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CC 2012-12-11_09.a. Alder House Assisted Living Facility ProjectMEMORANDUM TO: CITY COUNCIL FROM: ~ERESA MCCLISH , COMMUNITY DEVELOPMENT DIRECTOR BY: ~~-KELLY HEFFERNON , ASSOCIATE PLANNER SUBJECT: CONTINUED PUBLIC HEARING FROM NOVEMBER 13, 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: DECEMBER 11 , 2012 RECOMMENDATION: It i s 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 Dens i ty 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: Item 9.a. - Page 1 CITY COUNCIL ALDER HOUSE EXPANSION AND REMODEL DECEMBER 11, 2012 PAGE 2 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 (PO) 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 1 A (295 Alder Street) Lot 1 8 (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 (PO) Planned Development (PO) 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. Item 9.a. - Page 2 CITY COUNCIL ALDER HOUSE EXPANSION AND REMODEL DECEMBER 11, 2012 · PAGE 3 • 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 cost/benefit 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. Item 9.a. - Page 3 CITY COUNCIL ALDER HOUSE EXPANSION AND REMODEL DECEMBER 11 I 2012 PAGE4 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' • 10' and 6'* • 18' (avg.) Approx. 38% 0.38 18' 19' (existing building) 17.5' (proposed addition) 20 spaces *The Planned Development (PO) 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 Item 9.a. - Page 4 CITY COUNCIL ALDER HOUSE EXPANSION AND REMODEL DECEMBER 11, 2012 PAGE 5 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 1A. 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-<;:onforming 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 Item 9.a. - Page 5 CITY COUNCIL ALDER HOUSE EXPANSION AND REMODEL DECEMBER 11, 2012 PAGE 6 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 inc)uded 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 nort~ 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 utilitie~ underground. The Item 9.a. - Page 6 CITY COUNCIL ALDER HOUSE EXPANSION AND REMODEL DECEMBER 11,.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 (10,000) 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 DECEMBER 11, 2012 PAGE 8 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 Applica.nt Regarding Undergrounding of Utilities Item 9.a. - Page 8 CITY COUNCIL ALDER HOUSE EXPANSION AND REMODEL DECEMBER 11 I 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 M a:. 