R 4705 1 RESOLUTION NO. 4705
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
4 ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE
• DECLARATION AND APPROVING LOT MERGER 15-002
AND .CONDITIONAL USE PERMIT 15-006; LOCATED AT
THE NORTHWEST CORNER OF FAIR OAKS AVENUE
AND WOODLAND DRIVE; APPLIED FOR BY TRIPLE P,
LLC
' WHEREAS, the project site is currently vacant and located at the'northwest corner of Fair
Oaks Avenue and Woodland Drive; and -
WHEREAS, the project site is the commercial portion of a previously approved mixed-use
project located in the Office Mixed-Use (OMU) zoning district; and , -
WHEREAS, the project site is covered by the D-2.20 zoning district overlay requires
development to be for the orderly development of Arroyo Grande Community Hospital
and functionally related medical facilities; and
WHEREAS, the applicant has filed Lot Merger 15-002 to merge four (4) existing lots into
one (1) new lot of approximately 103,850 square feet; and
WHEREAS, the applicant .has applied for Conditional Use Permit 15-006 for the
construction of an approximately 45,000 square foot, three-story, medical office building
and associated site improvements; and
WHEREAS, the Planning Commission reviewed the project at a duly noticed public
hearing on'November 3, 2015, recommending the City Council approve the project; and
WHEREAS, the City Council has reviewed this project in compliance with the California
Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande
Rules and Procedures for Implementation of CEQA and has reviewed the draft Mitigated
Negative Declaration; and
WHEREAS, the City Council has reviewed the project at a duly noticed public hearing on
January 26, 2016; and
WHEREAS, the City Council finds, after due study, deliberation and public hearing, the
following circumstances exist: -
Lot Merger Findings
r
1. Merged lots should comply where feasible with the minimum lot size, lot
width, and lot depth requirements of the zoning district in which it is located._
RESOLUTION NO. 4705
PAGE2
The proposed Lot Merger will merge four (4) lots into one (1) and the new
lot will be conforming to the OMU zoning district development standards for
lot size, lot width, and lot depth.
2. Adequate access and placement of easements shall be provided.
Access to the merged parcel is available from -Fair Oaks Avenue and
Woodland Drive.
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 development for a'medical_office building_ispermitted within_
the OMU zoning district and the D-2.20 zoning district overlay; which
restricts developments to be constructed for the orderly development of
Arroyo Grande Hospital and functionally related medical facilities and is
consistent with the Arroyo Grande General Plan:
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 use of a medical office building serves as a functionally
related medical facility to the Arroyo Grande Hospital as required by the
Municipal Code, meets the development standards of the OMU zoning
district and the Arroyo Grande Municipal Code, and therefore would not
impair the integrity and character of the district in which it is to be located.
3. The site is suitable for the type and intensity of use or development that is
proposed. -
The site is 2.38 acres of vacant land and meets the development standards
-of the OMU zoning district and the Arroyo Grande Municipal Code, and is
suitable for the intensity of the development.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The provisions for water, sanitation, and public utilities were examined
during development of the Initial Study and subsequent Mitigated Negative "
Declaration and it was determined that adequate public services will be
available for the proposed project and will not result in substantially adverse ,
impacts.
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. -
•
RESOLUTION NO. 4705
PAGE 3 •
The proposed use will not be detrimental to the public health, safety or
.welfare, nor will it be materially injurious to properties or improvements in
the vicinity as it will comply with all applicable codes and standards of the
Municipal Code and in accordance with conditions of approval specifically
developed for the project.
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 Lot
Merger 15-002 and-Conditional Use Permit 15-006.
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 the Mitigated 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 adopts the Draft Mitigated Negative Declaration as set forth in Exhibit "B",
on file in the Community Development Department and directs the City Clerk to file a
Notice of Determination and approves Lot Merger 15-002.and Conditional Use Permit 15-
006 as set forth in Exhibit "C", attached hereto and incorporated herein by this reference,
with the above findings and subject to the conditions as set forth in Exhibit "A", attached
hereto and incorporated herein by this reference.
On motion by Council Member Brown, seconded by Council Member Barneich, and by
the following roll call vote, to wit: .
AYES: Council Members Brown, Barneich, Guthrie, Harmon and Mayor Hill
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 26th day of January, 2016.
RESOLUTION NO. y?v5
PAGE 4 `
JIM HILL, MAYOR
TEST:
iLLAL
KELL t WEI ORE, CITY CLERK
APPROVED AS TO CONTENT:
. ■
DIANNE THOM' ANAGER
APPROVED AS TO FORM:
'1-i ATHER K. WHITHAM, CITY ATTORNEY
RESOLUTION NO. 4705
PAGE 5
EXHIBIT `A'
CONDITIONS OF APPROVAL
LOT MERGER 15-002 AND CONDITIONAL USE PERMIT 15-006
NORTHWEST CORNER OF FAIR OAKS AVENUE AND
WOODLAND DRIVE
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes the merger of four (4) lots into one (1) lot and the
construction of a 45,517 square foot medical office building.
2. 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 Lot Merger 15-002 and Conditional Use Permit 15-006.
4. This application shall automatically expire on January 26, 2018 unless a building
permit is issued or an extension is granted pursuant to Section 16.12.140 of the
Development Code.
5. Development shall conform to the Office Mixed-Use zoning district requirements
except as otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
the City Council at the meeting of January 26, 2016 and marked Exhibit "C", on file
in the Community Development Department.
7. The applicant shall agree.to indemnify and defend at his/her sole expense any
action brought against the City, its present or former agents, officers, or employees
because of the issuance f 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.
8. A copy of these conditions and mitigation measures shall be incorporated into all
construction documents.
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PAGE 6
9. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural
elevations and landscape plan.
10. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, all illegal signs shall be removed,
if any. Signage shall be reviewed by the Architectural Review Committee for a
recommendation to the Community Development Director.
11. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130
"Screening Requirements", except as otherwise modified by this approval.
12. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
13. The developer shall comply with Development Code Chapter 16.56, "Parking and
Loading Requirements", except as otherwise modified by this approval. All parking
spaces adjacent/parallel to a wall, fence, or property line shall have a minimum
width of 11 feet.
14. Where off-street parking areas are situated such that they are visible from the
street, an earthen berm, wall, landscaping, and/or combination
wall/berm/landscaping three feet (3') in height shall be erected within the required
landscape area to screen the parking area.
