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PC R 10-2118 RESOLUTION NO. 10-2118 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL APPROVE CONDITIONAL USE PERMIT 10-003; LOCATED AT THE SOUTHWEST CORNER OF EAST GRAND AVENUE AND SOUTH COURTLAND STREET; APPLIED FOR BY PEOPLES' SELF-HELP HOUSING WHEREAS, the developer has filed Conditional Use Permit 10-003 to develop a thirty-six . (36) unit apartment complex on 1.63 acres; and . WHEREAS, the Planning Commission has reviewed this project in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA and has reviewed the draft Negative Declaration; and WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the project at a duly noticed public hearing on December 7, 2010; and WHEREAS, the Planning Commission finds, after due study, deliberation and public - hearing, the following circumstances exist: _ Conditional Use Permit Findings: 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 residential use is permitted within Subarea 4 of the Berry Gardens Specific Plan and complies with a/l applicable Municipal Code requirements, the goals and objectives of the General Plan and the deve/opment policies and standards of the City. 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 residentia! use is consistent and compatible wifh existing adjacent residential and commercia/ development and would not impair the integrity or character of the Gateway Mixed-Use Specific Plan (GMU- SP) district. I 3. The site is suitable for the type and intensity of use or development that is proposed. RESOLUTION NO. 10-2118 � CUP 10-003 DECEMBER 7, 2010 � PAGE2of19 At 22 dwel/ing units per acre, the proposed development is below the maximum density of 28 dwelling units per acre allowed for residential development in Subarea 4 of the Berry Gardens Specific Plan. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety. Adequate capacity for water, sanitation and public utilities and services exist to serve the project; therefore, public health and safety will not be impacted. 5. The proposed use will not be detrimental to the public health, safety or welfare or materially injurious to properties and improvements in the vicinity. The proposed use will not be detrimental to the public health, safety or welfare nor would it be materially injurious to properties and improvements . in the vicinity. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Arroyo Grande hereby recommends the City Council approve Conditional Use Permit 10- 003 with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion by Commissioner Ruth, seconded by Commissioner Sperow, and by the following roll call vote, to wit: AYES: Commissioners Ruth, Sperow, Barneich, Keen NOES: None ABSENT: Commissioner Martin the foregoing Resolution was adopted this 7�' day of December, 2010. RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 I PAG E 3 of 19 ATTEST: �o� ��� �� �� � � � DEBBIE WEICHINGER, J N KEE , VICE-CHAIR SECRETARY TO THE COMMISSION AS TO CONTENT: c � TERES MCCLI COMMUNITY DEVELOPMENT DIRECTOR RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 - PAG E 4 of 19 EXHIBIT `A' CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 10-003 SOUTHWEST CORNER OF � EAST GRAND AVENUE AND SOUTH COURTLAND STREET This approval authorizes the development of a thirty-six (36) unit apartment complex on 1.63 acres. GENERAL CONDITIONS: 1. � The developer shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 2. The developer shall comply with all conditions of approval for Conditional Use Permit 10-003. 3. Development shall occur in substantial conformance with the plans presented to the Planning Commission at its meeting of December 7, 2010. 4. The developer 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 developer 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 the developer of his/her obligations under this condition. � ENGINEERING DIVISION: SPECIAL CONDITIONS 5. . Verify that the existing lift station in Tract 2260 has adequate capacity to serve the proposed development. If not, design and fund the upgrade or the lift station to the satisfaction of the Community Development Director. 6. � All on-site sewer lines will be noted as "private." 7. The 8" water main loop through the project site shall be located in a 15' wide water main easement. _- RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 I PAG E 5 of 19 i 8. Dedicate 10 feet of right-of-way on South Courtland Street. 9. �Install full frontage improvements (including street widening, curb, gutter, sidewalk, landscaping and street-lighting) on South Courtland Street to City Standards. No on-street parking shall be allowed on South Courtland Street. 10. Implement LID BMPs into the project design to the extent practicable, as determined by the Director of Community Development. 11. Prior to issuance of a grading permit, the developer shall reimburse the Redevelopment Agency for the proportionate costs associated with expansion of the Poplar Ponding Basin. 12. Prior to issuance of a grading permit, the developer shall submit finro (2) copies of the final project-specific Water Quality Management Plan (WQMP) consistent with San Luis Obispo Regional Water Quality Control Board (SLORWQCB) requirements. 