CC 2012-11-13_09.a. Alder House ProjectMEMORANDUM
TO: CITY COUNCIL
~"ifti\L-
TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR FROM:
BY: KELLY HEFFERNON, ASSOCIATE PLANNER
SUBJECT: CONTINUED PUBLIC HEARING FROM OCTOBER 23, 2012:
CONSIDERATION OF DEVELOPMENT CODE AMENDMENT 12-002,
CONDITIONAL USE PERMIT 12-001 AND LOT MERGER 12-001;
LOCATION -279 AND 295 ALDER STREET; APPLICANT -TODD
TOSE (ALDER HOUSE); REPRESENTATIVE-KYLE HARRIS
DATE: NOVEMBER 13, 2012
RECOMMENDATION:
It is recommended the City Council: 1) introduce an Ordinance amending the Zoning
Map to designate property located at 279 Alder Street as Multiple Family Very High
Density Residential (MFVH), and 2) adopt a Resolution approving Conditional Use
Permit 12-001 and Lot Merger 12-001 to expand and remodel the existing Alder House
assisted living facility.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
No financial impact is projected.
BACKGROUND:
Facility
Expansion
Property
Existing Alder
House Facility
D-2.20
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ALDER HOUSE EXPANSION AND REMODEL
NOVEMBER 13, 2012
PAGE2
The project site is developed with a licensed senior assisted living facility ("Alder
House") containing eighteen (18) units on a 30,012 square foot parcel zoned Multiple
Family Very High Density Residential (MFVH). Such facilities are allowed in the MFVH
district with a Conditional Use Permit (reference AGMC Table 16.32.040A). The
property also has a Planned Development (PD) overlay for the purpose of coordinating
future development. In addition, the applicant owns the two adjacent properties to the
north that are each developed with a single family residence and zoned Single Family
Residential (SF). The residence on the adjacent property (shown as Lot 1 B on the
project plans) will be removed to accommodate the expansion, and the residence on the
corner of Alder Street and Dodson Way will remain and is not a part of this application.
Below is a summary of site statistics for the two parcels.
Site Statistics
Lot 1A .(295 Alder Street) Lot 1 B (279 Alder Street)
Parcel Size (square feet) 36,012 9,523
Land Use Designation Very-High Density Very-High Density
Residential (VHD); Residential (VHD);
Planned Development (PD) Planned Development (PD)
Zoning Designation Multi-Family Very High Single-Family (SF)
Density Residential (MFVH)
The applicant proposes to renovate the facility by adding nine (9) new guest rooms, a
new office, lobby, an activity area and remodeling the existing kitchen and medical
station. In total, the addition will provide 4,454 square feet of new space for the facility.
Specific changes to the assisted living facility are as follows:
• The existing garage on Lot 1A will be renovated into three (3) new guest rooms.
A new structure and connecting walkway will include three (3) more guest rooms
and the new addition on the front of the facility will include the office and lobby
area and one (1) new guest room. The adjacent space will be renovated to
provide two (2) more guest rooms. Each unit has a separate door that opens to
an exterior patio.
• The kitchen and activity area will be enlarged and updated.
• Landscaping will be added to blend with existing site vegetation.
• The parking lot will be expanded to accommodate the project. The existing
residential structure located on the adjacent parcel to the north will be removed
to provide the additional parking.
• A new fence will be installed along the northern property line to comply with
current zoning code requirements.
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• The large existing oak tree located on the northeast corner of the facility site will
remain and will be an integral part of the landscape and patio area.
In addition to the Conditional Use Permit required for the physical expansion, a
Development Code Amendment is necessary to change the zoning of Lot 1 B from SF to
MFVH consistent with the Land Use designation, and a Lot Merger application is
required to combine Lots 1A and 1 B.
The Architectural Review Committee (ARC) considered this project on July 2, 2012 and
recommended approval. Committee members commented on their overall satisfaction
with the project, the need for the project to be over-parked as proposed, and the
compatibility of the project with the surrounding neighborhood. One ARC member
expressed concern about removing the existing mature Cedar tree located in the front of
Lot 1 B and did not recommend approval of the project.
On August 21, 2012, the Planning Commission recommended approval of the project
with the following modifications:
• Amend Condition of Approval No. 11 and Mitigation Measure No. 12.1 to be
consistent with Condition of Approval No. 27 regarding construction hours.
• Add a condition to encourage Alder House employees to park in the designated
parking lot.
• Require an arborist report to assess the health of the Cedar tree. If the tree is
viable, prepare a cosUbenefit analysis to the project of saving the tree.
The first two changes have been made to the conditions of approval. An arborist report
was prepared on August 25, 2012 by Dave's Tree Service for the cedar tree (see
Attachment 1), which states that the tree is in poor condition and should be removed.
ANALYSIS OF ISSUES:
The table below illustrates how the project meets Development Code requirements for
the MFVH zoning district (reference AGMC Table 16.32.050B). All new construction will
match the existing architecture and building style. Building materials include composite
roof shingles, stucco siding, wood trim and paneled doors. Proposed building colors are
illustrated on the color and material board included with the project plans.
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NOVEMBER 13, 2012
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Development Code Compliance
Multiple Family Very Development Code
High Density Residential
(MFVH)
Maximum Density 34 dwelling units per acre for assisted
living arrangements (35 units allowed on
the 1.045 acre site).
Minimum Setbacks
• Front • 20'
• Side • 10'
• Rear • 15' (avg.)
Maximum Lot Coverage 60%
Floor Area Ratio 0.45
Minimum distance between 10'
buildings
Maximum building height 30' or 2 stories, whichever is less
Parking 1 uncovered space per 3 beds and 1
space per employee on the largest work
shift.
27/3 = 9
Employees = 6 per shift
Total= 15 spaces
Proposed
26 dwelling units per acre
(27 units proposed on the
1.045 acre site)
• 35'
Ill 10' and 6'*
Ill 18' (avg.)
Approx. 38%
0.38
18'
19' (existing building)
17.5' (proposed addition)
20 spaces
*The Planned Development (PD) overlay on this property allows variations from minimum requirements
upon a finding that such variations will create other improvements or permit the use of techniques which
will produce a more desirable and livable community than can be obtained by strict compliance with
such minimum requirements (AGMC Section 16.44.101.M(4)).
The Conceptual Landscape Plan includes plants for the stormwater detention basin,
parking lot, and areas surrounding the building. Six (6) existing trees and other plants
will be removed to accommodate the expansion as illustrated on the plan. One of the
trees to be removed is a mature 24" diameter Cedar tree located in the front of Lot 1 B
that is in poor condition. Other trees to be removed include a 2" diameter Coast Live
Oak tree located in the southwest portion of Lot 1A, a dead Oak tree located on Lot 1 B,
two (2) citrus trees and an Orchid tree. Three (3) replacement Coast Live Oak trees are
shown as mitigation for a large oak tree that unexpectedly split and was subsequently
removed in the front yard over a year ago.
Aesthetics
The exterior appearance of the proposed expansion (colors, materials, architectural
style) will be consistent with the existing building. The landscaping will be upgraded to
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include additional plantings, and above-grade fountains, rocks, etc. will be added to
create more of a prominent entry. Given that the addition is single-story, there should
be little visual impact to the surrounding neighborhood.
Parking
During consideration of an application proposed by the applicant in 2006 for a larger
two-story addition (subsequently withdrawn), neighbors expressed a concern about
insufficient on-site parking and employees parking on Alder Street. This was a concern
even though the existing facility met parking requirements. A letter was submitted for
the current application expressing a similar concern (see Attachment 5 for comment
letters). In response to this concern, the Planning Commission recommended adding a
condition to encourage all employees to park on site. This is reflected in Condition No.
8, which requires the applicant to submit a program designed to encourage Alder House
employees to park in the on-site designated parking lot to avoid street parking conflicts
with the residential neighborhood. It should be noted that residents of Alder House are
considered active, meaning that some have vehicles and therefore more parking is
needed than what the Development Code requires. As proposed, the project is over
parked by five (5) spaces to help accommodate the special parking needs of the facility.
Stormwater
Development of the project will create additional impermeable surface area and
consequent stormwater runoff. The project provides drainage calculations to evaluate
the impacts of the project on the existing drainage system. The drainage report
provides recommendations for stormwater storage, retardation and infiltration systems.
An underground stormwater storage/infiltration system is proposed under the expanded
parking area and a retardation basin is proposed on the southwest corner of Lot 1 A.
Condition of Approval No. 76 requires a maintenance agreement for all stormwater
management facilities.
Encroachments
There are two structures (a shed and residence) on the adjacent lot to the east that
encroach onto Lot 1 B. It is the applicant's intent to leave these encroachments in their
present condition. This situation is considered legal non-conforming and does not affect
approval of the project.
Undergrounding of Utilities
The project is subject to Development Code Section 16.68.050, which requires new
development to place existing overhead utilities underground or pay an in-lieu fee. This
requirement would entail undergrounding several poles and overhead utility lines along
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the Alder Street frontage. What the project is not required to underground are the high
powered electrical distribution lines that run along the southern property boundary
(electrical lines over 115,000 volts are exempt from the undergrounding requirement).
Existing overhead utilities subject to the undergrounding requirement are described
below. A map is included as Attachment 2 that identifies each of the poles and
overhead lines.
• Pole 1 is an AT&T pole that serves the residences along Ash Street and then
north up Alder Street with telephone service.
• Poles 2, 3 and 4 are subject to removal.
• Pole 3 is a joint Tele/CATV pole that provides telephone and cable TV service to
Pole 4 from which telecom and cable service is provided to the two homes
across Alder Street.
• The telephone and cable service from Pole 4 to the two homes is already
underground.
• The telecom and cable overhead service lines extend from joint Pole 4 across
Alder Street to Pole 3 and north to Pole 5 near the corner of Alder Street and
Dodson Way and then further north up Alder Street.
The work necessary to underground utilities pursuant to Development Code Section
16.68.050 is as follows:
1. Remove Poles 2, 3 and 4.
2. Poles 1 and 5 remain.
3. Underground telephone lines from Pole 1 to Pole 5.
4. Underground telephone and cable services from Pole 4 across Alder Street and
then north in a common trench to Pole 5.
5. Bring cabling up Poles 1 and 5 to continue overhead service west down Ash
Street and north across Dodson Way and up Alder Street.
6. It is assumed that small pull boxes for telephone will be needed at each of the
pole locations.
7. It is assumed that small pull boxes for Verizon and Charter services will need to
be provided at Poles 4, 5 and at Pole 3 (where it is assumed the bore location
will be to cross Alder Street to the two houses on the west side).
8. It is assumed that there will be two direct bores across Alder Street at
approximately 140 linear feet total.
The applicant has submitted a financial hardship letter requesting that an in-lieu fee be
paid instead of removing the poles and placing overhead utilities underground. The
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CITY COUNCIL
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NOVEMBER 13, 2012
PAGE7
letter provides a cost estimate of $152,271 to perform the undergrounding (see
Attachment 3). Per Resolution No. 3764, the amount of the underground utility in-lieu
fee for residentially zoned developments is $232 per linear foot of project property
frontage. In this case, the project has 268 feet of frontage which would equate to a
$62,176 in-lieu fee.
The Development Code provides the following circumstances in which the City can
justify payment of an in-lieu fee instead of physically requiring the undergrounding of
utilities:
1. Projects located within duly established underground utility districts.
2. Tentative Parcel maps if special and unique circumstances exist, as determined
by the Planning Commission or City Council, such as the presence of a
disproportionate amount of wires and utilities on the property, which prevent an
economically feasible conversion.
3. lnfill mixed use projects on an existing lot less than ten thousand (1 0,000) square
feet in which the residential component consists solely of four or less rental
apartments.
4. Upon the recommendation from the Community Development Director that such
requirement for undergrounding would be detrimental to economic development,
affordable housing or the provision of other public amenities or benefits.
For this project, the applicant is expanding an existing facility to provide additional
housing units for people with special needs. Therefore, payment of an in-lieu fee can
be justified under the circumstance outlined in #4 above. However, staff recommends
that the utilities be placed underground in conformance with Development Code Section
16.68.050 and that the request for payment of an in-lieu fee be denied. This
recommendation is based on the following observations:
1. Removal of the existing poles and overhead wiring is relatively simple because
they only provide communication and not electrical service.
2. It is unlikely that this residential neighborhood will have the opportunity to
underground overhead utilities in the near future. First, the neighborhood is well
established and has little to no subdivision opportunity that would trigger the
undergrounding requirement. Second, the City prioritizes commercial districts for
its undergrounding efforts where the right-of-way is extensively used by the
general public and carries a heavier volume of pedestrian and vehicular traffic.
Therefore, allowing an in-lieu fee instead of performing the utility undergrounding
would be a missed opportunity to improve the aesthetics in this residential area.
