Agenda Packet 2003-04-22CITY COUNCIL
AGENDA
Ci,t� of
�rro�o �rand¢
Tony M. Ferrare Mayor
Jim Dickens Mayor Pro Tem Steven Adams
Thomas A. Runels Council Member Timothy J. Cartnel
Sandy Lubin Council Member Kelly Wetrnore
Joe Costello Councll Member
NOTICE OF
CITY COUNCIL SPECIAL MEETING
Tuesdav
April 22, 2003
^ 6:30 P.M.
Arroy_o Grande Citv Council Chambers
215 East Branch Street, Arroyo Grande
AGENDA
ROLL CALL
City Manager
Cily Altomey
Direclor, Administrative Services
2. PUBLIC COMMENT on Special Meeting Agenda Items.
Members of the public wishing to address the Council on any item described in this Notice
may do so when recognized by the Presiding Officer.
3.
4.
5.
CITY COUNCIL CLOSED SESSION:
a. CONFERENCE WITH LABOR NEGOTIATOR pursuant to Government Code
Section 54957.6:
Agency Negotiators: Rick TerBorch and Karen Sisko
Employee Organization: Service Employees' International Union (SEIU)—Local
620
RECONVENE TO OPEN SESSION:
Announcement of reportable action from closed session, if any.
ADJOURNMENT.
c: closedsession.agenda.042203
CITY COUNCIL
AGENDA
Tony M. Ferrara
Jim Dickens
Thomas A Runels
Sandy Lubin
Joe Costello
Mayor
Mayor Pro Tem
Councfl Member
Councll Member
Council Member
C�t� of
�f''t'O�O �1'QtLL�2
Steven Adams City Manager
Timothy J. Carmel City Attomey
Kelly Wetmore Director, AdminisUative Services
AGENDA SUMMARY
CITY COUNCIL
TUESDAY, APRIL 22, 2003
7:00 P.M.
Arroyo Grande City Council Chambers
215 East Branch Street, Arroyo Grande
7. CALL TO ORDER:
2. ROLL CALL
3. FLAG SALUTE
4.
5.
5.a.
�
INVOCATION:
SPECIAL PRESENTATIONS:
AGENDA REVIEW
7:00 P.M.
KIWANIS CLUB OF ARROYO GRANDE
JEAN BOWSER, BAHAI FAITH
6.a. Move that all resolutions and ordinances presented tonight be read in title only and
all further readings be waived.
AGENDA SUMMARY — APRIL 22, 2003
PAGE 2
COMMUNITY COMMENTS AND SUGGESTIONS
This public comment period is an invitation to members of the community to present
issues, thoughts, or suggestions on matters not scheduled on this agenda.
Comments should be limited to those matters that are within the jurisdiction of the
City Council. The Brown Act restricts the Council from taking formal action on
matters not published on the agenda. In response to your comments, the Mayor or
presiding Council Member may:
Direct City staff to assist or coordinate with you.
A Council Member may state a desire to meet with you.
It may be the desire of the Council to place your issue or matter on a
future Council agenda.
Please adhere to the following procedures when addressing the Council:
♦ Comments should be limited to 3 minutes or less.
♦ Your comments should be directed to the Council as a whole and not
directed to individual Council members.
♦ Slanderous, profane or personal remarks against any Council Member or
member of the audience shall not be permitted.
8. CONSENT AGENDA
The following routine items listed below are scheduled for consideration as a group.
The recommendations for each item are noted. Any Council Member may request
that any item be withdrawn from the Consent Agenda to permit discussion or change
the recommended course of action. The City Council may approve the remainder of
the Consent Agenda on one motion.
8.a. Cash Disbursement Ratification (SNODGRASS)
Recommended Action: Approve the listings of cash disbursements for the period
April 1, 2003 — April 15, 2003.
:.
Recommended Action: Receive and file the March 2003 cash report and approve
the interfund advance from the Water Facility Fund to cover cash deficits in other
funds at March 31, 2003.
8.c. Consideration of Aaaroval of Minutes (WETMORE)
Recommended Action: Approve the minutes of the Special City Council Meeting of
March 25, 2003 and the Regular City Council/Redevelopment Agency Meeting of
April 8, 2003 as submitted.
8.d. Reiection of Claim Astainst Citv— I. Tamavo (WETMORE)
Recommended Action: Reject claim.
AGENDA SUMMARY — APRIL 22, 2003
PAGE 3
8. CONSENT AGENDA (continued):
[�
�
Recommended Action: 1) Adopt Ordinance amending Chapter 10.16 of the Arroyo
Grande Municipal Code, and 2) Adopt Resolution establishing fines for violations of
newly adopted parking regulations..
(SPAGNOLO)
Recommended Action: 1) Award a construction contract for the East Grand
Avenue Phase III Project to Papich Construction in the amount of $1,103,134.90; 2)
Authorize the City Manager to approve change orders not to exceed the contingency
of $110,315.00 for use only if needed for unanticipated costs during the construction
phase of the project; and, 3) Direct staff to issue the Notice of Award and Notice to
Proceed with other necessary contract documents.
8.g. Consideration of Authorization to Waive Application Fees for March of Dimes
Walk America TUP 03-003 (STRONG)
Recommended Action: Waive fees in the amount of $105.00 for Temporary Use
Permit 03-003; 20'" Annual March of Dimes Walk America.
8.h. Consideration of Desisanation of Votins� Deles�ate for a Special Meetinst of the
�
Recommended Action: Appoint Mayor Ferrara as the voting delegate for the
Special Meeting of the League of Califomia Cities General Assembly, May 15, 2003.
year 2003 CDBG projects.
�iects (CDBG) (STRONG)
to revise funding allocation for program
9. PUBLIC HEARINGS
�
.�
for the South Countv Historical SocieN at 127 Short Street (STRONG)
Recommended Action: Adopt Resolution approving Conditional Use Permit 02-010
and instructing the Director of Administrative Services to file a Notice of Exemption.
Santa Lucia Bank. 1530 E. Grand Avenue (STRONG)
Recommended Action: Adopt Resolutions approving the project as modified.
AGENDA SUMMARY — APRIL 22, 2003
PAGE 4
9. PUBLIC HEARINGS (continuedl:
9.c. Consideration of Amended Conditional Use Permit Case No 03-002• Aoalicant
Investec Prooerties. Inc. for Fitness 19: �ocation — Rancho Parkwav Five
Cities Center. Buildina "F" (STRONG)
Recommended Action: Adopt Resolution allowing a health and fitness center to
occupy Building F in the Five Cities Center.
.�
Recommended Action: 1) Adopt Resolution amending the General Plan to change
the land use designation of certain properties on Nelson Street and S. Mason Street
from Single Family Residential-Medium Density to Village Core; and 2) Continue
Development Code Amendment 02-006 to June 10, 2003.
9.e.
Recommended Action: 1) Adopt Resolution to repeal a portion of the 1994 "Design
Guidelines for Historic Districts" and adopt the 2003 "Design Guidelines and
Standards for Historic Districts" as applied to the Village districts in Design Overlay
District 2.4; and 2) Introduce Ordinance amending Section 16.08.010 of Title 16 of
the Arroyo Grande Municipal Code incorporating the 2003 "Design Guidelines and
Standards for Historic Districts" and amending the Zoning Map for Design Overlay
District 2.4 to expand its boundaries.
10. CONTINUED BUSINESS
None.
11. NEW BUSINESS
11.a.
Recommended Action: Consider the request from the City of Pismo Beach to
support examining the feasibility of allowing Pismo Beach to join the South San Luis
Obispo County Sanitation District.
AGENDA SUMMARY — APRIL 22, 2003
PAGE 5
12. CITY COUNCIL REPORTS
This item gives the Mayor and Council Members the opportunity to present reports to
the other members regarding committees, commissions, boards, or special projects
on which they may be participating.
(a) MAYOR TONY M. FERRARA:
(1) San Luis Obispo Council of Governments/San Luis Obispo Regional
Transit Authority (SLOCOG/SLORTA)
(2) South San Luis Obispo County Sanitation District (SSLOCSD)
(3) Integrated Waste Management Authority (IWMA)
(4) Other
(b) MAYOR PRO TEM JIM DICKENS:
(1) South County Youth Coalition
(2) Other
(c) COUNCIL MEMBER THOMAS A. RUNELS:
(1) Zone 3 Water Advisory Board
(2) County Water Resources Advisory Committee (WRAC)
(3) Other
(d) COUNCIL MEMBER SANDY LUBIN:
(1) South County Area Transit (SCAT)
(2) Economic Vitality Corporation (EVC)
(3) Other
(e) COUNCIL MEMBER JOE COSTELLO:
(1) Air Pollution Control District (APCD)
(2) Other
13. CITY COUNCIL MEMBER ITEMS
The following item(s) are placed on the agenda by the Mayor and/or a Council
Member who would like to receive feedback, direct staff to prepare information,
and/or request a formal agenda report be prepared and the item placed on a future
agenda. No formal action can be taken.
a) None.
14. CITY MANAGER ITEMS
The following item(s) are placed on the agenda by the City Manager in order to
receive feedback and/or request direction from the Council. No formal action can be
taken.
a) None.
AGENDA SUMMARY — APRIL 22, 2003
PAGE 6
15. COUNCIL COMMUNICATIONS:
Correspondence/Comments as presented by the City Council.
16. STAFF COMMUNICATIONS:
CorrespondencelComments as presented by the City Manager.
17. COMMUNITY COMMENTS AND SUGGESTIONS:
This public comment period is an invitation fo members of the community to present
issues, thoughts, or suggestions. Comments should be limited to those matters that
are within the jurisdiction of the City Council.
18. ADJOURNMENT
. . . . . . .
All staff reports or other written documentation relating to each item of business referred to
on the agenda are on file in the Administrative Services Department and are available for
public inspection and reproduction at cost. If requested, the agenda shall be made
available in appropriate alternative formats to persons with a disability, as required by the
Americans with Disabilities Act. To make a request for disability-related modification or
accommodation, contact the Administrative Services Department at 805-473-5414 as soon
as possible and at least 48 hours prior to the meeting date.
. : . . . . t
Note: This agenda is subject to amendment up to 72 hours prior to the date and time set
for the meeting. Please refer to the agenda posted at City Hall for any revisions, or call the
Director of Administrative Services at (805) 473-5414 for more information.
www.arrovo�rande.ora
� CITY OF
- • -.
�¢co8ni�in8 tk¢
�rro�o Grand¢ �I-�i8k SchooC
�cad¢mic �¢catk[on �eam
WHEREAS, the Arroyo Grende High School Academic Decathlon Team traveled to
Modesto to compete in the Academic Decathlon State Championship on March 7-9,
2003 and came back State Champions! Fiftyone counties in the state sent their
winning teams to vie for best decathlon team in three separate Divisions. The
Arroyo Grande team came home victorious, having won 1' Place in Division II with a
total of 41,488 points. This 1" Place win was Arroyo Grande's first at State; and
WHEREAS, the students, led by team coach, Liza GablrFerguson,
p�/p were Alice Arbogast, I<irstin Barrett, Geoffrey Edelman, Daniel
�4 __� I<richevsky, I<athryn McChesney, James Moody, Adam Murphy, Aris
S ;'= Stoulil, Christian �Alex) Voge, and Tim Wood. Team members
� �-�'� competed in ten separate academic events, including speeches,
interviews, essays, the Super nuiz and tested in six areas of
., �,. academics. The theme for this year's competition was
"Understanding the Natural World"; and
WHEREAS, in addition to winning 1" Place overall and 1" Place in the Super Quiz,
many team members won individual medals. Kirstin Barrett and Alex Voge took
medals in Art. Alex also won medals in Music, Social Science, Speech, and the Essay.
Adam Murphy took a medal in the Interview and was the highest scoring student on
the team. Alice Arbogast, I<athryn McGhesney, and Geoffrey Edelman took medals
in Language and Literature. I(athryn also won a medal in Mathematics, as did
Daniel Krichevsky. Kathryn won a Silver Medal in Music. Geoffrey took a Silver
Medal in Social Science. Alex Voge, Adam Murphy, and Kathryn McChesney were
also Overall Winners in the Varsity, Scholastic, and Honors Division 11 levels of the
Decathlon.
NOW THEREFORE, BE IT RESOLVED, that I, Tony M. Ferrara, Mayor of the City of
Arroyo Grande, on behalf of the City Gouncil and the Citizens of Arroyo Grande, do
hereby congratulate and applaud THE ARROYO GRANDE ACADEMIC DECATHLON
TEAM for its outstanding scholastic achievements, and for bringing immense pride
and esteem to this community.
IN WITNESS WHEREOF, I have hereunto set my hand and caused the Seal of the City
of Arroyo Grande to be affixed this 22 day of April 2003. o � P pnoyo c9
F mconvonereo 9 Z
O
U m
# JULY 10, 1811 #
TONY M. FERRARA, MAYOR
c4 �/FOPN� P
5.a.
�onorar� �roclamation
8.a.
TO:
FROM:
CITY COUNCIL
MEMORANDUM
LYNDA K. SNODGRASS, DIRECTOR OF FINANCIAL SERVICES
BY: JANET M. HUWALDT, ACCOUNTING SUPERVISO�
SUBJECT
DATE:
CASH DISBURSEMENT RATIFICATION
APRIL 22, 2003
Ij
RECOMMENDATION:
It is recommended the City Council ratify the attached listing of cash disbursements for
the period April 1— April 15, 2003.
FUNDING:
There is a$427,545.77 fiscal impact.
DISCUSSION:
The attached listing represents the cash disbursements required of normal and usual
operations. It is requested that the City Council approve these payments.
ATTACHMENTS:
ATTACHMENT 1— Cash Disbursement Listing
ATTACHMENT 2—April 4, 2003 Accounts Payable Check Register
ATTACHMENT 3—April 4, 2003 Payroll Checks and Benefit Checks
ATTACHMENT 4—April 11, 2003 Accounts Payable Check Register
ATTACHMENTI
CITY OF ARROYO GRANDE
CASH DISBURSEMENTS
�o�c tke �eziod od r�jlnul 1'7lHaugk f�JrniE 15, 2G03
Apri122, 2003
Presented are the cash disbursements issued by the Department of Financial Services for
the period April l to Apri115, 2003. Shown are cash disbursements by week of occurrence
and type of payment.
WEEK TYPE OF PAYMENT
April 4, 2003
Accounts Payable Cks 102483-102613
Payroll Checks & Benefit Checks
Apri111, 2003
Accounts Payable Cks 102614-102721
ATTACHMENT AMOUNT
2 $ 62,777.60
3 315,966.21
378,743.81
4 48,801.96
Two Week Total $ 427.545.77
CITY OF ARROYO GRANDE
INDEX FOR BUDGET DEPARTMENTS
EDEN COMPUTER SYSTEM
GENERAL FUND (010)
City Government(Fund 010)
4001 - City Council
4002 - AdministraHve Services �
4003 - City Attorney
4101 - City Manager
4102 - Printing/Duplicatin�
4120 - Financial Services
4121 - Taxes/ Insurance/ Bonds
4130 - Community Development
4131 - Community Building (CDBG)
4140 - Management Information System
4145 - Non Departmental
Public Sa�tu (Fund 010)
4201 - Police
4211 - Fire
4212 - Building & Safety
Public Works (Fund O10)
4301 - Public WorksAdmin & Engineering
4303 - SMeet/Bridge Maintenance
4304 - Street LighHng
43Q5 - Automotive Shop
Parks & Recreation (Fund 010)
4420 - Parks
4421 - Recreation
4422 - General Recreation
4423 - Pre-School Program
4424 - Recreation-Special Programs
4425 - Children in Motion
4426 - Five Cities Youth Basketball
4430 - Soto Sport Complex
4213 - Government Buildings
4460 - Parkway Maintenance
SPECIAL REVENUE FUNDS
Pazk Development Fee Fund (Fund 213)
4550 - Park Development Fee
Traffic Signal Fund (Fund 222)
4501 - Traffic Fund
Transportation Fund (Fund 225)
4553 - Public Transit System
Construcrion Tax Fund (Fund 230)
4556 - Construcflon Tax
Police Grant Funds
4201 - Law Enforcement Equip. (Fd 272)
4202 - State AB3229 Cops Grant (Fd 271)
4203 - Federal Universal Hiring (Fd 274)
4208 - Federal Local Law Enforcmt (FD 279)
Redevelopment Agency ( Fund 284)
4103 - Redevelopment Administration
ENTERPRISE FUNDS
Sewer Fund (Fund 612)
4610 - Sewer Maintenance
Water Fund (Fund 640)
4710 - Water Administration
4711 - Water Production
4712 - Water DistribuNon
Lopez Administration (Fund 641)
4750 - Lopez Administration
CAPITAL IMPROVEMENT PROGRAMS (Fund 350�
5501-5599 - Park Projects
5601-5699 - Streets Projects
5701-5799 - Drainage Projects
5801-5899 - Water/Sewer/Street Projects
5901-5999 - Water Projects
Dep�.Index (or Council
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ATTACHMEt4i 3
DEPARTMENTAL LABOR DISTRIBUTION
PAY PERIOD
03114103 - 03/27/03
04/04I03
FUND 010
FUND 220
FUND 284
FUND 612
FUND 640
281,601.33
13,644.99
4,714.18
4,815.35
11,190.36
315,966.21
Salaries Full time
Salaries Part-Time - PPT
Salaries Part-Time - TPT
Salaries OverTime
Salaries Standby
Holiday Pay
Sick Pay
Annual Leave By Back
Vacation Buyback
Sick Leave Buyback
Vacation Pay
Comp Pay
Annuai Leave Pay
PERS Retirement
Social Security
PARS Retirement
State Disability Ins.
Deferred Compensation
Health Insurance
Dental Insurance
Vision Insurance
Life Insurance
Long Term Disability
Uniform Allowance
Car Allowance
Council Expense
Employee Assistance
Boot Allowance
Motor Pay
169,674.74
24,62024
10,407.36
13,705.52
361.50
5,499.64
4,883.50
3,882.37
3,780.63
4,111.89
19,564.70
17,347.95
310.02
780.40
725.00
29,985.76
3,946.89
876.90
626.20
400.00
375.00
100.00
315,966.21
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8.b.
MEMORANDUM
TO: CITY COUNCIL
FROM: LYNDA K. SNODGRASS, DIRECTOR OF FINANCIAL SERVICES �
\
SUBJECT: CASH FLOW ANALYSIS/APPROVAL OF INTERFUND ADVANCES
FROM THE WATER FACILITY FUND
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the City Council:
• Accept the March 2003 cash report,
. Approve the interfund advance of $65,011 from the Water Facility Fund to
cover cash deficits in other funds as of March 31, 2003.
FUNDING:
No outside funding is required.
Attachment
A— Cash Balance/Interfund Advance Report
ATTACHMENT A
CITY OF ARROYO GRANDE
CASH BALANCE/INTERFUND ADVANCE REPORT
At March 31, 2003
Fund
O10 General Fund
210 Fire Pro[ec[ion Impact Fees
212 Police Protection Impact Fees
213 Pazk Development
214 Pazk Improvemen[
215 Recrea[ion Community Ce�[er
217 Landscape Maintenance
220 Street(Gas Tax)Fund
221 Traffic Congeslion Relief
222 Traffic Signalization
223 Traffic Circulation
224 Transportation Faciliry Impact
225 Transportation
226 Water Neutralization Hnpact
230 Construcdon Tax
231 Drainage Faciliry
232 In-Lieu Affordable Housing
241 Lopez Facility Fund
250 CDBG Fund
271 State COPS Block Grant Fund
272 Calif: Law Enf Technology Grant
279 00-01 Fed Local Law Enforcement Grant
284 Redevelopment Agency
285 Redevelopment Set Aside
350 Capital Projects
612 SewerFund
634 Sewer Facility
640 Water Fund
641 Lopez
642 Water Facility
751 Downtown Parking
760 Sanitation District Fund
Balance at
03/31/03
2,195,177
161,420
30,251
486,974
83,698
6,733
30,727
94,347
58,355
43Q451
482,693
1,788,934
6,253
651,918
257,000
25,826
793,222
1,029,231
1,8'70
28,483
13,178
66
(65,011)
85,719
357,742
67,590
179,021
2,979,977
265,652
1,178,376
SQ444
50,747
Recommended
Advances
65,011
(65,011)
Total City Wide Cash
13,807,064
�
THE ABOVE LISTING ARE TI� CASH BALANCES SHOWN IN THE GENERAL LEDGER
OF THE CITY OF ARROYO GRANDE AS OF MARCH 31, 2003
Revised
Balance
2,195,177
161,420
30,251
486,974
83,698
6,733
3Q727
94,347
58,355
43Q451
482,693
1,788,934
6,253
651,918
257,000
25,826
793,222
1,029,231
1,870
28,483
13,178
66
0
85,719
357,742
67,590
179,021
2,979,977
265,652
1,113,365
50,444
50,747
13,807,064
��
� ida K Snodgrass �
Director of Financial Services
8.c.
MINUTES
SPECIAL MEETING OF THE CITY COUNCIL
TUESDAY, MARCH 25, 2003
COUNCIL CHAMBERS, 215 EAST BRANCH STREET
ARROYO GRANDE, CALIFORNIA
1. SPECIAL CITY COUNCIL MEETING:
Mayor Ferrara called the meeting to order at 6:15 p.m. Council Members Runels, Dickens,
Lubin and Costello, City Manager Adams and City Attorney Carmel were present.
2. PUBLIC COMMENT:
None.
3. CITY COUNCIL CLOSED SESSION:
a. CONFERENCE WITH LABOR NEGOTIATOR pursuant to Government Code
Section 54957.6:
Agency Negotiators: Rick TerBorch and Karen Sisko
Employee Organization: Service Employees' International Union
(SEIU) — Local 620
b. CONFERENCE WITH LEGAL COUNSEL — EXISTING LITIGATION pursuant to
Government Code Section 54956.9(a):
Name of Case: Garv Clawson v Citv of Arroyo Grande. et al., San Luis
Obispo County Superior Court Case No. CV 000748; and Peopie vs.
Clawson, San Luis Obispo Superior Court No. CV 020774
4. RECONVENE TO OPEN SESSION:
Mayor Ferrara announced that there was no reportable action from the closed session.
5. ADJOURNMENT TO REGULAR CITY COUNCIL MEETING:
The meeting was adjourned at 7:00 p.m.
MINUTES OF CITY COUNCIL SPECIAL MEETING
TUESDAY, MARCH 25, 2003
PAGE TWO
TONY M. FERRARA, Mayor
ATTEST:
KELLY WETMORE, Director of
Administrative Services/Deputy City Clerk
MINUTES
REGULAR MEETING OF THE CITY COUNCIL/REDEVELOPMENT AGENCY
TUESDAY, APRIL 8, 2003
COUNCIL CHAMBERS, 215 EAST BRANCH STREET
ARROYO GRANDE, CALIFORNIA
1. CALL TO ORDER
MayodChair Ferrara called the Regular City Council meeting to order at 7:00 p.m.
2. ROLL CALL
City Council:
:IT7�1
Council Members Runels, Lubin, Costello, Mayor Pro Tem
Dickens, and Mayor Ferrara were present.
Board Members Runels, Lubin, Costello, Vice Chair Dickens,
and Chair Ferrara were present.
City Staff Present: City Manager Adams, City Attorney Carmel, Director of
Administrative Services Wetmore, Director of Public Works
Spagnolo, Police Commander Andrews, Director of Financial
Services Snodgrass, Director of Building and Fire Fibich,
Director of Economic Development Sheeley, and Director of
Community Development Strong.
3. FLAG SALUTE
Hank Mancini, representing Knights of Columbus, led the Flag Salute.
4. INVOCATION
Pastor Jan Armstrong, First Presbyterian Church, delivered the invocation.
5. SPECIAL PRESENTATIONS
5.a. Proclamation Recognizing April 26, 2003 as Arbor Day.
Mayor Ferrara presented a proclamation recognizing April 26,
Director of Parks, Recreation, and Facilities Hernandez accepted
6. AGENDA REVIEW
None.
2003 as Arbor Day.
the proclamation.
6.a. Resolutions and Ordinances Read in Title Only
Council Member Runels moved, Council Member Costello seconded, and the motion
passed unanimously that all resolutions and ordinances presented at the meeting
shall be read in title only and all further reading be waived.
7 CITIZENS' INPUT COMMENTS. AND SUGGESTIONS
The following members of the public addressed the Council:
CITY COUNCIUREDEVELOPMENT AGENCY MINUTES
APRIL 8, 2003
PAGE 2
Connie Dunbar, Arroyo Grande, spoke on matters regarding the public health of the
community, terrorism, and safety threat issues with regard to the nuclear power plant
and nuclear waste storage.
Lorraine Kitman, Arroyo Grande, requested the Council consider adopting an
Ordinance defending the 14`" Amendment and the Bill of Rights.
Joe Crescione, City of Pismo Beach Mayor, requested the Arroyo Grande City
Council approve Pismo Beach's effort to examine the feasibility of allowing the City of
Pismo Beach to join the South San Luis Obispo County Sanitation District.
8. CONSENT AGENDA
Council Member Lubin requested that Items 8.e. and 8.h. be pulled. Mayor Pro Tem
Dickens requested that Item 8.j. be pulled.
Council Member Lubin moved, and Council Member Costello seconded the motion to
approve Consent Agenda Items 8.a. through 8.j., with the exception of Items 8.e.,
8.h., and 8.j., with the recommended courses of action:
8.a. Cash Disbursement Ratification.
Action: Approved the listing of cash disbursements for the period March 16,
2003 through March 31, 2003.
8.b. Statement of Investment Deposits.
Action: Received and filed the report of current investment deposits as of
March 31, 2003.
8.c. Consideration of Approval of Minutes.
Action: Approved the minutes of the Regular City Council Meeting of March
25, 2003 as submitted.
8.d. Consideration of Progress Payment No. 3 for the Scenic Creekside Walk,
Phase III Project — PW 2002-02.
Action: Authorized Progress Payment No. 3 in the amount of
$75,517.65 to Maino Construction Company, Inc.
8.f. Consideration of Progress Payment No. 3(Final) and Notice of
Completion for the Spruce and Cedar Street Sidewalks Project, PW 2002-
05.
Action: 1) Authorized Progress Payment No. 3(Final) in the amount of
$29,457.09 to Maino Construction Company, Inc.; 2) Directed staff to file a
Notice of Completion; and 3) Authorized release of the retention of
$11,881.10, 35 days after the Notice of Completion has been recorded, if no
liens have been filed.
8.g. Consideration of Amendment No. 1 to the Uniform Rental and Related
Services Agreement and Authorization to Solicit Bids for Uniform Rental
and Related Services.
Action: 1) Authorized the Mayor to execute Amendment No. 1 to the current
Agreement for Services with Mission Linen and Uniform Supply for an
additional three (3) months; and 2) Authorized staff to solicit bid proposals for
uniform rental and related services.
CITY COUNCIL/REDEVELOPMENT AGENCY MINUTES
APRIL 8, 2003
PAGE 3
8.i. Consideration of Open Space Agreement Granting an Open Space
Easement to the City of Arroyo Grande; — Lots 1 and 37 - Tract 2265
(Condition of Approval for Lot Line Adjustment 02-005).
Action: Adopted Resolution No. 3666 approving and authorizing the Mayor to
execute an Open Space Agreement Granting An Open Space Easement to
the City of Arroyo Grande.
On the following roll-call vote, to wit:
AYES: Lubin, Costello, Runels, Dickens, Ferrara
NOES: None
ABSENT: None
There being 5 AYES and 0 NOES, the motion is hereby declared to be passed.
Council Member Lubin declared a potential conflict of interest on Item 8.e. due
to real property ownership near the project.
Council Member Runels moved, and Council Member Costello seconded the motion
to approve Consent Agenda Item 8.e. with the recommended course of action:
8.e. Consideration of Progress Payment No. 8 for the Rancho Grande Park
Project, PW 2002-03.
Recommended Action: Authorize Progress Payment No. 8 in the amount of
$228,778.38 to Herrera Engineering, Inc.
On the following roll-call vote, to wit:
AYES: Runels, Costello, Dickens, Ferrara
NOES: None
ABSENT: Lubin
There being 4 AYES, 0 NOES, and 1 ABSENT the motion is hereby declared to be
passed.
8.h. Consideration to Solicit Proposals for the Citywide Traffic Monitoring
Program and Retainer Services to Prepare and Review Traffic Studies.
Recommended Action: Authorize the distribution of the Request For
Proposals (RFP) for professional services for the Citywide Traffic Monitoring
Program and retainer services to prepare and review traffic services.
Council Member Lubin asked for clarification on the extent of what services were
included for the traffic-monitoring program. Director Spagnolo responded that
services would include an update to the City's traffic model and retainer services to
perform and review traffic studies as required by the City's tra�c guidelines.
CITY COUNCILIREDEVELOPMENT AGENCY MINUTES
APRIL 8, 2003
PAGE 4
Discussion ensued with regard to the purpose of the City's traffic model, whether
other studies would continue to be used, and clarification of the City's long-term goal
for traffic studies. Director Spagnolo also clarified that the responses to the RFP and
recommendation for awarding a professional services agreement would return to the
Council for consideration.
Council Member Costello moved to approve staff's recommendation. Mayor Pro Tem
Dickens seconded the motion, and on the following roll-call vote, to wit:
AYES: Costello, Dickens, Runels, Lubin, Ferrara
NOES: None
ABSENT: None
There being 5 AYES and 0 NOES, the motion is hereby declared to be passed.
8.j. Consideration to Approve a Water Wheeling Agreement with the Oceano
Community Services District (OCSD).
Recommended Action: Approve a Water Wheeling Agreement with OCSD.
Mayor Pro Tem Dickens reviewed the reasons why he objected to this proposal,
including the fact that the area has not been identified in the City's growth area. He
said that philosophically, he could not support the Agreement.
Council Member Runels moved to approve staff's recommendation. Council Member
Lubin seconded the motion, and on the following roll-call vote, to wit:
AYES: Runels, Lubin, Costello, Ferrara
NOES: Dickens
ABSENT: None
There being 4 AYES and 1 NO, the motion is hereby declared to be passed.
9. PUBLIC HEARINGS:
None.
10. CONTINUED BUSINESS:
10.a. Consideration of Resolution Upholding the Appeal and Approving
Planned Unit Development 02-001 (East Village Plaza); 520, 522 and 528
E. Branch Street; DB&M Properties.
Community Development Director Strong presented the staff report and referred to
Director of Building and Fire Fibich to address the issue regarding the proposed
street name.
�',
CITY COUNCIL/REDEVELOPMENT AGENCY MINUTES
APRIL 8, 2003
PAGE 5
Mayor Ferrara opened up the item for public comment, and upon hearing none,
closed the public comment period and brought the item back to Council for
consideration.
Following discussion and comments with regard to the proposed street name of East
Village Plaza Circle, the Council agreed that there were many other similar street
names in the County, and there was consensus of the Council to direct and authorize
staff to work with the applicant to determine and designate an appropriate alternate
street name.
Mayor Pro Tem Dickens moved to adopt a Resolution upholding an appeal of
Planned Unit Development 02-001 (East Village Plaza) and adopting a Negative
Declaration with mitigation measures, instructing the Director of Administrative
Services to file a Notice of Determination, and approving Planned Unit Development
No. 02-001, as amended, and with associated Architectural Review, located at 520,
522 and 528 East Branch Street, applied for by DB&M Properties; and further, to
direct and authorize staff to work with the applicant to determine and designate an
appropriate alternate street name. Council Member Lubin seconded the motion, and
on the following roll-call vote, to wit:
AYES: Dickens, Lubin, Runels, Costello, Ferrara
NOES: None
ABSENT: None
There being 5 AYES and 0 NOES, the motion is hereby declared to be passed.
11. NEW BUSINESS:
11.a. Consideration of Proposed Ordinance Amending Arroyo Grande
Municipal Code, Chapter 10.16, Regarding Parking.
Police Commander Andrews presented the staff report, recommended the Council
introduce for first reading an Ordinance amending Chapter 10.16 of the Arroyo
Grande Municipal Code, and responded to questions from Council.
Mayor Ferrara opened up the item for public comment, and upon hearing none,
closed the public comment period and brought the item back to Council for
consideration.
Council Member Lubin moved to introduce an Ordinance amending Arroyo Grande
Municipal Code Chapter 10.16 regarding parking. Council Member Costello
seconded the motion, and on the following roll-call vote, to wit:
CITY COUNCIUREDEVELOPMENT AGENCY MINUTES
APRIL 8, 2003
PAGE 6
AYES: Lubin, Costello, Runels, Dickens, Ferrara
NOES: None
ABSENT: None
There being 5 AYES and 0 NOES, the motion is hereby declared to be passed.
11.b. Facade Improvement Grant Program. [COUNCIL/RDA]
Economic Development Director Sheeley presented the staff report, recommended
the City Council/RDA approve the Facade Improvement Grant Program, and
responded to questions from Council.
Mayor Ferrara opened up the item for public comment.
Steve Ross, Arroyo Grande, asked if a property owner was eligible for more than one
$5,000 grant if there was ownership of more than one business.
City Manager Adams clarified that in an effort to assist as many property owners and
tenants as possible, the maximum grant amount would be $5,000 per ownership.
Upon hearing no further public comments, Mayor Ferrara closed the floor to public
comment and brought the item back to Council for consideration.
Council and staff discussion included clarifying the goals of the program, which will
provide assistance in the form of a matching grant as an incentive for property
owners and tenants to renovate their building facades; remaining flexible, but
cautious on distribution methods to ensure a fair and equitable distribution of grants;
and suggestions on how to fine-tune the application process.
Council/Board Member Lubin moved to approve the Fa�ade Improvement Grant
Program. Council/Board Member Runels seconded the motion, and on the following
roll-call vote, to wit:
Council/RDA
AYES: Lubin, Runels, Dickens, Costello, Ferrara
NOES: None
ABSENT: None
There being 5 AYES and 0 NOES, the motion is hereby declared to be passed.
11.c. Consideration of City Hall Facility Needs Assessment/Feasibility.
City Manager Adams presented the staff report and recommended the Council
authorize staff to enter into an agreement with Phillips Metsch Sweeney Moore to
assist staff in preparing a City Hall facilities needs assessmenUfeasibility study. Mr.
CITY COUNCILIREDEVELOPMENT AGENCY MINUTES
APRIL 8, 2003
PAGE 7
Sweeney introduced himself and reviewed his offer to facilitate the process for a City
Hall Facility Needs Assessment and Feasibility Study.
Mayor Ferrara opened up the item for public comment, and upon hearing none,
closed the floor to public comment and brought the item back to Council for
consideration.
Council Member Costello moved to approve staff's recommendation to authorize staff
to enter into an agreement with Phillips Metsch Sweeney Moore Architects to assist
the City in preparing a City Hall facilities needs assessment and feasibility study.
Council Member Lubin seconded the motion, and on the following roll-call vote, to wit:
AYES: Costello, Lubin, Runels, Dickens, Ferrara
NOES: None
ABSENT: None
There being 5 AYES and 0 NOES, the motion is hereby declared to be passed.
12. CITY COUNCIL MEMBER ITEMS:
a) Request to place on a future City Council Agenda a request from the City of
Pismo Beach to support examining the feasibility of allowing Pismo Beach to
join the South San Luis Obispo County Sanitation District. (FERRARA)
Mayor Ferrara requested, and the Council concurred, to place on the next agenda a
request from the City of Pismo Beach to support examining the feasibility of allowing
Pismo Beach to join the South San Luis Obispo County Sanitation District.
13. CITY MANAGER ITEMS
None.
14. COUNCIL COMMUNICATIONS
Council Member Dickens announced that due to work commitments, he would not be
able to attend the May 27, 2003 City Council meeting.
15. STAFF COMMUNICATIONS
City Manager Adams announced that the Special Joint Meeting with the Cities of
Pismo Beach and Grover Beach had been confirmed for April 28, 2003 at 6:30 p.m.
16. COMMUNITY COMMENTS AND SUGGESTIONS
Jim Hill, Oceano, stated he would like to hear scientific facts with regard to the
feasibility of allowing the City of Pismo Beach to join the South San Luis Obispo
County Sanitation District.
CITY COUNCIUREDEVELOPMENT AGENCY MINUTES
APRIL 8, 2003
PAGE 8
Joe Crescione, Pismo Beach Mayor, acknowledged the Council for providing a public
comment period at the end of the meeting. He also thanked the City Council for
agreeing to consider the City of Pismo Beach's request at its next meeting.
17. ADJOURNMENT
Mayor Ferrara adjourned the meeting at 8:56 p.m.
Tony M. Ferrara, Mayor/Chair
ATTEST:
Kelly Wetmore, Director of Administrative Services/
Deputy City Clerk/Agency Secretary
8.d.
MEMORANDUM
TO: CITY COUNCIL
FROM: KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES ` ' I �J
.l�
SUBJECT: REJECTION OF CLAIM AGAINST CITY — I. TAMAYO
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the City Council reject the attached Claim for Damages against the
City filed by Isa Tamayo, 1170 Brittany Avenue, Arroyo Grande.
FUNDING:
None.
DISCUSSION:
The City's insurance administrators have reviewed the ciaim of Isa Tamayo and
recommend it be rejected.
Attachments:
1. Claim
2. Status Report
3. Rejection Letter
���'.c�,v l W c�.�re�-�- G��
('� City of Arroyo Grande
"`-�IICn���O��S �r• CLAIM FOR DAMAGES
�,i �1 ff� t�2-I21 0�'+— TO PERSON OR PROPERTY
P��ic, ( �c�
File with:
CITY CLERK'S OFFICE
214 East Branch Street
Arroyo Grande, CA 93420
W
(:!
f
�..
�
Attachment 1
�1�11E(�DED CL�in1
Zlt�l��
�w<<L
C��TY C:f riiS1��Yli �'. • �
RESERVE FOR FILING STAMP
claim r,o. ��2 DEC 27 PM 3� 57
:�6 �.�
C
INSTRUCTIONS � �
1. Claims for death, injury to person or personal property must be filed
not later than six months after the occurrence. (GOV. Code Sec. 911.2)
2. Claims for damaqes to real propetty must be filed not later than 1 year
after the occurrence. (GOV. Code Sec. 911.2)
3. Read entire claim torm before filing.
4. See page 2 for diagram upon which to locate place oP accident.
5. This claim form must be eigned on Page 2 at bottom.
6. Attach separate sheets, if necessary, to give full details. .
SIGN EACH SHEET. .
TO: (Name oL C
��\ O\
Name of C simant
�m,. ���
Home Address oP Cla.
\ l o l��'E`�i�N
auainess Addi'ess of
ty/State
ty/State
of Cleimant
of
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1
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=t �
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Home Telephone Number
�°5�V• �hS.�D � �`al �e 1��—
Business Telephona Number
�.. ��� • �ss_
ddress and telephone number to Claimant's Social
you desire notices or communica- Security_NUmber
to be sent regarding.this claim: � �]
v . . .l l � �/ l
,3d�DEMA�$ oi occur? �involved in Ot
4 ��I .�T
� '� 02`7
m is for Equitable �
ty, qive date claimant
with that complaint:
W�Ev� �.i�-�t S��v!r
Where did DAMAGE or INJURY occurl Describe fully, and locate on dlaqram on
reverse side of this sheet. Where appropriate, qive street names an�d, �� n n�
address and measurements from landm rks• S �,n Qf CJ'C� � o
� � �� FC.` l,W� J�'�-
�� �� Q D � � �� .3EF�e�� `-� - -���-.v.q�.�r ��� ll - J
� � � �-. J � w� w"`�v,.�
=C ,. �� -�...... _.- ��h� �,. � �t .. �,� f.,,.� -� � `�� ��k .
w�-
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1 uIOW Che DAMAGE OI i
� ~� t310.�1� ���
nU� �
c �'
. ' u � 7 �� J
�.� � Gi,M�..1 �:' �--
Why do you claim the City is responsible?
�
Describe in detail each I JURY or DAMAGE �a
��. bt.�c� �6 �.s1c w�� ��"`z ��
--C�1iG c ' .
SEE PAGE 2(OVER) THIS CLAIM NUST BE SIGNED ON REVERSE SIDE
The amount claimed, as of the date of presentation of thie claim,
is computed as follows:
Damaqe incurred to date (exact): Estimated prospective damages
as far as known:
Damage to property......$ Future expenses for medical
Expenses for medical and hospital care.....$
and hospital care.......$ Future loss of
L oss of earnings........$ earninqs ..............$
Special damages for Other prospective special
..S damages ...............5
General damaqes.........$ Prospective general
Total damages incurred � damages ...............$
to date ...............$ Total estimate prospective
damages.......:.. ..$
Total amount claimed as of date of �, y _,_, Ca �,��.1
presentation of this claim.......,$ - �'i�U�'" J
Was damage and/or injury investigated by police7 0
if so, what city:
Were paramedics or ambulance called? � o
If so, name City or ambulance � 6
If injured�� te date, time, name end address of doctor of your first
visit
READ CAREFULLY �
For all accident claims place on followinq diaqram names oP streets,
including North, East, South, and West; indicate place of accidAnt by "X"
and by showinq house numbers or distances to street corners. If City
Vehicle was involved, designate by letter "A" location of City Vehicle when
you first saw it, and by "B" location of yourself or your vehicle when you
first saw City vehicle; location of City Vehicle et time of accident by "A-
1" and location�of yourself or your vehicle at the time of the accident by
"B-1" and the point of impact by "X."
NOTE: If diagrams below do not Pit the situation attach hereto a proper
diagram siqned by claimant:
sioewntK
`�"B �IM
�
/
/
Signature of Claimant or person Typed Name:
filinq on behalf givinq �
Yelations p to Claimant: �
�
NOTE: CLAIMS MUS BE FILED WSTFI CITY CLERK (GOV.
Presentation of false claim is a felony (Pen.
�
���o
Sec. 915a).
Sec. 72).
WITNESSES to DAMAGE ot INJURi$: List all persons and addresses of petsons
known to have information: ti lo'�-�-
Name Address phone
Nafie Address � Phone
Name Address Phone
Attachment 2
R�=:^�IVr.�
Next Repq���3ue:��4„��2Q03,;:•�:
STATUS REPORT#3 03 APR -4 Pf1 4� 23
April 2, 2003
City of Arroyo Grande
P.O. Box 550
Arroyo Grande, CA 93420
ATTN: Steven Adams, City Manager
RE: Our Principal: City of Arroyo Grande
Date of Loss: August 29, 2002
Claimant: Isa Tamayo
Our File No.: A10917-T
Dear Mr. Adams:
PREVIEW:
The claimant alleges that the city did slurry seal work on her street. She claims that the
rims of two of her vehicles were pitted as a result of driving through the slurry seal.
REPLY REOUEST:
I believe that this is a claim that should now be rejected. If you concur, please send a
Standazd Rejection Letter to:
Isa Tamayo
1170 Brittany Ave.
Arroyo Grande, CA 93420
Please send a copy of said rejection to the undersigned for the completion of my file.
STATUS:
Thank you for providing me with the certificate of insurance for the proper period that
would cover this loss. With this information I have now tendered this matter to the carrier
for Souza Construction. I have provided the claimant and you with a cc of this tender
letter.
CARL WARREN & CO.
An Employee-Owned Company
CLAIMS MANAGEMENT • CLAIMS ADJUSTERS
P.O. Box 1052 • San Luis Obispo, CA 93406-1052
Phone: (805) 544-7963 � Fax: (805) 544-1068
Morris & Crarritano
April 2, 2003
Paae Two (A10917-T1
�c City of Arroyo Grande
Attention: Steven Adams, City Manager
ADMIIVISTRATIVE SERVICES '
April 23, 2003
��
Attachment 3
P.O. Box 550
214 East Branch Street
Arroyo Grande, CA 93421
Phone: (80� 473-5414
Fnx: (sos� a��.o�
E-Mai1: agcl[y@arroyogrande.org
Isa Tamayo
1170 Brittany Ave
Arroyo Grande CA 93420 ;
REJECTION OF CLAIM PRESENTED WITHIN SiX MONTHS
Notice is hereby given that the claim you presented .4o the City of Arroyo Grande
on Feb�uary 6, 2003, was tejected by the City Council on April 22, 2003.
WARNING
Subject to certain exceptions, you have only six (6) months from the date this
notice was personally delivered or deposited in the United States mail to file a
Court Action in a Municipal or a Superior Court of the State of California on this
claim (See Govemment Code Section 945.6).
You rriay seek the advice of an attorney.of your choice in connection with this
matter. If you desire to consult an attorney, you should do so immediately.
Kelly Wetmore
Director of Administrative Services
c: City Manager
City Attomey
Director of Public Works �
Carl Warren & Co. - -
�� o � —
8.e.
MEMORANDUM
TO: CITY COUNCIL
FROM: RICK TerBORCH, CHIEF OF POLICE�
SUBJECT: CONSIDERATION OF ADOPTION OF 1) AN ORDINANCE AMENDING
ARROYO GRANDE MUNICIPAL CODE, CHAPTER 10.16 REGARDING
PARKING; AND 2) A RESOLUTION ESTABLISHING FINES FOR
VIOLATIONS OF NEWLY ADOPTED PARKING RESTRICTIONS IN
ARROYO GRANDE MUNICIPAL CODE, CHAPTER 10.16
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the City Council adopt 1) the attached Ordinance amending the Arroyo
Grande Municipal Code, Chapter 10.16 regarding parking restrictions; and 2) the attached
Resolution establishing fines for violations of the newly adopted parking regulations in
Chapter 10.16 of the Arroyo Grande Municipal Code.
FUNDING:
Fines for parking violations received by the City of Arroyo Grande are deposited into the
City's General Fund.
DISCUSSION:
On April 8, 2003, the City Council introduced for first reading, without modification, the
attached Ordinance to amend Chapter 10.16 of Arroyo Grande Municipal Code regarding
parking restrictions. The Ordinance is now presented for second reading with the
recommendation for adoption. Upon adoption, the Ordinance will become effective on
May 22, 2003, 30 days from the date of this action.
In adopting the Ordinance, it is necessary to adopt the attached resolution establishing
fines for violations of the new parking regulations. These fines are the same as those
previously adopted by the City Council on June 11, 2002, which established fines for the
corresponding Vehicle Code sections. These fines are as follows:
10.16.020 A - K AGMC - $40.00
10.16.020 L AGMC (Permit Parking) - $30.00
10.16.025 AGMC - $40.00
The fine set for violations of Section 10.16.055 AGMC, Overtime Parking, is set at
$20.00, which is the same as the existing fine for violation of Section 10.16.060
AGMC, Violation of the Two (2) Hour Limit in the Village Area.
CONSIDERATION OF ADOPTION OF 1) AN ORDINANCE AMENDING ARROYO
GRANDE MUNICIPAL CODE, CHAPTER 10.16 REGARDING PARKING; AND 2) A
RESOLUTION ESTABLISHING FINES FOR VIOLATIONS OF NEWLY ADOPTED
PARKING RESTRICTIONS IN ARROYO GRANDE MUNICIPAL CODE, CHAPTER 10.16
APRIL 22, 2003
PAGE 2
ALTERNATIVES:
The following alternatives are provided for the Council's consideration:
- Approve staff's recommendation;
- Do not approve staff's recommendation;
- Modify as appropriate and approve staffs recommendation; or
- Provide direction to staff.
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE AMENDING ARROYO GRANDE
MUNICIPAL CODE CHAPTER 10.16 REGARDING PARKING
WHEREAS, Chapter 10.16 of the Arroyo Grande Municipal Code has been established to
regulate parking of vehicles on City streets and municipal parking lots; and
WHEREAS, there is a need to ensure that the City's ordinances and its parking
enforcement activities meet current State legal requirements.
NOW, THEREFORE, the City Council of the City of Arroyo Grande does ordain as follows:
SECTION 1: Section 10.16.020 of the Arroyo Grande Municipal Code is hereby amended
and Sections 10.16.025 and 10.16.055 are hereby added, as shown in Exhibit "A" attached
hereto and incorporated by the reference as though set forth in full.
SECTION 2: If any section, subsection, subdivision, paragraph, sentence, clause or
phrase of this Ordinance or any part thereof is for any reason held to be unlawful, such
decision shall not affect the validity of the remaining portion of this Ordinance or any part
thereof. The City Council hereby declares that it would have passed each section,
subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective ofthe
fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or
phrase be declared unlawful.
SECTION 3: A summary of this Ordinance shall be published in a newspaper published
and circulated in the City of Arroyo Grande at least five (5) days prior to the City Council
meeting at which the proposed ordinance is to be adopted. A certified copy of the full text
of the proposed Ordinance shall be posted in the office of the Director of Administrative
Services/Deputy City Clerk. Within fifteen (15) days after adoption of the Ordinance, the
summary with the names of those City Council Members voting for and against the
Ordinance shall be published again, and the Director of Administrative Services/Deputy
City Clerk shall post a certified copy of the full text of such adopted Ordinance.
SECTION 4: This Ordinance shall become effective thirty (30) days after its adoption.
On motion of Council Member
and on the following roll call vote, to wit:
seconded by Council Member
AYES:
NOES:
ABSENT:
the foregoing Ordinance was passed and adopted this day of , 2003.
ORDINANCE NO.
PAGE TWO
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES/
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIM THY J. C L, CITY ATTORNEY
i
EXHIBIT "A"
CITY OF ARROYO GRANDE
MUNICIPAL CODE
CHAPTER 10.16 PARKING
10.16.020 Stopping and Standing Prohibited in Certain Places
It is unlawful for any person to stop, leave standing, permit to be stopped or permit to be
left standing, any vehicle in the following places:
A. Within fifteen (15) feet of an intersection;
B. Within fifteen (15) feet of any fire hydrant;
C. Within fifteen (15) feet of the driveway entrance to a fire station;
D. Within fifteen (15) feet of the entrance to a hospital;
E. On any reserved space, except to take on or let off passengers;
F. In a crosswalk;
G. On a sidewalk;
H. In front of a public or private driveway;
I. In an intersection, except along the opposing edge of a T-intersection where
a prohibition is not needed for public safety and/or traffic control;
J. On any City street, highway, or municipal parking lot where parking has been
prohibited pursuant to Municipal Code Section 10.16.050 and where such
street or parking lot is sign posted or painted with red paint of the curb
surface;
K. On any City street or highway where parking has been prohibited between
designated time periods pursuant to Municipal Code Section 10.16.050 and
where such restriction has been designated by appropriate signage and/or
markers;
L. In any area reserved for preferential permit for residents, merchants and
their guests under terms set fo�th in the resolution of the City Council
designating the geographical area, without possessing and displaying the
proper City-issued permit.
10.16.025 Parking Vehicle Over Six (6) Feet in Height
It is unlawful for any person to stop, leave standing, permit to be stopped or permit to be
left standing a vehicle that is six (6) feet or more in height on a City street or highway or
portion thereof, pursuant to a resolution of the City Council prohibiting the parking of such
vehicles and where such restriction has been designated by appropriate signage and/or
markers.
10.16.055 Limited Time Parking
It is unlawful for any person to park a vehicle for a period of time longer than specified on a
City street, highway, or in a municipal parking lot where such parking has been restricted
as to the length of time such vehicles may be parked pursuant to Municipal Code Section
10.16,050 and where such restriction has been designated by appropriate signage and/or
l�'lll'11�� nll� i�,
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE APPROVING THE ESTABLISHLMENT
OF PARKING CITATION FEES, PENALTIES,
SURCHARGES, AND PROCESSING FOR SPECIFIED
ARROYO GRANDE MUNICIPAL CODE PARKING
VIOLATIONS
WHEREAS, California Vehicle Code Section 40203.5 provides that cities may establish the
amount of parking penalties, fees, and surcharges for parking violations; and
WHEREAS, State law authorizes the City to recover administrative fees, parking penalties,
fees, and collection costs related to civil debt collection, late payment penalties, and other
related charges; and
WHEREAS, State law and the issuing agencies authorize the adoption of uniform fees,
penalties, collection, adjudication process, authority to issue parking citations for local
ordinances, and to establish a compliance program for parking citation processing.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City ofArroyo Grande
has implemented the provisions of AB 408 and hereby establishes the penalties for parking
violations, late payment penalties, administrative fees, and other related fees for the
designated Arroyo Grande Municipal Code parking violations set forth in Attachment A,
attached hereto and incorporated herein, effective May 22, 2003.
On motion of Council Member , seconded by Council Member , and on
the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was passed and adopted this day of
2003.
RESOLUTION NO.
PAGE 2
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES/
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
EXHIBIT "A"
CITY OF ARROYO GRANDE
MUNICIPAL CODE
PARKING CITATION FINES
MUNICIPAL SECTION
10.16.020 A
10.16.020 B
10.16.020 C
10.16.020 D
10.16.020 E
10.16.020 F
10.16.020 G
10.16.020 H
10.16.020 I
10.16.020 J
10.16.020 K
10.16.020 L
10.16.025
10.16.055
DESCRIPTION
Parking Within 15 feet of Intersection
Parking Within 15 feet of Fire Hydrant
Parking Within 15 feet of Entrance to
Fire Department
Parking Within 15 feet of Entrance to a
Hospital
Parking in Any Reserved Space/Loading
Zone
Parking in a Crosswalk
Parking on a Sidewalk
Parking in Front of a Public or Private
Driveway
Parking in an Intersection
Parking in a No Parking or Red Zone
Parking During Prohibited Time Period
Parking in a Posted Permit Area Without
a Valid Permit
Parking a Vehicle Over Six Feet in Height
Where Prohibited
Overtime Parking in Excess of Time Period
FINE
$40.00
$40.00
$40.00
$40.00
;,�� ��
$40.00
$40.00
$40.00
$40.00
$40.00
$40.00
$30.00
$40.00
$20.00
8.f.
MEMORANDUM
TO: CITY COUNCIL
FROM: DON SPAGNOLO, DIRECTOR OF PUBLIC WORKSICITY ENGINEER �
SUBJECT: CONSIDERATION OF AN AWARD OF CONTRACT FOR THE EAST
GRAND AVENUE, PHASE ill STREETSCAPE AND STREET
IMPROVEMENT PROJECT, PW 2003-01
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the City Council:
A. Award a construction contract for the East Grand Avenue Phase III Project to
Papich Construction in the amount of $1,103,134.90;
B. Authorize the City Manager to approve change orders not to exceed the
contingency of $110,315.00 for use only if needed for unanticipated costs during the
construction phase of the project (total construction costs =$1,103,134.90 +
$110,315.00 = $1,213,448.39);
C. Transfer funds from Construction Tax Fund ($30,000), and Traffic Circulation Fund
($127,171) to provide for the construction costs above original budget;
D. Accept an offer of dedication for public right-of-way to facilitate construction of the
sidewalk behind a curb ramp at the southwest corner of the Juniper Street and
Grand Avenue intersection;
E. Accept a storm drain easement at the northwest corner of the Courtland Street and
Grand Avenue intersection through the proposed Santa Lucia Bank property; and,
F. Direct staff to issue the Notice of Award and Notice to Proceed with other necessary
contract documents.
