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PC R 10-2117 RESOLUTION NO. 10-2117 A RESOLUTION OF THE PLANNING COMMISSION OF . THE CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL APPROVE TENTATIVE PARCEL MAP 10- 001 AND CONDITIONAL USE PERMIT 10-001; LOCATED - AT THE SOUTHWEST CORNER OF EAST GRAND AVENUE AND SOUTH� COURTLAND STREET; APPLIED FOR BY NKT COMMERCIAL WHEREAS, the developer has filed �Tentative Parcel Map 10-001 and Conditional Use Permit 10-001 to subdivide 4.47 acres into four (4) parcels and construct four (4) commercial buildings; and WHEREAS, the Planning Commission of the City of Arroyo Grande 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: Tentative Parcel Map Findings: 1. The proposed Tentative Parcel Map is consistent with goals, objectives, policies, plans, programs, intent and requirements of the Arroyo Grande General Plan, as well as any applicable Specific Plan, and the requirements of this title. The proposed Tentative Parcel Map is consistenf with the Arroyo Grande General Plan and subdivision development standards for Subarea 3 of the Berry Gardens Specific Plan. 2. The site is physically suitable for the type of development proposed. � The site is physically suitable for the proposed development of four (4) _ commercia! buildings, which meet all applicable development standards for Subarea 3 of the Berry Gardens Specific Plan. 3. The site is physically suitable for the proposed density of development. The proposed development meets minimum standards for /ot size for � Subarea 3 of the Berry Gardens Specific Plan. RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 . DECEMBER 7, 2010 PAGE 2 of 20 4. The design of the Tentative Parcel Map or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. � ' There is nothing relating to fhe design of the Tentative Parcel Map to indicate that it will cause any environmental damage or that it would injure fish or wildlife or their habitaf. 5. The design of the subdivision or type of improvements is not likely to cause serious public health problems. � There is nothing relating to the design of the subdivision fo indicate that it will cause serious public hea/th problems. 6. The design of the Tentative Parcel Map or the type of improvements will not conflict with easements acquired by the public at large for access through, or use of, property within the proposed Tentative Parcel Map or that alternate easements for access or for use will be provided, and that these alternative easements will be substantially equivalent to ones previously acquired by the public. There is nothing relating to the design of the Tentative Parcel Map to indicate that it will conflict with any public access easements. 7. The discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements as prescribed by Division 7 (commencing with Section 13000) of the California Water Code. The community sewer system has adequate capacity to accommodate the proposed subdivision. . � 8. Adequate public services and facilities exist or will be provided as the result of the proposed Tentative Parcel Map to support project development. The proposed Tentative Parce! Map will not burden existing public services which are adequate to support project development. 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 - RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAG E 3 of 20 ( this title, the goals, and ob�ectives of the Arroyo Grande General Plan, and the development policies and standards of the City. The proposed commercial wse is permitted within Subarea 3 of the Berry . Gardens Specific Plan and complies with all applicable Municipal Code requirements, the goals and objectives of the General Plan and fhe development 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 commercial use is consistent and compatible with existing adjacenf commercial developmenf and would not impair fhe integrity or characfer of the Gateway Mixed-Use Specific Plan (GMU-SP) district. 3. The site is suitable for the type and intensity of use or development that is proposed. The proposed development is below maximum lot coverage and floor area ratio (FAR) standards set forth for commercial development in Subarea 3 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, sanitafion and public utilities and services exist to serve the projecf; 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 Tentative Parcel Map 10- 001 and Conditional Use Permit 10-001 with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this Ireference. RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAGE 4 of 20 ( On motion by Commissioner Barneich, seconded by Commissioner Ruth, and by the following roll call vote, to wit: AYES: Commissioners Keen, Barneich, Ruth, Sperow NOES: None ABSENT: Commissioner Martin the foregoing Resolution was adopted this 7th day of December, 2010. ATTEST: _ • ' <�/ DEBBIE WEICHINGER, HN KEE , ICE-CHAIR SECRETARY TO THE COMMISSION � � AS TO CONTENT: � � �, � � . . TERE A MCCL SH � � • � � � COMMUNITY DEVELOPMENT DIRECTOR � - I RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 � DECEMBER 7, 2010 I PAG E 5 of 20 EXHIBIT `A' CONDITIONS OF APPROVAL TENTATIVE PARCEL MAP 10-001 AND CONDITIONAL USE PERMIT 10-001 SOUTHWEST CORNER OF EAST GRAND AVENUE AND SOUTH COURTLAND STREET This approval authorizes the subdivision of 4.47 acres into four (4) parcels and the construction of four (4) commercial buildings. 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 Tentative Parcel Map 10-001 and Conditional Use Permit 10-001 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, as a condition of approval of this tentative or final map application, defend, indemnify and hold harmless the City of Arroyo Grande, its present or former agents, officers and employees from any claim, action, or proceeding against the City, its past or present agents, officers, or employees to attack, set aside, void, or annul City's approval of this subdivision, which action is brought within the time period provided for by law. This condition is subject to the provisions of Government Code Section 66474.9, which are incorporated by reference herein as though set forth in full. PLANNING DIVISION: SPECIAL CONDITIONS 5. The developer may modify the approved site plan to increase the size of any commercial building located along East Grand Avenue, provided that the total square footage of the project does not exceed 58,500 square-feet and no . individual building exceeds 37,500 square-feet, subject to review by the Architectural Review Committee and approval of the Director of .Community Development. 