R 4488 RESOLUTION NO. 4488
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE DENYING AN APPEAL OF THE
PLANNING COMMISSION'S APPROVAL OF
CONDITIONAL USE PERMIT 12-007 AND APPROVING _
CONDITIONAL USE PERMIT 12-007; LOCATED AT THE
SOUTHWEST CORNER OF THE PIKE AND.SOUTH ELM
STREET; APPLIED FOR BY PETER BURTNESS AND
ANNIE ROBERTS
WHEREAS, the applicant has filed Conditional Use Permit 12-007 to develop a mixed-
use project consisting of twenty-three (23) two-bedroom apartments, five (5) studio
apartments and related improvements to an existing commercial property on a 1.56-acre
project site in the Office Mixed-Use (OMU) zoning district; and
WHEREAS, the Planning Commission adopted a Resolution approving Conditional Use
Permit 12-007 on August 21, 2012; and
WHEREAS, the appellants filed an appeal of the Planning Commission's approval on
August 28, 2012; and
WHEREAS, the City Council has considered the appeal and reviewed the project in
compliance with the California Environmental Quality Act (CEQA), the State CEQA
Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA
and has determined that the Mitigated Negative Declaration (MND) prepared for the
project is adequate; and
WHEREAS, the City Council of has considered the appeal and reviewed the project at a
duly noticed public hearing on October 9, 2012; and
WHEREAS, the City Council finds, after due study, deliberation and public hearing, the
following circumstances exist:
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of
this title, the goals, and objectives of the Arroyo Grande General Plan,
and the development policies and standards of the City.
The proposed mixed-use project, which includes significant compatible
improvements to an existing commercial property as well as fully
integrated landscaping, pedestrian pathways and park facilities, is allowed
in the Office Mixed-Use (OMU) zoning district per Section 16.36.030 of the
Municipal Code and complies with all applicable development standards
for the OMU zoning district as set forth in Municipal Code Section
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RESOLUTION NO. 4488
PAGE 2
16.36.020. The finding that the full integration of an existing commercial
property constitutes a mixed-use project is predicated on the fact that the
existing commercial use is surrounded on two sides by three parcels of
vacant land, and the four parcels together form a discontiguous "island"of
Office Mixed-Use (OMU) zoning district. Additionally, the proposed•mixed-
use project is consistent with Housing Element Policy A.9., which states:
"The City shall continue to enable and encourage multiple-family, rental
apartments, senior, mobile home and special needs housing, in
appropriate locations and densities. These multiple family residential
alternative housing types tend to be more affordable than prevailing
single-family residential low and medium density developments."
2. The proposed use would not impair the integrity and character of the
district in which it is to be established or located.
The proposed mixed-use project would not impair the integrity or
character of the Office Mixed-Use (OMU) zoning district, as it is consistent
with the stated purpose of the OMU zoning district per Municipal Code
Section 16.36.020(H), which is to "provide areas for the establishment of
corporate, administrative, and medical offices and facilities, commercial
services that are required to support major business medical
development, and multi-family housing. Retail facilities and support
business are encouraged to serve nearby office and residential uses.
Typical uses include, but are not limited to, professional and medical
offices, business-related retail and service functions, restaurants, health
clubs, financial institutions, medical and health care facilities and multi-
family housing."
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is suitable for the proposed mixed-use, as the development
meets applicable development standards relating to density, parking,
building height, setbacks and open space.
4. There are adequate provisions for water, sanitation, and public utilities
and services to ensure public health and safety.
There are adequate provisions for all utilities and services necessary to
ensure public health and safety. Water and sewer services will be
provided by the City of Arroyo Grande, electrical service will be provided
by PG&E, natural gas will be provided by Southern California Gas
Company and trash and recycling services will be provided by South
County Sanitary Services.
RESOLUTION NO. 4488
PAGE 3
5. The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improvements in the
vicinity.
The proposed mixed-use will not be detrimental to the public health,
safety or welfare, nor will it be materially injurious to properties or
improvements in the vicinity as it will comply with all applicable codes and
standards.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby adopts a Mitigated Negative Declaration and approves Conditional Use
Permit 12-007 with the above findings and subject to the conditions as set forth in Exhibit
"A", attached hereto and incorporated herein by this reference.
