm of Elder & Elder Ltd. Site Conditions: The site is located on a triangular lot at the intersection of North Halcyon Rd. and Rena Streets. Both streets are heavily used by both pedestrians and automobiles. The slope of the land is relatively flat with under 100/0 fall from one end of the lot to the other. The soil is sandy. Depth of soil is unknown but Justin of Justin's Tree Service dug a trench approximately 22 feet away from the line of the existing trees and throughout the depth only sand was encountered and no hardpan was visible. Existing line of trees are a mixture of Eucalyptus nicholii and Eucalyptus polyanthemeous both very fast growing trees and consequently short lived. The Eucalyptus grove was planted by the fust owner and developer ofVCA Hospital sometime over 40 years ago in a relatively straight line along the Southern Property Line. The City graded the lot on the South side in order to place a modular building, that presently exists, on the lot, earlier this year. Considerable root damage was experienced to all the trees on the property line. 45-500/0 of the root systems were destroyed by this construction. This is also the direction from which the major winds occur during the winter season. 1207 Grassv Hal/ow Wav. EI Paso de Robles CA 93-/-/6 .~ ~ (805) 238-3750 r...f1:,6ld<< &; 6~ ~ "::iJ~ Landscape Architecture' Arborlculture '<':t \;... Recreation & Site Planning storms. No structural tree support root system is available for the trees from this direction since the grading operation. Abstract: Eucalyptus are known for being fast growing but short-lived trees. During the normal life span these trees though somewhat good looking, however, after about 40 years the general vigor tends to go down hill and the trees many times should be replaced. The skyline of Arroyo Grande, and the general area, has many Eucalyptus trees and these trees are a part of that skyline. The general condition of these particular trees is poor. We were informed that at one time one had fallen across Halcyon Road The large tree listed as '0', in the report, is leaning badly and is slated for removal as it is in the way of the proposed street widening of Halcyon Road, another is in the path of the curb, gutter and sidewalk extension. Many tree varieties imd species are good at sending up sprouts from the stump ofa destroyed mother tree and Eucalyptus is renown for this but the resulting attachment, in this species, is always poor and they always have a tendency of f.>iHng. . Eucalyptus trees should have a dominant leader and when there are two or more that connection point is usually poor and there is a tenancy of one or both trunks to break apart and fall. The original architectural design would have placed the building approximately 5' from the property line and all the trees would have to be removed before construction as about 90% of the root system, of both structura1 and feeder roots, would have been removed. One design, produced by the City of Arroyo Grande, moved the building from the 5' to 24' from the property line thereby allowing more of the root systems to survive. This is one reason why the exploratory trench was dug at approximately 22' away from the centerline of the trees and Property Line giving enough room for construction to take place thereby having the closest portion of the proposed building being 24 feet away. This is the proposal that will be addressed . by this report Recommendations: Given time the total grove should be removed but not necessarily at this time as this would alter the street skyline dramatically and therefore we recommend that out of the 12 trees in this . existing grove 6 should be removed and 6 should remain while new trees are allowed to grow. 1207 Grassy Hollow Wav. El Paso de Robles CA 93././6 f. ,i.' (805) 238-3750 2 ..</5kkc &, 6~ jJi ~ Landscape Architecture' Arboriculture ~ \"" Recreation & Site Planning The worst or most heavily impacted trees should be removed. By this we feel that trees that have had roots destroyed by gmding. poor growth habits that were not corrected when young. leaning trees, and trees with more than one leader should not be allowed to remain due to public, health, safety, and welfare. The stump sprouts on two trees have poor connections but the overall height and size of the . new trunks this might not be a problem, at this time, and therefore we recommend keeping these trees like a shrub rather than a tree. All plant materials give off toxins to protect themselves own and one of the most aggressive is the Eucalyptus species. The protective toxin/oils make for a canopy situation that most other shrub or tree species cannot grow well underneath. Therefore if other vegetation is to be planted within the canopy of these existing trees we must break up the oils in the soils. This can be accomplished by using biodegradable soap sprayed over the ground to break up the oils and surface tension of the toxins. We do not know how much community structural support each tree is giving to each other in the grove and therefore monitoring must be undertaken by the City of Arroyo Grande esPecially during the winter storms. Once some trees are removed the remaining ones might not be able to support themselves and possibly will fuil. As both the City and the Tree Guild are desiring some of the trees to remain, for a while, the City must undertake monitoring of the remaining trees for structural integrity on an on going basis in order to protect the safety of people and piOpelty. Soil build-up around the crown to the trunks has taken place and should be removed during the tree removal process so that natural grade is obtained around each tree to be retained. Another suggestion would be that a soil conditioner and micronutrients could be added to the soil to assist the remaining trees. We have found that Tri-C Hun1ate as the soil conditioner and Tri-C Mycro Drench for the nutrients wOIk very well though there are probably other manufacturers around that we have not tried. Both could be added topically and with irrigation will work themselves through the soil to inoculate the roots . Trees as Listed and Numbered in the Previous Report bv 81M Architects Inc. Tree #0 This tree shall be removed due to its location, leaning, and health condition. Tree #1 This tree will be removed as the widening of Halcyon Road, with curb gutter and sidewalk, leaning into the street and condition, will make it impossible to retain. d~ 6td<<& 6tdur f4 . ~lJ~' Landscape Architecture' Arboriculture ~ \"" Recreation & Site Planning Tree #2 Tree to be retained at this time and due to the fact that this multi-trunked tree, is an offshoot of a now none existent mother tree the structure and attachment is poor, however, it forms a nice shrub looking type tree and due to its low hazard problems it should remain. Tree #3 This is the same as tree #2 and even though it is not a good tree it should be retained W~p~L . Tree #4 To be removed due to two main trunks with weak connection points. One if not both trunks will fail given time. Tree #5 Tree to be retained at this time. The high up double trunk is not good but probably should be able to survive a while longer. Cabling is a possibility but we are not sure if it is worth the expense. Tree #6 A reasonably good looking tree but due to the root system being compromised with the construction we feel that it could fail at any time and should be removed Tree #7 Tree to be retained at this time. Tree #8 Tree to be retained at this time. Tree #9 Tree to be retained at this time. Tree #10 Due to its configuration and location this tree should be removed. Tree #11 This tree will be removed. Once the removal of the poor quality trees is accomplished the remAining trees should be pruned by a qualified tree surgeon. We hope that this information will give The City of Arroyo Grande and the Tree Guild more insight as to the possibilities of preserving some of the trees, at least for a while. - - International Society of Arborieultural Lie #2301 Western Coast Section ofArborieulture Lie #1490 State of California Landscape Architecture Lie #1402 Master State of California Water Auditor CC: Mr. Steven Adams - CitY Manager 1207 Grassv Hollow Way. El Paso de Robles CA 93-/-/6 .' ~. (805) 238-3750 4. , ",........., .,.. ;.~.:,.>\ \,.'1...",.,,&: . _ ,>,:+\ ,~~..",,~.. '4~.~r . ." ' .,,_....'~ ..~ "'~"l!,. < ~ - .. -,- ;' ,:.:.~ ..''';'~ ~1f"~'/" ~ 1t."-'.,,;:..,' _:-'~ . ^ '.' ., , . ".,;'" ,'...... .-._... - T~,,-:'~:~f~~"" :, ""..--" -;,.,J,;.11J;:15/ __ )X#q$'- . .' ...~~lf i$~~. lfJ>-~' ~ ~~ ?:::..:. ..,....-,-~ ;;~ " .... ~. \: .,.:~ "'~'i. . .,' ,.,t,~ _ ~t ~/ '.~:' ,:<,,,, , ;::""~' , .e:- ...~':>, ..~~:: . .":' .~~i:. ,."!.:. ..,....i ._ . '-~. 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'1 r'-- ,,_' Y;i)]:ii~~~];ri~~~~_-_...t(i~l:: ~t: ',.1 -',.,; . ~!~J . -' .,.~-' ""~~~J~~ i:-:~~~ :';~'~ J~ ..'. ~'il'~~:'*<.:--..;J .,~~...~,,;~"'-l:~' ,- -y... ,_~..f'ti..~,':;'i -,:. 4t~::':''1Ji'+>,:,:;, '~':"~~~;"'-;~"'- ,..I).''''''<I..~~~7 ::l.,--.,~.y;'frfJ'-? l' -, ~'._ "':J: ': _, . .._ -:_~~\"''':;'' :;;: .,..~/ ~~~~ <h;: ,." 'J. t." .~"tl-."""-"'" ~,. ',' .,'........ .... '~ : ~ '~!;~:~~;~~~; , ~''*"..~ '.--~'.p :'"_,, .,-... 'I ~.(......; . ~ .' ~. r .'., _:~;~':1 ~ -'~ ' i-.., ~ .-' ',' - '..... " . ~,..,,-. "'~ ... ;:"'~ ......" .'Jft- , ....~i... .,..~_ 9.. , ') ~o', ',. '-,';"". " - 1 ,~'>' -,- E. Wesley Conner, PROF. EMERITUS, CAL POLY CONSUL TA~.n: ARBORJCUL TURE. LANDSCAPE ARCHITECTURE i ATTACHMENT 3 ~ ,. .! ~ ~":'\._~~-.- v ........--...-,..,... 6-., ~~ U? SEP 2 0 ZOGS CITY QF ARROYO GRANDE GOiVIMUN:1Y DEvaOPM:NT Rob Strong Director of Community Development City of Arroyo Grande P.O. Box 550 Arroyo Grande, CA 93421 September 19, 2006 . Ref: Inspection of Eucalyptus tree roots in trench at VCA South County Animal Hospital on August 31. PROFESSIONAL ARBORIST'S SUMMARY: At the Arroyo Grande City Council meeting of August 22, 2006, Mayor Ferrara stated that if there were roots found from Eucalyptus trees twenty-four feet (24) north of the property line (between the city and VCA) he would agree to allow the removal of all eucalyptus trees on or adjacent to that line. A suggestion was made by the Mayor to dig a trench using a backhoe, consistent with specifications from the city, to the depth of three feet across the length of the adjacent parking, east to west. This was scheduled, and was done on August 31, 2006. On the above date, I performed the root inspection in this special trench dug for the purpose of observing the existence, or non-existence, of roots from these trees in that location. The description of size and quantity of roots was not specified. All persons present observed, and confirmed, that roots exist throughout the length of the trench. It is this arborist opinion, if the VCA Hospital were to be constructed on this site, even as far away as twenty-four feet from the property line, these trees should all be removed because significant root mass has been severed by this trench, in addition to previous root damage. If not removed, they are all subject to unusual failures and early death. , 216 Albert Drive, San Luis Obispo, CA 93405 Ph: 805-543-8182 Fax: 805-547-1281 email: wconner@calpoly.edu asQ:1 g AS LA I American Society of American Society of Intemational Society Consulting Arborists Landscape Architects of Arboriculture Itr: Rob Strong: Inspection of trench report INlRODUCTION AND ASSIGNMENT: After several presentations and hearings to appeal the denial of tree removals made to the various City advisory Boards and Commissions, and the City council, by the VCA Team, the Council could not come to a conclusion that would grant the VCA South County Animal Hospital a permit to construct a new hospital at the . south end of their property as requested. The application included a formal arborist report by this consultant. In that report it was shown that all the eucalyptus trees on or near the property line should be removed to avoid personal and property damage if the building were constructed as proposed. At the Council meeting of August 22, 2006, the vote was two yes, two no to allow construction as . originally requested; the Mayor was the swing vote. Before making his decision, he asked that a trench be dug with a backhoe, twenty-four feet north of the south property line at 270 Halcyon Road, on the edge of the asphalt parking lot. Purpose of the trench was to determine if roots from these trees did indeed exist that far from their trunks as stated by the applicant. I was asked to bepreseni: during the trench inspection and write a report of my observation of roots found, or not found, in this trench. Following is my report. OBSERVATION AND ANALYSIS OF TESTING: I, along with numerous city officials including the Mayor, at least one councilman, the City Manager, the City Director of Community Development, two tree workers from the City Park Department, Ted Elder, another Consulting Arborist who was commissioned by the City, and Dave Ragan, an independent arborist, who was asked to be present, but not write a report. We all observed the digging ofa trench by Justin Watson of Justin's Tree Service with a small backhoe. Some of the above personnel were involved in actually making decisions about where, and how deep the trench was to be dug, which was approximately twenty-feet north of the property line, and parallel with the southern edge of the paved parking lot. During the dig, Justin Watson was asked to avoid tearing out any roots two-inches or greater in diameter. When these were encountered, soil was shoveled away to Inspection of roots from Eucs. @veA 2 expose those roots. The average depth of the trench was twenty-four inches, plus or minus (24":1:). Soil in the trench was sandy, and without layering. DISCUSSION: During the dig, few large structural roots were found. The first ones found appeared to be from the end trees, numbered, in my original report, ten or eleven (#10 or 11) on the east end, and even fewer, possibly from numbers zero-zero and one (#00 & #1) on the west end. However, throughout the length of the trench we saw a mat of fibrous roots, consisting mostly of numerous small feeder, or absorbing roots, some larger than one inch in diameter. These are the root-forms which provide all the absorption of water and mineral nutrients, the storage of food reserves, the synthesis of certain organic materials, and provide some anchorage (often thought to be only from "structural roots"), all required by these trees. Digging this trench was only the latest damage done to these trees; this may turn out to be the final element leading towards a sure death. Another defect to these Eucalypts is "Sudden Branch Drop", a syndrome that has already been exhibited by these mature trees at least twice, and possibly three times this summer; luckily, there was no damage to humans or property. Briefly, this is a condition, not fully understood by scientists, where branches unexpectedly break and drop from the upper canopy during hot periods. Earlier damage, as stated in my original report includes cutting of major roots on the south side of two trees, and removal of at least seventy-five percent (75%) of the feeder roots on that side from all the trees. Two of the largest trees, one at each end of the row (numbered ten and zero-zero) are hazardous 1 and show potential for failure. Tree number one, the twelve-inch E. nicholii, has a significant lean to the north, and has potential for failure. During the grading for the A.G. Police Department expansion on the south side, tree number six (#6) had two twelve-inch buttress roots removed; trees numbered five and seven (#5 & 7) had. four inch and five inch roots removed respectively. Two, and probably three of the interior trees (#4 through #10) have serious defects in their trunk and branch @ E. Wesley Conner, ASLA, ASCA, ISA, Consulting Arborist September 15,2006 Inspection of roots from Eucs. @ veA 3 structure, shoWing weakened crotches from included bark and narrow angles. This is where two branches, or a branch and trunk attachment have an acute (Le. - -- narrow, weak) angle of connectioIlt'These are tree number four (#4), (weak, narrow crotch at approximately.the four-footlevel) and tree number five (#5), (several weak crotches with included bark in crotches at the tipp.er levels). Two trees have been previously cut to the ground, ninnberstWo and three (#2 & #3), with stumps that have coppiced-stems growing, each with weak attachments. Of the remaining seven or eight trees, all have been Crowded inmeir growth since the beginning,.and are spindly in habit. According the original owp.er (Dr. Ken . . ~ Levine, D.V.S, and Educational Director for the. San Luis Obispo Botanical Garden), who planted these trees, he stated, "they are inappropdate spedes for this climate and setting, and should all be remQved". CONCLUSION: Permanent damage has been done to all of these Eucalyptus trees to the extent that their expected lifespan has been shortened considerably,and are in jeopardy of early failure. These trees are more than forty years old. At maximum. they may be expected to live up to 60 - 75 years under ideal conditions, which is not the .,. case here. Since they have been severely damaged oIlth~. s()uth side, and at least 30% of their feeder, or absorbing roots have now been removed on the north side, I recommend they all be removed. This was stated in Option. One in my original Report. If that is not acceptable to the City, going back on their promise, a compromise could be made to preserve those trees which have the greatest chance of surviving another 5 - 10 years; this is a total of six (6) of the twelve-(12) trees, all of which should be safety pruned. The remaining six (6) should be removed before any construction is allowed. This decision may permit a few mor~ years of life for the remaining trees, to live in a hazardous condition. "". ,-:\"'P;" .,; @ E. Wesley Conner, ASLA. ASCA, ISA, Consulting Arborist September 15. 2006 '" ~ ~.~ ! Inspection of roots from Eucs. @VCA 4 RECOMMENDATIONS: My first recommendation is to remove these twelve Eucalypts to avoid hazard ". problems. If this is acceptable, removal should be done by complete removal of crowns and major root systems; in other words stump-grinding the trunks, bole, and buttress roots at least six inches (6") below their original grade. They should be replaced upon completion of construction of the hospital with landscape plants that are more appropriate for the site and setting. An option of conciliation that may be acceptable to both parties is to remove six of the most hazardous Eucalyptus, to permit the hospital to be built as designed, with the foundation eight feet from the property line. This would retain six Eucalypts to be worked into the new landscape design. Under that condition, I recommend the following six (6) trees for removal: Tree # Suecies Reasons for removal 00 1 6 7 10 11 E. nicholii " E. nicholii E. polyanthemos E. nicholii leaning, too dose to Halcyon plan line leaning, and root system inside fowidation major roots on south side have been removed too spindly to stand-alone from "windthrow when adjf\cent tree is removed sever unsafe lean to the east off line, leaning w /surface roots inside foundation E. nicholii E. nicholii Of the six (6), reumininl!:. I recommend Safety Pruning (as defined by ISA Standards) and retaining them until they show signs of failure, or of becoming too hazardous to retain: Tree # 2 3 4 5 Suecies Reasons for uruninl!: E. nicholii multi-stems should be reduced to those 2 to three stems with the better attachments multi-stems should be reduced to those with the better attachments split trunk "" un-safe crotches and excessive crown E. nicholii '". . E. polyanthemos . E. polyanthemos @ E. Wesley Conner, ASLA, ASCA, !SA, Consulting Arborist September 15, 2006 Inspection of roots from Eucs. @ VCA 5 excessive crown and spindly; subject to ''windthrow'' excessive crown and spindly; subject to ''windthrow'' It is my professional responsibility to point out there are several factors that must to be taken into consideration should these six trees be retained: 1. They are being retained at the request of the City of Arroyo Grande; 2. They should all be considered to be short-lived, and will be dying, or may . dead within a few years; 3. They are all considered to be hazard trees '; 4. They all are subject to "sudden branch drop" syndrome, a factor that must . be taken into consideration for liability; 5. They all will produce eucalyptol (a volatile oil that continually exudes from the foliage, and is detrimental to growth of some plants in the understory; 6. They all produce excessive litter of dead foliage and twigs that is laden with eucalyptol, further limiting growth of most other plants; If the City requires that these six trees remain if the hospital is allowed to be built as designed, there is the question of liability in preserving these hazardous trees. . Sincerely, 8 E. nicholii 9 E. nicholii E. Wesley Conner, B.S. California Polytechnic State University, Landscape Horticulture; M.Ph (Landscape Architecture, Univ. Nottingham) Professor Emeritus, Cal Poly, Landscape Horticulture Consulting Landscape Architect, CA license No. LA 1272; Exp. Date 07/31/07 (ASLA) American Society of Landscape Architects No. 084026 (ASCA) American Society of Consulting Arborists Certified Arborist, ISA No. WC0559: Exp Date 06/30/08 (ISA) International Society of Arboriculture Ref: 1. Matheny, N.P. & James R. Clark, Evaluation of Hazard Trees in Urban Areas, 2nd ed. 1994, International Society of Arboriculture, Savoy, IL Addenda: photographic evidence of roots found in trench. SIM Plan A of compromised scheme. Cc: Ryan Foster, A.G. Community Development .. J. Echeverri, SIM Architects @ E. Wesley Conner, ASLA, ASCA, ISA, Consulting Arborist September IS, 2006 , , i I Ii II 1/ ,/ i/ / ,,- i " , , i i ,/ .: i : /,/ i/ i " ~. ";"', /"" ~ 1/'" <" i ,: i' :' , , .. ~I " /~;,(~ ' j:,' - ' ",' ., ". f! ,-- I; , II i I : 1/ Ii I :' 1 ' i :' i : 1 ' I : I, , , i " 1 : // ,. : //' I : 1 ' i : ,. :' I : 1 ' 1/ " I' , 1/: i/ 1 ' :' " 1 : I' , ' , ' l:' ':'/.-' \'. z ~ o ~ ~ w w ~ I!! '" ... .A'~ ..." ~~ D..m w~ I-~ Wo II Ii I- , II II ill! - r Ii I i r :< i I ! , =' i I ,. =' 1 I ! i ! L' i i i 5!! ! III " i I i ~ III ~ ~~ ~ ! II .... H 'Q) 1 ~, ~ I I Ci5 L ~ ell C Q) a: II i "~~ ! r :! i:l ~~ I @ ! ; I , :! R ~ ; , Ii N i'i h "''i ~ ~~ ~ / / / t: g !! N z ~ ~~ !l U ~ ill" ~ wtil - t: g !l ~ ~'i1 ~ I ~~ U / 1 b ~ ~ 8 if- ;& ::t: € ~ / / 1 L 1 . . I. I II . [ In i I "II , ., , .\ , ,)' "'1:: ',\ 'I~ / i .," ,i " ," 'I,; /' " 9.b. CITY OF ARROYO GRANDE CITY COUNCIL NOTICE OF PUBLIC HEARING On TUESDAY, SEPTEMBER 26,2006, the Arroyo Grande City Council will conduct a public hearing at 7:00 P.M. in the COUNCIL CHAMBERS, 215 E. BRANCH STREET to consider the following item: 1. Vesting Tentative' Tract Map Case No. 05-003 and Planned Unit Development Case No. 05-007 - Location: Fair Oaks Avenue (vacant property east of Arroyo Grande Hospital), Applicant: Central Coast Real Estate Development (CCRED). The City Council will review a mixed-use development proposed in two phases on a 5.5-acre site, located east of Arroyo Grande Community Hospital on Fair Oaks Avenue. Proposed Phase 1 includes thirty (30) two-story town homes and approximately a half-acre of common open space. Phase 2 is tentative at this time, but conceptually includes up to 40,000 square feet of medical office space. The Council may also discuss other hearings or business items before or after the items 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 the proposals is available by contacting the Community Development Department at 473-5420. The City Council meeting will be televised live on Charter Cable Channel 20. Publish n, The Tribune. Friday, September 15, 2006 MEMORANDUM TO: CITY COUNCIL FROM: . Ji / ~ KELLY HEFFERNON r/17, ACTING COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 05-003 AND PLANNED UNIT DEVELOPMENT NO. 05-007 FOR A PHASED, MIXED-USE DEVELOPMENT LOCATED ON FAIR OAKS AVENUE EAST OF THE ARROYO GRANDE COMMUNITY HOSPITAL; APPLIED FOR BY CENTRAL COAST REAL ESTATE DEVELOPMENT. DATE: SEPTEMBER 26, 2006 RECOMMENDATION: The Planning Commission recommends the Council adopt a resolution approving Vesting Tentative Tract Map No. 05-003 and Planned Unit Development No. 05-007. FUNDING: There would be additional City costs associated with landscape maintenance within the creek setback area and pedestrian easement if the City accepts the offer of dedication of the creek channel, creek setback area and pedestrian easement (proposed Lot 31). The City currently maintains the pedestrian trail and existing landscaping within the pedestrian easement. The project proposes to enhance the trail with new signage and landscaping. Enhancement of the riparian habitat within the creek setback area is required as mitigation. \ '. , ~ J_ ~' 11060''-....,___ CITY COUNCIL SEPTEMBER 26, 2006 VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 2 DISCUSSION Backaround The Planning Commission held two public hearings on this project in January of this year and recommended Council approve the project with minor modifications (see Attachments 1 and 2 for Meeting Minutes). The City Council considered this project on March 14, 2006 and continued the item to provide the applicant adequate time to address concerns related to drainage, potential impacts to the creek, parking, open space, consistency with Design Overlay District OMU-D-2.20, and agricultural land mitigation (see Attachment 3 for Meeting Minutes). The applicant has made the following changes to the project plans in response to Council comments: . Submitted Development Code Amendment No. 06-002 to amend Design Development Overlay District OMU-D-2.20 to change the ratio of allowed uses from 75% office and 25% residential to 50% office and 50% residential based on land area. . Amended the Traffic Impact Study to show approximately 40,000 square feet of medical office space (to replace the original proposal of 120,000 square feet), and analyze the impacts of Woodland Drive extended through the project site (see Attachment G of the Initial Study). . Eliminated porous pavers. . Consulted with representatives from the Natural Resources Conservation Service, Salmon Enhancement and California Department of Fish and Game regarding drainage and incorporated their suggestions into their design. . Incorporated underground vaults, grass swales and perforated pipes into the drainage design to help retain water on site to decrease creek impacts. . Widened the entrance to the pedestrian path near Woodland Drive to create a more user-friendly environment . Moved Buildings 1-3 further from the pedestrian path to create a sense of openness. . Submitted an application for a Streambed Alteration Permit to the California Department of Fish and Game. . Agreed to pay a fee in the amount of $4,151 for the loss of non-prime agricultural land represented by the triangular isolated piece at the northeast corner of the development Proiect Settina The project site is 5.5 acres in size and is currently vacant Surrounding the property is single-family residential development to the north and south, Arroyo Grande Creek and Agricultural property to the east, and Arroyo Grande Community Hospital to the west A City-maintained recreational path with exercise stations runs along the eastern border of the site adjacent to the creek and along a portion of the northern border connecting to Woodland Drive. The topography of the project site is varied, descending at a slight slope of 7% towards the southeast, increasing to approximately 14% slope near the central portion of the site, decreasing to nearly level in the southeast portion, then dropping sharply to a 40% CITY COUNCIL SEPTEMBER 26, 2006 VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 3 slope along the southwest boundary where the property adjoins Fair Oaks Ave. The site drains to the southeast towards Arroyo Grande Creek. The project site predominantly consists of a declining fruit and nut tree orchard (English Walnut, Plum, Apricot, and Black Walnut) with a stand of eucalyptus on the southwest portion of the property. The orchard has not been maintained for over two (2) decades. The project is subject to the Office Mixed Use (OMU) standards (see table below) and to Design Overlay OMU-D-2.20, as amended by City Council on September 12, 2006. OMU Deve ODment Standards , ." , " Tli!l:lle..16;36.0~O,(H) " " '. ;"'" ;:;;,.;,'Offic~JJlil'e~Use(ONlU)' :,\:~' , ';Minimum.SiteDeveloDment standards f, ' 1. Maximum 20 dwelling units/acre (du/ac). Density Mixed Use Projects 2. Maximum Density Multi- Family Housing 3. Minimum Density 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 10. Building Size Limits 11. Site Coverage and Floor Area Ratio 15 du/ac (or 42 units) 75% of maximum density (or 31 units). 10,000 square feet (gross); 20,000 square feet for residential projects. 1 00 feet. 0-10feet. 0-15 feet. 0-5feet. 0-15feet. Maximum height for mixed residential/commercial use is 35 feet or three stories, whichever is less. Maximum building size is 50,000 square feet (except properties subject to 0-2.20 overlay). Three-story building components allowed only with substantial transitional space and/or lower story elements adjacent to residential districts or uses. Maximum coverage is 70%. Maximum Floor Area Ratio (FAR) is 1. . ' ", .i'P~()P.O~~~: P~oj~~L ',. ." '.:' , ,- " :" . ~" " 4" : :;'";.,,"',.. '.; " ,j~,.... :.'.,"- " ,,' .... " .. '. ' Density equivalency is 41 units. 30 physical units proposed. r :<;:' Minimum lot size is 1,224 square feet. 20 feet. Varies. Varies. Varies. Varies. Project will not exceed the 35- foot height limit. Most of the units are two-stories, Average lot coverage is 41 %. Average FAR is 0,59 (3 lots exceed the FAR), CITY COUNCIL SEPTEMBER 26, 2006 VlTM 05-003: PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 4 12. Site Design and See OMU-D-2.20; Section 16.48.065; No signage is proposed. Mixed- Signs Chapter 16.60 for signage. use design considerations include privacy issues (fencing, , patios, etc.), pedestrian paths, recreational amenities, open space, and compatible architectural design. See also conditions of approval and mitigation measures. 13. Off-Street Chapter 16.56 for parking. Project is over parked by one Parking and . (Parking requirement is 2-car garage guest space. Loading plus 0.5 ouest space per unit): As indicated in the table above, the project meets most of the requirements of the OMU district and deviates from standards through the Planned Unit Development process. Design Overlay 0-0-2.20, as amended, requires the following: Design Development Overlay District 2.20: Medical Mixed Use Objective of District: To provide for sufficient land for the orderly development of Arroyo Grande Hospital and functionally related medical facilities. Description of Parcels: APNs: 006-39- 044, 046, 047, 048, and 049 (see Zoning Map OMU-D-2.20.) Use Regulations: Mixed use development with a minimum of 75% of the net building site (or equivalent area for vertical mixed use projects as determined by the Community Development Director) shall be developed for office use to be compatible with the anticipated needs for the Arroyo Grande Hospital. Deviations up to 25% (reserving a minimum of 50% of the net area for office use) may be determined to be acceptable, as determined by City Council, if they are needed to achieve a logical and coherent site plan that meets the objective of this district. All other uses are as specified in underlying zoning district (OMU). Site Development Criteria: 1. As specified in the underlying zoning district (OMU). 2. Three-story building components allowed only with substantial transitional space and/or lower story elements adjacent to residential districts or uses. 3. Future hospital redevelopment shall include public transportation improvements (reference development approval CUP 02-006, Planning Commissions Resolutions 03-1839, and 021-1841) 4. Maximum Building Size may exceed the maximum standard of 50,000 square feet specified in underlying zoning district (OMU). Performance Standards: Section 16.48.065 Mixed use developments. Section 16.48.120 Performance Standards. CITY COUNCIL SEPTEMBER 26, 2006 VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 5 Design Guidelines: none. Additional Information: These parcels were zoned with a -D overlay at the time of the 2004 Development Code Update to clarify development standards that pertain to the subject parcels (reference Ordinance 557). Demonstration of project compatibility with the Arroyo Grande Hospital and/or coordination with a Hospital Facilities Plan must be submitted to the Community Development Director prior to any 'use permit approval within the OMU-D-2.20 District. Assuming the reduction in net building site area for office use is acceptable to the Council, the proposed project adheres to the revised OMU Design Overlay standards. Deviations up to 25% are considered acceptable if they are needed to achieve a logical and coherent site plan that meets the objective of this district. Staff's intent in proposing the ability to deviate up to 25% was to base consideration largely on whether the proposed project is consistent with identified hospital needs. Proiect Description The proposed project includes a Vesting Tentative Tract Map and Planned Unit Development to construct the first phase of a two-phased mixed-use project. Phase I is a 30-unit single-family residential development (41 density equivalent units - see below for density equivalency table) in a townhouse configuration with 46,175 square feet of ' open space to be dedicated to the public (Lot 31), 13,663 square feet of common open space, and 8,985 square feet of private open space. Phase II is a medical office complex of up to 40,000 square feet of floor area (reduced from 120,000 square feet) subdivided into four (4) parcels with surface parking. Approximately one (1) acre of the Phase I property is undevelopable due to agricultural setback, creek channel, creekway setback, and easements. Density Equivalency Table :IResidential Dwelling Unit , :IType ............. Density Equivalent ILive/Work Unit ----- .. J5 IStudio__l?_ J1~bedroorn JZ5 :12=be~room~-~-==-=-=-:-~--::==::..llr' ........---~--:-=----, .... .,....... 13~bedr()()rT1. iI1:? 14~bedroom il2 ~".""m"'.'.'."""""'."""'_'" ~ ""~._----_._-,. Although the project is considered "mixed-use" based on zoning and proximity to Phase II commercial development, Phase I only includes residential development. Hence, an allowed density of fifteen (15) dwelling units per acre (du/ac) is applied. Given the 2.77- acre site area, a total of forty-two (42) units are allowed, and the minimum density is 75% of the maximum, or thirty-one (31) units. Based on the density equivalency calculation, forty-one (41) units are proposed (30 physical units), which is within both the maximum and minimum density requirements. CITY COUNCIL SEPTEMBER 26, 2006 VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 6 The project plans show Woodland Drive extended through the site separating the two uses and constructed to City standards for future dedication. As proposed, Woodland Drive would terminate at the north project boundary with a gate and knox box allowing for emergency vehicle access only. Condition of approval No. 8 has been added to require the north end of Woodland Drive to be narrowed to a width of twenty feet (20') for a distance of approximately seventy feet (70') to allow access for pedestrians and cyclists. Per Council's direction, the traffic impact study has been updated to address potential impacts of extending Woodland Drive further north to connect with Cerro Vista Circle and South Alpine Street (see traffic impacts section below for further discussion). If Council determines that Woodland Drive is to be extended north and not terminated, Condition NO.8 should be eliminated. Design and future development of Phase II will be subject to separate discretionary approval and associated environmental review as required by law. The residential lot sizes are from 1,224 to 4,630 square feet. Open space areas combined are over an acre in size and consist of a mini park on the north side of the property that includes a play structure and bench (to be maintained by a homeowners association), the recreational trail easement adjacent to the creek, the creek bank and channel, and pedestrian easements. The recreational trail will be enhanced as part of this project with new landscaping, low profile lighting and signage. Unit sizes average 1,500 square feet and are two-stories (unit "D" has two-stories and a basement). Plan types A-C are three-bedroom units, while Plan D is a two-bedroom unit. Architectural Desiqn There are four (4) separate floor plans and four (4) color schemes proposed as summarized below.' The architectural style is considered "Contemporary Farmhouse". PLAN NUMBER IN NUMBER OF UNIT SIZE s.t. HEIGHT TYPE SUBDIVISION BEDROOMS PlanA 10 3 1,656 All buildings are Plan B 8 3 1,525 not to exceed Plan C 3 3 1,362 35' in height Plan D 9 2 1,337 (Lots 9 & 16 are 1,355 sJ.) (Lots 12 & 14 are 1,463 sJ.) COLOR SCHEME DETAILS NO.1 . Vertical wood siding in Connected Gray . Stucco in Oatmeal . Red Brick . Comp Roofing in Weathered Sage CITY COUNCIL SEPTEMBER 26, 2006 VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 7 NO.2 . Vertical wood siding in Empire Gold . Stucco in Sandstone . Comp Roofina in Pewter Grev NO.3 . Vertical wood siding in Grizzle Gray . Stucco in Aspen . Comp Roofina in Fossil Grev No.4 . Vertical wood siding in Weathered Shingle . Stucco in French Vanilla . Red Brick . Comp Roofina in Granite 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 units are clustered on the east side of Woodland Drive away from future commercial development. Noise from Fair Oaks Blvd. and Agricultural operations is partially buffered by the creek. Design of the units does not create excessive glare (standard residential windows are proposed). Odors are not expected to be an issue with the future medical office use or the proposed residential use. Pedestrian walkways and sidewalks are included throughout the development in addition to the existing pedestrian trail easement]. 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. [Any development on the project site will have a visual impact on the adjacent residential neighborhood since the site is currently vacant. The pedestrian trail and enhanced landscaping will serve as a buffer. The Ag. property is naturally buffered from the project by means of the creek and Ag. buffer]. 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]. CITY COUNCIL SEPTEMBER 26, 2006 VTTM OS-003; PUD OS-007 (FAIR OAKS MIXED USE PROJECT) PAGE 8 . 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 pedestrian walkways and a play area. Phase /I should provide amenities such as plazas and courtyards as a transition from the commercial to residential development]. 50 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 sign age, to preserve the rural nature and small town character of Arroyo Grande. [The proposed "Contemporary Farmhouse" architectural style of the units was selected to go with the agrarian feel of the area given the adjacent Ago land. The townhouse configuration is considered compatible with adjacent Single Family Residential development]. 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. [The proposed uses for both phases of the project are allowed, and the Planned Unit Development serves as a Conditional Use Permit for Phase I. Phase /I will be subject to a separate Conditional Use Permit and environmental determination). 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). [The project site is not a substandard lot). Co Site Lavout Standards. Each proposed mixed-use project shall comply with the property development standards of the applicable zoning district, and the 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 approximately 58,000 square feet. This issue is addressed in greater detail below]; 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. [The commercial CITY COUNCIL SEPTEMBER 26, 2006 VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 9 development will be located across the street away from the proposed residential units, and commercial loading areas will be located within the commercial parking area); 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 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. [This will be a condition of development for Phase II]. 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 through compliance with the Uniform Building Code]. 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. [A CUP will be required for Phase II]. Planned Unit Development The purpose and intent of the Planned Unit Development (PUD) 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). The primary concern with applying PUD standards to higher density mixed use projects is satisfying open space requirements. Open space standards are discussed further below. Environmental Assessment Staff has reviewed this project in compliance with the California Environmental Quality Act (CEQA) and the City's Rules and Procedures for the Implementation of CEQA. Based on the review, staff does not anticipate that this project will have a significant effect on the environment with implementation of mitigation measures. Therefore, staff has prepared a draft mitigated negative declaration for the Council's consideration (see Initial Study, Attachment 4). Below is a discussion of relevant environmental issues. CITY COUNCIL SEPTEMBER 26, 2006 VTTM OS-003; PUD OS-007 (FAIR OAKS MIXED USE PROJECT) PAGE 10 Tree Removal. Twenty-six (26) non-native trees are proposed to be removed on the Phase I property that are mostly in decline, and ten (10) trees are to be protected including a large signature Black Walnut tree located at the entrance to the project (refer to Attachment E of the Initial Study for tree removal and protection details). No trees will be considered for removal on the Phase II property until after the City approves a formal development application. The applicant has submitted a Preliminary Planting Plan that shows roughly 155 trees to be planted on the project site in various sizes, representing a 6:1 replacement ratio. All native trees on the project site, including the four (4) Coast Live Oaks, will remain. As mitigation, the final landscape plan will also include native ground cover species, perennial grasses and riparian vegetation in appropriate areas (see Attachments C and D of the Initial Study for letters from Firma Consultants). Additionally, recommended are fruit trees for use by residents to encourage sustainable development. Drainage. Project storm drainage will mainly be collected in several drop inlets and conveyed in an 18" pipe to the creek. Other runoff will drain to Fair Oaks Ave. To facilitate project stormwater drainage and improve water quality to the creek, the applicant proposes four (4) biofiltration swales ("bioswales") to be installed along the eastem side of the property. A study was conducted by the KC Design Group that provides biofiltration calculations. The calculations show that the proposed bioswales on the project site are adequately sized for the treatment of storm water runoff per Caltrans guidelines (see Attachment H of the Initial Study). The project site is not within the 1 OO-year floodplain. Several months ago, the City filmed the inside of the existing 48" corrugated metal pipe (CMP) located on the north em portion of the property and determined that about 120' of the CMP is corroded, requiring remediation. Of this distance, about 40' is within the creek bank, located on the adjacent property. The City's drainage easement does not traverse this 40-foot section. The pipe carries water to Arroyo Grande Creek, where water flows from a 30-inch diameter CMP outlet onto barren soil. Over time, an erosion gully has formed below the outfall. Continued outflow at this site would result in additional erosion and the deposit of sediment within Arroyo Grande Creek. Improvements, such as installing rock slope protection, may require some disturbance to the riparian area that would trigger the requirement for a Streambed Alteration Agreement (SAA) with the California Department of Fish and Game (CDFG). Staff had early discussions with CDFG regarding the SAA, and because the improvements would better the existing situation, the process should be fairly straightforward. (See Attachment 5 for an exhibit of the existing outfall, cross section of approximate limits of erosion, and proposed bank stabilization improvements). In response to Council comments during the March 14, 2006 public hearing, the applicant has proposed an alternative drainage solution that includes underground vaults and perforated pipes. However, staff is recommending modifications to the proposed drainage solution based on information contained in the City's updated Drainage Master Plan. Specific recommendations are included on pages 19 and 20 under "Detention Basin Analysis and Ground Water Recharge." CITY COUNCIL SEPTEMBER 26, 2006 VrTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 11 Agricultural Buffer. The property is located across the creek from a 13.15-acre agricultural parcel that is currently in row crop production. The contrasting land uses of the project site (residential development) and adjacent agricultural property create conflicting impacts. Arroyo Grande Creek acts as a physical barrier between these two land uses, which considerably reduces the potential adverse impacts. Consistent with City Ordinance No. 550 (creation of Agricultural Preservation Overlay District), the project provides adequate separation by means of a buffer that ranges from roughly 130' to 170' in width that includes Arroyo Grande Creek, dense riparian vegetation, a recreational trail, and additional landscaping. Traffic Impacts. Potential traffic related impacts for both phases were analyzed by Penfield & Smith (see Attachment G of the Initial Study). The trip generation for Phase I is estimated to be 240 new average daily trips (ADT), of which 19 will be generated during the AM peak hour, and 24 during the PM peak hour. Phase II trip generation is estimated to be 2,000 ADT, with 120 trips during the AM peak hour and 220 trips during the PM peak hour. The Traffic Impact Study looked at traffic conditions (intersections and roadway segments) for the following circumstances: . Existing traffic conditions . Existing plus project traffic conditions . Cumulative conditions without project . Cumulative conditions with project As predicted, all major impacts to levels of service (LOS) are from trips generated from Phase II of the project. The study concludes that Phase I of the project will not significantly impact intersection or road section traffic operations, as indicated in Tables 11 and 12 of the Traffic Study. Phase II is projected to impact the level of service to the Halcyon RoadIE. Grand Avenue intersection and the Fair Oaks Avenue/Traffic Way intersection. The study also addresses the potential impacts of extending Woodland Drive through the project site to Cerro Vista Circle and South Alpine Street (reference page 37 of the traffic impact study). The study concludes "this connection would provide a more efficient circulation system for local traffic without significantly impacting the surrounding neighborhood. This is based on the following reasons: . The primary traffic that would use the new connection would be a portion of the outgoing trips heading east towards Highway 101 and a portion of the incoming trips traveling from the west on Grand Avenue. These trips would be able to make an unobstructed right tum onto South Alpine Street from Grand Avenue and an unobstructed right tum from South Alpine Street onto Grand, while also avoiding traveling through two signalized intersections. These trips are estimated to be 129 ADT, 16 moming peak hour trips and 27 aftemoon peak hour trips. CITY COUNCIL SEPTEMBER 26, 2006 . VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 12 · Alpine Street is currently operating at LOS A and could easily accommodate the increase in traffic associated with the project. Further, the project added trips would not change the existing level of service at the Alpine Street/Grand Avenue intersection during either peak hour and the intersections would continue to operate at acceptable levels of service. . The remaining trips traveling to/from the north of the project would most likely wish to avoid making a left tum onto/from Grand Avenue due to the heavy volume of through traffic on Grand Avenue. Typically, most drivers prefer to make a left turn at a signalized intersection rather than trying to find an acceptable gap in traffic at an uncontrolled intersection with heavy through movements. · Traveling on a narrow residential street such as Alpine Street is not anticipated to result in significant time savings when drivers have the option to travel on a higher-speed arterial, such as Fair Oaks and Halcyon Road. . As a worst-case analysis, if the majority of the project trips traveling north of the site were to use Alpine Street (including those making left and right tums onto Grand), the Alpine Street/Grand Avenue intersection would still continue to operate at acceptable levels of service. . However, this travel pattern is not likely to occur. n The Planning Commission recommended that Woodland Drive terminate at the north end with bollards for emergency access only for Phase I of the project. Cultural Resources. An archaeological subsurface testing for the site was conducted in 1990 by Clay Singer and John Atwood and additional subsurface testing was performed by Cogstone Resource Management, Inc. (see Attachment F of the Initial Study). The September 2005 study revealed, after digging four (4) large trenches and analyzing the soil contents, that no intact prehistoric deposits are evident on the subject property, only redeposited fragments from another site. Monitoring is required as mitigation for the proposed development. No other mitigation was recommended in the report. Proiect Clarifications and Modifications The applicant submitted additional information to help clarify earlier issues raised by the Planning Commission related to open space calculations, setbacks, lot coverage, agricultural buffer, future development of Phase II, and pedestrian trail easement improvements. Below is a discussion of these project clarifications. Open Space. Private and common open space calculations have been clarified. Private open space (decks, patios, yards) ranges in size from 75 to 651 square feet, with an average of 300 square feet per unit. Lot 31 is a common open space parcel that includes the creek, the 25' creek setback, and the trail easement (46,175 square feet; note that the current project plans incorrectly reflect the previous square footage of 45,631. The 544 square foot difference is due to the wider pedestrian path at the ~. northwest corner). The City currently maintains the trail. The project is conditioned to CITY COUNCIL SEPTEMBER 26, 2006 VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 13 irrevocably offer this area (Lot 31) to the City as public open space. If the City accepts the offer to dedicate Lot 31, the City will maintain the creek setback area and trail easement (the City currently maintains the trail easement). If the City decides not to accept the offer, a homeowners association will maintain the creek setback area and the City would continue to maintain the trail. It should be noted that the offer of dedication is irrevocable, meaning that the City could accept the offer of dedication anytime in the future if it is rejected as part of the project approval process. Other common open space areas are provided in the bioswales, tot lot, and pedestrian walkways (14,060 square feet). Total open space (including "private", general or public "open space" and "common" open space) is 68,665 square feet. There are various definitions of open space included in the Development Code, as provided below: ODen SDace. .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 water courses. 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). ODen SDace. 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-of-way. ODen SDace. 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. ODen SDace. 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. ODen SDace. 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 SEPTEMBER 26, 2006 VTTM 05.003; PUD 05.007 (FAIR OAKS MIXED USE PROJECT) PAGE 14 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 (PUD) standards are specific about the amount and type of open space required in a project. As indicated above, the total amount of "open space" provided is 68,665 square feet, or an average of 2,288 square feet per unit. PUD standards require a mix of private and common open space in larger percentages (see table below regarding PUD open space requirements) than the general development standards for mixed-use projects (350 square feet). 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 58,165 square feet or under the requirement by a total of 22,188 square feet. The purpose of PUD standards is to create a more desirable environment by applying more flexible standards than what the underlying zoning calls for. Specifically regarding open space standards, a project can deviate from the amount of private and common open space when it can be determined that: (A) (B) The objectives underlying the standards can be met without strict adherence to them; and/or Because of peculiarities in the tract of land or the facilities proposed, it would be unreasonable to require strict adherence to these standards. For this project, the higher density units would provide a transition between the adjacent lower density residences and the future medical office complex. The design allows for private open space in the form of decks, patios, and small yards with a common open space area for children to play. The trail system and creek also provide open space amenities. The site is constrained by Arroyo Grande Creek, the 25' creek setback, Agricultural setback, pedestrian trail easement, 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 (42 units) and minimum (31 units) 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 of open space requirements. Due to site constraints and underlying OMU zoning, then, deviations from open space, lot size and lot width requirements are necessary. CITY COUNCIL SEPTEMBER 26, 2006 VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 15 TabJ~.1~d~.O~9.C:~Op~n_Sllace ReguJrements_ for PlannedUnit o.evelollments J Re~:~:~~nt j ~J~~~1~~~t:i~~I~e~:~:~~nt _JI~e~:~;~~nt Private i 100-224 I i,;'H225C499,!',c; 500-999 +1000 open jl:', ...."i'.:i(rn: Space 1:;(aye.fo(;pt9j~Pt i~> (afveragel t) 1'~i~2q~q,~~re,f~el!)if:; 1!3: . per 0 .. . ~ _ _ _ _ ._ J ~t':" i;J,.,1 ;J,.j;':~,~~ ~~ ::'>:": ._ _ __ __ J I Common i 35% I '?~i'io: ()I' 3$.gMs.ff 10% I Open I f i' (excluding'i:;:'~i" I Space i fdriV~W:;lY~'~~,~r1~ ! (minimum I !. 'par~i(l~L A1sq! '; I % of projectl " '..excludes areas' . f area) I !';;,off\!rec:ft6rt1ji i I:,dedicatiorrto:the I I I !'ir)?~4~~i~i'~~~.t ji Il~ro~i~i~~itd~j'~;~ci; I:.' '.s'['8r,3,1.%f'01', __ _._.. on. _.. ..no ___ _J ~L~':~~..~j1',' ~< ,L Usable 40% I ;40%~o'r:~8,33b:s':t. Open ::\L.;~'< }.,'. Space (Rr9P()se~is24,648 i;;~i;~;ct k':tS~~;.:~:.~~ozo;' ;'1 arE~a) J .___ __ _. ~ :l..''''':,~,L::1',';''~'r" .";/' , , ;:-.:~, I I , I 1 , 1 I _J 0% 45% 45% Setbacks and lot layout. The applicant revised the property lines to simplify the site plan and clearly show the building setbacks. All distances between buildings are at least ten feet (10'). Because the OMU district has relaxed setback requirements, the project doesn't require setback deviations through the PUD process. Lot Coverage and Floor Area Ratio. The lot coverage was calculated using the building footprint as a percentage of the lot area, including garages. All of the lot coverages are within the 70% maximum for the OMU district (average is 41 %). The average floor area ratio (FAR) for the project is 0.59. However, the FAR increased from the original plans for lots 12. 13 and 14 due to the relocation of property lines. Justification for exceeding the maximum 1.0 FAR on these three lots is based on the already small unit size (1,337 - 1,463 square feet). and responding to the Architectural Review Committee (ARC) recommendation of varying the garage side elevation. (Project statistics are provided in the table below). CITY COUNCIL SEPTEMBER 26, 2006 VTTM OS.o03; PUD OS.o07 (FAIR OAKS MIXED USE PROJECT) PAGE 16 Agricultural Buffer. An "Evaluation and Recommendation for Agricultural Buffer" for the project was prepared by Firma (see Attachment 6). The report outlines the purpose statement and range of issues, consultant experience, regulatory setting, Ag setbacks (including discussion of the Queensland report), and proposed Agricultural buffer characteristics. Included with the report is an exhibit that shows the Ag buffer setback line based on zoning, and setback distances based on Ag activities. The report concludes that the project functionally exceeds City Ordinance 550 and closely approximates the typical Agricultural buffer requirements of the County and the Queensland report. Of particular importance is that Arroyo Grande Creek and the existing riparian vegetation considerably increases the effectiveness of the horizontal setback as a buffer, which will be augmented by the project landscaping in the trail easement. The 0.074-acre (or 3,223 square feet) triangular portion of land located northeast of the project site is designated Agriculture on the current zoning map. but the General Plan land Use Map shows it as Conservation/Open Space (C/OS). Strict interpretation of Ordinance 550 would have the residential units setback 100' from this piece of land, effectively losing five (5) units. However, this piece of land is not viable for Agricultural production because it contains non-prime soils (Class III), is very small, slopes down to the creek, is awkwardly located across the span of the creek from the currently farmed property, is adjacent to existing residential development. and has no access. This property was given a C/OS designation because most of the land is within the 25' creek setback area. If the City Council concurs with this interpretation, staff will update the C/OS zoning district consistent with the General Plan as part of the Development Code update process. As mentioned above, the applicant is willing to pay a mitigation fee in the amount of $4,151 for the loss of this non-prime agricultural land. CITY COUNCIL SEPTEMBER 26, 2006 VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 17 Proiect Statistics Lot Plan Footprint Living Lot FAR Private Size Type s.f. Space s.f. Coverage Open Space s.f. s.f. Lot 1 2.915 Plan B 1,014 1,525 34% 0.51 426 Lot 2 1,880 PlanA 1,100 1,656 58% 0.87 272 Lot 3 2,507 Plan B 1,014 1,525 39% 0.59 450 LoU 2,646 PlanA 1,100 1,656 45% 0.67 404 Lot 5 4,512 Plan B 1,014 1,525 22% 0.33 379 LoU 2,874 Plan C 935 1,362 32% 0.50 510 Lot 7 1,989 PlanA 1,100 1,656 53% 0.80 376 Lot 8 3,744 Plan B 1,014 1,525 25% 0.38 361 Lot 9 3,194 Plan D 744 1,355 23% 0.42 75 Lot 10 2,975 Plan D 681 1,337 23% 0.45 75 Lot 11 1,906 Plan D 681 1,337 36% 0.70 75 Lot 12 1,224 Plan D 699 1 ,463 57% 1.19 75 Lot 13 1,227 Plan D 681 1,337 56% 1.09 75 Lot 14 1,224 Plan D 699 1 ,463 57% 1.19 75 Lot 15 3,032 Plan D 681 1,337 22% 0.44 75 Lot 16 2,472 Plan D 744 1,355 30% 0.55 75 Lot 17 2,642 Plan D 681 1,337 26% 0.51 75 Lot 18 2,794 PlanA 1,100 1,656 39% 0.59 651 Lot 19 2,588 Plan B 1,014 1,525 39% 0.59 392 Lot 20 2,441 Plan B 1,014 1,525 42% 0.63 245 Lot 21 1,912 PlanA 1,100 1,656 58% 0.86 303 Lot 22 2,323 Plan B 1,014 1,525 44% 0.66 257 Lot 23 2,094 PlanC 935 1,362 45% 0.65 255 Lot 24 1,993 PlanA 1,100 1,656 55% 0.83 382 Lot 25 2,646 PlanA 1,100 1656 42% 0.63 437 Lot 26 2,676 PlanA 1,100 1,656 41% 0.62 456 Lot 27 2,144 PlanA 1,100 1,656 51% 0.77 534 Lot 28 2,422 PlanC 935 1,362 39% 0.56 474 Lot 29 2,543 Plan B 1,014 1,525 40% 0.60 427 Lot 30 2,054 PlanA 1,100 1,656 54% 0.81 317 Total = 8,985 Ave. = 300 Lot 31 46,175 (Common\ Total 59,838 Common (49% of Open site) Snace FAR: For residential uses, it means the numerical value obtained by dividing the gross floor area, excludinc caraces, of a dwellino unit bv the total net area of the lot. Lot Coverage: The ratio between the ground floor area of the building and the lot area, excluding anv covered natio structure that is used solelv for aeneral ODen use lincludinc caraces\. CITY COUNCIL SEPTEMBER 26. 2006 VTTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 18 PROJECT SUMMARY Zonina: Office Mixed Use (OMU) Site Area: Gross Site Area = 120,825 s.f. (2.77 acresl Proposed Subdivision: Existing: 1 lot Proposed: 31 lots ranging in size from 1,224 to 4,630 s.f. Buildina Footprint: 28,208 s.f. Lot Coverage: Ave. is 41% Allowed: 70% Floor Area Ratio: Ave. is 0.59 (3/ot5 exceed 1.0) Allowed: 1.0 Number of units proposed: (21) 3-bed units Maximum density: 42 units (15 dulac (9) 2-bed units x 2.77 ac) Total units: 30 Minimum density: 75%, or 31 units PlanA: Lower level 631 s.f. Upper level 1,019 s.f. Garage 447s.f. Total 2,097 s.f. 1,650 s.f. (living area) Plan B: Lower level 551 s.f. Upper level 974s.f. Garage 437s.f. Total 1,962s.f. 1,525 s.f. (living space) PlanC: Lower level 477s.f. Upper level 885s.f. Garage 458s.f. Total 1,820 s.f. 1,362 s.f. (living space) PianO: Lower level 400 s.f. (garage) Middle level 701 s.f. Upper level 636s.f. Total 1,737s.f. 1,337 s.f. (living area) Buildina Heiaht: Maximum allowable: 35' above Maximum proposed: 35' average grade under building Parkina reauired: . 2 and 3-bed units 2 spaces per unit within an enclosed garage and 0.5 uncovered space per unit for developments over four units. Parkina Proposed: (21) 3-bed units = 52.5 spaces required (9) 2-bed units = 22.5 spaces required Total required: 75 spaces Total provided: 76 spaces Net difference: 1 space sum/us Densitv: 2.77 acres x 15 dulac = 42 maximum dwellings allowed 75% of 42 = 31 minimum dwellings allowed 41 dwellings proposed (density equivalent! CITY COUNCIL SEPTEMBER 26, 2006 VITM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 19 Ooen soace: . Private open space: 8,985 s.f. (Ave. = 300 s.f.) . Common open space: 13,663 s.f. (excludes Lot 31) . Public open space: 46,175 s.f. (Lot 31) . Total open space: 68,823 s.f. . Open space required: 350 s.t. per unit x 30 units = 10,500 s.f. Net difference - 58,323 s.t. sum/us Phase II. Richard Castro of Catholic Healthcare West (CHW) submitted a letter dated January 16, 2006 explaining the status of developing a Hospital Facilities Plan (see Attachment 7). Essentially, they are using the results of a medical needs assessment and have been working with the medical community and specialists to plan for future hospital facility needs. Interpretation of the OMU Overlay is necessary to determine if conceptual plans for a 40,000 square foot medical office complex satisfies the intent of the Overlay. To ensure that Phase II is developed pursuant to hospital facility needs, Condition No. 11 has been added requiring development of Phase I to be contingent upon an agreement between Catholic Healthcare West (CHW) and the applicant, as approved by the City Attorney. As noted above, Design Development Overlay District OMU-D-2.20 has been amended to eliminate the requirement of a hospital facilities plan and references the need for developments within the overlay to be compatible with the anticipated needs for the Arroyo Grande Hospital prior to any use permit approval. Parking Requirements. Although the project provides one (1) parking space above Development Code requirements, Planning Commissioners expressed concern about the design of the driveways and inability to park in front of garages. Several residential projects within the City have been approved with a similar parking design, including the Stonecrest PUD on EI Camino Real, Parkside PUD on Farroll Ave., Jasmine PUD on Ash and Courtland Streets, Wheeler's PUD on Brisco Rd., and a PUD on Nelson Street. It should also be noted that even though on-street parking is not included in the calculations for satisfying City parking requirements, at least eight (8) on-street parking spaces are provided along the project side of Woodland Drive. Detention Basin Analysis and Ground Water Recharge. The drainage design considered during the March 14, 2006 City Council meeting for this project included porous pavers, bioswales and in-line filtration. Council Members discussed the potential need for more on-site retention and the effectiveness of porous pavers during large storm events. Council directed the applicant and staff to further study the drainage solution, including interaction with representatives from California Department of Fish and Game, Resource and Conservation District and Salmon Enhancement. The applicant submitted an alternative drainage plan to show two (2) open bottom vaults having a storage capacity of 1,000 cubic feet connected to 36" perforated underground CITY COUNCIL SEPTEMBER 26, 2006 VITM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 20 pipes (see Attachment 8). This solution was presented to representatives of the above- mentioned agencies who endorsed the drainage proposal. Subsequently, based on the City's goal to use best management practices for stormwater runoff quality and quantity with developments adjacent to creeks, including stormwater retention methods, the City directed the Wallace Group to prepare a flood management analysis specifically for Flood Management Zone B (the project site lies within this zone). The "Detention Basin Analysis" was completed in June 2006 and concludes that local detention basins in zone B could be detrimental, and therefore should not be encouraged or required as part of development projects located immediately adjacent to creeks (a copy of the analysis is included as Attachment 9). Stormwaterdetention is therefore not recommended for the proposed project due to the lack of effectiveness in benefiting the later-occurring peak flow in the creek and the potential for increasing peak flow rates downstream as a result of the lag time associated with the peak creek flows. However, for post construction stormwater quality during low flow events, the Wallace Group recommends vegetated swales that use a combination of infiltration and plant uptake to treat the runoff. Direct infiltration from perforated inlets and pipes can also be used, but a planted swale is deemed to be most effective. Given this information, staff recommends the project drainage design be revised to eliminate the underground vaults and perforations in the pipes, and retain the bioswales and in-line filters. In response to concerns expressed at the last Council meeting, the applicant eliminated the use of porous pavers for all driveway and parking areas. Staff requests that Council consider whether porous pavers should be used for these areas as previously presented and condition the project accordingly. Pedestrian Trail Easement. Concerns were raised during the Planning Commission public hearings regarding the potential "tunnel" effect of the section of pedestrian trail located to the north. The applicant submitted cross sectional exhibits illustrating the distances between the existing fencing, eight-foot (8') wide trail, and proposed four feet (4') tall fencing (see Attachment 10). The distance between the proposed and existing fencing is approximately ten feet (10'). The lower height of the proposed fence allows for better visibility along the pathway. Proposed residences along the northeast section of the pathway are at a lower elevation with a six-foot (6') retaining wall. The fence and wall combination is offset by 18", which avoids the necessity for a variance application. The applicant has further expanded the "sense of openness" of the pedestrian path by moving Building 1 seven feet (7'), Building 2 one and a half feet (1.5'), and Building 3 three and a half feet (3.5') away from the path. 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. Staff has not received any written correspondence to date. CITY COUNCIL SEPTEMBER 26. 2006 vrTM 05-003; PUD 05-007 (FAIR OAKS MIXED USE PROJECT) PAGE 21 ALTERNATIVES: The following alternatives are provided for the Council's consideration: - Approve Planning Commission's recommendation to approve the project as presented to the Council on March 14,2006; - Approve the project as currently presented after deciding on the preferred drainage solution, Woodland Street extension, and acceptance of fee for loss of non-prime agricultural land; Modify as appropriate and approve the project; Do not approve the project; or Provide direction to staff. Attachments: 1. Planning Commission Meeting Minutes of January 3, 2006 2. Planning Commission Meeting Minutes of January 31, 2006 3. City Council Meeting Minutes of March 14,2006 4. Initial Study with Attachments A-H 5. Outfall Exhibit 6. Evaluation and Recommendation for Agricultural Buffer report, prepared by Firma, dated January 2006 7. Letter from CHW dated January 16, 2006 8. Drainage Exhibit 9. Detention Basin Analysis prepared by the Wallace Group dated June 28, 2006 10. Pedestrian Trail Cross Section Exhibits RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE DECLARATION, INSTRUCTING THE DIRECTOR OF ADMINISTRATIVE SERVICES TO FILE A NOTICE OF DETERMINATION, AND APPROVING VESTING TENTATIVE TRACT MAP CASE NO. 05-003 AND PLANNED UNIT DEVELOPMENT CASE NO. 05-007, APPLIED FOR BY CENTRAL COAST REAL ESTATE DEVELOPMENT FOR PROPERTY LOCATED ON FAIR OAKS AVENUE (EAST OF ARROYO GRANDE COMMUNITY HOSPITAL) WHEREAS, the City Council of the City of Arroyo Grande has considered Vesting Tentative Tract Map 05-003 and Planned Unit Development 05-007, filed by Central Coast Real Estate Development, for a mixed-use development proposed in two phases on a 5.5-acre site. Phase I includes thirty (30) 2-story town homes (41 density equivalent units) and a 46,175 square foot open space lot, and Phase II conceptually includes up to 40,000 square feet of medical office space on four (4) parcels with surface parking. Phase II will be subject to separate discretionary approval and associated environmental review; 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 because the tentative map would allow the project area to be developed at a density and with uses that are consistent with the City's General Plan Land Use Element and Design Development Overlay Office Mixed Use (OMU-D-2.20) zoning district. 2. The site, as shown on the tentative tract map, is physically suitable for the type of development and density proposed because all necessary easements, access, 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, with implementation of mitigation measures contained in the Mitigated Negative Declaration. RESOLUTION NO. PAGE 2 4. The design of the subdivision or proposed improvements is not likely to cause public health problems because adequate sewer, water, and drainage facilities are provided. 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. The property has access to public roads. 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. The tentative tract map is located adjacent to all necessary public facilities and will not negatively affect the adequacy of those facilities. Planned Unit Development Permit Findings: 1. The proposed development is consistent with the goals, objectives, and programs of the Arroyo Grande General Plan. The proposed development of forty-one (41) density equivalent units is allowed in OMU-D-2.20. 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. The proposed development provides an adequate amount of open space based on the proposed density. The development has been designed so that each unit has an average of 300 square feet of private open space and approximately 50% of the total project area will be dedicated to common open space. Additionally, the proposed development exceeds minimum required parking standards. 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. The proposed development is adjacent or in close proximity to all necessary public services. The proposed development will not cause a reduction in these services or other properties in the vicinity so as to be a detriment to public health, safety or welfare. RESOLUTION NO. PAGE 3 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. The proposed development provides a more efficient use of the land than could be achieved through the strict application of the OMU-D-2.20 zoning district by allowing the property to be subdivided in a manner consistent with and reflective of allowed density, while providing an adequate amount of open space and all necessary parking. 8. The proposed development complies with all applicable performance standards listed in Development Code Section 16.32.050. 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. 05-003 and Planned Unit Development 05-007. 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 Mitigated Negative Declaration and finds that there is no substantial evidence of any significant adverse effect, either individually or cumulatively on wildlife resources as defined by Section 711.2 of the Fish and Game Code or on the habitat upon which the wildlife depends as a result of development of this project. Further, the 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 adopts a Mitigated Negative Declaration, instructs the director of Administrative Services to file a notice of determination, and approves Vesting Tentative Tract Map No. 05-003 and Planned Unit Development No. 05-007, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. RESOLUTION NO. PAGE 4 BE IT FURTHER RESOLVED that this Resolution shall take effect upon the effective date of Ordinance No. _' revising land use regulations for Design Development Overlay District OMU-D-2.20 within the Office Mixed Use District. 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 26th day of September 2006. RESOLUTION NO. PAGE 5 TONY M. FERRARA, MAYOR ATTEST: KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES! CITY CLERK APPROVED AS TO CONTENT: STEVEN ADAMS, CITY MANAGER APPROVED AS TO FORM: TIMOTHY J. CARMEL, CITY ATTORNEY RESOLUTION NO. PAGE 6 EXHIBIT "An CONDITIONS OF APPROVAL VESTING TENTATIVE TRACT MAP 05-003 & PLANNED UNIT DEVELOPMENT 05-007 Central Coast Real Estate Development Fair Oaks Avenue (east of Arroyo Grande Community Hospital) COMMUNITY DFVFI OPMENT DEPARTMFNT GFNFRAI CONOITIONS This approval authorizes the subdivision of a 5.5-acre property into thirty-five (35) parcels for construction of a phased mixed-use project. Phase I includes thirty (30) town homes (41 density equivalent units) and a 46,175 square foot open space lot, and Phase " conceptually includes up to 40,000 square feet of medical office floor area with surface parking. Phase" will be subject to separate discretionary approval and associated environmental review as required by law. 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. 05-003 and Planned Unit Development No. 05-007. 3. This Tentative Map and Planned Unit Development shall automatically expire on September 26, 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 September 26, 2006 and marked Exhibits "B-1 through B-14" on file in the Administrative Services Department. 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-D-2.20 zoning requirements except as otherwise approved. SPFCIAI CONOITIONS 7. Similar to MM 1.2, the applicant shall return to the Architectural Review Committee to consider final colors and materials prior to issuance of building permit. RESOLUTION NO. PAGE 7 8. The north end of Woodland Drive shall be narrowed to a width of twenty feet (20') for a distance of approximately seventy feet (70') to allow access for pedestrians and cyclists. 9. The Final Tract Map shall show an irrevocable offer to dedicate Lot 31 to the City. NOISF 10. Similar to MM 8.1, Construction shall be limited to between the hours of 8am and 6pm Monday through Saturday. No construction shall occur on Sunday. OFVFI OPMENT CODE 11. Development shall conform to the Office Mixed Use (OMU-D-2.20) zoning requirements except as otherwise approved. 12. All fences and/or walls shall not exceed six feet (6') in height unless otherwise approved with a Minor Exception or Variance application. 13. The developer shall comply with Development Code Chapter 16.20, "Land Divisions". 14. The developer shall comply with Development Code Chapter 16.64, "Dedications, Fees and Reservations." PRIOR TO ISSUANCE OF GRADING PERMIT 15. 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 16. 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&R's shall be reviewed and approved by the City Attorney and recorded with the final map. 17. 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 plan shall include the following for all public street frontages and common landscaped areas: RESOLUTION NO. PAGE 8 (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. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY 18. All fencing shall be installed. PARKS AND RECREATION DEPARTMENT CONDITIONS 19. The applicant shall comply with the provisions of Ordinance 521 C.S., the Community Tree Ordinance. 20. Linear root barriers shall be used at the front of the project to protect the sidewalks. 21. All street front trees shall be 24-inch box and shall be located a minimum of one (1) tree for every thirty-five feet (35') of street frontage, 22. Prior to issuance of building permit, the applicant shall submit a trail improvement plan (same as MM 11-2). BUILDING AND FIRE DEPARTMENT CONDITIONS LJRC/UFC 23. 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. 24. 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. 25. The applicant shall show all setback areas for each lot on the tentative tract map prior to map recordation. RESOLUTION NO. PAGE 9 FIRF lANES 26. Prior to issuance of a certificate of occupancy, the applicant shall post designated fire lanes, per Section 22500.1 of the California Vehicle Code. 27. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FIRF FI OW/FIRF HYDRANTS 28. Project shall have a fire flow based on the California Fire Code Appendix III-A. 29. 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. FIRF SPRINKI FRS 30. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines. 31. The project shall provide Fire Department approved access or sprinkler system per National Fire Protection Association Standards. OPTICOM nFVICF 32. 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 if a signal is installed. ARANnONMFNT/NON-CONFORMING 33. 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 34. The project shall comply with Federal and local flood management policies. 35. Any review costs generated by outside consultants shall be paid by the applicant. PUBLIC WORKS DEPARTMENT CONDITIONS All Public Works 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. RESOLUTION NO. PAGE 10 36. 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: (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. (D) 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. RESOLUTION NO. PAGE 11 37. 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. PIJRIIC WORKS DFPARTMFNT SPFCIAI CONOITIONS All Public Works Department conditions of approval as listed below are to be complied with prior to recording the map, unless specifically noted otherwise. 38. The applicant shall revise the sewer main relocation out to the Woodland Drive Extension and then down to Fair Oaks Avenue. 39. Similar to MM 13.1, the project will pay the proportionate share to the following wastewater capital improvement projects: (1) Woodland Drive Upgrade (2.22%), 40. The project will dedicate the appropriate public water easements for the water lines and the hydrants. 41. The project will install additional sewer mains as necessary to serve the project. 42. All sewer mains shall be a minimum 8" in diameter with a minimum slope of .5%. 43. All sewer main intersections, grade breaks and directional changes shall occur at manholes. 44. The applicant shall remove all sanitary sewer manholes to the base and fill all abandoned mains with grout. 45. The applicant shall overlay Fair Oaks Avenue across the entire Phase I project frontage to the centerline with 1 Yo" asphalt. Where utility trenches cross the centerline, the overlay shall extend to the opposite gutter. 46. The project will run a water main through the site, connecting the water main underneath Fair Oaks Avenue to the water main underneath Cerro Vista Circle. 47. The project will install water mains on-site as necessary to serve the units and fire hydrants. 48. The project will install fire hydrants to Public Works and Fire Department requirements. RESOLUTION NO. PAGE 12 49. The applicant shall perform the South Alpine Water Main upgrade as outlined in the water master plan. The applicant shall enter into a reimbursement agreement with the City for any amount exceeding their proportional share. 50. All new water mains shall be a minimum 8" in diameter. 51. The applicant shall install wheel chair ramps at the intersection of Woodland Drive and Fair Oaks Avenue. 52. If feasible, the applicant shall install a drop inlet on the north side of Fair Oaks east of Woodland Drive. The drop inlet will connect to the existing storm drain line on the north side of the project site. 53. Similar to MM 6.2, the applicant shall install an inline fossil filter where the project storm drain line connects to the City storm drain line. 54. Similar to MM 4.3, the developer shall mitigate erosion at the outlet of the existing 48" storm drain line by contributing up to $15,000 and paying a pro-rata share thereafter. 55. Similar to MM 4.3, the developer shall remediate corrosion to the existing 48" corrugated metal pipe (CMP) storm drain line by contributing up to $15,000 and paying a pro-rata share thereafter. 56. The developer shall install the improvements at the intersection Fair Oaks Avenue and Woodland Drive per the project traffic study. PIJRIIC WORKS OFPARTMENT STANOARO CONOITIONS GENERAL CONDITIONS 57. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or as directed by the Director of Public Works. 58. 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. IMPROVFMFNT PI ANS 59. 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. RESOLUTION NO. PAGE 13 60. 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. 61. 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. 62. 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. 63. 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. 64. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 65. 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. WATFR 66. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 67. Existing water services to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 68. The applicant shall complete measures to neutralize the estimated increase in water demand created by the project by either: RESOLUTION NO. PAGE 14 (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. 69. All units to be sprinklered shall have individual water services. SFWFR 70. All sewer laterals within the public right of way must have a minimum slope of 2%. 71. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. 72. Existing sewer laterals to be abandoned shall be properly abandoned and capped at the main per the requirements of the Director of Public Works. 73. Obtain approval from the South County Sanitation District for the development's impact to District facilities prior to final recordation of the map. PlJRllC LJTIIITIFS 74. Underground all new public utilities in accordance with Section 16.68.050 of the Development Code. 75. 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. 76. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. STREETS 77. All street repairs shall be constructed in accordance with the City Street cut policy. 78. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned and filled with epoxy. 79. 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 AS. RESOLUTION NO. PAGE 15 CLJRR GLJTTFR AND SIDFWAI K 80. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk. 81. Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. GRADING 82. Perform all grading in conformance with the City Grading Ordinance. 83. Submit all retaining wall calculations for review and approval by the Director of Public Works for walls not constructed per City standards. 84. The applicant shall prepare an erosion control plan for review and approval prior to issuance of a grading permit. 85. The applicant shall obtain a WOlD No. from the Regional Water Quality Control Board prior to issuance of a grading permit. DRAINAGE 86. All drainage facilities shall be designed to accommodate a 1 DO-year storm flow. 87. All drainage facilities shall be in accordance with the Drainage Master Plan. 88. The applicant shall provide detailed drainage calculations indicating that increased run-off can be accommodated by existing facilities and/or provide on-site retention basins, to the satisfaction of the Director of Public Works. 89. 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 90. 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. . 91. 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. RESOLUTION NO. PAGE 16 92. A Public Utility Easement (PUE) shall be dedicated a minimum 6 feet wide adjacent to all street right of ways. The PUE shall be wider where necessary for the installation or maintenance of the public utility vaults, pads, or similar facilities. 93. A blanket Public Utility Easement (PUE) shall be dedicated over the project driveways. 94. Any lots adjacent to the Woodland Drive extension shall be denied direct access to Woodland Drive. PERMITS 95. 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. 96. Obtain a grading permit prior to commencement of any grading operations on site. AGRFFMFNTS 97. 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. 98. 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. 99. Easement Agreement: The applicant shall enter into an easement agreement with the City for the relocation of the existing sewer main prior to approval of the improvement plans. IMPROVFMFNT SFClJRITIFS 100. All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 101. Submit an engineer's estimate of quantities for public improvements for review by the Director of Public Works. 102. 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, RESOLUTION NO. PAGE 17 (2) Labor and Materials: 50% of the approved estimated cost of all subdivision improvements, (3) Monumentation: 100% of the approved estimated cost of placement of all subdivision monuments, (4) One Year Guarantee: 10% of the approved estimated cost of all subdivision improvements. This bond is required prior to acceptance of the subdivision improvements. OTHFR nOCLJMFNTATION 103. Preliminary Title Report: A current preliminary title report shall be submitted to the Director of Public Works prior to checking the map. 104. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the Director of Public Works prior to checking the final submittal of the map. 105. CC&R's: The applicant shall submit detailed CC&R's covering the maintenance of all commonly owned facilities subject to the review and approval of the Director of Public Works and the City Attorney. PRIOR TO ISSLJING A RLJII nlNG PFRMIT 106. The Final Map shall be recorded with all pertinent conditions of approval satisfied. PRIOR TO ISSLJING A CFRTIFICATF OF OCCIJPANCY 107. All utilities shall be operational. 108. All essential 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. 109. Prior to the final 10% of occupancies for the project are issued, all improvements shall be fully constructed and accepted by the City. RESOLUTION NO. PAGE 18 MITIGATION MEASURES A negative declaration with mitigation measures has been adopted for this project. The following mitigation measures shall be implemented as conditions of approval and shall be monitored by the appropriate City department or responsible agency. The applicant shall be responsible for verification in writing by the monitoring department or agency that the mitigation measures have been implemented. Mitigation Measures: MITIGATION MFASURFS' 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. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD; Police Dept. Prior to issuance of building permit MM 1.2: Exterior lighting for the pedestrian trail shall be low intensity, low height and shielded to prevent illumination of creek habitat and adjacent residents. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD; Police Dept. Prior to issuance of Building Permit MM 1.3: Similar to condition of approval no. 7, the applicant shall submit final exterior colors and materials of the town homes for Architectural Review Committee approval. The colors shall blend as much as possible with the surrounding environment. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD Prior to issuance of building permit MM 2.1: All new property owners within the subdivision must sign a Real Estate Transfer Disclosure indicating that they acknowledge and agree to the provisions contained in the City's Right-To-Farm Ordinance. Responsible Party: Monitoring Agency: Timing: Developer; Real Estate Agent City of Arroyo Grande - COD Prior to close of escrow Con!';tnJC:tion Pha!';e Emi!';!';ion!'; The project shall comply with all applicable Air Pollution Control District (APCD) regulations pertaining to the control of fugitive dust (PMlO) as contained in section 6.5 of the Air Quality Handbook. All site grading and demolition plans shall list the following regulations: RESOLUTION NO. PAGE 19 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. 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 should 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 shall 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 biding 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: Unless otherwise approved by APCD, the developer shall install catalytic diesel particulate filters or Diesel oxidation catalyst on two (2) pieces of construction equipment involved in primary earth moving and construction activities and projected to generate the greatest emissions. APCD staff shall be included in the selection of RESOLUTION NO. PAGE 20 candidate equipment along with a representative of the contractor. MM 3.11: If utility pipelines are scheduled for removal or relocation, or building(s) are removed or renovated, this project may be subject to various regulatory jurisdictions, including the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include, but are not limited to: 1) notification requirements to the APCD, 2) asbestos survey conducted by a Certified Asbestos Inspector, and 3) applicable removal and disposal requirements of identified asbestos containing material. MM 3.12: 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). Responsible Party: Monitoring Agency: Developer City of Arroyo Grande - Public Works Dept., Building and Fire Department; APCD Prior to issuance of Grading Permit and during construction Timing: Operational Phase Fmissions MM 3.13: 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 3.14: Where feasible, provide continuous sidewalks separated from the roadway by landscaping with adequate lighting, especially at intersections. MM 3.15: Provide shade tree planting along southern exposures of buildings to reduce summer cooling needs. MM 3.16: Provide sodium streetlights, or equivalent energy efficient lighting acceptable to APCD. MM 3.17: Orient homes to maximize natural heating and cooling. MM 3.18: Provide outdoor electrical outlets on homes to encourage the use of electric appliances and tools. Responsible Party: Monitoring Agency: Developer City of Arroyo Grande - CDD, Public Works Dept., and Building & Fire Dept.; APCD Prior to issuance of Building Permit Timeframe: RESOLUTION NO. PAGE 21 MM 4.1: The developer shall record an open space agreement and twenty-five foot (25') creek easement on the property measured from top of bank. No development shall occur within 25' creek setback area. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - CDD, Public Works Dept. Prior to Grading Permit MM 4.2: In addition to native ground covers and perennial grasses, the final landscape plan shall incorporate native riparian and upland shrubs and trees such as Sycamore, Coast Live Oak, Coffee berry, Elderberry and Toyon in the recreational trail easement to increase habitat cover for wildlife and add forage value and roosting sites. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - CDD; Parks, Recreation and Facilities Dept. Prior to issuance of Building Permit MM 4.3: Similar to conditions of approval no. 54 and 55, the developer shall mitigate erosion at the outlet of the existing 48" corrugated metal pipe (CMP) storm drain line and remediate corrosion to the 48" CMP storm drain line. Should a Streambed Alteration Permit be required from CDFG to mitigate said erosion at the outlet of the CMP, and where the permit includes more stringent conditions than the City's erosion control measures, the more stringent requirements shall be used. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - Public Works Dept.; CDFG Prior to issuance of Grading Permit and during construction MM 4.4: A qualified biologist shall perform one pre-construction survey for southwestern pond turtles immediately prior to initiation of site grading and culvert/outfall structure construction. If southwestern pond turtles are observed within an area to be disturbed they shall be relocated out of harms way to an appropriate area immediately upstream or downstream of the project area within Arroyo Grande Creek. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - CDD Prior to and during start of construction. MM 4.5: All tree removal shall be limited to the time period of September 1st to March 1S\ which is considered to be outside the typical breeding season for birds. If it is not feasible to avoid the bird-nesting season and trees will be removed between March 1st and September 1st, a pre-construction survey for nesting birds shall be performed by a qualified biologist. If active birds nests are located during pre-construction surveys within the project area subject to tree removal or ground disturbance, the nest site shall be avoided until the adults and young are no longer reliant on the nest site for survival RESOLUTION NO. PAGE 22 as determined by a qualified biologist. If determined necessary by a qualified biologist, a non-disturbance buffer zone shall be established around each nest for the duration of the breeding season until such time as the adults and young are no longer reliant on the nest site for survival as determined by the qualified biologist. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - CDD Prior to issuance of Grading Permit MM 4.6: A Riparian Habitat Restoration Plan (RHRP) shall be prepared by a qualified landscape architect or restoration biologist experienced in native habitat restoration for any work performed within the dedicated open space 25-foot creek setback area. The RHRP shall include at a minimum a detailed planting plan for the 25- foot setback area and for all disturbed areas from repairing the CMP and installing rock slope protection. The RHRP shall also include at a minimum the number of other native trees impacted and location of replacement plantings, specific plant species palette, a non-native species removal plan, success criteria, a five-year monitoring program, and contingency measures to ensure meeting the success criteria. The RHRP shall also include an erosion control plan and Best Management Practices (BMPs) for all disturbed areas within the 25-foot creek setback and exposed banks. The erosion control seed mix for the riparian setback area shall be composed exclusively of native species. Any work performed within the creek channel or creek bank is subject to an approved Streambed Alteration Agreement with the Ca. Dept. of Fish and Game. Responsible Party: Monitoring Agency: Timeframe: Developer shall submit the RHRP to the City City of Arroyo Grande - CDD; CDFG The RHRP shall be submitted and approved prior to issuance of Grading Permit; duration of monitoring shall be no less than five (5) years. MM 4.7: To increase riparian functions and values, the applicant shall submit a final landscape plan that incorporates native riparian and upland shrubs and trees such as Sycamore, Coast Live Oak, Coffeeberry, Elderberry and Toyon along the top of creek bank and within the recreational trail easement. Native ground covers and perennial grasses shall also be incorporated throughout the project. The CC&Rs shall include insurances that the landscaping is sufficiently maintained. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - CDD, PR&F (Parks, Recreation and Facilities Dept.) Prior to issuance of building permit. MM 4.8: Any native trees intentionally or unintentionally killed or removed that are greater than or equal to four (4) inches diameter at breast height (DBH) and less than twelve (12) inches DBH shall be replaced at a 3:1 ratio. Trees removed that are greater than or equal to twelve (12) inches DBH shall be replaced at a 5:1 ratio. Replacement trees shall be limited to in-kind replacement of appropriate native tree species as RESOLUTION NO. PAGE 23 approved by the City Parks, Facilities and Recreation Department's arborist. All trees to be removed shall be clearly marked on construction plans and marked in the field with flagging or paint. All trees to be retained shall be clearly identified on construction plans and marked in the field for preservation with highly visible construction fencing at a minimum around the drip line of the trees to be retained. Native riparian trees intentionally or unintentionally impacted shall be replaced within the 25-foot riparian setback area. Native trees impacted outside the riparian zone can be replaced within the riparian setback area or incorporated into the development landscaping plan. Responsible Party: Monitoring Agency: Timeframe: City of Arroyo Grande - COD, PR&F City of Arroyo Grande - COD and PR&F During construction MM 4.9: Fruit trees shall be included in the final landscape plan for use by project residents to encourage sustainable development. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - COD and PR&F Prior to issuance of Building Permit MM 5.1: A qualified archaeologist shall be retained to monitor all grading activities. The monitor shall work closely with construction crews in close proximity to earth moving equipment in order to investigate and evaluate exposed materials immediately upon exposure and prior to disturbance. A daily log shall be maintained by the monitor to record when and where earth-moving activities take place within the project area, as well as the presence/absence of archaeological materials in the monitored matrix. In the event that prehistoric cultural materials, or historic cultural materials are encountered, work in the immediate vicinity of the finds shall be suspended and the archaeologist allowed to quickly record, collect, and analyze any significant resources encountered. The client and the City shall be notified should resources meeting CEQA significance standards be discovered. The archaeologist shall work as quickly as possible to permit resumption of construction activities. It is preferred that location data of finds be recorded using a hand-held global positioning system (GPS) receiver. In the event that human remains (burials) are found, the County Coroner (781-4513) shall be contacted immediately. If the coroner determines that the remains are not subject to his or her authority and if the coroner recognizes the remains to be those of a Native American, or has reason to believe that they are those of a Native American, he or she will contact by telephone within 24 hours the Native American Heritage Commission. Following the field analysis work, the qualified archaeologist shall prepare final monitoring/mitigation report that includes a description of the methods used, materials recovered, and the results of historic or prehistoric analysis of those materials. The final archaeological monitoring/mitigation report prepared by the qualified archaeologist shall be accepted by the Community Development Director prior to submittal to the RESOLUTION NO. PAGE 24 repository and issuance of any final occupancy for the project. A copy shall be provided to the Community Development Director for retention in the project file. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - COD, Public Works Dept. During grading and construction activities (monitoring); prior to issuance of a Building Permit (final report) MM 6.1: The recommendations provided in the Soils Engineering Report prepared by GeoSolutions, Inc. dated September 23, 2005 shall be incorporated into the project plans and specifications (in particular pgs. 5-11 of the Report). Final improvement plans submitted to the City shall be accompanied by a letter of certification from the civil engineer that the plans are in conformance with the soils report, and the certification shall confirm that the plans include the following: . The project shall be designed to withstand ground shaking associated with a large magnitude earthquake on nearby active faults. . All proposed structures shall be designed to conform to the most recent Uniform Building Code (UBC) Zone 4 guidelines. . The project shall comply with the requirements of the City's Grading Ordinance. . Site-specific specifications regarding clearing, site grading and preparation, footings, foundations, slabs-on-grade, site drainage, and pavements or turf block shall be delineated. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of Grading Permit MM 6.2: An inline system shall be installed to clean storm water runoff prior to entering the creek. The City will maintain the in line system. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - COD, Public Works Dept. Prior to issuance of Building Permit MM 8.1: Similar to condition of approval no. 10, construction activities shall be restricted to the hours of 8 a.m. and 6 p.m. Monday through Saturday. No construction shall occur on Sunday. On-site equipment maintenance and servicing shall be confined to the same hours. 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. RESOLUTION NO. PAGE 25 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 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 Tentative Tract Map MM 10.1: The applicant shall pay Lucia Mar Unified School District impact fees. 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 public pedestrian 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 RESOLUTION NO. PAGE 26 MM 13.1: The applicant shall pay the project's proportionate share to the following wastewater capital improvement project: . Woodland Drive Upgrade (2.22%) Responsible Party: Monitoring Agency: Timeframe: MM 13.2: fees. Developer City of Arroyo Grande -Public Works Dept. Prior to issuance of Building Permit The developer shall pay the City's sewer hookup and SSLOCSD impact 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 200 feet from the outside edge of the Arroyo Grande 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 200 feet from outside edge of Arroyo Grande 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. Prior to issuance of Grading Permit RESOLUTION NO. PAGE 27 MM 14.2: 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 14.3: Work shall be completed during the dry season (April 15 to October 15) to reduce active construction erosion to the extent feasible. If construction must extend 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 Arroyo Grande Creek. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of Grading Permit & during construction MM 14.4: Erosion control and bank stabilization measures shall be implemented for any work that requires access to the creek, subject to CDFG approval through a Streambed Alteration Permit. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept.; CDFG During construction MM 14.5: All temporary fill placed during project construction shall be removed at project completion and the area restored to approximate pre-project contours. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of a Certificate of Occupancy MM 14.6: No construction debris or materials shall be allowed to enter the 25' creek setback area, either directly or indirectly. Stockpiles should be kept far enough from the banks of the active channel and protected to prevent material from entering the creek bed. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. During construction MM 14.7: An inline system shall be installed to clean storm water runoff prior to entering the creek. The City will maintain the inline system. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - COD, Public Works Dept. Prior to issuance of Building Permit RESOLUTION NO. PAGE 28 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 to reduce water use and minimize run-off to the extent feasible. 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II EXHIBIT B 10 " ~ nOI w :;: " " " . ~ 888 0 ~~. . " n I c " '" ~ i , 1 , , - , -"<~:-1- '1 , , ~ I, r\\~~t/ - -"<:)\~"\,J/'~'1); ">:;:! <3<:~_ ,~ <\ \ 1, >~ -7 ~j.; '\ " -'-~ 5 I' ...." "t iI, \I\n~",~ \ __ '-',', i-~~\' ..'t '1'1;0.1::1.,. . \ \ \. ~ ., \ \ (~~"~~,<" ,~'~~':~i ~\~:;'~~ ' :, \:;Si':~~,-:'-2->\I; , , ' , ' '. - -1 ,,) ~ \ '" ,...l. '1'-..J<7S).' , '( ',) 'l- ,~~< ' , ':~_.). ".'., r' - , 1'/--'--'\\:' Ii <'I' I ;.. ~ :\. 1-- ~ , " LL " , , , '" ," , , ,- , , , , , ~ . ~ . . :-....:.. : ~ 1 ' , , , 1 I I ! , , I , ---- I I '" . , / I iT~ " mIJ~!; ~I I !"'In ~I ~ c I ~.~ 1 at l :1 (")! c"~ :1 ~ H ~~~ i · ~~ ~~ 1\.)' ,,'l!~!" ~ 'ufiHI ! jm~ _ 1~ 'Q Iii i >z-!i5 ,. r"n ii Ii z>z~ r g',!n. ~~~ I i~~! !IIO "" t r~ ~ m..~ I Irt}lr!- ' c ~ ~, h~ 1 I [I fir ^, :~'" !ii , I ~ J r ~...' 'I '~~~, '8f'il ~ "1"'i' ,I"" 'l /' ,'t", ! ~ )\ 'Ii j' , I: ,; EXHIBIT Bll _.--" ,- -------- If ~ .' , . ~ -- ~---"-"'" . I I , , I Hi-'- . ! 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I .' ~ ~'fl "! ,', il--- ~i ~ ~ il! ~ , !il Io.l C"i ! 11~!i! ~~ il~:!i ~~ dill q t-i d 'I' ""~ !' q ~Io.l ~I I'! C~c'J. " 'lr' ,~ i,'e ~ I li;:'>l I !Il ~~ ~~i ~ I!' C"l ,I ., ~ / -'' - I. illl .n. PARCEL ! ~ER-AG-B9-423 . : I;~~ -. " ' , <, . ','l , ."l PARCEL 3 PER !",~, r-- --, ~ ' , , " ' 11 "', "I~;~ ( 1\- -I : ~ : II! '\ t~ HOSPfTAL EMPLOYEE PARKING LOT i1'i: I ~~ A ~:;:"~:T58 ,~" - " I" ~l' ,"', ~'/)b '." 'i EXH'rn" ITB'j'3 l: ',__~~ .. ~~ , I'~ 1- / " I ,'l'':1I'~i- - -~T:11:=-=-I; -i~~>~ !i,m~ ~~ ( I 4 --- ~ ~ 'I I <I" Ih 11'0 1: ! rl I' '. , ' 'I 'i~ ill ~I!I -;.;: .;, '1 ", ~. <! III. , 1 ile ili,'! 1'1' " ,", ~'!i !, : TRACT NO 2306 ~~ 2 ~ ) ~. @ ~i @ Il I I ,S~~::AMILY RESIDENCES !i ~ I io,! '€I!) ,J\l!: '.. .. 1,""1 " 'l~' 1"1 1.1 "---------'1 ~ ' " r~'~' \ I ,-", I l!lI! ~ ~ "!Iii I :~. ~ 0 ~ 1 '- I I'~ &i .. lii'l " "01 :'.' ---L.I ~ · ;, " r::=-~---~ '~ ~:-< " ,,' 1'..1 ,', II J2~~~-~~ - ; ~ : II ._-~ ~--I I i--,-. 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PARCEL 3 PER .,1" /~._-'" I PARCEL I PER AG-B9-423 I~:; AG-90-ISB ~il;~~~/ ~ \ I ~i !~i~!\ ' '~' I ---l ~ ~'l!6 \, I'Ct. 2/ ~ '''- _/ _HJ~WS_ _ _ _ _ ~~~ p - - - - ~~::- ~: ~, !ii', l!!i 'I i I I )jll i'" ~ I, I I TRACT NO 2305 'if ili' ; I ~ I ~ I 111;i : I, 'i; 1li I I, I: ~ I i: ~ ! r,i "~', '" . l',i I:, (, I II <'!l I ro I ~ii: I I !: ~ ~ t ~ i I: ii, ~ _ ~ ,I !i~ I ': ......~.. L..l .J , ....... I "I i"--:.~:m=- I .' t/ _ --I : ,-"', I . .- . i~ - 1 ----~l--;-- ._~ .r.,)-- I ';i I ~I -- ~-:-' ,;~-;:;",w. '".. --"" --~'-",-- ,-,'=11 ~.:, -- ~ (~.o,.~:" ~"_m;~:~' ;~/:;;~ ,;;;~~ e, ' I' ~': ",ff ~ if;r#- ~il ,ll:~t1:~I~n~~~' :~ JI'<'" ~ '1-<5 ';:~ ""~< 1\' ~;;~~<u,- 1'l2!1;a =... \:!, I', ;'5. 'g, 4 s . :J..~{'.>~= '~~1lI~,I; ~d8~~' ,: "'~. ,I" '" ~-:.t-. ~f'J" _ ~ il ii, 'I!;~r i!I~I! I ..... ,%,;. .' 'I 'i i II' lilli, 'I I I \ ~ . ~ " .' 'C,':" ~ .,:~~'~~.~:,~~"~... 'i '~':~ i ~ ~ I 11:..-l'2, ..~:~":,J,~'~~i <f',f "\:"<t>. ~.t" ;:~V'~ ~ ~ .J.'~'~= ~ r I I i ~"." 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'ni 1;-,; ~ . ,- ~, I : ' ,----,., z , ',~:~ ':~~r ~'J ;'1' " 11--- EXHIBIT B14 ~ " '-j I I n., ~:~~ ~ ~~ ~ I ~ ~~ ~ ~ ~~ ~ ~ ~ ~~ ~ II () ~ ~'( ~ '-j ~ ~~ ~ <: ~ ~~ 'Ii , ~ I::l . <" \; I ~ ~ ~~ (.oj :a,; ~ ~ ~l ~ II ~ ._-~-, , < ' ~ ~ ~ . ~~" ~ ~ ~ , ~~ - ~. ~ ~ ~ ~ is \J) ~ ~ ~ m ~. S'I ~ ! I~;ll ~~ I~~:~~~~ II II ;l! ~~ :: !ii ~~ I I: ~!l ~ ~ . ! l i I'; '.J..... ! "I" ~ ' l! II! ~~ l 'ii ~~' 1.1 l:ti 'I' ~ i.. ~. ,I ~ ~ MINUTES PLANNING COMMISSION JANUARY 3, 2006 '- 6:00 P.M. ATTACHMENT 1 CALL TO ORDER - The Arroyo Grande Planning Commission met in regular session with Chair Brown presiding; also present were Commissioners Fellows, Parker and Ray; Commissioner Tait was absent. Staff members in attendance were, Community Development Director, Rob Strong, Associate Planner, Kelly Heffernon, Assistant Planners, Jim Bergman and Ryan Foster, and Public Works Engineer, Victor Devens. ANNOUNCEMENT: Request the public to turn off their cell phones during the meeting. AGENDA REVIEW: No changes. APPROVAL OF MINUTES: Commissioner Fellows made a motion, seconded by Commissioner Parker to approve the Minutes of December 6, 2005 with the following corrections: Commissioner Ray: , . Regarding her previous request to clarify why Items II.A. and II.C. were removed from the Agenda, she wanted it made clear that the City was not granting time extensions in these specific cases; time extensions were not required. . Page 6, first paragraph, should read "...Tract 577 should have no more than 27 lots".... . Page 7, correct John Reynolds to John Runels (twice on same page). Commissioner Fellows: . Page 8, should state, "Commissioner Fellows returned to the meeting". . Page 10, last line should state, "...he asked what action the City is taking...". . Page 11, first paragraph, last sentence, remove the word sort just before parenthesis. The motion was approved by a 4/0 voice vote, Commissioner Tait being absent. I. A. ORAL COMMUNICATIONS: None. B. WRITTEN COMMUNICATIONS: 1. Letter re public hearing item II.A. on the Agenda, received December 27,2005, from Jim and RayAnn Crouse regarding Tentative Tract Map Case No. 05-003 & Planned Unit Development Case No. 05-007. 2. Letter re public hearing item II.B. on the Agenda, received January 3, 2006, from Michael Frederick, regarding Conditional Use Permit Case No. 05-014. C. REFERRAL ITEMS FOR COMMISSION ACTION None. II. PUBLIC HEARING ITEMS: A. VESTING TENTATIVE TRACT MAP CASE NO. 05-003 AND PLANNED UNIT DEVELOPMENT CASE NO. 05-007; APPLICANT - CCRED; REPRESENTATIVE - JASON BLANKENSHIP; LOCATION - FAIR OAKS AVE (vacant lot east of the hospital) PLANNING COMMISSION MINUTES JANUARY 3, 2006 PAGE 2 Associate Planner, Kelly Heffernon, presented the staff report for Commission review of a mixed-use development proposed in two phases on a 5.5-acre site, located east of Arroyo Grande Community Hospital on Fair Oaks Avenue. She stated tliat proposed Phase 1 includes thirty (30) 2-story town homes and a half-acre common open space area. Phase 2 is tentative at this time, but conceptually includes up to 120,000 square feet of medical office space with underground parking structure. The previous site plan reviewed by the Planning Commission as a Pre-Application on August 2, 2005, discussion had focused mainly on: . Archeological impacts. . Drainage to the creek. . Tree removal. . Pedestrian paths connecting the two uses. . Agricultural buffer. . Potential extension of Woodland Drive to the residential neighborhood to the north. The applicant has made numerous changes to the project plans based on comments from City Council, Planning Commission, Architectural Review Committee (ARC) and Staff Advisory Committee (SAC). Ms. Heffernon then described Phase I and Phase 2 of the proposed project; explained that Phase 2 would be subject to separate discretionary and environmental review as design of the commercial component (Phase 2) is tentative until the medical office Needs Assessment can be conducted; Woodland Drive is proposed to be extended"through the. site, separating the two uses; the internal private access driveway would be privately maintained; the existing exercise trail would be enhanced and the City would continue to maintain it. Ms. Heffernon continued further describing the common and private open space and stated that the project meets other Planned Unit Development (PUD) requirements and office mixed-use design standards; the ARC recommended that the project be approved subject to a condition that the applicant return to the ARC with the final building colors and materials prior to issuance of a building permit. In addition, Ms. Heffernon discussed the Initial Study with the recommended mitigation measures and explained the affordable housing requirement for the project. In conclusion, Ms. Heffernon stated that staff recommends that the Commission consider the information and mitigation measures contained in the proposed Mitigated Negative Declaration (Phase 1 only) and if the environmental review is determined adequate, adopt a Resolution approving the Vesting Tentative Tract Map and Planned Unit Development for the project. The following are highlights of questions asked by the Commission to help clarify their understanding of information contained in the staff report, and additionally some suggested changes: " . Will the exercise area remain public open space? Ms. Heffernon: There are two definitions in the Development Code for Common Open Space and so it is unclear; staff determined that it was part of the project as the applicant owns the land; subsequently future residents will be partial owners of the recreational trail; the City has the public easement over the property. PLANNING COMMISSION MINUTES JANUARY 3, 2006 PAGE 3 . According to the map it shows that the open space is owned by individual owners, but only on the back lot, how does this work? Ms. Heffernon: Staff assumed that the public and all of the residents would share the recreational benefits; the City will maintain the trail as the Cityhas the easement. . Is the creek and the riparian part of the common open space? Ms. Heffernon: The creek and riparian area is shared open space; this part of the creek is owned by the property owners; the applicant is required to do implement mitigation for enhancing the riparian vegetation which would be maintained by the HOA; the City has an easement for flood control (we are not supposed to get into the creek). . Asked for clarification on common lot 31, and where it was defined on the map; commented that it was difficult to define or calculate from the map: Ms. Heffernon referred this question to the applicant's engineer. . Lots 9-15 look as if they encompass the road. Ms. Heffernon: They encompass the private road/common driveway. Mr. Devens explained that an HOA or maintenance agreement would take care of the maintenance. . Does any of the drainage go into the sewer system or does it all go into the creek? Mr. Devens: It is collected along an 8" storm drain line that runs parallel to the creek and actually connects to an existing City line at the northeast corner of the project. . Who would be responsible for testing the water run off for contamination? Mr. Devens: It is not typical of a project to sample storm water run off after a development; this would have to be a mitigation measure. . How would the bio-swales work and how would they be set up? Mr. Devens: The vegetation (normal lawn) would filter storm water into the ground. . Is there parking on Woodland Drive? Mr. Devens: No parking would be allowed along the western edge of the Woodland Drive extension until Phase 2 is developed when it would be widened to 52 feet; parking is allowed along the east side; the private interior road will be a fire lane and parking would not be allowed (the applicant has proposed some guest spaces for parking). . What percentage of the Woodland Drive project would go toward the Capital Improvement Program? Mr. Devens: The applicant will pay a proportional share toward the sanitation district trunk line upsize, at a later date. . What are the improvements that the applicant will pay toward the intersection of Fair Oaks and Woodland Drive? Mr. Devens: The applicant did the analysis for a traffic signal and a four-way stop sign; however, the intersection did not meet the criteria so just a stop sign on the north side of Fair Oaks on Woodland Drive extension will be required; he then explained the criteria for a stop sign. . There are conflicting times for construction activity in the conditions. Mr. Devens: Public works limits times of construction activities requiring City inspections to the City's normal business hours. . Re Mitigation Measure (MM) 2.2: The Commission commented that this mitigation may not be achieved and it is not viable to approve a Neg. Dec on something that may not be achieved. Ms. Heffernon: This mitigation measure could be taken out and put as a condition of approval and agreed that a buffer would then have to be in place or eminent domain used. . MM 3.16, sodium street lights (non glaring lights): Are these the least glaring? Mr. Devens: These are the typical street lights normally installed throughout the City. Ms. Heffernon: Th,ere will be a lighting plan; there will be low lighting on the pedestrian walkway. PLANNING COMMISSION MINUTES JANUARY 3, 2006 PAGE 4 I , . MM 4.3, this mitigation talks about grading into the creek; is there actual plans to cut into the creek? Ms. Heffernon: This mitigation is based on discussions with Fish & Game and related to the creek bank and the erosion at the outfall and corrugated pipe. . Page 20, sentence half way down paragraph, re California Red-legged frog; change the word only to not, to make sense of this. . MM 4.6, rock slope protection in the open space, 25-foot setback riparian area, should specifically refer to creek erosion. Ms. Heffernon: Agreed to add language to state that, "Any invasion into the 25-foot creek setback should not occur unless it is to correct an erosion problem". . MM 4.10, why is a footpath to the creek being proposed? Ms. Heffernon:' There is already an informal path; this proposal is to direct people to an area where they would not disturb riparian vegetation. . MM 6.2, how will maintenance for the inline filter system work? Mr. Devens: The inline filter system requires a check up just twice a year and vacuuming out if necessary; maintenance would be taken care of by the City. . MM 10.1, need to add the word pay. . MM 14.4, need to clarify that the banks will only be stabilized where access to the creek is designated. . MM 14.6, re stockpiles of debris not being allowed to enter the creek: Ms. Heffernon: Agreed that specific language should be added to state that this should not be allowed in the riparian area (25-foot creek setback). . Ms. Heffernon confirmed that it was proposed that Woodland Drive would have bollards at the end, removable only by emergency vehicles. . Mr. Devens: Re the corrugated pipe, staff was confident that it could either be repaired or the whole pipe replaced. . Mr. Devens: The Woodland Drive decision is temporary and would have to be looked at again with Phase 2. . What is the City accepting as a Hospital Facilities Plan (Phase 2), and is the Commission being asked to approve the residential (Phase 1), without knowing what Phase 2 will consist of, or even if it will be acceptable. Mr. Strong: The Office Mixed Use (OMU) district included the design overlay and CHW requested that this be placed to protect future development; CHW have conducted sufficient study of their hospital needs to co-applicant this proposal to reserve an option to purchase the entire west half of the property on which they estimate 120,000 sq. ft. of medical related facilities could be built; there is no definition of what a hospital facility plan was expected to contain. . Does the City have adequate manpower to carry out all of the mitigation measures required? Mr. Strong: It is the City's responsibility to monitor most of the mitigation measures; if there was inadequate staffing we would impose on the developer sufficient information requirements that he could employ independent consultants selected by the City to assist them in monitoring. . . Asked for clarification on where the storm drain drop-inlets are located on the plan. Mr. Devens: Described how the drainage would work; pointed out that the applicant is proposing some short retaining walls to increase elevations and maintain the natural drainage pattern of the site while still being able to connect to an existing City facility. PLANNING COMMISSION MINUTES JANUARY 3, 2006 PAGE 5 . Mr. Devens: Fire lines would not be required on Phase 1, but would be required for Phase 2. . Clarification was requested on the open space statistics table on the plan. Ms. Heffernon explained how the calculations were arrived at for common and private open space. . Clarification was requested on Table 16.36.020 for OMU Minimum Site Development Standards. Ms. Heffernon: The density is established at the zoning level; the zoning allows for 15 units per acre and what is proposed is 11 units per acre; the PUD . process allows deviation from minimum lot width and depth; what is proposed is consistent with the Development Code and density etc. . Re the Geo Solutions Report: Mr. Devens: Staff is satisfied that most of the seismic induced settlements would be addressed by the recommendations; a standard condition could be added that a soils engineer be present on site, during stripping of surface materials; staff is satisfied that the sub drains and back drain systems should not be an issue. . Asked for clarification on why both bio swales and an in line filtration systems are recommended and that this condition should clarify that both are proposed. Mr. Devens: Stated the dimensions of the bio swale and that maintenance would probably be taken care of by the individual property owners; this requirement could be added to the CC&R's to make sure no alterations are made. . Asked for wall height starting from Fair Oaks and up towards the corner of the project. Mr. Devens: It is a consistent height of two feet all the way except along the top of the project which varies in height. 