6. Prior to recordation of the final map, the developer shall submit the language for RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 I DECEMBER 7, 2010 PAGE 6 of 20 � a fifteen (15) foot access, drainage and landscape easement for the benefit of both Subareas, subject to review by and approval of the Director of Community Development. � 7. Prior to issuance of a building permit, the developer shall provide an easement for the benefit of the Regional Transit Authority (RTA) for the new bus shelter located on Parcel 2, to be reviewed and approved by the RTA. 8. Prior to issuance of a Certificate of Occupancy for Pad C, the developer shall submit a letter from a licensed traffic engineer addressing any potential queuing issues related to the drive-through. ENGINEERING DIVISION: SPECIAL CONDITIONS 9. Provide the recorded documents that created the lot to be subdivided. 10. 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. 11. All on-site sewer lines shall be noted as "private�. 12. Extend the 8' sewer line in Courtland Street to serve the project (connection to the Grand Avenue sewer line is impeded by existing water and gas lines). , 13. The 8" water main loop through the project site shall be located in a 15' wide water main easement. 14. Remove and replace any damaged curb, gutter, and sidewalk on the Grand Avenue frontage. 15. Dedicate 10 feet of right-of-way on South Courtland Street. 16. 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. 17. Implement LID BMPs into the project design to the extent practicable, as determined by the Director of Community Development. 18. Prior to issuance of a grading permit, the developer shall reimburse the .-- RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAGE 7 of 20 Redevelopment Agency for the proportionate costs associated with expansion of the Poplar Ponding Basin. � 19. Prior to issuance of a grading permit, the developer shall submit two (2) copies of the final project-specific Water Quality Management Plan (WQMP) consistent with San Luis Obispo Regional Water Quality Control Board (SLORWQCB) requirements. 20. Underground all overhead utilities along the project frontage per City standards. GENERAL CONDITIONS 21. 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. 22. 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. IMPROVEMENT PLANS 23. All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. 24. Submit four (4) full-size paper copies and one (1) full-size mylar copy of approved improvement plans for inspection purposes during construction. 25. Submit as-built plans at the completion of the project or improvements as directed by the Director of Parks, Recreation and Maintenance. 26. One (1) set of mylar prints and an electronic version on CD in�AutoCAD format shall be required. 27. The following Improvement plans shall be prepared by a registered Civil Engineer and approved by the Public Works Department: a. Grading, drainage and erosion control, b. Street paving, curb, gutter and sidewalk, c. Public utilities, d. Water and sewer, RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAG E 8 of 20 I e. Landscaping and irrigation, � f. Any other improvements as required by the Director of Parks, Recreation and Maintenance. 28. 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. 29. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 30. 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 and Maintenance Departments. In addition, The Director of Parks, Recreation and Maintenance shall approve any landscaping or irrigation within a public right of way or otherwise to be maintained by the City. WATER 31. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 32. �The developer shall complete measures to neutralize the estimated increase in water demand created by the project by either: - Implement an individual water program consisting of retrofitting existing off-site 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, The developer may pay an in lieu fee. SEWER 33. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. � RESOLUTION NO. 10-2117 � TPM 10-001; CUP 10-001 DECEMBER 7, 2010 IPAG E 9 of 20 . PUBUC UTILITIES � 34. Underground all new public utilities in accordance with Section 16.68.050 of the Development Code. ' 35. Submit all improvement plans to the public utility companies for approval and comment. Utility comments shall be forwarded to the Director of Community Development for approval. GRADING 36. Perform all grading in conformance with the City Grading Ordinance. 37. 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. 38. Submit all retaining wall calculations for review and approval by the Director of � Community Development for walls not constructed per City standards. DRAINAGE 39. 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 Ponding Basin can accommodate post-development storm flow from the project. 40. All drainage facilities shall be in accordance with the Drainage Master Plan. DEDICATIONS AND EASEMENTS 41. 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 repo►t. The developer shall be responsible for all required fees, including any additional required City processing. � PERMITS 42. 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, . RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 . PAG E 10 of 20 c. Stockpiling material in the City right of way, d. Storing equipment in the City right of way. 43. Obtain a grading permit prior to commencement of any grading operations on site. FEES 44. Pay all required City fees at the time they are due. 45. 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. AGREEMENTS 46. 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. IMPROVEMENT SECURITIES 47. All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 48. Submit an engineer's estimate of quantities for public improvements for review by the Director of Community Development. � 49. Provide financial security for the following, to be based upon a construction cost estimate approved by the Director of Community Development: a. Faithful Performance: 100% of the approved estimated cost of all project improvements, b. Labor and Materials: 50% of the approved estimated cost of all project improvements c. One Year Guarantee: 10% of the approved estimated cost of all project improvements. This security is required prior to acceptance of the project improvements. RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAGE 11 of 20 PRIOR TO ISSUING A BUILDING PERMIT 50. The Public Works plans shall be approved by the Assistant City Engineer. PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY 51. All utilities shall be operational. 52. 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 Community Development. BUILDING DIVISON: 53. Comply with the latest adopted California Codes. 54. Obtain County of San Luis Obispo Health Department approval where required. FIRE DEPARTMENT: 55. The number and location of all required fire hydrants shall be determined by the Fire Chief. 56. Installation of an NFPA 13 system shall be required for all commercial buildings. 57. 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. 