CITY COUNCIL
CONSIDERATION OF AN AWARD OF CONTRACT FOR EAST GRAND AVENUE,
PHASE III STREETSCAPE AND STREET IMPROVEMENT PROJECT, PW 2003-01
APRIL 22, 2003
PAGE 2
FUNDING:
The amended FY 2002/03 Capital Improvement Program includes $1,225,879 forthe total
project cost of the East Grand Avenue, Phase III Streetscape and Street Improvement
Project, including $1,056,000 for construction and project contingencies. Based on the
bids received, the following is the total budget needed for the project:
Construction
Contingencies
Testing (2%)
Contract Admin / Inspection (10
Desian and Survev
Tota
The project cost breakdown and proposed funding sources are as follows:
FY 2002/03 Transfers Total Funding
$1,103,135.00
110,315.00
15,000.00
123,000.00
72,000.00
Category Budget Requested Required
Current FY 2002/03 Budget
STIP
Sewer Facilities
Water Fund
Drainage Fund
$678,647.00
37,368.00
509,864.00
0.00
$ 678,647.00
37,368.00
509,864.00
.00
Reimbursement from Utility Co's.
Construction Tax Fund
40,400.00 40,400.00
30,000.00 30,000.00
Traffic Circulation Fund 127,171.00 127,171.00
Totals $1,225,879.00 $197,571.00 1,423,450.00
Please note that the City Council passed a resolution to create Utility District No. 7 at their
March 25, 2003 meeting. Utility District No. 7 will underground utilities on East Grand
Avenue between Elm Street and Oak Park Boulevard; however, the undergrounding work
is not scheduled to begin until March 2005. The City will obtain reimbursement from the
utility companies ($40,400) for work performed to install the conduits that will cross East
Grand Avenue during the Phase III project in anticipation of the future undergrounding
project.
Part of the STIP funding is not available until July 1, 2003 and because of the State's
recent budget shortfall, may still be delayed. The San Luis Obispo Council of
Governments (SLOCOG) has agreed to provide the funding in the interim in the event the
State delays the project funding to future years.
CITY COUNCIL
CONSIDERATION OF AN AWARD OF CONTRACT FOR EAST GRAND AVENUE,
PHASE III STREETSCAPE AND STREET IMPROVEMENT PROJECT, PW 2003-01
APRIL 22, 2003
PAGE 3
DISCUSSION:
The East Grand Avenue, Phase III Project involves the rehabilitation of the roadway for
East Grand Avenue between Elm Street and Oak Park Boulevard. The street improvement
scope of work includes grinding the edge of the existing pavement, installation of water
main and service laterals, installation of conduits at major crossings forfuture underground
utilities, replacement of sewer service laterals, storm drain improvements, placement of an
asphalt concrete overlay, and pavement striping. Roadway enhancements include the
construction of landscaped center medians, six mid-block concrete bulb-outs and a
"Welcome to Arroyo Grande" monument sign.
On March 11, 2003, the City Council directed staff to solicit bids for the East Grand Avenue
Phase III Project. On April 3, 2003, seven bids were publicly opened for the project and
ranked by the total bid price. The lowest responsive bidder, Papich Construction, submitted
a bid of $1,103,134.90.
The Bid Schedule included six (6) deductive bid alternates consisting mainly of roadway
enhancements. Due to the favorable bids received, staff recommends the award of the
entire contract. Papich Construction's bid was reviewed and references contacted. The
bid was found to be in compliance with the contract specifications. Papich Construction
has satisfactorily performed projects for the City in the past including the Rodeo Drive
Storm Repairs and the Rodeo Drive Tra�c Calming projects.
It is also recommended the Council accept an Irrevocable and Perpetual Offerto Dedicate
right-of-way for a small triangular strip of land behind the existing sidewalk atthe southwest
corner of the Juniper Street and East Grand Avenue intersection (see Attachment No. 3)
and a stormwater easement through the property for the proposed Santa Lucia Bank, at
the northwest corner of the Courtland Street and Grand Avenue intersection (see
Attachment No. 4). The right-of-way at Juniper Street and East Grand Avenue is required
to install a new concrete ramp area that meets current American Disability Act (ADA)
codes. The drainage easement is to provide for a new storm drain inlet at the Courtland
Street and East Grand Avenue intersection. The storm drain is designed to traverse the
Santa Lucia Bank property and provide for direct connection to the existing storm drain
inlet on East Grand Avenue.
The project design anticipates the public concerns for tra�c control and access to local
businesses, staging of equipment and materials, and the sequencing of construction
throughout the project. The project specifications require the contractor to place temporary
signage to help direct customers into local businesses during construction. Staff will be
providing ongoing construction update flyers to notify the affected businesses or to notify
major changes to the work. The City will also be providing construction inspection to
review and address access and business concerns.
�.
CITY COUNCIL
CONSIDERATION OF AN AWARD OF CONTRACT FOR EAST GRAND AVENUE,
PHASE III STREETSCAPE AND STREET IMPROVEMENT PROJECT, PW 2003-01
APRIL 22, 2003
PAGE 4
The contract time is estimated at 180 calendar days. Work is expected to begin in May
2003 and finish by the beginning of November 2003 as shown in the attached project
schedule.
ALTERNATIVES:
The following alternatives are provided for the Council's consideration:
• Approve staffs recommendations;
• Do not approve staffs recommendations;
• Modify as appropriate and approve staffs recommendations; or
• Provide direction to staff.
Attachments:
1. Bid Opening Log Sheet
2. Project Schedule
3. Irrevocable and Perpetual Offer to Dedicate
4. Storm Drain Easement
BID OPENING LOG SHEET
CITY OF ARROYO GRANDE
BID OPENING: April 3, 2003
E. Grand Avenue, Phase III
Engineer's Estimate $1,295,000
BIDDER'S NAME, CITY TOTAL
Souza Construction, Inc.
San Luis Obispo, CA
Whitaker Contractors, Inc.
Santa Margarita, CA
R. Burke Corporation
San Luis Obispo, CA
Madonna Construction Company
San Luis Obispo, CA
Papich Construction
Arroyo Grande, CA
Granite Construction
Templeton, CA
$1,190,984.00
$1,414,826.00
$1,293,868.20
$1,218,359.00
$1,087,133.60
$1,521,521.00
Wysong Construction $1,284,086.50
Atascadero, CA
i
Kelly tm re,
Administrative Services Director/Deputy City Clerk
c: Director of Public Works
City Manager
ATTACHMENT2
� � � . � � �
. .
Tentative Project Schedule
For
East Grand Avenue, Phase 1/l Project — Elm Street to Oak Park
Boulevard
Project No. PW 2003-01
Award of Bid at City Council meeting ....................................................................... April 22, 2003
Noticeof Award ....................................................................................................... April 23, 2003
Noticeto Proceed .................................................................................................... May 12, 2003
Contract Completion (180 calendar days) ......................................................... November 7, 2003
RECORDING REQUEST BY:
Public Works Department
City of Arroyo Grande
WHEN RECORDED, MAIL TO:
City of Anoyo Grande
Administrative Services Department
P.O. Box 550
Arroyo Grande, CA 93421
WHEN RECORDED, MAIL TO:
Santa Lucia Bank
Attn: John Hansen
P.O. Box 6047
Atascadero, CA 93423
APN: 077-071-024-1-A (Portion)
EASEMENT GRANT DEED
TO THE CITY OF ARROYO GRANDE
Santa Lucia Bank. a California Corporation. grants to the City of Arroyo Grande an easement
for storm drain purposes across that real property situated in the City of Arroyo Grande, State of
California, described in Exhibit "B" and shown graphically for reference in Exhibit `B-P' both of
which aze attached hereto and incorporated herein by this reference.
EXECUTED, on `_Fs2..�a� y Z 5, 2003, at SH.S- L�� s �.� � s i�c� b
(month) (day) pocation)
Hansen, Executive Vice PresidenbChief Financial Officer
SANTA LUCIA BANK APN: 077-071-024-1-A (Portion)
ARROYO GRANDE, CALIFORNIA
STATE OF CALIFORNIA
COUNTY OF SAN LUIS OBISPO
On
:ss
2003,before
a Notary Public, personally appeared John Hansen, pers Eo me (or proved to me on the
basis of satisfactory evidence) to be the person is subscribed to the within instrument
and acknowledged to me that he executed e m his authorized capacity and that by his
signature on the instrument the perso , r the ty upon behalf of which the person acted, executed
the instrument.
WITNESS my hand and official seal
This is to ceRify that the interest in real property conveyed by the easement grant deed dated_
, 2003, from Santa Lucia Bank to the City of Arroyo Grande, a
municipal Corporation of the State of California, is hereby accepted by order of the City Council on
, 2003, and the City of Arroyo Grande consents to recordation
thereof by its duly authorized officer.
TONY M.FERRARA
ATTEST:
KELLY WETMORE
DIRECTOR OF ADMINISTRATIVE SERVICES/
DEPUTY CITY CLERK
jcp:?32.i81? \ ROW \ Granl Deed -$anla Lucia Banksvpd
�
Exhibit "B"
File no: 232.5812(751) Februarv 7. 2003
A portion of the land described in the Grant Deed recorded in Doc. # 2002107106 of Official
Records in the San Luis Obispo County Recorder's Office, also being a portion of Block 84 of the
Town of Grover, as shown on the map filed in Book A of Maps at Page 6, in said County
Recorder's Office, in the City of Arroyo Grande, County of San Luis Obispo, State of California,
said portion described as follows:
Beginning at the southeast corner of said Block 84 also being at the intersection of the westerly
right of way line of 20 th Street, presently known as Courtland Street, with the northerly right of way
line of Grand Avenue as shown on said map;
Thence along the easterly line of said Block 84, north 3 east 80.00 feet;
Thence leaving said easterly line, south 18°37'35" west 82.97 feet to a point on the southeriy line
of said Block 84, which bears north 86 west 22.00 feet from the said southeast corner of Block
84;
Thence along said southerly line, south 86 east 22.00 feet to the True Point of Beginning.
Containing approximately 800 square feet.
The above described piece of land is graphically shown on Exhibit "B-1" attached hereto and made
a paR hereof.
End Description �
n
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seph . Morris P.L.S. �caizoos
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G R A N D A V E N U E
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John L. Wallace & Associates JWA
232.5812 SOEQCOURT 1"=50' 2-06-03
_
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
State of California
County of � y�ln N� � e J(�%JI"�l YJ —'� ss.
On �.�} 2(�3 before me, I�(,tl C.Y f J Ivl/A�X��, �U�,� ,� bI�
J Dale Nemo eM Tile o10111cer �e.q., •Ja ae, Wlary PuEiic )
personally appeared i hn . �Q��,F1
Nema(al of Siunerlsl
❑ personally known� to me
� proved to me on the basis of satisfactory
evidence
� REN J, MASSEY �
COmmission # 125559p z
� NOtay Public - Cali►wNc �
SOn Luh Obispo Counly -
�O�Camrti E�tas Iy1Q1.7DD4
to be the person('(j whose name(� is/a�
subscribed to the within instru ent and
acknowledged to me that he/s�eRi�y executed
the same in his/Fy�/tT)(ir authorized
capacity(i�, and that by his/F�(t r
signature � on the instrument the person ,�or
the entity upon behalf of which the person(�(
acted, executed the instrument.
WITNESS my hand and official seal.
1
Nre ol NoUry Pudk
OPTIONAL
ihough the in/oimafion belaw is nof required by law, if may prove valuable fo persons relying on the documenf antl could prevenf
iraudulenf removal and reattachmenf ol fhis lorm to anofher document.
Description of Attached Document
- . .. . .. - r�:nn•�i�irr,irnt��!��»�r�s������u[rsiar�.St�iri�i��
.. .. - �� •u . i � , � _I.� �
.- . ..-
Signer(s) Other Than Named Above:
Capacity(ies) Claimed by Signer
Signer's Name: �D�h �
• .
❑ Individual �/�� Top of �humb here
'�CorporateOfficer—Title(s):��j,'(��V���Ui�� �P
❑ Partner—OLimited ❑General ����a� ��,..�--- `Vt
❑ Attorney-in-Fact
❑ Trustee
❑ Guardian or Conservator
❑ Other.
Signer Is Representing:��l,�(1� r„Ll��. VI. l.�I 1 n 1�
—T �nvrVain ,.�.,�-
01999 Nalional No�ary Assoclauon • 9350 Oe Solo Rve., P.O. Bor 2<d1 • C�a15woM, CA 9�3152<OP • www.�fiwal�p�aryor9 PmU. No.5901 Peortlac Call ToILFree bB00-0]6682]
._.
Irrevocable and Perpetual
Offer to Dedicate
Page 2
APN: 077-131-011
IN WITNESS WHEREOF, this Irrevocable and Perpetual Offerto Dedicate is hereby
executed by the said Offeror effective on the day and first written above.
Dated:
�
Betty Ann Carroll
STATE OF CALIFORNIA
COUNTY OF SAN LUIS OBISPO
)
:ss
)
On , 2003, before me,
, a Notary Public, personally appeared Betty Ann Carroll ,
() personally known to me () or proved to me on the basis of satisfactory evidence to
be the person whose name is subscribed to the within instrument and acknowledged to me
that she executed the same in her capacity, and that by her signature on the instrument
the person or the entity upon behalf of which the person acted, executed the instrument.
WITNESS my hand and official seal.
Notary Public
jep:232.58121 ROW \ Dedication -1303 Grand Avenue.wptl
Exhibit "A-1"
File no: 232.5812(7511 March 24. 2003
A portion of the land described in the Grant Deed recorded in Doc. No. 2001-039025 of Official Records
in the Office of the San Luis Obispo County Recorder, also being a portion of Lot 1 S of the Folsom Tract,
as shown on the map filed in Book B, Page 75 of Maps, in said County Recorder's Office, in the City of
Arroyo Grande, County of San Luis Obispo, State of California, said portion described as follows:
Commencing at a 2.5 inch brass cap in a monument well being on the centerline of Grand Avenue near
the intersection with Courtland Street as shown on the Record of Survey filed in Book 80, Page 13 of
Licensed Surveys in said County Recorder's Office;
Thence along said centerline south 76°13'31" east (N86°45'00"W per 80/LS/13) 769.79 feet to a 2.5 inch
brass cap in a monument well, marking the centerline intersection of Grand Avenue and Juniper Street as
shown on said Record of Survey;
Thence leaving said centerline south 44°42'41" west 58.29 feet to the northwest corner of Tract No. 10,
according to the map filed in Book 5, Page 28 of Maps in said County Recorder's Office, and also being
on the southerly right of way line of Grand Avenue as described in the Deed recorded in Book 97, Page
94 of Deeds in said County Recorder's Office, said corner bearing south 85°21'28" west 0.60 feet from a
lead and tag stamped PE 21807 as shown on said Record of Survey, said point also being the True Point
of Beginning;
Thence along said southerly right of way line, north 76°13'31" west 7.55 feet;
Thence leaving said southerly right of way line, south 46°44'52" east 8.68 feet to a point on the west line
said Tract No. 10 also being on the westerly right of way line of Juniper Street, as shown on said Record
of Survey, which bears south 13°44'17" west 4.27 feet from the True Point of Beginning;
Thence along said west line north 13°44'17" east 4.27 feet to the True Point of Beginning.
Containing approximately 16.14 square feet.
The above described piece of land is graphically shown on Exhibit "A-2" attached hereto and made a part
hereof.
End Description
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EXHIBIT "A-2"
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and T.P.O.B.
Fd. Lead/Tag L,S, 3671
on 1,00' prod per R
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R 80/LS/13
T.P,O,B True Point of Beginning
R/W Right of Way
� Enser�ent Area
232-5812
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John L
�d. 2.5" brass cap
in standard Clty
r�onur�ent well,
per R
� Fd. Lead/Tag PE 21807
per R N85°21'z8"E Ob0'M
froM true �orner
N68°43'S2"E 0.58'R
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- Fd. 5/8" rebar capped
L.S. 3671 per R
GRAPHIC SCALE
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( IN FEET )
1 inch = 20 ft.
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S.g.
MEMORANDUM
TO: CITY COUNCIL
FROM: ROB STRONG, COMMUNITY DEVELOPMENT DIRECTOR�S
��
BY: RYAN FOSTER, ASSISTANT PLANNER
SUBJECT: CONSIDERATION OF AUTHORIZATION TO WAIVE
APPLICATION FEES FOR THE MARCH OF DIMES WALK
AMERICA ON SATURDAY, MAY 3, 2003
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the City Council consider the request from the March of Dimes to
waive permit application fees for the Annual March of Dimes Walk America on
Saturday, May 3, 2003 (Attachment 1).
FUNDING:
The applicant is requesting a refund from the City in the amount of $105.00 for
Temporary Use Permit 03-003.
DISCUSSION:
The Community Development Department has approved Temporary Use Permit 03-
003, allowing the March of Dimes the use of Nelson Green on Saturday, May 3, 2003 as
a staging area for the 20"' Annual March of Dimes Walk America. A fee of $105.00 was
paid for this permit, for which the applicant has requested a waiver. This request meets
the criteria for granting fee waivers as established by the City Council.
ALTERNATIVES:
The following alternatives are provided for the Council's consideration:
- Approve the request to waive permit application fees;
- Deny the request to waive permit application fees;
- Provide direction to staff.
Attachment:
1. Letter from applicant
ATTACHMENT 1
March 24, 2003
Honorable Mayor & City Council
City of Arroyo Grande
215 Branch St.
Arroyo Grande, CA. 93420
Gentlemen;
For the past 19 years the City of Arroyo Grande has hosted the fund raising event Walk
America. We raise money for research of the over 3000 birth defects that prevent babies
from being bom heaithy.
For most of these yeazs we have started and finished our walk at the green space on
I�Ielson& Short Streets.
Our event starts with assembly at about 6:30AM and we conclude with a BBQ lunch
fi9tn ebot�t 1 i:30AM �0 2:PM.
Over the years our event has grown to a point where we will walk nearly 600 people.
These people come from businesses such as MidState Bank, K Mart, Ralph's, to name a
few. Lazge or small they are the ones who make up our community. In teams of
employees, family members and friends, they walk 10 miles and have raised close to
$400,000.
Our City receives National prominence in the publications the March of Dimes provides.
We are about 95% volunteer driven and retum over 75% of every dollaz to the cause.
In the past a temporary use permit was $20.00. We recognize and appreciate the
contribution the City makes in allowing us to conduct our event. We are afforded many
`extras' and are sure that $20.00 does not cover them. But on behalf of our goal, to insure
that every baby bom is bom healthy, we are requesting a waiver of the new fee of
$105.00.
Thank you for your consideration.
�cz�wh � v,. J
��
F;e'>[:l�'r3
i�i� :' C� ',�;Ru`r i�
03 �a� 2� P�� i � �i
Fairess Dougall
Community Director
Fairess Dunmore Dougall
Coordinating Direttor
March
of Dimes
Savingba6ies,together
� , �„�,�,�,�,�,;� �, . �.
1
Centml Coast OJCre
636 Vista Cirde
Santa Maria, CA 93458
Tel (805)346-6191
artdeco@sbceo.org
8.h.
TO:
FROM
CITY COUNCIL
MEMORANDUM
STEVEN ADAMS, CITY MANAGER�
SUBJECT: CONSIDERATION OF DESIGNATION OF
SPECIAL MEETING OF THE LEAGU
GENERAL ASSEMBLY, MAY 15, 2003
DATE: APRIL 22, 2003
VOTING DELEGATE FOR A
E OF CALIFORNIA CITIES
RECOMMENDATION:
It is recommended the City Council appoint Mayor Ferrara as the voting delegate for the
Special Meeting of the League of California Cities ("League") General Assembly on May
15�
FUNDING:
There is no fiscal impact with the appointment of the voting delegate.
DISCUSSION:
The Executive Committee of the League Board of Directors has called a Special
Meeting of the General Assembly of the League on Thursday, May 15, 2003. The
purpose of the Special Meeting is to consider one or more proposals prepared by the
Board of Directors concerning the State budget and State-Local fiscal reform.
The League of California Cities' Legislative Action Days is also scheduled during this
time in Sacramento. The Mayor, City Manager, Chief of Police, and Director of Building
and Fire will be participating in the Legislative Action Days where the main focus will be
the State Budget and protecting our local community assets.
League bylaws state that "any official of a Member City may, with the approval of the
City Council, be designated the City's designated voting delegate or alternate delegate
to any League meeting. Designated voting delegates (or their alternates) constitute the
League's General Assembly."
Mayor Ferrara is the only member of the City Council registered to attend the
Legislative Action Days. In discussion with the Mayor, he has agreed to serve as the
voting delegate for the Special Meeting of the General Assembly.
Betrer Ci[ies—A Better LiCe
April 7, 2003
To:
From:
R�.r,�t �FJ ,,�
".;iv '3� F',fi , .. �
03 APR -9 P�1 3: 58
The Honorable Mayor and City Council
Leaque of California Cities
www.caci[ies.org
John Russo, League President, City Attorney, Oakiand
Re: Designation of Voting Delegate for a Special Meeting (May 15`") of the
League of California Cities General Assembly
Response required by May 9.
The Executive Committee of the League Board of Directors has called a Special Meeting of the
General Assembly of the League on Thursday, May 15, 2003 at the Sacramento Community
Center Theatre, beginning at 1:00 p.m. The purpose of this Special Meeting is to consider one
or more proposais prepared by the Board of Directors concerning the state budget and state-
local fiscal reform. It is important that all cities be represented at this Special Meeting on
Thursday, May 15, at 1:00 p.m. at the Sacramento Community Center Theatre. The
meeting should be over by 3:30 p.m. (estimated).
League bylaws state that "Any official of a Member City may, with the approval of the city
council, be designated the city's designated voting delegate or alternate delegate to any
League meeting. Designated voting delegates (or their alternates) constitute the
League's General Assembly." To expedite the conduct of business at this important meeting,
each city council should designate a voting representative and an alternate who will be present
at the meeting. League bylaws provide that "representatives of each Member City present and
in good standing collectively cast one vote." A voting card will be given to the city official
designated by the city council on the enclosed "Voting Delegate Form."
Please complete and return the enclosed "Voting Delegate Form" to the Sacramento office of
the League at the earliest possible time (not later than Friday, May 9, 2003), so that proper
records may be established for the conference. The voting delegate may pick up the city's
voting card at the designated Voting Card desk located in the lobby of the Sacramento
Community Center Theatre. The Voting Card desk will be open from 11:30 a.m. — 1:00 p.m. in
the lobby of the Sacramento Community Center Theatre.
The voting procedures to be followed at this conference are printed on the reverse side of this
memo.
Your help in returning the attached "Voting Delegate Form" as soon as possible is appreciated.
If you have any questions, please call Lorraine Okabe at (916) 658-8236.
Headquarters Southern California Office
1400 K Street 602 East Huntingron Dr., Suite C
Sacramento, CA 95814 Monrovia, CA 91016
916.658.8200 626305.1315
FAX 916.658.8240 FAX 626305.1345
League of California Cities
Special Meetinq of Leaque General Assemblv
Votina Procedures
Each member city has a right to cast one vote on matters pertaining to
League policy.
2. To cast the city's vote, a city official must have in his or her possession
the city's voting card and be registered with the Credentials Committee.
3. Prior to the Special Meeting, each city should designate a voting
delegate and an alternate and return the Voting Delegate Form to the
League Credentials Committee.
4. The voting delegate, or alternate, may pick up the city's voting card at
the voting card desk in the lobby of the Sacramento Community Center
Theatre.
5. Free exchange of the voting card between the voting delegate and
alternate is permitted.
6. If neither the voting delegate nor alternate is able to attend the Special
Meeting, the voting delegate or alternate may pass the voting card to
another official from the same city by appearing in person before a
representative of the Credentials Committee to make the exchange.
Prior to the Special Meeting, exchanges may be made at the "Voting
Card" table in the Sacramento Community Center Theatre lobby. At the
Special Meeting, exchanges may be made at the "Voting Card" table
located in the theatre area. Exchanges may not be made if a roll call
vote is in progress because the Credentials Committee will be
conducting the roll call.
7. In case of dispute, the Credentials Committee will determine the right of
a city o�cial to vote at the Special Meeting.
LEAGUE OF CALIFORNIA CITIES
2003 SPECIAL MEETING OF THE LEAGUE GENERAL
ASSEMBLY
VOTING DELEGATE FORM
CITY:
1. VOTING DELEGATE:
(Name)
(Title)
2. VOTING ALTERNATE:
(Name)
(Title)
ATTEST:
(Name) ,:-
PLEASE COMPLETE AND RETURN TO:
League of California Cities
Attn: Lorraine Okabe
1400 K Street
Sacramento, CA 95814
� Fax: (916) 658-8240
Deadline: Friday, Mav 9, 2003
8.i.
MEMORANDUM
TO: CITY COUNCIL
FROM: ROB STRONG, COMMUNITY DEVELOPMENT DIRECTOF �
BY: TERESA MCCLISH, ASSOCIATE PLANNER,(y�`
SUBJECT: CONSIDERATION OF
PROGRAM YEAR 2003
PROJECTS (CDBG)
REVISION OF FUNDING ALLOCATION FOR
COMMUNITY DEVELOPMENT BLOCK GRANT
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the City Council adopt the attached Resolution to revise funding
allocation for program year 2003 CDBG projects.
FISCAL IMPACT:
Revisions to the 2003 funding allocation result in a reduction in available funds of $10,135
from the original estimated amount of $140,299 to $130,164.
DISCUSSION:
The County has revised estimated funds available for the 2003 CDBG block grants due to
the U.S. Department of Housing and Urban Development (HUD) recent release of new
2000 Census data to be used in CDBG formula allocations. The allocations recommended
by the City Council on February 25, 2003 were based on the 1990 census data. The new
census data required recalculations that result in decreased funding available for the cities
of Arroyo Grande, Grover Beach and San Luis Obispo and increased funding for Paso
Robles, Atascadero and the unincorporated County. The original and revised CDBG
funding allocations for the City are as shown in Exhibit "A".
According to County staff, the late notice to cities is due to HUD's recent requirement that
participating jurisdictions use the 2000 Census data in CDBG funding calculations. To
determine how much CDBG funds each jurisdiction receives, County staff used the same
formula HUD used to allocate funds to urban counties and entitlement cities. This formula
uses census data for population, population growth, poverty and overcrowding. The
revised allocations reflect demographic changes in the Urban County. The Cooperation
Agreement for Program Years 2003-2006 requires the County to allocate funds to
participating cities up to total amounts equal to what they would have received if they
independently applied to HUD for CDBG funds.
Staff recommends accommodating the allocation reduction by decreasing funding for Code
Enforcement, Elm Street ADA projects, and administration. Since there is a 15°/a cap for
CITY COUNCIL
APPROVAL OF REVISED 2003 CDBG FUNDING ALLOCATIONS
APRIL 22, 2003
PAGE 2
public services, each public service activity was reduced by approximately $200 so the
revised limit of $19,524 is not exceeded.
ALTERNATIVES:
The following alternatives are provided for the Council's consideration:
— Adopt the attached resolution;
— Modify and adopt the attached resolution;
— Do not adopt the attached resolution;
— Provide direction to staff.
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF ARROYO GRANDE RECOMMENDING REVISON
OF FUNDING ALLOCATION OF THE 2003 COMMUNITY
DEVELOPMENT BLOCK GRANT PROJECTS
WHEREAS, via a Cooperation Agreement with the County of San Luis Obispo
(hereafter referred to as "County") executed on July 15, 2002, the City agreed to
become a participant for a period of three years with the County and other cities therein
as an "Urban County" under the Federal Department of Housing and Urban
Development (hereafter referred to as "HUD") CDBG program; and
WHEREAS, via the Cooperation Agreement, the City retains the authority to determine
which projects are to be funded with its allotment of CDBG funds; and
WHEREAS, the County will submit to HUD a One-Year Action Plan of the Consolidated
��
Plan" as required by 24 CFR Part 91 to establish which activities 2003 CDBG, HOME
and ESG program funds will be used by the County; and
WHEREAS, the City expected to receive $140,299 in entitlement CDBG funds in 2003;
and
WHEREAS, on February 25, 2003 the City Council held a Public Hearing on the City's
Program Year 2003 CDBG projects and approved Resolution No. 3657 recommending
City funding allocations to be included in the Consolidated Plan for approval by the
County Board of Supervisors; and
WHEREAS, on March 6,
2003 were recalculated
amount is $130,164; and
2003 the City was notified that the entitlement CDBG funds in
based on 2000 Census data and the expected entitlement
WHEREAS, the City Council has reviewed revised funding allocations for the 2003
CDBG program.
NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Arroyo
Grande, California, recommends that the Board of Supervisors for the County of San
Luis Obispo adopt the revised 2003 Draft One-Year Action Plan, which shall include the
programs listed in Exhibit A to this Resolution, to be funded with the City's allocation of
CDBG funds.
RESOLUTION NO.
PAGE 2
On motion of Council Member
following roll call vote, to wit:
AYES:
NOES:
ABSENT:
seconded by Council Member , and on the
the foregoing Resolution was passed and adopted this 22 day of April, 2003.
RESOLUTION NO.
PAGE 3
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, ADMINISTRATIVE SERVICES DIRECTOR/
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
,
Exhibit A
(revised 4/15/03)
2003
Requested Funds Revised
Project ProjectType 2003 approved 2003
Funds by CC Funds
2/25/03
EOC-FortyWonderful Public 2,000 1,500 1,300
Services
EOC - Senior Health Screening Public 5,000 3,500 3,300
Services
EOC - Teen Parenting Public 3,600 3,100 2,900
Services
Literacy Council Public 3,000 2,000 1,800
Services
SLO Co. YMCA Public 4,000 2,000 1,800
Services
The Harvest Bag Public 8,000 6,500 6,224
Services
Big Brothers / Big Sisters Public 5,000 2,400 2,200
Services
SUBTOTAL Public Services -%15 CAP 30,600 21,000 19,524
=(was $21,000, now $19,524) ,
EOC - Home Repair Housing 15,000 10,000 10,000
City of AG - Code Enforcement Code 19,000 12,900 11,900
Enforcement
City of AG - Public Works Public 135,000 0 0
Facilities
City of AG - Building & Fire Public 46,000 16,000 14,000
Facilities
City of AG - Economic Economic 50,000 50,000 50,000
Development Development
Cuesta College Economic Economic 3,000 3,000 3,000
Development Development
Administration (%20 CAP =$26,032) 28,060 27,399 21,740
Program Administration = $13,044 and
Capacity Building Activities =$8,696 for a total
of $21,740
TOTAL ($140,299 available) 326,660 140,299 130,164
9.a.
NOTICE IS HEREBY
Hearings on Tuesday,
Street, Arroyo Grande,
�
�
4.
CITY OF ARROYO GRANDE
CITY COUNCIL MEETING
NOTICE OF PUBLIC HEARINGS
GIVEN that the City Council of the City of Arroyo Grande will hold Public
April 22, 2003 at 7:00 p.m. in the City Councii Chambers, 215 E. Branch
to consider the following items:
CASE NO. Conditional Use Permit Case No. 02-010
APPLICANT: South County Historical Society
LOCATION: 127 Short Street
PROPOSAL: Consideration of the placement of a 30' x 80' metal building to be
used as a museum.
ENVIRONMENTAL
DETERMINATION: Negative Declaration
REPRESENTATIVE: Kirk Scott
CASE NO.
APPLICANT:
LOCATION:
PROPOSAL:
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Appeal of Conditional Use Permit Case No. 03-001
Santa Lucia Bank; John Hansen
1530 E. Grand Ave. (northwest corner of Courtland Street and E.
Grand Ave.)
Construction of a 9,100 square foot building for Santa Lucia Bank
and a 5,625 square foot commercial building. The property is
currently vacant.
Mitigated Negative Declaration
RRM Design Group
CASE NO. Amended Conditional Use Permit Case No. 03-002
APPLICANT: Investec Properties, Inc.
LOCATION: Rancho Parkway, Five Cities Center, Building F
PROPOSAL: Consideration of a retail/commercial use to ailow "Fitness 19" (health
and fitness center) to occupy Building F in the Five Cities Center.
ENVIRONMENTAL
DETERMINATION: Negative Declaration
REPRESENTATIVE: Grant Harris/Dave Pintard
CASE NO. Development Code Amendment No. 01-003
APPLICANT: City of Arroyo Grande
LOCATION: Village of Arroyo Grande
PROPOSAL: Adoption of Resolution approving the Design Guidelines and
Standards for Historic Districts and Expansion of Design Overlay
District 2.4.
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Exempt per CEQA Section 15061
Rob Strong, Community Development Director
Notice of Public Hearings
April 22, 2003
Page 2
5. CASE NO.
APPLICANT:
LOCATION:
PROPOSAL:
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Development Code Amendment No. 02-006 and General Plan
Amendment 03-001
City of Arroyo Grande
Village of Arroyo Grande
Consideration of proposed Ordinance amending the Zoning Map and
Arroyo Grande Municipal Code Title 16, Chapter 16.36 to rezone the
Village Commercial District and portions of the Generai Commercial
District and Office District to the Village Core Downtown District and
the Village Core Mixed Use District and Village Residential District.
The proposed activity is within the scope of the Program EIR
prepared for the 2001 General Plan Update.
Rob Strong, Community Development Director
Any person affected or concerned by these proposals may submit written comments to the Community
Development Department before the City Council hearing, or appear and be heard in support of or
opposition to the proposals at the time of hearing. Information relating to these proposals are available at
the Community Development Department, located at 214 E. Branch Street, Arroyo Grande, California, or
by telephone at (805) 473-5420 during normal business hours (8:00 a.m. to 5:00 p.m.). The proposed
project applications are available for public inspection at the above address.
If you challenge an item in court, you may be limited to raising only those issues you or someone else
raised at the public hearings described in this notice, or in written correspondence delivered to the City
Council at, or prior to, the public hearings. Failure of any person to receive the notice shall not constitute
grounds for any court to invalidate the action of the legislative body for which the notice was given.
� ,/ .
`✓����� ( �Q`I�l�l�1SL--
Kelly Wetm re, Director of Administrative Services/
Deputy City Clerk
Publish 1T, Friday, April 11, 2003
..r
TO: CITY COUNCIL
MEMORANDUM
FROM: ROB STRONG, COMMUNITY DEVELOPMENT DIRECTOR��
BY: RYAN FOSTER, ASSISTANT PLANNER �
9.A.
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT 02-010; MUSEUM
ADDITION FOR THE SOUTH COUNTY HISTORICAL SOCIETY; 127
SHORT STREET
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the City Council adopt the attached resolution approving Conditional
Use Permit 02-010 and instructing the Director of Administrative Services to file a Notice
of Exemption.
FUNDING:
No fiscal impact.
DISCUSSION:
Backaround
The project site is located at 127 Short Street, on City owned property. The property is
zoned Public Facility (PF) D-2.4, which is subject to the Design Guidelines for Historic
Districts. Because the project is located on City owned property, final approval is subject to
the City CounciL
Summarv
The South County Historical Society has applied for Conditional Use Permit 02-010 to
construct a 30'x80' building on City owned property that is leased to the Society at 127
Short Street. The building would be located adjacent to the Santa Manuela Schoolhouse
(Exhibit "B") and used as a museum to house historic farm implements.
Because the project site is located in the Village, it is subject to the Guidelines for Historic
Districts. Although there is no specific section in the Guidelines pertaining to the PF
District, the project is located in a predominately residential area. Both the Architectural
Review Committee (ARC) and the Planning Commission have worked with the applicant
to ensure that the building is compatible with the surrounding neighborhood character
while retaining its intended use as a museum. This includes the addition of wood facing
on all windows, replacement of iron shutters with wooden shutters, replacement of a roll-
up metal door with a bi-part sliding wooden door, and the exterior stain color.
�
CITY COUNCIL
CUP 02-010
APRIL 22, 2003
PAGE 2 OF 2
The Planning Commission first considered this project at its meeting of December 17, 2002
(Attachment 2). At that time, the Commission requested that the applicant provide
renderings that would reflect the scale and massing of the building in relation to the
schoolhouse and also incorporate the various design improvements requested by the ARC
(Exhibit "C').
The project was then reviewed for a second time by both the ARC and Planning
Commission, which have both recommended the City Council approve Conditional Use
Permit 02-010 (Attachments 3& 4) with additional minor modifications, as reflected in the
Conditions of Approval (Exhibit "A").
Public Comments
Notices were sent to property owners and placed in the Times Press Recorder for both the
Planning Commission and City Council hearings. As of April 14, 2003, staff has received
two letters, one in support of the project (Attachment 5) and one in opposition to the project
(Attachment 6) in addition to the comment given at the Planning Commission hearings.
ALTERNATIVES:
The following alternatives are presented for Council consideration:
— Adopt the attached resolution approving CUP 02-010;
— Modify and adopt the attached resolution approving CUP 02-010
— Do not adopt the attached resolution approving CUP 02-010
— Provide direction to staff.
Attachments:
1.
2.
4.
5.
6.
ARC notes from December 2, 2002
Planning Commission minutes from December 17, 2002
ARC notes from March 3, 2003
Planning Commission minutes from April 1, 2003
Letter from Cindy Hansen
Letter from Heather Jensen
a..
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE INSTRUCTING THE DIRECTOR OF
ADMINISTRATiVE SERVICES TO FILE A NOTICE OF
EXEMPTION AND APpROVING CONDITIONAL USE
PERMIT 02-010, LOCATED AT 127 SHORT STREET,
APPLIED FOR BY THE SOUTH COUNTY HISTORICAL
SOCIETY
WHEREAS, the City Council of the City of Arroyo Grande has considered Conditional
Use Permit 02-010, applied for by the South County Historical Society to construct a
2,400 square-foot museum building located at 127 Short Street; and
WHEREAS, the Architectural Review Committee and Planning Commission have
recommended approval of Conditional Use Permit 02-010; 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 Califomia
Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo Grande
Rules and Procedures for Implementation of CEQA and has determined that a Notice of
Exemption can be filed; 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 Public Facilities (PF) D-2.4 district
pursuant to Section 16.16.050 of the Development Code, and complies with all
applicable provisions of the Development Code, the goals and objectives of the
Arroyo Grande General Plan, and the development policies and standards of the
City.
2. The proposed use will not impair the integrity and character of the district in which
it is to be established or located because the proposed use is similar to
surrounding uses.
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.
CUP 02-010
PAGE 2 OF 5
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.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby instructs the Director of Administrative Services to file a Notice of
Exemption and approves Conditional Use Permit 02-010, 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 seconded by Council Member
, and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 22 day of April, 2003.
RESOLUTION NO.
CUP 02-010
PAGE30F5
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMIN
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
..�
RESOLUTION NO.
CUP 02-010
PAGE 4 OF 5
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 02-010
SOUTH COUNTY HISTORiCAL SOCIETY
127 SHORT STREET
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS
This approval authorizes the construction of a 2,400 square-foot museum building on City
owned property located at 127 Short Street
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 02-010.
3. This application shall automatically expire on April 22, 2005 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 April 22, 2003 marked Exhibit "B" and Exhibit
,.
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 attorneys fee's
which the City, its agents, o�cers or employees may be required by a court to pay
as a result of such action. The City may, at its sole discretion, participate at its
own expense in the defense of any such action but such participation shall not
relieve applicant of his/her obligations under this condition.
6. Construction shall be limited to befinreen the hours of 8:00 a.m. and 6:00 p.m.
Monday through Saturday. No construction shall occur on Sunday.
7. Development shall conform to the Public Facility (PF) zoning requirements except
as otherwise approved.
8. This Conditional Use Permit shall be subject to review by the Planning
Commission at the end of five (5) years from the date of approval. At any time, the
__.
RESOLUTION NO.
CUP 02-010
PAGESOF5
Planning Commission may modify existing conditions or impose new conditions to
protect the public health, safety and general welfare, as deemed necessary by the
Commission.
ARC CONDITIONS
9. 1"x4" battens shall be installed around all windows.
10. A 12" — 18" overhang shall be installed over all windows, which are secured to
the building by diagonal braces.
11. Both pedestrian doors shall be faced with wood, and stained to match the
exterior of the building.
12. The main roof overhang shall be increased by 8", unless prohibited by wind load
factors.
BUILDING AND FIRE DEPARTMENT
13. The applicant shall obtain all necessary building permits from the City prior to
construction.
14. 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.
15. The project shall provide disabled access required by State and Federal law on
all new construction.
PUBLIC WORKS DEPARTMENT
GENERAL IMPROVEMENT REQUIREMENTS
16. The applicant shall pay all applicable City fees at the time they are due.
17. 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 no be permitted. The
cleaning shall be done after each day's work or as directed by the Director of
Public Works.
18. The applicant shall be responsible for obtaining an encroachment permit for
all work within a public right of way.
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ATTACHMENT 1
D. Conditional Use Permit 02-010; Applicant South County Historica
Short Street
Ryan Foster presented the staff report explaining that this is a proposal to build a 30 ft. x 80 ft.
metal building to be used as a museum located directly behind the Santa Manuela School House
in the Public Facilities District. The proposal is subject to the Guidelines for Historic Districts,
but there is no section in the Guidelines specific to Public Facilities. If compared to
requirements for the residential district, the project conflicts with the Guidelines primarily due to
the metal roof and the lack of ornamentation.
Kirk Scott, President Historical Society, said this building would house historical vehicles and
farm equipment. The outside of the metal building would be sheathed with 5/8" plywood
(rough honedl, with 1 x 4" battens stained with one coat of Preservawood in Platinum
Weathered Gray. The ribbed corrugated roof color would be Rustic Red with the metal edge of
the overhand covered with 5%" 1 x 3 wood and painted the same color as the outside of the
building. The outside wood covering could be sponge coated to give an aged effect.
Mr. Hoag suggested two coats of Preservawood so the natural color would not show through.
Kirk Scott said he thought that the light would soon darken the wood.
Mr. Scott said they were considering adding iron shutters to the windows to give a more
antique look to the building. They also planned to put an automatic garage door opener on the
overhead garage door to assist docents in opening it. Around the windows and doors they
would add 1" x 6" wood framing. The design had been chosen primarily to save costs, as
funds were limited.
Mr. Ohler asked if the slab doors were metal. Mr. Scott said they were metal and they would
be painted the same color as the roll up door.
Mr. Hoag said there are now three distinct turn of the century Victorian buildings in the Village
Green and the form and function of this building is a barn, but the current Historic Design
Guidelines do not give direction for approving a metal roofed building. He further stated that
the building would be partly screened on one side by the fence behind Heritage House and a
large Walnut tree on the south side.
Mr. Fellows said maybe it would be more authentic and save money if the concrete floor were
omitted. Mr. Scott replied that in order to preserve the artifacts a concrete floor would be
necessary.
Mr. Fellows suggested that it might look more authentic if the wood on the building was
painted dark red or not painted at all. Mr. Scott thought it might stand out too much if it were
painted red. Mr. Hoag commented that the T111 wood may look too blonde if it was not
stained.
Mr. Fellows expressed concern about how this building was going to look beside the other
buildings and he would like to see the following changes:
• Genuine board and batten.
• A rolling barn door (true barn door) in place of the overhead roll-up metal door.
• Replacement of aluminum windows with wood.
• Wood shutters instead of iron.
• The metal doors could be clad.
�
Mr. Scott said the window grids could be covered with wood.
Mr. Hoag said the small finishing details would be important such as:
• The quality of the batten.
• The quality of the shutters.
• The anodized window frames clad with wood.
• The color of the stain on the siding.
Mr. Kielan suggested that they stain several 12 x 12 samples with different colored stains to
see how they would look; darker would probably look better for a weathered look. The use of
Pacific Redwood color may make the roof stand out less.
Mr. Fellows suggested the applicant investigate putting in the old style roof vents.
Dave Crockett, Code Enforcement, suggested that the applicant return with color and material
samples because the area where the proposed building was to be placed is a sensitive one.
Mr. Hoag asked the applicant to return to the next ARC meeting with color samples of the
siding and a color chip of the doors from the manufacturer before final approval.
Chuck Fellows made a motion, seconded by Jamie Ohler, to recommend approval of Conditional
Use Permit 01-010 to City Council with the following changes:
• Samples of stained wood battens to be brought to the next ARC meeting, January 6.
• Metal sofit to be covered by wood.
• Roll-up door to be replaced by rolling bi-part wood barn doors, stained with Pacific
Redwood or Natural Brown color.
• The windows to be historic type wood windows, or new with the anodized window
frames clad with wood.
• Wood shutters instead of iron.
The motion was approved on a 4/0 voice vote.
ATTACHMENT 2
PUBLIC HEARING - CONDITIONAL USE PERMIT CASE NO. Oc-u i u; Nrr�wNrv i—
SOUTH COUNTY HISTORICAL SOCIETY; LOCATION — 127 SHORT STREET
VILLAGE GREEN. Staff report prepared and presented by Ryan Foster.
Mr. Foster stated that the applicant was proposing to construct a 2,400 square-foot
metal-frame building behind the Santa Manuela Schoolhouse to be used to house
historic displays. He further stated the building would consist of a metal roof and board
and batten exterior. He explained that the project site is located in the Public Facilities
Zoning District and is subject to the Guidelines for Historic Districts. However, there is
no section in the Guidelines pertaining to the Public Facility Zoning District. If compared
to the Guidelines pertaining to residential districts, the project would be in conflict,
primarily due to the metal roof and lack of ornamentation. At the December 2, 2002
meeting the Architectural Review Committee (ARC) recommended approval subject to
several conditions regarding the building materials and detail work. Because this
project is located on City owned property, final approval lies with the City Council.
Finally, Mr. Foster referred to the suggestion received in a letter from Cindy Hansen.
He explained that the Loomis Feed Building is included in an EIR currently being
prepared for the Creekside project and the historical significance of the building will be
determined upon completion of the EIR.
Vice Chair Keen opened the public hearing.
Kirk Scott, President of the Historical Society, spoke describing the project, giving the
architectural details of the proposed building and some history of the South County
Historical Society. He explained why the proposed building was required and
distributed some pictures of historical buildings that illustrated what they were trying to
emulate for the museum building. He concluded by saying this proposal was a gift to
the City.
Commissioner Brown stated his appreciation to the Historical Society for their efforts,
but stated because this proposal is for a building right in the heart of the Village color
renderings including different perspectives should first be submitted to the ARC. He
further stated that the Historic Village Design Guidelines needed to be adhered to. He
suggested that this could might be a project for Cal Poly. Mr. Scott said he would
pursue these suggestions.
Commissioner Fowler asked how often the proposed museum would be open to the
public? Mr. Scott said the same hours as the other museums on the Village Green,
which is Saturday and Sunday at this time.
Commissioner Fowler stated she had concerns about putting this 'container type'
(storage) building on this very pretty Village Green area. She further stated that the
proposed building does not match the Village Design Guidelines.
Mr. Scott stated that the building was intended to be a museum with some area
cordoned off for storage. He believed the metal roofed, board and batten building with
landscaping around it would blend in with the existing buildings on the Village Green.
Heather Jensen, 569 May Street, said she had a concern that any "Public Facilities" had
not been incorporated into the process in the update of the Historic Guidelines. She
further stated that Public facilities should be setting a very high standard to follow and
was not sure that this building would fit in with the existing buildings.
Vice Chair Keen closed the public hearing.
Commissioner Guthrie had a concern that the drawings they had received did not reflect
the fairly significant changes requested by the ARC at their meeting and without seeing
these changes it would be very difficult to approve this project. He also had a concern
initially with the scale of the building compared to the existing buildings, but after visiting
the site he thought it might not look so large. He agreed with Commissioner Brown that
he would like to see plans which include color renderings and show perspectives to the
existing buildings. He further stated that the Historic Village Design Guidelines should
apply to this building.
Commissioner Arnold said he concurred with Commissioner Guthrie that this project
should return to the ARC for their review with the requested changes before coming
back to the Planning Commission.
Commissioner Fowler said her concerns were the size of the building and whether it
was appropriate for the area. She would like to see a smaller building or two separate
buildings.
Commissioner Brown restated his view that the Historic Guidelines should be followed.
He also had concerns about the metal roof and whether the building could be made to
look like an historic building. He concurred with Commissioner Guthrie that colored
renderings including perspectives to compare with the existing buildings needed to be
submitted. Finally, he stated that the Commission would need a comfort level before
they could approve this project.
Commissioner Keen referred to the picture of the McCade building (a building that was
in the community years ago), stating that he would like to see the building look more like
this. He further suggested that if the building was "L shaped it may not look as big and
on the "L" shape toward Short Street the doors and fa�ade could be like the old
buildings from that period. He then questioned if any of these specific lots had been
merged into one parcel and if these were still individual lots the proposed proJect would
cross property lines. In addition, he thought the City had acquired Lot 3 under "eminent
domain" to build a City Hall and asked for comment from Community Development.
Mr. Strong stated he did not know the specific history, but it would be up to the City
Council to decide whether this is an appropriate public use. City staff (City Attorney and
Building Dept.) did not feel that it should be a prerequisite to a conditional use permit to
merge the lots, although there would have to be provision that the lots stayed together
as long as there is a building that crosses the property line.
The Planning Commission agreed that because the project site is located in the village
and is on City property the Historic Village Design Guideline standards should be
followed. They requested the applicant return to the Architectural Review Committee
with color renderings that reflect the changes requested by them and also show size
and scale relative to the other historic buildings at this site.
Commissioner Brown made a motion, seconded by Commissioner Guthrie to continue
the project to a date uncertain with the request that the applicant first return to the ARC
with more detailed color renderings showing scale and perspectives viewed from
different locations. The motion was approved with the following roll call vote:
AYES: Commissioners Brown, Guthrie, Arnold, Fowler and Vice Chair Keen
NOES: None
ABSENT: None
Commissioner Brown asked Mr. Foster if he would follow up with Mr. Scott to get
a contact with Cal Poly for help with the design of the building.
Commissioner Keen asked Mr. Scott if the Historical Society had looked into using
an old building around town for the museum.
Mr. Scott said they had looked into using old wood and found that it would not be
feasible due to the cost and the incompatibility of the lengths of the wood.
ATTACHMENT 3
F. CONDITIONAL USE PERMIT 02-010 - KIRK SCOTT, 127 SHOR
Kirk Scott presented the proposed revisions for the South County Historical Society structure.
• Goal is for appearance of auxiliary building to fit into the neighborhood.
• Rustic brown and white colors (same as the Last Chance Saloon).
• Slab under porch is not shown on rendering.
• The "metal" look has been replaced. Sample of 22 gauge corrugated metal for roof,
which ages dramatically over two years. The eventual appearance does not look
anything like "metal". Used extensively in Arizona for refurbishing old historic towns.
• Greater detail on building - increased detail on gabled ends, extend roofing material,
frame windows with wood.
• Awnings over doors and windows.
• Building could be moved 2 to 3 feet closer to the park, would allow 5' setback. (Rob
Strong approved 0' setback on this public property site; lot merger).
• Eventually add-ons can be added to enhance the building appeal (example: lean-to
shed to cover items such as donated carriage and tractor outside of the building,
weather vane, etc.).
• Painted doors with faux wood antiquing finish.
• Skylights to start at crest of roof.
Motion by Chuck Fellows to recommend PC approval of CUP 02-010 as follows:
• 1" x 4" battens around windows.
• 12"-18" overhang over windows, diagonal braces to the building (not the ground).
• 18"-24" awning overhang over pedestrian double doors.
• Wood treatment on pedestrian doors.
• 22 gauge roof material, as proposed.
• 8" roof overhangs at ends of roof (if not a wind load problem).
• Rustic brown colors accepted.
• Other proposed features approved.
Seconded: Amy Miltenberger
Motion Approved: 4/0 voice vote
DRAFT
ATTACHMENT 4
PUBLIC HEARING - ITEM II.A. - CONDITIONAL USE PERMIT CASE NO. 02-010;
APPLICANT - SOUTH COUNTY HISTORICAL SOCIETY; LOCATION - 127 SHORT
STREET. Prepared by Ryan Foster, Assistant Planner, presented by Rob Strong, Community
Development Department Director.
PUBLIC HEARING OPENED
Kirk Scott, South County Historical Society
• Discussed item-by-item the components of the building that have been
addressed as a result of ARC recommendations:
— Roof material — corrugated metal that ages very quickly to promote
historic appearance.
— Metal strip on gabled ends of building have been removed.
— Extended eves on roof added.
— Porticos over doors have been added. Awnings over windows being
reconsidered based historic appearance.
— Building color — historic dark brown.
Douglas Sage, Miller Way, Historical Society Member
• Believes materials will blend in (with community).
Jan Scott, Curator of South County Historical Society
• Asked how many meeting attendees were here to support the proposed
structure. Approximately 12 citizens raised their hands and indicated that
they live in the Village.
PUBLIC HEARING CLOSED
The Planning Commission discussed the following items related to this project:
• Changes need to be made that were previously requested.
• Concerns:
— Structure does not meet the Village Design Guidelines and Standards.
— Scale too massive.
— Does not match or fit with surrounding buildings.
— Landscaping is needed to obscure right side of building and between
windows on front elevation.
— Windows may need to have awnings. Can be decided later.
— Porch not attractive.
• Support:
— Usage supports building size, scale acceptable at the location (back
against creekl.
— Changes are in line with what was requested.
— Metal roof acceptable in this location.
ATTACHMENT 5
City of Arrnya fffande
Planning Commission Meefing
Pubtic IFeauag.Case I<fn_ CandiTiouat:�Ise PetmitII2410
December 17, 2002
hlyname isCindX f3anseu li�re au�uasnaRoad.in Auaya f�aude.
I support the Historical Society's application for an additional building Yo be used as a museum.
f3n�re�cer,:Lpmpnse that �ausideiatiou he gi.een _to:usi¢g.aahistadcat..hr"I�for ttrat p�posa
rather than a new metal building: .Specifically, xhe Loomis Feed building.
Lunderstand_the.pmRett�r h�s heen.sntd,and tlieintentista de�retap it for. m�ed.usect_. Possi�}y
there are plans for the feed store and outbuildings to remain on site. That �vould be best.
Hn�.�rever„t€ tfiese huiidings are gciing ta he destrage.�or ehhere are. na glaasta gresecve the�r
elsewherE,-.their life should be extended asa museum.
F�hathetter �riFitrr hollse. kcistoricat.displaps than an histoIICat h�utding? .�Ynd �uhattiettec
opportunity for the Historical Society than to save and use such a structure?
State arams may_ c�zeu he,avaitahte -�tuch��uoutd sasce_mnu�y--anrt at tha same time: saue:a gieee ,
of Arroyo Grande history.
Thank you,
Cindy Hansen
��������
I�EC 17 2002
�17y (;;_ �i!,i;GYO GRANDE
COMMUNITY DEV�IOPMENT DEPT.
/�
,
April 1, 2003
ATTACHMENT 6
r i : `A,
Planning Commission
City of Arroyo Grande
Re: Conditional Use Permit case # 02-010
South County Historical Society Storage Barn
Dear Commissioners:
APR p 1 2CO3
COMMUNIIY DEVELO ME T DEPT.