15. All parking areas of five or more spaces shall have an average of one-half foot-
candle illumination per square foot of parking area for visibility and security during
hours of darkness.
16. Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials, and shall be made of an exterior finish that
complements the architectural features of the main building. The trash enclosure
area shall accommodate recycling container(s). The location and function of the
trash enclosures shall be reviewed and approved by South County Sanitation prior
to approval of the improvement plans.
17. Final architecture and design and location of the trash enclosure(s) shall be
reviewed by the Architectural Review Committee and approved by the Community
Development Director.
18. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Municipal Code. Construction-activities
shall be restricted to the hours of 7 AM and 5 PM Monday through Friday where
RESOLUTION NO. 4705
PAGE 7
adjacent to existing residential. No construction shall occur on Saturday or
Sunday.
19. At the time of application for construction permits, the applicant shall provide
details on any proposed exterior lighting. The lighting plan shall include the height,
location, and intensity of all exterior lighting consistent with Section 16.48.090 of
the Development Code; however, the height of exterior light poles shall not exceed
12 feet). All lighting fixtures shall be shielded so that neither the lamp nor the
related reflector interior surface is visible from adjacent properties. All lighting for
the site shall be downward directed and shall not create spill or glare to adjacent
properties. All lighting shall be energy efficient (e.g. LED). Lighting shall be
reviewed by the Architectural Review Committee for a recommendation to the
Community Development Director.
20. All new construction shall utilize fixtures and designs that minimize water and
energy 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.
21. Landscaping in accordance with the approved landscaping plan shall be installed
or bonded for before final building inspection/establishment of use. The landscape
and irrigation plan shall be prepared by a licensed landscape architect subject to
review and approval by the Community Development and Public Works
Departments. The landscape plan shall be in conformance with Development
Code Chapter 16.84 (Water Efficient Landscape Requirements) and 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:
i. Deep root planters shall be included in areas where trees are within
five feet (5') of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads,
drip irrigation, mulch, gravel, drought tolerant plants.
iii. An automated irrigation system using smart controller (weather
based) technology.
iv. The selection of groundcover plant species shall include drought
tolerant and/or native plants.
v. Linear planters shall be provided in parking areas.
vi. No turf shall be planted.
RESOLUTION NO. 4705
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22. All planted areas shall be continuously maintained in a healthy, growing condition,
shall receive regular pruning, fertilizing, mowing and trimming, and shall be kept
free of weeds and debris by the owner or person in possession of such areas. Any
damaged, dead or decaying plant material shall be replaced within thirty (30) days
from the date of damage.
23. Trees shall be provided at a ratio of one tree for every five parking spaces.
24. For projects approved with specific exterior building colors, the developer shall
paint a test patch on the building including all colors. The remainder of the building
may not be painted until inspected by the Community Development Department to
verify that colors are consistent with the approved color board. A 48-hour notice is
required for this inspection. Final color and materials shall be reviewed by the
Architectural Review Committee for a recommendation to the Community
Development Director.
25. All new commercial electrical panel boxes shall be installed inside the building(s).
26. All Fire Department Connections (FDC) shall be located near a fire hydrant,
adjacent to a fire access roadway, away from the public right-of-way, incorporated
into the design of the site, and screened to the maximum extent feasible.
27. Double detector check valve assemblies shall be located directly adjacent to or
within the respective building to which they serve.
28. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from
public view with materials architecturally compatible with the main structure. It is
especially important that gas and electric meters, electric transformers, and large
water piping systems be completely screened from public view. All roof-mounted
equipment which generates noise, solid particles, odors, etc., shall cause the
objectionable material to be directed away from residential properties.
29. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions of approval have occurred, or are occurring, this approval may be
revoked pursuant to Development Code Section 16.08.100.
SUBDIVISION CONDITIONS
30. The developer shall comply with Development Code Chapter 16.20 "Land
Divisions".
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PAGE 9
31. The applicant shall remove all structures in conflict with new lot lines.
SPECIAL CONDITIONS
32. The developer shall paint a "Keep Clear" area in the Fair Oaks Avenue/Woodland
Drive intersection.
33. The developer shall restripe the westbound Fair Oaks Avenue travel lanes to
include a dedicated right turn onto Halcyon Road.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
CBC/CFC
34. The project shall comply with the most recent editions of the California State Fire
and Building Codes and the International Building and Fire Codes as adopted by
the City of Arroyo Grande.
FIRE LANES
35. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
36. Fire lanes shall be designed in accordance with Appendix D105 of the California
Fire Code.
37. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
38. Project shall have a fire flow in accordance with the California Fire Code.
39. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
SECURITY KEY BOX
40. The applicant must provide an approved "security key vault," per Building and Fire
Department guidelines and per the California Fire Code.
FIRE SPRINKLER
41. All buildings must be fully sprinklered per Building and Fire Department guidelines
RESOLUTION NO. 4705
PAGE 10
and per the California Fire Code.
42. Provide Fire Department approved access or sprinkler-system per National Fire
Protection Association Standards.
ABANDONMENT/ NON-CONFORMING
43. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
DEMOLITION PERMIT/ RETAINING WALLS
44. A demolition permit must be applied for, approved and issued. All asbestos and
lead shall be verified if present and abated prior to permit issuance.
SPECIAL CONDITIONS
45. One week prior to scheduling of final inspection or any issuance of
certificate of occupancy, a project inspection by the Building, Planning, and
Engineering Divisions and Public Works Department is required.
46. The development shall provide safe accessible paths of travel to the satisfaction of
the Building Official, in accordance with Americans with Disabilities Act
requirements.
47. The developer shall reimburse the City for all costs associated with outside plan
checks performed at either the developer's or City's request.
ENGINEERING DIVISION CONDITIONS
All Engineering conditions of approval as listed below are to be complied with prior
to recording the map or finalizing the permit, unless specifically noted otherwise.
GENERAL CONDITIONS
48. The developer shall be responsible during construction for cleaning City streets,
curbs, gutters and sidewalks of dirt tracked from the project site. The flushing of
dirt or debris to storm drain or sanitary sewer facilities shall not be permitted.
The cleaning shall be done after each day's work or as directed by the Director
of Public Works, the Community Development Director or his/her representative.
49. For work requiring engineering inspections, 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
,
RESOLUTION NO. 4705
PAGE 11
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.
50. Trash enclosure area(s) shall have a roof structure (grease trap) to reduce
stormwater pollution runoff.
