R 4347 RESOLUTION NO. 4347
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE APPROVING CONDITIONAL USE
PERMIT 10 -003; LOCATED AT THE SOUTHWEST
CORNER OF EAST GRAND AVENUE AND SOUTH
COURTLAND STREET; APPLIED FOR BY PEOPLES'
SELF -HELP HOUSING
WHEREAS, the developer has filed Conditional Use Permit 10 -003 to develop a thirty-six
(36) unit apartment complex on 1.63 acres; and
WHEREAS, the Planning Commission of the City of Arroyo Grande adopted a Resolution
recommending that the City Council approve Conditional Use Permit 10 -003; 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 found that the project is consistent with the Mitigated Negative Declaration as
adopted for Specific Amendment 10 -001; 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:
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of
this title, the goals, and objectives of the Arroyo Grande General Plan,
and the development policies and standards of the City.
The proposed residential use is permitted within Subarea 4 of the Berry
Gardens Specific Plan and complies with all applicable Municipal Code
requirements, the goals and objectives of the General Plan and the
development policies and standards of the City.
2. The proposed use would not impair the integrity and character of the
district in which it is to be established or located.
The proposed residential use is consistent and compatible with existing
adjacent residential and commercial development and would not impair
the integrity or character of the Gateway Mixed -Use Specific Plan (GMU-
SP) district.
RESOLUTION NO. 4347
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3. The site is suitable for the type and intensity of use or development that is
proposed.
At 22 dwelling units per acre, the proposed development is below the
maximum density of 28 dwelling units per acre allowed for residential
development in Subarea 4 of the Berry Gardens Specific Plan.
4. There are adequate provisions for water, sanitation, and public utilities
and services to ensure public health and safety.
Adequate capacity for water, sanitation and public utilities and services
exist to serve the project; therefore, public health and safety will not be
impacted.
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.
The proposed use will not be detrimental to the public health, safety or
welfare nor would it be materially injurious to properties and improvements
in the vicinity.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Arroyo
Grande hereby approves Conditional Use Permit 10 -003 with the above findings and
subject to the conditions as set forth in Exhibit "A ", attached hereto and incorporated
herein by this reference.
On motion by Council Member Brown, seconded by Council Member Costello, and by the
following roll call vote, to wit:
AYES: Council Members Brown, Costello, Guthrie, and Mayor Pro Tem Ray
NOES: None
ABSENT: Ferrara
the foregoing Resolution was adopted this 8 day of March 2011.
RESOLUTION NO. I/347
PAGE 3
beg.
TONY FEGjJ MAYOR
ATTEST:
'Li // l±
KELLY TM' - E, CITY CLERK
APPROVED AS TO CONTENT:
STEVEN ADAMS, CITY MANAGER
APPROVED AS TO FORM:
TIMOTHY J. CA , CITY ATTORNEY
RESOLUTION NO. 4347
PAGE 4
EXHIBIT 'A'
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 10-003
SOUTHWEST CORNER OF
EAST GRAND AVENUE AND
SOUTH COURTLAND STREET
This approval authorizes the development of a thirty -six (36) unit apartment complex on
1.63 acres.
GENERAL CONDITIONS:
1. The developer shall ascertain and comply with all Federal, State, County and
City requirements as are applicable to this project.
2. The developer shall comply with all conditions of approval for Conditional Use
Permit 10 -003.
3. 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 developer 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 developer 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 the developer of his /her obligations under this condition.
SPECIAL CONDITION:
5. Prior to issuing any Certificates of Occupancy, secondary access or a turnaround
shall be provided to the satisfaction of the Fire Chief.
ENGINEERING DIVISION:
SPECIAL CONDITIONS
6. Verify that the existing lift station in Tract 2260 has adequate capacity to serve the
proposed development. If not, design and fund the upgrade or the lift station to the
satisfaction of the Community Development Director.
7. All on -site sewer lines will be noted as "private."
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8. The 8" water main loop through the project site shall be located in a 15' wide water
main easement.