8:00 D.m. The Commission took a 10-minute break. Chair Brown opened the public hearing for public comment. Chair Brown announced that Gary Young, applicant, had requested to speak after the public comment so he could respond to any questions that would be asked. Chair Brown stated although this was not the normal order due to the number of public present he would allow this; if the public wishes to speak again after the applicant they can do so. Bernard Landsman. 579 Newman Drive, lives near the creek, stated he has great concern with the traffic issue; during a recent discussion with Chief TerBorch he had been told that sometimes it is difficult to get emergency vehicles through Brisco; joining Woodland Drive to Fair Oaks is absolutely dangerous from every point of view; in the past he had discovered jaw bones near the creek (Chumash remains) and he knows this is an area of burial grounds for Chumash Indians; he would be interested to find out how sensitive the applicant is to this. Bardhvll Nushi. 641 Cerro Vista Circle, stated he was disturbed by discrepancies between this project and the pre-application project reviewed in August 2005; he represented many of the neighbors present at the meeting; their main concerns were that the traffic study does not take Woodland Drive and South Alpine into consideration and is barely noted in the report; at present at least forty children walk past his house going to school to get to Fair Oaks and cross the road without too much activity; with this project it could add 240 trips a day; removable bollards will not work for the community; for safety, Woodland Drive should PLANNING COMMISSION MINUTES JANUARY 3, 2006 PAGE 6 no go through and should not connect to South Alpine; a single swing gate with knox box for emergency access in place of the bollards is preferred; the open space beyond the gate could be used for a dog park and it would not be much for the City to maintain. The buildirig setback with pathway behind it will create a long alleyway; to avoid this it would be better to increase the building setback to the edge of property line to create a buffer and make the open space safer, especially for the children who walk through this area on a daily basis; at the previous meeting the applicant had stated that the buffer between the townhouses and the current asphalt trail would be 40 feet, now it is 6-7 feet. There is also a concern that the density of the residential subdivision is based on Phase 2, which does not have a plan; Catholic Hospital West (CHW) has not indicated how they could use the square footage and there is no justification at present to show that they could use 120,000 square feet of medical offices. The applicant is using Woodland Drive as an excuse to split the project. The parking for the additional square footage has not been addressed. In conclusion, Mr. Nushi stated that most important for the neighborhood is the safety of the children; any decision on Woodland Drive and any additional traffic studies should be done now by the City and not when Phase 2 comes in. Chair Brown asked for a show of hands from the public present who were in support of Mr. Nushi's comments; a majority of the public agreed with his comments. Denise McDade. Cerro Vista Circle, stated concern for the safety of children; there are no sidewalks on the brand new homes on S. Alpine and half of S. Alpine has no sidewalks so children are walking on the streets now. Piper Adleman. 606 Cerro Vista Lane, stated children use the pathway to walk to school everyday and he would not like to think of this as being enclosed; there were a lot more neighbors who were present earlier who had to leave due to the late hour; his concerns were the traffic issue because all the children are directed to go through the "health park" and up to Halcyon to school; some of the congestion is caused by the fact that homes on Alpine Street are all red curbed so no one can park; this area is one of the prime Chumash burial sites in the county. Paul Wellencamp. 653 Cerro Vista, South Alpine dead-ends into his driveway; when he first moved in a motorcycle came around the corner and crashed into his garage and there has also been another accident at the same site since; opening up Woodland Drive will increase traffic coming from both directions and make the corner even more unsafe. Robert Chapel. 646 Cerro Vista Circle (Trustee of property), stated concern with timing of the hearing, it had been difficult to get information from the City due to the holidays; a staff report for a project of this size should be available at least two weeks before a hearing. His main concerns were that it is a bad example of City planning to open up Woodland Drive and allow traffic from a multi family area through a single family neighborhood; a traffic study should be done that addresses the impact of the cars from and to the development before this proposal goes further; the view impact of these buildings will be tremendous, but this could be mitigated if flat roofed buildings were designed; the runoff into the creek needs to be addressed as there is already a flood issue; runoff from onsite should be contained onsite; paths on the property always end up being taken over by the adjacent property owners as they do not like the public walking through their property; this needs to be made clear in planning process. to enforce people from walking through back yards; it is bad procedure to approve a project without seeing the whole project because the impacts cannot be properly addressed; when there are so many items in the negative declaration it should probably not have been so declared. PLANNING COMMISSION MINUTES JANUARY 3, 2006 PAGE 7 : Robert Berryhill. 629 Cerro Vista, concern with older homes on Alpine Street that have . single width driveways as they use on-street parking; adding traffic to this .by having Woodland Drive go through would cause Alpine and Cerro Vista Streets to become a traffic hazard. Debra West. 159 So. Alpine, stated concern with the loss of open space in an area that at present is a very beautiful place to walk through; right now there is a separation between residence and commercial and she is concerned with how this would affect the feel of the neighborhood and change the nature of it. Chet Williams. 649 Cerro Vista Circle; concern with children that go to high school that walk the pathway every day; would like to see access go through the hospital area; like the proposed area to go for a park and be dedicated to the Chumash and Mr. Greib; workshops need to be done on projects like this to study it and to make a better community for our children and for ourselves. . David Butz. 295 Halcvon. stated his concerns were the traffic issue; loss of viewshed and open ,space. This is a sensitive area for the Chumash and he would like to see how developers would be able to do anything without avoiding this. Regarding the light, there is zero cut-off lighting available. Jim Crouse. works for utilitv companv. stated presently there is no lighting in the path area of the proposed project; a gate would be much better to stop traffic going through than bollards. Gabe West. neiohborhood child, stated he and his friends use the pathway a lot for biking and going to the elementary school and with all the extra traffic it would not be safe; he hoped there would still be a small access to get to the creek. Gary Young, 2815 Mesa, applicant, spoke at length giving the history of their project and it's progress through the City. They had made the requested changes to the proposal after the pre-application had gone through the SAC, ARC, Planning Commission and City Council. He introduced the experts who were available to answer Commission questions: . Lenny Grant, LGA, project architect . Jim Burrows, Firma, landscape plan . Jeremy Larney, Arborist . Ken Chicone, Civil Engineer . Gary Dillinger, Catholic Health Care West (CHW) . Derek Rap, Penfield & Smith, Traffic Report . Sherry Gust, CogSource Realty Management (digging and archeology report) In reply to a question from Commissioner Ray regarding Mr. Nushi's comment on the buffer between the houses and the asphalt trail, previously stated as 40 feet, he may have been referring to the area between the townhouses and the wall. In reply to a question from Chair Brown in regard to the different heights of the wall, Mr. Young replied that it was probably due to the grading; his engineer could confirm this. In reply to a question from Commissioner Parker, Mr. Young verified the width of the path as being 12 feet. . In reply to a question from Commissioner Fellows, Mr. Young agreed that buildings 7-11 would block pedestrian access to the creek. PLANNING COMMISSION MINUTES JANUARY 3, 2006 PAGES Lenny Grant, LGA, described recent similar projects the applicants had completed locally. Chair Brown stated this project does not have enough parking due to the fact that there are no driveways for parking and that guest parking spaces would be used instead and asked Mr. Grant if there were any similar projects in the City with this parking. Mr. Grant stated that the Stonecrest project had similar parking and explained that in order to get the density and affordable housing it was necessary to design the project in this way. Chair Brown stated a concern that after this project was developed it might be found that the parking does not work. In reply to a question from Chair Brown, Ken Chicone explained the grading of the project and why there are so many retaining walls and why the height is six-foot in one area. In reply to a comment from Commissioner Fellows, Mr. Grant said the ARC had not requested materials samples; Mr. Young stated they could do this. In reply to a question from Commissioner Ray, Mr. Young explained that one of the reasons it is better for them to design with PUD's rather than condominiums is due to the high cost of insurance for the project. In reply to a request from Chair Brown, Mr. Young pointed out common lot 31 and the easement on the site plan. Sherry Gust, archeologist, stated that the largest archeological site in Arroyo Grande area (site 393) is situated entirely north of the proposed development; if the site development does not go below five feet (there are probably artifacts below the five feet) there should be no impact; there is property just above Newman Drive that is just pure midden (black dirt) with chip stones, shells etc. Mr. landsman spoke again refuting the fact that there is black dirt on Newman Drive and was concerned that Ms. Gust's comment that unless the ground is disturbed below five feet there should be no concern. 10:00 c.m. Commissioner Ray made a motion, seconded by Commissioner Fellows to continue the meeting to 10:30 p.m. The motion passed on a 4/0 voice vote; Commissioner Tait being . absent. The Commission took a 15-minute break. Commissioner Fellows made a motion, seconded by Commissioner Ray to continue Item II.C. and iliA to the meeting of Feb 7, 2006; the motion passed by a 4/0 voice vote. Chair Brown asked for the experts on various aspects of the project that were present, to speak next. In reply to a question from Chair Brown, asking about the potential number of trips going toward Halcyon if bollards were not there, Mr. Rap, Penfield & Smith, stated that this was not a part of Phase 1, so they had not got into this, but instead the traffic report provided PLANNING COMMISSION MINUTES JANUARY 3, 2006 PAGE 9 figures for traffic projected toward Halcyon and going north; their general observations for the cut through was that there would not be an extensive number of non-local traffic using it. In reply to a question from Commissioner Parker, Mr. Rap stated that the analysis for the build out included Phase 1, and Phase 1 & 2 separately; re Page 38 & 39 (recommendations to bring down LOS), most mitigations deal with Phase 2 and later focused on Phase 1; Phase I added about 6% cumulative traffic. In reply to a question from Chair Brown, Mr. Burrows, Firma, explained how they justified the type and size of the Ag buffer included in their report; they had not yet completed the mitigation measure 4.6 (riparian habitat and restoration plan). Chair Brown stated he had a difficult time approving something they had not seen. In reply to a question from Commissioner Parker, Mr. Burrows replied that the actual Ag buffer footage between lot 30 and the agricultural land is less than 100 feet. Commissioner Parker asked about runoff containment on site; stated she had a concern about runoff into the creek, she did not have a lot of faith in the in line system, bio-swales are not 100%. Mr. Burrows said the bio-swales for light rains improves water quality before it goes into any pipe or the creek; for heavy rains the in line system cleans it further and tests it. Commissioner Fellows stated he would like to see an Ag buffer design based on the Queensland Report in order to protect the farmers, the agricultural land and the residents of any new homes. Regarding a letter from David Foot, Firma, re mitigation measures, Commissioner Fellows asked for clarification re permeable paving for the parking bays, down drains discharge, additional native ground covers to provide filtration and slow the runoff; he also. stated that there may be some controversy between the ARC's recommendations for more trees and having a non-combustible fire break along the ag buffers; use of recycled construction materials where ever possible was recommended. In reply to Chair Brown, Mr. Young explained that maintenance of the bio-swales included being mowed maybe twice a year and plant materials need to be kept moist; during summer it will need to be irrigated. Mr. Bardhyll spoke again and stated some of his questions had not been answered, specifically regarding justification for the density of the housing and clarification of the rearyard setbacks on the units. Chair Brown stated that the applicant was aware of his concerns and they would be addressed. Chair Brown closed the public hearing for public comment. Commission comments: Ray: . Concern with allowing the creative solution for Phase 1 without seeing Phase 2. . Not satisfied with the Traffic Study. . Very concerned with the tunnel effect on the walkway and safety for the children. . Not sure about Woodland Drive; will need a lot more information to make a decision. . Uncomfortable with the information received from CHW, although they did not have a chance to speak tonight and she would like to hear from them at the next meeting. . Open space/common/maintenance/individual versus community issue is muddy and needs to be cleared up. PLANNING COMMISSION MINUTES JANUARY 3, 2006 PAGE 10 Fellows: . The worst thing you can do to a neighborhood is to dump thru-traffic into streets that were not built for this and where people have lived for years; Halcyon will become like a freeway; he would do anything he could to keep traffic off South Alpine. Brown: . The staff report and applicant's discussion should include the definitions on this project and define where the public open space and common open space lies and how it was calculated, specifically in regards to the Vesting Tentative Tract Map. . Commissioner Fellows's concern on the Ag buffer is a huge issue; how was the buffer arrived at and how was it determined it to be appropriate; concern with open space versus trees: there is probably a solution for this. . Like to see other similar successful projects in Arroyo Grande; is not comfortable that people will be required park in their garages because there are no driveways; believes this is not human nature. .. Did not see a specific condition regarding affordable housing. . Agreed with Commissioner Ray's concerns about being asked to accept a part of the project on faith. Parker: . This project does not look like Office Mixed Use; it looks more like a PUD; would rather see this coming in as a PUD in two phases. . She would like to see a map that designates the distance between buildings etc; she would like to see the wall and heights designated. . She has concern with the walkway and the safety issue. . Would like to see Plan B for the ag buffer on the northeast area; does not believe eminent domain is the answer. . Hazardous materials and run off into the creek is a big issue although bio-swales and in line filters are a good start; wants to know for sure if there will be no contaminants running into the creek. . Like to see Fish & Game involved with the creek plan and for the walkway that goes to the creek (to review chemical runoff). . Does not like private ownership of public open space; also has concern with the common open space designations. . Would like to see footprint statistics corrected to show what the true lot coverages are. . Would like to know what will be addressed by the HOA and CC&R's. . Has a problem with the parking; removing the front yard setbacks removes two possible parking spaces; need to provide adequate parking somewhere. Commissioner Ray made a motion, seconded by Commissioner Parker, to continue discussion of the item to a special adjourned meeting, January 31,2006, at 6:00 p.m. B. CONDITIONAL USE PERMIT CASE NO. 05-014 & MINOR 'EXCEPTION 05-001; APPLICANT - CINGULAR WIRELESS; REPRESENTATIVE - GORDON BELL, STRATEGIC REAL ESTATE SERVICES; LOCATION - 301 TRINITY AVENUE Associate Planner, Kelly Heffernon presented the staff report to consider the proposed construction of a 53' 11" tall bell tower on an existing church to house panel . telecommunication antennas, and installation of a 12' (W) x 20' (L) x 10' (H) equipment shelter. The SAC & ARC recommended approval of this Conditional Use Permit with the MINUTES PLANNING COMMISSION SPECIAL MEETING JANUARY 31,2006 6:00 P.M. ATTACHMENT 2 " CALL TO ORDER - The Arroyo Grande Planning Commission met in regular session with Chair Brown presiding; also present were Commissioners Fellows, Parker, Ray and Tait. Staff members in attendance were Community Development Director, Rob Strong, Associate Planner, Kelly Heffernon, Assistant Planner, Ryan Foster, and Public Works Engineer, Victor Devens. ANNOUNCEMENTS: Request public to turn off their cell phones during the meeting. AGENDA REVIEW: No requested changes to the agenda. APPROVAL OF MINUTES: The minutes of January 3,2006 were approved on a motion by Commissioner Fellows, seconded by Commissioner Parker, with the following requested changes: Fellows: . Page 7, should state ...Mr. Young verified the .width" of the path as being 12 feet. Ray: . Page 8, should be, Sherry Gust, Archeologist (not Architect). Parker: . Page 10, 3rd paragraph, 1st bullet: Change wording to state, "...would rather see this coming in as two phases"; 2nd bullet: Change the word "everything" to "buildings"; ih bullet: Add the word "designations" at the end of the sentence; Add the word "somewhere" at the end of sentence. The motion was approved by a 5/0 voice vote. Commissioner Parker requested the minutes of January 17, 2006, be pulled and considered at the next regular meeting - February 7, 2006. Commissioner Parker made the motion, seconded by Chair Brown; the motion was approved on a 5/0 voice vote. A. ORAL COMMUNICATIONS: None. B. WRITTEN COMMUNICATIONS: 1. Memo from Kelly Heffernon, Associate Planner, regarding TTM 05-003 & PUD 05-007: Changes to draft Conditions of Approval and Mitigation Measures. C. REFERRAL ITEMS FOR COMMISSION ACTION: None. II. PUBLIC HEARING ITEMS: A. CONTINUED FROM 01-03-06: VESTING TENTATIVE TRACT MAP CASE NO. 05- 003 AND PLANNED UNIT DEVELOPMENT CASE NO. 05-007; APPLICANT - CCRED; REPRESENTATIVE - JASON BLANKENSHIP; LOCATION - FAIR OAKS AVE (vacant lot east of Arroyo Grande Hospital). Associate Planner, Kelly Heffernon, presented the staff report for continued review of a mixed-use development, proposed in two phases, on a 5.5-acre site. Highlights of the report focused on the Phase 1 proposed to include thirty (30) town homes and over an acre of open space to be offered as dedication to the public (14,000 sq. ft. of common open PLANNING COMMISSION MINUTES SPECIAL MEETING JANUARY 31, 2006 PAGE 2 space and approximately 9,000 sq. ft. of private open space). Phase 1 is subject to the Office Mixed Use (OMU) standards and the Design Overlay OMU-D-2.20, general mixed- use standards, PUD standards, agricultural buffer and creek setback requirements. Phase 2 conceptually consists of a medical office complex with up to 120,000 sq. ft of floor area and subterranean parking and will go through a separate discretionary and environmental review once detailed plans have been submitted. Ms. Heffernon then listed the items of concern that were discussed during the January 3, 2006 meeting; stated that the applicant had submitted additional information based on these issues; in response to issues raised on the Ag buffer, a report prepared by Firma verifies that the Ag buffer should be measured from the other side of the creek and not from the small piece of land located northeast of the property which is not viable for any agricultural production. Ms. Heffernon stated that modified Mitigation Measure 2.2 explains that the zoning interpretation on creek setback area for the Ag parcel located northwest of the creek should be Public Facilities (a small portion of land was inadvertently shown as Ag); lot 31 was conditioned to be dedicated to the City as public open space and would include creek channel, creek setback area, Ag buffer and pedestrian trail easement. In conclusion, Ms. Heffernon explained that after discussion with some Commission members staff had made some recommended changes to the Conditions of Approval and Mitigation Measures and these had been handed to the Commission this .evening. Staff , recommends that the Planning Commission adopt a resolution recommending approval of Vesting Tentative Tract Map 05-003 and Planned Unit Development 05-007 to the City Council. Chair Brown asked for clarification on why they now had to make a recommendation to the City Council and why the Commission could not make the decision on this. Mr. Strong explained that City Code states that any action requiring City Council approval converts final action of the project, by the Planning Commission, to an advisory recommendation to City Council. ! Chair Brown opened the public hearing for public comment. Gary Young, 28 Mesa Alter, applicant, introduced their consultants who were present to answer Commission questions. Jennifer Martin, Architect, LGA, described the changes that had been made to the project to address the Commission's concerns voiced at the meeting of January 3, 2006. Gary Boringer, VP for Strategic Planning, Catholic Health Care West, gave the history and intent of overlay; stated that the 75/25 percent designation was put in place after the initial recommendation of 50/50 percent designation; they had worked with the developer and staff during the last nine months to develop this project. In conclusion, he explained that their goal iSito continue to safeguard the area around the hospital and develop a facilities plan and options for the future. The phased development is based on the 75/25 percent allocation of uses which gives us flexibility and time to develop. We want to meet the needs of the hospital and the community and be sensitive to the neighbors. PLANNING COMMISSION MINUTES ' SPECIAL MEETING JANUARY 31. 2006 PAGE 3 David Foote, firma, showed the latest landscape plan which included a sketch of the pathway alongside the units. His discussion focused on concerns raised by the public and Commission at the last meeting. He stated that they had looked at the Queensland Report for guidance ,on the setbacks for the Ag buffer and had addressed the concern regarding fire hazards by recommending trees that the County recommends for both Ag buffers and low fuel areas and emphasized that the landscape would be irrigated; he clarified the proposed plant materials (trees) to be used and showed how they should look when mature. Barbara Washinaton, 621 Cerro Vista Circle, stated concerns that the development will impact the natural feel of the creek area; asked if Fish & Game would be monitoring this area; stated 30 two-story homes will be an intrusion on the creek and existing neighbors; this is the only open space in the area and natural plant species should be left alone, open areas kept open (not over-plant). Bardhvll Nushi. 641 Cerro Vista Circle, spoke at length and stated concern with the change that the project has taken and with the fact that the Commission could now only recommend to City Council due to the interpretations required; asked how could this be allowed to proceed to C,ouncil when the whole scope of work for Phase 1 is based on Phase 2 (Phase 2 seems inappropriate and inconceivable). Chair Brown stated that the general idea behind the overlays is that it is a planning tool to determine what the ultimate possibilities may be. Mr. Nushi continued: If Woodland Drive is not going through why is the parcel still being divided in haif; asked that the site be re-Iooked at getting it back to SO/50; still has concerns that alley (pathway) is a security issue and only having a four foot fence will allow people to look right into the houses; the real issue is that the pathway goes up to 15 feet because of height of houses; the buildings are too close to the pathway to create a user-friendly alley; there is a need to back away from the pathway and lowering the fence does not help; the path will be in the shade most of the day due to the structures but trees will soften it. In conclusion, Mr. Nushi stated concern that the decision to not allow Woodland Drive to go through should be permanent not temporary; he showed a sketch for an alternate design which included a small park; he requested the applicant revisit the project and set the bike path further away from the homes. Scott Washinaton. 61 Cerro Vista Circle, stated he walks to school every day along the pathway and expressed his concerns that wildlife would be affected; the buildings are too close to the creek; crime rate in the area will increase; having the fencing along the path is unsafe; he plays with his friends every day at the health park and this area may not look too nice with gates. Darlene Mack. 576 Woodland Drive, stated a concern that even though the applicant said that Woodland Drive would not go through to S. Alpine, the staff report states that this will be revisited again with Phase 2; she asked if this would have to go to a public hearing to be changed? Chair Brown stated there would be additional public hearings. Robert Berryhill. 629 Cerro Vista Circle, stated his concern that the new houses will be too close to existing houses; the walkway/bikepath will be narrower due to the addition of the landscaping:(trees) each side of the path; it would be too narrow for two bikes to pass. Debra West: 159 S. Alpine Street, stated concern that this project will radically change the open space area; Arroyo Grande is giving away their open space especially in the central PLANNING COMMISSION MINUTES SPECIAL MEETING JANUARY 31,2006 PAGE 4 area; she understands the need that the hospital may have for the extra space, but the City needs open space that is natural (not drainage basins and PUD's). Patrick Kellev. 187 S. Alpine Street, third generation in his house, stated concern with the future and concern for the safety of children with the potential increase in traffic. Gabe West. 159 S. Alpine Street, stated concern that he will be walking the path when he goes to high school and wants it to stay safe; he has concern with walking to school on the roads due to traffic. Piper Adleman. 606 Cerro Vista Lane, stated concern that her four children will not be safe walking to school on the proposed path if it becomes an alley; it will invite graffiti and other problems; they already have to drive really slowly on the local streets as there are always a lot of children playing in the streets around her neighborhood. Chet Williams. 649 Cerro Vista Circle, stated concern with traffic congestion (increasing every day); asked if they will have parks coming into the area for the children; the open space is the only area children have to play; with the proposed heights of units he would no longer be able to see the path with children walking to school; he could see problems in the future. Christina Coffman. 220 S. Alpine Street, stated concern that the area is changing; other new projects in the area have built small parks for the children, but this project does not include a park; he would like to keep the small town atmosphere. Colleen Nushi. 646 Cerro Vista Circle, asked those in the audience who were there to support her and her husbands' comments to stand up (approx. 20 people stood up); she stated her main concerns were that the Woodland Drive decision to not go through was not a permanent one for the sake of the safety oftheir children; if it is not stopped now it will have a dramatic impact on our children. Ravann Crouse. 637 Cerro Vista Circle, stated concern with loss of safety and agreed with a lot of the issues addressed by others. Darlene Mack spoke again, stated concern with traffic issues on Halcyon and Grand Ave; if Woodland Drive ever did connect to Cerro Vista drivers would be taking a short cut to get to Fair Oaks for the High School or the freeway; traffic in the morning and afternoon at school times already backs up to the mortuary and Grand Ave. ! In reply to a question from Chair Brown, Mr. Young stated that the Commission would have to listen to public input and make a decision on Woodland Drive; the trail, riparian corridor and creek areas will remain the same and the proposed c;fevelopment will not affect any of these areas; :Woodland Drive will be a political decision. Commission:questions to Mr. Foote: Brown: ' . Asked for clarification on the rendering of the path showing landscaping and lighting. Mr. Foote described the rendering in detail and explained why they had chosen this specific line of site, described the view from different directions and from the proposed units. Tail: . Is there a concern that roots from the proposed larger trees will lift the path or the neighboring property; would having deciduous trees cause a lot of leaf drop? Mr. Foote: In areas like this we put the trees in a barrel to intercept the roots and get them 'to grow downi the trees do not have to be deciduous. PLANNING COMMISSION MINUTES ! SPECIAL MEETING JANUARY 31" 2006 PAGE 5 I I . Why choose the London Plane tree over California Sycamore? Mr. Foote: The California Sycamore is more irregular, and susceptible to blight at certain times of the year causing them to drop leaves early, but this does not endanger them. . In reply to another question, Mr. Foote stated the windows on the second story of the units are for bedrooms/offices. Fellows: . Since the bio-swales have been removed what will be put in their place? Mr. Foote: He had not been updated on this change, but there could be a connection from the interior loop street to the public path. . The ARC recommended good size fruit trees in the parkway, adjacent to Woodland Drive, why are the trees small now? Mr. Foote: This comment from the ARC may have ~een missed; he would look at the minutes, but they can put larger trees in. Tait . . Re the public concern with losing open space and the natural feel of the creek; he thought the plans actually enhance these areas, but asked for a comment on this. Mr. Foote: Under most zoning codes a pathway would be required along the creek with enhanced landscaping. In this case, the existing path will be enhanced with native riparian vegetation, adding to the natural feel of the creek and providing a more effective buffer. Brown: I , . Is the current vegetation along creek sufficient to create enough vegetation for the Ag buffer? Mr. Foote: He would definitely say so; it is 100 feet plus wide. Tait: . Re th~ triangle portion of land that is not being zoned Ag land, is this no longer a concern where the five units are proposed? Mr. Foote: It is not a concern with this new d,esignation. . For irrigated row crop the County requires a 200-500 foot Ag buffer; how do you justify not doing this here with the irrigated row crops? Mr. Foote: Basically because the creek and the integrity and density of this riparian corridor provide a major barrier. . Mr. Foote's reply to another question: The prevailing wind pattern (drift) from the farmland is towards the other Ag land, to the east, and is not such a big concern. Fellows: ' . The Queensland report recommends a non-combustible edge to both sides of the Ag buffer and a specific plant make up to protect people who live adjacent to the farms; what does an Ag buffer do to protect the residents? Mr. Foote: It intercepts dust and spray and also the trees have some ability to trap particles and airborne spray. . Had they noticed the gap in the Ag buffer? Mr. Foote: They had noticed it and they propose to plug the hole with trees on their side. . Will firma guarantee that the Ag buffer will not burn down? Mr. Foote: No one would guarantee this, but it will provide protection. Brown: . What' can be done within the creek easement to improve the long-term vegetative quality (riot in the boundaries of the residential project)? Mr. Foote: The City manages this area by mowing, but everything in that area could be enhanced by more native plants. , ' PLANNING COMMISSION MINUTES. SPECIAL MEETING JANUARY 31, 2006 PAGE 6 I . What is the time frame for maturity of the proposed trees. Mr. Foote: The trees will be managed by the City, but with good irrigation oak trees can double their size in 6- 8 year's; the sycamores can double their size in about 3 years. Tait: . Are the trees (mentioned above) specifically for the Ag buffer to intercept? Mr. Foote: These trees serve well for Ag buffers and low fuel zones; he would recommend a mix of both California Sycamore and London Plane trees, especially in a native environment. . There.are at least three Eucalyptus trees in the area of the creek; should these come out? Mr. Foote: Unless clearly mandated, it is best not to get into the creek area; the Eucalyptus in this area are not out of control; the pros outweigh the negatives. Parker: . MM 4,7 re enhancement of the pathway: Will there be any creek enhancement in . this a~ea? Mr. Foote: Because of the concern with fire, we are trying to balance this concern by planting native plants and trees in the area. Mr. Young stated he was intending to object to this mitigation as it does start a new path and it would, not be desirable to have a path down to the creek due to grafiUi and other public nuisances taking place down there. , Mr. Strong stated that Ms. Heffernon's memo suggests deleting this mitigation measure (MM 4.10) and replacing with language to state "To combat unwanted creek access and foot traffic that disturbs riparian vegetation, the applicant shall offer to dedicate a trail easement to :the City, subject CDFG approval". Parker: . If the ,trail were given to the City, would the City have to enhance it? Mr. Strong: It was not intended to be a trail and the City could determine it unsafe and preclude access- Fish and Game will be the determining factor. Tait: . How can access be prevented? Mr. Strong: Fish & Game or the City can prevent or restrict access with additional deterring vegetation, such as poison oak. 8:20 p.m. The Commission took a 10-minute break. Parker: , . MM 4.6 has been deleted so is there no longer a riparian habitat plan? Mr. Foote: This measure was primarily related to potential storm drain improvements in the bank, but a condition can be imposed to widen the enhancement area out to the riparian edge to get more plants in there and can occur along. the whole frontage all the way down. Tait: . . He was disappointed that MM 4.6 had been deleted; the developer should submit a riparianllandscape restoration plan to the City and it should be monitored by Fish & Game. Ms. Heffernon: This mitigation measure is very specific about doing improvements to the drainage (the outfall to the creek); we are not clear if the applicant can obtain permission to do work on property that does not belong to them; I , ' PLANNING COMMISSION MINUTES : SPECIAL MEETING JANUARY 31, 2006 PAGE 7 I _ MM 4.3 (in the memo) does relate to this, but she would not be opposed to putting some 'of the information (that was struck in 4.6) back in if preferred. Parker: . She would like to see MM 4.6 put back in (even if it only applies to restoration after the erosion mitigation) to ensure that there will be a restoration plan if anything is done in the creek; she asked Mr. Foote if he could be in charge of a plan? Mr. Foote.' That would be fine, but he explained that the City would be required to monitor this with the applicant and Fish & Game. Brown: . He would also want to see a restoration plan as the City is the responsible party to see that this is done. . Asked for clarification on the parking for the project. Ms. Martin clarified the number of parking spaces and short-term parking in front of the units plus the distance allowed for maneuvering in and out. :... Mr. Strong commented that parallel parking in this project should not be encouraged; there is ample and~safer parking in the garage space; the entire driveway is a fire lane. Brown: . He is concerned that residents would not have a way to parallel park in this project. Parker: . Why is a handi.cap space required for residential? Mr. Grant, LGA, explained that 10% of town homes are required to have ADA accessibility; near the park is the most logical, but it can be moved if required. . The City's ~D calls for 2-car garages (covered parking) and Y:z space per unit; however, she does not know of any other approved PUD that has no driveway (1/2 space only for guests) and no parking on the street; staff states this is enough parking, but she does not feel that it is. Mr. Strong: This project meets the City's minimum standards for both resident and guest parking for this density; (this is a multi-family PUD); if the parking expectation is to allow parking in front of the garage or the equivalent to off-street, then the General Plan and mixed-use and multi family zones will not work; the Community Development Department is in the process of amending the Development Code; as yet the mixed use and multi family districts and the PUD standards have not been updated; most of the projects that are pending are generally higher density, mixed-use projects, and none of them will meet the expectation of parking in front of the garage; if this is required none of them will be apprqved and we will then be back to the conventional single-family subdivision design. Fellows: . Would the internal streets be open to neighborhood foot traffic (like children going to school)? Ms. Martin: They will be. . Will material samples go to ARC. Ms. Martin: They will. Commission. questions to Mr. Young: . CC&R's should contain a regulation that prohibits the four-foot fence (on the developer's side) from being raised. Mr. Young agreed. I I '. I PLANNING COMMISSION MINUTES SPECIAL MEETING JANUARY 31, 2006 PAGE 8 Tait: . Re the public comment regarding Woodland Drive, the gate, and putting a park like area in: Could this be considered given that the emergency access would still need to go through? Mr. Young: The proposed design for a park that Mr. Nushi submitted, would not be feasible because Public Works wants the right-of-way, that the project will dedicate, to align with the existing portions of Woodland Drive. ! Mr. Strong stated that the City could require a specific landscape treatment in addition to the 20-foot wide asphalt path; this could be required of the applicant. Ray: . What will happen with the small triangle shaped piece of property, at bottom of the plan, if access becomes an issue? Mr. Young: In the future this may have to be dealt with by the City. . Parker: : . Had Mr. Young heard from the Fire Department regarding whether the emergency access is needed? Mr. Young: The Fire Chief is comfortable with the 20-foot wide access with either bollards or a gate included; he had not discussed whether it was needed. Brown: . If bio~swales disappear what will happen to those areas? Mr. Young: If we go with the vaults then the bio-swales will be landscaped; we may take one of those areas and make a trail that connects the road down to the creek easement for our residents. . Special Condo #9: You are already over the total living and work related square. footage totals? Mr. Young: Explained how they arrived at the percentages in the report. Ray: i . Expressed concern at the way the percentages were arrived at; at the last meeting the Commission was told that all the calculations were based on the 120,000 sq. ft. for the medical offices and now you are stating the opposite. . Mr. Young: In discussions with staff, this is the way we were advised to calculate; he agreed that they were 5,000 sq. ft. over when considering the 75/25 percent. Brown: . Asked for clarification on Condition No. 54: Mr. Young: The way the drainage is proposed would not work. Mr. Devens: Confirmed that this condition may have to be amended after it has been reviewed, as it may be infeasible. . Concern re Condition Nos. 57 & 58: Mr. Young: Explained how the existing 48" storm water pipe was working; the City is asking us to mitigate the erosion; so as not to disturb the creek, we are proposing that we slurry the bottom and sides of the pipe with concrete and on the outfall we are proposing to add language to state that the developer will contribute up to $10,000 cost towards fixing the current City problem, there{3fter the developer and City shall pay their respective pro-rata shares; where we tie into the 48" pipe we have agreed to pay for installing a new manhole and fossil filter (the City will maintain it). Tait: . Condition No. 57 what mitigation measure will cover this? Ms. Heffernan: The new I . lang~age for MM 4.3. PLANNING COMMISSION MINUTES SPECIAL MEETING JANUARY 3~, 2006 , PAGE 9 Parker: , . MM 4.3: The language should be more specific to state a streambed alteration permit shall be required from Fish & Game to put rip-rap in the creek. Brown: I . MM 4!6, asked for clarification. Mr. Foote: Recommended that rather than change 4.6, more language could be added to 4.7 that explicitly defines the extent of what the enhancement and restoration needs are and if the Commission's intent is to have it on the other side of the path (between the path and the riparian area) to make it more comprehensive they could recommend this. Parker: . 4.6 d~als with after the repaired rip-rap is put into the creek; would you be allowed to go into the creek to increase habitat? Mr. Foote: The applicant does not own the . land ~nd the City does have an easement for drainage, but the landowner may agree with this. Ms. Parker: 4.6 could be put back in with a sentence to state, "as long as it is acceptable to the applicant". Ms. Heffernon stated that they would not require the applicant to do something that is not acceptable. Ray: . MM 8.1 conflicts with conditions 61 regarding construction times. . Ms. Heffernon: condition No. 61 is only for purposes of public inspection for Public Works. Tail: . Is it typical to have Monday through Saturday for construction times? Ms. Heffernon: It is what has been done discretionarily in the past. , Commission questions to staff: Fellows: I . Concern with the bollards; will they keep motorcycles from going through? Mr. Devens: If pedestrians can get through then so can motorcycles; there are some ways to install poles in a jogging pattern to stop this. Mr. Strong: He would rather not see a design where a bicycle would have to be lifted to get through; it could be signed to warn motorcycles not to go through. . Why is there a choice between Bio-swales and vaults? Mr. Devens: Staffs ultimate preference is to have vaults installed, but due to the constraints did not have enough details to decide this before the meeting. . MM 3.14, concern with the "where feasible" language. Ms. Heffernon: There are some instances where this cannot be done in some instances based on the design. i 10:00 p.m. ~ Commissioner Fellows made a motion, seconded by Commissioner Ray to continue the discussion to 10:30 p.m.; the motion was approved on a 5/0 voice vote. Parker: . Doe~ there have to be an emergency access through the Ag property. Mr. Strong: The Fire Chief would want a secondary access and the neighborhood to the north would also need secondary access. . Why, does the whole project need to go to City Council when there are only two " issu€!s that they need to consider? Mr. Strong: The Development Code states the PLANNING COMMISSION MINUTES SPECIAL MEETING JANUARY 31, 2006 PAGE 10 requirement. If any aspect of a project requires City Council approval, then the wholeiProject must be decided by City Council. Tail: I . . Asked for open space calculations clarification. Mr. Strong: The table does' not contain a description of public open space; the Code shows inconsistency; open space' does not all have to be usable; the PUD standards do not have any reference to public open space and whether it has to be usable or not. . Why can't a combination of bio-swales and other methods be used? Mr. Strong: If other, systems were used in conjunction there would no longer be a bio-swale opportunity; bio swales are not beneficial in some areas; staff wants to come up with the best management practices for this location. Brown: ' . Is there a successful office mixed-use project with similar density to this that we have . done in the City? Mr. Strong: There are a couple of residential PUD's, but not without some parking in front of the garages; staff has done research in other areas (example San Luis Obispo) that has similar mixed use projects that are functioning , well with less parking. Commission Comments: Tail: . From public comment he felt it would be nice if a small park could be provided that would still allow emergency access. . He is 'okay with the pathway; maybe go with evergreen trees. o The public has a major concern with Woodland Drive going through; we need to do something about this. o There needs to be a riparian restoration plan. o He is :fine with the parking. o Open space issues will need to be resolved "down the line". o Pretty good project. Parker: o She supports Woodland Drive not going through; would like to see both ends closed and have a park on both ends; if it is narrowed down in this area maybe it could have moreigreenery on either side. o The pathway does not look like it will be a problem; re does not know how to make public concerns on safety resolved; she would be uncomfortable with the privacy issues (re the fencing) if she were to own one of the units; the pathway could be removed, but then the public would lose it altogether. o The Ag issue seems to have been worked out; she would recommend to City Council to follow through on looking at the rezoning, especially as it is not prime Ag land.! o The HOA should have some rules enforcing' the parking' inside the garages; suggested mitigation to have no oil changes/washing of cars etc. because of the impact on the creek. o She recommends creek dedication to the City Council. o Supports the project; she is pleased with all the changes and research that has been done~ o She is glad to see the public area of walkway remain public. PLANNING COMMISSION MINUTES SPECIAL MEETING JANUARY 31.2006 PAGE 11 . Re the Ag issue: Is comfortable with the setback of 175 feet-plus, and that they were keeping out of the 25-foot setback all along the creek. . Would like to see the couple of changes discussed in the mitigation measures regarding the riparian plan done if possible; agrees that 4.6 should be put back in with language discussed. Fellows: : . MM 2,1, transfer disclosure statement: This is not enough warning to a purchaser of the property; a bold statement to warn potential buyers that they are living close to farmland. . Condition No. 23, (one tree every 75 feet is too far apart), change to one tree every 35 feet, and they should be trees'of stature like liquid amber or oaks. . He wquld like to see the real material samples go to the ARC. . He would like to see at least one walkway from the internal driveway to the creek (where the bio-swales were proposed). . If bioswales are not as effective as vaults then vaults should be used. . Make-up of the Ag buffer is pretty close; augmentations discussed by Mr. Foote should be added and fire resistant plants should be used, even in the backyards of the units that are backing up to the pathway and Ag land and take it back to ARC for review. . He has been confused by the public's comments on the pathway; he considers it an amenity and when lighted it will be safer than it is now; anyone going from S. Alpine to the elementary or high school can just walk down Woodland Drive and not go down the path. . Regarding the design of the five homes that back up to the homes on Cerro Vista Circle, it is a goofy idea to have a sunken garden where someone can jump over the fence; into the backyard; these five units should be smaller, the back yard larger and further away from the pathway and have a common sense six foot fence on the same:level; also the units should not be so tall because of the houses behind. . It is a great idea that the applicant has agreed to put in the' new manhole and filter the water. . The one tree by the top lot should be saved (native California Walnut). . He would love to have a park, but the City cannot afford to buy it as a park or afford to water it. . He is! not sure about the parking; a middle ground would be good and maybe the project should not be so dense; however, if we don't have dense infill maybe we will have sprawl. Ray: . She is conflicted about the project; Mr. Young presented a very good project with complex problems and she appreciated the packet that she received this week with color 'renderings etc. . The primary focus needs to be on the future success of the hospital; the hospital has stated they are happy with this proposal, but the following were her reasons for not . being able to support the proposed project: If Phase 1 is approved as presented what happens with Phase 2: The merits of a 120,000 sq. ft. project have not been discussed or presented for public comment; there! are two variances being made for this proposal 1) we are going from area of r , . PLANNING COMMISSION MINUTES SPECIAL MEETING JANUARY 31, 2006 PAGE 12 land to area of square footage and, 2) we are fudging on this; she has a problem making a such a huge jump. There are no examples throughout the City showing that this can be done, no examples of subterranean parking and the costs involved in doing this. The staff report for Phase 2 will have to include environmental review, substantial transition areas and subterranean parking; what if this is not financially viable;: for this alone she could not recommend approval of this project to City Council. What if the applicant builds out Phase 1 and sells off the land for Phase 2; the profit margin from Phase 1 to offset the cost in Phase 2 would be lost. The ,,!pplicant has done a great job with the residential portion, but in good conscience for the City she could not approve Phase 1 as it might make Phase 2 . infeasible and might even preclude something else being built in Phase 2 if that land is sold separately. Brown: . Agreed with Commissioner Rayon some measure that we are dealing with an unknown, but looking at this property in it's entirety and City Council's desire to do the oyerlay to help the medical facilities; this is a good first step and we cannot determine the financial future of the hospital; the percentages 75/25 & 50/50 are just a rough planning tool; the overlay planning tool is not set in stone. . He has a concern about parking; he is starting to come around to higher density projedts. . This City has not dealt with office mixed use with a parking element so he has a concern with this issue; with a reduction of units some additional parking could be provided. . He cOuld vote for this project based on Mr. Strong's representation that he can bring some discussion to Council the successfulness of this project at this location. . He w~nts MM 4.6 put back in. : In reply to a question from Chair Brown, Mr. Strong stated that regarding MM 2.2 if the Commission supports the interpretation, and the Council concurs it would not require a Developmeni Code Amendment; the preference would be to return to the map in the Development Code that designates the creek area as Public Facility, then the Ag boundary would be the east side of the creek. . Chair Brown: made a motion, seconded by Commissioner Tait to recommend approval to City Council of the Tentative Tract Map and Planned Unit Development with the following amendments included: . The modifications to draft conditions of approval and mitigation .measures contained in the: memo from Ms. Heffernon, dated January 31, 2006. . Amendment to condition of approval No. 23: Change one tree every 75 feet to one tree every 35 feet. . Reinsert MM 4.6, amended as discussed. . Modify MM 4.7. with language that explicitly defines the extent of the enhancement and restoration needs in the riparian habitat area beside the path. . Delete MM 4.10. . PLANNING COMMISSION MINUTES SPECIAL MEETING JANUARY 31, 2006 PAGE 13 and adopt: The motion passed on the following roll call vote: AYES: NOES: ABSENT: Chair Brown, Commissioners Tait and Parker Commissioner Fellows and Ray None Commissioner Fellows stated he could not vote for this motion for three reasons: 1) The location of the proposed five units next to the path is not fair to the existing homes, 2) The backyard situation if not acceptable, and 3) The units should be further away from the path so an alleyway is not being created. i III. NON-PUBLIC HEARING ITEMS: . A. CONTINUED FROM 01-03-06: PRE-APPLICATION REVIEW CASE NO. 05-011; APPLI~ANT - RICK WHEELER; LOCATION -189 BRISCO ROAD. Due to the late hour the Commission agreed to move consideration of this item to the next regular meeting February 7, 2006. IV. A. NOTICE OF ADMINISTRATIVE DECISIONS SINCE JANUARY 17, 2006 !;0-}A-V!t~lN:Wli~W~~ jir;$;ttiaWi {-';}RI~H'n~;F, -" 1. MEX 05-016 Patricia Marr 266 W. Branch Permit existing garage conversion to A R. Foster livin s ace. 2. ARCH 05'019 SCHS 134 S. Mason New garage/storage building to A R. Foster match existin house. .3. TUP 06-001 Amgen Tour of Passing thru Arroyo Part of the inaugural Tour of A J. Bergman CA Grande Califomia. 4. M EX 06-002/ Reece Benson 558 Paseo Minor exception for front yard A J. Bergman VSR 06-004 setback (18') and retaining walls (up to 8' . 5. PPR 05-026 & Dave Sturges 130 & 132 Short St. Mixed use project. A J. Bergman VSR 06-001 6. MEX 06-003 Nanci Parker 1127 Yard Loomis Minor exception for front yard fence A J. Bergman , Lane hei ht. 7. VSR 06-002 D. & G. Shetler 1575 Chilton Street A new 2-story residence replacing A B. Soland an existin sin le-sto residence. 8. MEX 06-004 Rivera & Son 547 Ladera Place Replacement of failing retaining wall A J. Bergman Excavating with a similar concrete block wall va in from 4-8' in hei ht. 9. MEX 06-001 Jerold Berg 555 Palos Secos To allow an elevator io encroach A T. Ricard , into the setback. , PLANNING COMMISSION MINUTES : SPECIAL MEETING JANUARY 31, 2006 ! , I The Commission unanimously agreed that they had no concerns with any of the administrative approval items. Mr. Strong stated the items would be approved after a 10- day appeal period. PAGE 14 V. DISCUSSION ITEMS: Mr. Strong asked for a Commission member to volunteer to be a representative on a "Sales Tax Advisory: Committee". Chair Brown volunteered to represent the Commission on this committee. Mr. Strong stated the first meeting is scheduled for February 15, 2006 at 7:00 p.m. VI. PLANNING COMMISSION ITEMS AND COMMENTS: None. , VII. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS AND FOllOW-UP: None. VIII. ADJOURNMENT: The meeting was adjourned at 11 :00 p.m. ATTEST: l YN REARDON-SMITH SECRETARY TO THE COMMISSION TIM BROWN, CHAIR AS TO CONTENT: ROB STRONG, COMMUNITY DEVELOPMENT DIRECTOR (Minutes approved at the PC meeting of , 2006) ATTACHMENT 3 Minutes: City Council Meeting Tuesday, March 14, 2006 Page 4 9. PUBLIC HEARING 9.a. Consideration of Vesting Tentative Tract Map No. 05-003 and Planned Unit Development No. 05-007 for a Phased, Mixed-Use Development Located on Fair Oaks Avenue East of Arroyo Grande Community Hospital; Applied for by Central , Coast Real Estate Development. Acting 'Community Development Director Heffernon presented the staff report and recommended the Council adopt a Resolution approving Vesting Tentative Tract Map No. 05-003 and Planned , Unit Development No. 05-007. Staff responded to questions regarding open and common space standards; drainage as it relates to the use of porous pavers versus underground vaults or bioswales; and the proposed gate at the end of Woodland Drive for emergency access only. Mayor ,Ferrara opened the public hearing and invited comments from those in the audience who wished to be heard on the matter. Garv Younq, representing Central Coast Real Estate Development, gave a brief history of the project's development review process and explained that based on feedback received, a project was developed which addressed the constraints that were raised. He thanked Arroyo Grande Community Hospital (Hospital) and Catholic Healthcare West (CHW) which attended all the prior meetings and helped develop the project. Rick Castro, President and CEO of Arroyo Grande Community Hospital, noted that 20 months ago Arroyo Grande Hospital was acquired by CHW and had started a process to develop a Strategic Plan to address immediate healthcare needs and to determine future needs. He acknowledged that the hospital was landlocked; however, the Hospital needs to plan for future growth. He acknowledged the Council's approval of the OMU D-2.2 Overlay. He commented that healthcare is a changing environment and the Hospital needs time to plan for its future growth and to:define the needs of the medical and surrounding community. He supported the project as proposed. In response to questions by the Council regarding the conceptual design, Mr. Castro confirmed that the Hospital needs the maximum amount of square footage (up to 120,000 sq. ft.), as well as the other 3.5 acres to the north, for potential future expansion. He noted the Hospital needs time to plan appropriately and that it was not yet known whether the expansion would .be to the Hospital or for separate medical offices or exactly how much space would be required to meet the needs of the community. David Foote, from FIRMA and speaking on behalf of the applicant, addressed issues relating to proposed ,agricultural buffers and setbacks; and responded to questions from Council regarding the width of the proposed pedestrian path; landscaping; fencing; and soil type/class on the adjacent triangular piece of land. Bardhvll Nushi, Cerro Vista Circle, stated he was speaking on behalf of his neighborhood which includes Cerro Vista Circle, S. Alpine, Dodson, Newman Drive, Eman Court, and Taylor Place and asked those in the audience who live in those areas and for whom he speaks to please stand. He read from a prepared statement (on file in the Administrative Service Department) expressing concerns and opposition to the proposed project, including the Woodland Drive extension as it relates to public safety; the proposed site design as it relates to size, scale and loss of rural character; site design as it relates to buffers and the proposed pathway; lack of compliance with Ordinance 557 (OMU D-2.2 Overlay); and the lack of an approved Hospital Facilities Plan. He concluded by requesting the Council to reconsider this project. Darlene Mack, Woodland Drive, spoke in opposition to the extension of Woodland Drive and requested the existing termination of Woodland Drive be permanent. She submitted written comments for the record (on file in the Administrative Services Department.) Minutes: City Council Meeting Tuesday, March 14, 2006 Page 5 Deborah West, S. Alpine Street, stated that the project's density is a problem because of traffic and noted that it is surrounded by a low-density residential area which includes a neighborhood of children and schools. She suggested consideration of a plan that could be spread out. She expressed concerns about the Phase 2 with so much office space and where the traffic would exit. She stated the Hospital should have more space for its use and opposed high-density , housing. She also stated preservation of open space is very important. Gabe West, S. Alpine Street, stated he and his friends play in the neighborhood and the existing open space is very important to them. Scott Washinaton, Cerro Vista Circle, agreed with previous pubiic comments and stated he likes to play with his friends in the open field. Bernard Lansman, Newman Circle, read from a prepared statement (on file in the Administrative Service Department) expressing concerns about the project's potential impacrto Arroyo Grande Creek. He referred to and read excerpts from Ordinance No. 550 regarding agricultural buffer requir~ments. He urged the Council to take into consideration concern for the creek environment. Victoria Shutton, S. Alpine Street, expressed concern about congestion, safety, and loss of open space as a result of the proposed development in this area. Robert Berrvhill, Cerro Vista Circle, referred to the pedestrian pathway and stated it would be difficult for law enforcement to patrol this area and the pathway within the project could attract vandaiism, graffiti, and a criminal element. He further opposed the size and scale of the project as it would impact views and decrease property values in the neighborhood. No further pubiic comments were received and Mayor Ferrara closed the public hearing. Garv Youna, applicant, responded to issues regarding drainage and conditions of approval that will address rehabilitation of the existing storm drain iine; noted that there is a long term agreement with Cathoiic Healthcare West for the development of the property; stated that approval of a deed restriction on the property would restrict Phase 2 to hospital/medical office use, and noted that prior to recordation of the final map, they would execute and record an agreement with CHW; stated that the project meets the standards of the OMU D2.2 Overlay; provided further information on the use of biofiltration swales to faciiitate project stormwater drainage, and displayed a sample of a porous paver. Council Member Arnold provided the following comments: - Initially thought Phase 2 should be developed first; however, after meeting with Hospital representatives, he understands their timing issues for future planning; Concern with residential parking availabiiity; acknowledged Development Code requirements had been met; however, he thought more parking should be required for this project. Suggested a parking agreement with Phase 2 to provide additional parking for residentiai component; Acknowledged community concerns; however, supported the Woodland Drive extension and noted that the existing stub was meant for the road to go through; Suggested traffic mitigation measures such as speed humps, additional stop signs, bulb- outs, and enhanced traffic enforcement by the Police Department; Noted 'that having homes close to the pedestrian would diminish the safety issue; Acknowledged that the existing open space is private property and was not meant to remain as open space; Thinks this is a good project; however, he questioned whether this was a good project for the existing neighborhood; Minutes: City Council Meeting Tuesday, March 14, 2006 Page 6 - Noted that the proposed site plan looks different than what was presented at the Pre- Application. - Wanted assurance that the Hospital would be protected and that the residents are not impacted more than they need to be. Council Member Dickens provided the following comments: - Had five areas of concern: housing, the Overlay (hospital and medical use); traffic circulation, appropriate agriculture buffer, and open space; Referred to General Plan Update which involved comprehensive review of land use options and to redesignate properties appropriately. Noted that the subject property was zoned as Mixed Use which means it will be developed and was not meant to remain as open space; In response to safety concerns, referred to nearby County developments on the Mesa and noted that majority of traffic will be generated from those developments down through the City; Noted that installation of sidewalks is the property owner's responsibility; Traffic calming measures must be reviewed; cannot support putting blockades up. It is important from traffic circulation standpoint to open up circulation and not close it off; Housing and medical use: Supports more dense project on this site in order to attract hospital personnel to area; a more dense project would mean housing costs would be lower; Agricultural buffer: Noted that Ordinance 550 protects agriculture zoned property; property in question is not zoned Agriculture. He noted that the triangular piece of land is zoned Agriculture and it needs to be mitigated. If project moves forward, proposed that a zone change be prepared to redesignate that piece of property as Public Facilities. Also proposed an in-lieu fee to mitigate the loss of that small parcel of agriculture land (distributed to staff a proposed formula establishing an estimated in-lieu fee which is on file in the Administrative Services Department); Pathway: Disagreed with comments regarding safety issue. Once developed, would eliminate transient issues; area would be safer, more people to observe and monitor activities. Would agree to modifying the space between the buildings and the pathway as it is a bit confined as designed. Understands Hospital's need for time to develop a plan for future needs. Acknowledged that adequate space is needed for the hospital. With minor modifications, can support the project. Council Member Costello provided the following comments: - Asked how agriculture buffer is measured (from the agricultural property boundary); Supported preserving agricultural land; however, he noted that the .074 acre piece of land is impossible to be farmed and there should be some sort of mitigation for it. He noted that to preserve agricultural land In other areas, higher density development must be considered to meet State housing requirements; Acknowledged this is a mixed use project and it is critical to protect the portion designated for future hospital/medical use; Does not oppose the proposed residential development; however, must address some of the parking problems to ensure enough spaces are provided; Noted that a portion of the park will remain; and a pathway will remain; Noted that whether or not Woodland goes through, police visibility is still there; Creek habitat and environment will remain protected; drainage will be improved in development process; Can support project as proposed with minor modifications; Minutes: City Council Meeting Tuesday, March 14, 2006 Page 7 - Has mixed feelings about Woodland extension, however, he noted the stub is already there. Suggested keeping it closed in Phase 1 and reevaluate extending Woodland Drive in Phase 2. MayoriPro Tem Guthrie provided the following comments: - Addressed intent of mixed use zoning and how it relates to this project; spoke about opportunities for higher density residential; Addressed the Overlay and the intent to provide for the expansion of the Hospital; Acknowledged that CHW is on board with the proposed project and it works for them; Expressed concern about whether the Overlay was necessary for the remaining property; Generally supports the project and noted that there is significantiy less impact than it would have been if it had been developed entirely as commercial; Addressed traffic circulation as it relates to the Woodland extension; noted he did not think this would be a good connection and would not oppose keeping it closed; Addressed parking issues; Supports the proposed pedestrian trail and did not feel it would create an unsafe environment; acknowledged that site constraints required a 12 foot pathway and suggested that a portion of the path along the creek could be eliminated to improve the site; Agricultural buffer distance is adequate; if triangular piece is zoned Agriculture, should be mitigated. Believes the General Plan designates the property as open space. Residential component will generate very little traffic (24 peak hour trips); Expressed doubt that 120,000 square foot of office space with underground parking would ever be built due to construction and building expense; Acknowledged significant improvements to drainage; not ready to share costs 90/10; Suggested removing the Overlay from the Development Code; favors alternative with deed restriction; Generally supportive of project with minor modifications. Mayor Ferrara displayed the previous conceptual site plan presented at the Pianning Commission's Pre-Application review and noted that the site plans are significantly different as it relates to the residential and hospital/medical office layouts as well as open space. Mayor Ferrara provided the following comments: - Number one priority is to ensure that Arroyo Grande Community Hospital expands where they can remain viable and provide adequate healthcare services to the South County; Not opposed to the residential density; although he preferred the original configuration versus the conceptual design being presented tonight; Would like to have provided direct housing support (workforce housing) for a Hospital expansion; however, the timing of the Hospital component makes that impossible; and noted that the City's housing goals are aligned with the principles of smart growth. Envisioned the project being built together to encourage workforce housing in order to reduce certain impacts such as additional traffic generation. Drainage: Would not approve any project in such close proximity to the creek that does not have some form of on-site retention; stated that for a project of this size, porous pavers are not sufficient in heavy rains; Circulation: Acknowledged existing stub and street configuration; noted City's goal is to improve circulation segments in the City; if Woodland is extended, ingress and egress onto Fair Oaks would benefit the residents; once project is fully developed, can use traffic calming devices if necessary. I I I I I I Minutes: City Council Meeting Page 8 Tuesday, March 14, 2006 , . I . - No! issue with agricultural buffers. Acknowledged that concerns expressed by Council Member Dickens were valid; Concerned about current site plan and does not think the square footage (120,000 sq. ft.) of prdposed hospital expansion is viable; prefers surface parking instead of subterranean paiking; - PrJfers original conceptual site design with less mass; favors this type of project in this area, hoWever, not supportive of current configuration and mixed use proportion of project; - Not supportive of proposed mitigation for drainage. i Council discussion ensued regarding drainage. I I Ken Chacone, project civil engineer, discussed site constraints, including elevation changes, and how itiwas determined to adequately address drainage for the project in an environmentally friendly manner. I Mayor!Ferrara referred to the completion of an Alternative Study for Zone 1/1A and suggested that staff circulate the Study to the Council and the applicant for review as it relates to drainage and illipacts to the creek. He also recommended that before making a determination on this project, that the City receive direct feedback from the Department of Fish & Game, Salmon Enhanpement, and the Resource Conservation District. Following further discussion, Mayor Ferrara suggested a continuance in order to seek a conceptual site plan that is closer to what was originally' presented, and to see a modified strategy on the drainage issue as it relates to the creek. He reiterated that he has no problem with th'e project concept, however, he was not in favor of the current design or the proposed mitigation measures and conditions as it relates to drainage. I I Council Member Dickens moved to continue consideration of Vesting Tentative Tract Map No. 05-003 and Planned Unit Development No. 05-007 for a Phased, Mixed-Use Development Located on Fair Oaks Avenue East of Arroyo Grande Community Hospital; Applied for by Central Coast IReal Estate Development, to provide the applicant adequate time to address concerns raised by the Council. Council Member Arnold seconded the motion. I . DiscuJsion ensued and consensus was reached that the motion included seeking direct interaction with Fish and Game, Resource and ConserVation District and Salmon Enhancement as it relates to drainage and potential impacts to the creek; as well as clarifying that the concerns to be addressed include parking, open space, review of the D-Overlayas it relates to the lack of a Hospital Facilities Plan and mixed use proportion and square footage requirements; and consideration of agricultural land mitigation. The m~tion carried on the following roll-call vote: I AYES! NOES: ABSENT: I , Mayorl Ferrara called a break at 10:24 p.m. The Council reconvened at 10:42 p.m. I ! Dickens, Arnold, Costello, Guthrie, Ferrara None None ATTACHMENT 4 CITY OF ARROYO GRANDE INITIAL STUDY SUMMARY - ENVIRONMENTAL CHECKLIST Project Title & No. VTTM 05-003 and PUD 05-007 - Fair Oaks Mixed Use Proiect ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The proposed project could have a "Potentially Significant Impact" for at least one of the environmental factors checked below. Please refer to the attached pages for discussion on mitigation measures or project revisions to either reduce these impacts to Jess-than-significant levels or require further study. [gl Aesthetics [gl Geology and Soils D Recreation [gl Agricultural Resources D Hazards/Hazardous Materials [glT ransportation/Circu lation. [gl Air Quality [gl Noise [gl Wastewater [gl Biological Resources D Population/Housing [gl Water [gl Cultural Resources [gl Public Services/Utilities D Land Use DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation. the Environmental Coordinator finds that: D The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. [gl Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. D The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. D The proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. D Although' the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the propo ed . ct, nothing further is required. ..--:10 Kell Heffernon, Associate Planner Prepared by (Print) 12/13/05; 9/5/06 Date Rob Strong, Community Development Director Reviewed by (Print) Signature Date City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 1 Proiect Environmental Analvsis The City's environmental review process incorporates all of the requirements for completing the Initial Study as required by the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The Initial Study includes staff's on-site inspection of the project site and surroundings and a detailed review of the information in the file for the project. In addition, available background information is reviewed for each project. Relevant information regarding soil types and characteristics, geologic information, significant vegetation and/or wildlife resources, water availability, wastewater disposal services, existing land uses and surrounding land use categories and other information relevant to the environmental review process are evaluated for each project. Exhibit A includes the references used, as well as the agencies or groups that were contacted as a part of the Initial Study. The Community Development Department uses the checklist to summarize the results of the research accomplished during the initial environmental review of the project. Persons, agencies or organizations interested in obtaining more information regarding the environmental review process for a project should contact the City of Arroyo Grande Community Development Department at 214 East Branch Street Arroyo Grande, CA 93420 or call (805) 473- 5420. A. PROJECT DESCRIPTION: Proposal by Central Coast Real Estate Development, Inc. for a Vesting Tentative Tract Map and Planned Unit Development to construct the first phase of a two- phased mixed-use project on a 5.5 acre site. The site is located on Fair Oaks Avenue and is surrounded by medium density residential development to the north and south, Arroyo Grande Creek to the east, and Arroyo Grande Community Hospital to the west. A City-maintained recreational path with exercise stations runs along the eastern border of the site adjacent to the creek and along a portion of the northern border. Phase I is a 30-unit single-family residential development in a townhouse configuration with 45,631 square feet of open space to be dedicated to the public, and Phase II is a medical office complex of up to 40,000 square feet of floor area with surface parking. Approximately one (1) acre of the Phase I property is in open space or undevelopable due to agricultural setback, creek setback and easements. The project plans show Woodland Drive extended through the site separating the two uses and constructed to City standards for future dedication. Design of the commercial component is tentative and therefore future development of Phase II will be subject to separate discretionary and environmental review. This Initial Study evaluates potential environmental impacts primarily for Phase I, although some sections generally address potential adverse impacts from Phase II as currently described. The site has varying topographical gradients. The property slopes down gently (6% slope) in the northwest region, increasing to roughly 14% slope near the central region, and then decreasing to nearly level in the southeast region. The site then drops down sharply along the southwest boundary where the property adjoins Fair Oaks Avenue. Site drainage follows the topography to the southeast towards Arroyo Grande Creek. The site is vegetated with native and exotic grasses with eucalyptus and remnant walnut orchard trees. Project storm drainage will be filtered through two (2) open bottom vaults and four (4) bioswales, collected in several drop inlets and conveyed in 36" perforated pipes to Arroyo Grande Creek. Other runoff will drain to Fair Oaks Avenue. ASSESSOR PARCEL NUMBER(S): 006-391-044 City of Arroyo Grande, Initial Study for "Cherry Creek" Page 2 B. EXISTING SETTING LAND USE CATEGORY: Office Professional (0) ZONING: EXISTING USES: Office Mixed-Use (OMU) with a design overlay (D-2.20) Vacant TOPOGRAPHY: Slopes down to creek and Fair Oaks Avenue VEGETATION: PARCEL SIZE~ Native and exotic grasses, eucalyptus and remnant walnut orchard trees 5.5 acres , SURROUNDING LAND USE CATEGORIES AND USES: North: Single,-Family Residential - Medium East: Conservation/Open Space (C/OS) and Density (SFR"MD); single family residences Agriculture (Ag); Arroyo Grande Creek and , cultivated, irrigated field crops South: Single-Family Residential - Medium West: Office Professional/Medical - Hospital Density (SFRLMD); single family residences (O/H); Arroyo Grande Community Hospital c. ENVIRONMENTAL ANALYSIS During the Initial Study process, several issues were identified as having potentially significant environmental effects (see following Initial Study). Those potentially significant items associated with the proposed project can be minimized to less-than-significant levels by incorporating the mitigation measures listed below. All mitigation measures contained in this Initial Study shall be included in the Conditions of Approval for the project. CITY OF ARROYO GRANDE INITIAL STUDY CHECKLIST 1. AESTHETICS - Will the project: Potentially Impact can Insignificant Not Significant & will be Impact Applicable mitigated a) Create: an aesthetically incompatible D D [g] D site open to public view? b) Introduce a use within a scenic view D D [g] D open ;to public view? , c) Change the visual character of an D [g] D D area? d) Create glare or night lighting that D D [g] D may affect surrounding areas? e) Impact unique geological or D D [g] D physical features? f) Other D D D D City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 3 Setting. The project will develop a 5.5-acre site that is currently vacant and partially used for passive recreation by means of a pedestrian and bicycle trail with exercise stations that runs along the east side of the property adjacent to the creek. The view from the surrounding residential neighborhood to the north and along Fair Oaks Avenue will change from vacant land to high-density residential and medical office, uses. The surrounding areas within the same visual context have been similarly developed with the adjacent Arroyo Grande Hospital and residential units. The City's Architectural Review Committee considered the project design, colors and materials and recommended approval of the project with conditions. All of the recommended changes have been incorporated into the project design. ' Impact. Policy C/OS1-1 of the Agriculture, Conservation and Open Space Element of the General Plan encourages protection of visually accessible scenic resources. A 'scenic resource' is further defined as "agricultural land, open spaces, hillsides, ridgelines, canyons, valleys, landmark trees, woodlands, wetlands, streambeds and banks, and well as aspects of the built environment that are of a historic nature, unique to the City, or contribute to the rural, small town character of the City." Although the City has not officially recognized this property as being a sensitive scenic resource, the site does have an open space quality that is visible to the surrounding neighborhood and the public traversing Fair,Oaks Avenue. Lighting of the pedestrian trail could create adverse impacts to the adjacent creek habitat and nearby residents. Mitigation/Conclusion. Construction of urban features will alter the aesthetic "open space" character of the project site that is considered an adverse impact. However, the project adequately incorporates landscaping, open space, pedestrian paths, widening and enhancement of the existing trail, and an agricultural buffer that will soften the visual impact of the proposed development from the views of the surrounding neighborhood. To avoid light "spillage" onto adjacent properties and to further reduce visual impacts ibeyond what is already provided in the project description, the following measures are required: 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. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD; Police Dept. Prior to issuance of Building Permit MM 1.2,: Exterior lighting for the pedestrian trail shall be low intensity, low height and shielde~ to prevent illumination of creek habitat and adjacent residents. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD; Police Dept. Prior to issuance of Building Permit MM 1.3: The applicant shall submit final exterior colors and materials of the town homes for Architectural Review Committee approval. The colors shall blend as much as possible with the surrounding environment. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD Prior to issuance of Building Permit City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 4 Potentially Significant 2. AGRICULTURAL RESOURCES - Will t.he project.: a) Convert prime agricultural land to D non-agricultural use? b) Impair agricult.ural use of other D property or result. in conversion t.o ot.her uses? Impact can Insignificant Not & will be Impact Applicable mitigated D ~ D ~ D D D ~ D D D D c) Conflict with existing zoning or D Williamson Act program? d) Other D Setting. The' subject property is located across the creek from a 13.15-acre agricultural parcel, currently in row crop production. The project site has been utilized in the past as a fruit and nut orchard, evidenced by the remnant orchard consisting of mature and declining English walnut, apricot and other fruit trees on the upland portion of the site. The existing orchard has exceeded the limits of its productive life, and has been unmaintained for more than two decades. The soil type of the property is identified as "Oceano Sand" (Dune Deposits) according to the USDA Soil Survey of San Luis Obispo County, which is Class II "non-irrigated". A Soils Engineering Report was prepared for the site dated September 23, 2005 (Attachment A) that provides a more detailed soils classification chart based on multiple borings. The report concludes that the site is suitable for the proposed development with implementation of recommendations in the report for site preparation, earthwork, foundations, slabs, retaining walls and pavement sections. Impact. City Policy Objective Ag1-1 of the Agriculture, Conservation and Open Space Element of the General Plan states the following regarding conservation of prime farmland soils: "Designate prime farmland soils that are not predominately committed to non-Agricultural development as Agriculture (Ag) and/or Agriculture Preserve (AgP), whether or not in current agricultural productive use." On May 24, 2005 the City Council considered an interpretation of Policy Objective Ag1 and determined that a change ,in land use or development of properties not already zoned Agriculture, Conservation, or Open Space does not constitute a loss of prime farmland soils, regardless of soil type. City records indicate that the property was originally zoned Professional Commercial (PC) in 1972 and was later zoned Office Commercial (0) in 1991. The property is currently zoned Office Mixed Use (OMU). Given that the property has historically been committed to non-Agricultural development and that no impacts to prime soils will occur from the project beyond what was already considered and addressed in the 2001 General Plan EIR, the loss of prime soils is not subject to mitigation under CEQA. A copy of the City Council Meeting Minutes of May 24, 2005 is included as Attachment B. There is a small O.074-acre (or 3,223 square feet) triangular portion. of land located northeast of the project site (and northeast of Arroyo Grande Creek) designated Agriculture on the current zoning map and Conservation/Open Space (C/OS) on the Land Use Map that cannot be cultivated due to inadequate access. Because of different mapping techniques used for updating the land use and zoning maps, this small segment of land was incorrectly shown as Agriculture on the most recent zoning map. The 1991 Zoning Map designated this piece of land Public Facilities (PF). Therefore, the project meets Agricultural buffer setback requirements. The contrasting land uses of the project site (residential development) and adjacent agricultural property create conflicting impacts. The source of agricultural-related conflict from the residential perspective can be noise, light, dust, pollen, smoke, pesticides, odors, traffic, insects or rodents. City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 5 From the farmer's perspective, the source of conflict from the proposed residential use can be theft, vandalism, litter, pest infestation, water drainage, or increased liability. Arroyo Grande Creek acts as a physical barrier between these two land uses, which considerably reduces most of the potential adverse impacts listed above. However, an additional buffer distance would further reduce potential impacts. The project incorporates an agricultural buffer that ranges from one hundred thirty feet (130') to one hundred and seventy feet (170') wide, which complies with City Ordinance No. 550 (creation of Agricultural Pr!,!servation Overlay District) and serves as adequate mitigation. The proposed buffer includes the span of Arroyo Grande Creek, dense riparian vegetation, the existing recreational trail, and additional landscaping. Mitigation/Conclusion. The project adequately provides separation of uses that mitigates potential conflict by means of a 130-170 foot buffer that includes Arroyo Grande Creek, dense riparian vegetation, a recreational trail, and additional landscaping. The City also has adopted a Right-To- Farm OrdinanCe with provisions for farmland preservation and protection, and serves to notify residents of farmers' rights and clarify agricultural activities. As an added measure, the following mitigation is required to reduce impacts to a less-than-significant level (note that landscaping requirements for the buffer as well as other areas within the development are addressed in the Biological Resources section): MM 2.1: All new property owners within the subdivision must sign a Real Estate Transfer Disclosure indicating that they acknowledge and agree to the provisions contained in the City's Right-To-Farm Ordinance. Responsible Party: Monitoring Agency: Timing: Developer; Real Estate Agent City of Arroyo Grande - CDD Prior to close of escrow 3. AIR QUALITY - Will the project: Potentially Impact can Insignificant Not Significant & will be Impact Applicable mitigated a) Violate any state or federal ambient D ~ D D air quality standard, or exceed air quality, emission thresholds as established by County Air Pollution Control District (APCD)? b) Expose any sensitive receptor to D D ~ D substantia/ air pollutant concentrations? c) Create or subject individuals to D D ~ D objectionable odors? d) Be inconsistent with the District's D D ~ D Clean Air Plan? e) Other D D D D Setting. The San Luis Obispo County Air Pollution Control District (APCD) has developed the CEQA Air Qualitv Handbook to evaluate project specific impacts and determine if air quality mitigation measures are needed. or if potentially significant impacts could result. The City refers to this Handbook for all discretionary projects subject to CEQA. City of Arroyo f?rande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 6 The project incorporates several site design strategies that are effective in mitigating potential air quality impacts. These include a pedestrian-friendly streetscape to make walking more comfortable, providing good access for pedestrians and bicyclists with pathways located throughout the development, and providing traffic calming devices, such as a narrow driveway design. Impact. Phase I of the project (30 town homes) is expected to generate roughly 240 average daily trips (ADT), with 19 peak hour trips in the AM and 24 peak hour trips in the PM. Phase II will be subject to separate discretionary and CEQA review. Based on Table 1-1 of the CEQA Air Quality Handbook ("Screening Criteria for Project Air Quality Impacts"), these cumulative trips would produce less than ten (10) Ibs.lday of emissions (emissions are defined as ROG, NOx, PM1O, SOx and CO). Projects having the potential to generate more than ten (10) Ibs.lday of emissions may cause significant air quality impacts. As proposed, Phase I of the project will result in the disturbance of approximately 1.77 acres (approximately 1 acre is not developable and therefore will not be graded). This will result in the creation of construction dust, as well as short- and long-term vehicle emissions. In San Luis Obispo County, ozone and PM10 are the pollutants of primary concern, since state health-based standards for these pollutants are exceeded in portions of the County in most years. For this reason, San Luis Obispo County is considered to be in non-attainment of the state standards for both ozone and PM,o. The major sources of PM10 include mineral quarries, grading, demolition, agricultural tilling, road dust and vehicle exhaust. Grading and construction of the project would occur over a period of many months. Short-term impacts related to dust generation from site preparation and grading would result in dust generation that could affect adjacent properties. Mitigation measures placed on the project would reduce short- term dust generation during construction of the project to less-than-significant levels. Dust generated by the development activities shall be kept to a minimum with a goal of retaining dust on the site. The dust control measures listed below shall be followed during construction of the project, and shall be shown on grading and building plans. / Mitigation/Conclusion. The following mitigation measures are necessary to reduce air quality impacts to a less-than-significant level. Air pollution impact assessment is divided into the construction and operational phases of the project. Construction Phase Emissions The project shall comply with all applicable Air Pollution Control District (APCD) regulations pertaining to the control of fugitive dust (PM1O) as contained in section 6.5 of the Air Quality Handbook. All site grading and demolition plans shall list the following regulations: 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. 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 should be used whenever possible. City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 7 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 shall 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: Unless otherwise approved by APCD, the developer shall install catalytic diesel particulate filters or Diesel oxidation catalyst on two (2) pieces of construction equipment involved in primary earth moving and construction activities and projected to generate the greatest emissions. APCD staff shall be included in the selection of candidate equipment along with a representative of the contractor. MM 3.11: If util[ty pipelines are scheduled for removal or relocation, or building(s) are removed or renovated, this project may be subject to various regulatory jurisdictions, including the requirements stipulated in the National Emission Standard for Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP). These requirements include, but are not limited to: 1) notification requirements to the APCD, 2) asbestos survey conducted by a Certified Asbestos Inspector, and 3) applicable removal and disposal requirements of identified asbestos containing material. MM 3.12: 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). Responsible Party: Monitoring Agency: Developer City of Arroyo Grande - Public Works Dept., Building and Fire Department City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 8 Timing: Prior to issuance of Grading Permit and during construction Operational Phase Emissions MM 3.13: 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 3.14: Provide continuous sidewalks separated from the roadway by landscaping with adequate lighting, especially at intersections. MM 3.15: Provide shade tree planting along southern exposures of buildings to reduce summer cooling needs. MM 3.16: Provide sodium streetlights. MM 3.17: Orient homes to maximize natural heating and cooling. MM 3.18: Provide outdoor electrical outlets on homes to encourage the use of electric appliances and tools. Developer City of Arroyo Grande - COD, Public Works Dept., and Building & FireDept. Prior to issuance of Building Permit Potentially Significant Impact can & will be mitigated Insignificant Not Impact Applicable Responsible Party: Monitoring Agency: Timeframe: 4. BIOLOGICAL RESOURCES- Will the project:. D D ~ ~. D D D D a) Result in a loss of unique or special status species or their habitats? Reduce the extent, diversity or quality of native or other important vegetation? Impact wetland or riparian habitat? Introduce barriers to movement of resident or migratory fish or wildlife species, or factors that could hinder the normal activities of wildlife? Other D D ~ D D D ~ D b) c) d) e) D D D D Setting. The existing conditions and evaluation of potential project impacts on biological resources is based on reports prepared by two consultants. Firma consultants, Inc. conducted a biological assessment of the project site dated August 25, 2005 and October 19, 2005 (Attachments C and D). Jeremy Lowney prepared an Arborist Report and Tree Protection Plan dated December 7, 2005 (Attachment E). Trees located on the Phase II property are currently proposed to remain, including the several eucalyptus trees mentioned in the reports. Mitigation for tree removal on Phase II will be subject to separate environmental review. City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 9 The project site mainly consists of a declining tree orchard (English walnut, Plum, Apricot, and Black walnut) with a stand of eucalyptus on the Phase II property. The under story vegetation is mostly exotic grasses. Orchard trees and grasslands can support common reptile and mammal species (e.g. raccoons, skinks, opossum, rodents) and provide habitat for resident and migratory bird species. A riparian corridor runs along the eastern edge of the property adjacent to Arroyo Grande Creek that includes native willow, cottonwood and sycamore trees with an under story comprised mostly of blackberry and poison oak. Several very large eucalyptus trees also exist within the creek bank area. The banks of the creek are fairly steep and drop about thirty feet (30') to the active creek channel. All of the trees along the perimeter top of bank area will remain and be protected during construction. Bird nesting likely occurs in the walnuts, eucalyptus, and riparian vegetation within the project area. While impacts on an old walnut orchard and grassland habitats are not considered a significant impact, impacts on nesting bird species is considered to be a potentially significant impact. The City recently took a video of the inside of the existing 48" corrugated metal pipe (CMP) located on the northeast portion of the property and determined that about 120' of the CMP must be replaced with reinforced concrete pipe based on the amount of corrosion. Of this distance, about 40' is within the creek bank, located on the adjoining property. This pipe carries water to Arroyo Grande Creek, where water flows from a 30-inch diameter CMP outlet onto barren soil. Over time, an erosion gully has formed below the outfall. The gully is approximately 40 feet long, 10 feet wide, and 8 feet deep. Continued outflow at this site would result in additional erosion and deposition of sediment within Arroyo Grande Creek, which is known to harbor southern steelhead (Oncorhynchus mykiss irideus), California red-legged frogs (Rana aurora draytonil), and Southwestern pond turtle (Clemmys marmorata pallida), which are listed as "threatened" under the Federal Endangered Species Act. Drainage currently sheet flows across the site to Fair Oaks Avenue and to the creek. Impact. Construction of Phase I of the proposed project will result in the conversion of approximately 2.77 acres of a declining fruit orchard and annual grassland habitats to residential development including homes, streets and landscaping. Twenty-six (26) non-native trees are proposed to be removed on the Phase I property that are mostly in decline, and ten (10) trees are to be protected (refer to spreadsheet of Attachment E for individual tree details). The applicant has submitted a Preliminary Planting Plan that shows roughly 155 trees to be planted on the project site in various sizes, representing a 6:1 replacement ratio. All native trees on the project site, including the four (4) Coast Live Oaks, will remain. Impacts on riparian habitat would largely be avoided and minimized by the establishment of a 25-foot setback from top of bank along Arroyo Grande Creek. Disturbance to the riparian habitat would be limited to the area necessary to install bank protection measures (rock slope protection). Installation of the reinforced concrete pipe within the creek bank area would require trimming and removal of vines, poison oak, grasses and other under story vegetation. This riparian vegetation provides habitat and streamside shading for steel head and California red-legged frogs that likely occur along the project reach of the creek during at least some portion of the year. Replacement of CMP would require impacts on the riparian habitat and banks of Arroyo Grande Creek that may encroach on the jurisdiction of the California Department of Fish and Game (CDFG). Mitigation/Conclusion. The project will involve some disturbance of the upper creek bank area in order to replace dilapidated CMP and install rock slope protection to reduce further erosion. This will require replanting of the disturbed area and monitoring. Non-native tree removal will be mitigated at a 6:1 replacement ratio. To facilitate project stormwater drainage issues, several small "bioswale" detention basins will be installed along the eastern side of the property to decrease the speed of stormwater flows and allow suspended solids to settle out before the stormwater enters the creek. Two (2) underground vaults with open bottoms within the internal access road and perforated pipes are also incorporated into the project drainage design in an effort to retain water on site. City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 10 Potentially significant impacts to the Arroyo Grande Creek riparian corridor would be mitigated to a less-than-significant level with implementation of the following mitigation measure(s). MM 4.1: The developer shall record an open space agreement and twenty-five foot (25') creek easement on the property measured from top of bank. No development 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 4.2: In addition to native ground covers and perennial grasses, the final landscape plan shall incorporate native riparian and upland shrubs and trees such as Sycamore, Coast Live Oak, Coffeeberry, Elderberry and Toyon in the recreational trail easement to increase habitat cover for wildlife and add forage value and roosting sites. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD; Parks, Recreation and Facilities Dept. Prior to issuance <if Building Permit MM 4.3: The developer shall mitigate erosion at the outlet of the existing 48" corrugated metal pipe (CMP) storm drain line. In addition, the applicant shall remediate corrosion to the 48" CMP storm drain line. Should a Streambed Alteration Permit be required from CDFG to mitigate said erosion at the outlet of the CMP, and where the permit includes more stringent conditions than the City's erosion control measures, the more stringent requirements shall be used. Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - COD; CDFG Prior to issuance of Grading Permit and during construction MM 4.4: A qualified biologist shall perform one pre-construction survey for southwestern pond turtles immediately prior to initiation of site grading and culver/outfall structure construction. If southwestern pond turtles are observed within an area to be disturbed they shall be relocated out of harms way to an appropriate area immediately upstream or downstream of the project area within Arroyo Grande Creek. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande -COD Prior to and during start of construction. MM 4.5: All tree removal shall' be limited to the time period of September 151 to March 151 which is considered to be outside the typical breeding season for birds. If it is not feasible to avoid the bird-nesting season and trees will be removed between March 1st and September 151, a pre-construction survey for nesting birds shall be performed by a qualified biologist. If active birds nests are located during pre-construction surveys within the project area subject to tree removal or ground disturbance, the nest site shall be avoided until the adults and young are no longer reliant on the nest site for survival as determined by a qualified biologist. If determined necessary by a qualified' biologist, a non-disturbance buffer zone shall be established around each nest for the duration of the breeding season until such time as the City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 11 adults and young are no longer reliant on the nest site for survival as determined by the qualified biologist. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - CDD Prior to issuance of Grading Permit MM 4.6: A Riparian Habitat Restoration Plan (RHRP) shall be prepared by a qualified landscape architect or restoration biologist experienced in native habitat restoration for any work performed within the dedicated open space 25-foot creek setback area. The RHRP shall include at a minimum a detailed planting plan for the 25-foot setback area and for all disturbed areas from repairing the CMP and installing rock slope protection. The RHRP shall also include at a minimum the number of other native trees impacted and location of replacement plantings, specific plant species palette, a non-native species removal plan, success criteria, a five-year monitoring program, and contingency measures to ensure meeting the success criteria. The RHRP shall also include an erosion control plan and Best Management Practices (BMPs) for all disturbed areas within the 25-foot creek setback and exposed banks. The erosion control seed mix for the riparian setback area shall be composed exclusively of native species. Any work performed within the creek channel or creek bank is subject to an approved Streambed Alteration Agreement with the Ca. Dept. of Fish and Game. Developer shall submit the plan to the City City of Arroyo Grande - CDD; CDFG Restoration Plan shall be submitted and approved prior to issuance of Grading Permit; duration of monitoring shall be no less than five (5) years. MM 4.7: To increase riparian functions and values, the applicant shall submit a final landscape plan that incorporates native riparian and upland shrubs and trees such as Sycamore, Coast Live Oak, Coffeeberry, Elderberry and Toyon along the top of creek bank and within the recreational trail easement. Native ground covers and perennial grasses shall also be incorporated throughout the project. The CC&Rs shall include assurances that the landscaping is sufficiently maintained. Responsible Party: Monitoring Agency: Timeframe: Responsible Party: Monitoring Agency: Timing: Developer City of Arroyo Grande - CDD, PR&F (Parks, Recreation and Facilities Dept.) Prior to issuance of Building Permit. MM 4.8: Any native trees intentionally or unintentionally killed or removed that are greater than or equal to four (4) inches diameter at breast height (DBH) and less than twelve (12) inches DBH shall be replaced at a 3:1 ratio. Trees removed that are greater than or equal to twelve (12) inches DBH shall be replaced at a 5:1 ratio. Replacement trees shall be limited to in-kind replacement of appropriate native tree species as approved by the City Parks, Facilities and Recreation Department's arborist. All trees to be removed. shall be clearly marked on construction plans and marked in the field with flagging or paint. All trees to be retained shall be clearly identified on construction plans and marked in the field for preservation with highly visible construction fencing at a minimum around the drip line of the trees to be retained. Native riparian trees intentionally or unintentionally impacted shall be replaced within the 25- foot riparian setback area. Native trees impacted outside the riparian zone can be replaced within the riparian setback area or incorporated into the development landscaping plan. Responsible Party: City of Arroyo Grande - CDD, PR&F City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 12 Monitoring Agency: Timeframe: City of Arroyo Grande - COD and PR&F; During construction MM 4.9: Fruit trees shall be included in the final landscape plan for use by project residents to encourage sustainable development. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - COD and PR&F Prior to issuance of Building Permit 5. CULTURAL RESOURCES - Potentially Impact can Insignificant Not Will the project: Significant & will be Impact Applicable mitigated a) Disturb pre-historic resources? D ~ D D b) Disturb historic resources? D D ~ D c) Disturb paleontological resources? D D ~ D d) Other D D D D Setting. The project site is located in an area historically occupied by the Obispeno Chumash and is situated at the southem edge of CA-SLO-393, a prehistoric habitation site. An archaeological subsurface testing for the site was conducted in 1990 by Clay Singer and John Atwood that revealed a variety of disturbed/mixed, redeposited and undisturbed sandy soils. A displaced midden was found at the northern edge of the property, which contained fragmented shells, burnt rocks, chart flakes, and a human cranial fragment. The excavated samples indicated that most of the refuse and other features dated from around 1940. Soil samples indicated that deposits of intact buried prehistoric features are not likely to exist beneath the surface. However, the report recommended on-site archaeological monitoring when the orchard trees are uprooted and when construction grading and excavation are undertaken. A second cultural resources assessment and subsurface testing was conducted by Cogstone Resource Management, Inc. (Sherri Gust and April Van Wyke) in September 2005 to update the 1990 study and to prepare a mitigation plan based on current professional standards (Attachment F). Four (4) trenches were excavated that revealed shell fragments, small mammal bones, ceramic fragments, glass fragments, and cow bone fragments. Testing conclusions state that three of the trenches have sparse cultural materials and disturbance indicating that fringe materials or redeposited materials from archaeological site CA-SLO-393 had been mixed into the sediments during the use of the property as an orchard. The fourth trench had prehistoric and historic debris. Impact. Based on results of the 2005 cultural testing, no intact prehistoric deposits are evident on the subject property, only redeposited fragments from another site. Monitoring, as recommended by the Mitigation Plan, is determined to be adequate mitigation for the proposed development. Mitigation/Conclusion. Development of the project could have a potentially significant impact to cultural and historic resources that can be mitigated to a less-than-significant level with implementation of the mitigation measure(s) listed below. City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 13 MM 5.1: A qualified archaeologist shall be retained to monitor all grading activities. The monitor shall work closely with construction crews in close proximity to earth moving equipment in order to investigate and evaluate exposed materials immediately upon exposure and prior to disturbance. A daily log shall be maintained by the monitor to record when and where earth-moving activities take place within the project area, as well as the presence/absence of archaeological materials in the monitored matrix. In the event that prehistoric cultural materials, or historic cultural materials are encountered, work in the immediate vicinity of the finds shall be suspended and the archaeologist allowed to quickly record, collect, and analyze any significant resources encountered. The client and the City shall be notified should resources meeting CEQA significance standards be discovered. The archaeologist shall work as quickly as possible to permit resumption of construction activities. It is preferred that location data of finds be recorded using a hand-held global positioning system (GPS) receiver. In the event that human remains (burials) are found, the County Coroner (781-4513) shall be contacted immediately. If the coroner determines that the remains are not subject to his or her authority and if the coroner recognizes the remains to be those of a Native American, or has reason to believe that they are those of a Native American, he or she will contact by telephone within 24 hours the Native American Heritage Commission. Following the field analysis work, the qualified archaeologist shall prepare final monitoring/mitigation report that includes a description of the methods used, materials recovered, and the results of historic or prehistoric analysis of those materials. The final archaeological monitoring/mitigation report prepared by the qualified archaeologist shall be accepted by the Community Development Director prior to submittal to the repository and issuance of any final occupancy for the project. A copy shall be provided to the Community Development Director for retention in the project file. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - CDD, Public Works Dept. During grading and construction activities (monitoring); prior to issuance of a Building Permit (final report) 6. GEOLOGY AND SOILS - Potentially Impact can Insignificant Not Will the project: Significant & will be Impact APplicable mitigated a) Result in exposure to or production 0 ~ 0 0 of unstable earth conditions, such as landslides, earthquakes, liquefaction, ground failure, land subsidence or other similar hazards? b) Be within a CA Dept. of Mines & 0 D ~ D Geology Earthquake Fault Zone? c) Result in soil erosion, topographic D ~ D D changes, and loss of topsoil or unstable soil conditions from project-related improvements, such as vegetation removal, grading, excavation, or fill? City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 14 = 6. GEOLOGY AND SOILS- Potentially Impact can Insignificant Not Will the project: Significant & will be Impact Applicable mitigated d) Change rates of soil absorption, or 0 ~ 0 0 amount or direction of surface runoff? e) Include structures located on 0 0 ~ 0 expansive soils? f) Change the drainage patterns where 0 ~ 0 0 substantial on- or off-site sedimentation/ erosion or flooding may occur? g) Involve activities within the 100-year 0 0 ~ 0 flood zone? h) Be inconsistent with the goals and 0 0 ~ 0 policies of the County's Safety Element relating to Geologic and Seismic Hazards? i) Preclude the future extraction of 0 0 0 ~ valuable mineral resources? j) Other 0 0 0 0 Setting. The topography of the project site is varied, descending at a slight slope of 7% towards the southeast, increasing to approximately 14% slope near the central portion of the site, decreasing to nearly level in the southeast portion, then dropping sharply to a 40% slope along the southwest boundary where the property adjoins Fair Oaks Avenue . The site drains to the southeast towards Arroyo Grande Creek. The property is located .outside of the 100-year floodplain. The landslide risk potential and liquefaction potential during a ground-shaking event is considered low. No active faulting is known to exist on or close to the subject property. The project is not within a known area containing serpentine or ultramafic rock or soils (I.e. low risk for naturally occurring asbestos). Impact. A major source of potential earthquake damage to Arroyo Grande is from activity along the regional San Andreas Fault located less than forty (40) miles east along the eastern border of San Luis Obispo County. The most widespread intensity of ground shaking depends on several factors including the magnitude of the earthquake, the distance from the earthquake epicenter, and underlying soil conditions. Other regional faults of significance that could affect the project area in terms of ground shaking are the Rincondada and Nacimiento faults, located approximately twenty-five (25) miles east of the City. These faults are considered "potentially active", and could cause moderate (Magnitude 6.0+) earthquakes in the area. The West Huasna fault is located roughly three (3) miles east of the City of Arroyo Grande. The project site would be subject to severe ground shaking in a strong seismic event, which could cause damage to structures and endanger public safety. The project site will be subject to soil erosion and downstream sedimentation during construction and after project completion. Because the project involves more than one acre of disturbance, it will be subject to preparation of a Storm Water Pollution Prevention Plan (SWPPP), which focuses on controlling storm runoff. The Regional Water Quality Control Board (RWQCB) is the local extension City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 15 that monitors this program. Specific erosion control requirements are specified below under the Hydrology and Water Quality section. A Soils Engineering Report was prepared by GeoSolutions, Inc. dated September 23, 2005 (Attachment A). The report concludes that the site is suitable for the proposed development provided the recommendations in the report are incorporated into the project plans and specifications. Mitigation/Conclusion. Seismic hazard, soil stability, soil erosion and downstream sedimentation are considered potentially significant impacts that can be reduced to a less-than-significant level with implementation of the mitigation measures listed below. MM 6.1: The recommendations provided in the Soils Engineering Report prepared by GeoSolutions, Inc. dated September 23, 2005 shall be incorporated into the project plans and specifications (in particular pgs. 5-11 of the Report). Final improvement plans submitted to the City shall be accompanied by a letter of certification from the civil engineer that the plans are in conformance with the soils report, and the certification shall confirm that the plans include the following: . The project shall be designed to withstand ground shaking associated with a large magnitude earthquake on nearby active faults. . All proposed structures shall be designed to conform to the most recent Uniform Building Code (UBC) Zone 4 guidelines. . The project shall comply with the requirements of the City's Grading Ordinance. . Site-specific specifications regarding clearing, site grading and preparation, footings, foundations, slabs-on-grade, site drainage, and pavements or turf block shall be delineated. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of Grading Permit 7. HAZARDS & HAZARDOUS Potentially Impact can Insignificant Not MATERIALS - Will the project: Significant & will be Impact Applicable mitigated a) Result in a risk of explosion or D D [g] D release of hazardous substances (e.g. oil, pesticides, chemicals, radiation) or exposure of people to hazardous substances? b) Interfere with an emergency D D [g] D response or evacuation plan? c) Expose people to safety risk D D D [g] associated with airport flight pattern? d) Increase fire hazard risk or expose D D [g] D people or structures to high fire hazard conditions? City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 16 7. HAZARDS & HAZARDOUS Potentially Impact can Insignificant Not MATERIALS - Will the project: Significant & will be Impact Applicable mitigated e) Create any other health hazard or 0 0 ~ 0 potential hazard? f) Other 0 0 0 0 Setting. The project is not located in an area of known hazardous material contamination. The project is not within a high severity risk area for fire. The project is not within an Airport Review area. Impact. The project does not propose the use of hazardous materials. The project does not present a significant fire safety risk. The project is not expected to conflict with any regional evacuation plan. MitigationlConclusion. No impacts as a result of hazards or hazardous materials are anticipated, and no mitigation measures are necessary. 8. NOISE - Will the project: Potentially Impact can Insignificant Not Significant & will be Impact Applicable mitigated a) Expose people to noise levels that 0 ~ 0 0 exceed the City's Noise Element thresholds? b) Generate increases in the ambient 0 ~ 0 0 noise levels for adjoining areas? c) Expose people to severe noise or 0 ~ 0 0 vibration? d) Other 0 0 0 0 Setting. Existing ambient noise in the vicinity of the project site is primarily generated by vehicular traffic and adjacent agricultural operations. Impact. The project is expected to generate loud noise during construction that will impact adjacent residences. This is considered a potentially significant impact that can be mitigated to a less-than- significant level with implementation of the below mitigation measures. MitigationlConclusion. The project will generate short-term noise impacts' with construction activities that requires mitigation. Long-term increases in traffic and other operational noise levels are considered less-than-significant impacts and no mitigation measures are necessary. MM 8.1: Construction activities shall be restricted to the hours of 8 a.m. and 6 p.m. Monday through Saturday. No construction shall occur on Sunday. On-site equipment maintenance and servicing shall be confined to the same hours. 