51. Trash enclosure area(s) shall be screened from public view with landscaping or
other appropriate screening materials, and shall be reserved exclusively for
dumpster and recycling container storage. Interior vehicle travel ways shall be
designed to be capable of withstanding loads imposed by trash trucks.
52. All project improvements shall be designed and constructed in accordance with
the City of Arroyo Grande Standard Drawings and Specifications.
53. The property owner shall provide maintenance of all landscaping placed in and
adjacent to the development.
54. 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. As-built plans shall
be required prior to release of the Faithful Performance Bond.
55. Submit three (3) full-size paper copies and one (1) full-size mylar copy of approved
improvement plans for inspection purposes during construction.
56. If adequate public right-of-way does not exist beyond the back of sidewalk and/or
curb ramp, a public pedestrian access easement may be required. The
easement(s) shall be recorded prior to building permit issuance. The applicant
shall provide any required exhibits necessary to define the area of the easement
along with current ownership information and a legal description.
57. In accordance with Municipal Code Section 13.24.110 for Stormwater
Management, the Registered Civil engineer shall provide certification of the best
management practices (BMP's) used and shall demonstrate compliance with all
applicable standards in the ordinance, prior to approval of the final
map/improvement plans.
58. Show all required short-term and long-term bicycle parking per Municipal Code
Chapter 16.56 and any project specific conditions to the satisfaction of the
Community Development Department. The building plans shall provide a detailed
site plan of any racks and all dimensions and clearances to obstructions per city
standard.
RESOLUTION NO. 4705
PAGE 12
59. Provide a Licensed Land Surveyor or a Registered Civil Engineer to tie-out survey
monuments or vertical control bench marks within 24 inches of work. Should any
existing survey monument be disturbed or destroyed during construction, it must
be reset at the previous location. Should any existing bench mark be disturbed or
destroyed during construction, a new one must be set at a nearby, but different,
location than the existing, as determined by the City Engineer. For monuments, a
Corner Record must be filed with the County and a copy delivered to the City
Engineer. For bench marks, documentation of the bench mark and how it was
reset must be delivered to the City Engineer prior the project acceptance or sign
off of the Encroachment Permit.
60. Provide new vertical control survey bench mark, per City Standard, as directed by
City Engineer.
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE
PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
61. The Applicant shall develop, implement and provide the City a:
a. Stormwater Control Plan that clearly provides engineering analysis of all
Water Quality Treatment, Runoff Retention, and Peak Flow Management
controls.
b. Operations and Maintenance Plan and Maintenance Agreements that
clearly establish responsibility for all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls.
c. Annual Maintenance Notification indicating that all Water Quality
Treatment, Runoff Retention, and Peak Flow Management controls have
been maintained and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or
Qualified Stormwater Pollution Prevention Plan Developer (QSD).
62. Prior to any Permit — Stormwater Control Plan. The Stormwater Control Plan
must include, at minimum:
Contents
a. Project information including project name; application number; location;
parcel numbers; applicant contact information; land use information; site
area; existing, new, and replaced impervious area, and applicable PCR
requirements and exceptions.
b. Narrative analysis or description of site features and conditions, and
opportunities and constraints for stormwater control.
c. Narrative description of site design characteristics that protect natural
resources including endangered species habitat, protected vegetation,
and archaeological resources, and preserve natural drainage features,
minimize imperviousness, and disperse runoff from impervious areas.
d. Tabulation of proposed pervious and impervious DMAs, showing self-
RESOLUTION NO. 4705
PAGE 13
treating areas, self-retaining areas, areas draining to self-retaining areas,
and areas tributary to each LID facility.
e. Proposed sizes, including supporting calculations, for each LID facility.
f. Narrative description of each DMA and explanation of how runoff is routed
from each impervious DMA to a self-retaining DMA or LID facility.
g. Description of site activities and potential sources of pollutants.
h. Table of pollutant sources identified from the list in Appendix A and for
each source, the source control measure(s) used to reduce pollutants to
the maximum extent practicable.
i. Description of signage for bioretention facilities.
j. General maintenance requirements for bioretention facilities and site
design features.
k. Means by which facility maintenance will be financed and implemented in
perpetuity.
I. Statement accepting responsibility for interim operation & maintenance of
facilities.
Exhibits
m. Existing natural hydrologic features (depressions, watercourses, relatively
undisturbed areas) and significant natural resources.
n. Proposed design features and surface treatments used to minimize
imperviousness and reduce runoff.
o. Existing and proposed site drainage network and connections to drainage
off-site.
p. Entire site divided into separate Drainage Management Areas (DMAs).
Each DMA has a unique identifier and is characterized as self-retaining
(zero-discharge), self-treating, or draining to a LID facility.
q. Proposed locations and footprints of LID facilities.
r. Potential pollutant source areas, including loading docks, food service
areas, refuse areas, outdoor processes and storage, vehicle cleaning,
repair or maintenance, fuel dispensing, equipment washing, etc.
63. Prior to Final Approval - Operations and Maintenance Plan. The Operations
and Maintenance Plan must include, at minimum:
a. Stormwater Control Measures report number
b. A site map identifying all Stormwater Control Measures requiring
Operations and Maintenance practices to function as designed.
c. Operations and Maintenance Procedures for each structural stormwater
control measure including, but not limited to, Low Impact Design facilities,
retention and detention basins, and manufactured or propriety devices
operations and maintenance.
d. Short-and long-term maintenance requirements, recommended frequency
of maintenance, and estimated cost for maintenance.
64. Prior to Occupancy - Maintenance Agreement. The Applicant shall provide a
signed statement accepting responsibility for the Operations and Maintenance of
RESOLUTION NO. 4705
PAGE 14
the installed Storm Water Control Measures. The Applicant shall include written
conditions in the sales, lease agreements, deed, CCRs, HOA or any other legally
enforceable mechanism that require the assumed responsibility for the
Operations and Maintenance of Stormwater Control Facilities. Additionally, the
signed statement shall include the following information:
a. Stormwater Control Measures Report Number
b. The location and address of Storm Water Control Facilities
c. Completion dates of the following milestones
i. Construction
ii. Field verification of Stormwater Control Facilities
iii. Final Project approval/occupancy
d. Party responsible for O&M
e. Source of funding for O&M
f. Statement indicating the Storm Water Control Facilities are Maintained as
required in the Operations and Maintenance Plan and facilities continues
to function as designed or have been repaired or replaced
g. Statement describing any vector or nuisance problems.
