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09.b. CUP and PSP Five Cities Shopping Center. InvestecMEMORANDUM TO: CITYCOUNCIL FROM: 4 TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT CASE NO. 12-001 AND PLANNED SIGN PROGRAM CASE NO. 12-001; LOCATION - 900 BLOCK OF RANCHO PARKWAY (PHASE II OF THE FIVE CITIES SHOPPING CENTER); APPLICANT - INVESTEC REAL ESTATE COMPANY DATE: MARCH 13,2012 RECOMMENDATION: The Planning Commission recommends that the City Council adopt a resolution approving Amended Conditional Use Permit No. 12-001 and Planned Sign Program No. 12-001. FINANCIAL IMPACT: There would be an undetermined increase in sales and property tax revenues to the City associated with the proposed project. BACKGROUND: Location Agenda Item 9.b. Page 1 CITYCOUNCIL ACUP 12-001 ; PSP 12-001 MARCH 13,2012 PAGE 2 The City approved Conditional Use Permit (CUP) No. 96-541 to construct the Five Cities Center in July 1996, which included the construction of fourteen (14) commercial buildings in two phases. The site plan approved as part of the conditional use permit designated the location and maximum size for building footprints. The uses of each building were also determined through the CUP process. Building Pad "I" was designated for commercial retail use with a maximum size of 36,000 square feet in the same location as proposed Building 1-2. On July 24, 2007, the City approved Amended Conditional Use Permit (ACUP) No. 06- 003 to divide Pad "I" into two (2) separate buildings, including a 15,000 square foot multi-tenant commercial building (Building 1-1) and a 13,500 square foot single or multi- tenant office building (Building 1-2). Some of the prior square footage on Pad I was also transferred to Phase I of the Five Cities Shopping Center by approving a new 5,500 square foot single or multi-tenant commercial building (Building 1-3). (See Attachment 1 for City Council Meeting Minutes and image below for the three building locations). Agenda Item 9.b. Page 2 CITY COUNCIL ACUP 12-001; PSP 12-001 MARCH 13,2012 PAGE 3 The three (3) buildings were conditioned as follows: 7. Buildings 1-1 and 1-3 shall be used for retail commercial use and Building 1-2 is restricted to office use only. Non-taxable retail uses shall be limited to 8,000 square feet in Buildings J and 1-1, with financial institutions not to exceed 5,000 square feet. Building 1-2 shall be pre-designated as office use, and staff will work with the applicant on Building 1-2 to achieve a softer, more horizontal design. The loading dock on Building 1-2 shall be removed. Proiect Description The purpose of this Amended Conditional Use Perniit is to modify Condition of Approval No. 7 of City Council Resolution No. 4029 to allow a retail use in Building 1-2, which was approved as a 13,500 square foot building restricted to office use without a loading dock. The current proposal is a 9,400 square foot building that the applicant intends to lease to a single retail tenant (Pier 1 Imports) and retain the loading dock as a necessary function for the retail use. The proposed building materials are similar to other buildings in the shopping center (stucco finish, clay mission style tile roof, slate tile at column base) with individual characteristics unique to Pier 1 Imports that provide a softer look and more horizontal design (described further below under Architectural Review Committee consideration). Note that this building is designed specifically to establish a public image for Pier 1 Imports. The purpose of the Planned Sign Program is to allow a new monument sign at the corner of Rancho Parkway and West Branch Street in the landscaped area below Chili's restaurant. The proposed monument sign is consistent in design as other monument signs in the shopping center with columns on the sides and decorative tiles (see sign image and details below). The applicant originally proposed a monument sign at this location in 2007 when processing ACUP 06-003 for Pad I, but the request was denied. In 201 1, Petco Inc. (located in Building 1-1) requested that a panel with the Petco name be placed on the existing tower sign in front of the main entrance to Phase I of the Five Cities Center. During City Council deliberations, it was mentioned that a monument sign at the intersection of Rancho Parkway and West Branch Street would better serve businesses in Phase II. Based on that direction, the applicant submitted the currer~tly proposed monument sign. Petco can locate its name on either the tower sign or proposed monument sign, but not on both. Agenda Item 9.b. Page 3 CITYCOUNCIL ACUP 12-001 ; PSP 12-001 MARCH 13,2012 PAGE 4 Proposed Monument Sign Location I Sm W FOR FIVE CITIES CENl€R JUNIOR PYLON SIGN I. . m '- e w Proposed Monument Sign T \ -. -- lo' 3' 9' 3' . . ! 9-4' . - - - -. - - 1s -- w-I -----.-----I. --.----.-- -----,-I--- , -, - . -----.--- =- - -.-------.-- .-.--.-.--.--- m-----.--- - .--.-------- ------------- .-----.- -I.-..-.-- -----.--- -------- @ ----.m- - zzm Z%-- 1 Agenda Item 9.b. Page 4 CITY COUNCIL ACUP 12-001 ; PSP 12-001 MARCH 13,2012 PAGE 5 The applicant also proposes two wall signs and a sign panel on the existing monument sign located at the northern entrance to Phase II. These signs would normally require an Administrative Sign Permit, but are included with the Planned Sign Program for efficient processing. These proposed signs are sumyarized below. Agenda Item 9.b. Page 5 CITYCOUNCIL ACUP 12-001 ; PSP 12-001 MARCH 13,2012 PAGE 6 Architectural Review Committee Consideration The Architectural Review Committee (ARC) first cdnsidered the proposed project on January 9, 2012 that included a multi-tenant, 13,500 square foot retail building. 'The ARC made the following recommendations to the Pla:nning Commission: 1. The size of the front wall entry sign shall be calculated inclusive of the blue background and shall not exceed 100 square feet. 2. The size of the west elevation wall sign shalllbe calculated inclusive of the blue background and shall not exceed 60 square feet. 3. The new monument sign at the proposed location (in landscaped area below Chili's) is supported. It is recommended that a third sign panel be added for another tenant in Phase II, and that the sign be placed lower on the hillside so that the top of the monument sign is the sameas currently proposed (no increase in elevation). i 4. Allow flexibility of mixed-use in the remainin; lease area of the building (ofice and retail). i 5. All new landscaping shall be over-excavated. The project was subsequently revised to propose a smaller, 9,400 square foot single- tenant building, which the ARC reviewed on February 6, 2012. Proposed architectural and signage changes from the earlier submittal are as follows: The decorative slate tile with ornamental metalwork accents were removed from the walls. An alternative elevation was proiided for ARC's consideration that shows how they might be placed on the building. Laminated bamboo slats on bronze powder c,oated aluminum tube framing were added above the entrance doors and windows. The entrance doors were modified to be made of custom Kolbe "Lamboo" with wrought iron pulls. ! The main body stucco color changed from a light "Cielo Blanco" to a darker "Legend Tan", and the towers are painted the1 same "Organic Ingredient" color as the waterline. In the previous submittal, the same color ("Organic Ingredient") was used for the waterline, but the tower features were the main body color. The front wall sign decreased to 92 square feet in size, measured inclusive of the blue background. The previous wall sign was larger than 100 square feet when measured around the blue background. The west side wall sign is 64 square feet in size (including the blue background), 4 square feet larger than ARC's earlier recommendation. The signage comes from a stock selection, and this is their smallest size with blue background and 24" letters. Pier 1 explained at the previous ARC meeting that they do not want to go smaller than 24" letters. The new monument sign proposed below Chili's was revised per ARC's direction to include a third tenant sign panel space. Agenda Item 9.b. Page 6 CITYCOUNCIL ACUP 12-001 ; PSP 12-001 MARCH 13,2012 PAGE 7- The ARC recommended approval of the proposed changes, with the following conditions: The two decorative tile and metalwork accents! shall remain. The landscape plan shall be revised to replace the Ceanothus located in the shaded area behind the building with Tasmanian andlor Australian tree ferns. I Planninlq Commission I The Planning Commission considered the proposed project on February 21, 2012. Issues discussed included parking lot lighting, truck circulation, trash enclosure screening, building architecture and landscaping. The Commission was in consensus regarding the use as retail. At the conclusion / of the discussion, the Planning Commission recommended approval with the following modifications: I Add a condition stating that Petco is allowedlto be either on the main entrance tower sign, or on the new monument sign located on the corner of Rancho Parkway and West Branch Street. Petco cannot place its name on both signs. Modify Condition of Approval No. 18 and MM 12.1 to state that construction activities shall be restricted to 8 AM to 6 PM on Saturdays. Add a condition stating that the trash enclosure shall be screened with additional landscape material. The proposed monument sign shall be modified as follows: o The top of the monument sign shall be no higher than the grade level of the Chili's restaurant. o The Five Cities logo shall be removed 'from the top of the sign, helping to create an overall lower profile. o Only two (2) sign panels instead of thre~ (3) shall be allowed. Delete the last two sentences of MM 9.1, seyenth bullet, that are not applicable to the project regarding loading dock controls. i The above modifications have been made to the conditions of approval and the monument sign. ANALYSIS OF ISSUES: Aesthetics