9. Dedicate 10 feet of right -of -way on South Court land Street.
10. Install full frontage improvements (including street widening, curb, gutter,
sidewalk, landscaping and street - lighting) on South Court land Street to City
Standards. No on- street parking shall be allowed on South Court land Street.
11. Implement LID BMPs into the project design to the extent practicable, as
determined by the Director of Community Development.
12. Prior to issuance of a grading permit, the developer shall reimburse the
Redevelopment Agency for the proportionate costs associated with expansion of
the Poplar Ponding Basin.
13. Prior to issuance of a grading permit, the developer shall submit two (2) copies of
the final project- specific Water Quality Management Plan (WQMP) consistent
with San Luis Obispo Regional Water Quality Control Board (SLORWQCB)
requirements.
14. Underground all overhead utilities along the project frontage per City standards.
GENERAL CONDITIONS
15. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or
as directed by the Director of Community Development or the Director of Parks,
Recreation and Maintenance.
16. Perform construction activities during normal business hours (Monday through
Friday, 7 A.M. to 5 P.M.) for noise and inspection purposes. The developer or
contractor shall refrain from performing any work other than site maintenance
outside of these hours, unless an emergency arises or approved by the
Community Development Director . The City may hold the developer or contractor
responsible for any expenses incurred by the City due to work outside of these
hours.
IMPROVEMENT PLANS
17. All project improvements shall be designed and constructed in accordance with the
City of Arroyo Grande Standard Drawings and Specifications.
18. Submit three (3) full -size paper copies and one (1) full -size mylar copy of approved
improvement plans for inspection purposes during construction.
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19. Submit as -built plans at the completion of the project or improvements as directed
by the Community Development Director. One (1) set of mylar prints and an
electronic version on CD in AutoCAD format shall be required.
20. The following Improvement plans shall be prepared by a registered Civil Engineer
and approved by the Community Development Department:
a. Grading, drainage and erosion control,
b. Street paving, curb, gutter and sidewalk,
c. Public utilities,
d. Water and sewer,
e. Landscaping and irrigation,
f. Any other improvements as required by the Community Development
Director.
21. The site plan shall include the following:
a. The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys
b. The location, quantity and size of all existing and proposed sewer laterals.
c. The location, size and orientation of all trash enclosures.
d. All existing and proposed parcel lines and easements crossing the property.
e. The location and dimension of all existing and proposed paved areas.
f. The location of all existing and proposed public or private utilities.
22. Improvement plans shall include plan and profile of existing and proposed streets,
utilities and retaining walls.
23. Landscape and irrigation plans are required within the public right of way, and shall
be approved by the Community Development and Parks, Recreation and
Maintenance Departments.
WATER
24. Whenever possible, all water mains shall be looped to prevent dead ends. The
Director of Parks, Recreation and Maintenance must grant permission to dead end
water mains.
25. Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
26. One domestic use water meter and one irrigation meter is required for the
apartment project.
27. The developer shall complete measures to neutralize the estimated increase in
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water demand created by the project by either:
a. Implement an individual water program consisting of retrofitting existing
high -flow plumbing fixtures with low flow devices. The calculations shall be
submitted to the Director of Parks, Recreation and Maintenance for review
and approval. The proposed individual water program shall be submitted to
the City Council for approval prior to implementation; OR,
b. The developer may pay an in lieu fee for each new residential unit.
SEWER
28. A new manhole is required for connection of the proposed 6" sewer lateral to the
sewer main in Court land Street.
29. All sewer laterals within the public right of way must have a minimum slope of 2 %.
30. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with California State Health Agency standards.
31. Obtain approval from the South County Sanitation District for the development's
impact to District facilities.
PUBLIC UTILITIES
32. Underground all new public utilities in accordance with Section 16.68.050 of the
Development Code.
33. Underground improvements shall be installed prior to street paving.
34. Submit the Utility Plans to the public utility companies for review and comment.
Utility comments shall be forwarded to the Community Development Director for
approval.
35. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
36. Insert project specific conditions here.
STREETS
37. Obtain approval from the Director of Parks, Recreation and Maintenance prior to
excavating in any street recently over -laid or slurry sealed. The Director shall
approve the method of repair of any such trenches, but shall not be limited to an
overlay, slurry seal, or fog seal.
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38. All trenching in City streets shall utilize saw cutting. Any over cuts shall be cleaned
and filled with epoxy.
39. All street repairs shall be constructed to City standards.
40. Street structural sections shall be determined by an R -Value soil test, but shall not
be less than 3" of asphalt and 6" of Class II AB.
41. Overlay, slurry seal, or fog seal any roads dedicated to the City prior to acceptance
by the City may be required as directed by the Director of Parks, Recreation and
Maintenance.
CURB, GUTTER, AND SIDEWALK
42. Install new concrete curb, gutter, and sidewalk on Court land Street as directed by
the Community Development Director.
43. Utilize saw cuts for all repairs made in curb, gutter, and sidewalk.
44. Install ADA compliant facilities in accordance with current City and State
standards.
45. Install tree wells for all trees planted adjacent to curb, gutter and sidewalk to
prevent damage due to root growth.
GRADING
46. Perform all grading in conformance with the City Grading Ordinance.
47. Submit a preliminary soils report prepared by a registered Civil Engineer and
supported by adequate test borings. All earthwork design and grading shall be
performed in accordance with the approved soils report.
48. Submit all retaining wall calculations for review and approval by the Community
Development Director for walls not constructed per City standards.
DRAINAGE
49. All off -site drainage facilities shall be designed to accommodate a 100 -year
storm flow. The developer shall provide calculations to verify that the Poplar
Ponding Basin can accommodate post - development storm flow from the project.
50. All drainage facilities shall be in accordance with the Drainage Master Plan.
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DEDICATIONS AND EASEMENTS
51. All easements, abandonments, or similar documents to be recorded as a
document separate from a map, shall be prepared by the developer on 8 1/2 x 11
City standard forms, and shall include legal descriptions, sketches, closure
calculations, and a current preliminary title report. The developer shall be
responsible for all required fees, including any additional required City processing.
52. The developer shall dedicate pedestrian access easements to the back of the
meandering sidewalk.
53. Street tree planting and maintenance easements shall be dedicated adjacent to all
street right of ways. Street tree easements shall be a minimum of 10 feet beyond
the right of way, except that street tree easements shall exclude the area covered
by public utility easements.
54. A Public Utility Easement (PUE) shall be reserved a minimum 6 feet wide adjacent
to all street right of ways. The PUE shall be wider where necessary for the
installation or maintenance of the public utility vaults, pads, or similar facilities.
PERMITS
55. Obtain an encroachment permit prior to performing any of the following:
a. Performing work in the City right of way,
b. Staging work in the City right of way,
c. Stockpiling material in the City right of way,
d. Storing equipment in the City right of way.
56. Obtain a grading permit prior to commencement of any grading operations on site.
FEES
57. Pay all required City fees at the time they are due (for your information, the
"Procedure for Protesting Fees, Dedications, Reservations or Exactions" is
provided below).
58. Water Meter, service main, distribution, and availability fees, to be based on
codes and rates in effect at the time of building permit issuance.
59. Water neutralization fee, to be based on codes and rates in effect at the time of
building permit issuance.
60. Traffic Impact fee, to be based on codes and rates in effect at the time of
RESOLUTION NO. 4347
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building permit issuance.
61. Traffic Signalization fee, to be based on codes and rates in effect at the time of
building permit issuance.
62. Sewer hook -up & facility Permit fees, to be based on codes and rates in effect at
the time of building permit issuance.
63. Drainage fee, as required by the area drainage plan for the area being
developed.
64. Building Permit fees, to be based on codes and rates in effect at the time of
building permit issuance.
65. Strong Motion Instrumentation Program (SMIP) fee, to be based on codes and
rates in effect at the time of building permit issuance in accordance with State
mandate.
66. Park Development fee, to be based on codes and rates in effect at the time of
building permit issuance.
67. Park Improvements fee, to be based on codes and rates in effect at the time of
building permit issuance.