65. Annual - Maintenance Notification. The Owner/Applicant shall provide a signed
statement notifying the City of all maintenance of the installed Storm Water
Control Measures. Additionally, the signed statement shall include the following
information:
a. Stormwater Control Measures Report Number
b. The location and address of Storm Water Control Facilities
c. Completion date of the maintenance activities
d. Party responsible for O&M
e. Source of funding for O&M
f. Statement indicating the Storm Water Control Facilities are Maintained as
required in the Operations and Maintenance Plan and facilities continues
to function as designed or have been repaired or replaced
g. Statement describing any vector or nuisance problems.
IMPROVEMENT PLANS
66. Improvement plans (including the following) shall be prepared by a registered Civil
Engineer or qualified specialist licensed in the State of California and approved by
the Public Works or 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. Other improvements as required by the Community Development Director.
•
RESOLUTION NO. 4705
PAGE 15
(NOTE: All plan sheets must include City standard title blocks).
g. Engineers estimate for construction cost based on County of San Luis
Obispo unit cost.
67. 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, size and orientation of all trash enclosures.
c. All existing and proposed parcel lines and easements crossing the property.
d. The location and dimension of all existing and proposed paved areas.
e. The location of all existing and proposed public or private utilities.
68. Landscape and irrigation plans are required within the public right-of-way, and shall
be approved by the Public Works Director.
69. Improvement plans shall include plan and profile of existing and proposed utilities.
70. Submit all retaining wall calculations for review and approval by the Community
Development Director for walls not constructed per City standards.
71. Prior to approval of an improvement plan the applicant shall enter into an
agreement with the City for inspection of the required improvements.
72. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way.
STREET IMPROVEMENTS
73. Obtain approval from the Public Works Director 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.
74. All street repairs shall be constructed to City standards.
75. 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 Public Works Director.
76. Street structural sections shall be determined by an R-Value soil test or
recommendation by a soils report, but shall not be less than 3" of asphalt and 6" of
Class II AB.
77. The developer shall show that emergency vehicles can negotiate the final site
plan.
RESOLUTION NO. 4705
PAGE 16
CURB, GUTTER, AND SIDEWALK
78. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
79. In special designated zones, including where driveways cross pedestrian
sidewalks, new facilities shall be color and/or installation of exposed aggregate
concrete finish shall be as directed by the Community Development Director.
80. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards. The project shall include sidewalk and
ADA compliant paths consistent with State Standards. This shall include the
driveway approach at the southwest property line
81. The applicant shall dedicate a pedestrian access easement(s) when the ADA
sidewalk extension does not fall within the City's right-of-way.
82. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
83. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director.
DEDICATIONS AND EASEMENTS
84. A private/public (fire, water main, sewer, open space, drainage) easement shall be
reserved on the map.
85. A Public Utility Easement (PUE) shall be dedicated a minimum 6 feet wide
adjacent to all public streets. The PUE shall be wider where necessary for the
installation or maintenance of the public utility vaults, pads, or similar facilities.
86. A ten foot (10') sewer main and/or water main easement(s) shall be dedicated to
the City via an agreement.
87. 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 Developer shall be
responsible for all required fees, including any additional required City processing.
88. Lot Merger certificate will be required.
•
RESOLUTION NO. 4705
PAGE 17
GRADING AND DRAINAGE
89. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit two
(2) copies of the final project-specific Storm Water Pollution Prevention Plan
(SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis
Obispo Regional Water Quality Control Board (RWCB) requirements.
90. All grading shall be performed in accordance with the City Grading Ordinance.
91. All drainage facilities shall be designed to accommodate a 100-year storm flow.
Provide a complete drainage report.
92. The developer shall provide appropriate documentation stating the projects
compliance with the post-construction requirements set by the State Water
Resources Control Board and Municipal Code Title 16, Chapter 68. The
statement shall clearly identify the level of compliance with each of the applicable
Performance Requirements the project is subject to. The statement shall be
signed and stamped by the Engineer of Record and shall include any identified
deficiencies, per Performance Requirements.
93. Submit a soils report for the project 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.
94. The Developer shall provide specific design for drainage systems in compliance
with the Regional Water Quality Control Board requirements and Municipal Code
Title 16, Chapter 68.
95. Infiltration basins shall be designed based on soil tests. Infiltration test shall
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.
WATER
96. Whenever possible, all water mains shall be looped to prevent dead ends. The
Public Works Director must grant permission to dead end water mains.
97. The applicant shall extend the public water main to adequately serve the project
across the property frontage.
98. A Reduced Pressure Principle (RPP) backflow device is required on all water
lines to the (structure and/or landscape irrigation).
99. A Double Detector Check (DDC) backflow device is required on the water service
RESOLUTION NO. 4705
PAGE 18
line. Fire Department Connections (FDC) must be remote and locations to be
approved by the Building Official and Fire Chief.
100. The DDC shall be placed inside the building or adjacent to the building. Other
locations for the DDC shall be approved by the Director or Community
Development.
101. Non-potable water is available at the Soto Sports Complex. The City of Arroyo
Grande does not allow the use of hydrant meters.
102. Existing water services to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Public Works Director.
SEWER
103. The applicant shall extend the sewer main to adequately serve the project across
the property frontage. All new sewer mains shall be a minimum diameter of 8".
104. All sewer laterals within the public right-of-way must have a minimum slope of 2%.
105. Existing sewer laterals to be abandoned shall be properly abandoned and capped
at the main per the requirements of the Public Works Director.
106. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with City standards.
107. Obtain approval from the South County Sanitation District for the development's
impact to District facilities prior to permit issuance.
108. Obtain approval from the South County Sanitation District prior to relocation of any
District facilities.
PUBLIC UTILITIES
109. The developer shall comply with Development Code Section 16.68.050: All
projects that involve the addition of over 100 square feet of habitable space shall
be required to place service connections underground - existing and proposed
utilities.
110. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
111. Public Improvement plans shall be submitted to the public utility companies for
review and approval. Utility comments shall be forwarded to the Director of
Public Works for approval.
RESOLUTION NO. 4705
PAGE 19
112. 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.
FEES AND BONDS FOR ALL CITY DEPARTMENTS
The applicant shall pay all applicable City fees, including the following:
113. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Map check fee for Tract Map.
b. Map check fee for Parcel Map.
c. Plan check for grading plans.