A comparison between the proposed Building 1-2 and Building 1-1 (Petco) and the original submittal of Building 1-2 in 2007 is provided in the table below. The proposed Building 1-1 is smaller in scale and height, providing ,a more horizontal design. With the decrease in height of the main tower, secondary towers, and roof deck as indicated below, the visual impact of the building on the surrounding residential neighborhood is reduced. A trellis and additional trees alorrg the western slope are proposed to help screen the loading dock, although the steep slope from Rancho Parkway conceals most of the loading area. With the reduced building size, additional landscaping was added on all sides of the building to help soften the look. Agenda Item 9.b. Page 7 CITY COUNCIL ACUP 12-001; PSP 12-001 MARCH 13,2012 PAGE 8 Pier 1 Imports Building Comparison Area & Spatial Differences Between Pier 1 (Bldg. 1-2) and Petco (Bldg. 1-1) I Building 1-1 (Petco) I Building 1-2 (Pier 1 I Difference: Floor Area Main Tower Secondary Towers 15,000 s.f. Mansard Roofs Parapets Main Roof Deck Traffic Circulation and Parking In 2007 when the City evaluated ACUP 06-003 to divide Pad I into three separate buildings, the City Council expressed concern about existing traffic circulation and parking deficiencies in certain areas of the Five Cities Center. In Phase II of the Center, there was particular concern that parking and circilation deficiencies would increase with full occupancy of Building J (currently occupieg by Baja Fresh and other smaller tenants; 6,825 square feet of the building is current19 vacant) in addition to construction and occupancy of the two new buildings. It was therefore determined that Building 1-2 should be restricted to office use until the following traffic circulation improvements were implemented, at which time a retail use could be reconsidered if proposed and based on the success of the proposed traffic and parking mitigation measures: 37.5' 30'-32.5' Area & Spatial Differences Between Pier 1 and previous Bldg. 1-2 Submittal Provide an additional access driveway on Camino Mercado in Phase I. Add a right turn lane on the Phase I driveway at Rancho Parkway. Modify Rancho Parkway by narrowing the street, adding traffic-calming devices, and directing traffic. Modify pavement marking and added signage at the intersection of Rancho Parkway and West Branch Street. Adjust the signal timing for both signals on West Branch Street at the entrances to the shopping center. Imports) / 9,400 s.f! 26.5' 27.5' 17'-19' 5,600 s.f. smaller (63% of Petco) 36.25' 1 26'-27.25' Difference: 4,100 s.f. smaller (31 % reduction) 8' shorter 20' shorter 1.5' shorter Avg. 6.5' shorter 4.5' shorter 4.5' shorter 1 ' shorter Floor Area Store Width Store Depth Main Tower Secondary Towers Mansard Roofs Parapets Main Roof Deck ~ ~ 1.5' shorter Avg. 4.5' shorter 23.5' 23.5' 1 17.5'-18'; 3' shorter 4' shorter 1 ' shorter Building 1-2 (Previous Submittal) 13,500 s.f. 157' 95' 37.5' 33'-34' 28' 28' 17'-19' Building 11-2 (Pier I Imports), 9,400 s.f;. -145' 75' 36.25' 26'-27.5' 23.5' i 23.5' 1 17.5'-18' Agenda Item 9.b. Page 8 CITY COUNCIL ACUP 12-001; PSP 12-001 MARCH 13,2012 PAGE 9 All of these traffic circulation improvements were constructed prior to the construction of Building 1-1 (Petco building). Subsequently, as part ,of the environmental review for the pending project to determine potential impacts assqciated with the change in use and with the above improvements included as a baselipe, a Trip Generation, Intersection Operation and Parking Demands study was prepare4 by Orosz Engineering Group, Inc. (OEG) in Noverr~ber 201 1 (see Attachment 2). The study provides the following conclusions: The traffic impacts with the proposed change from office to retail would result in better peak hour intersection operations as ihe total number of vehicle trips is less than with the previously considered office traffic. The regional traffic volumes have remained static for the past siy (6) years, with no growth in terms of ambient traffic growth patterns. I The change from office to retail space dould result in a parking supply requirement of four (4) fewer spaces. he office parking demand is static throughout most of the 8 AM to 5 PM work' day, while the retail use is much shorter term and would turn over many times a day. Because the site plan provides 54 parking spaces, it satisfies both the City's Municipal Code parking requirement and the Institute of Traffic !Engineers (ITE) parking supply requirement. I A total parking supply of 350 spaces for phase II of the shopping center as proposed would meet the parking demands for full build out. The additional retail traffic would not significantly change the intersection operation at any of the study area intersections. Note that the environmental review was based on the initial submittal of a 13,500 square foot building with office professional use. H,ence, the impacts of the proposed project on parking and traffic circulation would be less than described above. To more accurately reflect the potential traffic and parking related impacts of the smaller building, the applicant has submitted a peer review of the OEG study dated February 10, 2012. As expected, the Supplemental Traffic and Parking Analysis for Building 1-2 prepared by Associated Transportation Engineers (ATE) concludes that the proposed 9,400 square foot retail store would generate less traffic during the AM and PM peak hour periods than the 13,500 square foot office building. lmpacted intersections and shopping center driveways would continue to operate at a level of s&ce (LOS) A and B during the PM peak hour period. I Using the lnstitute of Transportation Engineers (ITE) parking standards, a total of 268 parking spaces would be required to meet the peak parking demand generated under the existing plus 9,400 square foot retail store scenario (including full occupancy of the other vacant space in Phase 11). The proposed 341-space parking supply would therefore accommodate the peak parking demand with a surplus of 73 spaces. The 34.1 spaces would also exceed the City's ~evelo~mend Code parking requirement of 284 spaces for Phase II (see Attachment 3 for the ATE supplemental analysis). Agenda Item 9.b. Page 9 ClN COUNCIL ACUP 12-001; PSP 12-001 MARCH 13,2012 PAGE 10 Proposed sidewalks are consistent with the Pedestrian Enhancement Plan approved with ACUP 06-003 (see diagram below). Pedestrian crossing at the loading dock entrance is not considered an issue due to the low frequency of truck deliveries. le.-..ID- -15- 5% .! - *D*CalMInmcmAM 011 -.,I - LUrnrnCOLM -Y m .z.Y PEOESTRLAN ACCESS PLAN AT PHASE II 1 / I. Noise Potential noise impacts to sensitive receptors (e.g. residential uses) would primarily occur during construction and delivery activities. ~labing the building adjacent to the toe of slope along Rancho Parkway and Via Vaquero provides a natural noise barrier. To further reduce noise impacts to existing residences located north and east of the site, the proposed loading dock is placed on the west side of the building adjacent to the slope bank (as a comparison, the loading dock was, originally proposed directly behind the building, closer to residences). Deliveries would generally be twice per week in the morning, arriving between 8:00 AM and 9:00 AM. Mitigation measures related to hours of construction and delivery activities, types of allowable equipment and staging areas are included in the resolution of approval. I Truck Turnaround A diagram illustrating truck delivery and fire truck movements is provided below. The proposed truck turnaround radius meets City requirements. Agenda Item 9.b. Page 10 CITY COUNCIL ACUP 12-001; PSP 12-001 MARCH 13,2012 PAGE I1 B AUTO TURN EXHIBIT : FIVEIalE3- -G!wK€u FaumvLB11 Stormwater Development of the proiect will create additional impermeable surface area and . - consequent stormwater runoff. Drainage will be ma6aged by existing infrastructure and connecting to the City's existing storm drain system. : An advantage of a smaller building footprint is that it allows an opportunity to provide two additional drainage swales located on the west and east sides of the building, allowing greater onsite filtration. Mitigation measures are included in the resolution of approval to further manage stormwater and protect water quality through various' best management practices. I ADVANTAGES: 1 Approval of the proposed project will allow construdtion of a Pier 1 Imports retail store currently not located in south San Luis Obispo County (there is one store in Paso Robles). The use would provide an important economic development opportunity to increase businesses, jobs, customers, visitors and City revenues when compared to the office building. It is also a smaller building, which decreases traffic and parking impacts. DISADVANTAGES: Allowing a retail use in a building originally conditioned for office use would have the disadvantage of increased noise impacts associated with the loading dock. These impacts would normally occur twice a week during the morning hours. Staff has not identified any other disadvantages associated with the recommended action. Agenda Item 9.b. Page 11 CITY COUNCIL ACUP 12-001 ; PSP 12-001. MARCH 13,2012 PAGE 12 ENVIRONMENTAL REVIEW: In accordance with the California Environmental ~uality Act (CEQA) Guidelines, staff has conducted an Initial Study and prepared a diaft Mitigated Negative Declaration (MND) for ACUP 12-001 (see Attachment 4). If the MND is not adopted, the proposed project cannot be approved at this time. PUBLIC NOTICE AND COMMENT: A notice of public hearing was mailed to all propeh owners within 300' of the project site and a public hearing notice was published in the Tribune on Friday, March 2, 2012. The Agenda was posted in front of City Hall on Thursday, March 8, 2012 and posted on the City's website on Friday, March 9, 2012. No public comments have been received. I 3 