1- !Xi ::::;: X w I AS BREVIA TIONS ::::. -::- : ;" - ~ ~ ::: :::: ::::. . --= :: ::;' -· < ,. ::. ::. ~- ':' -. I DRAWING SYMBOLS I iL_ WALLTYPETAG G) DOORTAG DJ WlNDOWTAG oo-1 KEYNOTECAU.OUT CD VERTlCAI.STRUCTURELINE ® HORIZO'([Al.STRUCTUREUNE % B..EVATlONTAG %--SUI!.D!NGSECilONTAG ·~· """"'RB.EVA1101HAG GENERAL NOTES I 1. APPUCABLECAUFORNIACOOER83Ul.AT10NS PART1 -Cllli!orniaBulldl~gS1ardordsAdminl51rntivaCoOO,lllla24C.G.R. PAIU2 • CnlifCIIliaBull4lnllCodo,Tllla24C.C.R. !2COO~~C<O>o!N""""""""CI:doC<udW!Dlc.lftmo-) PART3 • CnlikwnlaE!adnc:aiCode,Tltle24C.G.R. t2005Na:oona1Eim:aiC<.loo!!8N:ito>..IFR"-l~!\FPA) PART4 • C1ifCI'IllaMachanidCodo,Tllla24C.c.R. tltaiUr>Jom-C<.lo<ill>lt_.......,.,..,<if\Jofl<r,Jn!llo<t.lill<:il --PART5 -c:aLfm~laP!umb!ngCode,lllla24C.c.R. ~llttrlni~Co:lo<l!!s-~<IP~r*>gn!~ -"'" PART6 • Cali!m~laEnergyCode,T\lki24C.c.R. PART7 • Cnlib'niaFireCode,TiUa24C.c.R. PARTS • C!illb'niaExlslirJQBulk!JngCoda,T<tle24C.C.R. tltai~~O:O.oltlo~O>:\oo:ud-..~Col--) PARTg • Cllli!oo'daRefureocuS!atdardsCode,T<tle24C.C.R. 2 PAfmALUSTOFAPPUCABLESTANOAROS NFPA13 • A!ltcm:iiK:SfW!niOOrS~Ce&!anlaAmondod 2002Ed<ti~ NFPA14 • St:n:!piPf!Sy.itams 20Q3Edrtjon NFPA17 -OryChem~~Symnms 2002Edrtlort NFPA17 • WetCherrkl!IE:lialQWshorSystems 2002Edltlon NFPA20 • Sta~onnry?umps 2003Ed!tlort Nfl'A24 -Pffvli~AreServk&Mnins 2002Edrtlort NFPAn -NatlonaiRmAiilrmCodo,CAAmendcd 2002Editlon {l'oaS..Ul~Wlli:<V.....tPM:oo) NFPA253 • Clltic:aiRadlantfb;c!FloofCcvcmgSymms 2006EI!1:Iort NFPA2001 • Clea.~Ag!I!IIRm~erSystams 2004Edllloo Alwotkdesalbed~lhcdr.rwl.'l!Jlllihill~'ll:rllled1ordlmenskrl,gmda,oxtenland ~ityW>~oilllmgSltelbulldlllgcoocOOons. Mydlscrepnnclesmdui1CJllCClCd allldiflonstllaluffad:orcllangelheW!;f\;.desr.ribedlnlhoOO!l!roctdocvrreotsshalbe broogh1tothoM:Mac:'satten!mlmmcdlil!ely. Oonotproceedv.iUI'Io't¢~!hoarcad dlsanpanc:iesun111alsud!dlsau~cio:llllllresc!Ynd.UihelXInlrndorclloosastodooo llelahesMGOOprotllOOm;lllhi:rlnurownrisl:. 4. Omlsslonsm:rde~thesedrawlrio,jsoodSflCCi!icllkmsor:hemis-4csalpllonoftho\Wik wtdc:hlsmanllomly~tormyou!tbolnlenloftbodr!!w~r~Qsand~ns,or 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 "'"- 7. Gr.lc!lng!tJns,dmnagolmprlll'emenl5,rood!llldw:oosmquftllmcnl3ondlliMrtmltllltal 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 ""' Phtllo: [805)473-5-iBC Fax: {B05)48S-0348 - Pllono: [805)47$-5440 '"' ""' 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 .~ '" 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 111111% h 0111~ w~ ~CI -§~ Lo~ ~~ ~~~ 1!~ " ~"' au-" ~0< ~~ $~ ~~ H ~"( §(!) ill] ~ ~ ~ 8 6 ~ E :::: :gg~ <( ::2: !