13. Underground all overhead utilities along the project frontage per City standards. . GENERAL CONDITIONS 14. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or as directed by the Director of Community Development or�the Director of Parks, Recreation and Maintenance. . 15. 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 Community Development Director . The City may hold the developer or contractor responsible for any expenses incurred by the City due to work outside of these hours. � IMPROVEMENT PLANS . 16. All project improvements shall be designed and constructed in accordance with the � City of Arroyo Grande Standard Drawings and Specifications. 17. Subrnit three (3) full-size paper copies and one (1) full-size mylar copy of approved I improvement plans for inspection purposes during construction. I RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 PAG E 6 of 19 18. Submit as-built plans at the completion of the project or improvements as directed by the Community Development Director. One (1) set of mylar prints and an electronic version on CD in AutoCAD format shall be required. 19. The following Improvement plans shall be prepared by a registered Civil Engineer and approved by the Community Development Department: � a. Grading, drainage and erosion control, b. Street paving, curb, gutter and sidewalk, c. Public utilities, d. Water and sewer, e. � Landscaping and irrigation, f. Any other improvements as required by the Community Development Director. � 20. The site plan shall include the following: a. The location and size of all existing and proposed water, sewer, and storm drainage facilities within the project site and abutting streets or alleys b. The location, quantity and size of all existing and proposed sewer laterals. c. The location, size and orientation of all trash enclosures. d. All existing and proposed parcel lines and easements crossing the property. e. The location and dimension of all existing and proposed paved areas. f. The location of all existing and proposed public or private utilities. 21. Improvement plans sfiall include plan and profile of existing and proposed streets, utilities and retaining walls. 22. Landscape and irrigation plans are required within the public right of way, and shall be approved by the Community Development and Parks, Recreation and Maintenance Departments. WATER 23. Whenever possible, all water mains shall be looped to prevent dead ends. The Director of Parks, Recreation and Maintenance must grant permission to dead end water mains. 24. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 25. One domestic use water meter and one irrigation meter is required for the apartment project. RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 IPAGE7of19 _ 26. The developer shall complete measures to neutralize the estimated increase in water demand created by the project by either: a. Implement an individual water program consisting of retrofitting existing high-flow plumbing fixtures with low flow devices. The calculations shall be submitted to the Director of Parks, Recreation and Maintenance for review and approval. The proposed individual water program shall be submitted to the City Council for approval prior to implementation; OR, b. The developer may pay an in lieu fee for each new residential unit. SEWER 27. A new manhole is required for connection of the proposed 6" sewer lateral to the sewer main in Courtland Street. 28. All sewer laterals within the public right of way must have a minimum slope of 2%. 29. All sewer mains or laterals crossing or parallel to public water facilities shall be . constructed in accordance with California State Health Agency standards. 30. Obtain approval from the South County Sanitation District for the developrnent's impact to District facilities. PUBLIC UTILITIES 31. Underground all new public utilities in accordance with Section 16.68.050 of the Development Code. 32. Underground improvements shall be installed prior to street paving. 33. Submit the Utility Plans to the public utility companies for review and comment. Utility comments shall be forwarded to the Community Development Director for approval. 34. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. � 35. Insert project specific conditions here. STREETS I 36. Obtain approval from the Director of Parks, Recreation and Maintenance prior to excavating in any street recently over laid or slurry sealed. The Director shall RESOLUTION�NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 PAGE 8 of 19 I approve the method of repair of any such trenches, but shall not be limited to an overlay, slurry seal, or fog seal. � 37. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned and filled with epoxy. 38. All street repairs shall be constructed to City standards. 39. Street structural sections shall be determined by an R-Value soil test, but shall not be less than 3" of asphalt and 6" of Class II AB.. 40. Overlay, slurry seal, or fog seal any roads dedicated to the City prior to acceptance by the City may be required as directed by the Director of Parks, Recreation and Maintenance. CURB, GUTTER, AND SIDEWALK 41. Install new concrete curb, gutter, and sidewalk on Courtland Street as directed by the Community Development Director. 42. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk. 43. Install ADA compliant facilities in accordance with current City and State standards. 44. Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to prevent damage due to root growth. GRADING 45. Perform all grading in conformance with the City Grading Ordinance. 46. Submit a preliminary soils report prepared by a registered Civil Engineer and � supported by adequate test borings. All earthwork design and grading shall be performed in accordance with the approved soils report. 47. Submit all retaining wall calculations for review and approval by the Community Development Director for walls not constructed per City standards. DRAINAGE 48. All off-site drainage facilities shall be designed to accommodate a 100-year storm flow. The developer shall provide calculations to verify that the Poplar i RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 IPAGE 9 of 19 Ponding Basin can accommodate post-development storm flow from the project. 49. All drainage facilities shall be in accordance with the Drainage Master Plan. RESOLUTION NO. 10-2118 CUP 10-003 � DECEMBER 7, 2010 PAGE 10 of 19 DEDICATIONS AND EASEMENTS 50. All easements, abandonments, or similar documents to be recorded as a document separate from a�map, shall be prepared by the developer on 8 1/2 x 11 � City standard forms, and shall include legal descriptions, sketches, closure calculations, and a current preliminary title report. The developer shall be responsible for all required fees, including any additional required City processing. � 51. The developer shall dedicate pedestrian access easements to the back of the meandering sidewalk. 52. Street tree planting and maintenance easements shall be dedicated adjacent to all street right of ways. Street tree easements shall be a minimum of 10 feet beyond the right of way, except that street tree easements shall exclude the area covered - by public utility easements. 53. A Public Utility Easement (PUE) shall be reserved 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. PERMITS 54. Obtain an encroachment permit prior to perForming any of the following: a. Performing work in the City right of way, b. Staging work in the City right of way, c. Stockpiling material in the City right of way, d. Storing equipment in the City right of way. 55. Obtain a grading permit prior to commencement of any grading operations on site. FEES 56. Pay all required City fees at the time they are due. � 57. Fees to be paid prior to plan approval: . a. Plan check for grading plans based on an approved earthwork estimate. b. Plan check for improvement plans based on an approved construction cost estimate. . c. Permit Fee for grading plans based on an approved earthwork estimate. d. Inspection fee of public works construction plans based on an approved _ construction cost estimate. � RESOLUTION NO. 10-2118 CUP 10-003 - DECEMBER 7, 2010 � PAGE 11 of 19 58. Impact fees to specific capital improvement projects as determined by the Community Development Director. AGREEMENTS 59. Inspection Agreement: Prior to approval of.an improvement plan, the developer shall enter into an agreement with the City for inspection of the required improvements. � � 60. Covenants, Conditions, and Restrictions as required by the City. IMPROVEMENT SECURITIES 61. All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 62. Submit an enginee�s estimate of quantities for public improvements for review by � the Community Development Director. 63. Provide financial security for the following, to be based upon a construction cost estimate approved by the Community Development Director: • Faithful Performance: 100% of the approved estimated cost of all ,I improvements, • Labor and Materials: 50% of the approved estimated cost of all improvements . • One Year Guarantee: 10% of the approved estimated cost of all improvements. This bond is required prior to acceptance of the improvements. OTHER DOCUMENTATION 64. Tax Certificate: The developer shall furnish a certificate from the tax collector's office indicating that there are no unpaid taxes or special assessments against the property. The developer may be required to bond for any unpaid taxes or liens against the property. This shall be submitted prior to plan check. 65. Preliminary Title Report: A current preliminary title report shall be submitted to the Director of Public Works prior to plan check. � PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY 66. All utilities shall be operational. RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 � PAGE 12 of 19 • I 67. 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 Community Development Director. � I 68. Prior to the final 10% of occupancies for the project are issued, all improvements shall be fully constructed and accepted by the City. BUILDING DIVISION: 69. All buildings shall comply with the latest adopted California Building Codes. FIRE DEPARTMENT: 70. The number and location of all required fire hydrants shall be determined by the Fire Chief. 71. Installation of a NFPA 13R Fire Protection System shall be required for all residential units. � 72. Installation of an NFPA 13 system shall be required for the community building. I 73. Prior to occupancy, provide a directory map sign shall be installed at the entrance to the site that shows the location of all dwelling units. The directory sign should be of a size that is easily readable and shall be approved by the, Fire Chief prior to installation. 