ALTERNATIVES: The following alternatives are presented for Council's consideration: 1. Adopt the attached Resolution, approving AC~P 12-001 and PSP 12-001; 2. Do not adopt the attached Resolution; or 1 3. Provide direction to staff. I Attachments: 1. City Council Meeting Minutes of July 24, 2007 2. Trip Generation, Intersection Operation and Parking Demands study by Orosz Engineering Group, Inc. (OEG) dated November 201 1 3. Supplemental Traffic and Parking Analysis and Peer Review for the Five Cities Center Building 1-2 Project, by Associated ran sport at ion Engineers (ATE) dated February 10, 2012 4. Initial StudyIDraft Mitigated Negative ~eclaration Agenda Item 9.b. Page 12 RESOLUTION NQ. A RESOLUTION OF THE ClTY COUNCIL OF THE ClTY OF ARROYO GRANDE APPROVING AMENDED CONDI-I'IONAL USE PERMIT CASE NO. 12-001 AND PLANNED SIGN PROGRAM CASE NO. 12-001, APPLIED FOR BY INVESTEC REAL ESTATE COMPANIES, LOCATED IN THE 900 BLOCK OF RANCHO PARKWAY (PHASE II OF THE FIVE CITIES SHOPPING CENTER) WHEREAS, the City Council of the City of Arroyo l~rande has considered Amended Conditional Use Permit Case No. 12-001 and Planned Sign Program Case No. 12-001, filed by lnvestec Real Estate Companies to amend Conditional Use Permit No. 96-541 to change the use of a previously approved commercial building (Building 1-2) from professional office to retail, reduce the size of the building from 13,500 square feet to 9,400 square feet, and allow a new monument sign at the intersection of Rancho Parkway and West Branch Street in the landscaped area below Building M; and I WHEREAS, the Planning Commission held a pud~ic hearing on this application on February 21, 2012 in accordance with City Code and recommended approval to the City Council with minor modifications; 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 ddcuments associated therewith, and has reviewed the draft Negative Declaration with mitigation measures for this project under the provisions of the California Enviror~mental Quality Act (CEQA); and WHEREAS, the City Council finds, after due study, deliberation and public hearing, the following circumstances exist: FINDINGS FOR APPROVAL Conditional Use Permit Findings: I 1. The proposed use is permitted within the ~e~i$nal Commercial (RC) zoning district and complies with all applicable provisions of the Development Code, the goals ' and objectives of the Arroyo Grande General :Plan, and the development policies and standards of the City. 2. The proposed use will not impair the integrity and character of the district in which it is to be established or located because the proposed use is similar to surrounding uses. 3. The site is suitable for the type and intensity of use or development that is proposed because all the necessary easements, circulation, parking and setbacks would be provided. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure the public health and safety. Agenda Item 9.b. Page 13 RESOLUTION NO. PAGE 2 5. The proposed use will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity because the proposed project would not create adverse environmental impacts with implementation of the attached mitigation measures. Planned Sign Program Findings: I 1. The proposed signs are consistent with the goals, objectives, policies and programs of the Arroyo Grande general plan, specific plan, and all applicable design guidelines or approvals based upon review of the applicable documents by staff, the Architectural Review Committee, Planning Commission and City Council. I 2. The proposed signs conform to applicable development standards and provisions of the Development Code and will not be detrimental to the public health, safety and welfare; 1 3. The physical location or placement of the sign& is compatible with the surrounding neighborhood based upon similar existing signs within the Five Cities Center development as reviewed by the Architectural Review Committee. The signs will require building permits, which entail adherence to the Building Codes of the City of Arroyo Grande and the State of California and therefore will not pose a safety risk. NOW, THEREFORE, BE IT RESOLVED that the .City Council of the City of Arroyo Grande hereby approves Amended Conditional U,se Permit Case No. 12-001 and Planned Sign Program Case No. 12-001 subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion of Council Member , seconded by Council Member the following roll call vote, to wit: AYES: NOES: ABSENT: , and on the foregoing Resolution was passed and adopted this day of March, 2012. Agenda Item 9.b. Page 14 RESOLUTION NO. PAGE 3 TONY FERRARA, MAYOR ATTEST: KELLY WETMORE, CITY CLERK APPROVED AS TO CONTENT: STEVEN ADAMS, CITY MANAGER APPROVED AS TO FORM: TIMOTHY J. CARMEL, CITY ATTORNEY Agenda Item 9.b. Page 15 RESOLU'I'ION NO. PAGE 4 EXHIBIT "A" CONDITIONS OF APPROVAL AMENDED CONDI'rIONAL USE PERMIT CASE NO. 12-001 PLANNED SIGN PROGRAM CASE NO. 12-001 lnvestec Real Estate Companies Five Cities Shopping Center (Building 1-2) COMMUNITY DEVELOPMENT DEPARTMENT This Amendment to Conditional Use Permit No. 96-541 authorizes development of a 9,400 square foot commercial building and signagd within Phase II of the Five Cities Shopping Center as follows: 1 Change the allowable use from office to retail of previously approved Building 1-2; Install two (2) wall signs on Building 1-2; Add a sign panel for Pier 1 Imports under Petco on the existing monument sign at the northern entrance to Phase II of the shopping center; and Add a new monument sign at the intersectiton of Rancho Parkway and West Branch Street in the landscaped area below Building M. I PLANNING DIVISION General Conditions 1. All conditions of approval for Conditional Use Permit No. 96-541, as amended, shall remain in full force and effect as indicated in City Council Resolution No. 3157 approved in July 1996. 2. All conditions of approval for Conditional use Permit No. 06-003, as amended, shall remain in full force and effect as indicated in City Council Resolution No. 4029 approved in July 2007. 3. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 4. The applicant shall comply with all conditions of approval and mitigation measures for Amended Conditional Use Permit 12-001 and Planned Sign Program 12-001. 5. This application shall automatically expire on March 13, 2014 unless a building permit is issued. Thirty (30) days prior to the expiration of the approval, the applicant may apply. for an extension of one (1) year from the original date of expiration. 6. Development shall occur in substantial conformance with the plans presented to the City Council at the meeting of March 13, 2012 and marked Exhibits "BI-B10". Agenda Item 9.b. Page 16 RESOLUTION NO. PAGE 5 7. The applicant shall agree to defend at hislher 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, atlits sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve applicant of hislher obligations under this condition. 8. A copy of these conditions shall be incorporated into all construction documents. 9. The project shall be consistent with the pedebtrian enhancement plan approved for Phase II of the Five Cities Center. 1 10. Petco is allowed to place its name on either the main entrance tower sign, or on the new monument sign located on the corner of Rancho Parkway and West Branch Street. Petco cannot place its name on both signs. 11. The trash enclosure shall be screened with additional landscape material. Architectural Review Committee (ARC) 12. In planting areas, the soil shall be over-excavated and soil amendments added to encourage plant establishment. 13. All ducts, meters, air conditioning equipment, and other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public .view behind the parapets, or with materials architecturally compatible with the main structure. I 14. The decorative slate tile with ornamental metalwork accents shall remain on the walls. 15. The landscape plan shall be revised to replace the Ceanothus located in the shaded area behind the building with Tasmanian andlor Australian tree ferns. Development Code 16. Development shall conform to the Regional Commercial (RC) zoning requirements except as otherwise approved. 17. Signage shall be subject to the requirements of Development Code Chapter 16.60, and as approved per Plan Sign Program Case No. 12-001. 18. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans except as specifically modified by these conditions. Agenda Item 9.b. Page 17 RESOLUTION NO. PAGE 6 19. All parkirrg spaces adjacent to a wall, fence, or property line shall have a minimum width of 1 1 feet. Noise 20. Consistent with MM 12.1, construction activitiis shall be restricted to the hours of 7 AM and 6 PM Monday through Friday, and 8 AM to 6 PM on Saturdays. No construction shall occur on Sunday. On-site equipment maintenance and servicing shall be confined to the same hours. Lin htinq 21. All lighting for the site shall be downward direded and shall not create spill or glare to adjacent properties. i 22. Prior to issuing a Certificate of Occupancy, the applicant shall submit an exterior lighting plan and site lighting footcandle plan subject to review and - approval of the Community Development and Police Departments that complies with Section 16.48.090 of the Development Code. Water 1 23. All new construction shall utilize fixtures and besigns that minimize water usage. Such fixtures shall include, but are not limited to, low flow showerheads, water saving toilets, instant water heaters and hot water recirculating systems. Water conserving designs and fixtures shall be installed prior to final occupancy. Solid Waste 24. Location of Solid waste pick-up as identified on the project plans is acceptable. Trash enclosures shall be reserved exclusively for dumpster and recycling container storage. PRIOR TO ISSUING A BUILDING PERMIT: 25. A landscaping and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development Department and the Parks, Recreation and Facilities Department. The landscaping plan shall include the following: I a. Tree staking, soil preparation and planting detail; b. The use of landscaping to screen ground-mounted utility and mechanical equipment; c. The required landscaping and improvements. This includes: 1. Deep root planters shall be included in areas where trees are within five feet (5') of asphalt or concrete surfaces and curbs; 2. Water conservation practices including the use of low *Flow heads, drip irrigation, mulch, gravel, drought tolerant plants and mulches shall be incorporated into the landscaping plan; 3. An automated irrigation system; Agenda Item 9.b. Page 18 RESOLUTION NO. PAGE 7 4. The selection of groundcover plant species shall include native plants; and I 5. Linear planters shall be provided in the parking areas. PRIOR TO ISSUING 'THE CERTIFICATE OF OCCUPANCY: 26. Development shall comply with Development Code Sections 16.48.070, "Fences, Walls and Hedges"; 16.48.090, "Lighting"; 16.48.120, "Performance Standards"; and 16.48.130 "Screening Requirements". 