R 4346RESOLUTION NO. 4346
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE ADOPTING A MITIGATED NEGATIVE
DECLARATION AND APPROVING SPECIFIC PLAN
AMENDMENT 10-001; LOCATED AT THE SOUTHWEST
CORNER OF EAST GRAND AVENUE AND SOUTH
COURTLAND STREET; APPLIED FOR BY NKT
COMMERCIAL
WHEREAS, the applicant has filed Specific Plan Amendment 10-001 to amend the Berry
Gardens Specific Plan as it relates to the development of Subareas 3 and 4; and
WHEREAS, the applicant revised the application for Specific Plan Amendment 10-001 to
designate Subarea 3 as an unplanned subarea; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has adopted a
Resolution recommending that the City Council adopt a Mitigated Negative Declaration
and approve Specific Plan Amendment 10-001; and
WHEREAS, the City Council of the City of Arroyo Grande has reviewed this project in
compliance with the California Environmental Quality Act (CEQA), the State CEQA
Guidelines, and the Arroyo Grande Rules and Procedures for Implementation of CEQA
and has reviewed the draft Mitigated Negative Declaration; and
WHEREAS, the City Council of the City of Arroyo Grande has reviewed the project at a
duly noticed public hearing on March 8, 2011; and
WHEREAS, the City Council finds, after due study, deliberation and public hearing, the
following circumstances exist:
Specific Plan Amendment Findings:
The proposed Specific Plan Amendment is consistent with the goals,
objectives, policies and programs of the General Plan.
The proposed Specific P/an Amendment wou/d a/low the deve/opment of
affordable mu/ti-family apartments on 1.63 acres consistent with the goals,
objectives, policies and programs of the General Plan — specifically Land
Use Policy LU 5-10.1, which targets the intersection of East Grand Avenue
and Courtland Street for high-intensity mixed-use development.
2. The proposed Specific Plan Amendment.will not adversely affect the public
health, safety and welfare or result in an illogical land use pattern;
There is nothing contained within the proposed Specific Plan Amendment
that will adverse/y affect the public health, safety or we/fare. The proposed
Specific Plan Amendment contains development standards for Subarea 4
RESOLUTION NO. 4346
PAGE 2
which are consistent with the Mixed-Use (MU) land use designation as
described in the Land Use Element. The proposed Specific P/an
Amendment will not result in an illogical land use pattem.
3. The proposed Specific Plan Amendment is necessary and desirable in
order to implement the provisions of the General Plan;
The proposed Specific Plan Amendment is necessary and desirable to
imp/ement provisions of the Genera/ P/an regarding higher-intensity mixed-
use development of 1.63 acres of vacant land, consistent with Land Use
Policy LU 5-10.1. The provisions of the existing Specific Plan are
undesirab/e, as the minimum side yard setback required in Subarea 4
prohibits development of affordab/e multi-family apartments at the density
described in the Land Use Element.
4. The development standards contained in the proposed Specific Plan
Amendment will result in a superior development to that which would occur
using standard zoning and development regulations.
The development standards contained within the proposed Specific Plan
Amendment will result in a superior development to that which would occur
using standard zoning and development regu/ations or existing Specific
Plan development standards, as the development standards contained
within the proposed Specific Plan Amendment allow for higher-intensity
development, consistent with Land Use Policy LU 5-10.1.
5. The proposed Specific Plan Amendment will not create internal
inconsistencies within the Specific Plan and is consistent with the purpose
and intent of the Specific Plan it is amending.
The proposed Specific P/an Amendment will not create any intemal
inconsistencies within the Beiry Gardens Specific P/an and is consistent
with the Berry Gardens Specific Plan as it provides for affordab/e mu/ti-
family apartment development on 1.63 acres and provides for a t�ansition
between existing sing/e-family residentia/ and any future commercial
development.
Required CEQA Findings:
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 Specific
Plan Amendment 10-001.
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.
After holding a public hearing pursuant to State and City Codes, and considering
RESOLUTION NO. 4346
PAGE 3
the record as a whole, the City Council adopts the Mitigated Negative Declaration
and finds that there is no substantial evidence of any significant adverse effect,
either individually or cumulatively on wildlife resources as defined by Section 711.2
of the Fish and Game Code or on the habitat upon which the wildlife depends as a
result of development of this project. Further, the City Council finds that said
Mitigated Negative Declaration reflects the City's independent judgment and
analysis.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby adopts the Draft Mitigated Negative Declaration and approves Specific
Plan Amendment 10-001 (Exhibit "B") with the above findings and subject to the
conditions as set forth in Exhibit "A", attached hereto and incorporated herein by this
reference.