Item 9.a. - Page 7
CITY COUNCIL
ALDER HOUSE EXPANSION AND REMODEL
NOVEMBER 13, 2012
PAGES
ADVANTAGES:
Recommending approval of the proposed project as conditioned will allow the applicant
to move forward with a project that will provide the City with nine (9) additional units for
special housing needs. Requiring utility undergrounding will improve the aesthetic
appearance of the residential neighborhood.
DISADVANTAGES:
Staff has not identified any disadvantages associated with the proposed project. Issues
of parking, drainage, landscaping and tree removal have been addressed. There could
be enforcement problems caused for staff in the future by including the condition
recommended by the Planning Commission to address employee parking if complaints
are received by neighbors.
ENVIRONMENTAL REVIEW:
In accordance with the California Environmental Quality Act (CEQA) Guidelines, staff
has conducted an Initial Study and prepared a draft Mitigated Negative Declaration
(MND) for the proposed project (see Attachment 4). If the MND is not adopted, the
proposed project cannot be approved.
PUBLIC NOTICE AND COMMENT:
A notice of public hearing was mailed to all property owners within 300' of the project
site, a sign was posted on the site announcing the public hearing, and a notice was
published in the Tribune on Friday, October 12, 2012. Letters received during the
Planning Commission public hearing process and from the most recent public hearing
notice are included as Attachment 5.
ALTERNATIVES:
The following alternatives are presented for the Council's consideration:
1. Introduce an Ordinance amending the Zoning Map and adopt the resolution,
approving the project as conditioned;
2. Introduce an Ordinance amending the Zoning Map, modify the conditions of
approval and adopt a resolution approving the project;
3. Do not approve the project; or
4. Provide direction to staff.
Attachments
1 . Arborist Report
2. Underground Utility Map
3. Financial Hardship Letter from Applicant Regarding Undergrounding of Utilities
Item 9.a. - Page 8
CITY COUNCIL
ALDER HOUSE EXPANSION AND REMODEL
NOVEMBER 13, 2012
PAGE9
4. Initial Study/Draft Mitigated Negative Declaration
5. Comment letters
Item 9.a. - Page 9
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE AMENDING THE ZONING MAP TO
DESIGNATE THE SUBJECT PROPERTY AS MULTIPLE
FAMILY VERY HIGH DENSITY RESIDENTIAL (MFVH);
DEVELOPMENT CODE AMENDMENT 12-002, APPLIED
FOR BY THE CITY OF ARROYO GRANDE FOR
PROPERTY LOCATED AT 279 ALDER STREET
WHEREAS, the 2001 General Plan Land Use Map designates the subject 0.19-acre
property as Very High Density Multiple Family Residential (VH); and
WHEREAS, the City of Arroyo Grande Zoning Map designates the subject property as
Single Family Residential (SF); and
WHEREAS, the City of Arroyo Grande has initiated Development Code Amendment 12-
002 to amend the Zoning Map and designate the project site as Multiple Family Very High
Density Residential (MFVH) consistent with the General Plan Land Use Map; and
WHEREAS, adoption of the proposed zoning designation would establish land use,
development and design standards for the above described area; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed
Development Code Amendment 12-002 at a duly noticed public hearing on August 21,
2012 in accordance with the Development Code of the City of Arroyo Grande and
recommended approval; and
WHEREAS, the City Council of the City of Arroyo Grande has considered Development
Code Amendment 12-002 at a duly noticed public hearing on November 13, 2012 in
accordance with the Development Code of the City of Arroyo Grande at which time all
interested persons were given the opportunity to be heard; and
WHEREAS, the City Council has reviewed and considered the information and public
testimony presented at the public hearings, staff reports, and all other information and
documents that are part of the public record; and
WHEREAS, the City Council finds, after due study, deliberation and public hearing, the
following circumstances exist:
A. Based on the information contained in the staff report and accompanying
materials, the proposed Development Code Amendment amending the Zoning
Map is consistent with the goals, objectives, policies and programs of the
General Plan and is necessary and desirable to implement the provisions of the
General Plan.
Item 9.a. - Page 10
ORDINANCE NO.
PAGE2
B. The proposed Development Code Amendment amending the Zoning Map will
not adversely affect the public health, safety, and welfare or result in an illogical
land use pattern.
C. The proposed Development Code Amendment amending the Zoning Map is
consistent with the purpose and intent of the Development Code. Very High
Density residential development within the project area would be required to
meet development and design standards under the MFVH zoning designation
that insure orderly development.
D. The potential environmental impacts of the proposed Development Code
Amendment amending the Zoning Map are insignificant or can be mitigated to a
less than significant level.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Arroyo Grande
as follows:
SECTION 1: The above recitals and findings are true and correct.
SECTION 2: Development Code Section 16.24.020 (Zoning Map) is hereby amended as
shown in Exhibit A attached hereto and incorporated herein by reference.
SECTION 3: If any section, subsection, subdivision, paragraph, sentence, or clause of
this Ordinance or any part thereof is for any reason held to be unlawful, such decision
shall not affect the validity of the remaining portion of this Ordinance or any part thereof.
The City Council hereby declares that it would have passed each section, subsection,
subdivision, paragraph, sentence, or clause thereof, irrespective of the fact that any one
or more section, subsection, subdivision, paragraph, sentence, or clause be declared
unconstitutional.
SECTION 4: Upon adoption of this Ordinance, the City Clerk shall file a Notice of
Exemption.
SECTION 5: A summary of this Ordinance shall be published in a newspaper published
and circulated in the City of Arroyo Grande at least five (5) days prior to the City Council
meeting at which the proposed Ordinance is to be adopted. A certified copy of the full
text of the proposed Ordinance shall be posted in the office of the City Clerk. Within
fifteen (15) days after adoption of the Ordinance, the summary with the names of those
City Council Members voting for and against the Ordinance shall be published again,
and the City Clerk shall post a certified copy of the full text of such adopted Ordinance.
SECTION 6: This Ordinance shall take effect thirty (30) days from the date of adoption.
Item 9.a. - Page 11
ORDINANCE NO.
PAGE3
On motion by Council Member _____ , seconded by Council Member ___ _
and by the following roll call vote to wit:
AYES:
NOES:
ABSENT:
the foregoing Ordinance was adopted this __ day of __ 2012.
Item 9.a. - Page 12
ORDINANCE NO.
PAGE4
TONYFERRARA,MAYOR
ATTEST:
KELLY WETMORE, CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
Item 9.a. - Page 13
EXHIBIT A
Rezoning of 279 Alder Street from Single Family Residential (SF) to Multiple Family
Very High Density Residential (MFVH)
SUBJECT
PROPERTY
ALDER HOUSE
FACILITY
D-2.20
Item 9.a. - Page 14
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE
DECLARATION, INSTRUCTING THE CITY CLERK TO FILE
A NOTICE OF DETERMINATION, AND APPROVING
CONDITIONAL USE PERMIT 12-001 AND LOT MERGER
12-001 FOR PROPERTY LOCATED AT 279 AND 295
ALDER STREET, APPLIED FOR BY TODD TOSE (ALDER
HOUSE)
WHEREAS, the City Council of the City of Arroyo Grande has considered Conditional Use
Permit 12-001 and Lot Merger 12-001, filed by Todd T ose to expand and renovate an
existing senior assisted living facility ("Alder House"), change the zoning of the adjacent
parcel to the north from Single-Family Residential (SF) to Multi-Family Very High Density
Residential (MFVH), and merge the two lots into one; and
WHEREAS, the Planning Commission held a public hearing on this application on August
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 documents associated therewith, and has
reviewed the draft Negative Declaration with mitigation measures under the provisions of
the California Environmental Quality Act (CEQA); and
WHEREAS, the City Council finds that variation from the north side yard setback will
produce a more desirable and livable community than can be obtained by strict
compliance with such minimum requirement; and
WHEREAS, the City Council finds, after due study, deliberation and public hearing, the
following circumstances exist:
FINDINGS FOR APPROVAL
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 expansion and remodel of the existing assisted living facility
is permitted within the MFVH zoning district and complies with all
applicable Municipal Code requirements, the goals and objectives of the
General Plan and the development policies and standards of the City.
Item 9.a. - Page 15
RESOLUTION NO.
PAGE2
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 expansion and remodel of the existing assisted living facility
is consistent and compatible with the surrounding residential development
and would not impair the integrity or character of the MFVH zoning district.
The facility would remain single-story and the addition is consistent with
the architectural character of the existing structure.
3. The site is suitable for the type and intensity of use or development that is
proposed.
At 27 dwelling units per acre, the proposed development is below the
maximum density of 35 dwelling units per acre allowed for assisted living
arrangements per State law.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
Adequate capacity for water, sanitation and public utilities and services
exist to serve the project; therefore, public health and safety will not be
impacted.
5. The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improvements in the
vicinity.
The proposed use will not be detrimental to the public health, safety or
welfare nor would it be materially injurious to properties and improvements
in the vicinity.
Lot Merger Findings:
1. Merged lots should comply wherever feasible with the m1mmum lot
size, lot width, and lot depth requirements of the zoning district in
which it is located.
The proposed project would merge two (2) lots into one (1) and the
remaining lot would be more conforming to the MFVH zoning district
development standards. Currently, Lot 18 does not conform to MFVH
development standards for minimum lot area or lot width.
2. Adequate access and placement of easements shall be provided.
The access driveway to Lot 18 will be removed and access to the
project site will be from the existing/upgraded driveway for the
Item 9.a. - Page 16
RESOLUTION NO.
PAGE3
assisting living facility. All new easements will be recorded.
Required CEQA Findings:
1. The City of Arroyo Grande has prepared an initial study pursuant to Section 15063
of the Guidelines of the California Environmental Quality Act (CEQA), for
Development Code Amendment 12-002, Conditional Use Permit 12-001 and Lot
Merger 12-001.
2. Based on the initial study, a Mitigated Negative Declaration was prepared for public
review. A copy of the Mitigated Negative Declaration and related materials is
located at City Hall in the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and considering
the record as a whole, the City Council adopts a negative declaration and finds that
there is no substantial evidence of any significant adverse effect, either individually
or cumulatively on wildlife resources as defined by Section 711.2 of the Fish and
Game Code or on the habitat upon which the wildlife depends as a result of
development of this project. Further, the City Council finds that said Mitigated
Negative Declaration reflects the City's independent judgment and analysis.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo Grande
hereby approves Conditional Use Permit 12-001 and Lot Merger 12-001 subject to the
conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this
reference.
On motion by Council Member , seconded by Council Member
____ , and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 13 1 hday of November 2012.
Item 9.a. - Page 17
RESOLUTION NO.
PAGE4
TONYFERRARA,MAYOR
ATTEST:
KELLY WETMORE, CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
Item 9.a. - Page 18
RESOLUTION NO.
PAGES
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 12-001
LOT MERGER 12-001
Todd Tose ("Alder House")
279 and 295 Alder Street
COMMUNITY DEVELOPMENT DEPARTMENT
This approval authorizes: 1) an addition of nine (9) new guest rooms, a new office,
lobby, an activity area and remodeling of the existing kitchen and medical station to an
existing assisted living facility; and 2) merger of two (2) lots into one (1) for property
located at 279 Alder Street.
PLANNING DIVISION
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 and mitigation measures
for Conditional Use Permit 12-001 and Lot Merger 12-001.
3. This application shall automatically expire on November 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.
4. Development shall occur in substantial conformance with the plans presented to the
City Council at the meeting of November 13, 2012 and marked Exhibits "B 1-89".
5. 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.
6. A copy of these conditions shall be incorporated into all construction documents.
Special Conditions
7. A tree protection plan shall be submitted for all existing Coast Live Oak trees to
remain.
Item 9.a. - Page 19
RESOLUTION NO.
PAGES
8. Prior to issuance of a certificate of occupancy, the applicant shall submit a
program designed to encourage Alder House employees to park in the on-site
designated parking lot to avoid street parking conflicts with the residential
neighborhood, to the satisfaction of the community Development Director.
Development Code
9. Development shall conform to the Multi-Family Very High Density (MFVH)
residential zoning requirements except as otherwise approved.
10.
11.
Noise
12.
Setbacks, lot coverage, and floor area ratios shall be as shown on the development
plans except as specifically modified by these conditions.
All parking spaces adjacent to a wall, fence, or property line shall have a minimum
width of 11 feet.
Consistent with MM 12.1, construction activities shall be restricted to the hours of
7 AM and 5 PM Monday through Friday. No construction shall occur on Saturday
or Sunday. On-site equipment maintenance and servicing shall be confined to
the same hours.
Lighting
13. All lighting for the site shall be downward directed and shall not create spill or glare
to adjacent properties.
Water
14. All new construction shall utilize fixtures and designs 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
15. 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:
16. A final landscaping and irrigation plan shall be prepared by a licensed landscape
architect subject to review and approval by the Community Development
Department, Recreation, and Maintenance Services Departments. The
landscaping plan shall include the following:
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:
Item 9.a. - Page 20
RESOLUTION NO.