27. The developer shall paint a test patch on the building including all colors. The remainder of the building may not be painted until inspected by the Community Development Department to verify that colorls are consistent with the approved color board. A 48-hour notice is required for this inspection. 28. All new electrical panel boxes shall be installed, inside the building(s). BUILDING DIVISION I 29. The project shall comply with the most recent editions of all California Building and Fire Codes, as adopted by the City of Arroyo Grande. 30. The project shall provide complete compliance with State and Federal disabled access requirements. 31. Prior to issuing a Certificate of Occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines. 32. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. 33. The project shall have a fire flow based on the California Fire Code appendix Ill-A. 34. Prior to combustible materials being placed on site, fire hydrants shall be installed, per Fire Authority and Community Development Department standards. 35. Prior to occupancy, the applicant must provibe an approved "security key vault", per Building and Fire Department guidelines. 36. Prior to issuance of grading or building permit, the applicant shall show proof of properly abandoning all non-conforming items such as septic tanks, wells, underground piping and other undesirable conditions. ENGINEERING DIVISION 37. The developer shall install filter systems in all storm drain inlets serving the project site. Agenda Item 9.b. Page 19 RESOLUTION NO. PAGE 8 38. The developer shall revise the Preliminary Grading and Utility Plan for approval by the Five Cities Fire Authority, Building ~ivision and Recreation and Maintenance Services Department. , 39. Pay the proportionate share to the following wastewater capital improvement projects: > El Camino Real Upgrade. > Walnut Street Upgrade. 40. Obtain a "will serve" letter from the South an Luis Obispo County Sanitation District. The project wastewater flows to the "~akeman Bottleneck. General Conditions All Engineering Division conditions of approval as listed below are to be complied with pnor to finalizing the building permit, unless specifically noted otherwise. 41. 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: 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 $ue or ensure performance of the conditions necessary to meet the requirements of the imposition. (2) Serving written notice on the City couhcil, 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. Agenda Item 9.b. Page 20 RESOLUTION NO. PAGE 9 (B) A protest filed pursuant to subdivision (A) shall be filed at the time of the approval or conditional approval of the develbpment 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. I I (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 develdpment occurs, for the purposes of this section, when the tentative map, tentative parcel map, or parcel map is approved or conditionally approved or wheri the parcel map is recorded if a tentative map or tentative parcel map is not required. (E)The imposition of fees, dedications, reservatibns, or other exactions occurs, for the purposes of this section, when they are irr~posed or levied on a specific development. I 42. 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 construction plans based on an approved construction cost estimate. I 43. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or as directed by the Community Development Director. 44. Perform construction activities during normall business hours (Monday through Friday, 7 A.M. to 5 P.M.) for inspection purposes. IMPROVEMENT PLANS I 45. All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. 46. Submit four (4) full-size paper copies and one (1) full-size mylar copy of approved improvement plans for inspection purposes during construction. 47. 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. Agenda Item 9.b. Page 21 RESOLUTION NO. PAGE 10 48. The following lmprovement plans shall be prepared by a registered Civil Engineer and approved by the Community ~evelopment Department: a. Grading, drainage and erosion control; b. Street paving, curb, gutter and sidewalk1; c. Public utilities; d. Water and sewer; e. Landscaping and irrigation; and f. Any other improvements as required by the Community Development Director. I 49. The site plan shall include the following: l a. The location and size of all existing and proposed water, sewer, and stom1 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. 50. lmprovement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 51. 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, he Community Development Director shall approve any landscaping or irrigatioi within a public right of way or otherwise to be maintained by the City. WATER 52. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 1 53. The applicant shall mitigate all estimated increase in water demand created by the project through payment of a water rieutralization in-lieu fee (currently estimated at $5,995/acre-foot). SEWER 54. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. PUBLIC UTILITIES 55. Underground all new public utilities in accordance with Section 16.68.050 of the Development Code. Agenda Item 9.b. Page 22 RESOLUTION NO. PAGE 11 56. Submit all improvement plans to the public:utility companies for approval and comment. Utility comments shall be forwarded to the Community Development Director. 57. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. GRADING 58. Perform all grading in conformance with the City Grading Ordinance. 59. 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. 60. Submit all retaining wall calculations for review and approval by the Community Development Director for walls not constructdd per City standards. I DRAINAGE 61. All drainage facilities shall be designed to accommodate a 100-year storm flow. DEDICATIONS AND EASEMENTS 62. All easements, abandonments, or similar documents to be recorded as a document separate from a map, shall be prepared by the applicant on 8 112 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. PERMITS 63. 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, a. Stockpiling material in the City right of way, b. Storing equipment in the City right of way. 64. Obtain a grading permit prior to any grading operations on site. AGREEMENTS 65. 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. Agenda Item 9.b. Page 23 RESOLUTION NO. PAGE 12 IMPROVEMENT SECURITIES I 66. All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 67. Submit an engineer's estimate of quantities for public improvements for review by the Community Development Director. 1 68. Provide financial security for the following, tolbe based upon a construction cost estimate approved by the Community Develobment Director: 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. 1 c. One Year Guarantee: 10% of the approved estimated cost of all project improvements. This security is requirecl prior to acceptance of the project improvements. I I PRIOR TO ISSLllNG A BUILDING PERMIT I 69. The Public Works plans shall be approved. 70. All utilities shall be operational. I 71. 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. MI'TIGATION MEASURES ~ A negative declaration with rnitigation 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. 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 the adjacent neighborhood north of the project site. MM 3.1: 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. Agenda Item 9.b. Page 24 RESOLU'I'ION NO. PAGE 13 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 landscape plan should be implemented as soon as possible following completion of any soil- disturbing activities. ! Exposed ground areas that are 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 District (APCD). All roadways, driveways, sidewalks abd other areas to be paved should be completed as soon as possible. B'uilding pads should also 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. 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 231 14. 