(Based on an approved earthwork estimate)
d. Plan check for improvement plans.
(Based on an approved construction cost estimate)
e. Permit Fee for grading plans.
(Based on an approved earthwork estimate)
f. Inspection Fee of subdivision or public works construction plans.
(Based on an approved construction cost estimate)
g. Plan Review Fee
(Based on the current Building Division fee schedule)
114. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a. Water Neutralization fee, to be based on codes and rates in effect
at the time of building permit issuance, involving water connection or
enlargement of an existing connection.
b. Water Distribution fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with Municipal
Code Section 13.04.030.
c. Water Meter charge to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Municipal Code
6-7.22.
d. Water Availability charge, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with - (not
correct).
e. Traffic Impact fee, to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Ord. 461 C.S.,
Res. 3021.
f. Traffic Signalization fee, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with Ord. 346
RESOLUTION NO. 4705
PAGE 20
C.S., Res. 1955.
g. Sewer Connection fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with Municipal
Code Section 13.12.190.
h. South San Luis Obispo County Sanitation District Connection
fee in accordance with Municipal Code Section 13.12.180.
i. Drainage fee, as required by the area drainage plan for the area
being developed.
j. Park Development fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall
be provided for existing houses), to be based on codes and rates in
effect at the time of building permit issuance in accordance with Ord.
313 C.S.
k. Construction Tax, the applicant shall pay a construction tax pursuant
to Section 3-3.501 of the Arroyo Grande Municipal Code.
I. Alarm Fee, to be based on codes and rates in effect at the time of
development in accordance with Ord. 435 C.S.
m. Strong Motion Instrumentation Program (SMIP) Fee, to be based
on codes and rates in effect at the time of development in accordance
with State mandate.
n. Building Permit Fee, to be based on codes and rates in effect at the
time of development in accordance with Title 8 of the Municipal Code.
115. Preliminary Title Report, a current preliminary title report shall be submitted to
the City Engineer prior to checking the map. A current subdivision guarantee
shall be submitted to the Director of Public Works prior to recording the Map.
BONDING SURETY
116. Erosion Control, prior to issuance of the grading or building permit, all new
residential construction requires posting of a $1,200.00 performance bond for
erosion control and damage to the public right-of-way. This bond is refundable
upon successful completion of the work, less expenses incurred by the City in
maintaining and/or restoring the site.
117. The applicant shall provide bonds or other financial security for the following. All
bonds or security shall be in a form acceptable to the City, and shall be provided
prior to recording of the map, unless noted otherwise. The minimum term for
Improvement securities shall be equal to the term of the subdivision agreement.
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
RESOLUTION NO. 4705
PAGE 21
of the subdivision improvements.
d. Mon umentation, 100% of the estimated cost of setting survey
monuments.
e. Tax Certificate, In accordance with Section 9-15.130 of the
Development Code, 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
f. Accessory Structures, the applicant shall remove or bond for
removal of all accessory structures not sharing a parcel with a
residence.
g. Garages, the applicant shall construct, or bond for construction of a
two-car garage and driveway for the existing house on lot .
h. Curb cuts, the applicant shall construct or bond for construction of
individual curb cuts and paved driveways for parcels.
TREE PRESERVATION/TREE REMOVAL PLAN
118. _Prior it issuance of a grading permit and during construction the applicant
shall comply with the provisions of Ordinance 431 C.S., the Community Tree
Ordinance.
119. Prior to issuance of a grading or building permit, the developer shall submit a
tree removal plan to the Director of Public Works/City Arborist for undeveloped
parcels or lots with trees. The plan shall include the location, size and species of
all trees located on the lot or on adjoining lots, where development could affect the
roots or limbs of trees on adjacent property.
120. All significant trees to be removed as designated by the Director of Public
Works/City Arborist shall be replaced at a 3:1 ratio and planted on site. All skyline
Eucalyptus trees to be removed shall be replaced at a 2:1 ratio with skyline variety
trees and planted on site. With the approval of the Public Works Director, tree
removal shall be mitigated by planting on site, off-site, or payment of in-lieu fees
(at the current street tree fee rate for a 15 gallon tree).
121. Prior to issuance of a grading permit, all trees to remain on site shall be marked
with paint/ribbon and protected by a five foot (5') vinyl or chain link fence. The
fence shall be located at a minimum of eight foot (8') radius from the truck on the
tree.
122. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance (431 C.S.) which include, but are not
limited to:
a. No mechanical trenching within the drip line of a tree, unless approved by
the Public Works Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any
RESOLUTION NO. 4705
PAGE 22
tree.
c. No grading shall occur under a tree's drip line unless approved by the
Public Works Director
123. All trees to be pruned shall be pruned under supervision of a Certified Arborist
using the International Society of Agricultural Pruning Standards.
SPECIAL CONDITIONS
124. Ensure access to the storm drain in the drainage easement on the north side of
the project site. If the train is to be relocated, the existing pipe shall be abandoned
and manholes shall be required at all areas where a change of direction occurs.
POLICE DEPARTMENT CONDITIONS
125. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
126. Prior to issuance of a certificate of occupancy, the applicant shall post
handicapped parking, per Police Department requirements.
127. Prior to issuance of a certificate of occupancy, the applicant shall install a
burglary [or robbery] alarm system on commercial buildings per Police Department
guidelines, and pay the Police Department alarm permit application fee of
($94.00). Annual renewal fee is $31.00.
128. Prior to issuance of a certificate of occupancy, for any parking lots available to
the public located on private lots, the developer shall post private property "No
Parking" signs in accordance with the handout available from the Police
Department.
ARCHITECTURAL REVIEW COMMITTEE CONDITIONS
129. The applicant shall incorporate a textured walkway crossing the parking lot off Fair
Oaks Avenue and connecting to the hospital.