On motion by Council Member Brown, seconded by Council Member Guthrie, and by the
following roll call vote, to wit:
AYES: Council Members Brown, Guthrie, Costello, and Mayor Pro Tem Ray
NOES: None
ABSENT: Mayor Ferrara
the foregoing Resolution was adopted this 8` day of March 2011.
RESOLUTION NO. �I3�I�P
PAGE 4
TONY F MAYOR
ATTEST:
KELLY W TM RE, CITY CLERK
APPROVED AS TO CONTENT:
�. _
STEVEI� ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIM THY J. C L, CITY ATTORNEY
RESOLUTION NO. 4346
PAGE 5
EXHIBIT `A'
CONDITIONS OF APPROVAL
SPECIFIC PLAN AMENDMENT 10-001
SOUTHWEST CORNER OF
EAST GRAND AVENUE AND
SOUTH COURTLAND STREET
This approval authorizes
designating Subarea 3 as
standards for Subarea 4.
GENERAL CONDITIONS:
1
2.
3.
an amendment to the Berry Gardens Specific Plan,
an unplanned subarea and establishing development
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 Specific Plan
Amendment 10-001.
Development shall occur in substantial conformance with the plans presented to
the City Council at its meeting of March 8, 2011 (Exhibit "B").
4. The applicant shall agree to defend at his/her sole expense any action brought
against the City, its present or former agents, officers, or employees because of
the issuance of said approval, or in any way relating to the implementation thereof,
or in the alternative, to relinquish such approval. The applicant shall reimburse the
City, its agents, officers, or employees, for any court costs and attorney's 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.
PLANNING DIVISION:
5. The applicant shall provide the Community Development Department with twelve
(12) copies of the complete Berry Gardens Specific Plan, including all provisions
of Specific Plan Amendment 10-001 as approved.
PLANNING COMMISSION:
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7
Bicycle lanes shall be provided for on both sides of South Courtland Street along
the project frontage.
Site plans shall be designed to minimize potential conflicts between delivery
trucks and customers.
RESOLUTION NO. 4346
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MITIGATION MONITORING PROGRAM:
MM III-1: The following conditions shall be included on all construction plans and
adhered to for all construction-related permits:
. Reduce the amount of disturbed area where possible.
• Use water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site. Increase watering frequency when
wind speeds exceed 15 MPH. Reclaimed (non-potable) water shall be
used whenever possible.
• All dirt stockpile areas should be sprayed daily or as needed.
• Permanent dust-control measures identified in the approved
revegetation/landscape plans should be implemented as soon as possible
following completion of any soil-disturbing activities.
• Exposed ground areas that are planned to be reworked more than one (1)
month after initial grading should be sown with a fast-germinating native
grass seed and watered until vegetation is established.
. All disturbed soil areas not subject to revegetation should be stabilized
using approved chemical soil binders, jute netting or other methods
approved in advance by the Air Pollution Control Board (APCD).
. All roadways, driveways, sidewalks and other areas to be paved should
be completed as soon as possible. In addition, building pads should be
laid as soon as possible after grading unless seeding or soil binders are
used.
• Vehicle speed for all construction vehicles shall not exceed 15 MPH on
any unpaved surFace at the construction site.
• All trucks hauling dirt, sand, soil or other loose materials are to be covered
or shall maintain at least two (2) feet of freeboard (minimum vertical
distance between top of load and top of trailer) in accordance with CVC
Section 23114.
• Wheel-washers shall be installed where vehicles enter and exit unpaved
roads onto streets or wash off trucks and equipment prior to leaving the
construction site.
. Streets shall be swept at the end of each day if visible soil material is
carried onto adjacent paved roads. Water sweepers with reclaimed (non-
potable) water should be used where feasible.
. The contractor/builder shall designate a person or persons to monitor and
implement these measures as necessary to minimize dust complaints,
reduce visible emissions below 20% opacity and to prevent the transport
of dust off-site. The name and telephone number of such persons shall
be provided to the Air Pollution Control District (APCD) prior to the start of
any construction-related activities.
. Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors.
RESOLUTION NO. 4346
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Diesel idling within 1,000 feet of sensitive receptors shall not be permitted.