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. MM 3.2: Prior to any grading activities, the contractor/builder shall ensure that a geologic evaluation is conducted to deterrr~ine 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 Agenda Item 9.b. Page 25 RESOLUTION NO. PAGE 14 applicant 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. MM 3.3: All portable equipment (50 horsepower or greater) used during construction must be issued a permit by either the CARB or the APCD. (Contact the APCD Engineering Division at (805) '781-5912 for specific information regarding permitting requirements prior to stap of the project). MM 3.4: 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: a Covers on storage piles shall be maintained in place at all times in areas not actively involved in soil addition or removal. a 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. a 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. a During soil excavation, odors shall not be evident to such a degree as to cause a public nuisance. I a Clean soil must be segregated from cohtaminated soil. MM 3.5: Operation of the 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 maxim~~m extent feasible using the following techniques: a 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. I a The scheduling of deliveries shall be staggered to the maximum extent feasible. a Vehicle operators shall be made aware of the 'no idle' zone, including notification by letter to all delivery companies. a Prominently lettered signs shall be posted in the receiving dock area to remind drivers to shut off their engines. a Diesel idling within 1,000 feet of sensitive receptors is not permitted. a Use of alternative-fueled vehicles is recommended whenever possible. a Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors. MM 5.1: The note below shall be placed on the grading and improvement plans for the project: Agenda Item 9.b. Page 26 RESOLUTION NO. PAGE 15 1 "If human remains (burials) are encountered, the County Coroner shall be contacted immediately. In the event that previously unidentified potentially significant cultural resources are discovered, an archaeologist shall have the authority to divert or temporarily halt ground disturbance operations in the area of discovery to allow evaluation of potentially significant cultural resources in consultation with Northern Chumash Tribal Council. For significant cultural resources, a Research Design and Data Recovery Program to mitigate impacts shall be prepared by the consulting archaeologist and approved by the City, then camed out using professional archaeological ,methods. If it can be demonstrated that a project will cause damage to a unique archaeological resource, the City may require reasonable efforts to be made to permit any or all of these resources to be preserved in place or left in an undisturbed state." MM 9.1: The following BMPs shall be incprporated into the project: a Roof Downspout System. Where feasible, direct roof drains to pervious areas to allow infiltration prior to discharging to water bodies or the municipal storm drain system. a Run-off Control. Maintain post-develo~ment peak runoff rate and average volume of runoff at levels that are similar to pre-development levels. a Filters. Install filter systems in all stdrm drain inlets serving the project site. a Labeling 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. a Common Area Litter Control. Implement trash management and litter control to prevent litter and debris from being carried to water bodies or the storm drain system. a Refuse Areas. Trash compactors, enc)osures 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. 1 a Loadinn 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. Agenda Item 9.b. Page 27 RESOLU'I'ION NO. PAGE 16 Streetlparking lot Sweeping: Implement a program to regularly sweep 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. Wash water containing any cleaning agent or degreaser should be collected and discharged to the sanitary sewer. MM 12.1: Construction activities shall be restricted to the hours of 7:00 AM to 6:00 PM Monday through Friday, and 8:00 AM to 6:00 PM on Saturdays. No construction shall occur on Sundays. On-site equipment maintenance and servicing shall be confined to the same hours. MM 12.2: All store deliveries shall be restricted to between the hours of 7:00 AM to 6:00 PM. MM 12.3: 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. I I MM 12.4: A note shall be placed on the construction plans that no more than two (2) pieces of major earth moving equipment shall be allowed to operate simultaneously within 300 feet of adjacent residences or the school. MM 12.5: Equipment mobilization areas, water tanks, and equipment storage areas shall be placed in a central location as far from existing residences as feasible. Agenda Item 9.b. Page 28 - Building 1-2 Five Cities Center 900 Block of Rancho Parkway Arroyo Grande, CA 93420 SITE STATISTICS - SII r(D.CSI .SPSzaS Pucu - 01-?8?-01 mlc WUC*. bllllL SII UI. Z~MSIIL~ uus - annmsnqu ABBREVIATIONS . -- - - -- 2 :I= 5%- BUILDING STATISTICS PROJECT DIRECTORY 0141 ~1. w ON.% UC - gk .- ----- -- - -- ---- .atral umm LWI -- - xa 1.51 WrmO IrnC?. SJR xa IWI' 8% . .. - % YIA II~M& CA e~m msmucm imr Z= w . (am1 ea~-mae MPUC. -- - -- g- 3-Z- ; z=== ru (em] vs>-neBa Ky.L"W w YY -- -- uICm w s1mcIml. lm rl -- -- mmn IUSCIUI. lmusnc ma rs!an co ==- iE?- . -- .Lw,I O.w -I- xa CAST CURLLO smtc~. mn xa YI. BUM... C. *lIW MtAL "& BE-- fZ5.- e" Van <mS, *Il-TV8D- w2-- - - -- -- I. .ilOrC. -. - 9.- -1 2 E" . -- - - - -- - --- --. -- .-- - - 5 s- L&--- U~RCI. P.U. .msn . -.u mw M~IICTS ~(IPYO UPC -I ~r-6. --I. 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" LI. .,-a -I -P :::='"-" .,. ., - WII._IIIl ". -. . --. I.---I,. I- UDU ..IMCIUrnl)D I--- LllPLL SCOPE OF WORK r. CWSMIP w 9.0 sr 0.~4. sImr ~(l~t.0~ UPC .I na Cmm rn Oms CUm SHEET INDEX .D nu HCT. urn ru. rprr mu. -UCT 0.1. CI claemc m.*ru ~u -1 09 M .I 1100.IIU .I w M .I rmmm CUW.~ LO -an a qun~ Ag e n d a I t e m 9 . b . Pa g e 2 9 ---- x' ', -1- I I ClOQQ@QOOOOOOOQQ 0 a I F 5 C K a 32 - 00 - z 0 a PmporDd Nar Commordal CmrVucua hoyo trmao. CA 9)lm ,,,.-.-... .-r. I-C. .~,n ..,1,,...-., -C,W,..I."' ." on ---.---.- ---- .--- .... ...-.---.--- Agenda Item 9.b. Page 30 1 - I. 1.-. $1" 01 .. - d- 0.m" l .- - .I -1 RW Nor COnmOlCU Ccmmctm kxw Grwe. CA V3a20 ,-.--.-. -' .-.-c ..I,., ill:, ~,~~'-asa- L.1- I... -.I -,U),..:- *- .t -8 ,.- Agenda Item 9.b. Page 31 EXHIBIT 84 s ' p 5 8 4 P Z i g q F Z CBz Bz Rwod NO* ConmwmSS CcmmCtbn &lW Grcndc. C4 93420 I..--." .*I. --,-A .,,b - -,-,u,.... . - - .. -.la. $1" . G._C I -----a - " m, !.a* --. -- .- -- Agenda Item 9.b. Page 32 EXHIBIT B5 Agenda Item 9.b. Page 33 EXHIBIT B6 ..,-. ...... ..-a I --- Agenda Item 9.b. Page 34 Ag e n d a I t e m 9 . b . Pa g e 3 5 EXHIBIT B8 w Agenda Item 9.b. Page 36 EXISTING TREE TO REMAIN (TYPICAL) PROPERTY LINE TOP OF FOOTING ELEVATION: NOT TO EXCEED 95.3 SO TOP OF 5'-7" SlGN IS AT OR BELOW RESTAUM FLOOR ELEVATION PROPOSED PHASE ii GATEWAY MONllMENT SlGN WITH SPACES ALLOCATED FOR TWO (2) PHASE ii TENANTS EXISTING SHRUBS TO REMAIN (TYPICAL) EXISTING 'TREES TO REMAN (TYPICAL) WEST BRANCH STREfl AT RANCHO PARKWAY INTERSECTION Ag e n d a I t e m 9 . b . Pa g e 3 7 Existing Monument Sign with proposed "Pier 1 imports" panel at existing insert. Wpol~kd~1Urnb~k.m.rim.a~ mm--.nm..MdP&m Ag e n d a I t e m 9 . b . Pa g e 3 8 ATTACHMENT 1 Minutes: City Council Meeting Tuesday, July 24,2007 Page 3 Council comments ensued including,support for the current proposal and that it is a good compromise from the previous proposal; support for the reduction in parking spaces at the proposed location; acknowledgment ttiat PG&E has found two additional sites in Pismo Beach to provide additional parking lots; support for the modification in condition #7 concerning insurance requirements; clarification regarding the proposed material to be used for the parking area; the benefits of the proposal 'to the future recreation center project; and the benefits of the proposal to the community and to PG&E. Action: Council Member Costello moved to adopt Resolution No. 4029 as follows: "A RESOLUTION OF THE ClTY COUNCIL OF THE ClTY OF ARROYO GRANDE APPROVING TEMPORARY USE PERMIT 07-012 FOR A TEMPORARY PARK AND RIDE LOT ON A PORTION OF ClTY PROPERTY; APPLICANT PACIFIC GAS AND ELECTRIC COMPANY", with the modification to condition #7 to include the words "or adequate proof of equivalent self- insurance". Council Member Fellows seconded, and the motion passed on the following roll-call vote: AYES: Costello, Fellows, Guthrie, Arnold, Ferrara NOES: None ABSENT: None I 9.a. Consideration of Amended Conditional Use Permit Case No. 06-003 and Planned Sign Program Case No. 06-003 to Construct New Commercial Buildings and Install Signage; Applicant - lnvestec Real Estate Companies; Representative - Carol Florence, Oasis Associates; Location - 925 Rancho Parkway, Pad "I" (Phase II of the Five Cities Shopping Center), and the 1100 Block of West Branch Street (Phase I of the Five Cities Shopping Center). Associate Planner Heffernon presented the staff report and recommended the City Council adopt a Resolution approving Amended Conditional Use Permit Case No. 06-003 and Planned Sign Program Case No. 06-003 subject to the conditions of approval. Staff responded to questions from Council concernirlg directional signs; when in the process the Storm Water Pollution Prevention Plan would be reviewed (prior to issuance of the grading permit); and whether Public Works had reviewed the potential for a right turn lane from W. Branch Street onto Rancho Parkway. Assistant City Engineer Linn explained that there is not enough space to restripe the existing road and further explained the modifications that would have to be made at the corner, at a considerable cost, in order to provide for a right turn lane. Mayor Ferrara opened the public hearing. Carol Florence, Principal Planner for Oasis Associates, representing the project applicant, requested the Council adopt the Resolution amending the CUP and Sign Program 06-003, subject to 82 conditions of approval and 53 mitigation measures, with a few minor revisions. She presented the proposal for Pad I, including the Vicinity Map and site plans; proposed.traffic improvements (including one addition); Phase II signage; site plans for Phase I and Phase II; a site plan comparison of the previous proposal (February 2007) versus the current proposal (July 2007); the pedestrian enhancement plan and proposed access points; aerial photos and video with conceptual buildings; and elevations for each building. She referred to the Applicant's Response to the City Council staff report (on file in the Administrative Services Department), which requested