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. City of A"oyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 17 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 - COD, Public Works Dept. During construction 9. POPULATION/HOUSING - Will the project: Potentially Significant Impact can & will be mitigated Insignificant Impact Not Applicable a) Induce substantial growth in an area either directly or indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure) ? Displace existing housing or people, requiring construction of replacement housing elsewhere? Create the need for substantial new housing in the area? Use substantial amount of fuel or energy? Other D ~ D D b) c) d) e) D D ~ D D D D D D D D D D ~ ~ D Setting. The project site is bounded by residential development to the north and south, Arroyo Grande Creek and agricultural land to the east, and Arroyo Grande Hospital to the west. The subject property was zoned for commercial development in 1972 and the zoning was updated in 2005 for Office Mixed Use (OMU) for General Plan consistency. The 2001 General Plan and Program EIR adequately addressed the increase in density for the property, and the project is within the allowable density; allowed is 15 dwelling units per acre (du/ac), and proposed is 11 du/ac. The City adopted its Housing Element in 2003 (as amended in March of 2005), which includes goals, policies and implementing programs for the preservation, improvement and development of affordable housing. Per the Housing Element, residential subdivisions and mixed-use projects are required to restrict either 15% of the units to moderate-income households, 10% to low-income households, 6% to very-low-income households, or an equivalent combination. Any fraction of a unit is required to either be rounded up, or pay an affordable housing in-lieu fee. Rental projects are generally restricted to the low and very-low-income category, while subdivisions involving for sale homes are restricted to the 15% moderate-income level. Phase I of the project will provide 30 additional units, and therefore 4.5 units are subject to the affordable housing provisions of the Housing Element. Impact. The project will not result in a need for a significant amount of new housing, and will not displace existing housing. The project will provide an additional 30 dwelling units, which will accommodate approximately 72 persons, based on the City's average household size of 2.4 persons per household. This represents a less than 1% increase in population. The population that would be accommodated by the project is within regional and local population growth projections, as the proposed land use is consistent with the General Plan. Phase II of the project could create the need for additional new housing in the area, which will be addressed in a subsequent environmental review. City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 18 Mitigation/Conclusion. To mitigate the deficiency of affordable housing in the City, the following mitigation measure shall be implemented to reduce the impact to a less-than-significant level. 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 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: 10. PUBLlCSERVICES/UTILlTIES - Will the project have an effect upon, or result in the need for new or altered public services in any of the following areas: a) Fire protection? b) Police protection? c) Schools? d) Roads? e) Solid Wastes? g) Other Developer City of Arroyo Grande - CDD, City Attorney Prior to recordation of the Final Tract Map Potentially Significant Impact can & will be mitigated Insignificant Impact Not Applicable D D D D D D D D ~ D D D ~ ~ D ~ ~ D D D D D D D Setting. Development of the site with thirty (30) dwelling units would increase demand for fire and police protection services, but not beyond levels anticipated by the 2001 General Plan for City buildout. Woodland Drive will be extended through the development and constructed per City standards. The street is not proposed to go through to the existing neighborhood to the north and will terminate as an emergency access only. The City's sewer line system will be extended to accommodate the project. Impact. The project is expected to add approximately twenty-one (21) school-aged children to the Lucia Mar Unified School District based on a student yield factor of 0.7, which will impact the capacity of local schools. As allowed by State Law, the Lucia Mar Unified School District has a development fee established by the school district for new residential and commercial construction to finance any new classrooms. The designated fee is currently $2.24 per square foot for residential development. Mitigation/Conclusion. Public facility and school fee programs have been adopted to address the project's direct and cumulative impacts, and will reduce the impacts to less-than-significant levels. MM 10.1: The applicant shall pay the mandated Lucia Mar Unified School District impact fee. City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 19 Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Building & Fire Dept.; Lucia Mar Unified School District Prior to issuance of Building Permit Potentially Impact can Insignificant Not Significant & will be Impact Applicable 11. RECREATION" Will the project: mitigated a) Increase the use or demand for parks D ~ D D or other recreation opportunities? b) Affect the access to trails, parks or D D ~ D other recreation opportunities? c) Other D D D ~ Setting. The project site contains an existing recreational trail with exercise stations that will be enhanced with additional landscaping. The project also provides limited recreational opportunities with pedestrian paths throughout the site and a small park (tot lot). The project will not affect any existing park or other recreational resource. Impact. Although the project includes some recreational features, the added residences would increase demand for City park and recreation facilities. In this case, the Parks and Recreation Director has indicated that the impact would be mitigated by the City's standard condition requiring payment of the park development (Quimby) and impact fees for the improvement or development of neighborhood or community parks. Mitigation/Conclusion. The City's park development and impact fees will adequately mitigate the project's impact on recreational facilities, reducing the impact to a less-than-significant level. 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 trail improvement plan. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - PR&F Prior to issuance of Building Permit 12. TRANSPORT A TIONI Potentially Impact can Insignificant Not CIRCULATION - Wifltheproject: Significant & will be Impact Applicable mitigated a) Increase vehicle trips to local or D [8J D D areawide circulation system? b) Reduce existing "Levels of Service" D D ~ D on public roadway(s)? City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 20 12. TRANSPORTATION! CIRCULATION - Will the project: c) Create unsafe conditions on public roadways (e.g., limited access, design features, sight distance)? d) Provide for adequate emergency access? e) Result in inadequate parking capacity? f) Result in inadequate internal traffic circulation? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., pedestrian access, bus turnouts, bicycle racks, etc.)? h) Result in a change in air traffic patterns that may result in substantial safety risks? i) Other Potentially Significant Impact can & will be mitigated Insignificant Impact Not Applicable o o L8J o o o o o o o o o L8J L8J L8J L8J o o o o o o o L8J o o o o Setting. A Traffic Impact Study was conducted by Penfield & Smith, dated May 2, 2006 to study traffic-related impacts resulting from development of Phase I and Phase II (Attachment G). Proposed mitigation in this Initial Study is for Phase I only; Phase II will be subject to a separate traffic impact study for a more accurate picture of the traffic impacts and required mitigation. The study analyzed traffic conditions (intersections and roadway segments) for the following development scenarios: . Existing traffic conditions . Existing plus project traffic conditions . Cumulative conditions without project . Cumulative conditions with project Impact. The trip generation for Phase I is estimated to be 240 new average daily trips, of which 19 will be generated during the AM peak hour, and 24 during the PM peak hour. Existing conditions show that all twelve of the study intersections operate within acceptable levels of service during the AM peak hour, and all but the Halcyon Road/Hwy 101 SB Ramps/EI Camino Real and Halcyon Road/Grand Avenue intersections operate at an acceptable level during the PM peak hour. Conclusions for Phase I state that the project will not significantly impact intersection or road section traffic operations (reference Tables 11 and 12 of the Traffic Study). Parking for Phase I of the project is adequately provided in two-car garages and guest parking located throughout the site. Woodland Drive currently exists in two sections. The north section terminates at the northern property boundary and provides access to several residences. The existing lower segment extends from the City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 21 south side of Fair Oaks Avenue and terminates in a cul-de-sac. As proposed, Woodland Drive would be extended from the south through the project site and terminate at the north end of the property as an emergency access only. The study addresses the potential impacts of extending Woodland Drive through the project site to Cerro Vista Circle and South Alpine Street. The study concludes that this connection would provide a more efficient circulation system for local traffic without significantly impacting the surrounding neighborhood. This is based on the following reasons: . The primary traffic that would use the new connection would be a portion of the outgoing trips heading east towards Highway 101 and a portion of the incoming trips traveling from the west on Grand Avenue. These trips would be able to make an unobstructed right turn onto South Alpine Street from Grand Avenue and an unobstructed right turn from South Alpine Street onto Grand, while also avoiding traveling through two signalized intersections. These trips are estimated to be 129 ADT, 16 morning peak hour trips and 27 afternoon peak hour trips. . Alpine Street is currently operating at LOS A and could easily accommodate the increase in traffic associated with the project. Further, the project added trips would not change the existing level of service at the Alpine StreeVGrand Avenue intersection during either peak hour and the intersections would continue to operate at acceptable levels of service. . The remaining trips traveling to/from the north of the project would most likely wish to avoid making a left turn onto/from Grand Avenue due to the heavy volume of through traffic on Grand Avenue. Typically, most drivers prefer to make a left turn at a signalized intersection rather than trying to find an acceptable gap in traffic at an uncontrolled intersection with heavy through movements. . Traveling on a narrow residential street such as Alpine Street is not anticipated to result in significant time savings when drivers have the option to travel on a higher-speed arterial, such as Fair Oaks and Halcyon Road. . As a worst-case analysis, if the majority of the project trips traveling north of the site were to use Alpine Street (including those making left and right turns onto Grand), the Alpine StreeVGrand Avenue intersection would still continue to operate at acceptable levels of service. However, this travel pattern is not likely to occur. If and when Phase II is constructed, the study recommends that a signal warrant analysis be completed prior to and following occupancy of the medical office to determine the need for and timing of traffic signal improvements at the project intersection at Fair Oaks Avenue. Mitigation/Conclusion. Although no significant traffic-related concerns were identified in the traffic study for Phase I, the project traffic would contribute to the cumulative impact on the backbone circulation system. These long-range traffic impacts can be mitigated to a less-than-significant level by the City's standard condition requiring payment of the City's Traffic Impact and Signalization Fees as adopted by the City Council. MM 12.1: The developer shall pay the City's Traffic Signalization and Transportation Facilities Impact fees. Responsible Party: Monitoring Agency: Developer City of Arroyo Grande - Building & Fire Dept.; Public Works Dept. Prior to issuance of Building Permit Timeframe: City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 22 13. WASTEWATER- Will the project: a) Violate waste discharge requirements for wastewater systems? b) Change the quality of surface or ground water (e.g., nitrogen-loading, daylighting) ? c) Adversely affect community wastewater service provider? d) Other Potentially Impact can Insignificant Not Significant & will be Impact Applicable mitigated D D ~ D D D ~ D D ~ D D D D D D Setting. Wastewater disposal for the project will be managed by extending the City's wastewater collection system to the service the project. The South San Luis Obispo County Sanitation District (SSLOCSD) provides wastewater collection and treatment services for the Cities of Arroyo Grande, Grover Beach and the unincorporated community of Oceano, and owns and maintains all of the main sewer trunk lines. All new developments are required to obtain approval from the SSLOCSD for the development's impact to District facilities. Impact: Per the Arroyo Grande Wastewater Master Plan (AGWWMP), the additional flows from the project will add to peak flows of certain main lines currently close to capacity. Payment of the project's proportionate share for the Woodland Drive Upgrade, as well as other sewer impact fees, will reduce impacts to less than significant. Mitigation/Conclusion. Through sewer hookup fees, SSLOCSD fees, and Woodland Drive Upgrade fees, the developer will pay the project's proportional share of impact fees to mitigate the additional demand. MM 13.1: The applicant shall pay the project's proportionate share to the following wastewater capital improvement project: . Woodland Drive Upgrade (2.22%) 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 and SSLOCSD impact fees. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Building & Fire Dept.; Public Works Dept. Prior to issuance of Building Permit City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 23 14. HYDROLOGY AND WATER Potentially Impact can Insignificant Not QUALITY - Will the project: Significant & will be Impact Applicable mitigated a) Violate any water quality standards? 0 0 ~ 0 b) Discharge into surface waters or 0 ~ 0 0 otherwise alter surface water quality (e.g., turbidity, temperature, dissolved oxygen, etc.)? c) Change the quality of groundwater 0 0 ~ 0 (e.g., saltwater intrusion, nitrogen- loading, etc.)? d) Change the quantity or movement of 0 0 ~ 0 available surface or ground water? e) Adversely affect water supply? 0 ~ 0 0 f) Other 0 0 0 0 Setting. Localized stormwater surface runoff follows the topography of the site to the southeast towards Arroyo Grande Creek. There is an existing 48" corrugated metal pipe (CMP) that collects stormwater located at the northeast portion of the property that terminates and outlet into the creek bank without any end treatment (the outfall size of the pipe is 30"). There is consequently an erosion gully at the outfall that is estimated to be 120 cubic yards in size (8' deep, 40' in length, 10'wide). A picture of the outfall is provided below. The outfall is located on the adjoining property, but the applicant is willing to improve the current erosion problem with permission of the adjacent property owner. The City currently receives its water supply from both surface and groundwater sources. Ground water extractions are derived from seven (7) wells and two (2) separate basin formulations. Surface water is obtained from the Lopez Reservoir Project, which was constructed in the late 1960's. Reclaimed storm water collected by the Soto Sports Complex Storm Water Reclamation Project is also used as an irrigation supply source. The City adopted a Water System Master Plan in 1999, which identified water resources as being a significant issue, and identified methods to increase and diversify water supply to increase long-term reliability of the City's water service to its residents. The report assessed potential methods to address the water supply issue and prioritized alternatives. City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 24 Existing Outfall to Arroyo Grande Creek Impact. Construction and grading activities and exposed soil could cause erosion during project development. Post-construction uses on the project would increase impermeable surfaces and subsequent increase in urban runoff generated from the residential development. As a result of construction and build out of the site, the proposed project could result in degradation of water quality in nearby surface and ground water bodies. . As mentioned above in the Biological Resources section, four (4) biofiltration swales (or "bioswales") are incorporated into the project design. These detention basins will be installed along the eastern side of the property. A bioswale is defined as a low gradient, open channel possessing a cover of vegetation through which all surface water is directed. Its purpose is to contribute to decreasing the amount of stormwater pollutants entering the creek. The bioswale decreases the speed of flows, acts as a stormwater detention facility, and allows suspended solids to settle out. Use of a bioswale approach is a widely accepted measure for water quality benefits. Two (2) underground vaults with open bottoms within the internal access road and perforated pipes are also incorporated into the project drainage design in an effort to retain water on site. A study was conducted by the KC Design Group dated November 17, 2005 that provides biofiltration calculations. The calculations show that the proposed bioswales on the project site are adequately sized for the treatment of storm water runoff per Caltrans guidelines (Attachment H). Mitigation/Conclusion. Potentially significant impacts from soil erosion and an increase in sediment and turbidity to Arroyo Grande Creek could result from project grading and construction. Potentially significant impacts on hydrology and water quality from construction related activities can be reduced to a less-than- significant level with implementation of the following mitigation measures: 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: . City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 25 o Designation of equipment and supply staging and storage areas at least 200 feet from the outside edge of the Arroyo Grande 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. o Major vehicle/equipment maintenance, repair, and equipment washing shall be performed off site. o 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. o Designating concrete mixer washout areas at least 200 feet from outside edge of Arroyo Grande Creek 25-foot setback with the use of appropriate containment or reuse practices. o A temporary and excess fill stockpile and disposal plan that ensures that no detrimental affects to receiving waters would result. o Requiring all grading and application of concrete. asphalt, etc. to occur during the dry season from April 15 to October 15. o 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. Prior to issuance of Grading Permit MM 14.2: To reduce erosion hazards due to construclion 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 14.3: Work shall be completed during the dry season (April 15 to October 15) to reduce active construction erosion to the extent feasible. If construction must extend 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 Arroyo Grande Creek. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of Grading Permit and during construction MM 14.4: Erosion control and bank stabilization measures shall be implemented for any work that requires access to the creek, subject to CDFG approval through a Streambed Alteration Permit. . Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept.; CDFG During construction MM 14.5: All temporary fill placed during project construction shall be removed at project completion and the area restored to approximate pre-project contours and topography. City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 26 Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. Prior to issuance of a Certificate of Occupancy MM 14.6: No construction debris or materials shall be allowed to enter the creek bed, either directly or indirectly. Stockpiles should be kept far enough from the banks of the active channel and protected to prevent material from entering the creek bed. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - Public Works Dept. During construction MM 14.7: An inline system shall be installed to clean storm water runoff prior to entering the creek. The City will maintain the inline system. Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - CDD, Public Works Dept. Prior to issuance of Building Permit Impact. The City used approximately 94% of its available/allocated water supply between December 2004 and November 2005. Per Chapter 13.05.010 of the City's Municipal Code (Water Supply Conditions), this level of water use is considered a "severely restricted" water supply condition that has not yet reached a "critical" level. To manage its water supply deficiency, the City adopted a two- phased strategy in November 2004 that included alternatives to be pursued to meet the City's water demand over the next 10- year period (phase 1), and identified alternatives that will provide permanent water supply increases to meet the long-term demand that are most desirable, feasible and cost effective (phase 2). As part of phase 1, the City adopted a Water Conservation Program in May 2003 that included: . Plumbing Retrofit Program; . Water Shortage Contingency Analysis; . Public Information and Education; . Information System Assessment for Top Water Users; . Enforcement of City's Water Conservation Codes; and . Optional components, including washing machine rebates, irrigation system or landscaping rebates, and retrofit of cemetery with non-potable water. Other components of phase 1 include construction of Well No. 10 (located on Deer Trail Circle), pursuing oil field water on Price Canyon, implementing a tiered water and sewer rate structure as financial incentives for water conservation, and a utility retrofit upon-sale program. Phase 2 provides various permanent water supply options that include: . Conducting a groundwater study (in process); . Pursuing water from the Nacimiento Project; City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 27 . Implementing a reclaimed water system; . Pursuing feasibility of a desalination plant; and . Pursuing water from the State Water Project. Mitigation/Conclusion. The City is currently in a severely restricted water supply situation, which is considered a cumulatively significant impact. The project's contribution, however, is considered di minimis, meaning that the environmental conditions would be the same whether or not the project is implemented. The City adopted overriding considerations for cumulative water supply impacts identified in the Program EIR for the 2001 General Plan Update. However, the project shall impiement the following restrictions and measures to reduce water supply impacts to a less-than- significant level. 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 4.10: 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 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 City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 28 15. LAND USE - Will the project: a) Be potentially inconsistent with land use, policylregulation (e.g., General Plan, Development Code), adopted to avoid or mitigate for environmental effects? b) Be potentially inconsistent with any habitat or community conservation plan? c) Be potentially inconsistent with adopted agency environmental plans or policies with jurisdiction over the project? d) Be potentially incompatible with surrounding land uses? e) Other Inconsistent Potentially Consistent Not Inconsistent Applicable D D D ~ D D ~ D D D ~ D D D D D ~ D D D Setting/Impact. Surrounding uses are identified on Page 3 of the Initial Study. The proposed project was reviewed for consistency with policy and/or regulatory documents relating to the environment and appropriate land use (e.g., City's Land Use Element, Development Code, Zoning Map, etc.). Referrals were sent to outside agencies to review for policy consistencies and code compliance (e.g. APCD for Clean Air Plan, CDFG, Army Corps. of Engineers and RWQCB for water quality). The project was found to be consistent with these documents and codes with implementation of the above mitigation measures. Land use and zoning designations for the property are consistent with the proposed uses. The project is not within or adjacent to a conservation plan area, although is subject to the City's requirement of a 25-foot creek setback. The project is compatible with surrounding land uses subject to implementation of the agricultural buffer, included in the project description, and MM 2.1, which requires adherence to the provisions contained in the City's Right-To-Farm Ordinance. Mitigation/conclusion. No inconsistencies were identified and therefore no additional measures above what will already be required was determined necessary. City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 29 16. MANDATORY FINDINGS OF SIGNIFICANCE - Will the project: Potentially Significant Impact can & will be mitigated Insignificant Impact Not Applicable a) Have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? D ~ D D b) Have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects) D ~ D D c) Have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? indirectly? D D ~ D d) Have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? D D ~ D City of Arroyo Grande, Initial Study for TTM 05-003; PUD 05-007 (Fair Oaks) Page 30 Exhibit A - Initial Study References and AQencv Contacts The City of Arroyo Grande has contacted various agencies for their comments on the proposed project. With respect to the subject application, the following have been contacted (marked with an ~) and when a response was made, it is either attached or in the application file: Contacted AQencv D County Public Works Department D County Environmental Health Division D County Planning & Building & Fire Dept. I:8J County Agricultural Commissioner's Office I:8J Air Pollution Control District I:8J Regional Water Quality Control Board I:8J CA Department of Fish and Game D CA Department of Forestry D CA Department of Transportation I:8J us Army Corps of Engineers I:8J So. County Sanitation District The following reference materials have been used in the environmental review for the proposed project and are hereby incorporated by reference into the Initial Study. The following information is available at the City Community Development Department. SOURCE LIST: 1. City of Arroyo Grande General Plan (October 2001 ) 2. City of Arroyo Grande General Plan Land Use Map (October 2001) 3. City of Arroyo Grande Development Code 4. City of Arroyo Grande Zoning Map 5. City of Arroyo Grande Existing Setting and Community Issues Report 6. City of Arroyo Grande General Plan Program EIR (October 2001) 7. Air Pollution Control District Clean Air Plan 8. FEMA - Flood Insurance Rate Map 9. Ordinance No. 521 (Amending Title 10, Chapter 3 of the Municipal Code regarding the Community Tree Program) 10. Ordinance No. 550 (Amending Title 16 of the Municipal Code to incorporate regulations and amending the Zoning Map to create an Agricultural Preservation Overlay District) 11. San Diego Council of Governments - Vehicular Traffic Generation Rates ATTACHMENTS: A: Soils Engineering Report by GeoSolutions, Inc. dated September 23, 2005 B: City Council Meeting Minutes of May 24, 2005 C: Tree Survey conducted by Firma Consultants, Inc. dated August 25, 2005 D: Biological Assessment by Firma Consultants, Inc. dated October 19, 2005 E: Arborist Report & Tree Protection Plan prepared by Jeremy Lowney dated December 7, 2005 F: Cultural Resources Testing conducted by Cogstone Resource Management, Inc. dated September 2005 G: Traffic Impact Study conducted by Penfield & Smith, dated May 2, 2006 H: KC Design Group dated November 17, 2005 City of Arroyo Grande, Initial Study for "Cherry Creek" Page 31 /" / ATTACHMENT A 6I!u!iolut:ioDS,INI:. 220 High Street, San Luis Obispo, CA 93401 (805) 543-8539, 543-2171 fax info@GeoSolutions.net November 9, 2005 Project No. SL05014-2 Central Coast Real Estate Development c\o Jason Blankenship Post Office Box 730 NOI Avila Beach, California 93424 V f1 320.(';:: . CITY... <'-'J City of Arroyo Grande Comments to SER R~.1,~'-:'J..r:r?OYO Go_ Tract 2792 - Fair O~s ~ixed Use, APN: 006-391~'(jW4"ITY D.?:V::IO~~':~:)~ Arroyo Grande, CalIfornia i,,;.;fJi J'~ ,... - .~.I>'r~~~"1\ " \. t. ~ i",,, ~ '" !!~ ~ .~ L~' i \.!- t:; J~:! Subject: References: Soils Engineering Report, Fair Oaks Medical Campus Fair Oaks Avenue, APN: 006-391-044, Arroyo Grande, California by GeoSolutions, Inc. Project No. SL05014-1 dated September 23, 2005. National Center for Earthquake Engineering Research. Proceedings of the NCEER Workshop on Evaluation of Liquefaction Resistance Soils. Technical Report NCEER- 97-0022. Buffalo, New York: 1997. California Department of Conservation, Division of Mines and Geology. Special Publication 117: Guidelines for Evaluating and Mitigating Seismic Hazard~ in California. Adopted 1997. Dear Mr. Blankenship: As requested, GeoSolutions, Inc. has reviewed comments and concerns from the City of Arroyo Grande pertaining to the Soils Engineering Report for the proposed Tract 2792 Fair Oaks Mixed Use project, APN: 006-391-044, in the City of Arroyo Grande, California. The concerns reported in the City of Arroyo Grande review surround the amount of seismic settlement anticipated. According to CDMG SP-117 and the NCEER simplified procedure for estimating liquefaction potential, it is the standard of care to characterize the anticipated Design Base Earthquake (DBE) using the probabilistic approach (10% exceedance in 50 years). The report also included the analysis using a deterministic approach for estimating the DBE. Geosolutions uses the deterministic DBE information' to bound the analysis, but should not necessarily be anticipated to occur. Using the probabilistic DBE, the anticipated settlement would be on the order of 2.0 to 2.5 inches. Since the project is overlain by eolian deposits which are poorly consolidated near the surface, much of the anticipated dynamic settlement would be mitigated by the recommended replacement of the upper four feet as engineered fill. Following our recommendations, the anticipated dynamic settlement would be on the order of I to 2 inches which is within an acceptable level of risk. At depth, the soil is interbedded November 9, 2005 Project No. SL05014-2 with much of the layers below the groundwater interface containing a fine content of above 30 percent, and with densities generally increasing as well. Therefore, seismic induced settlement at depth are considered nominal. In closing, as stated in the report, we believe the Site is suitable for the proposed development provided the recommendations presented in the report are incorporated into the project plans and specifications. Michae Conner Staff Engineer, EIT I 18756 Principal cc: City of Arroyo Grande, Attn: Victor Devens, fax: 473-0386 S:\SoiI Engineering Reports\SLOSO 14-1 Fair Oaks Medical Campus\SLOSO 14-1 response 10 City of AG Jetter.doc 2 I?;r::,' .)~ "-- ,. -:...r ". ,..... , .' ""I,: , -.~ .I . -.J (I' ')" Jl" ')." ~~ij'.,' "'''v' . :./,',.:;:';/,~;g~(~,~;;,,~ -~- '-, , SOILS ENGINEERING REPORT FAIR OAKS MEDICAL CAMPUS FAIR OAKS A VENUE, APN: 006-391-044 ARROYO GRANDE, CALIFORNIA PROJECT SLOS014-1 Prepared for Central Coast Real Estate Development c/o Jason Blankenship Post Office Box 730 AvilaBeach, California 93424 Prepared by GEOSOLUTIONS, INC. 220 HIGH STREET SAN LUIS OBISPO, CALIFORNIA 93401 (805) 543-8539 Ii:> September 23, 2005 I. jJ Iil!o!iolutiOD!i, INI:. 220 High Street, San Luis Obispo, CA 93401 (80S) 543.8539, 543-2171 fax info@GeoSolutions.net September 23, 2005 Project No. SL050 14-1 Central Coast Real Estate Development c\o Jason Blankenship Post Office Box 730 Avila Beach, California 93424 Subject: Soils Engineering Report Fair Oaks Medical Campus Fair Oaks Avenue, APN: 006-391-044 Arroyo Grande, California Dear Mr. Blankenship: This Soils Engineering Report has been prepared for the proposed complex of medical office buildings and multi-family residences to be located on Fair Oaks Avenue, APN: 006-391-044, Parcel 2, PM 47-54 in the City of Arroyo Grande, California. Geotechnically, the site is suitable for the proposed development provided the recommendations in this report for site preparation, earthwork, foundations, slabs, retaining walls, andpavement sections are incorporated into the design. Given the preliminary site plan and the presence of loose surface material, it is anticipated that grading will include. the construction of engineered fill building pads for the structures utilizing continuous footings excavated into engineered fill as observed and approved by a representative of GeoSolutions, Inc. Over the Site, varieties of surface and near-surface soils were encountered. All foundations are to be excavated into uniform competent material to limit the potential for distress of the foundation systems due to differential settlement. If cuts steeper than allowed by State of California Construction Safety Orders for "Excavations, Trenches, Earthwork" are proposed, a numerical slope stability analysis may be necessary for temporary construction slopes. Natural seepage at the interface of two materials with different densities is very common. This interface occurs at the Site and may require sub-surface drains. Sub-drains should be placed in established drainage courses and potential seepage areas. The location of sub-drains should be determined during grading by a representative of GeoSolutions, Inc. Thank you for the opportunity to have been of service in preparing this report. If you have any questions or require additional assistance, please feel free to contact the undersigned at (805) 543-8539. L:- ~- J nna Louise Otto, CE22056 for Patrick B. rincipal ". ..",,'"'' S:\Soil Engineering Reports\SLOSOI4.l Fair Oaks Medical Campus\SL05014 1 Fair Oaks Transmittal Letter.doc ! TABLE OF CONTENTS 1.0 INTRODUCTION ........................................................................................................................... I 2.0 PURPOSE AN D SCOPE,............... ...... ........................................................... ...... .... .................. .... 2 3.0 FIELD AND LABORA TORY INVESTIGATION......................................................................... 2 3.1 Seismic Design Considerations .................................................................................... ........ 3 3.2 L iq uefaction Potential.......... .... ............................................................................................. 4 4.0 GENERAL SOIL-FOUNDATION DISCUSSION ......................................................................... 4 5.0 CONCLUSIONS AND RECOMMENDATIONS .......................................................................... 5 5.l Preparation of Building Pads ................................................................................................5 5.2 Preparation of Paved Areas ..................................................................... .............................. 5 5.3 Conventional Foundations ................ .:............................... .......... ......................... ................ 6 5.4 Slab-On-Grade Construction... ............................................................................ .... .......... .... 7 5.5 Retaining W ails......................................................,........................................................ ...... 8 5.6 Pave men t Design......................................... .......... .... .... ... ................. ........ ..... .............. ...... ... 9 6.0 ADDITIONAL GEOTECHNICAL SERVICES ...........................................................................10 7.0 LIMITATIONS AND UNIFORMITY OF CONDITIONS........................................................... II REFERENCES APPENDIX A Field Investigation SoH Classification Chart Boring Logs CPT Log Classification Data/Soil Behavior Types APPENDIX B Laboratory Testing SoH Test Reports APPENDIX C Preliminary Grading Specifications Key and Bench with Backdrain APPENDIX D Seismic Data - Design Base Earthquake Probability of Exceedance CPT Based Liquefaction Analysis LIST OF FIGURES Tigure I: Site Location Map ......................................................................................................................... I Figure 2: Site Plan .............. ......... ............................. .................................................. ....... ....... ....... ............ 1 Figure 3: Setback 0 i mens ions ...................................................................................................................... 7 Figure 4: S ub-S lab Detai I.............................................................................................................................. 7 Figure 5: Retaining Wall Detail.................................................................................................................... 9 LIST OF TABLES Table.]: Engineering Properties.................................................................................................................... 3 Table 2: 2001 California Building Code, Chapter 16, Structural Design Parameters ................................... 4 Table 3: Minimum Footing and Grade Beam Dimensions......................................................................... .. 6 Table 4: Retaining Wall Design Parameters ................................................................................................. S Table 5: Preliminary Pavement pesign Sections.. .................................................................,.................. I () SOILS ENGINEERING REPORT FAIR OAKS MEDICAL CAMPUS FAIR OAKS A VENUE, APN: 006-391-044 ARROYO GRANDE, CALIFORNIA PROJECT SL05014-1 1.0 INTRODUCTION This report presents the results of the geotechnical investigation for the proposed complex of medical office buildings and multi- family residences to be located on Fair Oaks Avenue, APN: 006~391-044, Parcel 2, PM 47-54 in the City of Arroyo Grande, California. See Figure 1: Site Location Map. The property is approximately rectangular in shape and 5.5 acres in size. Fair Oaks A venue provides access to the lot along the southern property boundary. The nearest intersection is located where Fair Oaks Avenue intersects Halcyon Road approximately 600 feet west of the property. The property will hereafter be referred to as the "Site." See Figure 2: Site Plan. .:" ""... !I'/' ~ '" :0:- If'- . ~..., . ~"'" , ..: ~ l C. .:"'I).:~;'~'.';':'.:.'~=,~ <>;.-' s ,:'~~!? :~~~','.' i:: A~z . t~,,,,,,, w "'" ,';'~"~' ,. ~. r-- '7. . .,., ?;".~.. :z ,;" ':< '> jJ,; 4'0 .RE~Z<i(;;:g..i h,::."',. !!:_-.t\:).c:"";':':~lj. ~~7~''''~~''1 4/7. !4'11l"J -(' ~~A "~,...;;_ ';=:':_' '" /iF '...._ ~.~~ , ~~';l';" ,<~':..:.":' "" ,~;v~:. '.~'J- oct; ~.., l, ~ "'l' . .', SITE ;':~y "~ ~,~v,_. :~~ ~.:~~:I~~.J;""'~' 1;;1 ir - .-.' _ 1 ".I)- ",- ~c. f~i '::'~A~; '~!~'~;ff!~~~~':~.:l~ .~ It';, Av "~f,.:, f:;; ^" '. '6!?AND.' 'I _"I~;"r:l:y'~ ~i,ib~;.~~'5~~~i _~;r_! _ '~ ! "'~~, ~ .;;':.~,' <,..... . "'0 '''',~ _,t"'1 ~~;~~~~i:ji~i~1-i~ ~ Figure I: Site Location Map The topography consists of a gentle descending slope gradient in the northwest region of the Site that descends at approximately 15-to-1 (horizontal-to-vertical) towards the southeast and then .>./- ..~:Jr""'~~.'JfiN'r~" ~..."', ;' _ ,~~-=--- ~" ~ --- ,..- I-'\;.;.--~ _~,. ~/ _....... - ~/' ..-.... ,.,.,' ,/ / .' ~..';:-.'/:;'B-4 .'_ ,._~_~-:,~., D-S" ,_-_,-:_'~7./_..." .'.1 J' .......... ~. .... ....... . t._.._ I '. ./~~D:{.,~.~~5L/2 PER ;:~~$L:~~. _.:' ::_/<~D'6 7'~' ..J . ~ - ~ ..,../;~. -, :,..'1 (- -"- 1 //- ./ :~~/ :a....:. ".7'7': 'Y"- - J- L. . ~ 1 -~-. ';-:':'-'-;'~ / / // '7/~1' \.-. . ;,:-~1 '! .,./' r'~.. -~. /.-r ::-,;> . ,;--;/;\' \ .,~,,_., ----- j-_.... -.-.. D.7 U '"l '!r';:" ... B-1. /~... _._ . - ..< ,yCPT-I ./~.",fJ.j i \" >/- --==-w Ir_ ./ . -'" /;,{-..;~ ;,' -:, :;/ ' IiI . ..:~- ~:_ . /.~~_:~:./),'! fir:::" //:;). x;~;2~~~:; D-3" ........,/ ,/ . . / ----, ",-....:/-...; (f~ '~-:7 ....:... ~:..: .... ( , '" f. ",' ..... r~:.""" "" :...,,;:.--- #' ~~ ~::;,~. .-:C:- :~~ )A. } .:1::'i,fi1,//../ ~i~;::r~;~;~i;.Elt":~:~~~(~<~f~~"~! - ~~~~., -- FAJROAKSAVENUE .OORlf\"G LOCATIONS .' .-- -~- .- \ -\ _.~.__ ,9': i -- -,_.~!. - ..,j .,...- _~~:;n~, ".. Figur Base Map by McMillan Land Surveys S~ptcmbcr 23,2005 Projcct'SL050 14-1 gradually increases to approximately 7-to-l (H:V) near the central portion of the Site. The slope gradient then decreases to near level in the southeast portion of the Site. There is a sharp drop in grade to approximately 2.5-to-1 (H:V) along the southwest boundary where the property abuts Fair Oaks Avenue. Site drainage follows the topography to the southeast towards Arroyo Grande Creek. The Site is currently vegetated with native grasses with eucalyptus and walnut trees. The Arroyo Grande Creek runs through the southeast corner ofthe Site. It is anticipated structures will utilize slab-on-grade lower floor systems. Dead and sustained live loads are currel1lly unknown but anticipated to be relatively light with maximum continuous footing and culumn loads estimated to be on the order of3.0 kips per lineal foot and 25 kips, respectively. 2.0 PURPOSE AND SCOPE The purpose of this study was to explore and evaluate the surface and sub-surface soil conditions at the Site and develop geotechnical information and design criteria. The scope of this study illcludes the following items: 1. A review of available published and unpublished geotechnical data pertinent to the project site. 2. A field study consisting of a site reconnaissance and an exploratory boring program to formulate a description of the sub-surface conditions. 3. A laboratory-testing program performed on reprcsentative soil samples collected from our field study. 4. Analysis of the data gathered during our field study and laboratory testing. 5. Development of recommendations for site preparation and grading, and geotechnical design criteria for building foundations, retaining walls, pavement sections, underground utilities and drainage facilities. 3.0 FIELD AND LABORATORY INVESTIGATION The field investigation was conducted on August 3, 2005 using a track-mountedCME 55 drill rig and August 4, 2005 using a Mobile B24 drill rig. Nine exploratory borings and one Cone Penetration Test (CPT) sounding to a maximum depth of 50.5 feet below ground surface (bgs) were placed at the approximate locations indicated on the Site Plan. Due to the size of the Site, the surface and sub-surface materials varied throughout. In general, the Site soils consists of alluvial deposits in the east/southeast portion, with the overlying aeolian deposits mure prevalent at the northwest portion. Over the northwest portion of the Site, the surface materials consisted of yellowish brown poorly graded SAND with silt (SP-SM) and yellowish brown silty SAND (SM) encountered in a dry to slightly moist and loose to medium dense condition to depths of 12.0 to 15.0 feet bgs. This material is commonly referred to as Dune Deposits. The subsurface material in this area consisted of interbedded' layers of yellowish brown clayey SAND (SC), olive brown sandy CLAY (CL), and yellowish brown well-graded SAND with silt (SW-SM) encountered in a very moist to saturated condition to termination at 50.5 feet bgs. Groundwater was encountered in boring B-1 at approximately 18 feet be law ground surface. Borings B-2, B;3, B-4, and B-5 did not encounter ground water. 2 S~pt~l1lb~r 23. 2005 Pruject SL050 14-1 On the eastern portion of the Site near the existing creek, the surface materials consisted of variable interbedded layers of dark brown silty SAND (SM), clayey SAND (SC), sandy CLAY (eL), and poorly- graded SAND (SP-SM) encountered in a slightly moist and loose condition becoming dense/very stiff with depth. This materlaUs consistent with alluvial deposits. Borings B-6 through B-9 were terminated at 15.0 feet bgs. Groundwater was encountered in B-9 at approximately 12.0 feet bgs and at approximately 25.0 ft bgs in CPTI, but was not encountered in borings B-6, B-7, or B-8. During the boring operations the soils encountered were continuously examined, visually c1assitied, and sampled for general laboratory testing. A project engineer has reviewed a continuous log of the soils encountered at the time of field investigation. The Boring and CPT Logs are attached in Appendix A. The results of the laboratory tests performed on the soils sampled from the Site during boring operations are listed below. A detailed explanation of each laboratory test performed is provided in Appendix n, along with the laboratory data repOlts. Table 1: Engineering Properties c .6 ~ .2 ~ " ~ ] '0;; ~ .;: U c " '"" ~ . " I- ","" >< <: ~ E c- c Sample Description .. t.i:~ I " " ,., ~ c ~ " '" '0 I- '0 l- e. I ~ ~ E ! c c '" ~ ~ " ~ 00 .' ~ <: .. ~~ .. I c c E I z " 0 0 E C ~'lt " i .. '0;; '0;; =c- = '0 ~. 0 I C ~1I C. <:: c c .5 ~ .5 " OL '0;; .;:; " " - " " " .- .. or. E ! " e. e. :1- Q. eJl'" .c I- or. " e. >< >< ~ c~ 0 " " <I'J <I'J '" '" ;=. 0 <(-&- U "'''" A Yellowish Brown Poorly Graded SP-SM 0 Very 109.6 11.3 - - 41.8 SAND with SILT Low C Yellowish Brown Clayey SAND SC - - - - - - 43.7 B-l@4.0fl. Yellowish Brown Silty SAND SM - - - - 28.80 332 - B-1 @ 19.0 fl. Yellowish Brown Clayey SAND SC - - - - - - 31.2 B-1 @ 29.0 fl. Olive Brown Sandy CLAY CL - - - - - - 50.0 SC .' 48.6 B-1 @ 39.0 fl. Yellowish Brown Clayey SAND - - - - - - B-1 @ 49.0 fl. Yellowish Brown Well Graded SAND SW-SM - - - - 8.4 - - with SILT B-5 @ 8.5 fl. Brown Sandy CLAY CL - - - - - - 55.5 1-- B-8 @ 3.5 fl. Yellowish Brown Poorly Graded SP-SM - - - - - - 11.0 SAND with SILT B-9 @ 13.5 fl. Dark Grayish Brown Sandy CLAY CL - - - - 5.00 1297 - 3.1 Seismic Desien Considerations Structural building design parameters within the 2001 California Building Code (CBC) are dependent upon several factors including site soil characteristics and faults near the Site. This data is presented in tabular form in Table 2. JJ 3 S~pt~mbl.:r 23. 2005 i'rojod SLU5UI4-1 TlIble 2: 2001 Californill Duillling Colle, Chllptcr 16, Structural Design PlIl"lIlIIctcrS Soil Profile Type So - Stiff Soil Seismic Source Type Greater than 15 kilometers from an A fault Within 2 kilometers of a 8 fault. Seismic Zone Seismic Zone 4 - Z= 0.4 Near Source Factor N, - 1.3 N,= 1.6 Seismic Coefficient C, 0.44N, 0.44 (1.3) - 0.57 C, ~ 0.64N, ~ 0.64 (1.6) ~ 1.02 3.2 Liquefaction Potential I. Liquefaction occurs when saturated, cohesion less soils lose shear strength due to earthquake shaking. Liquefaction potential of soil deposits during earthquake activity depends on soil type, void ratio, groundwater conditions, the duration of shaking, and. confining pressures on the potentially liquefiable soil unit. Ground motion from an earthquake lIIay induce cyclic reversals of shear stresses of large amplitude. Lateral and vertical movement of the soil mass combined with the loss of bearing strength usually results fi'om this phenomenon. 2. Liquefaction potential of soil deposits during earthquake activity depends on soil type, void ratio, groundwater conditions, the duration of shaking, and confining pressures on the potentially liquefiable soil unit. Fine, poorly graded loose sand, shallow groundwater, high intensity earthquakes, and long duration of ground shaking are the principal .factors leading to liquefaction. 3. Based on the layered nature of the site soils, the relative density of the in-situ soils, the depth to groundwater, the high fine content, and the expected ground acceleration caused by the Design Base Earthquake (DBE), the potential for seismic liquefaction of Site soils appears to be low. Assuming the recommendations of the Soils Engineering Report are implemented, the potential for seismically induced settlement and differential settlement is considered to be low. 4.0 GENERAL SOIL-FOUNDATION DISCUSSION Given the preliminary Site plan and the presence of loose surface material, it is anticipated that grading will include the construction of engineered fill building pads for the structures utilizing continuous footings excavated into engineered fill as observed and approved by a representative of GeoSolutions, Inc. Over the Site, various surface and near-surface soils were encountered. Lenses of material unsuitabie for use as fill were encountered during the site investigation. All foundations are to be excavated into uniform competent material to limit the potential for distress of the foundation systems due to differential settlement. If cuts steeper than allowed by State of California Construction Safety Orders for "Excavations, Trenches, Earthwork" are proposed, a numerical slope stability analysis may be necessary for temporary construction slopes. . Natural seepage at the interface of two materials with different densities is very common. This interface occurs at the Site and may require sub-surface drains. Sub-drains should be placed in established drainage courses nd potential seepage areas. The location of sub-drains should be determined during grading by a tive of GeoSolutions, Inc. " J ..' 4 Scptcl11b~r 21.2005 Projcct'SL050 1-1-1 5.0 CONCLUSIONS AND RECOMMENDATIONS The Site is suitable for the proposed development provided the recommendations prescnted in this report are incorporated into the project plans and specifications. The primary geotechnical concerns at the Site are: I. The presence of loose material within the upper five feet of the soil. 2. The potential for differential settlcment occurring between foundations suppol1ed on two suil materials havll1g different settlement characteristics, such as native soil and engineered fill. Therefore, it is important that all of the foundations are founded in equally competent uniform material in accordance with this report. 5.1 Prella.-ation of Building Pads I. Given the topography and the nature of the site soils, it is anticipated that graded pads will be developed for the proposed structures with the foundations excavated into engineered' fill. 2. For the development of engineered till pads, the native material should be over-excavated at least 48 inches below existing grade, 24 inches below the bottom of the footings, to competent native material, or one-half the depth of the deepest fill for fills less than 10 feet deep, or two-thirds the depth of the deepest fill Illr fills greater than 10 f~et in depth: 'whichever is greatest. The limits of over-excavation should extend a minimum of 5 t~et beyond thc perimctcr foundations. The exposed surface shuuld then be scarified tu a depth of 12 inches, moisture conditioned to near optimum moisture content and compacted tn a minimum relative density 01'90 percent (ASTM 01557-91). Refer to Figure 4: Sub-Slab Detail for under-slab drainage material. and Appendix C for more details on fill placement. 3. . If fill areas are constructed on slopes greater than 10 to I (horizontal to vertical), we recommend that benches be cut every 4 feet as fill is placed. Each bench shall be a minimum of 10 feet wide with a minimum of2 percent gradient into the slope. If fill areas are constructed on slopes greater than 5 to I, we recommend that the toe of all areas to receive fill be keyed a minimum of 24 inches into underlying dense material. Sub-drains shall be placed in the keyway and benches as required. See Appendix C, Detail A, Key and Bench with Backdrain. 5.2 Preparation of Paved' Areas 1. Pavement areas should be over-excavated 12 inches below existing grade or finished sub- grade; whichever is deeper. The exposed surface should be scarified an additional deplh of 12 inches, moisture conditioned to near optimum moisture content and compacted tu a minimum relative density of 90 percent (ASTM 01557-91). The over-excavated soil should then be moisture conditioned to produce a water-content of at least I to 2 percent above optimum value and then compacted to a minimum relative density of 90 percent. The top 12 inches of sub-grade soil under all pavement sections should be compacted to a minimum relative density of 95 percent based on the ASTM 01557-91 test method at slightly above optimum. ~. JJ 5 S~pt~mb~r 23. 2U05 Proj~dSL050!.J.-1 2. Sub-grade soils should not be allowed to dry out or have excessive construction traffic between moisture conditioning and compaction, and placement of the pavement structural section. 5.3 Conventional Fonndations I. Conventional continuous and spread footings with grade beams may be used for support of the proposed structures. Isolated pad footings are permitted for single floor loads ollly. ~ Minimum footing and grade beam sizes and depths in engineered iill should conform iO the following table, as observed and approved by a representative of GeoSolutions, Inc. Table 3: Minimum Footing and Grade Beam Dimensions - Excavated in Engineered Fill Building Type Depth Below Lowest Adjacent Grade Width Bearing One-Story 12 inches 12 inches 2,000 psf - Two-Story 18 inches 15 inches 2,200 psf Three-Story 24 inches I 8 inches 2,500 psf 3. Minimum reinforcing for footings should be two No. ,;j bars, placed CIne at thc tvp and ()lie at the bottom, or as directed by the project Structural Engineer. 4. A representative of thiS firm should observe and approve all foundation excavatiillls for required embedment depth prior to the placement of reinforcing steel andlor concrete. Concrete should be placed only in excavations that have been pre-moistened with 110 associated testing required and are free of loose soft soil, or debris. 5. Allowable dead plus live load bearing pressure of 2,200 psf may be used for design for engineered fill. A total settlement of less than % inch and a differential settlement of less thart Y, inch are anticipated~ 6. Lateral forces on structures may be resisted by passive pressure acting against the sides of shallow footings andlor friction between the engineered fill and the bottom of the footings. For resistance to lateral loads, a friction factor of 0.50 may be utilized for sliding resistance at the base of footings extending a minimum of 12 inches into engineered fill. A passive resistance of 350-pcf equivalent fluid weight may be used against the side of shallow footings in engineered fill. If friction and passive pressures are combined, the lesser value should be reduced by 50 percent. Foundation excavations should be observed and approved by a representative of this firm prior to the placement of reinforcing steel andlor concrete. 7. Foundation design should conform to the requirements of Chapter 18 of the latest edition of the California Building Code. 8. The minimum footing setback distance from a descending slope must be maintained see Figure 3: Setback Dimensions. The base of all grade beams and footings should be level and step as required accommodating any slope of the grade while maintaining the minimum required footing embedment and slope setback distance. 6 S~p[cl1lbcr 23. 2005 Pruj~d SL05U 14-1 FACE OF FOOTING TorOF SLOPE /' /' f'ACE or STRUCTURE TOE OF SLOPE / / H / 11/3 UUT NEED NOT EXCFED 40 FT. (12192 nun) r-,.'IAX. - H/2 BUT "-lED NOl EXCEED 15 FT. (4572 mm) MAX. Figure 3: Setback Dimensions 5A Slab-On-Grade Construction I. Concretc slabs-on-grade and flatwork should not be placed directly on unprepared native materials. Preparation of sub-grade to receive concrete slabs-oil-grade and tlatwork should be processed as discussed in the preceding ,ections of this report. Concrete slabs should be placed only over sub-grade that has been pre-moistened with no associatd testil1g required. - .--- IG-MIL ...ISQlJJ::EN :rr:~i 1-,11- 0 I -. 0 ~ : 4" COf\.iCRETE SLAB I " ; ';:1 ~/ 2" CLEA~ SAND ~ "- /',' 't ',' . . :! . 6:-' ~~~ .~~~~I~~ ~i~ ;~~I~~. . . ~ .. I , I ~ I " cJ J , , 0 , DEPTH VARIES Figure 4: Sub-Slab Detail 2. Where concrete slabs-on-grade are to be constructed, the slabs should be underlain by a minimum of 6 inches of clean free-draining material, such as a coarse aggregate mix to serve as a cushion and a capillary break. Where moisture susceptible storage or floor coverings are anticipated, a 10-mil Visqueen-type membrane should be placed between the free-draining material and the slab to minimize moisture condensation under the floor covering. See Figure 4: Sub-Slab Detail. It is suggested that a ;-inch thick sand layer be placed on top of the membrane to assist in the curing of the concrete, increasing the depth of the under-slab material to a total of 8 inciles. The sand should be lightly moistened prior to placing concrete. JJ 7 Si:plcl1lb~r 23. 21;05 Pruject SL0501-l.-1 3. Concrete slabs-on-grade should be a minimum of 4 inches thick and should be reinforced with No.3 reinforcing bars placed at 24 inches on-center both ways at or slightly above the center of the structural section. Reinforcing bars should have a minimum clear cover of 1.5 inches. The aforementioned reinforcement may be used for anticipated uniform floor loads not exceeding 200 psf. If floor loads greater than 200 psf are anticipated, a Structural Engineer should evaluate the slab desigli. 4. Moisture condensation under floor coverings has become critical due to the use of watel- soluble adhesives; therefore it is suggested that moisture sensitive slabs not be constructed during inclement weather conditions. 5. Concrete for all slabs should be placed at a maximum slump of less than 5 inches. Excessive water content is the major cause of concrete cracking. If fibers are used to aid in the control of cracking, a water-reducing admixture may be added to the concrete to increase slump while maintaining a water/cement ratio, which will limit excessive shrinkage. Control joitits should be constructed as required to control cracking. 5.5 Retainin!! Walls I. Retaining walls should be designed to resist lateral pressures from adjacent soils and surcharge loads applied behind the walls. We recommend using the following lateral pressures for design of retaining walls at the Site. See Table 4: Retaining Wall Design Parameters and Figure 5: Retaining Wall Detail. Table 4: Retaining Wall Design Parameters Lateral Pressure and Condition Equivalent Fluid Pressure, pcf Active Case, Engineered Fill or Native, Drained (K.) 35 At-Rest Case, Engineered Fill or Native, Drained (Ko) 50 Passive Case, Engineered Fill (Kp) 350 2. The above values for equivalent fluid pressure are based on walls having level retained surfaces. Walls having a retained surface that slopes upward from the top of the wall should be designed for an additional equivalent fluid pressure of 1 pcf for the active case and 1.5 pcf for the at-rest case, for every two degrees of slope inclination. 3. Retaining wall foundations should be founded a minimum of 12 inches below lowest adjacent grade in engineered fill. A coefficient of friction of 0.50 may be used between engineered fill and concrete footings. Project designers may use a maximum toe pressure of2,650 psf for engineered fill. 4. In addition to the lateral soil pressure given above, the retaining \yalls should be designed to support any design live load, such as from vehicle and construction surcharges, etc., to be supported by the wall backfill. If construction vehicles are required to operate within 10 feet of a wall, supplemental pressures will be induced and should be taken into account through design. 8 Sl.:plcmbcr 23, 2005 5. Projl.:d SLU5014-1 The recommended pressures drainage will be provided behind the walls to prevent the build-up of hydrostatic pressure. To achieve this we recommend that a filter material be placed behind all proposed walls. The blanket of filter material should be a minimum of 12 inches thick and should extend from the bottom of the wall to 12 inches from the ground surface. The top 12 inches should consist of moisture conditioned, compacted, clayey soil. are based on the assumption that sufficient sub-surface - IrminilllUIlI --F-: I~~ I I I --- Mirafi 140N or clJllivalc1l1 Ka=J5 per Ko = 5u pef Kp '-'350 pcr , e., Perme"blc Dr;,;:' R\~,,:k -.-.-.. 4" Dia. Pelf. Dram Pipe --'--""--. Max Toe Pressure" 2.640 p~f 1.-__--- 6. A 4-inch diameter perforated Figure 5: Retaining Willi Detllil or slotted drainpipe (ASTM 01785 PVC) should be installed near the bottom of the filter blanket with perforations facing down. The drainpipe should be underlain by at least 4 inches of filter typemmerial. The filter material should consist of a clean free-draining aggregate, such as a coarse aggregate mix. 7. The filter material should be encapsulated in a permeable geotextile fabric. A suitable permeable geotextile fabric, such as non-woven needle-punched Mirafi 140N or equal, may be utilized to encapsulate the retaining wall drain material and should conform to Caltrans Standard Specification 88-1.03 for underdrains. 8. For hydrostatic loading conditions (i.e. no free drainage behind retallllllg wall), an additional loading of 45-pcf equivalent fluid weight should be added to the above soil pressures. [f it is necessary to design retaining structures for submerged conditions, the allowed bearing and passive pressures should be reduced by 50 percent. [n addition, soil friction beneath the base of the foundations should be neglected. 9. Precautions should be taken to ensure that heavy compaction equipment is not used adjaeent to walls, so as to prevent undue pressure against, and movement of the walls. [0. The use of water-stops/impermeable barriers should be used for any basement construction, and for building walls that retain earth. 5.6 Pavement Desi!!n 1. All paving construction and materials used should conform to applicable sections of the latest edition of the State of California Department or' Transportation Standard Specifications. 2. As indicated previously, the top 12 inches of sub-grade soil under pavement sections should be compacted to a minimum relative density of 95 percent based on the ASTM D1557-91 te~t method at slightly above optimum moisture content. Aggregate bases and 9 Scph:mbcr 23. 2005 Proj"ci SL050 14-1 sub-bases should also be compactcd to a minimum relative density of95 pcrcent based on the aforementioned test method. 3. The following table provides the recommended pawment section based on an assumed R-Value of 30, various tramc indexes, and specifications of the City of Arroyo Grande. Our analysis was based on the Caltrans Highway Design Manual with a safety factor applied. Final design pavement section will be determined after preliminary grading is complete and the California Test Method No. 301-F test is performed on a representative pavement sub-grade soil sample encountered. at the Site. Table 5: Preliminary Pllvemcnt Design Sections Recommended Minimum Asphalt Concrete Pllvement Sections Design Thickness ToI. AoCo(ino) AoB(ino) 505 3.25 7.0 6.0 3.25 8.0 .-..- 6.5 3.75 9.0 7.0 4.00 10.0 .-....-.-..------ T.!. = Tramc Index A.C = Asphaltic Concrete m~eting Caltrans Specification for Class II Aspha!t Concrete A.B. = Aggregate Base meeting Caltrans Specification for Class II Agg,:egatc Base (R-Value = 78 Minimum) 4. A minimum of 6 inches of Class II Aggregate Base is recommended for all pavement sections. All pavement sections should be crowned for good drainage. All pavement construction and materials used should conform to Sections 25, 26 and 39 of the latest edition of the State of California Department of Transportation Standard Specifications. 6.0 ADDITIONAL GEOTECHNICAL SERVICES The recommendations contained in this report are based on a limited number of borings and on the continuity of the sub-surface conditions encountered. It is assumed that GeoSolutions, Inc. will be retained to perform the following services: 10 Consultation during plan development. 20 Plan review of grading and foundation documents prior to construction. 3. Construction inspections and testing as required including, but not limited to, stripping, grading, over-excavating, backfill placement, imported materials, foundation excavation observations and compaction. to September 23. 2005 Project SL05014.1 7.0 LIMITATIONS AND UNIFORMITY OF CONDITIONS I. The recommendations of this repOlt are based upon the assumption that the soil conditions do not deviate from those disclosed during our study. Should any variations or undesirable conditions be encountered during the development of the Site, GeoSolutions, Inc. should be notified immediately and GeoSolutions, Inc. will provide supplemental recommendations as dictated by the tield conditions. 2. This repOlt is issued with the understanding that it is the responsibility of the owner or his/her representative to ensure that the information and recommendations contained herein are brought to the .attention of the architect and engineer for the project, and incorporated into the project plans and specifications. The owner or his/her representative is responsible to ensure that the necessary steps are taken to see that the contractor and subcontractors carry out such recommendations in the field. 3. As of the present date, the findings of this report are valid for the property studied. With the. passage of time, changes in the conditions of a property can occur whether they are due to naturai processes or to the works of man on this or adjacent properties. Therefore, this report should not be relied upon after a period of 3 years without our review nor should it be used or is. it applicable for any properties other than those studied; However many events ,uch as floods, earth4uakcs, grading of the adjacent properties and building and municipal code changes could render sections of this report invalid in less than 3 years. S:\Soil Engineering Rcports\SL050 14-1 Fair Oaks Mt;:dical Cnmpus\SL050 14-1 Fair Oaks SER.doc ~" JJ tt REFERENCES REFERENCES 2001 California Building Code. California Code of Regulations Title 24, Part 2, Volume 2. Whittier, California: International Confcrence of Building Officials, 2002. Bowles, Joseph E. Foundation Analysis and Design. 5'10 ed. New Yark: McGraw-Hili, 1996. California Code of Regulations 2001 Edition. Title 8. Division i: Departmcnt of Industrial Rclations. Chapter 4: Division of Industrial Safety. Subchapter 4, Construction Safety Orders. Article 6: Excavations. <http://www.dir.ca.gov/titleS/sub4.html> California Department of Conservation, Division of Mines and Geology. Maps of Known Active Fault Near-Source Zones in California and Adjacent Portions of Nevada. Whittier, California: International Conference of Building Officials, 1998. California Code of Regulations. 2001 Edition. Title 14. Division 2: Depaltment of Conservation. Chapter . 8: Mining and Geology. Article 10: Seismic Hazards Mapping. <htlp ://www.consrv.ca.gov/SMGB/Regulations/regulations.htm> California Department of Conservation, Division of Mines and Geology. Special Publication 117: Guidelines for Evaluating and Mitigating Seismic Hazards in Culifornia. Adopted 1997. <http://gmw.consrv.ca.gov/shmp/webdocs/spI17.pdt> Day, Robert W. Geotechnical GlJd Foundation Engineering: Design and Construction. N~w York: McGraw-Hili, 1999. Holzer, T.L., Noce, T.E., Bennett, M.J., Di Alessandro, c., Boatwright, J, Tinsley, J.C., Sell, R.W., and Rosenberg, L.I., 2004, Liquefaction-Inducted Lateral Spreading in Oceano, California, During the 2003 San Simeon Earthquake, U. S. Geological Survey Open File Rcport 2004-1269. Kramer, Steven L. Geotechnical Earthquake Engineering. New Jersey: Prentice Hall, 1996. Macnab, Alan. Earth Retention Systems Handbook. New York: McGraw-Hili, 2002. National Center for Earthquake Engineering Research. Proceedings of the NCEER Workshop on Evaluation of Liquefaction Resistance Soils. Technical Report NCEER-97-0022. Buffalo, New York: 1997. APPENDIX A Field Investigation Soil Classification Chmt Boring Logs CPT Logs Classification Data/Soil Behavior Types 11" ,,,Id i"",,,""i" w~ ""dO'"'' m' M'~' ; ",d 4. 200S ~i", · "".moo."d CMf 5; ."" Mobil' B" d,ill'igo. "", ",." ."d ,,""""" ".d iI io'" ,,"" ,rod"d " d,iI Ii'" "i", <,p'o.m" "",i"go '0 , m"im"m d',", of ;o.s ,,,, Ii< 'ow ,roo.d ",f'" (bg;). ~d "rth" d,.""ii~d" "".."d"" 00" Co'" ('<0"0' i" T~' (Cpl) """,,i., " · m.mmm. d'P'" 0' 49 ,,,,,,,,. ii'" <,pW"i" w~ ,m,d""" i. "",d'"'' wilh _"''' ."P"" ",,,,,h.iool ",,,"''' i", p,~,""" ,,0> i,i'"' w i,h ili' roo", of ili' ro" i'" ~,h",i"" " G"Solo""" I", TI" CME SS d,iII ii, will' ~ \\-i.d' d""'" h.llo""'" ,,,,i,,"'~ n;,," ,'",' bo"J ,wo <,p'om"" "",i." (B.' "d B.2) ."d od'."'" 0'" C P'f ",,"" "," "" .pero,i"" ,.." '" "d ",,,d m' "" Si" pi.,. "", Mobil, B" d,iII ," w iili . 4. ",h "lid"". ,"",' """, ",~ .dd" m"" ""n'" (8-; ",,,,," B.') " ili' .,pm,i.'" ,,,,,, im" i"dia''" o' "" Si" p"', Th' d,iIIi", ,~d ,,, Id ,,,,,",,,". w" "",,,mod ,,,d" iI" ,,~,"''' .f ,,, pm;'" ""io"" A "p.-ro'''' " G"S,I."", ,,~ ~.i"~i,,,d .10' ,nh' wil ",di'i'~ ~d ",,,,,,," wil ","p'~ "i""" ,~ 101"_" ~"". '", w'" ~" ,,,,,if,,d i" oc""d~" .iili "" u,,"," Soil C1~if~",i" 5>,,"'" So< Soil C,~i"~""" Ch"'. A.ppendill A.. s~d"" r","""" T~" wiili . 2.i",b ,,"ido di~'"' ~".,d (51'11 ,p'" "Ii< ,~pl~' .,d wi"" ;. i.,h ",""" diom'"' M"" if,od C.Ii'''' i. (CAl ,pli' "Ii< ,,,,,p., w'" ",'f"'''''' '" "''''" " ,~d ~.m" i. "" ",Id, 0' ili' d'~," 0,"" wil ~d W ."ow ,,,,,,I 0""'"'''' 0'" ,,,,, , ",rt'''' ,nli' w', ",,~. So" "",pI" o~"",d wi'" d. ,,,,,p'" '" """,d ,,, ,,,,,Iw' ,b"".'" ~d ~".,. A 140.O",,,d h"""" ,,,, ","i", ;0 i"ho> d,i'" ",. ~.p ,,, "" ","pI" i, i, ",'" ",,,d 6 i.d~ ""''''''"'' ~" _ ",,,i,,g> ,od 0 ili'" d,i'" '" ""d"'~' " i",h" .itl, iI. ,,~I" ",.,,1'''' ~""", "if. ""'" 100> " d" "mb" 0' bi"~ p" ,00< WI' ,'" '" "..,", "" ~.p\o "" \2 i"''''''' Th' C A "",pI" 0 , ,,,"" d...'" ~.P'" "'" SI'T ,~,p'" ",d p,.wid" odd iii",,,1 ..""" ,,, ",,",>01 ",o~h'''. ~""' ",b " ,..,i" ,h'" ~d ,,,~I,d",'" """,. E""" ","p,,,.., Ii< -' " .. ,,,Id i.,",""''""' ""I Iii< N .""" ,b"i.", ,_ ~i'" .' CA ,omP'" .,11 b' ",." ",,' ",,' of ili' 50 f, Th' N."'''' '"' ~mP'" "II"'" "I., ili' CA "" ", ro''"'' ,,,,,I..d ~ srT N'"'''' "'" · ",.""i" f.'" ",.1 "'" ,MY fmm """ 05 '" 0.1 wiili ili' ~..,. "..'" "" ''''''' ,pem"""'" 0.63 (H .~. M'" ",,,..i" .boo' _"",,,,,, ","plo" ,~ Ii< f",.d '" "" C.",",'" G""""I So"" 5O"i.1 Pobli'"," I 11 (OMG ,,1 "', ,,,,,,,, M" ". 2002. DOW,"'" b,1< ","p'" ." ob~i.", '000 ,oil"'" d"'''''' dOn" poll,! _i";' "", 6,1< ","plO "" ~,,,"d ,,, ,,,,,if,,"," ... '0"" ",<P"'" ~d m" "p""" · 00""" of ",. w""m I'" .,,'" dopili'. .,,,,,'Nd ","pI" .N p""'" i' ,,,,,,poll ".,i"''' .,d NW,"", w ili' I""""" W' W""" classification and testing. L"'" " ili' "",i'o> ,hoWi", ,. d<pili' ~d _""'''' 0' ili' ",,,, "",,,,,,,,, ",,10'" ."",W" w"'" ""Ii'''''' P''''''"''' ",...". .od ,,",I" 0' ..pl." "'" i" "d ""OW" "."", ~" "". p'''''''''' i. ilio ",p",di.. "", I'" _"" ,,,, ""~",,,"" 0' f,,1d I'" ... '0"' ." ,_ol"m'. ,f ~'I ",",,""" __ ","p'" ~d ili' N'O," """"""", ,,,,,,,",0" ~d ~". "', ",'od. ...,"""" 1\0" "p,,"," ili' ",pm,i"" _d.." _'" ih. ",,,",, ""I _. "",.",,1 -,'" -". soH types may be gradual. DELl) ll'lYES'flGA.'flOr:!. ---------------------------------------------------------------------------------------------------- l\.1AJOR DIVISIONS UUOAATOI.\Y CUSS.IFiCATlOX cRI;rEriiA GROlP PRIMARY OIvISIO:'iS SYMBOLS Cu!:reaterthln41IldC:z:between 1 and} CW Wcll-!:rldedgra\'e1sandGra~'e1-und Clean!:ravcls(les.; mixtures,liuJeofllonnes ORA VELS lhanS%nnes-) Poorly graded gravels and gr;l.~l-nnd Not meeting bolh Criteril (or GW CP mixturcs, little or no fines MorethanSO%o(conse Anetberg limits plot below"N line or ptutleily fraction retainined on No. Gravelwithnnes mdcllIess than 4 G:\-l Silly gravels. gra\'el.$lnd-silt mixturcs 4 (4.7Smm) sieve (more thUl 12% COARSE GRAINED SOILS fines-) Auerberg limiu plol below "A "line and plasticity CC C\ayeyl;Tavels,gravel-sand-cl3ymi.\ILlleS MorelhanSO",{,rctaincdonNo. mdex greater than 7 200 sieve C. !:feater tllall 6 and C. betwcen 1 aod 3 SW Wcllgradedsands,gravelysands.littl.:or Clcansand(1css nol1ne.s SANDS tha.nS%l1nes-) Poorly graded sands and graveU}' and Xot meeting hOUI Critcril for SW SP sauds,litlIcoruol1nes MorcthanSO%ofcoarsc Atterbcrg limns plot bcIow "A" line orpl:lsticity fractiqn pusesNo. 4 Sand with nnes index less than 4 S1\'1 Silty$allds. sand-sill mixturts (4.7.Smm) sieve (more than 12% . Atterbcrgtimitsplotabove"A"lincandplastleiIY fines-) index greatcrthan 7 SC Cla}'eY $lfIds,sand-clay mixtures In~IgUlicsoil PI <4 or plots below "A-.lint ML Jnorl;anicsilts,vCI)'6ncs:mds,roekllour. siltyot cbyey fine sands SILTS A.'lD CLAYS -- Inorganic clays oflow to medium (liquid limit Icss than SO) lno~anicsoil PI>7 and plots on or wovc-A" lineu CL pluticity, gravcnyclays, s.andy clays, Silty clays, lean clays Fr.\E GRAlNED SOlLS OrilanicSoil LL(oVCJl driedyJ.L(notdricd)<O.1S OL Organic sillS and organic silty clays ofl...w SO"';' or more puses No. 200 plasticity sieve lnorganicsoil Plots below "A" linc MH Inorgaoiesilts,mieaeeousordiatomaceolls nnc sands orsilu, clastic SlllS SILTS A.'\D ClAYS (li~t.Iid limit SO or more) InoT{:alliesoil Plo(Sonorabovc-A"linc CH looTganicelaysofhigllplasticity,fatcJa)S OlllanicS"il. LL (oven dricdYLL (not dric~) < 0.75 OH O'ltaniCSlllSando'l:anicclaysofhigh plasticity Peat Hiallly Oraanie Priman'y organic mllter, dark in colOt, md organic odor PT Peal, Rluck and otbcr highly organic s~ils SOIL CLASSIFICATION CHART -Fines are those soil partic1es that pass the No. 200 sieve. For gravels and sands with between Sand 12% fines, use of dual symbols is required (Le. GW.OM, GW-GC, OP.OM, or OP-GC). U'fthe plasticity index is bety,.een 4 and 7 and it plots above ~ "A ".line. then dual symbols (I.c.. CL-ML) arc required. CLASSIFICA nONS BASED ON PERCENTAGE OF FINES Less Ihalt S%, Pass No. 200 (75mm)sieve) More th:tn 12% Pass N. 200 (75 mm) sieve 5o/rll% Pass No. 200 (75 mm) sieve GW,GP,SW,SP GM, GC, SM, SC Bord.:rline Classifiealioll requiring use of dual symbols I ~" . f A~UniltplolJJfll} ~dol1DdlinLts.... ~ef'uIJI~ .reqW/rlgU$fafduaf~ .. , tLA~t~~:~~~~ ~~~~9ji.( ~~i~~_;1 \_Td~,'SQ;FT ;.;t~J~~l&tr:; ';i'~_{?t.;';~~. VERY SOFT ,- 1/4 0-2 SOFT \/, If' 2 -, fiR-\.!. m- I '-8 STIFF I .2 8 ,,- VERY STIFF 2- , 16.32 HARD OVl:r4 0=" COl'iSISTENCY " .. PLASTICITY CHART FtKelauiflQlJon of/ltl~edao/1a."d fln.ffa(;f/Offof~t-grarn.dscifs .. RELATIVE DENSITY " ,'-;:~'~~'~~~~\;~~~Q~ ~~~if~ . .;~1:NON.r["^STIc:sn:;;Ts:::r:: ',~;;::,;~ ;f::;;:'\i,t,:", :":~::;:'J'i;':-;:'~~ :': VERY LOOSE 0-' LOOSE , 10 MEDIUM DENSE 10. 3, DE:-:sE 30- SO VERY DF.NSE O-SO " .a."'.i:-.P.- IiIL..-OL .~:;;.. -. ... . , " " " .. .. UqLll"u...11 ~ '" " " '" Drilling Notes: + Number or blows of a 140-pound hammer falling 30- inches to drive a 2-inch 0.0. (1-3/S.inch I.D.) split spoon (ASTM 01586). ++ Unconfined compressive strengtn in tonslsq.ft. as determined by laboratory testing or approximated by the s~:lndard penetration test (ASTM D1586), pocket penetrometer. torvane, or visual observation. 1. Sampling and blow counts a California Modified - number of blows per foot ofa 140 pound hammer falling 30 inches b. Standard Penetration Test - number of blows per 1 ~ inches of a 140 pound hammer falling 30 inches _Types of Sari1ples: X-In.Situ SPT - Standard Penetration CA - California Modified N - Nuclear Gauge PO - Poc.~et Penetrometer (ton.slsq.n.) GeoSolutions, Inc. BORING LOG 220 High Street San Luis Obispo, CA 93401 BORING NO. R.l JOB NO. SLOSOl4-l PROJECT INFORMATION PROJECT: Fair Oaks Medical Campus, AG DRILLING LOCATION: See Figure 2, Site Plan DATE DRILLED: August 3, 2005 LOGGED BY: MC DRILLING INFORMATION DRILL RIG: CME 55 HOLE DIAMETER: 8 inches SAMPLING METHOD: CA and 8PT HOLE ELEVATION: ::!I!: Depth of Groundwater: 18 reet Boring Terminated At: 50.5 feet Page I of 10 ~ ~ tJ !3 :>. Cl o <5 ~ ::J ~ .... '" '" t:: -< ~~ i2~ -;::: 15 -(J :>. '" g'g, t: >-~ 'O... ;t- -32 i!f Iii :>. ~ ~'g, ~ ~ ~ . :<.... ::;,?:: .::i Z ~..... ~E! 1<32 "'!i <: '" tiS :<Cl ~o -f:! !2t;j ~Cl fJ~ Cl "'~ t.:.Ji:: "'~ ",... "'- t::~ .."oJ SOIL DESCRIPTION '" Ii! :< ~ !:! :z:' It; t tJ o "- i/; ~ o oJ '" o - SP-SM: POORLY GRADED SAND: yellowish brown, with - silt. dry, medium dense A 11.3 109.6 0 - - - - - CA 20 2.8 96.3 - - - , , - - - - SM III CA 36 SIt TY SAND: yelowish brown. slighttly moist, - medium dense - - eLA YEY SAND: yellowish brown. very dense to SC :-:".~- B - medium dense with depth x::s:; ...... - s:-::s:; CA 5015" ...... - s:-::s:; ...... - C5::- S; ...... - s:-::s:; ...... - I': s:-::s:; .... s:-::s:; - ...... CA 35 C5::-::s:; - ...... s:-::s:; - ...... x::s:; ...... -. S-::S:; , ...... - s:-::s:; ...... - I-X::S:; SPT 20 ...... - .l-xS; ...... -1 -2 -3 -4 -5 -6 -7 -8 -9 -10 -11 -12 -13 -14 -15 .16 -17 -18 -19 -20 -21 -22 .23 -24 -25 -26 -27 -28 -29 -30 -31 .32 -33 -34 -35 .36 -37 -38 -39 -40 -41 -42 -43 -44 -45 -46 -47 -48 -49 -50 BORING LOG BORING NO. B-1 JOB NO. SL05014-1 GeoSolutions, Inc. 220 High Street San Luis Obispo, CA 93401 x Depth of Groundwater: 18 reet Boring Terminated At: 50.5 reet Page 2 of 10 ... '" ;,. t:! ;,. " '" ;,. 25 .... '" . '" "'" "'" f :z: ." "... ." 10.... ':J 01::. 0 OJ ~ ~~ 0 Es$: " :z:~ 0 o! g: f;,.": ::, 0. of;] "'.... !!f SOIL DESCRIPTION 13 5 ~ I;; ::>t: ~ h~ :::>:;...& -. "'- tg ::, !is "'.... ~z ~~ !2CJ ",::' ~ ~@ ",- ~ 0 i:J ~~ ><~ ~25 ","" - ..., :t .... t: ..., '" 0 -6 OJ c.. 0 ~!:J tJ "- '-' " 0,-, " ." I-:S;-:S; I-:S;-:S:: .... I-:S;-:S:: ...... I-:S;-:S:: SANDyeLA Y: olive brown, with gravel, stiff CL -,,- - SPT 16 ~' f- - - - ~-' - - ~-' - - ~-' - - SPT 12 ~-' - - ~' ; -' - - - eLA YEY SAND: yellowish brown, saturated, SC ~-:s:: medium. dense ...... ~-:s:: .... :s;-:s:: SPT 18 ~-:s:: ...... ~-:s:: .. ~-:s:: - ...... ~-:s:: ..... I-:S;-:S:: SPT 25 .. ... I-:S;-:S:: ...... I-:S;-:S:: ...... ~-:s:: ...... ~-:s:: ...... ~~:s:: WELL-GRADED SAND: ycllowish brown. with SW-S . .. SPT 40 .... . ... . silt, satumted. dense .... . .. .. .. . ... . .. ." -1 -2 -3 -4 -S -6 -7 -8 -9 -10 -11 -12 -13 -14 -IS -16 -17 -18 -19 -20 GeoSolutions, Inc. BORING LOG 220 HighSlreel Sari Luis Obispo, CA 93401 _ BORING NO. B-2 JOB NO. SL05014-1 PROJECT INFORMATION PROJECT: Fair Oaks Medical Campus, AG DRILLING LOCATION: See Figure 2, Site Plan. DATE DRILLED: August 3, 2005 LOGGED BY: LTZ DRILLING INFORMATION DRILL RIG: CME 55 HOLE DIAMETER: 8 inches SAMPLING METHOD: SPT HOLE ELEVATION: :..: Depth of Groundwater: Nol Encounlered Boring Terminated At: 15 feel Page 3 of IO o.. >. '" >. " '" t:! >. ~ t:! '" ~'i; 5::::- Q f Q i z- Oo.. -.: "''''" 0 !::! '" .." ::0& ~~ Q. t;;f!l "'0. t:J gt;- "'~ SOIL DESCRIPTION i ;;; 0. i<~ !iE- g": Z(;f ",I- '" fg E ::o~ t:~ 0 ~ '" I::/H ;1;", :<i& ~t;; ~O 0 2 -z ;:::f ><z f4~ -.:"' "' "' ~5 -.:'" '" !!{ ~8 :<0 Q o POORLY GRADED SAND: brownish yellow. SP-SM Dune Deposit, with silt. dry,loose X 9 , SIt TY SAND: dark yellowish brown, Dune SM E.~$: Deposit, slightly moist, medium dense becoming r~~' loose with depth ~~;: X 12 r~:T:' r.~~' ;-.:g:;:-r.' ~fr."'. r.:r.:T. r.j:r.: ':-r:::T: :~~: ":-r;:T: tm~ ;..::r.:T.. -r::r.:T.. r:r.:T.. X 6 r:r.:T.. r.;~: - , -10 -II -12 -13 -14 -IS -16 -17 -18 -19 -20 GeoSolutions, Inc. BORING LOG 220 High Slreet , San Luis Obispo, CA 93401 BORING NO. B-3 JOB NO. SLOS014-1 : , .PROJECT INFORMATION PROJECT: Fair Oaks Medical Campus, AG DRILLING LOCA TION:See Figure 2, Site Plan DATE DRILLED: August 4, 2005 LOGGED BY: MC """ Depth of Groundwater: Not Encountered DRILLING INFORMATION D"RILL RIG: Mobile B24 HOLE DIAMETER: 4 inches SAMPLING METHOD: SPT HOLE ELEVATION: ~ f Fj Boring Terminated At: 15 feet Page 4 of 10 '"- ~ '" ~ " '" OJ ~ ,. t:! '" ,.. ~'R. ;;,; co co OJ ;;,;- .Q'"- -.; 0'" "'''' !! -.; :;,l! %~ #g& 13 0 ;;; OJ i!< ~ g?:- -e! is ;;, ... ,.. ?:- ::;;,..- f2t;j ",,.. {g ::;; t 2& ;;; !<Iii ~ ~ i!< ;it;) ;:,;;,; ::;;- ~Q 0 ij ::;;t:! ~'" 1::- ::J -,.. -;;,; iZ ~~ -.;o.J o.J ':';;,; f~ '" ~ ~8 Fj ::;;Q 0" SOIL DESCRIPTION o POORLY GRADED SAND: brownish yellow, with SP-SIv silt, dry to slightly moist, medium dense X 13 SIL IT SAND: dark yellowish brown, slightly SM ..;.::r.:-r." .;.::r.:-r." moist, medium dense .;.::r.;.r." ..;...::r.:-.r." ";":T::,-:' X 14 ~~~: .;.::r.-r." .' ';'::T '. :t~;: .;.::r.:T: ~~~: ~:r.:r.. ~:r:r. h-:T::r.: ~:r.:r.. ~:r.:r. ':T::T: eLA YEY SAND: mottled brown. slightly moist, SC C5: - s: X 28 medium dense ...... C5: - s: , -I -2 -3 -4 -s -6 -7 -8 -9 -1 -2 --3 -4 -S -6 -7 -10 -11 -12 -13 -14 -IS -16 -17 -18 -19 -20 BORING LOG BORING NO. B-4 JOB NO. SLOS014-1 GeoSolutions, Inc. 220 High Street - San Luis Obispo, CA 93401 -PROJECT INFORMATION PROJECT: Fair Oaks Medical Campus, AC - DRILLING LOCATION: See Figure 2, Site Plan DATE DRlLLED: August 4, 2005 LOGGED BY: MC DRILLING INFORMATION DRlLL RlG: Mobile B24 HOLE DIAMETER: 4 inches SAMPLING METHOD: SPT HOLE ELEVATION: ~ Depth of Groundwater: Not Encountered Boring Terminated At: 15 feet Page 5 ofJO p "- '" q ... f:j >- f:j ,.. " 0 >- i!S is... ;. <<... z~ 0 '" i&" ;. "" oa mE' 0 ~ ~ "" :::.& ~* 0", 13 ~~ S~" ~k "'~ & ~ "- ;. - s~ mc ~ ~ i2fi ;;;~ ~ ;;!;~ .::~ ~/!J t:;$ 0 ;;;~ .::~ f;{~ ::; .., ~ <E f ""'" [J~ ",,'" '" ;;!; '" '::0 ~ 0 q 08 () SOIL DESCRIPTION o POORLY GRADED SAND: dark brown, with silt, SP-SM slightly moist, loose I X 10 SlL TV SAND: light brown, mottled brown in SM j~$ sampler. slightly moist, medium dense ~-r.:r.. _-r.:T:. i-::r.:T: X 20 ;.-::r.:r.: ;..::r.:T:. ":;::T: :~~ .. ":r.:T: "T::r.: ":'T::T: 'Ill X 27 :T::r." ;~$~ , -8 -9 -I -10 -11 -12 -13 -14 -IS -16 -17 -18 -19 -20 BORING LOG BORlNG NO. B-S JOB NO. SLOS014-1 GeoSolutions, Inc. 220 High Street San Luis Obispo, CA 93401 PROJECT INFORMATION PROJECT: Fair Oaks Medical Campus, AG DRJLLfNG LOCATION: See Figure 2, Site Plan DATE DRJLLED: August 4, 2005 LOGGED BY: MC X Depth of Groundwater: Not E~countered DRILLING INFORMATION DRILL RIG: Mobile B24 HOLE DIAMETER: 4 inches SAMPLING METHOD: SPT HOLE ELEVATION: Boring Terminated At: 15 reet Page 60fl0 - ;:: "- '" o >- b o is e "" ~ ... " fti >- ~ ~, ,. '" ;:, ~ ;:,.... "'~ .::> 2: ~.... H= RfE f-.,:z: -< ttl !!sa ;:'0 ~::;. -~ fEt;; ~o t1~ b f3f' "'~ fEt; t:~ -.:"" >- is... i: >-~ ;;;... :;1,- -fE f!1 fif ... -.: %13 i:i5 ;;;... ~~ u ~ ;;,;- It: B 2 '" Ii! ;:, ;% tJ !3 ~ o "" '" SOIL DESCRIPTION o SP-SM ,- POORLY GRADED SAND: dark brown. with silt. dry CLAYEY SAND: light brown. slightly moist, SC ~-:::;: medium dense X 12 ~:-:::;: .., ~-:::;: , ...... , ~-:::;: .... ~-:::;: ...... ~-:::;: ..' ~-:::;: SANDY CLAY: brown, slightly moist, medium CL X 17 ::::::::' dense -' - - - ,- ::::::::' -.:.. -- ::::::::' -' - - - ~~ -' - - - ::::::::' -.:.. -- X 23 ~~ -' - - - . -' ~._.. -2 -3 -4 -S -6 .7 -8 -9 -I -2 -3 -4 -5 -6 -7 -8 -9 -10 -11 -12- -13 -14 -15 -16 -17 -18 -19 -20 BORING LOG BORING NO. B-6 JOB NO. SLOS014-1 GeoSolutions, Inc. 220 High Street San Luis Obispo, CA 93401 PROJECT INFORMATION PROJECT: Fair Oaks Medical Campus, AG DRILLING LOCATION: See Figure 2,Sile Plan DATE DRILLED: August 4, 2005 LOGGED BY: MC DRILLING INFORMATION DRILL RIG: Mobile B24 HOLE DIAMETER: 4 inches SAMPLING METHOD: SPT HOLE ELEVATION: x Depth of Groundwater: Not Encountered Boring Terminated At: 15 feet Page 7 of JO G ... >- '" >- '" fiJ t:: >- ~ '" [5'8- ~~ " " '" ;t f- 0'" .." "''''" i3 0 0: ::: '" .." ::>ii. ~~ ~i:" -E:!. ~& is ~ ... ~~ t: ;:..~ ~ ti" f2k ",f- ::. ~ ~ ~ ~ i2iE 'Of- ~;;j ~:g ~~ 0 i;;; ::'fi t::- - ..., " 'ii!i -'" ;:: >0: &J~ ..,,"" ..., &: !:'J ~!:'J '" "'0 "'0 -" 0" SOIL DESCRIPTION o POORLY GRADED SAND: dark brown, with silt, SP-SM :. dry SILTY SAND: light brown, with rounded gravel, SM ~~S X 7 alluvial deposits, slightly moist, loose ~:r.;T: , h-=:r.:T: S~~ eLA YEY SAND: dark brown. some light brown. SC I-~-~ alluvial deposits, slightly moist. loose to dense with ... .. depth I-~-~ ...... I-~-~ X 7 ..... ::::::-~ ...... .' ::::::-~ ...... ::::::-~ ...... ::::::-~ ...... ::::::-~ .."" ::::::-~ ...... 31 ::::::-~ X ...... ::::::-~ . -1 -2 -10 -11 -12 -Il -14 -15 -16 -17 -18 -19 -20 GeoSolutions, Inc. BORING LOG BORING NO. B-7 JOB NO. SL050 14-1 220 High Street .; Sa~. Luis Obispo, CA 93401 PROJECT INFORMATION PROJECT: Fair Oaks Medical Campus, AG DRILLING LOCATION: See Figure 2, Site Plan DATE DRILLED: August 4, 2005 LOGGED BY: MC ~ Depth of Groundwater: Not Encountered DRILLING INFORMA nON. DRILL RIG: Mobile B24 HOLE DIAMETER: 4 inches SAMPLING METHOD: SPT HOLE ELEVATION: Boring Terminated At: 15 feet Page 8 of! 0 f '" '" ... m >- m >- '" >- ~ '" '"' "'... ~Q " " OJ :z:' '"' "'... 0( '" 8, ~f' 13 0 J;! :::! OJ ~~ :;,8, "' ~ S ~Eg E "- '"' i:' So. f' fix "'~ ~ ~ '"' ~~ !;; ",,", !8 ~ fi ~ Z rg", ~f8 "'~ 0 ~~ 1:- ::; '"' u f!i ~iii fJ~ ",'"' '" a: z:z: 2i ~8 o 8 ~'" SOIL DESCRIPTION o POORLY GRADED SAND: dark brown, with silt, SP-SM slightly moist CLAYEY SAND: dark brown, slightly ~oist,. loose SC -y~ X 6 .'..... ~-~ .... ~-~ , .... ~-~ ..... ~-~ ...... y~ .... ~-~ CLAYEY SAND: light brown, thin layer of alluvial SC ..... X 10 deposit, slightly moist,. medium dense ~-~ ...... ~-~ ...... ~-~ ...... ~~~ ...... ~-~ ...... -~-~ ...... '-:s::-~ X 16 ...... I-:S::-~ -3 -4 -5 -6 -7 -8 -9 -1 -2 -3 -4 -5 -6 -7 -8 -9 -10 -11 -12 -Il -14 -IS -16 -17 -18 -19 -20 GeoSolutions, Inc. BORING LOG 220 High Street San Luis Obispo, CA 93401 BORING NO. B-8 JOB NO. SL05014-1 PROJECT INFORMATION PROJECT: Fair Oaks Medical Campus, AG DRILLING LOCATION: See Figure 2, Site Plan DATE DRILLED: August 4, 2005 LOGGED BY: MC DRILLING INFORMATION DRILL RIG: Mobile B24 HOLE DIAMETER: 4 inches SAMPLING METHOD: CA and SPT HOLE ELEVATION: x Depth of Groundwater: Not Encountered Boring Terminated At: 15 feet B ~ >-- ~. ~ ~.... C1J :"(' - ~ '" "~g"... t; 2!i ilti f:3 .... ~ ....z o 12; UJ c. - 8 Cl 50 -e! ~e< ~~ f;J~ o ffff' "'~ ",r-. "'- I:~ <('"' Page 9 of! 0 rg >- <<( ~lo.. ~ ~ ~ ~ ~'i- ~~ iU:! ><:<: ~;;: '< C1J ~8 J!Q ~ 8 >- o o cJ ~ ::; .. ::: ~ o '"' '" SOIL DESCRIPTION tJ !3 OJ ~ ;;; o SANDY CLAY: dark grayish brown, slightly moist CL -~-- becoming moist with depth, stiff 5-' - - 5-' - - 5-' - - CA 20 20.3 94.8 5-' - - -5-'. , - - -5-' - - -5-' - - -5--' CA 23 - - 5' -' - - - CLAYEY SAND: light brown. with gravel, altuvial SC .:~ ~. deposits ~-~ ...... ~-~ ...... ~-~ ...... ~-~ SP . . SPT 30 SAND: light brown, with chert. coarse. slightly . . . . moist. dense . . . . . . . . , . GeoSolutions, Inc. BORING LOG 220 High Street San Luis Obispo, CA 93401 BORING NO. B-9 JOB NO. SL05014-1 ~ Depth of Groundwater: 12 reet DRILLING INFORMATION DRILL RIG: Mobile B24 HOLE DIAMETER: 4 inches SAMPLING METHOD: SPT HOLE ELEVATION: Boring Terminated At: 15 reet Page 10 of 10 PROJECT INFORMATION PROJECT: Fair Oaks Medical Campus, AG DRILLING LOCATION: See Figure 2, Site Plan DATE DRILLED: August 4, 2005 , LOGGED BY: MC ~ ~ tJ [g >- <::> o t :::; .... '" '" t:: ..; i!:~ i2z -t:: '?z ~o '-' >- '" Cl.... ~f"o ~!2 !!1 tfi >- I-' "'.... ..; Clit Et ~ ~ A ;1;1-'- ~~ ~~ ~~ 138 ;1;Cl SO -s- ~f;j ;ECl ~z ~- <::> fliP "'~ ",I-' ~~ ..;""' SOIL DESCRIPTION '" 1 ~ ~ ~ ~ o ""' '" :z:: '" .. t;; tJ d? o - -r.c-' . SILTY SAND: dark brown, slightly moist, loose SM ;.:~:T.' -r.:r.:T: - ;.:~:r.: ;.::,1":. - -r.:r.'T: T:~:T:' - rr.:T.;. -r.'" . :r.:T:T:. fr.:r.:T. - fr.:-r.:-r.: ;..:;r.~. @~ X 8 - ';T.:T: - fr.:-r.:T:' , fr.:-r.:r.: fr.:T.:T:. ':r.:T': - SP-SM POORLY GRADED SAND: yelowish brown, with - silt, becoming saturated with depth, medium dense - - - X 14 - - - - ~ - , X 10 - - - - - . u - " , - .. - -I .2 -3 -4 -5 -6 -7 -8 -9 -10 -II -12 -13 -14 -IS -16 -17 -18 -19 -20 en c o :;:; :::l o (f) o Q) (9 u c ::; <( .... o ;.; " en :g ~ o ~ !::! c; ~~~ ..g QjOCl) ~ ~ ~ !c~ CI :8 ::s b:1l~ O.s~ o '" 00 o <( ;i~ o " ;; .. " ~ ~ VI .'Jij :0 :J - " " .. " " 0.00 0000 N ~ ... 0.", ~OO ~'" 0";" '>0 "m ~::> m.' " =c: 00 OON o ---j---- :~::,.,'l~__ '.. .. .1 . '-,' ,;.~:. o 0 '" 0 '" 0 '" N N '" '" :; 0._ "'" 0- '" " o " '" ! ~ .....T. ! i i I' , ___....:....J-_'-. ! ' i ,,---l--,-, I ..~ I~-- 1 i ----;rri , , , ' '" 00 '" ~ m ::> .!!l -.; " .. 0. ..E -!~ 0", "" 0" "c 110 !E~ .... ..", .!!lo 00:: I i I I I I I I I' i 'I I i I: I I I I! I l '-~-, '---r---' I', i, : , 1: , i 1 i I i II i: I ,U'I 'I I i I . I , Ilir-CNT-- "'1 ' " I +il, iT l-LL1-t-- IIII Iii 1 , ! , I I I I , T i i I , , i i ;..u.t i I I -I' 1 , , i , ----1- o o ~ o o ~ ~ 8F -.. o.m 1=- "r"-' o '" ,0 '" 00 .... '" ~ '" "- " '" '" ~ <> -orr ~:;-:;; .." " o .S: m - .. ",~", ;~~ enc'!!! >>1; U ~!;:.E >(;i"C ~ ~a; "'".. > O_N --~ lIIu. -in ~-g i m ..z. .s~"D -g,gfii "'" .. .. " ~:& 'in .... 00 '" Ii3 " ~ i;'~ >- 13 ~ J!~i;' UCii13 goo ",-- CG~= (j1llU) z."'''' _ ~"'C Ciisi " .. ""'''' ... '" " ,,- ~.~ "''' ,,10 ~E d) .Q iU" ~io 'in ~ lii 0 .. ~N" EllII. Tip Resistance QcTSF o o GeoSolutions, Inc. Operator: Dan Sounding: cptt Cone Used: DSA0860 local Friction Fs TSF 350 0 4 CPT Datemme: 813/2005 9:43:07 AM location: Fair Oaks Job Number. SL05014-1 Friction Ratio Pore Pressure SPT N* FslQc (%) Pw PSI 60% Hammer o 10 -10 30 0 60 Soil Behavior Type* Zone: UBC-1983 o 12 to :i !: 15 11' t [1 I 20 I I , ; i I epth 25 (ft) 5 30 Maximum Depth = 49.05 feet . 4 silty clay to clay II 5 clayey silt to silty clay . 6 sandy si~ to .clayey si~ '"'Soil behavior type and SPT based on data from UBC.1983 35 40 45 50 m 1 sensitive fine grained . 2 organic material .3 clay . I II I I i i III1II ! I I i ,I, i i III Depth Increment = 0.164 feet . 7 silty sand to sandy silt l1li8 sand to silty sand 119 sand . 10 gravelly sand to sand II 11 very stiff fine grained (0) . 12 sand to clayey sand (0) APPENDIX B Laboratory Testing Soil Test Reports JJ LABORA TORY TESTING This appendix includes a discussion of test procedures and results of the laboratory-testing program performed. The purposed of the laboratory testing is to assess the soil engineering propel1ies of the soil materials nnderlying the Site. The program is carried out employing, wherever practical, currently accepted test methods of the American Society for Testing and Materials (ASTM), Undisturbed and disturbed bulk samples uscd in the laboratory-testing program are obtained f,'olll various locations during the course of th~ field exploration as discuss~d in Appendh A of this r~port. Identification of each sample is by sample letter and depth. The melhod of identifying and classifying soils according to their engineering properties parallcls the Unified Soils ClassificatJon System, The various laboratory tests performed are described below. Expansion Index Tests (ASTM D4829-95) are conducted in accordance witlJ.th~ ASTM test method and the California Building Code Standard, alld are performed on representative bulk and undisturbed soil samples. The purpose of this test is to evaluate expansion potential of the site soils due to fluctuations in moisture content. The sample specimens are placed in a consolidometer, surcharged under a 144-psf' , vertical confining pressure, and then inundated with water. The amount of expansion is record~d over a 24- hour period with a dial indicator. The expansion index is calculated by determining the differencc between final and initial height of the specimen divided by thejnitial height. Moisture Density Relations Cnrves (ASTM DI557-91) are performed to determine the relationship between the moisture content and density of soils and soil-aggregate mixtures when compacted in a standard size mold with a IO-lbf hammcr from a height of 18 inchcs. The test is performed on a representative bulk sainple of bearing soil near the estimated footing depth. The procedure is rep~atcd on the same soil sample at various moisture contents sufficient to establish a relationship between the maximum dry unit weight and the optimum water content for the soil. The data, when plotted, represents a curvilinear relationship known as the moisture density relations curve. The values of optimum water content and modified maximum dry unit weight can be determined from the plotted curve. Sieve Analysis (ASTM C 136-96a) is used to determine the particle-size distribution of fine and coarse aggregates. In the test method the sample is separated through a series of sieves of progressively smaller openings for determination of particle size distribution. The total percentage passing each sieve is reported and used to determine the distribution of fine and coarse aggregates in the sample. Direct Shear Tests (ASTM D3080-90) are performed on undisturbed and remolded samples representative of the foundation material. The samples are loaded with a predetermined normal stress and submerged in water until saturation is achieved. The samples are then sheared horizontally at a controlled strain rate allowing partial drainage. The shear stress on the sample is recorded at regular strain intervals. This test determines the resistance to deformation, which is shear strength, inter-particle attraction or cohesion c, and resistance to interparticle slip called the angle of internal friction <1>. J~ i?eoso~~t!.r;f~'~Th~JJ#~~tl~~}~t~#.~l~@t~~~~~~~~~;~~i~ft'i[~i~~'~~~!J~"~![~f,'j::~/i':j:~Js~~:i~~%1~1~:~~:~; ::f;} Proiect: Fair Oaks Avenue, Arroyo Grande Date Tested: 8/10/2005 Client: Proiect #: SL05014-1 Sample: A Depth: 1.0 ft Lab #: 5161 Location: B-1 Sarno Ie Date: 8/3/2005 Sampled By: MC 100 100 100 100 96 25 11.0 c' SalldEoulvaleni Cal:217~~1 '~""~"'r.~ ';.::;M~':"i:'2'~'2',1):.::: ;~~~1:~::~:!j~r~i,fi~~2~; Mold ID ,i"',U:'i<:'3:4T':;.' ~l? 'F:i;,.;:.".~~..;fr'iitii; No. of Lavers ~~,t~~~~l~.~:F~Y;;);:",:(i'fi't~.~~t?:~~ , ' No. of Blows .,,"",:",,:r\;':":"':,\'\E1:"Pl8sllCi6'Jn.re~ :l~~~i~f~~i~:,~1J~fl~AsT~D4fM9si~~ tiq\ilaiLimit:,:"~'r'j;::stJ'):~:~ti!t,!;~~ ~~ Estimated Soecific Gravitv for 100% Saturation Curve - 2.25 p.liStic!r:;imit::i;~'~~k;t:.::;{~.hr~~'?~ ~~~ Trial # 1 2 Plasti.pitYJiidex;,~7I~~~~~~ ..~~ .-..tR Water Content: 8.6 10.3 Expansion Index Drv Densitv: 107.5 109.2 ASTM D4829-95 Maximum Dry Density, pcf: 109.6 o Optimum Water Content, %: 11.3 Very Low 50 Moisture-Densitv ASTM D2937-94, ASTM D2216-92 Water Content (%) ! Drv Densitv (ocf) Relative Densitv I Samele Descrietion 2.8 96.3 1 Yellowish Brown Poorly Graded SAND wlSilt (SP-SM) 20.3 94.8 - Dark Grayish Brown Sandy CLAY (CL) Result: Specification: Sieve Size 3" 2" I 1/2" \" 3/4" No.4 No.8 No. 16 No. 30 No, 50 No. 100 No. 200 Expansion Index: Expansion Potential: Initial Saturation, %: Samele B-1 B-8 Soil Classification ASTM D2487-93, D2488-93 Yellowish Brown Poorly Graded SAND with Silt Laboratory Maximum Density ASTM D1557-91 SP-SM Sieve Analysis ASTM C136-96a 110.0 , I ..Y I 109.2 --L i I , T.2 _~_n--_!,_~~ i i i I i ~ ~--'-T-- . _ ! ; 1;05.7 I 109.0 7 ---- --- I 1 Percent Passing Project Specifications ~ o Q. i- 108.0 .~ c o ~ 107.0 o 106.0 105.0 8.0 9.0 10.0 11.0 12.0 13,0 14.0 15.0 Water Content, % n/a 5 2S I I 4.00 10.00 Mold Diameter, ins. Weioht of Rammer, Ibs. 3 12.1 109.2 4 14.3 105.7 Deoth(ft) 4.0 3.5 ~ .."""'''''..''''..'''''""''_'" -,,,,'''" . """""-""""""'\""-""""'''"'''''''"''''''''''''"~'-. "~'"'''''''''~~~''''-=''''''''''Jif~'''''''''' .':iSi.f;:.":::N:<.~~~l<,-.<;:'l'tr".:r:~ c~:5f/~<€,~ .~~';>>"r;~~~~!o. ~~\.~ ";>,~t:h.h"a-~,~tL~Ejt~:':':~!lJ.j~"*,="':;:~ r.__...~jtj: n' r ""'C'''''' .. ,... ".,-., '''''','''.'''''"", )1j1\lllliJti~_-"'''''''''''''''''''''''''-''''''''''''''"''''''''''''''''~''' 1~1f-~~A:.:~~;'i~ ~j-~;;~&~~:r~~~.;~ . ,.,. ~., ~";'G"i~~~~~~;lO\'-~~~ ~M~i::r:f.4r~;r;:~ri'~~f;~;.~~~~21:f;i~:. ~~_ m~iti~~~'JM~~~~~B~. ~+~~Jf;!~~t~~,~ ~~~~~~~4f.far~: ." B"~~-~~~~~~~~!: Report By: Darren Harrold . BI ~... ' ".:'t,;;~~. :;;i -- ' SOILs~J'9~tc - ,.- :G,::-:,:,~:;.-,:' .' .'. ' : .,:;):: ...... . GeoSolutions;Inc~ 7:.' n.: ,. (805)~43C853Q "'.: ':~ . :;.,:~:," ';_':;i;' ..' ~:::'::':;:l: Proiect Client: Samn! e: Location: Fair Oaks Avenue, Arrovo Grande B B-1 Denth: 12.0 ft Date Tested: Proiect #: Lab#: SamD!e Date: Sampled By: 8/10/2005 SL05014-1 5161 8/3/2005 MC Result: Soil Classification ASTM D2487-93, D2488-93 Yellowish Brown Clayey SAND ",'.., '..," ; :~;""'~i':if~:~~~~~j~~::~~~~~i~.~;1J;;1~~B~~):~ f~~.~l;~j::;A~~;'0;:~~;~~~:h~ji~~:~t~.~~i~:. ... ,. .;::~;::!'i~ ~_. ~ ';~'~~~P'::_',,;:; :~;.:.;:;iji;, Sieve Size 3" 2" I 1/2" SC Sieve Analysis ASTM C 136-96a Percent Passinp' Project Snecifications ~;t~1:~~j~~;~F~;WJ~:~~~11. t.~~ 1;m~?~.~~'_"1 +' ",' '-""~"'-c.::...,-..."....",~,'i(, .._.:.......-1, ~:[~~;;;~;;~@it~7~*~ j;:~~~l~~ .,: ~g~~~ ~.:::'[~:~:iii~ .-., ""'~:;H~~Jt~ ":;r.' ;{~~~~~ :;,?;: .~~'~'~:;{~....'" ~ 1~t~~ Specification: 1" rw4?: {g:J";;O. !::~(.'~ . 3/4" No.4 100 No.8 99 No. 16 99 No. 30 98 No. 50 95 ND. 100 57 No. 200 43.7 ';p,~:Sd~-.' S:ifid~ :DfiilvaleiitCaf217.d~';::~":t~r~~:W?~:i f:g ::;.!:l:_i~'!~-"=~~~;;;"~~=;;;:i.= :::~b1R!':::::1-:;;~.~~~z:;T{,J\S"fM:.o43.18f95aB;ifa~~\a~.!...~ ~1l:'J:~ . . ~ . L'~' .....d. L' :4"""'- U"j"Th~j.:;:!,!,i"s.;:;;.~.#.,,~~'~' ".E'....''''~''<'J;J,plIh.~.''.~.i.-'Bt...''.tl:;'..,iU( b~' ''''I'''f'''!;'..i7ns'',,:::o..:::o..o.:''fi' .-t"o~'~~"""'''!'l O' O' onS~i::~~t-'-"'-!''-.:.~ '.' ,,,' ,;;';~"j'.M,Wll-V,p;<.-:r);'::~!i-;"~~~.>r~'p'-.tr::K:L'.-~+'. .tnUJ.. Imlt:;:~~~'~~';'':':>Y;1:';;'';~';:'~r :F;ljt~t.':f~~~"",~;.;..r..~~~t';:;J:.:Jotm1a l;u::'"\necl1Cl~I"V1tv~iOr.r 'O! ~Wd 10n'\:"ur:ve.-:::'~kr,.l:.;;J"~.l.:...~:t~-it.~.~;Z;~~rn%-r Plasfic:Limif:'!~ti~;i[f:?:~~ir~~ :~~,;W~.:~~~ triatWa:k~lit~ r~~ttg~~~~ -tW~"'t'2Wi~cO)t:. f;'14~~~3!~t~~ ~r}:tJ~t~ftf'-~ PlasticitY:;Irldex:~f~~*~~~a't. ,~:~~~~: W~tffiQ)ii.~~m~ ~~~:!f~~~~~ '~tfE~:~5:-:-;'S '}:~~~~"';:~~1~ Zifiti'~~~ ~;;~t;1~~~~~f.,1ffi1il;Ex_",p.aliSiii~~~DiV~benslfV:iJ~~~*~~~c~m~~-t~~~~~~~;< ,~~ii~i:~~.:t~~ ,.';"Cf;~d<;;;'t!i';'~"""'iesff.tD'4829:9~ M"""----'D""D'" ~"''''-''::I:;'''' .' . ~~~wti;:~~~h. "..-.. - .,~.-- ,'. .~.- .... <. ~ti;ra{y7i~1ct, '~~i~~~; ~p~~~l!of~i~H~~-.t IilitiliLS:ittltitioD -:~%i~ . ':;';';;;i;:;~:;";;;;;;;;;;;:;'-''''''''<!)''''''~;'''I'''''''-'D'''''=I':'A'S1M' '"D"2"9'3~'9-4-<'''S''"''~D'2"'1'''''92' .,,,,,,,".,,._';",.,,,=,s",,~,,",,"";""j',..'!;<,,.,,...~_';' :-.'!~;;r..J(,:,,",,%.:~,:<:";-'.;:j~:::t:...~~~.t~1l'J~'...;$':'.;.'''.''U'''''''''';'5~./.nO S,ure~ ensltv~ '1 . .f:: _ ,,;n. un, .~ ~ ;':li-;>t~':..!t~''''<':Y;''),t'!>)}:t.!i~,,",;wi.r.:!-j~.".;~7t::,J;t;~; 'N~f:Sam~Te\':%:i:lj;:ti?r.:D~tfi~?~~t tWateJr'Gonteiiflo;{;)"';I;W'befiSit,UD'cf'r q{etiHLVe~bensifVj SamDltt>esenDnon~~.:rQe{~:~,fjN;;~'M1,f.t.'1J~; ~~. .,,"' ,. ~1f@"" ". ""- "ti1\!!r.i~"":~'~1""'" ""lIo~""l ~i);! "'''~","' ""C';;;"""4rl"':J$/;i" ',,-, .,-..,,--,. ..."~;!:\ ~=~~~~~:~~; ;e~~~ ~~~i;;!~~ {~~;i~i;;~; ;;;;~i~;~~~~:~~;~~ }/~;,~~,~,~~~!_)-~ ~~~~,"~~tf~1i~~ ~~~~~ ~~~,~~'t~~ ~>!1i~~1.*€ ~f-~~1~~J:'%l~~~t~'B~;~~~~~~~ .~::;;'?i\:~~':&;g!;g~ ;{Rg,,~~~k~it~~~ ~~ ~~~~~~~ m~~~~ ~'lf~~;~%~,~~~~~r,;;jl~j:1tf:~~~*-~~ 01.:r!w!St"..l:st~~,~>:t~'f.~~~~~ f~~ "~~~~~~~.;f."i~~ ~~t~~.A:"{~$;~~%~;'~j.~~~ :;.~:~~~~;r~ttt~'~ '~~~~~4~~~ ~~ ~~~~~ m.l$.~lW~~~.J' ~~jtJ~~~~~I~~t,~-;~~I~~;ii~~~ :;;:~;;fr,\;.%~it~~~::~ 1~V!;~~~ ~~~ ~~V~~~~~ ~m-tli~~~~~t~~'tif.t.;.1t-t&~'~f.fr~~~~~~;~~"l f1~,.~;tI~:~'itt::)f~ ,{r~~'?it~~.ffi;}~'lJ~ ~~~ ;~~~~'1f#j,tl ~.(~l,::fr~~~}~W.a.rU~-;~~~*~Ut';;'}~~~K~~-<<~ ~ ~~*t~;;if'J~~;t; ;W~~~f,,~~f~~ ~~~~,,~~~~~~ ts~tJl~~@:tf.!'fr~~ ~~~~1:1,1St1:;?-:;;:;~'h'1t;;;r~t:~:'~~~'~~f-~~wj}t~~ ~ .j;1~~fk~1tt~ ::n~~~*~~~~ :~?r!;f~;.~~~~~~~ >:'~~~i~'t~~;W3r,; t~~t~~t5.i~;;~}'g:'.'f:::H~~~tl~:~!ti.~lf'i~&~~~-~V~~~ Report By: Darren Harrold 1" :i .. F.~~,'.:.f,~.: ~,~?~,~.:~.:.;,~:.I;.,' ;:,.,7"!o;-o-':: . ;:;"fr-_,~.'" f'K' ; ..,~:,~: ;~! L,~i;::'~~~;~r.Ei.~l;~;cl~c..::~~:,;~ff:.::. 'i" :.: ;',:~~f,~:};i::~: \j~)/:;~,~,,~'~l " . ',:,;;' ,0",1'11:0;>(,)12,0 :"".13,0.i;'14:0,~;'15,0 "'l~~i;;'~r"- " ~~ "",f B2 , " ': "i'hc;'.:::.."':"'" :..,-,,', ":' ':.'. ,'.., .." ". ' ,:." ", ',c, ":, ',,' '. --c,-- -',< __ . ....' . .'. "," __ ',._ r'. '~i.'. :lSOILSREJ,>ORT'. '.:," ,': ',.,<.,',:.,.:;f...__,..,:" :''''. ,',:.',i',-.:t-;'.::..c"':";','-,>, Proiect: Client: Samole: Location: Result: Specification: Sieve Size 3" 2" I 1/2" I" 3/4" No.4 No, 8 No. 16 No. 30 No. 50 No. 100 No_ 200 " .. ~~.. C' .:.;-,:... ",":,,:.,,' .',:' , . Fair Oaks A venue, Arroyo Grande Date Tested: Proiect #: Lab #: Sample Date: Sampled By: 811 0/2005 SL050 14- I 5161 8/3/2005 MC B-1 (aJ, 19' B-1 Oeoth: 19.0 ft Soil Classification ASTM 02487-93,02488-93 Yellowish Brown Clayey SAND !U1~t~t:~i'.s-:~;~l~jf:~!t:~~~tr~~~~Lltfk1ri1~~~1j~'(~i~.! "c.: . ., ~:' , ;~:;' ::~~:~~~!}j::t~mf:5~~~~t~~lt~]~~ SC Sieve Analysis ASTM C 136-96a Percent Passim!': p.. ::~[;;ft --'.: :Y::;.{',:;. ::;;~t},:~:i ,~S ,-::,;;;",'",i;::;;~''',;:: "; ::'.~'~':~';:~.;~ -:,',<,'1 ,: :?"'~~:;';' d.: .: '...; ",,0: ;~i~\r :;': is,r";:~ ~;i,j~; !i;;!~~I:~4i~ ,~ ';f''i-i c:t:::: ~: ','''''!?IHh~: ,:j..~";,q,,,.,,,.,,, ~ '.r;j;!b!f ;.- IJ?J ~i1 1.<:i9.;':"1 , ~r~: .',. Project Soecifications .. 'i} 100 99 97 93 86 47 31.2 .;~( ~1~1 ~-:t~~1t: '., :"" :;( ,. -,"::~~. -..<~Sa"ri(fEqiiivalenfCaf217;~~ii~;;~1.t;ii;t;'}1:j .' I~.,;.jr :1::~;g~:~~;;;,i~rt~~~~FtiI~~;fJ;SE~Itr~~~~:~ ':- I . ...-'- M6idJD';".if~;r:4 .~t~;fj:n1ih''';'I~ MoldDiiimCtei;'liis:"',';,'.'\;','SYd~;'"M:4:OOfW.lli!t ~~_,:-j:: ; ,P, J . , No~~fLav~r~f.1.;~f -":,i1l1';~~5;""";:'; Wi:lO:liiOfRimm_er;'IOS:'":i'~:if" ~-'i:t"10:ilO;;;i~ '';'~:5:i~4;~':'~;il ~4-:;tf:,'i;;ttli~~,g'i.+*~~~ NQ!~9fBI()ws~~.u~ _ --III .......".".".,';.,-......~'i,.;"P'I. "tl"'ty-/<I "ij-'_~' ",~.,.-,;r,;:",. 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'.:: ..,.. "'. ". '.., : ,:;. -. .,' Fair Oaks A venue, Arroyo Grande .' Oeoth: 29.0 ft !,~';'>, ,. ,.... Date Tested: Proiect #; Lab #: Sample Date: Sampled By: ,.,_."., \:~~ '.c., Proiect: Client Sample: Location: B-1 (a) 29' B-1 8/1012005 SL05014-1 5161 8/3/2005 MC Result: ...:::; .,,' -" ' .' '," _ .::; Laboratorr. Maximum Density.,. '.::.., ',,;'i~;;:.,,/ ,~~ --. ,- , ~_:::' ,- , .' . _ ~ , r . :,i:.\~.,(> . ." , . " '.".,' ASTMD1557-91 . ,. ,> i:.." ~:;:}; ", .'!,: ;;;:":>Lt:: : >:; 'f.; ...... .... ,,': '.; ;):~~i 2,~ ;,;",> ~,:; ~';~ L~ ~ ,,' I 1!2"')f" ~~~: ~~i.r~~*~l'~"""'~'~~;' No. 30 86 .~,-."....,.-<",;.~~f!}k;;:,,~&O ,-'.19,O..~{V,g~.J~,IL.:~_~.Q",.1~..q:,,~15 5~:,,~.,,:?:~.,c~,~~~~, lAir'" ~1~'<'lli1s, ~ "':''',: IIIIM'ldIO"'~"'<'" ",".,.,~, '"",C". M'ldD"."et'. - ..."'"'. . ,'.'d. 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D2488-93 Olive Brown Sandy CLA Y Specification: CL Sieve Analysis ASTM C136-96a Sieve Size Percent Passing Project Specifications 3" 2" ~,;l , ., ... .. Report By: Darren Harrold B4 B-1 B-1 39' De th: 39.0 ft Result: Soil Classification ASTM 02487-93, 02488-93 Yellowish Brown Clayey SAND Specification: SC Sieve Analysis ASTM C136-96a Percent Passin Project S ecifications Sieve Size 3" 2" 1 1/2" I" 3/4" No.4 100 No.8 100 No. 16 100 No. 30 99 No. 50 96 No. 100 75 No. 200 48.6 :(;:;~;~~}+{:;':i,",::;':~,:,San(rE'- iiiValen'tCafi17,~~J!k-JJ..rs:~~;~i . ~ ~ L;.,,%.,~.":.~,,;j', :,~:~-t~~'~'~~;0q; .. (805) S43~8S39:)~~;' ,":.'~ ':'.; "..:'f.';~~~ :'~':~;~'~;~~~~Pt. Date Tested: Pro"eet #: Lab#: Sam Ie Date: Sampled By: 8/10/2005 SL05014-1 5161 8/3/2005 MC B5 GeOSOl~;i~~s;i..>{. d~;:'~;f~l'~ir' .;;~, ~o,I~S~P9~T' '. ,~.~ti.}'<....." "...,,'/ "',,' :,. ,'" ." . I i':;;.'.';';:[i!.j:M.E{tjli~~;,M;~f:{~~g~!6~~i~f~~sit~ . ~':C~~;'~}~.3t;;;:fi;i\!~~"Lj,)}:c;;k~}?':':,J . 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Samole~Dc;scnDtioiit*! ~.'f;r~fmr~~;;~l~~ ~ .;';~,;-:;'.g!!q';:~~~' -"'~~;-'~?/~, ';~:';;Le't;!:t:~r.;:~.l!::Z' ":l"P.'.7'q1t-";.l.'';:-''',''''?~if~~ ::d.i~t~e-~t::.:l-:?..~t"+";':::",:....~'i\~w.'-<l.l.e;;;,d?~ir..llm~,,"',_ ~ ~ .,,-""....~~,!:';'.f........."".~.>'"'<-,- ~~m~~~E'-rtl',.."'~,.._ ;:t'';;--O'::.~,..,~,..",.~"....~ ."...,..~t;";:.-.~,....'t.'f,~,...;,~. .--"",__",,_...=.o~_.__'; ..N;_. .~:~.:.l!ir.;,;"''':'f:~'tb'';~~~_ :-o~~~i~;\'4.;);~f:~ ;i;~';r~ ~1~~~~1:~~~ itrl%~~,'l,~4..~-~W} ~::i;~~'SW*~-i}.~~f.)i;'~id;~~~~~~~ "f~;~)~i~<:;)i~f~ ft..~~~ii~~f1f ~:i~i:~~'~t_'f_t1;~ .;tt~~i\:~ ES~::: i':~[:: i'~*~~~~ .:;~~'i;~:+';;I~.~$~~1 ~~~~~ ~~~~ l~~~S~~l~i1:;;t;. ~ili- ~~'ii:'~;w:l.!~1~(~~~~~~2 ~~i~~~~:~~~~~,f:f;~ ~!fW.J:'.riim Wa~g1i~!?~~ s:.ttPJ~f~Hr.;,:;~~:~. :1d.~~rj:,~t.t"':;;l~~~~~.l"~ ~~;;(;.~~t~&1~S:~ ~~ ~~~~~~~ ~~~t!i.~~~ ~~~;~J.'~~..; . "'''-G-'''''-~'--:r''''~- -'~'~1.T~ .:w:~~~:>~ 'i;....'-~fll~:'"'-.;><-M =""M-'~-$W',;,:;-Y-.3:.~ - '11'::;'--' ~......~ ',,~~(.l,~~~~';(:,:.',!.fv ~'j!fi':>':t=i;;i;. v~F.~itr:;.~~ ~jl!lil",(~~&l'A-"" ~~~~~t';:;,"1't.-!* ':; -<<p.,;:;"r:';i t>-,:~h'~~~ _ ~~:R~~~)Xi~i1'~~ ~;{~~~1ii~~~ ~J:~ .~~t."J1tm.~ 1'if:~'f~~{ijif~ :go't.~~,,:~~;t.#K~~tf-.f~&-~~~4-~ .~;>;~F~7~~?;~:~t0;4 ~~;:;ili1~:J- ;=:~: =:~~~1: ::~:~~~;i ~t~~~~~;'~~~~:::j'~~~~~;i;~~~=:::! ,j Proiect: Client: SalTIole: Location: Result: Specification: Sieve Size 3" 2" I 1/2" I" 3/4" No,4 No,8 No. 16 No, 30 No. 50 No. 100 No, 200 -. ,;.;.~,'~:: ';",,' " .c ''':,':'\;~;~~ 2 ;.;,':.:;'3:';' .:": "J}.;i~::?:.h~:".-{~ -;.:~, (80S)'S43~8~3~ ;' - ";'F}:;'~ -~ ;.';~~'';'',~,:.:,,<~,;, .;',. .~ Fair Oaks Avenue, Arroyo Grande Date Tested: Project #: Lab #, Sample Date: Sampled By: 8/10/2005 SL05014.1 5161 8/3/2005 MC B.I (ct\49' B.l Deoth: 49.0 ft Soil Classification ";, -:':'~~~;~-t~~~~,~~~f;;: ~ ;~~.. ASTM 02487.93, 02488.93 Yellowish Brown Well Graded SAND wI Silt SW.SM :),: -' .:~; .... Sieve Analysis ASTM C136.96a ";"r.'. '.C. J;" ::-: Percent Passing Project Soecifications ;~it!~ "; ,,: ') ,< ~~~~~ i'm 86 78 66 45 24 13 8.4 ',;,'S.nd.Equivalent CaI217i,l;"""it,,,::,', ... '~~i;~i~1~;:~h~_~~;~ Report By: Darren Harrold B6 ,,~ "., . '.GeoSoiiiilorls; ",:-,.,- ':t::;~>:'~'~i'" Pro'eet: Client: Sam Ie: Loeati on: , . ,~.. '.. (805)'~Ji~8539_i;.~~ . .-~' ;/{ ;~:f;~: t- i.:; \'! :;:~~:f~),},~? 811 0/2005 SL05014-1 5161 8/3/2005 MC Fair Oaks Avenue, Arro 0 Grande De th: 8.5 ft Date Tested: Pro 'ect #: Lab #: Sam Ie Date: Sampled By: Result: Soil Classification ASTM 02487-93, 02488-93 Brown Sandy CLAY :1ti.~~~~r!~t~~~~1;:J;t~~(;~f~IE:;1~,~:i~~~~a~lf~t~1~~}~ if~~~.~~..~~~!i~'::~-lr~~ :,Tk~:~"~~~~; Specification: Sieve Size 3" 2" I 1/2" I" B-5 _ 8.5' B-5 "C': '~'. :':':;:- CL Sieve Analysis ASTM C136-96a Percent Passin Project S ecifications 3/4" No.4 No.8 No. 16 No. 30 No. 50 No. 100 No. 200 55.5 ,.~;t:~ Sand"E '"'ulYa:1enfGat2t1;ii:t~~ti':-0:;jtDf3tl 100 100 100 100 99 69 Re ort By: Darren Harrold B7 u''__ GeOSOlU~\~:#~;:i~~!~;r~~~:i;;~,<~:i':jli,:':" " . ,'......'.....".,,; '.. ", ", .-::,i,..' < S~If~ ~~.~g;));,+ Xc.;(' " ",;:"'" Proiect: Client: Samo1e: Location: Fair Oaks A venue, Arroyo Grande Date Tested; Project #: Lab #: Sample Date: Sampled By: B-91@. 13.5' B-9 Deoth: 13.5 ft : ~.. ",:-:" .~ :c:"~~ '.(80$j54308S39~E> :' :~'::;i~:~:" ~)f:~//:? ~~:~Sijt?+!::~~:. 8/10/2005 SL05014.1 5161 8/3/2005 MC Soil Classification ii;l~Af~,:~~'~..~~~:r:~:'~:~1~~~l~]4~,~,t.~1~~);~~9~;i~~~~~~\~i~~~rt!!~:;}!~~{0~ifl~f~ ~~f~"".;'~:"~'.::'.~'$'~". 'lll ,.t ..,.&~, ",~ ' , .. '" mo il~~~~ i]:\li 3/4"j,'",.,; '", :'\ No.4 100 !~~, No.8 100 , ~~: ~~ :~m~fg,~~~Y ~t;\ffg No. 100 20 &ti:.j!~:( ,,~-~-r'. , , No. 200 11.0 ,"".f,>...' ~ " ... -,~ , .... ",' ~.":;_ t;,~..;.'1,-:: Sand:EQ'uivaleht Ga1217i'.:..;",~ ';" '.~:, ~i,':::' d'';'-h. ~,[{t';j;;l"r'~,';~ -;:'}~P\).~~-e-~~':'''''1'_> f;SE~i."'J~~~ ."~'?'~ ~f:;~!."2p}:.~j-:. ~~~~t;'I.;J:i~'~~~ - -"- ...;:;"l~~~ Mold ID~~:;~'t1 ~~t~ODlas~t""<t>"': Mola'Diameter~ 'inS: ,~Jkt&'i~~4 ;j'j~4.00~ ,NH'~"t; ......_~". ::"~':-"'..'-'~M"""~&A',{' ;r ::N'1a?~ " ;:.~.t.:.~ -:;;'1 ~:t:...::'T_i ,_'_"~..l_ ..".~ .....' ~ '. .. "r~~'1'~':~;; ...,_..~ c?o 'w*'- J~'o;'.~{,.r3~; 4'".~v.>~" ",],/';'~/i'(':kWh~:l>!" _.' ,'~ No.- of Lavers ~~~, ...p.,., ~~~.....5..; !..1,.,;.;;; Wel ,l'o:f.:Rimmer.~Ibs.$.,,;"" ~.' T"l ~,. .~':t..LO. <f!ii:.Tt"f. <&-~~i~;i<.;;o~~1 {iilli~~JH;~r~~ ;;~~;r~ ijo;:ofBfQws..)";::H ~~:J:~:25~\~~~';r .~ ::Jktl.. :'1iitf~~~'~..~:~ ,1.~...1?-PJ~S1;i.ejfY:1I.iid. e~ ;;~~Tf~~?~iJ~J, :1$'ff.jrt:.~1~~., :f#'i~F~tA-~~~~w7:f!:if.. 5:SS~ '"'t'.t~::r<"i('~1H.f"l\..(~",,--,.>,-:-"..d!~~. -;~Z,{'~~~~h d~ ;'l:.~~...::1;-8t~:~!h~:i:;\f;,:.'~.;:~t:- ~",;,;y..:;; .!;'i...'''it, ,~~;.7:;~~'1;;::if;i..':AS'FM~D4318-95'a~~~!<:~~trS';t\; 'j:J1~iC;,.:..1e'~I.-If,~l;"!:'f';~~~.';'''"'~~t3.',~ Liaula~LlDUi0t:J~~~2fL~lk?J!J.$ EStiDlafeif-specifia1GtaVitY~foHlooo/;'SatUr3iioii:curve;~~'j~,':~~~;S2~~~!~t1;:';;' Elas.WcttiDiit:1~~~[h; tnal#'i>i~'iM~ ~~~L~~'~ili ~~12m.~ ;:~~;3-}:%~~ PI~Qc_it}{liideX:~~~~ KaJej:X~,Qiit~t.~~ ~~~'?;.X'JUW j!aj~~~ ~is:~e.Jf~~ ~~I~~~8~2'~9~%f~5~!151 I)M)~~~~::-D~~~~!~.l!iS~~ ~i~~~i;;'~~'ffl.~] ;f...az.~~f~~../.\.u.L-l!.I,~.-,r.z.:. _.Mt~::i.~"i~"" axlII!um>.1J.!X;,,,,eI}Sl~~;Pf4:;"~' ..'~~~ uo;~..Y.:i~t~~, EjCw~:':)--"'"rd"''' ~~~~ --;~JI~t!tta":~aW7r ~;h~atr;i3i:ftP.1:~' ,'~;i ;.....~';.:.'..~'~~(g u"",,,!ilO)l; ~..~~,;_..........,Jt!i:g;;.1iWo_"",,,'~ "p...mum,t('. <:r. 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",.,."",,,,,,,,,,.,,,. e.&PW!<1i\.'I19J\!i)tii!I~~~~~ f~tf;? lrij.t~~~,!i.@r~.~9.9~)~~~~~~ :~~~~~~ti~l~t t?4Z;~;~~:rL~~~~~m~4%~~~i1S~~1Moisture:}jeiisiiY;XSTM:D293rc.947}{STM:ri221~92~~~~rQ.,~t~Ur.",I~j~~~~;~~~~ t:~';~S~'mpleJ$,;~t -~;\'Deptftlft)1W:~:i ~Watei;dif{fenn%r: l:fDIY-=nen5iiY(pcfY; 1fR~ati've:DCiiSftY1 SaThpleDescriPfion\!!;~~!M-t1Q~~~~~~ ;;'~;f~m.~.~~ ,~:!4i[i;i~tk~~;'~t~~12~"'j~~ :!~~~~t,t~'~'ffit[%J~~i1~~t~_~~~rfEf;:~%1bt~~.~!m~i[~~ ~~f~~~~~.fit:f~ff?~~'~~~~~: ~1ii~'wi5t1 ~.~~~J~!f . l~~t~~~!!*'~ ~~~~2:~~~ '~~~~f'?}t~if4!~~&~ ~f~tf;~~4;~1&~' !.?i;)\li1li!1!ti!\\~i?t~~3l'dif;lf1A .~'!tl.lNffi~~ ~~~~~ji~i!~~~~ \ID~~!'\iS\iJ!>,"~' ." ~~~~~1~ ~;J17~[~i~ ~~~l~ !r~J;1fJ,~${~~"t ~~m~.ii! ,~if1Jmt~:a'"i~.itiat~~.~~tft~ ifl~tm~~ ~;~~~ _~:t~~~~tt~ ~~~~ -~~G':W~j,{~Jt{:~i~~~~ ~'4~itl;~~::{~~ ~:a~~ltt! ~~~ ~~~~ ~~i~~..~ ~~~~~~tit:~~i1'1~&':;M(<~~ ~~?;'~~t!1!_~~~~ :t-l-~~~>~~~~~~~~~~i~~ji~ )V:~l1t{$'1I{'f,;};=~7'~ ~)l~ 1f~~~ t_~~~ut~ r~~~~~ ~~:!~t~,:'ft~~:'f ];m~~~{;:~~ ,r+;;~~~~~ ~~~~?~ ~:~~g:t.$~ s"'~~~;~TJ>::~ ~~;f~te4tJ~i'F~~'f.;"~ ~~~... Report By: Darren Harrold U Result: ASTM 02487..93,02488-93 Yellowish Brown Poorly Graded SA~'D with Silt Specification: SP-SM it?>. >1:: ,;" I'" Sieve Analysis ASTM C136.96a Sieve Size 3" Percent Passing Project Specifications 2" 11/2" I" B8 :";;:H~1);.?~tt,~~@;f1~~~ ~... ',~~ "c' .::..,- ~:t;~; .. ~~~ ;~ !~e~~?,I~t~f~~~:"~~i!~f,Ji~~~tl.~l~I~~'~~~~l~)~~~~~;;F;'~t~~t~:-,->,;?~'n~~M~~'~~~,i~~J~}y Pro'ect: Fair Oaks Avenue, Arro 0 Grande Date Tested: 8/1 1/2005 Client: Pro' ect #: SL050 14-1 Sam Ie #: B-1 A' Lab #: 5161 Location: B-1 Sam Ie Date: 8/3/2005 Material: Yellowish Brown Poorly Graded SAND w/Silt.(SP-SM) Sampled By: Me Specimen Number I 2 3 Void Ratio Saturation, % Test Data Normal Max Shear Load, sf Stress, sf 1000 966 2000 1266 3000 2067 f~*~~~;'~ <~1:ft~~e:W~1 :~~~t~~~~~~ tt~~~...~1~:wd Water Content, % 22.1 22.2 25.3 Dry Densi , .0,10 ,~~~:.~~.t~;5~' \J~(~:~ 2500 I I I I I ! , C- 2000 ' --+-- - I . '" I c. ~ '" '" I ~ i - 1500 , .---------- Ul ---'i' . .~..._~--~-_. ..... '" '" I ..c: '-1 Ul 1 a 1000 '" a i .~ I I '" ~ --1--- I -,- I I I 0 ! 0 500 1000 1500 2000 2500 3000 3500 Normal Load (pst) The test specimens were in-situ samples. Angle ofIntemal Friction (In-Situ), Phi: Cohesion (In-Situ), C: 28.8 0 332 psf Report By: Darren Harrold B9 I i I i i I .-.--+---- i------ I 1 1 I I I .......-~--- I I I .,' ',Geos~l{t~~~~~iii~;~:'i~~i~t~~~~~~l~li~\~~if~~I~~~~~~~0~~f~'].i;:~.i;-:i - '. Proiect: Fair Oaks Avenue, Arroyo Grande Date Tested: Client: Proiect #: Sample #: B-8 (al3.5 ft Depth:' 3.5 ft Lab #: Location: B-8 Sample Date: Material: Dark Grayish Brown Sandy CLAY (CL) Sampled By: . ".:'> "'"". :~":" 'YO' :).., Specimen Number 1 2 3 4 ,,', ".:.5,"':',:/,,~, Test Data Normal Max Shear Water Load, psf Stress, psf Content, % 1000 1634 30.0 2000 1963 30.6 2500 2139 41.8 3000 1683 39.4 ~ ~~}~;-f6~1I};'~~~i,J.f;;'i,;~~ :~t~.t~1,'"~!3rp<:';~1F.;.:;p,~;6 ~ '......,<i:fii~~,,$g._ .,.~, .'; ""=.,-~\1I~~."1,!:";li.,,,,. Void Ratio Saturation, % $K~t~ti~~~E 2500 I I c 2000 I '" - -~-I 0- ~ I '" , I '" I e , ~ 1500 ---- CIl ... I '" l- I ., .c: i CIl E 1000 ----.-- ::> ____1 E 'R '" ~ 500 +---+- I I --T----- I T o , o 1000 1500 Normal Load (pst) 2000 500 The test specimens were in-situ samples. Angle of Internal Friction (In-Situ), Phi: Cohesion (In-Situ), C: 5.0 0 1297 psf Report By: Darren Harrold I B 10 . ...., .. ::,__:,,::~ i.;.J f~~~),~:~:< ~':: iC-,_ ~,'o' . (~95f~43:8539 . ~..: :~-:;:{~"?:;"~:~~,~~:~.:,~?':.,~ .~ 8/22/2005 SL05014-1 5161 8/3/2005 MC :>'>"~."", ""::,,,", Dry Density, pcf 96.8 88.9 91.2 97.9 Relative Density, % I ! -- -- .L_____ I i i ! i 2500 3000 APPENDIX C Preliminary Grading Specifications Key and Bench with Backdrain ..'ill' PRELIMINARY GRADING SPECIFICATIONS A. General J. These preliminalY specifications have been prepared for the subject site; GeoSolutions, Inc. should be consulted prior to the commencement of site work associated with site development to ensure compliance with these specifications. II. GeoSolutions, Inc. should be notified at least 2 working days prior to site clearing or grading operations on the property in order to observe the. stripping of surface materials and to coordinate the work with the grading contractor in the field. III. These grading specifications may be modified and/or superseded by rccommendations contailled ill the text of this report and/or subsequent reports. IV. If disputes arise out of the interpretation of these grading specifications, the Soils Engineer shall provide the governing interpretation. B. Obligation of Parties J. The Soils Engineer should provide observation and testing services and should make evaluations to advise the client on geotechnical matters. The Soils Engineer should report the findings and recommendations to the client or the authorized representative. II. The client should be chiefly responsible for all aspects of the project. The client or authorized representative has the responsibility of reviewing the findings 'and recommendations of the Suils Engineer. During grading the client or the authorized representative should remain on-site or should remain reasonably accessible to all concerned parties in order to make decisions necessary to maintain the flow of the project. iii. The contractor is responsible for the safety of the project and satisfactory completion of all grading and other operations on construction projects, inclnding, bui not limited to, earthwork in accordance with project plans, specifications, and controlling agency requirements. C. Site Preparation i. The client, prior to any site preparation or grading, should arrange and attend a meeting which includes the grading contractor, the design Structural Engineer, the Soils Engineer, representatives of the local building department, as well as any other . concerned parties. All parties should be given at least 48 hours notice. 11. All surface and sub-surface deleterious materials should be removed from the proposed building and pavement areas and disposed of off-site or as approved by the Soils Engineer. This includes, but is not limited to, any debris, organic materials, construction spoils, buried utility line, septic systems, building materials, and any other surface and subsurface structures within the proposed building areas. Trees designated for removal on the construction plans should be removed and their primary root systems grubbed under the observations of a representative of GeoSolutions, Inc. Voids left from site clearing should be cleaned and backfilled as recommended for structural fill. III. Once the Site has been cleared, the exposed ground surface should be stripped to remove surface vegetation and organic soil. A representative of GeoSolutions, Inc. should determine the required depth of stripping at the time of work being completed. Strippings may either be disposed of off- site or stockpiled for future use in landscape areas, if approved by the landscape architect. D. Site Protection I. Protection of the Site during the period of grading and construction should be the responsibility of the contractor. II. The contractor should be responsible for the stability of all temporary excavations. iii. During periods of rainfall, plastic sheeting should be kept reasonably accessible to prevent unprotected slopes from becoming saturated. Where necessary during periods of rainfall, the contractor should install check-dams, de-silting basins, sand bags, or other devices or methods necessary to control erosion and provide safe conditions. E. Excavations i. Materials that are unsuitable should be excavated under the observation and recommendations of the Soils Engineer. Unsuitable materials include, but may not be limited to: I) dry, loose, soft, wet, organic, or compressible natural soils; 2) fractured, weathered, or soft bedrock; 3) non- engineered till; 4) other deleterious materials; and 5) matel ials identified by the Solis Engiceer or Engineering Geologist. ii. Unless otherwise recommended by the Soils Engineer and approved by the local building ollicia!, permanent cut slopes should not be steeper than 2: I (horizontal to veI1ICal). Final slope configurations should conform to California Building Code Chapter 33 unle,s specitically modified by the Soil Engineer/Engineering Geologist. iii. The Soil Engineer/Engineer Geologist should review cut slopes during excavations. The contractor should notify the Soils Engineer/Engineer Geologist prior to beginning slope excavations. F. Structural Fill i. Structural fill should not contain rocks larger than 3 inches in greatest dimension, and should have no more than 15 percent larger than 2.5 inches in greatest dimension. ii. Imported fill should be free of organic and other deleterious material and should have very low expansion potential, with a plasticity index of 12 or less. Before delivery to the Site, a sample of the proposed import should be tested in our laboratory to determine its suitability for use as structural fill. G. Compacted Fill i. Structural fill using approved import or native should be placed in horizontal layers, each approximately 8 inches in thickness before compaction. On-site inorganic soil or approved imported fill should be conditioned with water to produce a soil water content near optimum moisture and compacted to a minimum relative density of90 percent based on ASTM 01557-91. II. Fill slopes should not be constructed at gradients greater than 2 to 1 (horizontal to vertical). The contrac~or should notify the Soils Engineer/Engineer Geologist prior to beginning slope excavatIons. iii. If till areas are constructed on slopes greater' than 10 to I (horizontal to~ertical), we recommend that benches be cut every 4 feet as fill is placed. Each bench shall be a minimum of 10 feet wide with a minimum of2 percent gradient into the slope. IV. If fill areas are constructed on slopes greaterthan 5 to I, we recommend that the toe of all areas to receive fill be keyed a minimum of24 inches into underlying dense material. Key depths are to be observed and approved by a representative of GeoSolutions, Inc. Sub-drains shall be placed in the keyway and benches as required. See Detail A: Key and Belich with Backdrain. H. Drainage l. During grading, a representative of GeoSolUlions, Inc. should evaluate the need for a sub-drain or back-drain system. Areas of observed seepage should be provided with sub-surface drains to. release the hydrostatic pressures. Sub-surface drainage facilities may include gravel blankets, rock tilled trenches or Multi-Flow systems or equal. The drain system should discharge in a non- erosive maliner into an approved drainage area. ii. All final grades should be provided with a positive drainage gradient away froll1 foundations. Final grades should provide for rapid removal of surface water runoff. Punding of water should not be allowed on building pads or adjacent to foundations. Final grading should be the responsibility of the contractor, general Civil Engi.:eer, or architect. iii. Concentrated surface water runoff within or inllnediatelyadjacent to the Site should be conveyed in pipes or in lined channels to discharge areas that are relatively level or that are adequately protected against erosion. IV. Water from roof downspouts should be conveyed in solid pipes that discharge in controlled drainage localities. Surface drainage gradients should be planned to prevent ponding and promote drainage of surface water away from building foundations, edges of pavements and sidewalks. For soil. areas we recommend that a minimum of 4 percent gradient be maintained. v. Attention should be paid by the contractor to erosion protection of soil surfaces adjacent to the edges of roads, curbs and sidewalks, and in other areas where hard edges of structures may cause concentrated flow of surface water runoff. Erosion resistant matting such as Miramat, or other similar products, may be considered for lining drainage channels. vi. . Sub-drains should be placed in established drainage courses and potential seepage areas. The location of sub-drains should be determined after a review of the grading plan. The sub"drain outlets should extend into suitable facilities or connect to the proposed storm drain system or existing drainage control facilities. The outlet pipe should consist of a non-perforated pipe the same diameter as the perforated pipe. I. Maintenance i. Maintenance of slopes is important to their long-term performance. Precautions that can be taken include planting with appropriate drought-resistant vegetation as recommended by a landscape chitect, and not over-irrigating, a primary source of surficial failures. lJ ii. Property owners should be made aware that over-watering of slopes is detrimental to long term stability of slopes. J. Underground F:acilities Construction !. The attention of contracturs. particularly the underground contractors, should be drawn to the "tate of California Construction Safety Orders for "Excavations, Trenches, Earthwork." Trenches or excavations greater than 5 feet in depth should be shored or sloped bad. in accordance with OSHA Regulations prior to entry. II. Bedding is defined as material placed in a trench up to I foot above a utility pipe and backfill is all material placed in the trench above the bedding. Unless concrete bedding is required around utility pipes, free-draining sand should be used as bedding. Sand to be used as bedding should be tested in our laboratory to verify its suitability and to measure its compaction characteristics. Sand bedding should be compacted by mechanicai means to achieve at least 90 percent rdative density based on ASTM D I 557-91. iii. On-site inorganic soils, or approved import, may be used as utility trench backfill. Proper compaction of trench backfill will be necessary under and adjacent to structural fill, building foundations, concrete slabs, and vehicle pavements. In these areas, backfill should be conditioncd with water (or allowed to dry), to produce a soil water content of about 2 to 3 percent t1hove the optimum value and placed in horizontal layers, each not exceeding 8 illchesin thickness before compaction. Each layer should he compacted to at least 90 percent rdativc ..lensit)' based en ASTM DI557-91. The top lift of trench backfill under vehicle pavements should be compacted to the requirements given in report under Preparation of Paved Areas for vehicle pavement sub- grades. Trench walls must be kept moist prior to and during backfillplaceluent. K. Completion of Work I. After the completion of work, a report should be prepared by the Soils Engineer retained to provide such services in accordance with Section 3317 of the California Building Code (CBC). The report should including locations and elevations offield density tests, summaries offield and laboratory tests, other substantiating data, and comments on any changes made during grading and their effect on the recommendations made in the approved Soils Engineering Report. II. Soils Engineers shall submit a statement that, to the best of their knowledge, the work within their area of responsibilities is in accordance with the approved soils engineering report and applicable provisions within Chapter 33 of the CBC. FILL OVER NATURAL SLOPE RECONTOUR, SLOPE 10 DRAIN OR PROVIDE PAVED DRAINAGE SWALES AND DOWN DRAmS H .