68. Street Tree fees, to be based on codes and rates in effect at the time of building
permit issuance.
69. Community Centers fee, to be based on codes and rates in effect at the time of
building permit issuance.
70. Fire Protection fee, to be based on codes and rates in effect at the time of building
permit issuance.
71. Police Facilities fee, to be based on codes and rates in effect at the time of
building permit issuance.
72. Fees to be paid prior to plan approval:
a. Plan check for grading plans based on an approved earthwork estimate.
b. Plan check for improvement plans based on an approved construction cost
estimate.
c. Permit Fee for grading plans based on an approved earthwork estimate.
d. Inspection fee of public works construction plans based on an approved
construction cost estimate.
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73. Impact fees to specific capital improvement projects as determined by the
Community Development Director.
PROCEDURE FOR PROTESTING FEES, DEDICATIONS, RESERVATIONS OR
EXACTIONS:
(A) Any party may protest the imposition of any fees, dedications, reservations, or
other exactions imposed on a development project, for the purpose of defraying
all or a portion of the cost of public facilities related to the development project by
meeting both of the following requirements:
(1) Tendering any required payment in full or providing satisfactory evidence of
arrangements to pay the fee when due or ensure performance of the
conditions necessary to meet the requirements of the imposition.
(2) Serving written notice on the City Council, which notice shall contain all of
the following information:
(a) A statement that the required payment is tendered or will be
tendered when due, or that any conditions which have been imposed
are provided for or satisfied, under protest.
(b) A statement informing the City Council of the factual elements of
the dispute and the legal theory forming the basis for the protest.
(B) A protest filed pursuant to subdivision (A) shall be filed at the time of the
approval or conditional approval of the development or within 90 days after the
date of the imposition of the fees, dedications, reservations, or other exactions to
be imposed on a development project.
(C) Any party who files a protest pursuant to subdivision (A) may file an action to
attack, review, set aside, void, or annul the imposition of the fees, dedications
reservations, or other exactions imposed on a development project by a local
agency within 180 days after the delivery of the notice.
(D) Approval or conditional approval of a development occurs, for the purposes of
this section, when the tentative map, tentative parcel map, or parcel map is
approved or conditionally approved or when the parcel map is recorded if a
tentative map or tentative parcel map is not required.
(E) The imposition of fees, dedications, reservations, or other exactions occurs, for
the purposes of this section, when they are imposed or levied on a specific
development.
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AGREEMENTS
74. Inspection Agreement: Prior to approval of an improvement plan, the developer
shall enter into an agreement with the City for inspection of the required
improvements.
75. Covenants, Conditions, and Restrictions as required by the City.
IMPROVEMENT SECURITIES
76. All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
77. Submit an engineer's estimate of quantities for public improvements for review by
the Community Development Director.
78. Provide financial security for the following, to be based upon a construction cost
estimate approved by the Community Development Director:
• Faithful Performance: 100% of the approved estimated cost of all
improvements,
• Labor and Materials: 50% of the approved estimated cost of all
improvements
• One Year Guarantee: 10% of the approved estimated cost of all
improvements. This bond is required prior to acceptance of the
improvements.
OTHER DOCUMENTATION
79. Tax Certificate: The developer shall furnish a certificate from the tax collector's
office indicating that there are no unpaid taxes or special assessments against the
property. The developer may be required to bond for any unpaid taxes or liens
against the property. This shall be submitted prior to plan check.
80. Preliminary Title Report: A current preliminary title report shall be submitted to the
Director of Public Works prior to plan check.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
81. All utilities shall be operational.
82. All essential project improvements shall be constructed prior to occupancy. Non-
essential improvements, guaranteed by an agreement and financial securities,
may be constructed after occupancy as directed by the Community Development
Director.
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83. Prior to the final 10% of occupancies for the project are issued, all improvements
shall be fully constructed and accepted by the City.
BUILDING DIVISION:
84. All buildings shall comply with the latest adopted California Building Codes.
FIRE DEPARTMENT:
85. The number and location of all required fire hydrants shall be determined by the
Fire Chief.