Unfortunately I will be unable to attend this evening Public Hearing so i am writing to express
several concems regarding the application to build this storage barn.
♦ The size and scale of this structure is completely out of character with the surrounding
buildings. To build this barn would dwarf the charming adjacent historical buildings that we now
admire and enjoy.
♦ The proposed building materiais are not compatibie with the surrounding structures or the
Historic Guidelines. The comparison naming the similarity to the Last Chance Deli is a real
stretch. The Last Chance is not even in the same viewshed as the proposed area. To put such
a structure next to the old school house and the Heritage House will certainly be detrimental to
their attractive period appearance.
The proposed metal roof is horrifying. If this structure were in the country in a true rural barn
like setting it may work. But not in this sensitive historical area. About 2 or 3 years ago a
residence on my street (May Street) replaced their composition roof with a metal one. I was
home during the afternoon when the instatlation was going on. I looked out my window and
was biinded by the brilliant reflection. The metal is blue and it is still causing a great deal of
reflection even after several years even though the installation contractor assured me it would
fade. It has not.
♦ I do also question if this is the appropriate location to store the proposed equipmenY?
♦ The South County Historical Society has a unfinished building on Bridge Street, I question the
money and effort going into another building and not completing the project that has been
under construction for many years. Since this proposal affects City owned property, I am
concerned that this project could also remain unfinished for many years. This would create
and eye soar as well as a safety issue.
I do hope these issues will be addressed during your meeting. Thank you very much.
Heather Jensen
569 May Street
Arroyo Grande
489-0234
9.b.
CASE NO. Appeal of Conditional Use Permit Case No. 03-001
APPLICANT: Santa Lucia Bank; John Hansen
LOCATION: 1530 E. Grand Ave. (northwest corner of Courtland Street and E.
Grand Ave.)
PROPOSAL: Construction of a 9,100 square foot building for Santa Lucia Bank
and a 5,625 square foot commercial building. The property is
currently vacant.
NOTICE IS HEREBY GIVEN that the City Council of the City of Arroyo Grande will hold Public
Hearings on Tuesday, April 22, 2003 at 7:00 p.m. in the City Council Chambers, 215 E. Branch
Street, Arroyo Grande, to consider the following items:
1. CASE NO. Conditional Use Permit Case No. 02-010
APPLICANT: South County Historical Society
LOCATION: 127 Short Street
PROPOSAL: Consideration of the placement of a 30' x 80' metal building to be
used as a museum.
ENVIRONMENTAL _
DETERMINATION: Negative Declaration
REPRESENTATIVE: Kirk Scott
2.
3.
4.
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
CITY OF ARROYO GRANDE
CITY COUNCIL MEETING
NOTICE OF PUBLIC HEARINGS
Mitigated Negative Deciaration
RRM Design Group
CASE NO. Amended Conditional Use Permit Case No. 03-002
APPLICANT: Investec Properties, Inc.
LOCATION: Rancho Parkway, Five Cities Center, Building F
PROPOSAL: Consideration of a retail/commercial use to allow "Fitness 19" (health
and fitness center) to occupy Building F in the Five Cities Center.
ENVIRONMENTAL
DETERMINATION: Negative Declaration
REPRESENTATIVE: Grant Harris/Dave Pintard
CASE NO. Development Code Amendment No. 01-003
APPLICANT: City of Arroyo Grande
LOCATION: Viilage of Arroyo Grande
PROPOSAL: Adoption of Resolution approving the Design Guidelines and
Standards for Historic Districts and Expansion of Design Overlay
District 2.4.
ENVIRONMENTAL
DETERMINATION: Exempt per CEQA Section 15061
REPRESENTATIVE: Rob Strong, Community Development Director
__.
Notice of Public Hearings
April 22, 2003
Page 2
5. CASE NO.
APPLICANT:
LOCATION:
PROPOSAL:
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Development Code Amendment No. 02-006 and General Plan
Amendment 03-001
City of Arroyo Grande
Village of Arroyo Grande
Consideration of proposed Ordinance amending the Zoning Map and
Arroyo Grande Municipal Code Title 16, Chapter 16.36 to rezone the
Village Commercial District and portions of the General Commercial
District and O�ce District to the Viilage Core Downtown District and
the Village Core Mixed Use District and Village Residential District.
The proposed activity is within the scope of the Program EIR
prepared for the 2001 General Plan Update.
Rob Strong, Community Deve�opment Director
Any person affected or concerned by these proposals may submit written comments to the Community
Development Department before the City Council hearing, or appear and be heard in support of or
opposition to the proposals at the time of hearing. Information relating to these proposals are available at
the Community Development Department, located at 214 E. Branch Street, Arroyo Grande, California, or
by telephone at (805) 473-5420 during normal business hours (8:00 a.m. to 5.'00 p.m.). The proposed
project applications are available for public inspection at the above address.
If you challenge an item in court, you may be limited to raising only those issues you or someone else
raised at the public hearings described in this notice, or in written correspondence delivered to the City
Council at, or prior to, the public hearings. Failure of any person to receive the notice shail not constitute
grounds for any court to invalidate the action of the legislative body for which the notice was given.
; J3
`���t-Q-�% ( �ll/���L2�-'1.�_
Kelly etm re, Director of Administrative Services/
Deputy City Clerk
Publish 1T, Friday, April 11, 2003
9.b.
MEMORANDUM
TO: CITY COUNCIL
FROM: ROB STRONG ��/
COMMUNITY DEVELOPMENT DIRECTOR ,�
BY: .� KELLY HEFFERNON
�' � ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF APPEAL OF CONDITIONAL USE PERMIT
CASE NO. 03-001; VESTING TENTATIVE PARCEL MAP CASE
NO. 03-001; PLANNED SIGN PROGRAM CASE NO. 03-001;
1530 EAST GRAND AVENUE; SANTA LUCIA BANK
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the Council consider the appeal of Planning Commission denial of
Conditional Use Permit Case No. 03-001, Vesting Tentative Parcel Map Case No. 03-
001 and Planned Sign Program Case No. 03-001 for Santa Lucia Bank (SLB) and adopt
the attached resolutions approving the project.
It is further recommended the Council consider and approve one of the two proposed
alternative designs for the second floor balcony included with the project plans.
FUNDING:
No financial impact to the City.
DISCUSSION:
Backqround
On March 18, 2003 the Planning Commission denied the Santa Lucia Bank
development project based on findings that the project is not consistent with General
Plan Land Use Element Policies 5-1, 5-2, 5-5, 5-6, 5-8.2 and 5-10.1, and that the
building mass, scale and height is excessive (see Attachments 1 and 2 for Planning
Commission meeting minutes and staff report). These Land Use Element policies are
as follows:
➢ LU5-1 "Provide for a diversity of retail and service commercial, o�ces,
residential and other compatible uses that support multiple neighborhoods and
the greater community, and reduce the need for external trips to adjacent
CITY COUNCIL
APPEAL OF CUP 03-001; VTPM 03-001; PSP 03-001
APRIL 22, 2003
PAGE 2
jurisdictions, by designating Mixed Use areas along and near major arterial
streets and at convenient, strategic locations in the community."
➢ LU5-2: "The MU category shall provide areas for businesses offering the
provision and sale of general merchandise, hardware/building materials, food,
drugs, sundries and personal services which meet the daily needs of a multi-
neighborhood area (trade area populations range from 15,000 to 20,000 people;
roughly equivalent to the size of Arroyo Grande). Typical businesses in the MU
category include general merchandise and/or specialty stores such as
supermarkets, hardware/appliance outlets, building materials/home improvement
stores, restaurants, and general services/offices, business plazas and arks.
Mixed Use development shall be compatible in size and scale to ensure
preservation of the "rural setting and small town character" of the City. This
category encompasses agriculturally-related businesses and services such as
veterinary services and other farm support/supply."
➢ LU5-5: "Define different Mixed Use overlay or combining designations
concurrent with Development Code revision for General Plan consistency to
clarify allowed, conditionally permitted and prohibited uses in each MU subarea."
➢ LU5-6: "Allowable uses within the MU category shall not include uses that
adversely affect surrounding commercial or residential uses, or contribute to the
deterioration of existing environmental conditions in the area."
➢ LU5-8.2: "Enable Mixed-Uses and development intensities to be increased in
the Mixed Use corridors to promote pedestrian activity, provide better shopping
opportunities and discourage incompatible commercial service uses in areas
adjoining residential uses or classifications."
➢ LU5-10.1: "Promote development of a high intensity, mixed-use, pedestrian
activity node centered on the Courtland StreeUEast Grand Avenue intersection
as a priority example of revitalization of this corridor segment known as
Gateway."
Specific Planning Commission concerns regarding the project are discussed below
followed by the applicanYs proposed project modifications to address these concerns
(see Attachment 3 for letter from the applicanYs representative describing the proposed
modifications).
CITY COUNCIL
APPEAL OF CUP 03-001; VTPM 03-007; PSP 03-001
APRIL 22, 2003
PAGE 3
Issues
1. There is a lack of pedestrian orientation.
• The applicanf has enhanced the pedestrian access by adding "speed
tab/es" at crosswa/k /ocations within the deve%pment.
• As an option, the Council might consider enhancing the pedestrian
orientation by widening and extending the wa/kway a/ong the west side of
the SLB property line to East Grand Avenue.
2. There are an excessive number of drive-up windows.
• The applicant has reduced the number of drive-up windows from four (4)
to three (3), providing a separate "by-pass" in the outside lane for direct
access to East Grand Avenue.
• Another opfion to consider is to eliminafe one (1) or two (2) of the lanes
comp/etely while still providing the same number of drive-up windows in a
tandem configuration, and possibly still provide a"by-pass" lane. This
wou/d provide greater opportunify for pedestrian enhancement on the west
side of the bank property.
3. The bank building appears excessive in mass, scale and height.
• The applicanf has reduced the finished floor of the bank building and p/aza
area by one foof (1). Any additional reduction would cause a/arger grade
change between the senior project to the rear and the commercial project,
and complicate site circu/ation.
4. The plaza wall appears too tall and exclusionary of the general public.
• The applicant has provided an opfion of converting the upper portion of
the wall fo an open rail, reducing the visua/ mass of the wall from seven
feet (7) to three feet (3).
5. The monument signs are too massive.
• The applicanf has eliminated the monumenf sign for the bank completely,
and instead has incorporated fhe "Santa Lucia Bank" lettering on to the
p/aza wall. The size of the directional sign has a/so been reduced in
height from four feet (4) to three feet (3). All signage re/ating to fhe
adjacent commercia/ building has been removed from the P/anned Sign
Program application. Signage for Parcel 2 will be considered when a
specific user is identified.
6. The 48" box Coast Live Oak trees should be planted on-site.
• The applicanf has revised the site plan to plant all four (4) of the oak trees
on the projecf site.
• The conditions of approval have a/so been modified to reflect this change.
CITY COUNCIL
APPEAL OF CUP 03-001; VTPM 03-001; PSP 03-001
APRIL 22, 2003
PAGE 4
7. There is no assurance that the adjacent commercial building will match the
architectural style of Santa Lucia Bank.
• If the Council feels that the Conditional Use Permit process is not
su�cient assurance that the archifectural sfy/e of the adjacent commercial
building will match the bank building, the applicant is willing fo add a deed
restriction on fhe property to ensure architectural compatibility between
the buildings.
8. The Palm trees should be replaced with another type of tree species.
• The applicant is willing to eliminate the Pa/m trees along fhe East Grand
Avenue frontage and suggesfs that they be rep/aced with a decorafive
small size tree, such as a Crepe Myrtle, Red Bud, or Strawberry tree
(these species are currently lisfed on the preliminary /andscape plan for
the project).
9. The adequacy of the traffic study is questionable. The traffic analysis should
be updated to adequately reflect the number of peak hour trips generated
from the four (4) drive-up teller windows.
• The applicant has submitfed an update of the tra�c analysis prepared by
Higgins Associates originally in 2002 for the mixed-use projecf approved
on this site and the property adjacenf to the north. The tra�c letter report
is included as Attachmenf 4.
Environmental Assessment
Staff reviewed this project in compliance with the California Environmental Quality Act
(CEQA) and the CEQA Guidelines and recommends approval of a mitigated negative
declaration for the project, including the updated traffic analysis. See Attachment 5 for
the Initial Study.
ALTERNATIVES:
The following alternatives are presented for Council consideration:
1. Uphold the appeal and adopt the attached resolutions approving the project; or
2. Modify the project and adopt the attached resolutions approving the project; or
3. Take tentative action to deny the project applications and direct staff to prepare
the appropriate resolution for City Council action.
If the Council selects alternative 3, staff will return with the appropriate resolution at a
later meeting.
CITY COUNCIL
APPEAL OF CUP 03-001; VTPM 03-001; PSP 03-001
APRIL 22, 2003
PAGE 5
Attachments:
1. Planning Commission Meeting Minutes of March 18, 2003
2. Planning Commission Staff Report of March 18, 2003 (less attachments)
3. Response Letter from the applicanYs representative dated April 7, 2003
4. Tra�c analysis update letter from Higgins Associates dated April 15, 2003
5. Initial Study and Final Mitigated Negative Declaration
Attachment A: Traffic Analysis dated April 23, 2002 (Appendices
available in the Community Development
Department)
Attachment B: Archaeological study information
_..
RESOLUTION NO.
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. 03-001, LOCATED AT 1530
EAST GRAND AVENUE, APPLIED FOR BY SANTA LUCIA BANK
WHEREAS, the City Council of the City of Arroyo Grande has considered an application
for Conditional Use Permit Case No. 03-001, filed by Santa Lucia Bank, to construct a
9,100 square foot bank building with three (3) drive-up lanes and a 5,625 square foot
commercial building; 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 (CEQA), the State CEQA Guidelines, and the Arroyo Grande
Rules and Procedures for Implementation of CEQA 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 General Commercial district pursuant to
Section 16.16.050 of the Development Code, and complies with all applicable
provisions of the Development Code, the goals and objectives of the Arroyo
Grande General Plan, and the development policies and standards of the City.
2. The proposed use will not impair the integrity and character of the district in which
it is to be established or located because the proposed use is similar to
surrounding uses.
3. The site is suitab
proposed because
would be provided.
e for the type and intensity of use or development that is
all the necessary easements, circulation, parking and setbacks
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure the public health and safety.
5. The proposed use will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties and improvements in the vicinity because the
proposed project would not create adverse environmental impacts.
�
RESOLUTION NO.
PAGE 2
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
Conditional Use Permit Case No. 03-001.
2. Based on the initial study, a Mitigated Negative Declaration was prepared for
public review. A copy of the Mitigated Negative Declaration and related materials
is located at City Hall in the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and considering
the record as a whole, the City Council adopts a negative declaration and finds
that there is no substantial evidence of any significant adverse effect, either
individually or cumulatively on wildlife resources as defined by Section 711.2 of the
Fish and Game Code or on the habitat upon which the wildlife depends as a result
of development of this project. Further, the City Council finds that said Mitigated
Negative Declaration reflects the City's independent judgment and analysis.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby adopts a Mitigated Negative Declaration, instructs the Director of
Administrative Services to file a Notice of Determination, and approves Conditional Use
Permit Case No. 03-001, 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 , seconded by Council Member
and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this day of April 2003.
RESOLUTION NO.
PAGE 3
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES/
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
�
RESOLUTION NO.
PAGE 4
ExHisir "A"
CONDITIONS OF APPROVAL
VESTING TENTATIVE PARCEL MAP CASE NO. 03-001
Santa Lucia Bank
1530 East Grand Avenue
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS:
This approval authorizes the subdivision of a 1.75-acre parcel into two (2) parcels of
47,616 and 28,507 square feet.
The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
The applicant shall comply with all conditions of approval for Vesting Tentative
Parcel Map Case No. 03-001 and Conditional Use Permit No. 03-001.
3. Development shall occur in substantial conformance with the plans presented to
the City Council at their meeting of April 22, 2003 and marked Exhibit "B".
4. This tentative map approval shall automatically expire on April 22, 2005 unless the
final map is recorded or an extension is granted pursuant to Section 16.12.140 of
the Development Code.
5. The applicant shall, as a condition of approval of this tentative or final map
application, defend, indemnify and hold harmless the City of Arroyo Grande, its
present or former agents, officers and employees from any claim, action, or
proceeding against the Ciry, its past or present agents, officers, or employees to
attack, set aside, void, or annul City's approval of this subdivision, which action is
brought within the time period provided for by law. This condition is subject to the
provisions of Government Code Section 66474.9, which are incorporated by
reference herein as though set forth in full.
DEVELOPMENT CODE:
6. Development shall conform to the General Commercial (GC) zoning requirements
except as otherwise approved.
7. The developer shall comply with Development Code Chapter 9-4, "Land Divisions".
8. The developer shall comply with Development Code Chapter 9-14, "Dedications,
Fees and Reservations."
�
RESOLUTION NO.
PAGE 5
9. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans except as specifically modified by these conditions.
10. All parking spaces adjacent to a wall, fence, or property line shall have a minimum
width of 11 feet.
NOISE
11. Construction shall be limited to between the hours of 8 a.m. and 6 p.m. Monday
through Friday, and between 8 a.m. and 5 p.m. on Saturday and Sunday.
LIGHTING
12. All lighting for the site shall be downward directed and shall not create spill or glare
to adjacent properties.
WATER
13. All new construction shall utilize fixtures and designs that minimize water usage.
Such fixtures shall include, but are not limited to, low flow showerheads, water
saving toilets, instant water heaters and hot water recirculating systems. Water
conserving designs and fixtures shall be installed prior to final occupancy.
SOLID WASTE
14. Solid waste pick-up location as identified is acceptable. 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 accommodate recycling container(s).
15. Trash enclosures shall be reserved exclusively for dumpster and recycting
container storage. Miscellaneous tires, auto parts, boxes, bins, racks, etc., will
not be allowed within the enclosure.
PRIOR TO ISSUING A BUILDING PERMIT:
16. The applicant shall submit an exterior lighting (photometric) plan for parking area
lighting.
17. A landscaping and irrigation plan shall be prepared by a licensed landscape
architect subject to review and approval by the Community Development
Department and the Parks & Recreation Department. The landscaping plan shall
include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
,.
RESOLUTION NO.
PAGE 6
c. The required landscaping and improvements. This includes:
1. Deep root planters shall be included in areas where trees are within five
feet (5') of asphalt or concrete surfaces and curbs;
2. Water conseryation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants and mulches shall be
incorporated into the landscaping plan; and
3. An automated irrigation system.
4. The selection of groundcover plant species shall include native plants.
5. Linear planters shall be provided in the parking area.
6. Street trees shall be a minimum of 24"-box size.
PRIOR TO ISSUING THE CERTIFICATE OF OCCUPANCY:
18. 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".
19. The developer shall paint a test patch on the building including all colors. The
remainder of the building may not be painted until inspected by the Community
Development Department or Building and Fire Department to verify that colors
are consistent with the approved color board. A 48-hour notice is required for
this inspection.
20. All electrical panel boxes shall be installed inside the building.
ARCHITECTURAL REVIEW COMMITTEE
21. All ducts, meters, air conditioning equipment, and other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from
public view behind the parapets, or with materials architecturally compatible with
the main structure.
22. Prior to issuance of building permit, the applicant shall submit a color and
materials board for ARC review and approval.
23. A low wall (no greater than 3 feet in height) and low-lying plant material shall be
installed along a portion of the East Grand Avenue frontage to help screen the
drive up lanes. The wall material shall match the smooth stucco surFace and color
of the building.
24. There shall either be a landscaped berm or tapered low wall (no higher than 3 feet
tall) along Courtland Street to screen the parking area. The wall material shall
match the smooth stucco surface and color of the building.
25. There shall be directional signage for the drive-thru ENTRANCE and EXITS.
26. There shall be a bulb out at the entrance to the drive-thru to narrow the entrance.
RESOLUTION NO.
PAGE 7
PARKS AND RECREATION DEPARTMENT CONDITIONS
27. The applicant shall comply with the provisions of Ordinance 521 C.S., the
Community Tree Ordinance.
28. Linear root barriers shall be used at the front of the project to protect the
sidewalks.
29. All street front trees shall be 24-inch box and shall be located a minimum of one
(1) tree for every seventy-five feet (75') of street frontage.
POLICE DEPARTMENT
PRIOR TO ISSUING A BUILDING PERMIT:
30. The applicant shall submit an exterior lighting plan for Police Department approval.
PRIOR TO ISSUING THE CERTIFICATE OF OCCUPANCY:
31. The applicant shall install a burglar alarm system per Police Department
guidelines, and pay the Police Department alarm permit application fee.
32. The applicant shall post designated fire lanes, per Section 22500.1 of the
California Vehicle Code.
33. The applicant shall post handicapped parking, per Police Department
requirements.
BUILDING AND FIRE DEPARTMENT
34. 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.
35. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines, and have a 35-foot minimum inside radius.
36. The project shall have a fire flow that complies with the Unified Fire Code
requirements.
37. The entire site shall be ADA accessible.
38. Note that some fee credits are due from previously issued demolition permit.
PRIOR TO ISSUING A BUILDING PERMIT:
39. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, welis, underground piping and other undesirable conditions.
�.
RESOLUTION NO.
PAGE 8
40. County Health Department approval is required for food service occupancies.
PRIOR TO BRINGING COMUSTABLES ON SITE:
41. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards.
PRIOR TO OCCUPANCY:
42. The applicant shall post designated fire lanes, per Section 22500.1 of the
California Vehicle Code.
43. The applicant must provide an approved "security key vaulY' per Building and Fire
Department guidelines.
44. All buildings must be fully sprinklered per Building and Fire guidelines.
45. The applicant shall install opticom traffic signal pre-emption device at an
intersection to be selected by the Fire Chief. The cost of the opticom device
shall be shared between the subject property and the adjacent senior housing
development project to the north. This cost shall be split on a per square foot
basis in accordance with the existing recorded CC&Rs for the two properties.
PUBLIC WORKS DEPARTMENT
GENERAL IMPROVEMENT REQUIREMENTS
46. Fees - The applicant shall pay all applicable City fees at the time they are due.
(For your informafion, the "Procedure for Protesting Fees, Dedications,
Reservations or Exactions" is provided below).
PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR
EXACTIONS:
(A) Any party may protest the imposition of any fees, dedications, reservations, or
other exactions imposed on a development project, for the purpose of defraying
all or a portion of the cost of public facilities related to the development project by
meeting both of the following requirements:
(1) Tendering any required payment in full or providing satisfactory evidence of
arrangements to pay the fee when due or ensure performance of the
conditions necessary to meet the requirements of the imposition.
(2) Serving written notice on the City Council, which notice shall contain all of
the following information:
__.
RESOLUTION NO.
PAGE 9
(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 statemenY 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.
47. 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.
48. Encroachment Permit — The applicant shall be responsible for obtaining an
encroachment permit for all work within a public right of way.
49. Grading — All grading shall be done in accordance with the City Grading
Ordinance.
PRIOR TO ISSUING A BUILDING PERMIT:
50. No building permit shall be issued until the Final Parcel Map (TPM 03-001) has
been recorded.
r
RESOLUTION NO.
PAGE 10
51. Prior to acceptance of the improvements, the applicant shall provide reproducible
mylars, 2 sets of prints of the approved record drawings (as builts) and electronic
(e.g. Autocad) files where available.
52. The applicant shall provide a supplement to the "East Grand Avenue/Courtland
Street Commercial Development Traffic Analysis Report" by Higgins Associates
dated January 24, 2002 addressing the alternative driveway access location
along Courtland Street.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY:
53. All project improvements shall be constructed prior to occupancy, except for
nonessential improvements, which may be guaranteed by an agreement and
financial securities as provided for in Section 16.68.070 of the Development
Code.
54. All public utilities shall be operational.
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:
MITIGATION MEASURES
1. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
Implement 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, pay the in lieu fee.
Monitoring: Review of individual water program or payment
of the in lieu fee
Responsible Dept: Public Works Department
Timeframe: Prior to issuance of building permit
2. 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.
�
RESOLUTION NO.
PAGE 11
Monitoring:
Responsible Dept:
Timeframe:
Review of building plans
Building and Fire Department
Prior to issuance of building permit
3. 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:
Responsible Dept:
Timeframe:
Review of landscaping and irrigation plans
Parks & Recreation Department
Prior to issuance of building permit
4. 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 Department: Public Works Department
Timeframe: Prior to issuance of a grading permit
5. All runoff water from impervious areas shall be conveyed through impervious
conduits to existing storm drain facilities. A drainage plan, which incorporates the
above, shall be submitted to the City prior to the issuance of any permits.
Monitoring: Review of drainage/grading plans
Responsible Department: Public Works.Department
Timeframe: Prior to issuance of a grading permit
�
Provide one (1) bicycle parking space for every ten (10) commercial car parking
spaces. With 80 parking spaces proposed, eight (8) bicycle parking spaces are
required.
Monitoring: Review of improvement plans
Responsible Depts: Public Works and Community
Development Departments
Timeframe: Prior to issuance of building 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.
8. Soil stockpiled for more than two days shall be covered, kept moist, or treated
with soil binders to prevent dust generation.
_.
RESOLUTION NO.
PAGE 12
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.
14.
Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surFace at the construction site.
Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads.
For Mitigation Measures No. 7-14:
Monitoring: Review of grading and building plans and site
inspections.
Responsible Depts: Public Works and Building & Fire Departments
shall inspect plans and spot check in the field
Timeframe: Prior to issuance of a grading permit and during
construction
15.
The applicant shall pay the City's Traffic and Signalization Impact fee prior to
issuance of building permit.
Monitoring:
Responsible Dept:
Timeframe:
16.
The applicant shall pay the fee.
Public Works Department
Prior to issuance of building permit
The applicant shall pay the City's Transportation Facilities Impact fee.
Monitoring:
Responsible Dept:
Timeframe:
The applicant shall pay the fee.
Public Works Department
Prior to issuance of building permit
17. The project shall continue to provide a separate southbound left/through lane and
right turn lane on Courtland Street at East Grand Avenue. This will require
continued parking prohibition using regulatory signs and/or red curb painting from
RESOLUTION NO.
PAGE 13
East Grand Avenue to the project southerly driveway along the west side of
Courtland Street.
Monitoring: The applicant shall install the improvements
Responsible Department: Public Works Department
Timeframe: Prior to recording the map
��'•'
The developer shall plant four (4) 48" box Coast Live Oak trees on the project site
as mitigation for removing the existing 24" diameter Coast Live Oak tree.
Monitoring: Field inspection.
Responsibie Dept: Parks & Recreation, Community Development
Timeframe: Prior to issuing a certificate of occupancy
19.
20.
All construction equipment shall be provided with well-maintained, functional
mufflers to limit noise.
All construction activities shall comply with the time limits specified by the Arroyo
Grande Municipal Code.
21. 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
22.
The applicant shall pay the projecYs proportional share of the sewer impact fees.
Monitoring:
Responsible Dept:
Timeframe:
23
The applicant shall pay the required fee.
Public Works Department
Prior to issuance of building permit
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."
RESOLUTION NO.
PAGE 14
Monitoring: Review of grading plans and site visits by the
Public Works Inspector
Responsible Depts: Public Works and Building & Fire Departments
Timeframe: Prior to issuance of a grading permit and during
site grading
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I 133815 4N V ll8 f100
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE APPROVING VESTING TENTATIVE
PARCEL MAP CASE NO. 03-001, LOCATED AT 1530
EAST GRAND AVENUE, APPLIED FOR BY SANTA LUCIA
BANK
WHEREAS, the applicant, Santa Lucia Bank, has filed Vesting Tentative Parcel
Map 03-001 to subdivide an existing 1.75-acre parcel, located on the northwest corner of
East Grand Avenue and Courtland Street, into two (2) parcels of 47,616 and 28,507
square feet; and
WHEREAS, the City Council of the City of Arroyo Grande has considered Vesting
Tentative Parcel Map Case No. 03-001 at a public hearing on April 22, 2003 in
accordance with the Development Code of the City of Arroyo Grande; and
WHEREAS, the City Council has found that this project is consistent with the
General Plan and Development Code; 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 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:
The proposed Tentative Parcel Map is consistent with the goals, objectives,
policies, plans, programs, intent, and requirements of the Arroyo Grande General
Plan and the requirements of the Development Code.
2. The design of the Tentative Parcel Map or the proposed improvements are not
likely to cause substantial environmental damage or substantially and avoidably
injury to fish or wildlife or their habitat.
3. The design of the subdivision or proposed improvements is not likely to cause
public health problems. .
4. The discharge of waste from the project into an existing community sewer system
will not result in violation of existing requirements as prescribed in Division 7
(commencing with Section 13000) of the California Water Code.
5. Adequate public services and facilities exist or will be provided as a result of the
proposed Tentative Parcel Map to support project development.
RESOLUTION NO.
PAGE 2
6. The site is physically suitable for the type of development that could be permitted
in the GC zoning district.
7. The design of the Tentative Parcel Map or the type of improvements will not
conflict with easements acquired by the public at large for access through, or use
of, property within the proposed Tentative Parcel Map.
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 Vesting
Tentative Parcel Map 03-001.
2. Based on the initial study, a Mitigated Negative Declaration was prepared for
public review. A copy of the Mitigated Negative Declaration and related materials
is located at City Hall in the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and considering
the record as a whole, the City Council adopts a negative declaration and finds
that there is no substantial evidence of any significant adverse effect, either
individually or cumulatively on wildlife resources as defined by Section 711.2 of the
Fish and Game Code or on the habitat upon which the wildlife depends as a result
of development of this project. Further, the City Council finds that said Mitigated
Negative Declaration reflects the City's independent judgment and analysis.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby approves Vesting Tentative Parcel Map Case No. 03-001, with the above
findings and subject to the conditions as set forth in Exhibit "A", attached hereto and
incorporated herein by this reference, and instructs the Director of Administrative Services
to file a Notice of Determination with the San Luis Obispo County Clerk.
On motion by Council Member , seconded by Council Member
and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this day of April 2003.
RESOLUTION NO.
PAGE 3
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES/
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
MOTHY J. CARMEL, CITY ATTORNEY
RESOLUTION NO.
PAGE 4
EXHIBIT "A"
CONDITIONS OF APPROVAL
VESTING TENTATIVE PARCEL MAP CASE NO. 03-001
Santa Lucia Bank
1530 East Grand Avenue
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS:
This approval authorizes the subdivision of a 1.75-acre parcel into two (2) parcels of
47,616 and 28,507 square feet.
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 Vesting Tentative
Parcel Map Case No. 03-001 and Conditional Use Permit No. 03-001.
3. Development shall occur in substantial conformance with the plans presented to
the City Council at their meeting of March 18, 2003 and marked Exhibit "B".
4. This tentative map approval shall automatically expire on April 22, 2005 unless the
final map is recorded or an extension is granted pursuant to Section 16.12.140 of
the Development Code.
5. The applicant shall, as a condition of approval of this tentative or final map
application, defend, indemnify and hold harmless the City of Arroyo Grande, its
present or former agents, officers and employees from any claim, action, or
proceeding against the City, its past or present agents, officers, or employees to
attack, set aside, void, or annul City's approval of this subdivision, which action is
brought within the time period provided for by law. This condition is subject to the
provisions of Government Code Section 66474.9, which are incorporated by
reference herein as though set forth in full.
DEVELOPMENT CODE:
6. Development shall conform to the General Commercial (GC) zoning requirements
except as otherwise approved.
The developer shall comply with Development Code Chapter 9-4, "Land Divisions".
8. The developer shall comply with Development Code Chapte[ 9-14, "Dedications,
Fees and Reservations."
RESOLUTION NO.
PAGE 5
BUILDING AND FIRE DEPARTMENT
9. 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.
PUBLIC WORKS DEPARTMENT
GENERAL IMPROVEMENT REQUIREMENTS
10. Fees - The applicant shall pay all applicable City fees at the time they are due.
11. 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 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.
12. Documents - All easements, abandonments, or similar documents to be
recorded as a document separate from a map, shall be prepared by the
applicant on 8'/z x 11 inch 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.
13. Public Works Improvements - All project improvements shall be designed and
constructed in accordance with City of Arroyo Grande standards 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 and drainage
b. Erosion control
c. Street paving, curb, gutter and sidewalk
d. Public utilities
e. Water and sewer
14. Site plan - The site improvement plans 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. The location and size of all sewer laterals.
c. The location, size and orientation of all trash enclosures.
d. All parcel lines and easements crossing the property.
e. The location and dimension of all paved areas.
f. The location of all public or private utilities.
g. Retaining wall locations and details.
h. The East Grand Avenue driveway shall be configures as a right-out exit
only facility and shall be signed accordingly.
.._.
RESOLUTION NO.
PAGE 6
15. Plan sets - 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, 2 sets of prints of the approved record drawings (as builts)
and electronic (e.g. Autocad) files where available.
16. 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.
PRIOR TO ISSUING A BUILDING PERMIT:
17. Encroachment permits - The applicant shall be responsible for obtaining an
encroachment permit for all work within a public right of way.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY:
18. All project improvements shall be constructed prior to occupancy, except for non-
essential improvements, which may be guaranteed by an agreement and
financial securities as provided for in Section 16.68.070 of the Development
Code.
19. The main parking lot entrance path shall be designed to handle trash truck loads
(TI = 5.0).
20. The driveway entrances shall be constructed with curb returns with a minimum
radius of 15', concrete cross-gutter and spandrels.
21. Parking lots shall be designed with a maximum cross-fall of 5%.
22. Parking lot spaces shall be delineated with double striping.
23. All grading shall be done in accordance with the City Grading Ordinance.
24. 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 accordanc.e with the approved soils report.
25. The grading plan design shall include measures to protect the adjacent
structures from damage due to the construction.
DRAINAGE
26. Drainage study — A drainage study shall be perFormed to determine if the
existing City storm drain facilities are of adequate size to accommodate
additional project flows for a 100-year storm. If the existing facilities are not of
RESOLUTION NO.
PAGE 7
adequate size, the applicant shall install storm drain facilities of adequate size as
determined by the drainage study. The drainage study shall be subject to the
approval of the Director of Public Works.
27. Drainage facilities - All drainage facilities shall be designed to accommodate a
100-year storm flow. Any and all drainage designs are subject to the approval of
the Director of Public Works.
28. Storm drain system — The on-site storm drain system shall be private. All on-
site private drainage structures shall be equipped with a fossil filter and debris
catcher. A regular maintenance and cleaning program for the on-site drainage
facilities shall be implemented by the applicant. Both the filters and the
maintenance program shall be subject to the approval of the director of Public
Works.
29. CMP pipe — the applicant shall replace the corrugated metal pipe (CMP), which
crossed Grand Avenue from the project at the corner of Courtland Street and
Grand Avenue with same size HDPE pipe. This work may be completed by
others.
30. DI catch basin — The applicant shall remove and replace the existing DI catch
basin at the corner of Courtland and Grand with a new City standard DI catch
basin. This work may be completed by others.
WATER
31. Water meters - Each parcel shall have separate water meters. Duplex service
lines shall be used wherever feasible.
32. Water main — The applicant shall replace the existing six inch (6") water main in
Grand Avenue with a new twelve inch (12") main for the entire frontage length
along Grand Avenue. This work may be completed by others.
33. Fire hydrants — The applicant shall install fire hydrants on Grand Avenue and
Courtland Street to comply with City standards for hydrant spacing. Locations of
the hydrants shall be determined by the Director of Public Works. This work may
be completed by others. .
34. Abandonments - Existing water services to be abandoned shall be properly
abandoned and capped at the main per the requirements of the Director of
Public Works.
UTILITIES
35. Water and sewer mains — Any on-site water or sewer main shall be a public
facility. This will require public improvement plans and dedication of a minimum
fifteen-feet (15') wide easement.
RESOLUTION NO.
PAGE 8
36. Sewer lateral - Each parcel shall be provided a separate sewer lateral.
37. Abandonments - Existing sewer laterals to be abandoned shall be properly
abandoned and capped at the main per the requirements of the Director of
Public Works.
38. 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.
39. New Utilities - All new public utilities shall be installed as underground facilities.
Prior to issuing a certificate of occupancy, all utilities shall be operational.
40. Overhead utilities — All existing public overhead utilities which are onsite, and
those within six feet of the side and rear lot lines, and those along the frontage
shall be placed underground. Removal of the utility pole located on the corner of
East Grand Ave. and Courtland St. shall be coordinated with the City's Capital
Improvement Program. The developer is ultimately responsible for removal of
this pole.
41. Utility companies — All 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.
42. Prior to approval of an improvement pian — The applicant shall enter into an
agreement with the City for inspection of the required improvements.
STREETS
43. Repairs and replacement — The applicant shall replace any cracked or broken
curb, gutter, and sidewalk on the property, and shall replace any abandoned
driveway approaches on the property with new curb, gutter and sidewalk.
44. Courtland Street shall be widened along the property frontage. The
widening shall provide a width of twenty feet (20') from centerline to the face of
curb. The pavement structural section shall be based on a Traffic Index of 6.0.
45. Curb, gutter and sidewalk — The applicant shall install new City standard curb,
gutter, and sidewalk along Courtland Street.
46. Handicapped ramp — The existing wheelchair ramp at Courtland Street and
Grand Avenue shall be removed and replaced with new City standard wheelchair
ramp.
RESOLUTION NO.
PAGE 9
PRIOR TO RECORDING THE MAP:
47. Preliminary Title Report - A current preliminary title report shall be submitted to
the Director of Public Works prior to checking the map.
48. City Benchmark - The applicant shall install new City Benchmark in the vicinity
of the intersection of Courtland Street and East Grand Avenue.
49. Improvements - All subdivision improvements required by these conditions shall
be either:
a. Fully constructed and accepted by the City; or
b. Guaranteed by an improvement agreement and financial securities.
The agreement and securities shall be in a form acceptable to the
City.
50. Bonds — 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 of improvement securities shall be equal to the schedule for
completion of improvements described in the subdivision agreement.
a. Faithful Performance, 100% of the approved estimated cost of all
subdivision improvements.
b. Labor and Materials, 50°/a of the approved estimated cost of all
subdivision improvements.
c. One Year Guarantee, 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to
acceptance of the subdivision improvements.
d. Monumentation, 100% of the estimated cost of setting survey
monuments.
e. Tax Certificate — In accordance with Section 16.68.130 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.
51. Subdivision Agreement - The developer shall enter into a Subdivision
Agreement for the completion and guarantee of improvements required. The
Subdivision Agreement shall be on a form acceptable to the City.
RESOLUTION NO.
PAGE 10
52. Documents - All easements, abandonments, or similar documents to be
recorded as a document separate from the map, shall be prepared by the
applicant on 8'/2' x 11" City standard forms, and shall include legal descriptions,
sketches, closure calculations, and a current preliminary title report. The
applicant shall be responsible for all required fees, including any additional
required City processing fees.
53. Recordation - Copies of all recorded documents shall be submitted to the City
on either mylar sheets or 8'/z" x 11" archival quality paper.
DEDICATIONS AND EASEMENTS
54. Public Utility Easement — A Public Utility Easement (PUE) shall be dedicated a
minimum of six feet (6') wide adjacent to Courtland Street. The PUE shall be wider
where necessary for the installation or maintenance of the public utility vaults,
pads, or similar facilities.
55. Street Tree Easement — A street tree planting and maintenance easement shall
be dedicated adjacent to Courtland Street right of way. Street tree easements
shall be a minimum of ten feet (10') beyond the right of way.
56. Private Access and Utility Easements — Private easements shall be reserved on
the map or other document acceptable to the city, for shared access, drainage,
water, and sewer.
57. Public Sewer and Water Easements — Public Water and Sewer Easements shall
be dedicated a minimum of fifteen feet (15') for any on-site water or sewer mains.
58. Bus Turnout — The developer shall relinquish the easement for the existing East
Grand Avenue bus stop. The developer shall secure a right-of-way easement and
construct the bus turnout at its new location.
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EXHIBIT B
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE APPROVING PLANNED SIGN
PROGRAM 03-001, APPLIED FOR BY SANTA LUCIA
BANK, FOR PROPERTY LOCATED AT 1530 EAST
GRAND AVENUE
WHEREAS, the City Council of the City of Arroyo Grande has considered Planned Sign
Program 03-001 to install signage for Santa Lucia Bank and the adjacent commercial
propeRy located at 1530 East Grand Avenue; and
WHEREAS, the City Council has held a duly noticed public hearing on this application in
accordance with the City Code; and
WHEREAS, the City Council has reviewed and considered the information and public
testimony presented at the public hearings, the staff report and other information and
documents that are part of the public record; and
WHEREAS, the City Council has reviewed this project in compliance with the California
Environmental Quality Act (CEQA) and has determined that the project is categorically
exempt per CEQA Guidelines Section 15311(a); and
WHEREAS, the City Council finds, after due study, deliberation and public hearing, that
the following circumstances exist:
1. The proposed signs are consistent with the goals, objectives, policies and
programs of the Arroyo Grande General Plan.
2. The proposed signs conform to applicable development standards and
provisions of the Development Code, and will not be detrimental to the
public health, safety or welfare.
3. The physical location or placement of the signs are compatible with the
surrounding neighborhood and do not pose a safety risk.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby approves Planned Sign Program 03-001, 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 , seconded by Council Member
, and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this day of April 2003.
RESOLUTION NO.
PAGE 2
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES/
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
RESOLUTION NO.
PAGE 3
EXHIBIT "
CONDITIONS OF APPROVAL
PLANNED SIGN PROGRAM 03-001
Santa Lucia Bank
1530 East Grand Avenue
GENERAL CONDITIONS
COMMUNITY DEVELOPMENT DEPARTMENT
This approval authorizes the placement of signage on the Santa Lucia bank building
located at the above location as follows:
Signage Summary
BUILDING WALL SIGNS MONUMENT SIGNS
# of signs sign area # of signs sign area
Santa Lucia 3 primary, 2 Primary — 27 s.f. each
Bank secondary, 1 Secondary — 14 s.f. each
plaza wall sign Plaza Wall Sign — 35 s.f.
Directional Sign 1 12 s.f.
Total 6 144 s.f. 1 12 s.f.
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 Planned Sign
Program Case 03-001, Conditional Use Permit No. 03-001, and Vesting Tentative
Parcel Map No. 03-001.
3. This application shall automatically expire on April 22, 2005, 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 April 22, 2003 and marked Exhibits B1-66.
�
RESOLUTION NO.
PAGE 4
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.
6. There shall be directional signage for the drive-thru ENTRANCE and the EXITS.
7. Signage for the adjacent commercial building is subject to separate sign
application submittal and approval.
BUILDING AND FIRE DEPARTMENT CONDITION
8. 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.
9. The applicant shall obtain any necessary permits from the City's Fire and
Building Department, as determined by the Chief Building Inspector.
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EXHIBIT B6
ATTACHMENT1
DRAFT
MINUTES
CITY OF ARROYO GRANDE PLANNING COMMISSION
MARCH 18, 2003
CALL TO ORDER - The Arroyo Grande Planning Commission met in regular session with
Vice Chair Keen presiding. Also present were Commissioners Arnold, Brown, Fowler, and
Guthrie. Staff members in attendance were Community Development Director Rob Strong,
Associate Planner Kelly Heffernon, Associate Planner Teresa McClish, Assistant Planner
Ryan Foster and Public Works Assistant Engineer, Mike Linn.
APPROVAL OF MINUTES — The minutes of February 5 and March 4, 2003 were
unanimously approved as written.
ORAL COMMUNICATIONS — None
WRITTEN COMMUNICATIONS
1. Memo from Public Works regarding revised conditions for Conditional Use Permit 03-
001 for applicant Santa Lucia Bank.
2. Memo from Ryan Foster regarding supplemental conditions for Tentative Tract Map 02-
004 and Planned Unit Development 02-005 for applicant Kevin Hunstad.
AGENDA REVIEW — No changes to the agenda.
ELECTION OF OFFICERS — Commissioner Fowler suggested a change in the bylaws to
allow election of officers take place each year by seniority. The Commission then
unanimously agreed to elect Vice Chair Keen as Chair. Vice Chair Keen declined the
position.
Commissioner Fowler made a motion, seconded by Commissioner Arnold to elect
Commissioner Guthrie for Chair. The motion was unanimously carried with a 5/0 voice
vote.
Commissioner Fowler made a motion, seconded by Commissioner Guthrie to elect
Commissioner Brown as Vice Chair. The motion was unanimously carried with a 5/0 voice
vote.
Commissioner Keen agreed with Commissioner Fowler that election of the Chair by
seniority, annually, was a good idea.
PUBLIC HEARING ITEM — CONDITIONAL USE PERMIT (CUP) 03-001, VESTING
TENTATIVE PARCEL MAP (VTTM) CASE NO. 03-001, PLANNED SIGN PROGRAM 03-
001; APPLICANT — SANTA LUCIA BANK; LOCATION 1530 EAST GRAND AVENUE.
Staff report prepared and presented by Kelly Heffernon.
Ms. Heffernon explained this was a proposal to construct a 9,100 square foot building for
Santa Lucia Bank and a 5,625 square foot commercial building. Terry Fibich, Fire Chief,
was present to answer Commission questions regarding the minor change to Condition of
Approval No. 45, regarding installation of an opticom traffic signal at an intersection to be
selected by the Fire Chief and that the applicant was amenable with the change.
MINUTES
PLANNING COMMISSION
MARCH 18, 2003
PAGE 2
Commissioner Brown stated that formerly there was a request for installation of two traffic
signal devices and asked if the applicant could install two opticoms. Mr. Fibich said they
could not as this would not be justifiable for the project.
Ms. Heffernon then gave the history of the site: City Council approved a mixed-use project
for this site last year - a 108-unit senior apartment complex on the back portion of the site
and 18,879 square feet of commercial space in 3 buildings on the front portion of the
property. A parcel map was also approved that subdivided the two existing lots into four
(not recorded); the property owner instead processed a lot line adjustment and sold the
front property to Santa Lucia Bank. The bank is anxious to start construction and there is
not a tenant yet identified for the other commercial building; project details focus mainly on
the bank. She then described the architectural design of the bank (mission style) and the
parking, stating that the entire project is over-parked by 20 spaces to accommodate the
periodic large meetings to be held at the bank or the possibility of a restaurant in the
adjacent commercial building. The Planned Sign Program identifies five wall signs for the
bank and one monument sign, and the same number of signs for the other commercial
building.
Ms. Heffernon stated that the bulk of the initial conditions for the entire 5-acre property were
linked to the original parcel map (which is now void); the project has now been conditioned
to install or bond for the majority of the public improvements. The Architectural Review
Committee (ARC) had requested better screening of parking areas and the drive through;
revision of the monument sign to include a capstone that would match the smooth fa�ade of
the building; directional signage regarding the drive-thru entrance and exit. In addition, the
site plan shows relocation of the bus stop closer to Courtland Street. These modifications
have been included in the Conditions of Approval to ensure their implementation.
Ms. Heffernon further stated that the alternative driveway design appears to be safer, more
straightforward and allows an additional parking space, but is really close to the adjacent
driveway for the senior project already approved. Public Works would like to see a revised
traffic study to analyze any impacts related to the close proximity of the two driveways.
In conclusion Ms. Heffernon explained the proposed revised conditions of the Conditional
Use Permit and Vesting Tentative Tract Map and that the applicant was in agreement with
these changes.
Commissioner Guthrie referring to the SANDAG Traffic Guidelines, stated that he was
surprised at the calculations for the peak hour trips from the drive-up teller windows and
taking these calculations into consideration questioned if the traffic report was adequate.
Ms. Heffernon said Public Works would reply to this (they were not present at the time).
Commissioner Guthrie commented that the current project showed a loss of retail space of
about 4,000 square feet from the original project.
Commissioner Fowler, referring to the screening for the drive-up lane, said she had a
concern that there may be a blind area when exiting the bank. Ms. Heffernon replied that a
profile of this could be requested before approval of the project.
MINUTES
PLANNING COMMISSION
MARCH 18, 2003
PAGE 3
Commissioner Brown stated that he preferred not to get revised conditions for a project just
before the start of a meeting. Ms. Heffernon replied that due to engineering department
staffing changes it had been impossible to acquire the information earlier.
Commissioner Brown asked if Condition No. 17 could be left in until the City had a response
from Caltrans. Ms. Heffernon said she had recently learned that the signals are not owned
by Caltrans and therefore it is not a Caltrans issue.
Commissioner Brown then asked for clarification on Condition No. 18, the issue of the
separate thru lane and how the circulation would work. Commissioner Keen answered
saying that the condition is to widen Courtland Street to City standards, put curb, gutter and
sidewalk in and red curb it and this would have to be done before the bank could be
opened. Ms. Heffernon further explained that the applicant has the option to bond so the
map can be recorded and that improvements have to take place before occupancy is
allowed.
Vice Chair Keen opened the Public Hearing.
Stan Cherry, President of Santa Lucia Bank and applicant, introduced Larry Putman, Chief
Administrator, John Hansen, Chief Financial Officer & Project Officer for the bank and
Katcho Achadjian, Board of Directors of Santa Lucia Bank. Mr. Cherry said the proposed
bank was intended to handle their future growth and they believed this would be the most
attractive office in the whole system.
John Knight RRM Group, Project Manager, thanked Community Development Staff, Public
Works staff and the Fire Chief for their hard work. He then went over the history of the site
and answered the following questions from the Commission:
• Traffic issues - there are no ATM drive-up lanes, only drive-up teller lanes, and these
are more for convenience and should not generate more traffic; the 4` drive-up lane
is uncovered for large vehicles.
• Unfortunately the traffic report included with the staff report was not the latest one,
but the conditions do reflect the updates.
• Because of the loss of retail space there will be a drop in traffic and this in turn will
affect the traffic study.
• The applicant has offered to pay their "fair share" for the traffic signalization and split
the cost of an opticon at another intersection in the City when required.
Commissioner Brown asked if the Commission should approve the project without seeing
the updated supplement to the traffic report and why was the previously approved retail
project, not going through and would this project meet the East Grand Avenue
Enhancement Plan? Mr. Knight replied the traffic update had been reflected in the
conditions; Santa Lucia Bank was proposing to build out about two thirds of the site and
include a bus shelter. Regarding the EGAMP (still in design), they had incorporated
elements of the plan by adding street trees, sidewalk treatments, specialized paving and a
bulb out.
MINUTES
PLANNING COMMISSION
MARCH 18, 2003
PAGE 4
Commissioner Arnold had the following comments:
• The 8' monument sign seemed very high and would appear even higher on top of
the mounding.
• The scale on the drawing did not truly reflect the height of the building.
• Would it be better to have a shared driveway between the senior center and the
bank?
• How high was the retaining wall protecting the plaza?
Mr. Knight replied that the signs are consistent with the sign ordinance; he agreed with
Commissioner Arnold on the grade levels and said they had tried to soften the appearance
with landscaping and architectural treatments and additional walls. He stated that there is a
need to place the bank and the retail at these elevations because all the access will be from
the back; they had tried to minimize the grade difference between the senior and the
commercial project. The senior project was already approved, a shared driveway would be
di�cult with the grade change and it was important to keep the traffic from the senior
housing separate. For safety reasons the Building Code requires a railing height to be 42".
Commissioner Guthrie comments:
He had concerns with the traffic analysis.
How would this plan ensure pedestrian and bicycle use as required in the General
Plan Land Use Element as compared to the previous plan?
He expressed concern that the availability of retail had been reduced in an area that
the City intended to increase intensity.
Mr. Knight replied:
• The traffic analysis was prepared before the current plans, but they would be happy
to bring the revised analysis back showing compliance.
• To attract pedestrians on the retail side there will be: a small plaza with direct
access from Grand Avenue via some steps, outdoor tables or seating, ADA
accessible path to the commercial site, a larger plaza with seating, the bus stop is to
be relocated and a bus shelter provided (architecturally matching the building), bike
racks and pedestrian access from Courtland.
• With regard to the intensity he stated that there was an appropriate amount of retail
and finding parking spaces, especially if a food service goes in, may be difficult.
Commissioner Guthrie stated that pedestrian access to the bank requires crossing at least
one lane of drive thru traffic. Mr. Knight replied that many alternatives had been looked at
and it had been difficult to design and get everything on-site and directly access Grand
Avenue with the drive thru. Commissioner Guthrie said the intent of the EGAMP was to
minimize the traffic going through the pedestrian zone and that the connectivity between the
two commercial sites was not ideal, in his opinion the former design had better connectivity.
Commissioner Keen asked if the commercial property was for sale. Mr. Knight replied he
did not know at this time. Commissioner Keen said that any reference to this property in the
staff report was not valid. Mr. Knight said if a buyer came forward and wanted to modify the
plans they would have to go to the ARC and amend the conditional use permit.
MINUTES
PLANNING COMMISSION
MARCH 18, 2003
PAGE 5
Commissioner Guthrie asked if the applicant intended to develop all the parking in advance
and develop the connection to RiteAid, and is there su�cient parking on the bank parcel to
support the bank development alone. Mr. Knight replied 'yes' to all questions.
Vice Chair Keen closed the Public Hearing.
Commissioner Keen said he would like the Planned Sign Program to be considered
separately.
Commissioner Guthrie asked Public Works if the SANDAG figures for a drive thru were
correct. Mike Linn, Public Works said the SANDAG study only gives an average of what
they could be and a traffic study would address this in more detail.
Commission Guthrie stated concerns with:
• The 4-lanes of drive-up bank tellers.
• This mixed-use zone was selected for the City to do a"smart growth" project and this
does not reflect that.
• It was no longer an optimal pedestrian area and this proposal is in fact dangerous.
• More intense use is being given up than what is intended for a mixed-use area.
• We are losing retail sales tax, and not creating jobs.
Commissioner Arnold stated concerns regarding the scale of project and elevations; it was
a large building too close to the street; it was not one whole project; the connection to the
senior housing were not as good; he would like to see elevations and heights on the site
plan. He could not support the project as submitted.
Commissioner Fowler commented that it was a lovely project and exactly right for the
gateway to the City; she would like to see the height a little lower; pedestrians from Berry
Gardens and the senior housing would be using the bank; she liked the "mission look"; she
would not like to see a higher retaining wall at the back to bring the grading down; seniors
need to have less stairs not more; the intensity of use for this area in the General Plan was
appropriate; the parking was ample in back and the issue of safety coming out from the
teller lanes had been addressed.
Commissioner Brown stated he agreed with Commissioner Arnold on the issue of the grade
and scale and Commissioner Guthrie's comments about a demonstration project and the
fact that the Commission had approved a previous project that better fit with the East Grand
Avenue Enhancement Project and they were now getting something different. He would
like to see a more pedestrian friendly project, no drive-thru, lower grades, justification for the
36-foot high elevator tower, more discussion by Public Works on the driveway entrances
and the effect on seniors. At this time he could not support this project.
