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R 4029RESOLUTION NO. 4029 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE APPROVING AMENDED CONDITIONAL USE PERMIT CASE NO. 06-003 AND PLANNED SIGN PROGRAM CASE NO. 06-003, APPLIED FOR BY INVESTEC REAL ESTATE COMPANIES, LOCATED AT 925 RANCHO PARKWAY AND THE 1100 BLOCK OF WEST BRANCH STREET (FIVE CITIES SHOPPING CENTER) WHEREAS, the City Council of the City of Arroyo Grande has considered Amended Conditional Use Permit Case No. 06-003 and Planned Sign Program Case No. 06-003, filed by Investec Real Estate Companies to amend Conditional Use Permit 96-541 to allow construction of commercial buildings within the Five Cities Shopping Center; 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, 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 Rancho Grande Planned Development (PD 1.2) pursuant to Section 16.16.050 of the Development Code, and complies with all applicable provisions of the Development Code, the goals and objectives of the Arroyo Grande General Plan, and the development policies and standards of the City. 2. The proposed use will not impair the integrity and character of the district in which it is to be established or located because the proposed use is similar to surrounding uses. 3. The site is suitable for the type and intensity of use or development that is proposed because all the necessary easements, circulation, parking and setbacks would be provided. 4. There are adequate provisions for water, sanitation, and public utilities and services to ensure the public health and safety. 5. The proposed use will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity because the proposed project would not create adverse environmental impacts with implementation of the attached mitigation measures. RESOLUTION NO. 4029 PAGE 2 NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo Grande hereby approves Amended Conditional Use Permit Case No. 06-003 and Planned Sign Program 06-003, with the above findings and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this reference. On motion by Mayor Ferrara, seconded by Council Member Fellows, and by the following roll call vote, to wit: AYES: Ferrara, Fellows, Guthrie, Costello NOES: Arnold ABSENT: None the foregoing Resolution was adopted this 24`" day of July, 2007. RESOLUTION NO. PAGE 3 ~ J/ ~ //~dfeL/ TONY FER OR ATTEST: KELLY WE*MOR~, CITY CLERK APPROVED AS TO CONTENT: ~~~~~ ._ ,~__. S N ADAMS, CITY MANAGER APPROVED AS TO FORM: TIM T Y J. A L, CITY ATTORNEY RESOLUTION NO. 4029 PAGE 4 EXHIBIT "A" CONDITIONS OF APPROVAL AMENDED CONDITIONAL USE PERMIT CASE NO. 06-003 PLANNED SIGN PROGRAM CASE NO. 06-003 Investec Real Estate Companies Five Cities Shopping Center .OMM INITY D V OPM NT D PARTM NT This Amendment to Conditional Use Permit No. 96-541 authorizes development of commercial buildings and signage within the Five Cities Shopping Center as follows: Construction of a 15,000 square foot multi-tenant commercial building (Building I-1) and a 13,500 square foot single or multi-tenant commercial building (Building I-2) in Phase II of the shopping center, and a 5,500 square foot single or multi-tenant commercial building (Building I-3) in Phase I of the shopping center. Total square footage is 34,000 square feet. All conditions of approval for Conditional Use Permit No. 96-541, as amended, shall remain in full force and effect as indicated in City Council Resolution 3157 approved on July 9, 1996. The applicant shall ascertain and comply with all Federal, State, County and City requirements as are applicable to this project. 3. The applicant shall comply with all conditions of approval and mitigation measures for Amended Conditional Use Permit Case No. 06-003 and Planned Sign Program 06-003. This application shall automatically expire on July 24, 2009 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. 5. Development shall occur in substantial conformance with the plans presented to the City Council at the meeting of July 24, 2007 and marked Exhibits "B1-615". 6. 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 anyway relating to the implementation thereof, or in the alternative, to relinquish such approval. The applicant shall reimburse the City, its agents, officers, or employees, for any court costs and attorney's fee's which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, 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. RESOLUTION NO. 4029 PAGE 5 7. Subject to compliance with all conditions of approval and mitigation measures, the three (3) proposed new buildings I-1, I-2 and I-3 may be constructed and occupied. Buildings I-1 and I-3 shall be used for retail commercial use and Building I-2 is restricted to office use only. Non-taxable retail uses shall be limited to 8,000 square feet in Buildings J and I-1, with financial institutions not to exceed 5,000 square feet. Building I-2 shall be pre-designated as office use, and staff will work with the applicant on Building I-2 to achieve a softer, more horizontal design. The loading dock on Building I-2 shall be removed. 8. Prior to issuance of building permit, design of Building I-2 shall go back to the Architectural Review Committee (ARC) for review, and final approval by the Community Development Director. 9. The applicant shall submit a pedestrian plan for Phase II of Five Cities Center, to be reviewed by the ARC and approved by the Community Development Director. 