- .- .- - .-- .-_",,,,, .- ..- - -:-\.f.~'\"~-- - - ~'\fi.~s\Stf,..;B....... ....... 0 ......."- ~~:;/I ~BENCH:VERTICAL4FT.Mn-m.ruM ....... .......""'" / . HORIZONTAL 6fT. Mfi'tIMlJM ....... /. BACKCUfNOT STEEPER THAN 1;1 SEE DRAIN DETAIL BELOW / .- .- .- * ~ HaORlm_-1 FILL OVER CUT SLOPE H ,p>'" ~ .-~.- ,.... ~""" ,.. ....... ........ ;~{t)3l ..-"- .-'- _<,,-0"'- :...---: ....... V'" /-- .- .-7 ~ ......../ """"---\. .- " -.., ....... _____ ./ BENCH: VERTICAL 4 fT.MrnIMUM HORIZONTAL 6 fT. MINIMUM '" .... .... .-" .... .- .... .... .2 FT. MIN. KEY DEPlH AT TOE; TIP KEY t Fr. NOMlNAL QR4% INTO stOPE SEE DR4IN DETAIL,BELG\' * " " BACKCUTNOT STEEPER. THAN 1:1 os< r- HaORlSFT---1 DRAIN DETAIL NOTES: J .IF OVERFIlLING AND CUIl1NO BACK TO GRADE IS ADOPTED.1.S n. MIN. fILL WIDlHMAY BE ItEDUCEDTO 12 FT. MIN. IN NO CASE SHOULD THE FILL WIDTH BE LESS THAN 1/2 THE HEIGHT OF FILL REMAINING. GEOFABRlC: MINIMUM 1S% OPEN AREA EOs-40-7O; 1 FT. MINIMUM OVEIU..AP -I 1 . BACKDRAIN AS RECOMMEDNED BY GEOTECHNICAL CONSULTANT PER BUTTRESS BACKDRAlN DETAIL. -L "" TYPICAL ---:r- KEY DEPTIl GeoSolutions, Inc. 220 High Street San Luis Obispo, CA 93401 (805) 543-8539 Fax: (805) 543-2171 KEY AND BENCH WITH BACKDRAIN DETAIL A SL05014-1 EQFault output *********************** " " " E Q FA U L T " " " " Version 3.00 " " " *********************** 'lquake DETERMINISTIC ESTIMATION OF PEAK ACCELERATION FROM DIGITIZED FAULTS ;/sis ,1 DATE: 09-08-2005 Mixed Use !st Run Analysis ,: CGSFLTE.DAT 15.1130 120.5892 ) mi l: 3) Boore et al. (1997) Horiz. - NEHRP D (250) ~d;an. s=sigma): M Number of sigmas: 0.0 cd_2drp 5.00 km campbell SSR: campbell SHR: [ZONTAL ACCELERATION J: CGSFL TE. OAT (km): 0.0 ~ page 1 SL05014-1 EQFault output EQFAULT SUMMARY DETERMINISTIC SITE PARAMETERS Page 1 ------------------------------------------------------------------------------- IESTlMATED MAX. EARTHQUAKE EVENT 1------------------------------- 1 MAXIMUM I PEAK lEST. SITE I EARTHQUAKE I SITE IINTENSITY I MAG.(Mw) I ACCEL. g I MOD.MERC. -------------------------------- -------------- ---------- ---------- --------- -------------------------------- -------------- ---------- ---------- --------- LOS OSOS O.O( 0.0) 7.0 0.750 XI SAN LUIS RANGE (S. Margin) 0.4( 0.6) 7.2 0.829 XI CAS MALIA (orcutt ,Frontal Fault) 12.9( 20.7) 6.5 0.202 VIII RINCONADA 14.2( 22.8) 7.5 0.262 IX HOSGRI 14.8( 23.8) 7.5 0.254 IX LIONS HEAD 15.5( 24.9) 6.6 0.186 VIII LOS ALAMOS-W. BASELINE 28.8( 46.4) 6.9 0.136 VIII SAN JUAN 29.4( 47.3) 7.1 0.122 VII NORTH CHANNEL SLOPE 34.6( 55.7) 7.4 0.154 VIII SAN ANDREAS Cho-Moj M-1b-1 40.3( 64.9) 7.8 0.139 VIII SAN ANDREAS - Whole M-1a 40.3( 64.9) 8.0 0.154 VIII SAN ANDREAS - Cholame M-1c-1 40.3( 64.9) 7.3 0.107 VII SAN ANDREAS - 1857 Rupture M-2a 40.3( 64.9) 7.8 0.139 VIII SANTA YNEZ (west) 43.1( 69.3) 7.1 0.091 VII SAN ANDREAS - carrizo M-1c-2 43.2( 69.5) 7.4 0.107 VII SAN ANDREAS - parkfield 47.1( 75.8) 6.5 0.062 VI M.RIDGE-ARROYO PARIDA-SANTA ANA 58.5( 94.1) 7.2 0.092 VII SAN ANDREAS (Creeping) 61.5( 98.9) 6.2 0.043 .VI GREAT VALLEY 14 64.8( 104.3) 6.4 0.056 VI CHANNEL IS. THRUST (Eastern) 68.5( 110.2) 7.5 0.096 VII SANTA YNEZ (East) 69.1( 111.2) 7.1 0.063 VI GREAT VALLEY 13 69.8( 112.3) 6.5 0.056 VI RED MOUNTAIN 70.7( 113.8) 7.0 0.072 VI BIG PINE 73.9( 118.9) 6.9 0.054 VI PLEITO THRUST 74.1( 119.2) 7.0 0.069 VI OAK RIDGE MID-CHANNEL STRUCTURE 74.8( 120.3)6.6 0.056 VI SANTA ROSA ISLAND 74.8( 120.4) 7.1 0.072 VII SANTA CRUZ ISLAND 76.8( 123.6) 7.0 0.067 VI VENTURA - PITAS POINT 79.2( 127.4) 6.9 0.062 VI GREAT VALLEY 12 82.4( 132.6) 6.3 0.044 VI OAK RIDGE(Blind Thrust Offshore) 82.9( 133.4) 7.1 0.067 VI WHITE WOLF 84.3( 135.7) 7.3 0.073 VII ANACAPA-DUME 90.5 ( 145.7) 7.5 0.077 VII GREAT VALLEY 11 91.0( 146.5) 6.4 0.043 VI SAN CAYETANO 92.3( 148.6) 7.0 0.058 VI GARLOCK (west) 96.6( 155.4) 7.3 '0.054 VI OAK RIDGE (onshore) 98.4( 158.4) 7.0 0.055 VI *********************************************************************-********* ABBREVIATED FAULT NAME APPROXIMATE DISTANCE mi (km) Page 2 SL05014-1 EQFault output -END OF SEARCH- 37 FAULTS FOUND WITHIN THE SPECIFIED SEARCH RADIUS. THE LOS OSOS FAULT IS CLOSEST TO THE SITE. IT IS ABOUT 0.0 MILES (0.0 km) AWAY. LARGEST MAXIMUM-EARTHQUAKE SITE ACCELERATION: 0.8294 g page 3 PROBABILITY OF EXCEEDANCE BOORE ET AL(1997) NEHRP D (250)1 I . I I A I 25 yrs 50 yrs I · I I ... I 75 rs .100 rs 100 90 .....--.. 80 ~ 0 -- 70 >. :t::: - .- .0 60 co .0 0 50 l.... 0... (J.) 40 () c co 30 '"0 (J.) (J.) () 20 x w 10 0 0.00 0.25 0.50 0.75 1.00 1.25 1.50 Acceleration (g) t .u oS :. ..r";. .2= -< . . Co!! IIl- 2J c'; ~ ::l ~ ~ ~ N = "':':. ~ 0 - -- j..;~ ~ S! "-.i" N " ~. ~ ;,.r;: , ~; ;",~ ~ !! ~ ~ ~ - N .. " ~. ;'~:, ~ ~ -~ :! " i~ F! ,'''.. ;"1 ~ 8,"1l) ~ 0(') ...(-;~.... F," ~~~; . ~ . o~ .. .w <... . - .- "- ':;ON .!!O:: eo.. "... ~6 '::H" - ,.: Co <J ~ o ~ o ... III . e . :z: ... ~ -i -= " ~- W -0: o--....j:w 2.!i: 50ft; ~ _~!:2~o~ ~>-~wo:z 0. ~ cz:;) ::!:d~cdSO 0(0Z020:: (1,1 W=.IIo-WC) " w !z w 6 z o C ~ z....~ Qz ~....w ~:~c~ ~~~-..; ow :;W ~ :! w m C ~ -f >'~ oil :JC .... III :z: o >= o :> o :z: :J O. 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I~~!~~~~\~\~~~~~?~~fJ~~~~)~~ iU ~ ill ~ 1313.13 III Ill-Ill ill Ill~~ ~ ~ ~ ;!; 1313.13 dddd~ddddddd:d_dd~~d'd~dd "?'~t:~~~:,,<~llUt122i~~~SiFt:;:'~~ &~r~;E:;::;~_i:7Y'E:~:~i:;1:~i .~?:':;; ,L' ~m$~~~~Nm~~~M~~~~~~~~M ~~~~~~~~~~~~~~~~~~~~~S~~ ~OO"~~O_N_~..mM ~m~lO_mlt) ~~aOmlOo"0NNm~MNIt)~m~M_N"N v~d..rd~dM~~~g$~ti$~~~~..r~Nd -~~~~~~~~____~Nm~~NNN~N t=~;~~~~~~~~~8~~~~~8~~m~ ~-~~~~~~~~~~~~~~~~;~~~~~ ATTACHMENT B CITY COUNCIL/REDEVELOPMENT AGENCY MINUTES MAY 24, 2005 PAGE 4 l2.l6.040.A. The public works director may, frem time te time, will oeriodicallv prepare a list of particular street trees that have created a present;and immediate danger to pedestrian travel, by causing damage to public improvements, sidewalks, or have interfered with drainage flow in gutters, or resulted in traffic hazards in adjacent streets. The list shall be submitted to the director of parks, recreation and facilities for comment or revision. Council and staff concurred with the modifications to the Ordinance. , Council Member Guthrie moved to introduce an Ordinance, as follows: "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE REPEALING, AMENDING, AND ADDING PROVISIONS TO TITLES 8, 9, 12 & 15 OF THE ARROYO GRANDE MUNICIPAL CODE", as amended (Sections 12.16.040A and 12.16.060.G.). Council Member Arnold seconded, and the motion carried on the following roll-call vote:' AYES: NOES: ABSENT: Guthrie, Arnold, Dickens, Costello, Ferrara None None Mayor Ferrara requested, and the Council concurred, to move Agenda Item 11.a. up on the Agenda for consideration prior to Agenda Item 10.a. 11. NEW BUSINESS 11.a. Consideration of Fiscal Year 2004-05 Third Quarter Budget Status Report. [COUNCIURDA] Financial Services Director Pillow presented the staff report and recommended the City Council/RDA: 1) Approve detailed budget adjustments and recommendations as shown in Schedule B; and 2) Approve Schedules A through E included in the Third Quarter Budget Status Report. Director Pillow responded to questions Jrom the Council/RDA Board. . Mayor/Chair Ferrara invited comments from those in the audience who wished to be.heard on the matter. No public comments were received and the Mayor/Chair closed the public comment period. Council/Board Member Arnold moved to approve detailed budget adjustments and recommendations as shown in Schedule B; and to approve Schedules A through E included in the Third Quarter Budget Status Report. Council/Board Member Dickens seconded, and the motion carried on the following roll call vote: AYES: NOES: ABSENT: Arnold, Dickens, Guthrie, Costello, Ferrara None None 10. CONTINUED BUSINESS 10.a. Consideration of Interpretation of Objective Ag1 of the Agriculture, Conservation and Open Space Element of the General Plan Regarding Conservation of Prime Farmland Soils; Applicant - City of Arroyo Grande; Location Citywide. CITY COUNCIUREDEVELOPMENT AGE~CY MINUTES MAY 24, 2005 PAGE 5 Associate Planner Heffernon presented the staff report and recommended the City Council: 1) Consider an interpretation of General Plan policies under Objective Ag1 of the Agriculture, Conservation and Open Space Element regarding conservation of prime farmland soils and determine if a General Plan Amendment or other action is necessary; and 2) If the Council determines that a General Plan Amendment or other action is necessary, direct staff to return to Council with an appropriate Resolution. Associate Planner Heffernon responded to questions and comments from Council regarding the General Plan Amendment process; clarification regarding areas in the Village Districts that have urban developments on prime farmland soils; and clarification regarding soil definitions as noted in the Soil Survey of San Luis Obispo County issued by the United States Department of Agri,culture. Mayor Ferrara invited comments from those in the audience who wished to speak on the matter. Otis Paae, Arroyo Grande, acknowledged that the issue tonight was confined to a policy interpretation as opposed to any specific project. He stated that in his analysis of the staff report, it did not address specific issues relating to revisions made by the Council to the 2001 General Plan that took place between December 2002 and March 2004. He commented that the issue being considered tonight was not a clarification of the policy; it was whether the policy should be changed. He suggested that the policy should not be changed at this time. He then addressed concerns he had with the staff report including the analysis of existing definitions in the Agriculture, Conservation and Open Space Element. He stated that the staff .report did not consider the four principles in the Agriculture, Conservation, and Open Space Element. John Kniaht, RRM Design, stated that although he was not here to talk about a specific project, this policy interpretation affects a project he is working on. He commented that City staff is asking for confirmation of the existing pOlicies and objectives, which have been in place and acted upon by the Planning Commission arid City Council for the past five years. He suggested that the agricultural policies in the General Plan do not apply to non-agricultural zoned property. He encouraged the Council to confirm that Objective Ag1 does not apply to non-agricultural zoned properties. Nanci Parker, Arroyo Grande, stated she had studied this issue and she addressed two main issues: 1) agricultural zoning versus prime soils, and 2) CEQA review. She referred to and read existing General Plan agricultural policies; referred to parcels in the City that consist of prime farmland soils, and stated that there can be environmental impacts to the soil on a parcel regardless of the zoning. She stated that just b~cause a parcel is zoned residential does not give it entitlements that override the environmental constraints. She commented on various classification of soils as it relates to required mitigation. She stated that the primary issue to consider is the fact that prime soils are considered to be a natural resource by the General Plan and by CEQA. She stated that the City must determine the significance of loss of natural resources and determine whether mitigation, if any, is required. Colleen Martin, Arroyo Grande, referred back to the 2001 General Plan update, stated that the City should follow the General Plan, and objected to the policies being negotiable. She said that loss of prime farmland soil as a significant adverse environmental impact needs to be avoided, not mitigated. She stated that the City needs to decide not only what the definition of farmland is, but also what the definition of a Neighborhood Plan is. She supported the preservation of prime soils regardiess of the zoning designation. ' No further public comments were received and the Mayor closed the public comment period. CITY COUNCIL/REDEVELOPMENT AGENCY MINUTES MAY 24, 2005 PAGE 6 Council Member Guthrie stated he had asked for this item to be on the Agenda for clarification because he was not on the Council when the policies were adopted; however, he was on the Planning Commission during the General Plan update process and the intent seemed clear at that time that the policy issues in the Agriculture Element included only those areas that were zoned Agriculture. He acknowledged concerns expressed about the interpretation of the existing policies and the need to clarify the policies. Council Member Arnold agreed that there was some question about how and when the policies are applied. He also agreed that while serving on the Planning Commission, he believed the intent was to mitigate the properties that were zoned agriculture, not residential. He stated he would have a problem with applying the policies to properties that were zoned residential. He also agreed that there was a need to determine how CEQA is applied. He believed that the policy applies to farmlands and that staff had provided an accurate interpretation. Council Member Dickens stated that the agricultural objectives and policies are consistent as currently written and a distinction needed to be made between a couple of the definitions. First, he stated that the definition of prime farmland soils are those that are naturally occurring non- renewable resources suited for growing agricultural products. He referred to the classifications in the General Plan and other resources that define prime soils. He spoke about the differences between prime farmland soils (as a natural resource) and agricultural lands or farmlands, which are properties that have been zoned agriculture for agricultural purposes or are in agricultural production. He spoke about good land use planning which was done through the General Plan update process and that the Council identified those parcels that would be best served for agricultural purposes. He said he thought that was the intent when the Land Use Map was created and that the policies were then developed. He then referred to CEQA review, which was about reviewing all of the aspects of a particular proposal as it relates to potential environmental impacts. He said that review includes aesthetics, agricultural resources, air quality, biological resources, cultural resources, geology and soils, hazards, hazardous materials, noise, population, housing, public services and utilities, recreations, transportation and circulation, wastewater, water, and land use. He said all of the areas are identified through the CEOA review process as areas that need to be reviewed for their potential environmental impacts and this was done regardless of zoning. He commented that when the Council is looking at parcels that are not identified in the General Plan as being zoned either agriculture or agriculture- preserve and there is a potential for having prime farmland soils, this is just a part of the CEQA process. He stated, for example, that it would be unreasonable to require mitigation on a 7,200 square foot lot in the Village and that was not the intent of the General. Plan. He suggested it was reasonable to require mitigation on a four-acre parcel meeting the prime soils definition as related to Ag1-1.2. He emphasized that development needs to address all potential impacts through the CEQA process. He concluded that when reading the General Plan objectives, he did not believe there were any inconsistencies. He said he believed that the current position that these policies do not apply to non-agricultural is not correct. He said they needed to be applied across the board in a reasonable way. Mayor Pro Tem Costello stated he was also on the Planning Commission when this issue came forward and he recalled dealing specifically with the conversion of agriculture land that was in active production. He referred to policies and objectives in the Agriculture, Conservation and Open Space Element and stated that if property is not designated as Agriculture or Agriculture Preserve it does not matter if the soils are prime or not because it is not available for agricultural use. He said to put anything other than agricultural use on the land is not a loss of prime soils. CITY COUNCIUREDEVELOPMENT AGENCY MINUTES MAY 24, 2005 PAGE 7 He commented that the intent was to preserve the use of agricultural resources and he did not think we wanted to convert non-agricultural uses back to agricultural. He stated that the interpretation was clear that any prime soils that exist on non-agricultural uses are not in the City's inventory of agriculture lands; therefore, there is no loss of those soils. Mayor Ferrara referred back to the update of the General Plan and stated there were issues with regard to the approval of the Agriculture, Conservation and Open Space Element. He stated the Ag Element was revisited to tighten up some of the policy language (Ag1). He stated that while the interpretation can be confusing, the City does not have a track record established yet, or substantive evidence that related issues that have come forward are going to be difficult to interpret. He agreed with using the standard of reasonableness when evaluating proposed projects. On the issue of CEOA, he commented that the CEQA process includes tools to evaluate individual projects as they come forth 'relative to the General Plan which includes' criteria for determining whether a negative declaration, mitigated negative declaration, environmental impact report, or statement of overriding considerations is required, He stated he was not convinced at this point that there is a problem, and he did not support changing anything in the Agricultural, Open Space and Conservation Element at this time. He said he believed there was enough information in the policies to make the kinds of interpretation that needs to be made based on the test of reasonableness. ' Council Member Guthrie stated that since the policies have not yet been applied, he was comfortable with moving forward and seeing how it works. He stated, however, that he was uncomfortable with the issues pertaining to CEQA review. Mayor Pro Tem Costello referred to Policy Ag1-4 (Establish and apply a significance criterion for CEOA analysis, as provided by CEQA Guidelines, that considers loss of prime farmland soils as a significant adverse environmental impact); referred to the definition which indicates that a loss of prime farmland soils shall refer to their unavailability for agricultural use; and stated that if they are not zoned for agricultural, conservation, or open space, they are not available for agricultural use, He commented that there is no loss and that loss only occurs when there is a property that is designated for agricultural use and it is being converted to something else. He said the conversion constitutes the loss of prime farmland soils. Mayor Ferrara asked the Council if there were any objections to the interpretation of the policies as presented, Council Member Dickens stated he had no objections; however, he suggested it would be appropriate to get additional feedback from other cities on similar policies, and/or get an interpretation from CEQA in regard to the idea of whether or not a parcel is considered unavailable if the zoning has been changed. He commented that the City Council has discretion to rezone properties. He believed that the language in the General Plan is adequate; however, he disagreed with some of the comments made because he believed that properties that are currently zoned non-agriculture do apply to the CEQA review process. . . Mayor Pro Tem Costello requested that the City Attorney research the CEQA issue. The City Council concurred and no formal action was taken. 10/03/2005 14:10 8057819 ATTACHMENT C PAGE 01/01 firms 4JM$(;ape 8/CnirecWfc pfanning environmental studies er;ologicar ftfsrDralion RE: Tree Survey- FaIr Oake MIXed Use Pro/ect, Arroyo Grande R,c.?'", .".. II II;, '~,,.,, :/~, /1,1"','- ~~!I .'/ /~'.I ~ ''''-..l,J' a '- CTo4,) '- ___erry OF '-VL;; '-OM/1,?u ARROyo Nrrv OEI,1:/;~tlt\IDf rMEN; August 25, 2005 Jason Blankenship Central Coast Real Estate Development PO Box 730 Av;1a Beach 93424 Dear Jason, As you reQUested, I have reviewed the s~e using the Iopographlc survey prepared by McMillan I.ar1d Surveys and cOnfirmed the top of creek bank and edge of riparlan vegetation fine on that survey as accurate. In addition, I walkecf the site 10 identify native trees and shrubs on the sIIe. Apart for the well defined riparian vegetation confined 10 the creek backs. several planted native trees exits within the area between the lop of bank and the recreational trail. These include Coast and Valley Oak, CalifOrnia Sycamore and Coast RedWOOd. AD the nalive trees Icfentlfled on the Site are east of the reaeationaltrail. The upland area of the site has a remnant orchard consisting of mature and declining walnut, apricot and other stone frul! trees. The originaJ walnut species appear 10 be English walnut (Juglans regia) that were grafted on 10 Black Walnut (Juglans nigra) rool stock. It Is common for English walnut 10 be grafled 10 BlaCk Walnut (a native AmerIcan walnut from the eastern United States) for orchard production. As the trees have aged and cIecIined due 10 neglecl, the vigorous root stock has sprouted and developed into large trees, often with no remnant English oak and sometimes l\$ a multi trunk tree joined 10 Ihe EngrlSh walnut A single EIdefbeIry (Sambucus mexicana) has sprouted at the bl\$e of one walnut. It's condition is poor. The general condition of these trees ranges from poor to good. Generally the apricot trees are in poor condition. A single ml\$S of Coyote Bush (SacctlsriS pilulariS), a nalive scrub speCies exists in the northwest quadranl of the Site. other exolic trees and shrubs include a mass of scrubby Acacia and Bush MallOw, a mass of AlIOniurn (an ornamental succulent) and stand of Blue Gum (Eucalyplu$ globulus). In my opinion, Blue Gum trees are highly unsuitable as urban trees due 10 the risk or breakage or falling. Similar trees along South Oak Park adjoining the Berry Gardens projeer _e found 10 be rotted and diS8l\$ed and posed a substantial sately hazard prior to rerooval. The lite Blue Gum trees are of similar size and age. Generally the site is covereef willl typical ruderal, exotic grasses and weeds. This survey does not constitute a complete botanical survey or 81boriSt evaluation of tree concIlIion and pathology. Firma ~r. /ncotpOralfJd Principal: Oavid W. Foote AS'A. AEP Ragi$trQtion NO.2 7 7 7 849 Monterey Streel Suit8 205 San 'uls Obispo, CA 9340' 805,78'.9800 laK 805.78'.9803 firma ATTACHMENT D landscape architecture planning environmental studies ecological restoration [2r-o.'" " ;- '-'\ l..~:;; \..' _~. L "OJ i: \:. __ October 19, 2005 OCT ~ 0 ?OG, .l._ L.., Kelly Heffernon Community Development PO Box 550 214E Branch Street Arroyo Grande CA 93421 .~~;_C;'::""::, ,.'. ('. , f- [ ~. It< ....: :.... ) RE: Fair Oaks Mixed Use Project Dear Kelly, The following are mitigation measures and project features that should be highlighted in the Project' Description as mitigation various potential environmental effects: Water Quality and Biological mitigation measures incorporated in to the Project Description: To reduce storm water runoff volume and velocity and improve water quality discharged to the Creek: . All parking bays shall be permeable pavement to reduce runoff. . Roof downdrains shall discharge, wherever feasible in a non-erosive manner, into site landscape areas rather than discharging to pavement. . Project paving shall be conveyed to bioswales between buildings 7 through 11, as shown on plan submittal sheet C1.0. Bioswales shall be low-gradient engineered swales vegetated with perennial grasses and sedges that will act to trap and dissipate silt and chemical pollutants found in pavement runoff. . Additional native ground cover shall be introduced into the recreational path easement to slow runoff and provide filtering of runoff. To increase riparian functions and values: . In addition to native ground covers and perennial grasses, the recreational trail easement shall incorporate native riparian and upland shrubs and trees such as Sycamore, Coast Live Oak, COffeeberry, Elderberry and Toyon to increase habitat cover for wildlife and add forage value and roosting sites. . . Other Project aspects related to sustainable development: . The project landscape shall incorporate fruit trees for use by the residents. Firma Consultants Incorporated Principal: David W. Foote ASLA, AEP Registration No. 2117 849 Monterey Slreet Suite 205 San Luis Obispo, CA 93401 805.781.9800 fax 805.781.9803 . Where feasible the project shall incorporate recycled construction materials such as recycled concrete and asphaltic concrete for aggregate base under roads and recycled plastics for site benches, lawn edgings, etc c: Jason Blankenship Ken Chacon Jennifer Martin LGA ATTACHMENT E ARBORIST REPORT & TREE PROTECTION PLAN FOR FAIR OAKS MIXED USE PROJECT CENTRAL COAST REAL ESTATE DEVELOPMENT, INC. APN: 006-391-044 REVISED DECEMBER 7, 2005 BY JEREMY LOWNEY, CERTIFIED ARBORIST #3718 ~olilt "Ak Tree Management p.o. BOX 13521, SLO CA 93406 (805) 431-0708 FAX 805-541-9453 TITLE PAGE SUMMARY OBSERVATIONS RECOMMENDATIONS I MITIGATIONS GENERAL TREE PROTECTION RECOMMENDATIONS SPREADSHEET Pg. 3 3-4 4 6 7 2 SUMMARY: This report outlines the tree protection measures for the Fair Oaks project located on Woodland Drive in the City of Arroyo Grande. Observations and recommendations are given regarding each tree as numbered on the topographic map included. In general, the location consists of a number of declining orchard trees (English walnut, Plum, Apricot, and Black walnut). English walnuts have a short life span due to their low tolerance to root and heart rot fungus that is indigenous to California. They are grafted onto native Black walnut (Juglans Hindsii) root stock to improve their tolerance. Most of the English walnut trees on site are dying or nearly dead and rotting out from the center due to Armilleria, a heart rot fungus common to the area. As a result of decline, the Black walnut stumps have sprouted and formed several juvenile, and even a few mature trees, that have taken over or are growing in conjunction with the remaining English walnuts. Around the perimeter are native species mixed with other planted non-indigenous trees such as London plane (Sycamore). The perimeter trees will be protected during the development, as wel1 as the trees on the West side of the proposed Woodland drive extension. One specimen Black walnut located in the South/W est comer of the development area (Tree # 17) will be protected. Tree #22 (tagged with a numbered metal tag at eye level) is another candidate for saving. It is a healthy Black walnut that has grown from stump sprouts into a mature tree. It has a dead English walnut in the middle that should be pruned out. Removal of this tree may still be necessary depending upon grading requirements, utilities, and coristruction. Protection measures are given for each ofthese trees. Twenty-Six trees, all of which are non-native to the site (but maybe native to the region), and are mostly in decline, are marked for removal to accommodate grading and development of the proposed units. Ten trees are to be protected. OBSERVATIONS: See Spreadsheet for Details on each tree. 1. The orchard trees are mostly in poor condition due to age and root rot or heart rot fungus (Phytophthera, Armaleria). Several are declining fruit trees such as plum and apricot. 2. As described previously, the English walnut are dying, and the Black walnut root stock have sprouted up through the canopies of the English walnuts and have formed new trees. In some cases, the English walnut tree has been total1y replaced by Black walnut coppicing, forming truriks as large as 12 inches in diameter. 3. Existing oak, pine, and London plane (Sycamore) near the existing path are in good condition, and will be protected using orange construction fencing. The grading will have little impact to these trees. 3 lY!COMMEiVDATIOiVS / MITIGATIONS: ....."'Iy~" ''''"" "'" '" P"'p"", '0, .....", Tell t . rees are Prop d Ii C...""..... '''''''''' "". ... 0, P'..".... ., '" '"'' "mg """" .. ,"".. REn .. ~, T "'''''',", s""" . "'.""'.... ""P_, ';,., ';" ";" ?"''" PI..., ""'I.g. "'" P"':' ~'J'~ "'/."''''. n" "'"'mg ;, lIl1perative that 110 fl11 soil' ah-.", """ <k;Pli.".,~, ""', b ' "''''h " "'" "P.. '" ",. ..... "", Zo'''. · ,p,,_ I'I. 01.. ~.".,... "i", """ ,. . ~.'" "" '" · ....'P...,,,,'" "'" ('17.... . "" - WIll "'.. '::"" ""'" "" "th" .... .. .., <k;Pli" 21 "'il' ~ "'_.... "'''"... ., ~ 'I;:;:::::'" "'''''."" I'I. 'dol"" ..;, .f:':.e"":;"oIy 10% ?'''''' .1 """ J. AI.. ..... <Ii . , ... Zo' red"", "" w""" ,,' , P""'" Pn"., "" -""Id b'.fug "". ,":;;:::"," _. ~ W'ore"" ;..,'::~ ""... ("",.,...., lreoJ """"'y ""'" "''' '" "-y "'.. ''<elp_g '" ., '" "'''' .. ''< "'Y .., "'''''''' "ith;" '" P-"'.bZO,.. ., ''''yJ. I "11Ii", "'" ""', ~ ""'" "" tho, """ "W".""" 'm, .""~. ::::;71':,,,, ...., ~........, """ b:::;:':::" ".. .it. '""" On SIte to 1ll0llitorroot cut(' '" "'17 W'" 01.. -"-fuJ '.' """""" mg "'''''''' ... .. ....ri. R.eplalltillg Wi11 be accolllPlished . . "''' "'" -. .. " ~'P- )Zo'_) '" "" "" .Ik ... ,.:.. Zo .. "",,"lIy ""bli"", n" ~ ':', off"". "" P,"""",,,,, . . P P Zo 'OcI",,, "'P"'Pri,. '", Gelleral tree protectioll gu'd r . 1 e llles are proVIded on the f011oWl'n g Pages. 4. SOllle of the trees 011 the West s' "9"""""'''' " , t'",.., p"'P."" "'Ood',. . '-. Oth"" , b --.., "'''' '._.... Tb . not" "'...I.. 'II) s. Tree #21 I...:::: N ;;;:- "'"'g "''''_.. ,..,;';g 'Y"'1d "It ....., ...... "'-,... .....: "'. "'" .,,')""-,.'" ",,' '" -.., '''g~""" "",,'::y ~ " b, -"",., -..,~..~:;,~ "Po. .., 6. The sPecilllen Bl k 'Zo '"""" "'''''It>. "& ... 01.. . ac walnUt tree (fl17') ""k"'I.. ;, ,. b, ...'" . .. ~'S'"~ W", old, ., ~ W ~g WoI'.... I. ,.,;,,:.:~ ':: ':,'''''''''" '<n'Ing ""~ .."::;d ~ '- Zod "", -"<n,,,,,, , '<inp""",.., ... "ill "qu . llle, e 7. """ 'I "9 2J 22 . '" -lit) 8." ", are tagged With III tal ' Iree fl18 is dead but. . e tagS at eYe level . , """..... SI,,* -" '''''''''';'' "" bo., 4 If you have any questions please feel free to contact me at 431-0708 Jeremy Lowney Solid Oak Tree Management QUALIFlCATIONS: Owner - Solid Oak Tree Management since 1998 California State Landscape and Tree Service Contractor (C27) #757086 Certified ArOOrist WC-3718 Former Hazardons Tree Inspector, County of San Lnis Obispo Former Member of the California State Pitch Canker Task Force Bachelors of Science in Forestry and Natnral Resonrce Management, California Polytechnic State University, SLO Lectnrer - Urban Forestry, Forestry and Natnral Resonrces, Cal Poly, SLO 5 GENERAL TREE PROTECTION RECOMMENDATIONS: Avoidance of Mechanical Damage 1. Fence off root zones 6 feet away from the base for trees 10 inches or less in diameter, and 8 feet away for trees over II inches in diameter, or to edge of dripline wherever possible. Root Cutting 2. Retaining walls / borders should be dug by hand where possible, and installed carefully to avoid damage to roots. 3. Ifpossible, do trenching during dormant periods (winter) while trees are less active. 4. When cutting roots over 1" in diameter, cut them cleanly with a hand saw or sawzall, and not ripping or tearing them. Wherever possible, dig them out by hand and keep them wet while uncovered, then quickly cover after root pruning. This will help promote the healing process and close wounds quicker to avoid harmful fungus and insects. Wound dressings may be helpful to avoid fungal infection. 5. Keep soil away from root systems in fill areas by using retaining walls. In cut areas install retaining walls to retain soil around the root ball. Soil Compaction 1. Delineate places for equipment, supplies, etc. to be stored, piled, or parked away from tree root zones. 2. Excess soil and rock should be disposed outside of rooted areas. Avoid fill over root systems of oaks. Tree Pruning and Removal 3. Pruning of fringe trees should be done by a licensed certified arborist. -- Suggested pruning: deadwood and hazard limb removal only. Leave the trees as natural as possible. Pruning cuts should be made outside the branch bark collar to promote quick healing of cuts. 4. Prune trees to compensate for root loss as needed. Additional water may also be necessary for heavily impacted trees. 5. Trees in cut areas should be removed ifmore than 40% of the root system will be disturbed. This is also for safety because ofless anchoring of the tree. 6 TREE INVENTORY: FAIR OAKS MIXED USE, ARROYO GRANDE Species: CLO = Coast live oak, EW = English walnut. BW = Black Walnut, LP = London plane. MP = Monterey pine Date: 1217/05 Condition: Poor (dedining or dead), Moderate (Unhealthy or suppressed), Good (Healthy, vigorous) Within the drlpllne: Yes or No Location: % Impact to the root zone: <10% tittle to none, 10%.30% moderate, > 30% high Woodland Drive, A.G. Removal: Yes or No APN: 006-391-044 Protection Measures: Construction fencing, retention, trunk protection, extra watering, root treatment, etc. Within Tree # Species Diameter Condition Drlpllne OJ. Impact Removal Protec:Uon Measures 1 Plum 4~ Multi Dead y Removal Y None 2 Apricot 5 Poor Y Removal y None 3 Plum 4"Multi Good y Removal Y NOM 4 Plum S"Multi Good y Removal Y None 5 BW Multi Good y Removal y None 6 Plum 4 Good y Removal y None 7 EW 6 Poor y Removal Y None 8 BW Multi Good y Removal Y None 9 BW Multi Good y Removal y None 10 BW,EW 8,16 Good y Removal Y None 11 EW,BW 16,10 Poor Y Removal Y None 12 EW 18 Poor Y Removal Y None 13 EW 12 Dead y Removal y None 14 BW 3"Multi Poor Y Removal y None 15 EW 14 Dying Y Removal Y None 16 EW 14 Poor y Removal y None 17 BW 12" Multi Good Slightly 0-10% N Protection fencing, monitoring. 18 BW,EW 3,12 Poor Y Removal Y Tagged,None 19 Elderbeny,EW 6,10 Moderate y Removal y Tagged, None 20 EW 10 Good y Removal y NOM 21 BW S"Multi Good y 0-10".. y Protection fencing, monitoring. 22 EW 12 Moderate Y Removal y Tagged, None 23 EW,BW 12,10 Moderate y Removal y None 24 EW 12 Good y Removal Y None 25 EW 16 Good y Removal y None 26 BW S"Multi Good y Removal y None 27 CLO 8 Good N 0% N Protection fencing 28 CLO 17 Good N 0% N Protection fencing 29 7 20 Good N 0% N Protection fencing 30 ? Multi Good N 0% N Protection fencing 31 LP 9 Good N 0% N Protection fencing 32 MP 11 Good N 0% N Protection fencing 33 CLO 1 Good N 0% N Protection fencing 34 LP 10 Good N 0% N Protection fencing 35 CLO 2 Good N 0% N Protection fencing 36 Plum Multi Good y Removal Y None -....--"- 26 Removals, 11 Protected ATTACHMENT F 2005 CULTURAL RESOURCES TESTING FOR THE FAIR OAKS MIXED-USE PROJECT, CITY OF ARROYO GRANDE, CALIFORNIA Submitted to: Central Coast Real Estate Development PO Box 730 Avila Beach, CA 93424 Prepared by: , Cogstone Resource Management Inc. www.cogstone.com Main Office: 1801 Parkcourt Place, Bldg. B, Suite 102, Santa Ana, 92701 Central Coast Office Morro Bay, Northern California Office San Francisco Authors: Sherri Gust and April Van Wyke September 2005 L".....,,!'.... ....,. ':':" ...... M ;. l.. I , .... "," ~ -.:" , DEe 0 1 :,{;,:- _0.,., NATIONAL ARCHAEOLOGICAL DATA BASE (NADB) INFORMATION SHEET 2005 CULTURAL RESOURCES TESTING FOR THE FAIR OAKS MIXED-USE PROJECT, CITY OF ARROYO GRANDE, CALIFORNIA Submitted to: Central Coast Real Estate Development PO Box 730 Avila Beach, CA 93424 Prepared by: Cogstone Resource Management Inc. www.cogstone.com Main Office: 1801 ParkcourtPlace, Bldg. B, Suite 102, Santa Ana, 92701 Central Coast Office Morro Bay, Northern California Office San Francisco Authors: Sherri Gust and April Van Wyke Principle Investigator: Sherri Gust, San Luis Obispo County Qualified Archaeologist and Paleontologist September 2005 , I , I II , I I I Type of Study: Cultural Resources Testing Sites: CA-SLO-393 USGS Quadrangle: Oceano, Calif 7.5 minute (1987; revised 1994) Area: approximately 5.5 acres . Key Words: Arroyo Grande Valley, Halcyon Bay, northern Chumash, central coast TABLE OF CONTENTS EXECUTIVE SUMMARY ........................................................................................................IV INTRODUCTION.............................................................................,........................................... 1 PuRPOSE OF STIJDY.... ............................... ............................................... .................. ... ....... ........ 1 PROJECT DESCRIPTION.... ........ ....................... .............................. ....... ........ ........... .... ........... ....... 2 PROJECT PERSONNEL ................... ........ .:..... ................ ....... ........ ............... ....... .,. ..... .......... .......... 4 LAWS AND REGULATIONS......................................................................................................4 BACKGROUND ............................................................................................................................7 NA TIJRAL SETTING .... ........ ...................................... ...................... ............... .......... ...... ......... ... .... 7 PREmsTORlC SETTING ..... .............................. ....... ....................... ............... ............... ... ..... ....... ... 7 - Ethnography/Ethnohistory.......................................................................................... ............ 7 Chronology ...............:............................................................................................................. 7 PREVIOUS ARCHAEOLOGICAL STUDIES .........................................................................9 TES~G l.\IETHODS ............................................................................................................... 10 INTRODUCTION .......:................... ...............,.............. ............... ............... ........ ........ ........ ....... .... 10 MECHANICAL TESTING .... ...............................................................................:........................... 10 CONTROLLED MANUAL EXCA VA TION................................................................. .......................: 12 TEST RESULTS ......................................................................................................................... 13 TRENCH A........... ....... ....................... ....................... ...................... ....................... ............... ...... 13 TRENCH B .................................. .................................................... ........ ............... ........ ....... ...... 14 TRENCH C ......................................... ....................... ...................... ........ ............... ........ ....... ...... 15 TRENCH D.................................................................................................................................. 16 TRENCHD, UNIT 1..................................................................................................................... 17 TESTING CONCLUSIONS ......................~...............................................................................23 REFERENCES CITED .................................................................................~.-........................... 24, APPENDIX A:.............................................................................................................................25 11 LIST OF FIGURES FIGURE I. REGIONAL LOCATIONMAl' ...........................................................................................................................1 FIGURE 2. PROJECT AREA MAI'......................................................................................................................................2 FIGURE 3. CONCEPlUAL DRAWING OF PROPOSED PROJECT...........................................................................................~ FIGURE 4. ARCHAEOLOGY OF TIlE PROJECT AREA......................................................................................................... 9 FIGURE 5. LOCATION OF TEST F:XCA V ATIONS...............................................................................................................11 FIGURE 6. PROFILE OF UNIT I, TRENCH D ...................................................................................................................19 FIGURE 7. HUMAN VERSUS cow lNCISORS...................................................................................................................22 LIST OF TABLES TABLE I. CENTRAL COAST CULTURE SEQUENCE (JONES AND WAUGH 1995) ...............................................................8 TABLE 2. TRENCH A SUMMARY ...................................................................................................................................13 TABLE 3. TRENCHB SUMMARY ...................................................................................................................................14 TABLE 4. TRENCH C SUMMARY ................................................................................................................,..................15 TABLE 5. TRENCHD SUMMARY ...................................................................................................................................16 TABLE6. TRENCHD, UNIT 1 SUMMARY ........................,.............................................................................................17 KEY TO FIGURE 6 .........................................................................................................................................................20 1I1 . CogstoI}e Resource Management Inc. EXECUTIVE SUMMARY A mixed-use development project is proposed on Fair Oaks Avenue, east of the Arroyo Grande Community Hospital in Arroyo Grande, California. Testing on the western portion of the property was performed in 1990. This study tested the eastern portion of the property which lies immediately south of the known boundaries of prehistoric village site CA-SLO-393. In particular, trenches were mechanically excavated in four locations parallel to the project's northern boundary east of Woodland Drive. A concentration of charcoal, ash and burned earth was discovered in the trench nearest the creek and was further investigated by manual excavation of a .one meter square unit. Trenches A-C have sparse cultural materials and disturbance indicating that fringe materials or redeposited materials from CA-SLO-393 were been mixed into the sediments during the use of the property for farming/orchards. Trench D and Unit 1 have prehistoric debris plus historic debris including ceramics and metal overlying a layer containing. charcoal, ash and burned earth overlying a gravel layer containing a partial cow skeleton.. The gravel layer clearly represents stream deposited gravel and sands with a stream transported partial skeleton. Above that, the charcoal, ash and burned earth "feature" does not reflect any prehistoric function such as a hearth. Instead, the irregular outline and mixture of charcoal, ash and burned earth indicate a historic pit from the orchard period of the property where trimmed tree limbs may have been burned creating charcoal and ash and burning the soil of the pit. The upper layers are similar to the other trenches in containing fringe materials or redeposited materials from CA-SLO-393 mixed into the sediments during the use of the property for farming/orchards. No intact prehistoric deposits are evident on the Fair Oaks project site. Monitoring, as recommended by the Mitigation Plan (Gust and Van Wyke 2005) is a more than adequate mitigation for any potential effects of this development project IV Cogs tone Resource Management Inc. INTRODUCTION PURPOSE OF STUDY A mixed-use development project is proposed on Fair Oaks Avenue, ~st of the Arroyo Grande Community Hospital in Arroyo Grande, California (Figure 1). The City has requestedan assessment of the project's potential impacts on cultural resources to meet its responsibilities as the Lead Agency under the California Environmental Quality Act (CEQA). The purpose of the present study is to determine if the prehistoric northern Chumash site of CA-SLO-393 extends onto the project parcel. ." .~ ....-.J . ., I.' " . ; 0 ,;~{,\ M.O!ro?~~',.~' .+;;.~ I-~. .""". IotO~t..O ulH ...-:,'- ~~'\ . ~7An: ""'1:1:,.', -ril . ~ ~2 . . ~..,. .~ C;! ,;....,.' (y,,",oo:x. - ~ /. ~_.~ Os05 ... ~ Y <., -'----..San I,lui" ~u Co! ;:)Jl;) II - ~__ '~brs'p9 ~TP,TE rA"';:', ":!~b ~ K....'~....' -. " "'. "..-.. iM8"'~O~~.J'i)1 ~-f .-..... -- ~~ "' ',,!.;n. ; , \." r-- r-.J \. '..(>------~ Pc.L,l. ~fl w~--~~ ~-'l~.. \: ct l.': ;:~A~- G;j.l'l.~ ;/~v ~-:? ll:[Sh.lfl--:-'IO ....-._ . -".2.:::c i . " .~ - \ Project Location \ .\ " \ \ , "J \ TNt IMN V 140 o 5 10 15 20 25 mile. I .', I" '1 . " } . \ ... J . \ ,'. I "1 / . '. ,II " .'o .. I I ,I. / I t, ... " ,I o 5 m U 20 25 ~ ~ ~~ cIe6ted with TOPO!@ @2003 National OeD hio (www.natio hio.comfto 0 M6 Figure 1. Regional Location Map 1 Cogstone Resource Management Inc. PROJECT DESCRIPTION , , The proposed project consists of a mixed commercial-and-residential development located on a 5.5-acre parcel on F~ir Oaks Avenue immediately east of the Arroyo Grande Community Hospital, Arroyo Gtande (Figure 2). The project area is located in an un-sectioned portion of the I Oceano, California IUSGS 7.5 minute topographic quadrangle. Previous land-use had been agricultural. The p~oject is proposed with residential units nearest the creek and commercial units nearest the exi,sting hospital (Figure 3). Note that the current cuI de sac of Woodland Drive (immediately north ,of project) is removed and Woodland becomes a through street to Fair Oaks. \ ..".. TN MN 140 .!> o tITA rUT 0 - - . - - Ma created with TOPO!@ @2003 NatioD21 Geo 500 1 MilE 1(00 l!mAS o hie.comlto 0 Figure 2. Project Area Map 2 Cogs tone Resource Management Inc. I ., . n""u-=- , ,;:::: ''-'~= >.;:;,~~ - . -- " '-C"" r} C''';$ "'~'-'~ '-'--, 'C " ....." ',,! Il?.t{".r J-, ~~~.... -........:... ~&";... \, ". '- .... i ,- ............ '\. ....-::....'" .:1 :Jf,"t'--i I" ~:"..-_ ":-'" -~, ~, ~,-.', Il', li 'I ".z <,~ .,' ~.....~.. '. ,-.,. '.~ .' 1. t G:o-... ~ '.c ,".i\.-...: -. .....-.... '\,.:- J.~ :;:':' :1.::{""",~,:.'-~:- ''): ",!"-.. 'f~,. ,...~.;...c~ lo.;,. Ilir "";'<1: /'~':'</ 'I'/. :": ,;.,,-.,~~... """ . <!~;~~'!I I" ~:,,"I' .... 1I. ,', ~...<;:... '. 11;" ':"i~,~,I' "".; ~ ,-r 1-'" /'" - ) ~ -.tt)..:., ""'::'. w;:~ ~ - <'" ~..~~.., :J.'- .{,~./... :"'\.'-..\..~- -1\ ""-'_'r.,~l" ,_j ~.j' .:"1. I ... _,.. .. '~ "- b\"'''' -:.:... ",~ - .to;:;: ..( ~i~: "; '~:;>:!~,,"::, ':; ,lljr~,j: 10,'.. \.. ';: ) '<"Z>. "j;:;"" ~t~~,'.:,' i.~,.,t.f,;~ :' ,'._ ~-.:7~'~if-~ _~::"'" ~~":<'.~."'5~:'<-':':~:x. ~ ~;.> L~.... ,__, ~, ;,;, " "\;."/' .. ) -..4l\'i ciJ_:"~'.'c'.: ~ "',,:. '..' ~-: ,:.'a,~;" 1 .5.':::'~".~":>'" i ""''''"'-''''!'i7>.. . _ t "_ :' .- .. ~ ; ~ f~': . , .. "" ,f ~ ~. ~'~~V' :k! ',ii' ')0', . '. "V~"..\~.,;'.~5fi'. t~L' _,:1 {"1". ~..> '. -;'\;:':_,/'./?f:..~',':)-:.':,",li,; -~~ ~ .~ --j ~:.c.L~~., ~V"\ '-~V.. ,~~~vr , ," u,. I f .\', \ '. ~,.. '~" t~1 ! i~ -l: . .~:' r. ~ I : ~~ ~ :;~~ ~Fi.l ' "L-' 'TFf.....~/?" ~~.:( "..., . f''; ...~....,....~3.i........::;; ~ ~. _, \.Jl ~ -.....;..:.:/=t~~~;"I~~-, '. 7-~':;"~ .' ,~ ~t.*).;;:<i'.'.,. '" 'fPor~.'! !'itJi! l ' r.i,.(.I.'-'1"' ._.'Ii;,,7...., (<) " ti .. '0' ... ~ 1l '" Q '1:10 Q 0 ... ~ " 'S ...... ... " ~ Q) .S 8 ~ Q) bI) <0 ... C ~ ~ - o:l Q) .e ~ ~ Q. i ! .. 0 ... '" -t., e Q) Q ~ U Q) ..; " 0 ... .. '" ... e!l Sn 0 u r; PROJECT PERSONNEL , Cogstone Resource Management Inc. conducted the assessment. Sherri Gust served as principal investigator. She is 11 Registered Professional Archaeologist and a San Luis Obispo County Qualified Archaeologist. She has a M S. in Anatomy (Evolutionary Morphology), a B. S. in Anthropology, and more than 28 years of experience in California. April Van Wyke supervised the testing and wrote the testing results, She has a B.A. in Anthropology (Archaeology) and more than nine years of experience in California archaeology. Barbara Loren-Webb assisted with the trench screening and provided geoarchaeological perspective. She has aM S. in geoarchaeology and more than five years of California experience, Edgar Jackson assisted with unit excavation and'screening. He has a B. A. in Anthropology and over fifteen years of experience in California archaeology. Personnel qualifications are detailed elsewhere (Appendix i A). Peggy Odom provided Native American monitoring services. I LAWS AND REGULATIONS The following disctission of applicable state laws has been excerpted and reordered from the California Departnient of Transportation's (CALTRANS) on-line Environmental Handbook, I Exhibit 3 ofVol~e 2, Cultural Resources (2001). The Fair Oaks Project is subject to state and I local legislation regarding cultural resources. The City of Arroyo Grande has Rules and I Procedures to Implement CEQA. , I California Environmental Qnality Act of 1970 (CEQA) (PRC ~ Section 21000 et seq.) CEQA declares that it is state policy to "take all action necessary to provide the people of this , state with...historic environmental qualities." It further states that public or private projects , financed or approved by the state are subject to environmental review by the state. All such , projects, unless entitled to an exemption, may proceed only after this requirement has been I . satisfied. CEQA requires detailed studies that analyze the environmental effects of a proposed project. In the event that a project is determined to have a potential significant environmental effect, the act requires that alternative plans and mitigation measures be considered. 4 Cogstone Resource Management Inc. I CEQA includes hist<1ric and archaeological resources as integral features of the environment If paleontological resoo/ces are identified as being within the proposed project area, the sponsoring agency (Caltrans or local) must take those resources into consideration when evaluating project effects. The level of Consideration may vary with the importance of the resource. , California Registe~ of HistoricaI Resources (pRC ~ 5024.1) I , Public Resources Code ~ 5024.1 establishes the California Register of Historical ResourceS. The register is listing of all properties considered to be significant historical resources in the state. , The California Register includes all properties listed or determined eligible for listing on the , National Register, including properties evaluated under Section 106, and State Historical Landmarks from No. 770 on. The criteria for listing are the same as those of the National Register. The CalifJrnia Register statute specifically provides that historical resources listed, determined eligible!forlisting on the California Register by the State Historical Resources Commission, or res~urces that meet the California Register criteria are resources which must be . given consideratiol1 under CEQA (see above). Other resources, such as resources listed on local registers of historic registers or in local surveys, may be listed if they are determined by the State Historic Resources :Commission to be significant in accordance with criteria and procedures to be adopted by the Commission and are nominated; their listing in the California Register, is not , automatic. Resources eligible for listing include buildings, sites, structures, objects, or historic districts that retain historic intew-ity and are historically significant at the local, state or national level under one or more of the following four criteria: It is associated with events that have made a significant contribution to the broad patterns of I local or regional history, or the cultural heritage of California or the United States; It is associated with the lives of persons important to local, California, or national history; , 5 Cogstone Resource Management Inc. It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master or possesses high artistic values; or It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation. In addition to having significance, resources must have integrity for the period of significance. The period of significance is the date or span of time within which significant events transpired, or significant individuals made their important contributions. Integrity is the authenticity of a historical resource's physical identity as evidenced by the survival of characteristics or historic fabric that existed during the resource's period of significance. Alterations to a resource or changes in its use over time may have historical, cultural, or architectural significance. Simply, resources must retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance. A resource that has lost its historic character or appearance may still have sufficient integrity for the California Register, if, under Criterion 4, it maintains the potential to yield significant scientific or historical information or specific data 6 Cogstone Resource Management Inc. BACKGROUND NATURAL SETTING The project area is located in the Arroyo Grande Valley immediately west of Arroyo Grande Creek and approximately 4 km (2.5 mi) east of the Pacific Ocean. Access to fresh water from Arroyo Grande Creek was probably important to prehistoric inhabitatants. This area is adjacent to the ancient shoreline of extinct Halcyon Bay (parker 2002:2). During mid-Holocene times, when sea-levels were higher, Halcyon Bay covered much of the Cienega and Arroyo Grande Valleys. As sea levels lowered, various types of littoral environments, from bay to estuarine and salt marsh, would bave succeeded and been available to prehistoric peoples as the bay gradually silted in (parker 2002:2-3). PREHISTORIC SETTING EthnographylEthnohistory The Arroyo Grande region was occupied by Northern (Obispefio) Chumash peoples at the time of historic contact Population estimates for the Chumash in San Luis Obispo County, based on . mission baptismal records, indicate that perhaps 1,400 to 2,000 people resided there at the time of Spanish assimilation. Coastal areas such as the project vicinity are thought to have supported significantly higher population densities than inland areas. Chronology The development of an accurate and widely accepted cultural chronology for the central coast region is still in progress. The Central Coast culture sequence (Table 2) proposed by Jones and Waugh (1995) has gained support by recent research in San Luis Obispo County (Woodman and Bertrando 1995; Roper et al. 1997). 7 Cogstone Resource Management Inc. Table 1. Central Coast Culture Sequence (Jones and Waugh 1995) Early Holocene! This includes all occupations prior to 8500 BP and follows the description of Late Paleocoastal PleistocenelEarly Holocene sites described earlier. 111-8500 BP (Before Present) Millingstone This cultural period extends from 8500 to 5500 BP, although discoveries near San Luis 8500-5500 BP Obispo may significantly push back the dates in the future (Fitzgerald 1998; Greenwood 1972). This period roughly coincides with Rogers' (1929) Oak Grove tradition and the Ex Period of the Santa Barbara Cbannel Sequence (Roper el aJ. 1997). Early Period & Apparent shifts in importance from seed processing to hunting and IlShing usher in this EarlylMiddle cultural pbase. From 5500 to 2600 BP rising sea levels and corresponding environmental Period Transition cbanges appear to bave drastically altered adaptive strategies of the indigenous inhabitants. 5500-2600 BP Occupations become more sedentary but not necessarily permanent. As noted elsewhere, long distance trade appears to increase during this time. Middle Period Social complexity and technology experienced further development during this period as 2600-1000 BP discussed above. An important occurrence of this period along the coast was the climatic arneliorization resulting in gradual siltation of estuaries along the coast. including Morro Bay (Gallegos 1987; Jones elal. 1994; in Roper el al. 1997). MiddlelLate As noted above, the period from 1000 to approximately 750 BP was one of climatic Transition instability, triggering adaptive responses that eventually led, in some areas, to increased 1000-750 BP social complexity and political control. Late Period In response to climatic fluctuations, settl..=ent at this time appears to shift from the 750-450 BP coastline to inteIior. This apparently reflects decreasing reliance on coastal resources, which were drastically affected by events such as EI Nino, and a growing dependecce on more reliable, storable commodities such as acorns (Jones and Waugh 1995). Protohisloric For about a two-hundred year period ending in 1769, coastal Native Californians Period maintained intermittent contact with European traders and pirates involved in the trans- 450-150 BP Pacific trade. This bad little effect technologically, although native economies were altered by the introduction of glass trade beads. The most detrimental result of this contact was the introduction of Old World diseases leading to the decimation of the majority of the native population. 8 Cogstone Resource Management Inc. PREVIOUS ARCHAEOLOGICAL STUDIES The mapped extent of site CA-SLO-393 was east of Woodland Drive and for a considerable extent northward (Figure 4). Since this area is almost entirely developed, most of the site has probably been impacted. The potential of the site to extend onto the current project property has been tested in the western portion of the site (Singer and Atwood 1989). The subsurface testing in the form of ten backhoe trenches revealed prehistoric and/or historic cultural material, including one human cranial fragment, to a maximum depth of 80 em below surface, with a maximum trench depth of 250 cm (Singer and Atwood 1990: 1 0-12, 22-25). The investigator interpreted the prehistoric cultural material as re-deposited material (presumably from adjacent areas of site CA-SLO-393 to the northeast) based on the stratigraphic sequence observed in the trench profiles (Singer and Atwood 1990: I 4). Figure 4. Archaeology of the Project Area Cogstone Resource Management Inc. !((J ~Ho (www.to.com.) 9 TESTING METHODS INTRODUCTION Test excavations were conducted in the area immediately south of the known boundaries of CA- SLO-393. Testing consisted of four mechanically excavated two meter (six foot) long trenches (A-D), 1 meter wide (3 feet), placed parallel to the northern project boundary east of Woodland Drive about 20 meters apart (Figure 5). The trenches were excavated in approximately 15 centimeter (6 inch) levels with dirt from each level of each trench placed in a separate and well labeled location. Two five gallon buckets of dirt, randomly selected, were screened from each lever of each trench to determine if cultural materials were present Vertical excavation continued until two consecutive levels were negative for cultural materials. Levels positive for cultural materials were wholly or partially screened based on a sampling strategy. In addition, a manually-excavated 1 x 1 meter (3 feet) test unit was placed in the north wall of Trench D (Figure 5) directly above a portion of a charcoalJash/burned earth concentration (Feature A). The controlled manual excavation was performed to explore the observed feature and determine whether it represented iritact prehistoric deposits. Vertical excavation continued until two consecutive levels were negative for cultural materials. All levels were completely screened. MECHANICAL TESTING The trenches were placed parallel to the northern property boundary at approximately 20 meter intervals varying according to vegetation and surface disturbance. Approximately 2 x 1 meter trenches were excavated by backhoe in approximately 2o-centimeter levels to a maximum depth of 280 centimeters below surface. Due to sandy soils and trench wall slumping during excavation, the trenches were enlarged as necessary and mixed spoils wer~ removed and stockpiled separately from the controlled trench levels. Vertical excavation was continued for a minimum of two consecutive sterile levels. 10 Cogstone Resource Management Inc. I I i~! 1>1 lOCi;. i~L;:J : i~'i;:n I a. 'I",;} I~,;n: '18:>: a. '.. o! It-; I I i I I i i i , ,. i , i i ! i I i: 'I: i I' ~ j. ., 'i I. ., !I q II II I: I' i: t; I I I I ! i I I g . . , If if --=-' p- it 1 ~ :i.;,., '.'Ii e ~ ~ ! ! , ~.. ~ ' i. J/:Jr,./.JJ1] , ~ . , '~~.' . ' "'" "'. ; . ""';~:'~.>~.. " ""~.,....-. ':<~~i:....:--'.._ __~ -j';~ '~~,'''ll ~!~'\:"'<~~ 11. '~:;i,;'-":\:""!-il:) \~.j.~, ". _. ,'. 'i '-'---~ J,~. ,r'~::L/. /....~) . ~~~;..,,~}~:~,:, ' uri':\.' ....:--, '\ ,.,'.,..,..'.... "~'~i~~, ~\'~\h'.,:::,:j.. ,',' ;'. \<-_" '. ~I l,\\';'\ \>::,~;- :' I' "--:_.. ., I . 'i I. '". '.. "'., '.;,-.. i..,., 'I~ i. i,~~:'~. ': .,~~?;~; ;0:, ',.1 " \\f;, '. C":-<:,>:::':..\.::,::~~\ ll' 'Dc,." '. .'. . \'.. ',D.! .i: r.. .~~ ,; '\3;\:\\j;'.',~\ >::. ' '. :. r, I"'" w " "'. .,. .'7\.... .,"'.~~ ;' ~'ly,)~%;,: ~.:C~~il J'f """.: ...... 'i) .1/,;..";),,.;.<. "'(;":'.ji ' l~': Z:i~{~;Z"'\~'~'~~1l, . '\'" '- \. \--'-t'.,:Gj\ \ \. " '~>.' .J}'.i', ~.; \', '-...> ),~. \, 'f':;~b:"",:{ '" '," "-)~.i :' ',,': I.. '..'>:;.-,:' ',tll "1" 'I. '. ',.), \ .'- _'I.: , ," . ,.'." \ . v."....:.. \- \.;. ~_. . .__ _ 'I" ' I ',I. ., __ '.. ~ __" I, ' , .., \-',t {' -' ":' ' '. , ',I \. \ ,i,.", "-. \>. i;.."', ,t tfi. I ~'l"- '~', .;< i~'" v'._, (''; '),-':1.1 ;~~ 1'-' '. , , \. ,.,!, ,;,' '. '. 'i,. ''':'""i::... ""'''''''0''' 11' \~'c!" '....' , ... I"',.. I.. 't~. ....:ib'~"";lf:=.:.7f;~'.il; .'1 :, ~ '^ '^ '0 Z ~ U ~ ~ ! ~-'- .:;: '^ g ~ U . ----tt: ~ i!::;l-W~lI ~JJ>':"T3~;.J '.....^", H3:f l13j~'td (<:""QO;.l __ ~ L I i:~if .'. i~', Ii:!. i , i i ! ;,~ ~: U,-'. i J, 1; '; 1 ; ~ . > . o . ~ .' ~~-~ :=:-'-... ,~... . \ t=@]tIJ) ,~,- '/ ~_.b__ '. ;! :,i - s i ~ ~ ~ - $ ~ o = o ~ oS wi ~ r. eo: = ,; .E ~ c u ~ I u e " ~ i w o U A minimum of two five-gallon buckets of sediment, randomly selected from each level, was dry- screened through v..-inch mesh for cultural materials. One-hundred percent of Trench A level soil was screened as a control sample for artifact-density comparison. A ten-percent (0.04 m3) sample of each level in the remaining trenches was screened if artifact density observed during initial sampling was at or below the maximum artifact density observed in Trench A (10 artifacts/m'). One-hundred percent of soil from levels with artifact densities exceeding 10 artifacts/m' was screened. In addition, one-hundred percent of Trench D level soils below 80 cm was screened due to the presence of possible human remains. All recovered artifacts were bagged and labeled by provenience. One wall of each trench was profiled and photographed by a geoarchaeologist to characterize stratigraphy. The trenches were mapped by compass and measuring tape onto the parcel topographic map and UTM coordinates of each trench were obtained using a hand-held global positioning system (GPS) unit. CONTROLLED MANUAL EXCAVATION A 1 x 1 meter test excavation unit was placed adjacent and perpendicular to the north wall of Trench D, directly above a portion of a charcoaI/ashlbumed earth concentration (Feature A) and adjacent large mammal bone in order to characterize this deposit and recover any associated cultural materials. The unit was manually excavated in 20 centimeter levels above and below Feature A and adjacent large mammal bone strata. Feature A and the adjacent large mammal bone strata were excavated in 10 centimeter level increments. In addition, soils from within Feature A were recovered and screened separately from surrounding matrix for comparative purpose. One-hundred percent of sediments were dry-screened through v..-inch mesh. All recovered artifacts were bagged and labeled by provenience. A soil sample and radiocarbon samples were taken from the feature for potential further analysis. The feature and adjacent large mammal bone were mapped in planview, described, and photographed. One unit wall was profiled in supplement to the trench profile. 12 Cogstone Resource Management Inc. TEST RESULTS TRENCH A The NE comer of this trench was located at UTM 071 9897E, 3888114 N. A total of 5.2 m3 was excavated from Trench A to a depth of 260 em below surface. One hundred percent of the sediments were screened. Sparse cultural material consisting of marine shell (pismo and undifferentiated clam) fragments, chert debitage, and one burned small mammal bone fragment was recovered to a depth of 160 em. A single chert flake was recovered from the bottom (240- 260 cm) level; lack of other cultural material in this and surrounding levels and degree of rodent disturbance throughout suggest that this flake was re-deposited from above strata. A fragment of modem brown bottle glass observed in the 140-160 em level provides further evidence of rodent disturbance. Debitage consisted of Monterey chen: and one Franciscan chert specimen from all reduction stages. One small (< I-em) piece of charcoal (not collected) was observed in the 100- 120 cm level. T hi 2 T h A a e . rene summary Denth (cm) Cultural Material Amount Screened 0"20 1 debila2e 3 shell 100% (0.4 m3) 20-40 1 shell 100% (0.4 m') 40-60 1 shell 100% (0.4 m3) 60-80 1 debita!!e 100% (0.4m3) 80-100 3 debital!e . 100% (0.4 m') 100-120 1 burned small mammal bone 1 charcoal f",,,. 100010 (0.4 m') 120-140 none 100% (0.4 m3) .' 140-160 1 Fran. Chert debita!!e 1 bottle !!Iass fra". 100010 (0.4 m') 160-180 none 100% (0.4 m') 180~200 none 100% 0.4 m') 200-220 none 100% 0.4 m3) 220-240 none 100% 0.4 m') 240-260 1 debital!e 100% (0.4m') The trench profile revealed a top layer of approximately 20 centimeters of dark, highly organic topsoil. Beneath the topsoil is a layer of dark sandy silt (10YR4/2). This layer is between 60- 70 centimeters thick and is full of rootlets and roots up to 1 - 2 centimeters in diameter. Below 13 Cogstone Resource Management Inc. this layer appears a transition layer - a very mottled area that mixes the materials above and below. In trench A this layer is approximately 30 centimeters thick. Several krotavina (abandoned rodent tunnels and burrows) appear in this layer. TRENCH B The NE corner of this trench was located at 071 9927E, 38881l0N. A total of4.0 m3 was excavated from Trench B to a depth of 200 centimeters below surface. Ten percent of the sediment recovered was screened Sparse cultural material consisting of marine shell (pismo and undifferentiated clam) fragments, debitage, and burned and unburned small mammal bone and charcoal was recovered to a depth of 180 em. Debitage consisted of Monterey chert specimens from all reduction stages. Table 3. renc summary DeDth (cm) Cultural Material Amount Screened 0-20 2 debillme 2 shell 4 charcoal 10% (0.04 m3) 20-40 1 debitage 1 DOSS. burned bone frag. 10% (0.04 m') 40-60 2 shell 10% (0.04 m') 60-80 I Quartzite debital!e 1 whiteware vessel fral!. 10% (0.04 m') 80-100 1 debitage,3 shell, 3 burned bone undif. frags., 1 10% (0.04 m') charcoal 1 rodent bone (unburned) 100-120 1 shell 10% (0.04 m') 120-140 2 shell 1 charcoal 10% 0.04m3) 140-160 none 10% 0.04 m') 160-180 1 shell 10% 0.04 m') 180-200 none 10% 0.04 m') T hB The profile of Trench B was very similar to Trench A. There is a top layer of approximately 20 centimeters of dark, organic topsoil. Beneath the topsoil is a layer of dark sandy silt material (10YR 4/2). This layer is between 60 - 70 centimeters thick and is full of rootlets and roots up to 1 -.2 centimeters in diameter. Below this layer appears a transition layer about 60 centimeters thick. This is a very mottled area that mixes the materials above and below. Several krotavina (abandoned rodent tunnels and burrows) appear in this layer. Trench B has a small concentration of broken shell fragments in the top 20 centimeters of the western corner. It also has a faintly detectable layer 1 - 2 em thick about 15 centimeters from the 14 Cogstone Resource Management Inc. bottom of the layer that exhibits more compaction than the material above or below. This may be evidence of brief surface. At the bottom is a layer of fine sand that gets lighter in color as it increases in depth. The Munsell color chart readings range from yellowish brown (IOYR 6/4) to light yellowish brown (IOYR 5/6) in Trench B. TRENCH C The NE corner ofthis trench was located at UTM 0719943E, 3888123N. A total of 4.0 m' was excavated from Trench B to a depth of 200 em below surface. Ten percent of the sediment recovered was screened. Sparse cultural material consisting of marine shell (pismo and undifferentiated clam) fragments and debitage was recovered to a depth of 180 cm. Debitage consisted of Monterey chert specimens from all reduction stages. Table 4. Trench C summarv Depth (cm) Cultural Material Amount Screened 0-20 4 shell 10% 0.04m' 20-40 5 shell 10% 0.04m' 40-60 1 debital!e 1 shell 10% 0.04 m' 60-80 1 debital!e 4 shell 10% 0.04 m' 80-100 2 debitaae 2 shell 10% 0.04 m') 100-120 none 10% (0.04 m') 120-140 1 shell 10% (0.04 m') 140-160 1 debita"e 1 shell 10% (0.04 m') 160-180 1 shell 10% (0.04 m') 180-200 Done 10010 (0.04 m') 200-220 none 10% (0:04 m') -- 220-240 none 10% (0.04 m') TrenchC began collapsing from the time it was excavated and continued to do so throughout the following days. No realistic profile was possible although the topsoil appeared to have more depth in C than in trenches A and B. A large (10-15 cm) diameter tree root extended from the south wall into the north wall at approximately 1 meter in depth in the western half of the trench. A number of small rootlets were also present 15 Cogstone Resource Management Inc. TRENCH D The NE corner of this trench was located at U1M 0719983E, 3888116N. A total of 4.0 m' was control-excavated from Trench B to a depth of 200 em below surface. A ten percent sample of the recovered sediments were screened to 100 centimeters. Below that, all sediment was screened due to the possible presence of human bone. Sparse cultural material consisting of marine shell (pismo and undifferentiated clam) fragments, debitage, and burned small mammal bone, historic ceramics, metal and cow bone was recovered to a depth of 200 em. Debitage consisted of Monterey chert specimens from all reduction stages. Table 5. Trench D summarv Depth (em) Cultural Material Amount Screened 0-20 1 debital!e 10% (0.04 m') 20-40 2 debital!e I shell 1 whiteware olate fraiL 1 metal Crag. 10% 0.04 m') 40-60 none 10% 0.04 m') 60-80 none 10% 0.04 m') 80-100 4 charcoal 100% (0. 4 m') 100-120 1 cow incisor, 1 burned small mammal bone Crag, 11 shell, 100% (0. 4 m') charcoal burned earth 1 fossilized shell 120-140 1 each cow mandible, rib, third phalanx and cervical vertebra; 100% (0. 4 m') 3 debital!e 22 shell charcoal burned earth 140-160 1 debital!e 24 shell 1 burned rodent bone charcoal 100% (0. 4 m') 160-180 6 shell 1 burned rodent bone 2 charcoal 100% (0. 4 m') 180-200 3 shell 1 cow cervical vertebra fral!.. charcoal 100% (0. 4 m') The stratigraphy for Trench D was strikingly different from the other trenches. The upper two stratigraphic units were essentially the same as those for A-C. There was approximately 20 em of topsoil with high organic content followed by a layer of sandy silt colored grayish brown (10YR 5/3) to brown (10YR 4/3). This layer was approximately 100 centimeters thick. Below this depth a markedly different profile was revealed. A layer of coarse poorly sorted large gravel interfingered with a layer of fme sand and moderately well-sorted smaller angular gravel was present Bone and shell were present in the gravel layer. Charcoal also appeared in several lenses throughout this layer. Coarse, poorly sorted gravels are consistent with high-energy water transport of heavy sediment loads while small, sorted gravels are consistent with low-energy water transport over long distances (the larger gravel drops outs as the water speed declines). 16 Cogstone Resource Management Inc. The charcoal-laden region of the trench was designated as Feature A A decision was made to explore Feature A using a manually excavated unit in an attempt to determine the nature of Feature A TRENCH D, UNIT 1 The NE corner of this unit was located atUlM 0719984E, 3888117N. A total of 1.8 m3 was excavated from Unit 1. All sediment was screened. Sparse cultural material consisting of marine shell (pismo and undifferentiated clam) fragments, debitage, small mammal bone, historic nails and bolts and cow bone was recovered to a depth of 180 em. Debitage consisted of Monterey chert specimens from all reduction stages. Table 6. Trench D, mt 1 snmmarv Deptb (em) Cultural Material Amount Screened 0-20 2 debitap;e. 8 shell. 2 mammal bones 100% (0.2 m') 20-40 4 debital!e 7 shell 100% (0.2 m') 40-60 1 debital!e 1 shell 1 wire nail 100% (0.2 m') 60-80 1 debilal!e 9 shell 2 burned mammal bones 1 boll.. 2 charcoal 100% (0.2 m3) 80-100 3 shell 10 charcoal 100% (O.2 m') 100-110 I debital!e 4 shell charcoal burned earth 100% {O.I m') 110-120: 5 shell, 2 rodent bones, charcoal, burned earth Feal.A 100% (0.1 m') II 0-120 (outside 7 shell, charcoal, burned earth feature) 120-130: 7 shell, charcoal, burned earth Feal.A. .. 120-130 (outside I debitage, 2 shell, I bone, charcoal 100% (0.1 m3) feature) 130-140: 2 debitage (inc!. I fire-affected), 6 shell, charcoal, burned earth Feal.A 100% (0.1 m') 13 0-140 (outside I debitage, 10 shell, I cow tooth, charcoal feature) 140-150 Cow tibia (I), thoracic vertebrae (3), caudal vertebrae (2); I 100% (0.1 m') debit3l!e 37 shell charcoal 150-160 15 shell 100% (0.1 m') 160-180 14 shell I bone undif. I charcoal 100% (0.2 m') U' I7 Cogstone Resource Management Inc. A profile of the unit wall reveals the same stratigraphy described for Trench D (Figure 6). Feature A is revealed as a concentration of charcoal, ash, and burned earth exposed in Unit 1 at approximately 110 em below surface. It consisted of a 5 to 15 em-thick deposit of dark gray very fine sandy silt mottled with discontinuous thin (1-3 cm thick) lenses of charcoal, ash, and reddish-yellow burned earth. The feature has an undulating surface and diffuse margins. Frequent visible krotavina observed within and surrounding the feature indicate that it is highly rodent-disturbed. In addition to the charcoal, ash, and burned earth, sparse cultural material consisting of marine shell and chert debitage Was recovered from within and surrounding the feature. Two small (< 5 cm) fire-affected cobbles were observed within and in the level directly above the feature. No burned bone was observed within or surrounding the feature, and one piece of fITe-affected Monterey chert debitage was recovered from within the feature. No significant variation in diversity or density of the sparse artifacts recovered from within and outside the feature is apparent The feature lies immediately above a concentration of large mammal bone. The bone has now been analysed and all elements are part of one female cow (Bas taurus). The identified skeletal elements include a right lower second incisor, a right mandible, portions of two cervical vertebrae, portions of three thoracic vertebrae, two caudal vertebrae, a right femur, a right tibia and a distal phalanx (toe bone). The femur was embedded in the wall of the trench and was left in place. All other elements were collected. The mandible and postcranial elements were transported to Cogstone's Santa Ana laboratory for identification. The elements were differentiated from bison using Balkwill and Cumbaa (1992) and from elk and horse using Brown and Gustafson (1979) in addition to a complete cow skeleton in Cogstone's comparative faunal collection. The animal was determined to be a subadult (-2 year old) female cow based on epiphyseal fusion status, presence of the deciduous (baby) fourth premolar and size by comparison to known age and sex individuals. 18 Cogs tone Resource Management Inc. o em 20 40 140 160 180 em Trench D ~ >:::____y~ ,y~ I North Wall .." ------------- --J ---- :~J.~_ Ia .... .... ' .,.~. 11111 - """'.\\ ~'!lililil'.... ~. ---.~-,-.~~I[: -------- kruli.ldniJ J ~ krotL1Vin.l '. r, - TOl)\ II) IV ~~-= " Va ....VI \')[ ----- Figure 6. Profile of Unit I, Trench D Cogstone Resource Management Inc. FAIR OAKS Feature A (Strat I. V) Trench D, Unit 1 East Wall Profile 0-180cm 09/26/2005 A. Van Wyke I, Ih, VI, etc. Roman numerals denote unique stra\a!layers i?> ~ 11M ~ ~ e Surface Vegetation Kro\a\lina Charcoal Charcoal Fealure: S\ralll Cow Femur I o , , 10 20cm Bottom of Trench 0 19 Field personnel initially identified the cow incisor as a possible human inCisor and notified the coroner. The coroner's representative notified the Native American Heritage Commission who. assigned Lei Lynn Odom as the Most Likely Descendent. Osteologist Sherri Gust examined the tooth approximately a week later in Cogstone's Morro Bay office and determined that it was not a human tooth, but a right lower second cow incisor. The tooth has a spatulate crown, has'wear across the entire crown on a diagonal from the outer to inner swfaces, has a distinctly curved root and is. too large for a human tooth - especially in crown width (Hillson 1992, Steele and Bramblett 1988). Thus this tooth is part of the partial cow skeleton, not a prehistoric human burial remnant. All incisors have a superficially siniilar appearance but there are many differences (Figure 7; note that cows do not have upper incisors). Human incisor roots are straight but may have a slight flexure at the tip. ' Cow incisor roots are distinctly curved. Cow incisor crowris are much more spatulate than human teeth and the wear pattern is entirely different. Cow incisors wear diagonally acras! the entire crown while normal hUman incisors wear at the "top" of the crown only. The only cut mark on any of the bones is a small knife score on the inner surface of the anterior mandible. Under the microscope, the knife score has a V-shaped profile consistent with a metal knife (stone tools leave a U-shaped profile). The knife score is typical of marks left when the tongue is removed for use as a food item. The lack of butchering marks on the other skeletal elements may indicate that the cow skeleton dates to Californio times (pre-1848). California butchering ,did not invohie cutting through bones, the meat was stripped off of the bones instead (Gust 1982). 21 Cogstone Resource Management Inc. upper II 12 Adult human per~anent incisors lower II 12 Adult cow permanent incisors {~ lower II 1213 '{w{ ..:i~ Figure 7. Hu~an vers~s cow incisors (iIillson 1992) 22 Cogstone Resource Managemei:tt Inc. TESTING CONCLUSIONS. . Trenches A-C have sparse cultural materials and disturbance indicating that fringe materials or redeposited materials fromCA-SLO-393 were been mixed. into the sediments during the USe of the property for farming/orchards. Trench D and Unit I hl\ve prehistoric debris plus historic debris including ceramics and metal overlying a layer containing charCoal, ash and burned earth . overlying a gravel layer containing a partial cow skeleton. The gnIvellayer clearly represents stream deposited gravel and sands with a stream transported partial skeleton. Above that, the charcoal, ash and burned earth "feature': does not reflect any prehistoric function such as a hearth. Instead, the irregular outline and mixture of charcoal, ash and burned earth indicate a historic pit from the orchard period of the property where trimmed tree limbs may have been burned creating charcoal and ash and burningili,e soil of the pit. The upper layers are similar to . the other trenches in containing fringe materials or redeposited materials from CA-SLO-393 mixed into the sediments during the uSe of the property for farming/orchards. No intact prehistoric deposits are evident on the Fair Oaks project site. Monitoring, as recommended by the Mitigation Plan (Gust and Van Wyke 20(5) is a more than adequate mitigation for any potential effects of this development project ., .(- 23 Cogstone Resource Management Inc. REFERENCES CITED Balkwill, D. andS. Cumhaa 1992 A Guide to the Identification ofPo.tcranial Elemen/3 ofBo. tourus and Bison bison. Canadian Musewn of Nature, Ottawa. I I. I Brown, C. and C. Gustafson 1979 A Key to Postcranial Skeletal Remains ofCal/le/Bison, Elk and Horse. Washington State University Reports of Investigations 57. Caltrans (California Department ofTnmsportation) 2001 Exhibit3. In Environmental Handbook, Vol. 2. CultumlResoUICes. Website: http://www.dotca.gov/ser/envbandhtm 2003 Laws, Regulations and Guidelines. In Environmental Handbook, Vol. 1. General Guidance for Compliance, Chapter 8 -Paleontology. Website: . http://www.dotca.gov/serlvoll/sec3/physicaIlCh08Paleo/chap08paleo.htm . , Gust, S. and A Van Wyke 2005 Updated Cultural Resources Asses~~ and Mitigation Plan for the Fair Oaks Mixed-Use Project, City of Arroyo Grande, California. On me, Cogstone ResoUICe Management Inc., City of Arroyo Grande and Central Coastal Information Center. Hillson. Simon 1992 Mammal Bones and Teeth. Institute of Archaeology, Univernity College of London. Jones, Tony and Georgie Waugh 1995 'Central California Coastal PrehiSto<y:"A View from LiUle Pico Creek. In Perspectives in California Archaeology, Volume 3, Institnte of Archaeology, Univernity of California. Los Angeles. Parker, J. 2002 Coltura! ResoUICe Investigation of Proposed Additions to the Arroyo Grande Community Hospital Parking Area. Report prepared for RRM Design Group. Singer, C. and J. Atwood . 1990 Archaeological Testing for the Eastward Expansion of the Arroyo Grande Community Hospital, San Luis Obispo County, California. Report prepared for AMI, Inc., Beverly Hills, CA Steele, D. and C, BIllIIlblett 1988 The Anatomy and Biology of the Human Skeleton. Texas A & M University Press, College Station. ! ~ Woodman, C. and E. Bertrando 1995 Archaeological Survey Report for Segment 2, Chorro Valley Water Transmission Pipeline Project San Luis Obispo County, California: LOcal Distnlmtion Lines and Facilites of the State Water Project Coastal Branch, Phase ll. Report Prepard for San Luis Obispo County Flood Control and Water Conservation District and Planning and Building Departroent, Environmental-Division and the U.S. Army COIpS of Engineers, Los Angeles District, Prepared by Scientific Applications International Corporation. Santa Barbara, CA 24 Cogstone Resource Management Inc. I .' APPENDIX A: QUALIFICATIONS . 25 Cogstone Resource Management Inc. , SHERR! GUST . Resristered Professional ArchaeolooiSt Qualified PaleontolOlrist EDUCATION. 1994 M. S., Anatomy and Cell Biology (Evolutionmy Morphology), University of Southern California, Los Angeles 1979 B. S., Anthropology (Physical), University of California, Davis SELECfED ANALYSIS PROJECTS Identification, analysis and rqiort on over 10 thousand fossils recovered from the Inland Empire Utilities Plant Number 5 projeCt. . Anaiysis and report on more than a dozen Native American burials from the Alameda Corridor Project. Analysis and report on archaeological animal bon~ from Mission San Lnis Obispo's neophyte village. SELECfED ASSESSMENT PROJECTS Research, survey and report on 'cultural resources from a property with a prehistoric site and historic ranching in San Juan Capistrano. SELECfED MONITORING PRoJECfS Mitigation plan and archaeo/paleo monitoring of the Eastside Gold Line Subway Extension Project for MTA. Archaeo/paleo monitoring and final report for the Grand Avenue Realignment Project in downtown Los Angeles. Archaeo/paleo monitoring and fmal report for the Farnier's Market Expansion Project in the Fairfax District of Los Angeles. " 26 Cogstone Resource Management Inc. REPORTS ANDPuBLlCATIONS 2005 Gust, S.' and A. Van Wyke. Updated' Cultural Resource Assessment and Mitigation Plan for the . Fair Oaks Mixed use Project, City of Arroyo Grande, California. On file, Cogstone Resource Management Inc. and Central Coastallnformatiou Center. 2005 Gust, S. PaleontologicalEvaluation Report for the Shandon Community Plan Update Constraints Analysis Project, San Luis ObispO County, California On file, Cogstone Resource Management Inc. 2005 Scott, K. and S. Gust. Archaeological and Paleontological Resource Assessment Report for the Rich Haven Project, Ontario, California. On me, Cogstone Resource Management Inc.. Eastern Iriformation Center and San Bernardino Archaeological Information Center. 2005 . Scott, K. and S. Gust. Paleontological Resources Assessment Report for the First Street Trunk Line Project, City of Los Angeles, California. On file, Cogstone Resource Management Inc. 2005 Knight, A. and S. Gust. AdvisOIY Report on Pacific Pipeline Systems Line 63 and Line 2000 Permanent Repair Project; Angeles National Forest, California. On me, Cogstone Resource Management ,Inc. and Angeles National Forest. 2005 Scott, K. and S: Gust. Paleontological ResoUrces Assessment Report and Mitigation Plan for the Tustin MCAS Project, Tustin, California On file, Cogstone Resource Management Inc. ' 2005 . Knight, A. and S. Gust. Combined [Construction] Phase I and Phase II Report on Pacific Pipeline Systems 2005 Emergency Repair Project, Angeles National Forest, California. On me, Cogstone Resource Management Inc. and Angeles National Forest. 2005 Gust, S. and A. Van Wyke. Archaeological Assessment Report for Certificate Pwls 1-4 of the Heritage Ranch Project, San Luis Obispo County, California On me, Cogstone Resource Management Inc. and Central Coastal Information Center. 2005 Van Wyke, A. and S. Gust. Archaeological Test Excavations (phase II) of a possible portion of CA-SLO-808 for the Nipomo Commons Project, San Luis Obispo County, California. On me, Cogstone Resource Management Inc. and Central Coastal Information Center. . 2005 Scott, K. and S. Gust. Paleontological Survey and Evaluation of Camp Roberts and Camp San Luis Obispo, California Army National Guard Facilities, Central California On me, Cogstone Resource . Management Inc. and California Army National Guard Environmental Division. . ' I 2005 Van Wyke, A., K. Scott and S. Gust. Archaeological and Paleontological Resource Assessment and Monitoring Report for the Fox Digital Lot B Project, City of Los Angeles, California. On file, Cogstone Resource Management Inc. and South Central Coastal Information Center. 2005 Gust, S. Histol)' and Archaeology of the Zanja Madre, City of Los Angeles, California On me, Cogstone Resource Management Inc. and South Central Coastal Information Center. 2005 Puckett, H., S. Gust and M. Parker. Cultural Resources Evaluation and Mitigation Plan for the Hidden Creek Estates Project, City of San Juan Capistrano, California On me; Cogstone Resource Management Inc. 2005 Gust, S., K. Scott and B. Glenn. Cultural Resources Evaluation and Mitigation Plan for the Live Oak Canyon Estates Project, Orange County, California plus Monitoring Report for the Geotechnical Survey Only. On me, Cogstone Resource Management Inc. 27 Cogstone Resource ManagelIlent Inc. 2005 Gust, S., K Scott and B. Glenn. Cultural Resources Evaluation and Mitigation Plan for the MoUntain Shadows Estates Project, Orange County, California plus Monitoring Report for the Geotechnical Survey Only. On file, Cogstone Resource Management Inc. ' , 2004 Glenn, B. and S. Gust. Cultural Resource Monitoring and Mitigation Plan for the Los Angeles County Metropolitan Transportation Authority Eastside Gold Line Transit Corridor, Los Angeles, Los Angeles County,' California On file, Cogstone Resolirce Management Inc. ' 2004 Glenn, B., K Scott and S. Gust. Cultural Resources Assessment, and Monitoring Report for the , Shinnyo-en Project, City of Y orba Linda, California On me, Cogstone Resource Management Inc. 2004 'Gust, S., KScott and S. McCormick. Archaeological & Paleontological Evaluation Report and Mitigation Plan, Indio-78 Parcel, Indio, Riverside County, California On file, Cogstone Resource Management Inc. , 2004 Gust, S. Archaeological and Paleontological ASsessment Report and Mitigation Plan for the EMR Project, Rubidoux. ,On me, Cogstone Resource Management Inc. ' 2004' Gust, S. and V. Mirra. Archaeological and PaleontologicaI Monitoring Report for the Grand Avenue Realignment'Projeet,- Los Angeles, California Sapphos Environmental Inc. 2004 Gust" R and V. Mirro. Archaeological Assessment Report and Mitigation Plan, Plani1ing Alea 6 , of Quinta Do Lago, Winchester, Riverside County, California, Barratt American Incorporated: ' 2004 Gust, S. Archaeological Evaluation Report and Mitigation Plan for the Tapo Street Office Project, City of Simi Valley, California, The William Fox Group, Inc. ' 2004 Gust, S., S. Pentney and S. McCormick. Archaeological Literature Review for the Los Serranos Hills Project, Chino Hills, California. On file, Cogstone Resource Management, Inc. 2004 , Gust, S. and V. Mirra. Cultural Resource Assessment Report for the Seal Beach Bike Path'. Project, City of Seal Beach, County of Orimge, California 2004 Scott, K, S. Gust and Cogstone Resource Management Inc. Paleontological Evaluation Report and Mitigation Plan for the Indio-12 Parcel, Riverside County, California. Applied Earthworks. 2004 Gust, S. and K Scott. Phase I Archaeological & Paleontological Resources Survey & Assessment of Assessors Parcel Number 467-160-016: 4.35 acres ofland near the city of Murrieta, Riverside County, California, USGS Bachelor Mountliin, California Quadrangle 7.5' series. UltraSystems Environmental. 2004 Gust, S. Phase I Archaeological & Paleontological Resources Survey & ASSessment of Tentative , Tract #32171: 9.04 acres of land near the city of Murrieta, Riverside County, California, USGS Bachelor, MoUntain, California quadrangle 7.5' series. U1traSystems Environmental. 2004 Gust, S: Phase I Archaeological & Paleontological Resources survey & Assessment of TentatiVe Tract Map # 32171, Murrieta, Ciilifornia U1traSystems Environmental. " , ,2004 Gust, S. and M. P. Parker. Relationship of the Zanja Madre to MTA's Gold Line Property in River Station, 'City of Los Angeles, California, M. P. Parker. U1traSystems Environmental, Inc and Metropolitoo. Transportation Authority. " , 2003 Gust, S. and E. Bertr;mdo.Arcbaeological and Paleontological ASsessment and Mitigation Plan 28 Cogstone Resource Management Inc. for the Charnley Tract, Templeton, San Luis Obispo. On file, Morro Group, Inc. and the County of San Luis Obispo, SLO. . .. I 2003 Gust, S. and S. Alarcon; Archaeological and Paleontological Evaluation Report and Mitigation Plan for the Interstate 605 Soundwall Project, From Whittier to Baldwin Park, Los Angeles County, California On fIle, Parsons, Brinckerhoff, Quade & Douglass Inc., Callrans, and the County of Los Angeles. 2003 Gust, S. Faunal Analysis. In Exploring a Cosmopolitan Neighborhood in Sacramento, California. Appendix E, W. Nettles, M. C. Hamilton and K. Warren. Applied Earthworks ~or CalPERS, Sacramento. 2003 Gust, S. Paleontological Assessment for the Southwest Reservoir oCthe City of Paso Pobles, County of San Luis Obispo,' California The Morro Group, Inc. 2003 Gust, S. and K. Scott Paleontological Assessment of a 2.5-Acre Development Parcel, Templeton, San Luis Obispo County, California Bateman, Semmes, el a1. .2003. Gust, S. Paleantologicai Assessment of a 36-Acre Development Parcel, Templeton, San Luis Obispo County, California. Boneso Bros. Construction Inc. . .2003 Gust, S. and K. Scott Paleontological Assessment of a small parcel south of Vineyard Drive and east of Rossi Road,.Templeton, San Luis Obispo County, California. Hastings Enterprises. 2003 Gust, S. and K. Scott Paleontological Assessment Report and Mitigation Pt8n for the Biddle Ranch West Cluster, San Luis Obispo County, California. Talley Farms. 2003 Gust, S. Paleontological Assessment Report imd Mitigation Plan for the Owens V a11~ Project, . Inyo County, Califoriria Sapphos Environmental, Inc. 2003 Gust, S. Paleontological Assessment Rcport for the Proposed Sonthwest Reservoir, City of Paso Robles, San Luis Obispo County. On file, Morro Group and City of Paso Robles. 2003. Gust, S. Paleontological Assessment Report for the Templeton Medical Plaza, Templeton, San Luis Obispo County. On file, Pults & Associates and the County of San Luis Obispo. 2003 Gust, S., M. P. Hickson and R Turner. Palmdale 93 Project: Arcbaeological& Paleontological Assessment Report and Mitigation Plan, Palmdale, California On File, Cogstone Resource Management, Inc. 2003 Gust, S. Santa Ysabel Fossils: Phase I Paleontological Monitoring Report, Santa Ysabel Ranch, . Paso Robles, San Luis Obispo County, California. On file; Weyrick Development and the County of San Luis Obispo. . . 2002 Gust, S. Animal Bones Recovered from CA-RIV-399. Appendix C. In Archaeological Investigations at CA-RIV-399, Inland Feeder Project, I. Greenwood & Associates. MWD and County of Riverside. 2002 Gust, S. and S. Dietler. Archaeological and Paleontological Monitoring Report, July to October 2002, for EI Morro School Expansion Project, Laguna Beach, Orange County, California Laguna Beach School District . . 2002 Gust, S. Cultural and Paleontological Resources. In AT&T Fiber Optic Cable Project, San Luis Obispo to Los Angeles. On fIle, Morro Group, Inc. and the County of San Luis Obispo. 29 CogstoneResource Management Inc. , ' 2002 Gust, S., S. Alarcon and S. Dietler. Final Archaeological and Paleontological Monitoring Report for the Grove at Farmer's MaIket, Phases I, II, and III, and ,the Gilmore Adobe Landscaping Project, Los Angeles, Los Angeles County, California. On me, A.F. Gilmore Company, City of Los Angeles, and South Central Coastal Information Center. 2002 Gust, S. Inland Feeder Project Human Remains. In Archaeological Investigations at CA-RIV- 399, Appendix D, I. Greenwood & Associates. On file, MWD and County of Riverside: 2002 Gust, S. Paleontological Assessment Report Twin cities Hospital Expansion Project, Templeion, San Luis Obispo County, California. Tenet Health Systems. 2002 Gust, S. Paleontological Assessment Report In Initial Study: Annexation, Detachment, Sphere of Influence, Amendment, Redevelopment'Area Expansion, General Plan Update, and Automotive Test Course Project, California City, Kern County, S. E. Inc. On file, California City and County of Kern. 2002 Gust, S. Paleontological Assessment Report, Twin Cities Hospital Expansion Project, Templeton, San Luis Obispo, California On file, Tenet Health Systems and the County of San Luis Obispo. 2001 Gust, S. Faunal Remains. In The Excavation of the Woolen Mills Chinatown (CA-SCL-807H), R AlIen, S. Baxter, A. Medin, J. Costello and C. Young Yu. California Department of Transportation, Oakland, San Jose, California. 2001 Gust, S. Final Paleontological Monitoring Report for the A.J. West Ran<;h Project, Lake Forest, Orange County, California On file, Turner Development Corp. imd City of Lake Forest ,2001 Gust, S.,R Raschke, M. Phillips and G. L. Aron. Final Paleontological Monitoring Report for the A.J. West Ranch Project, Lake Forest, Orange County, California Turner Development Corporation. , 2001 Gust, S., C. Corsetti and M. Phillips. Final Paleontological Monitoring Report for the Great Indoor Sport Center Project, Chino Hills, San Bernardino County, California Advanced Project Management. 2001 Gust, S. Final Paleontological Monitoring Report fortheJohn Laing Homes Project at 900 Sea Lane, Corona Del Mar, Orange County, California John Laing Homes. ' 2001 Gust, S. Final Paleontological Monitoring Report for the Planning Area I, Planning Area 3, and Community PaIk ~gments of the Foster Ranch Highlands Project, San Clemente, Orange County, California On me, Foster Ranch Highlands LLC and County of Orange. 2001 Gust, S. Final Paleontological Monitoring Report for the Project on Euc8Iyptus Avenue, Chino, San Bernardino County, California. Crestwood Corporation. 2001 Gust, S., P. Alms, T. Matson and M. Phillips. Final Paleontological Monitoring Report for the \ Warmington Development, Chino Hills, San Bernardino CountY, California. Warmington Homes California. 2001 Gust, S. and C. Corsetti. Paleontological Assessment Report for Hitch Ranch Specific Plan, Moorpark, Ventura County, California. On .file, Impact Sciences Inc. and County of Ventura 2001 Gust, S. Paleontological Assessment Report for Teayawa Energy Center Project, Coachella Valley, Riverside County, CaJ,ifornia On me, CH2MHill and the County of Riverside. 30 Cogstone Resource Management Inc. 2001 Gust, S. and R. Raschke. PaleontOlogical Monitoring Report for Carlsbad Corporate Center Phase II Project, Carlsbad, California. Gale and Wentworth CA, L.L.C. 2001 Gust, S. Paleontological Assessment Report for the Broadwing Fiber Optic Long Haul Project, Los Angeles to Ontario to San Diego. On file, North State ResoUICeS Inc. and Counties of Los Angeles, Orange, San Bernardino, Riverside and San Diego. - - 2001 Gust, S. and R. Raschke. Paleontological Monitormg Report of Carlsbad Corpor;ne Center Phase lIProject. On file, Gale and Wentworth CA, LLC and City of Carlsbad. 2001 Gust, S. and t. Corsetti. PaleontologiCal Resources Assessment Report for Broadwing Fiber Optic Long Haul Project, Los Angeles to Ontario to San Diego. North State Resoun:es Inc. 2000 Gust, S. and R. Bissel. Emergency Recovery Actions at CA-LAN-2828, Los Angeles, Los Angeles County, California. On file, Camp Dresser and McKee and County of Los Angeles. 2000. Gust, S. and E. Bragado. Environmental Quality Assurance Plari, Paleontological Monitoring Technical Plan for the New Millennium Homes Project, Calabasas,California. On file, New Millennium Homes and City of Calabasas. 2000 Gust, S. and E. Bragado. Environmental Quality Assurance Plan, Paleontological Monitoring . _' Technical Report for the New Millennium Homes Project, Calabasas, California October-December 1999. . City of Calabasas. 2000 Gust, S., G. L. Arl>n and T. Matson. Final Paleontological and Archaeological Monitoring Report for the Olinda Landfill center Ridgc Expansion Project, Brea, Orange County, California TRC . Environmental Solutions, Inc. ~ 2000 Gust, S., G. L. Aron and-R. Raschke. Final Paleontological Monitoring Report for the Lake Forest Corridor Project, Lake Forest, California, ProjectNumber: 99-14344. Steadfast Properties. - 2000 Gust, S., C. Burres-Jones, E. Bragado and M. X. Kirby. Final Paleontological Monitoring Report for the Planning-Area 1, Planning Area 3, and cominunity P~ Segments of the Forster Ranch Highlands Project, San Clemente, Orange county, California Forster Ranch Highlands LLC. 2000 Gust, S. and G. Aron. Lake Forest Corridor Project Final Paleontological Monitoring RepDrt. On me, RMW Paleo Associates and City of Lake Forest. ' - - . 2000 Gust, S. Negative Paieontological Survey Report for New Bicycle TrailJPedestrian Bridge Overcrossing ofI-405. William Frost and Associates, 2000 Gust, S. Negative Paleontological Survey Report of Railway Undercrossing east of Jeffery Road. William Frost and Associates. . 2000 Weir, D. and S. Gust. Paleontological Monitoring Report for Planning Areas 1 & 2 and Army Corps of Engineers Property, Fullerton, Orange County, California Unocal Land. and Development Company. 2000 Gust, S. and D. Weir. Paleontological Monitoring Report for Planning Areas 1 and 2 arid Army Corps of Engineers Property, Fullerton, Orange County, California. On me, Unocal Land and Development Company and County of Orange. 31 Cogstone Resource Management Inc. , 2000 Gust, S. and c. L. Burres. Paleontological Monitoring Report for the City of Laguna Hills Community Center and Sports Complex. On file, City of Laguna Hills. , 2000 ~st, S: Paleontological Monitoring Report for the ,Garden of Champions Tennis Facility Project, Riverside County, California. On file, County of Riverside. 2000 Phillips, M. and S. Gust. Paleontological Moritoring Report for The Oaks and Trabuco, Orange County, ailifomia. Goren Financial. 2000 Morgan, M. and S. Gust. PaloontologicalResources Assessment Report for HoneymanlRomarco Tract Project, San Juan Capistrano, Orange County, California. William Lyon Homes, Inc. 2000 Gust, S. Paleontological Resources Assessment Report for Lost Canyons Residential Estates Project, Simi Valley, California. Landmark Nation8l. 1999 Gust, S. Archaeological and Paleontological Monitoring Report for Serrano Creek BusineSs Center, Lake Forest, California. On file, City of Lake Forest. 1999 Gust, S., J. Costello, A. Praetzellis, M. Praetzellis, E. Gibson, J. Marvin, M. Meyer, G. Ziesing, M. Him, B. Mason, E..oM. Solari and S. Stewart. Historical Archaeology at the Headquarters Facility Project Site. In The Metropolitan Water District of Southern California, V olome 2, Interpretive Report. On file, MWD and City of Los Angeles. 1999 Gust, S. Paleontological Assessment of the Cadiz Dry-Year Storage and Pumping Facility. On file, Metropolitan Water District. . 1999 Gust, S. Paleontological Monitoring Report for South Coast Metro Center, 24-Hour Fitness Center, Costa Mesa, California. On file, RMW Paleo Associates. . 1998 Gust, S., J. Costello, A. Praetzellis, M. Praetzellis, E. Gibson, J; Marvin, M. Meyer and G. Ziesing. Historical Archaeology at the Headquarters Facility Project Site, The Metropolitan Water District of Southern California, Volume I, Data Report: Recovered Data, Stratigraphy, Artifacts; and Documents. On file, MWD and City of Los Angeles.' , 1997 Gust, S. Analysis of Animal Bones. In Historical Archaeology of an Overseas Chinese Community in Sacramento, California, M Praetzellis and A. Praetzellis. Anthropological Studies Center, Sonoma Stale University, Rohnert Park. ." 1997 Gust, S. Faunal Material. In Archaeological Investigations of the' Vasco Adobe Site, CA-CCO- 470H, for the Los Vaqueros Project,A1amCda and Contra Costa Counties, California, G. Zlesing. Anthropological Stndies Center, Sonoma Stale University, Rohnert Park. 1997 Gust, S. Size and Sexual Dimorphism in Smilodon from Rancho La Brea. PaleoBios 15(4). .1996 Gust, S.'Analysis of Animal Bones from BlOck 3. In Working Class Homes From Nineteenth Century Oakland: Cypress Replacement Project, Block 3, M. Meyer. Anthropological Studies Center. Sonoma Stale University, Rohnert Park. . '1993 Gust, S. Animal Bones from Historic Urban Chinese Sites: A Comparison of Sacramento, Woodland, Tucson, Ventura, and Lovelock. In Hidden Heritage: Historical Archaeology of the Overseas Chinese, P. Wegars, pp. 117-212. Baywood Press, Amityville, New York. 32 Cogstone Resource Management Inc. 1993 Gust, S. Bison latiforns and Bison antiqus at Rancho La Brea. Journal of Vertebrate Paleontology 13(3, Supplement): lOA. - 1992 Gust, S. Taphonomy and Chronology at Rancho LaBrea. Journal of Vertebrate Paleontology 12(3, Supplement). . 1991 Gust, S. Age and Sex Distribution of the Rancho La Brea Horse based on Pelvic Characters. . Journal of Vertebrate Paleontology 11(3, Supplement):33A. 1991 Gust, S~ and H. Howard. Change in Representation of Bird Species Through Time at Rancho La . Brea: Ecological or Taphonomic Causes? Southern California Academy of Sciences Annual Meeting' Abstracts:6. 1990 Gust,S. Mammalian Fauna. In Junk: Archaeology of the Pioneer Junk Store, 1877-1908, M. Praetzellis and A. Praetzellis. Papers in Northern California Archaeology, No.4. 1990 Gust, S. Mammalian F anna. In Archaeological and Historical Studies at San Fong Chang Laundty, 814 I Street, SacramentQ, California, M. Praetzellis and A. Praetzellis. Anthropological Studies Center, Sonoma State University, Robnert Pad<. '1990 Gust, S. Mammalian Fauna. In The Mmy Collins Assemblage: Mass Marketing and the Archaeology of a Sacramento Family, M. Praetzellis and A. Praetzellis. Anthropological Studies Center, Sonoma State,University, Robnert Park. 1990 Gust, S. Mammalian Fauna. In For a Good BOy: Victorians on J Street, M. PraetzelIis and A. Praetzellis. AnthropolQgical Studies Center, Sonoma State University, Robnert Park. 1990 Gust, S. Osteological Materials from CA-MAD-1531. In Phase II Archaeological Investigations at CA-MAD-1531, a Prehistoric Occupation Site located in the Lower Foothills of the Southem Sierra Nevada, Madera County, California, M. Maniery. CalTraus, Sacramento. 1990 Gust, S. and E. Scott Sexual Dimorphism in Fossil Populations: TheRancbo La Brea Horse Through-Time. PaleoBios 13(49, supplement):8. 1989 Gust, S.and C. Oxnard. Bone Biomechanics: Insights from the Giant Ground Sloth of Forty Thousand Years Ago. In Proc. Australasian Soc. for Human Biology, pp. 12-13. 1989 Gust, S. The Fauna from Whittier Narrows. In Whittier Narrows Cultural Resource Mitigation, R. Greenwood and J. Foster, pp. 121-124. Army Corps of Engineers, Los Angeles. 1989 Gust, S.Faunal Remains from Excavations at CA-BUT ~12 and CA-BUT -882. In Data Recovery at Two Chinese Mining Sites in Butte County, caIifornia, Appendix B, 1. Tordoff and M. ManieJ;y. US Forest Service, Lassen National Forest, Susanville. 1989 Gust, S. and E. Scott. Morphological Indicators of Pal eon environment: The Rancho La Brea Horse Through Time. Journal of Vertebrate Paleontology 9(snpplement):24A. 1988 Gust, S. Animal Bones from the Late Nineteenth CentuJ;y Wod< Camp at Seven Oaks (SBR- 5500H). In WOIX Camps in the Santa Ana River Canyon, J. Foster, R. Greenwood and A. Duffield, pp. 131.138. US Army Corps of Engineers, Los Angeles. 1988 Gust, S. Faunal Remains. In Almaden Tower Project: archaeological mitigation of the Southeast Comer, section 8; pp. section ,8. Archaeological Consulting, Salinas, CA. ", 33 Cogstone Resource Management Inc. 1987. . Gust, S. Analysis of the Faunal MatCrlals from Aros-Serrano Adobe. In Historical and . Archaeological Investigation at the Aros-SCmmo Adobe, Prado Basin, R. Greenwood, J. Foster and A. ' Duffield, US Army CoIpS of Engineers, pp. 'll!!~127. Los Angeles. 1987' Gust, S. Analysis of the Faunal Remains from the Town of Rincon. In The Rincon Townsite: .' Cultural Resource Investigation, R.'Greenwood and]. Foster, pp. 149-153~ US Army COIpS of Engineeni, , Los Angeles. ' ' 1987 Gust, S. Analysis of the Vertebrate Fauna from CA-VEN-ui8. In Phase'n Test Excavation and Mitigation of Impacts on CA-VEN-168, Ventura County, R. Greenwood and J. Foster. Concrete EXpress. 1987 Gust, S. Cottonwood Creek Fauna. In Cottonwood Creek Project Shasta and Tehama Counties, California: Excavations of 13 Historic Sites in the Cottonwood Mining District; Appendix E, J. Tordoff and D. SeIdner. US Army Coips of Engineers, Sacramento. 1987 Gust, S. The Dtytown Fauna In Test Excavations at the Block Eight Site CA-AMA-305/H Locus A, Dtylown; Amador CountY, California, J. Tordoff, pp. 129-139. California Department of Transportation, Sacramento.' . ' , 1986 Gust, S. Analysis of Faunal Materials from Olivas Adobe. In Architectural and Archaeological Investigation of the Olivas Sm8lJ Adobe,G. Sanchez and R. Greenwood, pp. II: 50-53. Department of , Parks and Recreation, City of San Buenaventura ' '1986 Gust, S. Faunal Remains from CA-BUT-882 and CA-BUT-612. Iti Analysis, Evaluation, Effect Determination, and Mitigation Plail forTwo Chinese Mining Sites in Butte.County, California; Appendix D, J, Tordoff and M. Maniery. US Forest Service, LaSsen National Forest, Susanville, CA. ' 1984 Gust, S. Mammalian Fauna from the Woodland Opera House Site. California Archaeological Reports (24):181-192. 1983 Gust, S. and P. Schu~ Faunal Remains and Social Status in 19th CenturY Sacramento. Historical Archaeology 17(1):44-53. 1983 Gust, S. Problems and Prospects in 19th Century Zooarehaeology. In Forgotten Places and Things, A. Ward, pp. 341-348. Center for AnthropOlogical Studies, Albuquerque;NM. 1983 . Gust, S.and P. Schu~ Relative Beef Cut Prices in the Late 19th Ce~tury. Pacific Coast Archaeological Review 19(1): 12-18. 1982 Gust, S. Faunal Analysis and Butchering. In The OntivetosAdobe:Early Ranch Life in Alta California, J. Frierman, pp. 101-144. The ontiveros Adobe: Early Rancho Life in AltaCalifornia; pages 101-144. City of Santa Fe SpriIigs, Santa Fe Springs, CA. 1982 Gust, S. Mammalian Remains. In Archaeological and Historical Studies of the IJ56 Block, Sacramento, Califorma: An Early Chinese CommUnity, M. Praetzellis and A. Praetzellis, pp. 87-112. Anthropological Studies Center, Rohn,ert Parle, CA. 1980 Gust, S. Historic Faunal Remains: In Warm Springs Cultural Resources Study, Historic' Archaeological Sites Investigation, Phase ill, R. Greenwood, J. Frierman, M. McIntyre, J. Foster and S. Guedon, pp. 109-1l.9. US Army CoIpS of Engineers, SanFrancisco. ,. 34 Cogstone Resource Management Inc. PROFESSIONAL ExPERIENCE 200 I-pres. Principal Investigator, Cogstone ResoUrce Management Inc. Responsible for supervision of all projects, writing of proposals, assessments, and reports, bone identification, manage business. ''1999-2001 Principal Investigator for Paleontology, RMW Paleo Associates, Inc. Responsible for proposal preparation, supervision of all paleontology jobs, supervision of all, ' paleontologists, supervision of paleontology lab including preparation of speciniens, obtaining specimen identifications, writing assessment and data reCovery reports, and serving as liaison to local museums. 1994-98 ' Visiting Professor and Consultant, Sonoma State University, Department of Anthropology and Anthropological Studies Center.' Taught workshops in faunal analysis and directed identification and analysis of fannal material from the Cypress Freeway Replacement Project (CalTrans). 1993:99 Research Associate, George C. Page Museum, Natural History Museum of Los Angeles County. Curated fossils and cOntinued research on alpha taxonomy and population biology oflarge mammals from Rancho La Brea 1990-91 Museum Technician II, Earth Sciences, Sau Bernardino County Museum. Supervised weekend fossil wash and lab crews, supervised volunteers, separated fossils from matrix, identified fossils, and curated fossils. , 1984-93 Museum Associate; George C. Page Museum, Natural History Museum of Los Angeles County. Studied change through time (1l,000 to 3S,000years ago) of the horses, bison, wolves and sabercatsfrom Rancho La Brea consisting of alpha taxonomy, measurement, statistical analysis, and ecological reconstruction. ' 1982-84 Museum Associate, Geotge C. Page Museum, Natural History Museum of Los Angeles County. Researched variation in the giant ground sloth from, Rancho La Brea consisting of measurement and statistical analysis of bone parameters. 1980-1999 Principal Investigator and Registered Professional Archaeologist, Gust Osteological '~Analysis. Identification, analysis and,reporting on archaeological animal bone and human bone. Projects include: Los Vaqueros Reservoir Project, Sacramento mS6 Block, Morro Bay Highway widening Project, Metropolitan Water District Headquarters Project, Storke Road Highway Project, San Lnis Obispo Chinatown, Inland Feeder Project, Folsom-' Chinatown, Woolen Mills Chinatown and others. 1980-86. Field archaeologist, various employers. Survey: Tahoe National Forest. Field Lab: Warm Springs Dam, Aros-Serrano Adobe.' Excavation: Buck's Lake, Cyprus Mines, Ontiveros Adobe, Duffy Springs. 1978-80 State Park Interpretive Specialist, State of California; Department of Parks and Recreation. F annal analyst working on archaeological materials recovered in state parks, particularly Old Sacramento. ' PROFESSIONAL RECOGNITION ' Qualified Paleontologist, Bureau of Land Management Qualified/Certified Paleontologist, CountiesofOrange;'Los Angeles, San Luis Obispo, Ventura 35 Cogstone Resource Management Inc. Qualified/Certified Paleontologist, Cities of San Diego, Sim Luis Obispo Research Associate, Vertebrate Paleontology Section, LA County Museum of Natural Histoty Research Associate, Rancho La Brea Section, Los Angeles County, Museum of Natural Histoty Member, Register of Professional Archaeologists Qualified/Certified Archaeologist, Counties of Los Angeles; Orange, Ventura, Sarita Barbara, San Luis Obispo QuaIified/Certified Archaeologist, Cities of San Luis Obispo, San Diego PROFESSIONAL ORGANIZATIONS Society of Vertebrate Paleontology Society of Economic Paleontologists and Mineralogists Society for CaIifomiaArchaeology Society for Historical Archaeology Pacific Coast Archaeological Society Society for Archaeological Science Chinese Historical Society ofSouthetn Califo~ San Luis Obispo County Archaeological Society 36 Cogstone Resource Management Inc. April J. Van Wyke Archaeologist and Field Supervisor . EMPLOYMENT AND RESEARCH POSITIONS 2005 Archaeologist and Field Supervisor, Cogstone Resonnie Management Inc. 1999-2003 Associate Archaeologist, Field Director; AncientEnterprises, Inc., Santa Monica, California . !. 1999 Assistant Project Osteologist; Woodward and Clyde, 08k1and; California' 1998-1999 Field and Laboratory Technician, Sonoma State University Anthropologica1Research Center, Robnert Park, California. 1998 Field Technician, Far Western Anthropological Research Group, Davis, California 1998 Crew Chief, Garcia and AssociateS, Santa Cruz, Califonna 1996-1998 Field and Laboratory Technician, Applied EarthwoIks, Lompoc, California EDUCATION _ . -MA., Anthropology, University of Kentucky, anticipated September 2005. Dr. Thomas Dillehay, chair. -B.A.,Anthropology, University of California, SantaBarbara, 1994 -University of Nevada, Reno, Ruby Valley Archaeology Field School, 1992 Sample Reports and publications 2003 Cultural Resource Testing and Phase II Evaluationfor the Protection of Six Sites at Edwards Air Force Base, California. Ancient Enterprises, Inc., Santa Monica, California. Submitted to the U.S. Army Corp Of Engineers Sacramento District, Contract No. DACA05-96- 004. On file, Base Historic Preservation Office, Edwards Air Force Base, California. (With T. M Green, M R Walsh, and C. W. Clewlow, Jr.) 2000 The Archaeology of Lang Ranch, Ventura County, California. Ancient Enterprises, Inc., Santa Monica, California.' Submitted to County of Ventura, California. On file, Ventura County . Flood Control Districtofnce, Ventura, California. ' 1996 Phase One Cultural Resource Investigation for the Lower East Side Improvement Project, Santa Barbara, California. Science Applications International Corporation, Santa Barbara, California. Subrnitted to the City of Santa Barbara, California. On file, Cultural Preservation Office, Santa Barbara. - 1993 Three Early Shipwrecks in California Waters. In California Shipwrecks: Historical Profiles, edited by M A.Pelkofer.California State I;ands Commission, Sacramento. 37 Cogstone Resource Management Inc. BARBARA ANN LoREN-WEBB, M.A. Registered Professional Archaeologist . EDUCATION 2003 M.A., Geoarchaeology (InterdisciplinlllY), California State University, San Bernardino. 1975 B.A., ANTHROPOLOGY, CALIFORNIA STATE UNIVERSITY, LONG BEACH. SELECTED PROFESSIONAL EXPERIENCE 07/05-pres. . Archaeologist, Cogstone Resource Management Inc., Santa Ana, CA. Monitors for cultural resources on consttuctionlexcavation projects. Performs associates research, reporting and lab work. 08/04-06/05 Archaeologist, PCR, Santa Monica, California. Monitors for cultural resources on constructil)nlexcavatiori projects. Performs associates research, reporting and lab work. 04/04-08/04 Archaeologist, Applied Earthworks, Hemet, California. Monitored road reconstruction being done by Caltrans on the Rim of the World Highway in the San Bernardino Mountains- with sections eligible for the National Register. 08/02-05/04 Archaeological Lab Director and Cutation Assistant, JT3/CH2MHill for the Department of Defense at Edwards Air Force Base. Co-authored regional cultural management report for the base. Conducted investigations ofbistorical bnildings for HABSIHARE project on base and did some ARPA fieldwork. Also responsible for homestead site well closure mitigation and monitoring and involved in the "Range Rider" Program which involves ARPA site protection and damage assessmenl 11101-07102 Archaeologist, Earth Tech. Colton, California. Worked on various Edwards Air Force Base projects. Tasks involved researching records, determining appropriate mitigation methods, keeping BHPO informed, writing reports; completing and filing site reports and assisting in the lab. 10/00-11101 ArchaeolPaleo MonitOr,Archaeological Consulting Services, Lytle Creek, Ca, Conducted monitoring and excavation work (primarily historical) in early downtown Riverside and Victorville..Performed associated lab work andjointIy authored the report for ACS. \ AFFILIATIONS Member, Regiater of Professional Archaeologists Member, Society for California Archaeology Member, Society for American Archaeology 38 Cogstone Resource Management Inc. " ANDy JACKSON Archaeologist EDUCATION In progress M.A., Anthropology (Interdisciplinary), California.State University, Fullerton 1972 B.A., ANTHROPOLOGY, CALIFORNIA STATE UNNERSITY, FULLERTON SELECTED PROFESSIONAL & PROJECf EXPERIENCE- EXCAVATIONS Proiect Manal!erlField Director. VTN ConsolidatedlHarmsworth Associates -Painted Rock Reservoir -Nashua-Hudson Circumferential Highway -Star Lake Railroad -Tongue River Coal Mine (Mf) Field Director C E Drover Ph.D. . - Seven ~a1ms Ranch 6 sites (P8Im Desert CA) - CA-RIV-365 Temeku -CA-RIV-3410 -CA-RIV-2189 Me Gee's Store. . - CA-RIV-1522 Vail Ranch Adobes - CA-RIV-1521 (femecuIa CA) - CA-RIV~364 Old Temecula - CA-RIV,1520 Apis Adobe - CA-RIV -3390 The Willows - CA-ORA-64 Newport Beach CA Centennial Archaeolollical Services -10 prehistoric sites S. Cent. NM to W. TX Chambers GroUD - Olivera Adobe Vandenberg AFB CA Califcirnia State University. Bakersfield - CA-SBDl913 & -6580 KokoDeli EXDeditions - Alta Lama BB:14:10 Larson Anthrooolol!ical Archaeolol!ical Services - Tse-Wit-Sen Village 45-CA"523 Cogstone Resource Management Inc. 39 MITIGATION PLAN QUALIFICATIONS A qualified archaeological principal investigator will be retained to conduct testing, supervise' . monitoring and determine the need for possible subsequent data recovery studies. The ,principal' investigator will be responsible to insure currerit professional standards are met; to prepare a monthly letter report for submission to the client and the City of Arroyo Grande and to prepare a final report for submission to the, client, the City of Arroyo Grande and the California Historic Resource Information System (at UC Santa Barbara). The principal investigator will select only archaeologists meeting the State Office of Historic Preservation's requirement of possession ofa minimum of a bachelor's degree in anthropology or archaeology and two years of local archaeological experience. The principal investigator will retain, on call, a Native American monitor of Obispeno Chumash heritage to minimize delays should resources meeting CEQA significance standards be discovered. TESTING 'vi )'01.- " The principal investigator and qua~ified archaeologists will,conduct test excavations in the area' , immediately south of the known boundaries ofCA-SLO-393. Testing should consist ofa rninirilum off our mechanically excavated'six foot long trenches (using a backhoe with a three foot bucket for one day) placed parallel tothenortheni project boundary east of Woodland, ,Drive. The trenches should be excavated in approximately 15 centimeter (6 inch) levels with dirt from each level of each trench placed in a separate and well labeled location. Two five gallon buckets of dirt, randomly selected, should be'screened from each level of each trench to , determine if cultural materials are present. Vertical excavation should:continue until two consecutive levels are negative for cultural materials. All trenches should be profiled by a geoarchaeologist using current professional standards to determine if the deposits are intact or disturbed. If positive cultural materials are encounter~d in intact deposits, then all of the dirt from those levels should be screened and evaluated. The principal investigator will determine if any intact deposits meet significanc,e criteria under CEQA and make further recommendations as 17 Cogstone Resource Management Inc. necessary. MONITORING Monitoring of construction activitiesa~sociated with excavation of native soils functions to ensure that subsurface archaeological materials will be identified and recovered. Monitoring thus functions to mitigate impacts of construction excavation in order to preserve and/or extract the maximum scientific value of the resources per the intent of CEQA. Construction monitoring entails the presence of a qualified archaeological monitor during excavation of native sediments. The monitor works closely with construction crews in close .proximity to earth moving equipment in order to investigate and evaluate exposed materials immediately upon exposure and prior to disturbance. A daily log is maintained by the monitor to record when and where earth moving activities take place within the project area, as well as the presence/absence of archaeological materials in the monitored matrix. DISCOVERIES Isolated archaeological materials are evaluated and removed by the monitor with a minimum amount of delay to the machine operators. Evaluation of features or other more substantive deposits may require temporary diversion of equipment and presence of a Native American monitor of Obispeno Chumash heritage. The client and the City will be notified should resources meeting CEQA significance standards be discovered. The archaeologist will work as quickly as possible to pennit resumption of construction activities. Location data of finds is . recorded using ahand-held.global positioning system (GPsj receiver. . The presence of human remains requires compliance with Section 7050.5 of the Health and Safety Code, Section 5097.98 of the Public Resources Code (Chapter 1492, Statutes of 1982, Senate Bill 297), and SB 447 (Chapter 44, Statutes of 1987). Section 7050.5 (c) states: "If the coroner determines that the remains are not subject to his or her authority and if the coroner recognizes the remains to be those of a Native American, or has reason to believe that they are n 18 Cogstone Resource Management Inc. those of a Native American, he or she will contact by telephone within 24 hours the Native Americai:1 Heritage Commission." Under typical ~ircumstances,the Native American Heritage-Commission will determine the Most Likely Descendent (MLD) of the discovered remains and will then contact that person. The MLD has 24 hours to make recommendations to the project owner regarding treatment and disposition of the identified remains. In the eveLt that significdIlt resources are discovered, additional scope of work including controlled excavation, cleaning; identification, cataloging, reporting and repository fees may be necessary. The San Luis Obispo County Archaeological Society is recommended as the appropriate repository. Artifacts or other materials not meeting significance criteria will be donated to local schools for educational purposes. . 