PAGE7
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;
4. The selection of groundcover plant species shall include native plants;
and
5. Linear planters shall be provided in the parking areas.
PRIOR TO ISSUING THE CERTIFICATE OF OCCUPANCY:
17. 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".
18. All new electrical panel boxes shall be installed inside the building.
BUILDING DIVISION
19. The project shall comply with the most recent editions of all California Building and
Fire Codes, as adopted by the City of Arroyo Grande.
20. The project shall provide complete compliance with State and Federal disabled
access requirements.
21. Prior to issuing a Certificate of Occupancy, the facility must be fully sprinklered
per Building and Fire Department guidelines.
22. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
23. The project shall have a fire flow based on the California Fire Code appendix 111-A.
24. Prior to combustible materials being placed on site, fire hydrants shall be
installed, per Fire Authority and Community Development Department standards.
25. Prior to occupancy, the applicant must provide an approved "security key vault",
per Building and Fire Department guidelines.
26. 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
All conditions of approval as listed below are to be complied with prior to recording the lot
Item 9.a. - Page 21
RESOLUTION NO.
PAGES
merger, unless specifically noted otherwise.
GENERAL CONDITIONS
27. 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.
28. Perform construction activities during normal business hours (Monday through
Friday, 7 A.M. to 5 P.M.) for noise and inspection purposes. The developer or
contractor shall refrain from performing any work other than site maintenance
outside of these hours, unless an emergency arises or approved by the Community
Development Director. The City may hold the developer or contractor responsible
for any expenses incurred by the City due to work outside of these hours.
IMPROVEMENT PLANS
29. All project improvements shall be designed and constructed in accordance with the
City of Arroyo Grande Standard Drawings and Specifications.
30. Submit three (3) full-size paper copies and one (1) full-size mylar copy of approved
improvement plans for inspection purposes during construction.
31. 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.
32. 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.
33. 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.
Item 9.a. - Page 22
RESOLUTION NO.
PAGE9
34. Improvement plans shall include plan and profile of existing and proposed streets,
utilities and retaining walls.
35. Landscape and irrigation plans are required within the public right of way, and shall
be approved by the Community Development, Recreation, and Maintenance
Services Departments.
WATER
36. Whenever possible, all water mains shall be looped to prevent dead ends. The
Director of Maintenance Services must grant permission to dead end water mains.
37. Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
38. Each parcel shall have separate water meters. Duplex service lines shall be used if
feasible.
39. Lots using fire sprinklers shall have individual service connections. If the units are
to be fire sprinkled, a fire sprinkler engineer shall determine the size of the water
meters.
40. Existing water services to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Director of Maintenance Services.
41. 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.
42. The on-site water systems that supply water to fire hydrants shall be a public
facility. This will require public improvement plans and dedication of a 10 feet wide
easement.
43. New fire hydrant required within 50 feet of existing building fire department
connection on double detector valve assembly, to be constructed in accordance
with City Standards.
44. The existing water meter serving Lot 1 B shall be abandoned and disconnected at
the Main in Alder Street, and the existing water meter serving Lot 1A shall be
Item 9.a. - Page 23
RESOLUTION NO.
PAGE10
upsized to accommodate both irrigation and domestic water for the entire site. An
alternative shall be to dedicate use of the existing water meter serving Lot 1 B for
irrigation of the entire project site (Lot 1A and Lot 1 B).
SEWER
45. Each parcel shall be provided a separate sewer lateral.
46. All new sewer mains must be a minimum diameter of 8".
4 7. All sewer laterals within the public right of way must have a minimum slope of 2%.
48. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with California State Health Agency standards.
49. Existing sewer laterals to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Director of Maintenance Services.
50. Obtain approval from the South County Sanitation District for the development's
impact to District facilities prior to construction permit issuance.
51. Obtain approval from the South County Sanitation District prior to relocation of any
District facilities.
PUBLIC UTILITIES
52. Underground all new public utilities in accordance with Section 16.68.050 of the
Development Code.
53. Underground all existing overhead public utilities on-site and in the street in
accordance with Section 16.68.050 of the Development Code.
54. Underground improvements shall be installed prior to street paving.
55. Street lights shall be placed 200' -250' apart on streets 40' or less in width. On
streets greater than 40' in width, a street lighting plan shall be designed and
submitted to the Community Development Director for approval.
56. 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.
57. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
58. All existing and proposed public utility easements shall be shown on the
Item 9.a. - Page 24
RESOLUTION NO.
PAGE 11
improvement plans. Verify the existence of public utility easements along the north
and south property lines of Lot 1A where overhead utility lines exist and show and
note the recorded document reference on the improvement plan drawings. If the
easements do not exist, an offer to dedicate public utility easements shall be made.
STREETS
59. 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.
60. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned
and filled with epoxy.
61. All street repairs shall be constructed to City standards.
62. Street structural sections shall be determined by an R-Value soil test, but shall not
be less than 3" of asphalt and 6" of Class II AB.
63. Overlay, slurry seal, or fog seal any roads dedicated to the City prior to acceptance
by the City may be required as directed by the Director of Maintenance Services.
64. Alder Street shall be taper grind and an asphalt concrete overlay constructed from
the edge of gutter to the centerline of the street along the entire frontage of the
project.
CURB, GUTTER, AND SIDEWALK
65. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director.
66. Color any such new facilities as directed by the Community Development Director.
67. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk.
68. Install ADA compliant facilities where necessary.
69. Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to
prevent damage due to root growth.
70. The existing driveway approach shall be modified to new standards with ADA
accessible walkway behind driveway apron, in accordance with Title 24 of the
California Building Code, Chapter 11.
GRADING
71. Perform all grading in conformance with the City Grading Ordinance.
Item 9.a. - Page 25
RESOLUTION NO.
PAGE12
72. 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.
73. Submit all retaining wall calculations for review and approval by the Community
Development Director for walls not constructed per City standards.
DRAINAGE
74. All drainage facilities shall be designed to accommodate a 100-year storm flow.
75. All drainage facilities shall be in accordance with the Drainage Master Plan.
76. 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.
Stormwater 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.
77. Prior to issuance of building permit, a maintenance agreement shall be
executed between the applicant and the City for maintenance of all proposed
stormwater management facilities, including the retardation basin and the
underground stormwater storage/infiltration system. The agreement shall include
a maintenance checklist and schedule.
78. 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.
79. The project is in Drainage Zone "A" and will require infiltration basin(s).
80. The applicant shall provide detailed drainage calculations indicating that
increased run-off can be accommodated by existing facilities and/or provide on-
site retention basins, to the satisfaction of the Community Development Director.
81. Infiltration basins shall be designed based on soil tests. Infiltration tests shall
Item 9.a. - Page 26
RESOLUTION NO.
PAGE13
include a minimum of 2 borings 15 feet below the finished basin floor. Additional
borings or tests may be required if the analysis or soil conditions are inconclusive.
82. The applicant shall submit an engineering study regarding flooding related to the
project site as directed by the Community Development Director. Any portions of
the site subject to flooding from a 1 00-year storm shall be shown on the site plan,
and shall be noted as a building restriction.
83. The applicant shall provide on-site storm water retardation facilities designed and
constructed to Public Works and Community Development requirements, and the
following:
a. The facilities shall be designed to reduce the peak flow rate from a post-
development 100 year storm.
b. The 100 year basin outflow shall not exceed the pre-development flow.
c. The 100 year basin outflow shall be limited to a level which does not cause
the capacity of existing downstream drainage facilities to be exceeded.
d. The basin design shall include freeboard equal to 20 percent of the basin
depth, to a minimum of 12 inches.
e. The basin shall be fully constructed and functional prior to occupancy for any
building permit within the project.
f. The basin shall be maintained by a homeowner's association. The City shall
approve the related language in the association CC&Rs prior to recordation.
g. The basin design shall include landscaping and irrigation.
h. The basin shall be fenced around the perimeter. Fencing shall be subject to
the review and approval of the Community Development Director and the
Maintenance Services Director.
DEDICATIONS AND EASEMENTS
84. 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.
85. 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.
86. A Public Utility Easement (PUE) shall be reserved a minimum 6 feet wide adjacent
to all street right of ways. The PUE shall be wider where necessary for the
installation or maintenance of the public utility vaults, pads, or similar facilities.
PERMITS
Item 9.a. - Page 27
RESOLUTION NO.
PAGE14
87. 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.
88. Obtain a grading permit prior to commencement of any grading operations on site.
89. Pay all required City fees at the time they are due.
90. 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.
91. Impact fees to specific capital improvement projects as determined by the
Community Development Director.
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.
(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
Item 9.a. - Page 28
RESOLUTION NO.
PAGE15
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 this development occurs, for the purposes of
this section, when the conditional use permit is approved or conditionally
approved or when the lot merger is recorded.
(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.
AGREEMENTS
92. 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.
93. Covenants, Conditions, and Restrictions as required by the City.
IMPROVEMENT SECURITIES
94. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
95. Submit an engineer's estimate of quantities for public improvements for review by
the Community Development Director.
96. 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
subdivision improvements,
b. Labor and Materials: 50% of the approved estimated cost of all subdivision
improvements
c. One Year Guarantee: 10% of the approved estimated cost of all subdivision
improvements. This bond is required prior to acceptance of the subdivision
improvements.
d. Monumentation: 100% of the estimated cost of setting survey monuments.
This financial security may be waived if the developer's surveyor submits to
Item 9.a. - Page 29
RESOLUTION NO.
PAGE16
the Community Development Director a letter assuring that all
monumentation has been set.
OTHER DOCUMENTATION
97. 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.
98. Preliminary Title Report: A current preliminary title report shall be submitted to the
Community Development Director prior to checking the lot merger.
99. 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
100. The Final lot merger shall be recorded with all pertinent conditions of approval
satisfied.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
101. All utilities shall be operational.
102. 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.
103. Prior to the final 10% of occupancies for the project are issued, all improvements
shall be fully constructed and accepted by the City.
MITIGATION MEASURES
A negative declaration with mitigation 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 surrounding neighborhood.
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.
Item 9.a. - Page 30
RESOLUTION NO.
PAGE17
• 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.
• Exposed ground areas that are planned to be reworked more than one (1)
month after initial grading should be sown with a fast-germinating native
grass seed and watered until vegetation is established.
All roadways, driveways, sidewalks and other areas to be paved should be
completed as soon as possible. In addition, building pads should be laid
as soon as possible after grading unless seeding or soil binders are used.
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 eve
Section 23114.
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.
• Diesel idling shall not be permitted.
• Signs that specify the no idling requirement shall be posted and enforced
at the construction site.
• Use of alternative-fueled equipment is recommended whenever possible.
• 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.
MM 3.2: 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 start of the project).
MM 5.1: The note below shall be placed on the grading and improvement plans
for the project:
"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
Item 9.a. - Page 31
RESOLUTION NO.
PAGE18
resources, a Research Design and Data Recovery Program to mitigate impacts
shall be prepared by the consulting archaeologist and approved by the City, then
carried 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."
MM9.1: The following BMPs shall be incorporated into the project:
• 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.
Filters. Install filter systems in all storm drain inlets serving the project
site.
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.
• 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.
Refuse Areas. Trash compactors, enclosures and dumpster areas should
be covered and protected from roof and surface drainage. Install a self-
contained drainage system that discharges to the sanitary sewer if water
cannot be diverted from the areas.
• Street/parking lot Sweeping. Implement a program to regularly sweep the
sidewalks and parking lot to prevent the accumulation of litter and debris.
Debris resulting from pressure washing should be trapped and collected to
prevent entry into the storm drain system. Washwater containing any
cleaning agent or degreaser should be collected and discharged to the
sanitary sewer.
Maintenance. A Maintenance Agreement shall be executed that defines
the applicant's responsibilities for proper long-term maintenance of the
underground stormwater chamber system and bioswale.
MM 12.1: Construction activities shall be restricted to the hours of 7:00 AM to
6:00 PM Monday through Friday. No construction shall occur on Saturday or
Sunday. On-site equipment maintenance and servicing shall be confined to the
same hours.
Item 9.a. - Page 32
RESOLUTION NO.
PAGE19
MM 12.2: All construction equipment utilizing internal combustion engines shall
be required to have mufflers that are in good condition. Stationary noise sources
shall utilize noise reducing engine housing enclosures or noise screens.
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.
Item 9.a. - Page 33
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whlchls~perlQfJiledslmlnotreOOwfheCornractorlrtrnplllfooringwchDRillted
ordesaibeddWliboflheworilasffflllyandtllmplot'*fselftrlhnnddasl;:lbedinlhe
dm-Mng:;l:rld:;pecllca!lons.
5. DlmtwlskmshcwnsMGtlkapmcadenceOI'BI"mawng&:a!ilor~l!Jf{l!.(&alia
dn!'IWtgss!mltakeJil!al(lanc:~~OIIlrsmaler11Cllladnlvoings..