revision, comment, andlor clarification to Condition -Nos. 7, 12, 13, 19, 23, 24, 48 and 54. She then responded to questions from Council regarding ADA access to the site; lighting requirements; trip generation data for office use versus retail use; and monument signs. Agenda Item 9.b. Page 39 Minutes: City Council Meeting Tuesday, July 24,2007 Page 4 Steve Orosz, Orosz Engineering (traffic consultant), reviewed average trip generation data for office, general retail, and financial uses. Jean Wade, resident, referred to the story pole located on the site, asked if that was the height of the proposed building, and stated it appeared to be very high. Thomas Klein, resident, expressed concern about the proposed pedestrian walkway as it relates to potential lighting impacts and ADA accessibility, Upon hearing no further public comments, Mayor Ferrara closed the public hearing. Mayor Ferrara provided the following comments: - Acknowledged the City has benefited from the sales tax revenue; however, the City has also been burdened by traffic and poor circulation in and around the Center; - Gave a historical overview of development in the Five Cities Center; - Generally okay with the pcoposal, with the exception of Building 1-2 due to the location of the loading dock; does not agree with the findings in the acoustic report; it is too close to the residences; potential noise impacts to the neighborhobd; and cannot make appropriate findings for approval of Building 1-2; I - Supports design of Building 1-1 and Building 1-3 with the proposed traffic mitigation; - If Building 1-2 is designated for office use, it would address size, scale, and intensity of use issues as the loading dock could. be removed and the architect could be creative by reducing the building height and softening the look; - If use of Building 1-2 can be changed, he could make findings for approval; - If use to remain all retail, would want to wait until Building J is occupied in order to determine actual traffic impacts. Council Member Costello provided the following comments: - Expressed concerns regarding parking in Phase 2 and the current layout of the parking lot; - Commented that as the Center is built out, parking becomes more problematic; - Can support proposal for location of Building 1-3 in Phase 1; - Supports phased development and considering office use for Building 1-2, which may alleviate potential parking problems; - Supports the roadway improvements which will improve access to both Phase 1 and Phase 2; - Supports efforts to reduce light pollution; - Does not see need for pedestrian access coming down from Via Vaquero; - Cannot support findings for approval of Building 1-2 as proposed. Council Member Fellows provided the following comments: - Likes new design layout; - The trees leading up to Building 1-2 are a good idea; - Hoped for more dramatic traffic improvements; - A phased approach to development is a good idea; - Agreed that change in use for Building 1-2 is a good idea; - Traffic mitigation for the Camino Mercado entrance is a good idea; suggested a directional sign at corner of Camino Mercado and Rancho Parkway in order to be effective; - The new medians on Rancho Parkway should contain landscaping to include trees; - Lighted signs should be on timers; - Redesign is good, except for some changes Building 1-2; - Suggested eliminating the globes from the monument signs; - Does not support removing Public Works Condition #8 relating to filtering of storm water runoff; Agenda Item 9.b. Page 40 Minutes: City Council Meeting Tuesday, July 24,2007 Page 5 - If changes are made to Building 1-2 as suggested, there is an opportunity to install landscaped bioswales if the loading dock is removed; - Suggested better pedestrian safety in parkiqg lot design in front of Building 1-2. Council Member Guthrie provided the following comments: - Pedestrian access off of Via Vaquera would be useful; however, he acknowledged the significant slope and difficulty of providing ADA access; - Suggested a pedestrian access improvement by providing a crosswalk between the AG Edwards building and the approved Chili's building; - Supports suggestion for office use in Building 1-2; however, he was optimistic that the traffic improvements would work and that retail could go in Building 1-2; - Agreed that there are potential noise impacts with the truck loading dock as proposed; - Can support certain square footage limits for non-retail uses in Building J, 1-1 and 1-3; - Would not support eliminating Condition #48 relating to filtering of storm water runoff; - Supports proposal with change to office use in Building 1-2; however, he would prefer retail use in the long run; and could support revising Condition #7 as long as the square footage for non- retail use is limited. In response to Council comments, Ms. Florence said there is 28,500 square feet between Buildings 1-2 and 1-3, and Building J is approximately 11,000 square feet. She said if a threshold level is set for non-retail use, she requested the Council consider setting a 10,000 square feet limit. Mayor Pro Tem Arnold provided the following comments: - Would consider designating Building 1-2 as office; can change use later when traffic studies are analyzed; - Would not support financial use in Building 1-3; needs to remain as retail; 1 Supports monument signs; however, the light globes are unattractive; - Concerned about the lack of a right turn lane from W. Branch onto Rancho Parkway; - Supports leaving Condition #7 as proposed; - Supports proposal if issue regarding use of Building 1-2 can be addressed. Further discussion ensued regarding the proposed alternatives; clarification on signage; and limiting the square footage for non-retail uses in Buildings 1-1 and J. Action: Mayor Ferrara moved to adopt a Resolution as follows: "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE APPROVING AMENDED CONDITIONAL USE PERMIT CASE NO. 06-003 AND PLANNED SIGN PROGRAM CASE NO. 06-003, APPLIED FOR BY INVESTEC REAL ESTATE COMPANIES, LOCATED AT 925 RANCHO PARKWAY AND THE 1100 BLOCK OF WEST BRANCH STREET (FIVE CITIES SHOPPING CENTER)", with the following conditions and stipulations as follows: 1) No change to Condition #48 concerning drainage; 2) the three monument signs are acceptable, without globes, in a design that is similar to the existing monument signs; 3) that non-taxable retail be limited to 8,000 square feet in Buildings J and 1-1, with financial institutions not to exceed 5,000 square feet; that Building 1-2 be pre- designated as office use, and that staff work with the applicant on Building 1-2 to achieve a softer, more horizontal design and to remove the loading dock; 4) that the design of Buildirlg 1-2 go back to the Architectural Review Committee for review and approval; 5) that Condition.#12 applies only to new tenants; 6) that Condition #13 should read "Phase II", not Phase 1; 7) that the first sentence in Condition #54 be revised to read as follows: "Perform construction activities during normal business hours (Monday through Friday, 7 A.M. to 5 P.M.) for inspection purposes. ". Mayor Ferrara clarified that the motion included the modification to Condition #7, identified as an alternative in the staff report, to read as follows: "Subject to compliance with all conditions of approval and mitigation Agenda Item 9.b. Page 41 Minutes: City Council Meeting Tuesday, July 24,2007 Page 6 measures, all three (3) proposed new buildings*/-1, I-2,and 1-3 may be constructed and occupied. Buildings 1-1 and 1-3 shall be used for retail commercial and Building 1-2 is restricted to ofice use only." Council Member Fellows seconded, and the motion passed on the following roll-call vote: AYES: Ferrara, Fellows, Guthrie, Costello NOES: Arnold ABSENT: None Mayor Ferrara called for a break at 9:45. The Council reconvened at 9:55. 9.c. Consideration of Certification and Related Findings for the Final Environmental Impact Report for the Newsom Springs Regional Drainage Plan. Associate Planner McClish presented the staff report and recommended the City Council adopt a Resolution to certify the Final Environmental Impact Report prepared for the Newsom Springs Regional Drainage Plan as adequate and complete and make related findings pursuant to the requirements of the California Environmental Quality Act. . David Foote, FIRMA, gave an overview of the proposed project, explaining the regional drainage plan components; reviewed impacts to agricultural resources, flooding and sedimentation, biological resources, and cultural resources; reviewed alternatives to the proposed project; reviewed the EIR process and preparation of response to public comments, and recommended the Council certify the Final EIR as complete in accordance with CEQA and adopt the mitigation monitoring program. Mr. Foote noted that a tour of the lkeda property had been conducted to look at a similar storm water project, which was designed for a smaller storm event; and it compares favorably with the proposed project. He also noted that the Final EIR includes 12 comment letters and related responses. Mr. Foote responded to questions from Council concerning impacts on agricultural resources. Mayor Ferrara clarified that the purpose of the Final EIR is to serve as an informational document which examines the likely environmental impacts of the proposed project, and it identifies those environmental impacts that could be potentially significant if the project is approved; it develops . mitigation measures to reduce significant impacts to the extent feasible; it identifies feasible alternatives to the project; it provides a means for citizens to participate in the decision making process; it is not the purpose of the EIR to recommend approval or denial of a project; and that CEQA requires decision makers to make a decision with knowledge of the potential environmental impacts of the project and to balance the benefits of the proposed project against its potential