19 . Cogstone Resource Management Inc. r ___u ATTACHi\lItNT G i i < , / . TRAFFIC IMPACT STUDY Fair Oaks Mixed-Use Development City of Arroyo Grande May 2, 2006 Prepared By: . Derek Rapp, T.E. Penfield & Smith Engineers, Surveyors, Planners W.o. 16811.01 EXECUTIVE SUMMARY The Fair Oaks D~velopmenr is a two-phase projecr" consisting of 30 Planned Unir Developmenr unirs (phase I) and up ro 40,000 square feer of medical office (phase II) ro be located near the comer of Fair Oaks Avenue and Halcyon Road in the City of Arroyo Grande. The following Traffic Impact Study evaluates the existing and forecasted cumulative traffic conditions within the vicinity of the project, determines the project trip generation and distribution and identifies the potential, project traffic impacts for each phase of the project. A level of service (LOS) analysis was completed for, the Existing, Existing Plus Project, Cumulative, and Cumulative Plus Project traffic conditions for the {\M and PM peak 'hours at twelve intersections in the vicinity of the project. The level of service analysis is sUmmarized in the table following. The residential units (phase I) will add 19 momiilg peak hour trips and 24 afternoon peak hour trips. Phase I traffic creates a significant impact at the intersection of Halcyon Rdo/Hwy 101 SB Ramps/El Camino Real in the afternoon peak hour; under cumulative plus project conditions. The intersection will remain at LOS F. Phase I adds 10 trips to 'the intersection, which exceeds the City's Traffic Impact Thresholds. All other project traffic impacts ,identified in this study are associated with the trips generated by the medical office portion (phase.II) of the' project. However, because Phase II may not be built for many years, it is conceivable that traffic conditions could change in such a way that could affect the conclusions conrained in this report. As such,'it is"recommendedthat Phase II of the project be re-studied prior to construction to obtain a more accurate picture of the traffic impacts and required mitigations. Intersection Impacts The twelve study intersections currently operate within the City's acceptable level of service range during the morning peak hour. During the 'afternoon peak hour, the intersection of Halcyon Road/Grand Avenue currently operates 'at LOS D. All otherintersections operate within the City's acceptable level of service range. Phase II of the project is anticipated to contribute a significant impact to two intersections under existing plus project conditions and six intersections under cumulative plus project traffic conditions. The intersection LOS is summarized below. Summary of Intersection Level of Service Analysis Peak Traffic Scenarios No. Intersection Hour Existing + Cumulative + Existing Proiect Cumulative Proiect 1. Brisco Rd./W. AM 22.2/LOS C 22.2/LOS C 25A/LOS C 25.9/LOS C Branch St. PM 30.8/LOS C 30B/LOS C 74.1fLOS E , ' 75.0/LOS E Brisco Rd./ AM 27.7/LOSC 27.9/LOS C 41.9/LOS D 41.9/LOS D 2. Hwy 101 NB PM 29.2/LOS C 29 A/LOS C 36.8/LOS D 38.0/LOS D Ramps 3. Brisco Rd./ AM 24.9/LOS C 24.9/LOS C 29 A/LOS C 29.5 /LOS C El Camino Real PM 32.7/LOS C 32,7/LOS C 32.9/LOS C 33,I/LOS C Halcyon Rd./Hwy AM 29.0/LOS C 29.5/LOS C 37.8/LOS D 38.9/LOS D 4. 101 S~ Ramps/El PM 30.4/LOS C 34.6/LOS C 85.2/LOS F No Change Camino Real 5. Halcyon Rd:/Grand AM 30.7/LOS C 30.8/LOS C 30.8/LOS C 3O.9/LOS C Ave. PM 36.2/LOS D 36.3/LOS D 42.3/LOS D 44.9/LOS D 6. Fair Oaks AM 11.5/LOS B 11.6/LOS B 12.3 /LOS B 12A/LOS B A ve./Elm St. PM 13.0/LOS B 13.3/LOS B 14.6/LOS B 14.9 / LOS B 7. Halcyon Rd./ AM 11.1 /LOS B 13.1/LOS B 11.2/LOS B 13.6/LOS B Fair Oaks Ave, PM 12.7/LOS B 13.8/LOS B 12.8/LOS B 21 A/LOS C 8. Fair Oaks " AM 15A/LOS B 17.1/LOS B No Change No Change A ve./Vallev Rd. PM 13.7/LOS B 14.6/LOS B No Chan~e 13.8/LOS B 9. Fair Oaks Ave./ AM 22.2/LOS C 22.8/LOS C No Change No Change Hwv SB Ramps PM 16.7/LOS C 16.5/LOS C 17.3/LOS C 1904 LOS C 10. Fair Oaks A ve./ AM 24A/LOS C 25.2/LOS D No Change 25.1/LOS D Traffic Way PM' 20A/LOS C 22.6/LOS C 21.4/LOS C 23.8/LOS C 11. Traffic Way/E. AM 2704 /LOS C 27.5/LOS C 28.9 /LOS C 29.7/ LOS C Branch St. PM 30.7/LOS C 30.7/LOS C 39.7/LOS D 40.9/LOS D 12. Grand A ve./ AM '19.3/LOSB 20.7/LOS C 22.3 /LOS C 24.2/LOS C Hwv 101 NB Ramp PM 11.5/LOSB 12.2/LOS B 12.3/LOS B . 12.6/LOS B . During the afternoon peak hour, under cumulative plus project traffic conditions, the intersection ,of Brisco Rd./W. Branch St. remains at LOS E. Phase II of the project adds 11 trips to this intersection, which exceeds the City's Traffic Impact Thresholds. . During the afternoon' peak hour, under cumulative plus project traffic conditions, the Brisco Rd./Hwy 101 NB Ramps intersection will conrinueto operate at LOS D, with project-added traffic. Phase II of the project will add 34 PM peak hour ,trip to this intersection, which exceeds the City's Traffic Impact Thresholds, resulring in a significant traffic impact. ' . . During both peak hours, under cumulative plus project traffic conditions, the intersection at Halcyon Road/Highway 101 SB Ramps/El Camino Real will remain LOS D and LOS F respectively. Phase II of the project adds 39 AM and 54 PM peak hour ttip~, both of which exceed the City's Traffic Impact Thresholds, resulting in a significant traffic hnpact. . During the morning peak hour under the existing plus project and cumulative plus project conditions, the' Halcyon Road/Grand Avenue intersection will continue to operate at LOS C with project-added traffic. However, Phase II will add 93 trips to this intersection which exceeds the City's Traffic Impact Thresholds. During the afternoon. peak hour, this intersection remains at LOS D under existing plus project and cumulative plus project conditions. Phase II adds 118 peak hour ttips, exceeding the City's Traffic Impact Thresholds. . The intersection of Fair Oaks Avenue/Traffic Way will degrade from LOS C to LOS D during the morning peak hour under the existing plus project and cumulative plus project conditions, resulting in a significant impact. . During the afternoon peak hour, the Traffic Way/E. Branch Street intersection will remain at LOS D under cumulative plus project traffic conditions. Phase II of the project adds 33 trips to the intersection, which exceeds the City's Traffic Impact Thresholds. The following intersection inlprovements have been suggested to mitigate the projects impacts and return the intersections to acceptable operating conditions. ' Project Peak Hour Impacts and Mitigation No. Intersection Project Impact Mitigation Resulting LOS 1. Brisco Rd./W. Cumulative- PM Peak Hour . Pay traffic impact fees as N/A Branch St. determined by the City. Brisco Rd./ Pay traffic impact fees as 2. Hwy 101 NB . Cumulative- PM Peak Hour . N/A Ramos determined by the City. Halcyon Rd./ 4. Hwy 101 SB Cumulative- AM Peak Hour . Add additional LOSC Ramps/ Cumulative- PM Peak Hour (Ph I/Il) southbound thru lane El Camino Real . Add additional . southbound'through lane. . Convert existing Existing- PM Peak Hour southbound combination 5. Halcyon Rd./ Cumulative- AM Peak Hour through-left turn lane into LOSC Grand Ave. · Cumulative- PM Peak Hour an exclusive left-turn lane. . Upgrade the Halcyon Road approach traffic signals to allow for protected left turns. 10. Fair Oaks Ave./ Existing- AM Peak Hour . ' Add exclusive EB right- LOSC Traffic Way' Cumulative- AM Peak Hour nun lane. . Reconfigure intersection Traffic Way/E. to provide 2 exclusive NB 11. Branch St. Cumulative- PM Peak Hour left turn lanes and 1 LOSC shared NB through/right turn lane * Recommended intersection improvements obtained from the Citywide Traffic Monitoring Program- Traffic Model Update Draft Technical Report (November 2004) Roadway Impacts ' , , The levels; of service for the roadway segments of Fair Oaks Avenue, Halcyon Road, and Traffic Way within the viciniry of the project site were also evaluated. All three,roadways will continue to operate at LOS B <Or better under the Existing and Existing Plus Project Conditions. Therefore the project is not anticipated to contribute any significant roadway impacts." Based on the Citywide Traffic MonitotingProgram- Traffic Model Update (Draft Technical Report (November 2004), by 2025, the, two-lane section of Halcyon Road, between East Grand Avenue and Fair Oaks Avenue will degrade to LOS E. Phase II of the project will add 450 average daily trips to this roadway and may be reqUired to pay its fair share of the cost of any improvementsconsttucted on this roadway, Project Access Access to the project' will be provided via a new 24-foot driveway on Fair Oaks Avenue to be aligned with Woodland Drive. Visibiliry at the proposed driveway is unobsttucted in both directions and exceeds all minimum visibilicy reqUirements. As proposed, the driveway would safely accommodate ingress and 'egress to the site. The project's internal street design shotild be designed to adequately accommodate moving vans/trucks; emergency vehicle access and trash pick-up. The parking reqUirements for the project will be provided entirely on-site. The Ciry and project applicant rave discussed the potential to connect Woodland Drive through the project site.' The new roadway would provide a direct route to Grande Aven;'e from the project site. A review of the potential Woodland Drive extension indicates that this connection would provide a more efficient traffic circulation system' for local traffic without significandy impacting the surrounding neighborhood and Alpine Street, The overall percentage of project traffic that is anticipated to use the new connection is Ipinimal and would primarily consist of a portion of the outgoing trips heading east towards Highway 101 and a portion of the incoming trips traveling from the west on Grand Avenue., These trips are estimated to be 129 ADT, 16 morning peak hour trips and 27 afternoon peak hour trips. Withth" project added traffic, Alpine 'Street would continue to operate at LOS A and the Grand Avenue/Alpine Street intersection would continue to operate at LOS B during the morning peak hour and LOS C during the afternoon peak hour. Penfield & Smith conducted a cursory review ,of the traffic signal warrants for the proposed access location. A traffic signal would not be warranted with the traffic generated by the residential portion of the project. However, the current daily, volunies. on Fair Oaks Avenue and the trips associated with the medical office are ~pproaching sign,!l warrant volumes for this type of faciliry. If and when the medical office is consttucted, it is, recommended that a signal warrant analysis be completed prior to and/or following occupancy of the medical office to determine the need for and timing of traffic signal improvements at the project intersection, An all-way stop analysis was also conducted for this intersection, The Manual of Uniform traffic , . control devices contains essentially three major criteria for the installation of stop signs: 1. A crash' problem"as indicated by 5 or more reported crashes in a 12-month period. 2. Major street volume of at least 300 vehicles per hour (both directions) for 8 hours and at least 100 of a combination of vehicles, bikes and pedestrians from the minor street for each of those eight hours, 3. Delay to minor street traffic exceeds 30 seconds per vehicle. While Phase I will not ,gene~ate the minimum volumes reqUired for "the consideration of an all-way stop at the project entrance, it is anticipated that the project dtiveway would meet the, minimum volume criteria upon build out (phases I and II) of the project. However, meeting the minimum volume criteria is not always a justification for installing an all-way stop. Because all-way stop signs result in additional, delay on the major roadway, it is 'important that there be some evidence (increased minor street delays or collisions) that the minor street traffic would benefit significantly from an installation. Therefore, it is 'recommended that the intersection be monitored following throughout construction of this site to determine whether the other warrants are met and an all-way stop is necessary. ,. .- , i I i I I I I. TABLE OF CONTENTS 1. Introduction Land Use, Site and Study Area Boundaries Exisriog and Proposed Site Uses Exisringand Proposed Uses in Vicinity of Site and Site Access. Existing and Proposed Roadways and Intersections 1 1 1 1 2 2. Project Trip Generation Proposed Project Cumulative Projects . 8 8 8 3. Project Trip Distribution 11 4. Existing and Projected Traffic Volumes 15 5. Levels of Service City of Arroyo Grande Traffic Impact Thresholds 26 27 6. Capacity Analysis Existing Roadway Segment Operarions Existing Intersection Operations C~ulative Intersection Operations Exisriog + Project Analysis . Cumulative + Project Analysis 29 29 29 30 31 34 7. Parking & Access Analysis 37 8. Recommendations 39 LIST OF EXHIBITS Exhibit 1: Vicinity Map Exhibit 2: Site Plan . Exhibit 3: Cumulative Proje~ts ~ Location Map Exhibit 4: Exisriog Lane Geometty Exhibit 5: AM Peak Project Trip Distribution' Exhibit 6: PM Peak Project Trip Distribution .Exhibit 7: Cumulative Project Ttip Distribution Exhibit 8: AM Peak Hour Site Traffic Exhibit 9: PM Peak Hour Site Traffic Exhibit 10: AM Existing Traffic Volumes Exhibit 11: PM ExisriogTraffic Volumes Exhibit 12: AM Future Conditions Peak Hour Volumes Exhibit 13: PM Future Conditions Peak Hour Volumes Exhibit 14:.AM Existing + Project Peak Hour Trips Exhibit 15: PM Exisriog + Project Peak Hour Trips Exhibit 16: AM Future + Project Peak Hour Trips Exhibit 17: PM Future + Project Peak Hour Trips 4 5 6 7 12 13 14 16 17 18 19 20 21 22 23 24 25 ',. ,~> i. , , I , I I ! i I I I LIST OF TABLES i. Table I: Project Trip Generation Rates Table 2: Project Trip Generation . Table 3: CumUlative Pioject List Trip Generation ' .Table 4: Project Trip Distribution Table 5: Signalized and Unsignalized Intersection Level of Service Criteria Table 6: Level of Service Threshold Volumes by Urban/Suburban Roadway Type Table 7: Signalized Intersection Thresholds of Significance for Traffic Impact Studies Table 8: Roadway Segment Levels of Service ' Table 9: Existing Peak Hour Levels of Service' Table 10: Cumulative Peak Hour Levels of Service Table II: AM Peak Hour Existing + Project Intersection Level of Service Table 12: PM Peak Hour Existing + Project Intersection Level of Service Table 13: Roadway Segment Levels of Service with Project Traffic Table 14: AM Peak Hour Cumulative Plus Project Intersection Level of Service Table 15: PM Peak'Hour Cumulative Plus Project Intersection Level of Service' 8 8 9 II 26 27 27 29 30 31 32 33 34 35 36 APPENDICES OF TECHNICAL APPENDIX Appendix 1- Existing (2005) Intersection Turning Movement Counts and ADT Appe~dix 2- City of Arroyo Grande Cumulative Project List (September 2005) Appendix 3- Cumulative Project Trip Generation Rates Appendix 4- Existing (2003-2005) Peak Hour Intersection Levels Of Service Appendix 5- Cumulative Peak Hour Intersection Levels Of Service' Appendix 6- Existing + Project Peak Hour Intersection Levels Of Service Appendix 7- Cumulative + Project Peak Hour Intersection Levels Of Service Traffic Impact Study- Fair Oaks Development 1. INTRODUCTION The following'Traffic Impact Smdy evaluates a proposed residential and commercial project to be located near the corner of Fair Oaks Avenue and Halcyon Road in the City of Arroyo Grande. The smdy has been prepared using the City of Arroyo Grande Traffic Impact Smdy Policy guidelines and evaluates the existing and cumulative traffic conditions within the vicinity of the project; determines the project trip generation and distribution; identifies the potential project traffic impacts; and provides guidelines for the' design Of the project site. Penfield & Smith reviewed the Citywide Traffic Monitoring Program- Traffic Model Update Draft Technical Report (November 2004) to obtain general information about - the project smdy - area. This document is incorporated by reference. Land Use, Site and Study Area Boundaries The site is located adjacent to the Arroyo Grande Community Hospital, near the corner of Fair Oaks Avenue and Halcyon Road. The sire is surrounded by the Hospital to the west, Woodland Drive and residences to the north, Arroyo Grande Creek to the east, and Fair Oaks Avenue to the south. The majority of the site is undeveloped, however a paved trail begins at the terminus of Woodland Drive (on the north side of the property), traverses east on the property toward Arroyo Grande Creek and then south towards Fair Oaks Avenue. The trail ends at a tot lot located at the : southeast corner of the site. Access to the project will be provided via a 24-foot wide driveway on Fair Oaks Avenue to be aligned with Woodland Drive (to the south). . Woodland Drive is currendy divided by the project site. As part of the proposed project, Woodland Drive (north of the site) may be connected with Woodland Drive on the south. The project smdy area is bounded by Wes\ Branch Street to the north, Fair Oaks Avenue to the south, South Elm Street to the west, and Traffic Way to the east. The smdy area has been coordinated with the City's Public Works Department. A vicinity map is presented as Exhibit 1. Existing and Proposed'Site Uses The proposed project consists of 30 Planned Unit Development units and up to"40,000 square feet of medical office. The project will be built.in two phases with the residential built first, and the medical office built on a demand/need basis. ,The site is currendy zoned mixed-use. The City's parking requirements for the project will be met' on-site. The proposed site plan is presented as Exhibit 2. Existing and Proposed Uses in Vicinity of Site and Site Access . The major traffic generators located on Fair Oaks Avenue near the site include, the Community Hospital, -an elementary school, two high schools, and a sports complex. Margaret Harloe Elementary is located to the west of the site, between Halcyon Road and Alder St. The Soto Sports , Complex and Communiry Center and Coastal Christian High School are located at the west end of Fair Oaks Avenue at the intersection of South Elm Street, and Arroyo Grande High School is located to the east on the corner of Fair Oaks Avenue and Valley Road. Penfield & Smith May 2, 2006 1 Traffic Impact Study- Fair Oaks Development Penfield & Smith obtained' the most current list of unbuilt but approved development projects from the City's Community Development Department (October 2005). The "Cumulative" project list is included in the Appendix to this report.. A map of the curuulative project locations is provided as Exhibit 3. Existing and Proposed Roadways and Intersections The primary transportation corridors within the project study area consist of highways, arterials, and collectors, and include U.S. Highway 101, Halcyon Road; East Grand Avenue, Fair Oaks Avenue, Woodland Drive, and Traffic Way. The City's road'Yay classifications are provided in Table 1 and a written description of the roadways is provided below. Roadway descriptions were obtained from the Traffic Model Update Draft Technical Report. U.S. Highway 101 is a major freeway facility that traverses north-south along coastal Califomia conneciing San Luis Obispo County with the San Francisco Bay area to the north and the Los Angeles basin to the smith. Within San Luis Obispo County, U.S.' Highway .101 provides a major connection between and through the "Five Cities Area", inclurling Attoyo Grande, Pismo Beach, Shell Beach, Grover Beach, andOceano. Within Arroyo Grande, U.S. 101 is a typical four-lane rlivided 'highway and carries approximately.49,000 to 56,000 average daily trips (ADJ). Within the City, U.S. 101 provides full access interchanges with Oak Park Boulevard, Brisco Road/Halcyon Road, and East Grand Avenue/Branch Srreet as well as rlirectional interchange access at Traffic Way and Fair Oaks Avenue. Halcyon Road is a two to four lane arterial'ruiming north-south between U.S. 101 to the north and State Route 1 (SR 1) in the Halcyon area located to the south of the City. Halcyon Road, in conjunction with Brisco Road and EI Camino Real, forms a full-access interchange with U.S. 101, just north of the U.S. .101 /East Grand interchange. Based on average daily traffic counts collected by ~enfield & Smith on September 6, 2005, Halcyon Road carries 21,000 ADT north of Fair Oaks Avenue. The roadway is operating at LOS A near the project site. East Grand Avenue is a major east-west arrerial traversing through and within the City. East Grand, Avenue has four lanes with a center two-way left turn lane. East of the full access interchange with U.S. 101, East Grand Avenue becomes East,Branch Street, which extends further east to Corbett Canyon Road and SR 227. Grand Avenue has 19,175 ADT, east of Halcyon Road and is operating at LOS A. i I I I ! l Fair Oaks Avenue is a two-lane arterial that provides an east'west connection across U.S. 101, between Traffic Way to the east and Elm Street to the north. Near the project site, Fair Oaks Avenue has a posted speed limit of 40 MPH and provides left turn lanes, shoulders, parking, and sidewalks on both sides of the street. The proposed project will be located across from Woodland Drive on the north side of this street. Fair Oaks carries 8,900 ADT east of Woodland Drive and 8,745 ADT west of Woodland Drive. The roadway is currendy operating at LOS A. Woodland Drive is a residential street rlivided'into two segments,-north and south of the project site. South of the project site, Woodland Drive extends from Fair Oaks Avenue to the south where it terminates into a cul-de-sac. To the north, Woodland Dr., extends between Cerra Vista Circle and Penfield & Smith May 2, 2006 2 Traffic Impact Study- Fair Oaks Development' the northern property boundary, where it provides access to a few residences. As part of the proposed project, Woodland Drive may be extended through, the project site to connect the north and south segments of the road. Traffic Way is a tWo to four-lane arterial serving local commercial development. Traffic Way extends between East Branch Street to the north and the Highway 101 ramps to the south. North of Fair Oaks Avenue, Traffic Way carries 12,090 ADT and is operaring at LOS B. ' Based on the Citywide Traffic Monitoring Program- Traffic Model Update (Draft Technical Report (November 2004), by 2025, the tWo-lane section of Halcyon Road, between East Grand Avenue and Fair Oak Avenue will degrade to LOS E: . According. to the report, substantial delay along this. segment of Halcyon Road is problematic because this roadway'serves as the primary north-south link to the Arroyo Grande Communiry Hospital, which needs immediate access for emergency medical transport. A planned capital improvement for the Halcyon Road- East Grand Avenue intersection (which is forecast to degrade to LOS D)' consists of replacing an existing traffic signal. It is not mown whether the intersection will. be..widened to accommodate additional turning movements. The report recommends:' . ,. . . Widening the southbound Halcyon .Road approach to provide an additional southbound through lane. . Converting the existing southbound combination through-left turn lane ihto ,an exclusive left-turn lane to allow for protected left-turn traffic phasing. With these improvements, acceptable LOS C will be. achieved for both peak hours under existing conditions. Given that" development exists adjacent to the southbound approach on, both sides of Halcyon Road, such an improvement may not be feasible due to right-of-way limitations. The City of Arroyo Grande has requested that the following intersections be evaluated for the AM and PM peak hours. A map of the intersection locations and the 'intersection lane geometry and traffic control are provided in Exhibit 4. 1. Brisco RdJW. Branch St. 2. Brisco RdJHwy 101 NB Ramps 3. Brisco RdJEl Camino Real . 4. Halcyon RdJHwy 101 SB Ramps/Ei Camino Real 5. Halcyon RdJGrand Ave. . 6. Fair Oaks Ave../Elm St. 7. Halcyon RdJFair Oaks Ave. 8. Fair OaksAveJValley Rd. 9. Fair Oaks AveJHwy SB Ramps 10. Fair Oaks AveJTraffic Way 11. Traffic Way/E. 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PROJECT TRIP GENERATION. Proposed Project . The project trip generation has been determined using trip generation rates contained in San Diego Traffic Generators, April 2002, published by the San Diego Association of Governments (SANDAG). The trip generation rates are presented inTable 1. Table l' Project Top Generation Rates Land Use Code [lJ . Daily AM Peak Hour Rates [21 PM Peak Hour Rates [21 Rate In Out Total In Out Total Planned Unit, SANDAG 8/unit O.13/unit 0.51/unit O.64/unit 056/unit 0.24/unit 0.8/unit Development Medical .. Office SANDAG 50/KSF 2.40/KSF 0.6/KSF 3/KSF 1.65/KSF 3.85/KSF 55/KSF [lJ Rates from San Diego Traffic Generators, SANDAG [2J Trips are one~way traffic movements, entering 'or leaving Based on the abov~ rates, the proposed' development could generate 2,240 average daily trips, with 139 occutring during the AM peak hour and 244 trips occurring during the PM peak hour. Ths is summarized in Table 2 below. . Table 2 Project Trip Generation Land Use Size ADT AM Peak Hour Trips PM Peak Hour Trips In Out : Total In Out Total Planned Unit 30 units 240 4 15 19 17 7 24 Development Medical Office 40,000 SF 2,000 96 24 120 66 154 220 TOTAL - .2,240 100 39 139 83 161 244 Cumulative Projects Based on the City's Cumulative Project list, 32 projects are proposed within the project study area. The cumularive project trip generarion is presented in Table 3. The City's Cumulative Project List and the project trip generation rates used are provided in the Appendix of this report. The cumulative projects combined would generate 9,608 daily average trips, 666 morning peak hour trips and 951 afternoon peak hour trips. Ths is a worst case. scenario, as the cumulative trip generation does not account for pass-by or linked trips within the studyarea. Penfield & Smith May 2, 2006 8 ~ <= " Ei 0..' .Si t ,Q '" .:.: .. o .; l1< ~ ::l ~ '" ~ " .. 0.. Ei .... 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""::;; OOU") __0 creer U')Lf1U"'l 000 I'-<WQ Bg:s; 00 '" 0 - _N ",,"U"l"-Of-OOO\ NNNNNN O_N <'1 <'1 <'1 ..... N NN <'1 N Traffic Impact Study- Fair Oaks Development 3. PROJECT TRIP DISTRIBUTION , The project related traffic for the AM peak hour (139 trips) and the PM peak'hour (244 trips) were distributed and assigned to the local street network based o!, the type of existing and'proposed land uses and current traffic flows in Arroyo Grande. The project trip distriburion has been coordinated with the Public Works Departinent. The percentage of project traffic distributed on the road system is illustrated in Exhibits 5 and 6. In general, the project traffic was distributed as follows: Table 4 Project Trip Distribution AM Peak Hour PM Peak Hour Direction Residential Office Residential Office Trips Trips Trips Trips West Branch St. 5% 5% 5% 5% East Branch St'/Old Town 5% '15% 5% 15% Hwy 101- north of Oak Park Blvd. 45% 30% 45% 30% HWy 101- south of Traffic Way 25% 30% 25% 30% Grand Ave.- west of Brisco Road 20% 10% 20% 10% Halcyon Rd. - south of Fair Oaks Ave. 0% 5% 0% '5% Fair Oaks Ave.- west of Halcyon Rd. 0% 5% 0% 5% TOTAL 100% 100% 100% '100% The cumulative project trips were manually distributed and assigned to the local street network based on the type of existing and proposed land uses and current traffic flows in Arroyo Grande. Exhibit 7 illustrates the general trip distribution for the cumulative traffic conditions, The cumulative trip distribution represents a worst-case scenario as it does not account for the re- distribution of certain trips due to congested traffic conditions. These assumptions result in the following approximate assignment of project related trips to the street network: AMpeak hour Fair Oaks Ave. - west of project Fair Oaks Ave.- east of project Halcyon Rd. - south of Grand Ave. U.S. Hwy 101 /Brisco Rd. u.s. Hwy 101 /Branch St. U.S, Hwy 101/Traffic 'Yay 90% 10% 80% <10% 25% 10% PM peak hour ,Fair Oaks Ave. - west of project Fair Oaks Ave, - east of project Halcyon Rd. - south of Grand Ave. u.s. Hwyl01/Brisco Rd. U.S. Hwy 101 /BranCh St. U.S. Hwy IOI/Traffic Way 70% 30% . 60% 15% 25% 30% Penfield & Smith May 2, 2006 11 an . 8B z~ -0 z I- <( :>l Zu "Cl W .; ::iI ::E"O .. a..lijen O~.. ....J Cl U W 0 l'iI >>11. > g E W <( _ .0 u (/) ;;: ~ .. <( I! o t- o:: ~ .JO puelpooM ~ . t- It) .,; 'PH uo"'~leH ~ - ~ III i~n -" .. 0 l'I:I~e~ ~ ::!E .!! 'iij UJ L.l. .18 Wl3 .S .. 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'IS WI3."S .. @ ~~ ol::-S! bO~ Cl)c5to " _c8 ~~'5 \'lI.~CI) 0_.., O(j.!ll :x: .... o N .. " C ~ ." c l!' Cl . (;j 11 (I) en ~ E Co ~" OJ "& ~ cocoa:: II) aJ>' a:: .cr::Q)1I1 . ~-ciCl)('lJ"'1Il wmcr::CI) Q). (I) 0:::..... 3:(/)Z J:,Z 0.... ~ti5~ >.0 0'5 go.5~ "0 E~~""'flE CO e~ E,., cw-~.!l! e e~ '" OJ "'_ e__-, 1::",,., .~u:r:roC>a)Lfai-'ai .:!: ~IiIj'-,~~ >'""-: > Q) >WI <:__"0 "'O<("O<(.,a:<>.-" -d-d-ciO::oO:::U)O::r.n Ulctl~ 0::0::0:: C.S C16 ci6~i63:<( 888 0 ~ g,o ooC!lo "21 ;~'~'~~~~'ffi!'ffi'ffi'ffi~ e CDCDaJIWIU.:r:U.U.U.t-C> .. c o 1i .. f S .5 ,..' ." " u; """:C'JM..t . . . . .ci......:C"t.i l.O (0"'" 000)............... u IE l! ... I. ,. !A '''':''- II:: "cO;o . ~""w)o t:I "'IIw , > - '1~ . I~ . . e I!.~ " z. ~ ~ w . Traffic Impact Study- Fair Oaks Development 4. EXISTING AND PROJECTED TRAFFIC VOLUMES' The project is anticipated to add 139 trips in the morning peak hour and 244 trips in the afternoon peak hour. The peak hour site turning movements (in and out) are summarized in Exhibits 8 and 9, and are based.on the project traffic distribution depicted in Exhibits 5 and 6. . Penfield &. Smith collected turning movement counts at the study intersections on September 8, 2005 and September 13, 2005 from 7 AM to 9 AM and from 4 PM to 6 PM. Due to the 'proximity of Margaret Harloe Elementaty School and Arroyo Grande High School, additional traffic counts were collected from 2 PM to 4 PM at Fair Oaks Avenue/Halcyon Road; Fair Oaks Avenue/Valley Road; Fair Oaks Avenue/SB 101 Ramps; and Fair Oaks Avenue/Traffic Way. The morning and afternoon peak hours were determined based on the highest consecutive hour of counts for each peak period. The existing AM peak hour counts are illustrated in Exhibit 10 and the PM peak hour counts are illustrated in Exhibit 11. . The cumulative projects are anticipated to add 666 trips in the morning peak hour and 951 trips in the afternoon peak hour. The cumulative volumes are summarized in Exhibits 12 and 13, and are based on the project traffic distribution depicted in Exhibit 7. . . The project traffic was added to the' existing peak hour tr~ffic volumes and the cumulative peak . hour traffic volumes. The resulting volumes are illustrated in Exhibits 14 through 17. The exhibits are as follows: Exhibit 8- AM Peak Hour Site Traffic Exhibit 9- PM Peak Hour Site Traffic Exhibit 10- Existing AM Peak Hour Volumes Exhibit 11- Existing PM Peak Hour Volumes Exhibit 12- Cumulative AM Peak Hour Volumes Exhibit 13- Cumulative PM Peak Hour Volumes Exhibit 14- Existing + Project AM Peak Hour Volumes Exhibit 15- Existing + Project PM Peak Hour Volumes . Exhibit 16- Cumulative + Project AM Peak Hour Volumes Exhibit 17- Cumulative + Project PM Peak Hour Volumes Penfield & Smith . ~ay 2, 2006 15 , i I I co f-<( :>l i Zu 'U I W,; :3 I ;2"0 ... ! a.c en ! l!! ... 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Traffic Impact Study- Fair Oaks Development 5, LEVELS OF SERVICE To identify the operating condition at the study roadways and intersections, a level of service (LOS) ranking scale was used. This scale identifies impacts of traffic volumes verses roadway/intersection capacity and assigns a letter value to this relationship. The letter scale ranges from A to F with LOS A representing free flow conditions and LOS F representing congested conditions. The intersections' LOS was determined using the Highway Capacity Software (HCS~2000) and is based on the criteria presented in Table 5. The results of the intersection analyses are shown as seconds of delay. The technical level of service worksheets are provided in the Appendix to this report. Table 5 Intersection Level of Service Criteria " i Signalized Unsignalized LOS intersections intersections Definition (Sec. of delay) (Sec. of delay) Conditions 'of free unobstructed flow, no A ~10 ~10 delays and all signal phases sufficient in " duration to clear all approaching vehicles. Conditions of stable flow, vety litde delay, a B > 10andS20 > 10 andS 15 few phases are unable to handle all approaching vehicles. Condirions of stable flow, delays are low to C > 20 and S 35 > 15andS25 moderate, full use of peak direction signal phases is experienced. Conditions approaching unstable flow, delays are moderate to heavy, significant D > 35 and S 55 > 25 and S 35 signal time deficiencies are experienced for short durations during the peak traffic period. Conditions of unstable' flow, delays are E > 55 and S 80 > 35 and S 50 significant, signal phase timing is, generally insufficient, congestion exists for extended duration through~ut the peak period. Conditions of forced flow, travel speeds are low and volumes are well above capacity. F >80 > 50 This condition is often caused when vehicles released by an upstream signal are unable to proceed because of back-ups from a downstream signal Roadway segment leyels of service were estimated utilizing the average daily traffic (AD1) counts collected' by Penfield & Smith on September 9, 2005. The City's level of service thresholds by roadway type are presented in Table 6, as follows: Penfield & Smith May 2, 2006 26 : Traffic Impact Study- Fair Oaks Development. Table 6 Level of Service Threshold Volumes by Urban/Suburban- Roadway Type Total Average Dail Trips (ADT) in Both Directions Roadway Type Level of Level of Level of Level of Level of Service A Service B Service C Service D Service E 4-Lane Divided Freeway 28,000 43,200 61,600. 74,400 80,000 6-Lane Divided Arterial 32,000 38,000 43,000 49,00. 54,000 (with left turn lane) 4-Lane Divided Arterial 22,000 25,000 29,000 32,500 36,000 (with left turn lane) . 4-Lane Undivided Arterial 18,000 21,000 24,000 . 27,000 30,000 (no left turn lane) 2- Lane Collector 11,000 . 12,500 14,500 16,000 18,000 (with left turn lane) 2-Lane Collector 8,000 9,500 10,500 12,000 13,500 (no left turn lane) City of Arroyo Grande Traffic Impact Thresholds Based on City policy, level ofservice."C" will be the Peak Hour design objective for all movements, including cumulative traffic at build-out of the study area. Where deficiencies exist, mitigate to a . LOS D at a minimum and plan improvement to achieve LOS C. Significant Impact at Signalized and Unsignalized Intersecttons A project has significant traffic impacts when: 1. The addition of project traffic to. a signalized intersection exceeds the thresholds provided in the following table. . . Table 7 Signalized Intersection Thresholds of Significance .For Traffic Impact Studies - THRESHOLDS GUIDEUNES BASED ON PROJECTED TRIPS CRITERIA . GENERATED FROM PROJECT Level of Service (Los) Per Lane Peak Hour Trips Total Project Peak Hour Project Peak Hours Trips Added To Critical Trip Generation ~ntering A ~ritical Movements Intersection C >45 150-540 trips 90-180 trips D >15 50-180 trips 30-60 trips E. >10 30-120trips 20-40 trips F >5 15-60 trips 10'20 trips 2. The Project's access to a major street requires an access that would create an unsafe situation or a new traffic signal, and/ or major revisions to an existing traffic signal. Penfield & Smith May 2, 2006 27 Traffic Impact Study- Fait Oaks Developme'nt 3. The Project adds traffic to a street with design features (e.g., narrow width, roadside ditches, sharp curves, poor sight distance, and inadequate pavement structure) that may cause potential safery problems with the addition of project traffic. 4. The addition of project pl";s cumulative traffic to a' signalized intersection increases ,the delay by 2 or more levels of service if the intersection is currendy operating at LOS A or B, or contributes traffic to an intersection operating below LOS C and meets thresholds defined in Table 7. If the above thresholds are exceeded, the Developer will be required to construct improvements or implement other, methods to reduce the level of impact to insigilificance except where mitigation measures have already been identified in the Ciry's CIP and funded as part of the Ciry's Traffic Mitigation Fee Program. The thresholds of significance identified above assume full ~ontribution to the Traffic Mitigation Fee Fund. The addition of project, or project plus cumulative, traffic to an unsignalized intersection increases the level of service to an unacceptable level ~ess than LOS q. Level of Service shall be determined by the Highway Capaciry Manual. Penfield & Smith May 2, 2006 28 Traffic Impact Study- Fair Oaks Development 6, CAPACITY ANALYSIS Per the City's request, the traffic scenarios analyzed include. Existing Conditions; Existing Plus Project Conditions; Cumulative Conditions; and Cumulative Plus Project Conditions. The operating conditions at, the study intersections were determined using the analysis methods described in the Level of Service section of this report. The technical level of service worksheets are provided in the Appendix to this report. Existing Roadway Segment Operations Penfield & Smith collected 24-hour hose counts on'September 9, 2005 at the roadway segments presented in Table 8. As shown below, the roadways are curtently operating at LOS B or better. ) Table 8 Roadway Segment Lc;vels of Service Roadway Segment Capacity Configuration AverageDaily Traffic LOS Fair Oaks Avenue- east of Two-lane Minor Arterial 8,900 ADT A Woodland Drive Fair Oaks Avenue- west of Two-lane Minor Arterial 8,745 ADT A Woodland Drive Grand Avenue- east of Fou~mne~~orArteri~ 19,175ADT A Halcyon Road Halcyon Road- north of Fair Fou~mne~~orArterial 21,000 ADT A Oaks Avenue Traffic Way- north of Fair Two-lane Minor arterial 12,090 ADT B Oaks Avenue Existing Intersection Operations As shown in Table 9, the twelve study intersections curtently operate within the City's acceptable level of service range during the morning peak hour. During the afternoon peak hour, the intersections of Halcyon Road/Grand Avenue currently operates at LOS D. Penfield & Smith May 2, 2006 29 Traffic Impact Study- Fair Oaks Development Table 9 Existing Peak Hour Levels of Service No. Traffic Control AM Peak Hour PM Peak Hour Intersection Delay LOS Delay LOS 1. Brisco Rd./W. Branch St. Signal 22.2 . LOSe 30.8 Lose 2. Brisco Rd./ . Signal 27.7 Lose 29;2 Lose Hwv 101 NB Ramps' 3. Brisco Rd./ Signal 24.9 LOSe 32.7 Lose EI Camino Real 4. Halcyon Rd./Hwy 101 SB Signal . 29.0 LOSe 30.4 Lose Ramps/EI Camino Real 5. Halcyon Rd./Grand Ave. Signal 30.7 LOSe 36.2 LOSD 6. Fair Oaks Ave.iElm St. All-Way Stop . 11.5 LOSB 13.0 LOSB 7. Halcyon Rd./ Signal 11.1 LOSB 12.7 LOSB Fair Oaks Ave. 8. Fair Oaks A ve./Valley Rd. Signal 15.4 . LOSB . 13.7 LOSB 9. Fair Oaks Ave./ All-Way Stop. 22.2 LOSe 16.7 Lose Hwv SB Ramps 10. Fair Oaks Ave./ All-Way Stop 24.4 LOSe 20.4 Lose 'T'raffic Way . 11. Traffic Way/E. Branch St. Signal 27.4 LOSe 30.7 Lose 12. Grand Ave./ . Signal 19.3 LOSB 11.5 LOSB Hwv 101 NB Ramps' Cumulative Intersection Operations Based on the cumulative project trip distribution depicted in Exhibit 7, the cumulative volumes were added to the existing peak hour traffic volumeS and the intersection analyses were recalculated. The results of these calculations are summarized in Table 10. With the cumulative project trips, the intersections of Traffic Way/E. Branch St. and Halcyon . Rd./Hwy 101 SB Ramps/El Camino Real are forecast to operate at LOS D during both peak hours. During the afternoon peak hC:ur, the intersections of Brisco Rd./W. Branch St, Brisco Rd./ Hwy 101 NB Ramps, Halcyon Rd./Highway 101 SB Ramps/El Camino Real, Halcyon Rd./Grande Ave. and Traffic Way/E. Branch St. are forecast to opetate at LOS D. or worse. Penfield & Smith May 2, 2006 30 Traffic Impact Study- Fair Oaks Development Table 10 CumuiativePeak Hour Levels of Service No. AM Peak Hour PM Peak Hour Intersection Tramc Control Delay LOS Delay LOS 1. Brisco Rd./W. Branch St. SigriaI 25.4 LOSC . 74.1 LOSE 2. Brisco Rd./. . Signal 41.9 LOSD 36.8 LOSD Hwy 101 NB Ramps 3. Brisco Rd./ . . Signal . 29:4 LOSC 32.9 LOSC El Carnino Real 4. Halcyon Rd./Hwy 101 SB Signal 37.8 LOSD 85.2 LOSF Ramps/El Camino Real 5. Halcyon Rd./ Grand Ave. Signal 30.8 LOSC 42.3 LOSD 6. Fair Oaks Ave./Elm St. All-Way Stop 12.3LOS B LOSB 14.6 LOSB 7. Halcyon Rd./ Signal 11.2LOS B LOSB 12.8 LOSB Fair Oaks Ave. 8. Fair Oaks Ave./Valley Rd. . Signal No Change No change 13.7 LOSB 9. Fair Oaks Ave./ All-Way Stop No Chang<< No change 17.3 LOSC Hwy SB Ramps 10. Fair Oaks Ave./ All-Way Stop No Change No change 21.4 LOSC Traffic Wav 11. Traffic Way/E. Branch St. Signal 28.9 LOSC 39.7 LOSD 12. Grand Ave./ Signal 22.3 LOSC 12.3 LOSB Hwy 101 NB Ramps .Existing Plus Project Analysis The project is anricipated to add 139 trips in the morning peak hour and 244 trips in the afternoon peak hour.. Based on the project traffic distribution d~picted in Exhibits 5 and 6, the project traffic was added to the existing peak hour traffic volumes and the intersection analyses were recalculated. The results of these calculations are summarized in Tables 11 and 12. As shown in the following tables, Phase II of .the project is anticipated to generate a significant impact at two intersections: . During the morning peak hour. under the eXIsting plus project conditions, the Halcyon Road/Grand Avenue:intersection will continue to operate atLOS C with project-added traffic. However, Phase II of the project will add 93 trips to this intersection which exceeds the City's Traffic Impact Thresholds, resulting in a significant traffic impact. During the afternoon peak hour, this intersection remains at LOS D. Phase II of the project adds 118 peak hour trips, which exceeds City's Traffic Impact Thresholds, resulting in a significant traffic impact. . Penfield & Smith May 2, 2006 . 31 Traffic Impact Study- Pair Oaks Development . The intersection of Fair Oaks Avenue/Traffic Way will degrade from LOS C to LOS D during the morning peak hour under the existing plus project conditions, resulting in a significant impact. Table 11 AM Peak Hour Existing Plus Project Intersection Level of Service Existing Existing + Existing + Phase I Phase II Project-Added Trips AM Peak AM Peak AM Peak PUD Office Impact Impact No. Intersection LOS LOS LOS (Phase I) (phase II) (phase I) (Phase II) . 1 Brisco Rd./W. Branch St. 22.2/LOS C No Change No Change 1 trip 6 trips No No Brisco Rd./ Hwyl0l NB 2 Ramps 27.7/LOS C No ChaIll!e 27.9/LOS C 1 trip 10 trips No No 3 Brisco Rd./El Camino Real 24.9/LOS C No Charnre No Chan~e 1 trip 10 trips No No Halcyon Rd./Hwy 101 SB 4 Ramps/El Camino Real 29.0/LOS C No ChllI1j(e 29.5/LOS C 3 trips 39 trips No No 5 Halcvon Rd./Grand Ave. 3O.7/LOS C No Charnre 30.8/LOS C 13 trips 93 trips No Yes 6 Fair Oaks Ave./Elm St. 11.5/LOS B No Chan~e . 11.6/LOS B o trips 6 trips No No 7 Halcyon Rd./Fair Oaks Ave. 11.1/LOS B No Change . 13.1/LOS B 12 trips 96 trips No No 8 Fair Oaks A ve./Valley Rd. 15.4/LOS B No Change 17.1/LOS B 3 trips 12 trips No No Fair Oaks Ave./ Hwy SB 9 Ramps . 22.2/LOS C No Change 22.8/LOS C 3 trips 12 trips No No 10 Fair Oaks Ave./Traffic Way 24.4/LOS C No Chan~ 25.2/LOS D 3 trips 12 trips No Yes 11 Traffic Way /E. Branch St. 27.4/WS C No Chan~e 27.5/WS C 1 trip 18 trips No No Grand Ave./ Hwy 101 NB 12 Ramps 19.3/LOS B NoChan~ 20.7/WSC 8.trips 41 trips No No Penfield & Smith May 2, 2006 32 Traffic Impact Study- Fair Oaks Development Table 12 PM Peak Hour Existing Plus Project Intersection Level of Service Existing + Existing + Existil1j( Phase 1 Phase II Project-Added Trips PM Peak PM Peak PM Peak PUD Office Impact Impact No. Intersection LOS LOS LOS (phase I) (Phase II) (phase I) (phase II) I Brisco Rd./W. Branch St. 30.8/LOS C No Change No Change I trip Strips No No Brisco Rd./ Hwy 101 NB 2 Ramps 29.2/LOS C No Change 29.4/LOS C 1 trip 34 trips No No 3 Brisco Rd./El Camino Real 32.7/LOS C No Change No Change 1 trip 34 trips No No Halcyon Rd./Hwy 101 SB 4 Ramps/El Camino Real 3M/LOS C No Change 34.6/LOS C 9 trips 54 trips No No 5 Halcvon Rd./Grand Ave. 36.2/LOS D No Chanee . 36.3/LOS D 15 trios 118 trios' No Yes 6 Fair Oaks A ve./Elm St. . 13.0/LOS B No Change 13.3/LOS B o trips 11 trips No No 7 Halcvon Rd./Fair Oaks Ave. 12.7/LOS B No Change . 13.0/LOS B 12 trips 133 trips No No 8 Fair Oaks Ave./Vallev Rd. 13.7/LOS B No Change 13.8/LOS B 6 trips 66 trios No No Fair Oaks Ave./ Hwy SB 9 Ramos 16.7/LOS C No Chanee 16.5/LOS C 6 trios 66 trips No No 10 Fair Oaks Ave./Traffic Way 20.4/LOS C No Chanee 22.6/LOS C 6 trios '66 trios No No 11 Traffic Way/E. Branch SI. 30.7/LOS C No Change No Change 1 trip 33 trips No No Grand Ave./ Hwy 101 NB 12 Ramos 11.5/LOS B No Change 12.2/LOS B 4 trios 56 trios No No Penfield & Smith May 2, 2006 33 Traffic Impact Study- Fair Oaks Development Fair Oaks Avenue, Halcyon Road, and Traffic Way could easily accommodate the increase in traffic associated with the project. Therefore the project is not anticipated to contribute any significant roadway impacts. The project added daily traffic and resulting roadway levels of service are summarized in Table 13. Table 13 Roadway Segment Levels of Service with Project Traffic Capacity Existing Existing Project-Added Trips Resulting Roadway Segnient Residential Office Configuration ADT LOS (phase I) (Phase II) Total LOS Fair Oaks Ave.- west Two-lane Minor 8,745 ADT A 60 ADT 500 ADT 560 ADT A . of Woodland Dr. Arterial Fair Oaks Ave.- east Two-lane Minor 8,900 ADT A 10ADT 100ADT 11 0 ADT A ofWoodIand Dr. Arterial . Grand Ave.- east of Four-lane Major 19,175ADT A 50 ADT 430 ADT 480 ADT A Halcvon Rd. Arterial Halcyon Rd.- north Four-lane Major 21,000 ADT A 160ADT 1400ADT 1560 ADT B of Fair Oaks Ave. Arterial Traffic Way- north Two-lane Minor 12,090 ADT B > 10 ADT >20 ADT > 30 ADT B of Fair Oaks Ave. arterial Cumulative Plus Project Analysis The project traffic was added to the cumulative peak hour traffic volumes and the intersection analyses were recalculated. The results of the LOS calculations are summarized in Tables 14 and 15. As shown in the following tables, Phase II of the project is anticipated to generate a significant impact at six intersections: . During the afternoon peak hour, under cumulative plus project traffic conditions, the intersection of Brisco Rd'/W. Branch St. remains at LOS E. Phase II of the project adds 11 trips to this intersection, which exceeds the City's Traffic Impact Thresholds. . During the afternoon peak hour, the Brisco Rd./Hwy 101 NB Ramps intersection will continue to operate at LOS D, with project-added traffic. Phase II of the project will add 34 PM peak hour trip to this intersection, which exceeds the City's Traffic Impact Thresholds, resulting in a significant traffic impact. . . During the morning and afternoon peak hours, the intersection at Halcyon Road/Highway 101 SB Ramps/El Camino Real will remain LOS D and LOS F respectively. Phase II of the project adds 39 AM and 54 PM peak hour trips, both of which exceed the City's Traffic Impact Thresholds, resulting in a significant traffic impact. . During the morning peak hour, the Halcyon Road/Grand Avenue intersection will remain at LOS C under cumulative plus project traffic conditions. During the afternoon peak hour, this intersection will continue to operate at LOS D with project-added traffic. Phase II of the project will add 93 AM peak hour trips and 118 PM peak hour trips to this intersection, which exceeds the City's Traffic Impact Thresholds. Penfield & Smith May 2, 2006 34 Traffic Impact Study- Fair Oaks Development , I. . The intersection of Fair Oaks Avenue/Traffic Way will degrade from LOS C ro LOS D during the morning peak hour under cumulative plus projecr conditions, resulting in a significant impacr. . Duting the afternoon peak hour, the Traffic Way/E. Branch Street intersection will remain at LOS D. However, Phase II of the project adds 33 trips to the intersection, which exceeds the City's Traffic Impact Thresholds. Table 14 AM Peak Hour Cumulative Plus Project Intersection Level of Service Cumulative Cumulative + Project-Added Trips No. Intersection AM Peak LOS Project PUD Office, Impact Impact AM Peak LOS IPhasel\ IPhase II) IPhase 1\ IPhaseIl 1. Brisco Rd./W. Branch St. 25.4/LOS C 25.9/LOS C 1 trip 6 trips No No 2. Brisco Rd./ 41.9/LOS 0 No Change I trip 10 trips No No Hwv 101 NB Ramps 3. Brisco Rd./EI Camino Real. 29.4/LOS C 2951LOS C I trip 10 trips No No 4. Halcyon Rd./Hwy 101 SB 37.S/LOS D 38.9/LOS D 3 trips 39 trips No' Yes Ramps/El Camino Real 5, Halcyon Rd./Gtand Ave. 30.S/LOS C 3O.91WS C 13 trips 93 trips No Yes 6. Fair Oaks Ave./Ehn St. 12.3/LOS B 12.41 LOS B o trips 6 trips No No 7. Halcyon Rd./Fair Oaks Ave. I L2/LOS B 13.6 ILOS B 12 trips. 96 trips No No S. Fair Oaks Ave./Valley Rd. No Change No Change 3 trips 12 trips N/A N/A 9. Fair Oaks Ave./ No Change No Change 3.trips 12 trips N/A N/A Hwv SB Ramps 10. Fair Oaks Ave./Ttaffic Way 24.41 LOS C 25.1/WS D 3 trips 12 trips No Yes 11. Ttaffic Way/K Btanch St. 2S.9 ILOS C 29.7 I LOS C I trip IS trips No No 12. Grand Ave./ 22.3/LOS C 24.2/LOS C Strips 41 trips No No Hwv 101 NB Ramps ~ '. Penfield & Smith May 2, 2006 35 Traffic Impact Study- Fair Oaks Development Table 15 PM Peak Hour Cumulative Plus Project Intersection Level of Service Cumulative Cumulative + Project-Added Trips No. Intersectiot:J, - PM Peak LOS Project Residential Office Impact Impact PM Peak LOS (Phase 1\ IPhase II) (Phase I) (Phase II) I. Brisco Rd./W. Branch Sr. 74.1/LOS E 75.0/LOS E I trip 8 trips 'No Yes 2, Brisco Rd./ 36.8/LOS D 38.0/LOS D I trip 34 trips No Yes Hwv 101 NB Ramos 3. Brisco Rd./El Camino Real 32.9/LOS C 33J/WS C 1 trip 34 trips No No 4. Halcyon Rd./Hwy 101 SB 85.2/LOS F No change 9 trips 54 trips Yes Yes Ram~s/El Camino Real 5. Halcyon Rd./Grand Ave. 42.3/LOS D 44.9/LOS D 15 trips 118 trips No Yes 6. Fair Oaks Ave./EIm Sr. 14:6/LOS B 14.9/LOS B o trips ,11 trips No No 7. Halcyon Rd./Fair Oaks Ave. 12.8/ LOS B 21.4/ WS C 12 trips 133 trips No No 8. Fair Oaks Ave./VaUey Rd. 13.7/LOS B " 13.8/ LOS B 6 trips 66 trips No No 9. ~:, Oaks Ave./ 17.3/LOS C 19.4/ LOS C 6 trips 66 trips No Yes SB Ramns 10. Fair Oaks Ave./Traffic Way 21.4/LOS C 23.8/ LOS C 6 trips 66 trips No No 11. ~raffi~ Way /E. Bra;'ch St. 39.7/LOS D 40.9/LOS D 1 trip 33 trips No Yes 12. Grand Ave./ 12.3/WS B 12.6/WSB 4 trips 56 trips No No Hwv 101 NB Ramns Penfield & Smith May 2, 2006 36 ' Traffic Impact Study- Pair Oaks Development 7. PARKING & ACCESS ANALYSIS The project is proposing to provide approximately 160 parking spaces to accommodate parking for the medical offic~ portio,n of the project, The residential units will have 2 car garages, as well as visitor parking provided throughout the site, The parking demand for the project is anticipated to be met entirely on-site, Access to the project is proposed via a new driveway on Fair Oaks Avenue, The access drive is proposed to be 24 feet wide and will be designed in accordance with criteria presemed in the Ciry's Standards and Specifications, As proposed, the driveway would adequately accomlpodate ingress and egress to the site, Visibiliry at the proposed driveway is unobstructed inbotli directions and exceeds all minimum 'visibiliry requiremems, The City's wall, fence, and vegetation and setback regulations along the project's frontage will be met to ensure appropriate sight distances from the , project driveway, The internal site circulation shall be designed to adequately accommodate moving vans/trucks, emergency vehicle access and trash pick-up, ' Woodland Drive Extension Woodland Drive, near the project site, currently e,dsts in two sections, The north section terminates at the northern project boundary and provides access to two residences, The northerly segment of Woodland Drive gains access to the Ciry street network via Cerra Vista Lane, Dodson Way, and South Alpine Street, The existing lower segmem extends from the south side of Fair Oaks Avenue (across Fair Oaks from the project site) and continues to the southerly Ciry limits where it terminates into a cul-de-sac, Access to this segmem of Woodland Drive is provided from Fair Oaks Avenue and Olive Street, Willow Lane, Virginia Drive via Halcyon Road, Both sections of Woodland Drive are local residential streets, South Of Grand Avenue, Alpine Street is estimated to carry approximately 1,000 ADT, 70 morning peak hour trips and 125 afternoon peak hour trips, ,The roadway is operating at LOS A" Penfield & Smith conducted traffic counts at the Grand Avenue/Alpine Street imersection from 7 AM to 9 AM and from'4 PM to 6 PM, on April 27, 2006, The intersection is controlled by a two way stop, with stop signs provid'ed on Alpine Street, ' Based on the existing count data, the intersection is currently' operating at LOS B during the morning'peak hour and LOS t during the afternoon peak hour" , A review of the potential Woodland Drive extension indicates that this connection would provide a more efficiem circularion system for local traffic with';ut significantly impa~ting the surrounding neighborhood, The overall percenrage of project traffic that is anticipated to use the new roadway connection is minimal. This is based on the following reasons: . The pnmary traffic that would use the new connection would be 'a portion of the outgoing trips heading east towards' Highway i 01 and a portion ,of the incoming trips traveling from the west on Grand A venue, These' trips would be 'able to make an unobstructed right turn onto South Alpine Street from Grand Avenue and an unobstructed right turn from South Alpine Street omo Grand, while also avoiding travdfug through two signalized intersections, These trips are estimated to be 129'ADT, 16 morning peak hour trips and 27 afternoon peak hour trips, Penfield & Smith May 2, 2006 37 Traffic Impact Study- Fair Oaks Development . Alpine Street is currendy operating at LOS A and could easily accommodate the increase in traffic associated with the project. Further, the project added trips would not change the existing level of service at the Alpine Street/Grand Avenue intersection during either peak hour and the intersections would continue to operate at acceptable levels of service. . The remilillng trips. traveling to/from the north of the project would most likely wish to avoid making a left turn onto/from Grand Avenue due to the heavy volume of through traffic on Grand Avenue. Typically, most drivers prefer to make a left turn at a signalized intersection rather than trying to fmd an acceptable gap in traffic at an uncontrolled intersection with heavy through movements. . Traveling on a narrow residential street such as Alpine Street is not anticipated to result in significant time savings when dtivers have the option to travel on a higher-speed arterial, such as Fair Oaks and Halycon Road. . As a worst-case analysis, if the majority of the project trips traveling north of the site were to use Alpine Street (including those making . left and right turns onto Grand), the Alpine Street/ Grand A venue intersection would still continue to operate at acceptable levels of service. However, this travel patrern is not likely to occur. . , Traffic Signal / All-Way Stop Warrant Penfield & Smith conducted a cursory review of the traffic signal warrants for the proposed access location. A traffic signal would not be warranted with the traffic generated by the residential portion of the project. However, the current daily volumes on Fair Oaks Avenue (8,900 AD1) and the trips associated with the medical office (2,240 AD1) are approaching signal warrant volumes for this type of facility. If and when the medical office is constructed, it is recommended that a signal warrant analysis be completed prior to and following occupancy of the medical office to determine the need for and timing of traffic signal improvements at the project intersection. An all-way stop analysis was also conducted for this intersection. The Manual of Uniform traffic control devices contains essentially three major critetia for the installation of stop signs: 1. A crash problem, as indicated by 5 or more reported crashes in a 12-month period. 2. Major street volume of at least 300 vehicles per hour (both directions) for 8 hours and at least 100 of a combination of vehicles, bikes and pedestrians from the minor street for each of those eight hours. 3. Delay to minor street traffic. exceeds 30 seconds per vehicle. While Phase I will not generate the minimum volumes required for the consideration of an all-way stop at the proj';ct entrance, it is anticipated that the project driveway would meet the minimum volume criteria upon build out (phases I and II) of the project. However, meeting the minimum volume criteria is not always a justification for installing an all-way stop. Because all-way stop signs result in additional delay on the major roadway, it is important that there be some evidence (increased minor street delays or collisions) that the minor street traffic would benefit significandy from an installation. Therefore, it is recommended that the intersection be monitored following throughout construction of this. site to determine whether the other warrants are met and an all-way stop is necessary. Penfield & Smith . May 2, 2006 38 -' .r-.-. Traffic Impact Study- Fair Oaks Development 8. RECOMMENDATIONS. The project will contribute a significant impact to six of the twelve study area intersections. The following intersection improvements are recommended to mitigate the project impacts. All impacts . are attributed to Phase II of the project, unless otherWise noted. Project Peak Hour Impacts and Mitigation No. Interse~tion Project Impact Mitigation Resulting LOS 1. Brisco Rd./W. Cumulative- PM Peak Hour . Pay traffic impact fees as N/A Btanch St. determined bv the City. Brisco Rd./ . Pay traffic impact fees as 2. Hwy 101 NB Cumulative- PM Peak Hour. N/A Ramps determined by the City. Halcyon Rd./ 4. Hwy 101 SB Cumulative- AM Peak Hour . Add additional southbound LOSC Ramps/ Cumulative- PM Peak Hour (Ph I/II) thru lane El Camino Real . Add additional southbound through lane. . Convert existing Existing- PM Peak Hour southbound combination 5. Halcyon Rd./ Cumulative- AM Peak Hour through-left turn lane into LOSC Grand Ave. * Cumulative- PM Peak Hour an exclusive left-turn lane. . Upgrade the Halcyon Road approach traffic signals to allow for protected left < turns. 10: Fair Oaks Ave./ Existing- AM Peak Hour . Add exclusive EB right-turn LOSC Traffic Way* Cumulative- AM Peak Hour. lane. . Reconfigure intersection to 11. Traffic Way/E. . Cumulative- PM Peak Hour provide 2 exclusive NB left . LOSC Branch St. turn lanes and 1 shared NB through/tight turn lane * Recommended ~tersection improvements 'obtained. from the Citywide Traffic Monitoring Program- Traffic Modd Update Draft Technical Report (November 2004) With the above improvements, acceptable LOS C will be achieved for both peale hours under the existing plus project and cumulative plus project traffic conditions. Penfield & Smith May 2, 2006 39 ATTACHMENT H . ..... ([)esign group, Inc. CiviC 'Engineering / <PCanning / <Project 9danagement December 13, 2005 Kelly Heffernon : City of Arroyo Grande 214 East Branch Street Arroyo Grande, CA 93422 . RE: Fair Oaks Mixed Use Project - Biofiltnltion Calculations Dear Kelly: In accordance with Federal and St;lte Regulations for controlling. pollutants from storm water runoff, this project has incorporated the use of Biofiltration Swales as a permanent BMP. In. order to determine the appropriate design for the swales, our office references the Caltrans Storm Water Quality Handbook - Project Planning and Design Guide I April 2003 printing. . The PPDG is a representation of the design procedures Caltransuses to determineifa:treatrnent BMP is sized correctly to treat the estimated storm water runoff. The calculations, as prepared by this office on November 17, 2005, show that the proposed Biofiltration swales are adequately sized for the treatrnentof the storm water runoff per Caltrans guidelines. Should you have any questions please give me a call at (805) 462-5960. I . K J. aeon, PE Senior Project Manager 7050 fltascaie;o flvenue, fltascaiero, CaCifornia 93422(805)462-5960/462-8191 'Fa:{ , I I I' BIOFILTRATION , ' . CALCULATIONS Fair Oaks Mixed Use Project, Arroyo Grande, CA ' " . November 17, 200S /""t>. \e'l~~'" ' ......!'~ 'r r,_ By: ...... 1'; '.."" r", . 1V01; ~ I, ;;;:~: Cr'" <. ({? . C ' r o~ <':0[- Oil1. ',<J""l 'J j'vi')N/~~'O'yo 'rD~ G')-, .ct.<' Jk....\'.... . ...~lO:. . ......';:.. . "'1)-;(,.,.,.. IV: 1(Gmm. I . I ~ . ' . . , 7050 }ltascaaero}l.ve1tue }ltascaaero, CJl93422 . . 805-462-5960, PaJ(805-462-8191 for: . . Mr. Jason Blankenship Pismo Beach ":l ~ 'V) z' o~ FE ..~ J=':=' .....- ~\O- o ,ot"l. "''''''''''''''''-- .' om II ~A,"~, .',~~'. i ..... ..: '. ~': ' ':>"? ._ i i',:. ~ '.1 i ' r<~J.. ti~.,.. Ii I", , t \. , '~ I I"~ ; ! , , ! j '.!- :~. . \' " t... J., Ii ;/1 , ,,: , 1. , ,. i , i ~ ~ ,I \ , ~ f' i r , ! :'l ',~ d l' ~ 'I I ,'I -L ' ,....".^~'r:_....:.-..-...J... ~ l. ,j !I ;:~; .j,: . ~'="~"" .,' z' iil '.!; <_ II lll~' ~.t:, . \ ~;!. .W ...J ~ V) z~ oJ\ F~ ..~ ~- .....t'! ;:- en, -.... Q n W...J >, : ~"""'" ,- ,- .~>. ' -~....., ~" "C- -L t '~'. :!. ~ ',' -,~". ~ ~,:.t."J . , . '; <.i,.}~ .' , " .j::: l~ .-": "..-~. '",....... - ,-----_.. ... n N ... 'n N -,~; .!\., '., '<.-~: I- ."'~ '. -\' \ \ \ , ; \ . :,' 5." .....; ':., ,~ '~ !:!- N + .D II W' o ....., ~ <C' .. f!:1il ~ .i:i: t- 00 ii5 z w ..... .. ~. .V) z~ Q8 t-~ ..~ ~- .....IX! -N "' Q"" . ; (D..1'.. ~ " ",'"'''' , '\, . \ , '. w' ..... ... ~ Vl z .o~ FE ..~ ~.:::. .....- G:~ Q II w..... , ..' l 1" -,~" l \. ~ ~~ .' lJ(,~" .; ~. ~5~ ~ 6l~";' ~ ~~~ 5' g~~ ~ ~w..' = V) ~ F .... ..... a.; ..... .. u. z o F .. ~ ..... ~ w <( . I- (II I X w t- V) ll. ::;; ... ~..-. OJ -' o '" o o N "- " " 0> ~ -0 ,,; o '0 o 1 .Q W /' 2 ;g .c x ". /'. 0> ~ -0 /' ro N o. I' '" o /' '" o o N 0> C w /' -'; Rational Equation: "0=0.28*C*i*A Assumptions: C=0.9 (pavement) " i(25)=2.5 inlhr=63.5 mm/hr (per slo county std. 0-6) . i(WOF)=0.46 cm/hr,: 4.6 mm/hr (per Caltrans PPDG~ection 2.4.2.2, pg 2-17) " A in square kilometers " '. 0(25yr)= 0.28 * (0.9) * (63.5)* (Area) O(WOF)= 1.1 * 0.28 * (0.9) * (4.6) * (Area) HDM Section 819 requires a 1.1 multiplier for 25-yr storm and above Subbasin" Area 0(25) o (WOF) (km^2) (m^3/sec). (m^31sec) 1 0.003 0.048 0.004 2 0.0006 0.010 0.001 3 0.001 0.016 "0.001 4 0.0006 0.010 0.001 Manning's Equation - Trapezoidal Channel: V=(R^O.67)*(S^O.5)/n 025: Manning's "n"=0.05 n S mere~merer 0.05 0.01 O-WOF (m^3/sec) 0.001 0.004 0.007 . ',., '~l. -de th (millimeters) 10 20 30 Veloci (m/s 0.09 0.14 0.18 A (meters^2) 0.0129. 0.0266 0.0411 , ~-~! < ~'fi;,. ;~~~~~~~;:~S::~ Lt~):~it~D';:--- 6})*~ft \~~~ '~, ",0 ~ . rr:~ 0.061 100 . 0.37 0.1650 0.072 110 0.39 0.1859 0.084 . .120. 0.41 0.2076 0.098 130 0.42 0.2301 0.112 140 0.44 0.2534 0.128 150 0.46 0.2775 Manning's Equation. TrapezoIdal Channel: V=(R^O.67)*(S^O:S)/n WQF: Manning's 0.20<"n"<0.24 n S meters/meter 0.24 0.01 . 0.005 60 0.057 0.0894 1.74 0.051 0.007 70 0.062 0.1071 . 1.83 0.059 0.008 80 0.067 0.1256 1.91 0.066 0.010 90 0.072 .0.1449 1.99 0.073 . 0.013 100 0.076 0.1650 2.07 0.080 0.015 110 0.081 0.1859 2.16 0.086 0.Q18 120 0.085 0.2076 2.24 0.093 0.020 130 0.089 0.2301 2.32 0.099 0.023 140 ,0.092 0.2534 2.40 0.105 0.027 150 0.096 0.2775 2.49 0.112 u...... It) 0) og~""",!;;e~~ S:cio ........ ci .... o 6 :toll') It) 'Ot 88~.",!;;eoN ...do ........'ltci o ~ N u.......,. Il) 0) g8C'of...."'!*~~ ~ ci 0 ........ ci '" 0' 6 :tcolot) lot) lot) aO~.C\f~~~ iiciO ........ c:i G ,J, N u......... lot) Cb OON..,.N'#.ON s:~c:i ....:....Nd N 0' 6 ;tOI()'" .... ~O~."'!~~N ...00.... c:i ~ ., N u. :t.... ., ,-' OO"'!...."'!~:5~ ~c:i0 ......... ci - " I~ ""'.,., !2 ~~~"""'!~:$(1) ...dO.... c:i m ' Il N .. ~ ~ e e " Ol ! "lli o 1!~ en .2~lDatJ 6,,:d~.e o ~"JtJ)ee N ~ e ~ ';.2 ~ ~ o i:l! =: :I :::: <<l&~ll '6 e . .c.sOOOOO -tL~Il)NNC'\l 2l~ 5 :::s o ln0cn., en en III = CUIUC'IIa, '00 I~! _CbCbCb (O')U')NNN u.ci~~q~ "iiO 0000 >3: 5 ::l= 0<l! ::l::lill::l .... 0 i 'Oii c:: Il)'ltll).... 'g1:~~~~~ iii! 0000 >e ~ o II .c U !~ N ~_NM'" lHU ..; ~ :z ~ ~ , o -encnlll (1)= !: . If) (I):: ctI J! .. ca <<I C'II o " 'E e.~S:B~~ ;:c:i....:a)~~ '" :r ~ :]1 UU ..~ IUti!l0 Ii :t! e._ .~I~ :E U')1l)1l)W) . ~.5 It) <0 co co :te Iii: Ilj! 1<:1... I~I~ o ~ G .. ~Ij o G I~IS " ~ ~ ~ G ,E !l " " .., ~ U = " e .., ~ " " ~ ! _<>>0')(1) tONNN 0000 ddcic:i 100........ ................ 5, ....(\IM..,. c: UHf e F Iii :t :p ?0- il ~ SEellONTWO Best Management Practice Selection Table 2-4: Design Pollution Prevention BMPs Conslder..tlon of Downstream Effects Related to PotenUally Increased Flow Preservation of Existing Vegetation Concentrated, Flow Conveyance Systems Ditches, Benns, Dikes and Swales Overside Drains Flared Culvert End Sections Oullet ProtectionNelocity Dissipation Devices Slope/Surface Protect/on Systems Vegetated Surfaces Hard Surfaces .For all Caltrans projects, Caltrans will maximize vegetation-covered soil areas of a project. A flow chart illustrating the Design Pollution PreventionBMP selection process for projects is , shown in Figure 2-2. ' . 2.4.2 Treatment Best Management Practices ' The Treatment BMPs listed in Table 2-5 will be considered for all projects identified pursuant to 'Section 4 of this PPDG. These BMPs have been approved for .statewide use. Appendix B . provides a general description and design guidelines for the approved Treatmen~ BMPs. Appendix E includes an Evaluation Documentation Form for Treatment BMPs that designers are to use to determine if a project is required to consider incorporating Treatment BMps .(see discussion of evaluation proc~ss in Section 4). Table 2-5: Approved Treatment BMPs Biofiltration: Strips/Swales , Infiltration Devices Detention Devices Traction Sand Traps Dry Weather Flow Diversion Gross Solids Removal Devices (GSRDs) Media Filters Multi-Chamber Treatment Train Wet Basins A flowchart illustrating the Treatment BMP selection process for projects required to consider Treatment BMPs is shown in Figure 2-3 and in Figure 2-3(07) for those projects in District 7. Designers are encouraged to consider combining approved BMPs (e.g., overflow from a detention basin may be .discharged to a bioswale or an infiltration basin could be preceded by a traction sand trap). These considerations shall be utilized at all phases of the project delivery process (PID, PAED, and PSE). El-Caltrans Storm W,atcr Quality Handbooks '1U Project Planning and Design Guide September 2002lApril 2003 rrin.ting 2-11 2004 Lawsuit Settlement SEeTIONTWO Best Management Practice Selection Figure 2-2: Decision Process for Selecting Design Pollution Prevention BMPs YES YES NO YES. NO COMPLETE COST ESTIMATE FOR SELECTED BMPs AND DOCUMENT DECISIONS STABILIZE"REMAlNING DISTURBED AREAS: " PERMANENT SEEDING AND PLANTING ASSESS oOWNSTEAM EFFECTS AND CONSIDER: ENERGY DISSIPATION DEVlCES AT OUTLETS MODIFICATIONS TO CHANNEL LINING MATERIALS SMOOTH ORAINAGE CHANEL TRANSITIONS INCORPORATE DETENTION FACILITIES TO REDUCE PEAK DISCHARGE MINIMIZE DISTURBANCE. STABILIZE SLOPE, AND CONTROL RONOFF:CONSIDE~: SI.OPEISURFACe PROTECTION SYSTEMS PRESERVE EXISTING VEGETATION CONCENTRATED FLOW CONVEYANCE SYSTEMS MINIMIZE GULLYING AND SCOUR, CONSIDER: CONCENTRATED FLOW CONVEYANCE SYSTEMS (DITCHES. BERMS, DIKES, SWALES AND OVERSIDS DRAINS) MINIMIZE SCOUR AND EROSION AT TRANSITIONS, CONSIDER: CONCENTRATED FLOW CONVEYANCE SYSTEMS '(FL.ARED CULVERT END SECTIONS, OUTLET PROTECTIONNELOCITY DISSIPATION DEVICES) rll-Callrans Storm Water Quality Handbooks if" Project Planning arid Design Guide September 2002JApril 2003 frinting 2-12 2004 Lawsuit S/;It!ement SECTIDNTW 0 Best Management Practice Selection Blofiltration strips and swales are vegetated surfaces that remove pollutants by filtration through grass, sedimentation, sorption to soil or grass, and infiltration through the soil. Strips and swales are mainly effective at removing debris and solid particles, . although some constituents are removed by sorption to the soil. Biofiltration swales are:vegetated channels that receive directed flow and convey storm water. Biofiltration strips, also knoWn as vegetated buffer strips, are vegetated sections of land over which storm water flows as overland sheet flow. r . . . Biofiltration strips and swales are to be implemented at all sites to the extent that implementation is consistent with existing Caltrans policies, as described herein. In practice, this means' maximizing the use of vegetation in the right-of-way wherever. site conditions and climate allow vegetation to establish and where flow velocities' are not high enough to cause scour. Infiltration devices store runoff and'allow it ti' infiltrate into.the ground. Infiltration prevents pollutants in the captured runoff from reaching surface waters. In areas of high sediment loads, 'pretreatment may be required. Infiltration devices are required to ineet the criteria in Appendix B. Infiltration devices should be considered wherever site conditions allow and the design water quality volume exceeds 123 cubic meters(O.1 acre-foot). . Detention devices are basins or tanks that temporarily detain runoff under quiescent conditions . to allow particles to settle out. Detention devices should be considered when the design water quality volume is at least 123 cubic meters (O.I.acre-foot). Traction sand traps' should be considered at sites where traction sand. or' other traction- . enhancing substances are c'ommonly applied (at least once or twice a year) to the roadway. Dry weather flow diversions to treat non-storm water flow may be feasible. They should only be considered if dry weather flow from Caltrans activities is persistent, or the result of an ongoing Caltrans activity. Additionally, dry weather diverSions should only be considered if connection to a nearby sanitary sewer would not involve :excessive measures to implement, and provided the local health department and the sanitary sewer authority. are willing to allow the Department to connect to a nearby sanitary sewer. Gross Solids Removal Devices (GSRDs)'should be considered for areas where receiving waters are on the.303(d) list for trash or areas where TMDLs that require trash removai have been adopted. Media Filters remove .fine sediment, particulate-associated pollutants, and sometimes dissolved pollutants. The normal configuration of such a device consists of an initial,.sedimentation basin or vault followed. bya filtering vault that is lined with a media. Multi-Chamber Treatment Trains (MeTT) use three treatment mechanismS in three different chambers. These include a catch basin with a sump, a sedimentation chamber with tube settlers and sorbent pads, and a.filtering chamber lined with media. Wet Basins (constructed wetlands) are permanent pools of water designed to mimic naturally occumng' wetlands. The main distinction between construction and natural wetlands is that constructed wetlands are placed in. upland areas and are not subject to wetland protection regulations.' . I!I-cahrDnS Stonn Water Quality Handbooks W'U Project Planning and Design Quide Scptcmber2002/ApriI2003!Printing 2-13 2004 Lawsuit Sclllcmcnt ',.,' I SECTla.TWO Best Management Practice Selection Wet basins should be considered when the site is located in a location where the visual aesthetics of the permanent pool is considered a benefit (such as -a roadside rest area or vista point). Site must have a high water table or other source of water must be - present to provide base flow sufficient to maintain the plant community year-round. Total wet basin volume shall be at least four times the water quality volume. Permanent pool volume shall have a 3: I pennanent pool to water quality volume ratio, and an additional temporary storage capacity greater than or equal to the water quality volume. For wet basins to be considered, the design water quality volume must exceed 123 cubic meters (0.1 acre-foot). , The sizing of this treatment BMP is based on Water Quality Volume (wQV). The WQV is determined by the 85th percentile runoff capture ratio. This method is described in the Urban Runoff Management WEF Manual of Practice No. 23, 1998 (WEF and ASCE, 1998). 2.4.2.1 Site-Specific Determination of Feasibility 'General criteria used during the evaluation of Treatment BMPs include relative effectiveness, technical feasibility, costs and benefits, and legal and institutional constraints. Relative Effectiveness: A recommended_ BMP should generally demonstrate equal 'or greater pollution control benefits than a' design withoutany BMP., Effectiveness may be assessed in terms of specific pollutants of concern. For further information, see Section 15 of the' BMP . Retrofit Pilot Project Final Report, California Department of Transportation, January 2004, and consult with your District NPDES Coordinator. Technical Feasibility: A recommended BMP must be technically feasible. Caltrans must be able to implement the BMP within the context of the state highway system. Feasibility.also includes health and safety concerns. BMPs that substantially increase the risk to Caltrans workers or the public will be considered not feasible. Costs and Benefits: The pollution control benefits must have a reasonable relationship to the costs. The costs and benefits analysis will consider the impacts to the receiving waters that are being reduced or eliminated through implementing the BMP. - Legal and Institutional Constraints: The recommended BMP cannot compromise Caltrans compliance with other laws. For example, Caltrans must provide drainage under roadways at regularintervals to prevent water from accumulating up-gradient and threatening the integritY of the roadbed and to limit encroachment of captured water on the traveled way. Caltrans cannot legally block historic drainage patterns or systems (e.g., runoff from farmland). " Feasibility Assessment: The first step in assessing the feasibility of incorporating a potential BMP into a project is to gather the data needed to both determine the size and to estimate the cost of that specific BMP. In ad~ition, it should be determined whether the site characteristics, particularly the soil characteristics, are appropriate (checklists are provided in Appendix E for this purpose). The second step is to determine the Water Quality Volume (WQV) that must be treated. (See Section 2.4.2.2 for guidance.) I!I-CaJlmrl!!. StormWatcr Quality HandbOoks .. Project Planning and Design Guide September 2002lApril 20031 Printing 2-14 2004 Lawsuit Settlemenl SECTIG.TWO Best Management Practice Selection Next, for all BMPsexcept GSRDs and traction sand traps, calculate the size of the proposed ,BMP needed to treat the water quality volume (or flow). Use the procedures defined in Appendix B under Infiltration Basins and Detention Basins to evaluate the appropriate BMP, giving proper consideration to recovery zones, setbacks from structUres, hydraulic head, and maintenance access roads and ramps. In very small drainage areas, it may be impractical to construct a BMP to treat the resulting small WQV (or flow). For projects where the WQV for a specific BMP is less than 123 cubic meters (m') (0. I acre-foot), infiltration devices and detention devices are not, cost effective, and should not be considered further. For siting and evaluation criteria for all of the approved treatment BMPs, see Appendix B. During the planning and design process, multiple project alternatives may be evaluated. If a project requires the consideration of Treatment BMPs, yet the preferred alternative cannot incorporate Treatment BMPs, then the designer should re-evaluate the other alternatives that may provide greater opportunities for incorporating Treatment BMPs and reducing impacts to receiving waters. This consideration of project alternatives shall be documented in the Storm Water Data Report. If it is ultimately found not feasible to incorporate Treatment BMPs within the project, then the designer shall document the reasons in a technical report submitted to the RWQCB. This technical report must be submitted at a minimum of 30 days prior to advertisement of the project. Sites requiring extraordinary plumbing,to collect and treat runoff (e.g., jacking operations under a 'highway, bridge deck collection sys!ems, etc.) are considered infeasible due to their associated costs and need not be considerea. Sites requiring extraordinary features or construction practices, such as retaining walls and shoring, inay also be infeasible due to their associated costs relative to the cost of the BMP itself. Extraordinary plumbing, features, or construction practices should be brought to the attention of t1ie DistrictlRegional NPDES Storm Water Coordinator for consideration on a project-by-project basis. If a BMP is too large to fit at a site,.several options should be considered: (I) cooperation with another jurisdiction contributing drainage to 'obtain sufficient additional space; (2) purchase of additional land; and (3) installing a BMP that is smaller tha~ what normal sizing procedures would dictate, if agreeable' to the R WQCB. Again, these are issues, to be brought to the attention of the DistrictlRegional NPDES Storm Water Coordinator so that decisions can be made on a project-by-project basis. -- 2.4.2.2 Treatment BMP Use and Placement Considerations Several factors must be considered to detemiine which BMPs are suitable for a given , application. Site~specific conditions can affect operations, inaintenance, construction costs, safety and aesthetics. The designer must determine if sufficient right-of-way is available for the desired BMP, or if the benefits assoCiated with a potential BMP justify the consideration of, acquiring additional right-of-way. The physical dimensions of a BMP may have an important bearing on the factors identified in this section. The size of many BMPs is determined by the amount of runoff the system will be required to treat. The amount of runoff is affected by the location, land use, drainage area, storm I!I-Caltrans Starin Water Quality Handbooks "11 Project Planning and Design Guide . September 2002lApril 2003lrinling. 2-15 2004 Lawsuit Settlement i , r:: ..~ 55 ~ . .!!i5 "- ... .s J! . U ... 1:. 2 u .~ o;i ~ ~~ . ,!l. .~ .. ..", ...... lei i: S.s . G:" ~ ~ ~ 5 . ~ .. ~ o ~ ; M ! . I II II I ! II. ili Ii 11 Ii ! . illl . III !Iii nil . Ii .. I! . . h . II . Ii 11 II . , . ~ i . M ~ j ~ Jd 11~ III .Ij~ Hi ;!p 1il m .. o -il! .~ .. i! ~ . ell ji .ij ~ ( g'...: ~ 11 5 ~Q &0 .e.E ~ U ; i u III ~l m", ~ ~ .. ... ! . co . Ii: o t . .& - III II II I e .11 Iii !il i!1 III - III l~' e ,Ii !I - ~~i . III - i~ II ~ I~ I!~ is I" liii il~llltf il il . !:: j '" I I SECTIONTW 0 Best Management Practice Selection intensity, topography, soil characteristics and the extent of impervious areas. For the design of infiltration or detention basins, the District's hydraulics staff should be consulted. Both storm volume . and peak flow conditions' must be considered in the evaluation of runoff conditions. The "Design Storm" is the particular event that generates runoff rates or volumes that the' drainage facilities are designed to handle. Unlike flood control measures that are typically designed to store or convey the peak volumes or flows of infrequent storm events, Treatment BMPs are designed to treat the lower volume or flow of more frequent storm events. The volume or flows associated. with the frequent events are commonly referred to as the WQ V for BMPs designed based on volume, and Water Quality Flow (WQF) for BMPs designed based on flow. Treatment BMPs are sized to accommodate the WQF or WQV from the contributing drainage area. Flows in excess of these values are diverted around or through the treatment BMP. Methods for determining the WQV are generally tied to an analysis of rainfall depths generated over 24-hour periods. The WQV of Treatment BMPs is based on using anyone of the following methods: . Where they are established, sizing criteria from the RWQCB or local agency (whichever is more stringent) will be used; and . Where the RWQCB or local agency does not have an established sizing criterion, Caltrans will use one of the following methods: Option I: The maximized detention volume'determined by the 85'. percentile runoff capture ratio. This method is described in Chapter 5 of the Urban. Runoff Management WEF Manllal of Practice No. 23, 1998, published jointly by the Water Environment Federation (WEF) and the American Society of Civil Engineers (ASCE). Designers should note, however, that the information presented in the.WEF manual cannot be directly applied to Caltrans facilities because it is based on large watersheds and oversimplified hydrologic data for California. This method requires the designer to assume a drawdown time. Any drawdown time between 24 and.72 hours can be used (the 24-hour limit provides adequate settling and the 72-hour maximum addresses vector concerns). A design tool (Basin Sizer) that uses data from more than 700 California rainfall stations, has been created for Caltrans use. It is available at htto://stormwater.water-orOlrrams.com. A detailed description of the method can also be found in: Guo, C.Y., and B.R. Urbonas (1996); "Maximized Detention Volume Determined by Runoff Capture Ratio," Journal of Water Resources Planning and Management, v. 122, n. I, pp. 33-39. Option 2: The volume.ofannual runoff based on unit basin storage WQV to achieve 80 percent or more volume of treatment based on the sizing methods provided in the California Storm Water Municipal Best Management Practice Handbooks. published by the California Storm Water Quality Task Force, March 1993. This method requires the assumption of a 40-hour drawdown time. A design tool has been created for Caltrans use. It is available at htto://stormwater.watei-orograms.com. Alternatively, a WQV may be established by Caltrans subject to the review imd approval of the RWQCB if one of the following situations applies: 'C+Dltrans Stonn Water Quality lIandbooks "II Project Planning and Design Guide September 2002/ April 2003 Pl'inting . 2-18 2004 lawsuit Settlement SECTIONTWO Best Management Practice Selection . The site area is limited and cannot accommodate a Treatment BMP sized according'to the methods described in Options I or 2; or . Sizing a Treatment BMP ~sing Options I or 2 in areas of the State with' 'significant annual precipitation results in excessively large treatment units. The WQF is the' primary design criteria used for various types of filtration treatment, control devices under development. Caltrans, the SWRCB and the nine RWQCBs worked cooperatively to establish these values. The following WQFs negotiated with the SWRCB and RWQCBsshould be used as the pasis for designing the approved filtration-type treatment BMPs. Where there are special circumstances or conditions, the PE., the DistrictlRegional NPDES Storm Water Coordinator and the related RWQCB should discuss the potential need for modification of the criteria on a case-by-case' basis. ' , , In addition to designing for the WQF, 'the designer must also insure that the filtration treatment device includes a bypass or an overflow device to convey peak discharges from larger design 'storms consistent with Section 861.3 of the Highway Design Manual. The listed values of rainfall intensity would be used in the Rational'Formula (Q=CiA) to estimate runoff from areas that would discharge' flow to the filtration treatment device. The resulting runoff rate would be the design WQF to be used at any specific site. 1. Region I (North Coast) - 0.56 centimeters/hour (cmlhr) (0.22 incheslhour p'/hr]) for Siskiyou and Modoc Counties, 0.69 cm/hr (0.27 !'/hr) for Trinity and Mendocino Counties and 0.91 cm/hr (0.36 "/hr) for Del Norte, Humboldt and Sonoma Counties. 2. Region 2 (San Francisco) - 0.5i cmlhr (0.20 "/hr) regionwide. 3. Region 3 (Central Coast) -0.56 cmlhr (0:22 "/hr) for Santa Cruz County, 0.51 cm/hr (0.20 "/hr) for Santa Clara County, 0.46 cm/hr (0.18 "/hr) for San'Benito, Monterey and San Luis Obispo Counties and 0.66 cmlhr (0.26 "/hr) for Santa Barbara County. '4. Region 4 (Los Angeles) - 0.51 cm/hr (0.20 "/hr) regionwide. 5. Region 5 (Central Valley) - 0.41 cmlhr (0.16 "/hr) for portions of Lassen and Modoc Counties within the Region, all areas of Region below 305 meters (m) (1,000') elevation north of and including Sacramento and Amador Counties and below 610 m (2,000') elevation south of Sacramerito and Amador Counties, and all elevations on the west side of the Region (rain shadow side of the Coast Range). 0.51 cmlhr (0.20, "/hr) for elevations in the Sierra Nevadas between 305 m (1,000'). and '1,219 m (4,000') in the north and between 610 m (2,000') arid 1,219 m (4,000') in the south. 0.61 cmlhr (0.24 "/hr) for all elevations above 1,219 m{4,OOO') in the Sierra Nevadas. 6. Region 6 (Lahontan) - a) Where there are location-specific requirements (Truckee River, East and West' Forks Carson River, Mammoth Creek, and Lake Tahoe), the WQF will conform I!I-Caltrans Storm W~tcr Quality Handbooks _ "., Project Planning aoo Design Guide . - September 2002lApriI2003,Printing ,2-19 . 2004 Lawsuit Settlement I, I SEeIlO.TWO. Best Management Practice Selection to the Basin Plan requirement for runoff from impervious areas. Where runoff from pervious areas contributes to the flow to the treatment device, the WQF value to be used will be as specified in the following two items. b) Other than as stated in item a), above, the WQF to be used for that portion of the Lahontan Region including Inyo County and areas southward will be 0.41 ctri/hr (0.16 "ihr). The WQF to be used for pervious surface areas within the Mammoth Creek watershed above 2,133 m (7,000) feet will be 0.41 ctri/hr (0.16 "lhr). c) For all other areas of the Lahontan Region other than as indicated in item a) above, the WQF to be used will be 0.51 cmlhr (0.20 "/hr.) This includes pervious surface areas of the Truckee River, Carson River East and West Forks and Lake Tahoe Hydrologic units. 7. Region 7 (Colorado River) - 0.41 cmlhr (0.16 "/hr) regionwide. 8. Region 8 (Santa Ana River) -0.51 cm/hr (0.20 "/hr) regionwide. 9. Region 9 (San Diego) - 0.5.1 ctri/hr (0.20 "lhr) regionwide. 2.4.3 Construction Site Best Management Practices Construction Site BMPs are deployed during construction activities to reduce pollutants in storm water discharges. Table C-I in Appendix C is a matrix of approved Construction Site BMPs. Additional information on design, placement, and applicability of Construction Site BMPs can alsa be found in Appendix C of this document, the Construction Site BMP manual, and Section 4 of the Guidelines. . 2:4.4 Maintenance Best Management Practices The Department currently stencils messages at storm drain inlets located at highway facilities . such as park and ride lots, rest areas and vista points to assist in educating the public about storm water runoff pollution. Additionally, all new inlets located within cities, towns, and communities with populations of 10,000 or more, or within designated MS4 areas, shall be stenciled when constructed. Design Engineers should' contact the District Maintenance Storm Water Coordinator to identify stencil types, specifications and details for projects falling within these areas.' . .El-callranS SlOnn Water Quality Handbooks , "11 Project Planning and Design Guide . September 2002lApri12003 Printing 2-20 2004 Lawsuit Settlement - I' ATTACHMENT 5 EXISTING OUTFALL ERODING CHANNEL' EXISTING CONCRETE PIPE (ON END) , "i" ~-- ------" -- . "-';-/~,::V":/' " -........ '-fI' ':<", :;':.,,\ ' [- - -, ---- 'b ",<':'f\ " .' . I --........... LO .'~ _:;"'/:_ :: :';.7-;, '--"--'::';+>\Z~/;>~~+-l,::,>;t':'::-., 'lo .............. :. <..)~:((,'<,<~:~?1)5;~*({. ~>(.><;:--:~,.~,<?>:p ~ Ws rO' , . ";: '< :"./ .~:.:./:,:,-<):>~/.> ..~;,/,,- ".':::/~/7:"'::-:-"; e;r. , .. -, ''':."",.?:~>~,:~ c.fl( . /-:''':/<<<\~ . ,'." CROSS, SECTION ,APPROX. LIMITS OF .EROSION EXISTING CONCRETE PIPE {ON END) PLAN VIEW 'EXISTING CONDITION '., 11.0ns '. '. .' ~6",,_ . .----- . ~I( EXISTING OUTFALIL ROCK RIP-RAP (SIZE BASED ON FLOW) \. \. 'S;~~<;~:<5S~ .';.....:('>? . .. 1- .' <:> <:> , '10' ,v"""'V,, ~..... . ..~", "/"'-,V' ',/ ,';/'. . r,~' )- \, ~ // //. ./.... /,./. " '. ,,;<<,*.<"~~,!<<L.,( 0 CI?, .... " )~:<'/.{,~,r:l:.~':-~~;;~.J'/' ~>:~:~'?(~<'" 'i:t'k . ',,>-,j;,,\.>>;::, /. .~' ./,,' ."',' '. CROSS SECTION ' ""',' APPROX. LIMITS OF EROSION EXISTING CONCRETE PIPE' '. . TO REMAIN (LESS DiSTuRBANCE) .-!l Co PLAN VIEW PROPOSED CONDITION OUTF ALL EXHIBIT NOTE: FINAL DESIGN SUBJECT TO APPROVAL WITH US DEPARTMENT . OF FISH AND GAME. N,T,S. r~'C""'~CC. " I . . _' i i AT"FACHMENTi6' : I .. ., ,.-.....-.. . : . ;,' Evaluation and Recommendation for Aaricultural Buffer for the Fair Oaks PUD Prepared by firma 1.1 Purpose Statemeritand Range of Iss'ues . The purpose of this report is to identify the appropriate agricultural buffer width and . characteristics to mitigate any potential impacts, resulting from the juxtaposition of residential dwellings on property adjacent to farmed land. . . . . The basic responsibility of the lead agency (City) under CEQA is to'ensure that the approval and development of the proposed Fair Oaks reside~tial project would not.. create adverse impacts on either the residents, Le noise, pesticide drift and dust. from farming activities, or on the long-term viability of the farming activity. . . To determine if a potential is significant and would require mitigation significance thresholds are typically used as follows: . The impact would be significant if the effect of the project would result in agricultural activities would be impaired to the exlent that the farmland is removed. from agricultural production. '., , ". . The impact would be significant if the proposed' project does not meet the normally accepted standards. for agricultural buffers, which are intended to control the following effects of farming activities to acceptable levels: ". . Noise from farm machinery . Dust from cultivation practices' . Drift from pesticide application The effects of the constituents of residential runoff on farmland is not an issue in this case because the residential runoff does not drain to farmland. 1.2 Consultant Experience' The consultant has 25 years of experience in preparation of CEQA documents. . Environmental Impact Reports prepared by the consultant for projects adjacent to farmland include agricultural impact analysis and agricultural buffer evaluation in Nipomo, the Santa Maria Valley and the Santa Ynez Valley. . , 1.3 Regulatory Setting . . The Role of the County' Agricultural Commissioner The San Luis Obispo' County Agricultural Commissioner has two functions pertinent to this discussion: the formulation of agricultural buffer policy for various types of. agricultural activities and the regulation of pesticide application in the . County, In the case of projects within incorporated boundaries, the purview of the . Ag Commissione~ is limited to pesticide regulation and not land use policy. However, policy guidelines and standards formulated by the Ag Commissioner are often applied to situations within or next to cities. ,-,' ' Fair Oaks Ag Buffer January 2006 Page 1 } ,-.; ~ . ' . . '. . " . . " Because the potential impa'ct issues are generally similar in a variety of locales, and even regions or nations, there is a high degre'e of similarity among these, and not:surprisingly 'even the Queensland, Australia sta'ndards referenced -in the January 3 Planning Commission hearing for this projeel, This is because, loca( factors notwithstanding, all such policies seek to deal with the same basic set of " ,issues: controlling noise, dust and pesticide drift so that the presence of urban , uses next to farmed land does not lead to a disincentive to continue to farm, due to , perceived or real health and safety hazards", Pesticide Regulation The Agricultural Commissioner's Office regulates the use of pesticides within San' Luis Obispo County, primarily as the local enforcement agency of state laws and regulations under the auspices of California Department of Pesticide Regulations, The program includes 'the permitting and monitoring of' pesticide and herbicide ' 'applications on agricultural lands, The regulatory framework for pesticide use requires that the applicator contain drift of pesticides and not create a health safety hazard, both on the agricultural land on which the 'pesticides are applied and on surrounding properties, At the County' .' Health Commission meeting of March 9, 1998, IheSan Luis Obispo Farm Bureau presented data to show that 55 pesticide illness investigations were completed by the County Agricultural Commissioner from 1994 to 1997. Of these, 34 incidents were from non-agricultural settings (landscape use,' etc.). ' ,Considering that agricultural' operations have a significantly higher frequency and intensity of applicatiotl than aelivities such as landscape maintenance, the relative incidence of reported violations in the agricultural seelor was shown to be low. At the Health Commission hearing referenced above, the County Agricultural Commissioner , indicated that physicians who diagnose pesticide exposure are required to notify the County Health Department for referral to the Agricultural Commissioner for investigation, . ~ i , ' City of Arroyo Grande Ordinance 550 The City adopted Ordinance No. 550 amending the City Zoning Map and Municipal Code to create an Agricultural Overlay District of 100 foot in width around agriculturally zoned properties in the City. The purpose of the 100 foot zone is to establish agricultural :buffers. The primary intent of this action is to preserve farm, and 'avoid larid use conflicts that might lead to conversion of farm land to urban use. " (, , Section 16.12.170.E,2 of the Ordinance indicates that a buffer wider than 100 feet is encouraged "but a decreased width may be allowed if it can be demonstrated that a physical buffer exits (e.g. Arroyo Grande CreekY that is adequate. Section , E.3 stipulates that the buffer must contain a 20 foot landscaped transition area ' " contiguous to an 80 foot buffer, totaling 100 feet, and that pedestriim access may be incorporated in the 20 foot zone, implying that the'zone is not intended to exclude people for reasons ofSafety. Fair Oaks Ag Buffer ,January 2006 Page 2 <.. r'."-'" . 1.4 Project Setbacks from Ag zone and Ag activities. . The attached Exhibit shows the setback distances proposed from the residences' to both agricultural zoning and to actually farming activities. ,. " . Setback from land zoned for agriculture' The Exhibit shows the ag buffer setback line stipulated by City zoning 100 feet from residences to the property line of land zoned for agriculture. This setback. applies whether the ag zoned land is farmed or not. Five proposed residential-units are within the100fooLsetback line. However, in this case, the actual land that is, qr might be, farmed is 175 to 185 feet from the proposed units. This is due tO,the intervening creek corridor and the orientation of the creek relative to the property. line from which'the 100 foot setback is measured. . . . ; At the northeast corner of the proposed project a small area of 0.074 acres exists on a piece of land between the project and the west bank of the creek. This small . area of land zoned for agriculture (because it is part of-a larger parcel on both sides of the creek) is' highly unlikely to be considered an economically viable . agricultural unit because of its small size,. the fact that it cannot be readily . accessed by agricultural equipment, and the fact that, unlike the east side of the creek, soils on the west side are not prime agricultural soils. While it is remotely conceivable that a "niche" crop:farming operation could occur on this small piece of land, the trend in niche crops is toward organically produced food crops or other products such as flowers or lavender, both of which have very low pesticide needs. Therefore, it appears the application' of the 100 foot setback on the project. property in this area is not appropriate especially since the setback from actual . agricultural activities is over 175 feet in that area. . Setback from agricultural activities to mitigate noise, dust. and potential . pesticide exposure The Exhibit shows that the project achieves a residential setback from the actual area where farming activities occur of 175 to 185 feet. The County typically requires a setback over 200 feet from irrigated row crops, with reductions for buffer characteristics considered on a case-by-case basis. The County policy' considers noise, dust and pesticide drift and recognizes that these factors vary by . ; type of crop, e.g. row crop, orchard; vineyard, range land. . .,', . ", . . . . The. Queensland (Australia) Department of Natural Resources and Mines has published guidelines for planning related to agricultural buffers. It is not known from these materials what the regulatory framework is for licensing and monitoring pesticide and controlling drift, however, we may assume they are similar to the USA as the resulting setbacks are similar. The Queensland guidelines recommend a site specific assessment that looks at tlie type of activity, the characteristics of the residential lots, trees, etc, much the same as the case-by-case evaluation ..noted above in this County. Fair Oaks Ag Buffer January 2006 Page 3 . , The guidelines identify a 130 foot setback to address dust and pesticide drift when this setback is vegetated with trees and shrubs. The vegetation functions to " intercept dust and spray particles. ' . , ' , , , , The, vegetation has little capacity to absorb sound so the' guidelines extend the buffer to 200 feet for sound attenuation. The noise attenuation thresholds in the guidelines, are different than those used typically in CEQA documents. Seasonal' and short duration'! episodic noise is typically notJound to be a significant impact, in CEQA documents using the adopted noise standards such as those in the City of Arroyo Grande Noise Element. These standards focus on daily day I night averages or'maximum intensity noise in a given time frame such as an hour or, '. less.' Therefore, it is not certain that the noise levels from farm equipment would warrant a 200 foot setback mitigation for noise under CEQA in this case. 1.5 Proposed Agricultural Buffer Characteristics . The proposed project has a setback from agricultural activities and lands where such activities might occurof 175 to 185 feet from the residences. This setback distance appears to functionally exceed the 100 buffer requirement of City Ordinance 550. The effectiveness of this setback distance as a buffer is increased by the intervening riparian corridor that has a width of about 100 feet of dense vegetation. With the addition of landscape plantings in the existing' path easement as proposed, the width of vegetated buffer meets the Queensland guideline of 130 feet for a vegetated buffer. The question was raised about the potential for project activitie~ to start a fire that would eliminate the vegetated buffer by burning the riparian vegetation, and if this happened would, the lack of a vegetated buffer lead to eventual disincentives to farm lands across the creek. This scenario seems unlikely for a number of reasons. First, the area is not in what would be considered a high hazard area, prone to wildfires. In other words, the hypothetical case of a resident igniting irrigated landscape is unlikely. Second, in this urban setting with the fire station less than a mile away it is unlikely that a fire would consume substantial areas of riparian vegetation: nor is there a history of such incidents occurring. Third, the fire would be unlikely to completely burn trees on both sides of the creek before being controlled. The time it would take for a fire to consume trees on the west bank and , ignite fires on the east bank is well beyond the fire department response time. Last, even if the vegetation were removed the hazard to the residences is not" automatic or immediate since the pesticide applicator is required by, law to contain drift. In any case, the vegetation would grow back and the'effecfis not permanent. In the consultant's opinion, it is noUikely that this scenario would lead directly to a substantial disincentive to farm or a substantial public health hazard. However, this notwithstanding, the landscape planting within the area between the, , residences and the riparian vegetation could be designed using principles' Fair Oaks Ag Buffer , January 2006 Page 4 recommended by .fire agencies, to create low fuel zones. ' -A low fuel zone is intended to provide a reduction in vegetative fuel between wildland vegetation and residences. Typically this zone 'is 30 feet wide and has the following characteristics: ,. :. .. Irrigation , ,', . Low ground covers and clumps or widely. separated)aller shrubs . Tree with canopies maintained at 6 feet above the ground. These characteristics are generally inherent in the proposed landscape plan and could be refined in the final. plan to meet the parameters of a low fuel zone. The County has an approved plant list to encourage use of drought tolerant plants. It also identifies plants that resist fire and are suitable for ag buffers. Trees that have a fire resistant characteristic include Coast Live Oak and London Plan sycamore, which are proposed' on the project landscape plan. Coast Live Oak are identified by the County as suitable for ag buffers also, 1.6 Conclusion, \ ' The' proposed project functionally exceeds City Ordinance 550 ani:( Cio~ely approximates the typical agricultural buffer requirements of the County and the Queensland report. The, presence of Arroyo Grande creek greatly increases the effectiveness' of the horizontal setback as a buffer and will be increased by the project landscape in the path easement. This factor' appears to allow for 'exceptions to the 100 foot rule provided in Ordinance section 16.12.170-E.2, however the project exceeds the buffer requirement of the Ordinance. , i. '''~' '1;:' "',; "..; . ,'" Fair Oaks Ag Buffer . January 2006 , Page 5 r.~-. ~o___ - 0 0.0 ~ I ATTACHMENJ'7 i .. Arro~o Grande Community Hospital +CHW 0..00.... ..0 January 16, 2006 345 South Halcyon Road Arroyo Grande, CA 93420 o (805) 489-4261 Telephone (805) 473-7603 Fax R!F'("".r'" H':""~"""",' ..,...~ l"~ _"'i r \..,:.. r '"'- ~ , ':..~ "....-.::!' ('n ~ ,:.;...~ :!~. Rob Strong, Planning Director c/o The City of Arroyo Grande, CA 214 East Branch 0 . Arroyo Grande, CA. 93420 JAN ':. 7 2000 oRE: Arroyo Grande Community Hospital futUre expansion CITY OF N:;(OYOC::'~,>:::')E rO""U"'l" 1""\':' '':' "'~, ,." ,_. ~ IVII'/I l\l r ~J...v_...V~,iYl,,-I,(! , Dear Rob, , Mr. Gary Young, of Central Coast Real Estate Development Company (CCRED) has requested that this follow up letter be sent to the City Planning Department regarding our "Hospital Facilities Plan" with additional information as it relates to the "V esting Tract "Map" application as submitted by the joint applicants. ~.~- Over the past nine months we have been working with CCRED to ascertain the future needs of our surrounding community and how Arroyo Grande Community Hospital can better serve our medical staff and other related medical specialties at our Arroyo Grande facility. Prior to the purchase by Catholic Healthcare West, a community needs , . ' assessment was performed, Results from this assessment are being used to plan our future, both as it relates to the South County and the Central Coast. Additionally, during this time period, the staff of Arroyo Grande Community Hospital and Catholic Healthcare West have been working with the local medical community and other specific " speciali.ts and related support facilities operators to directly target those medical specialt.cs which have been identified as a need in our community. This phase of our planning is continuing and is still a work in process. Time is needed to ensure we plan appropriately. e', Currently the hospital facility, inclusive of all building and temporary structures, is approximately 40,000 square feet. In our initial meetings for the development of a future 0 . site plan we estimate our facility size needs to be approximately 80,000 square feet. As we proceeded on the site plan through the development process we realized that the .' opportunity was available for additional square footage, due to the overlay zoning granted to us by the City two years ago, and we then started the revisions to the site plan which now give us the flexibility to increase the current size of our facility by 300%. Throughout the process we have constantly had 100,% support of Mr. Young and his staff which have dedicated hundreds of hours of time for site plan revisions, including . , coordination with all necessary sub-consultants on our behalf. A Member of Catholic Healthcare West i. : I I' During the planning process we have attended Staff Advisory Committee meetings (2),' ' , Architectural Review Committee meetings (2), Planning Commission meetings and a pre-application hearing with the City Council. At these meetings we affirmed that the proposed potential of 120,000 square feet of Medical Office space in this vesting tract - map provides for the future of our healthcare center here in Arroyo Grande. Jointly developing the property with CCRED and Mr. Young will allow us to continue to plan for the future while'keeping our needed financial resources directed at our primary goal , of financially stabilizing the medical center today. Although the "Hospital Facility Plan" for our site is conceptual at this point in time, it does provide us with the maximum flexibility to assess our commlJl1ity medical needs and build accordingly in the future. I , , I. We appreciate the City's concern about our future and the assistance in the acquisition of . this potential expansion site; respectfully we request that the Vesting Tentative Tract Map be approved as soon as possible to allow us to continue oUr planning process with CCRED. Best regards, .~. "_ . /t;c;I ~ - Richard A. Castro President .;,., I' I ~ i' i I I I I i 1 I ATTACHMENT 8 +~ 'I- t..j '" "- a 'In II' Jl tr ~ ", A- I ;/ ~ I n , i f .--- ,I if I )v '! , :~ >; " \1-, :1 . I- ! -' 'J :1 ~ 'i ~ .b ~ l- I- '--........ e -- , CO VI , W , " Z 0- I,d 0: 0- 0 0 Z > =oJ 0 u: " '" ld " 0 z ::> '! 0 w >. .);, '" " '" ,<) 0 l>- '" w .0- . '" " "' I- " -' ! ::> '" > -i ; ::; g l- e III I 2' .1 w , 0- 0 i , I j I ~ --=:::::...-.--- / 1'..-- "- I ::>, <> ~ ~ ~.g ~:;.q o 1-' :VI '" ~ '0 x. X Ill, I 0 U' " , '0 '0 -' ,e ,.g, : 'x CD l- V ffi ,.,- : '" T , x r,-) I- w .,~. <Xl CD '" " '" 0 - <( I I z d) < 0 X '" " "" W ,"CJ '" 0 " c' 1.:: I;, / --j ~ I- "- I u' '" CXl ;;; S VI W 0- _ rr~ 00 z~ 0:,:, ~x o '" '" '" '" '" z ::> 'I "'.. (/) ..~ 1-'" -,l- . :> w ",,,,0 I"')>~ w -' '" ~ VI o w ,.,. -< 1-- W o '5' 0- W W o in ..; ~ ~ L.J ,,~ "'-..... ". ~ ~~ ~;-;~ ~ "':';;., 9 2. ~~ ''n' ~ <: . I >.oJ ..,. . ~ ~ ;...~. t.'-5g. ~..... . ~.~. ~ 't, '~ "" \,,-,. ~ '"" ... ~ G> , (j" ~. it 0, ..;~ '" I:';' ri 'j;I C1 (", \'i " o :'>J " ~ ATTACHMENT 9 Detention Basin Analysis City of Arroyo Grande June 28, 2006 WALLACE GROUP A California Corporation 4115 Broad Street, Suite B-5 San Luis Obispo, CA 93401 T 805-544-4011 F 805-544-4294 Job Number 0232-0506 CERTIFICATION Preparation of this report included efforts by the following persons: In accordance with the provisions of Section 6700 of the Business and Professions Code of the State of California, this report was prepared by or under the direction of the following Civil Engineer, licensed in the State of California: ENGINEER IN RESPONSIBLE CHARGE: ~~ Cheryl A. enhardt, PE 65306 (Expires 9/30/07) CivU Engineer &( z.Z Or., Date WG 0232.0506 City of Arroyo Grande Detention Basin Analysis June 28, 2006 DETENTION BASIN ANALYSIS TABLE OF CONTENTS EXECUTIVE SUMMARY ....................................................................................................................... 2 PURPOSE .............................................................;................................................................................ 3 EXISTING POLICiES............................................................................................................................. 3 EXISTING FLOOD CONTROL STRATEGIES...................................................................................... 4 SCOPE OF STUDY ............................................................................................................................... 5 REPRESENTATIVE STORMS ........ ............. ... ...... ....................................................................... ......... ..... 6 LOPEZ DAM INFLUENCE ... ... ........ ........................... .................................................................... ....... .... 6 LOCA nON............................................................................................................................................ 6 DEVELOPMENT..................................................................................................................................... 6 CHANGE IN IMPERViOUSNESS.................. .................................................................. ..................... .... ... 7 CUMULATIVE EFFECTS.................... ................... ........................... ........................................................ 7 TIME OF CONCENTRATIONS ................ ................ ............. ........ .............................................................. 7 DETENTION BASIN SIZING .................................... ................................................................................. 7 HYDROLOGIC MODEL ......................................................................................................................... 7 EVALUATION CRITERIA...................................................................................................................... 8 RESUL TS............................................................................................................................................... 8 LOPEZ RESERVOIR INFLUENCE.............................................................................................................. 8 PEAK FLOW RATES OF DETENTION BASINS VS MAIN CHANNEL .................................................................. 8 CUMULATIVE EFFECTS... ...............................,...................... ............ ..................................................... 8 RECOMMENDATIONS ........ .......... .............. ......... .......... ............................ .............................................. 8 LIST OF FIGURES FIGURE 1 - THEORETICAL DETENTION BASIN LOCATIONS........................................................................... 6 LIST OF TABLES TABLE 1 - EXISTING FLOOD CONTROL STRATEGIES3.................................................................................. 4 TABLE 2 -SCENARIOS EvALUATED ............................................................................................................ 5 APPENDICES A MAPS B liST OF REFERENCES C SUMMARY TABLE OF MODEL RUN RESULTS D ApPLICABLE CITY CODES E MODEL PARAMETER , . EXECUTIVE SUMMARY Detention andlor retention facilities are already required in two of the three Flood Management Zones identified in the City of Arroyo Grande Drainage Master Plan. This study analyzed the potential benefit of installing on-site detention facilities in the remaining . flood management zone-Zone 8. It was found that: . In some situations storm water detention basins can increase flooding potentiai in Arroyo Grande Creek. This is related to the timing of the peak flow in the creek. It takes approximately 3.5 hours for the creek to reach its highest stage in the area along the City limits, following a peak rain event. With the City located so close to the creek, and so near to the outlet at the ocean, it can be detrimental to hold runoff back and release it over time (where it can coincide with the delayed peak stage in the main creek). . Modeling of typical development sites within the City of Arroyo Grande Drainage Zone 8, and with development runoff detained in accordance with San Luis Obispo County 50/2 detention policy showed the following effects: o The effect of individual basins on the flooding potential in the Arroyo Grande Creek ranges from generally ineffective, to actually making the flood potential in the creek worse. Modeling shows that peak runoff rates leaving a development site are decreased, but in many cases the ultimate peak runoff rates in Arroyo Grande Creek were increased. o If Lopez Reservoir is not overtopping, detention basins within ZoneS increased the flooding potential of downstream properties for two-thirds of the storm event 1 development size scenarios analyzed. o The presence of detention basins within Zone 8 provided mixed results. Some basins had a marginally beneficial impact on peak flows in Arroyo Grande Creek, and some had a marginally detrimental impact. In most cases, the highest peak runoff from the detained developed site was conveyed through the main downstream channel prior to peak flood stage in the main channel. Within the city limits, it is not recommended that a uniform policy be adopted to require all new individual developments to construct and maintain detention basins at their site if the proposed developed is located in Zone 8. Detention facilities should only be required where they are shown to be beneficial by hydrologic, hydraulic and cost analysis. The detention basins evaluated in this study differ from the off-channel flood storage areas (Alternative 5) and the tributary peak detention basin (Alternative 6) concepts proposed by Swanson in their January 2006 Arroyo Grande Creek Erosion, Sedimentation and Alternatives Study'. Swanson's basins were regional in nature while the detention concepts evaluated in this report are more local in nature. Other issues related to storm water quality such as sedimentation control and control of runoff contaminants are not a part of this study. Regionalbasins serving large watersheds that require a significant duration to reach peak stage could have a beneficial affect at . reducing creek flooding risk but were outside the scope of this study. WG 0232.0506 City of Arroyo Grande Detention Basin Analysis June 28, 2006 Page 2 of 8 PURPOSE The City of Arroyo Grande is evaluating how to better prevent storm water pollution, erosion and siltation, improve riparian habitat conversation and refine creek setback and development policies and standards in the City's watershed areas. The intent is not only to better manage the creek areas within the City, but also to prevent negative impacts downstream from erosion and unnecessary storm water runoff. (City Newsletter: . Stagecoach Express (Volume 13, Number 1, May 2006) The city currently requires the installation of storm water detention or retention basins for all developments located in Zones A or C as identified in the Basin Management Zone map in Appendix A. However, the current policy only requires developments located in Zone B to provide a detention basin where the incremental increase in runoff created by the development substantially changes, concentrates or increases the natural flow of surface . water onto adjacent property, and no adequate outlet is available or easement has been made for drainage purposes across the affected property. This report evaluates the feasibility of site specific local detention basins at reducing the risk of flooding to neighboring and downstream properties for all developments proposed within in Zone B. It does not evaluate the potential of regional detention basins to achieve the same goals. Regional detention basins typically are larger in scale, and are owned and maintained by a public entity. While local detention basins are often privately owned and typically only serve a single site. EXISTING POLICIES All proposed development within the City of Arroyo Grande City Limits must adhere to applicable City codes2. There are several codes that related to storm water runoff. . Per paragraph 13F1 of Section 13.24.060 .Permit application, plans, specifications and reports required" of Municipal Code 13.24 "Excavation, Grading, Erosion and Sediment Control", the city requires that pre and post development hydrological calculations for the 10 and 100 year storm frequencies be calculated by a civil engineer and provided in preliminary civil engineering report. . Section 13.24.120 "Design standards for drainages and terraces" requires that all site development have no adverse impacts on adjacent and downstream locations. If adverse impacts are identified, off-site erosion, sediment and flood control improvement to the drainage way will be required to eliminate the adverse impacts. Paragraph A of the same section goes on to require that adverse impacts of runoff and sediment may be managed through a combination of storage, infiltration, and controlled released of storm water runoff. The developer must demonstrate to the satisfaction of the building official that the cumulative effects of the tributary flows will not have an adverse effect upon ultimate peak discharge through a channel due to . modifications to the channel resulting from detention. . Paragraph A3 of Section 16.68.030 "Flood control and drainage" allows the City Engineer to prohibit the use of streets for flood control and drainage purposes where not in the interest of public health, safety and welfare. WG 0232.0506 City of Arroyo Grande Detention Basin Analysis June 28, 2006. Page 3 of 8 . Subparagraph iii of paragraph 2e of Section 16.68.030 "Flood control and drainage" requires the subdivider or developer provide on-site retention facilities for the incremental increase in runoff which will be created by the subdivision or development for all subdivisions or other residential, commercial or industrial development substantially changes, concentrates or increases the natural flow of surface water onto adjacent property and no adequate outlet is available or easement has been made for drainage purposes across the affected property. . Maintain consistency with the City of Arroyo Grande Drainage Master Plan3 (see Existing Flood Control Strategies section of this report). Additional requirements are placed on proposed developments within the Floodplain Management District. The floodplain management district covers areas of special flood hazard identified by the Federal Insurance Administration of the Federal Emergency Management Agency (FEMA) in the Flood Insurance Study (FIS) data March 19, 1984 and accompanying Flood Insurance Rate maps (FIRMs) and Flood Boundary and Floodway Maps (FBFMs) dated September 19,1984, and all subsequent amendments and lor revision. Per paragraph D3, subsection iii of Municipal Code Section 16.44.050 "Floodplain Management District", the proposed development will not be approved unless it can be demonstrated to the satisfaction of the Floodplain Administrator that it: . Is safe from flooding . does not adversely affect the carrying capacity of areas where base flood elevations have been determined but a f100dway has not been designated. ("Adversely affects" means that the cumulative effect of the proposed development when combined with all other existing and anticipated development will increase the water surface elevation of the base flood more than one foot at any point.) A copy of the latest available FIRM map is provided in appendix A. EXISTING FLOOD CONTROL STRATEGIES For flood control purposes, the City divides itself into three zones4: The three zones have three different strategies which are summarized in the table below: Table 1 - Existing Flood Control Strategies:! Southwest 'A' Retain runoff on-site or in regional infiltration basins Northeast 'B' Send runoff directly to creek as quickly as possible unless a site specific study indicates otherwise Detention basins that discharge post-development runoff and pre-developed runoff rates. Northwest 'C' A map indicating the area covered of each of the zones is provided in tre appendix. Due to the sandy soil types associated with Southwest 'A' zone, this zone utilizes infiltration (retention) basins and pumping operations to manage storm water. WG 0232.0506 City of Arroyo Grande Detention Basin Analysis June 28, 2006 Page 4 of 8 The Northeast 'B' zone consists primarily of clayey soils that were previously determined to not be suitable for infiltration basins. Watershed areas in this zone generally drain toward neighboring creeks. The area creeks, particularlyTally.Ho anqArroyo Grande Creeks, do . not have excess capacity to accommodate increasec!" peak flows. Therefore the drainage sirategy for this area currently is not to limit or reduce the peak flow in the creeks unless detention is warranted to keep from overwhelming adjacent properties or storm drain . facilities. The use of detention basins is avoided within Zone B (except when a site specific study indicates a benefit to downstream area) and that runoff be conveyed directly to the creeks through storm drains or other facilities. The Northwest 'C' zone watershed generally drains to Meadow Creek and toward neighboring cities. Because of capacity limitations downstream, it is recommended that peak storm flows not exceeding existing levels as development occurs. This can be achieved with detention basins. Lopez reservoir provides significant flood control benefits to Arroyo Grande Creek and therefore to the City of Arroyo Grande. This benefit is less pronounced when the basin in '.. full and able to pass peak flows attenuated only by the spillway. Flows currently being released from the reservoir serve to maintain water levels at a low elevation in Arroyo Grande Creek and therefore provide significant flood protection for low-lying properties along Arroyo Grande Creek. SCOPE OF STUDY This section provides a narrative of the individual study components chosen for use in the study. Individual study components addressed in this section include: . . Representative storms . Change in Imperviousness . Location of theoretical development . Influence of Lopez dam . Size of theoretical development . Cumulative effect A summary of the scenarios evaluated in this study is provided in table 2. The peak flows and time of concentrations for each scenario will be analyzed at the theoretical development site and at the point of convergence in either Los Berros Creek or Arroyo Grande Creek. Table 2 -Scenarios Evaluated :~s~l~i;'jilrl~l~wJ.