74. Fire extinguishers shall be located within 75' of all front doors of each residential unit in a protective enclosure with appropriate signs posted. 75. Gas meters shall be labeled with units served and signage posted, RED in color, with letters 1" minimum in height, indicating the location. 76. Electrical room(s) / electrical meters shall be posted with signage, RED in color, with letters 1" minimum in height, stating: ELECTRICAL ROOM / unit serviced. . 77. Address number shall be Arabic numerals or Alphabet Letters. Numbers shall be a minimum of 4 inches high with a minimum stoke width of 0.5 inch in residential / commercial zones. 78. The driveway shall be designated and posted as "Fire Lane�, No Parking". All designated fire lanes shall be red striped with the words FIRE LANE stenciled RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 , � PAGE 13 of 19 � every 50 feet. � 79. As per CFC 503.2.3, the driveway shall be designed and maintained to support the imposed loads of fire apparatus (75,000 pounds minimum). 80. Prior to delivery of combustible building materials on-site, the hydrants and water system shall pass all required tests and be connected to the public water system. 81. Prior to construction of combustible materials, an all-weather surface shall be in place to provide adequate access for emergency vehicles. The surface shall be of sufficient thickness to support the imposed load of a fire apparatus. The access for use of firefighting equipment shall be provided to the immediate job construction site at the start of construction and maintained at all time until construction is completed. � 82. The water system for the project shall be looped, either as a stand-alone system or in conjunction with Subarea 3. RECREATION AND MAINTENANCE FACILITIES 83. Prior to issuance of a building permit, a final landscape/irrigation plan shall be submitted to the Director of Recreation and Maintenance Facilities for review and approval. POLICE DEPARTMENT � 84. A final lighting plan and all proposed safety measures shall be submitted to the . Police Department for review and approval prior to the issuance of a building permit. MITIGATION MONITORING PROGRAM: 85. MM III-1: The following conditions shall be included on all construction plans and adhered to for all construction-related permits: � • Reduce the amount of disturbed area where possible. • Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increase watering frequency when . wind speeds exceed 15 MPH. Reclaimed (non-potable) water shall be used whenever possible. • All dirt stockpile areas should be sprayed daily or as needed. I RESOLUTION NO. 10-2118 CUP 10-003 � DECEMBER 7, 2010 PAGE 14 of 19 _ • Permanent dust-control measures identified in the approved revegetation/landscape plans should be implemented as soon as possible � following completion of any soil-disturbing activities. • Exposed ground areas that are planned to be reworked more than one (1) month after initial grading should be sown with a fast-germinating native grass.seed and watered until vegetation is established. • All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting �or other methods � approved in advance by the Air Pollution Control Board (APCD). I • All roadways, driveways, sidewalks and other areas to be paved should ` be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. e Vehicle speed for all construction vehicles shall not exceed 15 MPH on any unpaved surface at the construction site. • All trucks hauling dirt, sand, soil or other loose materials are to be covered or shall maintain at least two (2) feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. e Wheel-washers shall be installed where vehicles enter and exit unpaved � roads onto streets or wash off trucks and equipment prior to leaving the construction site. • Streets shall be swept at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed (non- potable) water should be used where feasible. • The contractor/builder shall designate a person or persons to monitor and implement these measures as necessary to minimize dust complaints, reduce visible emissions below 20% opacity and to prevent the transport of dust off-site. The name and telephone number of such persons shall be provided to the Air Pollution Control District (APCD) prior to the start of any construction-related activities. • Staging and queuing areas shall not be located within 1,000 feet of . sensitive receptors. • Diesel idling within 1,000 feet of sensitive receptors shall not be permitted. • Use of alternative-fueled equipment is recommended whenever possible. • Signs that specify the no idling requirement shall be posted and enforced at the construction site. Monitoring: Plan check Responsible Party: Building Division Timeline: Prior to issuance of a building�or grading permit 9. MM III-2: Prior to any grading activities, the project sponsor shall ensure that a RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 PAGE 15 of 19 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 developer must