Commissioner Keen said the signs and the tower are all to maximum rather than to scale,
(something should be done so they do not look so massive), but are allowed by
Development Code. He commented that the palm trees had been approved by the ARC,
but traditionally the Planning Commission had not allowed palm trees for landscaping; he
approved of moving the driveway. With regard to mitigation measure No. 20, it should be
MINUTES
PLANNING COMMISSION
MARCH 18, 2003
PAGE 6
specified who would be responsible for mitigating the loss of the Coast Live Oak. He further
stated he would like to see justification for 4 drive-thru lanes; the other retail project should
be included at the same time; the signs all look too large and the monument sign looks
massive.
Commissioner Brown agreed with Commissioner Keen adding that this is a highly visible,
desirable location, people will know what is located here and the public is very sensitive
about aesthetics and signs of this size are not required.
In reply to comments from Commissioner Keen, Mr. Strong said EGAMP and the concept of
a raised landscaped medium island from the City limits to Courtland was to preclude left
turn movements into and from driveways.
Commissioner Guthrie made a motion to deny the project based on the findings that the
proposed project is not consistent with the goals, objectives, policies and programs
intended by the General Plan and requirements of the Development Code, specifically Land
Use Element 5-1, 5-2, 5-5, 5-6, 5-8.2, and 5-10.1, and that the appearance of the building
mass and height should be reduced. The motion was seconded by Commissioner Brown
and approved on the following roll call:
AYES: Commissioners Guthrie, Brown and Arnold.
NOES: Commissioner Fowler and Commissioner Keen
ABSENT: None
The Commission took a ten-minute recess.
PUBLIC HEARING ITEM -CONDITIONAL USE PERMIT CASE NO. 02-012, APPLICANT
— TOM McGONAGILL; LOCATION — 234 HALCYON ROAD. Staff report prepared and
presented by Kelly Heffernon, Associate Planner.
Ms. Heffernon distributed a color and materials board to the Commission stating that the
applicant was proposing to remove two existing residences, which were in disrepair, and to
construct a new 7,881 square foot, single story office building. She described the
architecture and elevations and stated that the site plan already reflected changes advised
by staff; the Conditions of Approval were standard; one large Coast Live Oak at the
northeast corner has mitigation measures to be implemented for iYs survival. ARC
recommended changes: Enlarge the cap on the false chimney and eliminate the false vent;
modify landscape plan to replace the grape Myrtle with Victorian Box trees and replace the
Coast Live Oak trees with Liquid Ambers; remove false triangle vents on the upper walls of
front entryways and modify two screen walls at Dodson Way access with capstone along
top and use of rock veneer to match the building. The ARC requested to review the building
materials before final approval. Public Works will amend Condition #45 (right turn in and
right turn out onto Halcyon with radius curb returns).
Commissioner Keen asked why the Coast Live Oaks were being replaced? Ms. Heffernon
said an ARC member felt that these trees are not good in a parking lot configuration and
that they belong in larger natural areas.
ATTACHMENT 2 HeaRING DATE: March 18, 2003
AGENDA ITEM: //. A.
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PLANNING COMMISSION MEETING
Fi�ellNOex: Conditional Use Permit Case No. 03-001
Vesting Tentative Parcel Map Case No. 03-001
Planned Sign Program 03-001
APPLICANT:
REPRESENTATIVE:
LOCATION:
Santa Lucia Bank
RRM Design Group
1530 East Grand Avenue
PROPOSa�: Subdivision of a 1.75-acre commercial property into
two (2) parcels and construction of two (2)
commercial buildings.
PROJECT PLANNER: Y��. Kelly Heffernon, Associate Planner
��
NonFiCarioN: 13 Public Hearing Notices sent on March 7, 2003.
Notice of Public Hearing was adequately posted on
the project site.
�
HEARING DATE: MBCCh 18, 2003
AGENDA ITEM: II. A,
Parcel Size:
Terrain:
Vegetation:
Existing Land Use:
General Plan Designation
Zoning Designation:
1.75 acres
Mostly flat with steep incline at rear of site
Non-native grasses and one oak tree
Vacant
Mixed Use (MU)
General Commercial (GC)
Surrounding Land Use/ZoninglGeneral Plan Designation:
North: Vacant land/SR/VH
South: Vacant land/GC (Berry Gardens Specific Plan)/MU
East: Albertson's Shopping CentedGC/MU
West: Rite Aid & Church/GC/MU
RECOMMENDATION:
Staff recommends the Planning Commission adopt the attached Resolutions approving
a mitigated negative declaration, instructing the Commission Clerk to file a Notice of
Determination, and approving Conditional Use Permit Case No. 03-001, Vesting
Tentative Parcel Map 03-001, and Planned Sign Program 03-001.
FUNDING:
There is no financial impact to the City as a result of approving the proposed project.
DISCUSSION
The City Council approved a mixed-use project for this site on March 20, 2002. The
proposal included three commercial buildings for retail and office uses on the front two
acres of the site, and 108 senior apartment units on the back three acres. A parcel map
was also approved subdividing the two (2) existing lots into four (4) corresponding with
the proposed development. The property owner did not record the parcel map and
instead processed a lot line adjustment to separate the commercial and residential
uses, which the Planning Commission approved on November 6, 2002. Santa Lucia
Bank is now interested in developing the front portion of the property with two
commercial buildings, and subdividing the property into two (2) parcels of 28,507 and
47,616 square feet each.
The vacant site is located in the Mixed Use (MU) land use category of the General Plan
and the General Commercial (GC) district of the Development Code. The project
statistics are summarized in the table below, and more detailed information is provided
in the attached application submittal package.
PAGE 2
HEARING DATE: M8I'Ch 18, 2003
AGENDA ITEM: Il. A.
Project Summary
Area (s.f.) Building Parking Parking
Height Required Provided
Commercial•
Santa Lucia Bank Lower Level: 30 feet for 37 spaces 47 spaces
6,100 s.f. building; 36
Upper Level: feet for
3,000 s.f. elevator
Subtotal: tower
9,100 s.f.
Commercial Building 5,625 s.f. 22 feet 23 spaces 33 spaces
Total: 14,725 s.f. n/a 60 spaces 80 spaces
The proposed height of the bank building reaches 36 feet at the top of the elevator
tower. The Development Code allows elevator towers to exceed the height limit by
fifteen feet (15') provided none of that area is used for habitable space. The remainder
of the bank building is 30 feet in height, and the other commercial building is 22 feet in
height. As the table above shows, the project is over-parked by 22 spaces.
The architectural design is mission style that incorporates custom blend clay tile roofing,
hand trowel sand finish plaster walls, and pre-cast concrete columns in a natural finish.
The site plan identifies the main entrance and exit from Courtland Street, a right turn
only exit onto E. Grand Avenue, an access through to the Rite-Aid property, relocation
of the bus stop closer to Courtland Street, and a plaza area at the corner of Courtland
and Grand. Specific features of the bank include four (4) drive-up lanes, ATM
machines, and several clock elements on the elevator tower. The preliminary
landscape plan shows a variety of tree species, including Red maple, London plane,
Southern magnolia, Coast live oak, and Queen palm.
Staff Advisorv Committee
The Staff Advisory Committee (SAC) reviewed the project on January 21, 2003 and
discussed the coordination of the project with East Grand Avenue Enhancement Plan
improvements, bus stop relocation, plaza area enhancement on the corner of Courtland
and Grand, coordination of street and utility improvements and oak tree removal
mitigation with adjacent property owner to the north (owner of the approved senior
housing project), waterline re-location, and possible tenants of the proposed commercial
building. The SAC meeting notes are included as Attachment 1.
Architectural Review Committee
The Architectural Review Committee (ARC) considered the project on February 3, 2003
(see Attachment 2) and recommended approval of the project with the following
conditions:
PaGe 3
HEARING DATE: MBfCh 18, 2003
AGENDA ITEM: II. A.
1. Include a low wall and landscaping to screen the drive thru from East Grand
Avenue.
2. Prior to issuing a building permit, the applicant shall return to the ARC for final
approval of colors and materials.
3. The monument sign for the bank shall be revised to include a cast concrete
capstone, and the surface shall match the smooth fagade of the building.
4. There shall be either a landscaped berm or low wall (3 feet in height) along
Courtland Street to screen the parking area. All screen walls must match the
smooth stucco fa�ade of the building.
5. There shall be directional signage for the drive-thru ENTRANCE and EXITS.
6. There shall be a bulb out at the entrance to the drive-thru to narrow the
entrance.
Most of these modifications have already been made to the project plans but are
included in the Conditions of Approval to ensure their implementation.
Vestinq Tentative Parcel Map
The proposed project would subdivide a 1.75-acre parcel into two (2) parcels of 28,507
and 47,616 square feet consistent with the proposed development of two (2)
commercial buildings. The proposed lot configuration complies with the Development
Code Standards for minimum lot size, width and depth as shown in the table below
General Commercial Development Code Standards
Lot
rements
acres
Parcel 1 0 47,616 s.f. � 189' � 231'
Parcel 2 28,507 s.f. 142' 199'
.
Planned Siqn Proqram
The proposed signage is divided into primary and secondary wall signs, and monument
signs. Below is a summary of the size and quantity of signs proposed for both
buildings. The letters of the wall signs will be painted aluminum and illuminated with
back-lit neon so that the letters will appear faintly outlined with light. The proposed
monument signs are eight feet (8') tall, double faced with stucco textured aluminum
cabinets and internally illuminated. The lettering for the Santa Lucia Bank monument
sign will be hand carved, painted gold leaf and backlit by fluorescent lighting so that it
also appears to be outlined with light.
PAGE 4
HEARING DATE: MaICh 18, 2003
AGENDA ITEM: II. A.
Signage Summary
BUILDING WALL SIGNS MONUMENT SIGNS
# of signs sign area # of signs sign area
Santa LuCia 5 Primary — 27 s.f. each 1 26 s.f.
Bank (3 primary and 2 Secondary — 14 s.f. each
secondary) Subtotal= 109 s.f.
Commercial 5 Primary — 20 s.f. each 1 26 s.f.
BUlldlllg �2 primary and 3 Secondary — 16 s.f. each
secondary) Subtotal = 88 s.f.
(Directional Sign) 1 26 s.f.
Total 10 197 s.f. 3 78 s.f.
As mentioned above, the ARC recommends that that the monument sign for the bank
be revised to include a cast concrete capstone, and the surface to match the smooth
faqade of the building. Otherwise, the Committee was satisfied with the proposed
signage package and recommended approval.
ISSUES
East Grand Avenue Improvement Plans
The City approved the East Grand Avenue Streetscape and Street Improvement Concept
Plan on January 28, 2003. The plan includes bulb outs, raised medians, colored concrete
sidewalks, parking and bicycle lanes. Included as Attachment 3 are plans for the
pavement overlay and median landscaping for this area. As proposed, the project is
consistent with these improvement plans.
Traffic and Circulation
Access to the project site is provided off of Courtland Street and through the Rite Aid
site, located west of the project. A right turn only exit on to East Grand Avenue is also
proposed. A common driveway, parking and access easement, excluding the building
area, is included for the entire property.
An alternative driveway location on Courtland Street is provided for Planning
Commission's consideration. This alternative has better through-tra�c alignment to the
other access on the Rite Aid property, but does push the driveway closer to the access
for the adjacent property (reference Attachment 4 for alternative access design). The
applicant is agreeable to either driveway location. For safety purposes and better site
design, staff recommends that a condition of approval be added to the Conditional Use
Permit Resolution approving the alternative driveway location.
Based on the tra�c analysis prepared for the previous project on this site, the number of
trips generated by the proposed commercial development is expected to impact the
following intersections (reference Attachment A of the Initial Study for a copy of the traffic
report):
PAGE 5
HEARING DATE: Me/Ch 18, 2003
AGENDA ITEM: II. A.
• East Grand Avenue/Courtland Street
• Oak Park Boulevard/EI Camino Real
• Oak Park Boulevard/West Branch Street
• Highway 101/Brisco Road interchange
Mitigation Measures 15-19 address traffic related impacts, namely interconnecting existing
signals at the Oak Park intersections with West Branch Street and EI Camino Real;
provision of a separate southbound left/through lane and right turn lane on Courtland
Street requiring some on-street parking prohibition; and addition of a right turn overlap
phases on the southbound and westbound approaches to the Oak Park/EI Camino Real
intersection.
Tree Removal
There is one existing oak tree, approximately 24 inches in diameter, located on the east
side of the project site that appears to have good health and vigor. The City Council
approved removal of the tree when the original project was considered for this, site. The
decision was based primarily on safety concerns and the unavoidable construction
impacts to the tree if it were to remain. Per Council direction at that time, the project is
conditioned to plant four (4) 48" box Coast Live Oak trees on the project site. As an
alternative, the replacement trees can be planted on the property located just north of the
project site. The existing CC&Rs recorded against these two properties are also required
to be amended to include this mitigation.
PUBLIC COMMENTS:
A public notice was sent to all property owners within 300 feet of the proposed project,
and a public notice was placed in the Teleqram Tribune. Staff has not received any
written correspondence to date.
ENVIRONMENTAL ASSESSMENT:
Staff has reviewed this project in compliance with the California Environmental Quality Act
(CEQA), the CEQA Guidelines and the City of Arroyo Grande Rules and Procedures for
Implementation of CEQA. Based on the review, staff does not anticipate that this project
will have a significant effect on the environment. Therefore, staff has prepared a negative
declaration with mitigation measures for the Planning Commission's consideration (see
Initial Study, Attachment 5).
ALTERNATIVES:
The following alternatives are presented for Planning Commission consideration:
1. Approve staffs recommendation and adopt the resolution;
2. Modify staff's recommendation and adopt the resolution; or
3. Take tentative action to deny the project application and direct staff to prepare
the appropriate resolution for Planning Commission action.
If the Commission selects alternative 3, staff will return with the appropriate resolution at
a later meeting.
PAGE 6
HEARING DATE: M3I'Ch 18, 2003
AGENDA ITEM: II. A.
Attachments:
Resolution approving Conditional Use Permit Case No. 03-001
Exhibit "A": Conditions of Approval
Exhibits "B1 — 67": Project Plans
Resolution approving Vesting Tentative Parcel Map 03-001
Exhibit "A": Conditions of Approval
Exhibit "B": Tentative Map
Resolution approving Planned Sign Program 03-001
Exhibit "A": Conditions of Approval
Exhibit "61-611"
1. Staff Advisory Committee Meeting Notes of January 21, 2003
2. Architectural Review Committee Meeting Notes of February 3, 2003
3. East Grand Avenue Improvement Plans
4. Alternative access design
5. Initial Study
Attachment A: Traffic Analysis dated January 24, 2002
Attachment B: Letter from Archaeologist dated December 19, 2001
PAGE 7
ATTACHMENT 3
R R M D E S I G N G R O U P
G�a'tu'y'e�ia'vro^n'a�ts 7»eop�e �tiey
MEMO
Date: Apri17, 2003
To: Kelly Heffern '� Company: City oF Arroyo Grande
From: John Knight�
Title: Principal Planner
Job Name: Santa Lucia Bank Job No. 1002014
Re: Santa Lucia Plan Modifications for City Council April 22, 2003
The following changes aze proposed to the Santa Lucia plans to address concerns raised at the Planning
Commission meeting on Mazch 18, 2003. I have included an 11 x 17 plan, a revised perspective, and
details which show the changes.
Summary of Changes:
1. Pedestrian/Bike Access: Need better pedestrian connections.
Response: Enhanced pedestrian access has been provided by adding "speed tables" where cross
walks cross the drive aisles.
2. Drive-up Window: Too many drive-up windows.
Response: The outer drive-up lane has been removed. This reduces the number of lanes from four
to three and provides a sepazate "by-pass" lane on the outside.
3. Finished Floor: The finished floor elevation of the bank and plaza are too high (5' above the street).
Response: The finished floor of the bank and plaza have been reduced by P. This lowers the
finished floor of the bank from 92.0' to 91.0' and the plaza drops from 913' to 903'. The plaza is
now 3.3' above the sidewalk and the bank is now 3.0' to 4.0' above the walk (see cross sections).
4. Plazas: Plaza wall too high.
Response: The elevation of the plaza has been reduced by 1'. As an option, the upper portion of the
wall can conveRed to an open rail. The change to the open rail reduces the visual mass of the wall
from the sidewalk and the overall height of the wall portion drops from about T to 3'. This change
shows in both the revised elevation and cross section.
5. Signs: The bank monument sign is too big. The signs on the adjacent commercial building are too
speculative. The directional sign is too big.
San Luis 06ispo • Oakdale • Healds6urg • Los Angeles • San Juan Capisbano
3765 South Higuera Street, Suite 102 • San Luis Obispo, CA 93407 • Phone: 805/5431794 • FAX: 805/543�}609
www.mndesign.com
ACa�iJmmCmynlvn • Vi�rorManlgomery, ArzFitrtf -Li�e�ui NumMCW 1090 • I�ryMiMrl. RCE x36B95- LS Kil6 • IOIFnM. L1 X2844
Response: The monument sign will be relocated to the wall on the plaza. The directional sign will
be reduced to approximately 3' by 4' for the sign face and will be placed on a 2' base. The signs on
the retail pad building can retum ro the Planning Commission for review and approval when a
specific user has been identi£ed.
6. Oak Tree Mitigation: Need to cieady identify where these will go.
Response: All four oak trees will be located on the bank site.
Other Issues:
Traf6c: Update traffic study, look at new driveway location, look at SANDAG trip ge�eration rates
relative to Drive-up windows.
Response: This is being updated and will be delivered to staff prior to the meeting.
8. Commercial Building: The retail building may come back with a completely different architectural
style. The bank should build the retail building too.
Response: The City is responsible for ensuring the architectural style is consistent between the two
buildings. Any changes to the approved plans would require approval by the ARC and Planning
Commission. If additional security is needed, the bank is willing to add a deed restriction on the
property that will ensure that the architectural style of the separate retail building matches the style of
the bank building. The bank plans on selling the adjacent retail lot to a separate developer after the
parcel map is recorded.
cc: John Hansen, Santa Lucia Bank
Pat Blote, RRM
San Luis 06ispo • Oakdale • Healds6urg • Los Angelts • San /uan Capistrano
3765 South Higuera Street, Suite 102 • San Luis Obispo, CA 93401 • Phone: 805/543-1794 • FAX: 805/543-4609
www.rrtndesign.com
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ATTACHMENT 4
HIGGINS ASSOCIATES
CIVIL & TRAFFIC ENGINEERS
1300-B First Street, Gilroy, CA 95020 • 40&648-3172 • fax 40&848-7102 • info@kbhiggins.com
April 15, 2003
John Knight
RRM Design Group
3765 South Higuera Street, Ste. 102
San Luis Obispo, CA 93401
Re: Grand and Courtland Commercial Development, Arroyo Grande, California
Dear John,
I�'iggins Associates has performed additional traffic engineering services to update the traffic analysis
prepared by our firm in 2002 for the Grand and Courtland Commercial Development. The update
is required to address questions and issues raised by the City of Arroyo Grande during the project
review process. These questions are as follows.
Verify the trip generation rates for the bank component of the project, considering
that drive-through lanes will be provided for tellers. The San Diego Association of
Governments Trip Generation publication has information associated with this
component of a drive through bank.
2. Review the proposed project site plan with regard to the adequacy of currently
proposed driveways. These have changed since the traffic study was performed.
Revised project trip generation and assignment has been prepued. A discussion of project access is
also included.
A. Project Trip Generation
The previously project definition was analyzed in the report GrandAverrue/Courticmd Street
Commercial Development Traffic Anatysis Report, published by Higgins Associates on
Mazch 4, 2002. At the time of that analysis, the project consisted of a 3,491 square-foot bank
with drive-through windows commercial office space totaling 3,084 square feet, 2,000 square
feet of restaurant space, 10,204 square feet of commercial retail space, and an 108-unit senior
housing facility. This project was estimated to generate 129 AM peak hour trips (78 in, 51
out), and 181 PM peak hour trips (92 in, 89 out).
Mr. John Knight
April 15, 2003
Page 2
The revised site definition retains an identical plan for the senior housing development, but
reconfigures the commercial uses. The barilc facility would consist of one two-story building
(6,100 squaze feet on the bottom floor, and 3,000 square feet on the top floor), and a three-
window drive-through banking area on the westem side of the budding, with potential for the
addition of a fourth window. A second building of 5,225 square feet would house either
commercial and/or restaurant facilities. No commercial office space would be provided.
Trip generation has been estimated for the revised site plan, as shown on E�chibit 1. The Snal
occupant or occupants ofthe 5,225 square-foot building are not determined at this time, but
are anticipated to be either retail, a restanrant, or both. For the pwposes of this analysis, the
building was split in ha1� with one halfused for retail aod the other for a fast-food restaurant
without a drive-through window. It should be noted that fast food trip generation rates are
assumed for the restaurant component of the project. T1us is a worst case assumption. It
would be applicable for not only a fast food restaurant but also for other types of high
tumover food related uses such as a donut shop or Starbucks. These rates aze conservatively
high if the site is developed as a sit down restaurant or sandwich shop.
The trip generation for the revised site plan was estimated based upon similar assumptions as
were used in the ori�inal traffic analysis for this site. The revised project is anticipated to
generate 180 AM peak how trips (108 in, 72 out), and 257 PM peak hour trips (132 in, 125
out). This is an increase of 51 AM peak hour and 76 PM peak hour trips over the previous
proposal for the site.
The revised project hips were distnbuted onto the study street network using the same
percentages as were used in the previous traffic analysis for the project. One important
change from the previous site plau has affected the uip assig�ment. The bank would have its
drive-through exit directly onto Gra�d Avenue between Courtland Street and the driveway
into the adjacent Rite Aid shopping center. As opposed to the previous site plan, some bank
trips would leave the site via ttris new driveway, instead ofusing the Courtland Street or Rite
Aid accesses. The Institute of Transportation Engneers' publication Trmzrportation mxl
Lrnrd Development, Second Edition, by Vergil G. Stover and Frank J. Kcepke, contains
guidelines for bank drive-through windows. The authors recommend that such drive-through
windows be designed to accommodate 50% of the total customers at the bank. Therefore,
it was assumed for the purposes of this analysis that 50% of the bank traffic would e�t the
site via the bank drive-through cvindow.
G:�2003Uobs\001-050\A03-0�f 6�?.03-0d6l.etterlb.npd
�
Mr. John Knight
April 15, 2003
Page 3
B. Eaisting Plus Project Condition Intersection Operating Conditions
Ea�hibit 2 contains the levels of service of the study intersections under Existing Plus Project
conditions. All four of the study intersections would continue to operate within the level of
service (LOS) "C" standard for the City of Arroyo Grande. No improvements are required
as a result of the study project at the study intersections.
C. Cumulative Condition Intersection Operating Conditions
E�ibit 2 contains the levels of service ofthe study intersections under Cumulative conditions.
This analysis includes the same cumulative projects analyzed within the previous site traffic
analysis. Three ofthe study intersections would continue to operate at LOS C orbetter. The
only intersection that would not operate acceptably is the intersection ofOak Park Boulevard
and EI Camino Real, which would operate at LOS D during the PM peak hour. The same
mitigation previously proposed for the intersection, the addition ofsouthbound Oak Park a�d
eastbound EI Camino Real right tum overlap signal phases, would improve operations to LOS
C. Therefore, no additional mitigations are recommended beyond those previously identified
in the earlier tra�c analysis report. The study project will not require further intersection
mitigations beyond those previously recommended.
D. Project Access aud Intemal Circulation - Revised Site Plan
The revised site plan has changed the circulation pattem within the commercial portion of the
project site. With the new site plan, traffic can enter this part of the site via one of three
routes - a driveway off of Courtland Street north of Grand Avenue, and two access points via
the Rite Aid Driveway on Grand Avenue. Traffic can eacit also via all of those driveways, as
well as a new driveway proposed off of Grand Avenue between Courtland and the Rite Aid
driveway, which connects to the bank drive-through windows. Traffic on this driveway can
only tum right onto Grand Avenue - no left tums aze allowed. It is recommended that signing
be added to this driveway to inform drivers ofthis restrictioq as well as the fact that no traffic
would be allowed to enter via this driveway, per City of Arroyo Grande standards.
G:�20031tobs�001-050 W 03-046 W 03-046[.ena 1 b.wpd. wpd
Mr. John Knight
April 15, 2003
Page 4
Circulation within the southem portion of the project site is grouped between the two
buildings - the bank and the retaiUrestaurant space. It is anticipated that nearly all of the
traffic from the bank will enter via the Courtland driveway, and exit via that driveway and the
bank drive-through driveway on Grand Avenue. Traffic to and from the retaiUrestaurant
building will likely all enter and e�dt via its counection to the Rite Aid driveway off of Grand
Avenue. However, due to the connection between the two areas ��a the northem access
roadway, there will be some crossover of Va�ic, such as traffic from the reta7/restaurant
building utilizing the Courtland drivewayto eventually reach Grand Avenue, in lieu oftheRite
Aid driveway.
The revised site plan would result in the Courtland driveway for the bank being relamely
dose to the southern driveway into the proposed senior housing fac�7ity. Although not an
optimal situatioq due to the low traffic volumes on Courtland Street and the low trip
generation for the senior housing fac�7ity, this condition is not aaticipated to be a sig�cant
prob]em. It is recommended, however, that adequate sight distance be preserved betwe� the
two driveways, per City of Arroyo Grande standards, such thaY vehicles enterins and e�aring
each driveway can see vehicles at t6e other driveway. �
E. Bank Drive-Through
The project applicant proposes up to four aindows to be pro«ded at the bank dme-through
area. The previously cited publication Transportation and Land De� recommends
between 2 to 3 windows be provided for lobby sizes betcveen 5,000 and 10,000 square fe�,
such as this project. Faciliries with three windows are recomm�ded to pro��de storage for
between 18 and 26 queued velucles, and facilities with four windows should provide for
between 23 and 30 vehicles, depending upon the service rate for each vehicle (_e. b�•eEn
10 and I 5 minutes of waiting time)_ However, t}vs is a fairly long ser��ce time p� vehicles,
which is not anticipated at the proposed bank According to bank representatives, senice
times at the drive-through windows at a similar bank in northern San Iuis Obispo County are
in the raoge of4 to 5 minutes. A shorter service time would help to reduce quaie I�Q*hc at
the drive-through via increasing the number of vehicles serviced per hour. The curreut site
plan provides for the storage of I2 vehicles. Eatrapolatin� the previously cited ve}ricle queue
recommendations, for a 5-minute service rate, the velucle queue requirements would be 10
vehicles and 11 vehicles, respectively, for three and four drive-tl�rou�rh windows. The site
plan therefore provides adequate velricle queuing for the drive-through w�ndow.
G:12003`Jds`001-050 W03-0464103-0461zva1 b.wpd.wpd
Mr. John Kmght
A.pn7 15, 2003
Page 5
Il�e access into the bank drne-throu,,uh area wideas from two to four lanes as it progresses
southward towards Grand Aveaue. TaQering oft}�e pavemeat roadway is used to provide the
additional two lanes on the eastan sde of the dme-tt�rough roadvvay_ However, the tap�
on the western sde near the w is aot as gradual as the others_ This taper should be
rerevised in ord�to create a smoother ha�tion for traffic tracding southv�ard tluough the by-
pass ofthe dm-e-through area
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INTERSECT'ION
LEVELS OF SERVICE
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CITY OF ARROYO GRANDE
INITIAL STUDY AND
DRAFT MITIGATED NEGATIVE DECLARATION
1. Project Title:
2. Lead Agency Name & Address:
3. Contact Person & Phone #:
4. Projectlocation:
Conditional Use Permit 03-001
Tentative Parcel Map 03-001
City of Arroyo Grande
P.O. Box 550/214 E. Branch Street
Arroyo Grande, CA 93421
Kelly Heffernon
(805) 473-5420
1530 East Grand Avenue
Arroyo Grande, CA 93420
T—
�
J � --�J
PflOJECiSIE
5. Project Sponsor's Name & Address:
6. General Plan Designation:
7. Zoning:
I �MO"
Santa Lucia Bank
P.O. Box 6047
Atascadero, CA 93423
Mixed Use (MU)
General Commercial (GC)
ATTACHMENT 5
i
1 �
8. Description of Project:
The proposed project is to subdivide a 1.75-acre property into two (2) parcels consisting of 28,507 and
47,616 square feet, and construct a 9,100 square foot bank building with four (4) drive-up lanes and a
5,625 square foot commercial building.
9. Other agencies whose approval is required (and permits needed):
None.
2
DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not
be a significant effect in this case because the mitigation measures described on an attached sheet have
been added to the project. A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposal MAY have a significant effectls) on the environment, but at least one effect 1) has
been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been
addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the
effect is a"potentially significant impact" or "potentially significant unless mitigated". An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be
address �
X
' �1 �� _ Z�Z 9�03
Signatu Date
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a
"POTENTIALLY SIGNIFICANT IMPACT" or "POTENTIALLY IS SIGNIFICANT UNLESS MITIGATED", as indicated by the checklist on
the following pages.
❑ Land Use and Planning
❑ Population and Housing
❑ Geophysical
■ Water
■ Air Quality
■ Trensportation/Circulation
■ Biological Resources
❑ Energy and Mineral Resources
❑ Hazards
■ Noise
❑ Mandatory Findings of Significance
■ Public Services
❑ Utilities and Service Systems
❑ Aesthetics
■ Cultural Resources
❑ Recreation
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required foi all answers except "No lmpact" answers that are adequately supported by the information
sources a lead agency cites in the parentheses fol%wing each question. A"No ImpacY' question is adequately supported if the
referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zonel. A"No ImpacY' answer should be explained where it is based on project specific factors as
well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysisl.
2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-
level, indirect as well as direct, and construction as well as operations impacts.
3. "Potentially Significant Impact" is appropriate if an effect is significant or potentially significant, or is the lead agency lacks
information to make a finding of insignificance. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4. "Potentially Significant Unless Mitigated" applies where the incorporation of mitigation measures has reduced an effect from
"Potentially Significant Impact" to a"Less than Significant Impact." The lead agency must describe the mitigation measures
and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier
Analyses", may be cross referenced.)
5. Earlier analyses may be used where, pursuant to the tiering, progrem EIR, or other CEQA process, an effect has been
adequately analyzed in an earlier EIR or negative declaration. Section 150631c11311D1. Earlier analyses are discussed in Section
XVII at the end of the checklist.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g.,
general plans, zoning ordinancesl. A Source List should be attached and other sources used or individuals should be cited in the
discussion.
Pofentia/ly
Patentia/ly Signi�cant Less Than
Issues land Supporting Information Sources): Signi�cant Un/ess Significanr No
/mpact Mitigated /mpact /mpact
I. LAND USE AND PLANNING. Wou/d the proposa/.�
a) Conflict with general plan designation or zoning?
Isource #Isl: 1,2,3,41
b) Conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
Isource #Is1: 1,6,71
c) Affect agriculturel resources or operations le.g., impacts
to soils or farmlands, or impacts from incompatible land
usesl? (source #Isl: 9, 17)
dl Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority communityl? (source #Isl: 2,4,11)
II. POPULATION AND HOUSING: Would the proposah.
a) Cumulatively exceed official regional or local population
projections? (source #Isl: 1,5,91
b) Induce substantial growth in an area either directly or
indirectly (e.g., through projects in an undeveloped area
or extension of major infrastructurel?
Isource #Isl: 9,101
c) Displace existing housing, especially affordable housing?
(source #Isl: 9,10,11)
IIt. GEOPHYSICAL: Would !he proposal result in oi expose
peap/e to potentia/ impacfs invo/ving:
al Seismicity: fault rupture? (source #Isl: 5,6)
b) Seismicity: ground shaking or liquefaction?
Isource #Isl: 5,61
c) Seismicity: seiche or tsunami? (source #Isl: 5,61
d) Landslides or mudslides? (source #Isl: 5,6)
e) Erosion, changes in topography or unstable soils
conditions from excavation, grading or fill?
Isource ri1s1: 10)
f) Subsidence of land? (source #Isl: 5,6)
g) Expansive soils? (source klsL' 5,6)
h) Unique geologic or physical features? (source #Isl:
5, 6,10,11)
IV. WATER: Wau/d the proposal resuk in:
a) Changes in absorption rates, drainage patterns, or the
rete and amount of surface runoff? (source Jtlsl: 10) X
b) Exposure to people or property to water related hazards
such as flooding? (source ltlsl: 8)
c) Discharge into surface waters or other alteration of
surface water quality (e.g., temperature, dissolved
oxygen or turbidity? (source #Isl: 9)
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
�
0
Issues Iand Supporting Information Sources):
d) Changes in the amount of surface water in any water
body? Isource #Isl: 9, 101
e) Changes in currents, or the course or direction of water
movements? Isource 111s): 9, 701
f) Change in the quantity of ground waters, either through
direct additions or withdrewals, or through interception
of an aquifer by cuts or excavations?
(source 1/Isl: 9, 10)
g) Altered direction or rete of flow of groundwater?
Isource #Isl: 9, 101
h) Impacts to groundwater quality? (source #Isl: 9,10)
i) Substantial reduction in the amount of water otherwise
available for public water supplies? (source #Is1: 6)
V. AIR nUALITY: Would the proposa/.•
a) Violate any air quality standard or contribute to an
existing or projected air quality violation?
(source #Is1: 7, 13)
b) Expose sensitive receptors to pollutants? (source klsl:
10, i t l
c) Alter air movement, moisture, or temperature, or cause
any change in climate? (source #Isl: 9)
d) Create objectionable odors? (source Nlsl: 9,10)
VI. TRANSPORTATION/CIRCULATION. Would the proposal
result in:
a) Increased vehicle trips or traffic congestion? (source
#Isl: 131
b) Hazards to safety from design features (e.g., sharp
curves or dangerous intersections) or incompatible uses
(e.g., farm equipmentl? (source #Isl: 9, 10)
c) Inadequate emergency access or access to nearby sites?
(source #Isl: 9, 101
d) Insufficient parking capacity on-site or off-site? (source
#Isl: 3, 9, 10)
e) Hazards or barriers for pedestrians or bicyclists? (source
#Is1: 9, 101
f) Conflicts with adopted policies supporting alternative
transportation (e.g., bus turnouts, bicycle racksl?
Isource #Isl: 9, 10)
VII. BIOLOGICAL RESOURCES. Would the proposal resulf in
impacfs fo:
a) Endangered, threatened or rare species or their habitats
(including but not limited to plants, fish, insects,
animals, and birds? (source #Isl: 6)
b) Locally designated species (e.g., heritage treesl?
(source #Isl: 10, 111
c) Locally designated natural communities (e.g., oak forest,
coastal habitatl? (source #Is1: 10, 71)
Pofentia//y
PotenGa/ly Significant Less Than
Significant Un/ess SigniTicant No
/mpact Mitigated /mpact /mpact
X
X
X
X
X
X
X
�
X
X
X
X
X '
7
�
X
i
{
X
X
X
X
X
X ;
r�
5 '
d) Wetland habitat (e.g., marsh, riparian and vernal pooll?
Isource #Isl: 9, 11)
e) Wildlife dispersal or migration corridors?
Isource #Isl: 11)
VIII. ENERGY AND MINERAL RESOURCES. Wou/d the proposa/:
a) Conflict with adopted energy conservation plans?
Isource #Isl: 1, 61
b) Use non-renewable resources in a wasteful and
inefficient manneR (source #Is1: 9, 10)
IX. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous
substances (including, but not limited to: oil, pesticides,
chemicals or radiation? (source #Isl: 9)
b) Possible interference with an emergency response plan
or emergency evacuation plan? Isource #Isl: 9, 70)
X
X
X
X
X
X
X
c� The creation of any health hazard or potential health
hazard? (source Jllsl: 9, 10) X
d) Exposure of people to existing sources of potential
health hazards? (source Illsl: 9,10,11) - X
e) Increased fire hazard in areas with flammable brush,
grass, or trees? (source Nlsl: 10, 11) X
X. NOISE. Would the p�oposal result in:
a) Increases in existing noise levels? (source lilsl: 1, 9) X
b) Exposure of people to severe noise levels?
Isource #Is1: 9, 101 X
XI. PUBLIC SERVICES. Would the proposal have an eifect
upon, or iesult in a need for new or altered govemment
services in any of the fol%wing areas:
a) Fire Protection? (source #Isl: 6) X
b) Police Protection? (source #Isl: 6) X
c) Schools? (source 7/1s1: 6) X
dl Maintenance of public facilities, including roads, sewer
system? �source #Isl: 61 X
e1 Other governmental services? (source #Isl: 6)
XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal
result in a need for new systems, or substantial alteretions
to Yhe fol%wing utilities:
a) Power or natural gas? (source lJlsl: 9, 10)
b) Communications systems? (source #Isl: 9, 10)
c) Local or regional water treatment or distribution
facilities? (source 711s1: 6)
d) Storm water drainage? (source #Isl: 6)
e) Solid waste disposal? (source Silsl: 6)
XIII. AESTHETICS. Would the proposal:
a) Affect a scenic vista or� scenic highway?
(source #Isl: 1, 10, 11)
X
X
X
X
X
X
0
b) Have a demonstrable negative aesthetic effect?
(source #Isl: 9, 10, 171
c) Create light or glare? (source lllsl: 9,10)
XIV. CULTURAL RESOURCES. Wou/d the proposal.•
a) Disturb paleontological resources? (source filsl: 6, i t l
b) Disturb archaeological resources (source #�sl: 6, 11) X
c) Affect historical resources? (source #Isl: 6, 11)
d) Have the potential to cause a physical change which
would affect unique ethnic culturel values? (source #Isl:
11)
e) Restrict existing religious or sacred uses within the
potential impact area? (source #Isl: 10, 11)
XV. RECREATION. Would the proposal:
al Increase the demand for neighborhood or regional parks
or other recreational facilities? (source lilsl: 1, 31
b) Affect existing recreational opportunities?
Isource #Isl: 1, 51
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental
goals?
c) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
prqect are considereble when viewed in connection
with the effects of past projects, the effects of other
current projects, and the effects of probable future
projects.)
d) Does the prqect have environmental effects which will
cause substantial adverse effects on human beings,
either directly or indirectly?
X
X
X
X
�
XVII. EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have
been adequately analyzed in an earlier EIR or negative declaration. Section 150631c11311D1. In this case, a discussion should
identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed by earlier documents.
c) Mitigation Measures. For effects that are "potentially significant" or "potentially significant unless mitigated",
describe the mitigation measures which were incorporated or refined from the earlier document and the extent to
which they address site-specific conditions for the project.
SOURCE LIST:
1. City of Arroyo Grande General Plan
2. City of Arroyo Grande General Plan Land Use Map
3. City of Arroyo Grande Development Code
4. City of Arroyo Grande Zoning Map
5. City of Arroyo Grande Existing Setting and Community Issues Report
6. City of Arroyo Grande General Plan EIR; Sewer Master Plan
7. Air Pollution Control District Clean Air Plan
8. FEMA - Flood Insurance Rate Map
9. Project Description
10. Project Plans
11. Site Inspection
12. Ordinance 431 C. S.
13. Institute of Traffic Engineers Trip Generation Manual
ENVIRONMENTAL SETTING:
The project site is approximately 1.75 acres in size and is located on the northwest corner of East Grand Avenue
and Courtfand Street in the General Commercial (GC) zoning district and Mixed Use (MU) land use category.
Surrounding the site is commercial development and a church to the west, commercial development to the east,
vacant land to the north approved for 108 senior apartment units, and vacant land zoned commercial to the south.
The property is mostly flat, is currently vacant and contains one large Coast Live oak tree, proposed to be
removed. The project site is located within a half mile of a known archaeological site and therefore a phase 1
archeological surface survey was conducted. The findings of the survey are discussed under section XIV (Cultural
Resources) of this Initial Study.
PROJECT DESCRIPTION
The project evaluated by this initial study is to construct two (2) commercial buildings for a local bank and a spec
commercial building for retail, office or food service. A Tentative Parcel Map is also proposed, subdividing the
property into two (2) parcels consisting of 47,507 and 28,507 square feet. The project statistics are summarized in
the table below.
Area (s.f.) Building Height Parking Required Parkin Provided
Commercial:
Santa Lucia Lower Level: 30 feet for 37 spaces 47 spaces
Bank 6,100 s.f. building; 36 feet
for elevator
Upper Level: tower
3,000 s.f.
Subtotal:
9,100 s.f.
Commercial 5,625 s.f. 22 feet 23 spaces 33 spaces
Building
Total: 14,725 s.f. n/a 60 spaces 80 spaces
0
�
EXPLANATIONS TO INITIAL STUDY CHECKLIST:
III. GEOPHYSICAL
The project site was graded approximately nine (9) years ago, leaving the property relatively flat along the
East Grand Avenue frontage and a large deep cut in the back property approved for senior housing
development. The preliminary grading and drainage plan shows minimal grading necessary to improve the
site.
The City Grading Ordinance regulates and controls grading, clearing and erosion on private property. If the
Grading Ordinance and all building code and city regulations are followed during grading and compaction for
the project, impacts will remain below a significant level.
Based on the General Plan and review of the Alquist-Priolo Zone Fault maps, the proposed project is not
located on a known earthquake fault subject to rupture. The proposed project will be subject to the effects of
periodic seismic events in the region, including ground shaking. However, exposure of people to these events
can generally be mitigated to an acceptable level of risk by following Uniform Building Code development
standards.
Analysis of Significance: Less than significant impact.
IV. WATER/DRAINAGE
Water. Development of the proposed project would require water for both domestic use and landscape
irrigation. Projected water demand is approximately 2.1 acre-feet of water per year for the commercial
portion.
The City has not established thresholds of significance for water demand. Although the proposed project is
consistent with the General Plan, and water demand for the project can be accommodated within existing City
supplies, the estimated water consumption would further reduce the City's supply of available water. This
impact could be mitigated using water-conserving designs, fixtures and landscaping.
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
1. 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 an in lieu fee.
Monitoring: Review of individual water program or payment of the in
lieu fee
Responsible Department: Public Works Department
Timeframe: Prior to issuance of building permit
2. 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.
L:
Monitoring: Review of building plans
Responsible Department: Building and Fire Department
Timeframe: Prior to issuance of building permit
3. 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:
Responsible Department
Timeframe:
Drainaae. Development of the site will
rates and increase the amount of runoff.
facilities are expected to accommodat
Mitigation Measure:
V
satisfaction of the Director of Public Works.
Monitoring: Review of grading plans
Responsible Department: Public Works Department
Timeframe: Prior to issuance of a grading permit
reviewed as part of the plan check process.
Analysis of Significance:
4.
b'a
Review of landscaping and irrigation plans
Parks and Recreation Department
Prior to issuance of building permit
increase impervious surfaces, which in turn will change absorption
The site would drain onto East Grand Avenue and existing drainage
e the increased flows. Detailed drainage calculations would be
Potentially significant unless mitigated.
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
AII runoff water from impervious areas shall be conveyed through impervious conduits to
existing storm drain facilities. A drainage plan, which incorporates the above, shall be
submitted to the City prior to the issuance of any permits.
Monitoring: Review of drainage/grading plans
Responsible Department: Public Works Department
Timeframe: Prior to issuance of a grading permit
AIR QUALITY
The San Luis Obispo County Air Pollution Control District (APCD) has issued significance threshold criteria to
evaluate the potential impacts of proposed projects within the County. Consistent with thresholds developed
by the APCD in the Guidelines for Assessing the Aii Quality lmpacts for Piojects Subject to CEQ.4 Review,
projects generating less than ten (10) pounds per day of ROG, NO„ PM� or SO emissions do not require
mitigation. For projects requiring air quality mitigation, the APCD has developed a list of standard and
discretionary mitigation strategies tailored to the type of project being proposed. Because the proposed
project is anticipated to generate greater than ten (10) pounds of emissions per day directly from construction
activities and indirectly from motor vehicle emissions, the mitigation measures listed below must be
incorporated into the project:
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
Provide one (1) bicycle parking space for every ten (10) commercial car parking spaces. With
80 parking spaces proposed, eight (8) bicycle parking spaces are required.
10
Monitoring: Review of improvement plans
Responsible Departments: Public Works and Community Development Departments
Timeframe: Prior to issuance of building 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. Soi� 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.
Monitoring: Review of grading and building plans and site inspections
Responsible Departments: The Public Works and Building and Fire Departments shall
inspect plans and spot check in the field
Timeframe: Prior to issuance of grading permit and during construction
VI. TRANSPORTATION/CIRCULATION
The primary access to the project site is by means of one commercial driveway off of Courtland Street. The
project will also have access through the Rite-Aid site, located directly west of the project. A right turn only
exit on to East Grand Avenue is also proposed.
Based on the traffic analysis prepared for a similar project on this site that was approved in March 2002, the
number of trips generated by the proposed commercial development is expected to impact the following
intersections (reference Attachment A for a copy of the traffic report):
. East Grand Avenue/Courtland Street
• Oak Park Boulevard/EI Camino Real
• Oak Park Boulevard/West Branch Street
. Highway 101/Brisco Road interchange
The project will also contribute to cumulative traffic impacts that are expected to be significant. This project
will therefore be required to contribute its proportional share of the City's Transportation Facilities Impact fee
and Traffic Signalization Impact fee, as well as specific project traffic mitigations.
11
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
15. The applicant shall pay the Traffic Signalization Impact fee.
16.
17
Monitoring: The applicant shall pay the fee
Responsible Department: Building & Fire Department
Timeframe: Prior to issuance of Building Permit
The applicant shall pay the City's Transportation Facilities Impact fee.
Monitoring: The applicant shall pay the fee
Responsible Department: Building & Fire Department
Timeframe: Prior to issuance of building permit
The applicant shall interconnect the existing signals at the Oak Park intersections with West
Branch Street and EI Camino Real.
Monitoring: The applicant shall coordinate the existing signals
Responsible Department: Public Works Department
Timeframe: Prior to occupancy
18. The project shall continue to provide a separate southbound left/through lane and right turn
lane on Courtland Street at East Grand Avenue. This will require continued parking prohibition
using regulatory signs and/or red curb painting from East Grand Avenue to the project
southerly driveway along the west side of Courtland Street.
Monitoring: The applicant shall install the improvements
Responsible Department: Public Works Department
Timeframe: Prior to recording the map
19. The project shall provide the addition of right turn overlap phases on the southbound and
westbound approaches to the Oak Park/EI Camino Real intersection.
Monitoring: The applicant shall install the improvements
Responsible Department: Public Works Department
Timeframe: Prior to occupancy
VII. BIOLOGICAL RESOURCES
One 24" diameter multi-trunk Coast Live Oak tree (Quercus agrifolia) exisis just past the project site along the
Courtland Street frontage and will be removed as part of the Courtland Street road improvements. The tree is
in healthy condition, but wouid likely not survive transplanting. To mitigate removal of this tree, the developer
shall plant four replacement Coast Live Oak trees on the subject site.
Analysis of Significance: Potentially significant unless mitigated
Mitigation Measure:
20. The developer shall plant four (4) 48" box Coast Live Oak trees on the project site as
mitigation for removing the existing 24" diameter Coast Live Oak tree.
Monitoring: Field inspection.
Responsible Dept: Parks & Recreation, Community Development
Timeframe: Prior to issuing a certificate of occupancy
12
X.
NOISE
Existing noise levels would be increased temporarily during the construction phase of this project. Noise
resulting from construction activities will be short-term, and is subject to the City's Noise Ordinance.
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
21
22
All construction equipment shall be provided with well-maintained, functional mufflers to limit
noise.
Construction shall be limited to between the hours of 8 a.m. and 6 p.m. Monday through Friday, and
between 8 a.m. and 5 p.m. on Saturday and Sunday.
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.
Monitoring: Notes shall be placed on the construction plans referencing ihe
above measures.
Responsible Department: Public Works Department
Timeframe: During construction
1:1 �
PUBLIC SERVICES
The proposed mixed-use development is consistent with the 2007 General Plan designation for the site.
Adequate fire and police services exist in the community to serve the project.
Per the Master Sewer Plan, approved November 13, 2001, the project wiil add demand to portions of the
City's sewer system that are currently over capacity. Therefore, the applicant shall pay the projecYs
proportional share of impact fees to mitigate the additional demand.
Analysis of Significance: Potentially significani unless mitigated.
Mitigation Measure:
24. The applicant shall pay the project's proportional share of the sewer impact fees.
Monitoring: The applicant shall pay the required fee.
Responsible Department: Public Works Department
Timeframe: Prior to issuance of building permit
XIV. CULTURALRESOURCES
A Phase 1 cultural resources surface survey was conducted on the site in December 2000 by Thor Conway of
Heritage Discoveries, Inc. Cultural materials were observed along a portion of the western side of the study
area on the northern half of the lot in the form of marine shellfish fragments, which is consistent with
prehistoric settlement. The absence of cultural remains from the remainder of the study area is due to
significant alteration of much of the study area by prior impacts. Phase 2 sub-surface testing is therefore not
necessary on the subject southern portion of the property. The mitigation measure below is a general
precautionary measure for any development project.
Analysis of Significance: Potentially significant unless mitigated.
Mitigation Measures:
25. The following note shall be placed on the grading and improvement plans for the project:
13
"In the event that during grading, construction or development of the project, and
archeological resources are uncovered, all work shall be halted until the City has reviewed the
resources for their significance. If human remains (burials) are encountered, the County
Coroner (781-4513) shall be contacted immediately. The applicant may be required to provide
archaeological studies and/or mitigation measures."
Monitoring: Construction plans shall be reviewed.
Responsible Department: Public Works Department
Timeframe: Prior to issuance of grading permit
14
EXHIBIT A
�♦��IIGGINS f�SSOCIt�T�S.
■ . CIVIL & T�t\fflC ENGINEE�S
GRAND AVENUE/COURTLAND STREET
COMMERCIAL DEVELOPMENT
TRAFFIC ANALYSIS REPORT
ARROYO GRANDE, CALIFORNIA
F1NAL DRAFT
Prepazed For
Pacific Harbor Homes
La Crescenta, California
April 23, 2002
A02-006 Repat2Final.wpd
1300-B First Street • GIlroy, Califomia • 95020-4738 • votcF✓408 8483122 • enx/408 848-2202 • www.kbhiggins.com
TABLE OF CONTENTS
CHAPTER PAGE
NO. DESCRIPTION NO.
I. INTRODUCTION ......................................................1
II. EXISTING TRAFFIC CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
t1 Existing Road Network ..............................................2
B. Existing Network Traffic Volumes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C. Existing Intersection Levels of Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
III. EXISTING PLUS PRO7ECT TRAFFIC CONDTTIONS . . . . . . . . . . . . . . . . . . . . . . . . . 6
A. ProjectTrip Generation ..............................................6
B. Existing Plus Project Intersection Levels of Service . . . . . . . . . . . . . . . . . . . . . . . . . 8
C. Retirement Community Parldng Analysis . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . 9
IV. CUMULATIVE TRAFFIC CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
A. Cumularive Projects ................................................10
B. Cumulative Intersection Levels of Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
V. MITIGATION MEASURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A. Improvements Warranted for E�risting Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B. Project Traffic Impact Mitigations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C. Cumularive Traffic Impact Mitigations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A02-006 Repo�tZFinaLwpd
I �i.`y1L�T, i �;1:11 ] (�r.'1
EXHIBTT
NO. DESCRIPTION
1. PROJECT LOCATION MAP
2. PROJECT STPE PLAN
3A. EXISTING CONDITIONS AM PEAK HOUR
3B. EXISTING CONDITIONS PM PEAK HOUR
4. INTERSECTIONLEVELS OF SERVICE
5. RECOMMENDED INTERSECTION MITIGATION MEASURES
6. PROJECT TRIP GENERATION
7A. PROJECT TRIP DISTRIBUTION COMMERCIAL RETAII.
7B. PROJECT TRII' DISTRIBUTION RETIItEMENT COMMiINITY
7C. PROJECT TRIP DISTRIBUTION OFFICE
8A. AM PEAK HOUR PROJECT TRIP ASSIGNMENT
8B. PM PEAK HOUR PROTECT TRII' ASSIGNMENT
9A. EXISTING PLUS PROJECT AM PEAK HOUR VOLUMES
9B. EXISTING PLUS PROJECT PM PEAK HOUR VOLUMES
10. CUMULATIVE PROJECTS LOCA�TION MAP
11A. CUMULATIVE TRIP GENERATION CONIMERCIAL
11B. CUMULATIVE TRIP GENERATION RESIDENTIAL
12A. CUMULATIVE AM PEAK HOUR VOLUMES
12B. CUMIJI,ATIVE PM PEAK HOUR VOLUMES
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LIST OF APPENDICES
NO. DESCRIP'ITON
A LEVEL OF SERVICE DESCRIPTIONS
Al. TWO-WAY STOP CONTROLLED INTERSECTION
A2. SIGNALIZED INTERSECTION
B. LEVEL OF SERVICE CALCULATIONS - EXISTING CONDITIONS
C. LEVEL OF SERVICE CALCULATIONS - EXISTING PLUS PROJECT CONDITIONS
D. LEVEL OF SERVICE CALCULATIONS - CUMULATIVE CONDITIONS
A02-006 Repon2FinaLwpd
L INTRODUCTION
A retirement community and shopping center are proposed for the northwest corner of the Grand
Avenue/Courtland Street intersection in the westem portion of Arroyo Grande, California. The
project is proposed to include 18,800 square feet of shopping center and 108 units within its senior
housing complex. The commercial portion of the project includes a 3,491 squaze foot drive in bank,
3,084 square feet of commercial office, a 2,000 square foot restauranbfood service and 10, 304 square
feet of specialty retail floor area. The project site includes a total of appro�mately five acres. The
project site is currently zoned retaiUcommercial and can accommodate appro�umately 46,000 square
feet of retail shopping center floor area. A project location map is included as Exhibit 1. E�chibit 2
provides the currently proposed project site plan.
The project is e7cpected to impact the nearby street system. This includes the following intersections.
Courtland Street/Grand Avenue;
Oak Park Boulevard/El Camino Real;
Oak Park Boulevard/West Branch Street.
These intersections were studied and impacts to these intersections during the AM and PM peak
hours are documented in this report for Existing, E�risting Plus Project and Cumulative Conditions.
The project is also expected to generate uaffic at the Highway 101Brisco Road 'mterchange. The
City of Arroyo Grande is in the process of preparing a PA & ED that will study traffic operations at
this interchange and recommend remedial measures including major capital improvements. The City
of Arroyo Grande along with SLOCOG have developed funding options to be allocated to tlris
improvement. The status of the City of Arroyo Grande project development process for upgrades
at the interchange are discussed in this report.
The intersections of Oak Park Boulevard/Grand Avenue and Oak Park Boulevard/Brighton Avenue
are qualitatively analyzed in tlris report based on the results of previous analyses of these intersections
documented in previously prepared traffic studies. These include the 1997 traffic study prepazed for
the Berry Gazdens project Environmental Impact Report and the 1991 study prepazed for the Central
CoastBowling Center project, which was a previously proposed use for the subject site. In addition,
the traffic analysis for the Pismo Medical Center, Pismo Beach, which is documented in a January
29, 2001 letter report by Higgins Associates is referenced for this study. Anticipated traffic volumes
at the buildout of the Arroyo Grande General Plan as well as general traffic operations discussions
on the subject street network is provided in the Arroyo Grcmde General Plan Circulation Element
Study and were utilized as reference for this study.