Use of alternative-fueled equipment is recommended whenever possible.
Signs that specify the no idling requirement shall be posted and enforced
at the construction site.
MM III-2: Prior to any grading activities, the project sponsor shall ensure that a
geologic evaluation is conducted to determine if naturally occurring asbestos
(NOA) is present within the area that will be disturbed. If NOA is not present, an
exemption request must be filed with the APCD. If NOA is found at the site, the
applicant must comply with all requirements outlined in the Air Resource Board
(ARB) Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying
and SurFace Mining Operations.
MM III-3: All portable equipment (50 horsepower or greater) used during
construction must be issued a permit by either the CARB or the APCD.
MM III-4: Should hydrocarbon-contaminated soil be encountered during
construction activities, the APCD shall be notified within forty-eight (48) hours of
such contaminated soil being discovered to determine if an APCD permit is
required. In addition, the following measures shall be implemented immediately
after contaminated soil is discovered:
. Covers on storage piles shall be maintained in place at all times in areas
not actively involved in soil addition or removal.
• Contaminated soil shall be covered with at least six (6) inches of packed,
uncontaminated soil or other TPH — non-permeable barrier such as plastic
tarp. No headspace shall be allowed where vapors could accumulate.
• Covered piles shall be designed in such a way as to eliminate erosion due
to wind or water. No openings in the covers are permitted.
. During soil excavation, odors shall not be evident to such a degree as to
cause a public nuisance.
• Clean soil must be segregated from contaminated soil.
MM III-5: Operation of any commercial building with a loading area shall include
the establishment of a'no idle' zone for diesel-powered delivery vehicles.
Vehicle idling shall be minimized to the maximum extent feasible using the
following techniques:
Each delivery vehicle's engine shall be shut off immediately after arrival in
the loading dock or loading area, unless the vehicle is actively
maneuvering.
The scheduling of deliveries shall be staggered to the maximum extent
feasible.
Vehicle operators shall be made aware of the 'no idle' zone, including
notification by letter to all delivery companies.
RESOLUTION NO. 4346
PAGE 8
. Prominently lettered signs shall be posted in the receiving dock area to
remind drivers to shut off their engines.
. Diesel idling within 1,000 feet of sensitive receptors is not permitted.
. Use of alternative-fueled vehicles is recommended whenever possible.
. Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors.
MM V-1: Any areas where native (non-stockpiled) soil will be disturbed by
construction activities (grading, footings, utilities, etc) shall first be inspected by a
qualified archeologist to determine if any cultural resources are present. If
cultural resources are present, a phase two archeological study shall be
conducted by a qualified archeologist and further mitigation measures identified
and implemented.
MM VI-1: The project proponent shall submit a revised geotechnical study or
addendum to the original study that either states that all conclusions and
recommendations in the original report are valid or, if the original conclusions
and recommendations are not valid, includes updated conclusions and
recommendations where necessary.
MM VI-2: All construction plans shall incorporate the recommendations of and
updated geotechnical study based on the study prepared for the project by GSI
Soils Inc. dated April 2006.
MM VII-1: All construction plans shall reflect the following GHG-reducing
measures where applicable. Prior to issuance of building permits, the project
sponsor shall submit impact reduction calculations based on these measures to
the APCD for review and approval, incorporating the following measures:
• Incorporate outdoor electrical outlets to encourage the use of electric
appliances and tools.
• Provide shade tree planting in parking lots to reduce evaporative
emissions from parked vehicles. Design should provide 50% tree
coverage within 10 years of construction using low ROG emitting, low
maintenance native drought resistant trees.
. No residential wood burning appliances.
. Provide employee lockers and showers. One shower and 5 lockers for
every 25 employees are recommended.
• Trusses for south-facing portions of roofs shall be designed to handle
dead weight loads of standard solar-heated water and photovoltaic
panels. Roof design shall include sufficient south-facing roof surface,
based on structures size and use, to accommodate adequate solar
panels. For south facing roof pitches, the closest standard roof pitch to the
ideal average solar exposure shall be used.
RESOLUTION NO. 4346
PAGE 9
. Increase the building energy rating by 20% above Title 24 requirements.
Measures used to reach the 20% rating cannot be double counted.
. Plant drought tolerant, native shade trees along southern exposures of
buildings to reduce energy used to cool buildings in summer.
• Utilize green building materials (materials which are resource efficient,
recycled, and sustainable) available locally if possible.
. install high efficiency heating and cooling systems.