=~i:~tif~g 2 x X X X X X X X X X X X X X X X X X X X X X X X X X X X 5 10 20 50 X X X X X X X X 100 WG 0232.0506 City of Arroyo Grande Detent!on Basin Analysis June 28, 2006 Page 5 of 8 Representative Storms Each scenario was analyzed using the 2, 5, 10, 20, 50 and 100 year storms. The 2-year storm peak flow rate from the site is necessary to establish the proposed detention basin discharge rate. The 10-year storm was chosen because that is the return storm where the water surface elevation is just below the levee elevations at certain key levee locations and above the levees between Highway 1 and the lagoon'. The 5, 20, 50 and 100-year storms . were selected to document the anticipated change in the peak flow rate for each of those recurrence intervals. Lopez Dam Influence Lopez reservoir provides significant flood control benefits to Arroyo Grande Creek and therefore to the City of Arroyo Grande. The benefit is less pronounced when the basin is full and able to pass peak flows attenuated only by the spillway. To fully gage the performance , of detention basins in Zone B, each scenario combination was analyzed twice~ once assuming that the Lopez Dam was not spilling and the other assuming that itwas. Location Since Zone A and C already recommend the use of retention or detention basins, the effort . to analyze the value of . requiring detention basins was limited to development that is proposed within the Northeast Zone-- Zone B. The two locations shown on the adjacent map were chosen as theoretical development locations. They represent development in the upper and middle areas of Zone . B (the only area where detention basins are not already required by City. Code). T --S-,. .v Figure 1 - Theoretical Detention Basin Locations Development The approach consisted of looking at pre and post development runoff of two different sized developments (5 acre and 15 acre) located within two different areas of Zone B. WG 0232.0506 City of Arroyo Grande Detention Basin Analysis June 28, 2006 Page 6 of 8 . Change in Imperviousness Pre-developed impervious rates remained unchanged from Swanson assigned rates. Post- development rates were set to 70% to represent commercial development typical site characteristics. '. Cumulative Effects Data generated in this analysis will be examined for potential cumulative effects. . Time of Concentrations A minimum of ten minutes was used as a time of concentration. Pre-developed times of concentration were longer than post-developed time of concentrations. Detention Basin Sizing The detention basin was sized in accordance with San Luis Obispo County's 50/2 detention basin policy. The 50/2 policy is to detain the post-developed 50-year storm return runoff and release it at the 2-year pre-developed storm runoff rate. The 50/2 policy was chosen to be . . coni?istent with existing San Luis Obispo County detention policy. HYDROLOGIC MODEL Hydrologic calibrated data previously developed by the Army Corps of Engineer, was entered into a HEC-HMS, Version 3.0.1 model recently developed and calibrated by Swanson Hydrology and Geomorphology in support of their "Arroyo Grande Creek Erosion, Sedimentation and Flooding Alternatives Study." The model was used to establish storm precipitation and existing basin characteristics and uses the initial and constant loss method. The following steps were taken for each storm return and proposed development site evaluated: 1. Load and run original Swanson Hydrology + Geomorphology Model. Verify output of sub basins is consistent with Swanson Report. Document the pre-developed peak flow and time to reach peak flow for the sub basins altered and the reach of Arroyo Grande's creek affected by a proposed development. 2. Break proposed development sub basin into two sub basins: one sub basin was set to the size of the theoretical development and the other to the net remaining area of the original sub basin. Rerun the model and verify that the output is consistent with . Swanson Report and previous runs. Document the pre-developed peak flow and time to reach peak flow for the sub basins to be altered. 3. Change the percent impervious and time of concentration of the proposed development sub basin to represent the percent impervious consistent with a commercially deveioped site. Rerun the model. Document the pre-developea peak flow and time to reach peak flow for the sub basins altered and the reach of Arroyo Grande's creek affected by a proposed development. . 4. Create a detention basin between the proposed development sub basin and the junction connecting the proposed development sub basin to the .net area sub basin. Document the pre-developed peak flow and time to reach peak flow for the sub basins altered and the reach of Arroyo Grande's creek affected by a proposed development. WG 0232.0506 City of Arroyo Grande Detention Basin Analysis June 28, 2006 Page 7 of 8 EVALUATION CRITERIA To evaluate the effectiveness of detention basins in reducing the flood risk of Arroyo Grande and their downstream neighbors, the following post-development parameters will be compared and contrasted with the pre-existing counterparts: . Peak flow rate . Time of Concentration The effects are looked at both within the basin the development is simulated in and as carried over to the creek downstream of the development since the basis for the proposed requirement to install detention basins is to reduce flooding risks to downstream properties. The response at Arroyo Grande Creek will be evaluated over a range of storms. Other . criteria such as water quality, runoff velocities and depth or the capacity of existing storm . water facilities were not analyzed as part of this study. RESULTS Detention facilities should only be required where they are shown to be beneficial by hydrologic, hydraulic and cost analysis. Lopez Reservoir Influence . Detention basins within Zone B are slightly more beneficial if Lopez Reservoir is overtopped than when it is not. Peak flow rates of detention basins vs main channel Risk of flooding at downstream locations was increased due to the presence of a detention basin in half of all the scenarios evaluated. Detention basins were most ineffective when the basin peak discharge rates were achieved before main channel peak discharge rate was realized. Development runoff detained in accordance with San Luis Obispo County 50/2 detention policy decreased the peak runoff rates leaving the development site but increased the ultimate peak runoff rates in Arroyo Grande Creek. Cumulative Effects There were no conclusive trends (development size, basin size, storm return, etc) identified that could be applied broadly across the area studied. . Recommendations It is not recommended that a uniform policy be adopted to require all new individual . developments to construct and maintain detention basins at their site. However, it is recommended that all new developments demonstrate the benefit, or lack thereof, of utilizing detention basins to reduce post development peak runoff rates to that of the pre- developed site runoff rates. . WG 0232.0506 City of Arroyo Grande Detention Basin Analysis June 28, 2006' Page 8 of 8' APPENDIX A Exhibits & Maps ~ ~ ~ ] 8 J. ~ N 0 ~ .r ~ .1 I: 1 ll) '" , .f '" .~ I ... .j - 0 , ~ - ~ ! ..J Q ~ ..... ... ~ 0 ~ ~ ~' ~ ~t S .,. dll € ~ ~ \t Jl 1'l g ~ ~ ....l ~ ..., .. -ll ~ II go B 1 .~ ~ J j l ~ 8 fl:ll " ..." .E ~ '" . rl .~ ~ ~ 0 Po. -< P:l (j Il Il U o 0 g NNN <<:l <<:l e>,..: LI) <<:l LI'i _N l"- Ll) ..,<0 '; ''"' ;-~/-'-c-, " I ~,/ i , ( ! ! ) '~ ( , , i ?i" ...., '",-- " , \co , ... \ Q. ---- '-, ',0 /~', ''--''v'- <Xl I"- ..J<O I leQBnd ......-""-- l...:.....,..~. 1'~_ _""_'1>0"'9"9"'" "",""fl..~...,i.Ilo;';''' e-......u...Iiol'" ;o.ncentration Point ;:;do-B?s;n n . s . t ",. . 65Ign0ti("~ iJo~)<)gin An:;a(~q. ;'1) "D o ~ . '" , Arroyo G randa Creek f ~ ~ O~ ~'" ~~- "" rrlO ~'" ~"D ~ ~ ~'~ ~ ~~ "''' ;:;:2. ~" ~ ~ '" ~ o~ :o~ ~o ......'"" ;;,0 0:0- ~'" ~,~ I"l'~ ~ "," ~:%I. "l~ ~ @ L 6.78 @ .(1) o ~ ~'" ~~ z;g ~'" c~ ~~ 0", ~:...: ~o ,,'" 0", ,,0 g~ z~ :J~ V'l17 ~"' ",<^ ~V; '" ~ ...,N''''' B 13.45 '\ """- ~@: ~" "-'1' ' ". ,.....~. ,,~&\ ,,_ ~t"" f-J~'" ,.~... '"""'""'- \~ n c "\" ''',' ',j 9.80< F \, III I 1745 '" ), \ ~ (I , / f. '7i "... '(: J '\ J.,,,' '\. :(\. 1 r,..! 0 "'-..Ll~") I)' 'i 5.38 ..1:7' ~'.'; ~~t',:c,~ @ . eZ:t~<1l )i;u ..~ ~t.f'" . rn ' \' ~ . ?...~;;:.;.., ~", . :\ ~ E 11.?[) I \.., i , ) '''~'\. . . '\.., '-. s ,......./ "\ ~:~\ ...."', ,i~4"'."i:';;'''''''''~ ('-.,.. " --./ "'" :-~-.< \ p -,..",. . I ~- ."" \ '"_''' .....'~.."..':"..:. \. ",,19 '\ .>'" .~,J" @ "- K p' -10 - {; "\. 9 _ " -~ " I ..... ,__' ,./._'~,<..'~ .(\~l \ ~ 71....\',;.,. \" ~ m .~..," '." j \....'.' :~i~........."Ei.,.i ~~..... l"!':I:. ..' !...,,) ".'.';..:.;~',. [......,. ,~"'./.../-..,k' F' ~~W I .' .' --"~' ..'" " l':' '.-" ,,,,' "f N@,...,,(.R'@". 43" .. .., .. .. ... .\'- 3.28 . . I" I " i \ . ( , 25.6~_ .",H_ P'.., ....'!'.......-- "'H"~_: -,.-,.-.. ,..V'"'"~-....... N i ! ~ '~ Scole. . .. Mi les , I o I , I , I , I z ~ ~ i"", 'l/~, " , i ! .i;t;~, ,. ",L1j z ~.i';~):i::,':~:O .~~,. c"'+llEN 'l,fg '.0, .. ":~ "\ ' . \~l;\- ~ . ':', ;', ~. \';\' liS I,' "",' u r: t; ~W >z ~2 I:C o '.Z " .~,~ " 'i::.', r";\ 1\\\ :1 \\/'''','/,. -~I:..):/ ' "'1\",; ,.;, :'L !. I "-, ., " - ". " " -, ;f - - 1-' C/) Ww .;:: z .~O N .5fi ,-!' :... :,,~.:i ,.... ".';,:- ,"( ~ " '. ~, "\1,\1- '-p' Ie :.~, 'L . ! ,].1...... '~t\ ~?~~:: ., < '. ,. ." ~ '" I g ~ '" "" ::;; w z '--2 I ~ h ~ II I m ~ ~ "; '~ ~ III ~ .. Q '€ ~ ~ , , ~ I) t . ~ ~ ~ ~ o ' ~ ~ C'.~ ~ ~ ~ 't~'t ~-i~ - -+ ~ ~ ":r- 1. S E G .. .t >I { ~ 2 ..... fii", ,~ "nj ... ... ., .. ~ ' ! ~ 5: \.t cI:' d: ~ ( '!!l~ 1.1 ~fw ~ I I ~::l ~ ~ l! I i:i~... ~ .. ~ ~ i I 1ll:5 Iii ;: .. II J ~, . pQ,;~ ~ ~ ;/ ~ m . ~I~ I I ......:i ,. ~ ~ " ~ l!l ~ ! { iil!Q i 1~ (~~ ~ ~~I[ [~ !~~ l"di ~~~ i i If Ii n n if H i Hi J In 1111 t Ii! i ~~~~~III~IIIIIDD~~~lllill~l!rnrn~rnDrn .1 , , I , , ~ I , ,I " , APPENDIX B References Arroyo Grande Creek Erosion, Sedimentation and Flooding Alternatives Study for Coastal San Luis Resource Conservation District, Swanson Hydrology + Geomorphology, January 4,2006 2 City of Arroyo Grande Development Code; Adopted by Arroyo Grande City Council, May 1991 9-09 9-15 Special Districts Improvements City of Arroyo Municipal Code, Adopted by Arroyo Grande City Council, November 22, 2005 Title 8 Obstruction of Streams, Drainage Channels and Watercourse Title 13 Excavation, grading, erosion and sediment control Title 16 Development Code Section 16.44 Special Districts Section 16.68.030 Flood Control and drainage FEMA Flood Insurance Study, City of Arroyo Grande, California, March 19, 1984 3 City of Arroyo Grande Drainage Master Plan 4 ACOE Flood Hazard Mitigation Plan Report, City of Arroyo Grande, San Luis Obispo County, California, January 1999. APPENDIX C Model Runs . .. ~ .. . <( . .. . m . .. c . .. c !h I 0 0 ~ 0 0 0 - - . 0 . ; . . . . . . Pi f 11~ " , . . . " " ~ ~ ~ ~ " ~ . . . :; I , " if ! . . 3 . 3 - " N - - - - - - - - - - - - <- I. ~ !l " ! . . ti . . . . " - - - - - 0 . N . " - . if ! ~ = N - ~ " : " " " " " - - " - - - 'I I. " ! . 0 . . ~ ~ ~ 3 P . " N - - . ; 0 . N " - . h H ~ ~ ~ " " " " " ~ " " - " " ~ " " " I' ll! ~ . . " N . ~ . . . " ~ ~ . . j ii S a s ~ g s i ~ ~ . " - . - i , h H ~ ~ ~ " " " " " ~ " " - " " ~ " " - ; I' I f Ji , 0 a . . . . . 0 ~ ~ N S ~ ~ i ~ ~ . ~ . . s , ! . - . - . . " t h ~ ~ ~ " " " " " ~ ~ " " " " ~ " " " I' I ! . . " . . . . ~ ~ !' ~ . ~ ~ i ~ N ~ N " 1 . E I; - . ii " - h h - - ~ ~ ~ ~ - ~ ~ ~ ~ . - ~ ~ . . . I' ,- ~ . . . . . . ~ ~- . ! . . ~ ~ ~ ~ ~ ~ .~ . ~ . " . - . . " - . I , H ~ . ~ ~ ~ ~ ~ . . .. ~ ~ . . . h I' - - - ; ,. ,. i . . . . . " f !' 0; ; " ! ~ ~ ~ . . ~ Ii ~ g ~ ~ . - . . " " . , 1, ~ ~ . ~ ~ ~ . . . ~ ~ . . . i '. - - - - I' , 1 i . . " . ; ~ ~ " E Ii " ~ ~ . . g " . . , - . . . . , h h - g ~ - ~ - ~ " . . . . ~ ~ " ~ ~ - I ,- , ~- 0 ; . = , . . ~ 1 N " N " " " N - - " " - . II , i . . . . . . . . . . . N " N " - . . . . . ~ . , a . . . . . . . . . . . . . . . . . . H I' ,. " , . . . . . . . . i " . c ~ - . . . . " . - < . t h . . . . . . . . . . . . . . . . . . I' I '. . ~ . . . . ,- " c - " . . . . . - " - ~ N l! ~ . . . . " ~ . . . . " ~ . . . . " , ] , ! - . . . . . . . " . " - - - - - - - . i - - - - - - " " " " " " " " " " " " . } , L i~ ~! !' 55 , ~' APPENDIX 0 Applicable City Codes . Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL Page 1 of16 Title 13 PUBLIC WORKS Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL 13.24.010 Puroose. 13.24.020 Seooe. 13.24.030 Permits reauired. 13.24.040 Hazards. 13.24.050 Definitions. 13.24.060 Permit aoolication. olans. soecifications and reoorts required. 13.24.070 Fees. 13.24.080 Bonds and securities. 13.24.090 Desian standards for cuts and excavations. 13.24.100 Fills. 13.24.110 Desian standards for cut and fill setbacks. 13.24.120 Desian standards for drainaae and terraces. 13.24.130 Desian standards for erosion and sediment control. 13.24.140 Insoections and comoliance. 13.24.010 Purpose. The purpose of this chapter is to safeguard life, limb and property, water quality, safety and the public welfare by regulating and controlling grading, clearing and erosion on private property. (Ord. 537 !l1 (part), 2003: prior code !l 7-1.01) 13.24.020 Scope. This chapter sets forth rules, regulations and minimum standards to control excavation, grading, erosion and sediment; requires control of all existing and potential conditions of accelerated erosion; establishes administrative procedures for issuance of permits; and provides for approval of plans and inspections during construction and maintenance. All activities subject to subdivision map requirements and/or building permits shall meet these standards. (Ord. 537 !l1 (part), 2003: prior code !l7-1.02) 13.24.030 Permits required. No personshall do any land disturbance work without first obtaining a permit from the building http://municipalcodes.lexisnexis.com/codes/arroyo/_DAT AlTITLE 13/Chapter _13 _24_ EXC... 6/2/2006 Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL Page 2 of 16 official except as follows: A. Isolated area: grading in an isolated, self-contained area if there is no danger to private or public property; B. Emergency work: work necessary to preserve life or property; provided, however, that when emergency work is performed under this section, the person performing it shall report the pertinent facts relating to the work to the building official within fifteen (15) days after commencement of the work and shall thereafter obtain a permit pursuant to Section 13.24.060 and perform such work as may be determined by the building official to be reasonably necessary to correct any erosion or conditions with a potential to cause erosion as a result of the emergency work; . ' C. Excavation: an excavation which does not exceed one hundred (100) cubic yards and is less than two feet in depth, does not create a cut slope higher than five feet and steeper than two to one (2:1) (see Figure 2 in Section 13.24.110); D. Fill: a fill containing only permitted materials less than one-foot deep, placed on natural terrain slope flatter than five to one (5:1), does nor exceed fifty (50) cubic yards on anyone site, including stockpiles, does not alter or obstruct a drainage course, will not be used for structural support or roadways and the area graded or filled does not exceed eleven thousand (11,000) square feet (one.quarter acre). This exemption shall not apply to a fill within a riparian zone; E. Basements and footings: an excavation below finished grade for basements and footings of a building, retaining wall or other structure authorized by a valid building permit. This shall not exempt any fill except as provided under subsection D of this section, made with the material from such excavation or exempt any excavation having an unsupported height greater than live feet after the completion of such structures; F. Cemeteries: cemetery graves; G. Refuse disposal: refuse, individual and/or commlinity sewage disposal sites controlled pursuant to other regulations; , H. Walls and utilities,: excavations for wells, tunnels or utilities; I. Exploratory investigations: excavations under the direction of a soils engineer or engineering geologist where such excavation is to be returned to the original condition within forty-live (45) days after the start of work; J. Clearing an area of eleven thousand (11,000) square feet (one.quarter acre) or less on five percent slopes or less; K. Agricullural: normal routine farming activities necessary to manage land, crops and/or animals for food production; L. Mining, quarrying, excavating, processing, stockpiling of rock, sand, gravel, aggregate or clay where established and provided for by law, provided such operations are conditioned by other permits to preclude discharge of sediments offsite and provided such operations do not affect the lateral support or increase the stresses or pressure upon any adjacent or contiguous property. (Ord. 537!l1 (part), 2003: prior code !l7-1.03) , 13.24.040 Hazards. A. General. No person shall cause or allow the persistence of a condition on any site that could cause accelerated erosion. Accelerated erosion shall be controlled and/or prevented by the responsible person or the property owner by using practices outlined hereinafter as applicable. Additional measures may be necessary, and may be specifically required by the building official when work is on geological unstable areas, thirty (30) percent or steeper slopes, and/or on soils with a severe erosion hazard rating by a USDA Soil Survey. Soil sterilants that last longer than four weeks shall not be used on soils or slopes which may subsequently need vegetation for erosion and sediment control. Where feasible, erosion hazard problems shall be controlled no later than the beginning of the next winter or adverse season. B. Hazardous Conditions. Whenever the building official determines that any existing excavation or embankment or cut or fill on private property has become a hazard to life and limb, or http://rnunicipalcodes.lexisnexis.com/codes/arroyo/_DAT AlTITLE13/Chapter _13_24_ EXC... 612/2006 Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL Page 3 of16 endangers property, or adversely affects the safety, use or stability of a public way, drainage channel or causes significant impact on the natural resources of the area, the owner of the property upon which the excavation, cut or fill is located, or other person or agent in control of the - property, upon receipt of notice in writing from the building official shall, within the period specified therein, repair or eliminate such hazard and conform with the requirements of this chapter. No permits of any kind shall be issued if the building official determines that proposed construction work is hazardous to the extent described above, or the work is subject to a major . flood hazard dangerous to life or property, and which hazard cannot be eliminated, prevented, or corrected. (Ord. 537 !l 1 (part), 2003: prior code !l7-1.04) 13.24.050 Definitions. When used in this chapter, the definitions listed hereunder shall have the meanings as specified in this section: "Accelerated erosion" means rapid erosion caused by human-induced alteration of the vegetation, land surface topography or runoff patterns. Evidence of accelerated erosion is indicated by exposed soils, active gullies, tills, sediment deposits, or slope failures caused by human activities, including grazing promoted by human activities. "Access and building envelope" means a delineated area within which all land disturbances for . construction of access and/or building will be confined. "Applicant" means any person, corporation, partnership, association of any type, public agency or any other legal entity who submits an application to the building official for a permit pursuant to this chapter. "Approval" means a written engineering or geological opinion concerning the progress and completion of the work. "Asijrade" is the surface conditions extent on completion of grading. "Bedrock" means in-place, solid rock. "Bench" means a relatively level step excavated into earth material on which fill is to be placed. "Best Management Practices (BMPs)" are practices, means, methods, measures, devices, structures, vegetative plantings and/or a combination thereof designed to safely control erosion and sediment so that construction wastes or contaminants from construction materials, tools and equipment are prevented from entering the storm drain system. "Building official" means the officer or other designated authority charged with the administration and enforcement of this code, or a duly authorized representative. For purposes of this section, the building official shall be the director of public works. "Borrow" means earth material acquired from an off-site or other on-site location for use in grading on a site. "Clearing" means the removal or vegetation and debris down to bare soil by any method. . "Civil engineer" means a professional engineer registered in the state to practice in the field of civil works. "Civil engineering" means the application of the knowledge of the forces of nature, principles of mechanics and the properties of materials to the evaluation, design and construction of civil works. "Compaction" means the densification of earth and solids or a fill by mechanical means. "Development permit" means a permit issued for new land use activities, building, grading, land clearing, subdivision, planned unit development, and/or other project approval process administered by the city. "Drainage course" mean a well defined, natural or man-made channel which conveys storm water- runoff either year-round or intermittently. - "Earth material" means any rock, natural soil or fill and/or any combination thereof. "Engineering geologist" means a geologist experienced and knowledgeable in engineering http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T AlTITLEl 3/Chapter_l 3 _24_ EXC... 6/2/2006 Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL Page 4 of 16 geology and registered with the state to practice engineering geology. 'Engineering geology" means the application of geologic knowledge and principles in the investigation and evaluation of naturally occurring rock and soil for use in the design of civil works. 'Erosion" means the wearing away of the ground surface by the actions of water, wind, ice, gravity, or a combination thereof. 'Erosion control specialist" means a person who is registered in the state or by a professional society and is capable of preparing erosion and sediment control plans. In the event it is the opinion of the building official such plan requires design of civil works, the specialist must be licensed as a civil engineer in the state. 'Erosion hazards" means the susceptibility of a site to erode based on soils, condition and steepness of a slope, rock type, vegetation, and other site factors. . 'Erosion, sediment and runoff control planning" means the application ofthe knowledge of erosion and sediment control principles and practices in the investigation and evaluation for use in the design of civil works. 'Erosion sediment and runoff control practices" means methods, measures, devices, structures, vegetative plantings and/or a combination thereof designed to control erosion and sediment; to safely contain and/or dispose of storm water runoff; and to stabilize soils and slopes. . 'Excavatio'n" means the mechanical removal of earth materials. 'Fill" means the deposit of permitted materials by artificial means. 'Grade" means the vertical location of the ground surface. 1. 'Existing grade" means the grade prior to grading. 2. 'Rough grade" means an approximate elevation of the ground surface conforming to the approved plan. 3. 'Finished grade" means the final grade or surface conditions of the site which conforms to the approved plan. 'Grading" means any excavation, filling, leveling, or combination thereof (excludes stripping and/or clearing). 'Key" means a designed, compacted fill placed in a trench excavated in earth material beneath the toe of a proposed fill slope. 'Land disturbance" means clearing, stripping, grading or other manipulation ofthe natural terrain by manual and/or mechanical means. 'NPDES" means National Pollution Discharge Elimination System, the national program for controlling discharges under the Federal Clean Water Act. 'One hundred (100) year storm" means a storm with such intensity and duration that its magnitude would only be exceeded on the average once every one hundred (100) years. 'Owner" means the person or persons shown in the county recorder's office as owner of property. 'Permittee" means the owner, contractor, or any person undertaking land disturbance activities upon a site pursuant to a permit granted by the building official authorizing performance of a specified activity. "Runoff' means the passage of surface water over ground surface. "Sediment" means eroded earth material that is carried and/or deposited by water, wind, gravity or ice and is a major source of water pollution. "Site" means a lot or parcel of land or contiguous combination thereof, where land disturbance including erosion control, clearing; grading, or construction are performed, permitted; or proposed. ' "Slope" means an inclined ground surface, the inclination of which is expressed as a ratio of horizontal distance to vertical distance. "Soil" means naturally occurring superficial deposits overlying bedrock. "Soil engineer" means a civil engi~eer experienced and knowledgeable in the practice of soil http://municipalcodes.1exisnexis.com/codes/arroyo/ J)A T AlTITLE 13/Chapter _13_24_ EXC... 6/2/2006 Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL . Page 5 of 16 engineering. . "Soil engineering" means the application of the principles of soil mechanics in the investigation, evaluation and design of civil works involving the use of earth materials and the inspection and testing of the construction thereof. "Stabilization" means the prevention of erosion to exposed soil. "Start of construction" means the firstland-<listurbing activity associated with a construction project. "Storm Water Pollution Prevention 'Plan" is a plan that provides for erosion control using the specific best management practices to control sediment and erosion on a construction site during and after construction. "Stream" means any water course as designated by a solid line or dash and three dots symbol shown on the largest scale of United States Geological Survey map most recently published. "10-year storm" means a storm with such intensity and duration that its magnitude would only be exceeded on the average once every ten years. "Terrace" means a relatively level step constructed in the face of a graded slope surface for drainage and maintenance purposes. "Topsoil" means loose. pliable, organic and fertile earth materials on top of a soil profile, usually the "A" horizons. "Unstable soil" means soil which in the opinion of the building official. or the civil engineer. or the soils engineer or the geologist, is not competent to support other soil or fill, to support structures, or to satisfactorily perform the other functioning for which the soil is intended. (Ord. 537 !i 1 (part). 2003: prior code!i 7-1.05) 13.24.060 Permit application, plans, specifications and reports required. Except as exempted in Section 13.24.030 of this chapter, no person shall dO,cause, permit, aid, abet, suffer or furnish equipment or labor for any clearing, grading, erosion or sedimeni control work until a permit has been obtained from the building official by the owner(s) of the property or his or her agent. To obtain a permit, the applicant shall first file an application therefore in writing on a form furnished by the code enforcement agency for that purpose. A. Application. The application for a permit must include all of the following items: 1. Application form; 2. Two sets of the sile map and grading plans; 3. Two sets of the erosion and sediment control plan, where required; 4. Two sets of the soil engineering report, where required; 5. Two sets of the engineering geology report, where required; 6. Two sets of the work schedule; 7. Two sets of a vicinity map showing the location of the site in relationship to the surrounding area's water courses, water bodies and other significant geographic features, and roads and . other significant structures; 8. Application fees as stipulated in the current issue ofthe Uniform Building Code; 9. Performance bond or other acceptable security, when required. 10. Two sets of any supplementary material required by the building official. B. Application Form. The following information is required on the application form: 1. Name, address and telephone number of the applicant with date of application; 2. Names, addresses and telephone numbers of any and all contractors, subcontractors or persons actually doing the land disturbing and land filling activities and their respective tasks; 3. Name(s), address(s) and telephone number(s) of the person(s) responsible for the preparation of the site map and grading plan, erosion and sediment control plan, soil engineering and http://municipalcodes.lexisnexis.com/codes/arroyo/_ DAT AlTITLE1 3/Chapter _13 _ 24_EXC... 6/2/2006 ',Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL Page 6 of16 , engineering geology reports; 4. Signature(s) of the owner(s) of the site or of an authorized representative. . C. Permit Issuance. The building official may require that operations and project designs be , modified if delays occur which incur weather generated problems not considered at the time the , permit was issued. . , 1. A separate permit shall be required for each site and cover both excavations and fills, clearing, grading and erosion control work. 2. Approval of a permit shall require the abatement of any existing human induced or accelerated erosion problems on the property. The building official may seek abatement recommendation from local conservation districts, agencies, organizations and/or associations when available. 3. A permit shall authorize only that work which is described or illustrated on the approved site . plans and specifications. D. Site Map and Grading Plan. Two sets of the site map and grading plan shall be required and shall contain all ofthe following information: 1. Existing and proposed topography of the site taken at a contour interval insufficienUy detailed ' to define the topography over the entire site; 2. Two contour intervals that extend a minimum of one hundred (100) feet off-site, or sufficient to . show on- and off-site drainage; 3. Site's property lines shown in true location with respect to the plan's topographic information; 4. Location and graphic representation of all existing and proposed natural and man-made drainage facilities; 5. Detailed plans of all surface and sub-surface drainage devices, walls, cribbing, dams and other protective devices to be constructed with or as a part of the proposed work, together with a map showing the drainage area and calculations justifying the estimated runoff of the area served by any drain; 6. Location and graphic representation of proposed excavations and fills, of on-site storage of soil and other earth material, and of on-site disposal; 7. Location of existing vegetation types and the location and type ofvegetation to be left undisturbed; . 8. Location of proposed final surface runoff, erosion and sediment control practices; 9. Estimated quantity of soil or earth material in cubic yards to be excavated, filled, stored or otherwise utilized on-site; 10. Outline of the methods to be used in clearing vegetation, and in storing and disposing of the cleared vegetative matter; , 11. Proposed sequence and schedule of excavations filling and other land disturbing and filling , activities, and soil or earth material storage and disposal; , 12. Location of any buildings or structures, including wells and sewage disposal facilities on the property where the work is to be performed, and the location of any buildings or structures on land of adjacent owners which are within four hundred (400) feet of the property or which may be . affected by the proposed grading operations; . 13. North arrow, written and graphic scales. Specifications shall contain information covering construction and material requirements. E. Grading Requirements. All grading in excess of five thousand (5,000) cubic yards shall be performed in accordance with the approved grading plan prepared by a civil engineer, and shall be designated as "engineered grading." Grading involving less than five thousand (5,000) cubic yards shall be designated "regular grading" unless the permittee, with the approval of the building official, chooses to have the grading performed as "engineered grading." 1. Engineering Grading. A civil engineer authorized by state law shall prepare and sign the reports, plans and specifications required in subsections D and F of this section. 2. Regular Grading. The building official may require inspection and testing by an approved testing agency. The testing agency's responsibility shall include, but need not be limited to, approval concerning the inspection of cleared areas and benches to receive fill, and the http://municipalcodes.lexisnexis.com/codes/arroyo/_ DA T AlTITLE 13/Chapter _13 _24_ EXC... 6/2/2006 Chapter 13.24 EXCA V A TION, GRADING, EROSION AND SEDIMENT CONTROL Page 7 of16 . compaction of fills. When the building official has cause to believe that geologic hazards may be involved, the regular grading operation shall be required to conform to engineered grading requirements. F. Preliminary Reports. When required by the building official, each application for a permit shall be accompanied by two sets of supporting data consisting of a soil engineering report, . engineering geology report, erosion and sediment control report, and/or any other reports necessary. During grading, all necessary reports, compaction data, soil engineering, engineering geology and erosion and sediment control recommendations, in accordance with best management practices, shall be submitted to the civil engineer and the building official by the soil engineer, the engineering geologist, and the erosion control specialist. 1. The civil engineering report when required, shall include, but not be limited to: , i' .~": .. ~.:- i;";,:: :r')":;;',l;: ~-,;::i:,~~;:'~';;-::~:-,:~~',:Of.'''-'J~1~,:"~. :?~,"::::-;_';'E.:;;::~~",","",'::o:"?-,'_';:~'~f7::;~:"'~'?l~f"::'?:',rj~~g.,::'~.::;.:~:::~.'t-~.;.:;~,~-';;C-:~~ ' ". '.a:Hdrolo . icalcalc(jJiitions;~fru!1off fortei'i(10F'"eM"a' d,oj\li~liundi'ed(1 OO)T"ear'storm 1\ ..;}fr~q4~J1Ri~~~~:n~."?,g!1lR~r.~e~:*n~~~~mf~B~f~~f.~Ji;~?~!t~*~*~l1~f;~;~~ ;~ ,-;; ..:i>: iri~ "ectlilii 'afi(F~""r6va"I.'a~to'est~blisiifri~nt .;jf'lfile"S'iifnii'";....i'iide~.~ldestin:Ht~ a, rr~(;Wii'i' ,..... ,," .:. ,P ..._._....,.....-c.. _"',.,,., pp...,"- '~H' . ..,'- >," ..', '-"'_,'" -',",.,. ',.", -:,-. .;,;,..-;,u ."". .,,,,,,,,u,,.9 ~'~".'_."" .....,.,. __.eg..". . ,. ~.'~:-r-'r _~,,~....._k.-.~' ;,'2'measures;:iiicludin-'1I!Ei:!ixistin "and/!:ir;reiiife'dsaWStorm[driihiage'cif li1:1 ?!oiid', . """.'" .:[!;11~iE~~~I~I].__~~ifJ 2. The soif engineering report, when required, shall contain, but need not be limited to, all the following information: . a. Data regarding the nature, distribution, strength and erodibility of existing soils; b. Data regarding the nature, distribution, strength and erodibility of soil to be placed on the site, if any; c. Conclusions and recommendations for grading procedures; d. Conclusions and recommended designs for interim soil stabilization devices and measures and for permanent soil stabilization after construction is completed; . e. Design criteria for corrective measures when necessary; f. Opinions and recommendations covering adequacy of sites to be developed by the proposed grading, 3. The engineering geology report when required, shall contain, but need not be limited to, the following information: a. An adequate description of the geology of the site; b. Conclusions and recommendations regarding the effect of geologic conditions on the proposed development; c, Opinions and recommendations covering the adequacy of sites to be developed by the proposed grading; d. Need for subdrains or other underground drainage devices. 4. A stormwater pollution prevention plan (SWPP) plan, when required, shall incorporate the best management guidelines or requirements for stormwater management that have been defined or adopted by any federal, state, regional, county and/or city agency, The plan shall contain, but need not be limited to, the following information: a. A delineation and brief description of the practices to retain sediment on the site, including sediment basins and traps, and a schedule for their maintenance and upkeep; b. A delineation and brief description of the best management practices for surface runoff and erosion control practices to be implemented. including types and methods of applying mulches, and a schedule for their maintenance and upkeep; c. A delineation and brief description of the vegetative practices to be used, including types of seeds and fertilizer and their application rates, the type. location and extent of pre-existing and undisturbed vegetation types, and a schedule for maintenance and upkeep; d. The location of all the practices listed above shall be depicted on the grading plan, or on a separate plan at the discretion of the building official; http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T AffITLE 13/Chapter _13 _24_ EXC... 6/2/2006 Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL Page 8 of 16 e. An estimate of the cost of implementing and maintaining all erosion and sediment control practices. 5. Work Schedule. The applicant must submit a master work schedule showing the following information: a. Proposed grading schedule; b. Proposed schedule for installation of all best management practices for interim and permanent erosion and sediment control; c. Schedule for construction of final improvements, if any. G. Engineered Grading. It shall be the responsibility of the civil engineer who prepares the approved grading plan to incorporate all recommendations from the soil engineering and' engineering geology, and erosion and sediment control reports into the grading plan after approval by the building official. H. Notification Noncompliance. If, in the course of fulfilling their responsibility under this chapter, the civil engineer, the soil engineer, the engineering geologist, the erosion control specialist, or the testing agency find that the work is not being done in conformance with this chapter or the approved grading plans, the discrepancies shall be reported immediately in writing to the building official. Recommendations for corrective measures, if necessary, shall be submitted. I. Transfer of Responsibility for Approval. If the civil engineer, the soils engineer, the engineering geologist, 'the erosion control specialist, or the testing agency of record is changed during the course of the work, the work shall be stopped until the replacement has agreed to accept the responsibility within the area of his or her technical competence for approval upon completion of the work. J. Final Reports. Upon completion of the rough grading work and at the final completion of the work, the building official may require the following reports and drawings and supplements thereto: ' 1. An as-buitt grading plan prepared by the civil engineer, including original ground surface elevations, as-graded ground surface elevation, lot drainage pattems and locations and elevations of all surface and sub-surface drainage facilities, and providing approval that the work was done in accordance with the final approved grading plan; 2. A soil grading report prepared by the soil engineer, including locations and elevations of field density tests, summaries of field and laboratory tests and other substantiating data and comments on any changes made during grading and their effect on the recommendations made in the soil engineering investigation report, and providing approval as to the adequacy oflhe site for the intended use; , 3. A geologic grading report prepared by the engineering geologist, including a final description of the geology of the site including any new information disclosed during the grading and the effect of same on recommendations incorporated in the approved grading plan, and providing approval as to the adequacy of the site for the intended use as affected by geologic factors; 4. A stormwater prevention pollution report includes a description of the erosion, sediment and runoff control practices applied on the site, including any new information disclosed during site development and the effect of same on recommendations incorporated in the approved grading plan, noting any changes required, and providing approval as to the adequacy of erosion and sediment controls. K. Final approval shall not be given until all work, including installation of all drainage facilities . and protective devices, all erosion and sediment control, and vegetative measures, has been completed in accordance with the approved plans and the required reports have been submitted. L. Executed contract(s) or deed restrictions requiring maintenance and upkeep of final plan runoff and erosion control practices for as long as the building official determines necessary and as approved in the erosion and sediment control plan. . M. Variances. A request for variance from the provisions of this chapter, the permit conditions, or the plan specifications may be approved, conditionally approved, or denied by the building official. A request for a variance must state in writing the provision to be varied, the proposed substitute provision, when it would apply and its advantages. N. Work Time Limits. The permittee shall fully perform and complete all the work required to be 'http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T AlTITLE 13/Chapter _13_24_ EXC... 6/2/2006 Chapter 13.24 ~?CCA V ATION,GRADING, EROSION AND SEDIMENT CONTROL Page 9 of 16 " done within the time limits specified. If the permittee is unable to complete the work within the specified time prior to the expiration of the permit, a request shall be presented in writing for an extension of time, setting forth the reasons for the requested extension. If, in the opinion of the building official, an extension is warranted, additional time may be granted for the completion of the work. (Ord. 537 ~ 1 (part), 2003: prior code ~ 7-1.06) 13.24.070 Fees. A. Plan-Checking Fee. For excavation and fill on the same site, the fee shall be based on the volume of the excavation or fill, whichever is greater. Before accepting a set of plans and specifications for checking, the building official shall collect a plan-checking fee. Separate permits and fees shall apply to retaining walls or major drainage structures as indicated elsewhere in this code. There shall be no separate charge for standard terrace drains, erosion and sediment controls and similar facilities. The amount of the plan-checking fee for grading plans shall be as set forth in the latest version of the California Building Code Appendix Chapter 33 entitled "Excavation and Grading." The plan-checking fee for a grading permit authorizing additional work to that under a valid permit shall be the difference between such fee paid for the original permit and the fee shown for the entire project. B. Grading Permit Fees. A fee for each grading permit shall be paid to the building official as set forth in the latest version of the Califomia Building Code Appendix Chapter 33 entitled "Excavation and Grading.. The fee for a grading permit authorizing additional work to that under a valid permit shall be the difference between the fee paid for the original permit and the fee shown " for the entire project. (Ord. 537 ~ 1 (part), 2003: prior code ~ 7-1.07) 13.24.080 Bonds and securities. The building official may require bonds in such form and amounts"as may be deemed necessary to assure that the work, if not completed in accordance with the approved plans and specifications, will be corrected to eliminate hazardous conditions. In lieu of a surety bond the applicant may file a cash bond or instrument of credit with the building official in an amount equal to that which would be required in the surety bond. The surety bond, or in lieu thereof, less the costs of remedial work, if any, shall be released when the building official determines that the best management practices for erosion and sediment control practices have permanently stabilized the site, but not later than eighteen (18) months after installation of all permanent erosion control practices. (Ord. 537 ~ 1 (part), 2003: prior code ~ 7-1.08) 13.24.090 Design standards for cuts and excavations. Unless otherwise recommended in the soil engineering and/or engineering geology reports approved by the building official, cuts and excavations shall conform to the provisions of this section. A. The slope of cut surface shall be no steeper than is safe for the intended use. Cut slopes shall be no steeper than two to one (2:1), horizontal to vertical. Due to individual site soils and geology, flatter and shorter slope lengths may be required, or steeper and longer slope lengths may be allowed upon review by the building official when he or she is presented with evidence that this is consistent with the building and safety. Cut slopes shall be rounded off so a"s to blend in with natural terrain. B. Stockpiles. Stockpile material for trenches and pits will be not adjacent to the excavation to be promptly backfilled and compacted into trenches and pits. Excavated material not needed at the site will be disposed of as approved by the building official. C. Vegetative Protection. All earth cuts shall be planted with temporary and permanent vegetation or otherwise protected from the storm runoff erosion within thirty (30) days of the http://municipalcodes.lexisnexis.com/codes/arroyo/_ DATA/TITLE 13/Chapter _13 _24_ EXC... 6/2/2006 Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL Page 10 of 16 completion of final erosion control and grading work. Planting shall be watered or irrigated to establish a root system before the rainy season, if determined necessary by the building official. (Ord. 537 ~ 1 (part), 2003: prior code ~ 7-1.09) 13.24.100 Fills. Unless otherwise recommended in the soil engineering and/or engineering geology reports approved by the building official, fill shall conform to the provisions of this section. In the absence of an approved soil engineering report, these provisions may be waived for minor fills not intended to support structures. A. Fill Location. Fill shall not be constructed on natural slopes steeper than two to one (2:1). The area beyond the toe of the fill shall be sloped for sheet overflow or a protected drain shall be provided. s. Fill Slopes. The slope of fill surfaces can be no steeper than is safe for the intended use. Fill slopes shall be no steeper than two to one (2:1). Due to individual soil properties, shorter and flatter slopes may be required or steeper and longer slopes may be allowed upon review by the building official if he or she is presented with evidence that the deviations are consistent with stability and safety. Fill slopes shall be rounded off so as to blend with the natural terrain. C. Ground.Preparation. Natural ground surface over which fills are planned shall first be cleaned of all trash, vegetation, stumps, debris, noncomplying fill, and other unsuitable materials and shall be scarified prior to the placement of the fill. Topsoil shall be removed and stockpiled for use in final grading. Where slopes are five to one (5:1) or steeper and height is greater than five feet, a bench ten (10) feet wide minimum, as determined by the soils engineer, shall be dug into undisturbed, solid competent soil or bedrock beneath the toe ofthe proposed fill. The bench must be inspected and approved by the soils engineer and/or engineering geologist as a suitable foundation before placing fill. The area beyond the toe offill shall be sloped for sheet overflow or a paved drain shall be provided. D. Materials Permitted. Only permitted material free from tree stumps, detrimental amounts of organic matter, trash, garbage, sod, peat and/or similar materials shall be used. Rocks larger than twelve (12) inches in greatest dimension shall not be used unless the method of placement is properly devised, continuously inspected and approved by the building official. Rock disposal areas shall be delineated on the grading plan. . The following shall also apply; 1. Rock sizes greater than twelve (12) inches in maximum dimension shall be ten (10) feet or more below grade, measured vertically. 2. Rocks shall be placed so as to assure filling of all voids with fines. Topsoil is to be used in the top twelve (12) inch surface layer to aid in planting and landscaping. E. Compaction of Fill. All fills shall be compacted to a minimum relative dry density of ninety (90) percent as determined by ASTM D-1557-78 or USC Standard No. 70-1. Field density verification shall be determined in accordance with USC Standard No. 70-2 or by an approved equivalent. A higher relative dry density and/or additional compaction tests may be required at any time by the building official. F. Vegetative Protection. All earth fills shall be planted with ternporary and permanent vegetation or otherwise protected from the effects of storm runoff erosion within thirty (30) days of the completion of final grading, and planting shall be watered or irrigated to establish a root system, if determined necessary by the building official. (Ord. 537 ~ 1 (part), 2003: prior code ~ 7-1.10) 13.24.110 Design standards for cut and fill setbacks. The setbacks and other restrictions specified by this section are minimum and may be increased by the building official or by the recommendation of the civil engineer, soils engineer or engineering geologist, if necessary for safety and stability or to prevent damage of adjacent properties from deposition or erosion, or to provide access for slope maintenance and drainage. Retaining walls may be used to reduce the required setbacks when approved by the building http://municipalcodes.lexisnexis.com/codes/arroyo/_ DAT AlTITLEI 3/Chapter _13_24_ EXC... 6/2/2006 Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL Page 11 of 16 official. . A. Setbacks From Property Lines. The tops of cuts and toes of fill slopes shall be set back from the outer boundaries of the permit area, including slope-right areas and easements, in accordance with Figure No.1 and Table No. 70. . B. Design Standards for Setbacks. Setbacks between graded slopes (cut or fill) and structures shall be provided in accordance with Figure No.2. Figure No.1 -- '... lit 1'... . *'" ,. ..-......, Table No. 70 Required Setbacks From Permit Area Boundary (In Feet) IH Setback a II Setback bi I lunder 5 0 II 1 I 15 - 30 HI2 II H/5 I lover 30 II 15 II 6 I 1 Additional width may be required for interceptor drain. Figure No.2 http://municipalcodes.lexisnexis.com/codes/arroyo/_ DAT A1TITLEI3/Chapter _13 _24_ EXC... 6/2/2006 Chapter 13.24 EXCA V ATION,GRADING, EROSION AND SEDIMENT CONTROL Page 12 of 16 -- ""." .... ~' '.":j( y....... C. Stream and Riparian Setback. Tops and toes of cut and/or filled slopes shall be set back far enough to prevent encroachment upon streams, flood plains, or channels, or body of standing water to provide and maintain an undisturbed protective strip between the grading and the riparian corridor. This strip shall have sufficient filter capacity to prevent degradation of water quality, as determined by the erosion and sediment control specialist and approved by the building official. If it is determined that the filter capacity of the protective strip is insufficient, or development activity will encroach upon riparian zones, additional setback distance and/or erosion control practices may be required. D. Retaining Walls. Retaining walls, when keyed into stable foundations and capable of sustaining the design loads, may be used to reduce the required cut and fill setbacks when recommended by the civil or soils engineer, or engineering geologist and approved by the building official. E. other Restrictions and/or Minimums. Other requirements may also be increased or relaxed upon review by the building official if he or she finds the deviations consistent with safety and stability and to provide access for slope maintenance and drainage. (Ord. 537 ~ 1 (part),2003: prior code ~ 7-1.11) 13.24.120 Desig n standards for drainage and terraces. Drainage facilities and terraces shall conform to the provisions of this section unless otherwise indicated on the approved permit and plans. Site development shall have no adverse impacts on adjacent and downstream locations. If adverse impacts are identified. off-site erosion. sediment and flood control improvements to the drainage way will be required to eliminate the adverse impacts. A. Runoff Calculations. The approved plans shall show by table and/or calculations the peak rate of storm runoff both before and after development. To eliminate adverse impacts of runoff and sediment, a combination of storage, infiltration, and controlled release of stormwater runoff may be required. Calculations may be required to demonstrate that the cumulative effects of the tributary flows will not have an adverse effect upon ultimate peak discharge through a channel due to modifications to the channel resulting from the retarding. B. Drainage Facilities. 1. Disturbance of natural drainage ways shall be kept to a minimum and existing drainage courses shall not be obstructed or obliterated without mitigating measures installed that have been approved by the building official. Grading equipment shall not disturb or cross flowing streams unless absolutely necessary and only with prior approval from the building official. It is the responsibility of the permittee to secure any additional permits from agencies exercising jurisdiction over the stream. 2. Whenever a grading operation obstructs or impairs the flow of runoff in an existing drainage course, a culvert, bridge or other suitable drainage facility designed and acceptable to the building official shall be installed to convey the flow past the point of impairment. 3. No construction materials or construction by-products shall be discarded in any drainage way or riparian zone. 4. Drainage facilities, including paved, rock or vegetative channels, culverts or pipe drains, shall be designed to safely carry existing and potential off-site runoff from a fully developed area http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T AlTITLE 13/Chapter _13 _24_ EXC... 6/2/2006 Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL Page 13 of 16 upstream, as well as local on-site surface and subsurface waters to the nearest adequate drainage course designated for such purposes by the building official and/or other appropriate jurisdiction as a safe place to discharge such waters. Properly designed energy dissipators may be required at the point of discharge. 5. Culvert size and materials shall be determined by the civil engineer in accordance with standard design criteria and as approved by the building official. Minimum diameter shall be eighteen (18) inches. 6. Cuts, fills and retaining walls shall have subsurface drainage facilities as necessary for stability. . 7. Berms, ditches, interceptor drains, or swales shall be constructed at the top of cut and filled slopes for protection against water runoff. Paved interceptor drains shall be installed along the top of all cut slopes where the tributary drainage area above slopes towards the cut and has a drainage path greater than forty (40) feet measured horizontally. Interceptor drains shall be paved with a minimum of three inches of concrete or gunite and reinforced. They shall have a minimum depth of twelve (12) inches and a minimum paved width of thirty (30) inches measured horizontally across the drain. The slope of drain shall be approved by the building official. Energy dissipators may be required by the building official. 8. A minimum five percent grade between approved storm drainage facilities and all building pads, yards, roof drains and driveways is recommended. Building pads shall have a drainage gradient of two percent toward approved drainage facilities, unless waived by the building official. Exception: The gradient from the building pad may be one percent if all of the following conditions exist throughout the permit area: a. No proposed fills are greater than ten (10) feet in maximum depth. b. No proposed finish cut or fill slope faces have a vertical height in excess often (10) feet. c. No existing slope faces, which have a slope face steeper than ten to one (10:1), horizontally to vertically, have a vertical height in excess often (10) feet. C. Terraces. Terraces at least six feet in width shall be established at not more than thirty (30) foot vertical intervals on all cut or fill slopes to controrsurface drainage and debris except that where only one terrace is required, it shall be at mid-height. For cut or fill slopes greater than sixty (60) feet and up to one hundred twenty (120) feet in vertical height, one terrace at approximately mid-height shall be twelve (12) feet in width. Terrace widths and spacing for cut and fill slopes greater than one hundred twenty (120) feet in height shall be designed by the civil engineer and approved by the building official. Suitable access shall be provided to permit proper cleaning and maintenance. Swales or ditches on terraces shall have a minimum gradient of five percent and must be paved with reinforced concrete not less than three inches in thickness or an approved equal paving. They shall have a minimum depth at the deepest point of one foot and a minimum paved width of five feet. A single run of swale or ditch shall not collect runoff from a tributary area exceeding thirteen thousand (13,000) square feet (projected) without discharging into a down drain. (Ord. S37!i 1 (part), 2003: prior code !i 7-1.12) '13.24.130 Design standards for erosion and sediment control. During site planning, access and building envelopes should be arranged so as to minimize disturbance of particularly erodible areas. These plans should reflect the arrangement and specifically stipulate areas to remain undisturbed. All streams, flood plains, channels, bodies of standing water, or other riparian areas shall be identified and delineated on the development plans. If it is determined that certain development activities in or near the riparian zones would be detrimental, those activities may be prohibited. Exposed soil and slopes shall be protected from erosion by temporary and/or permanent measures. As soon as possible and feasible following completion of each stage of grading and/or construction, all sites will be permanently stabilized by installing all required erosion and sediment control practices to insure protection before the normal beginning date of winter or Chapter 13.24 EXCAVATION, GRADING, EROSION AND SEDIMENT CONTROL Page 14 of 16 adverse season. A. Structures on existing slopes exceeding thirty (30) percent shall utilize pole, step or other such foundation that does not require major land disturbances. B. Runoff Control. Where concentrated runoff will occur, it shall be carried in pipe or culvert conduits or over a nonerodible surface (paved, rocked or vegetated) to stable discharge points dearly shown on the development plans. All conduits must have proper energy dissipators at the point of discharge when necessary to prevent erosion. C. Building Site Runoff. Runoff from buildings, roads, driveways and the total site area shall be controlled by berms, swales, ditches, structures, vegetative filler stops and/or catch basins to prevent the escape of sediment from the site. D. Vegetative Removal. Development plans shall indicate the areas where vegetation is to be . removed and replaced within the building and access envelopes. Vegetation removal shall be limited to that amount necessary and as indicated on the approved development plan. The method and time shall be such that the erosive effects are minimized. E. Vegetative Disposal. Vegetation removed during clearing operations shall be disposed of in a manner approved by the building official and in compliance with all state, federal and local laws. Burning requires a separate permit through the Air Pollution Control District to ensure compliance with local air quality standards. No long branches or charred pieces shall be permitted to remain. F. Topsoil: To promote regrowth of vegetation, topsoil graded from cuts and fills and/or secured from other sources shall be stockpiled and/or reapplied upon completion of grading on slopes steeper than four to one (4:1). Soil stockpiles shall be protected from erosion at all times. G. Vegetative Protection. When needed and planned, all bare slopes and/or disturbed areas will be planted to both temporary and permanent vegetation as each stage of grading is completed. Sufficient temporary, rapid growing vegetation to stabilize the soil will be used until the permanent vegetative cover grows or matures enough to provide permanent stability. H. Winter and/or Adverse Season Operations. 1. Land disturbance or development operations may be restricted or temporarily halted during the normal winter or rainy season, and/or other times whenever the building official determines that the weather, soil, slope and general site conditions may cause serious accelerated erosion or sediment damage, ~ither on-site or downstream. Existing ground cover shall not be cleared, destroyed, burned or disturbed more than fifteen (15) days prior to grading or construction work, unless approved in advance by the building official. 2. Plans for temporary and/or permanent erosion and sediment control shall be approved by the building official forty-five (45) days prior to October 15th. All approved erosion and sediment control best management practices shall be installed by October 15th. 3. Any land development work between October 15th and March 15th shall be in accordance with the approved best management practices during any land disturbance, and applied to all soils based at the end of each working day. An adequate reserve supply of erosion control materaisl shall be kept on site at all times to be installed immediately by the permittee upon advent of any rainfall, winds, or other storm event that may be expected to cause accelerated erosion. 4. All cut and fill slopes, except sand slopes or dunes, without satisfactory vegetative cover between growing seasons shall be mulched with a minimum of four thousand (4,000) pounds of straw or equivalent per acre of slope surface. Mulch will be anchored to the slope by punching or tacking into the soil or with netting installed over the mulch. Additional mulching and/or other anchoring methods as recommended by the erosion control specialist may be required by the building officia I. 5. Within ten (10) working days after seeding, fertilizing and/or mulching, when required by the building official due to climate or drought conditions, the permittee will commence irrigation or watering of the seeded areas or slopes and shall continue until the rains come and/or a vegetative ground cover is permanently established. All other erosion and sediment control practices shall be installed prior to seeding and mulching. 6. All best management practices for erosion and sediment control practices shall be closely monitored throughout the winter and/or rainy season and problems corrected promptly. All erosion and/or slippage of cut and. fill banks shall be repaired by the permittee at his or her http://municipalcodes.lexisnexis.com/codes/arroyo/_DAT AlTITLE13/Chapter _13 ~4_ EXC... 6/2/2006 Chapter 13 .24 EXCA V A TION, GRADING, EROSION AND SEDIMENT CONTROL Page 15 of 16 expense. I. Dust from grading operations must be controlled. The permittee may be required to keep adequate equipment on the grading site to prevent dust problems. J. Erosion Control Coordination with Project Installation. 1. All vegetative and/or structural measures required to safely discharge any accelerated runoff generated by the project should be scheduled for installation during the first or initial construction phase of the project. 2. land shall be developed in units of workable size which can be completed in a single construction season. Best management practices for erosion and sediment control measures shall be coordinated with a sequence of grading operations and all appropriate erosion control measures shall be put in effect prior to the commencement of the next work unit and/or winter or normal rainy season. Prior to completion and final acceptance of the project, all erosion control measures must be in place and all exposed bare soil shall be mulched, fertilized and planted to a permanent vegetative cover. Native or naturalized vegetation should be used. Upon recommendation by the erosion control specialist, the building official may require watering of planted areas to initiate and assure growth. K. Livestock. Where necessary to assure that water quality is not affected by the keeping of livestock, vegetative buffer and/or filter strip shall be established on all downhill sides of areas where livestock is kept. The width of the buffer strip shall be determined by the erosion control specialist. Also, additional erosion and sediment control practices may be required by the building official to control runoff and pollution from the areas where livestock has destroyed and torn up the protective vegetation. L. Maintenance. All on-site erosion control facilities shall be properly maintained by the owners for the life of the project so that they do not become nuisances with stagnant water, heavy algae growth, insect breeding, odors, discarded debris, and/or safety hazards. Vegetative maintenance required may include mowing, fertilization, irrigation and/or reseeding. (Ord. 537 ~ 1 (part),2003: prior code !}7-1.13) 13.24.140 Inspections and compliance. Excavation, grading, filling, clearing and erosion control work for which a permit is required shall be subject to inspection by the building official. The building official may require supervision, regular inspection, and special testing be performed and certified by the civil engineer (or other professionaO who prepared the approved plan; and the civil engineer shall also be responsible for the inspection and approval of work within his or her area oftechnicalspecialty. This responsibility shall include, but need not be limited to, inspection and approval as to the establishment of line, grade and drainage of the development area. The building official may also require special supervision, inspection and testing be done by an independent, approved testing agency to ensure compliance with this chapter, the permittee's permit concerns, and/or in accordance with the provisions of Section 306 ofthe UBC and Section 13.24.060 of this chapter. The building official shall inspect or provide for adequate inspection of the project by appropriate professionals at the various stages of the work requiring approval, and at any more frequent intervals necessary to determine that adequate control is being exercised by the professional consultants. A. Inspections Required. The following inspections shall be required, but not limited to: '1. Pre-site inspection to determine the suitability of the proposed project and the existing and potential erosion and sediment hazards; 2. Periodic ongoing project operations progress, including compaction and special testing as may be required by the approved plan; 3. Final inspection determining compliance with terms and conditions of this chapterand permit. Final approval shall not be given until all work, including installation of all drainage facilities and their protective devices and all erosion control measures, has been completed in accordance with the final approved plan and the required reports have been submitted. http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T AlTITLE13/Chapter _13 _24:.., EXC... 6/212006 . b 'Id' fficial twO Vlorldng da'ls ptior to the . NO"~'." Th' "....~ ,,,,, "'.':i:' -:.,;'.:.. ..- ","' ...-.. "',." .....' eginnin.g 01 th~ operation authOIlZlet 'I "~nPg da" p' tior to an'l otherinspeclion or testing Jrlinal Inspection, and one comp e e Vlor", 'J ,q,_ bY ". ,.,""'~' .' ~ . . h t nstitutes a grant 01 perfl\lSSlon for u.e C: .""", ..'" fl''''"'' ",,,, _""', -:;~ "'" ""...' ,rom" - of... . cif1" ,~""" ",,,,,,~, w~:::: ~'" __ "..... If ._.,' ".-'" application to the term I' Inda I~hno a "e" or locK combination or permitted to install a Clt'I locK. official shall be supp Ie VI" ..., ' . t . th b ilding official determines that VlOr\<. has no D. No''''' 0'''''''''''' ,,,,,,,'''';<,''':: ":.. '- ....,.....,"" ,,,",,,,'-' · ..... ~m""" · -"'- ~ · " ,,,,,, ...~ -. -.. ,"""" ,...., ."",,.,, "'. ",,,,,, ""." d'-:"~:"";" ".. _",,) 0'" ~_, ~ -"" bY "" ,.""" o.~, "" ,_. "".~ 0 ~. "...;.. ....., -,.....-"""'.... ,:;:.::::"..:.-:;~:,,':'f :.~:. If-....... ..,,- .' . . ' ' __".o,"'."''''''''''''',~ If "', .~",,",'" .... .... '" .~. "W"" ...:;- ..... "" '" -' -- '" ",- ",,",,' _.m<I" d..,m ." .' "",' of _'. _do_' ,. "" cif1 "',. \MI.' ""~. ~ _Of::". """..,..,.."""" -' "" ,,",' Vlatel'/'la'l, marsh, oth~r bod'l o'd ....', r~;'''': --...." -,.~.......... the necessal'i COllectIVe VlorK one an e 0"'''''' ",,,... . G "" -' p"""'-- ... .. __' p_'~ ".'- "",-"", ~, '""", ....._. ,....,0... D-~''''' cif1 -"" ,......... -...:" .,:..:.....-:;.. -....... '" _.."....-, d""""';,t::' ~::::,.,...- P"""""'","" "" -' . _'".........~~' ,~ .,""_ ,_ _"",ogo'~ ,,_ ",,""~_'~~':' r.:: -"~ ~............- causes harm unique to the gra e hParce th ntized grading requireS detailed consideration and collection measures lor each sUC u~au o. lormulation usuall'l alterlOrmal public heanngs. , . . , "" .. ",,- """'.....,..... ,. \J~" _'" of ,..."",,,,, ~..'" ~~J:':'. ' .- --',.......- .1" leasible, contact the oVln.ed,"'" ~.;:r.:.......... ~..... ""..., ",,,. ,...., "'" ... "" .""og If "" ",I "" 0 d' , .- ...... 00 _"". ..... (9Ol "',., 00 d'" ,~" . ~",",,,, Ofog"m ",:;"", :::',,;,,,,, ,,,,'...- ",...' ,,,", .... ' - ",,, 'om N- ci" "'~ ,,,,, ... req"re" i .... ",,,,.,.,,, wm""" "," -. '" the oVlner or contractor, pa'lable upon re;ut r~gram as agreed if not done b'l the oVlner or guarantee the cit'j'S tight to d~ the re~e la P contractor Vlithin the agreed time penod.' t h she shall Vlithin thi"'" .' ,," """cto' ",,,-, ,. '. ,'. 2. If '" ",'0.' 0.... ,,".00' re"" ~,,, d""".... '" ....",-'" cif1 -' .~ do,., ~,"''' d'''''' repOlf ~ re~-' , ,- "" ..... -"" .....""~ "q""og "', ,.,,,,,,, 01 """,I ~,"" ~~ ~....~ bY" ,...-" .,,.,,,,,. ,M """.~.. .",,,.. pO"" ;f,:''':i: 0:;:,'::, .......' ""~,,~, """"..." cif1:' 0""- 0' ~'" _...." ' '. '" ...1 ~"",.. "", - 01 ~"...~. ,",,"" ~"", "" ~""m ,.. ..~ ~ ... '::;:''''' fu' ~"." d....'~ fu~ ",,,,,,,,,,. 'Of pO~"" 01 "" .",,~ ,\>01_ p.~ '0" ,,, . , ,.."" """ "'" "", · 7- grading Vlithout a permit is a publIC nUisance, per se. \ . ~.~4) ".24 B>-C^ V ^"ON, oiAon.O, EROSION - S1!DJMEN'l CUI"W' ... _;"""",,,,,,,,,"i'OO""OOd"~fO'IoI.P^' ~ ,,/Cb>P'" _".J4 ..EXC... 6{112006 ----------------------------------. Chapter 16.44 SPECIAL DISTRICTS Page 1 of 17 Title 16 DEVELOPMENT CODE Chapter 16.44 SPECIAL DISTRICTS 16.44.010 Planned development (Po) district. 16.44.020 Desion development (0) overlav district. . 16.44.030 Specific plan (SP) district. 16.44.040 Public/ouasi-public (PEl district). 16.44.050 Floodplain manaoement (FH) district. 16.44.010 Planned development (PO) district. A. Purpose and Intent. Planned development (PD) districts have been established more flexible than those contained elsewhere in this title. The purpose of establishing these districts has been to grant or require diversification in the location of structures and other site elements which were believed to be appropriately compatible, while ensuring adequate standards relating to the public health, safety, welfare, comfort and convenience. B. Applicability. The planned development district shall apply to existing planned developments of record (listed below) and pending applications complete as ofthe effective date of this title. No new planned development districts shall be created subsequent to the effective date of this title. All ordinances approving or amending a planned development, along with relevant zoning . information, shall be kept in the community development department and city clerk's offices. P-D-1.1 = P-D-1.2 = P-D-1.3 = P-D-1.4 = P-D-1.5 = Oak Park Acres Planned Development Rancho Grande Planned Development Royal Oaks Planned Development Wildwood Ranch Planned Development Okui Planned Development C. Adoption and Amendment of Plans. Adoption and amendment of planned development ordinances shall occur in the manner set forth in this title for amendments to zoning districts (Section 16.16.040). Amendments to a general or specific development plan relating to an approved planned development shall occur in the manner set forth for conditional use permits (Section 16.16.050). Specific development plans shall be required of the developer as part of an application to amend or change zoning to the planned development (PD) district. D. Development Plans and Amendments. 1. Specific development plans shall be presented, considered and approved as part of the rezoning application process. If a subdivision is required, the development plans and the tentative subdivision map shall be submitted simultaneously. 2. The development plans shall include any or all or the following items where applicable: a. A detailed statement of all uses proposed to be established and an indication of the areas to be occupied by each use, as well as the resulting population and building intensities. The statement shall also include the proposed disposition and use of all areas indicated by the plan http://municipalcodes.lexisnexis.com/codesiarroyo/_DA T AlTITLE16/Chapter _16_44_ SPE... 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page 2 of 17 as common areas, open spaces, recreation or. park areas, school sites, and other such private or public facilities; . b. The total development plan, showing the dimensions and locations of proposed structures, buildings, streets, parking, yards, playgrounds, school sites, recreational areas, open spaces, and other public or private facilities; c. Detailed engineering site plans, including the proposed finished grades and drainage facilities; d. Landscaping plans, in detail, excepting typical single-family lot residential areas often thousand (10,000) square feet and over. The street tree planting requirements of the city may be waived; provided, that the development plan or covenants provide adequate alternatives to the 'satisfaction of the planning commission and city council; e. Architectural drawings demonstrating the design and character of the proposed structures, buildings, uses and facilities, and the physical relationship of all elements; f. Detailed engineering plans for the provision of public utilities for the development, including, but not limited to, water, sewer, drainage, street lighting, and fire hydrants; g. Other pertinent information as may be deemed necessary by the community development director, planning commission, and/or city council to determine that the contemplated arrangement of uses make it desirable to apply regulations and requirements differing from those ordinarily applicable pursuant to the provisions of this title; h. A development schedule indicating the time when the commencement and completion of the construction will occur under the approved development plan; and i. A statement requesting modification of regulations and requirements differing from those ordinarily applicable pursuant to the provisions of this title. 3. The development plan shall meet or exceed the minimum requirements set forth in other portions of this title for land uses corresponding to the land uses proposed. 4. Density transfers shall be permitted subject to planning commission and city council approval. E. Permitted Uses. The following uses shall be permitted in the planned development (P-D) district pursuant to approval by the city council of the planned development ordinance for the area in question: 1. Single-family dwellings, duplexes, and multiple-family residential structures, including clusters, condominiums, townhouses, and similar concepts; 2. Commercial uses and commercial residential uses compatible with the total development plan, including, but not limited to, mobilehome parks, restaurants, specialty shops, motels, and convention facilities; 3. Accessory buildings and uses as shown on the development plan, to be constructed with, or subsequent to, the construction of the main building; 4. Accessory buildings, such as garages, guest houses, or cabanas, subject to the lot coverage requirements set forth in subsection H of this section; and 5. Public and private park and/or recreation facilities, public and private schools, and public utility buildings and structures and uses, not including service, corporation, or storage yards. F. Maximum Allowable Building Size and Height. 1. No new structure, expansion of an existing structure to an adjacent structure or modification of an existing structure shall be permitted nor shall any business license or other permit be issued or renewed, that would allow the creation of a retail store or business with a total space occupying more than one hundred two thousand five hundred (102,500) square feet. 2. The maximum allowable height for a building or structure within the P-D district shall be as shown on the development plan for the P-D district or as recommended by the planning commission. In no case shall any structure be of such height or location as to obscure any view due to elevation differential of building sites. 3. Accessory buildings within the P-D district shall not exceed one story and fourteen (14) feet in height. G. Minimum Building Site and Lot Width. 1. Minimum building site and minimum lot width for any permitted use other than single- family http://municipalcodes.lexisnexis.com/codes/arroyo/ _ DA T A/TITLE I 6/Chapter _ 16_44_ SPE... 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page 3 of17 residences shall be as shown on the development plan, or shall conform to minimum requirements as set forth in other sections of this title with relation to land use. 2. Minimum lot sizes may be reduced by two thirds, providing the area of reduction is devoted to common area, open space, green belt, or other recreational uses. H. Maximum Building Site Coverage by Buildings and Structures. . , 1. The maximum coverage of a building site by all structures including accessory buildings permitted in the P-D district, but not including uncovered patios or swimming pools, shall not exceed thirty (30) percent for the P-D district, or as shown on the development plan. . . 2. Where lot sizes have been reduced as provided for in subsection G of this section, the maximum building coverage may be increased directly in ratio to the reduction of lot size. I: Minimum Yards Required. The front, side and rear yard shall be shown on the development plan or as recommended by the planning commission. If front, side and rear yards are not represented on the development plan, then yard requirements shall conform to the minimum requirements as set forth in other sections of this title. J. Fences, Walls and Access. Fences and walls may be shown on the development plan and approved or required by the planning commission in the P-D district. If such fences and walls are not shown, the following shall apply: 1. Fences, hedges and walls not to exceed six feet in height may occupy any side or rear yard, provided: - a. That such fences, hedges and walls do not extend into any required front yard setback, and in the case of a corner lot, such fence does not extend into the required side yard setback adjacent to the street. Such fences, hedges and walls shall .not exceed three feet in height in aforementioned required setbacks, b. That if there is over one-foot difference in elevation between contiguous buildings sites, the six-foot maximum height shall be a combination of the difference in elevation plus the height of the fence, providing that regardless of any difference in elevation, a fence not to exceed forty (40) inches maybe built in such areas, and further providing that if written approval of the adjoining property owner is obtained, and a permit is obtained from the city community development department, such fence may be built to a maximum of six feet above the finished grade; 2. Fences exceeding six feet in height to enclose a court area, tennis court, or similar area, may be erected subject to obtaining a conditional use permit, if such fence is constructed of open mesh wire and is on the rear one-half of a lot: 3. A six-foot fence shall be required surrounding a swimming pool. Upon securing a conditional use permit, any such fence may be erected exceeding the required height in this subdivision; 4. Access to any parking area, ponding area, or public street shall be shown on the development plan. K. Required Minimum Off-Street Parking. 1. All residential uses shall have a minimum of two garage spaces. 3. All other uses shall have off street parking provided as required by the provisions of Chapter 16.56. L. Utilities. 1. Utility lines in the P-D district, including, but not limited to electric, communications, street lighting, and cable television, shall be required to be placed underground except that electric utility lines shall be required to be placed underground only to the extent required for so-called streamline installation. Where streamline installation is used, the service lines running from the ". transmission lines to each residence or other service unit shall be placed underground, and only the transmission lines may be above ground, on streamline poles which contain transformers. Transmission lines may be placed underground at the option of the developer or utility with the concurrence of the planning commission. Where transmission lines are placed underground, appurtenances and associated equipment such as, but not limited to, surface mounted transformers, pedestal mounted terminal boxes and meter cabinets, and concealed ducts may be placed above ground provided such appurtenances are landscaped to the satisfaction of the planning commission. http://municipalcodes.lexisnexis.com/codes/arroyo/ _ DA T AlTITLE 16/Chapter _16_44_ SPE... 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page4of17 2. The developer or builder shall be responsible for complying with the requirements ofthis . subsection, and he shall make the necessary arrangements with the utility companies for the installation of such facilities. 3. Utility lines that do not provide service to the areas being developed, but which pass through or alongside such areas, may be placed above ground only after plans for such installation have been submitted to and approved by the planning commission. M. Variation from Minimum Requirements. Variations from minimum requirements referred to in subsection (0)(2) of this section may be pemnitted in the planned development (P-D) district. The approval of any plan that requires such variations shall be approved by not Jess than a majority vote of the total membership of the planning commission upon a finding that such variations will produce anyone or more of the following results: 1. Reduce the area and unsightliness of cut and fill banks; 2. Reduce the danger of erosion; 3. Create a better community environment through the dedication of public areas, rearrangement of lot sizes, or reforestation of barren areas; or 4. Create other improvements or permit the use of techniques which will produce a more desirable and livable community than can be obtained by strict compliance with such minimum requirements. N. Grading. No construction or grading shall be done until both development plans and subdivision plans have been adopted as set forth in this title; provided, however, minor grading . which is necessary for the enjoyment or safety of the existing use shall be allowed as a matter of right and subject only to city laws pertaining to grading. O. Subdivision. In the P-D district, where from the nature ofthe size, location, shape or topography of the parcel of land, or where from the nature of the improvements of development shown on the development plan, or any combination ofthese factors, it appears to the community development director that a future division of ownership or subdivision of the parcel would be required for orderly development, the community development director may require the filing of a tentative subdivision map, as provided in the land division provisions of this title, and the . performing of any other acts required in such regulation. Where any requirement of the land division provisions requires any specific act ofthe land owner or subdivider, the approval of any development plan shall not become effective until compliance has been made with such subdivision provisions. . P. Reversionary Clause. Any land classified as a P-D district shall revert to its former classification in the event that any portion of the development is not commenced within one year from the effective date of the ordinance classifying the land into a P-D district. If rezoning is initiated by the planning commission or city council, such reversion shall not take effect. (Ord. 522 ~ 2, 2000: prior code ~ 9-09.010) ~6.44.020 Design development (D) overlay district. A. Purpose and Intent.ltis the intent of the design development (D) district to establish development standards to address special or unique needs or characteristics of particular areas (e.g., reservation of larger parcels for specific uses in a newly created subdivision, rezoning of land as the result of a specific conceptual proposal, preservation of uniform architectural, structural, or physical characteristics). B. Authority. 1. The city council is authorized to adopt a design development overlay district only in conjunction with a base district. Adoption of an overlay district shall occur in the manner set forth in this title for amendments to zoning districts (Section 16.16.040). 2. When an overlay district is designated over any district, the standards used for that site shall be as set in the overlay district in addition to those regulations specified in the corresponding base district. In the event of a conflict between the regulations of the base district and the overly district, the provisions of the overlay district shall govern. 3. No overlay district shall be established unless the commission and council make, but not be http://municipalcodes.lexisnexis.com/codes/arroyo/J)A T AlTITLEl6/Chapter _16 _44_ SPE... 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page 5 of 17 limited to, the following findings: a. That the area for which an overlay district designation is proposed has a unique character, . identity or environment; . b. That the unique character, identity or environment of the are for which an overly district is proposed would be preserved and enhanced to the benefit of such area and the city as a whole by the provisions set forth by the overlay district. c. That an overlay district is necessary to protect, preserve or enhance the unique character or identity or environment of the area for which an overlay district is proposed; d. That an overlay district is necessary to protect the health, welfare and safety of the public. . 4. Each overlay district established shall include, but not be limited to, the following provisions to assure the preservation, enhancement or protection of the unique character, identity or environment for which an overlay district is established: a. Use regulations; b. Site development criteria, such as height, bulk and area of buildings, building lines, required setbacks, distances between buildings, and locations for the parking of vehicles; c. Performance standards; and d. Design guidelines, relating to architectural features, landscaping, lighting, and other amenities. C. Establishment of District. Each design development overlay district shall be indicated on the zoning map by the base district abbreviation followed by "-0" and the reference number of the overlay district (e.g., "2.1", "2.2", etc.). (Prior code ~ 9-09.020) 16.44.030 Specific plan (SP) district. A. Purpose and Intent. Specific plans prepared pursuant to California Government Code Section 65450, et seq.; are a significant tool to implement the general plan, as well as an inducement to. the development of large-scale mixed use developments desired by the city .It is the purpose of this section to provide a method for the zoning of lands within adopted specific plans for which customized development and use regulations have been approved by the city council. The creation of a specific plan (SP) zone is necessary to provide adequate development flexibility for innovation in residential building types, land use mixes, site design, and development concepts. B. Applicability. This section shall apply to the properties designated in the Arroyo Grande general plan land use element as requiring preparation of a specific plan or any other project site where the applicant believes that implementation of a specific plan will benefit the project and the city. All specific plan applications shall be accompanied by a zone change application requesting a change from the existing zoning district designation to a specific plan designation. The specific plan district shall be designated on the city zoning map by the symbol "SP" followed by a number. to designate the Specific Plan (e.g., "SP-3.1," "SP-3.2," etc.). C. Use and Development Regulations. 1. Residential development standards and regulations shall include, but may not be limited to, the following items: a. Description and purpose; . b. Definition of terms (if other than that set forth in this title); c. Permitted uses, building and structures; i. Primary uses, ii. Accessory uses, Iii. Conditional uses; d. Minimum building site areas and lot dimensions; e. Minimum building site area per dwelling unit; f. Minimum floor area per dwelling unit, if found to be appropriate by the planning commission; http://municipalcodes.lexisnexis.com/codes/arroyo/ _ DA T AlTITLE 16/Chapter _16_44_ SPE... 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page 6 of 17 g. Minimum setbacks; i. Yards, ii. Building separations; h. Maximum building coverage per lot; i. Building and structural height limitations; j. Recreational leisure areas, open space and private outdoor living areas; k. Off-street parking; i. Open, ii. Covered, iii. Screening from roadways. 1. Distance of dwelling units from vehicular access ways and parking; m. Walls or fencing; n. Refuse storage areas; o. Tre!ltment of any external lighting and roof-mounted equipment; p. landscaping (on and off-site); q. Signs; and r. Covenants, conditions and restrictions. 2. Commercial and industrial development standards and regulations shall include, but may not be limited to, the following items: a. Description and purpose; b. Definition of terms, if other than that set forth in this title; c. Permitted uses, buildings and structures; i. Primary uses, ii. Accessory uses, iii. Conditional uses; d. Setback and building separations; e. landscaping (on and off-site); f. Building and structural height limitations; g. Site size; h. Off-street parking; i.Walls; j: Refuse storage and loading areas; k. Access (secondary); I. Treatment of external lighting and roof-mounted equipment; m. Signs; n. Performance standards (standards which might affect adjacent residential uses, i.e., noise, odor, lighting, dust, and the like); and o. Covenants, conditions and restrictions. 3. Any specific plan may be required to address other subjects that in the judgemenl.of the planning director are necessary or desirable for implementation of the general plan. D. Minimum Design Standards. All specific plans shall provide for development which exceeds the minimum standards and quality of development commensurate with what would be permitted under the existing district classification that most closely resembles the type and density of development proposed. The following are considered the minimum standards and concepts acceptable for a specific' http://municipalcodes.1exisnexis.com/codes/arroyo/_DA T NTITLE16/Chapter _16 _44_ SPE... 6/2/2006 -~ .LJ..loJl1'\1Ll'S ,,",. E"h 0'.. ...." ",' '" Odd""", wi." 0, "" "'" '''oh'' ,"",,",- " dO&\>, manual submitted for approval and a specific plan. ,. lor d~""".,.", .,"""'" " ",..'~" ".rr b, "_ 'or p,. " 0" " _ "" '''''''''' 0'_ "'" ..., " "M or · "''', " ""''', " "'''b''hood Wi", .. "'" 00","",.. 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",,,, i'""",,,.. ,.".~" ",m"., oil"'" i, ~'''.., 0",," "d ""qb.,o", ro'" " ,.",,, i, "d" '0 'pro" ","" f.."" "d "'..." '.", ''''''' gO", h." " """'''' and minimize aesthetic inconsistencies. h. Ad""" "'... 'gh,,,, "." '" "'~id" '0 ."",, . ~f. '~,,,,,,,,,, "" 'or "'"" ._. oI',~", ."" ,." 0"., w", 00 "'1_, ""Po"" Ugh", ~.... 'IId "'" 'h., b, d".,,,, ~ " ',,,,,,,,,,, ... or b'i.i"" "oom".." .., PI_ i, . ..."., ~"i,,,,, "'" compatible with the Overall site and bUilding design character. 1. O'~"" """, ."" ".'.. """",,, ,h.. '" '''''''' i, "ro""i~", ."" ." =~,., with material or Combination of materials which best suit the OVerall design theme: j o,'"'opm,,, 'h"", ".,'. ., """, '''m"",,,,, "d ""'mo, """, b, ,ortow'" 0, Page 7 of 17 "'/m""ioi""k",,~.I~jm~i' oomlo"",,,,,,,",oI_ DA T A/fITLEJ 6JCh.",,, _'6_44_ SPE.., 6I2/200<i ------- -----.......... --- ----------------------------------------------------------------------------------- Chapter 16.44 SPECIAL DISTRICTS Page 8 of1? '1" natural contours as much as possible. Grad~d slopes shall be rounded and contoured to blend with existing terrain. Split-level pads, built-up foundations, stepped footings, etc., are encouraged in areas of moderate to steep gradient. The overall grading shall create differentials in building plotting and shall be used to break up straight visual lines by lowering parking areas and stepping site plans and building pads. k. A recognizable design theme shall be established which is compatible with surrounding planned or existing developments and which' is based upon prominent design features in the immediate area (e.g., trees, landforms, histonc landmarks). Variations are encouraged which provide visual interest but do not create abrupt changes causing discord in the overall character . of the immediate neighborhood. It is not intended that one style of architecture should be dominant, but that individual structures shall tcreate and enhance a high quality and harmonious community appearance. 1. The architecture shall consider compatibility with surrounding character, including harmonious building style, form, size, color, material, reveals, overhangs and roof line. Individual dwelling units should be distinguishable from one an~ther and have separate entrances. m. The mass and scale of the building shall be proportionate to the site, open spaces, street locations, and surrounding developments. Setbacks and overall heights should provide an .' element of openness and human scale. ,: n. Colors, textures and materials shall achieve compatibility of design and to enhance architectural interest. They should blend well with the environment and not create inappropriate abrupt changes. , . o. An integrated sign program or program fo'r the entire specific plan area shall be provided. Conformity to applicable regulations, provisions for sign placement, sign scale in relationship to . buildings and readability shall be considered in developing the signing concept. While providing . the most effective signing, the concept shall!also be compatible with the building and site design relative to color, material and placement.! I p. All equipment, whether on the roof, side of building or ground, shall be screened. Wherever possible, a roof parapet or other architectur~lIy integrated element shall be used to address this requirement. All equipment screening shall be architecturally compatible with respect to materials, color, shape, and size. The screening design shall blend with the building design. Where individual equipment is provided, a continuous screen is desirable. E. Requirements Not Specified. Developm~nt within a specific plan district shall be subject to the requirements of the district that most closely resembles the use and intensity of use proposed unless expressly addressed arid modified within the text of the approved specific plan. Determination of said district shall be made. by the planning director. (Prior code 99-09.030) :j 16.44.040 Public/quasi-public (t)~strict). . . A. Purpose and Intent. The primaryWS~ ~f'the public/quasi-public district is to designate land fur the conduct of public, quasi-public, and institutional activities, including the protection of areas needed for such future facilities. .! : . B. Use Regulations. Table 16.44.040-A ideritifies those uses which are permitted within the public/quasi-public district. Uses permitted subject to plot plan review are identified by a .PP" and uses permitted subject to issuance of a' conditional use permit are identified by a .C." Uses not identified in the table are prohibited. ,i . . . Table 16.44.040-A Uses Permitted Within Public / Quasi-Public District Legend P Permitted PP Permitted Subject to Plat Plan Review http://municipa1codes.lexisnexis.com/codes/arroyo/ DATAlTlTLEI6/Chapter 16 44 SPE... 6/2/2006 , - - - - Chapter 16.44 SPECIAL DISTRICTS Page 9 of 17 C Permitted Subject to Issuance ofa Conditional Use Permit (see Section 16.16.050(B) for additional.information - use may be permitted without a Conditional Use Permit or subject to Plot Plan review based on criteria listed herein) TUP Permitted Subject to Issuance ofTemporary Use Permit luse II PF IA. Public/Quasi-Public Uses 11. Animal shelter C 12. Day nurseries and nursery schools C 13. Churches C 4. Clubs, lodges, fraternities and sororities C 5. Educational institutions Qncluding public or private C vocational schools) 16. Fire and police stations C 17. Hospitals C 18. Post offices C 9. Public buildings and grounds not otherwise mentioned C herein 110. Public libraries and museums C 111. Public parks and recreation facilities (public or private) P 12. Public utilities and public service substations, reservoirs, CJ pumping plants and similar installations not including public utility offices 113. Public utility services offices' II C I 14. Recreational facilities such as zoos, country clubs, C tennis and swim clubs, golf courses and private ranges, equestrian centers, with incidental limited commercial uses that are commonly associated and/or directly related to the primary recreational use lB. Recreational Uses II I 1. Convalescent homes, congregate care, assisted living I C I facilities for senior citizens 12. Residential care facility II C I 3. Homeless shelters within religious or social organization c=J buildings Ic. Accessory Uses II I 1. Accessory structures and uses located on the same site I PP I as a permitted use 2. Accessory structures and uses located on the same site I PP I as a use requiring a conditional use permit I II I http://municipalcodes.lexisnexis.com/codes/arroyo/_ DAT A1TITLEI6/Chapter _16_44_ SPE... 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page 10 of 17 3. Accessory structures and uses located on the same site I C I as a use requiring a conditional use permit D. Temporary Uses (Subject to the provisions of Section I TUP I 16.16.100 and the issuance of a temporary use permit) E. Other uses similar to, and no more objectionable than the CJ uses identified above, as determined by the Planning Commission C. Property Development Standards-Public/Quasi-Public District. The following regulations shall apply to all land and buildings and structures located within the public/quasi-public districts: 1. General Requirements. The following table sets forth minimum site development standards for public/quasi-public development projects. Table 16.44.040-8 Public/Quasi-Public Development Standards 1. Lot area 2. Lot width 3. Lot depth 4. Front building setback 5. Interior side building setback 6. Street side building setback 7. Rear building setback 8. Maximum lot coverage 9. Maximum floor area ratio 25,000 140' 140' 20' 10' 20' 10' 45% 0.5% 10. Maximum building height 30' ;2. Special Requirements. a. Wherever a lot in any public/quasi-public district abuts a lot in any residential district, a minimum building setback of twenty (20) feet measured from the property line shall be required. A minimum of ten (10) feet of the setback area nearest the residential district boundary shall be landscaped and the remaining area may be used for required off-street parking. b. In the public/quasi-public district, a two-story addition closer than fifty (50) feet to an existing single-family residence shall require plot plan review by the planning director prior to issuance of a building permit. c. Where off-street parking areas are situated such that they are visible from any street, a wall, earthen berm, or combination wall/berm three feet in height shall be erected between the required landscape area and the parking area to adequately screen the parking areas. d. Except as otherwise permitted, a street side building setback area shall be used only for landscaping, pedestrian walkways, driveways, or off-street parking. e. Except as otherwise permitted, required rear and interior side building setback areas shall be used only for landscaping, pedestrian walkways, driveways, off-street parking or loading, recreational activities or facilities, and similar accessory activities. (Prior code 9 9-09.040) http://municipalcodes.lexisnexis.com/codes/arroyo/_ DATA/TITLE 16/Chapter _16 _44_ SPE... 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page 11 of17 16.44.050 ~IO,~~Plain management(FH~distriCt."" ". . ",;:,,~,';;fj\hf;~t}'l~*1t~~~ A. Statement of Purpose and Intent. It is the purpose Of this section to promot~ th~p\jbiii:li~alt safetY, and gerier;;!lwelfare, arid tc:fminimize pUblic and private losses1uet~ Mod99ri(jmoh~:!n ~~;~:t:::~~::~~;:V~g~1:::~ted to: '.'",. H' 'H f"'i};"i~;lt~~ 2. Minimize expenditure of public money for costly floodconttol projects; ',,' '..i; .""';~i%<;{',.:,>! 3. Mini~ize the need fo~rescue an~ relief eff~rts associated with i1obdi~g and generaliy;:H;,f':.;,~;i~~i)Xi, u~d~~a~en ~t theeicpens~ of th~g~nera~PU~lic;' , ',,' , ", ';:, ::' '::i~1&~~1 .4. MInimize prolonged bUSiness interruptions, ," , ..'e ":."";,.,<i'''i;,;"",,,,,.i."~,,~., " ."'. i '..' i,' ',',' 'i ,", ".' ','i,"""':-":3,,';;r,'i;,;!"1 5: Minimize damage to public facilities and utilities such a!; water and gas,!"ains, ele91ri(:,'+;,.>;:t':t,!~s~{:' telephone and !;ewer lines; and streets and bridges located in areas of special fI()od.,hazari:l;,<,;,:'):~;l'jj;!l :,. , _ ,', '.., , '. " ,..', :,:'.~:: .~',,',:_:,-,~: d'::-i:.O -,';,-,;-','~,,:';1\'''~('i 6. Help maintain a stable tax base, by providing for the sou,nd use and developmelll ()fareilsof\i;~;::t;1 speCial flood hazard ~o as t() minimize.future blightedar~a~ caused, ~y fI(jod ~~~~ge~:;;:i;'~t~i:i:~!:~i~:j 7. Ensur.e that potential buyers are notified that property I~ In an are.a. of spe91<llfl()9~ p~{~.~rd;.'ij;~f~:t~~i 8. Ensure ,that those who occupy ttie areas of special flood hazard assume responsibilitY)or their:~i;i~;);9 'actions; " _' '. '., _ ",' .' - ,", ", . \ .' . ,,_:,", _ _ ._,:,:,<::~~)}~~'r:~'.'~Y;;S::i:fi~f~'~?4:~ B. M~thods of Reducing Flood L6sses. In order to accomplish its purpos~s, thiss~Ctiori indud~~"~~i',~i:;i the following methods and provisions: ' .' .,:':- ";:;:(:;>)";;"~i~"1 1. Restrict or prohibit uses which are dangerous to health,'safetYand property~~e to ;;;~tet~/"'0i~~sMl erosion hazards, or which result in damaging increases in erosion or flood heightsorVelocities;<'X;i;~"i'l '- ' " - - '. .' " - '." _.~ -: - ,"~',":',>" ":' - ,- <"--'~ >,:,"':,'/ 2. Require thilt uses vulnerable to floods, including facilities which serVe suctiu.se~:be'~r'Clt~~te'~;;~\i~~d against flood damage at'the time of initial construction;'. '.' .' , ......:;.c,.;::;'.,..{.4iW;YCi, 3. Control the alteration of natural flood plaills, stream channels, and natural pr6tectiv~: b~i;i~~);'~t,ii~>! which help accommodate or channel flood waters: ". . . .. .... .." "':~";/;~!'~ni , - .,' -'. '. _ _ _ _ _." - .. -,"~:>,,:';::';;';<:--;,;r.;;'::,\~) 4. Control filling, grading, dredging, and other development which may increase floocj d<lni?g~;)'..;J'i"))":',! 5. Prevent,or regulate the construction of flood barriers which will unnaturally divert ~()od. ~~,t~~ ";fiJ~,:i:.! or which may increase flood hazards in other areas. '.. . ""'5:,..".,,':;:,;,;(,i:;:1 , ;c:~t'" --;':'; :'-'::"'~::',~.;'~c!':,~_.--: C. General Provisions.. ,. ::,. . :, :.~\}~r..~.,.: , " '. . ,.'.:. .;/\' ",::.;:;:;~.~\":~;:,,:,; 1. Lands to Which this Section Applies. This section shall apply to all areas of special flood ",' ",,' ,'f'i':; hazards within thejurisdiction of the city. . " ",;':':.i,) "~I 2. Basis for Establishing the Areas of Special Flood Hazard. The areas of special flood ~ai~r~~ii~if::iih":;i identified by the Federal Insurance Administration (FIA) of the Federal Emergency Manag'Rrl1~nt::,:'{}~Y1~:: AgencY (FEMA) in the Flood Insurance Study (FIS) dated March 19; 1964 and accompaliying",:!.';V';\ii'j flood Insurance Rate Maps (FIRMs) and Flood Boundary and Floodway Maps (FBFM!i); 'dated.,)>};;;;:: September 19,1984, and all subsequent amendments and/or revisions, are adoptedby; .(;:~~t":':;i reference and declared to be a part of this section. These areas are the minimum area of '.,' ; );i;r",': applicabilitY of this section and may be supplemented by studies for other areas which ,allow' :+",;;d;,':;:) implementation of this section and which are recommended tothe citY by thefloodplaiii" ",.,/,.,.".:;,.! administrator. The study, FIRMs and FBFMs are on file at the Department of PublicWorks,214'j',>" , East Branch Street, CitY of Arroyo Grande, California 93421, " ", "'i., : . .;::.;~. ,. , . '. ,".'.". ~ . 3, Compliance. No structure or land shall hereafter be constructed, located, extended, 'converted or altered without full compliance with the term of this section and other applicable regulations. ',,' ,. Violation of the requirements Qncluding violations of conditions and safeguards established in, '" connection with conditions) shall constitute 'a misdemeanor. Nothing herein shall prevent the citY": ' from taking such lawful action as is necessary to prevent or remedy any violation, " 4. Abrogation and Greater Restrictions. This section is not intended to repeal, abrogate or impair' any existing easements, covenants or deed restrictions. However, where this section and another' ordinance, easement, covenant or deed restriction conflict or overlap, whichever imposes the more stringent restrictions shall prevail. ' ' http://municipalcodes.lexisnexis,com/codes/arroyo/_DA T AlTITLE 16/Chapter _16_44_ SPE.., 6/2/2006 .)....0- ; ",,,.,,.,,..10 fu' ,""W,..". .'" ._"" .....,..-.",.~ ,.....!'ii;~ji:~ :~::.r;::::~:::::"::::~.;;, ""',.'" . .... ));:~r' . '. . ... .' .' .' ..' " .' . .'.. .., ,. O"""d 0..",\0 .... ." ,,"'., .'" ""~' "'.oe........ .- "",~;U..lM"U'" . G. >N'''''' .od _~. ,f U.,,,."'" d"," ~ "'" ,.....,.. ........."i...~~ ",,,,""'" "'"'....~' ","",,' ..,.,.,.,.. ."'. _. OO..~ ~.~~\ "'_,_.,.."" """'~. ,,,, '^' ",," oo~" -. '''''' """"" ~"" ."~,, ,oore"'" '" "",~..d' " ..,"",_~. ',. "... - "" """ "" "'" ~!'1<","!ii' .."" ....., "'" ,,~'d'"'''' ,..."d ~.,_ _....p''''' .",..~ffijij1 . """ d'-~' 'h> """ ,,,' ", ._'- """, pod" "",..,,''''''' ,,~bi' ""'~,. "" _" Co",,,..." "'" '''''~''''_ """"'""'"~,- ~_.:l'0l """1'''''J'' "",.~. W< ." ",,,, d...."""........ -.'" "", 'W",/(),n,,~rG~IJ,~~,..'~,';:~~~~\ .."",,",," de""''' ...'~ "",d' "'~."". . . . . . , ",." ".,,~,,;,,~ 0"''''''''''''' ..' 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'. . .' . . ..' . ".-",,,,,[,,;,':1 i 0"""'" ,'~, ,"""." "'''.-''''' Th'.- ~ ---"""""" ,,(,')t.'fili'" ...._. ,,,,,,,...,,,", '"'"" ..."""",. ..' . . "" '. .' ,,' . """,.,Ji'\":;il ,. ""''' ~d R""""''''''~ "fu' ,._ "'.......... "'" d"""'" _~.j!:F;:! ~,,,,,,,,,,. ..mi'"'''' ",."."",. PI" "" .. ._ .. ~, -"". . . .. . ""'it!,') . p,,'. R~"'" R~'''' ... d_"""''' ..",,"....." - -..... "i ~,"\'lj fu'" ." . .'! ni""'''' ; ,"""""',,,,"".... '"' .."'0 ,,",' _, ..""" ." ,;",:lW.i ': . . . .' . .'p:~.,;li;c\j!1 , '" "', '''''' ",,' ..,,!"~..,", ill. Th' ""'.... d~'''''''''' d'" ... ..-, ."", I'" """'" ~_?! ,,,,,,.~{;.ili{l "" ",,,, ,,,,,,,,~ '''' _. ",,,,,,"" "",.",.,...., "" "",,"'~ ~ ~;;i,N" ",<P"'" ,'~" "&,,. ..d"." .,""',,",,~ ."'" ""'.- ,"'" ......,.,.,.,....2*.,,\ ,,,,.,""., ."'. ~"",'"'''''' """ ,"""'....- ...._~!~;'\}'bl ...","'~ ,,~"" ,;~. "'.. """ _ "'" """ ... """, ","'- . . . ,"'h""i'i\ -,. "". ~ "- .' , R"'''''"' "" ,I '''' 0<'" .~, _d "",. -, - ""d -"""'" '''' "'t~;'.! ~"W.." '_'~"~ ",..."" (c~~ ,I'" "",.~, -".......- "",...;!,! ,w;.. ,~,.. "d re."''''' """,,,, - """ ,,,,,,,,,......- ",,,, .~~~., ..', _<P' _ ..,,,,,. " "'" '"'''~. '" .d" """, ..- '. · ,. ""..~,,, , . g' ,..... "" " " ....,,, " re- " · - . ;. "'" "i'~" ~mm","" .'" ~, c..""'" 0..,....."....... R"""- prio'" .,."'" " "",",'" " 5""" ~,,~~ ,I ",,,, ."""". '" ,"'~. ,~-~ """"",re'''' ,..',.. e.mergenC'/ Management p.gency; ",. ,,,,,, ~.I~' "", ~"';.. ~",ci' _ ~, ...red " "..,..d - "'" ."""",.. is maintained. r 1644 SPECIAL DISTRICTS . ,; ^,'wd"'~;~""; cOm' cod"".'''' " "DA' ""ITLE '61C'..... ,,",,44 ",spE.. ~ ---------------------------------------------------------------------------------------------------- Chapter 16.44 SPECIAL DISTRICTS Page 13 of 17 d. Documentation of Floodplain Development. Obtain and maintain for public inspection and make available as needed the following: i. Certification required by subsection (E)(1)(c)Q) oflhis section (lowest floor elevations); ii. Certification required by subsection (E)(1)(c)(ii) of this section (elevation orfloodproofing of nonresidential structures); iii. Certification required by subsection (E)(1 )(c)Qii) of this section (wet floodproofing standard); iv. Certification of elevation required by subsection (E)(3)(b) oflhis section (subdivision standards); v. Certification required by subsection (E)(6)(a) oflhis section (f1oodway encroachments). e. Map Determinations. Make interpreta-tions where needed, as to the exact location of the boundaries of the areas of special flood hazard, for example, where there appears to be a conflict between a mapped boundary and actual field conditions. The person contesting the location of the boundary shall be given a reasonable opportunity to appeal the interpretation as provided in subsection F of this section. f. Take action to remedy violations of this section as specified in subsection (C)(3) oflhis section. E. Provisions for Flood Hazard Reduction. In addition to the development standards of the district with which the FH district has been combined and the standards contained in Chapters 16.48 and 16.52, the standards contained in this section shall apply. In the event of a conflict in the applicable regulations, the provisions of this section shall govern. 1. Standards of Construction. In all areas of special flood hazards the following standards are required: a. Anchoring. i. All new construction and substantial improvements within special flood hazard areas shall be adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrOdynamic and hydrostatic loads, including the effects of buoyancy. ii. All manufactured homes shall meet the anchoring standards of subsection (E)(4) of this section. b. Construction Materials and Methods. All new construction and substantial improvement with special flood hazard areas shall be constructed; i. With materials and utility equipment resistant to flood damage; ii. Using methods and practices that minimize flood damage; iii. With electrical, heating, ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or located so as to prevent water from entering or accumulating within the components during conditions of flooding; and if iv. Within Zones AH or AO, so that there are adequate drainage paths around structures on slopes to guide flood waters around and away from proposed structures. C. Elevation and Floodproofing. See Section 16.04.070 for definitions for "basement,' "new construction,' "substantial damage" and "substantial improvement." i. Residential construction, new or substantial improvement, shall have the lowest floor, including basement: (A) In an AO zone, elevated above the highest adjacent grade to a height exceeding the depth number specified in feet on the FIRM by at least one foot, or elevated at least three feet. above the highest adjacent grade if no depth number is specified; (8) In an A zone, elevated at least one foot above the base flood elevation, as determined by the community; . (C) In all other zones, elevated at least one foot above the base flood elevation. Upon the completion of the structure, the elevation of the lowest floor including basement shall be certified by a registered professional engineer or surveyor, and verified by the community building inspector to be properly elevated. Such certification or verification shall be provided to the floodplain administrator. (D) For floodplain management purposes the term "lowest floor" means the lowest floor of the http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T AlTITLE1 6/Chapter _16_44_ SPE... 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page 14 of17 lowest enclosed area, including basement definition. An unfinished or flood resistant enclosure below the lowest floor that is usable solely for parking of vehicles, building access or storage in an area other than a basement area, is not considered a building's lowest floor provided it conforms to applicable non-elevation design requirements, including, but not limited to: (1) The floodproofing standard, in subsection (E)(1)(c)(iii) of this section; (2) The anchoring standards in subsection (E)(1) of this section; (3) The construction materials and methods standards in subsection (E)(1)(b) ofthis section; (4) The standards for utilities in subsection (E)(2) of this section. Ii. Nonresidential construction, new or substantial improvement, shall either be elevated to conform with subsection (E)(1)(c) of this section or together with attendant utility and sanitary facilities; (A) Be flood proofed , below the elevation recommended under subsection (E)(1)(C)(i) of this section so that the structure is watertight with walls substantially impermeable to the passage of water; (B) Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and (C) Be certified by a registered professional engineer or architect that the standards of this subsection are satisfied. Such certification shall be provided to the floodplain administrator. Iii. All new construction and substantial improvement with fully enclosed areas below the lowest floor (excluding basements) that are usable solely for parking ofvehicles, building access or storage, and which are subject to flooding, shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwater. Designs for meeting this requirement must exceed the following minimum criteria: (A) Be certified by a registered professional engineer or architect; or (B) Have a minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding. The bottom of all openings shall be no higher than one foot above grade. Openings may be equipped with screens, louvers, valves or other coverings or devices provided that they permit the automatic entry and exit of floodwater. iv. Manufactured homes shall also meet the standards in subsection (E)(4) of this section. 2. Standards for Utilities. a. All new and replacement water supply and sanitary sewage systems shall be designed to minimize or eliminate: i. Infittration of flood waters into the systems; and ii. Discharge from the systems into flood waters. b. On-site waste disposal systems shall be located to avoid impairment to them, or contamination from them during flooding. . 3. Standards for Subdivisions. a. All preliminary subdivision proposals shall identify the flood hazard area and the elevation of the base flood. b. All subdivision plans within special flood hazard areas will provide the elevation of proposed structure(s) and pad(s). If the site is filled above the base flood elevation, the lowest first floor and pad elevations shall be certified by a registered professional engineer or surveyor and provided to the floodplain administrator. c. All subdivision proposals shall be consistent with the need to minimize flood damage. d. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical and water systems located and constructed to minimize flood damage. e, All subdivisions shall provide adequate drainage to reduce exposure to flood hazards. 4. Standards for Manufactured Homes. a. All manufactured homes that are placed or substantially improved within Zones A 1-30, AH, and AR on the community's Flood Insurance Rate Map, on sites located: http://municipalcodes.lexisnexis.com/codes/arroyo/_DAT A/TITLE 16/Chapter _16 _44_ SPE... 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page 15 of 17 i. Outside of a manufactured home park or subdivisions; ii. In a new manufactured home park or subdivision; iii. In an expansion to an existing manufactured home park or subdivision; or iv. In an existing manufactured home park or subdivision on a site upon which a manufactured home has incurred substantial damage as the result of a flood, shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated at least one foot above the base flood elevation, and shall be securely fastened to an adequately anchored foundation system to resist flotation collapse, and lateral movement. b. All manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within Zones A1-30, AH, AR on the community's Flood Insurance Rate Map that are not subject to the provisions of subsection (E)(4)(a) of this section will be securely fastened to an adequately anchored foundation system to resist foundation collapse and lateral movement, and will be elevated so that either the: i. Lowest floor of the manufactured home is at least one foot above the base flood elevation; or ii. Manufactured home chassis is supported Iby reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty-six (36) inches in height above grade. 5. Standards For Recreational Vehicles. 'a. All recreational vehicles placed on sites within Zones A1-30, AH and AR on the community's Flood Insurance Rate Map will either: i. Be on the site for fewer than one hundred eighty (180) consecutive days, and be fully licensed and ready for highway use. A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or ii. Meet the permit requirements of subsection D of this section and the elevation and anchoring requirements for manufactured homes in subsection (E)(4)(a) of this section. 6. Floodways. Located within areas of special flood hazard established in subsection (C)(2) of this section are areas designated as f1oodways. Since the f100dway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles. and erosion potential, the following provisions apply: a. Prohibit encroachments, including fill, new construction, substantial improvement, and other new development unless certification by a registered professional engineer or architect is provided demonstrating that encroachments shall not resu~ in any increase in the base flood elevation during the occurrence of the base flood discharge. b. If subsection (E)(6)(a) of this section is satisfied, all new construction, substantial improvement, and other proposed new development shall comply with all other applicable flood hazard reduction provisions of subsection E of this section. F. Variances and Appeals. j. The planning commission of the city shall hear and decide appeals and requests for variances from the requirements of this section. 