The project will have access primarily via one commercial driveway and two retirement center
driveways on Courtland Street. In additioq the wmmercial portion of the project will have access
through the Rite-Aid site, which is located immediately west of the project. With access provided
through the Rite-Aid site, access to the commercial component of the proposed project will be
A02-006 Report2FinaLwpd
provided to and from Grand Avenue and to and from Oak Park Boulevazd just north of Grand
Avenue via the Rite Aid driveways. The Rite-Aid driveway on Grand Avenue has been analyzed in
this report. A discussion is also provided regarding potenrial impacts at project access/egress points.
A discussion of parking adequacy for the retirement center component of the proposed project is
provided as well. This is based upon surveys compiled the Insritute of Transportation Engineers as
well as information provided by the project applicant.
II, EXISTING TRAFFIC CONDTITONS
A. Existing Road Network
Key lughway and street facilities in the vicinity of the project include Highway 101, Courtland
Street, Brighton Avenue, Grand Avenue, Oak Park Boulevard, West Branch Street and El
Camino Real. These facilities are described below.
Highway 101 is a major north-south highway providing statewide and regional circulation
functions. All intersections with Highway 101 in the vicinity of the site aze grade sepazated
interchanges, including Oak Park Boulevard and Brisco Road. Highway 101 is four lanes wide
in the vicinity of the Oak Park Boulevard interchange.
Courtland Street is a north-south collector street on the westem edge of Atroyo Grande.
North of Grand Avenue, Courtland Street provides access to residenrial neighborhoods east of
Oak Park Boulevard, as well as businesses fronUng Grand Avenue. South of Grand Avenue,
Courtland Street serves a new housing subdivision currently under wnstruction. Courtland
Sueet is two lanes wide.
Brighton Avenue is an east-west local street through residential neighborhoods in the Cities
of Grover Beach and Arroyo Crrande. Brighton Avenue is two lanes wide.
Grand Avenue is a major east-west arterial in the cities of Grover Beach and Arroyo Crrande.
East of Oak Pazk Boulevazd, Grand Avenue is the primary east-west street through the central
business district of the City of Grover Beach, eventually connecting to Highway 1 and Pismo
State Beach. West of Oak Park Boulevard, Grand Avenue is the prunary east-west roadway
through Arroyo Grande south of I3'ighway 101, providing access at its easterly terminus to
Arroyo Grande Village and Highways 101 and 227. Grand Avenue is four lanes wide over its
entire length.
Oak Park Boulevard is a major north-south arterial in the cities of Pismo Beach and Arroyo
Grande. North of James Way, Oak Pazk Boulevard provides access to the mral areas north of
the Pismo Beach city limits. South of fTighway 101, Oak Pazk Boulevard provides access to
the city of Grover Beach and Arroyo Grande. Oak Pazk Boulevazd forms the boundary
A02-006 Repa42Fival.wpd 2
between Pismo Beach and Arroyo Grande north of I3'ighway 101, and is administered by a
joint agreement between the two cities. North of Crrand Avenue, Oak Park Boulevazd is
currently two lanes wide, widening to four lanes in width north of Brighton Avenue. Between
Atlantic City Avenue and just south of El Camino Real, Oak Park Boulevud is two lanes
southbound and one land southbound. North of the intersecrion with El Camino Real, Oak
Park Boulevazd is four lanes wide.
W est Branch Street e�ctends east-west from Oak Park Boulevard to Grand Avenue within the
city of Arroyo Grande. Between Oak Park Boulevard and Brisco Road, West Branch Street
is a major commercial corridor pazalleling Highway 101 to the north. West Branch Street also
connects direcdy with northbound Highway 101 with on and of-ramps at Camino Mercado and
an on-ramp at its intersection with Oak Park Boulevard. West Branch Street is two lanes wide.
EI Camino Real extends east-west along the southem frontage of H�ighway 101. El Camino
Real provides access between Oak Park Boulevazd and southbound Highway 101 via on and
off-ramps west of Oak Park Boulevazd. El Camino Real is three lanes wide (two eastbound and
one westbound) west of Oak Pazk and two lanes wide east of Oak Park.
The Grand Avenue/Courtland Street intersection is a signalized four-leg intersection. Left
tum bays are provided on eastbound and westbound Grand Avenue. Right turn bays are
provided on westbound Grand Avenue and northbound and southbound Cou�tland Avenue.
The rightmost through lane on eastbound Grand Avenue at Courtland is very wide - about 22
feet - and can accommodate both through and right turn movements simultaneously. Therefore,
the eastbound approach was modeled in tlris analysis as having an exclusive right tum lane. The
left-turn signal phasing on eastbound and westbound Grand Avenue is protected phasing. The
left tum phasing on northbound and southbound Courfland Avenue is pemutted phasing.
The Oak Park Boulevard/El Camino Real intersection is a signalized fow-leg intersection
immediately south of the Highway 101 overpass. Left turn bays are provided in all directions.
Right tum storage bays are provided on southbound Oak Pazk Boulevard and eastbound EI
Camino Real. The le8-tum signal phasing on Oak Park Boulevard is protected-pemutted, wtrich
allows vehicles to make protected turns at the start of the cycle, and later allows permitted turns
during the following "green ball" phase.
The Oak ParkBoulevard/West Branch Street intersectionis a signalized fow-leg intersection
at the north end of the Highway 101 overpass. The western leg of the intersection is a direct
on ramp onto northbound I3'ighway 101. Left turn bays aze provided on northbound and
southbound Oak Park Boulevard and westbound West Branch Street. Right turn bays are
provided on westbound West Branch Street. The left- turn signal phasing on Oak Pazk
Boulevard at this intersection is also protected-pemutted.
no2-oa6 x�nzF�t..�a 3
The Grand Avenue/Oak Park Boulevard intersection is a signalized four-leg intersection.
Left tum bays are provided in all directions. Right tum storage bays are provided on
northbound Oak Park Boulevard and westbound Grand Avenue. The left turn signal phasing
on all approaches is protected phasing.
The Oak Park BoulevardBrighton Avenue intersection is a four-leg, stop-controlled
intersection, with stop signs on the eastbound and westbound Brighton Avenue approaches.
No left tum bays are provided at this intersection. A right tum bay is provided on westbound
Brighton Avenue.
The east side of Oak Park Boulevard is currently being widened to allow two northbound
through lanes on Oak Park Boulevazd from Grand Avenue through the intersecrion with
Brighton Avenue.
B. Eaisting Network Traffic Volumes
Ea�hibits 3a and 3b show the existing AM and PM peak hour traffic volumes at the following
three intersections:
1. Grand Avenue/Courtland Street;
2. Oak Park Boulevard/El Camino Real;
3. Oak Park Boulevard/West Branch Street.
Traffic volumes for the Grand Avenue/Courtland Street intersection were collected on
February 19 and 20, 2002, and traffic volumes at the Oak Park Boulevard intersecrions with
El Camino Real and West Branch Street were collected on January 9 and 10, 2002.
C. Eaisting Intersection Levels of Service
Traffic operations aze evaluated using the concept of level of service. Intersections are rated
on an"A" to "F" scale with "A" representing excellent or free flow operations and "F"
representing forced flow/gridlock conditions. The Cities of Pismo Beach, Grover Beach and
Arroyo Grande have established a level of service goal of C for their city networks. For tlus
study, LOS C was considered the minimum acceptable level of service.
Intersection operations were evaluated using technical procedures documented in the 2000
Highway Capacity Manual (HCI�. At one- and two-way stop controlled intersections, the
operating efficiency ofvehicle movements that must yield to through movements are analyzed.
The level of service for velucle movemerns on the controlled approaches is based on the
distribution of gaps in the major street traffic stream and driver judgement in selecting gaps.
Appendix A1 shows the relationship between the vehicle delay and level of service for twaway
stop controlled intersections. The 2000 HCM calculates the level of service of the minor street
approaches. Using this data, an overall intersection level of service was calculated. Both aze
A02-006 RepoRZFinal.wpd 4
reported in this study because traffic on the minor street approaches have the lowest priority
of right-of-way at the intersection and aze the most crirical in terms of delay. Generally, LOS F
operations on the side street approach is the threshold warranting improvements. The
TRAFFIX 7.5 softwaze program was utilized to calculate one- and two-way stops intersection
levels of service.
For signalized intersections, average control delay per velricle is utilized to define intersection
level of service. Delay is dependent on a number of factors including the signal cycle length,
the roadway capacity (number of travel lanes) provided on each intersection approach and the
traffic demand. Appendix A2 shows the relarionship between velucle delay and the signalized
intersection level of service categories. The TRAFFIX 7.5 software program was utilized to
calculate signalized intersection levels of service.
Weekday moming and evening peak hour levels of service for the study intersecrions aze
summa on E�ibit 4. The recommended intersection 'vnprovements are shown on Each�bit
5. All intersections currently operate at or better than the LOS C standard. The Courtland
StreeUGrand Avenue intersection operate at an overall LOS A during the AM and PM peak
hours. The Rite-Aid Driveway approach to Grand Avenue operates at LOS B during the AM
and PM peak hours, and overall the intersection operates at LOS A. The Oak Park/West
Branch, and Oak Pazk/El Canuno Real intersections both operate at LOS C during the AM and
PM peak hours. The level of service calculation worksheets are shown in Appendices B-D.
Observations at the Oak Park/West Branch and Oak Park/El Camino Real intersections in
January 2002 found occasional interaction between the queues of the two intersections. The
signalized intersections are about 300 feet apazt, but are not coordinated - they each act
independently of each other, depending on the traffic demands at each intersection. For short
periods of time, vehicle queues at the upstream intersection e�rtended to the downstream signal
and impacted downstream intersection operations. This condition occurred twice during the
PM peak hour observed in 2002, whereby either the westbound West Branch or southbound
Oak Park movements at the Oak Pazk/West Branch intersection were gven the right-of-way
by its signal, but traffic was not able to pass through the intersection because the southbound
Oak Park approach to EI Canilno Real faced a red-ball indication and vehicle queues eactended
on south bound Oak Park Boulevazd from El Camino to West Branch. Once the southbound
Oak Park approach received the green indication, all vehicles were able to clear the intersection
with no residual queuing. Although tlus condition only occurred twice during the observed
period and resulted in no residua( impacts to intersection operations, the cumulative effect of
future growth in Arroyo Grande, Grover Beach, and Pismo Beach could increase their
frequency. In the long-tercn, it is recommended that the three ciries consider coordinarion of
the signals at the Oak Park/ West Branch and Oak Park/EI Camino Real intersections. This will
promote both good intersection operations at the two intersections and keep queues from one
intersection from impacting operations at the other intersection. Most of the necessary
equipment for coordination is already in place, including conduit and wire connections across
the H'i,,uhway 101 overpass. In lieu of coordination, adjustments to the signal timing that
A02-006 Repo[t2Final.wpd 5
increase green time for the Oak Park movements could be helpfiil, but would come at the
expense of traffic on El Camino Reat and West Branch, wirich could e�cperience longer queues
and delays.
The Berry Gardens traffic report found that the Oak Pazk Boulevard/Grand Avenue intersection
operated at an overall LOS C under eausting condirions, and maintained LOS C through General
Plan Buildout conditions. The Oak Park Boulevazd/Brighton Avenue intersection was found
to operate at an overall LOS A under existing condiuons in the Ceniral Coast Bowlrng Center
report, and would change to an overall LOS B and LOS C under Short-Term (Cumulative) and
Long-Term (General Plan) conditions, respecrively. With widening and restriping of Oak Park
Boulevard to two lanes in each direction at Brighton Avenue, the overall LOS under the latter
two scenarios would be LOS A
The Highway 101Brisco Road interchange includes the West Branch SueetlBrisco Road, El
Camino ReallBrisco Road, and the Halcyon Road/El Camino Rea1 intersections. These
intersections are currently signalized. However, the Brisco Road intersections with West
Branch Street and EI Camino Rea1 aze very closely spaced and have an additional intersection,
serving the northbound Highway 101 freeway ramps, located between them Tlus creates
intermittent gridlock conditions during the peak hour. It is e�cpected that unstable conditions
will become more prevalent as traffic volumes increase in the future. However, if no traffic
increases occurred at this interchange, traffic signal timing modifications would probably be
enough to maintain acceptable conditions. The status of the City of Arroyo Grande interchange
project described in the introduction of this report will be discussed in more detail in the
cumulative section of this report.
III. EXISTING PLUS PROJECT TRAFFIC CONDITIONS
A. Project Trip Generation
The proposed project consists of 18,800 square feet of commercial space and a 108-unit
retirement community. For this study, the commercial floor space was analyzed as follows:
1. 3,491 squaze foot drive-in bank,
2. 3,084 squaze feet of standard commercial office,
3. 2,000 square feet restaurandfood service, and
4. 10,304 square feet of specialty retail commercial.
Trip generation rates published bythe SanDiego Association ofGovemments (SANDAG) have
been used based on City of Arroyo Grande revised traffic study guidelines. The individual trip
generation rates are tabulated on E�ibit 6. This results in an estimate for project trip
generation of 3,004 daily trips with 148 moming peak hour trips and 243 evening peak hour
trips.
woz-oo6 xeportzFwat.wPa 6
Not all trips will be new trips added by the project to the street network. Some trips will be
captured from traffic aiready traveling on the adjoining streets. Section C ofExhibit 6 tabulates
the pass by capture rates used for this analysis. These are trips that aze captured by the project
from passing streams of traffic. The PM peak hour capture rates aze published by SANDAG.
As SANDAG does not provide AM peak hour rates, the published daily pass by rates were used
for the morning peak hour capture rates.
It will also be noted that fast food trip generation rates aze assumed for the restaurant
component ofthe project. Tlris is a worst case assumption. It would be applicable for not only
a fast food restaurant but also for other types of lugh turnover food related uses such as a donut
shop or Starbucks. These rates are conservatively lvgh if the site is developed as a sit down
restawant or sandwich shop.
Trip rates for the retirement community are based on SANDAG trip rates as well.
Anticipated net new trips to the street system aze tabulated in Section E of E�chibit 6. This
subtracts pass by trips from the gross trip generation estimates in Section B of the table. The
project is e�cpected to generate a total of 129 net new trips during the morning peak hour and
181 net new trips during the evening peak hour.
The project site is zoned for retaiUcommercial development. It could be developed with
approa�mately 46,000 squaze feet of gross floor azea as a shopping center. A neighborhood
shopping center could generate a total of 5,520 gross daily trips with 221 during the morning
peak hour and 552 during the evening peak hour. A shopping center aLso has a pass by factor
wtrich is indicated on Section F of the trip generation e�ibit. Subtracting pass by trips from
gross trip generation estimates results in a total estimate of 189 net new trips during the
morning peak hour and 332 during the evening peak hour. A comparison of Section E with
Section F indicates that the proposed project will generate about 68°/a of the AM peak hour
trips and 55% of the evening peak hour trips eacpected from a generic retail shopping center that
would be consistent with the zoning designation for the project site. It is evident that the
project will generate less impacts than what would occur based upon the General Plan and
Zoning Land Use designations. Tlris would result in a reduction in General Plan buildout traffic
volumes from what were forecasted in the recent Arroyo Grande General Plan Circulation
Element.
The distribution and assignment of project traffic to the study street network is depicted on
Exlvbits 7a through 7c. Eachibit 7a illustrates the e�cpected trip distribution for the retail and
restaurant components of the project. The office component is expected to have a somewhat
different distriburion and assignment than retail/commercial for the retirement center because
of its different types of uip purposes. Its trip distribution is illustrated on E�ibit 7b. The
retirement community component of the project is eapected to have trip assignments similar to
what is depicted on E�ibit 7a The total project traffic assignments, aze illustrated on Exhibits
8a and 8b. (Note that Eachibits 8a and 8b include both new direct trips as well as passby trips).
A02-006 RcpcM2Fiml.wpd 7
B. Eaisting Plus Project Intersection Levels of Service
Exhibits 9a and 9b illustrate Existing Plus Project volumes at the study intersections. Levels
of service are shown on E�chibit 4.
Eachibits 8a and 8b indicate tt�at a total of 16 trips during the AM peak hour and 22 trips during
the PM peak hour are e�cpected to impact the Oak Park Boulevard intersection with EI Camino
Real. With these added trips, the intersection would continue to operate at LOS C. The City
of Arroyo Grande traffic impact analysis guidelines indicate that a significant impact would be
realized if an intersection operating at level of service C will decline to a worse level of service
(i.e.; LOS D, E or F, which are all unacceptable according to the Arroyo Grande General Plan).
Altematively, if the project is e�cpected to add more than 90-180 peak hour trips, it would be
considered a significant impact. The anricipated volumes are far below what would be
considered significant at tlus location. Similarly, impacts aze expected to be insignificant at the
Oak Pazk Boulevazd/West Branch Street intersection because project traffrc at this location will
only total 10 AM and 16 PM peak hour trips, also resulting in no change in the LOS C status
from Existing conditions.
The Grand Avenue/Courtland Street intersection is eacpected to experience a total of about 69
AM peak hour trips and 105 PM peak hour trips from the project. This intersection currently
operates at an "A" level of service. The anricipated impacts at this location aze far below levels
that would result in a significant decline in level of service. With buildout of the project, the
intersection is anticipated to operate at LOS B during the AM and PM peak hours. It is
recommended that the exisring lane configurarion of one shared left-through lane and one right
turn lane on the southbound Courtland Street approach be preserved. It will require the
continued prohibition of parldng along the project frontage, probably between the projects
southerly driveway and Grand Avenue. No additional improvements will be required at this
location.
The project is expected to add about 12 PM peak hour trips to the Highway 101Brisco Road
interchange. The City of Arroyo Graade thresholds for significance indicate that an intersecrion
that operates at a"C" level of service can receive as much as 90-180 peak hour trips before the
traffic increase is considered significant. The anricipated project impact is less than significant.
However, the project does contribute to cumulative impacts that aze expected to be significant,
which is the reason for the City of Arroyo Grande improvement project currently in the
planning phases. The project will be required to contribute to tkus improvement through the
City impact fee.
An additional 26 AM and 36 PM peak hour project trips are anticipated to be added by the
project to the Oak Park/Brighton intersection. As the intersecrion operates at LOS A, based
on previous studies, the additional trips would not result in the intersection operating below the
satisfactory LOS C threshold.
A02-0O6 Repat2Final.wpd
The project is eapected to add 56AM and 83 PM peak hour trips to the Oak Park/Grand
intersection. As the intersection operates at LOS C and is less than the 90-180 peak hour trip
threshold, the project traffic would not constitute a significant impact at this intersection.
The project is proposed to have three direct driveway access and egress points on Courtland
Street. Courtland Street is a relatively a low-volume street. It has a straight alignment and
relarively low speeds because traffic must stop in both directions on Courtland Street at its
intersection with Brighton Avenue. In addition, the signalized intersection at Grand Avenue
is typically red and most traffic turns left or right at this location. No traffic operational
problems are expected along Courtland Street or at the proposed project driveways on
Courtland Street. No modificarions to the proposed site plan and no mitigations are required.
The project is also proposed to include a connection to the existing Rite-Aid pazking lot located
at Oak Park Boulevard and Grand Avenue. Tlus pazking lot has two existing driveways offof
Oak Park and Grand. The e�usting Rite-Aid driveway to Grand Avenue would be used for
project access and, potenrially, the driveway to Oak Park Boulevazd could be used for access
as well. Grand Avenue is designed with a two-way left turn lane in the median to facilitate left
turn movements at the driveway. The intersection would operate at an overall LOS A, with the
southbound driveway approach operating at LOS B, during both the AM and PM peak hours
under Existing Plus Project Conditions. No significant impacts are anricipated at this driveway
as a result of the project. The Oak Park driveway has roadway striping and signing that restrict
access to only right tums in and out. The project is not anticipated to add a significant volume
of trips to this driveway. It should be noted that despite the restrictions, illegal left tums and
through movements into and out of tlus driveway were observed during visits to the site in
February 2002. The City of Arroyo Grande may wish to emphasize the traffic restrictions at
the driveway through increased signing, striping, or enforcement.
C. Retirement Community Parldng Analysis
As noted earlier, the proposed Retirement Community component ofthe project would include
108 units and 130 pazking spaces. The majority ofthe proposed project units are one- bedroom
with 16 two-bedroom units and there are no kitchen or cooking facilities in any of the suites.
Parking requirements for Retirement Community faciliries are provided in the 2° ediuon of the
Parking Generadon Mam�al produced by the Institute of Transportation Engineers (ITE)
(Code 250). A Retirement Community is described in the Manual to be Restricted to adults or
senior citizens, contain residential suites similar to apamnents or condominiums and are usually
self-contained villages. They may also contain special services such as medical services, dining
facilities, and some limited supporting retail uses.
The ITE pazking generation rates for a Retirement Community are 027 parldng space per unit
on a weekday, 0.32 parking space per unit on a Saturday and 1.00 pazldng spaces on Sundays.
These rates would translate into requirements of 29 on-site parking spaces on a weekday, 35
parking spaces on a Saturday and 108 pazking spaces on a Sunday for the 108 suites included
in this project. Since the project is planned to supply a total of 130 pazking spaces, the
anticipated parking demand using ITE retirement community data is met.
A02-006 Report2Fioal.wpd 9
A faz more conservative estimate of pazldng requirements is to assume the project is low/mid-
rise apaRments. Parking requirements for low/mid-rise apartments are provided in the 2n
edition oftheParking GenerationManual producedbytheInstitute ofTransportation Engineers
(ITE) (Code 221).
The ITE parking generation rates for low/mid-rise apartments are 1.04 parking space per unit
on a weekday, 1.21 pazldng space per unit on a Saturday and 1.01 parking spaces on Sundays.
These rates would translate into requirements of 112 on-site pazking spaces on a weekday, 131
pazl�ng spaces on a Saturday and 109 pazking spaces on a Sunday for the 108 suites included
in this project. Since the project is planned to supply a total of 130 parking spaces, the
anticipated parking demand using ITE low/mid-rise apartment data is met.
In conclusion, it is anticipated that the proposed parking supply of 130 spaces for 108 units is
adequate.
IV. CUMULATIVE TRAFFIC CONDITIONS
A. Cumulative Projects
A variety of developments aze in various stages of planning and approval throughout the City
of Arroyo Grande as well as in Pismo Beach and Grover Beach. There locations are illustrated
on Exhibit 10. Their sizes and general descriptions as well as associated daily, moming peak
hour and evening peak hour traffic generation is tabulated on Exlvbits 11A and 11B. Levels
of service at the study intersections under Cumu]arive Conditions are shown on Exhibit 4.
B. Cumulative Intersecdon Levels of Service
Levels of service at the Courtland/Grand, Rite Aid Driveway/Grand, and Oak Park/West
Branch intersections are unchanged from those under Existing Plus Project conditions. No
additional mitigations are required at these intersections.
The Oak Park/El Camino Real intersection would operate at LOS D during the PM peak hour
under Cumulative conditions. It should be noted that this level of service analysis does not take
into account right twns on red. Consideration of these right tums would be anticipated to
result in a slightly improved level of service from that shown on Exhibit 4. Analysis of
cumularive condition levels of service assuming right hun overlap phases on the southbound
and eastbound approaches results in LOS C operations during the PM peak hour. Therefore,
it is recommended that consideration be made for the addition of right turn overlap phases on
the southbound and eastbound approaches to the intersection.
As stated previously, the Oak Park/Grand intersection is anticipated to operate at LOS C at
A02-006 Repolt2FinaLwpd I O
General Plan buildout. The Oak Park/Brighton intersection is also anticipated to operate at
LOS C under General Plan buildout, and would improve to LOS A once Oak Park Boulevazd
is widened to two lanes in each direction on both sides of the intersection. Widening in the
northbound direction is currently being implemented by the City of Arroyo Grande. No
addirional improvements are recommended.
The Highway l O 1Brisco Road interchange is eacpected to reach unstable operating conditions
under the cumularive scenario and will be in need of major capital improvements as are being
studied in the City of Arroyo Grande PA and ED. All cumulative projects within the City of
Arroyo Grande are required to pay traffic impact fees to contribute their fair shaze towazd this
improvement. The PA/ED is expected to be completed in 2003. Based upon the Project Study
Report (PSR) prepazed and approved in 2001, the interchange modifications are eacpected to
be funded by a combination of traffic impact fee, Caltrans and regional funds programmed by
the San Luis Obispo Council of Governments. With the anticipated improvements, the Project
Study Report is eacpecting the various intersections in the interchange system to operate at a C
or better level of service.
V. MITIGATION MEASURES
A. Improvements Warranted for Eaisting Condirions
Consider coordinating the ea�sting signals at the Oak Park intersections with West
Branch Street and EI Camino Real.
2. Review existing operations at the Rite Aid Driveway with Oak Park Boulevud.
Improved emphasis of legal and illegal tuming movements should be considered
through changes in signing, striping, and enforcement.
B. Project Traffic Impact Mitigations
In addition to the improvements recommended previously, the following improvements aze
recommended to mitigate project impacts.
1. The project should continue to provide a separate southbound left/through lane and
ri,,uht tum lane on Courtland Street at Grand Avenue. This will require continued
parking prohibition using regulatory signs and/or red curb painting from Grand
Avenue to the project southerly driveway along the west side of Courtland Street.
2. The project will be required to pay Arroyo Grande impact fees as a mechanism to
pay its prorata share toward cumulative traffic impacts within the study area and
throughout the City of Arroyo Grande.
A02-006 Report2Final.wpd 1 1
C. Cumulative Traffic Impact Mitigation
In addition to the improvements recommended previously, the following improvements are
recommended under Cumulative condirions:
Consider the addition of right turn overlap phases on the southbound and
westbound approaches to the Oak Park/El Camino Real intersection.
2. Widen/restripe Oak Pazk Boulevazd at Brighton Avenue in order to provide two
through lanes in each direction on either side of the intersection. This improvement
is currently being implemented in the northbound direction by the City of Arroyo
Grande.
Construct the Highway 101Brisco Road interchange improvements as described
in the recently approved Project Study Report. This project is in the ne�ct stage of
the project development process which includes the preparation of a PA/ED. The
interchange modifications are eacpected to be constructed by 2010. The City of
Arroyo Grande along with SLOCOG have developed funding options to be
allocated to this improvement..
A02-006 Repon2Fioal.wpd I Z
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❑
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: �\ _ ���,�a��,��� � � _ _ PROJECT m ° ° a " _ i
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_ _ _ _ _ _ _ � : Q
- _ , ......,. . ^� = 3 �..
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' � w .. .
r d� m . j `^ 4l '' P. AVE _. o . F ; IIOOW +�
� ... '� �'~? > � 2- Z O:i �N
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F.� �T.... 2 O; �. G � RICE R CAUF S � ��
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- CdGR +<� M?�N4a. '. THE PIYE S� �j�N�T Ay� � m o ■ Io. � S � �'� ��U+aw� Da
:9Ka qCfAltO� CF. � lN {OV( - :�N F' . . .. r` . G . �� — _ _ 1_ _GIK ._.
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F ivi V i f
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S J pq " . .. � WILGAR � . � AVE .]]00 ..-.
�ER t f I t— \ .Sj Q��/ ."_ F __ . ..'__ . ' � ._ ;
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:vE S � � c, � ` O � l,p� .r� fuE PJS.F, 57 ,�o � ' VISTA,�? IAYERN �
�VE 2 � e •���rO �'e.� �til�;ylA(tNER. wnar,� ST '�-nuw,r�� i PROJECTLOCATION
� q ��h�A„ r as..a i� F . ��� �.}' 1 :�.aa�.u.�oA E MAP
cvE a L e ,�.� rt ..-c..fT. ���h 5�:��0 �.°• �. PA50 t .°-': n I ROBlES .� . cr w G? .
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G ,J
�,�-usrr 2 -
PROJECT SITE PLAN
u .,........ n �..,......�_
�-------------�
I � �
I OAK PARK BLVD.. �
�
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L5 z _n_ _ _ _ _
'1
N �. EXHIBIT 3A
EXISTING CONDITIONS
NEW TRIPS GENERATED BY THE PROJECT SHOWN. /\M PEAK HOUR VOLUMES
PASS—BY iRIPS ARE NOT SHOWN.
�-------------�
I . I
� OAK PARK BLVD. �
�
�
� n
i mr�i L30
1y r�6
� rr
� n n *
� Q PROJEC
� LOCATIC
r �. � 93
I ma001 4�2�
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eJarr
I $y �OPH
L
NOTE:
NEW iRIPS GENERATED BY THE PROJECT SHOWN.
PASS—BY TRIPS ARE NOT SHOWN.
�
�
EXHIBIT 3B
EXISTING CONDITIONS
PM PEAK HOUR VOLUMES
�–osoV�oz–ws�c.
D1. 2002. a:24pm
N
q�O m Qm . O D U
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EXHIBIT 4
INTERSECTION
r r�mr n �r arn<nnr.
L � q
C C 3 �
C � m W p C C
2� 9 a C � m m � Y
� m m �'EWL �U
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� m O T � m j L LL
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e
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cy a
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X = = al m y O
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EXHLBIT 5 -
RECOMMENDED INTERSECTION
C�1�i1�
StanEaM Commerdal Ot�ce (per 1000 s.t.)
Res�aurant (Fast Footl W/O Dri�Mru, per 7,000 s.f.)
Speciatty RetaiUStrip Commercial (per 1000 s.C)
Retirement CwnmuniN (cer unit)
B. TOTAL PROJECT TRIP GENERATION
Dri�in Bank
Standartl Cammercial ORCe
Resiaurant (Fast Footl W/O Dri�thru)
SoecialN Retail/Strio Commercial
CommMCialOffice '
n (Fasl Food W/O Orive-Nru)
RefaillStnp Commercial
Commercial Ofice
it (Fast Food W/0 DriHe-thru)
Retail/Strip Commercial
Commercial 01fice
ri(FastFOOd W/O Drive-thru)
Retail/Strip Commercial
Total Trips
Pass-hy CapWre (AM:15%; PM:40%)
AM PE4K HOUR � � PM PEAK HOUR
TOTAL % TOTAL %
PROJECT DAILY PFAK OF PEAK OF
SIZE TRIPS HOUR ADT IN OUT HOUR ADT IN OU
200.00 70.00 5% 0.60 0.40 20.00 10% 0.50 0.!
20.00 2.80 74°h 0.90 0.10 2.60 13°h 0.20 O.F
- 700.00 35.00 5% 0.60 0.40 49.00 7% 0.50 0.!
40.00 1.20 3% O.6U 0.40 3.60 9% 0.50 0.!
4.00 0.20 5% 0.40 0.60 U28 7% 0.60 0.�
3,497 S.F. 698 35 5% 27 14 70 10% 35 .
3,084 S.F. 62 9 14% 8 1 8 13% 2
2,000 S.F. 7,400 70 5% 42 28 98 7Ye 49 4
10,304 S.F. 412 12 3% 7 5 37 9% 19 7
108 UnitS 432 22 5% 9 13 30 7°/a 18 7
3,004 148 5k 87 611 243 8% 723 �'s
3,491 S.F. 23% 25%
2,600 S.F. 0% 0%
2,000 S.F. 12% � 40%
10,304 S.F. 15% 70%
108 Units 0% 0%
3,491 S.F. 8 4 4 18
2,800 S.F. 0 0 0 0
2,000 S.F. 8 4 4 40
70,304 S.F. 2 7 1 4
708 Unils 0 0 0 0
18 9 9 62
3,491 S.F. 27 17 10 51
2,600 S.F. 9 B 7 8
2,000 S.F. 62 38 24 58
10,304 S.F. 10 8 4 33
48,000 S.F. I 5,520 I 221 133 87I 552
NoteS:
�� T�0 9ene2tion rates publishetl by San Diego Assxiation of Governmenfs,
'Brief Guitle of Vehicular Trafic Generation Rates for Ne San Diego Region,
9 9
0 0
20 20
2 2
0 0
31 31
26 26
2 6
29 29
17 16
18 12
92 8
276 276
EXHIBIT 6
PROJECT TRIP GENERATION
noxaocrro e•osom.oropueq ym '
f
�-------------�
� j�+i OP,K PARK BLVD. I
I �47 O�VN
I
I �
I 14 zt7
I t
I m �
� PROJEC
� LOCATIC
I �� L17 n
t.. t4 n° L�g �
� 14 s�s .�4 t �t .
I 6-. iP 39J .
n�n
L— _ � �_ �~ —'
�
�
7
No�: EXHIBIT 8A
"fRIP ASSIGNMENTS SHOWN ABOVE INCLUOE AM PEAK HOUR PROJECT
PASS-BY TRIPS VOLUMES TRIP ASSIGNMENT
�-------------
�
� N _6 �
I L r6 OAK PARK BLVD. I
� 187 NNn '
�
�
�b
� 1 4 i 3t
� t
� m *
� PROJF�
� LOCATIi
� i t�e
°N t7 iR��t2O
I jy r36 .141t-g
� -8 � o e 50't
L — L _ 15'+ _
NOTE:
TRIP ASSIGNMENTS SHOWN ABOVE INCIUDE
PASS—BY TRIPS VOLUMES
�
4LE
EXHIBIT 8B
PM PEAK HOUR PROJECT
TRIP ASSIGNMENT
oi.
..�
r
I �
� OAK PARK BLVD. I
� '
�
I v L21
14 c2
i tA
I�m �
� m PROJEi
I I . LOCATI
"' � 65
I nn.Ial2
�J14re2
� 75-��nom
�
�
No-�. EXHIBIT 9A
NEW TRIPS GENERATED BY THE PROJECT SHOWN. EXISTING PLUS PRO.IECT
aass—eY �ias nRE rvoT sHOwr�. CONDITIONS AM PEAK HOUR
r --------- ----�
i �
� OAK PARK BLVD. I
�
� <
I an i57
14 ri6
� rr
I n n *
I a PROJi
I LOCAT
� N� ZI��
mm� tJ4
� J1 4 rg�
� 13 -� �o Y n
L! 4 � —m v' — — _
�
�
"-� EXNIBIT 96
NEW TRIPS GENERATED BY THE PROJECT SHOWN. EXISTING PLUS PRO.IECT
Pnss—er - rRiPS nRe Nor sHOwri. CONDITIONS PM PEAK HOUR
LoyouL EX-9B Mor 01.
�.....�..._ ,.____..__
CUMULATNE TRIP GENERATION (COMMERCIAL PROJECTS)
- AM PEAK HOUR PM PEAK HOUR
� TOTAL % TOTAL %
UNO USE PRQIECT OAILY PEAK OF PEqK OF
GOOE SQE TRIpS HOUR ADT M OUT HOUR ADT IN OUT
TR� GENERA7pN RRTES� '
�� 130 63.11 t0A7 16% 0.83 0.77 10.Q 1]% 021 079
W ������ SO �) �`� d.9fi 0.�3 9% 0.82 0.18 0.51 10% O.7C 0.]6
ReoeetlorolCOmmurtiryCenter(per1,000S0.FT.) �g5 22.88 1.32 g% O.W 0.3I 1,]5 B% 0.34 p,g5
Clix (pu 1.000 50. Ff.) 830 31.d5 N/A WA WA 1.01 1% 0.50 0.50
GeneM�pSpxw(pst.00pSp.F7.) ry0 /1.01 1.58 14% 0.88 0.13 t.d9 14% 0.17 0.83
�u Pa�k (per 1.000 S�. FTJ � 750 11.�2 1.7i 15% 0.89 0.11 1.W 13% 0.1< O.BB
Rueart�aMD�MOpmMrt(px1.000Sp.Ff.)° 7fi0 8.71 1.Z< 15% 0.83 0.17 1.08 13% 0.15 0.&5
Silelown R�atwnnl (pv 1,ppp Sp. p7.) g33 130.34 927 7S 0.52 O.qB 10.88 8% 0.60 0.40
FaslPOOERntawantw/D'Ive-71wug�Wintlow(par1.000SO.FT.) 83a d98.12 �9.88 10% O.St 0.�9 33.C6 7X 0.5] 048
Deuyston(per1,WOSp.F7.� � 9p.pp 3.60 d% � 0.80 0.40 9.00 10% 0.50 O.W
Soedelry ReWI (pr 1,000 $p, Fn� d0.00 120 3% 0.60 0.40 3.60 9% 0.50 0.50
FMeaaCemM(per1,OWSQFL)� 73.80 1.33 g% D.85 0.35 2.52 11% OBU 0.40
TRIPS
A�va Ca2�We'
7. 1Y1 E. BnnN � .
Rcteil
- 1.116 SQ Ff �5 1 2% � 0 � 9% 2 7
��� s tas z o z�ax o
1,Y38 SQ. Ff 14 2
2. 130 W. BnnM (Retaill . I.SYI SQ FT. t81 5 3% 3 2 16 9% B e
3. 132 W. Bnrcb (Retaq t.A2 SQ FT. 71 1 3% 1 / 6 8% . 3 3
4. 13! W. BnnU
Retail
5.988 $Q.hT. 239 7 3% 4 3 Y2 9% 11 11
�� 2.550 50. Ff. 2B 6 14X � 0 � 1A% 1
5. 1�0 W. BrenUi (�ce) 3
� 1,]]2 SQ. Ff. YO 3 15% 3 0 3 1594 1 2
6. 1l2 W. B2nM
RaUil
IXfi�
2.696 SQ. Ff 108 3 3% 2 1 1� 9°6 5 5
7. 15d W. B2rx]i (�ce1 8.538 SQ. Ff. ]2 10 1�% 9 1 10 ta% 1 8
8.8800ekPaA(�ce) 1.7725�.Ff. ¢0 3 15% 3 0 3 15X 1 2
N.liS S0. Ff. 125 18 14% tfi 2 17 14% 3 /4
9. 138 BdOge (�Ce) 2.500 SQ. Ff. 28 4 UM 4 0 d t4% 1 3
i0. UGm"vroMMaOO(IXficel 7,6H0 SQ.FT. 85 12 71% 11 1 11 13°4 Z 9
11.t168W.BroeM�(Rebii) 1).79CSp.FL N2 21 3% 13 8 W 9% 32 32
12. 903 RanMO Parkway (Relail) 75,ppp S0. FT. 1,a40 43 3% 2fi R 130 9% 85 65
13.907RantlwPa�lcway(ResLUrant) d,0005QFi 521 37 7% 19 18 a3 B% 26 1]
11. 9H1 RaM1w ParAwaY (RBSWUranp B,500 50. FT. B4] 60 7% 31 29 ]1 8% 43 2B
15. Ken�roq CIW Fih�esa
19.000 S�. Ff. <52 PS fi% 22 3 ]8 8% 5 23
16. BeiryGarEU�yC,anmxdal
Lon9�s Orvgs (��+9 Sbre) 18,<00 S�. FC 1.fi58 6g d% AO Z5 166 10% B� 83
Ratai�
Pismo Beaoi:
8,500 5�. Ff. 280 8 3% 5 3 23 9% 12 11
1Z Pisma MedW Cmpus eS,OW SQ. Ff. �,820 299 7% 155 104 aa5 12% 197 248
18. JameeNentme �q Petk 55.000 50. FT. 828 98 15'b BS 11 &1 13% 12 ]t
19. BakuMixed-USaDwelapment(Retaip
ReUil. 18,]50 5�. FT. 750 23 3M 11 9 fie 9% 3d 3q
Fasl FwG RasW2n� 3,000 SO. FT. 1,�88 150 10% 77 73 100 ]% 52 {8
G�overBeetT:
20. BerqaMiRemoEM(Commertiap � 9,2W S�.Fi 38� 11 3% 7 i 33 9% � 1] i6'
31. CartniMaeVKOOpf MueE Usa
RelaO
11187 SQ.FL 171 16 3% B 8 42 9% 21 21
�« 8/9 Sp.FT. 7 1 1I% 1 0 1 14% 0 1
72 Casa Sdana RamoEel (Drug fte�a0. Clinit) 7]0 SO.FT. 24 N/A N/A N/A 1 3% 0 1
23. Cdlina Wamliouse 1.319 S�.Ff. 21 2 10% 2 0' 2 10% 0 2
2a. Fmnt Street PartN Ma0° 53,000 S0. R. 391 82 18% 51 11 53 13% e s5
25.CxoverGartlenaBuvneatCenter(IrMUStrialPark) 15ACres 94]
153 16% 137 28 15] 1]% 33 1]4
38. Teen CeMx(RauvaCOnal Communiry Cenler) 752 SO.FT. 17 1 8% 1 0 1 B% 0 1
TOTAL
TOTALCOMMERCIA�TRIPS t5,6fi2 7,708 7% 74Z 358 1,6Y3 10% fiB0 9CJ
Notes:
1. TriP 9��'+tion rates puElls�sC Ey Inatiluta o! TnnapMatlon Ergl��, Rnp Genen4on: Bin EEition, 1997. excePt when 6tW.
2 Spatialry Rebil trtp raWS pudishetl Gy San Die{p AasodeEOn d Govemmenla,'Bnef Guiltle al VeNwlarT�� �,¢�enUOn Rates far tlia San Oiego Region, 1998.
2'Slioppi�g Cm1aP trIP ganenpp� mlalafiona partameO usirp fitte0 puve e9uationa pwiOeE in T�iP ��e(etlon' manuel obE in Note tl1.
3. Tdp genvatian rates fmm q�� hPaC Assassmantlor CaMi4onal Use Pertnits No. 98577 (KenneCy) an0 98-572 (SheppN�, Artoyo GranEe, Caldamia; PaMNE & SmiN,
Jwe 2. 1998
�. Tnp genraEq� nlea fmn H(gpina AsSOdetBS lettarb 8. Stww,'Pisma MeEipl Campuf -hatHe Ga�w�atian UpEate,' Ma�W 13, 7001, eM CaseC on analyva preaentatl
in Mqyns /uyy9aha latler 2pwt tp G. Ray.'Piamo MeGical Campus -Analyfia UpCala,' Jan�ary 29.7001. E� � �A
5. TMp ganeation qte4 fmm pyyodetM Tranaportetlon E�qinaen, •Gnvar TeM Canler PmjM 7rettic, CiwlaWn, aM PahJ(p SNEy; Apnl pe, 2001. T�ip generetian
�mwea.asaHror.�a,9�p ue.. cn v�i� s��a. , CUMULATIVE
�ovti.�.+..�., � ' TRIPGENERATION
. ro:aoempc.,,so.m.c�.�.,mn..moc.�ea�mn�c( COMMERCIAL
�
CUMULAT1yE 7'Rlp GENERA110N (RESIDENTIAL PROJECTS)
AM PEqK HOUR PM PEAK HOUR
RE TOTAL % TOTAI %
LAND USE PROJECT DAILY PFAK OF
CODE SIZE TRIPS HOUR ADT IN OUT HOUR DT IN
OUT
� TBIP CFNERATION RAT c � 'n+
SingleFamiiy Detached Hausing 210
PlannedUnitDevelopment 9.57 0.75 8% 0.25 0.75 7.07 77% 0.64 0.36
��� 210
9.57 0.75 8% 025 0J5 1.07 11% 0.64 0.36
22� 6.63 0.51 8Yo 0.16 0.84 0.62 9% 0.67 0.33
TRIPS
Ar�9Gr5ntle� - -
27. Randro �rande . -
SinglaFamily Homes 37 Units 354 26 8% 7
Planned UnR Devebpment 40 Units 383 30 8% � 8 22 40 10% 26 7q
28. Tract2217(Elsworth) - 3 Units 29
29. BeryGardens � 2 7% 1 7 3 70% 2 �
Single-Family Homes 74g Units 1,426 712 6% - 28 84 150 17Yo 96 54
PlannedUndDevelopment 31 Units 297 23 8°� 6 17 37 10% 20 17
30. Peop�esSelf-HelpHOUSing 74 UniS 93 7 8% 7
3 1.7qp2240(WhitE) 6 9 10Yo 6 3
9 Units 86 7 8% 2 5 9 t0Y 6 3
32. TiaU2207 (BUSiWGearing) 38 Units 364 29 8% 7 22 38 70% 24 � 14
33. LLA96-537 (KeiUVGin) 15 Units 144 11 BYo 3 8 15 10% 70 5
34. Tratt2t90(Bowen) 2 Units 19 2 7t% 7 1 2 11% 1
35. RadeoHeigh}s 19 Units 182 14 8% 4 10 19 t0Y 12 7
36. Tract 2333 (Deblauw) 8 Units 77 6 8% 2 � 4 8 10% 5 3
37. Tratt 2328 (S and S Homes) 26 Units 249 20 BYo 5 15 26 10% 17 g
38. LLA 97-541 (MOming Rise II) 3 UniGS 29 2 7% 1 1 3 104'0 2 1
39. Tracl iB34 (The Highlands)
Phase3 18 Unils 172 14 Bq 4 10 18 70% 72 g
Ph25e4 . 76 UniLS 727 57 BYo 14 43 77 17% 49 28
PhaseS 53 Units 507 40 8Y, 70 30 54 71Y 35 1g
40 .TraU 1994 (RanrhoGrendeCustomLOts) . 1gUnits 182 74 8qo 4 10 79 70% 72 7
41. Trzcl19g7(LasJ011as) 1q Units 134 77 gy 3 g � � Dyo 9 5
42. YYIapeGlen � 35 Units 335 26 8% 7 19 35 10% 22 13
43. BrightorVCaNand Subdivision 8 S.F. 77 6 BYo 2 4 8 10% 5 3
Pismo Beach�
44. BakerMixeC-UseDevHopment(HOUSinp) 25 Units 239 79 8% 5 14 25 tOYo 16 9�
45. Las Robles Del Mar
Residentlai 278 Units 2,660 209 8% 52 157 281 11% 180 101
LowlncomdSeniorHOUSing - 60 Units 398 � 37 8%� . 5 26 37 9% 25 �2
Grovef Bearh� . ..
46. Calvin CouR Parcel Map 3 Units 29 2 7Y, 1 1 3 10% 2 7
47. CartniUaeVKcepf Mixed Use (Apartments) 10 M.F. 66 5 8% 1 0 6 9% 4 2
46. FGghland Parcel Map . a S.F. 38 3 B�o 7 2 4 11% 3 1
49. PtinceTnplex
3 M.F. 20 2 10% 0 2 2. 10% 1 1
50. W Serena 90 S.F. 867 68 8% 17 51 91 11% SB 33
TOTAL
TOTALRESIDENTIAITRIPS 10,177 800 8% 202 598 1,064 10% 684 380
TOTALCOMMERCWLTRIPS 75,662 1,106 7% 747 359 1,623 10% 680 943
TOTALCUMULATNETRIPS 25,839 1,g06 7% gqg g57 2,687 10% 1,364 1,323
N�
1. Trip generation rates puhlished by InsdNte of T2nsportation Engineers,
"Trip Gmeration: 6fh Editlon, 1997.
2 Trip genera6pn (rom ^geny Gardens Specific Plan Environmental Impad Report,' Higgins Assoctiates, 1998
Hipgi� W soc�atrs A02-0OfiThp GenSD.bs - Cumulative TAp GeneiaUOn jR)
EXHIBIT 11 B
CUMULATNE
TRIP GENER4TION
RESIDENTIAL
r ---- ---- - ----�
I I
� OdK PARK BLVD. �
�
�
� �
� eR csi
14 r�
� rr
I am *
� � PROJEC
� LOGATIC
I , . ° <e, '�65
rnr t12
� a� 1 4 r ea
� 55� narn
c+nn
L � —_—_
NOTE:
NEW TRIPS GENERATED BY THE PROJECT SHOWN.
PASS—BY TRIPS ARE NOT SHOWN.
�
i�q
EXHIBIT 12A
CUMULATIVE CONDITIONS
AM PEAK HOUR
E%-12A. Mar oi. 2ooa. s:i1om
r
I �
� OAK PARK BLVD. I
� '
� �
� a
I °n i87
14 r�e
� rr
I �� *
� � PROJi�
I LOCATI
� o.m,� Ltlt
^'Q - � 34
��l4rss
� 83 -� «o
L �m _ _ —
�
�
�
N� EXHIBIT 126
NEW TRIPS GENERATED BY THE PROJECT SHOWN. CUMULATIVE CONDITIONS
PASS—BY 7RIPS ARE NOT SHOWN. PM PEAK HOUR
ATTACHMENT B
H�r�ta�� I�is�Q�r�r�es �n�.
Dec. 19, 2001
Ciry ofAnoyo G�ande
Kelly Heffernon, A«�+P Flanner
P/ O/ Bos 550
Acroyo Cvande, CA 93421
S Archatoloeital Snrvev Reoort Bor
Dear Kelly,
I tiave enclosed a copy of tbe final azchacalo; ea] snrface suivcy rcQon fur the Grand & Conrtland Dcvdapment
project m�Arroyo Grande_ 7his work sras done undcr contract aith ihe ownu Uuoagh the ItRM I�sign Gxwp.
• A Phase 1 Archaeological Survey OfThe Grand & Commercfal Devalopment, Arroyo Gr�de, Caltfarnia.
As we ruenfly discassed, thece i5 a need itrt Phase 2 arctiaeolo�cal Stib-sitrface testing to eraluatt thc snrPace finds
a�hich occur in a limited porGOn of the study axea I hare been contacted to pmvide tlus axcLarolo8cal testing in tLe
fucare. As long as the sub-nniace teszing talces place grior to azry grading on the proputy. this wmild allow adequate ,
time for incoipo:aUng the reailts of the testing info tvhural resourte waziagemeut for this project The Phase 2
testing and teporting can be completcd within a ten day span of lime.
If you have auy quutions, p]��se contad me.
Sincer_ely,
G`� reoz
Projcd I+schaeologist
a. John KmP,h[, RRM Desgn Gxonp
8eritage Discoveriea Ine, FMB 108, 793A Footblll Btvd, Ssa Laia Oblspq CA 93405
Telephox (S0� SAS-p72q gax (gps) SlS.p�24 g,..ma[I Ldiarip�ehnrter.nM
� -�_�.
, Kelly Hef(emon - Archaeologica Planning For Santa Lucia Bank Project, Grand Ave Page 1
From: 'Thor Conway" <hdiarkyQcharter.net>
To: <KHeffernonQarroyogrande.org>
Date: 3/18/03 9:47AM
Subject: Archaeological Planning For Santa Lucia Bank Project, Grand Ave
Heilo Kelly,
John Knight asked me to clarify the archaeological situation at the Santa Lucia Bank project on Grand
Avenue in Arroyo Grande. I completed an archaeological surface survey for the entire parcel two years
ago. There was evidence of a prehistoric site on the northern portion of the original project area.
The present Santa Lucia Bank project only covers the front portion of the original archaeological survey
area. This part of the property does not have a requirement for Phase II archaeological sub-surface
testing. It had been cut and graded in the past and did not show evidence of cultural resources.
The cultural resource planning recommendation for Phase II testing applies to the northern half of the
original parcel which I understand has now been split into lwo. This sub-surface testing recommendation
shouid be kept.
If you have any questions, piease contact me at any time.
Sincerely,
Thor Conway
Project Archaeologist
Heritage Discoveries Inc.
CC: "Knight, John R:' <JRKnight@rrmdesign.com>
9.c.
CASE NO.
APPLICANT:
LOCATION:
NOTICE IS HEREBY GIVEN that the City Council of the City of Arroyo Grande will hold Public
Hearings on Tuesday, April 22, 2003 at 7:00 p.m. in the City Council Chambers, 215 E. Branch
Street, Arroyo Grande, to consider the following items:
CASE NO. Conditional Use Permit Case No.
APPLICANT: South County Historical Society
LOCATION: 127 Short Street
PROPOSAL: Consideration of the placement
used as a museum.
ENVIRONMENTAL
DETERMINATION: Negative Declaration
REPRESENTATIVE: Kirk Scott
2.
�
4.
PROPOSAL:
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
CITY OF ARROYO GRANDE
CITY COUNCIL MEETING
NOTICE OF PUBLIC HEARINGS
02-010
of a 30' x 80' metal building to be
Appeal of Conditional Use Permit Case No. 03-001
Santa Lucia Bank; John Hansen
1530 E. Grand Ave. (northwest corner of Courtland Street and E.
Grand Ave.)
Construction of a 9,100 square foot building for Santa Lucia Bank
and a 5,625 square foot commercial building. The property is
currently vacant.
Mitigated Negative Declaration
RRM Design Group
CASE NO. Amended Conditional Use Permit Case No. 03-002
APPLICANT: Investec Properties, Inc.
LOCATION: Rancho Parkway, Five Cities Center, Building F
PROPOSAL: Consideration of a retail/commerciai use to allow "Fitness 19" (health
and fitness center) to occupy Building F in the Five Cities Center.
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Negative Deciaration
Grant Harris/Dave Pintard
CASE NO. Development Code Amendment No. 01-003
APPLICANT: City of Arroyo Grande
LOCATION: Village of Arroyo Grande
PROPOSAL: Adoption of Resolution approving the Design Guidelines and
Standards for Historic Districts and Expansion of Design Overlay
District 2.4.
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Exempt per CEQA Section 15061
Rob Strong, Community Development Director
�
Notice of Public Hearings
April 22, 2003
Page 2
5. CASE NO.
APPLICANT:
LOCATION:
PROPOSAL:
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Development Code Amendment No. 02-006 and General Plan
Amendment 03-001
City of Arroyo Grande
Village of Arroyo Grande
Consideration of proposed Ordinance amending the Zoning Map and
Arroyo Grande Municipal Code Title 16, Chapter 16.36 to rezone the
Village Commercial District and portions of the General Commercial
District and Office District to the Village Core Downtown District and
the Village Core Mixed Use District and Viliage Residential District.
The proposed activity is within the scope of the Program EIR
prepared for the 2001 General Pian Update.
Rob Strong, Community Development Director
Any person affected or concerned by these proposals may submit written comments to the Community
Development Department before the City Council hearing, or appear and be heard in support of or
opposition to the proposals at the time of hearing. Information relating to these proposals are available at
the Community Development Department, located at 214 E. Branch Street, Arroyo Grande, California, or
by telephone at (805) 473-5420 during normal business hours (8:00 a.m. to 5:00 p.m.). The proposed
project applications are available for public inspection at the above address.
If you challenge an item in court, you may be limited to raising only those issues you or someone else
raised at the public hearings described in this notice, or in written correspondence delivered to the City
Council at, or prior to, the public hearings. Failure of any person to receive the notice shall not constitute
grounds for any court to invalidate the action of the legislative body for which the notice was given.