6. ContmdDrisloborosponslble!crbeirlgfarninrwiUI:hastdcil!JTmrlhlidldingaiCI:Illr.lct
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hdconsldom!lonsshalrom~wuhalbcalordlnnnres.
B. Nosubstllullcnslllmal!lrlalcrcdorwllb.1111wrillonaU\h(rtzaljtfl!nJmlhoOwoor!inl -
9. Thallltach~~UI'I!In~n!lai!XIIliOIIMI'QI'MthDiappicaHoa!a!e,locllandolhur
lawaregtia!Jt,glhlstypeofdevelopmenL
1C.Thaattadlad~UI'I!!nllllhsbnlilllronform&~a~WilhBia~aa!a!e,locllondolhar
lawsrog:jH!Il1gllllsl)pnofdovdopmanl
lll.<>ylll llt."yo..rt N.,_ • P!cttO'd on UIVIO at 9>0':1 All by ~-rA.-P<>t .. AAIII <PI'al.J[Cf:>..<009 PRO.II:CT~~i!l p...,,;..ct<:AMICV Pl.A~
Alder House Remodel
Remodel & Addition to existing facilities
SCOPE OF WORK I
TheSOJpeo!Worklll~es,Wtlsnotimilodla:
1.. M6rijlnglot;077-m-o19&077-204-001
2. • Ramuvlng&RftiTDiai~E:dslblgSbu:lure~~&MrllngNevfAclllltlon
I SHEET INDEX I
GENERAl.
T-1.0 TITlESHEET
ARC!iiTECNRAl
SQ..1 OEMOunONSITEP!»..
S0-2 S!TEPL.AN
S0-3 DETJ'JLS
C-1 PRB..I!.I!NARYGRADING&DRAINAGEPLAN
CP-1 CONCE?T!W.l.ANDSCAPINGPLAN
A-1.0 FlOORPLAN
A3.0 EXIERlRORELEVATlONS
A3.1 OOERIORELEVATlONS
I AGENCIES & UTILITIES I
CltyolhrcyoG!:Jnde
CltyHai-Corm:riltyDIMliopmenl
300Eas!Brord1S!roet
Arroyo~CA9J420
CltydAiroyoGmnde
FlvcCI!IesflroAtMof1ty
140Tm!EcW!r'f
Aml)11Grorocle,CA9342!1
CltyafhloycGmndo
PubllcWollcs
2CBE.BranchS1roet
JimJ.{aGamde.CA9J420
PG&E
406H'igiKII'llStrool
Sanlu:sotispo,CA93401
Charto-Communlc:alklns
.2708rilgaSlreel
Phone: {805)473-5400
Floc {805)413-GlSS
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Phtllo: [805)473-5-iBC
Fax: {B05)48S-0348 -
Pllono: [805)47$-5440
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Phone: 1-800-743-5000
"'
Phoria: (805}544-2588
SBn!J.lsO'olspo.CA93401 Fax;
The Gas Company , __
Pllooo: 1~17-2200
Sani.Uis0btspo.CA93401 Fill:
"''"" 196S!iOO!banRoad
Sanl.u1Soti5po.CA93401
Phooo: [805)5-IS-7003
"'
I PROJECT DIRECTORY I
""" A!defHoose,AsslstedUvlng
295~urattool
Arrr1yoGrnndc,CA93420
ArdliiiiCI
'''"""' HarrlsNchllecture&Oesign
151W.Srard1Sttoo~S<JieE
AmljoGrardc,CA93420
Structur.JIEngb'ieef
.I.Wjgy&Vunc:o&~noerirJQ,Inc.
880W~utStnlet,SullliC
Sanl.uls0blepo.CA9l401
Modlanlca!Erogjnoor
.NAMeQ'Ienlc:aiEnginetlll1g
1023Nipom~Stmoi,SI!l1~2CO
Sanl.uis0blspo,CA93401
Sad:ric:aiEflginoo"
Thoma8cctrle.lnc.
""""""""' Sanluls0bi5po,CA9J401
Ct.11Engtooer
WiliamR.OyorEngmeoring
153Nortl8tkstrwr,SuitnB
P.O.Sox432
G11Mir!loodl,CA93483
1.1JrdscapcArd1rtec:.
GruyGiwldoo
P.O.Sox944
MC110Soy,CA93443
Gooorn!Conlrador
Ptlono: {805)<489--1266
Emai: -mrrm
Phone: [605)574-1550
Fax; (ll05)574-1553
Emat k)W@honisrumdd.tool
Ptlone: (805}545-0010
Fax: (805}545-0011
Email: chades@as~yvancacom
P!me: (605)543-3100
Fill: {605)543-3165
Emnttyle~.too1
Ptlono: {805)543-3950
Fax: [805)543-3!!29
Emai: lhOOIII@hlmOOoc.com
Phona. {805)-1111·1223
Fax: (B05)481·13ZI
EmaJ:wrd_Slt~
POOoo: [805)8Cl1-B597
Fax: {SOS)m-0982
Emai: g__glarldon@clmrtcr.oot
Phoooc
"' "''
[ VICINITY MAP
[ PROJECT INFORMATION
Acllfltlonot'nawlvir~gqoortors,ofriCtlandadiYltySjii!Cil1cCXJBiingfilairty.Addiflortof
od]llCIUI!parmb(ownOObyA!derHouso)toBJJ~nglotlnasafprimaryfacity.c.:.m.mloo
o!exl:!lirJgacljnoontbuidlng~oowliYmgqtlll!ter:s..
"" ADDRESS 017"""'" 295J'JdorSlmtll
Aml)11Grande,CA93420
SITE AREA: ----wriA:
LOT1B:
TOTAl SITE:
Al.l.OWEDM!\X.OENSITY
PROPOSED DENSITY
AUOWEDFLOORAAEARAT10
PRl)'OSEDFLOORARfARATIO
ALLOWED !.II~ BUILDING SITE
{NETAREAINSOUAREFEET)
PROPOSED MIN. BUILDING SITE
(NETAREAINSOUAREFEET)
MAX.AUOWABLELOTCO\IERAGE:
PROPOSED LOT COVERAGE:
PROPOSEDPARKING&PAVING
OGCU?ANCY"IYPE:
CONSTRUCTION"IYPE:
ZONING TYPE:
BUILDING AREA:
EXlSTlNGWJNBUII.DtNG:
NEWAODmDN:
OEI.tCM.!TlON:
ACCESSORY STORAGE BUilDING:
TOTALOCCUPIEDBUilOING
{INClUDING ACCESSORY STORAGE)
AlLOWABLE AREA:
TABLE503:
S?RINKLERINCREASE:
Tcri'AI..Al.LOWABLEAREA:
RESIDENTPNOONG:
CALCULA'OONSBASEOONSENIORHOlJSING·ASS!STEDLMNG
1UN~SPACEPER38ECSAND1SPACEPERa.!PLOYEE
ONTHEL.ARGESl"WORKSHIFT
TOTALBEDS:27
TOTALEMPlO't'EEDNLARGESTS!liFT:
TOTALPARKlNGSPACESREQlJ!RED:
EX!STlNGSTANDARDPARKING:
NEWSTJIMJAAIJPARKING:
NEWACCESSial.EPARKING:
Tcri'ALPARKING:
38,012SF.
9,523SF.
45,535s.F.(1.ll45ACRES)
35.0UNITS
18EXlST1NGUNITS&9NEWUNflS
TOTAL:27PROPOSEOUNrTS
.~
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20,000sa.FT.
45,535S.F.(1.ll45ACRES)
'"
3li%{17,356SO.FT.)
('3,491SO.FT.) ,.,
!.IULll-fAMILY
VERYHIGHDENS!TY
12,350SO.FT
4,471lSO.FT.
1,487SO.FT.
S36SQ.FT.
17,356SO.FT.
7,000SO.FT.
14,00GSQ.FT.
21,000SQFT.
PARKING:aSPACESREOUIRED
PARKING:SSPACESREQUIRED
15PARK!NGSPACSS
12SfANOARDPARKINGSPACES
7STANDARDPARKINGSPACES
1VANACCESSIBLEPNOONGSPACE
2llPAAK!NGSPACES
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Alder House Remodel & Addition
Alder House, Assisted Living
NOT FOR CONSTRUCTION APN# 077-204-001
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Archlteature & Dsslan
151 West Branch Street; Suite E Arroyo
Grande, CA93420 (805) 574-1550
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Alder House Remodel & Addition
Alder House, Assisted Living
..__N_O_T F•OR•C•O-NS-TR .. UC-TI-ON _________ AP_N_# 0-77-·204-00;,;,;;;,10...---
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Aroh/Uo"ture & Oee/gn
151 West Branch Street; Suite E Arroyo
Grande, CA93420 (805) 574-1550
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Item 9.a. - Page 36
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Alder House Remodel & Addition
Alder House. Ass is led Living
NOT FOR CONSTRUCTION APN# 077-204-001
Hfl/lfli6~1
Aroh/t;co~uro & O<JffJ!en
151 West Branch Street; Suite E Arroyo
Grande, CA93420 {805) 574·1550
EXHIBIT 84
Item 9.a. - Page 37
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Alder House, Assisted Living
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Hfltetei6~1
Archltect:ure & Dselgn
151 West Branch Street; Suite E Arroyo
Grande, CA93420 (805) 574-1550
EXHIBIT 86
Item 9.a. - Page 39
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PROJECTTITLE ____ ,_,_.,.._, .. ,._ ... _....,. ...........
Alder House Remodel & Addition
Alder House, Assisted Living
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151 West Branch Street; Suite E Arroyo
Grande, CA93420 (605) 574-1550
EXHIBIT 87
Item 9.a. - Page 40
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Alder House, Assisted Living
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151 West Branch Street; Suite E Arroyo
Grande, CA93420 (805) 574·1550
EXHIBIT 88
Item 9.a. - Page 41
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August 2S, 2012
Deodar Cedar
279 Alder, Arroyo Gtandl\ CA
Dave's Tree Service
625 Jameson Ct
ATTACHMENT 1
Arroyo Orande~ CA 93420
(805)481·1038
I visited 279 Alder in Arroyo Grande on Friday, August 24. The purpose of tny visit was to
inspect the Deodar Cedar, Cedrus dtwdl1t'a, growing in the front yatd.
The diameter at 40" above grade (just below the firstlimbs) is 31.3'~. The tree is in poor
condition.
There are dead branches and branch tips throughout the canopy. Canopy density is 30% ~ 35%.
The foliage is sparse and shorter than a healthy tree oftb.i$ species.
The needles appeared dark. The needles observed from the ground were covered with sooty
mold. This is a fungus usuaUy associated with honeydew from insects in tht"J order Ho~
One mealybug was obsftved.
These trees are drought tolemnt once established. However the poor condition was caused by
Oak Root Fungus, Armillaria mellea, not drought slress. This fungus has girdled the base of this
Cedar.
The circumference of the trunk at ground level is 144. 5" (10' 2.5''). Thete is a 9" strip of live
tissue on the NW side oftbe tree. This smal1 connection with the canopy is not large enough to
support a healthy root system.
The tree docs not appear to be au immediate hazard but does need to be removed.
Da-ve Ragan
!SA Certified AtboriSt WE..Q345A
Stu.te Cotttt'actots License #544988
Item 9.a. - Page 43
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Item 9.a. - Page 44
Archit;ect;ure & Design
Nov. 2, 2012
Kelly Heffernan, AICP
Associate Planner
City of Arroyo Grande
Community Development Department
300 East Branch Street
Arroyo Grande, CA 93420
Re: Alder House Overhead Utility Line Undergrounding Budget Estimate
Dear Kelly;
ATTACHMENT 3
During our discussion of the Alder House Project over the last few months, we have been
discussing the expense of undergrounding the overhead utility cabling along the frontage of Alder
Street. These overhead utility lines consist of low voltage cable TV, Telephone communication
cabling. In reviewing the City's request with Roger Prehiem, our electrical engineer from Thoma
Electric, we have prepared a cost estimate based on information we discussed on site with Neil
Zacaria from AT&T and Eric from Charter Cable.
To explain how we arrived at that amount we have prepared an exhibit that shows the 5 utility
poles that will be affected and it is attached with this letter.
Per your request, our estimate includes removing 3 existing utility poles and installing new
underground conduit and cabling to serve the existing customers.
Our entire estimated construction budget for the project is $1.6 million. The estimated cost of
undergrounding the utilities is $152,271.00 -a 9% increase in our overall construction costs. The
cost summary is included with this document.
Based on this information, we respectfully request that the undergrounding requirement be waived
or offset with "in-lieu" fees that would allow the project to move forward. We appreciate all the
assistance you and the City staff have provided to make this project feasible to this point and look
forward to providing the citizens of Arroyo Grande continued options for independent Senior
Citizen living accommodations.