2. The planning commission shall hear and decide appeals regarding any decision or determination made by the floodplain administrator in the enforcement or administration of this section may be appealed to the city council. 3. The variance criteria set forth in this section are based on the general principle that variances pertain to a piece of property and are not personal in nature. A variance may be granted for a parcel of property with physical characteristics so unusual that complying with the requirements of this section would create an exceptional ,hardship to the applicant or the surrounding property owners. The characteristics must be unique to the property and not be shared by adjacent parcels. The unique characteristic must pertain to the land itself, not to the structure, its inhabitants, or the property owners. 4. Review of Variance Requests. In passing upon requests for variances, the planning commission shall consider all technical evaluations, all relevant factors, standards specified in other sections of this section, and the: a. Danger that materials may be swept onto other lands to the injury of others; http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T AlTITLE 16/Chapter _16_44_ SPE... 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page 16 of 17 b. Danger of life and property due to flooding or erosion damage; c. Susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the existing individual owner and future owners ofthe property; d. Importance of the services provided by the proposed facility to the community; e. Necessity to the facility of a waterfront location, where applicable; f. Availability of alternative locations for the proposed use which are not subject to flooding or erosion damage; g. Compatibility of the proposed use with existing and anticipated development; h. Relationship of the proposed use to the comprehensive plan,and floodplain management program for that area; i. Safety of access to the property in time of flood for ordinary and emergency vehicles; j. Expected heights, velocity, duration, rate of rise, and sediment transport ofthe, flood waters expected at the site; and k. Costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water system, and streets and bridges. 5. Conditions for Variances. a. Generally, variances may be issued for new construction, substantial improvement, and other proposed new development to be erected on a lot of one-half acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing that the procedures of subsection D and E of this section have been fully considered. As the lot size increases beyond one-half acre, the technical justification required for issuing the variance increases. b. Variances may be issued for the repair or rehabilitation of historic structures upon a determination that the proposed repair or rehabilitation will not preclude the structure's continued designation as an historic structure and the' variance is the minimum necessary to preserve the historic character and design of the structure. c. Variances shall not be issued within any mapped regulatory f100dway if any increase in flood levels during the base flood discharge would result. d. Variances shall only be issued upon a determination that the variance is the minimum necessary considering the flood hazard, to afford relief. "Minimum necessary" means to afford relief with a minimum of deviation from the requirements of this section. For example, in the case of variances to elevation requirement, this means the city need not grant permission for the applicant to build at grade, or even to whatever elevation the applicant proposes, but only to that elevation which the city believes will both provide relief and preserve the integrity of the local ordinance. e. Variances shall only be issued upon a: i. Showing of good and sufficient cause; ii. Determination that failure to grant the variance would result in exceptional hardship to the applicant; and .iiLDet<irrl]ip~tion.th~tiheg..a'niing ~t~ yari~l1ce .Viiilri9tre~iJltinincre~.~~d~()0c;llieightsi .... .... .... .'. additional threats to public safetY,;oreXtraorairiaryi>ublicexpElnse,c~Elatif an.uisance 'Cause friiud o(victimiziitloh of the public;'or conflict with 'existing loi!allaws of ordiriii'nces!. ". '.. ..' . ,-:"'~ ",.. ',':" . ...., ';'-:. '. ,,' c'" . .-...: ". .. . - ,c: :- ,. ,. _ . - ." ',~" ", '-,; "Hardship," as used in this subsection, means the exceptional hardship that would result from a failure to grant the requested variance. The hardship must be exceptional, unusual, and peculiar to the property involved. Economic or finan~ial hardship alone is not exceptional. Inconvenience, aesthetic considerations, physical handicaps, personal preferences, or the disapproval of one's neighbors likewise cannot, as a rule, qualify as an exceptional hardship. "Public safety and nuisance," as used in this subsection, means that the granting of a variance must not result in anything which is injurious to safety or health of an entire community or neighborhood, or any considerable number of persons, or unlawfully obstructs the free passage or use, in the customary manner, of any navigable lake, or river, bay, stream, canal or basin. http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T NTITLE 16/Chapter _16_44_ SPE 6/2/2006 Chapter 16.44 SPECIAL DISTRICTS Page 17 ofl? 'Fraud and victimization," as used in this subsection, means that the variance granted must not cause fraud on or victimization of the public. In examining this requirement, the city will consider the fact that every newly constructed building adds to government responsibilities and remains a part of the community for filly (50) to one hundred (100) years. Buildings that are permitted to be constructed below the base flood elevation are subject during all those years to increased risk of damage from floods, while future owners of the property and the community as a whole are subject to all the costs, inconvenience, danger and suffering that those increased flood damages bring. In addition, future owners may purchase the property, unaware that it is subject to potential flood damage, and can be insured only at very high flood insurance rates. _......~_"""_~"~_____=~._-,-~.......~--......,.,.,.."....._.,."..",..,______..~.......h~_~....,,,..-.......,.-..~.^'-w.'..".,..,.-"....~."".,.,...,"~.......-...~..,...,.~.....,.~..r'.. \;t1.~'A ' aiiil'ces.ffili"jllil'is.,ueaifoUiew'consfiUClion"subStahtiill.irif'l'ovement''and .other' hr"'s8di&';i,~,j'l < '"'&e~'eIO"In*;njj'di!sgil""'for'ii1~~t6fidlJti~of'~' fiin(:1lo1i'a'llY"af-.."~rl'1te''iru~~''~r'bVldllilii~'ffi'li1t;!i~,,:) 'iJiSi'8Wsii>);'i[j~~ala'rt~'-.!Y5"-~'VTihf6trh\ltil1:thi$~i~'M6ii>arEl'~iij;1i1'k!il1ta''ffi.iitihli'stmauriF8f;}!i:j '"''"~>j',v,,,:P.I''''''"'''~I'{''i,~,,,,Jt~)d(.h'''''''thf!:..,;.t't)h'''"~tf";"""'.""'m"f1"""''-d''':i1'''''''~"'''''''''')'\.:i'''';'''''th""^""b'~'""""fl"~'wt.!f'~ '.' er'ueVe opmen .Isnro e..,e :..,'me "",,: a ,rrummlze 00 . amages'uunng. e, ase uuu,,,,,<,,01 ;jifjaWa~a6'El!;Ro't:refiJit'ififliddiii8lfill:itfrtlatlN3\'cfibifgil'iif~"'~~~ii.a(fegli6ttrelit~;iI"'t1biill'if.Jl~'if&!~i?M:';~~ :'!f~~,,~~:?i;(.illf.:;;:~:""':',':.\t~~~~~::';:~'-;':"~~Y'-1.,"\'~:i;tz~-,,,"'c'>'~'~".l;J':<!Y:';:;:'o:::-::?~:,:~_;;jf::~j,;,;.:t~$l~-'__-c;e.t;~::;~'~2.2:i::::,~:;\J g. Upon consideration of the factors of subsection (F)(4) ofthis section and the purposes of this section, the planning commission may attach such conditions to the granting of variances as it deems necessary to further the purposes of this section. 6. Any applicant to whom a variance is granted shall be given written notice that: a. The issuance of a variance to construct a structure below the base lIood level can result in substantially increased premium rates for flood insurance, as determined by their insurance carrier, b. Such construction below the base lIood level increases risks to life and property. 7. The floodplain administrator will maintain a record of all variance actions, including justification for their issuance, and report such variances issued in its biennial report submitted to the Federal Insurance Administration, Federal Emergency Management Agency. (Prior code !l 9-09.050) http://municipalcodes.lexisnexis,com/codeshuroyo/J)AT AlTITLE 16/Chapter _16_44_ SPE" , 6/2/2006 Chapter 16.68 IMPROVEMENTS Page 1 of 11 Title 16 DEVELOPMENT CODE Chapter 16.68 IMPROVEMENTS 16.68.010 Imorovement standards and olans. i 16.68.020 Circulation. transoortation and trails facilities. 16.68.030 Flood control and drainaae. 16.68.040 Street liahUng and tree olantina. 16.68.050 Underaround utilities. 16.68.060 Other reauired imorovements. 16.6e.070 Imorovement aareement. 16.68.080 Suoolemental imorovements. 16.68.090 Improvement securitv. 16.68.100 Amount of securitv. 16.68.110 Imorovement securitv release. 16.68.120 Forfeiture of imorovement securitv. 16.68.130 Securitv for taxes and assessments. 16.68.010 Improvement standards and plans. A. Improvement Standards. 1. Standards for design and improvements, of subdivisions and other developments shall be in accordance with the applicable sections of this title, the city's general plan, any specific plans adopted by the city, the requirements of Title 15 of this code, Arroyo Grande Standard Plans for Public Works Construction, and such other standards as may, from time to time, be adopted or recognized by the city council, and incorporated into this chapter by reference. 2. In the absence of a standard for an improvement, the city engineer may establish a standard in keeping with good construction and engineering practices. B. Improvement Plans Required. 1. All improvements constructed or installed in subdivisions or other residential, commercial or industrial developments shall be in accordance with detailed plans and specifications as approved in writing by the city engineer prior to commencement of the improvement 'work. 2. All improvements plans shall be submitted to the city engineer, and shall be approved by him or her before submitting a final map to the city council, or before commencing construction if no final map is required. 3. All improvements constructed or installed in subdivisions or other residential, commercial, or industrial developments, other than rough grading for physical access, whether such work is required by the city or is done at ttie option of the developer, shall be in accordance with plans http://municipalcodes.lexisnexis.com/codes/arroyo/_DAT A1TITLEl6/Chapter _16_68_ IMP... 6/212006 Chapter 16.68 IMPROVEMENTS Page 2 of 11 and specifications as approved by the city engineer. 4. Improvement plans shall be required for all improvements, whether installed before or after recordation of the final map or equivalent if a final map is not required. . 5. Contractors shall secure an encroachment permit for all work done in connection with subdivision or other residential, commercial or industrial development projects within public right- of-way. 6. The improvement plans shall show the location of all existing improvements, electrical, natural gas, telephone, and any other service facilities. 7. Improvements proposed or required within state highway rights-of-way shall be located in the improvement plans and designed to California Department of Transportation standards. Prior to approval by the city engineer the subdivider or developer shall acquire the Department of Transportation's approval of such improvements. 8. All improvement plans shall be prepared by a registered civil engineer. The improvements shall be completed by each subdivider or developer as required, prior to acceptance of the final tract map or equivalent if a final sUbdivisionimap is not required, unless otherwise secured as provided in this chapter. (Prior code ~ 9-15.010) 16.68.029 Circulation, transportation and trails facilities. A. General Street Design. 1. All streets, highways, alleys and ways shall be designed and constructed in accordance with Arroyo Grande Standard Plans for Public Works Construction incorporated into this chapter by reference, and the Arroyo Grande general plan. 2. The street system in the proposed land division shall be related, in general, to the existing streets in the area adjoining the proposed land division. 3. The proposed street plan shall give consideration to the future land division of adjoining undivided property . 4. All streets shall be designed to serve the proposed use of the abutting land. 5. Part-width boundary streets in a land division adjacent to undivided land shall have a minimum width of one-half street section plus one driving lane. The additional dedication shall be acquired from the adjacent undeveloped property at the time it develops. 6. Additional right-of-way or easements shall be provided where necessary to accommodate roadway slopes, drainage structures, and other facilities related to land division improvements. 7. Design of streets shall make provisions for parkways, grade separations, flood control channels, prevailing geological conditions and local drainage facilities. 8. Whenever lots of a proposed land division are located on a cul-de-sac that is more than six hundred (600) feet in length to the center of the turnaround, a secondary access shall be provided, unless the cul-de-sac serves twe,lYe (12) or less lots oris waived as part of the tentative map review. If secondary access is waived, adequate fire protection measures shall be required. Documentation and improvement for such access shall be established as part of the tentative map review. 9. Dead-end and part-width streets shall not be permitted if it is determined that adjacent land use or topographical features will not permit the extension of such street. Dead-end streets shall be so designed that access to abutting pro'perty shall be physically possible. A satisfactory , temporary turnaround may be required, as well as the installation of a standard barrier, to prevent ingress and egress. 10. Denial strips identified by a number, where required to control access over certa'in lot lines or over the ends of street subs, shall be dedicated to the city. 11. The minimum center line curve radius on streets shall be designed to accommodate the following speeds: a. For major, arterial and collector streets, thirty-five (35) miles per hour; b. For all other streets, twenty-five (25) miles per hour. http://municipalcodes.lexisnexis.com/codes/arroyo/ _ DA T AlTITLE 16/Chapter _16_68 _IMP... 6/2/2006 Chapter 16.68 IMPROVEMENTS Page 3 of 11 B. Private Streets. 1. Private streets may be permitted when it is determined that there is adequate provisions for their construction and continued maintenance, that the welfare ofthe occupants of the development will be adequately served and that it will not be detrimental to the public health, safety or general welfare. 2. All streets that are permitted to be private, whether offered for dedication or not, may provide for access control by land division design, posting or gating. Gating shall subject the project to additional fire protection measures approved by the fire chief. 3. Interior streets of residential planned developments or specific plans, if not offered for dedication, shall be constructed at widths approved by the city engineer. 4. When a special design for a cul-de-sac, length of a street terminating in a cul-de-sac, landscaped median, or any other improvement design is proposed and is not provided for in this chapter or in the Arroyo Grande Standard Plans for Public Works Construction, the design shall be submitted to the city engineer for approval. 5. Sidewalks shall be required to be constructed in conjunction with dedicated or nondedicated private streets unless it is determined by the approving body to be unnecessary, considering the design of the development. Sidewalk construction shall be in accordance with the city improvement standards. 6. Improvement plans, agreements and bonds shall be required for all dedicated and nondedicated private streets in accordance with the applicable provisions of this chapter. C. Street Grade. 1. Street grades for local streets may exceed fifteen (15) percent only when engineering design shows that the grade is safe and the lesser grade would deny access to land appropriate for use. Design of streets with grades exceeding fifteen (15) percent are subject to the approval by the fire chief. 2. Street grades of less than 0.50 percent may be approved only when engineering design show that local drainage provisions are adequate and steeper gradients cannot be obtained, The utilization of combinations of steep and minimum gradelinesas a means of generating embankment materials for onsite tract grading to the detriment of street maintenance and good engineering design will not be approved. Every effort shall be made to design street grades that will be in conformance with the existing terrain. 3. The minimum cross fall across intersections shall be four-tenths of one percent. D. Street Alignment. 1. All street intersections shall be at right angles, plus or minus five degrees, unless otherwise approved by the city engineer. 2. Centerline offsets of less than two hundred (200) feet shall not be permitted, except that in special design cases offsets of less than five feet may be used when approved by the city engineer. 3. Curb Returns: a. A minimum curb return radius of twenty-five (25) feet shall be provided at intersecting streets designated as collector or local streets. b. A minimum curb return radius of thirty-five (35) feet shall be provided when one or both of the intersecting streets is designated as an arterial or greater. c. In hillside areas, the curb return radius may be modified if required because of the topography, subject to city engineer approval. E. Alleys. 1. Improved alleys not less than twenty (20) feet in width may be approved at the rear of all lots intended for industrial, commercial and multiple-family uses. 2. Alley intersections shall have minimum corner cutbacks of twenty-five (25) feet. 3. Dead-end alleys shall provide an adequate turnaround for emergency vehicles and trash trucks and shall be approved by the fire chief. http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T A/TITLEI6/Chapter _16 _68_ IMP... 6/2/2006 Chapter 16.68 IMPROVEMENTS Page 4 of 11 F. Curbs, Gutters and Sidewalks. 1. Sidewalks shall be required to be constructed in conjunction with public and private streets, unless they are determined by the approving.body to be unnecessary, considering the rural nature of the development and pedestrian circulation needs. Sidewalk construction shall be in accordance with the city's adopted improvement standards. 2. Except as otherwise provided in this section, upon an application for a building permit, the installation of concrete curbs, gutters, and sidewalks along the full frontage of the parcel to which the building permit applies, to the grades and locations approved by the director of public works, shall be required in any district other than the A, AG, RE, RH and RR districts. This subdivision shall in no way be construed as to preclude the city's right to require concrete curbs, gutters, sidewalks, street paving, and necessary dedications in any district within the city. If an exception is requested for any permit, regardless of the district within which the construction is permitted, it shall not be considered effective without the written approval of the director of public works, pursuant to this section. 3. In the event a frontage has been previously improved with concrete curbs, gutters, and sidewalks, the installation shall be subject to inspection by the public works director prior to the final approval of the construction for which the building permit was issued. In the event the existing concrete curb, gutter and/or sidewalk is damaged or fails to meet acceptable grades established for the frontage, the permittee shall be required to remove and replace those portions found unacceptable. 4. Where, in the opinion of the public works director, such installation of concrete curbs, gutters, and sidewalks is not desirable at the time the building permit is applied for, due to extreme drainage conditions, location, grading, or where no grades have been established, an exception to the requirements set forth in this section may be granted, provided a cash deposit is made to the city clerk to guarantee installation when directed to do so by the city. 5. In the case of property having frontage exceeding one hundred (100) feet, the amount of curbs, gutters and sidewalks required shall be based on a normal lot frontage, as determined by the public works director. 6. Any person may appeal any determination of the public works director regarding the installation of concrete curbs, gutters, and sidewalks to the planning commission pursuant to Section 16.12.150. G. Walking Paths, Bicycle Paths and Horse Trails. The city may require the dedication of walking paths, and equestrian and other trails for public use when such paths are deemed to be necessary to further the goals and objectives, policies, or programs of the general plan. In addition, and in conjunction with required st~eet dedications, a project sponsor may also be required to dedicate such additional land as-may be necessary and feasible to provide bicycle paths for the use and safety of the residents of the development. If a subdivision is involved, such dedication requirements shall only be made.if the subdivision as shown on the final map thereof contains two hundred (200) or more parcels or is an environmental impact mitigation measure. (Prior code 9 9-15.020) 'C)16.68;o~oFiag~[gb~ti6Iariddr~ih~ge. \.", ...... "'" .',...- '~"'Y,.. . , . _ .' ,'. . _' _ ... . ... ... . ., . '~": .' '. c. "..,. ~;,,=r.:,'~.i" ',- ... :~. :,;....'...,.:~.~;:;,.,..~':c,:~.'_.....'..,'.~,'...:':~..~.,..~..~.'~.:..._.~..'.:~.~,:..:,.....:..~..~.,~.........'...::..'.:~,:{:..\:I . t'.::;;~X~;~r~plti~;~riT;.:?>:).jPt...i:""'-'" ,. ..;~}:..,; . ,.i..;Y;i: . ,..'.......,. ,: '. j , 1.1he mi~i;';"u'~ d~~ig~icir faciiities which~o.ntrol drain~ge pf stor~ ~~ter generated Y;ithin i/ "'," . .., subdivision or other residential, commercial: or industrial development,- or for floodwater flowing.. ':dntoorcrossing a subdivision (lrothe~ residaOtial,cornmercialiqi .industrial developrheri(shall be . based on a storm Mvirig a JreqUency of otic.a in o'nehundrelf(100)yei)rs. ..'- ',: ':' T-' .' . H;drologica~d~yiif~~licc<llculati()nSforth~ de~ignof~rainagefadlities whici;contr~ldr<liI1Jg~' ," ...water gene~iite:g withjn a subdivision of other residenti,al; commerchlFor industrial deVelopm~mt '..'. ..' . shall be sUbmitted for approval to the City engineer. Hydrologic: and hydraulic: calculations fortha .. desighoffl()od control faciii~iesto control. floodwaterflowlhg .into .cifcr!lssinga' sUbdi,tision'(}c' '. -,. . .' 'othe~residehtial, commerc:ial or industrial development shall be submitted for approval to the city en!Ji~eer. , ' . . . . '. . l' '" ,- - ,~" . - - . . -. . . - -: . - : ..' 2. Watercourses shall be shown a~ easements when required by the staff advisory committee, .and storm drains shall be placed in easements when public rights-of-way are not available or http://municipalcodesJexisnexis.com/codes/arroyo/_DA T AlTITLE 16/Chapter _16_68 _IMP... 6/212006 Chapter 16.68llyIPROVEMENTS Page 5 of 11 adequate. The staff advisory c;m~ttee shallrequire.~atercoursesto be placed elllirely in"i'~~~;;~c,~~f~:~~I' underground conduits, adequately fenced, of otherwise improvedin aCClndancewilll thei:itY;s.:;}8i(~:r~l11W adopted improvement :;;tandard~ .and this .chilpter. Where sumps are approved to~a!,idle'.::.4.:!:P{;;~;'~y.~~~, draillllge as an interimsolutio~, fea~ible easerli.entsshll" ~provided fur ne~~;~all~~~;;;:;~i:[.);i~~~'~'\ and sump areas..Fences reqUIred for waterc!>u~es and sumps shall meet the reqUlrelllentsser,j:,;;,\:'iC '9<"1' forth .in the city's adopted improvement standards and this chapter." ":,,,,::'"'Xi!,'~'i;.'" '., . 3. The use 'of ~treet~ for flood control and dr~inage pU~Oses may be prohibitedbythei:ity'ih~.;2!i':(; "~ . engineer if thfuse ~hereof is not in the inter~st of the public hEmllh,safety and w'~,Ifit~e..'f:'Pfft;,::~;,,~ ." . 17; 4. When thedty engineer p~rmit~the use of/ltreets for ~ood control. and drainage p~~,th1!';;(!':;~);{~')'~i: ten (10) year frequency deSign dlschargeshilll be contained between the tops of curbs or asphalt':,,},[EAiC, '. concrete dikes, and the one hundred (1 00) year frequency design discharge shaUbec()Jrtained';:':i.;:;~;:~i< . within thestreet'right~of-way. If either. of these .conditionsis exceeded, iKIdilional floOd coriiiofJ;'3'~,;;?:}! . facilities shall be provided." .' ....: . . i ,,' .' '. '. .:..' . ,...::':E.j',,;"~~,i1, ~: ;~o::i~::ci~~~er shall review the hydrologic calculations submnled by the SUbd~d~r~r':r;~'~:'.jf~~~{r;1 developer, and determine the adequacy of peak dis()harges of olf-site floodwaters impinging ','C"ji~',,;h'l upon the subdivision or other residential, commercial or industrial development frimiwliiW'i},';" ",1}'',';;'1 protection must be pr9vided... . i, . . ..... 'j.,),?l.'];l 2. Improvement plans for flood eontrol faciliti,es tocontrol floodWater flowing into or crosSinQ~<;,,'!'s~ii.i\~:'J' subdivision or other residential,commercialior industrial development shall be approved by the ".:-- .,\J:j';"" city engineer. .' " '.: '.' . ... '. '. . .,i:\"i:;'Y;':)~;;j . 3. After re~eipt of an acceptable tentative ~p,or other equivalent application fur a discretigri:~~?';l.,,;~[',1 . permit for develop~ent pursuant to this title;'the city engineer shall recommend COrKIilionst6.~' ',"ii;;f?)'~l imposed: He or she may ~Iso require t~at a flood hazard report b~fumish~ by the,subdilli~er' El,~;.::7;;~;;1 . developer. A flood protection study review fee as established by city counCil resolution shall be,""':";";};'" paid upon the submittal of the hydrology report to the planning director.,. ....., . .:;'. .'fc,,},+.;;: . There shall be no flood ,prote~tion siudY reg~ired forrevertingsubdivided lands toa<:reag~,<'.');;~'i;!:~l C. Drainage. . .... ..' . . . ." .,......."..............'.'.,.,.'o..~."~_" ',' . . c, :'~~".,~":;",.-~~:;~frt~:::~:~'~ 1. Improvement plans for drainage facilitiesto control drainage or. storm watergeneratedWitl1i~a:T{ /;:/1 subdivision o~ other residential, commercial:or industrial development shall be apprOved byll)~l\".. city engineer. . ..;'.' ." . '..,j';': ii/",.j 2. In subdivisions or other residential,commercial or industrial development where grading is not' . ,"X,!, . p~oposed, the following criteria are established,' .. .; ,n" ." "" a, Where streets on sustained gr~dients crdss natural drainage courses, adeqUatecu.,;~fts,shaii'",';F)/:\ be provided to accommodate, the one hundred (100) year storm With maximum ponding toan"" .".':. ;....:."........:,.....>,1., elevation two feet below the road centerline'profile grade, provided diversion of ponded Walednto" " , another drainage a'reawill not result therefrom.' . '.. ,. ";+';:"';',1 , - " ., - , - c' - . .~~,} '<:;'.~~':Z~:'<Sq . b. Runoff in 'natural drainage courses exceeding the ten (10) year storm may ~ permit!ildto. ..J ';';">.'."i, overtop the.roadway in dip sections where, in the opinion of the citY engineer, topography, Soil .. '. conditions, adjacent development and availilble all-weather routes indicate its feasibility: If" ". '" !.' , permitted, the roadway embankment slope# shall be adequately protected, ... ..;!;:.';j c. Culverts' of adequate size, but not less th~n eighteen (18) inch~s in diameter or equ~I, to: ':>. ';1 prevent the ten (10) year storm from overtopping the roadway shall be provided in dip section, or. . ,. as approved by the city engineer. d. Streets crossing improved channels shall be provided with culverts of adequate size to 'permit passage of the channel design flow or such' other type of crossing as approved by the '. appropriate flood control agency and the city engineer. e. When a subdivision or other residential, commercial or industrial development substantially changes, concentrates or increases the natural flow of surface water onto adjacent property, one of the following shall.be required: , i. The water shall be directed to an adequate outlet which is either existing or will be constructed as part of the subdivision or development;i ii. The subdivider or developer shall obtain:~ recordable easement or written agreement for http.//municipalcodeslexisnexis.com/codes/~rroyo/ _ DATA/TInE 16/Chapter _16_68 _IMP... 6/2/2006 Chapter 16.68 IMPROVEMENTS Page 6 of 11 ~;~f~k~~\~j!~m~~~t~t3i;lw{~t~~~~~~i~~~~f~~!f~~i~~Jg~l%!fg~lfifjji;~~I~~~i!J .t\tabfiitie'rfdf;tfi~i~6filri1~~talhl\'~tij'il'ge'in''ftlnbffWtlii:h~wfli"b~~f~mll(&""tti;!;iliildWrsUf!"'" ,. :'i ~~~gj!~~i~1M~\~;~1~~3t,%~~~~t~~W~~f~:?~g~0~{~~J!:;i!!~1tif~~J~~~iL . .........~~~,,~~""J~~ 16.68.040 Street lighting and tree planting. A. Street Lighting. 1. Unless otherwise waived by the city engineer for developments within the RH and RE districts, the provision of street lights shall be a requirement of all tentative tract maps and other residential, commercial or industrial development for which a subdivision is not involved. 2. At a minimum, a subdivider or developer of a residential, commercial or industrial development for which a subdivision is not involved shall construct or enter into an agreement to construct prior to acceptance and approval of a final map or equivalent approval if a subdivision is not involved, a street lighting system of either: a. A utility-owned system consisting of standard electroliers customarily furnished by the utility or other design approved by the utility and the city engineer; or b. A municipally-owned system consisting of reinforced concrete or steel standards with underground wiring or other design approved by the city engineer. 3. If a utility-owned system is installed, the subdivider or developer of a residential, commercial or industrial development for which a subdivision is not involved shall be liable for and shall pay charges of such utility attributable to such installation. 4. If a municipally-owned underground system is installed, the subdivider or developer of a residential, commercial or industrial development for which a subdivision is not involved shall be liable for and shall pay all costs incurred in installing the entire system and appurtenances thereof. 5. Installation of street lighting shall be underground and shall be in accordance with plans and specifications of or approved by the utility owned system and the city engineer. B. Street Tree Planting. Requirements for street tree planting are contained in Section 12.16.030. (Prior code S 9-15.040) 16.68.050 Underground utilities. Unless exempted by the Subdivision Map Act, the provisions of this section, regulating the location and installation of utilities, shall apply to all final tract and parcel maps, lot line adjustments, and lot mergers created subsequent to enactment of this title, as well as to discretionary land use approvals of residential, commercial or industrial developments not involving a subdivision. However, where permitted by applicable law, the city council may require the undergrounding of utility lines as a condition to approval of an application for an extension of time in which to complete and file a final subdivision map. A. When Underground Installation is Required. Underground installation is required of all electrical distribution lines of less than one hundred fifteen thousand (115,000) volls, telephone, cable antenna television and similar service wire or cables which: 1. Provide direct service to the property being developed; 2. Are existing and located within the boundaries of the property being developed; 3. Are existing between the property line and the centerline of the peripheral streets .of the property being developed; or 4. Are located along or within six feet of the rear or side lot lines of the property to be developed. B. Exceptions-Generally. The following exceptions shall apply: 1. Utility service poles may be placed in the area within six feet of the rear lot line of the property to be developed for the sole purpose of terminating underground facilities. 2. Temporary utilities along with necessary service poles, wires and cables may be permitted for http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T AlTITLE 16/Chapter _16_68 _IMP... 6/2/2006 Chapter 16.68 IMPROVEMENTS Page 7 of 11 the period during which authorized construction is continuing for which valid building permits have been issued or for temporary uses which comply with requirements of this title, the Uniform Building Code, and other applicable regulations. 3. Appurtenances and associated equipment including, but not limited to, surface-mounted transformers, pedestal-mounted terminal boxes and meter cabinets, and concealed ducts in an underground system, may be placed above ground. C. In-Lieu Fee-Required Approvals. On the basis of a formal written request, a fee may be accepted In lieu of the required undergroundi,ng of utilities as follows: 1. The underground utility in-lieu fee will only be available for residential development projects that meet one or more of the following conditions: a. There has been no undergrounding of utilities in the surrounding neighborhood; b. The projects property line is located at least three hundred (300) or more feet from an underground utility district; c. The undergrounding connection to the nearest utility pole will require the applicant to underground utilities fifty (50) or more linear feet beyond the project's property line; d. The estimated cost of undergrounding for the project is more than twenty-five (25) percent of the estimated total cost of the project; e. Subdivision projects of ten (10) or less parcels; f. Subdivision projects of more than ten (10) parcels may be eligible for payment of an underground utility in-lieu fee based on a specific finding by the approving authority that special and unique circumstances exist. 2. Underground utility in-lieu fees should be calculated per linear feet of each side of the property with overhead utility lines. 3. Underground utility in-lieu fees shall be paid prior to issuance of the building permit. 4. The approving. authority of a discretionary land use application may approve payment of an underground utility in-lieu fee, based on a recommendation from the director of public works and director of community development. .5. The amount of the underground utility inclieu fee shall be established by resolution of the city council. 6. Underground utility in-lieu fees collected by the city shall be deposited in a separate fund and shall be used solely for the planning, administration and implementation of utility undergrounding. D. Nonconforming Structures. Buildings and structures, that on the effective date of this title, or any subsequent amendments thereto, are nonconforming in regard to above ground on-site utility lines, may continue to be used, altered or enlarged in the same manner, as if such nonconforming utility lines did not exist. However, when the building or structures are enlarged over two thousand five hundred (2,500) square feet in area, or when alteration or enlargement requires the installation of utility lines at new locations on the building or structure, or when existing electrical capacity to the building or structures is increased one hundred (100) percent or more, or when the building is improved in an amount more than ten thousand dollars ($10,000.00), the utility lines shall comply with the requirements of this section. E. Responsibility for Compliance. The developer or owner is responsible for complying with the requirements of this section, and he or she shall make all necessary arrangements with the appropriate utility company for the installation of such facilities. When arrangement are made with the serving agency, a letter stating that arrangements have been made for underground facilities and such other comments the agency may have regarding easements, utility locations, and other 'pertinent matters must be submitted by the agency to the city engineer. Provision to the satisfaction of the city engineer shall also be made at time of subdivision development for future installation of underground communication and cable television. F. Exceptions. The undergrounding utility requirement may be waived by the approving authority if it is determined that such undergrounding is entirely infeasible. (Ord. 555 99 2, 3, 2004; prior code 9 9-15.050) 16.68.060 Other required improvements. http://municipalcodes.lexisnexis.com/codes/arroyo/_ DAT AlTITLE16/Chapter _16 _68_ IMP... 6/2/2006 Chapter 16.68 IMPROVEMENTS Page 8 of 11 A. Additional improvements to be installed by each developer or subdivider shall include, but not be limited to, the following: water lines, gas, and other utility services to serve each lot and stubbed to the property line prior to paving; fire hydrants; sanitary sewers and laterals to serve each lot and stubbed to the property line prior to paving; silt basins or other forms of erosion control where required; and street and traffic. control signs. B. Off-site improvements may be required as follows: 1. The development of water storage facilities or financial contributions for the improvement of any existing source of water supply and the construction of transmission lines from that supply to the proposed development; 2. The development of trunk sewer lines or financial contributions for the improvement of any existing sewage disposal system and the construction of transmission lines from the proposed improvements to the site of disposal; 3. When flood zones or other lawful special purpose zones are established by the council, the subdivider or developer shall pay the fee set out for the particular zone in which the subject land lies; 4. Properly graded, drained and improved paved access roads; and 5. The extension of any other utilities. Agreements may be made, upon the approval of the council for reimbursements by future developerS for facilities required by the city to the extent that such facilities are in excess of the sizes, lengths and locations needed to serve the subdivision or project involved. Requests for reimbursements shall be made in writing at the time of submitting the final map or equivalent documentation if a subdivision is not involved. (Prior code !i 9-15.060) 16.68.070 Improvement agreement. Any act or obligation required as a,condition of the approval of a final tract or parcel map, or any act, obligation, or environmental impact mitigation measure required as a condition of the approval of a residential, commercial, or industrial development for which a subdivision in not involved, and for which acts are to be undertaken or obligations will exist beyond final project approval, shall be guaranteed by execution of a suitable agreement in a form prescribed to be reviewed and approved by the city engineer and city attorney. The agreement shall include the following minimum terms and conditions: A. Construction of all improvements as set forth in the approved plans and specifications; B. The maximum period within which all improvements shall be completed to the satisfaction of the city engineer; C. In the case of a deferred improvement agreement, the agreement shall provide for the commencement of the construction of all required improvement within ninety (90) days of receipt of a notice to proceed from the city upon a finding by the city engineer that fulfillment of construction requirements is immediately necessary for the reasons of: a. The public health and safety, or b. The required construction is a necessary prerequisite to the orderly development of the surrounding area; D. Provisions for inspection of all improvements by the city engineer and payment of fees by the subdivider or developer for the cost of such inspection and all other incidental costs incurred by the city in enforcing the agreement; E. A provision that, if the subdivider or developer fails to complete the work within the specified period of time, or any extended period of time that may have lawfully been granted by the city, the city may, at its option, complete the required improvement work and the subdivider and his or her surety shall be firmly bound, under a continuing obligation, for payment of the full cost and expense incurred or expended by the city in completing such work, including interest from the date of notice of the cost and expense until paid; F. That in the event of litigation occasioned by any default of the owner or subdivider, his or her successors, or assigns, all costs involved, including reasonable attorney's fees, shall be paid by http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T NTITLE16/Chapter _16_68 _IMP... 6/212006 Chapter 16.68 IMPROVEMENTS Page 9 of 11 the owner or subdivider, his or her successors, or assigns, and that the same may be recovered as part of a lien against the real property; G. The agreement shall bind not only the present owner, subdivider, or developer, but also his or her heirs, successors, executors, administrators and assigns so that the obligations run with the real property; H. All agreements shall be executed by the owner, developer, or the subdivider ofthe property or land being divided, with all signatures acknowledged before a notary public. Where required by the city attomey, the agreement shall be recorded in the office of the county recorder at the expense of the owner, subdivider or developer; I. Additional terms or provisions, as may be necessary, pertaining to the forfeiture, collection and disposition of improvement security upon the failure of the contracting party to comply with the terms and provisions thereof or with the terms and provisions ofthis title. (prior code !}9-15.070) 16.68.080 Supplemental improvements. A. Requirement. The city may require that improvements installed by a subdivider or developer for the benefit of the subdivision, or other development if a subdivision is not involved, shall contain supplemental size, capacity or number for the benefit of property not within the subdivision, and that such improvement be dedicated to the public pursuant to Section 66485 and 66486 of the Subdivision Map Act. B. Supplemental Improvement- Reimbursement Agreement. Where the subdivider or developer is required to install supplemental improvements pursuant to the provisions of this title, the city shall enter into an agreement to reimburse the subdivider or developer pursuant to Section 66486 of the Subdivision Map Act. (Prior code!} 9-15.080) 16.68.090 Improvement security. Improvement securities shall be required to be posted as a guarantee of the performance of any act, improvement or obligation required as a environmental impact mitigation measure or condition of approval of any final map, lot line adjustment, or lot merger, and not completed or otherwise satisfied prior to recordation of the map, or any act or obligation required as a environmental impact mitigation measure or condition of the approval of a residential, commercial or industrial development for which a subdivision is not involved, for obligations that will exist beyond final project approval, unless otherwise provided in one of the following forms at the option and subject to the approval of the city engineer: A. A bond or bonds by one or more duly authorized corporate sureties; B. A deposit with the city of cash; C. An irrevocable instrument of credit from one or more financial institutions subject to regulation by the state or federal government pledging:that the funds necessary to carry out the agreements are on deposit, guaranteed for payment, and constitute a trust fund which is not subject to levy or attachment by any creditor of the depositor until released by the city; D. An irrevocable letter of credit issued by a financial institution subject to regulation by the state or federal government guaranteeing that all'or any portion of the funds available pursuant to the letter of credit will be paid upon the written demand of the city engineer, and that such written demand need not present documentation of any type as a condition of payment, including proof of loss; E. An irrevocable assignment and delivery of a passbook account, together with the entitlement to insurance of the account, in a financial institution subject to regulation by the state or federal government, pledging, agreeing and covenanting that the city may redeem, collect and withdraw the full amount of the account at any time and without notice, and further pledging, agreeing and covenanting that the funds stated or shown to be in the assigned account are on deposit, guaranteed for payment, and constitute a trust fund which is not subject to levy or attachment by any creditor of the depositor orthe depository. (Prior code !}9-15.090) http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T AlTITLE16/Chapter _16_68_ IMP... 6/2/2006 Chapter 16.68 IMPROVEMENTS Page 10 ofll 16.68.100 Amount of security. Security to guarantee the performance of any act or agreement shall be in the following amounts except as othelWise provided by subsection (c) of Section 66499.3 of the Subdivision Map Act: A. An amount determined by the city engineer equal to one hundred (100) percent ofthe total estimated cost of the improvement or of the act to be performed, conditioned upon the faithful performance of the act or agreement. The total estimated cost ofthe improvement shall provide for increase for projected inflation computed to the estimated mid-point of construction; B. An additional amount determined by the city engineer equal to fifty (50) percent of the total estimated cost of the improvement, or the performance of the required act, securing payment to the contractor, his subcontractors, and to persons furnishing labor, materials, or equipment to them for the improvement or the performance of the required act; C. An additional amount equal to ten (10) percent of the estimated cost of the improvements for the guarantee and warranty of the work for a period of one year following the completion and acceptance thereof against any defective work or labor done, or defective materials furnished. (Prior code ~ 9-15.100) 16.68.110 Improvement security release. Improvement security may be released upon the final completion and acceptance of the act or work; provided, however, such release shall not apply to the amount of security deemed necessary by the city engineer for the guarantee and warranty period, nor to costs and reasonable expense fees, including reasonable attorney's fees, incurred by the city in enforcing any improvement agreement. When appropriate, such release shall be recorded in the office of the county recorder. (Prior code ~ 9-15.110) . 16.68.120 Forfeiture of improvement security. In addition to any other remedy provided by law, upon the failure ofthe subdivider or developer to complete any improvement, acts or obligations within the time specified in the improvement agreement, or upon failure of the subdivider or developer to faithfully comply with the terms and provisions of this chapter or any improvement security given thereby, the city council may, upon notice in writing of not less than ten (10) days served upon the person responsible for the performance thereof or upon notice in writing of not less than twenty (20) days, served by registered mail addressed to the last known address of such person, determine that the foregoing have not been complied with or the work has not been completed, and may cause to be forfeited to the city such portion of said improvement security given for the performance of the foregoing. (Prior code ~ 9-15.120) 16.68.130 Security for taxes and assessments. Certificates for taxes and special assessments, as prepared by the tax collector, and security for unpaid taxes and special assessments shall be furnishecl as required by Article 8, of the Subdivision Map Act. A. If the certificate shows that there are no liens against the subdivision or any part thereof for unpaid taxes or special assessments collected as taxes, the city clerk shall certify that such certificates have been filed and shall transmit the final map to the county recorder without placing the matter on the agenda of the city council. B. If the certificate shows that there are no liens against the subdivision or any part thereof for unpaid taxes or special assessments collected as taxes, except for taxes or special assessments that are not yet payable, the divider shall file with the city clerk acceptable security in the amount determined by the tax collector as necessary to pay the taxes and special assessments which are a lien but not yet payable. Upon approval of the security by the city council, the city shall certify that such certificates and security have been filed and shall transmit the final map to the http://municipalcodes.lexisnexis.com/codes/arroyo/_ DAT AlTITLE 16/Chapter _16_68_ IMP... 6/2/2006 Chapter 16.68lMPROVEMENTS Page 11 of 11 county recorder without placing the matter on the agenda of the city council. C. Acceptable forms of security for taxes shall be as provided in Section 16.68.090 for security for improvements; provided, however, that a cash bond shall be required to guarantee the payment of taxes in the amount of two thouslmd five hundred dollars ($2,500.00) or less. (Prior code!i 9-15.130) http://municipalcodes.lexisnexis.com/codes/arroyo/_DA T AlTITLEl6/Chapter _16_68 _lMP... 6/2/2006 APPENDIX E Model Parameters HEC-HMS Projecf: AG Detention Basin Study Basin Model : I Dev w det w dam . Jun 28 03:44:42 PDT 2006 (Jl, D .a. DE E c l!!! CB,6-ATIDAM OUTLET III'l Subbasln-1a Subbasin-1 b K . AG above LB LOS BERROS CONFL l!!!!1!I CP18 HEC-HMS Project: AG Detention Basin Study Basin Model: I Dev no det no dam Jun 28 14:59:12 PDT 2006 ~, D <l'lo DE E c G ~ .~ Subbasin-1 b NK-LOS BERRm K AG above LB . Los Berres ~lW LOS BERROS CONF ". ;. HEC-HMS Project: AG Detention Basin Study Basin Model: I Dev w det no dam Jun 28 03:44:10 PDT 2006 D E c l!!!!J CP~-AT DAM OUTLET NK-LOS BERROS C Subbasin-1 b K AG above LB Los Berros LOS BERROS CONF CP18 ~i+.f.' I 5 acre site - Subbasin I 200 X 200 ond Total Contour Storage Contour area Stage Elev (ft) Area (sf) (acft) (ac) Q, cfs, 6" 9" 10" 0 200 40000 0 0.92 0.230 0.000 0 0.3 200.3 40966 0.279 0.94 0.559 0.308 0.33 0.6 200.6 41943 .0.564 0.96 0.762 0.999 1.11 0.9 200.9 42932 0.857 0.99 0.921 1.541 1.826 1.2 201.2 43932 1.156 1.01 1.057 1.932 2.324 1.5 201.5 44944 1.462 1.03 1.177 2.256 2.733 1.8 201.8 45967 1.775 1.06 1.286 2.539 3.088 2.1 202.1 47002 .2.095 1.08 1.286 2.793 3.407 2.4 202.4 46049 2.422 1.10 1.386 3.027 3.696 2.7 202.7 49107 2.757 1.13 1.480 3.243 3.968 3 203 50176 3.099 1.15 1.568 3.446 4.22 3.3 203.3 51257 3.446 1.18 1.651 3.638 4.459 3.6 203.6 52349 3.805 1.20 1.730 3.820 4.685 3.9 203.9 53453 4.169 1.23 1.806 3.993 4.901 4.2 204.2 54569 4.541 1.25 1.879 4.160 5.107 4.5 204.5 55696 4.921 1.28 1.949 4.320 5.306 4.8 204.8 56835 5.308 1.30 2.016 4.474 5.498 5.1 205.1 57985 5.704 1.33 2.082 4.623 5.683 5.4 205.4 59146 6.107 1.36 2.100 4.768 5.862 5.7 205.7 60319 6.518 1.38 2.207 4.908 6.036 6 206 61504 6.938 1.41 2.267 5.044 6.205 Isf= 2.30E-05 300 x 300 ond 8" outlet Contour Storage Stage Elev(ft) Area (sf) (acft) 6"Q,cfs 8"Q,cfs T'Q,cfs 0 200 9000 0 0 0 0 6.5 0.3 200.3 91446 0.625 0.23 0.285 0.259 0 0.6 200.6 92903 1.26 0.559 0.873 0.714 0.244 0.9 200.9 94372 1.904 0.762 1.265 1.004 0.637 1.2 201.2 95852 2.56 0.921 1.564 1.226 0.88 1.5 201.5 97344 3.225 1.057 1.815 1.414 1.069 1.8 201.8 98847 3.9 1.177 2.035 1.58 1.23 2.1 202.1 100362 4.586 1.286 2.234 1.73 1.372 2.4 202.4 101689 5.283 1.386 2.416 1.868 1.5 2.7 202.7 103427 5.99 1.48 1.585 1.997 1.619 3 203 104976 6.707 1.568 2.744 2.117 1.729 3.3 203.3 106537 7.436 1.651 2.895 2.232 1.833 3.6 203.6 108109 8.175 1.73 3.037 2.34 1.931 3.9 203.9 109693 8.925 1.806 3.174 2.444 2.024 4.2 204.2 111289 9.686 1.879 3.305 2.544 2.113 4.5 204.5 112896 10.458 1.949 3.43 2.639 2.199 4.8 204.8 114515 .11.241 2.016 3.552 2.732 2.282 5.1 205.1 116145 12.35 2.082 3.669 2.821 2.361 5.4 205.4 117786 12.841 2.145 3.783 2.908 2.438 5.7 205.7 119439 13.658 2.207 3.893 2.992 2.513 6 206 121104 . 14.486 2.267 4 3.074 2.585 2.655 sqmi acres Lag Tc Basin I whole 25.65 16415.93 6.7 671.34 min 1 mi2 639.9974 acres SubAl 25.63 Sub A2 0.02 15.44 0.15 15.00 Sub A2 ere 20.00 Pond Report Sl-+~ I Wednesday, Jun 28 2006, 2:53 PM Hydraflow Hydrographs by Intelisolve Pond No. 2 - I basin Pond Data Bottom LxW = 200.0 x 200.0.fl Side slope = 4.0:1 Stage I Storage Table. Stage (ft) Elevation (ft) Bottom elev. = 200.00.fl Depth = 6.00.fl Contour area (sqft) Incr. Storage (acft) Total storage (acft) 0.00 0.30 0.60 0.90 1.20 1.50 1.80 2.10 2.40 2.70 3.00 3.30 3.60 3.90 4.20 4.50 4.80 5.10 5.40 . 5.70 6.00 40,000 40,966 41,943 42,932 43,932 44,944 45,967 47,002 48,049 49,107 50,176 51,257 52,349 53,453 54,569 55,696 56,835 57,985 59,146 60,319 61,504 200.00 200.30 200.60 200.90 201.20 201.50 201.80 202.10 202.40 202.70 203.00 203.30 203.60 203:90 204.20 204.50 204.80 205.10 205.40 205.70 206.00 0.000 0.279 0.285 0.292 0.299 0.306 0.313 0.320 0.327 0.335 0.342 0.349 0.357 0.364 0.372 0.380 0.387 0.395 0.403 0.411 0.419 0.000 0.279 0.564 0.857 1.156 1.462 1.775 2.095 2.422 2.757 3.099 3.448 3.805 4.169 4.541 4.921 5.308 5.704 6.107 6.518 6.938 Culvert I Orifice Structures [A] [B] .IC] [0] Rise (In) = 10.00 0.00 0.00 0.00 Span (In) = 10.00 0.00 0.00 0.00 . No. Barrels = 1 0 0 0 InvertEI.(ft) = 200.00 0.00 0.00 0.00 Length (ft) = 0.00 0.00 0.00 0.00 .. Slope ('Yo) = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 .013 Orif.Coeff. = 0.60 0.60 0.60 0.60 Multi-Stage = nla No No No Weir Structures [A] [B] [C] '[0] Crest Len (ft) = 0.00 0.00 . 0.00 . . 0.00 CrestEI. (ft) = 0.00 0.00 0.00 0.00 Weir Coeff. = 0.00 0.00. 0.00 0.00 . Weir Type - - Multl-Stage = No No 'No No Exfiltration = 0.000 in/hr (Wet area) Taitwater Elev. = 0.00 ft Note: CulvertlOrifice outnows have been analyzed under inlet and outlet control. Stage I Storage I Discharge Table Stage Storage Elevation ClvA ClvB ClvC Clv 0 WrA WrB WrC WrD Exfil Total ft acft ft cis cfs cis cfs cis cfs cfs cfs cfs cfs 0.00 0.000 200.00 .0.00 0.00 0.30 0.279 200.30 0.33 0.33 0.60 0.564 200.60 1.11 1.11 0.90 '0.857 200.90 1.83 1.83 1.20 1.156 201.20 2.32 2.32 1.50 1.462 201.50 2.73 2.73 1.80 1.775 201.80 3.09 3.09 2.10 2.095 202.10 3.41 3.41 2.40 2.422 202.40 3.70 3.70 2.70 2.757 202.70 3.97 3.97 3.00 3.099 203.00 4.22 4.22 3.30 3.448 203.30 4.46 4.46 3.60 3.805 203.60 4.68 4.68 3.90 4.169 203.90 4.90 4.90 4.20 4.541 204.20 5.11 5.11 4.50 4.921 204.50 5.31 5.31 4.80 5.308 204.80 5.50 - 5.50 5.10 5.704 205.10. 5.68 ' 5.68 5.40 6.107 205.40 5.86 5.86 5.70 6.518 205.70 . 6.04 6.04 6.00 6.938 206.00 6.20 6.20 Project: AG Detention Basin Study , Basin Model: J dev w det no dam . Jun 28 14:59:52 PDT 2006 HEC-HMS .~ .' .. D DE.. . NK-LOS BERROS CI- . K Los Berres LOS BERROS CONFL CP18 .., " 'in .. ... 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"''''' "a u ~ " 0> E .9 (f) ]i ,'3. r::::~aSl~ O......N(")(")..,. cicicicidd co 'It (1')""'" (0 (0 (()<D lO (0 I'- (() dodo l{)1'-..,."'itlOO>MN ......COON..;fI'-......ll) ())~C'!~.....~":~ d <0'" "'" "'- "":C'\i g8gg~~~~~~~8gg~~~~~~~~ ~ggg8ooa~~~888a~~~~~~~ ~NNNNNNNNNNNNNNNNNNNNN " 0> J'I (f) DMCOmNll>CO........,.......MMCOIDNl[)CO........,.......CO cicici"":"":"":NNN MMM-.:i~-.:iIriLriLri b> ocom......NCOO)M......MCOCONMCON'<tMCOCO..,. g~~~~~~~~~~~~;~~~~~q dO............NNN("')MMM M ..,...,...,."<tl{) 10 Dll>("')ll>Vl{)l{)VCOll>vll>........,.ll>MNO>MMV co...... co co...... 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Hydraflow Hydrographs by Intelisolve Pond No. 8 J 100 8 in basin Pond Data , Bottom LxW = 100.0 x 100.0 It Side slope: = 4.0:1 Wednesday, Jun 28 2008, 2:50 PM Bottom eJev. = 200.00 It Depth = 6.00 It Stage I Storage Table , Stage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (acft) Total storage (acft) 0.00 200.00 10,000 0.000, 0.000 0.30 200.30 10,486 0.071 0.071 0.60 200.60 10,983 . 0.074 0.144 0.90 200.90 11,492 0.077. 0.222 1.20 201.20 12,012 0.081 0.303 1.50 201.50 12,544 0.085 0.387 1.80 201.80 13,087 ': 0.088 0.476 2.10 202.10 13,642 , 0.092 0.568 2.40 202.40 14,209 . ~. 0.096 0.664 '.2.70 202.70 14,787 . 0.100 0.763 3.00 203.00 15,378 0.104 0.867 3.30 203.30 15,977 0.108 0.975 3.60 203.60 16,589 0.112 1.087 3.90 203.90 17,213 0.116 1.204 4.20 204.20 17,849 0.121 1.324 4.50 204.50 18,498 0.125 1.450 4.80 204.80 19,155 0.130 1.579 5.10 205.10 19,825 0.134 1.713 5.40 205.40 20,506 0.139 1.852 5.70 205.70 21,199 0.144 1.996 6.00 206.00 21,904 0.148 2.144 Culvert I Orifice Structures [A] [B] [C] [0] Rise (In) = 8.00 0.00 0.00 0.00 . Span (In) = 8.00 0.00 0.00 0.00 No. Barrels = 1 0 0 0 InvertEI.(ft) = 200.00 0.00 0.00 0.00 Length (ft) = 0.00 0.00 0.00 0.00 Slope ('!o) . = 0.00 0.00 0.00 0.00 N-Value = .013 .013 .013 ':013 Orlf. Coeff. = 0.60 0.60 0.60 . 0.60 Mulli-Stage = nfa No No .No I Weir Structures [A] [B] [C] [0] Crest Len (ft) = 0.00 0.00 0.00 0.00 Crest EI. (ft) = 0.00 0.00 0.00 0.00 Weir Coeff. = 0.00 0.00 0.00 0.00 Weir Type - - Multi-Stage = No No No No Exfiltration = 0.000 inlhr (Wet area) Tailwater Elev. = 0.00 ft Stage I Storage I Discharge Table Stage Storage Elevation Clv A ft acft ft cfs Note: CulvertJOrifice outnows have been analyzed under inlet and outlet conlrol. ClvB . ClvC ClvD WrA cis . c15 cfs cis Total cfs 0.00 0.000 200.00 0.00 0.30 0.071 200.30 0.28 0.60 0.144 200.60 0.87 0.90 0.222 200.90 1.27 1.20 0.303 201.20 1.56 1.50 . 0.387 201.50 1.82 1.80 0.476 201.80 2.04 2.10 0.568 202.10 2.23 2.40 0.664 202.40 2.42 2.70 0.763 202.70 2.59 3.00 0.867 203.00 2.74 " 3.30 0.975 203.30 2.89 3.60 1.087 203.60 3.04 3.90 1.204 . 203.90 3.17 4.20 1.324 204.20 3.30 4.50. 1.450 204.50 3.43 4.80 1.579 204.80 3.55 5.10 1.713 205.10 3.67 . 5.40 1.852 205.40 3.78 5.70 1.996 205.70 3.89 6.00 2.144 206.00 4.00 -,.; WrB WrC WrD cfs cfs cfs Exfil cfs 0.00 0.28 0.87 1.27 1.56 1.82 2.04 2.23 2.42 2.59 2.74 2.89 3.04 3.17 3.30 3.43 3.55 3.67 3.78 3.89 4.00 . '.J , " , : Project: AG Detention Basin Study Basin Model: JB dev w det w dam Jun 28 03:45:45 PDT 2006 HEC-HMS o " . ,.i ".., .'(: Project: AG Detention Basin Study Basin Model: JB dev w det no dam Jun 28 14:59:38 PDT 2006 HEC-HMS ~ Glo .!!\lFl J2 DE .. . J Detention Basin . Combined J l!!!~ (j, ~. o E ~ G c NK-LOS BERROS ( LOS BERROS CONFL JL ;: 88 o " ccv.....o ~ il' 11'E ,.," _ 0 .r; - 'E1l. o E '" l!! 0 " .., ... .... c III ';j " oj ,D III ,D .. '" i 'E e ~ 0 " .. ~ " 'E "' 88 0 '" >- !:i dlri '" ~- g ...J <Xl <Xl 10 '" N 0", ~~ dd '\'i " '" <Xl Lri titi 1Xi~ N~ '" '" 1: 180 - " ~ ai IE~ "'"' ..,.., '" l!! o " <Xl .... 0 Uloo8 1: ~ 0 Lri g"'''' ' .r; , '0 'E ~ 00.... ... 0 E 'E :;: ...."'''' "'"'0 lrilrid III'E ...J " ,,111 cvoo8>5 ~ C'1 ~ ...8 0 "'oo~ IU III e>'l> <{~ ~ " o _ .r;~"'o.. ;. <{ <( '" -'..0..0<( .~ ~ ~ .g &l U) 'C ~ '? c.2! "- ('lJ E (1)0:: (I) t'lJ ~'Eg~;:o -l ('lJ .~ Ulc;:: :m ~ cv ~ 3l ~8E8~ o "" " "00 0.......... " E ;:: -.... oC'1~ 0"""" ~"'''' 1010 ~ "", '0' .r; - ;.~ ,'" - " = c c.%:o " E _ 0 0..0 , ,h 1. 00 O~M~~~~~m~~~~~~M Qj~mm......MM......C()~c.nM~O"'" ~~~~~~~~~~~~;;j~crl NC'l{"){")"'" ~1.O(()C'l ti)1.O~c() Mcrlcrlcrl OQjm......Nmc.nM~MmC()N{")l.ON...,.{")QjQj~ oc.n""'M~{")mN""''''''{'')Qjc.n.....M~Nl.OO''''' (")m~~~~~~~~~crl~~~~~~~q m cici~.....NNN{,,){,,){,,){,,) (") ...,....,....,.~ti) O~~~8~~ffi~~~~~~~~ ~ci~~~6~~d~~~~~~ C'lMN<O~ ~......l()C'l"'" ti)~COC'l..- ~~~~N '\'i ,.!!! ~ ~ o <i5 1ii 15 >- ~OOOOOOOOOOOOO,OOOOOOOO -O{")~~~~~~~~~C'1m~~~~~~~q ~gg88ooo~~g8888~...,....,.ti)ti)~<O WNNNNNNNNNNNNNNN~~~~~~ 8 ~ o ~ " '" " <i5 o{")mmNti)Qj........,.~MM<omNl()(()........,.~<O cicici~~~NNN MMM~~~lrilrilri en OOOc.n..-Nl.Oc.n{")~(")<O(oNMmN~{,,)(()c()"'" omVM~{")mNVV{")(Om.....{,,)~Nmo~ C'1~~~~~~q~~~M~~~~~~~~ OO.......-NNNMM(")(") (") ""''''''VVl() &, Ol()(")ti)~ti)ti)~l.O~~ti)~~ti){,,)NmM{,,)"'" ro~<O<O.....{,,)M.....CO~(.J){")~ovti)mco(.J) ~~~~~q~~~~~~~~M~~~~ OO................NNNNNNMMM MMMM O{")l.OWNl.OCOmm(O~ti){").....OOti)NC()ti).....~ ~ONl()~mo......NMVti)l.O~OOOOc.nOO.....NN cicicicid~~~~~~~~~~~NNNNN '" 't30{,,)~N d8~~"'" ~doci...... "' NO~OO......ti)N{,,)ON.....<o(()oo...,.m ~~m~~~~~~~~~~~~~N ~~~~~NNNNNNNNNMMcrl " '" " . E~g[O~~g~~ r.nmq~C'1-.::~~q "ffi-=OOOOOO..... 15 >- o "' ~ x o "' ~ .....tl)ti).....N(.J) .....OO.....NM NVl.OOOON ~~~~NN (,,)N~COl.OOO~ l.OmN<o......~{")m ...,.l.Om.....~(Om..... C\iC\iNMMcrlM...t ~OOOOOOOOOOOOOOOOOOOOO ~qC'1~~~~~""'V~OMl.O(.J)Nti)OO......v~O ~8888oooggg8888~~~~~~~ WNNNNNNNNNNNNNN(\jNNNNNN O(")l.OmNti)~......v~M(")l.OmNti)oo.........,.~1.O dcid~~.....NNN MMM~~~lrimlri ~ .l'l U) .... 10 N "'''' ~O Mlri ~'" "'0 N~ ...'" ~'" NM "'<Xl ...0 ~C\i ...<Xl <Xl.... ~N 0", !j!'" Pond Report o ;r( 7.. \ S 0.(. Hydraflow Hydrographs by Intelisolve Pond No.3 - J 1505 by 8 basin Pond Data BottomLxW = 150.0x150.01t Side slope = 4.0:1 Wednesday. Jun 28 2006. 2:50 PM Bottom elev. = 200.00 It Depth = 6.00 It Stage I Storage Table Slage (ft) Elevation (ft) Contour area (sqft) Incr. Storage (acft) Tolal storage (acft) 0.00 200.00 22,500 0.000 0.000 0.30 200.30 23,226 0.157 0.157 0.60 200.60 23,963 0.162 0.320 0.90 200.90 24,712 0.168 0.488 1.20 201.20 25,472 0.173 0.660 1.50 201.50 26,244 0.178. 0.838 1.80 201.80 27,027 0.183 1.022 2.10 202.10 27,822 0.189 1.211 2.40 202.40 28,629 0.194 1.405 2.70 202.70 29,447 0.200 1.605 3.00 203.00 30,276 0.206 1.811 3.30 203.30 31,117 0.211 2.022 3.60 203.60 31,969 0.217 2.239 3.90 203.90 32,833 0.223 2.463 4.20 204.20 33,709 0.229 2.692 4.50 204.50 34,596 0.235 2.927 4.80 204.80 35,495 0.241 3.168 5.10 205.10 36,405 0.248 3.416 5.40 205.40 37,326 0.254 3.670 5.70 205.70 38,259 0.260 3.930 6.00 206.00 39,204 0.267 4.197 Culvert I Orifice Structures Weir Structures [A] [8] [C] . [0] Rise (In) = 5.00 0.00 0.00 0.00 Span (In) = 8.00 0.00 0.00 0.00 No. Barrels = 1 0 0 0 InvertEI. (ft) = 200.00 0.00 0.00 0.00 Length (ft) = 0.00 0.00 0.00 0.00 Slope (%) = 0.00 0.00 0.00 0.00 NeValue = .013 .013 .013 .013 Orlf.Coefl. = 0.60 0.60 0.60 0.60 Multl-5lage = n/a No No No [A] [8] [C] [0] Crest Len (ft) = 0.00 0.00 0.00 0.00 CrestEI,(ft) = 0.00 0.00 0.00 0.00 Weir Coefl. = 0.00 0.00 0.00 .0.00 Weir Type - - Multi-Slage = No No No No Exfiltration = 0.000 in/hr 0Net area) Tailwater Elev. = 0.00 ft Nole: Culvert/Orifice outflows have been analyzed under inlel and outlet control. Stage I Storage I Discharge Table Slage Storage Elevation ClvA ClvB ClvC ClvD WrA WrB WrC WrD Exfil Total ft acft ft cfs cf~ cis cfs cis cfs cfs cfs cfs cfs 0.00 0.000 200.00 0.00 0.00 0.30 0.157 200.30 0.37 0:37 0.60 0.320 200.60 0.84 0.84 0.90 0.488 200.90 1.11 1.11 1.20 0.660 201.20 1.33 1.33 1.50 0.838 201.50 1.52 1.52 1.80 1.022 201.80 ,1.69 1.69 2.10 1.211 202.10 1.84 1.84 2.40 1.405 202.40 1.98 1.98 2.70 1.605 202.70 2.11 2.11 3.00 '1.811 203.00 2.23 2.23 3.30 2.022 203.30 2.35 2.35 3.60 2.239 203.60 2.46 2.46 3.90 2.463 203.90 2.57 2.57 4.20 2.692 204.20 2.67 2.67 4.50 2.927 204.50 2.77 2.77 4.80 3.168 204.80 2.87 2.87 5.10 3.416 205.10 2.96, 2.96 5.40 3.670 205.40 3.05 3.05 5.70 3.930 205.70 3.13 3.13 6.00 4.197 206.00 3.22 3,22 IISANTA BARBARNPERCENT GRAPHllfTABLEI Ordinate PERCENT GRA... Y ordinates -~..._,_._.--""- "" .. ........-- - .n. ...........--............". Labels Units % % Type UNT UNT 1 0.00000 0.00000 2 5.00000 0.50000 3 10.00000 1.80000 4 20.00000 5.00000 5 30.00000 11.00000 6 40.00000 18.00000 7 60.00000 31.00000 , 8 80.00000 41.00000 9 100.00000 50.00000 10 120.00000 57.50000 11 140.00000 64.00000 12 160.00000 69.50000 13 180.00000 74.50000 14 200.00000 78.50000 15 220.00000 81.50000 16 240.00000 84.50000 17 260.00000 87.00000 18 280.00000 89.00000 19 300.00000 90.50000 20 320.00000 92.00000 21 340.00000 93.50000 22 360.00000 94.50000 23 380.00000 95.50000 24 400.00000 96.00000 25 420.00000 96.50000 26 440:00000 97.50000 27 460.00000 97.80000 28 480.00000 98.00000 29 . 500.00000 98.10000 30 520.00000 98.50000 31 540.00000 98.80000 i 32 560.00000 99.00000 I I 33 580.00000 99.30000 ! 34 600.00000 99.50000 ! Ordinate PERCENT GRA... Y ordinates I 35 620.00000 . 99.80000 ; 36 640.00000 99.89000 37 660.00000 99.90000 I 38 680.00000 99.99000 i 39 700.00000 100.00000 IILOPEZ DAM SPILLlNG/ELEVATION-STORAGEllfTABLEI .. I Ordinate I ELEVATION I STORAGE I m..,,,. ................. ,_,_ ,__n ,_~"_ ........., ". .......... ... ... n...............""'...._ .........--........... Labels Units FT ACRE-FT Type UNT UNT 1 519.77 0.00000 2 520.00 1.00000 3 522.00 2,000.00000 4 524.00 4,000.00000 5 526.00 6,000.00000 6 528.00 8,000.00000 7 530.00 10,000.00000 8 531.00 11,000.00000 9 536.00 14,000.00000 i , ,:~ i ;} Ordinate STORAGE FLOW Labels Units ACRE-FT CFS Tvoe UNT UNT 1 0.00000 1.2000 2 1.00000 15.0000 3 2,000.00000 3,204.0000 4 4,000.00000 8,302.0000 5 6,000.00000 13,300.0000 6 8,000.00000 18,300.0000 7 10,000.00000 23,300.0000 8 11,000.00000 28,300.0000 9 14,000.00000 33,300.0000 -- -- 0'- _ -.-.. - Labels Units Tvoe UNT UNT 1 : 400.00 700 , 2 410.00 1,500 3 420.00 2,800 , 4 430.00 4,600 5 440.00 7,000 , 6 450.00 10,000 7 460.00 13,200 8 470.00 17,500 9 480.00 22,500 10 490.00 28,000 11 500.00 34,500 12 510.00 42,000 , 13 519.77 51,000 , 14 520.00 51,001 , 15 522.00 53,000 , 16 524.00 55,000 17 526.00 _ 57,000 , 18 528.00 59,000 , 19 530.00 61,000 20 531.00 62,000 , 21 536.00 65,000 //LOPEZ-2(AL T -1 OO)/ELEV A TION-STORAGEIIIT ABLE/ Ordinate I ELEVATION I STORAGE <~~ Ordinate ELEVATION STORAGE Labels Units Tvpe UNT UNT 1 400.00 700 2 410.00 1,500 3 420.00 2,800 4 430.00 4,600 5 440.00 7,000 6 450.00 10,000 7 460.00 13,200 8 470.00 17,500 9 480.00 22,500 10 490.00 28,000 11 '500.00 34,500 12 '510.00 42,000 13 519.77 51,000 14 520.00 51,001 15 522.00 53,000 16 524.00 55,000 17 526.00 57,000 18 528.00 . 59,000 19 530.00 61,000 20 531.00 62,000 21 536.00 65,000 " ,', <rll~ mo- ~m>> rID~ O~~ O~ID ]'\. -Z-o Z-oC (j))>O ~:t ~~ z o ~ I OJ o C Z ~ ~ ATTACHMENT 10 , \ , .::!\ ~ lU , . .... ~ \) ~ C. III OJ m c....o n .~ .~. :!\ ~ "1\ m Z' .n I /--~ \) c OJ r () III o m ~ r 7'. ~~~ ~O)\1 rno~ ,--\ 0)\1 0')> 7'\z-u z c (j)~o ~:i! m~ z o ~ I Ul o C Z ~ ~ l_ ~ 3 II) '. ~ III C . () ---.. ~ . 'i! ~ .~ 11.8. MEMORANDUM FROM: CITY COUNCIL STEVEN ADAMS, CITY MANAGER ~. CONSIDERATION OF INFORMATION AND POTENTIAL ACTION ON POSITION TO SUPPORT OR OPPOSE COUNTYWIDE MEASURE J- DALlDIO RANCH ! i TO: SUBJECT: DATE: SEPTEMBER 26, 2006 RECOMMENDATION: It is recommended the City Council consider information provided regarding Countywide Measure J - Dalidio Ranch project for discussion and possible action to oppose or support. , FUNDING: There is no direct funding impact from any associated City Council action. A concern has been identified that the project may delay and or negatively impact State funding for the Brisco Road - Halcyon Road/Highway 101 interchange project. DISCUSSION: The Dalidio Ranch is a proposed project in the unincorporated area of the County near the Promendade and Madonna Plaza shopping centers adjacent to Highway 101. The project proposes a combination of commercial, conservation open space, recreational, organic agricultural, residential, business park and community facility uses. It is related to a similar proposal, the Marketplace, originally approved by the City of San Luis Obispo for annexation and then failed in a referendum measure. It is now proposed under Countywide Measure J as a project in the unincorporated County area. At the September 12, 2006 meeting, Mayor Ferrara requested information regarding the Dalidio Ranch project and ballot measure be placed on the agenda for consideration due to concerns that transportation improvements associated with the project may negatively impact or result in delays to potential State funding for the Brisco Road - Halcyon Road/Highway 101 Interchange project. Attached is a copy of the text of Measure J and an analysis provided by Caltrans regarding traffic impacts. At the Mayor's request, a representative of Caltrans will make a presentation at the meeting on this item. S:\Administration\CITY MANAGER\STEVE\Council ReportslMeasure J 9.26.06.doc CITY COUNCIL DALlDIO RANCH - MEASURE J SEPTEMBER 26, 2006 PAGE 2 ALTERNATIVES: The following alternatives are provided for the Council's consideration: / Receive information; Request additional information; Receive information and provide direction to staff; Receive information and take action to support measure; Receive information and take action to oppose measure. Attachments: 1. Caltrans analysis of traffic impacts 2. Full text of Measure J State of California Business, Transportation and Housing Agency Memorandum To: File Date: August 10, 2006 File: David Murray From: DEPARTMENT OF TRANSPORTATION DISTRICT 5 Subject: Review of the Dalidio Ranch Traffic Analysis dated March 3, 2006 We reviewed the March 3, 2006 Dalidio Ranch Traffic Analysis and have the following comments. I. The Dalidio Ranch project will generate 30,800 average daily trips (ADT). This represents a 19.5% increase in weekday ADT over the previous Market Place proposal (25,782). 2. The project's peak hour trip generation occurs on Saturday and was not analyzed. This is inconsistent with other project's within the area, such as the CostcolFroom Ranch Project, who was required to conduct both a typical weekday PM peak hour and a Saturday peak hour analysis. The lIE Trip Generation handbook estimates this project will generate 36,967 average daily trips (ADT) on Saturday compared to the typical weekday PM peak hour generation rate of 30, 800 average daily trips (ADT). This represents an increase of 6, 167 average daily trips (ADT), which corresponds to a 20% mcrease. 3. The Traffic Study has omitted key approved developments located off of Calle Joaquin that are currently under construction. These omitted projects include the Marriott Hotel, Vineyard Christian Church, and the Kelly Gearhart Auto Dealership, to name a few. These three alone are projected to add 362 weekday PM and 734 Saturday peak hour trips to Calle Joaquin as well as the Hwy 101ILos Osos Valley Road Interchange. 4. The pass-by rates taken for this current project are substantially higher than the previous project and are inconsistent with the department's guidelines. The pass-by rates taken by the current project are 30% on 30,800 average daily trips (ADT) compared to the previous project of20% on 25,782 average daily trips (ADT). This higher pass-by percentage reduces the current project's "net new trips", which in turn, reduces the impacts and minimizes the mitigation measures. For example, the pro-rata share for the (Begin second page header on fourth line) CHIEF DEPUTY DIRECTOR, et al [Date] Page 2 new Prado Road Interchange is substantially lower using a pass-by rate of 30% when compared to the previous project's pass-by rate of20%. It should also be noted that the Department's guidelines allow for a maximum pass-by rate of 15%. 5. The Traffic Study did not include a freeway segment or freeway ramp merge/diverge analysis of Highway 101. 6. The total lost time was reduced from 4.0 seconds to 3.0 seconds for all signalized intersections within in the analysis. The appropriate total lost time is 4.0 seconds, per the Highway Capacity Manual (HCM). 7. The current signal timing plans for existing signals within the state highway system and local street network, were not incorporated into the analysis. 8. A blanket peak hour factor of 0.95 was used throughout the analysis. This in inconsistent with the Highway Capacity Manual (HCM). The HCM requires a default value of 0.92 to be used if field data is not available. Actual field data collected in November 2005 at the Hwy I Ol/Los Osos Valley Road interchange shows the peak hour factor varies between 0.75 to 0.95 depending on the movement. 9. The traffic analysis uses a cost for construction the Prado Road interchange of $22 million in order to calculate a fair share contribution. Based on the current construction price index, the cost (in 2006 dollars) ofthe Prado Road interchange would be $40 to $49 million. Based on our review ofthe traffic analysis, it is Caltrans position that the conditions currently proposed as mitigation in the Dalidio Ranch Initiative are inadequate and do not mitigate the impacts of this development to a less than significant level. ~ Presentation to the .Joint County/City Committee August 16, 2006 [!!J A comprehensive Traffic Impact Study (TIS) needs to be conducted in order to: o (1) Identify project Impacts & 0(2) determine appropriate actions to mitigate those Impacts 1!!1 A Memorandum of AssumDtlons (MOA) should be d.....loped betw_n the County and other stakeholders to guide the ns Dalidio Ranch Initiative Three Principal concerns o TRAFFIC CIRCULATION o HYDROLOGY o COST OF THE PRADO ROAD I/C ~ I!!l A TIS should enaaae all of the transDortation stakeholders (City of SLO, County of SLO, SLOCOG & Caltrans) In the development of the scope & process Dalidio Ranch Initiative TRAFFIC CIRCULATION - - - ---.-.-- --:;- -:-- -- --- -- -- An MOA would establish the methodology & parameters ton . Regional demand forecast model . Locations to be analyzed (roads segments, Intersections, etc.) . Network & land UH auumptlons . Alternative mitigation scenarios I!!l 1 Dalidio Ranch Initiative TRAFFIC CIRCULATION o An MOA would establish: . Milestones In the TIS at which all of the stakeholders would "m_t & concur" l!!] No hydraulic analysis of the current development proposal has been provided to Caltrans l!!] Dalidio Ranch Initiative , HYDROLOGY lac......d flooding of U. S. Route 101 ... prevloualy Identified as an Impact of the Market Place propo..' (even without an Interchange) The .ddltlona' flooding risk to U. S. Route 101 by lhe construction of tho Predo Road Intorchango I. substantial l!!] Any Inc......d flooding of U. S. Rout. 10118 . algalflcant concern for Calnn. and mitigation to ollmlnat. any Incn... should be part of tho project o In 2004, the cost of the Prado Road lie was estimated at $22 to 27 million o Current cost estimate: $40 to 49 million (2006 Dollars) o Increase In road constRiction materials (stee., concrete and asphalt) l!!] 2 DALIDIO RANCH INITIATIVE MEASURE The people of the County of San Luis Obispo ordain as follows: SECTION I: INTRODUCTION. A. We, the people of San Luis Obispo County, affirm our intent to discourage leapfrog development and urban sprawl by encouraging development at infill locations, along major transportation corridors. We seek to ensure that this infill development is compatible with the surrounding area, protects sensitive habitat and historic resources, contributes a fair share towards the resolution of regional traffic circulation issues, and allows long-time owners, such as the Dalidio family, to develop and use their property in a manner similar to surrounding properties. We wish to provide community amenities, such as organic agriculture and recreational facilities, such as soccer fields, and to provide increased public revenues from commercial development designed to attract desirable businesses. Accordingly, we amend the General Plan and enact zoning to permit development of the Dalidio Ranch, subject to the conditions and restrictions set forth below. B. The property that is the subject of this initiative measure is known as the Dalidio Ranch, which is near the Promenade and Madonna Plaza shopping centers, adjacent to Highway 101, and virtually surrounded by the City of San Luis Obispo. It is particularly described in Attachment A ("Property"). An area map showing the property in the context of surrounding development is set forth in Attachment B. This initiative measure allows a mix of uses on this property, including retail, business park, residential, recreation and open space, as illustrated on the diagram in Attachment C. A site plan more particularly describing the features of the CONTINUED ON NEXT PAGE project is set forth in Attachment D. The General Plan Amendment which describes the range of development allowed for the Dalidio Ranch and Rezoning enacted by this Initiative is called the Dalidio Ranch ("Project") and is set forth in Attachment E. The limitations which will ensure that the Project will be sensitive to the environment and that Project impacts are addressed appropriately are set forth in the Conditions of Approval in Attachment F. C. We declare and find that the conversion of agricultural land into uses permitted by this initiative is appropriate and desirable. This General Plan Amendment and Rezoning do not create a new area of development, and do not propose expansion of any urban or village area. In this manner, they provide additional protection from premature, sprawling conversion of agricultural lands. The Project is compatible with surrounding development. The conditions of approval will ensure that the Project will enhance biological values through planting of native species. To the maximum extent feasible, the Project avoids roadway improvements on Class I or n soils, highly erodible soils, slopes over 30 percent, sensitive resources area, wetlands, riparian and other valuable wildlife habitat areas. In addition, the -Project is conditioned upon agricultural enhancements through an organic agricultural operation which will provide agricultural products in a more environmentally benign fashion than do the current agricultural uses. The location of buildings, other facilities, setbacks adopted by this initiative and the nature of the organic agricultural operation will make it compatible with surrounding uses. The Project adequately protects agricultural uses and values through its status as infill development in an area already developed or approved for development, already served by major transportation corridors and already in an urban service area, and through its inclusion of an organic farm and fanner's market. The landowners have expended substantial efforts to cooperate with the City of San Luis Obispo in proposing development within the urban service and urban reserve lines. The limitations on development enacted by this initiative, and the amount of development allowed would potentially allow future annexation to the City as well as for development in the County, and will not conflict with City development patterns if annexed into the City at some time in the future. The Project includes appropriate service systems for the level and type of development proposed, and the water supply and onsite sewage disposal systems will be designed to potentially allow for connection to the city's municipal systems should annexation occur at some time in the future. The projected water demand is less than the demand of the current agricultural uses. Removing land from the agriculture category will not adverse affect water supplies or quality, or groundwater recharge capability needed for remaining agricultural uses. The change in land use category will not materially reduce the groundwater recharge. D. The Project's treatment of historic and potentially historic resources is appropriate and acceptable. Conditions ensure that the Project will enhance historic resources by rehabilitating and relocating the historical bam and Dalidio farm house and making them accessible to the public. These enhancements more than offset the disturbance of historic and potentially historic resources. The project preserves the existing riparian area and sensitive habitat. E. We find and declare that development of an infill project in a manner comparable to surrounding properties is appropriate. The Project will recognize land ownership rights, will promote smart growth principles, and will allow the owners of the property to utilize their land in a manner that is consistent with the surrounding properties. SECTION 2: DALIDIO RANCH GENERAL PLAN AMENDMENT. The people of the County of San Luis Obispo amend tbe General Plan of San Luis Obispo County as follows: A. Dalidio Ranch Land Use Category Amendment The Land Use Element.Circulation Element San Luis Obispo County General Plan, San Luis Obispo Area Plan, revised January 1, 2003, is amended. The following text is added immediately above the heading "Agriculture" on page 4-21, in Part C (entitled "San Luis Obispo Urban Area") of Chapter 4 of the San Luis Obispo Area Plan. This text shall be printed in the General Plan in close proximity to reproductions of Attachments C and D to this initiative measure: Dalidio Ranch The Dalidio Ranch land use category applies to the property, which is commonly known as the Dalidio Ranch and bounded by Highway 101 on the east, Madonna Road on the west, the Promenade Shopping Center on the north, Perfumo Creek, and existing and future auto dealerships on the south, that is more particularly described in Attachment A to the Dalidio Ranch Initiative. 3 The only zoning district that is consistent with this land use category is the Dalidio Ranch zoning district. This land use category permits a mix of commercial, open space, hotel and residential uses as generally depicted in Attachment C to the initiative utilizing improvements generally as illustrated in Attachment O. The land uses allowed in this land use category are as follows: Dalidio Ranch Retail Commercial Subarea Uses: Not more than 530.000 square feet of interior commercial or retail space. Not more than 30,000 square feet of outdoor sales space, including garden centers but excluding the farmers' market referenced below. The 530,000 square feet shall be distributed on the site so as not to exceed a total floor-area-ratio of 3, and the height of any such structure. except a water tower, shall not exceed 35 feet to top-of- wall and 45 feet to the top of any architectural feature. A ISO-room 4-story hotel. The footprints of the buildings shown on Attachment D are illustrative. The actual footprints of the constructed building may vary so long as no building exceeds 140,000 square feet. Dalidio Ranch Conservation Open Space, Recreational And Organic Agricultural Subarea Uses Up to two soccer fields. . A family oriented recreational area. An organic agricultural operation that is a minimum of 13 acres, and incidental facilities including agricultural support buildings. A farmers' market and incidental facilities. Setting for historic resources such as the Victorian House and Barn at the site. Private and public Dalidio Ranch conservation open space. Oalidio Ranch trails, including portions of the Bob Jones Trail. Resource viewing areas Dalidio Ranch Residential Subarea Uses A maximum of sixty residential units with a density equal to 15 to 18 units per acre. Dalidio Ranch Business Park Subarea Uses Up to 198,000 square feet of office on 8.9 acres. Maximum height of 35 feet to top-of-wall and 45 to the top of architectural features. Maximum floor-area-ratio is 1.5. 4 Dalidio Ranch Community Facilities Uses Onsite infrastructure designed to serve any allowed uses, including detention and other storm water facilities and a water reuse facility. Such uses as support of facilitate the uses listed above. The boundaries of the subareas and the improvements depicted for each use within a subarea may vary from those shown on Attachments C and D so long as the total area devoted to any particular use is not increased by more than five percent, and so long as the geographic relationship between the various uses does not change. For purposes of this Dalidio Ranch Land Use Category, the following definitions and conventions apply: Building Height shall be measured as the vertical distance from the average level of the highest and lowest points of that portion of the lot or building site covered by the building to the topmost point of the structure, excluding architectural features, chimneys or vents. Floor area includes the total floor area of each floor of all buildings on a site, including internal circulation, storage and equipment space, as measured from the outside faces of the exterior walls, including enclosed halls, lobbies, stairways, elevator shafts, enclosed porches and balconies. Floor.area-ratio is a fraction with the floor area of the buildings being the numerator and the denominator being the area of the Zoning Subarea in which the buildings are located. To ensure that development of the Dalidio Ranch Project is subject only to express, objective standards and ministerial actions that cannot be changed by subsequent discretionary actions or interpretations, development on land within this land use category shall be subject solely to State Law, General Plan provisions applicable to the Property and the following: . the provisions of the Dalidio Ranch zoning district, which are contained in Article 9.5, chapter 22.113 of Title 22 of the County Code; . grading and building standards of Title 19 of the County Code that are applicable to all development in San Luis Obispo County; . Title 18 of the County Code, entitled "Public Facilities Fees"; and . Title 20 of the County Code, entitled "Street Address Ordinance. Building and grading permits shall be issued provided only that the applications for such permits comply with these provisions and regulations. No other existing or later-adopted regulation, guideline, ordinance, or San Luis Obispo COW1ty Code provision (including without limitation the chapters of Title 22 other than Article 9.5, and the Growth Management Ordinance) which purports to regulate or guide land use or development, shall be applicable to development on land designated under the Dalidio Ranch land use category. B. Technical Conforming Amendments to General Plan Additional technical, conforming amendments, to ensure that the Dalidio Ranch land use category and the Dalidio Ranch Project are consistent with and implement County goals, policies, objectives and implementation measures, are set forth in Attachment E. SECTION 3: DALIDIO RANCH REZONING The people of the County of San Luis Obispo enact the Dalidio Ranch Rezoning, as follows: A. Creation of the Dalidio Ranch Zoning District Title 22 of the San Luis Obispo County Code and the zoning map are amended to create the Dalidio Ranch zoning district, and to apply it to the Property. A 'new Article 9.5, 5 ----- ----- - , Containing a new Chapter 22./13, is added to Title 22 of the San Luis Obispo County Code, as set forth below. Article 9.5 CHAPTER 22.113. Dalidio Ranch Zoning District 22.113.0/0. This chapter provides standards and regulations for development within the Dalidio Ranch zoning district. This chapter Was enacted by initiative. Notwithstanding any other provision of the County Code. and to ensure that deVelopment of the Dalidio Ranch Project is subject to express, Objective standards that cannot be changed through subsequent discretionary actions Or interpretations, the Dalidio Ranch zoning district shall be and is deemed a new zoning district that exists independent of other zoning requirements, including the balance of Title 22. Land subject to the Dalidio Ranch zoning district shall not be subject to any provision of San Luis Obispo County COde that purports to regulate Or guide land Use or development, except thOse Contained in this Chapter 22. 113. 22.1l3.020 No development shall Occur within the Dalidio Ranch zoning district unless it is consistent with the Dalidio Ranch land Use category of the General Plan and this Chapter 22./13. If an application is presented for development that is consistent with the Dalidio Ranch land Use category, this Chapter 22.1 13, and grading and building standards of Title 19 of the County Code that are applicable to all development in San Luis Obispo County, then the application shall be ministerially granted. Certificates of OCCUpancy shall also issue ministerially prOVided only that construction conforms to county'wide building and grading requirements for issuance of such certificates, and to the regUlations of the Dalidio RanCh zoning district. No additional apprOvals or entitlements. including but not limited to departmental review approval, conditional use permit, land use permit, minor use permit, any approval Or requirement of the resource management system, any approval of requirement of the growth management ordinance, development plan, planned development, variance, plot plan approval, zoning clearance, site plan approval, site plan review, minor use permit, or any other review or entitlement purporting to regulate Or guide land Use 01' development shall be required by the County to develop the project described in SUch application. 22./13.030 Development within the Dalidio Ranch zoning district shall be subject to the conditions listed in Attachment F of the Dalidio Ranch Initiative, Which include prOVisions relating to funding for traffic improvements, phasing that ensures timely development of community amenities, and restrictions and Jimitations upon development. The County shall have available to it for enforcing the conditions listed in Attachment F the same enforcement mechanisms as it Would have for conditions of approval of other development projects. except that thc County shall not have the Power to revokc. repeal, amend or stay thc DaJidio Ranch General Plan Amendment or the Dalidio RanCh Rezoning. Upon request of the owner of the affected POrtion of the Property, the County shall administer and apply the conditions and restrictions Set forth in Attachment F in the same manner and aCcording to the same processes as are used to administer and apply conditions of approval imposed on all other deVelopment projects in the County, including the substitution of equivalent measures, Without the need for a Vote of the people. 22.1l3.040 The DaJidio Ranch Zoning district Provides for seven subareas in order to address the varied Uses and characteristics of the project site. AttaChment C illustrates the location and boundaries of each o!'the subareas and Attachment D illustrates the planned improvements. A listing of the subareas is provided below and the follOwing sections identity development standards and allOwable uses for each subarea. The footprints of the buildings shOwn in the commerciallretail subarea on Attachment D are illUstrative. The actual footprints of the cOnstructed building may vary so long as no building exceeds 140,000 square feet. The boundaries of the subareas and the improvements depicted for each use Within a subarea may vary from those shOwn On Attachment C so long as the total area devoted to any Particular Use is not increased by more than five percent, and so long as the geographic relationship between the various uses does not change. 22.1/3.041 Dalidin Retail-C'nmmercial (ORQ Purpose and application. The DRC subarea is intended to provide for a wide range of retail sales, business, personal, and . ------------------- professional services, as well as recreation, entertainment, and transient lodging. The land uses allowed in this zone will generally serve the entire community and the region, as well as tourists and travelers, complemented by neighborhood serving commercial retail uses and services. Property development standards. The property development standards for the ORC subarea are as follows: A. Maximum density: A maximum of 150 rooms for hotel or motel uses. B. Maximum height: 35 feet to top of structure and 45 feet to top of architectural feature. This limitation does not apply to hotel or motel uses. A hotel or motel may be up to 4 stories plus mechanical equipment and elevator shafts. C. Maximum coverage: 100%. D. Maximum floor area ratio: The ratio of gross building floor area to site area (defined as the area of the DRC Subarea) shall not exceed 3.0. The maximum floor ratio area does not apply to a hotel or motel. E. Parking requirements: Commercial center: I space per 250 square feet of use area; Hotels/motels: 2 spaces, plus 1 per unit, plus 1 per 10 units F. Minimum and maximum building size and configuration: 1. Commercial Retail Uses. Not more than 530,00 square feet of retail uses with no one building larger than 140,000 square feet. Major retail tenants with combined space up to 415,000 square feet. Up to 6 major tenants in spaces no smaller than 20,000 square feet. G. Signs: Signage shall be reasonably consistent with signs for comparable uses in the surrounding area. Allowable Uses. Automobile Service Stations/Gas Stations Banks & Financial Services Business Support Services Building Materials & Hardware Car Wash Financial Services Furniture, Home Furnishings & Equipment General Retail Grocery Stores Health Care Services Indoor Amusements and Recreation Mail Order & Vending Lodging - Bed & Breakfast Inns, 4 or more units Lodging - Hotels & Motels, 39 or less units Lodging Hotels & Motels, 40 or more units Lodging ~ Hotels & Motels, condominium Offices Offices - Temporary Outdoor retail sales Personal Services Repair Services - Consumer Products Restaurants Roadside Stands Storage - Accessory Temporary Construction Yards (off-site) Temporary Events Entertainment 22.113.042 Dalidio Business Park {DBPl 7 Purpose and application. The OBP subarea is intended to provide tor offices and business services. convenient to public transportation and commercial uses and services. Property development standards. The property development standards for the DB? subarea are as follows: A. Maximum density: No dwelling units are allowed. B. Yards: Front Yard Setback shall be 20 feet C. Maximum height: 35 feet to top of structure plus mechanical equipment and 45 feet to top of architectural feature. D. Maximum coverage: 75%. E. Maximum floor area ratio: The ratio of gross building floor area to site area (defined as the area of the DBP Subarea) shall not exceed 1.5. F. Parking requirements: Parking shall be reasonably consistent with parking for comparable uses in the surrounding area. G. Signs: Signage shall be reasonably consistent with signs for comparable uses in the surrounding area. Allowable Uses. Banks & Financial Services Business Support Services Health Care Services Mail Order & Vending Offices Offices - Temporary Personal Services Repair Services - Consumer Products Storage - Accessory Temporary Construction Yards (off-site) Temporary Events 22.\13.043 Dalidio Residential (DR) Purpose and application. The DR subarea is intended primarily to provide housing opportunities for smaller households desiring little private open space and to provide various types of group housing. This area is close to commercial and recreational facilities serving the whole community. Property development standards. The property development standards for the MR subarea are as follows: A. Maximum density: 18 dwelling units per net acre. B. Maximum number of dwellings units: 60 dwelling units. C. Yards: Front Yard shall be 20 feet Rear Yard shall be 10 feet Other Yards shall be 5 feet Yard setbacks for common interest developments shall only apply to project perimeter. 8 D. Maximum height: 35 feet. E. Maximum coverage: 60%. F. Parking requirements: Resident Parking: I space per one bedroom or studio unit, 1.5 spaces per two bedroom units, 2 spaces per three or more bedrooms, plus Guest Parking: I space, plus I space for each 4 units, or fraction thereof. , . . , G. Signs: Signage shall be reasonably consistent with signs for comparable uses in the surrounding area. Allowable Uses. Caretaker Residence Home Occupations Multi-Family Dwellings Residential Accessory Uses Secondary Dwellings Single-Family Dwellings Temporary Construction Trailer Parks Temporary Dwellings Temporary Events 22.113.044 Oalidio Onmnic ApriclIltural (DOA) Purpose and application. The DOA subarea is intended to encourage conservation of agricultural lands and the continuation / of agricultural uses compatible with urban development. Agriculturally-related uses such as farmers markets are also allowed as a companion use. Property development standards. The property development standards for the DOA subarea are as follows: A. Maximum density: No dwelling units allowed (except for a single caretakers unit or farm support quarters). B. Parking requirements: Improved off-street parking and loading spaces are allowed only as necessary to satisfY on-site uses C. Signs: Signage shall be reasonably consistent with signs for comparable uses in the surrounding area. Allowable Uses. Ag Processing Agricultural Accessory Structures Caretaker Residence Crop Production Outdoor Retail Sales (includes Farmers Markets) Storage - Accessory Temporary Events Organic Food Service 22.113.045 Dalidio Conservation / Ooen Snace meOS) Purpose and application. The DCOS sub-area applies to an area most suitable for open space uses because of topography, geology, vegetation, soils, wildlife habitat, scenic prominence, or flood hazard. The DCOS sub- area is intended to prevent exposure of urban development to unacceptable risks posed by natural hazards and to protect natural resources from disruptive alterations. Property development standards and Allowable Uses. 9 The property development standards for the Deos sub-area are as follows: The use of this sub-area is limited to resource conservation, including conservation of the riparian area, trees and related animal and plant biological resources. Public viewing of the resources is allowed. Also, use ofthe suh-area for a portion of the Bob Jones Trail is allowed. Improvements related to these uses are limited to pathways. seating, signage, storage buildings, viewing platforms and similar such improvements. 22.113.046 Dalidio Recreation IDROSl Purpose and application. The DROS sub-area is intended to provide for sports, active recreational uses or civic uses. Property development standards. The property development standards tor the DROS subarea are as follows: A. Yards: 20 feet from residential uses. No setbacks from non-residential uses. B. Maximum height: N/A. C. Maximum coverage: N/ A. D. Maximum floor area ratio: N/A E. Parking requirements: Necessary parking for on-site uses only. F. Signs: Signage shall be reasonably consistent with signs for comparable uses in the surrounding area. Allowable Uses. Outdoor Sports & Recreational Facilities Outdoor Athletic Facilities Recreation Equipment Rental- Non-motorized Storage - Accessory Temporary Construction Yards (off-site) Temporary Events Historic Barn 22.113.047 Dalidio Communitv Facilitv (nCF) Purpose and application. The DCF subarea is intended for infrastructure in support of the overall project including a package plant for water and wastewater services. In the event water and wastewater services are secured from a public agency and the package plant is not needed to implement the Dalidio Ranch project, this portion of the DCF subarea may be developed under DROS subarea zoning uses. Property development standards. The property development standards for the DCF subarea are as follows: A. Yards: N/A B. Maximum beight: N/ A. C. Maximum coverage: NtA. D. Maximum floor area ratio: Nt A E. Parking requirements: Necessary parking for on-site uses only. 10 ,",:':' UCaretaker Residence" means a permanent residence that is secondary or accessory to the primary use of the property. A caretaker dwelling is used for housing a caretaker employed on the site of any non-residential use where a caretaker is needed for security purposes or to provide twenty-four- hour care or monitoring of people, plants, animals, equipment, or other conditions on the site. UCrop Production" means encompasses the following overall crop types and activities as indicated: a. "Specialty Crops" means strawberries, herb crops, flower seed and cut flower crops (open field), kiwi vines, edible pod peas, bushberry crops, Chrisbnas trees and other outdoor ornamentals, intensive horticulture, sod farms, clover seed, hops, and wholesale nurseries"(see separate definition). b. "Row Crops" means all vegetable truck crops except edible pod peas. Includes lima and snap beans. c. "Orchards" means all fruit and nut tree crops, does not include kiwi, berry, or other vine crops. d. "Field Crops" means beans other than snap or lima beans, barley, oats, safflower, wheat, grain and hay including alfalfa, silage and grain com, sugar beets, melons, cotton. e. "Rangeland" means grazing of livestock on grasses without irrigation. f. "Pasture (irrigated)" means grazing of livestock on irrigated grasses. g. "Vineyards" means grapevines. h. "Preparation for Cultivation" means land-contouring, clearing, irrigation construction and other preparation of soil for crops. i. "Field Processing" means mechanical processing of crops in the field at harvest, when such activities do not involve a permanent structure. Such activities include but are not limited to hay baling and field-crushing of grapes. UFarm Support Quarters" means includes residences, rooming and boarding houses and mess halls for farm workers employed on and near land owned by the owner of the building site on which the quarters are located. "Financial Services" means service establishments primarily engaged in the field of finance, including: banks and trust companies; lending and thrift institutions, credit agencies; brokers and dealers in securities and commodity contracts; security and commodity exchanges; holding (but not predominately operating) companies; and other investment companies; vehicle finance (equityO leasing agencies. "Furniture, Home Furnishings and Equipment" means retail trade establishments primarily engaged in selling home furnishings such as furniture, floor coverings, draperies, glass and chinaware, domestic stoves, refrigerators, other household electrical and gas appliances including televisions and home sound systems and outdoor furniture such as lawn furniture, movable spas and hot tubs. Establishments selling electrical and gas appliances are included only if the major part of their sales consist of articles for home use. Also includes the retail sale of office furniture and large musical instruments. "General Retail" means retail trade establishments including department stores, variety stores, drug and discount stores, general stores, etc., engaged in retail sales of many lines of new and used merchandise, including: dry goods; apparel and accessories; small wares; sporting goods and equipment; bicycles and mopeds, musical instruments, arts and accessories. Also includes sales of miscellaneous shopping goods such as: books; stationery; jewelry; hobby materials, toys and games; cameras and photographic supplies; gifts; novelties and souvenirs; luggage and Jeather goods; fabrics and sewing supplies; florists and houseplant stores; cigar and newsstands; artists supplies; orthopedic supplies; religious goods handcrafted items (stores for which may include space for crafting operations when such area is subordinate to retail sales); and other miscellaneous retail shopping goods. "Grocery Stores" means retail trade establishments primarily engaged in selling food for home preparation and consumption, as well as the retail sale of packaged alcoholic beverages for consumption off the premises. including wine tasting facilities which are not on the same site as the winery. Establishments (except for wine'tasting facilities) may include no more than two gas 12 -, pumps as an accessory use. "Health Care Sen-ices" means service establishments primarily engaged in furnishing medical. mental health, surgical and other personal health services including: medical, dental and psychiatric offices (mental health-related services including various types of counseling practiced by licensed individuals other than medical doctors or psychiatrists. or unlicensed individuals, are included under offices); medical and dental laboratories; out-patient care facilities; chiropractic offices and allied health services. Associations or groups primarily engaged in providing medical or other health services to members are included. Also includes hospitals and similar establishments primarily engaged in providing diagnostic services, extensive medical treatment including surgical and other hospital services; such establishments have an organized medical staff, inpatient beds, and equipment and facilities to provide complete health care. Nursing homes and similar long- tenn personal care facilities are not included in this classification. "Home Occupations" means the gainful employment of the occupant of a dwelling, with such employment activity being subordinate to the residential use of the property, and there is no display, no stock in trade, or no commodity sold on the premises, and no persons employed other than residents of the dwelling. "Indoor Amusements and Recreation" means establishments providing indoor amusement or entertainment for a fee or admission charge, such as: arcades containing coin operate amusements and/or electronic games (five or more such games or coin-operated amusements in any establishment constitutes an arcade in compliance with this definition, four or less are not considered a land use separate from the primary use of the site); card rooms, biHiard and pool halls; bowling alleys; ice skating and roller skating; dance halls, clubs and ballrooms which are principal uses rather than being subordinate to an eating or drinking place; gymnasiums, reducing salons, health and athletic clubs including indoor sauna, spa or hot tub facilities; termis, handball, racquetball, indoor archery and shooting ranges and other indoor sports activities. "Lodging. Bed and Breakfast Inns" means residential structures with one family in pennanent residence where bedrooms without individual cooking facilities are rented for overnight lodging, where meals may be provided subject to applicable county health department regulations. Does not include "Homestays" and "Hotels and Motels," "Lodging - Hotels, Motels" means commercial transient lodging establishments including hotels, motor hotels, motels, tourist courts or cabins, primarily engaged in providing overnight or otherwise temporary lodging, with or without meals, for the general public. Includes the preceding lodging establishments where developed as planned developments, or condominiums. Also includes accessory guest facilities such as swimming pools, termis courts, indoor athletic facilities, and accessory meeting and conference facilities, etc. "Mail Order and Vending" means establishments primarily engaged in retail sale of products by catalog and mail order. Also includes vending machine distributorship and suppliers. Does not include product manufactuljng, which is included under the applicable manufacturing use. "Multi-Family Dwellings" means includes a building or a portion of a building used and/or designed as a residence for two or more families living independently of each other. Includes: duplexes, triplexes and apartments; attached ownership units such as condominiums, PUDs and townhouses; and rooming and boarding houses (a residential structure where rooms are rented for short or long-tenn lodging where at least one meal daily is shared in common dining facilities, with ten or fewer beds for rent). "Nursery" means facility for propagation and/or sale of horticultural or ornamental plant materials and related products including: a. "Retail Nursery" means a nursery offering products to the general public, including plant materials, planter boxes, fertilizer, garden tools, and related items. b. "Wholesale Nursery" means a nursery that sells plant materials raised on the same site to other businesses. c. "Accessory Nursery" means a nursery that is developed as a subordinate use to a principal or main building. d. "Greenhouse" means a nursery facility for indoor propagation of plants, constructed 13 l_ r with transparent panels, including lath houses. "Nursery Specialties" means agricultural establishments primarily engaged in the production of ornamental plants and other nursery products, grown under cover or outdoors. Also includes establishments engaged in the sale of such products (e.g., wholesale and retail nurseries) and commercial scale greenhouses. "Offices" means professional or government offices including: engineering, architectural and 'surveying services; real estate agencies; non~commercial educational, scientific and research organizations; accounting, auditing and bookkeeping services; writers and artists; advertising agencies; photography and commercial art studios; employment, stenographic, secretarial and word processing services; quick printing, copying and blueprinting services; reporting services; data processing and computer services; management, public relations and consulting services; detective agencies and similar professional services; attorneys; and counseling services (other than licensed psychiatrists which are included under "Health Care Services"); and govermnent offices including agency and administrative office facilities, and local post offices when located in facilities developed by private parties for occupancy by the postal service or other operator (does not include bulk mailing distribution cenlers, which are included under "Vehicle and Freight Terminals"). Does not include medical offices (which are allowed under "Health Care Services") or offices that are incidental and accessory to another business or sales activity which is the principal use. Incidental offices are allowed in any land use category as part of an approved principal use. UOffices, Temporary" means a mobilehome. recreational vehicle or modular unit used as: a temporary business or construction office during construction of pennanent facilities on the same site or as an office on the site of a temporary off-site construction yard; a temporary on-site real estate office for a development project; or a temporary business office in advance of permanent facility construction. " "Outdoor Retail Sales" means temporary retail trade establishments including: fanner's markets; sidewalk sales; seasonal sales involving Christmas trees, fireworks, pumpkins or other seasonal items; semiannual sales of art or handcrafted items in conjunction with community festivals or art shows; and retail sales or various products from individual motor vehicles in temporary locations outside the public right-or-way, not including bakery, ice cream and similar vending vehicles that conduct all sales within the right-or-way and do not stop in any location except on customer demand. Does not include flea markets or swap meets. "Outdoor Sports and Recreation Facilities" means facilities for various outdoor sports and recreation, including: amusement, theme and kiddie parks; golf courses, golf driving ranges and miniature golf courses; skateboard parks and water slides; go-cart and miniature auto race tracks; recreation equipment rental (e.g. bicycles and roller skates equipment); health and athletic clubs with predominately outdoor facilities; tennis courts, swim and tennis clubs; play lots, playgrounds and athletic fields (non-pro~essional); recreation and community centers. "Personal Services" establishments primarily engaged in providing non-medically related services generally involving the care of persons including beauty and barber shops; shoe repair shops; saunas and hot tubs; laundromats (self-service laundries); dry cleaning pick-up stores and small-scale dry cleaners without pick-up and delivery services; clothing rental; dating and escort services; funeral parlors and related facilities. These uses may also include accessory retail sales of products related to the services provided. "Private Utility Facility" means onsile utilities including a wastewater facility and domestic water package plant to support the Dalidio Ranch water and wastewater demands. "Repair Services - Consumer Products" means service establishments where repair of consumer products is the principal business activity. including: electrical repair shops; television and radio and other appliance repair; watch. clock and jewelry repair; re-upholstery and furniture repair. Does not include shoe repair (included under "Personal Services"). Does not include repair or services incidental and accessory to retail sales. Does not include businesses serving the repair needs of heavy equipment. "Residential Accessory Uses" means includes any use that is customarily part of a residence 14 and is clearly incidental and secondary to a residence and does not change the character of the residential use. Residential accessory uses include the storage of vehicles and other personal property, and. accessory structures including swimming pools, workshops, studios, greenhouses, garages, and guesthouses (without cooking or kitchen facilities). Includes non-commercial TV and radio broadcasting and receiving antennas, including equipment for satellite broadcast reception. "Restaurants" means establishments selling prepared foods and drinks for on-premise or off- premise consumption. Also includes drive-in and drive-through restaurants, lunch counters and retreshment stands selling prepared goods and drinks for immediate consumption. Restaurants, delis and lunch counters operated as subordinate service facilities within other establishments are not included here unless they are operated as leased departments by outside operators. ~~Roadside Stands" means open structures for the retail sale of agricultural products (except hay, grain and feed sales-included under Farm Equipment and Supplies), located on the site or-in the area of the property where the products being sold were grown. Does not include field sales or agricultural products, which is included under "Crop Production and Grazing." "Secondary Dwelling" means a second pennanent dwelling that is accessory to a primary dwelling on a site. "Single-family Dwelling" means a building designed for anIoroccupied exclusively by one family. Also includes attached ownership units using common wall development or airspace condominium ownership, where a proposed site qualifies for planned development through designation by planning area standard or through compliance with any planned development or cluster division standards of this Title. Also includes factory-built housing. "Storage, Accessory" means the indoor or outdoor storage of various materials on the same site as a principal building or land use which is other than storage, which supports the activities or conduct of the principal use. ' "Temporary Construction Trailer Park" means a temporary recreational vehicle park provided by the developer of a major construction project to provide short-tenn construction employees the opportunity to use recreational vehicles for housing during project construction. "Temporary Construction Yards" means a storage yard for construction supplies, materials or equipment, located on a site other than the construction site itself or immediately adjacent to it, for use only during the actual construction of a project. "Temporary Events" means any use ofa structure or land for an event for a limited period of time where the site is not to be pennanently altered by grading or construction of accessory facilities. Events include but are not limited to art shows, rodeos, religious revivals, tent camps, outdoor festivals and concerts. 22.113.50 All streets intended for public dedication shall be constructed to County public road standards, and the owner of each portion of the Property on which they are located shall offer to dedicate them to the County pursuant to an offer that allows the County to accept the offer. Streets may be public or private, as determined by the County in deciding whether to accept any offer of dedication. B. Amendment to Maps Title 22 and all related zoning maps also are amended to remove the Property from the San Luis Obispo Planning Area, and the planning impact area for the City of San Luis Obispo, as those terms are used in Title 22. Maps of those areas included in Title 22, including Figure 108.2 on page 9-186, are amended to substitute the diagram in Attachment C for the area of such maps that depicts the Property, and to include the notation "the Dalidio Ranch is subject only to the provisions of Chapter 22.113 of this Code." c. Removal From San Luis Obispo Area Zoning Section 22.108.010 of the San Luis Obispo County Land Use Ordinance is amended 15 as follows: 22.108.010 Puroose and Annlicabilitv This Chapter provides standards for proposed development and new land uses that are specific to the San Luis Obispo planning area defined by the Land Use Element which does not include the Dalidio Ranch Zonin2 District addressed in Chaoter 22.113 of this Code. These standards apply to proposed development and new land uses as provided by Section 22.90.020 (Applicability), and are organized according to the specific areas and/or land use categories within the planning area to which they apply. D. Incorporated Conditions of Approval ...",..'r The conditions of approval of the Dalidio Ranch Rezoning are set forth in Attachment F and by this reference incorporated herein. SECTION 4: INTENT AND IMPLEMENTATION OF THIS MEASURE A. Determining Consistency. To ensure that our intent prevails, and to ensure that development of the Dalidio Ranch Project is subject to express, objective standards that cannot be changed through subsequent discretionary actions or interpretations, words shall be interpreted according to the intent expressed in this initiative measure, and shall be applied according to their plain meaning, rather than according to the provisions of Chapter 22.02 ofthe San Luis Obispo County Code. Determinations of consistency of the Project and of any proposed construction with the General Plan and zoning regulations of the County, (including Title 22 and any other provisions of the County Code that might be argued to be applicable) shall be limited to a detennination of consistency with the Dalidio Ranch land use category and zoning district, as adopted by this Initiative. B. Amendment. Thechapter, pages, and sections set forth inthis initiative measure may be renumbered by County staff or by subsequent recodification by the Board of Supervisors, so long as the zoning regulations enacted by this initiative remain a separate, standalone, separately numbered chapter of the zoning and/or land use ordinance of the San Luis Obispo County Code, and so long as the renumbering effects no substantive change. County staff or the Board may also make clerical changes to reproduce or relocate any text or diagram of this initiative measure.in a logical manner (such as reproducing a copy of Attachment A, B, C, D or E in the General Plan or zoning code next to the text to which it relates), so long as doing so effects no substantive change. The conforming amendments set forth in Attachment E may be amended, supplemented or repealed according to the same procedures that would apply if this initiative measure had not been enacted, provided that doing so does not result in any provisions inconsistent with the remainder of this initiative measure. Corrections may be, made to fix any typographical or clerical errors in this initiative, without a vote of the people, provided that doing so effects no substantive change. No other part of this initiative measure may be altered, amended or supplemented, except upon a subsequent vote of the voters, or upon application ofa landowner of all or a portion of the Property as to property then owned by that landowner. which application is approved by the Board of Supervisors. C. Effective Date. This initiative measure shall be considered adopted and effective upon the earliest date legally possible, and in no event later than 10 days after the date the vote is declared by the Board of Supervisors as provided in Elections Code section 9122. D. Voting Date. We, the voters, request that the measure be placed on the ballot for the General Election in November 2006, regardless whether sufficient signatures are obtained on the petition containing this initiative measure to otherwise permit a special election. ,. E. Statute of Limitations. Unless a shorter statute is enacted by the State Legislature, all provi~ions of this initiative measure shall be deemed a general plan amendment and/or rezoning decision subject to Government Code section 65009( c). and no action or proceeding challenging all or any part of this initiative measure shall be maintained unless commenced and service made within 90 days of the date the vote on this initiative measure is declared by the Board of Supervisors. F. Severability. Ifany word or words of this initiative measure, or its application to any situation, are held invalid or unenforceable, in a final judgment that is no longer subject to rehearing, review or appeal by a court of competent jurisdiction, then the word or words are severed, and the remaining parts of this initiative measure, and the application of any part of this initiative measure to other situations, shalJ continue in full force and effect. We. the people of San Luis Obispo County, declare that we would have adopted this initiative measure, and each word of it, irrespective of the fact that any other word, condition, or application to any situation, be held invalid. It is our intent that any portion of this initiative measure that can lawfully be implemented be implemented, even if doing 50 would not permit development of the Dalidio Ranch Project and even if doing so would otherwise appear trivial or inconsequential. '. :,<lof G. Incorporation of Attachments. All attachments are incorporated by reference and comprise part of this initiative measure. These attachments are listed below for ease of reference: Anachment A: Legal Description ofthe Property. Attachmen! B: Project Boundary and Context Map Attachment C: Land Use Subarea Designations. Attachment D: Master Site Plan Attachment E: Conforming General Plan Amendments Attachment F: Conditions of Approval 17 ATIACHMENT A DESCRIPTION PARCEL 1: The~ portion or Lot 64 of the Subdivisions of ~he Rancho Canada d& Los 0509 .nd La Lsgijn8, Iii the Coumy of San Luis Obispo. Sta't.e at" Cell If'orl1la. 8Ql;Drdlng 'to map filed ~Dr record In Book A, Pages 83 and 84 of Naps. In ~h9 Office Dr the County Recorder. of said CDun~y. doscrlbed IS follows: ,~~"';-.' Beginning at the Northeas~ corner of said Lot 64: thence North 55 1/2' West, 10.10 chains to pos~ marked M.R. No.3; thence Souyth 41' 241 W85t, 19.96 chains ~ post marked M.R. No. 4j thence South 55 1/21 East, 15.25 chains 'Co 'the So~heBst.comer of said lot 64; thence North 26 1/2' Eas~j 20.00 chains to tho Point. of Beginning. EXCEPTING 'therefrom 'that port.lon conveyed to tho ST.st.e or California. by deed dated Oc~ber 15. 