��C..�C,�L ( �l.C%C `f�12[C� �_
Kelly etm re, Director of Administrative Services/
Deputy City Clerk
Publish 1T, Friday, April 11, 2003
MEMORANDUM
TO: CITY COUNCIL
FROM: ROB STRONG
COMMUNITY DEVELOPMENT DIRECTOR���
BY: � KELLY HEFFERNON
� ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF AMENDED CONDITIONAL USE PERMIT
CASE NO. 03-002 TO ALLOW A HEALTH AND FITNESS
CENTER OCCUPY BUILDING "F" OF THE FIVE CITIES
SHOPPING CENTER; 908 RANCHO PARKWAY; INVESTEC
PROPERTIES, INC. FOR FITNESS 19
DATE: APRIL 22, 2003
RECOMMENDATION:
The Planning Commission recommends the Council adopt the attached resolution
approving the proposed project.
FUNDING:
It is uncertain what the net financial benefit or loss would be to the City by allowing a
health and fitness facility in what is currently a retail-approved lease space. The subject
property has not been occupied to date and therefore has not generated any sales tax
revenue for the City. There would be a potential future loss in sales tax revenue by
allowing a non-retail use. Secondary financial benefits could be gained from the health
club drawing more people to the Five Cities Center to shop.
DISCUSSION:
Backqround
The City Council approved Conditional Use Permit 96-541 to construct the Five Cities
Center in July 1996, which included the construction of fourteen (14) commercial buildings
in two phases totaling up to 360,000 square feet. The site plan approved as part of the
conditional use permit designated the location, maximum size and uses of each building
(see Attachment 1 for site plan). Construction of Phase I of the Center was completed in
February 2000, and Building "F" was finaled in 1999. Per Resolution No. 3157 approving
the Five Cities Center, Building "F" was designated for commercial retail uses to be
occupied by several in-line shops. Currently, Hollywood Video, Papa Murphy's, and the
City's Police substation occupy Building "F".
CITY COUNCIL
APRIL 22, 2003
ACUP 03-002
PAGE 2
The applicant is requesting to occupy 6,840 square feet of the remaining 7,698 square feet
of vacant lease space in Building "F". Fitness 19 is based in Washington State, and also
has established facilities in Utah, Idaho and a couple in California. The health club
provides equipment for weight training and cardio workouts and is considered a"mid-size
dry fitness club" whereby there are no swimming or shower facilities. Fitness 19
encourages family membership packages through its pricing structure and prefers to
locate in neighborhood shopping centers where individuals and families can combine
shopping with their workout regime. The hours of operation would be from 5:00 AM to
10:00 PM Monday through Friday, with shorter hours on the weekend. Additional
information about the company is included as Attachment 2.
Also proposed is an Administrative Sign Permit to install one (1), seventy (70) square
foot wall sign above the entrance. The Community Development Director is authorized
to approve Administrative Sign Permits for signage in the Five Cities Center after
receiving input from the Architectural Review Committee. The ARC reviewed the
proposed signage on April 7, 2003 and recommended approval. The sign information is
included in Attachment 2 for the Council's reference.
Environmental Assessment
An Environmental Impact Report (EIR) was certified for the Five Cities Shopping Center in
1996. The Initial Study for this project did not identify any additional environmental impacts
that were not already studied in the previous EIR, or that would result from the proposed
change of allowable use (see Attachment 3). It should be noted, however, that a
statement of overriding considerations was required to approve the shopping center and
that one of the primary overriding consideration findings for approving the project relied on
the sales tax revenue projections.
Additionally, per the San Diego Area Council of Governments (SANDAG) trip generation
summary table, the estimated number of AM and PM peak hour trips generated from a
health club use is 8 and 18, respectively. In comparison, the estimated number of AM and
PM peak hourtrips generated from a retail use is 7 and 31, respectively. Because the City
does not have a separate parking ratio for health and fitness facilities, the same parking
ratio as general retail is used. The amount of parking provided for Building "F" is therefore
adequate.
ALTERNATIVES:
The following alternatives are presented for the Council's consideration:
1. Approve the Planning Commission's recommendation and adopt the resolution;
2. Modify the Planning Commission's recommendation and adopt the resolution; or
3. Take tentative action to deny the project application and direct staff to prepare
the appropriate resolution for City Council action.
If the Council selects alternative 3, staff will return with the appropriate resolution at a
later meeting.
CITY COUNCIL
APRIL 22, 2003
ACUP 03-002
PAGE 3
Attachments:
1. Original Site Plan for Phase II of the Five Cities Center
2. Company Information for Fitness 19
3. Initial Study
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO
GRANDE ADOPTING A NEGATIVE DECLARATION, INSTRUCTiNG THE
DIRECTOR OF ADMINISTRATIVE SERVICES TO FILE A NOTICE OF
DETERMINATION, AND APPROVING AMENDED CONDITIONAL USE
PERMIT CASE NO. 03-002, LOCATED AT 908 RANCHO PARKWAY,
APPLIED FOR BY INVESTEC PROPERTIES, INC. FOR FITNESS 19
WHEREAS, the City Council of the City of Arroyo Grande has considered Amended
Conditional Use Permit Case No. 03-002, filed by Investec Properties, Inc., to allow a
health and fitness use in Building "F" of the Five Cities Shopping 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 (CEQA), the State CEQA Guidelines, and the Arroyo Grande
Rules and Procedures for Implementation of CEQA and has determined that a 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 Regional Commercial (RC) land use
category and Rancho Grande Planned Development (PD 1.2) zoning district
pursuant to the provisions of Section 16.16.050 of the Development Code, and
complies with all applicable provisions of the Development Code, the goals and
objectives of the Arroyo Grande General Plan, and the development policies and
standards of the City.
2. The proposed use will not impair the integrity and character of the district in which
it is to be established or located because the proposed use is compatible with
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.
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.
RESOLUTION NO.
PAGE2
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 Amended
Conditional Use Permit Case No. 03-002.
2. Based on the initial study, a Negative Declaration was prepared for public review.
A copy of the Negative Declaration and related materials is located at City Hall in
the Community Development Department.
3. After holding a public hearing pursuant to State and City Codes, and considering
the record as a whole, the City Council adopts a negative declaration and finds
that there is no substantial evidence of any significant adverse effect, either
individually or cumulatively on wildlife resources as defined by Section 711.2 of the
Fish and Game Code or on the habitat upon which the wildlife depends as a result
of development of this project. Further, the City Council finds that said 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 Negative Declaration, instructs the Director of Administrative
Services to file a Notice of Determination, and approves Amended Conditional Use
Permit Case No. 03-002, 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 , seconded by Council Member
, and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this day of April 2003.
RESOLUTION NO.
PAGE3
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES/
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
RESOLUTION NO.
PAGE4
EXHIBIT "A"
CONDITIONS OF APPROVAL
AMENDED CONDITIONAL USE PERMIT CASE NO. 03-002
Investec Properties, Inc. for Fitness 19
908 Rancho Parkway
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS
This approval authorizes a health and fitness facility to occupy up to 7,000 square feet of
floor area in Building "F" of the Five Cities Shopping Center.
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 Amended Conditional
Use Permit Case No. 03-002.
3. This application shall automatically expire on April 22, 2005 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 April 22, 2003.
5. The applicant shall agree to defend at his/her sole expense any action brought
against the City, its present or former agents, o�cers, 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 couR 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.
DEVELOPMENT CODE
6. Development shall conform to the PD 1.2 zoning requirements except as othervvise
approved.
7. Signage shall be subject to the requirements of Development Code Chapter 16.60.
RESOLUTION NO.
PAGE 5
NOISE
8. Construction shall be limited to between the hours of 7 a.m. and 10 p.m. Monday
through Friday and between 8 a.m. and 5 p.m. on Saturday or Sunday.
WATER
9. Any new construction shall utilize fixtures and designs that minimize water usage.
Such fixtures shall include, but are not limited to, low flow shower heads, water saving
toilets, instant water heaters and hot water recirculating systems. Water conserving
designs and fixtures shall be installed prior to final occupancy.
10. Prior to issuing a certificate of occupancy, 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.
POLICE DEPARTMENT
11. Prior to issuing the certificate of occupancy, the applicant shall install a burglary
alarm system per Police Department guidelines, and pay the Police Department alarm
permit application fee.
BUILDING AND FIRE DEPARTMENT
12. 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.
13. The project shall provide access per ADA and Title 24 requirements.
Prior to issuing a Building Permit:
14. County Health Department approval is required for food service uses, if appicable.
Prior to issuing the certificate of occupancy:
15.The applicant must provide an approved "security key vaulY' per Building and Fire
Department guidelines.
16.The tenant space must be fully sprinklered per Building and Fire Department
guidelines.
PUBLIC WORKS DEPARTMENT
GENERAL REQUIREMENTS
17. The applicant shall pay all applicable City fees at the time they are due.
SITE PLAN
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ATTACHMENT1
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ATTACHMENT 2
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presented to
Glty of ,�rroyo Gran�e
�pr!l 10. Z003
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WELCOME TO THE CLUB
Fitness 19 is a revolutionary fitness club concept founded by long-time club veterans
Earl (Packy) Wilson and Robert Lineberger. Together they have engineered an
affordable, customer oriented, service driven health club specializing in the most current
cardio, strength and free weight equipment available.
Packy Wilson began in the fitness industry in 1976, He and his father Ray Wilson
created the Family Fitness chain which grew to over 76 large club facilities. In 1997
they sold to 24 Hour Fitness and subsequently built that organization to over 400 clubs.
The Wilson name is to the fitness industry what Bill Gates is to Microsoft and the high-
tech industry.
Robert Lineberger has over 22 years e�erience owning and running multiple fitness
clubs. After 8 years as district manager for Family Fitness Center, he started his own
clubs which indude Maple Valley Fitness, Bonney Lake Fitness, West Valley Fitness,
Klahanie Fitness, North Hill Fitness and Graham Fitness, which have all been highly
successful.
Basically, Packy and Robert have combined the best of what they have leamed in 45
combined years of hands-0n experience and created the system necessary to capitalize
on the next and most logical evolution of the fitness industry—the mid-size dry fitness
CI U�F/TNE55 �
The concept is a 7,000 sf "bo�' located in highly visible neighborhood shopping centers
near residential rooftops. The emphasis is on state of the art strength equipment,
cardio, and free weights. Memberships are only $19.00 a month for a single, $29 for a
couple and $39 for a family of four. Fitness 19 memberships are a month-to-month
unlimited use membership with no hidden fees or confusing contracts. Today's
customer dces not want the aggressive enrollment tactics and high price dues of the
larger dubs. This new revolutionary concept is a family oriented fitness dub catering to
those members who want a great 30-40 minute workout on the best equipment
available, but would rather shower at home. Given that our prices are so low, whole
families can afford to join which creates a fiendly atmosphere.
Landlords and developers appreaate Fitness 19 because of the modest "build-out", the
500+ additional shoppers per day, and the on site experienced operators that are
passionate and cost efficient about their dubs. In short, Fitness 19 is a homerun for
Landlords, ezisting tenants, customers and the community in general.
FITNF55 •
Where You Can Afford To Ge[ Fltl
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8. Project Description:
The proposed project is a change in allowable use from retail commercial to a health and fitness center in
Building "J" of the Five Cities Center. The applicant, Fitness 19, would occupy approximately 6,840
square feet of vacant commercial space.
9. Other Agencies whose approval is required (and permits neededl:
None.
-Z-
DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT
REPORT is required.
I find that the proposal MAY have a significant effectls) on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by
mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a"potentially
significant impact" or "potentially significant unless mitigated". An ENVIRONMENTAL IMPACT REPORT is required, but
it must analyze only the effects that remain to be addressed.
�
Signa! re
3�Z S�c 3
Date
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmentel factors checked below would be potentially affected by this prqect, involving at least one impact that is a
"POTENTIALLY SIGNIFICANT IMPACT" or "POTENTIALLY IS SIGNIFICANT UNLESS MITIGATED", as indicated by the checklist on
the following pages.
o Land Use and Planning
o Population and Housing
o Geophysical
o Water
o Air Quality
o Transportation/Circulation
o Biological Resources
o Energy and Minerel Resources
o Hazards
o Noise
o Mandatory Findings of Significance
o Pub�ic Services
o Utilities and Service Systems
o Aesthetics
o Cultural Resources
o Recreation
EVALUATION OF ENVIRONMENTAL IMPACTS:
t. A briei explanation is required for all answers except "No lmpact" answers that are adequately supported by the information
sources a lead agency cites in ihe parentheses fol%wing each question. A"No Impact" question is adequately supported if the
referenced information sources show that the impact simply does not apply to projects like the one involved.le.g., the project
falls outside a fault rupture zonel. A"No Impact" answer should be explained where it is based on prqect specific factors as
well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysisl. �
2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-
level, indirect as well as direct, and construction as well as operetions impacts.
3. "Potentially Significant Impact" is appropriate if an effect is significant or potentially significant, or is the lead agency lacks
information to make a finding of insignificance. If there are one or more "Potentialiy Significant Impact" entries when the
determination is made, an EIR is required.
4. "Potentially Significant Unless Mitigated" applies where the incorporation of mitigation measures has reduced an effect from
"Potentially Significant ImpacY' to a"Less than Significant Impact." The lead agency must describe the mitigation measures
and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier
Analyses", may be cross referenced.)
5. Earlier analyses may be used where, pursuant to the tiering, progrem EIR, or other CEQA process, an effect has been
adequately analyzed in an earlier EIR or negative declaration. Section 150631c11311D�. Earlier analyses are discussed in Section
XVII at the end of the checklist.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g.,
general plans, zoning ordinancesl. A Source List should be attached and other sources used or individuals should be cited in the
discussion.
-3
Pofentia/ty
Potentialty Sign�canf Less Than
Issues (and Supporting Information Sourcesl: Signi�icant Unless Signi�icant No
/mpacf Mitigated /mpact /mpact
I. LAND USE AND PLANNING. Wou/d the proposa/.•
a) Conflict with general plan designation or zoning?
(source #(sl: 1,2,3,4)
b) Conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
Isource #Isl: 1,61
c) Affect agricultural resources or operations (e.g., impacts
to soils or farmlands, or impacts from incompatible land
usesl? Isource #Isl: 111
d) Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority communityl? (source #Isl: 2,4,11)
II. POPULATION AND HOUSING: Would fhe proposa/.•
a) Cumulatively exceed official regional or local population
projections? (source #Isl: 1,5,9)
b) Induce substantial growth in an area either directly or
indirectly (e.g., through projects in an undeveloped area
or extension of major infrastructurel?
(source �Isl: 9,101
c) Displace existing housing, especially affordable housing?
Isource l/lsl: 9,10,111
III. GEOPHYSICAL: Wou/d the proposa/ resu/t in or expose
peop/e to patential impacts invo/ving:
a) Seismicity: fault rupture? (source #Isl: 5,6)
b) Seismicity: ground shaking or liquefaction?
Isource #Is1: 5,61
c) Seismicity: seiche or tsunami? Isource #Is1: 5,61
d) Landslides or mudslides? (source Ji1s1: 5,6)
e) Erosion, changes in topography or unstable soils
conditions from excavation, grading or fill?
(source #Isl: 101
fl Subsidence of land? (source #Is1: 5,6)
g) Expansive soils? (source lJlsl: 5,6)
h) Unique geologic or physical features? (source #Isl:
5, 6,10,111
IV. WATER: Would fhe proposal resuk in:
a) Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff? (source #Isl: 10)
b) Exposure to people or property to water related hazards
such as flooding? (source klsl: 8)
c) Discharge into surface waters or other alteretion of
surface water quality (e.g., tempereture, dissolved
oxygen or turbidity? Isource #1s1: 9)
d) Changes in the amount of surface water in any water
body? (source Nlsl: 9, 10)
X
X
X
X
X
X
X
X
X
X
X
X
S�
Potentia//y
Potentia//y SigniFcant Leu Than
Issues (and Supporting Information Sourcesl: SigniScant Un/ess Si9nificent No
/mpact Mifigated �mPe�t /mpact
e) Changes in currents, or the course or direction of water
movements? Isource #Isl: 9, 101 X
fl Change in the quantity of ground waters, either through
direct additions or withdrawals, or through interception
of an aquifer by cuts or excavations?
Isource #Isl: 9, 10)
g) Altered direction or rate of flow of groundwater?
lsource #Isl: 9, 101
h) Impacts to groundwater quality? (source /llsl: 9,10)
i) Substantial reduction in the amount of water otherwise
available for public water supplies? (source A�IsI: 61
V. AIR nUALITY: Wou/d the proposa/.•
a) Violate any air quality standard or contribute to an
existing or projected air quality violation?
Isource #Isl: 7, 131
b) Expose sensitive receptors to pollutants?
(source #Isl: 10, 11)
c) Alter air movement, moisture, or tempereture, or cause
any change in climate? (source #Isl: 91
d) Create objectionable odors? (source #Isl: 9,10)
VI. TRANSPORTATION/CIRCULATION. Would the proposal
resulf in:
a1 Increased vehicle trips or traffic congestion? (source
#Isl: 131
b) Hazards to safety from design features (e.g., sharp
curves or dangerous intersections) or incompatible uses
(e.g., farm equipmentl? Isource #Isl: 9, 10)
c) Inadequate emergency access or access to nearby sites?
Isource #Isl: 9, 101
d) Insufficient parking capacity on-site or off-site? (source
#Isl: 3, 9, 101
e) Hazards or barriers for pedestrians or bicyclists? (source
#Isl: 9, 10)
fl Conflicts with adopted policies supporting alternative
transportation (e.g., bus turnouts, bicycle racksl?
Isource #Isl: 9, 101
VII. BIOLOGICAL RESOURCES. Would the proposal result in
impacts to:
a) Endangered, threatened or rere species or their habitats
lincluding but not limited to plants, fish, insects,
animals, and birds? (source #Is1: 6)
b) Locally designated species Ie.g., heritage treesl?
(source #Isl: 10, 11)
c) Locally designated natural communities (e.g., oak forest,
coastal habitat)? (source #Is1: 10, 11)
d) Wetland habitat (e.g., marsh, riparian and vernal pool�?
Isource #Is1: 111
e) Wildlife dispersal or migration corridors?
(source #Isl: 171
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
:�
VIII. ENERGY AND MINERAL RESOURCES. Would the praposaY.
a) Conflict with adopted energy conservation plans?
Isource #Is1: 1, 61
b) Use non-renewable resources in a wasteful and
inefficient manner? (source #Isl: 9, 10)
IX. HAZARDS. Would the proposal involve:
a) A risk of accidental explosion or release of hazardous
substances (including, but not limited to: oil, pesticides,
chemicals or radiation? Isource #Isl: 9)
b) Possible interference with an emergency response plan
or emergency evacuation plan? Isource #Isl: 9, 101
c) The creation of any health hazard or potential health
hazard7 Isource lflsl: 9, 10)
d) Exposure of people to existing sources of potential
health hazards? (source #Isl: 9,10,11)
e) Increased fire hazard in areas with flammable brush,
grass, or trees? (source #Isl: 10, 11)
X. NOISE. Would the proposal �esult in:
a) Increases in existing noise levels? (source #Is1: 1, 9)
b) Exposure of people to severe noise levels?
Isource #Isl: 9, 701
XI. PUBLIC SERVICES. Would the proposal have an effect
upon, or result in a need for new oi alteied government
services in any of the fol%wing areas:
a) Fire Protection? Isource filsl: 6)
b) Police Protection? (source #Isl: 6)
cl Schools? (source #Isl: 61
d) Maintenance of public facilities, including roads, sewer
system?
Isource #Isl: 61
e) Other governmental services? (source #Isl: 6)
XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal
resuh in a need lor new systems, or substantia/ aherations
to the fol%wing utilities:
a) Power or natural gas? Isource klsl: 9, 10)
b) Communications systems? (source #Isl: 9, 10)
c) Local or regional water treatment or distribution
facilities? (source 7t (sl: 6)
d1 Storm water drainage? Isource #Isl: 61
e) Solid waste disposal? (source #Isl: 6)
XIII. AESTHETICS. Would the proposah.
a) Affect a scenic vista or scenic highway?
(source #Isl: 1, 10, 11)
b) Have a demonstrable negative aesthetic effect?
(source J/Isl: 9, 10, 11)
c) Create light or glare? (source #Isl: 9,10)
X
X
X
X
X
X
X
X
X
X
X
X
�
X
X
X
X
X
X
�
�
0
�
XIV. CULTURAL RESOURCES. Would the proposah.
a) Disturb paleontological resources? (source #Isl: 6, 11)
b) Disturb archaeological resources (source #Isl: 6, 11)
c) Affect historical resources? (source #Is1: 6, 111
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? (source #Isl:
11)
e) Restrict existing religious or sacred uses within the
potential impact area? (source #Isl: 10, 11)
XV. RECREATION. Would the p�oposal:
a1 Increase the demand for neighborhood or regional parks
or other recreational facilities? (source kls1: 1, 3)
bl Affect existing recreational opportunities?
Isource Nlsl: 1, 51
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important
examples of the major periods of California history or
prehistory?
b) Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental
goals?
c) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other
current projects, and the effects of probable future
projects.)
d) Does the project have environmental effects that will
cause substantial adverse effects on human beings,
either directly or indirectly?
XVII. EARLIER ANALYSES.
X
X
X
X
X
X
X
�
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have
been adequately analyzed in an earlier EIR or negative declaretion. Section 150631c1131(D�. In this case, a discussion
should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b1 Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and
adequately analyzed by earlier documents.
c) Mitigation Measures. For effects that are "potentially significant" or "potentially significant unless mitigated",
describe the mitigation measures which were incorporated or refined from the earlier document and the extent to
which they address site-specific conditions for the project.
Authoriry: Public Resourcas Cotle Sections 21083 antl 21087.
Reference: Pu01ic Resources Cotle Sec[ions 210801c1, 21080.1, 2/080.3, 21082.1.21083, 21083.3, 21093, 21094, 21151; SunESttom v. County of Mentlocino, 202 Cal. App. 3tl 296
U9881; CeanoN v. Manfeiey eoaid o) Supeivisors, 222 Cal. App. 30 133] (19901.
" � _
SOURCE LIST:
7. City of Arroyo Grande General Plan
2. City of Arroyo Grande General Plan Land Use Map
3. City of Arroyo Grande Development Code
4. City of Arroyo Grande Zoning Map
5. City of Arroyo Grande Existing Setting and Community Issues Report
6. City of Arroyo Grande General Plan EIR; Sewer Master Plan
7. Air Pollution Control District Clean Air Plan
8. FEMA - Flood Insurance Rate Map
9. Project Description
10. Project Plans
11. Site Inspection
12. Ordinance 431 C. S.
13. Institute of Traffic Engineers (ITE) Trio Generation Manual
ENVIRONMENTAL SETTING:
The project site is located within Building "F" of the Five Cities Shopping Center. The uses of each building
for the Shopping Center were determined through the Conditional Use Permit process, and Building "F" was
specifically designated for in-line retail shops. Currently, Building "F" is occupied by Hollywood Video, Papa
Murphy's Pizza, and a City satellite office for the Police Department. The total remaining vacant tenant
space in Building "F" is 7,698 square feet, and Fitness 19 would occupy a total of 6,840 square feet of the
remaining vacant space.
VI. TRANSPORTATION/CIRCULATION
An Environmental Impact Report was certified for the Five Cities Shopping Center in 1998. The proposed
change in use does not create an environmental impact in excess of what was evaluated in the 1998 EIR.
To determine potential additional traffic impacts of a health center compared to a retail use, the San Diego
Area Council of Governments (SANDAG) Trip Generation Summary Table was used. The estimated number
of AM and PM peak hour trips generated from a health club use is 8 and 18, respectively. Comparatively,
the esfimated number of AM and PM peak hour trips generated from a retail use is 7 and 31, respectively.
Based on this analysis, it is expected that a relative decrease in the number of peak hour trips would occur
by changing the allowable use from retail to a health and fitness facility.
F�
�r.
1. Project Title:
ATTACHMENT 3
CITY OF ARROYO GRANDE
" INITIAL STUDY "
2. Lead Agency Name & Address:
3. Contact Person & Phone #:
4. Project Location:
5. Project Sponsor's Name & Address:
6. General Plan Designation:
7. Zoning:
Amended Conditional Use Permit Case No. 03-002
City of Arroyo Grande
P.O. Box 550/214 E. Branch Street
Arroyo Grande, CA 93421
Kelly Heffernon, Associate Planner
(805) 473-5420
Applicant:
Fitness 19 - Nick Milat
950 Pacific Ave., Ste 1250
Tacoma, WA 98402
(253) 272-0552
Regional Commercial (RC)
NIOXWAY 10'1
Representative:
Investec- Grant Harris
200 E. Carrillo St., Ste. 200
Santa Barbara, CA 93101
(805) 962-8989
P.D. 1.2 (Rancho Grande Planned Development)
1-
908 Rancho Parkway
Arroyo Grande, CA 93420
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8. Project Description:
The proposed project is a change in allowable use from retail commercial to a health and fitness center in
Building "J" of the Five Cities Center. The applicant, Fitness 19, would occupy approximately 6,840
square feet of vacant commercial space.
9. Other Agencies whose approval is required (and permits needed):
None.
�
� � PotenSally
Potentia/ly Signiscant Less Than
Si niflcant Un/ess Significant No
Issues (and Supporting Information Sourcesl: mpect Midgated /mpact lmpaci
I. LAND USE AND PLANNING. Wau/d fhe proposa/.•
al Conflict with general plan designation or zoning?
Isource #Is): 1,2,3,41
b) Conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction ovar the project?
Isource rilsl: 1,61
c) Affect agricultural resources or operetions (e.g., impacts
to soils or farmlands, or impacts from incompatible land
uses)? (source #Isl: 171
d) Disrupt or divide the physical arrangement of an
astablished community (including a low-incoma or
minority communityl? Isource #Isl: 2,4,11)
II. POPULATION AND HOUSING: Wou/d the proposal.'
a) Cumulatively exceed official regional or local population
projections? Isource #Is): 1,5,91
bl Induce substantial growth in an area either directly or
indirectly Ie.g., through projects in an undevetoped area
or extension of major infrestructurell
(source #Is): 9,10)
c) Displace existing housing, especially affordable housing?
(source #Isl: 9,10,11)
III. GEOPHYSICAL: Would the proposal result in oi expase
peop/e to potenSa/impacts invo/ving:
a) Seismicity: fault rupture? (source #Isl: 5,6)
b) Seismicity: ground shaking or liquefaction?
Isource #Isl: 5,61
c) Seismicity: seiche or tsunami? (source Jl(sl: 5,6)
d) Landslides or mudslides? (source #Isl: 5,61
X
X
X
X
X
X
X
X
X
X
X
e) Erosion, changes in topogrephy or unstabla soils
conditions from excavation, grading or fill?
Isource #Isl: 101
f) Subsidence of land? (source #lsl: 5,6)
g� Expansive soils? (source #Isl: 5,6)
h) Unique geologic or physical features? (source lllsl:
5, 6,10,11)
IV. WATER: Wou/d the proposaliesu/t in:
a) Changes in absorption rates, drainage patterns, or the
X
X
X
X
X
ATTACHMENT 3
CITY OF ARROYO GRANDE
'" INITIAL STUDY "
7. Project Title:
2. Lead Agency Name & Address:
3. Contact Person & Phone #:
4. Project Location:
5. Project Sponsor's Name & Address:
6. General Plan Designation:
7. Zoning:
Amended Conditional Use Permit Case No. 03-002
City of Arroyo Grande
P.O. Box 550/214 E. Branch Street
Arroyo Grande, CA 93421
Kelly Heffernon, Associate Planner
(805) 473-5420
908 Rancho Parkway
Arroyo Grande, CA 93420
Apalicant:
Fitness 19 — Nick Milat
950 Pacific Ave., Ste 1250
Tacoma, WA 98402
(253) 272-0552
Regional Commercial (RC)
Reoresentative:
Investec- Grant Harris
200 E. Carrillo St., Ste. 200
Santa Barbara, CA 93101
(805) 962-8989
P.D. 1.2 (Rancho Grande Planned Development)
R
DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared. �
I find that although the proposed project could have a significant effect on the environment, there will not be a
significant effect in this case because the mitigation measures described on an attached sheet have been added to the
project. A NEGAT�VE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT
REPORT is required.
I find that the proposal MAY have a significant effectls) on the environment, but at least one effect 1) has 6een
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by
mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a"potentially
significant impact" or "potentially significant unless mitigated". An ENVIRONMENTAL IMPACT REPORT is required, but
it must analyze only the effects that remain to ba addressed.
%
Signat re
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving ai least one impact that is a
"POTENTIALLY SIGNIFICANT IMPACT" or "POTENTIALLY IS SIGNIFICANT UNLESS MITIGATED", as indicated by the checklist on
the following pages.
o Land Use and Planning
o Population and Housing
o Geophysical
o Water
o Air Quality
o Trensportation/Circulation
o Biological Resources
o Energy and Mineral Resources
o Hazards
o Noise
o Mandatory Findings of Significance
o Public Services
o Utilities and Service Systems
o Aesthetics
o Culturel Resources
o Recreation
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A b�ief exp/anation is required for all answers except "No lmpact" answers that are adequately supported by the information
saurces a/ead agency cites in the parentheses fol%wing each question. A"No Impact" question is adequately supported if the
referenced information sources show that the impact simply does not apply to projects like the one involved�le.g., the project
falls outside a fault rupture zonel. A"No Impact" answer should be explained where it is based on project specific factors as
well as generel standards Ie.g., the project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-
level, indirect as well as direct, and construction as well as operetions impacts.
3. "Potentially Significant Impaci" is appropriate if an effect is significant or potentially significant, or is the lead agency lacks
information to make a finding of insignificance. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4. "Potentially Significant Unless Mitigated" applies whera the incorporation of mitigation measures has reduced an effect from
"Potentially Significant Impaci" to a"Less than Significant Impact." The lead agency must describe the mitigation measures
and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier
Analyses", may be cross referanced.)
5. Earlier analyses may be used where, pursuant to the tiering, progrem EIR, or other CEQA process, an effect has been
adequately analyzed in an earlier EIR or negative declaration. Section 150631c11311D1. Earlier analyses are discussed in Section
XVII at the end of the checklist.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts le.g.,
general plans, zoning ordinancesl. A Source List should be attached and othet sources used or individuals should be cited in the
discussion.
3�� s�c 3
Date
�
Pofentia/ty
Potenda/ty Signi�cant Less Than
Issues land Supporting Information Sources): Significanf Unless significanr No
/mpect Mifigated /mpacf /mpaci
I. LAND USE AND PLANNING. Wau/d the proposa/.•
a) Conflict with general plan designation or zoning?
(source #(s1: 1,2,3,41
b) Conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project7
(source klsl: 1,61
cl Affect agricultural resources or oparations (e.g., impacts
to soils or farmiands, or impacts from incompatible land
usesl? Isource #Isl: 111
d) Disrupt or divide the physical arrangement of an
established community lincluding a low-income or
minority communityl? Isource #Isl: 2,4,1 tl
II. POPULATION AND HOUSING: Would ihe proposal.•
a) Cumulativaly exceed official regional or local population
projectionst Isource #Isl: 1,5,91
bl Induce substantial growth in an area either directly or
indirectly (e.g., through projects in an undeveloped area
or extension of major infrastructurel7
Isource #Isl: 9,101
c) Displace existing housing, especially affordable housing?
(source #Isl: 9,10,11)
III. GEOPHYSICAL: Wou/d the propou/ resuk in or expose
peop/e to potenGal impacts invo/ving:
a) Seismicity: fault rupture? (source #Isl: 5,6)
b) Seismicity: ground shaking or liquefaction?
(sourca #Isl: 5,61
c) Seismicity: seiche or tsunami? �source klsl: 5,6)
d) Landslides or mudslides? (source #Isl: 5,6)
e) Erosion, changes in topography or unsiable soils
conditions from excavation, grading or fill?
Isource #Is1: 101
f) Subsidence of land? Isource #Isl: 5,6)
g� Expansive soils? Isource 1/Isl: 5,61
h) Unique geologic or physical featuresl Isource #Isl:
5,6,10,11)
IV. WATER: Wou/dtheproposa/resukin:
a1 Changes in absorption retes, drainage patterns, or the
rate and amount of surface runoff7 (source #Is1: 10)
bl Exposure to people or property to water related hazards
such as flooding? (source #Isl: 8)
c) Discharge into surface waters or other alteration of
suAace water quality (e.g., temperature, dissolved
oxygen or turbidity? (source #Isl: 9)
X
X
�
�
�
�
�
�
�
�
�
X
�
d) Changes in the amount of surface water in any water
body? (source lJlsl: 9, 10) X
-4-
VIII. ENERGY AND MINERAL RESOURCES. Would the proposah.
al Conflict with adopted energy conservation plans?
Isourcelllsl: 1, 61
b) Use non-renewable resources in a wasteful and
inefficient manner? Isource #Is): 9, 10)
IX. HAZARDS. Would the proposa! involve:
a) A risk of accidental explosion or release of hazardous
substances lincluding, but not limited to: oil, pesticides,
chemicals or radiation? (source filsl: 9)
b) Possible interference with an emergency response plan
or emergency evacuation plan? (source #Isl: 9, 10)
c) The creation of any health hazard or potential health
hazard7 Isource J/Isl: 9, 10)
d) Exposure of people to existing sources of potential
health hazards? Isource Nlsl: 9,10,11)
e) Increased fire hazard in areas with flammable brush,
gress, or trees? (source #Isl: 70, 111
X. NOISE. Would the proposal result in:
a) Increases in existing noise levels? Isource #Is): 1, 9)
b) Exposure of people to severe noise levels?
Isource #Isl: 9, 101
XI. PUBLIC SERVICES. Would ihe proposal have an effect
upon, ar result in a need for new or alteied gavemment
services in any of the fol%wing areas:
a) Fire Protection? Isource #Isl: 61
b) Police Protection? (source 711s): 6)
c) Schools? (source li(sl: 6)
d) Maintenance of public facilities, including roads, sawer
systemt
Isource J/lsl: 6)
e) Other governmental services? (source �Isl: 6)
XII. UTILITIES AND SEHVICE SYSTEMS. Would the pioposal
iesult in a need for new systems, oi substantial alterations
to the fol%wing utilities:
al Powar or naturel gas? �source #Is1: 9, 10)
b) Communications systems? (source �/lsl: 9, 10)
c) Local or regional water treatment or distribution
facilities? Isource #Is): 6�
d) Storm water drainage? (source //Isl: 6)
e) Solid waste disposal? (source #Isl: 6)
XIII. AESTHETICS. Would ihe proposah.
a) Affect a scenic vista or scenic highway?
Isource A�IsI: 1, 10, 111
b) Have a demonstrable negative aesthetic effect7
Isource #Isl: 9, 10, 171
c) Create light or glare? (source #Isl: 9,10�
X
X
X
X
X
X
X
X
X
�
�
�
X
X
X
X
X
X
X
X
X
X
�
SOURCE LIST:
1. City of Arroyo Grande General Plan
2. City of Arroyo Grande General Plan Land Use Map
3. City of Arroyo Grande Development Code
4. City of Arroyo Grande Zoning Map
5. City of Arroyo Grande Existing Setting and Community Issues Report
6. City of Arroyo Grande General Plan EIR; Sewer Master Plan
7. Air Pollution Control District Clean Air Plan
8. FEMA - Flood Insurance Rate Map
9. Project Description
10. Project Plans
11. Site Inspection
12. Ordinance 431 C. S.
13. Institute of Traffic Engineers (ITE) Trip Generation Manual
ENVIRONMENTAL SETTING:
The project site is located within Building "F" of the Five Cities Shopping Center. The uses of each building
for the Shopping Center were determined through the Conditional Use Permit process, and Building "F" was
specifically designated for in-line retail shops. Currently, Building "F" is occupied by Hollywood Video, Papa
Murphy's Pizza, and a City satellite office for the Police Department. The total remaining vacant tenant
space in Building "F" is 7,698 square feet, and Fitness 19 would occupy a total of 6,840 square feet of the
remaining vacant space.
VI. TRANSPORTATION/CIRCULATION
An Environmental Impact Report was certified for the Five Cities Shopping Center in 1998. The proposed
change in use does not create an environmental impact in excess of what was evaluated in the 1998 EIR.
To determine potential additional traffic impacts of a health center compared to a retail use, the San Diego
Area Council of Governments (SANDAG) Trip Generation Summary Table was used. The estimated number
of AM and PM peak hour trips generated from a health club use is 8 and 18, respectively. Comparatively,
the esfimated number of AM and PM peak hour trips generated from a retail use is 7 and 31, respectively.
Based on this analysis, it is expected that a relative decrease in the number of peak hour trips would occur
by changing the aliowable use from retail to a health and fitness facility.
:�
9.d.
CASE NO. Conditional Use Permit Case No. 02-010
APPLICANT: South County Historical Society
LOCATION: 127 Short Street
PROPOSAL: Consideration of the placement of a 30' x 80' metal building to be
used as a museum.
NOTICE IS HEREBY GIVEN that the City Council of the City of Arroyo Grande will hold Public
Hearings on Tuesday, April 22, 2003 at 7:00 p.m. in the City Council Chambers, 215 E. Branch
Street, Arroyo Grande, to consider the foilowing items:
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
CASE NO.
APPLICANT:
LOCATION:
3.
4.
PROPOSAL:
ENVIRONMENTA�
DETERMINATION:
REPRESENTATIVE:
CITY OF ARROYO GRANDE
CITY COUNCIL MEETING
NOTICE OF PUBLIC HEARINGS
Negative Declaration
Kirk Scott
Appeal of Conditionai Use Permit Case No. 03-001
Santa Lucia Bank; John Hansen
1530 E. Grand Ave. (northwest corner of Courtland Street and E.
Grand Ave.)
Construction of a 9,100 square foot building for Santa Lucia Bank
and a 5,625 square foot commercial building. The property is
currently vacant.
Mitigated Negative Declaration
RRM Design Group
CASE NO. Amended Conditional Use Permit Case No. 03-002
APPLICANT: Investec Properties, Inc.
LOCATION: Rancho Parkway, Five Cities Center, Building F
PROPOSAL: Consideration of a retail/commercial use to allow "Fitness 19" (health
and fitness center) to occupy Building F in the Five Cities Center.
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Negative Declaration
Grant Harris/Dave Pintard
CASE NO. Development Code Amendment No. 01-003
APPLICANT: City of Arroyo Grande
LOCATION: Village of Arroyo Grande
PROPOSAL: Adoption of Resolution approving the Design Guidelines and
Standards for Historic Districts and Expansion of Design Overlay
District 2.4.
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Exempt per CEQA Section 15061
Rob Strong, Community Development Director
Notice of Public Hearings
April 22, 2003
Page 2
5. CASE NO.
APPLICANT:
LOCATION:
PROPOSAL:
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Development Code Amendment No. 02-006 and General Plan
Amendment 03-001
City of Arroyo Grande
Village of Arroyo Grande
Consideration of proposed Ordinance amending the Zoning Map and
Arroyo Grande Municipal Code Title 16, Chapter 16.36 to rezone the
Village Commercial District and portions of the Generai Commercial
District and Office District to the Village Core Downtown District and
the Village Core Mixed Use District and Village Residential District.
The proposed activity is within the scope of the Program EIR
prepared for the 2001 General Plan Update.
Rob Strong, Community Development Director
Any person affected or concerned by these proposals may submit written comments to the Community
Development Department before the City Councii hearing, or appear and be heard in support of or
opposition to the proposals at the time of hearing. Information relating to these proposals are available at
the Community Development Department, located at 214 E. Branch Street, Arroyo Grande, California, or
by telephone at (805) 473-5420 during normal business hours (8:00 a.m. to 5'00 p.m.). The proposed
project applications are available for pubiic inspection at the above address.
If you challenge an item in court, you may be limited to raising only those issues you or someone else
raised at the public hearings described in this notice, or in written correspondence delivered to the City
Council at, or prior to, the public hearings. Failure of any person to receive the notice shall not constitute
grounds for any court to invalidate the action of the legislative body for which the notice was given.
'���-Q-�� r �¢�t2c��_
Kelly�V et Director of Administrative Services/
Deputy City Clerk
Publish 1T, Friday, April 11, 2003
', .
MEMORANDUM
FROM: ROB STRONG COMMUNITY DEVELOPMENT DIRECTO�S
TO: CITY COUNCIL
BY: TERESA MCCLISH, ASSOCIATE PLANNER'�
SUBJECT: GENERAL PLAN AMENDMENT CASE NO. 03-001 TO AMEND THE
LAND USE DESIGNATION FOR CERTAIN PROPERTIES ON NELSON
STREET AND S. MASON STREET; AND DEVELOPMENT CODE
AMENDMENT CASE NO. 02-006 TO REVISE ZONING REGULATIONS
FOR THE VILLAGE COMMERCIAL DISTRICT AND PORTIONS OF THE
GENERAL COMMERCIAL AND OFFICE PROFESSIONAL DISTRICTS
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the City CounciL•
1) adopt the attached Resolution amending the General Plan to change the land use
designation of certain properties on Nelson Street and S. Mason Street from Single
Family Residential — Medium Density to Village Core; and
2) continue Development Code Amendment 02-006 to June 10, 2003.
FUNDING:
No fiscal impact.
DISCUSSION:
Backqround
Part of the 2001 General Plan update included
properties neighboring the Nelson Green from
Family Residential. This change reflected the
neighborhood. Just prior to the effective date
o�ce was approved as an adaptive reuse of �
Mason and Nelson Streets. Since the adoption
least two properties whose owners are operating
retail business by adaptive reuse of residences in
a change in the land use designation for
Village Commercial and Office to Single
predominant residential character of the
of the updated General Plan, a medical
residence on the northeast corner of S.
of the 2001 General Plan, there are at
or have a desire to operate an office or
proximity of the Nelson Green.
In February and April of this year, the Planning Commission conducted a series of public
hearings on revisions to the Development Code and Zoning Map relating to the Village
Commercial District and a portion of the General Commercial District for the purpose of
General Plan consistency. The zoning revisions also included an extension of the
proposed Village Mixed Use (VMU) District to properties neighboring the Nelson Green on
Nelson Street and S. Mason Street. This portion of the proposal requires a General Plan
CITY COUNCIL
GENERAL PLAN AMENDIV�NT 03-001
APRIL 22, 2003
PAGE 2
Amendment. The Planning Commission adopted a resolution recommending the City
Council approve the General Plan Amendment (Attachment 1).
The General Plan Amendment is necessary prior to rezoning the area to Village Mixed
Use. Specifically, the proposal is to revise the Land Use Map changing the land use
designation as shown on Exhibit "A".
The boundary of the proposed Village Core land use designation follows the historic
boundary division between Village Commercial and Village Residential and includes
parcels adjacent to those fronting Nelson Street and S. Mason Street. The Planning
Commission recommended including only the parcels fronting Nelson Street and S.
Mason Street. However, since the Planning Commission hearing, a property owner
located at 205 Short Street (which is currently in the Village Commercial district and one
parcel south of Nelson Street) has requested inclusion in the amendment area so that he
may continue operating an office (Attachment 2).
Effect on Concurrent Zonina and Desipn Overlav Proaosals
Zoning Map Revisions
Because the zoning for properties surrounding the Nelson Green is either Village
Commercial (along Nelson Street) or Office Professional (along S. Mason Street), existing
single-family residences are currently legally non-conforming. However, if proposed
zoning were to be consistent with the General Plan, then the residential zoning would
make desired office and retail uses non-conforming. Revisions to the Development Code
and Zoning Map that have been discussed intend to implement and define the policies
and goals of the General Plan Land Use Element relating to the Village Core (VC). LU6
states that the "VC area shall be sustained, enhanced and expanded as the symbolic,
functional and unique business center of the City, with diverse mixed uses emphasizing
pedestrian-oriented activities and providing for the needs of residents and tourists." The
forthcoming rezoning proposal will accomplish this objective as follows:
❖ The Village Core Downtown is a distinct zoning district emphasizing pedestrian
character and uses that encourage retail and low intensity tourist related functions
to reflect and be compatible with the historic, small town focal point of the Village.
❖ The VMU District provides a transitional extension of the Village Core Downtown
area towards the surrounding residential districts and highway vicinity. This District
allows more flexibility in development that may not be a desired fit in the VCD yet is
compatible by emphasizing uses and standards that contribute to the character of
the whole Village Core area.
❖ Both districts emphasize mixed uses to provide both housing opportunities and
vitality to the Village Core area.
❖ The VMU extends to the area of Traffic Way and Station Way. (The southern
section of Traffic Way will be addressed in future zoning updates.) Although the
CITY COUNCIL
GENERAL PLAN AMENDMENT 03-001
APRIL 22, 2003
PAGE 3
character of this area is more diverse, the proposed zoning facilitates connectivity
to the VCD.
❖ The VMU extends to properties surrounding the Nelson Green (currently zoned
Village Commercial and Office Professional) to allow for low intensity mixed uses
surrounding the public Nelson Green.
The Planning Commission is supportive of the extension of the VMU district to properties
surrounding the Nelson Green, but continued discussion on the Development Code
Amendment to refine specific regulations on the type of development or redevelopment
allowed in the proposed extension area and standards to facilitate adaptive reuse of
residences. Therefore, staff is recommending the City Council continue this portion of the
item.
Design Overlay 2.4
The proposed revision to the zoning map for Design Overlay 2.4, which designates the
properties which are subject to the Design Guidelines and Standards for Historic Districts,
includes a Village Mixed Use designation for the properties neighboring the Nelson
Green. Although overlay boundaries do not necessarily have to match zoning or General
Plan land use boundaries, the proposed General Plan Amendment is consistent with the
proposed Design Overlay District. The revised Design Guidelines and Standards for
Historic Districts is the mechanism by which the character of the exterior of the residences
proposed for adaptive reuse would be regulated.
Public Notification
On March 21, 2003 769 Public Hearing Notices, including maps, were mailed out to
owners of properties within 300 feet of the proposal area. A public hearing notice was
published in the Times Press Recorder and notices were also posted in the Community
Development Department and the display cabinet outside of City Hall.
ALTERNATIVES:
The following alternatives are provided for the Council's consideration:
— Modify and adopt the resolution;
— Do not adopt the resolution;
— Provide direction to staff.
Attachments:
1. Planning Commission Resolution recommending approval of GPA 03-001
2. Letter from property owner in vicinity of the Nelson Green
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE APPROVING GENERAL PLAN
AMENDMENT 03-001; CHANGING THE LAND USE
DESIGNATION FOR CERTAIN PROPERTIES ON SHORT
STREET AND NELSON STREET FROM SINGLE FAMILY
RESIDENTIAL-MEDIUM DENSITY TO VILLAGE CORE
WHEREAS, the City Council of Arroyo Grande adopted the 2001 General Plan Update
which became effective on October 9, 2001; and
WHEREAS, the 2001 General Plan Update adoption requires a comprehensive review
and necessary revisions to the Development Code and Zoning Map for consistency in
accordance with Government Code Section 65860 et seq; and
WHEREAS, the City has a responsibility to assure adherence to the General Plan in
meeting the needs and desires of the residents and the community; and
WHEREAS, the City Planning Commission held public hearings on February 4, 2003,
February 18, 2003, and April 1, 2003 to revise the Development Code concerning
zoning districts within the Village Core land use designation for the purposes of General
Plan consistency and implementation of its goals and policies; and
WHEREAS, the Planning Commission's preliminary recommendations for a proposed
Village Mixed Use Zoning district extends to parcels in proximity to the Nelson Green on
Nelson Street and S. Mason Street which currently has a General Plan Land Use
Element designation of Single Family Residential — Medium Density; and
WHEREAS, the City Planning Commission held a public hearing on April 1, 2003 for
General Plan Amendment 03-001 and recommends amending the land use designation
to reflect a historic mixed use land use pattem for certain properties neighboring the
Nelson Green from Single Family Residential to Village Core; and
WHEREAS, the City Council of the City of Arroyo Grande has considered General Plan
Amendment 03-001 at a duly noticed public hearing on April 22, 2003, in accordance with
the Development Code of the City of Arroyo Grande, at which time all interested persons
were given the opportunity to be heard; and
WHEREAS, the City Council has reviewed and considered the information and public
testimony presented at the public hearings, Planning Commission recommendation, staff
reports, and all other information and documents that are part of the public record; and
WHEREAS, the City Council has determined that the following General Plan Amendment
findings can be made in an affirmative manner:
RESOLUTION NO.
PAGE
1. The proposed amendment constitutes a logical extension of the Village Core
land use designation and is consistent with the goals, objectives, policies and
programs of the general plan and will not result in any internal inconsistencies
within the plan; and
2. The proposed amendment reflects a historic mixed use character for properties
facing the Nelson Green and will not adversely affect the public health, safety,
and welfare; and
3. The potential environmental impacts of the proposed amendment are
insignificant as the change in land use designation reflects current zoning in the
district and will have no potential environmental impacts.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby approves General Plan Amendment 03-001 with the above findings and
as set forth in Exhibit "A", attached hereto and incorporated herein by this reference.
On motion by Council Member , seconded by Council Member
, and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this day of 2003.
RESOLUTION NO.
PAGE
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES/
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CARMEL, CITY ATTORNEY
ATTACHMENT1
RESOLUTION N0.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE RECOMMENDING THAT
THE CITY COUNICL APPROVE GENERAL PLAN
AMENDMENT 03-001 TO CHANGE THE LAND USE
DESIGNATION FOR CERTAIN PROPERTIES ON SHORT
STREET AND NELSON STREET FROM SINGLE FAMILY
RESIDENTIAL-MEDIUM DENSITY TO VILLAGE CORE
WHEREAS, the City Council adopted the City of Arroyo Grande Development Code
and revised zoning map, which became effective June 13, 1991, and indicated that
modifications to the Development Code may occur to refine the document; and
WHEREAS, the City Council of Arroyo Grande adopted the updated General Plan on
which became effective on October 9, 2001 and requires a comprehensive review and
necessary revisions to the Development Code and zoning map for consistency in
accordance with Government Code Section 65860; and
WHEREAS, The City has a responsibility to assure adherence to the General Plan in
meeting the needs and desires of the residents and the community; and
WHEREAS, the Planning Commission has held public hearings on February 4, 2003,
February 18, 2003 to consider certain amendments to the Development Code
concerning the Village Core land use designation for the purposes of General Plan
consistency and implementation of its goals and policies; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
General Plan Amendment 03-001 at a duly noticed public hearing on April 1, 2003, in
accordance with the Development Code of the City of Arroyo Grande at which time all
interested persons were given the opportunity to be heard; and
WHEREAS, the Planning Commission has determined that the following General Plan
Amendment findings can be made in an affirmative manner:
1. The proposed amendment constitutes a logical extension of the Village Core
land use designation and is consistent with the goals, objectives, policies and
programs of the general plan and will not result in any internal
inconsistencies within the plan; and
2. The proposed amendment reflects both an existing and desired mixed use
character for properties facing the Nelson Green and will not adversely affect
the public health, safety, and welfare; and
RESOLUTION NO.
PAGE
3. The potential environmental impacts of the proposed amendment are
insignificant as the change in land use designation reflects current zoning in
the district and will have no potential environmental impacts.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby recommends that the City Council approve General Plan
Amendment 03-001 with the above findings and as illustrated in Exhibit "A" attached
hereto and incorporated herein by this reference.
On motion by Commissioner
and by the following roll call vote, to wit:
seconded by Commissioner ,
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 1 st day of April 2003.
ATTEST:
LYN REARDON-SMITH
COMMISSION CLERK
JIM GUTHRIE, CHAIR
ROB STRONG,
COMMUNITY DEVELOPMENT DIRECTOR
�
MINUTES
PLANNING COMMISSION
APRIL 1, 2003
DRAFT
• Fairly strong concerns about mobile home laws
who knows the laws and was not able to atten
• Waivinn favc _ n/�.�a� I,....r .... .... ......._.'-'- -.,�
• tP.PC -
• Bonds — is LHTF considering
PAGE 4
�rie referred to Mr. Lund
is meeting).
Dean Coker
— Insurance companies ill not insure construction projects for rental units.
• Encourage builders "combine" parcels where development projects are
adjoining parcels.
ACTION: Rob to Tim Carmel if there is a Brown Act conflict if PC members
attend�HTF meetings.
• PC
Una
LHTF policies and bonuses to be tied to the very low, low and
income level solutions/proposals.
voice vote to continue this workshop to LHTF meeting on Thursday.
PUBLIC HEARING — ITEM II.B. — DEVELOPMENT CODE AMENDMENT CASE
NO. 02-006 AND GENERAL PLAN AMENDMENT CASE NO. 03-001; APPLICANT —
CITY OF ARROYO GRANDE; LOCATION — VILLAGE OF ARROYO GRANDE.
Prepared and presented by Teresa McClish.
The Planning Commission discussed the following items related to this project:
• In response to questions from Commissioners, Teresa and Rob explained why a
General Plan Amendment is needed at this time and the reasons for zoning
changes within the Village area.
PUBLIC HEARING OPENED
Nancy Underwood, 125 Short Street, resident for 30 years
• Sign at 125 Nelson indicated that the project is being discussed tonight.
• Against Mixed Use zoning.
• Concerned about impact on character of the Village, taking the community away
from older home atmosphere.
• Against 0' setbacks, obstruct views of neighboring homes.
• Parking concerns; density of multi-use zoning.
MINUTES
PLANNING COMMISSION
APRIL 1, 2003
�RAFr
Business hours operation is a significant concern.
Protect character of Village; tourism.
Need more restrictions.
PAGE 5
Chuck Fellows, 507 Le Point Street
— Mixed Use zoning, what will be allowed and impact on the Village character
(proposed 125 Nelson project — 5 commercial; 7 residences).
— Mixed Use area seems to be getting larger.
Susan Flores, 529 E. Branch
— Concern that Council throws out what Planning Commission recommends
(example: East Village Plaza) or approves projects without enough consideration.
— Concern that other property owners may choose not to conform to Village style if
Mixed Use zoning is implemented.
— City Council members do not attend ARC and Planning Commission meetings
and don't seem to be aware of the amount of work, thought and consideration
that is put in to projects before they go to Council.
PUBLIC HEARING CLOSED
The Planning Commission discussed the following items related to this project:
• Mixed Uses will create more conflict. Torn about how to handle the Mixed Use
projects and their impacts on local residents.
• Parking requirements may need to be relaxed for adaptive reuse properties.
• Need strong protections and guidelines to manage Mixed Use projects.
• Mixed Use implies more intensive use.
• Scale of development is a significant part of the concern. Residents want to see
residential scale in their neighborhoods. Could leave it residential until we are
clear about what we mean by Mixed Use.
• Strict guidelines would be necessary to determine what type of Mixed Uses is
allowed.
Motion to approve GPA 03-001 as amended: unanimous yes vote.
Motion for continuation meeting for DCA 02-006 on May 6, 2003, staff to bring the
following to PC:
1. Map clarifications
2. VMU refinements.
Unanimous YES vote.
�
ATTACHMENT 2
Manhattan Insurance Services
205 Short St. 1730 Manhattan Beach Blvd
Arroyo Grande, Ca 93420 Manhattan Beach, Ca 90266
805.473.2777 W 310.318.5452 W
805.473.2598 F 310.372.0246 F
m uhek(a�mb-ins com
Deaz City Council,
Regarding the general Plan Amendment 01003
04/08/03
I have been running an insurance agency for a yeaz now at this
location (second lot in from the corner of Nelson).