. Design building to include roof overhangs that are sufficient to block the
high summer sun, but not the lower winter sun, from penetrating south
facing windows (passive solar design).
• Utilize high efficiency gas or solar water heaters.
• Utilize built-in energy efficient appliances (i.e. Energy Star�).
. Utilize double-paned windows.
. Utilize low energy street lights (i.e. sodium).
. Utilize energy efficient interior lighting.
. Install energy-reducing programmable thermostats.
. Use roofing material with a solar reflectance values meeting the EPA/DOE
Energy Star� rating to reduce summer cooling needs.
. Eliminate high water consumption landscape (e.g., plants and lawns) in
residential design. Use native plants that do not require watering and are
low ROG emitting.
• Provide on-site bicycle parking both short term (racks) and long term
(lockers, or a locked room with standard racks and access limited to
bicyclist only) to meet peak season maximum demand. One bike rack
space per 10 vehicle/employee space is recommended.
. Require the installation of electrical hookups at loading docks and the
connection of trucks equipped with electrical hookups to eliminate the
need to operate diesel-powered TRUs at the loading docks.
• Provide storage space in garage for bicycle and bicycle trailers, or
covered racks / lockers to service the residential units.
MM VII-1: The following BMPs shall be incorporated into the project:
Roof Downspout Svstem. Direct roof drains to pervious areas to allow
infiltration prior to discharging to water bodies or the municipal storm drain
system.
Run-off Control. Maintain post-development peak runoff rate and average
volume of runoff at levels that are similar to pre-development levels.
Labelinq and Maintenance of Storm Drain Facilities. Label new storm
drain inlets with "No Dumping — Drains to Ocean" to alert the public to the
destination of stormwater and to prevent direct discharge of pollutants into
the storm drain.
RESO�UTION NO. 4346
PAGE 10
. Vehicle/Equipment Cleaninq. Commercial/industrial facilities or multi-
family residential developments of 50 units or greater should either
provide a covered, bermed area for washing activities or discourage
vehicle/equipment washing by removing hose bibs and installing signs
prohibiting such uses. Vehicle/equipment washing areas shall be paved
designed to prevent run-on or run off from the area, and plumbed to drain
to the sanitary sewer.
. Car Washinq. Commercial car wash facilities shall be designed and
operated such that no runoff from the facility is discharged to the storm
drain system. Wastewater from the facility shall discharge to the sanitary
sewer or wastewater reclamation system.
• Common Area Litter Control. Implement trash management and litter
control for commercial and industrial projects or large-scale residential
developments to prevent litter and debris from being carried to water
bodies or the storm drain system.
. Food Service Facilities. Design food service facilities (including
restaurants and grocery stores) to have a sink or other area for cleaning
floor mats, containers, and equipments that is connected to a grease
interceptor prior to discharging to the sanitary sewer system. The
cleaning area should be large enough to clean the largest mat or piece of
equipment to be cleaned.
• Refuse Areas. Trash compactors, enclosures and dumpster areas should
be covered and protected from roof and surface drainage. Install a self-
contained drainage system that discharges to the sanitary sewer if water
cannot be diverted from the areas.
• Outdoor Storage Controls. Oils, fuels, solvents, coolants, and other
chemicals stored outdoors must be in containers and protected from
drainage by secondary containment structures such as berms, liners,
vaults or roof covers and/or drain to the sanitary sewer system. Bulk
materials stored outdoors must also be protected from drainage with
berms and covers. Process equipment stored outdoors must be
inspected for proper function and leaks, stored on impermeable surfaces
and covered. Implement a regular program of sweeping and litter control
and develop a spill cleanup plan for storage areas.
• Cleaninp, Maintenance and Processinq Controls. Areas used for
washing, steam cleaning, maintenance, repair or processing must have
impermeable surfaces and containment berms, roof covers, recycled
water wash facility, and discharge to the sanitary sewer. Discharges to
RESOLUTION NO. 4346
PAGE 11
the sanitary sewer may require pretreatment systems and/or approval of
an industrial waste discharge permit.
. Loadinq Dock Controls. Design loading docks to be covered, surrounded
by berms or curbs, or constructed to prevent drainage onto or from the
area. Position roof downspouts to direct stormwater away from the loading
area. Water from loading dock areas shall be drained to the sanitary
sewer, or diverted and collected for ultimate discharge to the sanitary
sewer. Door skirts between the trailers and the building should be
installed to prevent exposure of loading activities to rain.