Sincerely;
\L..'1(E.~\~
Kyle Harris, AIA
Harris Architecture & Design
151 West Branch Street; Suite E, Arroyo Grande CA 93420
P: 805.574.1550 F: 805.574.1553 Item 9.a. - Page 45
Kelly Heffernan; Nov. 2, 2012
Alder House Underground Utility
Page 2 of 4
Summary of Construction Costs:
Underground conduit, trenching, and pedestals
(Thoma Electric)
Horizontal Boring under Alder Street-140 feet
Install new cabling and terminate
405 LF AT&T spec. 200 pair cable, ($105 /If.)
210 LF Charter Cable spec co-ax cable ($85 /If.)
Labor ($12 I LF)
Remove existing utility poles
3@ $4,500
$58,116.00
$15,000.00
$42,525.00
$15,750.00
$7,380.00
$13,500.00
Estimated Total: $152,271.00
151 West Branch Street; Suite E, Arroyo Grande CA 93420
P: 805.574.1550 F: 805.574.1553
Item 9.a. - Page 46
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ALDER HOUSE
ARROYO GRANDE, CALIFORNIA
11-01-12
LEGEND
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181
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EXISTING POLE TO REMAIN
REMOVE EXISTING POLE (3 TOTAL)
EXISTING RISER TO REMAIN
NEW 17"X30" RISER
NEW PEDESTAL BOX
(1)30"X48" PED BOX
(1) 36"X60" PED BOX
NEW UNDERGROUND CONDUIT
2"0CONDUIT
4"0CONDUIT
310'LF
810'LF
EXISTING OVERHEAD CABLE
TO REMAIN
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Alder House Underground Utility
Page 4 of 4
Probable Cost
of Construction
Alder House Undergrounding
ITEM DESCRIPTION
Utility Company T reneh!BackfiU
Sawcut and Patch
Cone Pad for 30x48" Telephone Pedesial
Cone Pad for 30x60" Telephone Pedestal
2" Pvc Sch 40 Tel Conduit
4" Pvc Sch 40 Tel Conduit
4" Cooduit Riser on exist Utility Pole
QUANT
550
550
310
810
40
November 2, 2012
UNIT COST PER TOTAL
lF $25.00 $13,750.00
lF $20.00 $11,000.00
EA $1,800.00 $1,800.{}0
EA $2,200.00 $2,200.00
LF $10.00 $3,100.00
lF $18.00 $14,580.00
LF $50_{}0 $2,000.00
Subtotal: $48,430.00
Contingency: $9,686.00
Site Total: $58,116.00
151 West Branch Street; Suite E, Arroyo Grande CA 93420
P: 805.574.1550 F: 805.574.1553
Item 9.a. - Page 48
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
CITY OF
INITIAL STUDY/
MITIGATED NEGATIVE
DECLARATION
Development Code Amendment (DCA) No. 12-002
Conditional Use Permit (CUP} No. 12-001
Lot Merger (MER} No. 12-001
Expansion of an existing senior assisted living facility
295 Alder Street (APN 077-204-001; 077-203-019}
July 2012
ATTACHMENT 4
July 2012
Page 1 of 31
Item 9.a. - Page 49
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Project: Development Code Amendment (DCA) No. 12-002
Conditional Use Permit (CUP) No. 12-001
Lot Merger (LM) No. 12-001
lead Agency: City of Arroyo Grande
Document Availability:
City of Arroyo Grande
Community Development Department
300 East Branch Street
Arroyo Grande, CA 93420
Project Description:
July 2012
The proposed project involves renovating an existing senior living facility to add a new office and lobby,
nine (9) new guest rooms, an activity area and remodeling the existing kitchen and medical station.
Summary Document Preparation:
Pursuant to Section 21082.1 of the California Environmental Quality Act, the City of Arroyo Grande (the
City) has independently reviewed and analyzed the Initial Study and Mitigated Negative Declaration for
the proposed project and finds that these documents reflect the independent judgment of the City. The
City, as lead agency, also confirms that the project mitigation measures detailed in these documents are
feasible and will be implemented as stated in the Mitigated Negative Declaration.
Teresa McClish, AICP Date
Community Development Director
Date
Associ te Planner
Page 2 of 31
Item 9.a. - Page 50
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Table of Contents:
July 2012
lntroduction ................................................................................................................................................... 5
Introduction and Regulatory Guidance ..................................................................................................... 5
Lead Agency .............................................................................................................................................. 5
Purpose and Document Organization ....................................................................................................... 5
Summary of Findings ................................................................................................................................. 6
Project Description ........................................................................................................................................ 7
Introduction ............................................................................................................................................... 7
Background and Need for Project ............................................................................................................. 8
Other Required Public Agency Approvals ................................................................................................. 8
Related Projects ........................................................................................................................................ 8
Environmental Checklist ................................................................................................................................ 9
Project Information ................................................................................................................................... 9
Environmental Factors Potentially Affected ........................................................................................... 10
Determination ......................................................................................................................................... 10
Evaluation of Environmental Impacts ..................................................................................................... 11
Environmental Issues .................................................................................................................................. 12
1. Aesthetics ............................................................................................................................................ 12
2. Agriculture and Forestry Resources .................................................................................................... 13
3. Air Quality ............................................................................................................................................ 13
4. Biological Resources ............................................................................................................................ 15
5. Cultural Resources ............................................................................................................................... 16
6. Geology and Soils ................................................................................................................................ 17
7. Greenhouse Gas Emissions ................................................................................................................. 18
8. Hazards and Hazardous Materials ....................................................................................................... 18
9. Hydrology and Water Quality .............................................................................................................. 19
10. Land Use and Planning ...................................................................................................................... 22
11. Mineral Resources ............................................................................................................................. 22
12. Noise .................................................................................................................................................. 23
13. Population and Housing .................................................................................................................... 24
14. Public Services ................................................................................................................................... 25
15. Recreation ......................................................................................................................................... 25
16. Transportation/Traffic ....................................................................................................................... 26
17. Utilities and Service Systems ............................................................................................................. 26
Page 3 of 31
Item 9.a. - Page 51
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
July 2012
Mandatory Findings of Significance ............................................................................................................ 28
Summary of Mitigation Measures ............................................................................................................... 29
References ................................................................................................................................................... 31
Page 4 of 31
Item 9.a. - Page 52
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Introduction
Introduction and Regulatory Guidance
July 2012
The Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared by the City of Arroyo
Grande (the City) to evaluate the potential environmental effects of the proposed project. This
document has been prepared in accordance with the California Environmental Quality Act (CEQA), Public
Resources Code §21000 et seq., and the State CEQA Guidelines, California Code of Regulations (CCR)
§15000 et seq.
An Initial Study is conducted by a lead agency to determine if a project may have a significant effect on
the environment [CEQA Guidelines §15063(a)]. If there is substantial evidence that a project may have a
significant effect on the environment, an Environmental Impact Report (EIR) must be prepared, in
accordance with CEQA Guidelines §15064(a). However, if the lead agency determines that revisions in
the project plans or proposals made by or agreed to by the applicant mitigate the potentially significant
effects to a less-than-significant level, a Mitigated Negative Declaration may be prepared instead of an
EIR [CEQA Guidelines §15070(b)]. The lead agency prepares a written statement describing the reasons
a proposed project would not have a significant effect on the environment and, therefore, why an EIR
need not be prepared. This IS/MND conforms to the content requirements under CEQA Guidelines
§15071.
Lead Agency
The lead agency is the public agency with primary approval authority over the proposed project. In
accordance with CEQA Guidelines §15051(b)(1), "the lead agency will normally be an agency with
general governmental powers, such as a city or county, rather than an agency with a single or limited
purpose." The lead agency for the proposed project is the City of Arroyo Grande. The contact person for
the lead agency is:
Kelly Heffernan, AICP
Associate Planner
City of Arroyo Grande
Arroyo Grande, CA 93420
(805) 473-5420
Purpose and Document Organization
The purpose of this document is to evaluate the potential environmental effects of the proposed
project. Mitigation measures have been identified and incorporated into the project to eliminate any
potentially significant impacts or reduce them to a less-than-significant level.
This document is organized as follows:
• Introduction
This chapter provides an introduction to the project and describes the purpose and organization
of this document.
• Project Description
This chapter describes the reasons for the project, scope of the project, and project objectives.
Page 5 of 31
Item 9.a. - Page 53
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
11 Environmental Setting, Potential Impacts and Mitigation Measures
July 2012
This chapter identifies the significance of potential environmental impacts, explains the
environmental setting for each environmental issue, and evaluates the potential impacts
identified in the CEQA Environmental (Initial Study) Checklist. Mitigation measures are
incorporated, where appropriate, to reduce potentially significant impacts to a less-than-
significant level.
11 Mandatory Findings of Significance
This chapter identifies and summarizes the overall significance of any potential impacts to
natural and cultural resources, cumulative impacts, and impact to humans, as identified in the
Initial Study.
• Summary of Mitigation Measures
This chapter summarizes the mitigation measures incorporated into the project as a result of the
Initial Study.
• References
This chapter identifies the references and sources used in the preparation ofthis IS/MND. It also
provides a list of those involved in the preparation of this document.
Summary of Findings
Section 3 of this document contains the Environmental (Initial Study) Checklist that identifies the
potential environmental impacts (by environmental issue) and a brief discussion of each impact resulting
from implementation of the proposed project.
In accordance with §15064(f) of the CEQA Guidelines, a Mitigated Negative Declaration shall be
prepared if the proposed project will not have a significant effect on the environment after the inclusion
of mitigation measures in the project. Based on the available project information and the
environmental analysis presented in this document, there is no substantial evidence that, after the
incorporation of mitigation measures, the proposed project would have a significant effect on the
environment. It is proposed that a Mitigated Negative Declaration be adopted in accordance with the
CEQA Guidelines.
Page 6 of 31
Item 9.a. - Page 54
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Project Description
Introduction
July 2012
The City of Arroyo Grande (the City) has prepared this Initial Study/Mitigated Negative Declaration
(IS/MND) to evaluate the potential environmental effects of the proposed project. The project site is
located at 295 Alder Street in the Multiple Family Very High Density Residential (MFVH) zoning district.
The property also has a Planned Development (PD) overlay for the purpose of coordinating future
development. The site is developed with a licensed senior assisted living facility that can accommodate
up to thirty-two {32) residents. The facility currently has eighteen {18) units.
The applicant also owns the two adjacent parcels to the north that are each developed with a single
family residence and encumbered with a PD designation. The applicant proposes to demolish the single
family residence located on the adjacent parcel, change the zoning of that parcel from Single Family
Residential (SF) to MFVH consistent with the care facility property, and expand the existing care facility
and parking lot. A merger of these two lots is required to accommodate the expansion.
The expansion of the facility will add nine (9) new guest rooms, a new office, lobby, an activity area and
remodel the existing kitchen and medical station. In total, the addition will provide approximately 4,454
square feet of new space for the facility.
Surrounding the site is single family residential development to the north, multi-family residential
development to the south, office and single family residential development to the east, and single family
residential development to the west.
Location Map:
Existing single family
residence to be
removed (APN 077-
203-019)
Existing senior assisted
living facility (APN 077-
204-001)
Page 7 of 31
Item 9.a. - Page 55
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Background and Need for Project
July 2012
The current use of the project site is a 12,326 square foot senior assisted living facility. Past uses of the
site have been residential and senior living. The site also includes a support building, proposed to
remain. Properties adjacent to the site and within the surrounding neighborhood are predominantly
developed with single and multi-family residences. The property located immediately north of the
project site is owned by the applicant and is developed with a single family residence, proposed to be
removed as part of this project.
The neighborhood area has been developed since the late 1920's and has been a residential setting of
the community since its establishment. The existing topography and utility infrastructure have not
changed significantly in recent history. There are several heritage oak trees in the neighborhood, but
none are located on the project site. There are no known historic structures on site or directly adjacent
to the site. The existing road, sidewalks, curbs and gutters are aged but not in disrepair.
The senior facility is located on Alder Street, an existing city right of way. There are no proposed
changes or modifications required to Alder Street by this project except for resurfacing. A new driveway
and sidewalk will be installed per City standards as part of the project. The project will not increase
vehicular traffic or pedestrian traffic when completed. The guests living at the facility usually do not
drive and the facility has a large van to take the guests to their appointments. Any required utility
access in Alder Street will be installed per City standards.
According to the 2010 Census, 77% of Arroyo Grande's population is 55 and older. Between 2000 and
2010 there was a significant increase in the 55 to 64 age range and a large decrease in the 35 to 44 age
range. Given this trend of aging population, there is an increasing need to provide senior housing
options. Alder House will help with this need by providing nine (9) additional units for assisted senior
living.
Other Required Public Agency Approvals
No other public agency approvals are required for the proposed project. The facility is licensed to
accommodate up to 32 units. The facility currently has 18 units and a total of 27 units are proposed.
Related Projects
None.