comply with all requirements outlined in the Air Resource Board � (ARB) Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying , and Surface Mining Operations. Monitoring: Plan check Responsible Party: Engineering Division Timeline: Prior to issuance of a grading permit 10. MM III-3: All portable equipment (50 horsepower or greater) used during construction must be issued a permit by either the CARB or the APCD. Monitoring: Site inspection Responsible Party: Building Division Timeline: During construction activities 11. MM III-4: Should hydrocarbon-contaminated soil be encountered during � construction activities, the APCD shall be notified within forty-eight (48) hours of such contaminated soil being discovered to determine if an APCD permit is required. In addition, the following measures shall be implemented immediately after contaminated soil is discovered: • Covers on storage piles shall be maintained in place at all times in areas not actively involved in soil addition or removal. • Contaminated soil shall be covered with at least six (6) inches of packed, uncontaminated soil or other TPH — non-permeable barrier such as plastic tarp. No headspace shall be allowed where vapors could accumulate. • Covered piles shall be designed in such a way as to eliminate erosion due to wind or water. No openings in the covers are permitted. • During soil excavation, odors shall not be evident to such a degree as to cause a public nuisance. � • Clean soil must be segregated from contaminated soil. Monito�ing: Site inspection Responsible Party: Building Division Timeline: During�construction activities 14. MM V-1: Any areas where native (non-stockpiled) soil will be disturbed by construction activities (grading, footings, utilities, etc) shall first be inspected by a qualified archeologist to determine if any cultural resources are present. If cultural resources are present, a phase two archeological study shall be RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 PAG E 16 of 19 conducted by a qualified archeologist and further mitigation measures identified and implemented. Monitoring: Plan check Responsible Party: Engineering Division � Timeline: Prior to issuance of a grading permit 15. MM VI-1: The project proponent shall submit a revised geofechnical study or addendum to the original study that either states that all conclusions and �recommendations in the original repo�t are valid or, if the original conclusions and recommendations are not valid, includes updated conclusions and recommendations where necessary. Monitoring: Plan check � Responsible Party: Engineering Division Timeline: Prior to issuance of a building or grading permit 16. MM VI-2: All construction plans shall incorporate the recommendations of and updated geotechnical study based on the study prepared for the project by GSI _ Soils Inc. dated April 2006. Monitoring: Plan check Responsible Party: Engineering Division Timeline: Prior to issuance of a grading permit 17. MM VII-1: All construction plans shall reflect the following GHG-reducing measures where applicable. Prior to issuance of building permits, the project sponsor shall submit impact reduction calculations based on these measures to the APCD for review and approval, incorporating the following measures: • Incorporate outdoor electrical outlets to encourage the use of electric appliances and tools. • Provide shade tree planting in parking lots to reduce evaporative emissions from parked vehicles. Design should provide 50% tree coverage within 10 years of construction using low ROG emitting, low maintenance native drought resistant trees. � • No residential wood burning appliances. • Provide employee lockers and showers. One shower and 5 lockers for every 25 employees are recommended. • Trusses for south-facing portions of roofs shall be designed to handle dead weight loads of standard solar-heated water and photovoltaic , panels. Roof design shall include sufficient south-facing roof surFace, based on structures size and use, to accommodate adequate solar RESOLUTION NO. 10-2118 CUP 10-003 DECEMBER 7, 2010 i PAGE 17 of 19 I � panels. For south facing roof pitches, the closest standard roof pitch to the ideal average solar exposure shall be used. • Increase the building energy rating by 20% above Title 24 requirements. � Measures used to reach the 20% rating cannot be double counted. • Plant drought tolerant, native shade trees along southern exposures of . buildings to reduce energy used to cool buildings in summer. • Utilize green building materials (materials which are resource efficient, recycled, and sustainable) available locally if possible. • Install high efficiency heating and cooling systems. • Design building to include roof overhangs that are sufficient to block the � high summer sun, but not the lower winter sun, from penetrating south facing windows (passive solar design). • Utilize high efficiency gas or solar water heaters. • Utilize built-in energy efficient appliances (i.e. Energy StarC�). • Utilize double-paned windows. • Utilize low energy street lights (i.e. sodium). • Utilize energy efficient interior lighting. • Install energy-reducing programmable thermostats. • Use roofing material with a solar reflectance values meeting the EPA/DOE � Energy Star� rating to reduce summer cooling needs. . • Eliminate high water consumption landscape (e.g., plants and lawns) in residential design. Use native plants that do not require watering and are low ROG emitting. � � . • Provide on-site bicycle parking both short term (racks) and long term (lockers, or a locked room with standard racks and access limited to bicyclist only) to meet peak season maximum demand. One bike rack space per 10 vehicle/employee space is recommended. • Require the installation of electrical hookups at loading docks and the connection of trucks equipped with electrical hookups to eliminate the need to operate diesel-powered TRUs at the loading docks. • Provide storage space in garage for bicycle and bicycle trailers, or covered racks / lockers to service the residential units. Monitoring: Plan check Responsible Party: Planning Division Timeline: Prior to issuance of a building or grading permit 18. MM VII-1: The following BMPs shall be incorporated into the project: • Roof Downspout Svstem. Direct roof drains to pervious areas to allow infiltration prior to discharging to water bodies or the municipal storm drain I system. I RESOLUTION NO. 10-2118 CUP 10-003 I DECEMBER 7, 2010 PAG E 18 of 19 I , • Run-off Control. Maintain post-development peak runoff rate and average volume of runoff at levels that are similar to pre-development levels. • Labelinq and Maintenance of Storm Drain Facilities. Label new storm � drain inlets with "No Dumping — Drains to Ocean" to alert the public to the destination of stormwater and to prevent direct discharge of pollutants into the storm drain. • Vehicle/EQUipment CleaninQ. Commercial/industrial facilities or multi- family residential developments of 50 units or greater should either provide a covered, bermed area for washing activities or discourage I vehicle/equipment washing by removing hose bibs and installing signs prohibiting such uses. Vehicle/equipment washing areas shall be paved designed to prevent run-on or run off from the area, and plumbed to drain to the sanitary sewer. e Car Washinq. Commercial car wash facilities shall be designed and � operated such that no runoff from the facility is discharged to the storm drain system. Wastewater from the facility shall discharge to the sanitary � sewer or wastewater reclamation system. • Common Area Litter Control. Implement trash management and litter control for commercial and industrial projects or large-scale residential developments to prevent litter and debris from being carried to water bodies or the storm drain system. • � Food Service Facilities. Design food seniice facilities (including restaurants and grocery stores) to have a sink or other area for cleaning floor mats, containers, and equiprrients that is connected to a grease � interceptor prior to discharging to the sanitary sewer system. The cleaning area should be large enough to clean the largest mat or piece of � equipment to be cleaned. • Refuse Areas. Trash compactors, enclosures and dumpster areas should be covered and protected from roof and surFace drainage. Install a self- contained drainage system that discharges to�the sanitary sewer if water cannot be diVerted from the areas. � • Outdoor Storage Controls. Oils, fuels, solvents, coolants, and other � chemicals stored outdoors must be in containers and protected from drainage by secondary containment structures such as berms, liners, vaults or roof covers and/or drain to the sanitary 'sewer system. Bulk materials stored outdoors must also be protected from drainage with .. , � I RESOLUTION NO. 10-2118 CUP 10-003 � � DECEMBER 7, 2010 IPAGE 19 of 19 berms and covers. Process equipment stored outdoors must be inspected for proper function and leaks, stored on impermeable surfaces and covered. Implement a regular program of sweeping and litter control and develop a spill cleanup plan for storage areas. � - o Cleaning, Maintenance and Processing Controls. Areas used for � washing, steam cleaning, maintenance, repair or processing must have impermeable surfaces and containment berms, roof covers, recycled water wash facility, and discharge to the sanitary sewer. Discharges to the sanitary sewer may require pretreatment systems and/or approval of an industrial waste discharge permit. • LoadinQ Dock Controls. Design loading docks to be covered, surrounded by berms or curbs, or constructed to prevent drainage onto or from the area. Position roof downspouts to direct stormwater away from the loading area. Water from loading dock areas shall be drained to the sanitary sewer, or diverted and collected for ultimate discharge to the sanitary � sewer. Door skirts befinreen the trailers and the building should be installed to prevent exposure of loading activities to rain. • Street/Parking Lot Sweeping_ Implement a program to regularly sweep streets, sidewalks and parking lots to prevent the accumulation of litter and debris. Debris resulting from pressure washing should be trapped and collected to prevent entry into the storm drain system. Washwater containing any cleaning agent or degreaser should be collected and discharged to the sanitary sewer. Monitoring: Plan check Responsible Party: Engineering Division Timeline: Prior to issuance of a grading permit I