On motion by Council Member Ray, seconded by Council Member Guthrie, and by the
following roll call vote, to wit:
AYES: Council Members Ray, Guthrie, Costello, Brown, and Mayor Ferrara
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 9th day of October, 2012.
RESOLUTION NO. yygB
PAGE 4
TONY R' AYOR
ATTEST:
%[∎l ' lJ k lL4 S
KELLY WE •R- CITY CL RK
APPROVED AS TO CONTENT:
c `cj6�
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIM THY J. CA L, CI ATTORNEY
RESOLUTION NO. 4488
PAGE 5
EXHIBIT 'A'
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 12-007
SOUTHWEST CORNER OF THE PIKE
AND SOUTH ELM STREET
This approval authorizes the development of a mixed-use project consisting of twenty-
three (23) two-bedroom apartments, five (5) studio apartments and improvements to an
existing commercial property on a 1.56-acre project site in the Office Mixed-Use (OMU)
zoning district.
PLANNING DIVISON CONDITIONS
GENERAL CONDITIONS:
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Conditional Use
Permit 12-007.
3. Development shall occur in substantial conformance with the plans presented to
the City Council at its meeting of October 9, 2012 and marked Exhibit "B".
4. The applicant shall agree to defend at his/her sole expense any action brought
against the City, its present or former agents, officers, or employees because of
the issuance of said approval, or in any way 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 fees
which the City, its agents, officers or employees may be required by a court to pay
as a result of such action. The City may, at its sole discretion, participate at its
own expense in the defense of any such action but such participation shall not
relieve applicant of his/her obligations under this condition.
5. Development shall conform to the Office Mixed-Use (OMU) zoning district
standards except as otherwise approved.
6. All conditions of approval for the project shall be included in construction
drawings.
SPECIAL CONDITIONS:
7. Prior to issuance of a grading or building permit, whichever occurs first, the
applicant shall pay all applicable in-lieu inclusionary housing fees per Municipal
Code Section 16.80.050.
8. Prior to issuance of a certificate of occupancy, the applicant shall re-stripe South
Elm Street from the Pike to the southern boundary of the City to include Class II
bicycle lanes on each side of South Elm Street and a stop limit line on South Elm
RESOLUTION NO. 4488
PAGE 6
Street at the intersection to The Pike, to the satisfaction of the Director of
Community Development.
BUILDING DIVISION CONDITIONS
GENERAL CONDITIONS:
BUILDING CODES
9. The project shall comply with the most recent editions of all California Building and
Fire Codes, as adopted by the City of Arroyo Grande.
DISABLED ACCESS
10. Provide complete compliance with State and Federal disabled access
requirements.
FIRE LANES
11. Prior to occupancy, all fire lanes must be posted and enforced, per Police
Department and Fire Department guidelines.
FIRE FLOW/FIRE HYDRANTS
12. Project shall have a fire flow based on the California Fire Code appendix III-A.
13. Prior to combustible materials being placed on site, fire hydrants shall be installed
& operational, per Fire Department and Public Works Department standards.
FIRE SPRINKLERS
14. Prior to Occupancy, all buildings must be fully sprinklered per Building and Fire
Department guidelines.
15. Provide Fire Department approved access & sprinkler-system per National Fire
Protection Association Standards.
FEES
16. Pay all required City fees at the time they are due (for your information, the
"Procedure for Protesting Fees, Dedications, Reservations or Exactions" is
provided below).
17. Water Meter, service main, distribution, and availability fees, to be based on
codes and rates in effect at the time of building permit issuance.
18. Water neutralization fee, to be based on codes and rates in effect at the time of
building permit issuance.
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19. Traffic Impact fee, to be based on codes and rates in effect at the time of
building permit issuance.
20. Traffic Signalization fee, to be based on codes and rates in effect at the time of
building permit issuance.
21. Sewer hook-up & facility Permit fees, to be based on codes and rates in effect at
the time of building permit issuance.
22. Building Permit fees, to be based on codes and rates in effect at the time of
building permit issuance.
23. Strong Motion Instrumentation Program (SMIP) fee and State Green Building
fee, to be based on codes and rates in effect at the time of building permit
issuance in accordance with State mandate.
24. Park Development fee, to be based on codes and rates in effect at the time of
building permit issuance.
25. Park Improvements fee, to be based on codes and rates in effect at the time of
building permit issuance.
26. Community Centers fee, to be based on codes and rates in effect at the time of
building permit issuance.
