R 3576
RESOLUTION NO. 3576
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE
DECLARATION, INSTRUCTING THE DIRECTOR OF
ADMINISTRATIVE SERVICES TO FILE A NOTICE OF
DETERMINATION, AND APPROVING CONDITIONAL USE
PERMIT CASE NO. 01.010, LOCATED AT 579 CAMINO
MERCADO, APPLIED FOR BY CENTRAL COAST REAL
ESTATE DEVELOPMENT, INC.
WHEREAS, the City Council of the City of Arroyo Grande has considered Conditional
Use Permit Case No. 01-010, filed by Central Coast Real Estate Development, Inc. for
construction of a 60-unit senior apartment complex and a 3,000 square foot senior
recreation center; and
WHEREAS, the City Council has held a public hearing on this application in accordance
with the City Code; and
WHEREAS, the City Council has found that this project is consistent with the General
Plan and the environmental documents associated therewith; and
WHEREAS, the City Council has reviewed this project in compliance with the California
Environmental Quality Act (CECA), the State CEQA Guidelines, and the Arroyo Grande
Rules and Procedures for Implementation of CECA and has determined that a Mitigated
Negative Declaration can be adopted; 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 Professional Commercial (P-C) District of
the Oak Park Acres Planned Development (PD 1.1) pursuant to Section 16.16.040
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.
RESOLUTION NO. 3576
PAGE 2
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.
Architectural Review Findings:
1. The proposal is consistent with the General Architectural Review Guidelines for the
City of Arroyo Grande.
2. The proposal is consistent with the text and maps of the Arroyo Grande General
Plan, and the City of Arroyo Grande Development Code.
3. The proposal will not be detrimental to the health, safety, comfort and general
welfare of the persons residing or working in the neighborhood of the proposed
project.
4. The general appearance of the proposed building is consistent with the character
of the neighborhood because the size and design are consistent with other
buildings in the vicinity.
5. The proposal is not detrimental to the orderly and hannonious development of the
City.
6. The proposal will not impair the desirability of investment or occupation in the
neighborhood.
Department of Fish and Game Required Findings of Exemption:
1. The City of Arroyo Grande has prepared an initial study pursuant to Section 15063
of the Guidelines of the Califomia Environmental Quality Act (CEQA), for
Conditional Use Pennit Case No. 01-010.
2. Based on the initial study, a Negative Declaration with Mitigation Measures 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 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 a Mitigated Negative Declaration, instructs the Director of
Administrative Services to file a Notice of Detennination, and approves Conditional Use
Penn it Case No. 01-010, with the above findings and subject to the conditions as set forth
in Exhibit "A", attached hereto and incorporated herein by this reference.
RESOLUTION NO. 3576
PAGE 3
On motion by Council Member Lubin, seconded by Council Member Ferrara, and by
the following roll call vote, to wit:
AYES: Council Members Lubin, Ferrara, Dickens, and Mayor Pro Tem Runels
NOES: None
ABSENT: Mayor Lady
the foregoing Resolution was adopted this 22nd day of January, 2001.
- ~ --.-
RESOLUTION NO. 3576
PAGE 4
~
/'-?j' ~~g
THOM S A: ~sii~oR PRO TEM
ATTEST:
~4; (ld1M!fJM.
KELLY VJ TIIJI R ,ADMINISTRATIVE SERVICES DIRECTOR!
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
Si~)
E EN ADAII7IS,-CITY MANAGER
APPROVED AS TO FORM:
(~tV" (/
TII'? THY J. CA ME~ITY ATTORNEY
RESOLUTION NO. 3576
PAGE 5
EXHIBIT "Au
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT CASE NO. 01- 010
Central Coast Real Estate Development, Inc.
579 Camino Mercado
COMMUNITY DEVFI OPMFNT DFPARTMENT
GFNFRAI CONnlTIONR
This approval authorizes the construction of a 60-unit senior apartment complex and a
3,000 square foot senior recreation center.
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Conditional Use
Permit Case No. 01-010.
3. This application shall automatically expire on January 22, 2004 unless a building
permit is issued. Thirty (30) days prior to the expiration of the approval, the
applicant may apply for an extension of one (1) year from the original date of
expiration.