• StreeUparkinq lot Sweepinq: Implement a program to regularly sweep
streets, sidewalks and parking lots to prevent the accumulation of litter
and debris. Debris resulting from pressure washing should be trapped
and collected to prevent entry into the storm drain system. Washwater
containing any cleaning agent or degreaser should be collected and
discharged to the sanitary sewer.
MM XII-1: All store deliveries shall be restricted to between the hours of 7:00 AM
to 10:00 PM, and the current parking limitations on either side of South
Courtland Street shall be maintained.
MM XII-2: Construction plans for any store located along the rear of Subarea 3
shall include a noise barrier, either a block wall or an extension of the store
building, to be not less than twelve (12) feet above the delivery area, tapering to
a height of six (6) at the eastern property line (back of sidewalk) at a 1:1 ratio.
Additionally, any residential structures that, absent the noise barrier, would have
a direct line of sight to the delivery area shall include acoustical treatment to
reduce exterior noise levels by thirty (30) decibels, the cost of which shall be
borne by the developer of the store.
MM XVI-1: The East Grand Avenue median located between Courtland Street
and Elm Street shall be reconstructed to accommodate an adequate length left-
turn pocket (East Grand Avenue to South Courtland Street) in accordance with
the final queuing analysis prior to operation of any commercial use on Subarea
3.
EXHIBIT B
Berry Gardens Specific Plan Amendment - Subareas 3 and 4
Purpose and Objectives
The purpose and objectives for Subareas 3 and 4 of the Berry Gardens Specific Plan include the
following:
a. Implement the goals, objectives and policies of the City of Arroyo Grende's General Plan;
b. Promote high-quality retail/commercial development within the City of Arroyo Grande's
Redevelopment Area;
c. Increase the City of Arroyo Grande's supply of affordable rental housing stock; and
d. Produce a functional, aesthetically pleasing project that will serve as a landmark in the City of
Arroyo Grande's western gateway and complete build-out of the eerry Gardens Specific Plan.
Subareas Defined
Subarea 3 consists of APN 077-131-052 and APN 077-131-054 and Subarea 4 consists of APN 077-131-
053 and APN 077-131-055 (reference Exhibit 3-4.A).
Land Use Designations and Property Development Standards
Subarea 3
Subarea 3 shall be desi�nated as an unplanned subarea, subiect to a future soecific olan amendment.
Subarea 4
Subarea 4 provides for affordable multi-family residential development of 1.63 acres. All development
within Subarea 4 shall conform to the following standards:
1. Affordability Requirement: the Subarea shall be used for the purposes of providing affordable
housing to persons with incomes not exceeding 80% of the area median income, adjusted for
household size. The monthly housing cost may not exceed 30%-80% of the area median income,
adjusted for household size.
2. Maximum Density: shall be twenty-eight (28) units per acre, inclusive of a density bonus based
on the mandatory provision of affordable housing.
3. Minimum Building Site: shall be 50,000 square-feet. No subdivision resulting in lots less than
this minimum size shall be allowed.
4. Minimum Front Yard Setback: shall be 10'. The front yard is that side which is closest to South
Courtland Street (reference Exhibit 3-4.8).
5. Minimum Interior Side Yard Setback: shall be 10' from adjacent commercial development and
30' from adjacent single-family residential development. The interior side yards of the property
are those sides which are perpendicular to the front yard of the property (reference Exhibit 3-
4.B).
6. Minimum Rear Yard Setback: shall be 20'. The rear yard of the property is that side which is
closest to the City Limit Line (reference Exhibit 3-4.6).
7. Maximum Lot Coverage: shall be 50%, inclusive of all enclosed structures.
8. Maximum Floor Area Ratio (FAR�: shall be 1.0, inclusive of total floor area.
9. Maximum Building Height: shall be 35' or three (3) stories, whichever is less and shall include
one or two-story components to provide a transition between the three-story component and
the adjacent residential neighborhood, unless the three-story component is a minimum of forty
(40) feet from the adjacent residential neighborhood. Total height including any appurtenances
shall not exceed 40'.
10. Parking: shall be provided at the ratio of 0.65 spaces for every bedroom. This ratio is based on
the mandatory provision of affordable housing and must be supported by observed parking
demand for at least three (3) similar multi-family projects located in the City or similar sized
cities spanning the past ten (10) years.