130. Retaining wall details shall return to the ARC for a recommendation to the
Community Development Director
PLANNING COMMISSION CONDITIONS
131. Electrical vehicle (EV) charging stations shall be installed with the project.
RESOLUTION NO. 4705
PAGE 23
CITY COUNCIL CONDITIONS
132. Prior to issuance of a building permit, the applicant shall submit a Shared Parking
Agreement for the provision of after-hours parking on the project site for residents of
the adjacent Walnut Grove development to the Community Development
Department for review and approval by the Community Development Director and
the City Attorney. The Shared Parking Agreement provisions shall include:
a) The Walnut Grove HOA shall submit requests to use parking spaces for
overnight parking to the subject property owner.
b) The Walnut Grove HOA must provide proof of residency for each request and
the resident must execute an agreed upon statement that protects the
property owner from any/all claims.
c) Upon receipt of the request and copy of the required documents the property
owner will issue a parking sticker that must be visible at all times when the car
is on the property.
d) Residents parking on the project site is restricted to the hours of 6 PM to 7:30
AM.
e) Any cars on the property before 6PM of after 7:30 AM are subject to towing at
the owner's expense
133. The Applicant shall record a Reciprocal Access Easement with the Arroyo
Grande Community Hospital in a form approved by the City Attorney.
134. The applicant will work with the Walnut Grover Homeowners Association and the
U.S. Post Office on the feasibility of relocating or reorienting the mailbox to the
sidewalk at the expense of the applicant.
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.
MITIGATION MEASURES:
MM III-1: On-road diesel vehicles shall comply with Section 2485 of Title 13 of
the California Code of Regulations. This regulation limits idling from diesel-
fueled commercial motor vehicles with gross vehicular weight ratings of more
than 10,000 pounds and licensed for operation on highways. It applies to
California and non-California based vehicles. In general the regulation specifies
that drivers of said vehicles:
• Shall not idle the vehicle's primary diesel engine for greater than 5
minutes at any location.
• Shall not operate a diesel-fueled auxiliary power system (APS) to power a
heater, air conditioner, or any ancillary equipment on that vehicle during
RESOLUTION NO. 4705
PAGE 24
sleeping or resting in a sleeper berth for greater that 5 minutes at any
location when within 1,000 feet of a restricted area.
MM 111-2: Off-road diesel equipment shall comply with the 5 minute idling
restriction identified in Section 2449(d)(2) of the California Air Resources Board's
In-Use Off-Road Diesel regulation.
MM 111-3: Signs must be posted in the designated queuing areas and job sites to
remind drivers and operators of the State's 5 minute idling limit.
MM III-4: The project applicant shall comply with these more restrictive
requirements to minimize impacts to nearby sensitive receptors (adjacent
residential development):
• Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors;
• Diesel idling within 1,000 feet of sensitive receptors shall not be permitted;
• Use of alternative fueled equipment is recommended; and
• Signs that specify no idling areas must be posted and enforced at the site.
MM III-5: The following standard mitigation measures for construction equipment
shall be implemented to reduce the ROG, NOx, and diesel particulate matter
(DPM) emissions during construction of the project:
• Maintain all construction equipment in proper tune according to
manufacturer's specifications;
• Fuel all off-road and portable diesel powered equipment with ARB
certified motor vehicle diesel fuel (non-taxed version suitable for use off-
road);
• Use diesel construction equipment meeting ARB's Tier 2 certified engines
or cleaner off-road heavy-duty diesel engines, and comply with the State
Off-Road Regulation;
• Use on-road heavy-duty trucks that meet the ARB's 2007 or cleaner
certification standard for on-road heavy-duty diesel engines, and comply
with the State On-Road Regulation;
• Construction or trucking companies with fleets that do not have engines in
their fleet that meet the engine standards identified in the above two
• measures (e.g. captive or NOx exempt area fleets) may be eligible by
proving alternative compliance;
• All on- and off-road diesel equipment shall not idle for more than 5
minutes. Signs shall be posted in the designated queuing areas and or
job sites to remind drivers and operators of the 5 minute idling limit;
• Diesel idling within 1,000 feet of sensitive receptors is not permitted;
• Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors;
• Electrify equipment when feasible;
RESOLUTION NO. 4705
PAGE 25
• Substitute gasoline-powered in place of diesel-powered equipment, where
feasible; and
• Use alternatively fueled construction equipment on-site where feasible,
such as compressed natural gas (CNG), liquefied natural gas (LNG),
propane or biodiesel.
MM III-6: The project shall implement the following mitigation measures to
manage fugitive dust emissions such that they do not exceed the APCD's 20%
opacity limit (APCD Rule 401) or prompt nuisance violations (APCD Rule 402):
• Reduce the amount of the disturbed area where possible;
• Use of water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site and from exceeding the APCD's limit of
20% opacity for greater than 3 minutes in any 60 minute period.
Increased watering frequency would be required when wind speeds
exceed 15 mph. Reclaimed (non-potable) water shall be used;
• All dirt stock pile areas shall be sprayed daily and covered with tarps or
other dust barriers as needed;
• Permanent dust control measures identified in the approved project
revegetation and landscape plans shall be implemented as soon as
possible, following completion of any soil disturbing activities;
• 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,
non-invasive, grass seed and watered until vegetation is established;
• All disturbed soil areas not subject to revegetation should be stabilized
using approved chemical soil binders, jute netting, or other methods
approved in advance by the APCD;
• All roadways, driveways, sidewalks, etc. 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;
• Vehicle speed for all construction vehicles shall not exceed 15 mph on
any unpaved surface at the construction site;
• All trucks hauling dirt, sand, soil, or other loose materials are to be
covered or should maintain at least two feet of freeboard (minimum
vertical distance between top of load and top of trailer) in accordance with
CVC Section 23'114;
• Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site;
• Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers shall be used with reclaimed
water and roads shall be pre-wetted prior to sweeping when feasible;
• A listing of all required mitigation measures shall be included on grading
and building plans; and,
• The contractor or builder shall designate a person or persons to monitor
the fugitive dust emissions and enhance the implementation of the
measures as necessary to minimize dust complaints, reduce visible
RESOLUTION NO. 4705
PAGE 26
emissions below the APCD's limit of 20% opacity for greater than 3
minutes in any 60 minute period. Their duties shall include holidays and
weekend periods when work may not be in progress. The name and
telephone number of such persons shall be provided to the APCD
Compliance Division prior to the start of any grading, earthwork or
demolition.
MM III-7: Prior to any construction activities on the site, the project proponent
shall contact the APCD Engineering Division to obtain all necessary permits for
portable equipment used during the construction and operational phases of the
project. Typical equipment requiring a permit includes, but is not limited to, the
following:
• Diesel engines;
• Portable generators and equipment with engines that are 50 horsepower
or greater;
• Electrical generation plants or the use of standby generators; and
• Portable plants (e.g. aggregate plant, asphalt batch plant, concrete batch
plant, etc.)