environmental impacts. He stated this document would be used as a reference when a specific project comes forward. Mayor Ferrara opened the public hearing Damien Mavis, one of the developers of the Cherry Creek project, spoke in supp,ort of certifying the Final EIR and gave a status report of the Cherry Creek project. Neil Havlik, representing Coastal San Luis Resource Conservation District, spoke in support of certifying the Final EIR. Ann Backmann expressed concern about the location of the detention basin and asked if the project could go forward without the detention basin. Mr. Foote replied that it is not needed, but it provides some benefits. Upon hearing no further public comments, Mayor Ferrara closed the public hearing. Agenda Item 9.b. Page 42 ATTACHMENT 2 I To: From: Orosz Lnglneerlng ~rou~; Inc MEMORANDUM Five Cities Center C/O lnvestec stephen A. Orosz, PE, PTO~ Orosz Engineering Group, Inc. Subject: Five City Center - Pad 1-2 Comparison of Retail and Office Uses Trip Generation, lntersectlon Operation and Parking Demands Date: November 8,2011 Orosz Engineerlng Group, Inc. (OEG) Is pleased to provlde this memorandum for the subject'work. We have coordinated the trafflc study requirements with the City of Arroyo Grande requirements and ' procedures for thls level of analysis. The project is focused on the proposed change of use of a future 13,500 square foot space within Phase II of the Five Cities Center. The following analysls documents the anticipated changes in trafflc patterns and parklng demands comparing the approved office use with the proposed general commercial use. Further, to satisfy the conditions of approval, the intersectlon operatlon was reevaluated with the Petco space occupied and the Rancho Parkway improvements installed. Also, a Saturday parklng demand study was performed to demonstrate that available parking space is provided within the Phase II area. Trlp Generatlon Comparlson - Offlce Use to Retall Use Using the City desired, SANDAG', trip generation rates, a comparlson of office traffic patterns and commercial retail traffic patterns was made. In the SANDAG trip generation reference, trlp rates for various land uses are provided, In additlon to pass-by and diverted trip percentages. The pass-by trips are trips that are already on the adjacent road system and are attracted to the site, while they are on their normal trip somewhere else. The diverted trips are similar in nature in that they are attracted to the land use; only these trips are diverted from adjacent streets to travel one or more roadways to reach the destination while they are on another primary trlp. These adjustment factors were considered for both land uses using SANDAG standard and approved methodologies. As seen on the attached table, the office uses would generate a total of 263 ADT with 38 AM and 28 PM Peak Hour trips with the SANDAG adjustments for pass-by and diverted trips. Typically, pass-by and dlverted trlps are not considered for office uses. However, to form a conservative analysis the reduction factors for the pass-by and diverted trips were applied to the office uses. In practice, the office traffic patterns are higher than shown In this table. San Dlego Association of Governments - San Dlego Trafflc Generators. PO-Box 1262 . Santa Ynez . CA ,93460 ,805-688-7814 . oeg@oegsite.com Agenda Item 9.b. Page 43 Five Cities Center November 8,2011 Page 2 By comparison, the commercial retall use traffic patterns are shown to generate 516 ADT with 16 AM and 24 PM peak hour trips, with the pass-by and diverted trip reductions recommended by SANDAG. SANDAG has documented a dlverted trip factor during the PM Peak Hour based on field data that shows a significant number (40%) of the retail trips in the PM Peak Hour are Diverted Pass-by trips. Diverted pass-by trips are trips that are diverted from another roadway (not lrnmedlately adjacent to the project) but are attracted to the site, while the driver is on the way home from work, between rnultlple retail stops, or recreatlon to home trips, etc.. The Commercial Retail uses would generate 12 fewer AM peak hour trips and a mlnimum of 4 and a maximum of 11 fewer PM peak hour trips. On a dally basis, the commercial uses would generate more trafflc than the offlce uses. However, the vast bulk of the additional commercial trlps would occur outside of the peak trafflc times when addltional roadway capaclty is available without significant impact. Office trafflc patterns generally peak during the morning, mid-day (lunch) and late afternoon hours. Retail uses tend to grow throughout the day peaking in the late afternoon hours. A chart depicting the retail and office traffic patterns throughout the day Is shown on the attached exhibit. The number of cornmerclal retail trlps Is normally reduced further to account for the interaction with other retall uses in the same shopping center area. These trlps are considered "internal capture" trlps. The commercial trips used in thls analysls would most ilkely be further reduced by the relationship with the other commercial uses withln the existing Five Cities shopping center. Therefore, the number of retail oriented trips being compared to the office trafflc is conservatively hlgh as the internal trip reductions were not applled in thls analysis. In summary, the traffic Impacts with the proposed change from Office to General Commercial Retail would result in better peak hour intersection operations as the total number of vehicle trips Is less than wlth the previously considered office traffic. 'the trafflc lmpacts would further be reduced if the internal capture for the retail uses were considered (typically 520% reduction), the pass-byldiverted trip reductions were not applied to the office uses and that the office peak traffic Is hlgher than the retail peak hour traffic during the AM and PM peak hours. The regional traffic volumes have remained static for the past six years, with no growth in terms of ambient traffic growth patterns. Parklng Supply /Demand Comparison - Office Use to Retall Use To compare the parking demands for the office and the general retail cornmerclal uses, two sources were used to complete the analysls: Clty of Arroyo Grande Municipal Code (parking supply requirements) and ITE Parklng Generation (actual parking demand values). The City of Arroyo Grande Municipal Code uses a parking supply requirement of 4 spaces per 1000 square feet for both land uses for a total of 54 parklng spaces. The proposed project site plan provides 350 total spaces within the Phase I1 area of the Five Cities Center or 50 spaces more than is required by the City's Municipal Code. The ITE Parking Generation, 4'h Edition, provides more detailed parking demands based on actual field studles. For the Office land uses, the ITE reference recommends a peak parking supply requirement of 3.45 spaces per 1000 square feet at an 85% peak annual demand design.limit. Similarly for the . cornmerclal uses, ITE recommends a peak parklng supply requirement of 3.16 spaces per 1000 square feet at an 85% peak annual demand design Ilmit. The use of these parking requirements results in a parklng demand of 47 parklng spaces for the office uses and 43 spaces for the retall uses. The change from office to commercial space would result In a parking supply requirement of 4 fewer spaces. Additionally, the office parking demand Is static throughout most of the 8 AM to 5 PM work day, while the retall uses are much shorter term and would turn over many times a day. PO Box 1262 . Santa Ynez . CA . 93460 , 805-688-7814 . oeg@oegslte.com Agenda Item 9.b. Page 44 Five Cities Center November 8,2011 Page 3 The conclusion of the parking analysis is that if the site plan provides at least 54 parking spaces, it would satlsfy both the City of Arroyo Grande Munlclpal Code parking requirement of 54 parklng spaces and the ITE parking supply requirement of 43 parklng spaces. Our revlew:of the site pian for the proposed building (attached as Architectural Dawning Sheet Al.1 drafted by Poirier & Assoc) shows that the 54 spaces would be provjded. lntersectlon Level of Servlce Impacts - Retall Use The operation of the three closest intersections to the project site was reviewed with the additional traffic generated by the proposed retall use; On Tuesday November 1,2011, the existing trafflc volumes were documented by OEG at the intersections of Rancho Parkway and West Branch Street, Phase 1/Phase 2 driveways and the Phase 2 driveway during the PM peak hour. Once the peak hour trafflc volumes were obtalned, OEG modeled the Intersection operation and delays using the Synchro model. 'the intersectlon configuration includes the Improvements Installed on Rancho Parkway with Pad 1-1 and with the Petco space occupied. The results of this analysis are shown below. Table 1 Exlstlng PM Peak Hour lntersectlon Operatlon As shown In this table, all of the intersections currently operate at LOS B or better during the PM peak hour. To evaluate the future traffic volumes with the proposed new retail space, the analysis contained two elements. First, the exlsting center has vacant exlstlng space (approximately 11,825 square feet) that could be occupled Immediately and would generate additional existing traffic. Second, the proposed 13,500 square feet of new retail space would generate additional traffic. To estimate the potential future traffic condltlons, the two trip generatlon estimates (vacant plus new retail space) were combined with the existing traffic volumes and the intersection operation was recalculated. The results of the future intersection operation are summarized In Table 2. Delay - Level of Service 14.3 seclveh - LOS B 6.1 sec/veh - LOS A 5.1 seclveh - LOS A Location Rancho Parkway at W. Branch Street Rancho Parkway at Phase 1-2 Drlveways Rancho Parkway at Phase 2 Driveway Table 2 Exlstlng Plus Vacant Plus 13,500 SF of Retaii Space PM Peak Hour lntersectlon Operatlon Type of Control . Traffic Signal Two-way Stop on Driveways Two-way Stop on Driveways As shown in this table, the additional retail traffic plus the trafflc generated by the existing vacant retail space would not significantly change the intersectlon operation at any of the study area Intersections. PO Box 1262 . Santa Ynez . CA . 