27. Fire Protection fee, to be based on codes and rates in effect at the time of building
permit issuance.
28. Police Facilities fee, to be based on codes and rates in effect at the time of
building permit issuance.
29. Impact fees to specific capital improvement projects as determined by the Director
of Community Development.
PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR
EXACTIONS:
(A) Any party may protest the imposition of any fees, dedications, reservations, or
other exactions imposed on a development project, for the purpose of defraying
all or a portion of the cost of public facilities related to the development project by
meeting both of the following requirements:
(1) Tendering any required payment in full or providing satisfactory evidence of
arrangements to pay the fee when due or ensure performance of the
conditions necessary to meet the requirements of the imposition.
RESOLUTION NO. 4488
PAGE 8
(2) Serving written notice on the City Council, which notice shall contain all of
the following information:
(a) A statement that the required payment is tendered or will be
tendered when due, or that any conditions which have been imposed
are provided for or satisfied, under protest.
(b) A statement informing the City Council of the factual elements of
the dispute and the legal theory forming the basis for the protest.
(B) A protest filed pursuant to subdivision (A) shall be filed at the time of the
approval or conditional approval of the development or within 90 days after the
date of the imposition of the fees, dedications, reservations, or other exactions to
be imposed on a development project.
(C) Any party who files a protest pursuant to subdivision (A) may file an action to
attack, review, set aside, void, or annul the imposition of the fees, dedications
reservations, or other exactions imposed on a development project by a local
agency within 180 days after the delivery of the notice.
(D) Approval or conditional approval of a development occurs, for the purposes of
this section, when the tentative map, tentative parcel map, or parcel map is
approved or conditionally approved or when the parcel map is recorded if a
tentative map or tentative parcel map is not required.
(E) The imposition of fees, dedications, reservations, or other exactions occurs, for
the purposes of this section, when they are imposed or levied on a specific
development.
ENGINEERING DIVISION CONDITIONS
GENERAL CONDITIONS
30. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or
as directed by the Director of Community Development or the Director of
Maintenance Services.
31. Perform construction activities during normal business hours (Monday through
Friday, 7 A.M. to 5 P.M.) for noise and inspection purposes. The developer or
contractor shall refrain from performing any work other than site maintenance
outside of these hours, unless an emergency arises or approved by the
Community Development Director. The City may hold the developer or contractor
responsible for any expenses incurred by the City due to work outside of these
hours.
RESOLUTION NO. 4488
PAGE 9
IMPROVEMENT PLANS
32. All project improvements shall be designed and constructed in accordance with the
City of Arroyo Grande Standard Drawings and Specifications.
33. Submit three (3) full-size paper copies and one (1) full-size mylar copy of approved
improvement plans for inspection purposes during construction.
34. 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.
35. The following Improvement plans shall be prepared by a registered Civil Engineer
and approved by the Community Development Department:
a. Grading, drainage and erosion control,
b. Street paving, curb, gutter and sidewalk,
c. Public utilities,
d. Water and sewer,
e. Landscaping and irrigation,
f. Any other improvements as required by the Community Development
Director.
36. The site plan shall include the following:
a. The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
b. The location, quantity and size of all existing and proposed sewer laterals.
c. The location, size and orientation of all trash enclosures.
d. All existing and proposed parcel lines and easements crossing the property.
e. The location and dimension of all existing and proposed paved areas.
f. The location of all existing and proposed public or private utilities.
37. Improvement plans shall include plan and profile of existing and proposed streets,
utilities and retaining walls.
38. Landscape and irrigation plans are required within the public right of way, and shall
be approved by the Director of Community Development and Director of
Maintenance Services. In addition, the Director of Community Development shall
approve any landscaping or irrigation within a public right-of-way or otherwise to be
maintained by the City.
39. Demonstrate interior vehicular access and driveway aisles meet safe
delivery/trash/emergency truck turning radii access throughout site.
RESOLUTION NO. 4488
PAGE 10
40. A bus shelter with bench is to be constructed in the right-of-way adjacent to the 7-
11 store.
WATER
41. Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
42. Each parcel shall have separate water meters; optionally, each unit may have a
separate water meter. Duplex service lines shall be used if feasible. A registered
professional engineer or architect shall determine the sizes of the water meter(s)
required.
43. Extend a water main from the intersection of The Pike and South Elm Street
southerly along the property frontage as shown on the schematic drawings.