4. Development shall occur in substantial conformance with the plans presented to
the City Council at the meeting of December 11, 2001 and marked Exhibits "B1 -
B5". Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans, except as specifically modified by these conditions.
5. The applicant shall agree to defend at his/her sole expense any action brought
against the City, its present or former agents, officers, or employees because of
the issuance of said approval, or in 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.
nFVFLOPMFNT conF
6. Development shall conform to the Professional Commercial (P-C) zoning
requirements of the Oak Parks Planned Development (PD 1.1) except as
otherwise approved.
7. Signage shall be subject to the requirements of Development Code Chapter 16.60.
RESOLUTION NO. 3576
PAGE 6
8. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans except as specifically modified by these conditions.
NOISF
9. Construction shall be limited to between the hours of 7 a.m. and 7 p.m. Monday
through Friday and between 8 a.m. and 5 p.m. on Saturday or Sunday.
WATER
10. 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.
SOlin WASTF
11. Per Development Code Section 16.48.130(c), trash enclosures shall be screened
from public view with landscaping or other appropriate screening materials, and
shall be made of masonry or concrete with an exterior finish that complements the
architectural features of the main building. The trash enclosure area shall be
large enough to accommodate recycling container(s).
12. Trash enclosures shall be reserved exclusively for dumpster and recycling
container storage. Miscellaneous tires, auto parts, boxes, bins, racks, etc., will
not be allowed within the enclosure.
SPECIAl CONDITIONS
13. The development shall be restricted to senior citizens (ages 55 and older).
14. Twenty-five percent (25%) of the apartment units (or 15 units) shall be reserved for
moderate-income seniors through a 30-year deed restriction recorded on each
unit, or equivalent restrictive covenant. Annual reports shall be submitted to the
City from an independent agency (such as the San Luis Housing Authority)
verifying compliance to this restriction.
15. If directed by City Council, the applicant shall enter into a funding agreement with
the City that describes the purpose and terms of financial assistance from the
City's Affordable Housing In-Lieu Fund.
16. For paving proposed under the dripline of existing oak trees, only porous pavers
shall be used to allow air and nutrient exchange to the root system. The pavers
shall comply with the most current ADA standards.
PRIOR TO ISSUING A BUILDING PERMIT:
17. The Community Development Director shall approve plans for the trash
enclosures.
RESOLUTION NO. 3576
PAGE 7
18. The development plans shall comply with Development Code, Chapter 16.56,
"Parking and Loading Requirements". The parking spaces shall be clearly marked
to delineate the tenant parking from the parking for the senior center.
19. The applicant 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.
20. The applicant shall submit details of all proposed screening and retaining walls for
review and approval by the Community Development Director. Any fence, wall, or
combination thereof exceeding six (6) feet in height, but less than eight (8) feet,
shall require a Minor Exception approved by the Community Development
Director.
21. A landscape and irrigation plan shall be prepared by a licensed landscape
architect subject to review and approval by the Community Development and
Parks and Recreation Departments. The plan shall be consistent with the
requirements of Development Code Section 16.56.130, "Landscaping for Off
Street Parking Facilities". The landscape 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. No significant trees to be removed.
d. 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;
3. An automated irrigation system.
4. Pampas grass shall be permanently removed from the project site.
5. No landscape materials shall be planted under the dripline of any
existing oak tree.
PRIOR TO ISSUING THE CERTIFICATE OF OCCUPANCY:
22. 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".
23. The developer shall provide mail receptacles for the units as required by the
Postmaster of the Pismo Beach Post Office.
RESOLUTION NO. 3576
PAGE 8
ARCHITFCTURAI REVIEW COMMITTEF
24. 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 with materials architecturally compatible with the main structure.
PARKS AND RECRFA T/ON DEPARTMENT
25. The applicant shall comply with the provisions of Ordinance 521 C.S., the
Community Tree Ordinance.
26. Linear root barriers shall be used at the front of the project to protect the
sidewalks.