93460 .805-688-7814 . oeg@oegslte.com Location Type of Control Existing Plus Vacant Plus Retail Delay - Level of Service Rancho Parkway at W. Branch Street Rancho Parkway at Phase 1-2 Driveways Rancho Parkway at Phase 2 Driveway Traffic Signal Two-way Stop on Driveways Two-way Stop on Driveways 14.3 seclveh - LOS B 6.1 seclve h - LOS A 5.1 seclveh - LOS A 14.4 sec/ve h - LOS B 6.4 seclveh - LOS A 5.6 seclveh - LOS A Agenda Item 9.b. Page 45 Five Cities Center November 8,2011 Page 4 Parklng Evaluation - Existlng Condltlons Plus Retall Use To determine if the existing Phase 2 parking area has a sufficient parking supply, the existing Saturday afternoon and early evenlng parking demands were documented. A parking survey was conducted on October 29,2011 by OEG for the Phase 2 parking areas between the hours of 10 AM and 3 PM and 5 PM and 7 PM at 30 minute intervals. The results of this parking survey are summarized in Table 3. As seen in this table, the peak existing site parking demand occurred at 2:30 PM wlth a total of 183 occupied parklng spaces. With a total of 315 existing parking spaces, the peak parklng demand period had 132 vacant parking spaces. The area surroundlng the existing Petco bullding had the highest number of vacant parking spaces. The Trader Joes and Chili's parking areas were more occupied, but . not full. Later in the evening, the Chlli1s.parking area did fill up and overflowed into the Wells Fargo area. Thls parklng operatlon worked well as the Chili's peak parking demand occurs when the Wells Fargo building is not occupied. No parking problems were observed. Similar to the intersection operatlon evaluatlon, the parking demand for the existing vacant retall space was combined with the retail parking demand for the new retail space. The parking demands for the 11,825 vacant square footage, combined with the 13,500 square footage of new retail space, results in a parking requirement of 101 parking spaces based on the City's parking requirements (4 spaces per 1000 square feet of building). Based on the existing peak parking demand of 183 spaces combined with the 101 space parking demand for the vacant and new retail space a total of 294 parking spaces is required to meet the parking demand for the build out of the Phase 2 area. A total parking supply of 350 parking spaces is proposed and would be expected to meet the parking demands for the full build out of the Phase 2 portion of the shopping center. Should you have any questions, feel free to contact us. OEG, Inc. thanks you for the opportunity to meet your needs on this exciting project. Sincerely, S-A. Ovm Stephen A. Orosz, P.E., P.T.O.E. Traffic Engineer Orosz Engineering Group, Inc. Enclosures PO Box 1262 . Santa Ynez . CA .93460 . 805-688-7814 . oeg@oegslte.com Agenda Item 9.b. Page 46 Five Cities Center November 8,2011 Page 5 Table 3 Phase 2 Parking Area Actual Demand Survey Number of Occupied Parklng Spaces ( Time of Day I Wells Fargo I Petco Area I Trader Joes I Chili's Area I Total PO Box 1262 . Santa Ynez . CA . 93460 ,805-608-7814 . oeg@oegsite.com Agenda Item 9.b. Page 47 KEY V - Existing Building VACANT P - Proposed Building Orotz Englneerlng GrOUR Inc. PM Peak Hour Trip Distribution PAD 1-2 FIVE CITIES CENTER Agenda Item 9.b. Page 48 Traffic Pattern Comparison Office vs. Retail Land Use 16.0% 14.0% 12.0% 10.0% 8.0% 6.0% Retail Use 4.0% Office Use 2.0% 0.0% 9.p' 9tS' 9+ gtS' 9+ %% %3 " "5 5b '3' Ag e n d a I t e m 9 . b . Pa g e 4 9 Traffic Generation and Parking Comparison Office vs. Retail Commericial Uses 33.5 KSF Land Use Office AM Peak Hour PM Peak Hour. Trip Rates ADT In Out Total In Out Total SAN DAG 20 2.52 0.28 2.80 0.52 2.08 2.60 AM Peak Hour PM Peak Hour '. Trips ADT In Out Total In Out Total SANDAG 270 34 4 38 7 28 35 -1 0 -1 -1 Pass-by 4% -6 -1 -5 ' -6 Diverted Pa&-by 19% Net Trip Generation Parking City Code 54 spaces IT€ Demand 47 spaces Retail AM Peak Hour PM Peak Hour Trip Rates ADT In Out Total In Out Total SANDAG 40 0.72 0.48 1.20 1.80 1.80 3.60 AM Peak Hour PM Peak Hour Trips ADT In Out Tota I In Out Total SANDAG 540 10 6 16 24 24 48 -4 -2 -2 -4 Pass-bylo% ' -20 -10 -10 -20 Diverted Pass-by 40% Net Trip Generation 5 16 10 6 16 12 12 24 Primary50% Parking City Code 54 spaces ITE Demand 43 spaces , Ag e n d a I t e m 9 . b . Pa g e 5 0 City Traftlc Counters, LLC. 626-256-4 1 7 1 0430 PM 68 0 0 0 21 63 0 326 04:45 PM - 64 - 0 0 0 27 77 0 360 Tolal 263 0 128 321 328 0 0 0 89 288 0 1428 File Name : RanchoBranch Site Code : 00000000 Start Date : 11/1/2011 Page No : 1 Gmups Pdnted- Unshlfted 05:30 PM 78 05:45PM 72 0 37 Tolal 290 0 135 0 285 323 0 82 301 1418 ~anm SouUlbound Grand Totel 553 0 608 851 0 0 171 600 2844 Awh % 67.8 0.: 1 0.0 48.2 51.8 1 0.0 0.0 0 1 22.2 77.8 0.: ( Tole11 19.4 0.0 9.2 0.0 21.3 22.9 0.0 0.0 0.0 6.0 21.1 0.0 =L Branch Sf Branch St Rancho Pkwy InL Tolol .- 386 356 Thru 1 ~lghl 1.0 I 1.0 04:OO PM 62 0 32 04:15 PM 71 0 25 Eastbound L~H I-- Thru I Right 1.0 I 1.0 I 1.0 17 92 0 24 67 0 Weslbound Len 1- Thm I ~lghl 1.0 I 1.0 I 1.0 0 97 86 0 83 86 Norlhbound Left 1.0 . Thru 1 Rlghl 1.0 I 1.0 0 0 0 0 0 0 Agenda Item 9.b. Page 51 Clty Traffic Counters, LLC. 626-256-41 71 File Name : RanchoBranch Site Code : 00000000 Start Date : 11111201 1 Page No : 2 T2i 1 1432 382 0.937 -- Branch St Weslbound Len 1 Thm 1 Right 1 %zi 1 of I 0 300 323 623 0.0 48.2 51.8 0 66 83 148 05:15 PM 0 93 76 169 0.922 Rancho Pkwy Northbound L~R I Thm 1 ~iiit 1 :iii - 0 0 0 0 0.0 0.0 0.0 0 0 0 0 3:45:00 PM 0 0 0 0 slan nmo Branch St Easlbound Lea 1 Thru 1 RI~~I I ri:i 97 299 0 396 24.5 75.5 0.0 25 81 0 I16 05:OO PM 25 91 0 116 0.853 - -- Rancho Pkwy Soulhbound Left 1 Thm 1 Right 1 Peak Hour From 04:OO PM to 05:45 PM - Peak Inlerseclion 04:45 PM Volume 282 0 131 413 Percent 68.3 0.0 31.7 05:00 84 0 33 117 Volume Peak Factor Hlgh Int. 05:OO PM Volume 84 0 33 117 Peak Factor 0.882 Agenda Item 9.b. Page 52 City Traffic Counters, LLC. 626-256-41 71 File Name : Rancho1 stDrive Site Code : 00000000 Start Date : 1 1 11 120 1 1 Page No : 1 Groups Prlnlad- UnshiRed l"T 240 237 222 .-- 260 959 1 st driveway Easlbound Lefi 1 Thm 1 Right - 1.0 ( 1.0 ( - 1.0 11 12 47 5 5 48 6 7 47 8 17 39 30 41 181 SwUlbound t~ 1.0 04:OO PM 1 34 16 04:15 PM 1 36 14 04:30 PM 0 34 12 04:45 PM 2 44 16 Tolal 4 146 58 1 st Orlveway Weslbw nd L T I 1.0 1.0 1.0 13 3 0 12 6 0 23 3 0 14 5 1 62 17 I Rancho Pkwy Norlhbound-- l+~fl Th 1 ,hl 1.0 ( 1.0 ( 1.0 44 20 39 47 24 39 33 18 39 4_1 16 57 165 78 174 Agenda Item 9.b. Page 53 City Traffic Counters, LLC. 626-256-41 71 File Name : RancholstDrive Site Code : 00000000 Start Date : 1 1/1/2011 Page No : 2 Rancho Phy 1 sl Driveway Rancho ~k;jy lsl Drlveway Sladllme lnter&~on 04:45 PM Volume 6 170 52 62 H 2 75 Percent 2.6 74.6 22.6 1 82.7 14.7 2.7 -. LOR 1 Thru 165 83 171 419 1 35 49 181 265 1 987 39.4 19.8 40.8 13.2 18.5 68.3 05:00 I 48 13 62 Volume Peak Factor Hlgh Inl. 04:45 PM Vdume 2 44 16 62 Peak Factor 0.919 Peak ~&r From 04:OO PM lo 05:45 PM - Peak 1 of 1 18'. 4 0 22 05:OO PM 18 4 0 22 0.852 42 27 39 108 04:45 PM 41 16 57 114 0.910 6 13 51 70 0550 PM 12 10 50 72 0.920 262 0.042 Agenda Item 9.b. Page 54 City Traffic Counters, LLC. 626-256-41 71 File Name : Rancho2ndDrive Site Code : 00000000 Start Date : 1 1/1/2011 Page No : 1 Groups Prlnted- UnshiRed Rancho Pkwy 2nd Driveway Rancho Pkwy 213 Diiveway Southbound Weslbound Northbound Easlbound Grand Total 45 184 255 0 198 0 0 808 Apprch % 19.7 80.3 0 1 74.1 0.: 2: 1 0.0 83.4 1:; 1 0.0 0.0 0.: I Total % 5.6 22.8 0.0 31.6 0.0 11.0 0.0 24.3 4.8 0.0 0.0 0.0 04:OOPM . 6 19 0 04:15 PM 7 23 0 04:30 PM 4 17 0 04:45 PM 6 30 0 Tdal 23 88 0 05:30 PM 6 22 35 0 29 2 0 0 0 05:45 PM 4 30 33 3 0 0 0 Tolal 22 95 41 0 110 18 0 0 0 112 02 107 107 418 32 0 7 28 0 9 29 0 13 32 0 19 121 0 48 0 23 8 0 24 5 0 20 4 0 19 8 0 86 23 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 95 98 87 112 390 Agenda Item 9.b. Page 55 City Traffic Counters, LLC. 626-256-41 71 File Name : Rancho2ndDrive Site Code : 00000000 Start Date : 1 111 1201 1 Page No : 2 Stad Tlme ~Kncho pkwy SouUlbound Lel 1 Tlirv 1 ~lglil' Zi -- 2nd Driveway ~ancho Pkwy Weslbound Lefl 1 Thru I Rlghl 1 Peak Hwr From 04:OO PM lo 05:45 PM - Peak IntersecUon 0445 PM Volume 24 95 0 119 Percenl 20.2 79.8 0.0 05:OO 27 Volume 33 Peak Factor Hlgh Int. 04:45 PM Volume 6 30 0 38 Peak Factor 0.828 1 of 1 133 0 51 184 72.3 0.0 27.7 35 0 11 48 0445 PM 32 0 19 51 0.902 0 101 19 120 0.0 84.2 15.8 0 23 10 33 05:OO PM 0 23 10 33 0.909 0 0 0 0 0.0 0.0 0.0 0 0 0 0 3:45:00 PM 423 112 0.944 Agenda Item 9.b. Page 56 Agenda Item 9.b. Page 57 Agenda Item 9.b. Page 58 Agenda Item 9.b. Page 59 Agenda Item 9.b. Page 60 Agenda Item 9.b. Page 61 Agenda Item 9.b. 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Ftve cw center I El pm pdM + -- 111 111 1 1- -mr - n L-&I .II;- 15'-0' - - - -. - - . - -. . -, (AT BASE)- 72' -- (CABINET) - - 18' 60" 36" (CABINET) Location CIIpIIIIMnTa~ -- rn-h-ormo.miuwu rr Yl- -- Existing Monument Sign with proposed "Pier 1 imports" panel at existing insert. PHOTO SIM H Pier 1 Imports 'photo rlm .'.I . ,, .. - ; I,. ' . '1,. . , EXISTING TREE TO REMAIN (TYPICAL) PROPERTY LINE TOP OF FOOTING ELEVATION: NOT TO EXCEED 95.3 SO TOP OF 5'-7" SlGN IS AT OR BELOW RESTAURANT FLOOR ELEVATION PROPOSED PHASE ii GATEWAY MONLIMENT SlGN WITH SPACES ALLOCATED FOR TWO (2) PHASE ii TENANTS EXISTING SHRUBS TO REMAIN (TYPICAL) EXISTING TREES TO REMAIN (TYPICAL) WEST BRANCH STRED AT RANCHO PARKWAY INTERSEC'I'ION 4900 300 mw CA LEGAL-65 feet Tractor Wth I 0% Lak to Lak Th 0 600 Traler Wth s R54 Steerkg An#e 8 2630 Tractor Track 8 8.54 brttmounp l\nglw 1 70110 TraPer Track 0 0% AUTO TURN EXHIBIT FIVE CITIES CENTER ARROYO GRANDE. CA February 8.2012