44. Extend a water main from the intersection of The Pike and South Elm Street
westerly along the property frontage as shown on the schematic drawings.
45. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
a. Implement an individual water program consisting of retrofitting existing
high-flow plumbing fixtures with low flow devices. The calculations shall be
submitted to the Director of Maintenance Services for review and approval.
The proposed individual water program shall be submitted to the City
Council for approval prior to implementation; OR,
b. The applicant may pay an in lieu fee for each new residential unit based on
the fees in effect at the time of building permit issuance.
46. Existing water service lateral to be abandoned shall be properly abandoned and
capped at the main in accordance with City Standards and the requirements of the
Director of Maintenance Services.
47. The onsite water service main will be looped through the site connecting to the City
water main both in Pike Street and South Elm Street. A water line easement will
be dedicated to the City.
48. The existing water pressure of the City water main in this area is above 80 psi.
Pressure-regulating valves will be necessary according to the current UPC for
each water service proposed.
49. A fire hydrant is to be placed on the looped water main.
50. Buildings required to use automatic fire sprinkler systems shall have individual
service connections. A fire sprinkler engineer shall determine the size of the fire
services needed for each building.
RESOLUTION NO. 4488
PAGE 11
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52. A separate meter is required to serve the site landscaping. The size of the meter
is to be determined by a registered professional engineer or architect.
SEWER
53. Each parcel shall be provided a separate sewer lateral.
54. All new sewer mains must be a minimum diameter of 8 inches.
55. All sewer laterals within the public right-of-way or easement must have a minimum
slope of 2%.
56. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with California State Health Agency standards.
57. Existing sewer laterals to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Director of Maintenance Services.
58. Obtain approval from the San Luis Obispo South County Sanitation District for the
development's impact to District facilities prior to construction permit issuance.
59. Connection will be made to the OCSD sewer main in Elm Street.
PUBLIC UTILITIES
60. Underground all new public utilities in accordance with Section 16.68.050 of the
Development Code.
61. Underground improvements shall be installed prior to street paving.
62. The Improvement Plans shall be submitted to the public utility companies for
review and comment. Utility comments shall be forwarded to the Community
Development Director for approval.
63. Prior to approving any building within the project for occupancy, all public utilities
shall be operational.
STREETS
64. Obtain approval from the Director of- Maintenance Services prior to excavating in
any street recently over-laid or slurry sealed. The Director shall approve the
method of repair of any such trenches, but shall not be limited to an overlay, slurry
seal, or fog seal.
RESOLUTION NO. 4488
PAGE 12
65. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned
and filled with epoxy.
66. All street repairs shall be constructed to City standards.
67. Street structural sections shall be determined by an R-Value soil test, but shall not
be less than 3 inches of asphalt over 6 inches of Class II aggregate base or the
existing structural section of the existing streets where applicable.
68. Overlay, slurry seal, or fog seal South Elm Street from The Pike to the southern
boundary of the project site.
69. Construct 2-inch overlay of 'A" Type B asphalt pavement over all trench cuts to the
centerline of the street per City Standard 135-AG.
70. Grind all overlay areas 2 inches to facilitate matching the overlay to the existing
grade.
71. Construct a City benchmark at the southwest corner of The Pike and South Elm
Street.
CURB, GUTTER, AND SIDEWALK
72. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director.
a. Replace cracked sidewalk pavement, if required.
b. Remove cracked and broken concrete curb, gutter if necessary.
73. Color any such new facilities as directed by the Community Development Director.
74. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk.
75. Install ADA compliant facilities where necessary.
76. Construct new driveway approach in accordance with Title 24 of the California
Building Code, Chapter 11.
77. Install root barriers for all trees planted adjacent to curb, gutter and sidewalk to
prevent damage due to root growth.
GRADING
78. Perform all grading in conformance with the City Grading Ordinance.
RESOLUTION NO. 4488
PAGE 13
79. 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.
80. Submit all retaining wall calculations for review and approval by the Community
Development Director for walls not constructed per City standards.
81. The floor of the trash enclosure shall slope to the back of the enclosure so as not
to allow storm water to be released to the parking lot and shall be provided with a
drain inlet connected to the grease interceptor or to a landscape area for filtration.