11. Minimum Open Space: shall be 35%.
East Grand Avenue Frontage
Development of Subarea 3 shall implement the objectives of the Generel Plan, Municipal Code, Design
Guidelines and Standards for Mixed-Use Districts and the East Grend Avenue Enhancement Plan relating
to streetscape character and pedestrian orientation along the East Grand Avenue frontage.
Green Building and Energy Efficiency
All new development shall be accompanied by a detailed summary outlining energy use calculations,
design features and/or operational measures that exceed minimum standards in order to make the
development more'green' and energy efficient.
Access, Circulation and Parking
1. Vehicular Access. Each Subarea shall utilize its own frontage for primary access.
2. Emergency Access. A driveway between or connecting the two Subareas shall be required to
provide for emergency access, the design of which shall be subject to Fire Department approval.
Vehicular access to the driveway may be optionally restric[ed to emergency vehicles only
through the use of bollards, a gate, or other mechanism approved by the Fire Chief.
3. Fire Access. Shall be provided per the strict application of the California Fire Code and its
appendices, as approved by the Fire Chief.
4. Pedestrian Path. A pedestrian path connecting the two subareas shall be required to encourege
interadion between the two subareas.
5. Parking Easements. A reciprocal parking easement for the benefit of all properties in Subarea 3
shall be a condition of development for each property in Subarea 3.
6. Courtland Street. Development of each Subarea shall include widening of South Courtland
Street to its ultimate width along that Subarea's frontage. There shall be no on-street parking
on South Courtland Street along the frontage of the two subareas. The southwestern curb
return at East Grand Avenue and South Courtland Street shall be rebuilt to safely accommodate
delivery trucks turning right from East Grand Avenue to South Courtland Street. The traffic
signal at East Grend Avenue and Courtland Street shall be modified to include split-phased left
tu rns.
Bus Turnout. A bus turnout shall be provided along the East Grand Avenue frontage as a
condition of subdivision/development of Subarea 3. Final design of the bus turnout shall be
subject to review and approval of the Director of Community Development.
8. Bicycle Lanes. Shall be provided on both sides of South Courtland Street along the projed
frontage.
Street Trees/Parkways and Landscaping
Street trees and parkways are not required provided that a corresponding number and type of trees are
planted within 10' of property lines and adjacent to sidewalks and that no fence or wall is erected
between the trees and the sidewalk. Internal landscaping for each Subarea shall be subject to
discretionary review and approval and should include bioswales and drought-resistant plant material.
Fences and Walls
Interior fences and walls shall be limited to 6' in height and subject to discretionary review and approval.
Retaining walls along the western edge of the property may be up to 8' in height with discretionary
approval. Perimeter fencing along the East Grend Avenue and South Courtland Street frontages shall be
limited to 3' in height unless the portion over 3', up to 6', is 90% light emitting. All fences and walls shall
be subjed to discretionary review.
Drainage and Storm Ponding Facilities
Each Subarea shall incorporete low-impact features into development and shall direct remaining
stormwater runoff east, across South Courtland Street to the Poplar Ponding Basin, which was designed
and built to accommodate development of the Subareas. Development of each property within the
Subareas shall be subject to payment of a reimbursement fee to the City for that property's
proportionate share of capacity cost.
Architectural Design Guidelines
Subarea 3
Architecturel desi�n �uidelines relatin� to Subarea 3 shall be subiect to future amendment of this
Specific Plan.
Subarea 4
1. Buildings. No specific architectural theme is required; however all buildings within the Subarea
shall reflect a residential character and be compatible with existing adjacent residential
development.
2. Signage. Shall comply with Municipal Code Section 16.60.040-A, Subsections A.2 (multi-family
complex identification) and A3 (rental office identification) and be subjed to discretionary
review and approval.
Phasing of Development
The two Subareas and/or properties within the Subareas may be developed concurrently or separately,
provided that all applicable requirements are met (emergency access, etc).
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OFFICIAL CERTIFICATION
1, KELLY WETMORE, City Clerk of the City of Arroyo Grande, County of San
Luis Obispo, State of Califomia, do hereby certify under penalty of perjury, that
Resolution No. 4346 is a true, full, and correct copy of said Resolution passed
and adopted at a regular meeting of the City CounciURedevelopment Agency of
the City of Arroyo Grande on the 8"' day of March 2011.
WITNESS my hand and the Seal of the City of Arroyo Grande affixed this 10"'
day of March 2011.
KELLY E AORE, CITY CLERK