27. All street front trees shall be 24-inch box.
POLICE DFPARTMENT
PRIOR TO ISSUING A BUILDING PERMIT:
28. The applicant shall submit an exterior lighting plan for Police Department approval.
PRIOR TO ISSUING THE CERTIFICATE OF OCCUPANCY:
29. The applicant shall post designated fire lanes, per Section 22500.1 of the
California Vehicle Code.
30. The applicant shall post handicapped parking, per Police Department
requirements.
BUll DING AND FIRF DEPARTMFNT
31. The project shall comply with the most recent editions of the California State Fire
and Building Codes and the Uniform Building and Fire Codes as adopted by the
City of Arroyo Grande.
32. The project shall have a fire flow of 1,500 gallons per minute for a duration of four
hours.
33. The project shall be compliant with current state and federal disabled access laws
(ADA).
34. The project shall comply with California State amended building codes.
PRIOR TO ISSUING A BUILDING PERMIT:
35. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
RESOLUTION NO. 3576
PAGE 9
36. The applicant shall obtain County Health Department approval for the kitchen in
the Senior Recreation Center.
37. The applicant shall pay any review costs generated by outside consultants.
PRIOR TO ISSUING THE CERTIFICATE OF OCCUPANCY:
38. Fire hydrants shall be installed per Fire Department and Public Works Department
standards.
39. All tire lanes must be posted and enforced, per Police Department and Fire
Department guidelines. Directional signage shall also be posted for emergency
access to the buildings.
40. The applicant must provide an approved "security key vault" per Building and Fire
Department guidelines.
41. The building must be fully sprinklered per Building and Fire Department guidelines.
42. The applicant shall install a Fire Department approved tire alarm system per
National Fire Protection Association Standards.
43. Consistent with Mitigation Measure No. 20, the applicant shall provide a
Vegetation Management Plan for a portion of the open space property located
adjacent to and north of the project site. The Plan shall include an area having a
depth of 200' along the northem project boundary.
PUBLIC WORKS DEPARTMENT
GFNFRAL IMPROVEMFNT RFOLJIRFMFNTS
44. Site Maintenance - 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 or the Community Development
Director.
45. Encroachment Permit - The applicant shall be responsible for obtaining an
encroachment permit for all work within a public right of way.
46. Grading - All grading shall be done in accordance with the City Grading
Ordinance.
47. 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).
RESOLUTION NO. 3576
PAGE 10
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.
(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.
RESOLUTION NO. 3576
PAGE 11
PRIOR TO ISSUING A BUILDING PERMIT:
48. Improvements required - All project improvements shall be designed and
constructed in accordance with the City of Arroyo Grande Standard Drawings
and Specifications, except as may be modified by these conditions of approval.
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. Curb, gutter and sidewalk.
c. Public utilities.
d. Water and sewer.
e. Traffic signal and street improvement for the intersection at Camino
Mercado and West Branch Street.
f. Signing and striping plan for the intersection at Camino Mercado and
West Branch Street.
49. Site Plan Requirements - The site plan shall include the following:
a. The location and size of all water, sewer and storm water facilities within
the project site and abutting streets or alleys.
b. Location, quantity and size of all sewer laterals.
c. The location, size and orientation of all trash enclosures.
d. All parcel lines and easements related to the property.
e. The location and dimension of all paved areas.
f. The location of all public or private utilities.
g. The location of all existing improvements such as retaining walls.
50. Traffic signal design - Prior to issuing a building permit, all plans related to the
traffic signal at Camino Mercado and West Branch Street shall be completed,
and approval by the City and Caltrans shall be obtained.
51. Fee reimbursement - The developer shall implement the design and installation
of the Camino MercadolWest Branch Street signalization improvements as
described in these conditions. The City will reimburse the developer for the
design and construction costs for the signalization improvements to the extent
that such costs exceed the developer's responsibility to pay for traffic
signalization fees. The improvements that are included in the reimbursement
are the signal installation, related signage and striping, and island modification.
52. Reimbursement Agreement - Prior to signal plan approval, the developer shall
enter into a reimbursement agreement with the City. The reimbursement
agreement shall include the amount and timing of reimbursement.
53. Water Storage - Consistent with Mitigation Measure No.3, the applicant shall
pay a water storage fee for fair share of costs of projects identified in the water
master plan. Based on previous calculations, the fair share would be $2,625 per
Equivalent Residential Unit w~ter usage.