DRAINAGE
82. All drainage facilities shall be designed to accommodate a 100-year storm flow.
83. All drainage facilities shall be in accordance with the Drainage Master Plan.
84. The Regional Water Quality Control Board has established a goal of elimination
of all runoff from new development or redeveloped properties. The City, as well
as SLO County and the other cities in the County, is now participating in a joint
study that will better define how, or to what extent, that can be accomplished. At
the completion of the studies there will be a set of guidelines and
hydromodification regulations. Low Impact Development (LID) will be the
standard. Currently the City is utilizing Interim Guidelines that include a
calculation by the applicant of the additional stormwater runoff that will be
generated by their project. With that information the applicant will develop a plan
for handling on-site drainage including a determination of how much runoff it may
be possible to percolate, or store for irrigation purposes, or otherwise use on site.
Storm water runoff that cannot be retained on site for percolation or use must be
treated through the use of bioswales and then directed into the appropriate
drainage system described in the Drainage Master Plan. Redeveloped
properties will be required at a minimum to provide bioswales for the treatment of
runoff even if no additional runoff is generated by the proposed project.
85. Storm drain inlets, both public and private, will be required to be stenciled with
the warning: "Drains to Creek" or other appropriate advice as directed by the
City.
86. Replace the existing drop inlet in the property frontage with new City Standard
drop inlet with fossil filter insert and replace the existing underground pipes
crossing South Elm Street between the project site and the retention basin with
RCP storm drain Pipe sized to,accommodate flows.
87. Construct a 48" RCP storm drain line in the earth ditch along South Elm Street
from the intersection of The Pike and South Elm Street to the southerly edge of the
RESOLUTION NO. 4488
PAGE 14
property frontage, or an alternative acceptable to the Community Development
Director.
88. Provide drainage calculations for both onsite and offsite proposed improvements.
89. Perform detailed drainage calculations verifying the South Elm Basin has sufficient
capacity to handle the increased storm water runoff or retain onsite as necessary.
90. Project lies within Zone "A" and requires storm drain infiltration. Show how this will
be accomplished in accordance with City Standards and in compliance with City
Ordinance.
91. Consider use of existing drainage easement along the west and south property
lines to provide storm water quality treatment.
DEDICATIONS AND EASEMENTS
92. All easements, abandonments, lot mergers or similar documents to be recorded as
a separate document, shall be prepared by the applicant on 8 1/2 x 11 City
standard forms, and shall include legal descriptions, sketches, closure
calculations, and a current preliminary title report. The applicant shall be
responsible for all required fees, including any additional required City processing.
93. Street tree planting and maintenance easements shall be dedicated adjacent to all
street right of ways. Street tree easements shall be a minimum of 10 feet beyond
the right of way, except that street tree easements shall exclude the area covered
by public utility easements.
94. A Public Utility Easement (PUE) shall be reserved a minimum 6 feet wide adjacent
to all street right of ways. The PUE shall be wider where necessary for the
installation or maintenance of the public utility vaults, pads, or similar facilities.
95. Dedicate a blanket Public Utility Easement (PUE) over the project site for sanitary
sewer, water and the various public utility companies.
PERMITS
96. Obtain an encroachment permit prior to performing any of the following:
a. Performing work in the City right of way,
b. Staging work in the City right of way,
c. Stockpiling material in the City right of way,
d. Storing equipment in the City right of way.
97. Obtain a grading permit prior to commencement of any grading operations on site.
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FEES
98. Pay all required City fees at the time they are due.
99. Fees to be paid prior to plan approval:
a. Map check fee for lot merger.
b. Plan check for grading plans based on an approved earthwork estimate.
c. Plan check for improvement plans based on an approved construction cost
estimate.
d. Permit Fee for grading plans based on an approved earthwork estimate.
e. Inspection fee of subdivision or public works construction plans based on
an approved construction cost estimate.
AGREEMENTS
100. 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.
101. Subdivision Improvement Agreement: The subdivider shall enter into a subdivision
agreement for the completion and guarantee of improvements required. The
subdivision agreement shall be on a form acceptable to the City.
IMPROVEMENT SECURITIES
102. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
103. Submit an engineer's estimate of quantities for public improvements for review by
the Community Development Director.