10. The applicant shall submit an acoustical study for Phase II of the Five Cities Center and implement any recommended conditions. 11. The proposed landscape median located within Rancho Parkway as a traffic calming measure shall include trees. 12. The hours of operation within Phase II for landscape maintenance (e.g. blowers) and lot maintenance (e.g. parking lot sweeping) shall be limited to mitigate noise, as approved by the Community Development Director. 13. Alighting plan shall be submitted addressing light pollution for Phase II. Signage facing residences in Rancho Grande shall be turned off at night. The lighting plan shall be reviewed and approved by the Community Development Director and Police Department. 14. Additional landscaping shall be added in the Phase II parking lot with trees every 4 to 5 parking spaces instead of every 8 spaces. 15. There shall be no lighted "globes" on the monument signs. All monument signs shall have a design that is similar to the existing monument signs within the shopping center. 16. Buildings Jand/or I-1 shall be restricted to 8,000 square feet of non-taxable commercial uses. 17. Building I-2 shall be pre-designated as office use only and shall have a softer design. The loading dock shall be removed. Final design of Building I-2 shall be reviewed and approved by the Architectural Review Committee. 18. A copy of these conditions shall be incorporated into all construction documents. RESOLUTION NO. 4029 PAGE 6 ARCHITECTURAL REVIEW COMMITTEE (ARC) 19. Prior to issuance of building permit, the ARC shall review the final landscape plan. 20. The two dead trees in the Trader Joes parking lot shall be replaced with either London Plane Bloodgood Sycamore, Tulip Tree, or Red Spire Pear. 21. The landscape plan shall not include any Chinese Pistache or Melaleuca. 22. Five (5) trees shall be added to the grassy area across from the AG Edwards building. 23. The developer shall replace at least three (3) of the existing parking lot "diamonds" with landscaped islands within Phase II of the shopping center. 24. Landscape islands shall be included within the proposed parking lot area along the west side to soften the hardscape. 25. In planting areas, the soil shall be over-excavated and soil amendments added to encourage plant establishment. 26. All ducts, meters, air conditioning equipment, and other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view behind the parapets, or with materials architecturally compatible with the main structure. Screening of rooftop equipment shall return for ARC review with sections to illustrate visibility. DEVELOPMENT CODE 27. Development shall conform to the Regional Commercial (RC) zoning requirements except as otherwise approved. 28. Signage shall be subject to the requirements of Development Code Chapter 16.60, and as approved per Plan Sign Program Case No. 06-003. 29. Setbacks, lot coverage, and floor area ratios shall be as shown on the development plans except as specifically modified by these conditions. 30. All parking spaces adjacent to a wall, fence, or property line shall have a minimum width of 11 feet. NOISE 31. Consistent with MM 8.1, construction activities shall be restricted to the hours of 8 AM and 6 PM Monday through Saturday. No construction shall occur on Sunday. LIGHTING 32. All lighting for the site shall be downward directed and shall not create spill or glare to adjacent properties. RESOLUTION NO. 4029 PAGE 7 33. Prior to issuing a Certificate of Occupancy, the applicant shall submit an exterior lighting plan and site lighting footcandle plan subject to review and approval of the Community Development and Police Departments that complies with Section 16.48.090 of the Development Code. l~YATEB 34. 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 35. 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: 36. A landscaping and irrigation plan shall be prepared by a licensed landscape architect subject to review and approval by the Community Development Department and the Parks, Recreation and Facilities Department. The landscaping plan shall include the following: a. Tree staking, soil preparation and planting detail; b. The use of landscaping to screen ground-mounted utility and mechanical equipment; c. The required landscaping and improvements. This includes: 1. Deep root planters shall be included in areas where trees are within five feet (5') of asphalt or concrete surfaces and curbs; 2. Water conservation practices including the use of low flow heads, drip irrigation, mulch, gravel, drought tolerant plants and mulches shall be incorporated into the landscaping plan; and 3. An automated irrigation system. 4. The selection of groundcover plant species shall include native plants. 5. Linear planters shall be provided in the parking areas. PRIOR TO ISSUING THE CERTIFICATE OF OCCUPANCY: 37. 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'. 38. The developer shall paint a test patch on the building including all colors. The remainder of the building may not be painted until inspected by the Community Development Department or Building and Fire Department to verify that colors are consistent with the approved color board. A 48-hour notice is required for this inspection. 39. All new electrical panel boxes shall be installed inside the building(s). RESOLUTION NO. 4029 PAGE 8 BUILDING AND FIRE DEPARTMENT 40. The project shall comply with the most recent editions of all California Building and Fire Codes, as adopted by the City of Arroyo Grande. 