RESOLUTION NO. 3576
PAGE 12
54. Drainage design - All drainage facilities shall be designed to accommodate a
100-year storm flow.
55. Parking lot design - The cross slope on parking lot driving lanes shall not
exceed 5 percent.
56. Entrance design - The driveway entrance shall be designed with curb returns
having a minimum radius of 15 feet.
57. Improvement agreement - Prior to approval of any improvement plans, the
applicant shall enter into an agreement with the City for inspection of the
required improvements.
58. Soils report - A preliminary soils report shall be 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.
59. Adjacent structures - The grading plan design shall include measures to protect
the adjacent structures from damage due to the construction.
60. Landscape approvals - Landscape and irrigation plans are required within the
public right of way, and shall be approved by the Community Development,
Parks and Recreation, and Public Works Departments.
61. Utility company review - All public improvement plans shall be submitted to the
public utility companies for review and comment. Utility comments shall be
forwarded to the Director of Public Works for approval.
62. Plan submittals - Upon approval of the improvement plans, the applicant shall
provide a reproducible mylar set and 3 sets of prints of the improvements for
inspection purposes. Prior to acceptance of the improvements, the applicant
shall provide reproducible mylars, and 2 sets of prints of the approved record
drawings (as builts).
63. Recorded documents - All easements, abandonments, or similar documents to
be recorded as a document separate from a map, shall be prepared by the
applicant on 8y." 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 fees.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY:
64. Water Neutralization Program - Consistent with Mitigation Measure No.2, The
applicant shall complete measures to neutralize the estimated increase in water
demand created by the project by either:
RESOLUTION NO. 3576
PAGE 13
Implementing an individual water program consisting of retrofitting existing
high-flow plumbing fixtures with low flow devices. The calculations shall be
submitted to the Director of Public Works for review and approval. The
proposed individual water program shall be submitted to the City Council
for approval prior to implementation; or,
Paying an in lieu fee of $2,200 per Equivalent Residential Unit water
usage.
65. Street widening - Camino Mercado shall be widened along the property
frontage. The widening shall provide a width 22 feet from centerline to the curb
(matching the existing curb to the east). The pavement structural section shall
be based on a Traffic Index (TI) of 6.0.
66. Intersection signalization - A traffic signal at Camino Mercado and West
Branch Street shall be installed and operational.
67. Curb and sidewalk - A concrete curb, gutter and 6-foot wide concrete sidewalk
shall be constructed along the property frontage.
68. Parking lot striping - The parking lot spaces shall utilize double line striping.
69. Road Repairs - Camino Mercado shall be reconstructed across the property
frontage and to the center of the street to a structural section capable of
supporting a TI=6.0.
70. Site Drainage - Roof drainage and parking lot drainage shall be collected in a
storm drain system. The public storm drain in Camino Mercado approximately
100 feet west of the project boundary shall be extended to connect to the project
drainage system.
71. Stonn Drains - The onsite storm drain system shall be private. The storm drain
in Camino Mercado shall be public. All on-site private drainage structures shall
be equipped with a fossil filter and debris catcher. The applicant shall implement
a regular maintenance and cleaning program for the on-site drainage facilities.
Both the filters and the maintenance program shall be subject to the approval of
the Director of Public Works.
72. Site Grading - All existing cut slopes, which have been previously graded and
left in an unsafe condition, shall be graded to a safe condition with a maximum
slope of 2:1.
73. Relocate Water Facilities - The existing water air release valve and the existing
fire hydrant shall be relocated as necessary to accommodate the new
improvements, as required by the Director of Public Works.
74. Onsite private fire lines - Private onsite fire sprinkler lines shall be connected to
the public water system with a backflow prevention assembly. The backflow
RESOLUTION NO. 3576
PAGE 14
assembly shall be painted green. Fire department connections shall be located
per the Fire Department requirements.
75. Onsite public fire lines - A 15-foot wide easement shall be provided for public
water1ines serving onsite fire, as required by the Director of Public Works.
76. Water-sewer crossings - All sewer mains or laterals crossing or parallel to
public water facilities shall be constructed in accordance with California State
Health Agency standards.