104. Provide financial security for the following, to be based upon a construction cost
estimate approved by the Community Development Director:
a. Faithful Performance: 100% of the approved estimated cost of all public
improvements,
b. Labor and Materials: 50% of the approved estimated cost of all public
improvements
c. One Year Guarantee: 10% of the approved estimated cost of all public
improvements. This bond is required prior to acceptance of the subdivision
improvements.
OTHER DOCUMENTATION
RESOLUTION NO. 4488
PAGE 16
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105. Tax Certificate: The applicant shall furnish a certificate from the tax collector's
office indicating that there are no unpaid taxes or special assessments against the
property. The applicant may be required to bond for any unpaid taxes or liens
against the property. This shall be submitted prior to placing the lot merger on the
City Council Agenda for approval.
•
106. Preliminary Title Report: A current preliminary title report shall be submitted to the
Community Development Director prior to checking the lot merger.
107. Subdivision Guarantee: A current subdivision guarantee shall be submitted to the
Community Development Director with the final submittal of the lot merger.
PRIOR TO ISSUING A BUILDING PERMIT
108. The final lot merger shall be recorded with all pertinent conditions of approval
satisfied.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
109. All utilities shall be operational.
110. 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.
111. Prior to the final 10% of occupancies for the project are issued, all improvements
shall be fully constructed and accepted by the City.
RECREATION SERVICES DEPARTMENT CONDITIONS
GENERAL CONDITION:
112. Prior to issuance of a building permit, the applicant shall coordinate a workshop,
open to the neighborhood, with the landscape architect, the City Arborist, and a
representative of the Tree Guild to review the landscape plan. Subsequently, the
applicant shall submit a final landscape plan, subject to review by and approval
of the Director of Recreation Services.
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PAGE 17
ARCHITECTURAL REVIEW COMMITTEE CONDITIONS
SPECIAL CONDITIONS:
113. Provide decorative paving or alternating colored banding along the project
driveway. -
114. Revise the landscape plan palette as follows:
• Replace Western Redbud, Crepe Myrtle and Purple Leaf Plum with
Chinese Pistache or Japanese Maple;
• Do not use Purple Fountain Grass;
• Replace Podocarpus gracilior with Hymenosporum;
• Replace Catalina Cherry with Brisbane Box;
• Do not use Myoporum.
115. Include automatic garage door openers.
PLANNING COMMISSION CONDITIONS
SPECIAL CONDITIONS:
116. The Planning Commission shall review the issue of parking on the east side of
South Elm Street six (6) months from issuance of a certificate of occupancy, at
which time the applicant/owner may be required to install "no parking" signs.
117. The applicant shall submit plans to the Community Development Department for
review that include transom windows on the west-facing wall of the upstairs
bedrooms in plans "Al" and "A2".
118. The applicant shall design and construct striping and island intersection safety
improvements according to the conceptual design prepared by Omni-Means;
said striping and island improvements shall be constructed in conjunction with a
City ADA ramp project, as determined feasible by the Director of Community
Development.
CITY COUNCIL CONDITIONS
SPECIAL CONDITIONS:
119. Prior to issuance of a building permit, the applicant shall submit revised
architectural renderings showing improvements to the façade of the existing
commercial property to match or complement the architecture of the residential,
component of the project, subject to approval by the Director of Community
Development.
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PAGE 18
120. The new bus shelter located along the Pike frontage shall include integrated
lighting.
121. The applicant shall pay for all costs associated with undergrounding of existing
overhead utilities including all costs of undergrounding off-site utility service
connections to affected homes within Tract 244, as determined by the PG&E
utility design plan. In accordance with Municipal Code Section 16.68.050(C),
any request for consideration of an exemption or in-lieu fee must be determined
by the City Council.
122. Plans for the "pocket park" shall include landscaping details, picnic areas and
playground amenities and shall be submitted for approval to the Parks and
Recreation Commission.
123. The applicant shall provide signage identifying the "pocket park" as a public park,
subject to approval by the Director of Community Development.
•
OFFICIAL CERTIFICATION
I, KELLY WETMORE, City Clerk of the City of Arroyo Grande, County of San Luis
Obispo, State of California, do hereby certify under penalty of perjury, that the attached
Resolution No. 4488 is a true, full, and correct copy of said Resolution passed and
adopted at a Regular meeting of the City Council of the City of Arroyo Grande on the 9th
day of October 2012.
WITNESS my hand and the Seal of the City of Arroyo Grande affixed this 11th day of
October 2012.
KELLY TM , CITY CLERK