41. The project shall provide complete compliance with State and Federal disabled access requirements. 42. Prior to issuing a Certificate of Occupancy, all buildings must be fully sprinklered per Building and Fire Department guidelines. 43. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. 44. The project shall have a fire flow based on the California Fire Code appendix III-A. 45. Prior to combustible materials being placed on site, fire hydrants shall be installed, per Fire Department and Public Works Department standards. 46. Prior to occupancy, the applicant must provide an approved "security key vault", per Building and Fire Department guidelines. 47. 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. P IBLI . WGRKS D PARTM NT ~P .IA .GNDITIGNS 48. The developer shall relocate the existing water main as depicted on the preliminary utility plan to the satisfaction of the Director of Public Works. 49. Dedicate public water main easements for the portions of the relocated water main. 50. Relocate the existing storm drain as depicted on the preliminary utility plan to the satisfaction of the Director of Public Works. 51. Provide a method of filtering storm water runoff prior to entering the City system. 52. Pay the proportionate share to the following wastewater capital improvement projects: - EI Camino Real Upgrade. - Walnut Street Upgrade. 53. Obtain a "will serve" letter from the South San Luis Obispo County Sanitation District. The project wastewater flows to the "Bakeman Bottleneck". RESOLUTION NO. 4029 PAGE 9 PUBLIC WORKS DEPARTMENT STANDARD CONDITIONS All Public Works Department conditions of approval as listed below are to be complied with prior to finalizing the building permit, unless specifically noted otherwise. 54. Fees -The applicant shall pay all applicable City fees at the time they are due. (For your information, the "Procedure for Protesting Fees, Dedications, Reservations or Exactions" is provided below). PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR EXACTIONS: (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 the dispute and the legal theory forming the basis for the protest. (B) A protest filed pursuant to subdivision (A) shall be filed at the time of the approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions to be imposed on a development project. (C) Any party who files a protest pursuant to subdivision (A) may file an action to attack, review, set aside, void, or annul the imposition of the fees, dedications reservations, or other exactions imposed on a development project by a local agency within 180 days after the delivery of the notice. (D) Approval or conditional approval of a development occurs, for the purposes of this section, when the tentative map, tentative parcel map, or parcel map is approved or conditionally approved or when the parcel map is recorded if a tentative map or tentative parcel map is not required. RESOLUTION NO. 4029 PAGE 10 (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. 55. Fees to be paid prior to plan approval (1) Plan check for grading plans based on an approved earthwork estimate. (2) Plan check for improvement plans based on an approved construction cost estimate. (3) Permit Fee for grading plans based on an approved earthwork estimate. (4) Inspection fee of public works construction plans based on an approved construction cost estimate. 56. 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 Public Works. 57. Perform construction activities during normal business hours (Monday through Friday, 7 A.M. to 5 P.M.) for inspection purposes. 58. All project improvements shall be designed and constructed in accordance with the City of Arroyo Grande Standard Drawings and Specifications. 59. Submit four (4) full-size paper copies and one (1) full-size mylar copy of approved improvement plans for inspection purposes during construction. 60. Submit as-built plans at the completion of the project or improvements as directed by the Director of Public Works. One (1) set of mylar prints and an electronic version on CD in AutoCAD format shall be required. 61. The following Improvement plans shall be prepared by a registered Civil Engineer and approved by the Public Works 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 Director of Public Works 62. The site plan shall include the following: a. The location and size of all existing and proposed water, sewer, and storrc 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. RESOLUTION NO. 4029 PAGE 11 63. Improvement plans shall include plan and profile of existing and proposed streets, utilities and retaining walls. 64. Landscape and irrigation plans are required for landscaping within the public right of way, and shall be approved by the' Community Development and Parks and Recreation Departments. In addition, The Director of Public Works shall approve any landscaping or irrigation within a public right of way or otherwise to be maintained by the City. 65. Construction water is available at the corporate yard. The City of Arroyo Grande does not allow the use of hydrant meters. 66. 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 off- site high-flow plumbing fixtures with low flow devices. The calculations shall be submitted to the Director of Public Works 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 of $5,945.95 per acre-foot of anticipated use. 67. All sewer mains or laterals crossing or parallel to public water facilities shall be constructed in accordance with California State Health Agency standards. 