\! c<l-' w2 -g -~ E~ ~ ~- ::> Q) 0 z (I)J:o :::s '-i= ~~~ ~ 00 Q) z -c 8 <( ~ ~ B It e m 9 . a . - P a g e 3 4 rnl '' I ~ .. I _.. ALDER STREET -- I I I I I JJS~~~~J__::JW_ ____________________ j Alder House Remodel & Addition Alder House, Assisted Living NOT FOR CONSTRUCTION APN# 077-204-001 II II II II II II Hflfefli6fifAI Archlteature & Dsslan 151 West Branch Street; Suite E Arroyo Grande, CA93420 (805) 574-1550 CJ 0 8 0 :z ~ '-< ~ :z 0 m Item 9.a. - Page 35 ~ :::! ;;: m l f!f! · o I i I ! . I I I ~ ~ ~ I ~ ~ ~ I ~ ~ l 1 1 f ~ ~ ~ ~ ~ ID T---------] • : -------------l I ~ I I : I I :~ 111 :i I I I I I --------------------l I I I I I I --------------------J I: II II II PROJECTTITL.E ______________ _ Alder House Remodel & Addition Alder House, Assisted Living ..__N_O_T F•OR•C•O-NS-TR .. UC-TI-ON _________ AP_N_# 0-77-·204-00;,;,;;;,10...--- Hf1~~I6~1 Aroh/Uo"ture & Oee/gn 151 West Branch Street; Suite E Arroyo Grande, CA93420 (805) 574-1550 Cl 0 Cl (/) 0 :z: ~ '< EXHIBIT B-3 Item 9.a. - Page 36 :;; "' ~ I i ~··r ~ ~ '! ; ~ ~ e ' p ml '2 1t .., " "~., 1:1> ~ ~ 2 I ! ;i i ~ " ~ ~ ~ ~ ~ ~ . ~ I " . ~ ~ g ~ . . PROJECTT1ll.E ........... ---------------. Alder House Remodel & Addition Alder House. Ass is led Living NOT FOR CONSTRUCTION APN# 077-204-001 Hfl/lfli6~1 Aroh/t;co~uro & O<JffJ!en 151 West Branch Street; Suite E Arroyo Grande, CA93420 {805) 574·1550 EXHIBIT 84 Item 9.a. - Page 37 1.0 co I- CO I X w ~ r, ·= IJ.EY~l!Ql:'f.---~· '"""' ~ ._)_ ~-T -\rr fACE PlAlf DETA!l ~.t ~ -1.\lllot.,OIII>oo~-.. ~oroorulllit, ... ~ ~rn::E:~~~ ~ctlon-A)llw;tlar\1><»< -~-.,.,.,.._, .. _out. lnlot '-_, n ... _.,..,! ~rtr.•Ot,o~-· ~~-~t:.Sd!~=- ~::~~oro r¥'<>.e..b<>lh-AioU..- --~-..,oQb<t-~~~11>""6:' •• :>®-C-l:>OD(!.f""""mln.. r;~;., .. ,b.:ro ~::f:=.-and>~':' ~;:.·~-:.,-=.'b."" pcnilol,..u.-... .. IIU'IO<'O. 8.Cam$>octedO.,.II ~\>o ........... 4<¢1>(1ojh.Rwlue-7r>.st: -~) 11..4'tr...olllontoll"holgllt !<>r6""""-~~t. L~:;jt~ ~~~ I ~ U"'DERGRO\JNtl "'•&roTC I I """'"""''/ I STOAAGEIIWILTAATIO)N/ Ill SYSTEU-71$C-7o1Qr---..._ ,._,""" @80T.8..•9a.OO I PERDETI<lL9EI.OW I I RBIOVEEXIST.O/II &RE?LWIC.C,SW I I CITY OF ARROYO GRANDE ... ENGINEERING DEPARTMENT I ,,.,.,..,, I PARKWAY DRAIN ~~~~ I I _j I ASH~T~~-~ ·-·-I I ·--l.C.:..:..Oo:T)poi--A!l.T>IC:l$11-~ .. -""c:-..o.:os-e.t!IOCIO.'fn-Wt.-....._ __ ,_...,. •tog~~o30CUPIII•l!l<&.,o. :1.-.,.lloWo<drv:---•--t.o-.. 1ho-oi•-<11U_,.po<o:.bb,-.,_ --- RfTARCI\llONRASIN \la.UI.E•IZISCI' ~:OOSMET TliRUPWOS..t00.7 AUIERHOUSE "'"""'" Lots "'r-....._ ......... ~ ~ -=-_ro_-:::. -..j ~ ,--J II ,I II"~ I' I STORMTECHSC-740 CHAMBERSYSl'EM TY?ICAlSECTlONOETAll ~OSCAI.E) SIDE VIEW TO SAND ""' ""'!'"' """ """ ""' DIRECl'ION .:: STANOARO CLEANOUT '~ ~ LEWlll. ~o--EXISnNCCONl"OOR ~~ANGIEOCRAOECONTOIJR ---PROPERTY UN£: ---EX!ST.f'f:NC[ --c:J~~ ........__.,__[D(;ECI'f'A'WOIENT TOPCI'PAVElo!VIT ANGlED SURFACE f'lNISHEDCR.o\llE TOPCI'CIJRB(TOPCI'CQIICRETE ~ 1kt\.