Page 8 of 31
Item 9.a. - Page 56
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Environmental Checklist
Project Information
Project Title:
Lead Agency Name & Address:
Contact Person & Telephone Number:
Project Location:
Project Sponsor Name & Address:
July 2012
Alder House Expansion:
Development Code Amendment (DCA} No. 12-002
Conditional Use Permit (CUP} No. 12-001
Lot Merger (MER) No. 12-001
City of Arroyo Grande
300 East Brach Street
Arroyo Grande, CA 93420
Kelly Heffernan, Associate Planner
{805} 473-5420
295 Alder Street
(APN 077-204-001; 077-203-019}
Alder House, Todd Tose
295 Alder Street
Arroyo Grande, CA 93420
General Plan Designation: Very-High Density (VHD}; Planned Development (PD}
Zoning: Multi-Family Very High Density Residential (MFVH)
Description of Project: Refer to page 7
Surrounding Land Uses & Setting: The project site is surrounded by single family
residential development to the north, multi-family
residential development to the south, office and
single family residential development to the east, and
single family residential development to the west.
The site itself is developed with a senior assisted
living facility.
Approval Required from Other Public Agencies: None
Page 9 of 31
Item 9.a. - Page 57
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Environmental Factors Potentially Affected
July 2012
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact", as indicated by the checklist on the following
pages:
rgj Aesthetics
D Biological Resources
D Greenhouse Gas Emissions
D Land Use/Planning
D Population/Housing
D Transportation/Traffic
Determination
D Agricultural Resources
rgj Cultural Resources
D Hazards & Hazardous Materials
D Mineral Resources
D Public Services
D Utilities/Service Systems
On the basis of this initial evaluation:
rgj Air Quality
D Geology/Soils
rgj Hydrology/Water Quality
rgj Noise
D Recreation
D Mandatory Findings of Significance
D I find that the proposed project COULD NOT have a significant effect on the environment and a
NEGATIVE DECLARATION will be prepared.
I find that, although the original scope of the proposed project COULD have had a significant
effect on the environment, there WILL NOT be a significant effect because revisions/mitigations
to the project have been made by or agreed to by the applicant. A MITIGATED NEGATIVE
DECLARATION will be prepared.
D I find that the proposed project MAY have a significant effect on the environment and an
ENVIRONMENTAL IMPACT REPORT or its functional equivalent will be prepared.
D I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated impact" on the environment. However, at least one impact has
been adequately analyzed in an earlier document, pursuant to applicable legal standards, and
has been addressed by mitigation measures based on the earlier analysis, as described in the
report's attachments. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze
only the impacts not sufficiently addressed in previous documents.
D I find that, although the proposed project could have had a significant effect on the
environment, because all potentially significant effects have been adequately analyzed in an
earlier EIR or Negative Declaration, pursuant to applicable standards, and have been avoided or
mitigated, pursuant to an earlier EIR, including revisions or mitigation measures that are
imposed upon the proposed project, all impacts have been avoided or mitigated to a less-than-
significant level and no further action is required.
Kelly Heffernan, AICP
Associate Planner
Date
Page 10 of 31
Item 9.a. - Page 58
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Evaluation of Environmental Impacts
July 2012
1. A brief explanation is required for all answers, except "No Impact", that are adequately
supported by the information sources cited. A "No Impact" answer is adequately supported if
the referenced information sources show that the impact does not apply to the project being
evaluated {e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be
explained where it is based on general or project-specific factors {e.g., the project will not
expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2. All answers must consider the whole of the project-related effects, both direct and indirect,
including off-site, cumulative, construction, and operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur, the checklist
answers must indicate whether that impact is potentially significant, less than significant with
mitigation, or less than significant. "Potentially Significant Impact" is appropriate when there is
sufficient evidence that a substantial or potentially substantial adverse change may occur in any
of the physical conditions within the area affected by the project that cannot be mitigated
below a level of significance. If there are one or more "Potentially Significant Impact" entries, an
Environmental Impact Report {EIR) is required.
4. A "Mitigated Negative Declaration" {Negative Declaration: Less Than Significant with Mitigation
Incorporated) applies where the incorporation of mitigation measures, prior to declaration of
project approval, has reduced an effect from "Potentially Significant Impact" to a "Less Than
Significant Impact with Mitigation." The lead agency must describe the mitigation measures and
briefly explain how they reduce the effect to a less than significant level.
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR {including a General Plan) or
Negative Declaration [CCR, Guidelines for the Implementation of CEQA, § 15063{c){3){D)].
References to an earlier analysis should:
a) Identify the earlier analysis and state where it is available for review.
b) Indicate which effects from the environmental checklist were adequately analyzed in the
earlier document, pursuant to applicable legal standards, and whether these effects were
adequately addressed by mitigation measures included in that analysis.
c) Describe the mitigation measures in this document that were incorporated or refined from
the earlier document and indicate to what extent they address site-specific conditions for
this project.
6. Lead agencies are encouraged to incorporate references to information sources for potential
impacts into the checklist or appendix {e.g., general plans, zoning ordinances, biological
assessments). Reference to a previously prepared or outside document should include an
indication of the page or pages where the statement is substantiated.
7. A source list should be appended to this document. Sources used or individuals contacted
should be listed in the source list and cited in the discussion.
8. Explanation{s) of each issue should identify:
a) the criteria or threshold, if any, used to evaluate the significance of the impact addressed by
each question and
b) the mitigation measures, if any, prescribed to reduce the impact below the level of
significance.
Page 11 of 31
Item 9.a. - Page 59
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Environmental Issues
1. Aesthetics
Environmental Setting
July 2012
The project site is located in an established residential neighborhood. The property is zoned Multi-
Family Very High Density Residential (MFVH) and developed with a senior assisted living facility ("Alder
House") that contains eighteen (18) units on a 30,012 square foot parcel. The facility is a low-profile,
single-story structure that blends with the existing surrounding residential development.
Would the project:
a) Have a substantial adverse affect on a scenic vista?
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character or
quality of the site and its surroundings?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime views in
the area?
Discussion
a-b: No impacts.
Potentially
Significant
Impact
D
D
D
D
Less Than Less Than Significant
with Significant
Mitigation Impact
No Impact
D D
D D
D D
D D
c: The addition is consistent with the existing architectural style of the facility and will have an
insignificant visual impact to the surrounding neighborhood. Proposed changes are as follows:
• The existing garage will be renovated into three (3) new guest rooms. A new structure and
connecting walkway will include three (3) more guest rooms and the new addition on the front
of the facility will include the office and lobby area and one (1) new guest room. The adjacent
space will be renovated to provide two (2) more guest rooms for a total of nine (9) new rooms.
• The kitchen and activity area will be enlarged and updated.
• Landscaping will be added to blend with existing site vegetation.
• The parking lot will be expanded to accommodate the project. The existing residential structure
located on the adjacent parcel to the north will be removed to provide the additional parking.
• A new fence will be installed along the northern property lone to comply with current zoning
code requirements.
• The large existing oak tree located on the northeast corner of the facility site will remain and will
be an integral part of the landscape and patio area.
d: The project would add to the nighttime lighting in the form of parking lot and building lights, which
is necessary for safety purposes. However, to avoid light "spillage" onto adjacent properties, the
following mitigation is required:
Page 12 of 31
Item 9.a. - Page 60
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
July 2012
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 surrounding
neighborhood.
2. Agriculture and Forestry Resources
Environmental Setting
The subject property is not located near Agricultural land.
Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use or a
Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning
of, forest land (as defined in Public Resources Code
section 12220)g)), timberland (as defined by Public
Resources Code section 4526), or timberland zoned
Timberland Production (as defined by Government
Code section 51104(g))?
d) Result in the loss of forest land or conversion of
forest land to non-forest use?
e) Involve other changes in the existing environment
which, due to their location or nature, could result in
conversion of Farmland to non-agricultural use?
Potentially
Significant
Impact
D
D
D
D
D
Less Than
Significant
with
Mitigation
D
D
D
D
D
Less Than
Significant
Impact
D
D
D
D
D
No Impact
*In determining whether impacts to agricultural resources are sigmficant environmental effects, lead agencies may refer to the
California Agricultural Land Evaluation and Site Assessment Model {1997}, prepared by the California Department of
Conservation as an optional model for use in assessing impacts on agricultural and farmland.
Discussion
a-e: No impacts.
3. Air Quality
Environmental Setting
San Luis Obispo County is in non-attainment status for ozone {0 3 ), respireable particulate matter (PM10)
and vinyl chloride under the California Air Resource Board (CARB) standards. The County is in
attainment status for all other applicable CARB standards.
Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
Potentially
Significant
Impact
D
Less Than
Significant
with
Mitigation
D
Less Than
Significant
Impact
D
No Impact
Page 13 of 31
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INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net increase of
any criteria pollutant for which the project region is in
non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial
number of people?
Discussion
a: No impacts.
D
D
D
D
July 2012
D D
D D
D D
D D
b-e: The San Luis Obispo County Air Pollution Control District (APCD) has developed the CEQA Air
Quality Handbook to evaluate project specific impacts and determine if air quality mitigation measures
are needed, or if potentially significant impacts could result. The City refers to this Handbook for all
discretionary projects subject to CEQA. Although both the construction and operation phases of the
project are below the thresholds for significance, some mitigation is recommended.
According to the general operational screening criteria in the APCD Handbook, construction of the
proposed project is not expected to generate potentially significant air quality impacts. However,
emissions associated with project construction could affect adjacent properties and would add to the
cumulatively significant effect that results in basin-wide exceedance of air quality standards. These
temporary fugitive dust and combustion emissions can impact local air quality. Implementation of the
following mitigation measures will reduce air quality impacts to a less than significant level:
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.
• 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.
• Exposed ground areas that are planned to be reworked more than one (1) month after
initial grading should be sown with a fast-germinating native grass seed and watered
until vegetation is established.
All roadways, driveways, sidewalks and other areas to be paved should be completed as
soon as possible. In addition, building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
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 eve Section 23114.
Page 14 of 31
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INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
July 2012
• 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.
• Diesel idling shall not be permitted.
• Signs that specify the no idling requirement shall be posted and enforced at the
construction site.
• Use of alternative-fueled equipment is recommended whenever possible.
• 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.
MM 3.2: 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 start of the
project).
d-e: No impact.
4. Biological Resources
Environmental Setting
The project site is located within an established residential neighborhood. There are no biological
habitats or resources on the project site or in the immediate vicinity. Existing development on all four
(4) sides of the project site precludes its use as a wildlife corridor.
Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modification, on any species identified
as a sensitive, candidate, or special status species in
local or regional plans, policies, or regulations, or by
the California Department of Fish and Game or the
U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified
in local or regional plans, policies, or regulations, or by
the California Department of Fish and Game or the
U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands, as defined by §404 of the Clean
Water Act (including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
Potentially
Significant
Impact
D
D
D
Less Than
Significant
with
Mitigation
D
D
D
Less Than
Significant
Impact
D
D
D
No Impact
Page 15 of 31
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INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species or
with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery
sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
Discussion
a-f: No impacts.
5. Cultural Resources
Environmental Setting
July 2012
D D D
D D D
D D D
Although there are no known pre-historic or paleontological resources on the project site, the Arroyo
Grande area in general is known to have been used by Native Americans and the potential for
encountering such resources, while low given the existing development and site disturbance, is a
possibility.
Potentially Less Than Less Than Significant Significant with Significant No Impact
Would the project: Impact Mitigation Impact
a) Cause a substantial adverse change in the
significance of a historical resource, as defined in D [g] D D
§15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource, pursuant to D D D
§15064.5?
c) Disturb any human remains, including those interred D [g] D D outside of formal cemeteries?
Discussion
a-c: Development of the project could have a potentially significant impact to cultural and pre-historic
resources that can be mitigated to a less-than-significant level with implementation of the following
mitigation measure.
MM 5.1: The note below shall be placed on the grading and improvement plans for the project:
"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
Page 16 of 31
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INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
July 2012
Recovery Program to mitigate impacts shall be prepared by the consulting archaeologist
and approved by the City, then carried 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."
6. Geology and Soils
Environmental Setting
The topography of the project site is relatively flat and is located outside of the 100-year floodplain. The
landslide risk and liquefaction potential during a ground-shaking event is considered low. No active
faulting is known to exist on or close to the subject property. The project is not within a known area
containing serpentine or ultramafic rock or soils (i.e. low risk of naturally occurring asbestos).
Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map, issued by the State
Geologist for the area, or based on other
substantial evidence of a known fault? (Refer to
Division of Mines and Geology Special Publication
42.)
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of
topsoil?
c) Be located on a geologic unit or soil that is unstable,
or that would become unstable, as a result of the
project and potentially result in on-or off-site
landslide, lateral spreading, subsidence, liquefaction,
or collapse?
d) Be located on expansive soil, as defined in Table 18-
1-B of the Uniform Building Code {1994), creating
substantial risks to life or property?
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative waste disposal
systems, where sewers are not available for the
disposal of waste water?
