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
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-- lo' 3'
9' 3' . .
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- - - -. - - 1s --
w-I -----.-----I. --.----.-- -----,-I---
, -, - . -----.--- =- - -.-------.-- .-.--.-.--.---
m-----.--- - .--.-------- ------------- .-----.-
-I.-..-.-- -----.--- -------- @ ----.m- -
zzm
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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
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Page 30
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Page 31
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Page 34
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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
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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%
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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
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04:45 PM - 64 - 0 0 0 27 77 0 360
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File Name : RanchoBranch
Site Code : 00000000
Start Date : 11/1/2011
Page No : 1
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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
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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
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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
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'It
I ~u~dlng 1-2. 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