77. Water meters - Water meters shall be located in the public sidewalk or as
approved by the Director of Public Works. Separate meters may be used for
irrigation.
78. Sewer Connection - The onsite sewer system shall be private and shall
connect to the public sewer system in a single location. Sewer laterals larger
than 4 inches shall connect to the public system at a manhole.
79. Existing Services - Existing water and sewer services not used by the project
shall be abandoned per the requirements of the Director of Public Works.
80. City benchmark - The applicant shall install new City Benchmark in the vicinity
of Camino Mercado.
81. Underground new utilities - All new public utilities shall be installed as
underground facilities except as noted.
82. Utilities operational - Prior to approving any building permit within the project
for occupancy, all public utilities shall be operational.
83. Senior Center Agreement. Prior to issuance of the Certificate of Occupancy, the
applicant shall enter into an agreement with a private, non-profit entity or public
entity for the operation of the Senior Center within the project for the maximum
benefit of the Arroyo Grande and South County senior citizen community. The
Agreement shall have a minimum term of 10 years and shall be subject to the
approval of the City Manager and City Attomey.
RESOLUTION NO. 3576
PAGE 15
MIT/GA T/ON MFA SURFS
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 that the mitigation measures have
been implemented.
1. The applicant shall implement the recommendations included in the Preliminary
Soils Engineering Report prepared by GeoSolutions, Inc. dated October 4, 2001
(Project No. SL002497-1), included in the Initial Study as Att~r.hmAnt A.
Monitoring: Review of grading, drainage, and
foundation plans
Responsible Dept: Public Works Department
Timeframe: Prior to issuance of building permit
2. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
Implementing an individual water program that utilizes fixtures and
designs that minimize water usage. 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 for approval prior
to implementation; or, paying the in lieu fee.
Monitoring: Review of individual water program or payment
of the in lieu fee
Responsible Dept: Public Works Department
Tlmeframe: Prior to issuance of building permit
3. The applicant shall pay a fee of $2,625 per Equivalent Residential Unit water
usage for adequate water storage for the project.
Monitoring: Pay required fee
Responsible Dept: Public Works Department
Timeframe: Prior to issuance of building permit
4. All new construction shall utilize fixtures and designs that minimize water usage.
Such fixtures shall include, but are not limited to, water saving toilets, instant
water heaters and hot water recirculating systems. Water conserving designs
and fixtures shall be installed prior to final occupancy.
Monitoring: Review of building plans
Responsible Dept: Building and Fire Department
Tlmeframe: Prior to issuance of building permit
RESOLUTION NO. 3576
PAGE 16
5. All landscaping shall be consistent with water conservation practices including
the use of drought tolerant landscaping, drip irrigation, and mulch. To the
greatest extent possible, lawn areas and areas requiring spray irrigation shall be
minimized.
Monitoring: Review of landscaping and irrigation plans
Responsible Dept: Parks and Recreation Department
Tlmeframe: Prior to issuance of building permit
6. The applicant shall provide detailed drainage calculations indicating that
increased run-off can be accommodated by existing facilities and/or provide on-
site retention basins to the satisfaction of the Director of Public Works.
Monitoring: Review of grading plans
Responsible Dept: Public Works Department
Timeframe: Prior to issuance of a grading permit
7. During construction, water trucks or sprinkler systems shall be used to keep all
areas of vehicle movement damp enough to prevent 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 should be used whenever possible.
8. Soil stockpiled for more than two days shall be covered, kept moist, or treated
with soil binders to prevent dust generation.
9. Permanent dust control measures identified in the revegetation and landscape
plans should be implemented as soon as possible following completion of any
soil disturbing activities.
10. Exposed ground areas that are planned to be reworked at dates greater than
one month after initial grading should be sown with fast-germinating native grass
seed and watered until vegetation is established.
11. All vehicles 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 23114.
12. 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.
13. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.
14. Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads.