I am in support of general plan amendment 01003 with an
e�ctension to encompass 205 Short street to change the designation
from Village residential to Village core (which would allow mixed
use). I also support that we preserve the historical azchitecture for
the neighborhood in keeping with the early 1900's feel that the
Village is known for.
Mike Puhek
, � �
�
�E�EI�'��
APR �i 9 �^0�
COMMUNj�ypEVE �pMEN DEPT
9.e.
CITY OF ARROYO GRANDE
CITY COUNCIL MEETING
NOTICE OF PUBLIC HEARINGS
NOTICE IS HEREBY GIVEN that the City Council of the City of Arroyo Grande will hold Public
Hearings on Tuesday, April 22, 2003 at 7:00 p.m. in the City Council Chambers, 215 E. Branch
Street, Arroyo Grande, to consider the following items:
2.
4.
CASE NO. Conditional Use Permit Case No. 02-010
APPLICANT: South County Historical Society
LOCATION: 127 Short Street
PROPOSAL: Consideration of the placement of a 30' x 80' metal building to be
used as a museum.
ENVIRONMENTAL _
DETERMINATION: Negative Deciaration
REPRESENTATIVE: Kirk Scott
CASE NO.
APPLICANT:
LOCATION:
PROPOSAL:
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Appeal of Conditional Use Permit Case No. 03-001
Santa Lucia Bank; John Hansen
1530 E. Grand Ave. (northwest corner of Courtland Street and E.
Grand Ave.)
Construction of a 9,100 square foot building for Santa Lucia Bank
and a 5,625 square foot commercial building. The property is
currently vacant.
Mitigated Negative Declaration
RRM Design Group
CASE NO. Amended Conditional Use Permit Case No. 03-002
APPLICANT: Investec Properties, Inc.
LOCATION: Rancho Parkway, Five Cities Center, Building F
PROPOSAL: Consideration of a retail/commercial use to allow "Fitness 19" (health
and fitness center) to occupy Building F in the Five Cities Center.
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Negative Declaration
Grant Harris/Dave Pintard
CASE NO. Development Code Amendment No. 01-003
APPLICANT: City of Arroyo Grande
LOCATION: Village of Arroyo Grande
PROPOSAL: Adoption of Resolution approving the Design Guidelines and
Standards for Historic Districts and Expansion of Design Overlay
District 2.4.
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
Exempt per CEQA Section 15061
Rob Strong, Community Development Director
Notice of Public Hearings
April 22, 2003
Page 2
�
CASE NO. Development Code Amendment No. 02-006 and General Plan
Amendment 03-001
APPLICANT: City of Arroyo Grande
LOCATION: Village of Arroyo Grande
PROPOSAL: Consideration of proposed Ordinance amending the Zoning Map and
Arroyo Grande Municipai Code Title 16, Chapter 16.36 to rezone the
Village Commercial District and portions of the General Commercial
District and Office District to the Village Core Downtown District and
the Village Core Mixed Use District and Village Residentiai District.
ENVIRONMENTAL
DETERMINATION:
REPRESENTATIVE:
The proposed activity is within the scope of the Program EIR
prepared for the 2001 General Pian Update.
Rob Strong, Community Development Director
Any person affected or concerned by these proposals may submit written comments to the Community
Development Department before the City Council hearing, or appear and be heard in support of or
opposition to the proposals at the time of hearing. Information relating to these proposals are available at
the Community Development Department, located at 214 E. Branch Street, Arroyo Grande, California, or
by telephone at (805) 473-5420 during normal business hours (8:00 a.m. to 5'00 p.m.). The proposed
project applications are available for public inspection at the above address.
If you challenge an item in court, you may be limited to raising only those issues you or someone else
raised at the public hearings described in this notice, or in written correspondence delivered to the City
Councii at, or prior to, the public hearings. Failure of any person to receive the notice shall not constitute
grounds for any court to invalidate the action of the legisiative body for which the notice was given.
;✓�
��t.�� � ,C���t2��s�-
Kelly etm re, Director of Administrative Services/
Deputy City Clerk
Publish 1T, Friday, April 11, 2003
9.e.
MEMORANDUM
TO: CITY COUNCIL
FROM: ROB STRONG, COMMUNITY DEVELOPMENT DIRECTOR��--
BY: TERESA MCCLISH, ASSOCIATE PLANNER��
SUBJECT: CONTINUED PUBLIC HEARING: DEVELOPMENT CODE AMENDMENT
01-003, REVISION TO DESIGN GUIDELINES FOR HISTORIC DISTRICTS
AND DESIGN OVERLAY MAP 2.4
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the City Council: 1) adopt the attached resolution to repeal a portion of
the 1994 "Design Guidelines for Historic Districts" and adopt the 2003 "Design Guidelines
and Standards for Historic Districts" as applied to the Village districts in Design Overlay
District 2.4; and 2) introduce the attached ordinance amending Section 16.08.010 of Title
16 of the Arroyo Grande Municipal Code incorporating by reference the 2003 "Design
Guidelines and Standards for Historic Districts" and amending the zoning map for Design
Overlay District 2.4 to expand its boundaries.
FUNDING:
No fiscal impact.
DISCUSSION:
Backqround
At the February 25, and March 11, 2003 meetings the City Council reviewed
recommendations for revisions to the "Guidelines for Historic Districts" (Attachment 1).
Due to a proposed change in map boundaries, Council directed staff to re-notice property
owners in the vicinity of the overlay district with a map showing the proposed boundaries,
and bring back the proposal concurrent with a General Plan Amendment to address the
expansion of the Village Mixed Use area boundary in proximity to the Nelson Green.
The revised 2003 "Design Guidelines and Standards for Historic Districts" are applicable to
all properties included in the Design Overlay District 2.4, shown in Exhibit "A" of the
Ordinance.
cirv couNCi�
DEVELOPMENT CODE AMENDMENT 01-003, REVISION TO DESIGN GUIDELINES
FOR HISTORIC DISTRICTS AND DESIGN OVERLAY MAP 2.4
APRIL 22, 2003
PAGE 2
Desiqn Overlav Boundarv Issues
At the March 11, 2003 City Council meeting, staff introduced an alternative overlay map
that included the following changes:
1. an extension of the eastem boundary of the Village Core Downtown further east,
from Short Street to Tally Ho Creek; and
2. the extension of the Village Mixed Use area designation for parcels on and
adjacent to Nelson Street and South Mason Street opposite the Nelson Green.
These modifications are anticipatory of forthcoming proposed zoning amendments to
rezone these parcels to Village Mixed Use (DCA 02-006). The parcels on Nelson Street
between Short Street and South Mason Street are currently zoned Village Commercial
and the parcels fronting South Mason Street opposite the Nelson Green, including the
southeast comer of Nelson Street and South Mason Street, are zoned Office Professional.
The 2001 General Plan designated these parcels as residential. Prior to rezoning this
area to Village Mixed Use, a General Plan Amendment is required (Item 9d on the
Agenda).
The Development Code Amendment (DCA 02-006) was continued at the Planning
Commission meeting of April 1, 2003 to further refine regulations concerning the type of
allowed development or redevelopment in the proposed Village Mixed Use district
including standards to facilitate adaptive reuse of residences.
Public Notification
On March 21, 2003, 769 Public Hearing Notices, including maps, were mailed out to
owners of properties within 300 feet of the proposal area. A public hearing notice was
published in the Times Press Recorder and notices were also posted in the Community
Development Department and the display cabinet outside of City Hall.
ALTERNATIVES:
The following altematives are provided for City Council consideration:
- Adopt the resolution and introduce the ordinance;
- Modify and adopt the resolution and introduce the ordinance;
- Do not approve the resolution or the ordinance; or
- Provide direction to staff.
Attachment
City Council Meeting Minutes March 11, 2003
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARROYO
GRANDE REPEALING A PORTION OF 1994 "DESIGN GUIDELINES FOR
HISTORIC DISTRICTS" AND ADOPTING THE 2003 "DESIGN
GUIDELINES AND STANDARDS FOR HISTORIC DISTRICTS" AS
APPLIED TO THE VILLAGE DISTRICTS IN DESIGN OVERLAY bISTRICT
2.4
WHEREAS, Objectives and policies of the Urban Land Use Element of the 2001 General
Plan promote design and development compatible with the historic character of the Village
area, including policies LU6-5, 6-9.1 and 12-5.1; and
WHEREAS, Section 16.44.020 of the Municipal Code provides for design development
overlay districts to establish development standards to address special or unique needs or
characteristics of particular areas; and
WHEREAS, the City's Architectural Review Committee and Planning Commission have
held numerous public meetings and hearings regarding the "Design Guidelines and
Standards for Historic Districts" (HVC, "Historic Village Guidelines"), including those held
on October 21, 2002; February 4, 2002; November 25, 2002; January 6, 13 and 21, 2003;
and February 4, 2003; and
WHEREAS, the City Council has received and considered public input and responses from
the Village Improvement Association and Arroyo Grande Chamber of Commerce regarding
the HVG after staff conducted a series of workshops for commercial, and mixed use and
residential areas of the Village area; and
WHEREAS, the City Council discussed preliminary alternatives on February 26, 2001,
September 24, 2002 and February 25, 2003, and directed that all recommendations be
integrated into the HVC; and
WHEREAS, the City Council has reviewed this project in compliance with the California
Environmental Quality Act (CEQA) and determined that it is Categorically Exempt per
Section 15061 of the CEQA Guidelines.
NOW THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo Grande
hereby adopts the 2003 "Design Guidelines and Standards for Historic Districts" attached
hereto as Exhibit 'A' as applied to the Village districts in Design Overlay District 2.4
attached hereto as Exhibit 'B' and incorporated herein by this reference, and that the
existing Guidelines for Design Overlay District 2.11 adopted in 1994 by Resolution 3059
remain in effect and apply to properties along Traffic Way and Station Way as shown in
Exhibits "C" and "D" of this Resolution.
RESOLUTION NO.
APRIL 22, 2003
PAGE 2 of 3
BE IT FURTHER RESOLVED that this Resolution shall supercede Resolution 3059 and
shall become effective on the effective date of Ordinance No. incorporating by
reference said 2003 "Design Guidelines and Standards for Historic Districts" into the Arroyo
Grande Municipal Code.
On motion of Council Member
Council Member
wit:
, seconded by
and on the following roll call vote, to-
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 22 day of April, 2003.
RESOLUTION NO.
MARCH 11, 2003
PAGE 3 of 3
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES/
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
�n�-.
TIM HY J. C , CITY A'�ARNEY
Exhibit A
CITY OF AH60Y0 GRANDE GOIDELINES & SiANDARD3 FOS HISi061C DIST9ICTS
Desi�n
Guidelines and Standards
for
Historic Districts
March 2003
Update Adopted by City Council
Resolution No.
Date
Adopted by City Council
Resolution No. 3059
November, 1994
0 1991, City of Arroyo Grande
and Catherine Graves
All Rights Reserved
dghd�roposed_draR_03-11-03 PRMTED: 3Y7/2003
CITY OF A6BOY0 G6ANDE GOIDELINES & S7ANDA8D3 F06 BIST06If DISTBIfT3
Table ot Contents
DESIGN OVERLAY DISTRICT MAP FOR HISTORIC DISTRICTS ..................................5
INTRODUCTION .......................................................................................................................... 6
CONCEPT OF THE GUIDELINES AND STANDARDS ......................................................................... 6
06jectives ..........................:...................................................................................................... 6
HOW THE GUIDELINES AND STANDARDS WERE DEVELOPED AND AMENDED ............................7
HOW TO USE THE GUIDELINES AND STANDARDS ........................................................................7
Exceptionsto Guidelines .......................................................................................................... 7
Exceptions to Standards ...........................................................................................................8
PROCESS FOR IMPLEMENTING GUIDELINES AND STANDARDS IN HISTORIC DISTRICTS .............. 9
DESIGN REVIEW IN ARROYO GRANDE ....................................................................................... 10
Community Development Director ........................................................................................10
Architectural Review Committee ...........................................................................................10
Planning Commission ............................................................................................................10
City Council ...........................................................................................................................10
REQUIRED APPLICATION SUBMITTAL DOCUMENTS AND MATERIALS ......................................11
PROJECTS SUBJECT TO THE GUIDELINES AND STANDARDS .......................................................11
DEMOLIT[ON OR RELOCATION PERMIT ......................................................................................12
Plot Plan Review ....................................................................................................................12
PROJECTS NOT SUBJECT TO THE GUIDELINES AND STANDARDS ............................................... 12
HISTORICOVERVIEW ............................................................................................................13
HISTORY OF ARROYO GRANDE .................................................................................................. 13
OVERALL DESIGN FRAMEWORK .......................................................................................15
GATE AY S ................................................................................................................................. 15
LANDMARKS .............................................................................................................................. 15
No�ES ........................................................................................................................................15
DtSTRtCTS ..................................................................................................................................16
PATHS.........................................................................................................................................16
EDGES SEAMS ....................................................................................................................... 16
NATLIRAL ....................................................................................................................... 16
ARCHITECTURAL STYLES ....................................................................................................17
RESIDENT[AL STRUCTURES ........................................................................................................ 17
Bungalow ...............................................................................................................................17
Cottage ...................................................................................................................................17
Craftsman .............................................................................................:.................................17
Folk Victorian ........................................................................................................................18
Queen Anne ............................................................................................................................18
Spanish Eclectic .....................................................................................................................18
COMMERCIAL STRUCTURES ....................................................................................................... 19
Late Nineteenth Century Commercial ....................................................................................19
CONSTRUCTION ..............................................................................................20
WEATHERBOARD OR CLAPBOARD WOOD SIDING .....................................................................20
CEMENT PLASTER ............................:......................................................................................... 20
YELLOW INDIGENOUS SANDSTONE ...........................................................................................20
dghdyroposed_draR_03-11-03 PRINTED: 3Y7/2003
2
CIiY OF A6HOY0 GHANDE GUIDELINES & STANUA903 F06 BIST08If DISTBIfT3
BRICK AND STONE BLOCK .........................................................................................................21
WMDOW SASHES AND DOOR FRAMES ......................................................................................21
VILLAGE RESIDENTIAL DISTRICTS (VRD) ......................................................................22
EXISTING CHARACTER ...............................................................................................................22
Similarity in Height, Mass and Scale .....................................................................................22
SimilarityofMaterial .............................................................................................................11
Sense of Experimentation ....................................................................................................... 23
Yarietyin Building Form ....................................................................................................... 23
DESIGN GUIDELINES AND STANDARDS ......................................................................................23
SiteDesign ............................................................................................................................. 23
BuildingDesign ..................................................................................................................... 23
Garage/Parki ng .....................................................................................................................14
Construction Materials .................................................:........................................................ 24
BuildingColors ......................................................................................................................24
VILLAGE CORE DOWNTOWN (VCD) ..................................................................................25
MIXED USES WITHIN THE DISTRICT ...........................................................................................25
EXISTING CHARACTER ...............................................................................................................25
Similarity in Height, Mass and Scale ..............................................:...................................... 25
SimilarityojMaterial ............................................................................................................. 26
SenseofExperimentation .......................................................................................................26
Pedestrian Orientation ........................................................................................................... 26
Yarietyin Building Form ....................................................................................................... 26
DESIGN GUIDELINES AND STANDARDS ....................................:.................................................26
Mixed Use Projects Within the Village Core Downtown ....................................................... 26
SiteDesign ............................................................................................................................. 27
BuildingDesign ..................................................................................................................... 27
ConstructionMaterials .......................................................................................................... 27
Buildingcolors ...............................................................................................:....................... 28
VILLAGE MIXED USE (VMin ................................................................................................29
EXISTING CHARACTER ...............................................................................................................29
Diversityin Scale ...................................................................................................................29
Simi[arity of Material ............................................................................................................. 29
Senseof Experimentation ....................................................................................................... 30
Yarieryin Building Form ....................................................................................................... 30
DESIGN GUIDELINES AND STANDARDS ......................................................................................30
SiteDesign ............................................................................................................................. 30
BuildingDesign ..................................................................................................................... 31
Construction Materials .......................................................................................................... 32
BuildingColors ...................................................................................................................... 32
SIGNS, AWNINGS AND REAR ENTRIES ..............................................................................33
SiGxs .......................................................................................................................................... 3 3
General .................................................................................................................................. 33
Size......................................................................................................................................... 33
Location................................................................................................................................. 34
Materials................................................................................................................................ 34
Colors................................................................:.................................................................... 34
SignIllumination .................................................................................................................... 35
dghdyroposed_draft_03-11-03 PRINTED: 3/7/2003
3
CITY OF A860Y0 G6ANDE GOIDELINES & SiANDA6DS F06 BIST09If DISTBIfT3
AWNINGS CANOPIES ..........................................................................................................35
REAR ENTRIES ............................................................................................................................35
PUBLIC AREA IMPROVEMENTS ..................................................................................................36
Sidewalks................................................................................................................................ 36
Signs....................................................................................................................................... 37
StreetFurniture ...................................................................................................................... 37
PublicArt ............................................................................................................................... 37
DEFINITI N S ............................................................................................................................. 3 S
ARCHITECTURALTERMS .....................................................................................................39
REFERENCES.............................................................................................................................40
dghd�roposed_draR_03-1 I-03 PRINTED: 3/7/2003
4
CI7Y OF A660Y0 G6ANDE
GOIDELINES & SiANDA6DS F09 913T061L D►Si6IfT3
DESIGN OVERLAY DISTRICT MAP FOR NISTORIC DISTRICT5
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dghd,proposed_draR_03-11 A3 PRINTED: 3Y7/2003
5
CIiY OF A860Y0 G6ANDE
INTRODUCTION
CONCEPT OF THE GUIDELINES AND
STANDARDS
The Guidelines and Standards are intended
to help protect the historic buildings and
character, azchitecture and sites that reflect
the heritage of Arroyo Grande. It is
intended that the Guidelines and Standards
be consulted at early stages of any
renovation or new development proposal to
help create an overal! approach to the
design of the project.
Guidelines are statements that indicate
preference or principles indicated by
descriptive statements including "should",
"is encouraged", "is desired" and "may".
Standards are indicated by ]anguage thatis
unequivocal and that prescribe minimum
acceptable limits. Statements such as
"shall", "is required" and "musY' are
standards.
The Guidelines and Standards aze based on
the concept that historic resources, like
natural resources, are important to the
human community and should be idenrified
and protected. This is not an exercise in
nostalgia, but is a methodical attempt to
identify impoRant resources from Arroyo
Grande's past and offer recommendations
and policies that will help assure their
preservation and enhancement.
The protection of historic districts, including
homes, offices and businesses within the
Village area of Arroyo Grande, wili help
preserve and enhance the unique qualities of
the City for the enjoyment, pride, education
and economic benefit of its citizens,
businesses and visitors. These Guidelines
and Standards are intended to preserve and
enhance not only the most grand or
impressive resources of the past, but the
recognizable character composed of
individual elements in the Village.
GOIDELINBS & SiANDA6D3 F06 91ST06If DISTSIfTS
Developers of Anoyo Grande included
merchants and farmers, entrepreneurs and
employees. Most homes, offices and
business establishments were modest in
scale and utilitarian in function, and these
structures are an important part of the fabric
of the City.
Objectives
To help preserve and enhance historic
resources, the following objectives are
reflected in the Guidelines and Standards:
• Safeguard the heritage of Arroyo
Grande.
• Encourage public Imowledge,
understanding and appreciation of the
City's past.
• Enhance the visual character of the City
and the Village by preserving and
promoting diverse and harmonious
azchitectural styles and designs that
reflect historic character and stages in
the development of the City.
• Conserve valuable material and energy
resources by continued use of the
existing built environment.
• Protect property values and increase
financial and economic benefits to the
owners, businesses and residents of
Arroyo Grande.
• Ensure that new construcrion and
renovarion of existing buildings are
compatible with the historic character of
the Village area and surrounding
neighborhoods.
The Guidelines and Standards are intended
to provide a vuiety of design choices and
encourage creativity. They are notintended
to dictate preconceived or uniform design
solutions, but to assist design for building in
the historic district and encourage the use of
existing design elements. The intent is to
dghd�roposed_draR_03-I 1-03 PRINTED: 3/7/2003
6
CIiY Oi AH@OYO G6ANDE
increase visual elements that buildings have
in common, and stress a"sense of fiY' for
both new and renovated buildings. The
Guidelines and Standards offer practical
solutions beneficial for the community as a
whole as well as for individual property
owners within the Village area.
HOW THE GUIDELINES AND STANDARDS
WERE DEVELOPED AND AMENDED
The Guidelines and Standards focus on both
existing design issues in the Village historic
districts and on issues that may be expected
to arise in the future. Although much of the
land in these districts has been developed,
there is still substantial opportunity for infill
de.velopment on vacant lots and partially
developed properties. Additionally, some
property owners may wish to restore,
remodel or rehabilitate existing structures to
prepare them for new uses. To address both
currentissues and potenrial future concems,
the Guidelines and Standards consider
existing conditions, recognize past
development patterns, and reflect future
potential for growth and change.
The Guidelines and Standards are based on
features of the existing built environment.
These features were documented in the
Historical Resource Survey, 1991, by the
City of Anoyo Grande and Catherine
Graves, showing existing historic sh
in the Village historic district of Arroyo
Grande (Appendix A). This survey recorded
addresses, building types, ownership, and
focused on architectural characterisrics that
contribute to the visual quality of the
buildings and to the entire area surrounding
them. These characteristics include height,
roof configuration and material, exterior
wall materials, window and door type,
chimneys, and porches. Also documented
were surrounding land uses and potential
threats to the site or historic building.
The survey reveals that there is not one
particular style that determines the overall
GOIUELINES & STANDA6D5 FOB HIST08(f D13THIL73
character of the Village historic districts in
Arroyo Grande. There is, however, a
common "vocabulary" of building elements
that helps to create an impression of
consistency and continuity. These elements
are used frequently and in combination with
different architectural styles.
These Guidelines and Standards were
updated by the Community Development
Deparhnent in 2002-2003. The update
process included six community workshops
and several public hearings to facilitate
public participation.
For the purposes of these Guidelines and
Standards, the historic period of the Village
is 1870-1939.
HOW TO USE THE GUIDELINES AND
STANDARDS
The Guidelines and Standards have been
prepazed to aid City decision makers, private
design professionals and property owners.
As the design is developed further, the
Guidelines and Standards can be used to
determine which specific procedures have a
bearing on the project. The Guidelines and
Standuds suggest characteristics for design
of details and elements, such as signs, rear
entrances, ]andscaping, height, building
mass, construction materials and other
components that compose the projecYs
relationship to its surroundings.
Exceptions to Guidelines
Exceptions to GUIDELINES in this
document may be approved if both of the
following findings are met:
1. The altemative design or materials do
not detract from adjacent buildings or
the historic character and diversity of
the Village area.
2. The mass and scale of the project is
appropriate to the location considering
dghdyroposed_draft_03-I l A3 PRINTED: 3/7/2003
7
CIiY Of AH60Y0 G6ANDE
the history and diversity of the area and
the concept of the Village area.
An example of an exception to a guideline
may be £or an intemally illuminated sign.
See Sign Illumination on page 35, which
allows externally illuminated signs.
Findings may be made approving a sign if
the applicant demonstrates that the sign
maintains a historic character with internal
illumination.
Exceptions to Standards
Exceptions to STANDARDS in this
document may be approved if all of the
findings for Exceptions to Guidelines are
met AND by obtaining a Minor Exception
Permit, per Section 16.16.120 of the
Development Code. The Minor Exception
requires noricing property owners within
300 ft. of the project. The Community
Development Director approves a Minor
Exception with a recommendation from the
ARC. If the project requires Planning
Commission approval, the Minor Exception
will be processed concurrently. A Minor
Exceprion may be approved if all of the
following findings are met:
1. The strict or literal interpretation and
endorsement of the specified regulation
would result in practical difficulty or
unnecessary physical hudship;
2. There are exceptional circumstances or
conditions applicable to the property
involved, or to the intended use of the
property, that do not apply generally to
other properties in the same district;
3. Shict or litera] interpretation and
enforcement of the specified regulation
would deprive the applicant of
privileges enjoyed by other property
owners in the same district;
4. The granting of the minor exception will
not constitute a grant of speciai privilege
inconsistent with the limitations on other
GOIDELINES & SiANDA6DS F06 BIST061f DISi61fT3
properties classified in the same dishict
and will not be detrimental to the public
health, safety or welfare, or materially
injurious to properties or improvements
in the vicinity;
5. The granting of a Minor Exception is
consistent with the objectives and
policies of the General Plan and the
intent of this title.
The Guidelines and Standards are NOT
intended to provide all necessary
information for development projects within
the Village azea. The Guidelines and
Standards only address generalized design
issues. It is essential that other requirements
in Title 16 (Development Code) and other
portions of the Municipal Code
(Development Code) be followed for each
project. Nothing in the Guidelines and
Standards is intended to supersede
requirements of the Development Code.
Questions regarding the relationship
between the Guidelines and Standards and
Development Code provisions should be
referred to the Community Development
Department.
An example of an exception to a standard
may be for a sign with gold detailing that is
a predominant shiny sign material. See Sign
Materials on page 34, which does not allow
high gloss, shiny or reflective surfaces as
predominant sign material. If the applicant
demonstrates that the sign maintains a
historic character, then a Minor Exception
may be processed concurrent with the sign
application.
dghd�roposed_daft_03-ll-03 PRINTED: 3f7/2003
CIiY Oi AB60Y0 G6ANDE
GOIDEIINES & STANDA6D3 FOH 915i09tf DIST6IfiS
PROCESS FOR IMPLEMENTING GUIDELINES AND STANDARDS IN HISTORIC DISTRICTS
Is it a
project?
(see page 9)
YES
Is project
in historic
overlay
district?
YES
Is project
consistent with
Guidelines &
Standards?
YES
NO
• Community Deveiopment
Department approval
OR
• Proceed to ARC review
per Section 16-03 of the
Development Code
• Request redesign
• Provide findings that
objectives of the Design
Guidelines 8 Standards
are otherwise met,
OR
• Recommend denial
I.G]
NO
Not subject to
Guidelines & Standards
(see page 10)
Not subject to
Guidelines & Standards
NOT CLEAR
ARC review and recommendation
to the Communily Development
Department, Planning Commission
or City Council for further project
review, including consistency with
Guidelines 8 Standards
dghd_proposed_draft_03-11-03 PRINTED: 3/7/2003
9
CIiY Of AB60Y0 G6ANDE
DESIGN REVIEW IN ARROYO GRANDE
Community Development Director
The Community Development Director is
responsible for administering Title 16
Development Code, as described in section
16.08.090 of the City's Municipal Code.
The Community Development Director
processes all applications, conducts
environmental reviews and approves minor
use permits including permits such as
viewshed reviews, design reviews and plot
plan reviews.
Architectural Review Committee
The Architectural Review Committee
(ARC) is a five member advisory committee
appointed by the City Council to assist the
Community Deveiopment Department,
Planning Commission and the City Council
by review of projects and comments
regarding the aesthetics, site planning and
architectural design of development
proposals in the City. The ARC includes
three members with technical design,
planning, architectural and/or ]andscaping
design knowledge and experience reading
and interpreting site plans, architectural and
engineering drawings as they relate to the
appeazance of proposed buildings, signage,
structures and landscaping upon a site and
the surrounding community. The two other
members of the Committee may, but need
not, have technical design and/or
landscaping design lmowledge and
experience.
Planning Commission
The Planning Commission consists of five
members appointed by the City Council.
The Planning Commission makes
recommendations to the City Counci]
regazding the General Plan, growth
management and development of the City,
preservation and conservation of open space,
the expenditure of public funds relating to
the General Plan and many other mandatory
responsibilities.
GOIDELINES & STANDA6US F08 HIST06If DISiBIfTS
The Planning Commission has been
assigned the responsibility to review and
approve projects including the following:
• Conditional Use Permits
• Surface Mining Permits
• Variances
• Tentative Maps
• Vesting Tentative Maps
• Lot Line Adjustments
• Lot Mergers
• Reversionsto Acreage
• Certificates of Compliance
• Notices of Violation
• Planned Sig� Programs
• Viewshed Review Permits
• Planned Unit Development Permits
• Extensions of Time (for projects
originally approved by Planning
Commission)
• Architectural Review
• Appeals of Community Development
Director Determinations
The Pianning Commission also makes
recommendations to the City Council on the
following:
• General Plan Amendments
• Development Code Amendments
• Specific Plans and Amendments to
Specific Plans
• Amendments to Zoning Districts
• Development Agreements
• Permits, Licenses or other entitlements
within an approved Planned
Development
City Council
The City Council reviews and approves the
following:
• General Plan Amendments;
� Specific Plans and Amendments to
Specific Plans;
• Amendments to Zoning Dish�icts and
other provisions of this title;
• Development Agreements;
• Appeals of Planning Commission
determinations;
dghd,yroposed_draR_03-I 1-03 PRINTED: 3/7/2003
�0
CIiY OF A960Y0 GHANDE
• Permits, licenses or approvals within an
approved Planned Development;
• Extensions of Time (for projects
originally approved by City Council);
• Concurrent applications.
GUIDELINES & SiANDA6D8 FOH 913i0HIC DIST61fiS
not acceptable, actual material
samples must be provided);
• A model of proposed commercial or
mixed use buildings;
• Any available or required historic
information relating to the project;
REQUIRED APPLICATION SUBMITTAL
DOCUMENTS AND MATERIALS
Applicants must submit adequate
documentation in order for the City to
properly evaluate and process applications.
Drawings should be to scale and clearly
depict the character of the proposed work.
Submittal documents vary depending on
what the project involves, however, the
following documentation is generally
required:
• Completed application form;
• Payment of fee established by the City
Council to cover typical processing
costs for the specific type of
application (payable to the City of
Arroyo Grande);
• Site photographs showing topography,
vegetation, existing and adjacent
structures, and views from the site;
• A scaled Site Plan drawing including
a north arrow showing existing and
proposed conditions including
adjacent development patterns (the
number of copies depends on the type
of application submitted);
• Elevations showing all visible sides
and the relarionship of proposed
building(s) to adjacent structure(s) and
the types of exterior materials to be
used;
• Samples of building materials
showing actual colors, textures and
types (Computer printouts used as
examples of co[ors and materials are
• Demolition plans, if applicable; and
• Any other data requested or required
by the Communiry Development
Department, Architectural Review
Committee, Planning Commission or
City Council, as needed.
The Community Development Deparhnent
may require submittal of amended plans if
substantial changes aze required before final
considerarion for approval. Plans that do not
show all the proposed changes or materials
may delay the project until the applicable
information is provided.
PROJECTS SUBJECT TO THE GUIDELINES
AND STANDARDS
The Design Guidelines and Standards for
Historic DisMcts are incorporated by
reference in the Development Code (Section
16.08.010(1)). All parcels within a Historic
Design Overlay dishict are subject to the
Development Code and these Guidelines
and Standards.
As shown on the Design Overlay District
Map, these Guidelines and Standazds apply
to all commercial, mixed use and residential
construction and renovation projects within
the Village Core Downtown (D-2.4) Single
Family Low-Medium Density (D-2.4),
Single-Family Medium Density (D-2.4),
Multi-Family Medium-High Density (D-
2.4), Mixed Use and Community Facility
(D-2.4) zoning districts, as shown on the
official zoning map.
Design Overlay District 2.11, remains
subject to the Design Guidelines for Historic
dghd�roposed_draR_03-11-03 PRINTED: 3/7/2003
��
r
CITY OF A660Y0 G9ANDE
Dish�icts (1994), until such time as a
separate set of Guidelines and Standazds
pertaining to the Traffic Way Corridor is
adopted.
DEMOLITION OR RELOCATION PERMIT
Request for Demolition or Relocation
Permits within the Historic Overlay Districts
shall be subject to prior review by the
Community Development Director for
compliance with the Califomia
Environmental Quality Act (CEQA) and to
determine if renovation would be possible
and preferable. Prior to issuance of permit
for the demolition or relocation of any
building, notices shall be given to the ARC
and the Planning Commission. 1'his does
not apply to demolition determined by the
building official to be necessary to protect
public health or safety.
Plot Plan Review
New construction or exterior alterations,
additions or modifications of any building or
structure in the Village Residential, Yillage
Core Downtown and Village Mixed Use
districts may require Plot Plan review by the
Community Development Director before a
building permit is issued.
The applicant shall include complete site
plans, elevation details and specifications, a
plot plan, and other informarion that is
needed to describe their project and are
required by the Community Development
Director.
PROJECTS NOT SUBJECT TO THE
GUIDELINES AND STANDARDS
Residential or commercial projects that
consist only of routine maintenance, or
repair that do not involve a change of
design or exterior material, and does not
significantly change the outward
appearance of the structure.
GOIDELINES & SiANDA6D3 F09 HISTOBIf DISiRIfT3
• Projects where less than 15% of the
faqade is physically changed and where
a significant feature of a historic
structure is not impaired.
• Construction, alteration or removal of
any feature that has been determined by
the building official to be necessary to
protect health or safety.
• Projects that include the renovation or
non-structural aiteration of in[erior
spaces only, and will not result in an
alterarion of the outward appearance of
the structure.
• Demolition of any structure found by
the Building Official to be necessary to
protect health or safety of the public is
exempt. Replacement of any
demolished structure will be subject to
all provisions of the Guidelines and
Standards, and all applicable CiTy codes
and ordinances.
Repainting of a commercial or mixed
use building is subject to review by the
Community Development Director to
determine if it involves a substantial
color change and may be referred to the
ARC for a recommendation. For
example, a change from one earth tone
to another earth tone is not considered a
substantial change.
dghd_proposed_drzR_03-I1-03
PRfNTED: 3/7/2003
�2
CITY OF AH60Y0 G6ANDE
HISTORIC OVERVIEW
HISTORY OF ARROYO GRANDE
The history of the Arroyo Grande Valley is
firmly rooted in the natura] resources that
abound in the area. The first ]mown
inhabitants of the area were the Obispeno
Chumash, who established a territory that
covered much of Cenh�al Califomia,
extending as much as 60 miles inland from
the ocean. Evidence has been found locally
that suggests their presence dates back at
least 9,000 years. Over 1,200
archaeological sites have been discovered in
the Arroyo Grande Valley. The abundance
of food included seafood and fish from the
tidal flats, abundant wildlife in the
surrounding hills and lush natural
vegetation.
The first Spanish explorer, Juan Cabrillo,
amved on the Centra] Coast of Califomia in
1542, and his narrative describes many
Chumash Villages and a large population of
naGve residents.
Spanish residence in the area commenced in
1771, when the mission was established at
San Luis Obispo de Toloso. The priests of
the mission established a garden and
"plantation" in the Arroyo Grande Valley in
1780, where they raised large quantities of
com, beans, potatoes and other crops to
supply food for the mission. At that time,
however, the Arroyo Grande Valley was not
the wide expanse of fertile farmland it was
later to become. The area, which was to be
the City of Arroyo Grande, was one ]arge
"monte" covered with willows and brush.
The area remained under the control of the
Spanish govemment until the Mexican
revolution and independence in 1822, when
Califomia became a territory of Mexico.
To encourage settlement in the "California
Territory" the Mexican Govemment granted
large parcels of land to individuals wishing
to settle in the area. Early landholders in the
GUIDELINES & S7ANDA6D3 FOB HISTOHIC DIST91fTS
Arroyo Grande area included William G.
Dana, John Wilson, John Price, Francis Z.
Branch, and Issac J. Sparks. Francis Branch
had the most extensive holdings in the
valley, including the Arroyo Grande and
Santa Manuela grants, and a part of the
Pismo grant. To help in clearing and
settling the ]and, Francis Branch gave
farmers the use, for five years, of every acre
they would clear and cultivate.
The San Luis Obispo Board of Supervisors
established the township of Arroyo Grande
in 1862. In 1867, the town consisted of a
schoolhouse, blacksmith shop, and stage
stop on the line to Santa Barbaza. By 1876
there were two hotels, two stores, two
saloons, a wheelwright and blacksmith shop,
a schoolhouse, post office, livery stable and
several residences. M influx of new settlers
amved in 1877, drawn by the rich fertile soil
and mild climate that encowaged
agricultural pursuits.
Transportation improvements contributed
substantially to the success of agriculture in
the valley. The Meherin brothers, who were
local merchants, and other investors wishing
to promote the Arroyo Grande Valley, built
the Pismo Whazf in 1881. Stock was issued
to finance the wharf, and 800 shares were
sold at $20.00 each to farmers and
landowners. When finished, the wharf
extended 1,600 feet from shore, where the
water was 27 feet deep at ]ow tide. In 1882,
thirty-eight ships were loaded at the wharf;
saving local farmers over $35,000 in freight
chazges.
Also in 1881, the Pacific Coast Railroad was
extended from San Luis Obispo to Arroyo
Crrande, further stimularing the agriculture
industry and encouraging substantial growth
and development.
Arroyo Grande was incorporated as a City in
1911, at which rime the population was
approximately 1,200. The reputation of the
area continued to lure residents, and
agricultural enterprises gave way to
residential development. Eventually, the
dghdyroposed_draR_03-11-03 PRINTED: 3/7/2003
13
CITY OF A6SOY0 G6ANDE GOIDELINES & STANDA6D3 F06 915TORIf DISi81CT5
small separate settlements of Arroyo
Grande, Pismo Beach, Shell Beach, Grover
Beach and Oceano expanded to reach each
other's borders, creating a large urbanized
area, sometimes called Five Cities, which is
far different from what early settlers
experienced.
Much remains in Airoyo Grande that
reflects its heritage and past, however.
Many older homes and buildings that remain
reflect their utilitarian heritage, with
vemacular architecture common. Some
agricultural operations remain within the
city, many of these in proximity to the
Village area. The Village of Arroyo Grande
still reflects many aspects of its history
today, although most residents are no longer
involved in the historic enterprise of
agriculture.
dghdyroposed_draR_03-I1-03 PRINTED: 3/7/2003
�4
CIiY OF AH60Y0 G6ANDE
OVERALL DESIGN
FRAMEWORK
Design issues in the Village area aze not
limited to individual buildings or projects.
While the community structure may not be
of concern to an individual renovation
project, it should be considered for larger
projects that have the capacity to change the
structure of the Village. The structure of the
Village is an expression of the type,
intensity and arrangement of activities and
physical structures in the community. How
the resident or visitor experiences the
structure, depends on the clazity of the
community's physical organization.
Are there landmarks for points of reference
and recognizable "meeting spots?" Are
trave] routes clear and continuous and are
sepuate areas recognizable for their
individual chazacter? These issues, and
others, help to define the community's
structure.
To help illustrate the structure of the Village
of Arroyo Grande, and its problems and
potential, visual elements, first described by
author Kevin Lynch, can be used to explain
the existing "image" of the Village azea.
These elements are defined and examples
supplied to illustrate how they are expressed
in the Village of Arroyo Grande. Desigiers
and decision makers should consider these
elements, and determine how they will be
affected by development projects.
GATEWAYS
There are visual "clues" that tell an observer
that they have entered the Village. They are
a change in the quality of space on a path,
where adjoining areas are distinguished
from the distinct and separate Village area
that the traveler is entering. Gateways can
be natural or man-made, and can range from
the first views of historic residences when
approaching from Branch Mill Road or East
Branch Street to the h park at the
GUIUELINES & SiANDA6D5 FOS 61Si061f DISiBlfiS
intersection of Nelson Street and Traffic
Way. Preservation and enhancement of
gateways is important to help define the
special quality of the Village area. The
change of character, as one enters the
Village on East Branch near Crown Hill,
Mason Street or Traffic Way are
"gateways".
LANDMARKS
There are features in the community that
stand out because of their unique visual
character. They are often used as reference
points, to help guide a traveler through the
Village. Landmarks are notable for the
physical characteristics that sepazate them
from their surroundings, and often, for their
confribution to the historic fabric of the
community. Landmarks in the Arroyo
Grande Village include natural features such
as Crown Aill and Arroyo Grande Creek to
historic structures such as the old Methodist
Episcopal Church, the I.O.O.F. Hall, the
Olohan Building, and the Swinging Bridge.
Care should be taken in the design of new
projects to preserve the effect of existing
landmarks, and to assure that new
"landmarks" created aze harmonious with
their surroundings. A design element can
unintentionally become an unwelcome
landmuk if its style, bulk, or color
overwhelms the surrounding development or
obscures an existing "landmark".
NODES
There are strategic spots in the Village that
an observer considers the center or
concentration of activity or junction of
paths. The public parking area next to the
creek, with the gazebo and Swinging Bridge
or Village Green and historic museum area
are illushations of such a concentration of
activity, especially during community
festivals and farmer's market days. New
development designs that incorporate
pedestrian space and visualinterestto attract
activity can create such "nodes".
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15
CIiY OF A660Y0 G6ANDE
DISTRICTS
There are areas of the community with a
unique character that distinguishes them
from the adjoining azeas. An observer can
identify certain districts from inside, and
often from outside the district. The historic
development of Arroyo Grande, and the
activities that occur in different areas of the
Village, contribute to its division into
districts.
There ue distinct differences between the
historic commercial buildings of the Viilage
Core Downtown area, and with the nearby
Village Residential azea. The Village
Residential area, with many historic homes
and lazge mature trees, differs from the
surrounding, more modem, developments.
Both new development and renovations
should be sensitive to the architectural
elements that conh to neighborhood
character and to distinctive "districts".
PATHS
There are paths for various types of
movement. It is not necessary for an
observer to actually travel on the path for it
to be a major visual image. This is
especially hue in Arroyo Grande, where
major arterials pass through the Village
(Highway 227) or did pass through in earlier
times, Traffic Way.
Branch Street has been the "main" street in
the Village, and still serves as a major link
to Lopez Lake and adjoining areas. Traffic
Way, Bridge, Nevada and Mason Sheets are
additional vehicle paths through the Village,
as are Olohan Alley and LePoint Street.
Smaller connections for circulation include
Short Street, several walkways and historic
routes such as Hart Lane or Creekside
promenades.
Design elements, such as street furniture,
signs, trees and lighting can all contribute to
the "importance" or purpose that is assigned
to a particular "path".
GOIDELINES & SiANDAHD3 FOH 913i061L DISi81fi5
EDGES OR SEAMS
There are linear elements that are not paths
that represent breaks in continuiry that may
be perceived as barriers between dishicts or
"seams" where districts are joined. They
may have a feeling of an edge, as with the
steep hills to the north of the Village along
LePoint Street, or a seam, like Arroyo
Grande Creek, joined by bridges.
"Edges" or "seams" can be less defined but
still apparent such as at Crown Terrace east
of The Village or Traffic Way on the west.
NATURAL AREAS
There are areas within the Village that
remain "natural" as opposed to built areas,
man-made parks, plazas or gardens. In
urban areas, the preservation of natural areas
is often a challenge. Protection of large,
landmark trees and the riparian areas
adjoining Arroyo Grande Creek contribute
substantially to the overall experience and
enjoyment of the Village. Every effort
should be made to preserve and enhance
"natura] areas".
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16
CIiY OF A660Y0 GHANDE
ARCNITECTURAL STYLES
This section illustrates various architectural
styles found within the Village Historic
Design Overlay Dishict. These styles
represent much of the existing architecture
in the Village and shall be used a guide for
future development and renovations in the
area.
Most of the historic architecture does not
follow one specific style, but is influenced
by many. The commercial style
development in the Village area is an
eclectic mix of buildings, but there is a
similar vocabulary in the building design
and construction materials. The
development for the residential and
commercial buildings generally fits within
one or more of the following architectural
styles.
RESIDENTIAL STRUCTURES
Bungalow
The Bungalow style is a unique house type
that borrows from other cultures, but is a
truly American design. Developed on the
west coast, the Bungalow reduces the
distinction between inside and outside space,
reflecting the open practical living possible
in Califomia. It is generally a low, small
house that used natural materials and relied
on simplified design. The roof structure is
most often broad gables, � often with a
sepazate lower gable covering the porch,
although hipped roof structures are also
common. There is little ornamentation, and
what is found is of simplified design. The
GOIDELINES & STANDA9D3 F06 BISi081f DISTBIfTS
first Bungalow development period was
from 1895 to 1915.
Cottage
A Cottage is basically a small frame single-
family home that does not use any particular
architectural style or ornamentation pattem.
Roof styles vary, but most often use gable,
hip or a combination of the two. This is a
style that often borrows elements from
classic styles, but does not incorporate other
elements that make the style unique.
�—�.:----- _„_,�._�
An extension of the early Bungalow, the
Craftsman design included a low-pitched
gabled roof with a wide, unenclosed eave
overhang. Roof rafters are usually exposed
and decorative beams or braces are
commonly added under gables. Porches are
either full or partial-width, with a roof often
supported by tapered square columns. The
most distinctive features of this style are the
junctions where the roof joins the wall,
where the most ornamentation occurs. This
was the dominant style for smaller homes
from 1905 to early 1920's. The popularity
of the style faded quickiy, however, and few
were built after 1930.
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Craftsman
C►iY OF A660Y0 G6ANDE
GOIDELINES & SiANDA6D3 F06 BIST061f DIST61fTS
1. Spindle work includes tumed posts and
may also include decorative gables and
ornamentation under the wall overhangs.
2. Free classic detailing uses classical
columns, instead of delicate tumed
posts, and other omamentation is less
"lacy" and delicate than that found in
spindle work. This style became
common after 1890.
The Folk Victorian style uses a simple, folk
type house style that is often one story and
has a roof that is gabled or hipped
(pyramidal). It lacks the intricate, irregular
roof structure of the Queen Anne style, but
includes ornamentation common to
Victorian-style detailing, especially spindle
work. Facades are generally symmetrical.
The Spanish Eclectic style uses decorative
details borrowed from al] aspects of Spanish
Architecture. The roof is low pitched,
usually with little or no eave overhang, or
flat. The roof covering is red tile. Typically
one or more prominent azches are placed
above the door or principa] windows. The
wall surface is usually stucco, and the fagade
is normally asymmetrical.
* Sketches from the Architectural Styles sec[ion are
from Realty Advocates a[ www.realtyadvocates.com.
common from about 1880 to 1910.
Identifying features include a steeply
pitched, irregular shaped roof, often with a
dominant front-facing gable, pattemed
shingles, cutaway bay windows, and other
features to avoid a smooth walled
appearance. The decorative detailing is
usually of two types:
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Folk Victorian
Spanish Eclectic
Queen Anne
CIiY OF A660Y0 GSANDE GOIDELINES & STANDA6DS FOB BIST061L DISi91fiS
COMMERCIAL STRUCTURES
Characteristics included in late nineteenth
century commercial azchitecture are double
storefronts that are generally 25 to 50 feet
wide with one or two entrances. Flat roofs
and rooflines with detailed comices,
recessed entrances flanked by ]arge display
windows on the first floors and smaller
vertical rectangular windows on the second
floors are common as well. Materials of the
time the historic commercial buildings in
Arroyo Grande were built include stone,
brick and wood.
Future renovations and development within
the Village Core shall use similar materials
and co[or to fit within the historic character
of the Village.
O/ohan
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O/d Biisco Hote/
Late Nineteenth Century Commerciai
CITY OF A8EOY0 G6ANDE
CONSTRUCTION MATERIALS
This section provides examples of the most
commonly found building materials used in
the Village area of Arroyo Grande. There
are also examples of construction materials
under the Village Core and the Residentia]
sections specific to those azeas.
All new projects shall use materials that fit
within the character of the Village (see
following examples). Using similar
materials or replicating these materials on
all projects and restorations will extend the
existing character ertended throughout the
Village.
All restorations shall use materials that
match or complement the original structure
facilitating compatibiliTy and preservation of
its chazacter.
WEATHERBOARD OR CLAPBOARD WOOD
SIDING
Most of the original housing and a few of
the commercial buildings used horizontal
wood siding or vertical board and batten for
the exterior walls and trim of the buildings.
Wood siding gives the buildings a sense of
historic character, adding detail and texture.
G➢IDfLINE3 & STANDA6DS F06 HIST09If DIST6Iti3
CEMENT PLASTER
Cement plaster (including stucco) is not as
common as wood or brick, however some of
the commercial and residential buildings
within the Village have plaster exteriors.
Cement plaster buildings require detailing
that gives them a historic "Village" feel.
Buildings with plain piaster walls and no
ornamentation aze not appropriate for The
Village.
YELLOW INDIGENOUS SANDSTONE
This type of stone is used on the old
I.O.O.F. Hall on Bridge Street and the Old
Brisco Hote] on East Branch Street. It is a
golden stone that is shaped in large inegular
chunks. The color of this natural stone adds
a warm variety and individuality to the azea.
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2�
CIiY OF A660Y0 G6ANDE GOIDELINES & STANDABDS FOB NISi061f DIST61LT3
BRICK AND STONE BLOCK
Brick and stone blocks are most common on
commercial buildings in the Village. Brick
is an old consh material that was used
in the late 1800s and early 1900s when the
bulk of the historic commercial buildings in
Arroyo Grande Village were built. The use
of exposed plain concrete block is not
permitted in the Historic Village Core
District.
WINDOW SASHES AND DOOR FRAMES
Doors should be made of wood or a material
that resembles an older style wooden door.
For commercial ueas, large industria] style
glass doors and windows with metal frames
are not appropriate. Doors with wood trim
and windows with wood framing should be
used. Aluminum and other frames that have
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2�
a modem metal look are not appropriate for
the Village.
CITY OF A960Y0 G6ANDE
VILLAGE RESIDENTIAL
DISTRICTS (VRD)
GOIDELINES & STANDA6DS F06 HISiOBIf DIST6Ifi3
EXISTING CHARACTER
Many homes in this district were built in the
period from 1885 to 1920, and represent a
wide variety of architectural styles.
Building materials, styles and details differ
considerably from home to home, but some
common elements can be identified in many
buildings. These inciude height, mass and
scale, materials and attention to
omamentation.
Similarity in Height, Mass and Scale
Most homes are one or two stories high,
with single story designs most common.
Lots are generally smaller and narrower than
those in more modern suburban
developments, and the home fills much of
the width of the lot. Since garages were not
included in many of these eazly homes, the
facade design dominates the strucriue and
sheetscape. Other homes have single,
detached garages, often in the rear yard.
Similarity of Material
The most common exterior wall material is
either weatherboazd or clapboard wood
siding. These materials contribute a strong
horizontal element to the overall design.
Other populaz materials include stucco or
plaster, and shingles of various designs are
often seen as accent materials or
omamentation, especially on gable ends.
Yellow indigenous sandstone, which was
often used as a commercial building material
in the Village Core area, is uncommon for
residential faqades. It is used often,
however, as a material for foundations or
retaining walls. Brick and concrete block
are also common foundation materials.
This section of the Guidelines and Standards
applies to all residential parcels in the
Historic Design Overlay district including
Single Family Low-Medium Density, Single
Family Medium Density and Multi Family
Medium-High Density districts.
The most common roofing material is
composition shingle, and some wood
shingles are also used. New roofing
materials should incorporate composition
shingles or other non-flammable material
that approximates the appearance of wood.
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�
CITY BF A660Y0 GBANDE
For Spanish Eclectic or Pueblo styles, use
of mission tiles is appropriate.
Window frames are almost exclusively
wood, and door materials incorporate wood
panels with glass, in varying proportions.
Some homes have been remodeled and now
incorporate non-traditional materials such as
syntheric siding, concrete block or stucco
walls and aluminum windows. The use of
these materials is discouraged unless their
appearance simulates traditional materials.
Sense of Experimentation
There are many similar types of building
design, and some homes actually appear to
be copies of others in the district. Design
features and omamentation aze often used in
creative ways, however, so that each home
has an individual character. Often, elements
from classic design types are combined, and
the result is an unusual home.
Variety in Building Form
Although most of the homes are single story,
tall two-story homes are also common. The
combination of different architectural styles,
varying setbacks, and distinct wing
arrangements create a unique streetscape.
Landscaping is used both to concea] and
accent homes, and adds to the overall
impression of the district.
DESIGN GUIDELINES AND STANDARDS
Site Design
1. All new projects or renovations shall
adhere to site development standards of
the Development Code.
2. All outbuildings, including garages,
sheds, recycling enclosures, enclosures
for service areas, trash containers, or
outside storage should be compatible
with materials, textures and colors of the
principal building.
GOIDELINES & S7ANDABD3 FOH HISi09IL DISi6ILi3
3. Existing trees should be retained as
much as possible, although judicious
pruning and shaping will be allowed.
Drought resistant sh�eet trees shall be
incorporated if pedestrian circulation
will not be obstructed. All front yards
shall be landscaped and maintained on a
regular basis. Properly designed
landscaping adds to the small town
character of the residential area and is
strongly encouraged.
4. Existing parkways shall be retained.
New ]andscaped parkways shall be
installed with substantial new
construction. Continuous hardscape
parkways are not permitted.
Building Design
1. The height of new buildings shall not
exceed development standards allowed
in Title 16 of the Municipal Code
(Development Code).
2. New buildings or renovations shall
adhere to lot coverage and floor area
rarion requirements of the Development
Code.
3. The use of architecrizral styles in the
years from 1870 through the 1930's is
strongly encouraged (see Architectural
Styles for examples).
4. New construction shall include elements
common to the district such as cladding
type, roofing material, roof structure,
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23
CIiY OF A6HOY0 G6ANDE
and omamentation. Cement plaster may
be permitted in limited quantities
provided that it emulates historic design
and it does not detract from the historic
character of the area.
5. All new projects shall use materials that
fit within the character of the Village.
By using similaz materials or replicating
these materials on new projects and
restorations, the existing historic
character will be reinforced and
extended.
Garage/Parking
1. One and two car garages should be
detached or located to the rear or side of
the residence where feasible and where
such placement is in keeping with the
existing character of the neighborhood.
Prominent visibility of garage doors
requires ARC approval. (Development
Code Secfion 16.56.020 provides that a
Minor Exception may be granted for the
provision of on-site parking when a
change or expansion in use is proposed.)
Canstruction Materiats
1. Clapboard or weatherboard cladding is
the most common type of material used
in the residential district. Plaster is
prevalent in ]ater designs, especially
Spanish Eclectic styles. The use of
clapboard or weatherboard is
encouraged in new projects or
renovations. Plaster is acceptable for
GOIDELINES & SiANDABD3 F06 H13i091f DISi6Ifi3
renovations involving styles such as
Spanish Eclectic.
2. Renovations shall use the original
materials as much as possible.
3. Window sashes and doorframes should
be made of wood or vinyl that looks
like wood, and consistent with the
historica] period. Unfinished aluminum
is not allowed.
4. Door materials were traditionally wood
panel and glass. New or replacement
doors shall be wood or an approved
substitute material that simulates the
appearance of original materials.
5. Originai decorative details . shall be
retained during renovation. If the
original materials have deteriorated and
must be removed, they shall be replaced
with materials that match the original in
design, color, and texture.