68. Underground all new public utilities in accordance with Section 16.68.050 of the Development Code. 69. Submit all improvement plans to the public utility companies for approval and comment. Utility comments shall be forwarded to the Director of Public Works for approval. 70. Prior to approving any building permit within the project for occupancy, all public utilities shall be operational. 71. Pertorm all grading in conformance with the City Grading Ordinance. 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. RESOLUTION NO. 4029 PAGE 12 73. Submit all retaining wall calculations for review and approval by the Director of Public Works for walls not constructed per City standards. 74. All drainage facilities shall be designed to accommodate a 100-year storm flow. 75. All easements, abandonments, or similar documents to be recorded as a document separate from a map, 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. 76. 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. 77. Obtain a grading permit prior to commencement of any grading operations on site. 78. 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. 79. All improvement securities shall be of a form as set forth in Development Code Section 16.68.090, Improvement Securities. 80. Submit an engineer's estimate of quantities for public improvements for review by the Director of Public Works. 81. Provide financial security for the following, to be based upon a construction cost estimate approved by the Director of Public Works: a. Faithful Performance: 100% of the approved estimated cost of all project improvements. b. Labor and Materials: 50% of the approved estimated cost of all project improvements. RESOLUTION NO. 4029 PAGE 13 c. One Year Guarantee: 10% of the approved estimated cost of all project improvements. This security is required prior to acceptance of the project improvements. 82. The Public Works plans shall be approved. 83. All utilities shall be operational. 84. 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 Director of Public Works. 85. Developer shall modify Phase I internal circulation set forth in the April 11, 2006 Traffic Improvement Key Plan as Improvements "B" and "C", and as presented to the City Council at the April 11, 2006 City Council meeting. 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 adjacent residential neighborhood north of the project site. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -CDD; Police Dept. Timing: Prior to issuance of Building Permit MM 1.2: The applicant shall submit final exterior colors and materials of the buildings for Architectural Review Committee approval. The colors shall blend as much as possible with the surrounding development. Any expanse of blank wall shall be minimized through creative use of materials, texture, color and building form. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -CDD Timing: Prior to issuance of Building Permit MM 1.3: The applicant shall submit a final landscaping and irrigation plan to be reviewed and approved by the Community Development Department, RESOLUTION NO. 4029 PAGE 14 Architectural Review Committee and the Parks, Recreation and Facilities Department. The landscape plan shall limit turt areas and shall include drought resistant plants. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -CDD, ARC, PR&F Timing: Prior to issuance of Building Permit MM 1.4: The applicant shall submit a plan to screen rooftop equipment to the Community Development Department, to be reviewed and approved by the Architectural Review Committee. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -CDD, ARC Timing: Prior to issuance of Building Permit MM 3.1: All dust control measures listed below (MM 3.2 - 3.10) shall be followed during construction of the project and shall be shown on grading and building plans. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust off site. The name and telephone number of such person(s) shall be provided to the APCD prior to land use clearance for map recordation and finished grading of the area. MM 3.2: Reduce the amount of the disturbed area where possible. During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent airborne dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. Reclaimed (non-potable) water shall be used for this purpose. MM 3.3: Soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. All dirt stockpile areas shall be sprayed daily as needed. MM 3.4: Permanent dust control measures identified in the project revegetation and landscape plans shall be implemented as soon as possible following completion of any soil disturbing activities. MM 3.5: Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading shall be sown with a fast germinating native grass seed and watered until vegetation is established. . MM 3.6: All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD. RESOLUTION NO. 4029 PAGE 15 MM 3.7: All vehicles hauling dirt, sand, soil, or other loose materials shall be covered or maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. MM 3.8: Install wheel washers where vehicles enter and exit unpaved roads on to streets, or wash off trucks and equipment leaving the site. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. MM 3.9: Sweep streets at the end of each day if visible soil material is carried on to adjacent paved roads. Water sweepers with reclaimed water shall be used where feasible. MM 3.10: To mitigate the diesel PM generated during the construction phase, all construction equipment shall be properly maintained and tuned according to manufacturer's specifications. The measures below (MM 3.11 - 3.15) shall be clearly identified in the project bid specifications so the contractors bidding on the project can include the purchase and installation costs in their bids. MM 3.11: Any portable equipment, 50 horsepower (hp) or greater, used during construction activities will require California statewide portable equipment registration (issued by the California Air Resources Board) or an APCD permit. Example equipment include power screens, conveyors, diesel engines, crushers, portable generators, concrete batch plants, and trammel screens. To minimize permit delays, prior to the start of the project, contact Gary Willey of the APCD's Engineering Division at (805) 781-5912 for specific information regarding permitting requirements. MM 3.12: All off-road and portable diesel powered equipment, including but not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power units, shall be fueled exclusively with California Air Resources Board (ARB) motor vehicle diesel fuel. Maintain all construction equipment in proper tune according to manufacturer's specifications. MM 3.13: To the maximum extent feasible, the use of diesel construction equipment shall meet the ARB's 1996 certification standard for off-road heavy-duty diesel engines. MM 3.14: .Maximize to the extent feasible, the use of on-road heavy-duty equipment and trucks that meet the ARB's 1998 or newer certification standard for on-road heavy-duty diesel engines. MM 3.15: All on and off-road diesel equipment shall not be allowed to idle for more than 5 minutes. Signs shall be posted in the designated queuing areas to remind drivers and operators of the 5-minute idling limit: MM 3.16: Prior to any grading activities at the site, the project proponent shall ensure that a geologic evaluation is conducted to determine if Naturally Occurring RESOLUTION NO. 4029 PAGE 16 Asbestos (NOA) is present within the area that will be disturbed. If NOA is not present, an exemption request must be filed with the APCD. If NOA is found at the site, the applicant must comply with all requirements outlined in the Asbestos Air Toxins Control Measure (ATCM) regulated under by the California Air Resources Board (ARB). Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Public Works Dept., Building and Fire Department Timing: Prior to issuance of Grading Permit MM 3.17: To encourage walking within the commercial development and provide a safer pedestrian environment, the applicant shall use textured and/or colored concrete at pedestrian crossings. Pedestrian signage shall also be provided to improve pedestrian safety. MM 3.18: Provide shade tree planting along southern exposures of buildings to reduce summer cooling needs. MM 3.19: Provide on-site bicycle parking with one bicycle parking space for every 10 vehicle parking spaces. MM 3.20: Provide preferential carpool and vanpool parking spaces. MM 3.21: Provide incentives to employees to carpool/vanpool, take public transportation, telecommute, walk, bike, etc. by implementing the Transportation Choices Program. The applicant should contact SLO Regional Rideshare at 541- 2277 to receive free consulting services on how to start and maintain a program. MM 3.22: Include Shade tree planting along southern exposures of buildings to reduce summer cooling needs. MM 3.23: Use built-in energy efficient appliances, where applicable. MM 3.24: Use double-paned windows. MM 3.25: Use low energy parking lot and street lights. MM 3.26: Use energy efficient interior lighting. MM 3.27: Install door sweeps or weather stripping if more energy efficient doors and windows are not available. MM 3.28: Install high efficiency or gas space heating. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande - CDD, Public Works Dept., and Building & Fire Dept. RESOLUTION NO. 4029 PAGE 17 Timeframe: Prior to issuance of Building Permit MM 5.1: The following note shall be placed on the grading and improvement plans for the project: "In the event that during grading, construction or development of the project, and archeological resources are uncovered, all work shall be halted within 150 feet of the find until it can be evaluated by a qualified professional archaeologist. If human remains (burials) are encountered, the County Coroner (781-4513) shall be contacted immediately. The applicant may be required to provide archaeological studies and/or mitigation measures." Responsible Party: Developer Monitoring Agency: Public Works Department Timeframe: Prior to issuance of grading permit MM 6.1: The applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP) that specifies the implementation of Best Management Practices to avoid and minimize water quality impacts as required by the Regional Water Quality Control Board (RWOCB). Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Public Works Dept.; RWQCB Timing: Prior to issuance of Grading Permit MM 6.2: The applicant shall submit grading, drainage and erosion control plans, consistent with the policies of the Arroyo Grande Development Code and Grading Ordinance, to the Public Works Department for review and approval. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Public Works Dept. Timeframe: Prior to issuance of Grading Permit MM 8.1: Construction activities shall be restricted to the hours of 8 AM and 6 PM Monday through Saturday. No construction shall occur on Sunday. On-site equipment maintenance and servicing shall be confined to the same hours. MM 8.2: Deliveries and idling truck engines shall be restricted to the hours of 8 AM and 6 PM. MM 8.3: All construction equipment utilizing internal combustion engines shall be required to have mufflers that are in good condition. Stationary noise sources shall be located at least 300 feet from occupied dwelling units unless noise reducing engine housing enclosures or noise screens are provided by the contractor. RESOLUTION NO. 4029 PAGE 18 MM 8.4: A note shall be placed on the construction plans that no more than two (2) pieces of major earth moving equipment shall be allowed to operate simultaneously within 300 feet of adjacent residences or the school. MM 8.5: Equipment mobilization areas, water tanks, and equipment storage areas shall be placed in a central location as far from existing residences as feasible. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Public Works Dept. Timeframe: During construction MM 10.1: All site and building plans shall be reviewed by the Fire Chief for adequacy of access, fire suppression and water delivery systems. Implement recommendations as necessary to reduce the frequency and severity of fire calls to the shopping center. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Building & Fire Dept. Timeframe: Prior to issuance of Building Permit MM 10.2: The developer shall submit plans which include architectural features to decrease vulnerability to crime, such as adequate and appropriate security lighting, locks, landscaping, and alarm systems. Access to all roofs shall be secured to prevent unauthorized entry. Interior lighting of large retail businesses shall be left on or dimmed when businesses are closed and exterior lighting shall be off or dimmed. Architectural plans shall be reviewed by the Police Chief prior to issuance of building permit. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Police Dept. Timeframe: Prior to issuance of Building Permit MM 10.3: The developer shall pay all applicable police and fire impact fees Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Building & Fire Dept. Timeframe: Prior to issuance of Building Permit MM 12.1: Consistent with the traffic improvement plans adopted by the City on April 11, 2006, the developer shall install the following improvements: Provide an additional access driveway on Camino Mercado in Phase II (improvement "A"). Add a right turn lane on the Phase I driveway at Rancho Parkway (improvement "F"). Modify Rancho Parkway by narrowing the street, adding traffic-calming devices, and directing traffic (improvement "G-1"). RESOLUTION NO. 4029 PAGE 19 Modify pavement marking and add signage at the intersection of Rancho Parkway and West Branch Street (improvement "G-2"). Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Public Works Dept. Timeframe: Prior to issuance of Certificate of Occupancy MM 12.2: The developer shall adjust signal timing for both signals on West Branch Street (improvement "H"). Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Public Works Dept. Timeframe: Priorto Certificate of Occupancy MM 12.3: The developer shall pay the City's Traffic Signalization and Transportation Facilities Impact fees. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Building & Fire Dept.; Public Works Dept. Timeframe: Prior to issuance of Building Permit MM 13.1: The applicant shall pay the project's proportionate share to the following wastewater capital improvement projects: EI Camino Real Upgrade Walnut Street Upgrade Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Public Works Dept. Timeframe: Prior to issuance of Building Permit MM 13.2: The project will further impact the "Bakeman bottleneck",amain sewer line currently near capacity. The developer shall obtain a "will serve" letter from the South San Luis Obispo County Sanitation District and pay the City's sewer hookup and SSLOCSD impact fees, including a fee for the Bakeman bottleneck solution. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Building & Fire Dept.; Public Works Dept. Timeframe: Prior to issuance of Building Permit MM 14.1: The developer shall submit a drainage plan that includes the proper design and placement of sediment/grease traps to prevent the discharge of pollutants into the downstream drainage system. RESOLUTION NO. 4029 PAGE 20 Responsible Party: Monitoring Agency: Timeframe: Developer City of Arroyo Grande - CDD, Public Works Dept. Prior to issuance of Building Permit MM 14.2: The project shall comply with the City's required water conservation measures including any applicable measures identified in the City's Water Conservation Plans. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Public Works Dept. Timing: Prior to issuance of Building Permit MM 14.3: The project shall install best available technology for low-flow toilets and hot water recirculation systems. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Building Dept. Timing: Prior,to a Certificate of Occupancy MM 14.4: The final landscape plan shall show low-water use/drought resistant species and drip irrigation systems rather than spray irrigation systems. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Community Development Dept.; Parks, Recreation and Facilities Dept. Timing: Prior to issuance of Building Permit MM 14.5: The project plans shall include methods for collecting surface run- off from the site for use on landscaped areas to reduce water use and minimize run-off to the extent feasible. Responsible Party: Developer Monitoring Agency: City of Arroyo Grande -Public Works Dept. Timing: Prior to issuance of Building Permit r N n ~.' H (7 N .~-~ W D 0 0 m a ro n D z f 0 3 3 m ci 3 (D W C a so N 4Etcl~ ~ll~ 4 ~ ~~~ ~ D ~ € ~ ~ 5 5 CIS ~ ~ f ~~~ m I `6 fi^E ~ ~ S ~~3 g s ~~~ €> ~ ~ ~~" ~ k ~ ~~~ ~, $ zit ~ ~ ~ b `'li + ~ n ~ I R A ~ 6~. A ~ B..I ~ ~ m ~.. qq A 6 I New Shell Buildings fNE CIBEB CEMER c+ee ~N ~ H518 ~ ~ 0593101 ppRpvO GRNaCF. IBp519640989 Cp 9%9(1 ~~ ~..y ~'.,~ i'; r;~, '~., ~:; .. ~I 1~ ~~ZL~i7I r ` j ~~Ij.r`7~'~~l /~ ~ '~~•' M1 1l q: 1``` . Y~.l \_\ ` r~ \ _ 4\`1 __. Paul Polri'er + Mic~,hael Davld ~, ~ Senu BUbun.CA 91M 138 WeA Aluw AK. • SunnC •a/pAene (8051681-8898 Jv 18051898-9389 - r Y e:~ F 8~e 9 i I a EXHIBIT B-1 N m F- m 2 X W „w• s y~g, ,,._ ' nma ,c _`~c~p•~W`U'` rt1 RITW~w' 1 n ~i~ ~I~_ _ _ _ ~ : _ i. ~ ~ Ir - ~ ~ pillw.ln .4 ~ ~,~- ~.. ~ 7 \nyn1 yngn`InI V. ~~ ~~~ ~ Vl~'u E ~' 2 I I ~~_ ~I,~ snlm~~ ~ 11 ((II I~Y~ I~a !w ~y ~ ~~~~' I l~~ ~~~ ~~ 4F d ~ 3 / A` u,~~~ ~( ,~I ~? ~ -}~~ M III, ~F 'Ip ~ /~~ N I?`nin ~ ~I SITE STATISfIGS~PNISEISRE •ommu~, via ~m ~~. .~ ~ ~ _ ~m,muman mm' ~ ~~~ww~ ,m .. wuw ,mm•• - ,~~,... m~Mn~m. \ atle,aA EE4L/ a ~~ 1 ~ - ..ol a G ham ~ ~ \ b \ ~ . $ a 5 a.,.®~, ~...lu, N.l..~. a...~ ~ ~. "_ ~ YYCL 6YY4J xm3 PVOa.~ ~ ~ ~~ ~~ ~ ~~I , ' ~~ _ 6 d1°~'~ mq '6S ~1 ~ ~~ ~I = .~....~~ ...ao ~, :~.mm..A S7 G~N, n ~ ~i~~~ ,~ WI~,,,~I~ )1 ~ ~PNIMIN~~p c S ~~ ~~~ ~4nv K~r apy,.+, i.,~(r Iflb~l~lll I l N/CNWAY !O! ~ I4 ~~ Five Cities Center, Arroyo Grande, CA REFERENCE SITE PLAN N ,•=,1'=100 FTF, SRE STATIBTICE ~ %MSE tl SRE .._~IV® ~ ° I~ - i b n ant /m OUG .,m a ~o~~.m w~ w.wwml / w~ I 0 ~ 8m ^Q` V[ W ]~ L 5'~ U s ~ u ~~ a ~~ <„ j 3m a ~, ~~ ~ $~$ a C U~je ~ Qa m ~ ~s~~~m U N Z gp~pR ~s~g5 ASI.I ~awxvmvx~eoaa.tlo EXHIBIT B-3 ~ 4 --_ - _ 1 .-- _ ~" ~, ~ ,, s ~ ti, / / i ~ r 3`~i! ¢e `~ ~ 34 F9~ ~m ~~ -~ _ ,~______ -~ ~o ' z ~ / / y.____.1 i _ i ` _ Z____~ j m / ~ 5 ~ i __ `. S //////Q~ ~~ ~ ~ ~ J S S 3~ ~( ti ~ i / •.s s ®® ® ~s~~ 3F .i /~ ~.~ F g ~ is ~~ s i i € ~ .. 1 = ._ & ~~€ ~~ ~.... I {} J ~ ; •'' - - g ~9#~ s rs~~ ~' as :._.~~~B~I~i ~a~ _ ,~~ . ~fi ~h ~8~ ~; e ' ~\ i 39 ~ Y i ~-~~ i ~~~ .. F :: , - . - s,....., ~r- ~ ~ a , 1 p p i ;~ ~ ~ I s ... .... _ g$. E gg .. oo I~ ~ I~tt ~ - - }li ~ --- gi aF~ ~ '~ I i r ~x}€ a F i t ~. _ S .._... 4 Sa 9 1a:Jl L ; .- i 9~c ~ 5 p L ., .y {{ .4 , ~ /-. g ~.. ~4i i _ 9~ ~ ~ -. - ~ ~ T ~/2~f I _... F;- II - - -- • . I ,; , , ,;, _ i ..__ i t i ~ ,_ - New Shell Buildings ~ p e ~ { ~ ~ ~ ~ ~ DN HoE cmESCEH1En Paul Poirier + Michael David @@ , , , . B W. B2WCH $I9 IHYE8IEC [ ~N RMKHO PBWY 200 E. CAAHElO 95 ISfi WmAlmur A~r.•8ui~eC- 88nu BUW~CA 9)105 9 j APPOYO GMNDE, SNJIABMBAR0. CA 93101 / (8051 tl98-968] .el ©Amv (8051 fi83-8891 U 99020 1B05~ 962-8989 EXHIBIT B4 ~ -; n - n o o e ° ~ i nee ° a m h F 3 ¢ i_ ~~ C ~ • ~~ ~ D ~, ~ ~ § ~ a ,. a .. ....... m ~. ~ .' 4 r,.a~° ...... : - _.1 i i. - ~ _ .{{ .~ r ' _ _ &E 1 ' ~' ® ~ ~ 1 r, ~ . r ;. ^ 6 „r. r c , 19 e $ ° ¢ ~ ~~ ~ ~- , ~ 545 ° r neu ~ ° • i L ~ r . S [[ ' Vxx ~~yl ~ r 3 ' 5344 {{ Ai .. ~kdf ' .. a .. w~TNp~WN i ~ , 4 ,.,r. ~ ~ _ - I 1 ~ 1 1 ~ a Q ~ Od y ¢1Fpt ~ 3 ~ * 1 9 999 1 I p. X 1 ~g~ ti ~YSIdI ~ m a!$E~Cq~ ym m~ `\\yld r~ m ~~rt~~1 •[~67 u r p~€S n / \ F$y Sklll w ~ ~- ~ o ~~ / ~ I ~ ~ / ~ ~ ~ New Shell Buildings - FNEC01E9CE~M99 W: 9RM1CN Sf 6 INrES1EC Paul Poirier + Michael David (f' ~ E i ~ c ~ ~ ~ 9 p ~ € t ¢ i ( ~ , r ;~. J _W RNNCHO PKNN 700 E. CPAR9L0 $i M00Y0 GFANDE, 59MA 9M&NA. CA 93101 ISdWnIAWnv Aye.-9uileCSmuBVbn. CA 91105 7 1905)999-9d9J nlyFrnr 1805)697.8891 ~ f G 93d70 19059629999 Fem. _ -~ ^ A y a"= p ~ E~ ~m 9t U „`N V` 4~ ~ 4i j bm 3" d =~ 0 ~V N O~o `p o8~0 ~~g~ ~= m 8° a~ r~ ~~ .o _ N~ m c =duo ~°oa ~3~a8 A3.1 %1 ~I`f ~.nn S 31. ~~`~- ' ~~~ ' 1 5 _ `~ mruo..e~w. nn amne rocm.. ..,. nh~~ mr..ux.~....n..~. iwc.w. u..cvro.+ .v ~ _ " .+ ~ dA~i •. ' wrro-sxwm w....~ ~ 33' 'sA sT 31 L"~~~ +~e ~ •i.. ~! ..oe~v~~.m..m. ~ .wo.n .c unr.c~r ~ ~ n ~~91 T '~ ....um~w N W ~ S wro-~w+. ~ ® 1 SOViM ELEVATION m r.lao' ^ 'a _ 8 X ~~a`~~~1=~ ~ xsessus~ Q W ~x ~ y i ~' V :~4 - go # 1 ~ ~ r .~ ` ~ ~s A , ....m.T. ~.....~.~......~w. Q a ~ Y 3 2 + w' _________ ~ ~ WEST ELEVATION "~~ ~ N 1 •la a' •O E~ ~ 6- ~ Ca _ O 3 } } .~I ~ n. i s w y i ~,~ ~ .~a~ 3~.+ ~`X~;A ~ ~ ~fi"1 ~ a :.~ o ro ' fk ~ ~~ _ + F#P. ~ .c Arun n 6 IK X. "..:. A F.~. ~ .,,,„~~Cc '.` P ~i w. Y n Q U ~ C °m _ -~t U~~~ u P NORTX ELEVATION v N ¢_ I.10' m ~ ~~8~m ~fS L V . ~ ~ u .f:~, ;Cr.H, • - ~ ~ ' ~R C rt >1 f}. ~OOe y .~ I ? ~.a uOP € u ~ F G3 a EAST ELEVATION A3 ~ 2 f~100' REVMTY6 ~4C61] EXHIBIT 67 p Retail Shell Buildings g I ° ~ ° ~ c ~ { FNECRIESCENIER Paul Pofrier + Michael David r `@ 1 r 6 Y Rr E{ta ~W .,o ~ Ir. [ W. BRPNCH 51® ttNESIEC I56 Wn~ Alamar Air Suim C Sama tlarNan, fA Ol IPS " S W NWCHO PKWY 200E CMMLLO 51 ~~. INYS)N9RA(N3 rr/epFnne IR0516P$~RR9A ~ ° PRROYO GRANDE. SANiA tlnRRRAI+I~ CA 93101 CA 93420 (805~962~89B9 `m r m X W ECOWMF ECA/ECW- -_- Lam. • •• ~_ _ ~ ECOIUME_ECA/ECW ®® ?_.. 0~: _ . ._ _ __. _ __ . .. .. 