RESOLUTION NO. 3576
PAGE 17
For Mitigation Measures No.7 -14:
Monitoring: Review of grading and building plans and site
inspections
Responsible Dept: Public Works and Building & Fire Departments
shall inspect plans and spot check in the field
Tlmeframe: Prior to issuance of a grading permit and during
construction
15. The applicant shall install a traffic signal at the intersection of Camino Mercado
and West Branch Street. The applicant and the City shall enter into a
reimbursement agreement providing that the City shall reimburse the applicant the
difference in costs between the signal installation and the project's Signalization
Impact fee. The applicant may be reimbursed for those costs to the extent that
signalization impact fees are available and programmed for this project.
Monitoring: The applicant shall install the traffic signal
Responsible Dept: Public Works Department
Timeframe: Prior to issuance of Certificate of Occupancy
16. The applicant shall pay the City's Transportation Facilities Impact fee prior to
issuance of building permit.
Monitoring: The applicant shall pay the fees
Responsible Dept: Building & Fire Department
Timeframe: Prior to issuance of building permit
17. Site development plans shall specify that grading and other types of disturbance
be precluded from a 25-foot buffer zone around the Pismo Clarida populations to
minimize impacts. A fence and appropriate signage shall be placed around the
buffer zone to preclude impacts to Pismo Clarkia during construction.
Monitoring: The applicant shall submit plans showing these
protection measures.
Responsible Dept: Community Development Department
Timeframe: Prior to issuance of grading permit
18. The site development plans identifying protection areas around the Pismo Clarkia
shall be submitted to the California Department of Fish and Game (CDFG) at least
10 days prior to the start of site work.
Monitoring: The applicant shall submit the plans to CDFG
Responsible Dept: Community Development Department
Timeframe: Prior to issuance of grading permit
RESOLUTION NO. 3576
PAGE 18
19. Protective fencing shall be installed around each tree at the dripline. The fencing
shall be installed prior to any site clearing, grading, or demolition activities, and
shall remain in place until construction is complete, including landscaping.
Weatherproof signs shall be permanently posted on the fences, stating the
following:
Tree Protection Zone
Nn pArcnnnAlr AqJdpmAntr matArial., nrvAhi~IA. arA allnWAd
Do Not move or remove this fence
[Name of arborist or consultant]
[Name and phone number of developer or general contractor]
Monitoring: Field inspection
Responsible Depts: Parks & Recreation and Community
Development Departments
Timeframe: Prior to issuance of grading permit
20. The applicant shall submit a Vegetation Management Plan for a portion of the
open space property located adjacent to and north of the project site. The plan
shall include an area having a depth of 200' along the northem project boundary.
Monitoring: The applicant shall submit the plan
Responsible Dept: Building & Fire Department
Timeframe: Prior to issuance of building permit
21. All construction equipment shall be provided with well-maintained, functional
mufflers to limit noise.
22. All construction activities shall comply with the time limits specified by the Arroyo
Grande Municipal Code.
23. To the greatest extent possible, grading and/or excavation operations at portions
of the site bordering developed areas should occur during the middle of the day
to minimize the potential for disturbance of neighboring noise sensitive uses.
For Mitigation Measures No. 21 - 23:
Monitoring: Notes shall be placed on the construction plans
referencing the above measures.
Responsible Dept: Public Works Department
Timeframe: During construction
RESOLUTION NO. 3576
PAGE 19
24. 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,
archeological resources are uncovered, all work shall be halted until the
significance of the resources are determined. 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 additional mitigation measures as required by the California
Environmental Quality Act if archaeological resources are found on the
site."
Monitoring: Review of grading plans and site visits by the
Public Works Inspector
Responsible Dept: Public Works and Building & Fire Departments
Timeframe: Prior to issuance of a grading permit and during
site grading
25. The applicant shall pay all applicable park development fees to the City.
Monitoring: The applicant shall pay the park development
fees
Responsible Dept: Parks & Recreation Department
Tlmeframe: Prior to issuance of building permit
- RESOLUTION NO. 3576
-
OFFICIAL CERTIFICATION
I, KELLY WETMORE, Director of Administrative Services/Deputy City Clerk of
the City of Arroyo Grande, County of San Luis Obispo, State of California, do
hereby certify under penalty of perjury, that Resolution No. 3576 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 22nd day of January, 2002.
WITNESS my hand and the Seal of the City of Arroyo Grande affixed this 25th
day of January, 2002.
I