MM III-8: Prior to any grading activities, the project sponsor shall ensure that a
geologic evaluation is conducted to determine if naturally occurring asbestos
(NOA) is present within the area that will be disturbed. If NOA is not present, an
exemption request must be filed with the APCD. If NOA is found at the site, the
applicant must comply with all requirements outlined in the Air Resource Board
(ARB) Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying
and Surface Mining Operations.
MM III-9: Burning of vegetative material on the development site shall be
prohibited.
MM III-10: Should hydrocarbon-contaminated soil be encountered during
construction activities, the APCD shall be notified within forty-eight (48) hours of
such contaminated soil being discovered to determine if an APCD permit is
required. In addition, the following measures shall be implemented immediately
after contaminated soil is discovered:
• Covers on storage piles shall be maintained in place at all times in areas
not actively involved in soil addition or removal.
• Contaminated soil shall be covered with at least six (6) inches of packed,
uncontaminated soil or other TPH — non-permeable barrier such as plastic
tarp. No headspace shall be allowed where vapors could accumulate.
• Covered piles shall be designed in such a way as to eliminate erosion due
to wind or water. No openings in the covers are permitted.
• During soil excavation, odors shall not be evident to such a degree as to
cause a public nuisance.
• Clean soil must be segregated from contaminated soil.
RESOLUTION NO. 4705
PAGE 27
Operational Phase Emissions
MM III-11: The project proponent shall coordinate with and obtain all necessary
equipment and operation permits that are required by APCD. Typical equipment
requiring such permits includes, but is not limited to, the following:
• Portable generators and equipment with engines that are 50 hp or greater;
• Electrical generation plants or the use of standby generators;
• Boilers;
• Internal combustion engines;
• Sterilization unit(s) using ethylene oxide and incinerator(s); and
• Cogeneration facilities.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept., Building Division, Engineering Division
Timing: Prior to issuance of Grading Permit and during
construction
MM III-12: Operation of any commercial building with a loading area shall
include the establishment of a `no idle' zone for diesel-powered delivery vehicles.
Vehicle idling shall be minimized to the maximum extent feasible using the
following techniques:
• Each delivery vehicle's engine shall be shut off immediately after arrival in
the loading dock or loading area, unless the vehicle is actively
maneuvering.
• The scheduling of deliveries shall be staggered to the maximum extent
feasible.
• Vehicle operators shall be made aware of the `no idle' zone, including
notification by letter to all delivery companies. Copies of the letters shall
be sent to the City's Community Development Department.
• Prominently lettered signs shall be posted in the receiving dock area to
remind drivers to shut off their engines.
• Diesel idling within 1,000 feet of sensitive receptors is not permitted.
• Use of alternative-fueled vehicles is recommended whenever possible.
• Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept., Building Division, Engineering Division
Timing: Prior to issuance of Grading Permit and during
construction
RESOLUTION NO. 4705
PAGE 28
MM IV-1: To avoid impacts to nesting birds, construction activities shall occur
outside of nesting bird breeding season, which is approximately February-
August.
MM IV-2: If construction is scheduled to occur within the nesting bird breeding
season, then no more than two weeks prior to initiation of ground disturbance, a
nesting bird pre-construction survey shall be conducted by a qualified biologist
within the disturbance footprint. If no active nests are observed, no further
mitigation is required. If active raptor nests are found, the biologist shall prepare
and submit for City approval a monitoring plan, outlining adequate protections for
the nests.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD, Public Works
Dept.
Timing: Prior to issuance of Grading Permit and during
construction
MM V-1: A qualified archaeologist shall be retained to monitor all grading
activities. The monitor shall work closely with construction crews in close
proximity to earth moving equipment in order to investigate and evaluate
exposed materials immediately upon exposure and prior to disturbance. A daily
log shall be maintained by the monitor to record when and where earth-moving
activities take place within the project area, as well as the presence/absence of
archaeological materials in the monitored matrix. In the event that prehistoric
cultural materials or historic cultural materials are encountered, work in the
immediate vicinity of the finds shall be suspended and the archaeologist allowed
to quickly record, collect, and analyze any significant resources encountered.
The client and the City shall be notified should resources meeting CEQA
significance standards be discovered. The archaeologist shall work as quickly as
possible to permit resumption of construction activities. It is preferred that
location data of finds be recorded using a hand-held global positioning system
receiver (GPSr). Following the field analysis work, the qualified archaeologist
shall prepare a final monitoring/mitigation report that includes a description of the
methods used, materials recovered, and the results of historic or prehistoric
analysis of those materials. The final archaeological monitoring/mitigation report
prepared by the qualified archaeologist shall be accepted by the Community
Development Director prior to submittal to the repository and issuance of any
final occupancy for the project. A copy shall be provided to the Community
Development Director for retention in the project file.
MM V-2: If human remains are encountered during earth-disturbing activities, all
work in the adjacent area shall stop immediately and the San Luis Obispo
County Coroner's office shall be notified. If the remains are determined to be
Native American in origin, the Native American Heritage Commission shall be
RESOLUTION NO. 4705
PAGE 29
notified and will identify the Most Likely Descendent, who will be consulted for
recommendations for treatment of the discovered remains.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: Prior to issuance of a grading permit and
during grading activities
MM VI-1: The recommendations provided in the geotechnical investigation
report prepared by GS! Soils, Inc dated June 22, 2015 shall be incorporated into
the project plans and specifications. Final improvement plans submitted to the
City shall be accompanied by a letter of certification from the civil engineer that
the plans are in conformance with the geotechnical investigation report and all
applicable Codes and Ordinances.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — Engineering Division;
Public Works Department
Timing: Prior to issuance of a Grading Permit
MM VII-1: All construction plans shall reflect the following GHG-reducing
measures where applicable. Prior to issuance of building permits, the project
sponsor shall submit impact reduction calculations based on these measures to
the APCD for review and approval, incorporating the following measures:
• Incorporate outdoor electrical outlets to encourage the use of electric
appliances and tools.
• Provide shade tree planting in parking lots to reduce evaporative
emissions from parked vehicles. Design should provide 50% tree
coverage within 10 years of construction using low ROG emitting, low
maintenance native drought resistant trees.
• No residential wood burning appliances.
• Provide employee lockers and showers. One shower and 5 lockers for
every 25 employees are recommended.