=2Jit ow <>-P <>mP ® 0""' 'On-l ARE K'IORANT F'F ANG!EDFlOOO (E) EXISm<~c ,,, F"l ~ TOP Of RON PIPE IN !.IONUUENTMl.LAT~EINIDG:CTION Of IW.CYON RO.'Jl ANDOOOSON WAY. ELEVATION~ 1D7.79.0f'I'OF ARRIJYOG!ANDEOA'MI. LOCALBENDl!.IAAK:NAA.INASDH.ILTPAAKINGl.DTAT29SAlDER STREET. ELEVAnON-101.81. .IPPROXIMATE EARTH'NORK QUANTmES: New Parking RoorAddilloll FrontAddlti!JI LnduiVf'OUndS!cnlgo Sou!hWmtBasln /'roaofOistultlooco: Oepil!o101$1Urbence: W86!e: ~C!a!l¢n: 20%- Netlmp«t(Export}.: "" 202 32 23 "' ~ ,.. Oq 23q 23q Oq . .., "'<r 13,J511" 0.151t 14q 129ey (m)q z -,; <( ~ it ~ w Cl ~§~ ~g~< 25~~~ ~·"0 -'-~W 1:::1::: <>oo.2e o~~<c; Zw<:>. -a::tl.le Cl w '"'"' <(CI.l~-0:: ::l c. 0 (.')0<(2:- :::C«)() )-0:::~ o::Wm ...:o-z<i~ :E ;;: -0 --' c w 0 0:: 'E 0. 6: DAlE: D/11/12 ~~ . I~ t f C-11i .1,.,! It e m 9 . a . - P a g e 3 8 ml ,. ' " ~ ~ .. . T~JS PRINT Ni:O I-LL lNF"!lR~Al!tai H£1<£ 0H !S 114: PR!JPOITY !T KYL[ IW<~IS, ARCHIITCTAMI SHAlL NOT £[ lJS£:0 \llli<!JUT \ffl!TIT~ PD<HJS$!0!1 or Tt<E AACHIT[CT 7\ m t () -I m ffiruE~TmE._ .. ._ .. _._..__.._._.__..__. ...... _. .. Alder House Remodel & Addition Alder House, Assisted Living NOT FOR CONSTRUCTION APN#077-204-001 Hfltetei6~1 Archltect:ure & Dselgn 151 West Branch Street; Suite E Arroyo Grande, CA93420 (805) 574-1550 EXHIBIT 86 Item 9.a. - Page 39 ml i!H . ' " ~ PROJECTTITLE ____ ,_,_.,.._, .. ,._ ... _....,. ........... Alder House Remodel & Addition Alder House, Assisted Living L. .. aNO~T~ro·R~C-ON·S-TRaU~CT-IO·N--------~~~N~·~~-~~~~00~1~--..J Hflflfli6fiAI Archlt:ecturo & Dee;/gn 151 West Branch Street; Suite E Arroyo Grande, CA93420 (605) 574-1550 EXHIBIT 87 Item 9.a. - Page 40 ml un ' " ! -->. Alder House Remodel & Addition Alder House, Assisted Living '---•N·O·T-FOaRaCOaN.ST·R-UC·T-IOaN._ __ ._ __ ~~-N-#0·7-~~~00~1~--~ Hflflfli 6rrt.l Arohi"IA!Jo"turtJ & Ooe/gn 151 West Branch Street; Suite E Arroyo Grande, CA93420 (805) 574·1550 EXHIBIT 88 Item 9.a. - Page 41 (j) IXl t: IXl :c >< w I I I I I ~~ I I I I I I I I I l,_coomLfh j---n;r-; I I I I I ~ ~ fll< 0 0 0 0 0 0 Q!Y CDMtJiO!.rt.IW!IOOl'M'ICALNIW:E f:Q!:!I O.-fflcplt..¢E,vf~ocloroa·Co1Jcn,• I~ c.-r..tC...er...J.Of"C"OU"C..-iyl.<ldy" !:>¥ ~CU..I"udul<oti"~~-Ooot:>leOtto" S<pl w .......... r~,_...--~a.uu~y· !>got SoocctOWeJ~"""3~ s.,- Weotcms-.tr.,Jr~ .... ..w... lqal h:JIQ/~-:u·p.,.r.-c So:pl -~----------------~~ =----=-=--=-------=---=-=--~-- ~ 9.!! eot.le.AON NAMe/OOTANlCAlloi&Mf Q2!!! ~ "' ~:;.....~ot.o/M:toootoplyo&edm.....,.,"C.rnd51.oe' 1\rt(jJo!:l"oc m '"'" Tcouo~/C.""'~ ,,. • 1.017llf l(o\(Qw/l"~•t'>rGO!el'td~~-~-H~cdl [ill «< ~edb/~ ... ~ ..... -p..._· rt.l:@ 12"oc:: '""' O;dfoddf~~.....,·F~Gol<f' ... 3<0 ~~15ot.oo""'<J~"~-,.,.,._,~ew..