1947 and recorded December 18, 1947 In Book 484, Page 87 of Of'f'lclal Records. . PARCEL 2: That portion of' Lot 66 of the subdivisions of 'the Rand10 Canada de Los 0505 and La Laguna, In the Cou~y of San LUis Obispo, State of California, according to map filed 'for recard In Boak A, Pages 83 and 84 of MapS, In 't.he Office ot'the County Recorder of sa I d Caun'ty, descr I bed as to II DWS: Beginning n. t:he Northeas~ corner o'f said Lot 86j t.henee Nort.h 65 112- WII!it, 12.19 chains; thence South 601/2' West, 19.42 chains ~o a point In ~e Ilno of ~ence; ~hencB along said fence, South 55 1/2' East, 20.16 chains to poet on ~hQ South.... Iln. of .old Lot: .honce Northerly 18.90 chains "" the Point of Beginning. EXCEPT I NO 1:herefrOl'l that. port I on conveyed to 'the SU'te of" Call forn I a, by deed doted Octob.r 15. 1947 ond record.d Oocembor 18, 1S47 In Book 454. Pa90 87 of Orrlclal Records. PARCEL 3: All of'Lot "K" or 'the Resubdlvtslon of Lou. 58, 81, 62, 63, 84, and 66 as per J. T. Strll~wn's Survey and up 01" 'Che Subdivisions of the Ranchos Ceneda de Los 0$09 and L-. Laguna, In the County o'f San Luis Obispo. Stete ot' California, according "to map filed for racord J.anLlary 30, 1875 In Book A, Page 161 of'Maps, I n 'tho 0" I ce of" the County Recol"der of" sa I d County. EXCEPTI NG .herefrlllll thot port I on conveyed to Un I.ed Sta.os PO$t.1 Serv I co by deed dotod AUgust 6, 1980 ond recorded Soptember 6. 19BO In Book 2266. Pag. 904 t.hrDugh 906 of O"lcl.1 Records e. subsequently corrected by a Gran't Deed dated May 7, 1981 and recorded June 10. 1981 In Book 2332. Pese 318 through 320 of arrlctal Records. PARCEL 4: The~ portion o~ Lo~ L, Mend N of the Resubdlvlslons or LO~9 58. 611 62. 63, 64. and 85 85 per J. T. StrDt~nl8 Sur~ey and Map of ~he subdivisions o~ ~hll Ranchos Caneda de Los 0805 Bnd L. LAguna, In the County of 58n luis Obispo, S~at. at California, accordln9 to map filed ror rOQord January 30, 1815 In Book A. Page 161 of'Maps, In the Office of the County Recorder of' said Coun~y. ,. j., ATTACHMENT A DESCRIPTION desorlbed BS follows: Beginning at. stake merked "N.N. II at. 'Che lIIost Southerly corner of said Lot "L" 'thence South- 55 112' East along 't.he No~h.asterly line of said Lot. "M-, 3.06 chalns'tb the lQost East.erly corner of said Lot "UII, thence South 50 1/2' West along the Southeasterly line of seld Lots 'IMIl and "Nil. 19.44 chains to t.he Sout.herly corner of said Lot "N"; thence North 66 1/2' West. along t.he Southwesterly line of said Lot "Nil. 11.12 chaIns to past marked "A.E." at. the Easterly corner of Lot. "Oil of said subdivisions: thence Nort.h 37' We~ along the Northeast line of' said Lo't "0", 1.42 chains 'Co the cantur 01' Foreman Cl"eek and the most Southerly corner of the lands of Rosa Uachadoj thonce along tho cen~r of said creek and along the East.arly line or th8 lands of Rosa Machado an the rollowlng courses and dls~ncesi Nort.h 18 1/4' East, 1.17 Chains; Nor~h 61/4' West. 2.62 chalnsj North 13 3/4' East, 2.60 ch~lnsi North 18 1/2~ East, 2.50 ch81ns NQ~ 13' Eas~, 2.5Q chains. North 3 1/2' Eest., 2.25 chains, North 180 East, 4 chelns to the t.op of the bank 8S the Essterly sld& of a ditch carrying 'the water out 0" 'the laguna In'to Foreman Creek; thence along the Easterly bank or said dlt.ch and the Easterly line of the lends of said Rosa Machado. North 1 1/4~ East, 2.26 chains; North 21 1/2' West. 2.79 chalnsj Norch 9' Wes~, 4.21 chains to 'the Southerly line af 'the Los Osoa Road: thence North 62 1/2- East. along 'the SoUt.herly line ot'the said road 9.83 chains to B s'take marked "II.M." et:. -.:he most Nort.her'y cornul" 01"' said Lac I'LI': thence So~h 4&' Eas't. along the lines ba'tWasn Lots "K" end "L" 01" said subdivision; 24.72 chains to post. marked "A.L." fit the most Easteriy corner of 88idLot "L"j thence South 413/4' West along 'the Southeasterly line of' said Lot. "L". 8.90 chains 'to the Point. of' Iloglnnlng. E~CEPTING from said Parcel 4 that portion thoroof canveyod to Ray C. Sklnnor, at UX., by deed da'ted Jonuary 12, 1960 and recorded Jenuary 29, 1960 In Book 1046, Pege 234 or Official Records. 067,121.022 1. ----~--~._--_._~.,,-~--,-_.._..,~ Cerro San Luis , , \ , , //'/ --- ~""~ -- " Laguna Pari< 8 cp.on r;'~.I. ise"/~ "" ><;,iW#..._ 0"1": <II <It " , iJl' '~ ' B~" StOr.:ffF ',. \lID ~ " III "" RetaiV Shops '" '1 , I Costco Home Depot ~ NOT TO SCALE March 2, 2006 [ Dalidio Ranch SAN LUIS OBISPO COUNTY, CA Project Boundary and Context Map LEGEND ~ ProjectBoundary E==:I SLO elly Umlt ~-----i Proposed Development Boundaries " 20 1- LEGEND ~ DalidioRetail-Commercial ~ Dalidio Business Park ~DalldloResldential ~ Dalldio Organic Agriculture locos I Dalldio Conservation/Open Space I ORQS I Oalidio Recreation/Open Space ~ Oalidio Community Fadllly Note: "All sub-areas are within Ihe FH designation. ~ NOT TO SCALE March 2, 2006 [ Dalidio Ranch SAN LUIS OBISPO COUNTY. CA Land Use Sub-Area Designations Attachment C ,J i~~~ ~ ... ( . . . . LAND USE Retail Commercial R!tail Commerclall Retail Commercial 2 Hotel Acrea e 101 \ 46.7 \ 1-4 4.. 52.7 , 1.4 \ 4.7 2.8 8.9 Subtotal Business Park Business Park 1 Business Park 2 Business Park 3 Subtotal o en S ace Habitat Organic Agriculture Farmers Market Recreation 0 en S ce Incl. Soccer fields Subtotal Water Treatment Ree din Center Residential Street R Blkewa and Other 21 ~ NOT TO SCAlE March 2, 2006 [ Calidio Ranch SAN LUIS OBISPO COUNTY, CA Master Site Plan Attachment D .~ '1ldloDr. nslon -,7'" g rJjft Freeway ~ ~OlfRa"lf "'" LAND USE/ZONING DESIGNATIONS LAND USE Retail Commercial Retail Commercial 1 Retail Commercial 2 Hotel Acrea e 46.7 1.4 4.' Subtotal 52.7 \ I \ Business Park Business Park 1 Business Park 2 Business Park 3 1.4 4.7 2.8 Subtotal 8.9 o enS ace Habitat Organic Agriculture Farmers Market Recreation 0 enS ace incl.Soccerfieids SubtoQI Q' Water Treatment Rec clin Center Residential Street R W Bikewa and Other Total Acrea e 22 I Attachment E CONFORMING GENERAL PLAN AMENDMENTS The following amendments are made to the General Plan. Underlined or quoted text is new text added by this initiative. Strikeout is text deleted by this initiative. Headings within this Attachment E are for ease of locating matters only and shall not be deemed part of the General Plan Amendment enacted by this initiative. FRAMEWORK FOR PLANNING (INLAND) Conforming Amendment Paragraph 1. In the Land Use and Circulation Elements of the San Luis Obispo County General Plan, Framework for Planning (Inland) revised January 1,2003 ("Framework") the official maps are amended to designate the Property in the Dalidio Ranch land use category, by reproducing the diagrams shown in Attachments C and D on the official maps at the site representing the Property. Conforming Amendment Paragraph 2. In the Framework, the text immediately following the heading "General Goals" on page 1-2, in Chapter I (entitled "Introduction to the Land Use Element") is amended as follows: The following goals describe the fundamental purposes for the Land Use Element and Circulation Element. These general goals provide the basis for defining the H li land use categories for determining the land areas to which they are applied. More detailed goals, objectives and policies that address specific planning issues are presented in the other chapters of this report and in the area plans. The provisions of the Land Use and Circulation Elements are designed to carry out these goals. Proposed amendments to specific policies or the land use category maps should also carry out these goals. The policies and provisions of the Land Use Element should: Conforming Amendment Paragraph 3. In the Framework the text immediately following the heading "Land Use Categories" on page 6-1, under part A (entitled "Introduction") in Chapter 6 (entitled "Land Use Categories") is amended as follows: Thhta.n Fourteen land use categories provide a response to the variety of natural and man-made features of the landscape, population growth trends and projections, existing county policies as represented by existing general plans and wning, and public attitudes about land use. The land use categories are (:.. Old..... vCu....,....u.>;U5 ;ul...u"aJ vf u"...): Open Space Agriculture Rural Lands Residential Rural Residential Suburban Residential Single-Family Residential Multi-Family Recreation Office and Professional Commercial Retail Commercial Service Industrial Public Facilities Dalidio Ranch 23 Attachment E Conforming General Plan Amendments Co'lforming Amendment Paragraph 4. In the Framework the table following the heading "Parcel Size Ranges" on pages 6-4 to 6-6, under part A (entitled "Introduction") in Chapter 6 (entitled "Land Use Categories") is amended as follows: Land Use Subdivision Parcel Building Population LUG Category Size Range' Intensity! Density' Section ,'1,,- 160 acres to 10 acres per 64 to 4 acres per 22.22.040 Agriculture 320 to 20 acres dwelling' Farm support person quarters: 320 to 20 acres 128 to 8 acres per 22.30.480 per dwelling . rson Rural Lands 320 to 20 acres 160 to 10 acres per 64 to 4 acres per 22.22.050 dwelling person 22. 10. 130A.1. 20 to 5 acres per dwelling 8 to 2 acres per 22.22.060 Residential 20 to 5 acres person Rural Secondary dwellings at 4 acres to 1 acres per 22.30.470 one dwelling per parcel person 5 to I acre per dwelling 2 acres per person to 22.22.070 2.5 persons per acre Residential 5 acres to 1 acres, Secondary dwellings at I acre per person to 5 22.30.470 Suburban one dwelling per parcel persons per acre Mobile home parks to 8 20 persons per acre 22.30.440 dwellings per acre I acre per dwelling to 7 2.5 to 18 persons per 22.22.80 Residential I acre to 6,000 dwellings per acre acre Single Family square feer' Secondary dwellings at 5 to 36 persons per 22.30.470 one dwelling per parcel acre 1,750 square feet per 22.10.110 dwelling for existing 62 persons per acre 22.10.30 arcels Mobile home parks to 8 20 persons per acre 22.30.440 dwellings per acre I to 38 dwellings per acre 2.5 to 95 persons per 22.22.080 Residential I acre to 6,000 acre Multi-Family square feer' Mobile home parks to 8 20 persons per acre 22.30.440 dwelHngs per acre 40% to 100% site coverage for non- residential buildings 20 acres to one 20 acres to one acre per 8 acres per person to 22.22.120 dwelling 2.5 persons per acre Recreation acre outside urban 20 acres per dwelling to 7 8 acres per person to and village areas dwellings per acre 18 persons per acre 20 acres to 6,000 Mobile home park to 8 sq. ft. inside urban dwellings per acre 20 persons per acre 22.30.440 and village areas4 8 to 38 multi-family 20 to 95 persons per 22.30.500 dwellings per acre acre Recreational vehicle parks 38 persons per acre 22.30.440 at 15 dwellings per acre 24 Attachment E Conforming General Plan Amendments 40% to 100% site coverage for non- Office and residential buildings Professional 8 to 38 multi-family 2.5 acres to 6,000 dwellings per acre (50% I to 95 persons per 22.30.490 square feer of total floor area of acre buildings) Commercial I to 38 dwellings per acre I to 95 persons per 22.22.090 Retail and 2.5 acres to 6,000 acre Commercial square feet' Recreational vehicle parks Service to 15 dwellings per acre 38 persons per acre 22.30.30 40% to 100% site 10 acres to 6,000 coverage for non- Industrial square feet residential buildings I caretaker dwelling per to 18 persons per acre 22.22.100 parcel Public Minimum 6,000 22.22.110 Facilities square feet 1.5 FAR for business Dark Article 9.5 Chanter Dalidio Ranch o to 20 acres 3 FAR for commercial 45 nersons ner acre 22.113 Imrk sections 18 DU oer acre residential 22.113.010 and followinlZ NOTES TO TABLE N: I. The appropriate minimum parcel size for a new land division within the ranges shown above shall be based on the characteristics of the site and vicinity, as detennined by the Land Use Ordinance, Chapter 22.22. 2. Population density is based on 2.5 persons per dwelling, per State Department of Finance, January 1987 3. Building intensity assumes two primary dwellings on each parcel in the Agriculture and Rural Lands categories; one primary dwelling allowed on each parcel in other categories, where secondary dwellings are not allowed as a use by right but may be permitted by land use permit approval. 4. Condominium parcel sizes are to be established by the Planning Commission through individual project review, provided the common ownership parcel is within the range stated here. 5. Building intensity is dependent on the allowable uses within each land use category, as determined by Articles 2 or 9 QLllof the Land Use Ordinance, and by the site design standards of the Land Use Ordinance. 6. A project may be approved at a density higher than otherwise allowed for the applicable land use category by Table N, where the sites conform to the standards and criteria for the use ofTDCs in the Land Use ordinance. [Added 1996, Ord. 2776; Amended 1989, Ord. 2411] and amended hv the 2006 Dalidio Ranch initiative measure Conforming Amendment Paragraph 5. In the Framework the text immediately following the heading "Description of Land Use Categories" on page 6-9, in Chapter 6 (entitled "Land Use Categories") is amended as follows: This section describes the H .HJand use categories in detail, including their purpose and intended character. The criteria listed for each land use category are the basis for determining actual locations where the categories should be applied. The statements of purpose and character are to be used as criteria for evaluating whether a Land Use Element amendment is appropriate for a specific site, neighborhood or community. The statements of category purpose and character are not to be used to evaluate development proposals. The purpose statements are objectives related to the goals in Chapter 1. Character statements identify suitable features or conditions for the location, extent and timing of designating a land use category. These statements also are the basis for establishing allowable uses in Article 2 of the Land Use Ordinance. DALIDIO RANCH The Dalidio Ranch land use cateQ"orv &nnlies to the orooertv that is commonlv 25 ;'." Attachment E Conforming General Plan Amendments known as the Dalidio Ranch and is hounded bv Highwav to I on the east Madonna Road on the west the Promenade ShQoniog Center on the north. and existinl! and future auto dealershins on the south. Puroose . . Provide an infill. mixed-use nroiect that is comoatible with the surroundinl! area includinl! the exoansion of commercial develonment in the Madonna Road Area. which currently includes the Madonna Plaza and the San Luis Ohisno Promenade: Discoural!e leanfro~ development and urhan snrawl bv encoural!inl! development at infiH locations along maior transnortation corridors: Allow the Dalidio family to develoD and use their DrODertv in a manner similar to surrounding _ , oronerties. Minimize economic cOffiDetition with downtown San Luis Obisoo bv attracting: new destination retailers that are oot currently renresented such as larQe destination deDartment stores and home irnorovement stores coffiDlemented bv neillhborhood serviml uses: Enhance the County's tax base to contribute revenues for DubHc services and infraqtructure- Preserve and highlight historical resources and reCC)Q11ize the 3lrriculturalleeacv. Provide continuinQ a2l'icultural ooerations on oart of the orODertv includinQ Ofeanic alZricultural oDerations with 3 comnanion farmers market- Offer needed recreational amenities such as soccer fields for youth snorts and activities: and . Provide needed workforce housinQ. . . . . . Character The character of lands fittimr this cateQ'orv is limited to the Dalidio Ranch ProDertv located within the area of Madonna Road. Los Osos Vallev Road and Highwav 101 that are outside of the City of San T ,uis Ohisno hut within the San Luis Obispo Area Plan. SAN LUIS OBISPO AREA PLAN C01iforming Amendment Paragraph 6. All maps and diagrams in the Land Use Element - Circulation Element, San Luis Obispo County General Plan, San Luis Obispo Area Plan, revised January I, 2003 ("Area Plan"), including the official maps, are amended so that the area depicting the Property is modified to include the diagrams included as Attachments C and D of this initiative. Conforming Amendment Paragraph 7. In the Area Plan, the text in the tables immediately following the beading "Capacity for Growtb" on pages 4-4 to 4-6, in Part A (entitled "Areawide Land Use") ofCbapter 4 (entitled "Land Use") is amended as follows. Open Space 213 0 0 213 Agriculture 48,542 -165.14 0 ~ 48.576 Rural Lands 5,569 0 0 5,569 Recreation 743 386 235 1,364 Residential rural 1,712 0 394 2106 Residential Suburban 333 22 259 614 Residential Single Family 0 629 59 688 Residential Multi-Family 0 80 0 80 Office & Professional 0 0 0 0 Commercial Retail 0 49 0 49 26 Attachment E Contorming General Plan Amendments Commercial Service 0 467 0 467 Industrial 0 325 0 325 Public Facilities 3,526 233 10 3,769 Dalidio Ranch Jl ill Jl ill TOTAL 60,614 %;659 2J..2ll 957 63,630 Agriculture 48,542 455 1,174 Rural Lands 5,569 52 134 Residential Rural 1,712 257 663 Residential Suburban 333 250 645 Rural Subtotal 56,156 1,014 2,616 San Luis Obispo Urban Agriculture ~H H 5.3. Residential Suburban 22 17 44 Residential Single Famiiy 629 3,302 8,519 Residential Multi Famiiy 80 1,560 4,025 Dalidio Ranch ill 2Jl ill Urban Subtotal 1196 4;8lH- 4 940 H;5'B ill. .l2.LH Los RanchoslEdna Village Area 235 211 544 Recreation 394 71 183 Residential Rural 259 233 601 Residential Suburban 59 372 960 Residential Single Famiiy Village Subtotal 947 739 2,288 Total of Residential CategoriesB 57,999 5;fl95 M2l +r.497 !1.ill 2010 2020 2000 ~: A. Totals in this table do not include the city orSan Luis Obispo. B. Includes only those categories where primary residences are permitted uses. C Build-out estimates correspond to 75% of the total absorption capacity, except fOf Los Ranchos/Edna, which corresponds to 90% of absorption capacity. D. Dwellings are assumed to be at one unit per 80 acres in Agriculture and Rural Lands, 5 acres in Residential Rural,BI acres in ~ ~ one acre in Residential Suburban, 7 per acre in Residential Single Family, and 26 per acre in Residential Multi-Family. ,. E. Potential population at build-out assumes 2.38 persons per dwelling unit. 27 Attachment E Conforming General Plan Amendments Conforming Amendment Paragraph 8. In the Area Plan, the text immediately following the heading "Agriculture" on page 4-21, in Part C (entitled "San Luis Obispo Urban Area") of Chapter 4 is amended as follows. Agriculture The Agriculture category applies to the prime agricultural land between Highway 101 and MadoIUla Road that is not desifjmated under the Dalidio Ranch Land Use cate~OlY. It is within the urban area since it is essentially surrounded by urban development. However, it provides perhaps some of the highest quality production of "saIad bowl" vegetables in the county and larger region. Its productivity for high- value crops warrants a change back to Agriculture from previous land use policies that anticipated urban development. Long-term agricultural protection should be sought cooperatively between the county and the owners to ensure its continued farming. Measures should also be pursued by the owners and farm operators to safeguard neighboring uses from noise and chemical pollution. Conforming Amendment Paragraph 9. In the Area Plan, the table in the Appendix on page A-3 is amended as follows: Rural Area Agriculture 48,542 455 1,174 Rural Lands 5,569 52 134 Residential Rural 1,712 257 663 Residential Suburban 333 250 645 Rural Subtotal 56,156 1,014 2,616 Sau Luis Obispo Urban Agriculture M534 'H 5J. Residential Suburban 22 17 44 Residential Single Family 629 3,302 8,519 Residential Multi Family 80 1,560 4,025 Dalidio Ranch ill 2(! ill Urban Subtotal 896 765 4;lI8t ~ ~ 127 4 Los RanchoslEdna Village Area Recreation 235 211 544 Residential Rural 394 71 183 Residential Suburban 259 233 601 Residential Single Family 59 372 960 Village Subtotal 947 739 2,288 Total of Residential CategoriesB 57,999 5;895 M2J. H;49'I 17.638 2010 2020 2000 ~. A. Totals in this table do not include the city of San Luis Obispo. B. Includes only those categories where primary residences are permitted uses. C. Build.out estimates correspond to 75% of the total absorption capacity, except for Los Ranchos/Edna, which corresponds to 2. Attachment E Conforming General Plan Amendments 90% of absorption capacity. D. Dwelli~gs are assumed to be at one unit per 80 acres in Agriculture and Rural Lands, 5 acres in Residential Rural 131 acre~ in Oalidio Ranch one acre in Residential Suburban, 7 per acre in Residential Single Family, and 26 per acre in Residential Multi Family. E Potential population at build-out assumes 2.38 persons per dwelling unit. F The build-out capacity estimates and population projections are subject to change as a result of the development of new information through the Land Use Element Update program, or other research projects. Estimates are revised periodically. G. The build-out population represents the likely ultimate population that can be expected within the land use categories in this plan, including any limitations on density imposed by area plan or Land Use Ordinance standards. H. Projected build-out dates are estimates rounded to the nearest five-year interval using population projections in Table A-I. I Conforming AmendmentParagraph 10. In the Area Plan, add to the text immediately following the heading "Objectives" on page 5-5, in Part B (entitled "Highways, Streets and Roads") ofChapler 5 (entitled I'Circulation") is amended as tollows: "The circulation desilm and land use desil1tlations denicted on Attachments C and D of this inititiative meet the reauirements of this chanter because the circulation deshms minimize imnacts to Cia is I and Clais II soils they avoid imn3CtCi to rinarian wetland and wildlife habitat areas and th~v mithlate imnacts bv nreserviml ol1lanic a2:ricultural use and nreservin2: onen sn8ce conservation areas" Conforming Amendment Paragraph 11. In the Area Plan, the text immediately following the heading "UrbanlRural Collectors" on page 5-9, in Part B (entitled "Highways, Streets and Roads") of Chapter 5 (entitled IICirculation") is amended as follows: Calle Joaquin - As part of any proposal to further develop the Dalidio-Madonna-McBridge areas, the alignment and design of a road connecting Prado Road with Los Osos Valley Road should [be] evaluated and established. The Dalidio Ranch Land Use Cate2:orv (as denicted in Atttachments C and Dl meets these criteria because the Dlan contemnlates a connection of Calle Joaouin and because the conditions reouire contribution of a fair share of the cost of an ovemaiS across Hi2:hwav 101 connectin~ Prado Road with the Dalidio Ranch. Cotiforming Amendment Paragraph 12. In the Area Plan, the text at the bottom of page 4-1 of the Area Plan, on the first page of Chapter 4, Entitled "Land Use," is amended as follows: Articles 9 and 9.5 of the Land Use Ordinance (Section 22.108 - San Luis Obispo Planning Area Chapter 22.113 - Dalidio Ranch Zoning District) contains development standards that are related to the issues described in this chapter and the mapped land use categories to assist in guiding development in the planning area. The standards define actions required for new development to achieve consistency with the general plan. Conforming Amendment Paragraph 13. In the Area Plan, the text at the end of the first paragraph following item 3 entitled "Balance jobs and housing" on page 4-3 of the Area Plan is amended as follows: This plan includes an improved balance of jobs and housing in the planning area (at build- out of the plan) compared to the potential development allowed by the plan as it existed during the 1980's. Much of the formerly-designated Industrial land has been changed to Recreation, for a golf course, parks and other recreational uses. Also, some of the Industrial land is redesignated to Residential Multi.Family, which benefits the jobslhousing balance by reducing future employment while increasing future affordable housing supply. However, the amount of land in the plan that could be designated for residential use is limited by the presence of the airport. The Dalido Ranch Prooertv is affected bv avi2:ation restictions related to the airoort. Therefore it has limited ootential as a source ofhousiml. It is. however: a 2:ood location for commercial retail business nark and the other uses allowed under the Dalidio Ranch Land Use Desi2:nation The iobs created bv these uses will balance with other areas more suitable for residential develooment. The 60 dwelling: units allowed in the Dalidio Ranch Land Use Desimation maximizes the housinll Dotential for this orODertv. ECONOMIC ELEMENT Cotiforming Amendment Paragraph 14. In the Economic Element, San Luis Obispo County General Plan adopted October 19, 1999 following "Policy 2f. Take action to help agriculture remain economically viable." on page 5-6, under Goal 2 (entitled 'ICreate a diverse economy") in Chapter 5 (entitled "Types of Economic Activity: Industries and Occupations") is amended as follows: 29 Attachment E Conforming General Plan Amendments Program 212. Continue to implement the County's Right-to-Farm Ordinance and Agricultural Buffer Policy, which (I) require notice to new residents that potentially noisy or odorous agricultural activities exist nearby and are protected, (2) prescribe setbacks for new development away from agricultural activities, and (3) otherwise establish the right of agriculture to continue even if population growth occurs nearby. Lands located within the DaJidio Ranch land use catellorv combine 3.2'ricultural commercial and other uses based on the requirements of that land use cate~lOrv AGRICULTUIDVOPEN SPACE ELEMENT Conforming Amendment Paragraph /5. in the Agricultural and Open Space Element, San Luis Obispo County General Plan, adopted December 15, 1998 ("Agricultural Element") the text immediately following the heading "What is Agricultural Land?" on page 2-1, under Part A (entitled" Agricultural Resources") in Chapter 2 (entitled "The Agriculture Element") is amended as follows: The following general description of the main types and uses of agricultural land in this county were developed in consultation with the County Agricultural Commissioner and the Agricultural Liaison Board as best describing the types of agricultural lands in San Luis Obispo County. The descriptions form the basis for the system used in this Agriculture and Open Space Element to determine which lands should be included in the Agriculture category shown on the land use categories map in the pocket at the back of the document. This includes land designated (zoned) Agriculture in the Land Use Element and in this element, = "ell.. otl.a lm.d, be;,,! u.n..a [v. p.vd.......t:vlI ..&:........1(......... All nrovisions of this chanter contain "alides ~oals obiective.l; and other QUides or reauirements that Bootv to lands desilmated in the Amiculture land use cate20rv. and not to the Dalidio Ranch land use cate20rv. or anv Dorrion of the Dalidio Ranch land use catellOfV. Conforming Amendment Paragraph /6. The Agriculture and Open Space Element Land Use Designations map, initially adopted December 15, 1998 is amended so that the area depicting the Dalidio Ranch Property is replaced with the diagram included as Attachments C and D of this initiative. ALL ELEMENTS Conforming Amendment Paragraph /7. All references in the San Luis Obispo General Plan to 13 land use categories are amended to delete "13" and substitute "14", The phrase "Dalidio Ranch land use category" is added to each list of land use categories. Conforming Amendment Paragraph /8. All maps and diagrams in the San Luis Obispo County General Plan that depict the Property are amended so that the area depicting the Property is replaced with the diagram included as Attachments C and D of this initiative. Conforming Amendment Paragraph /9. All provision of the San Luis Obispo County General Plan that are amended by the Dalidio Ranch initiative, and which contain references to the source of their enactment or amendment, are amended to add the phrase "and amended bv the 2006 Dalidio Ranch initiative measure." Cor(orming Amendment Paragraph 20. All references in the General Plan to the Growth Management Ordinance are amended to add a footnote that states: FN The GMO ann lies to develonment on land outside of areas de~ilmated under the Dalidio Ranch land use cate~mrv and the discussion in the text above refers to such land. Land desi2t1ated under the Dalidio Ranch land use catee.orv is instead suhiect to Chanter 22.113 Article 9.5 of the Land Use Ordinance. Coriforming Amendment Paragraph 21. All references in the General Plan to the provisions of the San Luis Obispo County Code that implement, or achieve consistency with, the general plan, and which apply to the Project site, are amended to add the phrase "and Article 9.5 of the Land Use Ordinance, containing Chapter 22.113 - Dalidio Ranch Zoning District." 30 Attachment F CONDITIONS OF APPROVAL A. Traffic Related Commitments 1. Overpass. Prior to issuance of the first Certificate of Occupancy for the Dalidio Ranch Project. the owner of the Property shall cause to be deposited the sum of four million dollars in an escrow maintained by Chicago Title Company. The amount of the deposit, combined with the dedication oflands described below, is the fair share of the Dalido Ranch Project for the Prado Road overpass of Highway 101 and associated on and off ramps to 10 I. (a) . The deposit shall be accompanied by irrevocable instructions to pay the deposit, plus accrued interest, to the State of California, Departtnent of Transportation (Caltrans) when the following certifications are submitted to the escrowholder. (i) The first certificate that CalTrans may deliver to the escrowholder in order to withdraw the deposit shall be on Caltrans letterhead. addressed to the escrow holder with a copy to the County's Director of the Department of Public Works and Transportation, and signed by Caltrans' Director, Chief Deputy Director, or Director of Region 5 and shall include the following statement: "I certifY that Caltrans is prepared to continue the design of the Prado Road overpass and ramps from and to Highway 101 in the County of San Luis Obispo. I certifY that the amounts to be expended hy Caltrans for this design work will be no less than $750,000. (ii) The second certificate that CalTrans may deliver to the escrowholder in order to wirhdraw the deposit shall be on Caltrans letterhead, addressed to the escrow holder with a copy to the County's Director of the Departtnent of Public Works and Transportation, and signed by Caltrans' Director, Chief Deputy Director, or Director of Reg ion 5 and shall include the following statement: "I certify that Caltrans has awarded and entered into [a] contract(s) for construction of the Prado Road overpass and lor all or a portion of ramps from and to Highway 101 in the County of San Luis Obispo. I have been informed by the escrowholder that the current balance of the deposit is [insert here the amount] and 1 certifY that the amounts to be paid by Caltrans under the terms of the awarded contract(s) are no less than that amoupt. (iii) If either certification is not delivered within ten years from the date that the deposit is delivere<;f to the escrowholder, or if there are excess funds above that which is required for the authorized purposes, then the escrowholder shall pay the balance of the deposit remaining as of that date, plus accrued interest, to the County of San Luis Obispo. Any funds paid to the County shall be held in a segregated account and shall be withdrawn only for use for road, street and highway improvements within the area encompassed by the San Luis Obispo Area Plan that will directly improve traffic circulation in the immediate area of the Dalidio Ranch Project. (iv) The instructions also shall contain additional provisions as required by the escrowholder to enable it to administer the escrow as set forth in this Attachment F and shall include directions to provide to Caltrans, from time to time, upon its request, the current balance of the deposit and accrued interest. A copy of the escrow instructions shall be mailed to Director, Region 5, Caltrans. (b) Prior to issuance of the first Certificate of Occupancy for the Dalidio Ranch Project, the own,er of the Property shall cause to be delivered to the Cal Trans via the Director of Region 5 an irrevocable offer of dedication for'an approximately 13 acre parcel located in the northwest portion of the Property to be used for an overpass crossing Highway 101, related on-ramps and off-ramps and uses incidental thereto generally as depicted on Attachment D. 2. Calle Joaquin Extension. Prior to issuance of the first Certificate of Occupancy for the Dalidio Ranch Project. the owner of the Property shall cause to be deposited the sum of$150.000 in an escrow maintained by Chicago Title Company. T4e amount of the deposit is the fair share of the Dalido Ranch Project for the extension of Calle Joaquin from the southern boundary of the Property to what is expected to be northern terminus of Calle Joaquin at the time the deposit will be made. (a) The deposit shall be accompanied by irrevocable instructions to pay the deposit, plus accrued interest. to the City of San Luis Obispo (the City) when the following certification is submitted to the escrowholder. (i) The certificate that the City may deliver to the escrowholder in order to withdraw the deposit shall be on City letterhead, addressed to the escrowholder with a copy to the County's Director of the Department of Public Works and Transportation, and signed by the City Director of the Department of Public Works and shall include the following statement: "I certifY that the City has acquired. or is under contract to acquire, a right of way between the southern boundary 31 Attachment F CONDITIONS OF APPROVAL of the DaLidio Ranch Property and the northern tenninus of Calle Joaquin and that it has awarded and entered into [a] contract(s) for construction ofCatlc Joaquin over this land. I have been informed by the escrowholder that the current balance of the deposit is [insert here the amount] and 1 certiIY that the amounts incurred by the City to acquire the property and to be expended under the awarded construction contract are no less than that amount. (ii) If the certificate is not delivered within one year from the date that the deposit is delivered to the escrowholder, or if there are excess funds above that which is required for the authorized purposes, then the escrowholder shall pay the balance of the deposit remaining as of that date, plus accrued interest, to the party who paid the deposit. (iii) The instructions also shall contain additional provisions as required by the escrowholder to enable it to administer the escrow as set forth in this Attachment F and shall include directions to provide to the City, from time to time, upon its request, the current balance of the deposit and accrued interest. A copy of the escrow instructions shall be mailed to the Citis Director of Public Works. (h) Prior to issuance of the first Certificate of Occupancy for the Dalidio Ranch Project, the owner of the Property shall cause to be delivered to the City an irrevocable offer of dedication for that portion of Calle Joaquin constructed across the Dalidio Ranch Property generally as depicted on Attachment D. 3. Calle JoaquinlLos OS05 Valley Road Intersection. Prior to issuance of the first Certificate of Occupancy for the Dalidio Ranch Project, the owner of the Property shall cause to be deposited the sum of $250,000 in an escrow maintained by Chicago Title Company. The amount of the deposit, is the fair share of the Dalido Ranch Project for improvements to the intersection of Calle Joaquin and Los Osos Valley Road, including additional turn lanes and related improvements to aid the flow of traffic through the intersection. (a) The deposit shall be accompanied by irrevocable instructions to pay the deposit. plus accrued interest, to the City when the following certification is submitted to the escrowholder. (i) The certificate that the City may deliver to the escrowholder in order to withdraw the deposit shall be on City letterhead, addressed to the escrowholder with a copy to the County's Director of the Department of Public Works and Transportation, and signed by the City Director of the Department of Public Works and shall include the following statement: "I certiIY that the City has awarded and entered into [a] contract(s) for construction of improvements to the intersection of Calle Joaquin and Los Osos Valley Road that are designed to aid the flow of traffic through the intersection. [have been informed by the escrowholder that the current balance of the deposit is [insert here the amount] and 1 certiIY that the amounts to be incurred by the City under the awarded construction contract are no less than that amount. (ii) If the certificate is not delivered within one year from the date that the deposit is delivered to the escrowholder, or ifthere are excess funds above what is required for the authorized purposes, then the escrowholder shall pay the balance of the deposit remaining as of that date, plus accrued interest, to the party who paid the deposit. (Hi) The instructions also shall contain additional provisions as required by the escrowholder to enable it to administer the escrow as set forth in this Attachment F and shall include directions to provide to the City, from time to time, upon its request, the current balance of the deposit and accrued interest. A copy of the escrow instructions shall be mailed to the City's Director of Public Works. 4. Madonna RoadlLos OS05 Valley Road Intersection. Prior to issuance of the first Certificate of Occupancy for the Dalidio Ranch Project, the owner of the Property shall cause to be deposited the sum of $20,000 in an escrow maintained by Chicago Title Company. The amount of the deposit is the fair share of the Dalido Ranch Project for improvements to the intersection of Madonna Road and Los Osos Valley Road, including reconfiguration of traffic lanes and related improvements to aid the flow of traffic through the intersection. (a) The deposit shall be accompanied by irrevocable instructions to pay the deposit. plus accrued interest, to the City when the following certification is submitted to the escrowholder. (i) The certificate that the City may deliver to the escrowholder in order to withdraw the deposit shall be on City letterhead, addressed to the escrowholder with a copy to the County's Director of the Department of Public Works and Transportation, and signed by the City Director of the Department of Public Works and shall include the following statement: "[ certii)' that 32 Attachment F CONDITIONS OF APPROVAL the City has awarded and entered into [a] contract(s) for construction of improvements to the intersection of Madonna Road and Los Osos Valley Road that are designed to aid the flow of traffic through the intersection. I have been informed by the escrowholder that the current balance of the deposit is [insert here the amount] and I certity that the amounts to be incurred by the City under the awarded construction contract are no less than that amount. (ii) If the certificate is not delivered within one year from the date that the deposit is delivered to the escrowholder. or if there are excess funds above what is required for the authorized purposes, then the escrowholder shall pay the balance of the deposit remaining as of that date, plus accrued interest, to the party who paid the deposit. (iii) The instructions also shall contain additional provisions as required by the escrowholder to enable it to administer the escrow as set forth in this Attachment F and shall include directions to provide to the City, from time to time, upon its request, the current balance of the deposit and accrued interest. A copy of the escrow instructions shall be mailed to the City's Director of Public Works. B. Recreational, Agricultural and Conservation Commitments To ensure that development proceeds in an order that will maximize public benefits in early phases, development shall occur as faHows: I. Sportsfields. Before issuance of the first Certificate of Occupancy of the Dalidio Ranch Property, construction shall have begun on the sports fields shown in Attachment D. Construction shall be completed one year thereafter. 2. Agriculture Easement and Farmers Market. Before issuance of the first Certificate of Occupancy of the Dalidio Ranch Property, construction shall have commenced of the Farmers Market shown on Attachment D. Construction shall be completed one year thereafter. Also, the land to be used for organic agricultural uses as shown on Attachment D shall have a restrictive covenant place on it limiting the use of the property to agricultural purposes.. 3. Conservation Op'eo Space Easement. Before issuance of the first Certificate of Occupancy of the nalidio Ranch Property, an easement to the land to be used for conservation open space as shown on Attachment C shall have a covenant place on it limiting the use of the property to conservation purposes. 4. Bob Jones Trail. Before issuance ofthe first Certificate of Occupancy of the Dalidio Ranch Property, construction shall have commenced on that portion of the Bob Jones Trail that will cross the Dalidio Ranch Property. Construction shall be completed one year thereafter. 5. Conservation Viewing Areas. Before issuance of the first Certificate of Occupancy of the Dalidio Ranch Property, construction shall have commenced on a viewing area for Monarch Butterflies and related walkway and seating improvements. Construction shall be completed one year thereafter. C. Other Commitments 1. Design and construction of the buildings. roadway infrastructure and all subgrades shall be engineered to withstand the expected ground acceleration that may occur at this site. The design should take into consideration the soil type. potential for liquefaction, and the most current and applicable seismic attenuation methods that are available. All on-site structures shall comply with applicable provisions of the Uniform Building Code and any roadway infrastructure falling within the jurisdiction of the California Department of Transportation shall comply with its most recent seismic design standards. 2. If feasible, retail stores included in the Dalidio Ranch, should not stack goods higher than 8 feet from the floor in any area where customers are present unless provisions are made to reduce the risk of goods falling during an earthquake of up to 7.5 magnitude. 3. A geotechnical study shall be prepared for the project site prior to site development. This report shall include an analysis of the liquefaction potential of the underlying materials according to the most current liquefaction analysis procedures. ("Site Geotechnical Investigation"). If the site is confirmed to be in an area prone to seismically-induced liquefaction, appropriate techniques to minimize liquefaction potential shall be prescribed and implemented. All on-site structures, transportation infrastructure and subgrades shall comply with applicable methods of the Uniform Building Code and all transportation infrastructure falling within 33 '--.-.--. Attachment F CONDITIONS OF APPROVAL the jurisdiction of the California Department of Transportation shall comply with the most current California Department of Transportation design standards. 4. Suitable measures to reduce liquefaction impacts should include one or more of the following techniques, as determined by a registered geotechnical engineer: (a) specialized design of foundations by a structural engineer, (b) removal or treatment of liquefiable soils to reduce the potential for liquefaction; (c) drainage to lower the groundwater table to below the level ofliquefiable soil; (d) in-situ densification of soils or other alterations to the ground characteristics; or (e) other alterations to the ground characteristics. 5. The Site Geotechnical Investigation shall include an evaluation of the potential for soil settlement beneath the project site. 6. If the project site is identified to be in a high potential for settlement zone based on the Site Geotechnical Investigation, the building foundations, transportation infrastructure and subgrades shall be designed by a structural engineer to withstand the existing conditions, or the site shall be graded in such a manner as to address the condition. Suitable measures to reduce settlement impacts should include one or more of the following techniques, as determined by a qualified geotechnical engineer: (a) excavation and recompaction of on-site or imported soils (b) treatment of existing soils by mixing a chemical grout into the soils prior to recompaction; or (c) foundation design that can accommodate certain amounts of differential settlement such as post tensional slab and/or ribbed foundations designed in accordance with Chapter 18, Division 111 of the Uniform Building Code(UBC). 7. The Site Geotechnical Investigation shall include an evaluation of the potential for soil expansion beneath the project site. 8. If the project site is identified to be in a high expansive soil zone based on the Site Geotechnical Investigation, the foundations and transportation infrastructure shall be designed by a structural engineer to withstand the existing conditions, or the site shall be graded in such a manner as to address the condition. 9. Suitable measures to reduce impacts from expansive soils could include one or more of the following techniques, as determined by a qualified geotechnical engineer: (a) excavation of existing soils and importation of non-expansive soils; and (b) foundation design to accommodate certain amounts of differential expansion such as post tensional slab and/or ribbed foundations designed in accordance with Chapter 18, Division 111 of the UBC. 10. The Site Geotechnical Investigation shall include soil parameter analyses to determine the potential for subsidence at the project site. If the potential for subsidence is found to be significant, then structural and grading engineering measures shall be implemented to incorporate the results of the geotechnical study. These measures would be similar to those recommended to mitigate impacts to soil settlement. II. During future droughts, groundwater pumping limitations for the unconsolidated aquifer underlying the project site shall be assessed and implemented to prevent soil subsidence. 12. Prior to grading activities, a soil and groundwater assessment shall be completed by a registered soils engineer or remediation specialist to determine the on-site presence or absence of regulated contaminants that may have migrated from off-site properties, or that occur on off-site properties that would be acquired for proposed improvements. This assessment shall target agricultural chemicals throughout the historically farmed portions of the site, TPH contamination associated with off-site LUST sites along Madonna Road north of the Dalidio property boundary, and on-site PCE associated with off-site dry cleaning operations. If soil or 34 -===-- \ \ \ " ---------- \ \ AttaChtnent f CONDl1\ONS Of APPROVAL , t in hazardouS <luantities, the Regional "Water ""_"':t;:,'~r~::;::~~'~::::~~':''' t":;:~,;,~,;,:,"C'~~;';.~;:;;':::"",.:""';:: ~i~:Ef$jf~~g~ "",,,,,.. ""."'" ~<P'". u<"'....-- retnediation ceruficauon ftotn R ,'b' the Denarttnent of p\ann,ng and Bulld,ng, , aI\ b b 'tted to the app"ca ,e r -"' ~ ,~ .' . ... ,""......,.......... '".._.._......._.'OO:;~.... ...--'- and itn~~ent threat to health and S~fel'id:~dd;:";"' "';:'..., ~ '""~ ~ "",,,,, "," , th all \awful\Y rC<\Ulte ~. 'rr r -... ~ ,,' --" California Departtnent 0 o,,'c ,ct' 1\ constrUction work in the , tered during constrU ,on, a ed' I' . . . ':,.. ,";::::~:':.:.:".::.~~..., ~'f~~~';":::':' :t~:, "t~iS~U\dinRV$'Q~~:"~:~"'ft:;;:::-'~;" --""~ .. .....~.-'.....-" ........... .~<P' ~.. ' ' "","" '" .~<P" . . ..~ ~ ..... "'" ......... \ 5 prior to iSSUance of each B,;,,\d\ndg !:~~~:. tnateriJs screening analysis of aI\ ,tnpo~ethd ~~\all .. , . ,,,,..-,,,. - ,. . "...- . '::~~~~~~~~~~~ ~~ ~~~p:~; by a <lualiued,professiO~~e\s' th~~ :~~i~\e ;o~it~ development, and are ftee ftom "..~ " 1i n eng,neerlng prope' ~ ' itnported fill tnaterla\s tnaln 'h \d health and public safel'i levels, ~_..--' ' ._".- , d ved outdoor storage areas SID>' , " ..... ,.""-~...... ""'~.... ': ~...<.. .,,,..,-..""'" ........-'" .._....~.;;::: .;................-..- "the applicant shal\ imp\etnent ~ands~ape Sw ' ,....- .,.... ~.. ...,..... . .... ,,. .. ...'""...'... , 'nnin constrUction, and as re<lUlte " ,', \1 Notice oflntent, Prior to beg> d' gh ....om the nroposed development s,te, , ith the R"WQCB for ISC arge" r . N.~ .,... ~O". .' ,r "'...-......... - ~.. ,,,,_...- ,,,,, "'" '~..'- """" - '" _" ~;_ ,."""'- "" '" ...-:t,: ~.:::.... -".. ,,-,,,,,,..,,, ":':. ",,__' __,,~::::: ~..\.;; ~ ..,,,,,", "'.. ",;::;;;i ~ ~ ",,~-" . -."'-...."".';"......."".. "",- \mnletnented for all conslIUCUon l"B' "ps") to conlIO\ the discharge 0 malOrl , b I s ..~db."oing r, ".0 tnentpracuceh ,lV' d I' nbasins slIaw ae ,-' ..... '..A spec'?C Best ,,,an_e Id t be \itnited to, the use of te~porarY, e10n A,odat .1 BWs should be imp\emen\OU ..".......- . .,-- ..~,....-- ,.. ....~......~., """';;.....t-~,..-- ....,.............. ' . . """',,....."'_....<. ". ""..,""...~"~i;:::::--'"'-,.._" , f th d \ ntnent ,dentd'ymg u~ po , . -~. ,~~. " -'-~""~ ~""~..-~". . "",~"'-'.'- 20 Stof\U "WalOr Quality Basins,B des~~an:g~;~~::~:~ ~ubbasin of the ~a\ldIO proalperl:f' . , "'''''~. -~ "" . ...,-~ . _...,~..._' _..--....~,' ,~.."""'" .-'~"" .........~ _.-..",,~-"""'~''''. ...<..- -... -""..- :-'.....- ",.. .............. .. ~'" po\\Ution pr.ev~ti~nrt~~r.~~~~; r~:ova\. "the chOSen devi~ale sha\~~:~:~ ~e~$1~erSio~ strUcture ..--". ,-,--""- ,,~ ,.... ",-..- resu;'pens,iOn of preV\~~e~s and prevent scouring of the previouslY dco\\e:e fi:st \\'::.h (~ne inch) during stof\U .....-- ',- -"",..-'''- ~ ' . ",'~-"-' .,' .... ...."'..-...~-"- ". -- ""'-;~,.::::......-""" "," ...-:;':::;' ::~:';:;::::~::~'.t;;,~:::;':f:';:::::tr. "" '0' '" nfthe rainy season (I.e, NoVember 1st) an ,m .. \ \ \ \ \ \ \ \ \ \ \ .--------- Attachment F CONDITIONS OF APPROVAL devices will be checked after major storm events. 22. NPDES Permit. If required separate and apart from the requirement of a State General Permit, the applicant shall procure a National Pollution Discharge Elimination System permit that adheres with all requirements of the Federal Clean Water Act. Additionally, certain occupants of the General Retail component may require individual NPDES permits due to the processes or materials they use. 23. The applicant shall implement the following Best Available Control Technology for diesel- fueled construction equipment, where feasible: (a) Maintain all construction"equipment in proper tune according to manufacturer's specifications, (b) Fuel 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, with Air Resources Board ("ARB") certified motor vehicle diesel fuel (non~taxed version suitable for use off-road); ( c) Maximize to the extent feasible, the use of diesel construction equipment meeting the ARB's 1996 or newer certification standard for off road heavy.duty diesel engines; (d) Iffeasible, install diesel oxidation catalysts (DOC), catalyzed diesel particulate filters (CDPF) or other District approved emission reduction retrofit devices (the number of catalysts or filters required and the equipment on which they should be installed shall be determined in consultation with the San Luis Air Pollution Control District ("APCD"); (e) Electriry equipment where feasible; (I) Develop and implement a Diesel Emission Control Plan that describes the diesel emission controls to be used during construction and specifies the use of DOCs and CDPFs, in consultation with APCD prior to the start of construction; . (g) Substitute gasoline powered for diesel powered equipment, where feasible; (h) Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas. liquefied natural gas, propane, or biodiesel; and (i) Iffeasible based on local availability, use equipment that has Caterpillar pre-chamber diesel engines; 24. The applicant shall design a comprehensive construction activity management plan designed to minimize the amount of large construction vehicles operating during any given time period. 25. Construction truck trips shall be scheduled, to the extent feasible, to occur during non-peak hours. 26. The amount of disturbed area shall be minimized and on-site vehicle speeds shall be reduced to 15 mph or less. 27. Water trucks or sprinkler systems shall be used in sufficient quantities during construction to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (nonpotable) water should be used, if available. 28. If stockpiling offill material is involved, soil that is stockpiled for more than two days shall be covered, kept moist, or treated with soil binders daily to prevent dust generation. 29. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. 30. All trucks 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 ofload and top of trailer). I 31. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. 32. Sweep streets as needed if visible soil material is carried onto adjacent paved roads. Iffeasible 36 Attachment F CONDITIONS OF APPROVAL based on local availability, water sweepers with reclaimed water should be used. 33. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with a fast germinating native grass seed and watered until vegetation is established. 34. Conditions 23 - 33 shall be included on all Grading and Construction Plan notes, as well as on all bid requests. A contact name and phone number at the San Luis Obispo APCD shall also be provided on these documents so that contractors may consult with APeD staff on the type of construction equipment and emissions controls to be used. 35. The project contractor/builder shall designate a person or person to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD. 36. A geological analysis shall be conducted prior to construction to determine the presence of serpentine rock. If naturally occurring asbestos is found on the project site, the applicant shall prepare an Asbestos Dust Control Plan and an Asbestos Health and Safety Program, which shall be approved by the APCD prior to commencement of construction activities. 37. Prior to demolition work, areas of the onsite structures shall be sampled as part ofan asbestos survey in compliance with the National Emission Standards for Hazardous Air Pollutants. If asbestos is found in any building, asbestos-related work, including demolition, involving 100 square feet or more of asbestos containing materials (ACMs) shall be performed by a licensed asbestos abatement contractor under the supervision of a certified asbestos consultant and asbestos shall be removed and disposed of in compliance with applicable State laws. 38. If during demolition of an on-site building, paint is separated from the building material (e.g. chemically or physically), the paint waste will be evaluated independently from the building material by a qualified hazardous materials inspector to determine its proper management. All hazardous materials shall be handled and disposed in accordance with local, state and federal regulations. According to the DISC, if paint is not removed from the building material during demolition (and is not chipping or peeling), the material can be disposed of as construction debris (a non-hazardous waste). The landfill operator will be contacted prior to disposal of building material debris to determine any specific requirements the landfill may have regarding the disposal oflead-based paint materials. The disposal of demolition debris shall comply with any such requirements. 39. Increase building energy efficiency ratings by at least 10% above what is required by Title 24 requirements. Potential energy consumption reduction measures include, but are not limited to, increasing attic, wall, or floor insulation, the use of photovoltaic roof tiles, installation of energy efficient windows, installation of energy efficient interior lighting, use of high efficiency heating and cooling, use roofing material with a solar reference value that meets the EPA/DOE Energy Star rating installation of low energy parking lot lights, and the use ofR-45 insulation in the roof/attic space of all on-site structures. 40. Shade trees shall be planted to shade onsite structures to the greatest extent possible in summer, decreasing indoor temperatures, and reducing energy demand for air conditioning. Shade trees shall also be planted throughout the parking lots to reduce evaporative emissions from parked vehicles. The landscape plan shall be submitted to the APCD for review and comment. 41. The applicant shall make a one-time financial contribution to the APCD to be used for one or more of the following mitigation measures: The amount of the contribution shall be reasonably related to impacts arising from the Dalidio Ranch Project as determined by the County but in no event in excess of $10,000. (a) Financial contribution and/or an agreement between the applicant andAPCD to provide a park-and-ride lot that could serve the project area. (b) Financial contribution to a bus pass subsidy program as a means of reducing vehicle trips elsewhere in the community; (c) Financial contribution to a vehicle-purchase/pollution offset program designed to remove vehicle that do not meet state emission requirements from area roadways; (d) Financial contribution to a bus retrofit program designed to convert area buses to operation by natural gas; 37 Attachment F CONDITIONS OF APPROVAL (e) Financial contribution to a bus purchase program designed to increase availability of alternative transportation modes to area residents; (f) Financial contribution to a low-emission vehicle purchase subsidy program; and (g) Participate in the Flash Pass Program established by APCD and SLO Transit for all employers ofthe project. { 42. The applicant shall develop and operate an employer-based Transportation Management Program per Clean Air Plan TeM 1-1 C, which incorporates the following provisions: (a) Bicycle racks and/or bicycle lockers at a ratio based on demand and consistent with development approvals on the central coast and acceptable to the APeD to be determined prior to occupancy clearance; and (b) Carpool, vanpool and transit information shall be posted in employee break/lunch areas. 43. To reduce overall project trip generation and associated air contaminant emissions, project tenants will be encouraged to establish and maintain employee trip reduction programs that will include, but are not limited to, the following elements: (aJ Free or subsidized employee passes for SLO Transit; (b) Vanpool services provided by Ride-On Transit; (c) Cash incentives for using alternative travel modes; (d) On-site rideshare matching services; (e) On-site shower facilities tor bicycle users; (f) Encourage Guaranteed Ride Home services for employees who use alternative transportation; (g) A minimum of25 parking spaces to be shared use as a public Park and Ride lot; (h) Posted intormation on alternative travel modes; and (i) Preferential parking for employee carpools/vanpools (where feasible) 44. The applicant shall prepare a Pedestrian Circulation Plan. The plan shall include methods to improve safe pedestrian circulation patterns within the commercial portion of the project, and between the commercial portion of the project and other nearby commercial uses, as well as other adjacent land uses. 45. Prior to the initiation of demolition work, areas of the on-site structures proposed for removal shall be sampled as part of an asbestos survey in compliance with the National Emission Standards for Hazardous Air Pollutants. If asbes~os is found in any building, asbestos-related work, including demolition, involving 100 square feet or more of asbestos containing materials (ACMs) shall be performed by a licensed asbestos abatement contractor under the supervision of a certified asbestos consultant and asbestos shall be removed and disposed of in compliance with applicable State laws. Regardless of whether asbestos is identified in the building, prior to demolition of the existing structure the APCD shall be notified and an APeD Asbestos Demolition and Renovation Compliance Checklist shall be submitted to the APCD. 46. The disposal of demolition debris shall comply with all Department of Toxic Substances Control (DTSC) requirements for hazardous and non-hazardous wastes. 47. Stationary construction equipment that generates noise that exceeds 6S dBA at the project boundaries shall be shielded with a barrier that meets a sound transmission class rating of 25. 48. All diesel equipment shall be operated with closed engine doors and shall be equipped with factory-recommended mufflers. 49. If available, electrical power shall be used to run air compressors and similar power tools. 50. Construction activity for site preparation and for future development shall be limited to the hours between 7:00 AM and 7:00 PM, Monday through Friday and Saturday 8:00 AM to 6:00 PM. No construction shall occur on Sundays or State holidays (. e.g., Thanksgiving, Labor Day). Construction equipment 38 ~::::;----~.....------;......--."._. - f . ,.",,-- . ""'~ tnaintenance shall be ,tn,te . . d"tlonal noise attenuation techn':<\uoe~~ nO such . . the prolect $lte, " '" C un~ of san LUts ,,,tsy-' ,SI I'ot all construction act.'VI~ ~",ns within levels allowed by \he .0 a'en-tlna e<\ulprnent and the . ute th'" notse te'.... d blanl<ets on notse CO'" c ~"'"'~.......,:::"... ~.. ,_., ""..~............- -..... "" " .....--..- . ,.-,.... _,,_., ......-"".., .....a_:~f"',..,- " "" ..-",,- """ ~ ,.."". "" - --'" .......' - ~ """" .. ........ ....",_. "" ,,, ""...- ..._.,., .... _..... .Of' ro""wa~~ . da~ and satutday &:00 AM to . ~ ). 1\1ls tneaSute doCS not applY to tOa thtOUg" ,. tI.., I, 1\1an\<Sglvlng, LabOt ....ay . 0' State hohdaYs ,e.g., ~_.,- ''".,.....,_..,,~. . H Ilow agricultural fields, sutV~ cles Is found, avo,dance ts " ,...~', \. -('-,.._)"""~,-,"""..,,- .~:::~,,~~~:.'~..;;:~*;::.::-:~.~ ~,.:;;,:...-'~,;:::,:,;;""-",:::;:,,,:,::::,;.-''' "" "",.Of "'" ""'.t'.;:'"" ~ "'" ",," ~.~ ""'- ......... ~..' ' .-'" "",-".' ' ' , Restot",lon efforts shall be COO ~ II ntovlde a ptotectlve buffe' of at I~"tts s~,fo~~~~~;~t shall' d. d' h,thance s"a y _..Ive nest $l e . " . p~ ~ ^",,_'~" .";,.,,,..,,~__ Cd ""..-'~ ....,....,... ~ ,.., r::;;.~"''-''''-:: ~,;.,......,,~ -" -"'..""....- . ......-.."-...' ~_....-..,.- ",,:,,-;:::.:'t'::""'~;""'~~'~~;'-"""::~~ ,:"",'1; ".-,~...:.~::;.... '-'-'-~ . _ "of"'"'' ..."".-.-....."''''. .--" ~-,~~"",.., .' ---,..--:-..... ". "",' - "':".::' .::,~... "'" ~..,.... ~,::..::\,.... "....... ~f:5~i:&:~~~~~~~~ ::"~ -" ~ -.;::.::,... "" ,""" ";'::'X.::.::;'.- ""..It': ,of- C"," ,,,",, ; :,;..~" -,,,,,..."" 'f'....... .....-.........' A <\uallt\ed h,olog,st Sct~ 1.\eSt treeS shall orUY be ,etnOve oU Is nO longer used hy a ,aptot. . "" "'" 0< _. .. ..""",,, .. ""...... ) "".., "",.... ,...... "", . ,...,......" - ~ ",,'~;::;'. ' . . d ncst,ng seaSon""'" . lit t areaS ptlot to cons'" " .... "",.. _" ~ ,__ 0'''.....-' ~ '~'o, <><,,,,- ,,,,. o..."",.,".:';::,~~....~~:t.~'f.::::'~~~~ =:..,,~~~r;~.":''''''~''''''t;::;:~''''''''''' .......-~."'~' ~ ...-.................. , ""G....'~- .... "" - ..-. ~ .-'~-""'~~:- ~ """--~~....-'"'.,-"'. . .,.._._w....,.~ C ,_,...~.,~....<rf . . th rand along yertunlO tee d tatlo of'" leaSt 1''\ an 0 --...... '.' .... .",,,,,,~-" . - ,- ...:;.......... ':f',;;;:.:::l;"~'''';:' f',::::~'--'-' -'" a height to sh,eld on-$lte 01 tedtnatteach ahe,g,ht capa eO sn;;.\\ be sc eC -"'- . "..- W........ "",.... . , - C""'....' -",,~;:,.;::",.:..;...-" ". ""---~....-'~.-.- ,.,...-"""'~(,.~_.""'''''' . .~. ...- ~)...",,,..-' < ...' , ~.-"-' , . ,~,_....~.."",...., k':.'-........."'" 60 I'tlot to tSSOance 0 ..' cd d that I\g,hts are ,,00 ..,.;..-""-"'''~' ~ .,' .~"'-''''''~- .' ved fot constrUCtion 0 prole ' If tlparian vegetation 's ,etnO .. Attachtnent f C01.\Dl1I01.\S 01' AI'YROVpJ., \ \ \ ..------.-..-------. 61. --- Attachment F CONDITIONS OF APPROVAL with locally occurring native species according to a restoration plan prepared by a qualified plant ecologist. Construction within any riparian habitat shall not be conducted until all required federal, state and local permitting is approved and issued by those agencies with jurisdiction, (e.g. USACE, CDFG, NMFS, and USFWS). Best Management Practices shall be employed to reduce impacts to water quality. 62. Prior to approval of building permits for any improvements in the vicinity of the Perfumo Creek eucalyptus grove and Madonna Road eucalyptus stand a qualified biologist shall survey the eucalyptus grove on the Dalidio Property. The purpose of the survey shall be to identifY trees whose health status would pose a risk to the health and safety of residents, employees, or people present within the development or open space areas. Based on the results of this survey atree--thinning program shall be created, which provides for the thinning or maintenance of the unhealthy trees that are not to be removed. No thinning 3.9tivities shall occur that conflict with the previous or following mitigation measures in this document regarding time constraints on construction activities and/or sensitive species utilizing these trees. 63. Building permit application plans shall include the following information: (a) The locations of all existing trees, noting location, species, diameter, and condition; (b) Note whether existing trees will be retained, removed, or relocated; and (c) The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees. (d) A landscaping plan which shows the size and species of all trees proposed to he planted in the project. 64. Landscape plans submitted for building permit approval shall include provisions for any relevant construction setbacks from trees; construction fencing around trees; grading limits around the base of trees as required; and a Replacement Plan for trees removed including replacement at a minimum 1: I ratio. 65. Proposed site disturbances shall be set back at least 35 feet from Prefiuno Creek and 20 feet from the drainage channel on the Dalidio property as measured from the top of bank or from the edge of the predominant pattern of riparian vegetation. whichever is farther from the creek's flowline. 66. The location oftop of bank and of riparian vegetation shall be shown on all project plans. 67. Ifwetlands and/or riparian habitat are subject to permitting or consultation with public agencies, such as USFWS, CDFG, or NMFS, required setbacks or conditions regarding wetlands and riparian habitat shall be observed. 68. If wetlands and/or riparian habitat are removed for project development, the following shall apply: The applicant shall submit a Mitigation Plan for areas of disturbance to wetlands and/or riparian habitat. The plan shall be designed by a biologist familiar with restoration and mitigation techniques. Restoration and mitigation shall be with locally occurring native species at a ratio of 1:1 for riparian habitat and 2:1 for delineated wetland habitat. The plan shall include, but not be limited to the following components: (a) Performance criteria (i: e.: what is an acceptable success level of revegetation to mitigate past impacts); (b) Monitoring effort (who is to check on the success of the revegetation plan, how frequently); (c) Contingency planning (ifthe effort fails to reach the performance criteria, what remediation steps need to be taken); (d) Irrigation method/schedule for wetland elements (how much water is needed where and for how long); and ( e) Provisions for the removal of non-native invasive species (including details regarding the type and use of herbicides in and near aquatic habitat and sensitive species). 69. Access for agricultural equipment shall be provided to any undeveloped agricultural lands. Curbing shall be designed or cut to provide wide "driveway. like" access to the cropland for all farm equipment. 40 Attachment F CONDITIONS OF APPROVAL 70. Irrigation water sources and infrastructure shall be provided to any undeveloped lands used for agriculture purposes. 71. Reasonable buffers between urban and agricultural uses that do not interfere with the proposed development shall be incorporated into the design of the Dalidio Ranch, and other urban uses on the Dalidio property. Agricultural buffers can include non-habitable structures, roadways, parking. landscaped areas, and non-habitable buildings. The site plan depicted in Attachment D incorporates reasonable buffers as intended by this section. 72. . Foreground Views of Madonna Road. As thinning of the eucalyptus groves occurs, for every tree removed the applicant shall replace the tree on a I; 1. As feasible, the replacement trees shall be placed in an area where they will continue to screen the proposed development from existing views. 73. Foreground Views from U.S. Highway 101. At the tine of occupancy, planted landscaping shall assist to screen views of structures in a reasonable manner. All failed specimens shall be replaced within one month. Screening ratio and landscape vegetation health shall be achieved under the supervision of a qualified arborist. 74. The applicant shall design buildings to conceal rooftop equipment. The plans shall depict precise cross-sections and sightline indicators to assure that the rooftop equipment will not be visible from surrounding locations. 75. Areas within commercial development for outdoor storage, truck parking, trash collection, or loading shall not be visible from abutting streets. Such facilities shall be thematically incorporated into the overall site design, and non-enclosed areas shall be permanently defined and screened with walls and/or fences. Materials, colors and design of screening walls shall conform to those used as predominant materials and colors on the buildings 76. All lighting fixtures in customer parking and rear loading areas that are visible from surrounding residences shall be designed to fully contain glare on-site. All lighting poles shall be hooded, shielded, and iocated to direct light pools downward and prevent glare on the nearby residential lots. Non-glare lighting shall be used throughout the proposed project. Search lights and strobe lights shall be prohibited. 77. All windows shall be oflow-glare specification. Paint used for exterior facades shall be oflow- reflectivity. Metal surfaces shall be brush-polished, and not highly reflective. 78. Building and parking lots designs shali minimize automobile and parking lot lights from spilling over the existing exterior property lines. This may include, but is not limited to, the use of mature trees throughout the site. It should be noted that mature trees often grow more slowly than smaller more vigorous trees, and that the younger trees often overtake the larger trees within a matter of years. Therefore, it is recommended that a mix of mature and immature trees be planted as part of the buffering methods. 79. Exterior wall surtaces that face public viewing corridors, such as U.S. Highway 101, Los Osos Valley Road, and Madonna Road, shall consist of materials and colors that will not produce any greater glare than that produced by comparable surrounding structures. 80. The applicant shall use reclaimed wastewater generated from the wastewater treatment facility for on-site landscaping to the extent reclaimed wastewater is available and is feasible. During periods where demand exceeds reclaimed water supplies, on-site water wells shall provide supplemental irrigation water. 81. A Utility Relocation Plan shall be prepared by the applicant. The Utility Relocation Plan shall identifY all existing and proposed water lines, sewer lines, telephone, cable, gas, electric or other services located on the project site. The applicant shall coordinate with any affected agencies as part of the design process. The Utility Relocation Plan shall specify the phasing and scheduling of utility relocations to ensure minimal disruption between removal/relocation of existing utility lines and the installation of new lines. 82. During construction, underground utility alert services shall be used to identity the location of all underground services and to avoid the unplanned disruption of pipes or service lines. 83. A construction period public outreach and communications plan and program shall be developed by the applicant for all phases of the project. Periodic assessments of upcoming utility and service disruptions shall be undertaken by the applicant or authorized agents thereof. These assessments and an identification of the affected service areas shall be coordinated with the public outreach program. The public outreach program shall ensure that advance notice for any utility or service disruptions is extended to affected businesses and residents. 84. Construction Solid Waste Minimization. During the construction phases of the project, the 41 Attachment F CONDITIONS OF APPROVAL following mitigation measures will be implemented to reduce solid waste generation to the maximum extent feasible: (a) Prior to construction, the contractor will arrange for construction recycling service with a waste collection provider. Roll-offbins for the collection of recoverable construction materials will be located ansite. The applicant, or authorized agent thereof, shall arrange for pickup of recycled materials , with a waste collection provider or shall transport recycled materials to the appropriate service center. Wood, concrete, drywall, metal, cardboard, asphalt, soil, and land clearing debris may all be recycled. (b) The contractor will designate a person'ta monitor recycling efforts and collect receipts for roll-oft" bins and/or construction waste recycling. All subcontractors will be informed oqhe recycling plan, including which materials are to be source-separated and placed in proper bins. ( c) The contractor will use recycled materials in conStruction wherever feasible. The above construction waste recycling measures will be incorporated into the construction specifications for the contractor. 85. The project applicant or authorized agent thereof shall provide tenants with educational material regarding appropriate waste management efforts upon occupancY and transfer of ownership. The design of the proposed buildings and facilities shall include provision of adequate space and capacity for recycling containers. 86. The Dalidio Ranch house, barn and race track shall be subject to historic documentation by a qualified historian prior to their relocation. ~The structures shall be photographed and recorded consistent with professional historical standards. Associated farmhouse complex structures including the water tower, garage, large equipment storage building, small shed/bunkhouse and bungalow shall also be photo documented to provide a record of the Dalidio Ranch complex. A copy of the historic farmhouse documentation shall be provided to the San Luis Obispo Historical Society. 87. A qualified historic architect with experience in relocation of historic structures shall be consulted during plans for relocation of the Dalidio Ranch house, bam, and race track to ensure that significant historic materials and fabric are retained and reconstructed appropriately. 88. Areas adjacent to the U.S. Highway 101 frontage, including the proposed extension of Calle Joaquin and Farmer's Market, shall be surveyed by a qualified historic archaeologist. If any potentially significant remains are identified they shall be recorded consistent with state historical standards. 89. At the commencement of project construction, all workers associated with earth disturbing procedures shall be given an orientation regarding the possibility of exposing unexpected cultural remains by an archaeologist and directed as to what steps are to be taken if such a find is encountered. 90. In the event that archaeological and historic artifacts are encountered during project construction, all work in the vicinity of the find will be halted until such time as the find is evaluated by a qualified archaeologist and appropriate mitigation (e.g., curation, preservation in place, etc.), if necessary, is implemented. After the find has been appropriately mitigated, work in the area may resume. In the event of the accidental discovery or recognition of any human remains in any location other than a dedicated cemetery, the following steps will be taken: (a) There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until: (i) The coroner of the county in which the remains are discovered must be contacted to determine that no investigation of the cause of death is required, and (ii) If the coroner determines the remains to be Native American: (A) The coroner has 24 hours to notity the Native American Heritage Commission. (B) The Native American Heritage Commission shall identifY the person or persons it believes to be most likely descended from the deceased Native American. (C) The most likely descendent may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided 42 Attachment F CONDITIONS OF APPROVAL .1 I I I I I 1 1 I I I I I in Public Resources Code Section 5097.98. (b) The landowner or his authorized representatives shall relocate the Native American human remains and associated grave items with appropriate dignity on the property in a location not subject to further subsurface disturbance. Prior to relocation the landowner shall consult with a suitable representative. To do so; the Native American Heritage Commission shall be requested to identitY a most likely descendant. Jfthe Commission is unable to identitY a most likely descendent or the most likely descendent fails to make a recommendation within 24 hours after being notified by the commission then a Chumash representative shall be consulted. If the landowner or his authorized represe!1tative rejects the recommendation of the descendent representative, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner, then the landowner may relocate the remains in its discretion. If human remains are unearthed, State Health and Safety Code Section 7050.5 requires that no further disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission. 9) . Pedestrian Access to Commercial Center. All commercial buildings that abut a public street should have an entrance onto the street or provide a continuous sidewalk from the street to the main entrance of the building. The project shall provide explicit and clear pedestrian connections from its commercial retail component to the commercial retail development immediately north with safe and visually prominent street crossings. 92. Avigation easements, which provide important disclosure information to prospective buyers and lessees, shall be required. Easements shall be in the generally applicable form approved by the County of San Luis Obispo, if any, (per Part 150, Airport Compatibility Planning, of the Federal Aviation Regulations) whicb stipulates that commercial and office property on the site would be exposed to aircraft noise, and provides legal protection to the airport, City and County against noise lawsuits. These easements shall also grant the airport the right to maintain the safety of airspace, including the right to clear any obstructions into that airspace. 93. In accordance with state law, the seller or lessor of property within the project site shall disclose to potential buyers or lessees that aircraft overflights occur, and that such flights may result in periodic increases in noise levels within the area. 94. Buildings within the project area shall incorporate non-reflective roofing material and roof- mounted equipment in order to minimize glare impacts to passing aircraft. 43 INITIATIVE MEASURE TO BE SUBMITTED DIRECTLY TO THE VOTERS The County Counsel has prepared the following title and summary of the chief purpose and points of the proposed measure: BALLOT TITLE AND SUMMARY FOR AN INITIATIVE PETITION TO AMEND THE COUNTY GENERAL PLAN AND LAND USE ORDINANCES TO ALLOW FOR DEVELOPMENT OF THE DALIDIO RANCH PROJECT The purpose ofthis initiative is to amend the San Luis Obispo County General Plan, Tiile 22 oftbe County Code, and the Official Maps to allow for development of the Dalidio Ranch property. The Dalidio Ranch property is located adjacent to the City of San Luis Obispo, west of Highway 101, east of Madonna Road, south ofthe Promenade Shopping Center, and north of the auto dealerships located along Los Osos Valley Road. The initiative would amend the General Plan to add the "Dalidio Ranch Land Use Category." This category would apply only to the Dalidio Ranch property. It would permit a mix of uses. Specifically, it would allow for: (I) the. construction of approximately 530,000 square feet of commercial or retail space, 30,000 square feet of outdoor sales space, and a ISO-room, 4-story, hotel; (2) provision of up to two soccer fields, a family-oriented recreational area, a farmers' market and incidental facilities, pedestrianlbicycle trails, and relocation of the Victorian House and Barn from its present location to a separate setting on the property; and (3) construction of up to 60 residential units and 198,000 square feet of office space. The initiative would also provide for conservation of open space for part of tbe property and for service of the proposed uses through private on-site water supply and sewage disposal systems. The initiative would remove the Dalidio Ranch property from the San Luis Obispo Planning Area, and add provisions to Title 22 of the Couoty Code, to create a specific zooing area (referred to as "the Dalidio Ranch Zoning District"), which would conform to aod be coosistent with the proposed "Dalidio Ranch Land Use Category." The proposed provisions mandate that ao application for development within the zoning area shall be ministerially granted by the County so long as the application is. consistent with the proposed "Dalidio Ranch' Land Use Cate,ory." The initiative exempts this laod use category from most other existing County regulatioos, guidehoes, ordinances, aod code provisions that regulate land use and development, includiug Title 22 aud Title 26 (the Growth. Management Ordiuance). It also provides that certificates of occupancy shall be ministerially granted provided only that construction conforms to county.wide building code requirements for the issuance of such certificates and to the regulations of the proposed zoniog district. The initiative provides for conditions of approval on development, which include payment of $4,000,000 to an escrow account for CalTrans to be used for design and construction of a Highway 101 overpass at Prado Road, payment of $420,000 to an escrow account for the City of San Luis Obispo for improvements to City roads near the proposed developmeut project, p'rovided that contracts for the construction of the overpass are.entered into within ten years of depOSit of said funds into escrow and contracts for construction of improvements to the city roads are entered into within one year of deposit of said funds into escrow. NOTICE TO THE PUBUC: THIS PETmON MAY BE CmCULATED BY A PAID SIGNATURE GATHERER ORA VOLUNTEER. YOU BAVETHERIGHTTOASK. ':'ih -;J'" PrInt'1'liurNam8;:"" .,~:!~ j:;:~i~,!i.: ":~:~Ce ',""",V.':, Address ONLY: All signers of this petition must be registered to vote in the County of San Luis Obispo. ,.,.; ,..,., . ~'nA',.... AegisteredTOVole:;::.. , ;~f;ji:: . Crty, 2:'>' 'PrInt'1tlui'N8me:": 'U;-:i:Jt. ReSidence Mdress ONLY: ..;' ~'- <, -,. 'Aegistered~=\t; 3;, ':!1< ", i.' ~i~ntYo~:~~i:~;ji!;i',,, AegisteredTo~::_::i,:. 4. .,..' PrIntYour'Name::' "-,_,.'C_'<;_lO' ": ~~!~!~N!:l'!' Crty, "::iw~\r~~;1~(:!' ~~&: i:;::::~i~~i;1i~~:! :';:':in:i:m~2': Crty, :,y;':' ,j;r~;! ,\ Adlh~~~~ , . . ..... './Si n~~".~ ~ili~!O~::";~:' ;:'~~~;i':':-' ,,';'''' Cdy, 5. ,M::'..'" PrlntYoorName:'''''' ',;,~;!:m1Q;~m:d:~~~:/'; ::>;f:1~!:mlljll~m;.;: .:.:,:;.; "'!j ,,~ -"",'-' , ~'g\,~~~~?:j~:,,~ ";],',: 6. " Print Your Name: " !;,~ Fjt~~'i::!!;:"" Residence ..., """Addl"essONLY: j;,,:), ::;jH'!;L: ~"'Asi,:. AegiSte'rlIdToV0t8:," 7, PrIntYol!rNafr~ri:( .. ,.~"'AsE, :Registere~I~,~:'" Oty. ('. :~'; .;i:ReSidence -'Address ONLY: ".:, ";,.,' "\';':1 "'.;",-", 44 Zip: , "'" ~ 't;Ci". ':f:,!,;;i;'i:t "., "".,.". ......~ . i~:"i::.. Thi.oolunlllfor omolalwooo , .' . . . INITIATIVE MEASURE TO BE SUBMITTED DIRECTLY TO THE VOTERS The County Counsel has prepared the foDowing title and summary ofthe chief purpose and points ofthe proposed measure: BALLOT TITLE AND SUMMARY FOR AN INITIATIVE PETITION TO AMEND THE COUNTY GENERAL PLAN AND LAND USE ORDINANCES TO ALLOW FOR DEVELOPMENT OF THE DALIDIO RANCH PROJECT Tbe purpose of tbis initiative is to amend tbe San Luis Obispo County General Plan, Title 22 of tbe County Code, and the Official Maps to allow for development of the Dalidio Ranch property. The Dalidio Ranch property is located adjacent to the City of San Luis Obispo, west of Highway 101, east of Madonna Road, south'ofthe Promenade Shopping Center, and north ofthe auto dealerships located along Los Osos Valley Road. ' The initiative would amend the General Plan to add the "Dalidio Ranch Land Use Category." This category would apply only to the Dalidio Ranch property. It would permit a mix of uses. Specifically, it would allow for: (I) the construction of approximately 530,000 square feet of commercial or retail space, 30,000 square feet of outdoor sales space, and a ISO-room, 4-story, hotel; (2) provision of up to two soccer fields, a family-oriented recreational area, a farmers' market and incidental facilities, pedestrianlbicycle trails, and relocation of tbe Victorian House and Barn from its present location to a separate setting on the property; and (3) construction of up to 60 residential units and 198,000 square feet of office space. The initiative would also provide for conservation of open space for part of the property and for service oftbe proposed uses through private on-site water supply and sewage disposal systems. The initiative would remove the Dalidio Ranch property from the San Luis Obispo Planning Area, and add provisions to Title 22 of tbe County Code, .to create a specific zoning area (referred to as "tbe Dalidio Ranch Zoning District"), wbich would conform to and be consistent with tbe proposed "DaUdio Ranch Land Use Category." The proposed provisions mandate that an application for development witbin the zouing area shall be ministerially granted by the County so long as the application is consistent with the proposed "Dalidio Rauch Land Use Cate~ory." The initiative exempts this land use category from most other existing County regulations, guidelInes, ordinances, and code provisions that regulate land use and development, including Title 22 and Title 26 (the Growth Management Ordinance). It also provides tbat certificates of occupancy shall be ministerially granted provided only that construction conforms to county-wide building code requirements for the issuance of such certificates and to the regulations of the proposed zoning district. Tbe initiative provides for conditions of approval on development, whicb include payment of $4,000,000 to an escrow account for CalTrans to be used for design and construction of a Highway 101 overpass at Prado Road, payment of $420,000 to an escrow account for the City of San Luis Obispo for improvements to City roads near the proposed development project, provided that contracts for the construction of the overpass are. entered into within ten years of deposit of said funds into escrow and contracts for construction of improvements to the city roads are entered into within one year of deposit of said funds into escrow. NlJI1CE TO THE PUBLIC: TIllS PETmON MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER OR A VOLUNTEER. YOU I1AVE THE RIGHT TO ASK. 6, . Print Your Name:' " """'i':::;ilF~ . :~~ONLY: - .,.,},~.> '. TlWf;GIumnr.. oll\c:loI...."" All signers of this petition must be registered to vote in the County of San Luis Obispo. .,,,' Si As R&gi5teredTO~: 9, ;'~ City, Zip: PrintYourNalne: ',;.;1;",;; i!<' ,Residence Address ONLY: '~j:!:j!l~':i .:;...... ',""As ,,'" ~~.irteredTO~:.- W "r:! .,,;;;;': JL' ",,1'.,," t::'::,.,,,i;,,' '..,~ Address ONLY: ""As RegisteredToyote: :,,'.. 11. ,'" PrintYoui-Naine:' :,:! ;hi;' ,i" '..:, " Residence '>"AddressONLY: '\:,E:. ;i';;;"~,. ~,' :::~~~ Regi5tered,fo~;' ?:~;~~., '12. :"';}j~i]\ ~:; ",' , ,'~ntXOui-Name: ,,;.:tm', 'Registerei:l'~=; ',;,;::';'''' 13, Print Your Name: ''-'- ,,' :i!::;i::': ..~:~".," .h,;; .:,,'Addl9ssONLY: :!1i, "">".'" ;,;..'."." ....,'",. ";:Q~ ilp: ~it: ';}": :RilSideilce i';"AddAlSSONLY: S;gnAs, RegisteredToVote:" 14, Pr;ntYour~ame: :"'i;t ",'.i' ',~" .' Oty. Zip: ";' ',;,:". ~ .: ,. " ,. :::::~~~' U~ni~!..~ CitY: .,..I:i'''' , . .",As' , 'RegiSteredToVote: .. -"i, :i!!'" .,..,', 45 INITIATIVE MEASURE TO BE SUBMITTED DIRECTLY TO THE VOTERS The County Counsel has prepared the following title and summary of the chief purpose and points of the proposed measure: BALLOTTITLEANDSU~YFOR AN INITIATIVE PETITION TO AMEND THE COUNTY GENERAL PLAN AND LAND USE ORDINANCES TO ALLOW FOR DEVELOPMENT OF THE DALIDIO RANCH PROJECT The purpose ofthis initiative is to amend the San Luis Obispo County General Plan, Title 22 oftbe County Code, and the Oftieial Maps to allow for development oftbe Dalidio Ranch prorerty. The Dalidio Ranch property is located adjacentto the City of San Luis Obispo, west of Highway 10 ,east of Madonna Road, south of the Promenade Shopping Center, and north of the auto dealersbips located along Los Osos Valley Road. The initiative would amend the General Plan to add the "Dalidio Ranch Land Use Category." This category would apply only to the Dalidio Ranch property. It would perinit a mix of uses. Specifically, it would allow for: (1) tbe construction of approximately 530,000 square feet of commercial or retail space, 30,000 square feet of outdoor sales space, and a ISO-room, 4-story, botel; (2) provision of up to two soccer fields, a Camily.oriented recreational area, a farmers' market and incidental facilities, pedestrian/bicycle trails, and relocation of the Victorian House and BarD from its present location to a separate setting on th'e property; and (3) construction of up to 60 residential units and 198,000 square feet of office space. The initiative would also provide for conservation of open space for part of the property and for service of the proposed uses through private on-site water supply and sewage disposal systems. The'initiative would remove the Dalidio Ranch property from the San Luis Obispo Planning Area, and add provisions to Title 11 of the County Code, to create a specific zoning area (referred to as Uthe Dalidio Ranch Zoning District"), whicb would conform to and be consistent with the proposed "Dalidio Ranch Land Use Category.>> The proposed provisions mandate thatan application for development within the zoning area shall be ministerially granted by the County so long as the application is consistent with the proposed "Dalidio Ranch Land Use Cate,ory." The initiative exempts this land use category from most other existing County regulations, guidelines, ordinances, and code provisions tbat regulate land use and development, including Title 22 and Title 26 (the Growth Management Ordinance). It also provides that certificates of occupancy shall be ministerially granted provided only tbat construction conforms to .' county-wide building code requirements for tbe issuance of such certificates and to the regulations of tbe proposed zoning district The initiative provides for conditions of approval on development, which include payment of $4,000,000 to an escrow account for CalTrans to be used for design and construction of a Highway 101 overpass at Prado Road, payment of $420,000 to an escrow account for the City of San Luis Obispo for improvements to City roads near the proposed development project, provided that contra.ts for the construction of tbe overpass are entered into witbin ten years of deposit of said funds into escrow and contracts for construction of improvements to tbe city roads are entered into within one year of deposit of said funds into escrow. NOTICE TO THE PUBUC: THIS PEmlON MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER OR A VOLUNTEER. YOU HAVE THE RIGHT TO ASK. All signers of this petition must be registered to vote in the County of San Luis Obispo. 15. PrintYourName:J Residliiilie AddressONLV: .",,,, Register8dJ~;~oI8: 16. 1" Pnnt Vour Name: ;'-' .City, ';i:::j!~~i; Residence- 'AddressONLV:' , ::H;;[!~::? . '"':;'ii.:.ij:~tiHr;?~ " 'a~, "':,,';'" ::'Reiliste"reCi,~~:jh::?:: -17., ::i-, )!~;<', Print Your Name: , ".., i'.",,'i...''',' :j,i.HW.t.' Ad::~~ <, ' ,,,,,,,".' RegisterMlJoVole::~:: 18. . " ~':':: Print Voui Naine:'~ i' Si ;t':-r~: i! Regj."'dTO~'.:':' ,19.' ""i'.:" PrintVourNaiii$:" " ' '\;/';'is ;'RegisterildTO~: 20.. .., iPrintVourNain8: City, :U18Sldence "'~SONLV: . ..~,. >,',,: "'e " , ._'E ".City, - ,'~:.:~::lf:~~~ :,,:.;:t;:i;;!:;.'\i ,-~;.' a~, Zip: ,:\M';~~E: 'lfij!iii:;i;'f',:L, '1";:'1",;-. 1 "'I. Zip: '..AS' ,R8gisteredTo~:.: 21. . ' , :.", '.;';i ... City, ';P .:", , ',' ~ '" . --:~il:~;,;:ii:. :..' '~~:: "~;., Resldence-'" "'" ';"":'Adlhss ONLY: <l:!m:::~ , PriniYourName: , ,51 As/ RegjsteredTO~:. CUy: 46 ThiscollDllllfor ofI\ci.I....nn INITIATIVE MEASURE TO BE SUBMITTED DIRECTLY TO THE VOTERS The County Counsel has prepared the Collowlng tide and summary oC the chieC purpose and points oC the proposed measure: BALLOT TITLE AND SUMMARY FOR AN INITIATIVE PETITION TO AMEND THE COUNTY GENERAL PLAN AND LAND USE ORDINANCES TO ALLOW FOR DEVELOPMENT OF THE DALIDIO RANCH PROJECT The purpose ofthis initiative is to amend the San Lnis Obispo County General Plan, Title 22 ofthe County Code, and the Official Maps to allow Cor development oC the Dalidio Ranch prorerty. The Dalidio Ranch property is located adjacentto the City oCSan Luis Obispo, west oCHighway 10 ,eastoCMadonna Road, south ofthe Promenade Shopping Center, and north ofthe auto dealerships located along Los Osos Valley Road. The initiative would amend the General Plan to add the "Dalidio Ranch Land Use Category." This category would apJ!ly only to the Dalidio Ranch property. It would permit a mix oC uses. Specifically, it would allow Cor: (I) the construction oC approximately 530,000 square Ceet oC commercial or retail space, 30,000 square feet of outdoor sales space, and a ISO-room, 4-story, hotel; (2) provision of up to two soccer fields, a family-oriented recreational area, a fanners' market and incidental facilities, pedestrianlbicycle trails, and relocation of tbe Victorian House and Barn from its preseot location to a separate setting on the property; and (3) construction oC up to 60 residential units and 198,000 square Ceet oC office space. The initiative would also provide for conservation of open space for part of the property and for service of the proposed uses through private on-site water supply and sewage disposal systems. The initiative would remove the Dalidio Ranch property Crom the San Luis Obispo Planning Area, and add provisions to Title 12 of the County Code, to create a specific zoning area (referred to as "the Dalidio Ranch Zoning District"), which would conCorm to and be consistent with the proposed "Dalidio Ranch Land Use Category." The proposed provisions mandate that an application for development within the zoning area shall be ministerially granted by tbe County so long as the application is consistent with the proposed "Dalidio Rancb Land Use Category." The initiative exempts tbis land use category from most other existing County regulations, guidelines, ordinances, and code provisions tbat regulate land use and development, including Title 22 and Title 26 (the Growth Management Ordinance). It also provides tbat certificates of occupancy shall be ministerially granted provided only that construction conforms to county-wide building code requirements for the issuance of such certificates and to tbe regulations of tbe proposed zoiling district. , Tbe initiative provides for conditions of approval on development, whicb include payment of $4,000,000 to an escrow account for CalTrans to be used for design and construction of a Highway 101 overpass at Prado Road, payment oC 5420,000 to an escrow account Cor the City oC San Luis Obispo Cor improvements to City roads near the proposed development project, provided that contracts Cor the construction of the overpass are entered into within ten years of depOSit of said funds into escrow and contracts for construction of improvements to the city roads are entered into within one year of deposit of said funds into escrow. I NOTICE TO THE PUBUC: THIS PETITION MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER ORA VOLUNTEER. YOU HAVE THE RIGHT TO ASK. nu.""lUIQIIfor ol'lkl.l.... 22' ,:~;, Print Your Name: i;;.\ ,~",,';:,,;, '. ..;Resid9nc8' '; -, Addre88ONLY: All signers of this petition must be registered to vote in the COlUlty of San Luis Obispo. ,,',,;; S;",As Alll!ister'edToVOle: 23. Print Yooi Name: ' . 'RegiTstere(r~~~ 24: Print'lburName: "'i~:~(., ,-;._, . 'Diy. ,.,.,>;- :r;)!,:\;;i,l J~Ii'\',Re&fdenC8 ''" 'Address ONLY: !~~:ii;t,:,; . 'L~@!i~" <,';o"tt ""; fi',,:,;, " '.: ,".,."" ~~_.", .~ ;:::,:;!i1mmUm!jl~:' Uilumi/ ;,:~i:!~~~~, , S;",As RegisteredToVote: ',1::: . T ::,;_",i'".,: , /'-~--", 25, Prinl 'lbur Name: ',-:;::;;2'~id8nce ""AddressONLY: " .;,;,~-: :,,,'.r.;:i!j~?' S;",As . A8gisleredTOVote: 26.,;', n"i:;,. PrinIYourNarne:"; ,::jj:j::i;~"'<City: "'::';.., ,<,.-\:i!E:i:.: .....H':.', "~;;i!~== ;i;' ';";''1 .",Ai ' 'Regist:eredToVote: 27. PrintYoorName:'., .",As '. Registered ToVote: '::: ~'<~:':' "+,'" ,";/ ";,::L:< ':',,''''.,'':,'' \;~=. ;<',-;;i ',..; :-':::>.Cily: 28, "';'Prinl'lburName: ,.~'H,: ';';;i(;.: ;~Pf:~ice' -. Addre8sONLY:' !:~~~:'~~; :;g~~~F:::.\~;::: " ;;'::ur:., -"i,li;;",:;:J" '''''ii):!::i:l: ',1;;'} ".", :::"." "';:CiIY:' '/:jjJ. ",__e';" ,",' ~ .,," .'>' "'Cily: '~;:~:; "';i::, 47 INITIATIVE MEASURE TO BE SUBMITTED DIRECTLY TO THE VOTERS The County Counsel has prepared the following title and summary of the chief purpose and points of the proposed measure: BALLOT TITLE AND SUMMARY FOR AN INITIATIVE PETITION TO AMEND THE COUNTY GENERAL PLAN AND LAND USE ORDINANCES TO ALLOW FOR DEVELOPMENT OF THE DALIDIO RANCH PROJECT The purpose ofthis initiative is to amend the San Lnis Obispo County General Plan, Title 22 oflbe County Code, and the Official Maps to allow for development oftbe Dalidio Ranch property. The Dalidio Ranch property is located adjacent to the City of San Luis Ohispo, west of Highway 101, east of Madonna Road; south ofthe Promenade Shopping Center, and north of the auto dealerships located along Los Osos Valley Road. . The initiative would amend the General Plan to add the "Dalidio Ranch Land Use Category." This category would apply only to the Dalidio Ranch property. It would permit a mix of uses. Specifically, it would allow for: (1) the construction of approximately 530,000 square feet of commercial or retail space, 30,000 square feet of outdoor sales space, and a ISO-room, 4-story, hotel; (2) provision of up to two soccer fields, a family-oriented recreational area, a farmen' market and incidental facilities, pedestrianlbicycle trails, and relocation of the Victorian House and Barn from its present location to a separate setting on the property; and (3) construelion of up to 60 residential units and 198,000 square feet of office space. The initiative would also provide for cODsenratioD of open space for part of the property and for senrice of the proposed nses throngh private on-site water supply and sewage disposal systems. The initiative would remove the Dalidio Ranch property from the San Luis Obispo Planning Area, and add provisions to Title 22 of the County Code, to create a specific zoning area (referred to as "the Dalidio Ranch Zoning District"), which would conform to and be consistent with the proposed "Dalidio Ranch Land Use Category." The proposed provisions mandate that an application for development within the zoning area shall be ministerially granted by the County so long as the application is consistent with the proposed "Dalidio Ranch Land Use Category." The initiative exempts this land use category from most other existing County l'3ulations, guidelines, ordinances, and code provisions that regulate land use aud development, including TItle 22 and Title 26 (the Growtb Management Ordinance). It also provides that certificates of occupancy shall be ministerially granted provided only that construction conforms to county-wide building code requirements for the issuance of such certificates and to the regulations of the proposed zoning district. The initiative provides for conditions of approval on development, which inClude payment of $4,000,000 to an escrow account for CalTrans to be used for design and construction of a Highway 101 overpass at Prado Road, payment of 5420,000 to an escrow account for the City of San Luis Obispo for improvements to City roads near the proposed development project, provided that contracts for the construction of the overpass are entered into within ten yean of deposit of said funds into escrow and contracts for construction of improvements to the city roads are entered into within one year of deposit of said funds into escrow. NOTICE TO THE PUBUC: TIllS PETITION MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER ORA VOLUNTEER. YOU HAVE THE RIGHT TO ASK. All signers of this petition must be registered to vote in the County of San Luis Obispo. 29~:( ',' :;;\;'''; ';Prir't1:Your-N8me: ; ,;i.::; .>.:!: . . &"... .~edTo'ro.'e: 30,..' ..'.: f'!'!~,~rNamll': ,;,;.i;i;.,~~ 31. ,,' . ~:':PriI1'lburNariIii: " d: ., "S'",... .ReQJster~To\lote: ,32:,,:,y, Print'ltlurName: '," .".... ,~~~ToVote: 33. Print'YourName: . <.,''', ". &",... ~ToVote: 34:' !,.~,Prl~:~rNani8: ~- _1,.!: Silll1 As ~::' 1i :Regi~rGdToVote:.. 35. ... l;j;;PrInt'ltluiName: ::i;[~;. r~istered:~~ Thio<olumnr... officialuac "':',.:,;-,c";"', - \~~?1,1]r.,~', ".,1'-":';; >'~;.', ..!;:ti~Wij~;: . '.:,; '~~~~!~~~~:i:r" <;:EiC'Lit::' " ""'-."", ,- "" .."....,. ':'j";iE"\'U"" ;"~!r;t:!:;: ":::!~t: Resill""" Address ONLY: , ~. .', CIty.. ..".",".." \:;:~;it;.:. ........ ~ONLY: .:l'....' 'r:;;!!:;' Re'sicience 'AddlllSllONLY: :'i"-"""" ..Cfti' .", .:Zip.. :j/I ..'''f,'< ,~aSidenCe. Add~,~?r, w :H~~:,:,= .., <,'" '}l'::i~', '~i';i:;';" .i;:miiiii(; .f~ti~!:h?i :iL "." '....:..,..;..<':" ...,.,.";...,..,,..... , .. -~ili'''' ' -"..... ,',,". . Resid8nc8ii' , Addrua ONLY:" ',,,-,,,.,'.. , ~.,' .,,-n "-".'---.. ...._'. "':::ZiP?';-' co;:.... 48 INITIATIVE MEASURE TO BE SUBMITTED DIRECTLY TO THE VOTERS The County Counsel has prepared the following title and snmmary of the chief purpose and points of the proposed measure: BALLOT TITLE AND SUMMARY FOR AN INITIATIVE PETITION TO AMEND THE COUNTY GENERAL PLAN AND LAND USE ORDINANCES TO ALLOW FOR DEVELOPMENT OF THE DALIDIO RANCH PROJECT The purpose ofthis initiative is to amend the San Luis Obispo County General Plan, Title 22 ofthe County Code, and the Official Maps to anow for development ofthe Dalidio Ranch prorerty. Tbe Dalidio Rauch property is located adjacent to the City of San Luis Obispo, west of Highway 10 ,east of Madonna Road, soutb of the Promenade Shopping Center, and north ofthe auto dealersbips located along Los Osos Vaney Road. The initiative would amend tbe General Plan to add the "Dalidio Ranch Land Use Category." This category would apply only to the Dalidio Ranch property. It would permit a mix of uses. Specifically, it would allow for: (1) the construction of approximately 530,000 square feet of commercial or retail space, 30,000 square feet of outdoor sales srace, aod a ISO-room, 4-story, hotel; (2) provision of up to two soccer fields, a family-oriented recreation8 area, a farmers' market and incidental facilities, pedestrian/bicycle trails, and relocation of the VictoriaD House and Barn from its preseot location to a separate setting on . the property; and (3) construction of up to 60 residential units and 198,000 square feet of office space. The initiative would also provide for conservation of open space for part of the property and for sen'ice of the proposed uses tbrough private on-site water supply and sewage disposal systems. Tbe initiative would remove the Dalidio Rancb property from the San Luis Obispo Planning Area, and add provisions to Title 22 of the County Code, to create a specific zoning area (referred to as "the Dalidio Ranch Zoning District"), which would conform to aod be consistent with the proposed "Dalidio Ranch Land Use Category." The proposed provisions mandate that an application for development witbin the zoning area shall be ministerially granted by the County so long as the application is consistent with the proposed "Dalidio Ranch Land Use Cate~ory." The initiative exempts this land use category from most other existing County regulations, guidelines, ordinances, and code provisions that regulate land use and development, including Title 22 and Title 26 (the Growth Management Ordinance). It also provides that certificates of occupancy shall be ministerially granted provided-only that construction conforms to county-wide building code requirements for the issuance of such certificates and to the regulations of the proposed zoning district. The initiative provides for conditions of approval on development, which include ~ayment of $4,000,000 to an escrow account for CalTrans to be used for design and construction of a Highway 101 overpass at Prado Road, payment of $420,000 to an escrow account for tbe City of San Luis Obispo for improvements to City roads near the proposed development project, I'rovided that contracts for tbe construction of the overpass are entered into within ten years of deposit of said funds into escrow and contracts for construction of improvements to the city roads are entered into within one year of deposit of said funds into escrow. NOTICE TO THE PUBLIC: TIllS PETmON MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER ORA VOLUNTEER. YOU HAVE THE RlGBTTOASK. All signers of this petition must be registered to vote in the County of San Luis Obispo. Thi.ooJumII(or oll\olol_... 36. ':Print'ltlUrNaine: "'1 ;:;'", '.. s..J;" ~Tf?~; 37. . .., '~';i;;,: R88id8nce"":/ AddressONlY:,f,... :.:-..:1"':' ,'" -. ;~\, :-;.;!.":;; ',;:" ~ " Q~".: >':',;i;\'C''''' '.r i;: . v,':' ReSidence':\:'i~j~!~: Adchss ONLY: '. ','~ .,. R.iii';;;"~ 38. PrintYourNamll: .,., >, .",-' ':;,;, :. . City, Residllnce AdOOIssONlV: ';';,'" Ri9~~~~ ' 39:':':,::,:. "'.' 'f'lilrtYourb:' "rr.li!:' -"',.",;,' ,'.;'" "AS "...,;.,~, , "';'-,;' . City, ''':'''" . ,J::Hi;imt~;;;'\i ".",^, , , - "'f'."R88ldliriCi il~~, ON~Y:. '::;ci;'lmW!:;f," ";.(;,,::.' "". 40. . .--;' , :,,;;-., Residence-: Address~LY: . 'i~;';~~: PrintYourName: i;';',;:--,.: "'0'",,+,.' "",s@:d~~ '., 4.1',', :"~;'" '.!'::i~: 'i i ',-PrintYourN8me:" "'. }~*i~;' . ati R8si~:!;':"':"; AddressONlV: ':'":' . >~1.11j~H:: "'0 ."'."",...,'. ,'.,c ...,..". ,,1 :;~~~~~f;,,;'j 42. .;,.. . Pri!"Q~U( Name: :~;;~~:ll~ilj!:\i;;;: , " ~ 'i il;~;: '" --City:';: ., 'i';;, R8sidenc8, Address ONLY: ',\; '-',,-,-, ,," .,..g'" Reglstefed.To)fole: City: 49 INITIATIVE MEASURE TO BE SUBMITTED DIRECTLY TO THE VOTERS The County Counsel has prepared the following title and snmmary of the chief purpose and points of the proposed measure: BALLOT TITLE AND SUMMARY FOR AN INITIATIVE PETITION TO AMEND THE COUNTY GENERAL PLAN AND LAND USE ORDINANCES TO ALLOW FOR DEVELOPMENT OF THE DALIDlO RANCH PROJECT The purpose ofthis initiative is to amend the San Luis Ohispo County General Plan, Title 22 of the County Code, and the Official Maps to allow for development of the Dalidio Ranch property. The Dalidio Ranch property is located adjacent to the City of San Luis Obispo, west of Highway 101, east of Madonna Road, south oftbe Promenade Shopping Center, and north ofthe anto dealerships located along Los Osos Valley Road. The initiative would amend the General Plan to add the "Dalidio Ranch Land Use Category." This category would apply only to the Dalidio Ranch property. It would permit a mix of uses. Specifically, it would ,allow for: (1) the construction of approximately 530,000 square feet of commercial or retail space, 30,000 square feet of outdoor sales space, and a ISO-room, 4-story, hotel; (2) provision of up to two soccer fields, a family-oriented recreational area, a farmers' market and incidental facilities, pedestrian/bicycle trails, aod relocation of the Victorian House and Barn from its present location to a separate setting on the property; and (3) construction of up to 60 residential units and 198,000 square feet of office space. The initiative would also provide for conservation of open space for part of the property and for service of the proposed uses through private on-site water supply and sewage disposal systems. The initiative would remove the Dalidio Ranch property from the San Luis Obispo Planning Area, and add provisions to Title 22 of the County Code, to create a specific zoning area (referred to as "the DaUdio Ranch Zoning District"), which would conform to and be consistent with the proposed "DaUdio Ranch Land Use Category." The proposed provisions mandate that an application for development within the zoning area shall be ministerially granted by the County so long as the application is consistent with the proposed "DaUdio Ranch Land Use Category." The initiative exempts this land use category from most other existing County ~ulations, guidelines, ordinances, and code provisions that regulate land use and development, inclnding TItle 22 and Title 26 (the Growth Management Ordinance). It also provides that certificates of occupancy shall be ministerially granted provided only that construction conforms to county-wide building code requirements for the issuance of such certificates and to the regulations of the proposed zoning district. ~ The initiative provides for cooditioos of approval 00 development, which include payment of $4,000,000 to an escrow account for CalTrans to be used for design and construction of a HIghway 101 overpass at Prado Road, payment of $420,000 to an escrow account for the City of San Luis Obispo for improvements to City roads near the proposed development project, provided that contracts for the coostruction of the overpass are entered ioto within ten years of deposit of said funds ioto escrow and contracts for construction of improvements to the city roads are entered into within one year of deposit of said funds into escrow. .;7: d'~ ". NonCE TO THE PUBLIC: THIS PETmON MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER ORA VOLUNTEER YOU HAVE THE RIGHT TO ASK. 43.:, PrintYoiirName:" .' 'J;!'. ':;:\j~~~. All signers of this petition must be registered to vote in the County of San Luis Obispo. lbitc:d.....ror ofllcl&l...."" .:," ""'''' RBlPteredTO\'ote:. 44. PrintYoui"Name: ,,::8;.. :.Ci\y' ries'i4enCe "AddressONLV: Sign'" 'RegisteredTovoor. 45, ":PrintYourNan'll!: R8gisteredf~~ 46. Print:ltlurName: .,"; ...,! '<:J.:<r ,.::;:Y:{ ."Ei,:,:;;!:'", ."""" __,oiL-H' . .... Ci\y' "i>' "'-,, ;"ii'!,,(/:~, ~'i~ "'Addnlss!,)NLY: ;';iil~~;~~ ';,':::;,,,, ':,,;! :}~~~ :':n;:");':' City;" . Sign"" Regi,~rsd~o~: ~r,~ <,,);... PrintYourN8me:/ , 5i"AS' RegisteredTo'e::: 48. c._-,.;,' ,J' , i lIi;i; i ~~ ~.i :.::~~~ n!~~!I:j!;:::.. aty.' '-h~:f~id8nce Address ONLY: '4:jmm;~; , Prinl.Yoo1Name: 51 AS') ReglstllredTO~;" ,_c,.- "j:.~:;"'-; "'!fi ".riI~ill.:l:; ,;-, ,. .-,~!; ,-.,,;{;;;,.. . ~ .. ',R8sidence. " _AiIlhssONLV: 49. Print Your Name: .., ',.',. ....::..::,.. .,,1\ '~stere~'~~: 'lil~:i; ,.,:,H>:.: ,,1';..' ;"'ii:~. '''.', '4"" :..,.,;..... ./city': " 'li;j~; Zip: '),City: "'0:"" ''',:,1,'' " >t. ',-;". Zip: :-~:;~r, . '."..< 'O~' 5. r'" "-' INITIATIVE MEASURE TO BE SUBMITTED DIRECTLY TO THE VOTERS Tbe County Counsel bas prepared tbe following title and summary of tbe cbief purpose and points of tbe proposed measure: BALLOT TITLE AND SUMMARY FOR AN INITIATIVE PETITION TO AMEND THE COUNTY GENERAL PLAN AND LAND USE ORDINANCES TO ALLOW FOR DEVELOPMENT OF THE DALIDIO RANCH PROJECT Tbe purpose oftbis initiative is to amend tbe San Luis Obispo County General Plan, Title 22 oftbe County Code, and tbe Official Maps to allow for development oftbe Dalidio Rancb prorerty. Tbe Dalidio Rancb property is located adjaceotto tbe City of San Luis Obispo, west of Higbway 10 ,east of Madonna Road, soutb oftbe Promenade Sbopping Center, and nortb oftbe auto dealersbips located along Los Osos Valley Road. Tbe initiative would amend tbe General Plan to add tbe "Dalidio Rancb Land Use Category." Tbis category would apply only to the Dalidio Ranch property. It would permit a mix of uses. Specifically, it would allow for: (1) the construction of approximately 530,000 square feet of commercial or retail space, 30,000 square feet of outdoor sales space, aod a ISO-room, 4-story, hotel; (2) provision of up to two soccer fields, a family-oriented recreational area, a farmers' market and incidental facilities, pedestrianlbicycle trails, and relocation of the' Victorian House and Barn from its present location to a separate settiog on tbe property; and (3) construction of up to 60 residential units and 198,000 square feet of office space. Tbe initiative would also provide for consenrstioD of open space for part of the property and for service of. the proposed uses through private on-site water supply and sewage disposal systems. Tbe initiative would remove tbe Dalidio Raucb property from tbe San Luis Obispo Planning Area, and add provisions to Title 22 of the County Code, to create a specific zoning area (referred to as "the Dalidio Ranch Zoning District"), which would confonn to and be consistent with the proposed "Dalidio Rancb Land Use Category." Tbe proposed provisious maudate tbat au application for development witbiu tbe zoning area sball be ministerially granted by tbe Couuty so loug as tbe application is consistent witb the proposed "Dalidio Ranch Land Use Cate,ory." The initiative exempts this land use category from most other existing County regulations, guidelines, ordinances, and code provisions,that regulate land. use. and development, including Title 22 and Title 26 (tbe Growtb Management Ordinance). It also provides that certificates of occupancy shall be ministerially granted provided only that construction conforms to county-wide building code requirements for the issuance of such certificates and to the regulations of the proposed zoning district. The initiative provides for conditions of approval on development, which include ..ayment of $4,000,000 to an escrow account for CalTrans to be used for design and construction of a Hlgbway 101 overpass at Prado Road, payment of 5420,000 to an escrow account for the City of San Luis Obispo,for improvements to City roads near the proposed development project, provided that contracts for the construction of the overpass are entered into within ten years of depOSit of said funds into escrow and contracts for construction of improvements to the city roads are entered into within one year of deposit of said funds into escrow. NlJnCE TO THE PUBLIC: THIS PETITION MAY BE CIRCULATED BY A PAID SIGNATURE GATHERER ORA VOLUNTEER. YOU HAVE THE RIGHTTO ASK. so. ' AU signers of this petition must be registered to vote in the County of San Luis Obispo, Thioo;oJ""",r... aflklal...."" :;;::WlintYourName:' ,,;,tti.~ . ,,' , .on" ~!.~~T~,Vole: sf "'::PriritYourNairie: "...,.,,; '~~roofo~: 52:":': P1irtYourName: , ',51",.. :Rilgister8ClTo~: j~~nl~N1ne;: :,;';~~j~~~~{' 54. :PIint'ftlur~m&: " '.",,, . Regist~redToVote: 55, ". i:;~;PIintYour Name:' :;;';,"';;r,~ 56: . :;PrintvOurName: f:" ;,i~';" Si ' AS ....,,.,.,IT.~, ;;~!t;j,,' \~--: ""i;',,,.. ",'j," ,::)L:;;,~ir;~I;!~!~fIh,< ,. , ':.. '\;~H~ii;::;.;, ";""<' 'r;l!1;~!ij::i.' ~:~,,,~:~::;::: R8Sideiice AddressONlY: ,il, :in~", "".." \:~ij> 'i;?; CIir.. ~~". '. Ad~~'~~~!l" 'i'i"';~~;'~'._ ":::''1;. i. ii~: 'i,;"'. :"~li~i);~:;i' "':i:::<{!": 'i~}i:::;'/;: RBsillliilcit'::' AddressONlY:" '" '--~. ','r,t' J ,; '."'. .\Y,,: '., .~.. . ,/;;1:j . ,..' :~" "''''., > R&sidelic8',,:,,> AddressOM.y:l".".. .: ,: ~~;j~j(:;~l~;: ' ,.' ,,--,';i::','" ., '"",_3m1;tf;',." ..(\'. ,,,.. ':;!,j\ ;~jjj;~;:>: "'~~~~!~f:J,;:v ' /;l' ',.('1''' ";'" City', 51 ""~ "::--:~ip:__:":' !;i;> '. Zip: i<';' iip:' '-"-'--;': INITIATIVE MEASURE TO BE SUBMITTED DIRECTLY TO THE VOTERS The County Counsel has prepared the following title and summary of the chief purpose and points of the proposed measure: BALLOT TITLE AND SUMMARY FOR AN INITIATIVE PETITION TO AMEND THE COUNTY GENERAL PLAN AND LAND USE ORDINANCES TO ALLOW FOR DEVELOPMENT OF THE DALIDIO RANCH PROJECT The purpose of this initiative is to amend the San Luis Ohispo County General Plan, Title 22 ofthe County Code, and the Official Maps to allow for development ofth. Dalidio Ranch prorerty. Tbe Dalidio Ranch property is located adjacentto tbe City of San Luis Obispo, west of Higbway 10 ,east of Madonna Road, soutb of tbe Promenade Sbopping Center, and nortb oftbe auto dealersbips located along Los Osos Valley Road. The initiative would amend the General Plan to add the "DaUdio Ranch Land Use Category." This category would apply only to the Dalidio Rancb property. It would permit a mix of uses. Specifically, it would allow for: (1) tbe construction ofapproximately 530,000 square feet of commercial or retail space, 30,000 square feet of outdoor sales space, and a ISO-room, 4-story, botel; (2) provision of up to two soccer fields, a family-oriented recreational area, a farmers' market and incidental facilities, pedestrian/bicycle trails, and relocation of, the Victorian House and Barn from its present location to a separate setting on the property; and (3) construction of up to 60 residential units and 198,000 square feet of office space. Tbe initiative would also provide for conservation of open space for part of the property and for service of the proposed uses through private on-site water supply and sewage disposal systems. The initiative would remove the DaUdio Ranch property from the San Luis Obispo Planning Area, and add provisions to Title 22 of the County Code, to create a specific zoning area (referred to as "the DaUdio Ranch Zoning District"), which would conform to and be consistent with the proposed "DaUdio Ranch Land Use Category." The 'proposed provisions mandate that an application for development within the zoning area shall be ministerially granted by tbe County so long as tbe application is consistent witb the proposed "Dalidio Ranch Land Use Category." Tbe initiative exempts tbis land use category from most other existing County r!JJulations, guidelines, ordinances, and code provisions that regulate land use and development, including T,tle 22 and Title 26 (tbe Growtb Management Ordinance). It also provides that certificates of occupancy shall be ministerially granted provided only that construction conforms to county-wide building code requirements for the issuance of such certificates and to the regulations of the proposed zoning district. The initiative provides for conditions of approval 00 development, which include payment of $4,000,000 to an escrow account for CalTrans to be used for desigo and construction of a Highway 101 overpass at Prado Road, payment of 5420,000 to an escrow account for the City of San Luis Obispo for improvements to City roads near the proposed development project, p'l'Ovided that contracts for the construction of the overpass are entered'into within ten years of depOSit of said funds into escrow and contracts for construction of improvements to the city roads are entered into within one year of deposit of said funds into escrow. NOflCE TO THE PUBLIC: THIS PETmON MAY BE CmCULATED BY A PAID SIGNATURE GATHERER ORA VOLUNTEER. YOU RAVE THE RIGHTTOASK. All signers of this petition must be registered to vote in the County of San Luis Obispo. S,gn.;', ReQisteredTOVotll:.';' 59, PrintvourNim8:'.,:',,,.::,-:., ;,';;' ,. ~~~d~~ ::!::~~>. 50, . PiinivourNiriie: ",., City: ThiJonI......ror om<ial"",,,,, 57, . PrintvourN8nle: '.,;'l:il:'; , '~~~:~fo~~,c -,,. 58."",::,.. . 1:::11;::' ':;, Priilt'll:lUrName:',.:i "":L:.. 'fL~', . Residlince n',".;!.m',,""Adchss ONLY: ;:irif:f:1Ijmr, '> -; IY": ""'" o~, 'i'." ',,' ",!. ;i'''i:i:~ti .....,., ,.:Resldence 'AddressONlY: ';"J;:;, ..RlIsideoCe .i~ONlY: 1: '-':":!:r~i;!'" 'i":~';:~ '~;j :' ',O~, . ,il:!~:f::';,~ -:;J4;t1~T::)" ' Residence' Pdltes80NlY: , , .,: ". ":,,,.;'..i:;~ ~~er8d~~~' ,;;'::'ri' City: "".:1',,-" Zip: DECLARATION OF CIRCULATOR (To be complctcd in circulator's own hand aftcr thc above signatures have been obtained.) lpnnl""""'J am registered to vote or am qualified 10 regiller to vote in the CoWlty of San Luis Obispo, State ofCalifomia. My residcnce address is l-'<IIy,OIaIC.'",) . I circulated this section of the petition and witnessed each orllle appended signatures being written. Each signature on this petition is, to the best ofmy infonnation and belie(, the genuine signature or the person whose name it purportS to be. All signatures on this document were obtained between the dales of 'M (m(lDlh.4ar,)'W") I declare under penalty of peljury under the laws of the State of California that the foregoing is true and correcL (month,day,ycar) ElleCutedon lmonth,dayj '-, ,ot (plKcofoign.ina) California. Signature of Circulator (_lelclignoturcindicllingruulllllllCof<in:ulaurr) 52