Building Colors
1. Building colors shall fit within the
existing character of the neighborhood
and be compatible with the historic
period of the Village Residential
neighborhood, The use of fluorescent
"neon", "day-glo", or bright primary
colors as the predominant shade on
building facades is not permitted.
2. When Plot Plan review is required, color
samples shall be submitted as part of the
process.
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24
CITY Of A660Y0 GBANOE
VILLAGE CORE DOWNTOWN
(VCD)
This section of the Guidelines and Standards
applies to all parcels in the Village Core
Downtown azea and may also be applicable
within Community Facilities (including
Public Facilities and Parks), and Mixed Use
dish as shown on the Design Overlay
Dish Map.
An objective of the Village Core Downtown
area is to enhance and maintain a compact,
active street frontage with commercial uses
that ariract pedestrians. A visual continuity
should be maintained through site design
and compatibility of scale and materials.
MIXED USES WITHIN THE DISTRICT
There are properties within the Village Core,
Mixed Use and Community Facilities
overlay dish that have residentia]
architectural styles, and are currently being
used as stores, shops, residences, or offices.
In orderto preserve and enhance mixed use,
the chazacter of any new building or
renovation shall be consistent with the
surrounding azea.
EXISTING CHARACTER
Many of the Downtown district historic
commercial buildings were erected in the
period from 1885 to 1910, and represent a
variety of architectural styles. Although
building material and detail differ, there are
definite patterns that should be respected
GOIDELINES & SiANDA6D3 fOB HISi09iL DISi9IfTS
and incorporated into new development and
renovation. Common elements of design
include faqade height and structure, strong
pedesh orientation, and attention to
omamentation.
Similarity in Height, Mass and Scale
Most buildings ue one or two stories high
and range from about eighteen to thirty feet
in height. The majority of the buildings in
the Village on Branch Street between Traffic
Way and Mason Street are also nanow as
well, which emphasizes their vedical
character.
The most common faqade design is rivo
stories high, although some buildings use a
"false front" to achieve the impression of
height. This faqade treatment, when used on
a relatively narrow building, stresses the
strong vertical elements in the structure and
creates an impressive image.
Buildings are also made to appear larger by
creating a series of attached facades, linking
several smaller structures to create the
appearance of one large building. These
techniques lead to a more impressive
appeazance without losing pedestrian scale
or blocking views and light.
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CIiY OF A660Y0 GSANDE
GUIDELINBS & STANDA6D3 fOB 913i09tf DISi6IfTS
contributing to an atmosphere where
pedestrians feel comfoRable.
Variety in Building Form
There is sufficient variety in height, mass,
scale and proportion to create visual interest
in the Village Core Downtown Area. There
is also a mixture of uses that includes retail
establishments, cafes, restaurants and
offices, often within the same block.
Brick and stone masonry construction is
common, especially along Branch and
Bridge Streets. Although some exteriors
have been painted, such as the Olohan
Building, the buildings retain many
architectural details of "brick fronY'
consh This was one of the most
popular storefront types of vemacular
design, and incorporated commercial
establishments on the ground floor with
storage, offices or living quarters on the
second level. An unusual vemaculaz style
that uses locally quarried yellow stone is
also Found in the Village Downtown
district. The unifying element is the stone
itself, which calls for simplicity of
construction and omamentation, but the
buildings using this materiat vary
significantly in design. Another common
material is wood siding, especially
clapboard or weatherboard.
Sense of Experimentation
Although similar architectural styles are
evident, and many elements are common,
there is no one predominant architectura]
style, and elements are often combined in
creative ways. The historic character,
however, is maintained.
Pedestrian Orientation
Most commercial buildings have large
display windows and a main entrance that
faces the street, oriented to pedestrian
traffic. There is no setback from the
sidewalk, and buildings are generally
designed and detailed to human scale,
DESIGN GUIDELINES AND STANDARDS
Mixed Use Projects Within the Village
Core Downtown
Mixed use projects within the Village Core
Downtown shall be predominantly
commercial in character. Upper story
residential and office uses designed to be
compatible with ground floor retail uses are
appropriate. Design of mixed use projects
shall not impede pedestrian flow or disrupt
concentration of retail, cultural and
entertainment uses.
The following building elements shall
NEITHER overpower the project or
detract from the visual continuity of the
streetscape or neighborhood NOR
produce redundancy in feature or pattem
that is discordant with the historic
character of the district:
• Building scale
• Building form
• Building fagade
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26
Similarity of Material
CITY OF AiB0Y0 G6ANDE
• Building entrance
• Roofline
• Fencing, rails or trellis
• Archways, columns or towers
• Doors and windows
• Signage or feature designed for sign
placement
• Colors
Site Design
1. All new projects or renovations shall
adhere to the site development standards
of the Development Code.
2. The existing front setbacks of zero to
fifteen feet (0' to 15') shall be required
with main entries facing the street. A
majority of the building frontage shall
face the street and incorporate design
features oriented to the pedesh
3. Streetscape improvements shall
complement the existing design
sidewalk paving, lighting schemes and
street fumiture within the dishict.
4. All enclosures for service azeas, trash or
recycling containers shall be designed as
part of the overal] project or building.
Materials, textures and colors should be
consistent with those of the proposed
project and compatible with adjacent
buildings.
Landscaping shall retain existing trees
and plants as much as possible. Street
trees and sidewalk planters shall be
incorporated where feasible and
pedestrian circulation will not be
obstructed. (Streetscape elements
within the public right-of-way, require
an Encroachment Permit from the Public
Works Department.) Landscaping in
parking areas shall conform to the
requirements of Title 16 of the
Municipal Code (Development Code).
Building Design
60►DELINES & SiANDA8D8 FOS 61Si06If DIST9ICTS
The height of new buildings shall not
exceed development standards allowed
in Title 16 of the Municipal Code. Scale
and massing of any building within this
area shall be consistent with that of the
neighboring buildings, as described
above in "Similarity in Height, Scale
and Massing".
2. The existing pattem of building fapades
shall be incorporated into new
development projects. Dominant fagade
designs incorporate either brick front
elements or pazapet features. Roof
pattems generally associated with
residential buildings such as gable, hip
or gambre] ue generally not appropriate
for commercial building frontages in the
Village Core Downtown District.
3. For retail commercia] buildings, display
windows should complement the design
of surrounding historic buildings and
shall be oriented to pedestrian traffic.
4. Transoms aze common over display
windows, and were used for light and
ventilation. When possible, transoms
should be incorporated into new
building design, and existing uansoms
should be used in building renovations.
5. New construction should include
elements such as cladding, roof structure
and omamentation common to the
district. All new projects shall use
materials — including roof materials —
that fit within the character of the
Village Core Downtown district. By
using similar materials or replicating
these materials on all projects and
restorations, the existing character will
be reinforced and extended.
6. Decorative fixtures, including awnings,
signs, and lighting, shall be integrated
with other design elements of the
structures.
Construction Materials
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CIiY OF AR60Y0 GSANDE
1. Brick and stone masonry are the most
common faqade materials used on
historic character structures in the
Village Core Downtown district, and are
acceptable fapade materials. Some
brickwork has been painted, and this is
consistent with design style of the 1870-
1939 period.
Other acceptable fa�ade materials
include yellow sandstone (such as that
on the I.O.O.F. building), and wood
cladding. Wood cladding shall be of
painted clapboard, painted
weatherboard, or board and batten
styles.
Materials of similaz design, color and
texture may be considered. Smooth
plywood panels are not appropriate
unless detailed for the historic period.
2. Window sashes shall be of wood or
painted steel, and consistent with the
historic period. Materials that
approximate the appearance of original
materials may be substituted subject to
the approva] of the Architectural Review
Committee, but unfinished aluminum is
not allowed.
3. Door materials were traditionally wood
panel and glass, either single or double.
New or replacement doors shall be
wood or an approved substitute material
that approximates the appearance of
original materials. Aluminum enh
doors with large glass panels aze
inappropriate for the Village Core
Downtown District.
4. Original decorative details should be
retained during renovation. If the
original materials have deteriorated and
must be removed, they shall be replaced
with materials that match as closely as
possible the original in design, color,
and texture.
5. Reflective glass is not appropriate in the
Village Core Downtown District.
Stained glass may be used as an accent
GOIDELINES & SiANDA603 FOS BIST061L DISTHtCiS
material if it is consistent with the
historic period of the building.
Building colors
1. The number of colors used on a building
should be kept to a minimum.
2. While bright colors may be used for
limited accent, their use is subject to
review by the Architectural Review
Committee (ARC).
3. Color samples shall be submitted as part
of Plot Plan Review or Conditional Use
Permit process.
4. The use of fluorescent, "neon" or "day-
glo" colors on building facades is not
appropriate, historic base colors should
be used instead.
5. Accent colors used for ornamentation,
awnings, dentils, friezes or other details
shall harmonize with the predominant
building color.
6. Color palettes shall complement the
majority of the neighboring buildings
and be consistent with the historic
period.
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z8
CITY OF A6BOY0 GSANDE
Vitlage Mixed Use (VMU)
This section of the Guidelines and Standards
applies to areas between the Village Core
Downtown and the Village Residential
districts surrounding the Village, as shown
on the Design Overlay map including the
Public Facilities district. The Village Mixed
Use district is intended to provide space for
intensified mixed use projects compatible
with adjoining commercial or residential
districts. The Guidelines and Standards for
this area are intended to enhance these
transitional areas.
M objective of the Village Mixed Use
district is to maintain and develop mixed
uses in a manner that allows a transition
from the intense commercial character of the
Village Core Downtown to the surrounding
traditional Village Residential
neighborhoods. Adaptive re-use of existing
houses is encouraged to accommodate new
uses while maintaining the historical
residentia] heritage. The Village Mixed Use
district should enhance pedeshian
accessibility and activity and minimize the
visua] impact of automobiles.
EXISTING CHARACTER
GOIDELINES & STANDA6D5 F09 91ST061C DISi61Ci3
The Village Mixed Use districts contain a
combination of commercial, office and
residential uses rather than exclusively
residential or commercial character evident
in adjoining areas. Generally, the character
of existing development reflects the period
of the late 19'� Century, however, it derives
its diversity from the combinarion of
residential and commercia] uses over time.
Diversity in Scale
Many of the buildings surrounding the
Village Core Downtown are small
residential structures that are being used as
homes, offices, or small retail stores. The
lot sizes and building types are more
consistent with Village Residential ueas.
Most of the buildings are one story,
however, some two story homes and offices
exist proximate to the Village Core
Downtown. Generally, the scale of the
Village Mixed Use neighborhood is smaller
with moderate sized separated buildings.
Similarity of Material
Building materials used in the Village
Mixed Use dish generally reflect those
used in Village Residential neighborhoods
rather than Village Core Downtown
commercial buildings. The most common
cladding material is either weatherboard or
clapboard wood siding. Other popular
materials include stucco or plaster, and
shingles of various designs are often seen as
accent materials or ornamentation,
especially on gable ends. The most common
roofing material is composition shingle, and
dghdyroposed_draR_03-11-03 PRINTED: 3/7/2003
29
CIiY OF AH60Y0 GBANDE
to a lesser extent wood shingle. Yellow
indigenous sandstone, which is a distinct
building material in the Village Core
Downtown, is not as common for Village
Residential and Village Mixed Use
buildings, but it is sometimes used as a
foundation materia] or a trim material along
with stone or brick. Window frames aze
almost exclusively wood, and door materials
incorporate wood panels with glass, in
varying proportions.
Sense of Experimentation
Most Village Mixed Use districts e�ibit a
Viliage Residential rather than Village Core
Downtown commercia] character. Use of
similar building materials, colors, or styles
with individual building design or unique
omamentation brings out a more eclectic
nature within Village Mixed Use dishicts.
Such diversity is encouraged.
GOIDELINES & STANDABDS F06 HIST06tf DISi6Ifi5
Buildings are single and two-story with
varying architectural styles and sizes.
Varying setbacks and distinct wing
anangements create a unique streetscape.
Landscaping adds character by screening
and accenting the buildings in the Village
Mixed Use district. Variety in building
form is due to historic mixed uses and
diversity of individua] infill developments
between the Village Core Downtown and
Village Residential areas over time.
Materials and building styles incorporate
details from both residential and commercial
building types.
DESIGN GUIDELINES AND STANDARDS
The following building elements shall
NEITHER overpower the project or
detract from the visual continuity of the
streetscape or neighborhood NOR
produce redundancy in feature or pattem
that is discordant with the historic
chazacter of the district:
• Building scale
• Building form
• Building fapade
• Building entrance
• Roofline
• Fencing, rails or trellis
• Archways, columns or towers
• Doors and windows
• Signage or feature designed for sign
placement
• Colors
Site Design
All new projects or substantial alterations
and additions are required to adhere to site
development standazds of the Development
Code.
Front Setbacks in the Village Mixed Use
district should be in ]ine with traditional
houses along the block generally ten to
twenty feet (10' —20'). Where setbacks
dghdyropased_dnR_OJ-11-03 PRMTED: 3/7/2003
30
Variety in Building Form
CITY OF AHBOYO GBANDE
vary, a new building shall fit within the
range of setbacks of the block.
When a structure is built in or altered in or is
facing a predominantly residential block, it
should take on a residential design character
regardless of its proposed use.
For a Village Mixed Use dish project that
is predominantly residential in use, the
design of the project should reflect a
residential chazacter.
Residential and mixed use buildings in the
Village Mixed Use district shall comply
with the design standards for the Village
Mixed Use district, unless otherwise
approved by the ARC and Planning
Commission. Exceptions may include retail
commercial uses in close proximity to the
Village Core Downtown.
Connective elements such as walkways,
common landscaped azeas, building
orientation, and unfenced property lines aze
encouraged.
Particulu care should be taken to assure
convenient pedeslrian and bike circulation
through all parts of a project and to
adjoining propeRies in the Village Mixed
Use dishict.
Any surface parking should be provided in
well-screened parking lots at the reaz or
sides of projects. Parking that is intended to
support commercia] or office uses should be
placed in convenient proximity to such uses.
At ]east one on-site parking space shall be
provided for each dwelling unit, regazdless
of dwelling size.
New outbuildings, including garages and
enclosures for service areas, trash or recycle
containers, or storage structure should be
compatible with materials, textures and
colors of the principa] buildings. Projects
that propose potential newspaper racks shall
include a designated azea consistent with the
building architecture. Vending machines in
public view shall be placed within an
GOIDELINE3 & SiANDASDSf08 91ST06If DISiB►fT5
enclosing structure. Plans for the structure
shall be subject to ARC approval.
Existing trees should be retained where
possible. A Tree Removal Permit may be
required "Municipal Code 1216). Judicious
pruning and shaping will be allowed. Street
trees and other sidewalk area landscaping
shall be incorporated if pedesfian
circulation will not be obstructed.
(Streetscape improvements within the public
right-of-way require an Encroachment
Permit from the Public Works Deparhnent.)
Front yards should be landscaped
compatible with the majority of neighboring
properties and maintained on a regular basis.
Each residential unit shall provide a private
outdoor patio, courtyard, ahium or
balconies, regazdless of unit size.
Street fumiture and fixtures shall
complement the existing sidewalk paving,
lighting schemes, and street furniture within
the Village Core Downtown.
A site plan incorporating the project within
adjacent development shall be submitted as
part of the application for Architectural
Review.
Building Design
The height of new buildings shall not exceed
Development Code standards: generally one
and two stories are allowed. New building
additions and alterations should be
compatible with the adjoining area and not
exceed height, lot coverage and floor area
ratio requirements of the Development
Code.
The use of consistent architectural styles
from the years 1870 to 1940 is strongly
encouraged rather than additions or
alterations from more recent or different
design styles (see Architectural Styles for
examples).
New construction should include elements
such as cladding, roofing material, roo£
structure and omamentation common to the
district.
dghdyroposed_draR_03-11-03 PRINTED: 3/7/2003
31
CIiY OF AB60Y0 G6ANDE
The existing pattem of building facades
generally respecting pedesh or human
scale design should be incorporated into new
development projects. Fapade designs that
incorporate either brick or stone elements
and parapets are appropriate for commercia]
struchues. Roof types generally associated
with residentia] buildings such as gable, hip
or gambrel are also appropriate for
structures within the Village Mixed Use
dish
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A building front should provide visual
interest and a sense of human scale.
All decorative fixtures, including awnings,
signs and lighting, shall be integrated with
other design elements of the structures.
Building elevations shall be submitted as
part of the application for ARC review.
Perspectives, accurate sections or a model of
the project may be required to depict the
height, mass and scale of the proposed
project with respect to its setting and
adjacent development.
Construction Materials
Clapboard, weatherboard cladding, and
cement plaster, including stucco, are
building materials used in the Village Mixed
Use district. Cement plaster is most
prevalent in more recent designs and on
Spanish Eclectic style buildings. All
cladding or wood materials should be
painted or treated to preserve the wood, and
to give the structure a more finished look.
New roofing materials should incorporate
composition shingles or other nonflammable
material that simulates the appearance of
GOIDELINES & SiANDA6D1 FOB HISiOSIC DISiBIfiS
wood. For Spanish Eclectic or Pueblo
styles, the use of mission tiles is appropriate.
New or replacement door frames and
window sashes should be made of wood or
an approved substitute material that
approximates the appearance of original
materials.
Some existing buildings incorporate
materials that do not reflect historic styles
such as synthetic siding, concrete block and
aluminum, which are the result of prior
additions or remodels. Further use of these
materials is not permitted unless necessary
for minor changes to elevations already
composed of such elements. Additions or
alterations to buildings shall use the original
building materials where possible, or
approved materials that simulate original
materials.
Original decorative details should be
retained where possible. If original historic
materials have deteriorated and must be
removed, they shall be replaced with
materials that match the original design,
color and texture.
Sample materials shall be submitted as part
of the application for ARC review.
Building Colors
Building colors should be compatible with
the historic character of the area, and should
not conflict with other colors in the
surrounding ueas. The building colors in
the historic districts primarily include tones
that match the natural environment such as
earth tones. Some Victorian homes in the
Village Residential and Village Mixed Use
portions of the Village use brighter colors to
accent the style of these buildings.
Neon or day-glow colors are not
appropriate. Bright colors, such as those on
the Victorian homes, shall be limited to
accent details or portions of the buildings.
Color samples shall be submitted as part of
the application for ARC review.
dghdyroposed_draR_03-11-03 PRINTED: 3/7/2003
32
CIiY OF AB60Y0 GBANDE
Signs, Awnings and Rear
Entries
SIGNS
General
1. Signs shall meet all requirements of the
Development Code, and the provisions
of these Guidelines and Standazds for
the district in which it is located. If a
conflict arises between the Development
Code and these Guidelines and
Standards, the most restrictive
requirements shall apply.
2. All signs, except Community
Development Director approved
window signs, shall be subject to review
by the Architectural Review Committee
(ARC).
3. Signs shall be oriented to pedestrians
and slow moving vehicle traffic. T'his
means that signs shall be smaller and on
more of a human scale than signs in
other commercial dish
GOIDEIINES & STANDABD3 F06 91ST08If DISTBt[iS
4. Painted wall signs are not appropriate on
facades of unpainted brick or stone.
Signs painted directly on unpainted or
unfinished walls are not appropriate for
the Village Core Downtown and Mixed
Use districts. Wall signs painted on
finished wood and/or painted brick,
stone or stucco are allowed subject to
ARC recommendation.
Removing or altering painted signs can
cause damage to the surface material.
Wall signs painted on finished wood
and/or painted brick, stone or stucco
surfaces aze allowed subject to ARC
recommendation.
Size
1. Signs shall not completely cover kick
plates or window h�ansoms.
2. All signage is included in the sign area
allowed in the Development Code. This
includes window and awning signs,
logos and graphic representations that
identify the business, product sold, or
service offered.
3. Window signs shall not exceed twenty
percent (20%) of the window area in
which they appear.
4. Sign materials and lettering styles shall
be consistent with the historic period.
dghdyroposed_dralt_03-1 I-03 PRINTED: 3/7/2003
33
CITY OF A9BOY0 G6ANDE
Location
1. Signs shall be located in relation to the
bays on the fa�ade. Signs shall not
obscure architectural features of the
building.
G➢IDELINES & SiANDAH03 F06 91Si061f DISiBIfi3
Materials
1. Signs shall be built of wood, metal or
other materials that simulate the
appearance of wood or metal.
2. The use of wood-simulating recycled
plastic material is subject to
Architectural Review Committee (ARC)
approval.
3. High gloss, shiny or reflective surfaces
may be used as accents, but shall not be
used as the predominant sign material.
4. Signs may use raised images or painted
images in their design.
2. Wall signs shall be located near the
entry to the building to better relate to
pedestrian traffic.
3. Window and door signs shall be applied
where they will not obstruct visibility.
4. Signs on awnings or canopies shall be
placed where pedesfians can see them.
Under-canopy signs are encouraged in
the Village Core Downtown Dishict to
enhance pedestrian orientation, and shall
be counted as part of the total allowable
sign area.
5. Sign materials shall complement the
building material, and shall be in
keeping with the historic character of
the Village.
6. Signs painted on a signboard or other
thin material shall be framed on all sides
to provide depth and a finished look to
the sign. Sign frames shall include
carved or routed details or otherwise be
designed to complement the
architectural design of the building or
district.
7. Interior lit and meta] canister, plastic
and vacuum-formed letters or sign faces
are not permitted unless specifically
recommended by the Architectural
Review Committee (ARC).
Colors
1. Sign colors shall complement the
building color scheme.
2. Bright, intense colors are inappropriate
including the use of fluorescent, "neon"
or "day-glo" colors on signs.
3. All applications for sign permits shall
include a sample of the intended color
palette.
dghdyroposed_draR_OJ-I 1-03 PRINTED: 3/7/2003
34
CITY Of A980Y9 G6ANDE
Sign Illumination
1. Signs may be extemally illuminated
with incandescent ]ights, or other
lighting that does not produce glare and
is designed to conserve energy.
2. Wall, canopy, or projecring signs may
be illuminated from concealed sources
or exposed ornamental fixtures that
complement the building's architecture.
3. Window signs and window displays
may be illuminated from concealed
sources.
4. Neon tubing signs that approximate the
appearance of historic neon are subject
to approval of the Architectural Review
Committee. All neon tubing shall be
covered with transparent or translucent
material to prevent rupture or shall be
certified by the manufachuer for safety.
AWNINGS AND CANOPIES
GOIDELINES & SiANDA6D3 FOB 9tSTOBIf DISiBlLi3
3. Awning or canopy color and design
should be compatible with that of the
building on which it is attached and
complement those of adjacent buildings,
both in style and color.
4. Canopies and awnings shall be
consistent with the historic period in
regard to size, shape, and materials.
Aluminum, fiberglass and plastic
awnings or canopies are not appropriate.
T'he use of loose valances and traditional
vintage-stripped awning material is
encouraged. Canopies and awnings
consisting of materials stretched taut
over a rigid framework are not
appropriate.
REAR ENTRIES
1. Under-awning or under-canopy signs
oriented to pedestrian traffic are
encouraged as part of the overall
signage in the Village Core Downtown
and Mixed Use districts.
2. All graphics, logos, and signs contained
on awnings or canopies shall be
considered part of the total allowed sign
area as defined in the Development
Code.
1. Rear entries are traditionally plain and
unadomed. Common materials include
brick, stone, boards and battens and
wood siding, and these are acceptable
for new construction or renovation.
dghd�roposed_drafl_03-I 1-03 PRINTED: 3/7/2003
35
CIiY OF A6BOY0 GBANDE
Wood siding may be either painted or
unfinished, subject to Architectural
Review Committee approval.
2. Trim materials are commonly wood or
steel. Materials that approximate the
appeazance of wood or steel are subject
to review by the Architectural Review
Committee. Wood h may be either
painted or unfinished.
3. Color schemes shall complement those
used on the faqade of the building. The
use of bright, primary colors as the
predominant shade is not appropriate.
While bright colors may be used for
limited accent, their use is subject to
Architectural Review Committee
approval. The use of fluorescent,
"neon" or "day-glo" colors is not
appropriate.
4. Signs used in conjunction with rear
entrances shall be part of the total sign
area allowed for the use under
provisions of the Development Code.
5. Doors and windows, including double-
hung sash and casement windows, are
traditional for rear entrances and may be
used if the frame is wood or a material
that simulates wood. Rear entry doors
need not include glass panels.
GOIDELINES & STANDA6DS F06 BIST061f DIST@ICi3
PUBLIC AREA IMPROVEMENTS
Sidewalks
1. Exposed aggregate sidewalks with brick,
stone or tile bands are required along
Branch Street from Traffic Way to Tally
Ho Creek and on Bridge Street between
Branch Street and Nelson Street, in the
Downtown district. Other streets within
the Village Core Downtown and Mixed
Use districts may have exposed
aggregate sidewalks or conventional
concrete, as approved by the City.
2. New building and substantial renovation
projects within the Downtown and
Mixed Use districts shall include
replacement of existing conventional
sidewalk with exposed aggregate
sidewalk where required. Building
permits shall include construction of
sidewalk in areas without sidewalk.
When sidewalks are replaced due to
normal maintenance, the new sidewalks
shall be exposed aggregate, where
required.
dghdyroposed_draR_03dd A3 PRINTED: 3/7/2003
36
CIiY Of A@80Y0 GBANDE
Signs
1. All public signs shall be subject to a fee-
exempt design review by the
Architectural Review Committee.
Public signs shall be detailed to conform
to the area. This includes painting all
new poles, sign backs, and other
appurtenant hardwaze a color that is
consistent with other public signs in the
Viliage area.
Street Furniture
1. Street furniture shal] be compatible and
consistent with City approved street
furniture. Variations shall be subject to
approval of the Architectural Review
Committee. Trash and recycling
receptacles shall be clearly
differentiated. Advertising on benches,
shelters or fumiture is inappropriate in
the Village Downtown and Mixed Use
districts.
2. Omamental streetlights shal] be required
in the same azeas as exposed aggregate
sidewalks, and are encouraged in other
public or private pedestrian or parking
areas throughout the Downtown and
Mixed Use districts.
3. Bike racks shall be ]ocated in parking
lots, with smaller racks in high traffic
areas near building enhies or plaza
areas. Bike racks shall be painted dark
colors, similar to sign and ]ight poles.
Bike lockers, where proposed, shall be
darker wood tone colors and shall not be
located in areas where they could detract
from the pedestrian character of the
Downtown and Mixed Use districts.
4. New projects that propose potential
newspaper racks shall include a
designated area designed consistent with
the building architecture.
5. Vending machines in public view shall
be placed within an enclosed structure.
Plans for ihe enclosed structure shall be
601DELINES & STANDA6D3 F06 913i06tf DISiBIfiS
subject to Architectural Review
Committee approval and consistent with
the architecture of the principal
adjoining building.
Public Art
1. Public Art shall be consistent with the
City's Policy on Public Art, and in
character with the historic period.
dghd�roposed_drafl_03-11A3 PRINTED: 3/7/2003
37
CITY OF AH60Y0 G6ANDE GOIDELINES & SiANDAHD3 FOS 913TOHIf DISTi1fTS
DEFINITIONS
Guideline: Advisory instructions for a future course of action.
Histoiic Peiiod: For the purposes of these Historic Dishict Guidelines, the historic period of the
Village is 1870-1939.
P�eseivation: The treatment of an existing building to stop or slow deterioration, stabilize the
structure and provide structural safety without changing or adversely affecting its original
chaiacter or appearance.
Rehabi/itation, Renovation: The process of returning a property to a state of utility, through
repair or change, which makes possible an efficient contemporary use while preserving those
parts and features of the property important to its historic, architectural, and cultural values.
Remode/: The change of original features of a building or structure.
Resfoiafion: T'he careful return of a building to its original appeazance or to a particular time
period by removal of ]ater work and replacement of missing earlier work.
Sca/e: The interrelation of the size of architectural spaces, masses, elements, construction units,
with the size of the human figure.
Sfandaid: Mandatory requirement of the Development Code or other City adopted regulation,
plan or details (usually worded "shall" or "musY').
Sign (exte�na//y i//uminafedJ: A Sign that does not use an artificia] light source behind its face
to make the message readable.
38
CIiY OF A6BOY0 G6ANDE GOIDELINES & SiANDAHDB FOB dISi06If DISi6IfT3
ARCHITECTURAL TERMS
Bay: A rectangular area of a building defined by four adjacent columns; a part of a building that
projects from a faGade.
C/adding: A materia] used as the outside wall enclosure of a building.
Cornice: The exterior detail at the meeting of a wall and a roof overhang; a decorative molding
at the intersection of a wall and a ceiling.
Denfi/: Altemate square block and blank spaces on a comice or portico that gives the appearance
ofteeth.
Eave: The horizontal edge at the low side of a sloping roof.
Fa�ade: The exterior face of a building, often distinguished from other surfaces by elaboration of
architectural features or omamental details.
Kick p/ate: A wood panel or portion of wall below a large display-type window.
Paiapet: The region of an exterior wall that projects above the level of the roof.
Sash: A frame for a pane of glass in a door or window.
Shing/e: A small unit of water-resistant material nailed in overlapping fashion with many other
units to make a wall or sloping roof watertight.
Tiansom: A window above a door or other window built on or hinged to a horizontal crossbar.
Veinacu/ar. Of or being an indigenous building style using local materials and traditional
methods of construction and omament, especially as distinguished from academic or historical
architectural styles.
39
CITY Of AE60Y0 G6ANDE GOIDELINES & SiANDA6DSfOB HISTOBIf D13i61fiS
REFERENCES
Angel, Myron, History of San Luis Obispo County, Califomia. Berkeley, CA: Howell-North
Books, 1966 (Reprint of Thompson & West, 1883)
Arroyo Crrande, Califomia, City of, Development Code. City of Arroyo Crrande: Author, 1991
Arroyo Grande, Califomia, City of, Exisring Setting and Community Issues Report. City of
Arroyo Grande and Planning Network: Authors, 1989.
Arroyo Grande, Califomia, City of, General Plan, Land Use and Conservation Elements. City of
Arroyo Grande and Planning Network: Authors, 1990.
Aurora, Colorado, City of, Design Guidelines. Department of Planning, Aurora Colorado:
Author, 1984.
Cal Poly State University, Fourth Year Design Lab, Corralitos Community Plan. Santa Cruz
County and Cal Poly: Authors, 1991.
Danville, California, City of, Historic Downtown Danville, Guidelines. City of Danville and
David L. Gates and Associates: Authors 1994.
Danville, California, Ciry of, Design Guidelines for Heritage Resources. City of Danville and
Winter & Company: Authors 2001.
Doyle, Michael E., Color Drawing. New York: Van Nostrand Reinhold Co., 1981.
Garnham, Harry L., Maintaining the Spirit of Place. Mesa, AZ: PDA Publishers Corp., 1985.
Gilroy, Califomia, City of, Downtown Gilroy Revitalization Action Plan. City of Gilroy: Author
1986.
Glendale, California, City of, Historic Preservation Element. City of Glendale Planning Division:
Author, 1977.
Gottfried, Herbert and Jan Jennings, American Vernaculaz Design, 1870-1940. New York: Van
Nostrand Reinhold Co., 1985.
InterWeavers. Realty Advocates. www.realtvadvocates.com. 1998
Jackson, Wyoming, City of, Design Guidelines. City of Jackson: Author, 1976.
Kirker, Harold, California's Architectural Frontier. San Marino, CA: Henry E. Huntington
Library, 1960.
Lynch, Kevin, The Image of the City. Cambridge, MA: The M.I.T. Press, 1960.
Lynch, Kevin, Good City Form. Cambridge, MA: The M.I.T. Press 1981.
40
CIiY OF A9BOY0 GBANDE GOIDELINES & SiANDABDSf06 BISTOBIf DISTBIfTS
McAlester, Virginia and Lee, A Field Guide to American Houses. New York: Alfred A. Knopf,
1984.
Miner, Ralph W., Conservation of Historic and Cultural Resources. Chicago: American Society
of Planning Officials, 1975.
Morrisson, Annie L., History of San Luis Obispo County and Environs. Los Angeles: Historic
Record Co., 1917.
Nicholson, Loren, Rails Across the Ranchos. Fresno, CA: Valley Publishers, 1980.
Orange, Califomia, CiTy of, Historic Preservation Element. City of Orange: Author, 1985
Pacific Grove, City of, Architectural Review Guidelines for Single-Family Residences. City of
Pacific Grove, Author, 1998.
Peterson, Richard A., Framework Design in Community Planning: Designing Cities Without
Designing Buildings. 1989.
San Clemete, Califomia, City of, Design Guidelines. City of San Clemente, Author, 1991.
San Jose, Califomia, City of, Residential Design Guidelines. City of San Jose, Author, 1999.
San Luis Obispo, California, City Of, Completion Report: Historic Resources Survey, Volume 1.
City of San Luis Obispo: Author, 1983.
San Luis Obispo, Califomia, County Of, Design Guidelines Manual. County of San Luis Obispo:
Author, 1998.
So, Frank S., The Practice of Local Govemment Planning. Washington DC: The International
City Management Association, 1989.
Sunnyvale, Califomia, City of, Heritage Preservafion Sub-Element. City of Sunnyvale
Department of Community Development: Author, 1980.
U.S. Department of the Interior, Guidelines for Local Surveys: A Basis for Preservation
Planning. Washington, DC: Nationai Park Service, 1983.
U.S. Department of the Interior, Standards for Rehabilitation and Guidelines for Rehabilitating
Historic Buildings. Washington, DC: National Park Service, 1983.
Ziegler, Arthur P. And Walter C. Kidney, Historic Preservation in Small Towns. Nashville,'IN:
The American Association for State and Local History, 1980.
41
�• ��
L
Design Overlay
District (D-2.11)
Guidefines
Purpose ot the Design
Overlay District
The primary purpose oF thfs district
is to encourage the use of design
that wili not detract from the
neighboring Viilage districts.
Although much of the development
in this area fs modern, there are
also a significant number of historic
structures in the design overiay
districts. The intent af these
guideiines is to�.-protect those
existing historic buildings, and to
enhance the charac[er of a major
entrance to the City. There is no
one. proper archRectural style, but
the use of elements found in
adjacent buildings or homes Is
encouraged.
Guidelines fior
the Design
Overlay District
Site Design
t. Ali new projects or renovations
shall adhere to site development
standards of the Development
Code.
,
2. Ail outbuildings, inciuding garages
and enclosures for service areas,
trash containers, or outside stor�ge
should be designed as part of the
overall project or building.
Materials, iextures and colors
should be consistent with those of
the proposed project and with
adjacent buildings.
3. Landscaping should retain existing
trees and plants as much as
possible. Street trees or sidewalk
planters should be incorporated
where feasible and pedestrian
circulation will not be obstructed.
if street trees or sidewaik pianters
are within the public right-o(-way, R
is necessary to obtain an
Encroachment Permi[ from the
Public Works Department.
EXHIBIT C
21
4. Streetscape improvements
shouid match the existing
sidewalk paving, lighting
schemes, and street furniture,
unless the new element
introduced Is more consistent
with the character of the district
than are existing elements.
Building Design
1. The height of new buildings shall
not exceed development
standards allowed in Titie 9 of
the Municipal Code
(Development Code), uniess a
variance is approved.
2. New buildings or renovations
shall adhere to lot coverage and
floor area ratio requirements of
the Development Code, uniess a
variance is approved.
3. New construction should inciude
elements common to adjacent
historic development such as
cladding rype, roofing material,
roof structure, and
ornamentation.
Construction Materials
1. Renovations should use the
original materials as much as
possible.
2. Originai decorative details
should be retained during
renovation. If the originai
materiais have deteriorated and
must be removed, they should
be repiaced with materials that
match the original in design,
color, and texture.
3. Construction materiais shouid be
compatible wfth those used on
adjacent development. New
buildings should incorporate
traditional materials, but should not
attempt to blend with the existing
environment by'pretending' to be
historic: Victorian or period detaiis
should not be used when not in
context with the building.
Buiiding Colors
The number of colors used on a
building or project should bz kept
to a minimum, generatly three or
f2wer. This would incorporate a
base color, trim color and single
accent color.
2. When Plot Plan review or a
Conditional Use Permit is required,
coior samples should be submitted
as part of the process. The use of
florescent, "neon' or "day-gIo•
coiors on building facades is not
appropriate.
3. Color palettes shouid be
compatible wRh those of adjoining
buiidings.
22
Signs Size Location
Generai
1. Signsshallmeetailrequirements
of the Development Code, and
the provisions of these
guidelines. if a conflict arises
betvreen the requirements of the
Deveiopment Code and these
guidelines, the most restrictive
requirements shall apply.
2. Signs may be subJect to review
by the Architectural Advisory
Committee before approvai of a
• Sign Permit.
All signage is included in the sign
area allowed in the Development
Code. This includes window and
awning signs, and includes logos
and graphic representations that
identify the business, product sold,
or service offered.
2. Window signs shall not exceed
twenty percent (20%) of the
window area in which they appear.
23
Signs should be located
symmetrically in relation to farade
bays and should not obstruct
architecturai features of the
building.
2. Wall signs shouid be located a6ove
the entry to the building to better
relate to pedestrian traffic.
3. Window and door signs should be
applied where they will not obstruct
visibility.
4. Signs on awnings or canopies
should be placed where they may
be seen by pedestrians as well as
by passing traffic.
Materials Sign Illumination
1. High gioss, shiny or reflective
surfaces are not allowed as�a
sign material.
2. Signs may use reised images or
painted images in their design.
3. Sign materials should
complemenC the building
material, and shall be in keeping
with the historic character of the
adjoining �Ilage and the rural
atmosphere of Arroyo Grande.
4. Freestanding signs shotild
consist ot materials and colors
similar and complementary to
the primary�uiiding.
Cotors
1. Sign coiors should complement
the building color scheme.
2. Signs shouid incorporate no
more than three (3) different
colors. Too much contrast
dilutes the effectiveness of the
sign and creates an appearance
of "busyness.'
3. Bright, fntense colors are
discouraged, fncluding the use
of florescent, 'neon' or'day-glo
colors on signs.
4. All applications for sign permfts
in the Design Overlay District
should include a sample of the
intended color palette.
1. Signs should be illuminated with
incandescent lights, or any lighting
type that does no[ produce glare
and is designed to conserve
energy.
2. Wall, canopy, or projecting signs
should be iiluminated from hidden
sources or exposed ornamental
fixtures that complement the
building's archftecture.
3. Window signs and widow dispiays
shouid be iliuminated from hidden
sources that do not obstruct
visibitiry:
Awnings and Canopies
1. All graphics, logos, and signs
contained on awnings or canopies
shall be considered part of the totai
allowed sign area as defined in the
Devetopment Code.
2. Awning or canopy color and
design should be compatible with
that of the building on which it is
attached. Awnings or canopies
should also complement those of
adjacent buildings, both in sryle
and coior.
3. Canopies �and awnings shouid be
consistent with the historic period
in regard to size, shape, and
materiais. Aluminum, fiberglass
and plastic awnings or canopies
are discouraged.
24
Uesian Overlav D
:.y,
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF ARROYO GRANDE AMENDING TITLE 16, CHAPTER
16.08 OF THE MUNICIPAL CODE INCORPORATING THE
2003 "DESIGN GUIDELINES AND STANDARDS FOR
HISTORIC DISTRICTS" AND AMENDING THE ZONING
MAP FOR DESIGN OVERLAY DISTRICT 2.4 TO EXPAND
ITS BOUNDARIES
WHEREAS, Section 16.08.010 of the Municipal Code incorporates by reference the
"Design Guidelines for the Arroyo Grande Village", otherwise entitled "Design
Guidelines for Historic Districts"; and
WHEREAS, the City Council of the City of Arroyo Grande has reviewed and
considered the information in the proposed 2003 "Design Guidelines and Standards
for Historic Districts", as well as public testimony presented at the public hearings
and has made the following findings of fact:
A. The proposed amendment to Section 16.08.010 of the Municipal Code is
consistent with the goals, objectives, policies, and programs of the General
Plan, and is desirable in order to implement the provisions of the General
Plan.
B. The proposed amendment to Section 16.08.010 of the Municipal Code will
not adversely affect the public health, safety, and welfare or result in an
illogical land use pattern.
C. The proposed amendment to Section 16.08.010 of the Municipal Code is
consistent with the purpose and intent of Title 16.
D. The potential environmental impacts of the proposed amendment to Section
16.08.010 of the Municipal Code are insignificant.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARROYO GRANDE DOES
ORDAIN AS FOLLOWS:
SECTION 1: Arroyo Grande Municipal Code Section 16.08.010 is amended in its
entirety to read as follows:
ORDINANCE NO. C.S.
PAGE 2 of 5
Section16.08.010 Incorporation by Reference
The following documents are hereby incorporated by reference into this Title:
1. Design Guidelines for Historic Districts, 1994 for Design Overlay
District (D-2.1 1) pertaining to the Traffic Way and Station Way area;
2. Design Guidelines and Standards for Historic Districts, 2003 for
Design Overlay bistrict (D-2.4► pertaining to the Village area;
3. Arroyo Grande Standard Plans for Public Works Construction (as
amended);
4. Oak Park Acres Planned Development - Ordinances 140 C.S., 150 C.S.,
196 C.S., 246 C.S, 259 C.S., 291 C.S., 296 C.S., 316 C.S., and 396
C.S.;
5. Rancho Grande Planned Development - Ordinances 186 C.S, 302 C.S.,
315 C.S., 343 C.S., and 397 C.S;
6. Royal Oaks Planned Development - Ordinances 355 C.S., 356 C.S.,
358 C.S., 384 C.S, 406 C.S, 418 C.S. and 430 C.S.;
7. Wildwood Ranch Planned Development - Ordinance 214 C.S.;
8. Oki Planned Development - Ordinance 420 C.S.;
9. Flood Insurance Study for the City of Arroyo Grande, dated July 1983,
or as officially amended;
10. City of Arroyo Grande Development Standards for Fire Protection, as
amended.
1 1. Ordinance 153 C.S. relating to a Design Development Overlay District;
12. Ordinance 329 C.S. relating to a Design Development Overlay District;
13. Ordinance 135 C.S. relating to a Design Development Overlay District;
14. Ordinance 86 C.S. relating to a Design Development Overlay District;
ORDINANCE NO. C.S.
PAGE 3 of 5
15. Ordinance 360 C.S. relating to a Design Development Overlay
Districtl 17.
16. Ordinance 130 C.S. relating to a Design Development Overlay District.
Copies of each of the above listed documents are on file with the Community
Development Department and Administrative Services Department.
SECTION 2: Development Code Section 16.24.020, also known as the "Zoning
Map of the City of Arroyo Grande , is hereby amended as shown in Exhibit "A"
„
attached hereto and incorporated herein by reference.
SECTION 3: The City of Arroyo Grande had conducted environmental review for
adoption of this Ordinance revising the Guidelines and has found that it can be seen
with certainty that there is no possibility that the proposed Ordiriance amending
Section 16.08.010 of the Municipal Code will have an effect on the environment
according to CEQA Section 15061(b)(3).
SECTION 4: If any section, subsection, subdivision, paragraph, sentence, clause or
phrase of this Ordinance or any part thereof is for any reason held to be unlawful,
such decision shall not affect the validity of the remaining portion of this Ordinance
or any part thereof. The City Council hereby declares that it would have passed
each section, subsection, subdivision, paragraph, sentence, clause or phrase
thereof, irrespective of the fact that any one or more section, subsection,
subdivision, paragraph, sentence, clause or phrases be declared unlawful.
SECTION 5: A summary of this Ordinance shall be published in a newspaper
published and circulated in the City of Arroyo Grande at least five (5) days prior to
the City Council meeting at which the proposed Ordinance is to be adopted. A
certified copy of the full text of the proposed Ordinance shall be posted in the
office of the Director of Administrative Services/Deputy City Clerk. Within fifteen
(15) days after adoption of the Ordinance, the summary with the names of those
City Council Members voting for and against the Ordinance shall be published
again, and the Director of Administrative Services/Deputy City Clerk shall post a
certified copy of the full text of such adopted Ordinance.
SECTION 6: This Ordinance shall become effective thirty (30) days after the date
of its adoption.
ORDINANCE NO. C.S.
PAGE 4 of 5
On motion of Council Member
Council Member
to-wit:
AYES:
NOES:
ABSENT:
the foregoing Ordinance was adopted this
2003.
, seconded by
and on the following roll call vote,
day of
ORDINANCE NO. C.S.
PAGE 5 of 5
TONY M. FERRARA, MAYOR
ATTEST:
KELLY WETMORE, DIRECTOR OF ADMINISTRATIVE SERVICES/
DEPUTY CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
�1n�-�-��' �---
� TII OTHY J. MEL, CITY ATTORNEY
�.
�
CITY COUNCIL/REDEVELOPMENT AGENCY MINUTES
MARCH 11, 2003
PAGE 6
There being 5 AYES and 0 NOES, the motion is hereby declared to
ATTACHMENT1
passed.
9.c. Consideration of Planned Sign Program 03-002 to I tall a McDonalds
Logo Sign on the Walmart Building in the Five Citi s Center, 1168 West
Branch Street .
Community Development Director Strong
recommended the Council adopt a Resolution
Case No. 03-002.
Mayor Ferrara opened the Public Hearing.
the staff report and
Planning Sign Program
Patti Welsh, Arroyo Grande, inquired whet r there would be an impact to parking.
Community Development Director Strong plied no.
Roy Ramirez, Superior Electrical Adv ising, supported staff's recommendation to
approve.
Upon hearing no further commen , Mayor Ferrara closed the Public Hearing.
Councii Member Lubin move o adopt a Resolution approving Planned Sign Program
Case No. 03-002 for McDo Ids, applied for by Superior Electrical Advertising, located
at 1168 West Branch Stre t. Mayor Pro Tem Dickens seconded the motion, and on the
following roll-call vote, t wit:
AYES: Lubin ickens, Runels, Costello, Ferrara
NOES: No
ABSENT: N ne
There
.�
AYES and 0 NOES, the motion is hereby declared to be passed.
Continued Public Hearing: Consideration of Development Code
Amendment 01-003 — Revision of the Design Guidelines for Historic
Districts.
Community Development Director Strong presented the staff report and
recommended the Council adopt a Resolution repealing a portion of the 1994
"Design Guidelines for Historic Districts" and adopting the 2003 "Design Guidelines
and Standards for Historic Districts" as applied to the Village districts in Design
Overlay District 2.4; and 2) Introduce Ordinance amending Section 16.08.010 of Title
16 of the Arroyo Grande Municipal Code incorporating the 2003 "Design Guidelines
and Standards for Historic Districts" and amending the zoning map for Design
Overlay District 2.4 to expand its boundaries.
�
CITY COUNCIL/REDEVELOPMENT AGENCY MINUTES
MARCH 11, 2003
PAGE 7
,<�
Mayor Pro Tem Dickens expressed concerns that the map had been modified from the
Alternative 3 Overlay Map presented to the Council at the previous Regular Council
Meeting and asked for clarification. Community Development Director Strong provided
clarification regarding modifications to the map.
Mayor Ferrara opened the Pubiic Hearing.
Chuc�ws, Arroyo Grande, Chairman of Preserve the Village (PTV), opposed the
extension of the Village Mixed Use area designation for parcels fronting Nelson
Street and S. Mason Street opposite Nelson Green. He stated the area should
remain as Residential as designated in the 2001 General Plan. He urged the Council
to modify the proposed Resolution leaving the designation of the parcels on Nelson
and S. Mason as called for in the 2001 General Plan.
John Keen, Arroyo Grande, commented that the Nelson Green property is zoned for
public facilities, and not zoned as a park. He stated it makes sense that the
properties across the street would be zoned Mixed Use.
Upon hearing no further comments, Mayor Ferrara closed the Public Hearing.
Council and staff discussion ensued regarding the Design Overlay District 2.4 Map
and concerns were expressed regarding whether or not adequate public notice had
been sent to affected property owners. Community Development Director Strong
provided clarification regarding the map and the process for approving the General
Plan Amendment, Zoning Map Amendment, and District Overlay Map to make them
all consistent. He suggested several alternatives, which included: 1) continue the
public hearing and mail out notices with the modified map to all affected property
owners; or 2) adopt the resolution with the map exhibit presented at the previous
meeting (Alternative 3) and present a modified map for Council consideration at a
later date.
Councii Member Costello supported the Design Guidelines and Standards for Historic
Districts as presented with the Alternative 3 Overlay Map as originally proposed.
Council Member Runels referred to the Alternative 3 Overlay Map with respect to a
portion of undeveloped property near Myrtle Street and stated he did not support the
proposed zoning designation. He stated he had no other problems with the map
presented tonight with regard to the proposed Mixed Use zoning or with the proposed
Design Guidelines and Standards for Historic Districts.
Council Member Lubin stated he was not in favor of either map. In terms of the
Village Design Guidelines, he expressed appreciation of the work done by staff and
the advisory bodies, the Chamber, VIA, and PTV, and acknowledged there was some
softening of the guidelines and standards; however, he felt there was a smali group
trying to place its imprint on the Village and he could not support the document.
....
�
�
!"�
!`
CITY COUNCIL/REDEVELOPMENT AGENCY MINUTES
MARCH 11, 2003
PAGE 8
Mayor Pro Tem Dickens complimented and commended staff for taking all the input
and creating a more user-friendly document. He expressed concerns with the
Overlay Map and some of the changes that were made. He said he understood the
intent of the proposed action; however, he wanted to ensure that legally sufficient
notice of the proposed map was sent to the appropriate property owners. He
suggested going back to the Alternative 3 Overlay Map as proposed at the last
Council meeting, deleting the two properties on Myrtle Street from within the overlay
boundaries, and approving it with the Design Guidelines and Standards for Historic
Districts. He stated he also did not mind continuing the item in order to conduct one
final public review.
In response to a question by Mayor Ferrara, Director Strong clarified what was
included in the public notices, which did not include the map.
Mayor Ferrara supported the Design Guidelines and Standards for Historic Districts
as written and inquired whether Council could approve the document on its own.
Mayor Pro Tem Dickens moved to adopt a Resolution repealing a portion of the 1994
Design Guidelines for Historic Districts and adopting the 2003 Design Guidelines and
Historic Districts as applied to the Village Districts, and further direct staff to send a
mailer to the affected property owners in regard to a public hearing in April depicting
the amended Alternative 3 Overlay Map.
Foliowing clarification of the motion and further discussion, staff requested a brief
recess in order to discuss the issue before providing a recommendation to Councii.
Mayor Ferrara called a recess at 8:50 p.m. The meeting reconvened at 9:10 p.m.
City Manager Adams acknowledged the concerns expressed and recommended
continuing the item to April in order to sufficiently address all issues raised by the
Council, including noticing requirements.
Council Member Lubin moved to continue the public hearing to the next meeting.
Council Member Runels seconded the motion. Mayor Ferrara asked if this wouid
allow sufficient time for staff. Director Strong requested that the item be continued to
the second meeting in April so that all items can be integrated and considered at one
time.
Council Member Lubin amended his motion to continue the pubiic hearing to the
second meeting in April. Councii Member Runels seconded the motion, and on the
following roil-call vote, to wit:
AYES: Lubin, Runels
NOES: None
ABSENT: None
Costello, Dickens, Ferrara
_.
17.a.
MEMORANDUM
TO: CITY COUNCIL
FROM: STEVEN ADAMS, CITY MANAGER,�
SUBJECT: CONSIDERATION OF REQUEST FROM THE CITY OF PISMO BEACH
TO SUPPORT EXAMINING THE FEASIBILITY OF ALLOWING PISMO
BEACH TO JOIN THE SOUTH SAN LUIS OBISPO COUNTY
SANITATION DISTRICT
DATE: APRIL 22, 2003
RECOMMENDATION:
It is recommended the City Council consider the request from the City of Pismo Beach
to support examining the feasibility of allowing Pismo Beach to join the South San Luis
Obispo County Sanitation District (SSLOCSD).
FUNDING:
There is no fiscal impact of the study to the City or to the Sanitation District. The City of
Pismo Beach has proposed to incur all costs associated with the study.
DISCUSSION:
At the April 8, 2003 City Council meeting, Mayor Ferrara requested to place on the City
Council agenda for consideration a request received from the City of Pismo Beach to
examine the feasibility of allowing Pismo Beach to join the SSLOCSD. The Council
concurred and a copy of the request is attached.
Under the proposal, an in-depth feasibility study would be prepared. The study would
be managed and administered by the SSLOCSD, but paid for by the City of Pismo
Beach. On April 7, 2003, the City of Grover Beach City Council also considered and
voted to support the request. The Sanitation District Board of Directors wili be
considering this item in May 2003.
ALTERNATIVES:
The following alternatives are provided for the Council's consideration:
- Move to support the request from the City of Pismo Beach to examine the
feasibility of allowing Pismo Beach to join the SSLOCSD;
- Move to support the request and include conditions regarding scope of the study;
- Do not support the request;
CITY COUNCIL
PISMO BEACH REQUEST TO STUDY FEASIBILITY OF JOINING SANITATION
DISTRICT
APRIL 22, 2002
PAGE 2
- Request additional information prior to taking action;
- Provide direction to staff.
Attachments:
Request from City of Pismo Beach
�
April 1, 2003
City of Pismo Beach
760 Mattie Road
Pismo Beach, CA 93449
(805)773-4657 Fax:(805)773-7006
Mayor Tony M. Ferrara and
City Councilmembers
City of Arroyo Grande
PO Box 550
Arroyo Grande, CA 93421
And
Chairman Bill Senna and
Boardmembers
Oceano Community Services District
PO Box 599
Oceano, CA 93445
And
Mayor Ronald Amoldsen and
City Councilmembers
154 South S Street
Grover Beach, CA 93433
�'� ��i`�1��
�;iY �`' ;�,�.'��YO.'^'
03 E�f R-�+ P�112� 23
Subject: Joining the South San Luis Obispo County Sanitation District
Dear Honorable Mayors, City Councilmembers, Chairman and Boardmembers:
By unanimous vote, the City Council of the City of Pismo Beach is requesting your support to examine the
feasibility of allowing Pismo Beach to join the South San Luis Obispo County Sanitation District
(SSLOCSD).
A November 15, 1999 report prepared by John Jenks of Kennedy/Jenks Consultants (K/J) states that
there are potential economy of scale benefits to the SSLOCSD and the City of Pismo Beach. This study
was a preliminary, "reconnaissance levei' snalysis and a more in-depth examination is appropriate. A
budget eslimate for the subsequent study is $30,000. Pismo Beach is willing to pay for the study and
suggests that the sludy be managed and administered by the SSLOCSD, to avoid confliC of interest
perception.
This is a very important issue to the whole Five Cities area. We ail owe it to our respective constituencies
to objectively examine the potential benefits and then make an infortned decision.
The City of Pismo Beach sincerely thanks you for your consideration and favorable attention to this issue.
Sincerely,
�
M yor Joe Cr cione
cc: Councilmembers
City Manager
Public Works Director
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