Discussion
Potentially
Significant
Impact
D
D
D
D
D
Less Than
Significant
with
Mitigation
D
D
D
D
D
Less Than
Significant
Impact
D
D
D
D
No Impact
D
a: A geotechnical investigation of the project site was performed by GSI Soils, Inc. (on file in the
Community Development Department). This investigation concluded that the project site is suitable for
Page 17 of 31
Item 9.a. - Page 65
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
July 2012
the proposed project if the recommendations contained in the investigation are incorporated into the
project plans and specifications. No mitigation is required.
b-e: No impacts.
7. Greenhouse Gas Emissions
Environmental Setting
The project site is located within an established residential neighborhood.
Would the project:
a) Generate greenhouse gas emissions, either directly
or indirectly, that may have a significant effect on the
environment?
b) Conflict with an applicable plan, policy or regulation
adopted for the purpose of reducing the emissions of
greenhouse gases?
Discussion
Potentially
Significant
Impact
D
D
less Than
Significant
with
Mitigation
D
D
less Than
Significant No Impact
Impact
[g] D
D
a-b: The proposed project will generate greenhouse gas (GHG) emissions from both daily operation of
the facility and traffic generation. While the California Air Resources Board (CARB) has not yet
developed a statewide threshold, as directed under Senate Bill 97, the City has determined that the
California Air Pollution Control Officers Association (CAPCOA) 2008 White Paper, which includes possible
methodologies and thresholds for project-level GHG emissions, provides the best and latest information
on establishing cumulative impact thresholds. This paper has determined that a conservative threshold
where a project's impact may be considered 'cumulatively considerable' is 900 metric tons or more of
GHG emissions per year. The following table provides a general summary of project types and sizes that
generate 900 metric tons of GHG emissions per year:
Project Type Size that Generates 900 Metric Tons of GHG Emissions per Year
Single-family residential 50 units
Apartments/condominiums 70 units
General commercial or office space 35,000 square-feet
Retail space 11,000 square-feet
Supermarket/grocery store 6,300 square-feet
Based on the above assumptions, the proposed project is estimated to generate less than 900 tons of
GHG emissions per year and therefore is not considered to be a 'cumulatively considerable' impact. No
mitigation is required.
8. Hazards and Hazardous Materials
Environmental Setting
There are no known hazards or hazardous materials associated with the project site.
Page 18 of 31
Item 9.a. - Page 66
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and/or accident conditions involving the release of
hazardous materials, substances, or waste into the
environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of
hazardous materials sites, compiled pursuant to
Government Code §65962.5, and, as a result, create a
significant hazard to the public or environment?
e) Be located within an airport land use plan or, where
such a plan has not been adopted, within two miles of
a public airport or public use airport? If so, would the
project result in a safety hazard for people residing or
working in the project area?
f) Be located in the vicinity of a private airstrip? If so,
would the project result in a safety hazard for people
residing or working in the project area?
g) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a significant risk of
loss, injury, or death from wildland fires, including
areas where wildlands are adjacent to urbanized areas
or where residences are intermixed with wildlands?
Discussion
a-h: No impacts.
9. Hydrology and Water Quality
Environmental Setting
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
Less Than
Significant
with
Mitigation
D
D
D
D
D
D
D
D
Less Than
Significant
Impact
D
D
D
D
D
D
D
D
July 2012
No Impact
The City of Arroyo Grande provides water service for the subject property, which consists of water from
both surface and groundwater sources. Ground water extractions are derived from seven wells and two
separate basin formations. Surface water is obtained from the Lopez Reservoir Project, which was
constructed in the late 1960's. Reclaimed stormwater collected by the Soto Sports Complex Stormwater
Reclamation Project is also used as an irrigation supply source. The project site is not located within a
flood zone.
Page 19 of 31
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INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Would the project:
a) Violate any water quality standards or waste
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge,
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
level (e.g., the production rate of pre-existing nearby
wells would drop to a level that would not support
existing land uses or planned uses for which permits
have been granted)?
c) Substantially alter the existing drainage pattern of
the site or area, including through alteration of the
course of a stream or river, in a manner which would
result in substantial on-or off-site erosion or siltation?
d) Substantially alter the existing drainage pattern of
the site or area, including through alteration of the
course of a stream or river, or substantially increase
the rate or amount of surface runoff in a manner
which would result in on-or off-site flooding?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned stormwater
drainage systems or provide substantial additional
sources of polluted runoff?
f) Substantially degrade water quality?
g) Place housing within a 100-year flood hazard area,
as mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map, or other flood hazard
delineation map?
h) Place structures that would impede or redirect flood
flows within a 100-year flood hazard area?
i) Expose people or structures to a significant risk of
loss, injury, or death from flooding, including flooding
resulting from the failure of a levee or dam?
j) Result in inundation by seiche, tsunami, or mudflow?
Discussion
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
D
D
Less Than
Significant
with
Mitigation
D
D
D
D
D
D
D
D
D
Less Than
Significant
Impact
D
D
D
D
D
July 2012
No Impact
D
D
D
D
D
D
a-e: Development of the proposed Alder House facility expansion and associated parking will result in
increased runoff and alteration of existing onsite drainage patterns by increasing stormwater flows. A
drainage report was prepared by a licensed Civil Engineer, William Dyer, to evaluate the impacts of the
project on the existing drainage system and provide recommends on stormwater storage and infiltration
systems. The drainage report is on file in the Community Development Department.
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INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
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July 2012
Stormwater draining to the north side of the site can be stored onsite by means of an underground
storage and infiltration system. An underground system is proposed since there is insufficient site area
to provide an above ground drainage basin. The underground system is sized to store 100% of the 100-
year frequency storm. Stormwater draining to the south side of the site cannot feasibly be stored in
either above or below ground storage due to existing and proposed site development. A small bioswale
is proposed at the southwest corner of the site that has a storage capacity of 1,235 cubic feet and can
accommodate flow situations of up to 2-year storm events. Any runoff from large storms that cannot be
retained on site will be directed to the City's existing storm drain system located within Alder Street,
which has adequate capacity.
f: Construction activities on the site would result in the disturbance of approximately 13,350 square
feet. Given the relatively flat topography of the site and limited size of the addition, there will be
minimal cut {647 cubic yards) and fill (46 cubic yards) associated with the proposed project. However,
construction and grading activities could cause soil erosion during project development. Post-
construction uses on the project would increase impermeable surfaces and subsequent increase in
urban runoff generated from the commercial development. As a result of construction and build out of
the site, the proposed project could result in degradation of water quality in nearby surface and ground
water bodies.
The Central Coast Regional Water Quality Control Board requires municipalities, via the Municipal
General Storm Water Permit, to minimize negative impacts on aquatic ecosystems and degradation of
water quality to the maximum extent practicable. Permittees must implement Best Management
Practices (BMPs} that reduce pollutants in storm water runoff to the technology-based standard of
Maximum Extent Practicable (MEP} to protect water quality. The goals of post-construction BMPs are to
prevent and control erosion and sedimentation, provide source control of potential pollutants, control
and treat runoff, and protect wetlands and water quality resources. Post-construction BMPs are
required to achieve stormwater quality standards through site-planning measures. Vegetative swales or
other biofilters are recommended as the preferred choice for post-construction BMPs for all projects
with suitable landscape areas, because these measures are relatively economical and require limited
maintenance. For projects where landscape based treatment is impracticable, or insufficient to meet
required design criteria, other post-construction BMPs should be incorporated. All post-construction
BMPs must be maintained to operate effectively. In addition to the stormwater retention measures
described above in a-e, implementation of the BMPs listed below will reduce the potential impacts to
water quality to a less than significant level:
MM9.1: The following BMPs shall be incorporated into the project:
• 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.
Filters. Install filter systems in all storm drain inlets serving the project site.
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.
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.
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INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
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July 2012
Refuse Areas. Trash compactors, enclosures and dumpster areas should be covered and
protected from roof and surface drainage. Install a self-contained drainage system that
discharges to the sanitary sewer if water cannot be diverted from the areas.
Street/parking lot Sweeping. Implement a program to regularly sweep the sidewalks and
parking lot to prevent the accumulation of litter and debris. Debris resulting from
pressure washing should be trapped and collected to prevent entry into the storm drain
system. Washwater containing any cleaning agent or degreaser should be collected and
discharged to the sanitary sewer.
Maintenance. A Maintenance Agreement shall be executed that defines the applicant's
responsibilities for proper long-term maintenance of the underground stormwater
chamber system and bioswale.
g-j: No impacts.
10. Land Use and Planning
Environmental Setting
The property has a land use designation of Very-High Density Residential (VHD) and is zoned Multi-
Family Very High Density Residential (MFVH). This property and the two adjacent parcels located north
of the site are owned by the applicant and have a Planned Development (PD) overlay for the purpose of
coordinating future development. The adjacent parcel to the north is included in this project to
accommodate the parking expansion. This second parcel is 8,337 square feet in size, is zoned Single-
Family Residential (SF) and developed with a single family residence. The project includes removing the
residence, changing the zoning from SF to MFVH, and merging the two lots. The proposed type and
scale of development is consistent with the VHD land use category and MFVH zoning.
Would the project:
a) Physically divide an established community?
b) Conflict with the applicable land use plan, policy, or
regulation of any agency with jurisdiction over the
project (including, but not limited to, a general plan,
specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
Discussion
a-c: No impacts.
11. Mineral Resources
Environmental Setting
Potentially
Significant
Impact
D
D
D
The project site does not contain any known mineral resources.
Less Than Less Than Significant
with Significant No Impact
Mitigation Impact
D D !XI
D D
D D
Page 22 of 31
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INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Would the project:
a) Result in the loss of availability of a known mineral
resource that is or would be of value to the region and
the residents of the state?
b) Result in the loss of availability of a locally
important mineral resource recovery site delineated
on a local general plan, specific plan, or other land use
plan?
Discussion
a-b: No impacts.
12. Noise
Environmental Setting
Potentially
Significant
Impact
D
D
July 2012
Less Than Less Than Significant
with Significant No Impact
Mitigation Impact
D D [g]
D D
The project site is located within an established residential neighborhood. Existing ambient noise in the
vicinity of the project is primarily generated by vehicular traffic.
Would the project:
a) Generate or expose people to noise levels in excess
of standards established in a local general plan or
noise ordinance, or in other applicable local, state, or
federal standards?
b) Generate or expose people to excessive
ground borne vibrations or ground borne noise levels?
c) Create a substantial permanent increase in ambient
noise levels in the vicinity of the project (above levels
without the project)?
d) Create a substantial temporary or periodic increase
in ambient noise levels in the vicinity of the project, in
excess of noise levels existing without the project?
e) Be located within an airport land use plan or, where
such a plan has not been adopted, within two miles of
a public airport or public use airport? If so, would the
project expose people residing or working in the
project area to excessive noise levels?
f) Be in the vicinity of a private airstrip? If so, would
the project expose people residing or working in the
project area to excessive noise levels?
Discussion
Potentially
Significant
Impact
D
D
D
D
D
D
Less Than Less Than Significant
with Significant No Impact
Mitigation Impact
[g] D D
D D
D D
D D
D D
D D
a: The project is expected to generate loud noise during construction that will impact adjacent
residences. The average sound levels during construction would likely exceed the threshold criteria
Page 23 of 31
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INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
July 2012
when equipment is operating near residences. This is considered a potentially significant impact that
can be mitigated to a less-than-significant level with implementation of the below mitigation measures.
Long-term increases in traffic and other operational noise levels are considered less-than-significant and
no mitigation measures are necessary.
MM 12.1: Construction activities shall be restricted to the hours of 7:00AM to 6:00PM Monday
through Saturday. No construction shall occur on Sunday. On-site equipment maintenance and
servicing shall be confined to the same hours.
MM 12.2: All construction equipment utilizing internal combustion engines shall be required to
have mufflers that are in good condition. Stationary noise sources shall utilize noise reducing
engine housing enclosures or noise screens.
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.
b & d: Construction of the proposed project will generate temporary groundborne vibrations and
increase ambient noise levels; however, the days and times of construction activities shall be limited per
City standards, therefore, this temporary increase is not anticipated to exceed the City's thresholds for
noise.
c: Operation of the proposed project will create a minor increase in permanent ambient noise levels;
however, this increase is not anticipated to exceed the City's thresholds for noise.
e-f: No impacts.
13. Population and Housing
Environmental Setting
The project site is located within an established residential neighborhood in the southwest area of the
City. A Planned Development (PD) overlay was placed on the property containing the senior assisted
living facility and the two adjoining parcels to the north during the 2001 General Plan update for the
purpose of coordinating future development. The proposed facility expansion is consistent with the
goals of the General Plan to provide special needs housing.
Would the project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new homes
and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement housing
elsewhere?
Potentially
Significant
Impact
D
D
D
Less Than
Significant
with
Mitigation
D
D
D
Less Than
Significant
Impact
D
D
D
No Impact
Page 24 of 31
Item 9.a. - Page 72
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Discussion
a-c: No impacts.