• Trusses for south-facing portions of roofs shall be designed to handle
dead weight loads of standard solar-heated water and photovoltaic
panels. Roof design shall include sufficient south-facing roof surface,
based on structures size and use, to accommodate adequate solar
panels. For south facing roof pitches, the closest standard roof pitch to the
ideal average solar exposure shall be used.
• Increase the building energy rating by 20% above Title 24 requirements.
Measures used to reach the 20% rating cannot be double counted.
• Plant drought tolerant, native shade trees along southern exposures of
buildings to reduce energy used to cool buildings in summer.
RESOLUTION NO. 4705
PAGE 30
• Utilize green building materials (materials which are resource efficient,
recycled, and sustainable) that are available locally if possible.
• Install high efficiency heating and cooling systems.
• Design building to include roof overhangs that are sufficient to block the
high summer sun, but not the lower winter sun, from penetrating south
facing windows (passive solar design).
• Utilize high efficiency gas or solar water heaters.
• Utilize built-in energy efficient appliances (i.e. Energy Star®).
• Utilize double-paned windows.
• Utilize low energy street lights (i.e. sodium).
• Utilize energy efficient interior lighting.
• Install energy-reducing programmable thermostats.
• Use roofing material with a solar reflectance values meeting the EPA/DOE
Energy Star® rating to reduce summer cooling needs.
• Eliminate high water consumption landscape (e.g., plants and lawns) in
residential design. Use native plants that do not require watering and are
low ROG emitting.
• Provide on-site bicycle parking both short term (racks) and long term
(lockers, or a locked room with standard racks and access limited to
bicyclist only) to meet peak season maximum demand. One bike rack
space per 10 vehicle/employee space is recommended.
• Require the installation of electrical hookups at loading docks and the
connection of trucks equipped with electrical hookups to eliminate the
need to operate diesel-powered TRUs at the loading docks.
• Provide storage space in garage for bicycle and bicycle trailers, or
covered racks / lockers to service the residential units.
• Provide three-phase electrical stub outs for electric vehicle charging
stations.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; Building
Division; APCD
Timing: Prior to issuance of a Grading Permit or
Building Permit
MM IX-1: The conclusions and recommendations provided in the Permeable
Paver Plan Review prepared by GSI Soils, Inc. dated August 27, 2015 shall be
incorporated into the project plans and specifications. Final improvement plans
submitted to the City shall be accompanied by a letter of certification from the
civil engineer that the plans are in conformance with the soils report and the
Permeable Paver Plan Review.
MM IX-2: The following BMPs shall be incorporated into the project:
RESOLUTION NO. 4705
PAGE 31
• Roof Downspout System. Direct roof drains to pervious areas to allow
infiltration prior to discharging to water bodies or the municipal storm drain
system.
• Run-off Control. Maintain post-development peak runoff rate and average
volume of runoff at levels that are similar to pre-development levels.
• 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.
• Vehicle/Equipment Cleaning. Commercial/industrial facilities or multi-
family residential developments of 50 units or greater should either
provide a covered, bermed area for washing activities or discourage
vehicle/equipment washing by removing hose bibs and installing signs
prohibiting such uses. Vehicle/equipment washing areas shall be paved
designed to prevent run-on or run off from the area, and plumbed to drain
to the sanitary sewer.
• Common Area Litter Control. Implement trash management and litter
control for commercial and industrial projects or large-scale residential
developments to prevent litter and debris from being carried to water
bodies or the storm drain system.
• Food Service Facilities. If food service facilities are included in the project,
design food service facilities (including restaurants and grocery stores) to
have a sink or other area for cleaning floor mats, containers, and
equipments that is connected to a grease interceptor prior to discharging
to the sanitary sewer system. The cleaning area should be large enough
to clean the largest mat or piece of equipment to be cleaned.
• Refuse Areas. Trash compactors, enclosures and dumpster areas shall
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.
• Outdoor Storage Controls. Oils, fuels, solvents, coolants, and other
chemicals stored outdoors shall be in containers and protected from
drainage by secondary containment structures such as berms, liners,
vaults or roof covers and/or drain to the sanitary sewer system. Bulk
materials stored outdoors shall also be protected from drainage with
berms and covers. Process equipment stored outdoors shall be inspected
for proper function and leaks, stored on impermeable surfaces and
RESOLUTION NO. 4705
PAGE 32
covered. Implement a regular program of sweeping and litter control and
develop a spill cleanup plan for storage areas.
• Cleaning, Maintenance and Processing Controls. Areas used for
washing, steam cleaning, maintenance, repair or processing shall have
impermeable surfaces and containment berms, roof covers, recycled
water wash facility, and discharge to the sanitary sewer. Discharges to
the sanitary sewer may require pretreatment systems and/or approval of
an industrial waste discharge permit.
• Loading Dock Controls. Design loading docks to be covered, surrounded
by berms or curbs, or constructed to prevent drainage onto or from the
area. Position roof downspouts to direct stormwater away from the loading
area. Water from loading dock areas shall be drained to the sanitary
sewer, or diverted and collected for ultimate discharge to the sanitary
sewer. Door skirts between the trailers and the building shall be installed
to prevent exposure of loading activities to rain.
• Street/Parking Lot Sweeping: Implement a program to regularly sweep
streets, sidewalks and parking lots to prevent the accumulation of litter
and debris. Debris resulting from pressure washing should be trapped
and collected to prevent entry into the storm drain system. Wash water
containing any cleaning agent or degreaser shall be collected and
discharged to the sanitary sewer.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; Engineering
Division; Building Division
Timing: Prior to issuance of a Building Permit
MM XVII-1: The following water conservation measures shall be incorporated
into the project:
• Landscaping shall be native, drought-tolerant plants only.
• No turf shall be allowed to be installed in landscaped areas.
• All landscaped areas shall be irrigated using a drip irrigation system,
include smart irrigation controllers, and have a dedicated landscape water
meter.
• Utilize low-flow fixtures that minimize water usage. Such fixtures shall
include, but not be limited to, low flow showerheads, water saving toilets,
instant water heaters, and hot water recirculating systems.
Responsible Party: Developer
Monitoring Agency: City of Arroyo Grande — CDD; Engineering
Division; Building Division
Timing: Prior to issuance of a Building Permit
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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. 4705 was passed and adopted at a regular meeting of the City Council
of the City of Arroyo Grande on the 26th day of January, 2016.
WITNESS my hand and the Seal of the City of Arroyo Grande affixed this 22nd day of
February, 2016.
.124
KELLY W TM E, CITY CLERK -
•