'XY ~.. ., .~, ~, ... ,~ i. ..,~~,/ .. ,. ~Tx' f.. , ~:. pro / // • a. M w ~~ a ( ~ ,.,.~+ ::~ .. ' ' f ~ ~ f 1 ari/ i ~. , ~ . .,~ u ER JOE i tAa° t i ~ ~ ... ~ t• 4~`.. .~ I !' ~~ ~ ., J , „ : ,... ~ r .... 1. i~ e~v..~~!I.....! .,7.. r......~..... ~~ t ~ ` ,., .. ,. _ ....~ . ... I !' ` r 39~ I + r ..~: WUO_ ice" .. .. ~~ - I -- -- • ~? ,.... _.___ j ex O am O ~Y `~ ~ <~ a ~m j 3° a ~$ s P ~s ~, ~ m C Uo ~p.Qa m ~ ~~~~m ~~ - ~ =(I~~R Z ~U~P ~3~~5 ELEC ~~~~ m m F m x W PRELIMINARY GRADING AND DRAINAGE PLAN FOR FIVE CITIES CENTER IN THE CITY OF ARROYO GRANDE, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA SNEET INDE% ~,. I I_- -~.. ,. ~_: I I ~~~~~~- ,~~ I I ol~ r. l~~n~c_o I * ,I I c ~JI ~ ~i d '~,.- cz~~~' ~ y pal ~ : I IJ ~~~ ~ _ III ~ I ~* t /i r I m_ ~ +~II ~ I ~~. ,~ r ~i ~)` U., 'r _ ,, ,~ ., ~` ~~~ ~~ J~ y I V ~ h 1 ~, z _, I ' vi F~ r'. ~'~_:_~~ _~ c": Z-1B~ 1 ~--~:_.. ~ i T> 1 r,wseevn ~lw~ I I I I ~I I ~~ i I i ~ I~ i 1 ~~ ~ '~ I I 1 I ~~r~ ARBRE1M710N8: _ 's LEGEND -__- VIDINRY WP \I Mtl,OWIL! d ~ ' II 6 ~( ,~I I~~ a 3S3 p~u'~yy5yy~ £B~J~ ya 5 2~¢s¢ ~~'~t~v w JN F f C-1 Ia 0 m H m s x w ,~ ~d '. ~ `., ` t, ~ ! / ~ ~\ ` \ `~~ ..~1~ x ~~_ ~ ^.~ . ~ i~.'• ~~, f ~r 1//f, J 1 ii Py `;~ , . ~.ay /, y / ~ .. ~ ~i // f/ /f~ ~ ~• i /~ •% ;~~ i ^a 9 rxs w /" j ;a ;4 1 it t~ k•, j~~ ~~~~ t ~~5~~ ~~ ~~y ~~3 ~~0 0 i ~~`~: a i ~~ N _ Wu ~ uuu99~~~~ W (an G2 EXHIBIT 611 ,. '~ :. . e~ .d 6 ~~~ ~- . ,`~ ,'~ ;~ ,~. `` e.,~.,.. ~. ~. _~~ ~,, `` \ ~° ,~~\ ,,. \~':. ::~~. '; jz3 <: ~ . -i '.~, I .~'~, I ;° ~ ~ i PHASE II SITE uawneruxc~ar gnxnrq nrvESrec ~~ n W ~ PRELIMINMV GRADING PLAN rrrearaa cExren vrear aaweH arneer arwcHO rmawartuw•,^smaFr vuusuw~w, ; k x rwavur fw~saau w+o~ =.~~ :==- uumvo tiara[, uuvonwr poslsataaea arm ~I _ I . ' ~ ~..~ f ~i IJ 4 __._ ,, ~~~; \i'. ~•, EXHIBIT B12 ! : ;: ! y 1 9 1 1 I 1 ~_ 1 -- _I _ ~ i ^ $ P ~t `S~ ~i ~ ~ a, 3 ~, ~ `1 {{ ~I\ / . ~ . it T . , . i, 1 l a ~ `, ~~, \ \ 1\\ ~ 1 1 ~ 1 i ~' • ~~\~ \ ~ \ \ ~V ~{ ~ ' l . ~s b x ~ \ ~~ ~ ~ ~~:t ~ 6 a ~~ ,X ~, 6 I` I' ~~ 'i .. ~. _ . ~.-._ i. r ~.. _... n.... _. _ \ yam. `\` y` ii: ~;\ ~_~ I • ~ .. F ~ <~. t.~'ti q^ f._`_ ~;;_ _ .; n~ t ~ T ~ i PHASE I SITE UTILITY PLW{ x6wneru~ eH6u fiu~wrw PryF area CExl6n nu66rec ]W 6Afii CNNFN1w6l1iEPi ~ -~ Z ~ ~ NE6T fiPANwI61flEFT{MHCIq PMRMHY MROYOG0.VYE. GLL1fORNN fi6~A GNf{MI®MI~ GLfOg1N W1a IWSI ~<MP _ N =r_=..~~ EXHIBIT B13 .~ ~ o ~ ~ P.. ~ ,. y.,, y ~ aN ~. r' t 1-+-y a X ~. ~ti. ~ ) l w 1` ~ O I ~o .. 'u ~ !r ~~ ~~ 1 i t~--;,e ~ R~ ~, 0 Y 6 / e -~~~, `1` ~ Xt ~ 6;i P \~ . ,_. ~~ '' ~ 8~ O ` ~ .1144. ~_~' .~ys. Z-- '+ ~ as _ ~ ty ,t a ~ ~ --~ ¢` it t` ~~ ', .. °-t ~ ~ _ s _ ~ ~ 4- ._ L _ -- _ _ .- _ ~ s ` ~, '- _ :! . ~ a Y e 04=~ ~~ \ `~ ~~\ '~ '. ,, ti ~ `~ -\ `- i ~` `. ` ~~1. t y r y, [ ( l ~;; ~ r ,,,; , f [ ul~ e~ B a cl ~.. f ° i~ R',t~~ 1 e' 1 l i I t ~~ t tl,~ i i II `tit t ~ t~ [ ! l f ° t. _._ alt ~~~ r ~ ~ ~~. ~ __ .~ m f _ ~ eu,pnc t ~vratuoarnesT j....~~ g } 4 ~ i PIip5E 11517E r~cr~ies c~~s~sww+b ~uyol ~^r } vhsress .,scca ~ s V'ryL17Y P1AN YMIIY DY~~W,tvMw~^ 1Wa>vRNeG .YAOY tT I fr ans ffi ~ ~ .ens a • u.~ a r~+ PROPOSED PUNT PALETTE m ~-" m x l1J I ; i l ~m i I I I i ~ ~ / r ~__-~1 i ~_--_ ~^-.` \ .Y ~ 1LS1WC aM1 . w.nw+rosryvrv NEW RETAIL BLDG. r.s~e uxowss varx m. ~ cwn V I I I I^'1 '~'w I I ~ +~rl-: I I I I '-I ~ I ~ I ~ ~ I I I I I ~~ erwrc~o rxswc riws~ n , '1 1" - ~ W ,~iwsa wnr l! ~. 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I I ~I RETAIL BLDG. {F511NL [LILLYY~Lt IX11) I1 NfinllN, l,r • - ~ RmwurwNl • _ ~ N410 Rtu~M~ • . ~~ •• `~ ~ . Rf TAIL BLDG. NHUSC0.R q)IS. iYY. NSf(t YRFfNWNI i!M'N(InllCl'S Nwr ~ -I- ERKR J' ~~j~~~~" ~~1RKM lNCIOSURI " ,,, ~R<.v ~~ ~ ~ f __ ~ ~_ ` ~~\ \ \ hCH\ \ O ~ \wv 7RklY9Y - _- • -~l{•.T '~`cc\`iirsrwc »Flvrv~i Rus~ _ .,~cu v~RCM. PUNT PALETTE . • - l ~•1nm W, *s W Ixwrtt WU i T. ~ 1 i ~ ..xm .r... ., i wuxr•n..nn 1 1 1 RF ,xonn Q ffia w0.w,•+W~,. ,, m•rlun•t 1 t^IMKIO 1 (VHG ni ExiRr 1 ta1Rlc f, V/ IGi Iun~ia4vauWw uxrv~gxfi IR.INYORNFR W ~ / Ix •w /y m ~ nvrv wNw iiux y ~ ,w x 'w i M ® ~iw m.xu..o Q~ ~ . ra. rcO~CRGI5WNR5 w r l l I I I I I I I I I l r I ~ I I ~\ ~ W `""~ ~ „., p ak ~°; ,,~N~~N, tu, °xv~Nx ..nf N~,.fv. ~ I I I I I I I I I I (, •,I I I I `E.-)' I I i I n~ ~/ ~, vw' ~ ,* mow..,°f.,• ,,,,„ow.n I ~ ~u uu fua rtRxnr ~ m .vY a ifN nia•fnc I I I I I I I I I I I I p ~~. u' ~~• x~.r. +-I-I~-Ft +- -F-V~ ' -I~-F~- ° II I I I I I I ~ 1~~) I I I ~A~ I M I I I `4+" I I I I I I '„",".m` ~..~r `"` ~~" . • IL I - c R lIS 10 - ~;;~. ~ ~r ~...,f..,u<u.l. TM f rcnnin ~- 1 wxocone ~ I I ' I II II ~~ ~. xw Nxxfv,.° ~' ~. d _ ~ -1- .ww,wn. 'e`~,~q ('ONCEPT NOTES noEn wxu~ ~' ~9"" 6 ,^p © ~ry ~ w,<f .r.~ nnx~ / ~ xrrw Q~aw°n,x~..x.w W. rw ~ ~ wx~ /~/~ ~~\` ~. ,.y~.-x...xar,.x,x..GNOnxx rc J x„f.,.x. ~~ // \ PADI Er ENE crrat cexrea vxxsELt M.IRANLM ti. f uxcxc xxwr EaaoTO EaRxce, u eweo MVE9TEC 300 E.CMXLLO tTREET, BUliE 300 tAxrA UauaA,cA nlm ~~COMCEaNAL tzevr I etaeRt L-2 OFFICIAL CERTIFICATION I, KELLY WETMORE, City Clerk of the City of Arroyo Grande, County of San Luis Obispo, State of California, do hereby certify under penalty of perjury, that the attached Resolution No. 4029 is a true, full, and correct copy of said Resolution passed and adopted at a regular meeting of the City Council of the City of Arroyo Grande on the 24'~ day of July 2007. WITNESS my hand and the Seal of the City of Arroyo Grande affixed this 11~' day of September 2007. KELLY WETII~ORE, CITY CLERK