-~~rtar2"oc m '" . ~~.._,se.,..eer.. ......... ·r""YT"'b" 4'pol:@ll2"oc:: ~ ""' e,.,_,.,p.,._,i:J.::/Vne.o......,.. -4'pct@l2"oc PLANT 5CHEDULE ALDER. HOU5E CONCEF'11JAL LAND5CAPE til ~ ~ 0 9!! ~ Q!! 0 ~ 9!:!: 0 0 0 0 0 0 0 0 0 $ 0 ~9!! 0 0 0 0 <W 0 0 """""" 9!! 0 CO~MON NM.If I OOTAHio.l w.ut W~TrurrkJor-Mmpr.t/lvArpa-"' kdl"~tT""'/~"""'""""·~e..y~· lt:ahonA!dcr/Alfl.ocor.olob ~'"'""''~~ t.Ault>-Tnm~Eutop<!oiin'M>It<!Oord'l/!lo:t>lia~ fo=tP~~t:~y~bud/Cct=~"fo"e:le~·Thl ~~Doo!I~/Cotn""'fbo'da"~""'"""""'- Ulyottlli:VliiJeyTr=l~~ e..o.u.:~/~d.cllo:u l\alt!l O~O..........f'or.uc:h"/"'-ch....,.~ ·..-....u.o...ey· eoa..tLMIQKM~T<tmi:/Ou=:ul...,... COMMON tw.Ot' I 60TAAIC/IL NIIMt' l"ln.sappi<IGu;r,o;oJ!'.,.jOIIIMI.,..,._ COU!JO!.I NMt!! I OC'JTA)(IC.I>l NAloAr Gm:!yAI>d .. /~~~-~Go..ctler- ~-,_T"""f'<'t/~•"frt:>o(y'"-11<" ~W.c/&ddlep!'h..aert>y"f'e.o.:!>Ccbbb-" Whob:Rixl<ro:lc/Cot>.o~ p,~k~~OI~/ColeonoN,.....,.,., Canl>cmiGemC<Mbt~~·~c;e.,· L.t.cndc:r5Urllo....:r/Gn:w.o~ Conl.otb~/t..un.ocano.o .. ·~· ~otew2d.:oncl n.tn.om..mtan>ot'YIIIlowW-.· V~Mount...,rt..c/f'!lcnnum•'~t.r· J,tew:Z.::.U .... rko/~ .. ·f>lott':>EIIod;' COMMON NAUI!/ WI'ANJC.rt. ~ c-n~~~ .. J~..:>~·w.....~· RMHoe:l'oket/iCn~""""' Frenc:h~f~deoi:AII t.>~tw..I>~/MI ......... I>fdiO ~l!fJI""P!'Y/~eo"""" lk:loo:.aftBtn!>~/S..Wlocn!h:l c;a.f~t"uct-oolll~atloma ~QNNMiflroTANICN.t<W.Al: J~/Ju11Q6dl......,. ~ Q!! COMI.AONNAME/OOTANICALNN.IE " " " H~V"""/~~I><!d:rotto eo.....-V.neJP ...... cn:.a~~· """ 7 .. ""' ""' ,, """ ""' ""' """ ,,., ""' "" """ '"' """ ,., ... ,.,., ,,, '"' '"' ,,, ,,., '"' ,,. '"" """ l<J•I . .,. , .. l<J•I ,,. '"' ,,., 000< '"' """' , .. ,.,., '"' ""' 0.75~ ""' E8 W.tt<:~AL W.DSCAPEI'Wl =-::T}J "'l..oylll ll.G.)'OI't -· F'lort.o-dor.6J'WlG <;t ~Aiolbya;..""' rn.Pc'f>'I<RMD<I"'!~ PlltU:CT~......nP>-GJ~~ I'U«pprr ~ z~ oo ~j " ~~~; lu,, !,,. "~~~ "ii!l d~~ D t: ~h ~C! ~~ L~'\S s_~ i\} ~ ~~ ~::Jcn~ ~t; 1~ ~~ ii ~e u;"' <( - ill] c: ,g '5 "00> <( -~ c!!::::i --c (J) "' -o"W COl E~ (J) -0::5l ~~ 5 :0 ~ ::c ~ .$ ~ ~ <( .2 g £ ~ it 8 It e m 9 . a . - P a g e 4 2 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 N 1- - 2 w ~ J: u < ( ~ < ( g N = ... . . . .._ . o = > N - o - c N :: : : l . 0 > ... . . 0 0 1 z @ . - -o c c o: : : > E Q ) .. . . Q) V l " : t : : : : : l " - Q) 0 0 I I M > - ' - Q ) _ Q ) O l Q i : ! 