14. Public Services
Environmental Setting
July 2012
Development of the site would increase demand for fire and police protection services, but not beyond
levels anticipated by the 2001 General Plan for City buildout. Public services to the project site are
readily provided by the City of Arroyo Grande.
Would the project:
a) Result in significant environmental impacts from
construction associated with the provision of new or
physically altered governmental facilities, or the need
for new or physically altered governmental facilities, to
maintain acceptable service ratios, response times, or
other performance objectives for any of the public
services:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
Discussion
Potentially
Significant
Impact
D
D
D
D
D
D
Less Than
Significant
with
Mitigation
D
D
D
D
D
D
Less Than
Significant
Impact
[g)
[g)
D
D
D
No Impact
D
a: The proposed project would not require the provision of any new or altered government facilities to
maintain applicable service ratios for fire or police protection.
15. Recreation
Environmental Setting
The project will not affect any existing park or other recreational resource, and will not create additional
demand for recreational facilities.
Would the project:
a) Increase the use of existing neighborhood and
regional parks or other recreational facilities, such that
substantial physical deterioration of the facility would
occur or be accelerated?
b) Include recreational facilities or require the
construction or expansion of recreational facilities that
might have an adverse physical effect on the
environment?
Potentially
Significant
Impact
D
D
Less Than
Significant
with
Mitigation
D
D
Less Than
Significant
Impact
D
D
No Impact
Page 25 of 31
Item 9.a. - Page 73
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Discussion
a-b: No impacts.
16. Transportation/Traffic
Environmental Setting
July 2012
The project site is located within an established residential neighborhood with access from Alder Street,
which is designated as a local street with available on-street parking.
Would the project:
a) Cause a substantial increase in traffic, in relation to
existing traffic and the capacity of the street system
(i.e., a substantial increase in either the number of
vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)?
b) Exceed, individually or cumulatively, the level of
service standards established by the county congestion
management agency for designated roads or
highways?
c) Cause a change in air traffic patterns, including
either an increase in traffic levels or a change in
location, that results in substantial safety risks?
d) Contain a design feature (e.g., sharp curves or a
dangerous intersection) or incompatible uses (e.g.,
farm equipment) that would substantially increase
hazards?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
Discussion
Potentially
Significant
Impact
D
D
D
D
D
D
D
Less Than
Significant
with
Mitigation
D
D
D
D
D
D
D
Less Than
Significant
Impact
D
D
D
D
D
D
No Impact
D
a: Trip generation from the addition of nine (9) rooms within an existing senior assisted living facility is
negligible (less than one trip generated during the peak AM period and less than 2 trips generated
during the peak PM period). The project expansion provides five (5) surplus parking spaces above what
the Development Code requires and therefore no impact to on-street parking within the neighborhood
is anticipated. No mitigation required.
b-g: No impact.
17. Utilities and Service Systems
Environmental Setting
The project site is located within the incorporated City Limits of Arroyo Grande. Utilities will be served
by both the City and other regional entities.
Page 26 of 31
Item 9.a. - Page 74
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Would the project:
a) Exceed wastewater treatment restrictions or
standards of the applicable Regional Water Quality
Control Board?
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities?
Would the construction of these facilities cause
significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources or
are new or expanded entitlements needed?
e) Result in a determination, by the wastewater
treatment provider that serves or may serve the
project, that it has adequate capacity to service the
project's anticipated demand, in addition to the
provider's existing commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local statutes and
regulations as they relate to solid waste?
Discussion
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
Less Than
Significant
with
Mitigation
D
D
D
D
D
D
D
D
Less Than
Significant
Impact
July 2012
No Impact
D
D
D
D
D
D
D
D
a-b & e: Wastewater generated by the proposed project will be treated by the South County Sanitation
District, which has adequate capacity to accommodate the increase.
c: Stormwater from the project site will be managed through onsite filtration and retention systems.
Runoff from large rainfall events (greater than 100-year storms) that are not captured through the on-
site systems will be directed to the City's storm drain system within Alder Street, which has adequate
capacity to carry the stormwater.
d: Water-saving policies and programs implemented by the City over the past four years have resulted
in an average reduction in water use of 279 acre-feet per year since 2008. Based on the continuation of
these successful policies and programs, staff estimates per capita water use to stabilize in the range of
160-165 gallons per day. Given the projected build-out population of 20,000 residents, the City would
be able to meet water demand with existing resources. Additionally, all new development in the City is
required to either implement a water neutralization program or pay a water neutralization fee to offset
increased water demand generated by the development. Therefore, there are sufficient water supplies
available to serve the project.
f-g: The proposed project will be served by the Cold Canyon Landfill, which has adequate permitted
capacity to serve the project.
Page 27 of 31
Item 9.a. - Page 75
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Mandatory Findings of Significance
Would the project:
a) Substantially degrade the quality of the
environment, substantially reduce the habitat of a fish
or wildlife species; cause a fish or wildlife population
to drop below self-sustaining levels; threaten to
eliminate a plant or animal community; substantially
reduce the number or restrict the range of an
endangered, rare or threatened species; or eliminate
examples of the major periods of California history or
prehistory?
b) Have the potential to achieve short-term
environmental goals to the disadvantage of long-term
environmental goals?
c) Have possible environmental effects that are
individually limited but cumulatively considerable?
"Cumulatively considerable" means that the
incremental effects of an individual project are
significant when viewed in connection with the effects
of past projects, the effects of other current projects,
and the effects of possible future projects.
d) Cause substantial adverse effects on human beings,
either directly or indirectly?
Discussion
Potentially
Significant
Impact
D
D
D
D
Less Than
Significant
with
Mitigation
D
D
Less Than
Significant
Impact
D
D
D
July 2012
No Impact
D
D
D
a: The project site is located within an established residential neighborhood and does not contain any
significant flora or fauna. Because it is surrounded by urban development, the site does not have any
potential to serve as a wildlife corridor. Isolated prehistoric materials may be present on the project
site; however, the site does not serve as an example of a major period of California history or prehistory.
b: There are no short-term environmental goals, either in the project description or the identified
mitigation measures, that will be achieved to the disadvantage of long-term environmental goals.
c: The proposed project is consistent with the City's General Plan as it relates to future growth, both in
general terms and specifically as it relates to the project site. While the proposed project will
cumulatively increase traffic and demand for public services and utilities, with implementation of the
proposed mitigation measures, it will not result in any cumulatively considerable environmental
impacts.
d: With implementation of the proposed mitigation measures, the proposed project will not cause
substantial adverse effects on human beings, either directly or indirectly.
Page 28 of 31
Item 9.a. - Page 76
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
Summary of Mitigation Measures
July 2012
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 surrounding
neighborhood.
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.
• 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.
• Exposed ground areas that are planned to be reworked more than one (1) month after
initial grading should be sown with a fast-germinating native grass seed and watered
until vegetation is established.
All roadways, driveways, sidewalks and other areas to be paved should be completed as
soon as possible. In addition, building pads should be laid as soon as possible after
grading unless seeding or soil binders are used.
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 eve Section 23114.
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.
• Diesel idling shall not be permitted.
• Signs that specify the no idling requirement shall be posted and enforced at the
construction site.
• Use of alternative-fueled equipment is recommended whenever possible.
• 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.
MM 3.2: 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 start of the
project).
MM 5.1: The note below shall be placed on the grading and improvement plans for the project:
"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
Page 29 of 31
Item 9.a. - Page 77
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
July 2012
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 carried 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."
MM9.1: The following BMPs shall be incorporated into the project:
• 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.
Filters. Install filter systems in all storm drain inlets serving the project site.
Labeling and Maintenance of Storm Drain Facilities. Label new storm drain inlets with
11 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.
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.
Refuse Areas. Trash compactors, enclosures and dumpster areas should be covered and
protected from roof and surface drainage. Install a self-contained drainage system that
discharges to the sanitary sewer if water cannot be diverted from the areas.
Street/parking lot Sweeping. Implement a program to regularly sweep the sidewalks and
parking lot to prevent the accumulation of litter and debris. Debris resulting from
pressure washing should be trapped and collected to prevent entry into the storm drain
system. Washwater containing any cleaning agent or degreaser should be collected and
discharged to the sanitary sewer.
Maintenance. A Maintenance Agreement shall be executed that defines the applicant's
responsibilities for proper long-term maintenance of the underground stormwater
chamber system and bioswale.
MM 12.1: Construction activities shall be restricted to the hours of 7:00AM to 6:00 PM Monday
through Saturday. No construction shall occur on Sunday. On-site equipment maintenance and
servicing shall be confined to the same hours.
MM 12.2: All construction equipment utilizing internal combustion engines shall be required to
have mufflers that are in good condition. Stationary noise sources shall utilize noise reducing
engine housing enclosures or noise screens.
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.
Page 30 of 31
Item 9.a. - Page 78
INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION
Alder House Expansion
References
Documents & Maps
1. Arroyo Grande General Plan
2. Arroyo Grande Municipal Code
3. Arroyo Grande Zoning Map
July 2012
4. Arroyo Grande Existing Settings Report & Draft Arroyo Grande Existing Settings Report (2010)
5. Arroyo Grande Urban Water Management Plan
6. Arroyo Grande Stormwater Management Plan
7. San Luis Obispo Important Farmland Map (California Department of Conservation, 2006)
8. CEQA & Climate Change White Paper (CAPCOA, 2008)
9. Air Quality Handbook (SLO APCD, 2009)
10. Project Plans
11. Site Inspection
12. Geotechnical Investigation prepared by GSI Soils, Inc. dated April 3, 2012
13. Drainage Report prepared by William R. Dyer dated June 7, 2012
Page 31 of 31
Item 9.a. - Page 79
To: Arroyo Grande Planning Dept.
Re: Alder House Expansion
To Whom It May Concern:
RE EIVED
AUG 0 8 2012
CJlY OF ARROYO G~MDE
COMfWJ!\HlY DEVEO?!ift.~~!r
ATIACHMENT 5,
I am requesting that the Arroyo Grande Planning Dept. insure that the Alder house
expansion parking lot have a landscaping buffer similar to what already exists in the
current parking lot of the Alder House. I am also requesting that the new parking lot
include a sidewalk all the way to Dodson Street.
I have reviewed the plans at Arroyo Grande City Hall and support the single story
addition and modifications to expand the existing facility with the above
modifications.
Respectfully, c-P ()AI)
David Mann (,_) ~_____!_!_· [ ~
270 Alder St.
Arroyo Grande, CA. 93420
805 489-0613
Item 9.a. - Page 80
Kelly Heffemon, AICP
Associate Planner
City of Arroyo Grande
Arroyo Grande, CA 93420
To the Planning Commission:
August 21,2012
AUG 2 2 ZOL'
Dear Commissioners, ClTY Of ARROYO GR.-'\t\fDt:
COMIWJN!TY DEVELOPM!::N'i'
Our family has resided at 268 Alder since December 2005. One thing that attracted us to the area
was the established neighborhood with lots of trees, low density housing, limited traffic and
quietness among the residence. The Alder House expansion will change the aesthetics of the
neighborhood. It will create more traffic, pollution, noise, and unwanted nighttime lighting and
spillage.
The initial study states that the traffic won't increase, I have to disagree. The traffic from the
Alder house has never been from the residence living there but from staff, family, friends, and
delivery trucks to the property. This can only increase with the expansion of nine additional
residents to the neighborhood who will have family and friends visiting.
The recommendations and concessions to scale down the project are commendable but I believe
there is still room for improvement, to create a project the neighborhood can embrace. My
concerns are with the proposed landscaping and removal of the large Deodar Cedar. The plan
should incorporate more established plants and shrubs to quickly blend into existing landscaping.
I think it is critical to keep a high level of aesthetics to the neighborhood. A Cedar tree that size
would cost thousands of dollars and it's an important skyline tree that just can't be replaced. In
the 7+ years we have lived directly in front of the vacant house (the parcel with the Cedar)
adjacent to the Alder House. No one has lived in that house or watered the property, from what
I've observed. The tree has been grossly neglected and it's evident by the lawn/weeds. A small
Oak tree use to sit in the front yard but that tree died from neglect.
Four years ago the commission moved to save the trees which would continue to enhance the
neighborhood. Four year ago the Cedar was in better condition. Please take the time to drive by
and see for yourself that the tree will keep the integrity of the neighborhood and better blend with
the single family houses that surround the property.
I encourage the commission to seek the advice of an arborist to evaluate the tree because these
trees can live for 100 years, if cared for properly. It is imperative that the Deodar Cedar remain
apart of the new landscaping plans. I urge you to move slowly in approving the removal of the
Cedar and to consider integrating the tree into the existing landscaping.
Thank you for your consideration,
Marsheila DeVan,
Homeowner, 268 Alder St.
Arroyo, Grande, CA
Item 9.a. - Page 81
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Item 9.a. - Page 82