58. All driveways shall be designated and posted as "Fire Lane, No Parking". All designated fire lanes shall be red striped with the words FIRE LANE stenciled every 50 feet. 59. 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). 60. 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. ' 61. 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 RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 , PAGE 12 of 20 � I 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. 62. The water system for the project shall be looped, either as a stand-alone system or in conjunction with Subarea 4. , � - RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAGE 13 of 20 � RECREATION AND MAINTENANCE SERVICES: 63. A final landscape plan shall be submitted to the Director of Recreation and Maintenance Services for review and approval prior to the issuance of a building permit. POLICE DEPARTMENT: 64. 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. � 65. The rear of any building along the southern property line shall incorporate graffiti- resistant material. MITIGATION MONITORING PROGRAM: 66. 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. • 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). • 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. � • Vehicle speed for all construction vehicles shall not exceed 15 MPH on any unpaved surFace at the construction site. RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 . DECEMBER 7, 2010 PAG E 14 of 20 e 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. • 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. o 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 67. MM III-2: Prior to any grading activities, the project sponsor 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 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 68. 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. RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAGE 15 of 20 Monito�ing: Site inspection Responsible Party: Building Division Timeline: During construction activities 69. 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. Monitoring: Site inspection Responsible Party: Building Division Timeline: During construction activities 70. MM III-5: Operation of any commercial building with a loading area shall include the establishment of a 'no idle' zone for diesel-powered delivery vehicles. Vehicle idling shall be minimized to the maximum extent feasible using the following techniques: . • Each delivery vehicle's engine shall be shut off immediately after arrival in the loading dock or loading area, unless the vehicle is actively maneuvering. � • The scheduling of deliveries shall be staggered to the maximum extent feasible. • Vehicle operators shall be made aware of the `no idle' zone, including notification by letter to all delivery companies. • Prominently lettered signs shall be posted in the receiving dock area to remind drivers to shut off their engines. • Diesel idling within 1,000 feet of sensitive receptors is not permitted. • . Use of alternative-fueled vehicles is recommended whenever possible. • Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors. RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAGE 16 of 20 � � I Monitoring: Site inspection Responsible Party: Building Division Timeline: Prior to certificate of occupancy, periodical during operation of commercial buildings 71. 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 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 72. MM VI-1: The project proponent shall submit a revised geotechnical study or addendum to the original study that either states that all conclusions and recommendations in the original report 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 73. 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 74. 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. RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAGE 17 of 20 • . 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 emplojree 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 sfandard 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 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 electricaf 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. � I • Provide storage space in garage for bicycle and bicycle trailers, or covered racks / lockers to service the residential units. RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAGE 18 of 20 I I Monitoring: Plan check � Responsible Party: Planning Division Timeline: Prior to issuance of a building or grading permit � 75. 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 system. • 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 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 frorri 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 service facilities (including restaurants and grocery stores) to have a sink or other area for cleaning floor mats, containers, and equipments 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. -- RESOLUTION NO. 10-2117 � TPM 10-001; CUP 10-001 . DECEMBER 7, 2010 PAGE 19 of 20 • 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 Storaqe 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 berms and covers. Process equipment stored outdoors must be inspected for proper function and leaks, sfored on impermeable surfaces and covered. Implement a regular program of sweeping and litter control and develop a spill cleanup plan for storage areas. • Cleaning, Maintenance and Processinq 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 between the trailers and the building should be installed to prevent exposure of loading activities to rain. • Street/ParkinQ 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 drairi 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 RESOLUTION NO. 10-2117 TPM 10-001; CUP 10-001 DECEMBER 7, 2010 PAGE 20 of 20 76. MM XII-1: All store deliveries shall be restricted to between the hours of 7:00 AM to 10:00 PM, and the current parking limitations on either side of South Courtland Street shall be maintained. Monitoring: Plan check . Responsible Party: Engineering Division Timeline: Prior to issuance of a building or grading permit, periodical during operation of commercial buildings 77. MM XII-2: Construction plans for any store located along the rear of Subarea 3 shall include a noise barrier, either a block wall or an extension of the store building, to be not less than twelve (12) feet above the delivery area, tapering to a height of six (6) at the eastern property line (back of sidewalk) at a 1:1 ratio. , Additionally, any residential structures that, absent the noise barrier, would have a direct line of sight to the delivery area shall include acoustical treatment to reduce exterior noise levels by thirty (30) decibels, the cost of which shall be borne by the developer of the store. � Monitoring: Plan check Responsible Party: Engineering Division Timeline: Prior to issuance of a building or grading permit � �.