2 c o ~ < ( C L AL D E R HO U S E AR R O Y O GR A N D E , CA L I F O R N I A 11 · 01 · 1 2 LE G E N D • ® • 83 ~ EX I ST I NG PO L E TO RE M A I N RE M O V E EX I S T I N G PO L E (3 TO T A L ) EX I ST I NG RIS E R TO RE M A I N NE W 17 " X 3 0" RIS E R N E W PE D E S T A L BO X (1) 30 ' X4 8 " PE D BO X (1) 36 "X6 0 " PE D BO X NE W UN D E R G R O U N D CO N D U I T 2" 0 CO N D U I T 31 0 ' LF 4 " 0 CO N D U I T 8 10 ' L F EX I S T I N G O V ER H E A D CA B L E TO RE M A I N Hf l f l f l i 6 8 A r c h l t ; e c t u r e & D e s i g n 0 (" \ 1 "< : t CV ) C' ) 0 ) 1 ! ) I ! ) 0: i Cl l [ ; : ; "' 0 · c: ~ mc o >. ; . • . Q ) L L ~ e '- . : ': : ( LU ' ~ :: J ( / ) .; _ , -Q) ~ C / ) 0 .. . C : : I ! ) t : l l ! ) c: ~ ~"< i m[ ; : ; .. . . . . I ! ) C l ) o Q) CO $o . : ... . 1. 0 ... . 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 c N= ,..-{ ...... o=> N"'O ~ c N :J .0 > ... 0 c:n z w • ~ "'0 c c o:::> Ew ...... Q) Ul " tt:::J"- QJ 0 0 :r:IM >-... a.J -a.lc:n w32rc ~<(a.. ALDER HOUSE ARROYO GRANDE, CALIFORNIA 11-01-12 LEGEND • 181 II EE ~ 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 Hflf<!<I6.1 Architec-ture & Design a C\1 "'" C")C") O)l!) l!) 0:;;: (])rn -o· t::~ (CCX) >..;:. .. ~u.. ~ e >....: "( Li..J~ (]) :!::! ::J (/) .;...~ (]) ~ (i) -t::g (.)l!) S:::'"": ~""'" cnrn -.I.!) (J)o (])CXl so.: ..,._ 1.0 ..,._ It e m 9 . a . - P a g e 4 7 Kelly Heffernon; Nov. 2, 2012 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 Item 9.a. - Page 61 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 Item 9.a. - Page 62 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 Item 9.a. - Page 63 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 Item 9.a. - Page 64 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 Item 9.a. - Page 67 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. Page 20 of 31 Item 9.a. - Page 68 INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION Alder House Expansion 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. Page 21 of 31 Item 9.a. - Page 69 INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION Alder House Expansion 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 Item 9.a. - Page 70 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 Item 9.a. - Page 71 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 bth. /© Via' P/0/7/0/1 amxify/o • RECEIVED �w 4)9'/��& =� as� sy � AUG 21 2012 lM/e c i; / lai/b c ho/v' Z ;4 I, pa-rsib/e. cnQg Via' r az©/7/& -7 r4/4-, 071 i°'c c_si/ye- "0// ,6©rAce ` 2 (may9 eezry_ /7o, . cry ' e C�� r //T ye,- fib///c 4 1lia/ V tam e fie-sell/7 e'fr 19 /7/ -7/-r a'* fie-x/ 71;',& /w-(iih,60*00/ >heioe-er /we07 , ter, omit p ,5v c76. /7071 ma/ J y-_-a/ -- / N cY c2/3 1, heler lect,e-y mac owl ? h/ Aryhyif-47,Aa° be"ca,,f-Q- ® e/ 0 e" as C?' Irer/c211f 76' (W/ /7677 behele g-en/Jaz' ©,fie ; v rf-ac77 2 * j 4°/'r(' anr ash'' crc phfilfity leree ,,yoter ow,/ hogra. teA1-71 4.00 /6/ (yece/.2- 0/7--wiar- opic9/ 02-7(--Q aefirg/ly< i hei e r °X47/1 74 ?./ ;.1.076 -0 GtrA'67 eve