86. Installation of a NFPA 13R Fire Protection System shall be required for all
residential units.
87. Installation of an NFPA 13 system shall be required for the community building.
88. Prior to occupancy, provide a directory map sign shall be installed at the
entrance to the site that shows the location of all dwelling units. The directory
sign should be of a size that is easily readable and shall be approved by the Fire
Chief prior to installation.
89. Fire extinguishers shall be located within 75' of all front doors of each residential
unit in a protective enclosure with appropriate signs posted.
90. Gas meters shall be labeled with units served and signage posted, RED in color,
with letters 1" minimum in height, indicating the location.
91. Electrical room(s) / electrical meters shall be posted with signage, RED in color,
with letters 1" minimum in height, stating: ELECTRICAL ROOM / unit serviced.
92. Address number shall be Arabic numerals or Alphabet Letters. Numbers shall be
a minimum of 4 inches high with a minimum stoke width of 0.5 inch in residential
/ commercial zones.
93. The driveway shall be designated and posted as "Fire Lane, No Parking ". All
designated fire lanes shall be red striped with the words FIRE LANE stenciled
every 50 feet.
94. As per CFC 503.2.3, the driveway shall be designed and maintained to support
the imposed loads of fire apparatus (75,000 pounds minimum).
95. Prior to delivery of combustible building materials on -site, the hydrants and water
system shall pass all required tests and be connected to the public water system.
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96. Prior to construction of combustible materials, an all- weather surface shall be in
place to provide adequate access for emergency vehicles. The surface shall be
of sufficient thickness to support the imposed load of a fire apparatus. The
access for use of firefighting equipment shall be provided to the immediate job
construction site at the start of construction and maintained at all time until
construction is completed.
97. The water system for the project shall be looped, either as a stand -alone system
or in conjunction with Subarea 3.
RECREATION AND MAINTENANCE FACILITIES
98. Prior to issuance of a building permit, a final landscape /irrigation plan shall be
submitted to the Director of Recreation and Maintenance Facilities for review and
approval.
POLICE DEPARTMENT
99. A final lighting plan and all proposed safety measures shall be submitted to the
Police Department for review and approval prior to the issuance of a building
permit.
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
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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.
• 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 GARB 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:
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• 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.
• 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
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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.
• 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
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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 System. Direct roof drains to pervious areas to allow
infiltration prior to discharging to water bodies or the municipal storm drain
system.
• Run -off Control. Maintain post - development peak runoff rate and average
volume of runoff at levels that are similar to pre - development levels.
• Labeling and Maintenance of Storm Drain Facilities. Label new storm
drain inlets with "No Dumping — Drains to Ocean" to alert the public to the
destination of stormwater and to prevent direct discharge of pollutants into
the storm drain.
• Vehicle /Equipment Cleaning. Commercial /industrial facilities or multi-
family residential developments of 50 units or greater should either
provide a covered, bermed area for washing activities or discourage
vehicle /equipment washing by removing hose bibs and installing signs
prohibiting such uses. Vehicle /equipment washing areas shall be paved
designed to prevent run -on or run off from the area, and plumbed to drain
to the sanitary sewer.
• Car Washing. 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
RESOLUTION NO. 4347
PAGE 19
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.
• Cleaning, Maintenance and Processing 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
the sanitary sewer may require pretreatment systems and /or approval of
an industrial waste discharge permit.
• Loading Dock Controls. Design loading docks to be covered, surrounded
by berms or curbs, or constructed to prevent drainage onto or from the
area. Position roof downspouts to direct stormwater away from the loading
area. Water from loading dock areas shall be drained to the sanitary
sewer, or diverted and collected for ultimate discharge to the sanitary
sewer. Door skirts between the trailers and the building should be
installed to prevent exposure of loading activities to rain.
• Street/parking lot Sweeping: Implement a program to regularly sweep
streets, sidewalks and parking lots to prevent the accumulation of litter
and debris. Debris resulting from pressure washing should be trapped
and collected to prevent entry into the storm drain system. 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
Court land Street shall be maintained.
MM XII -2: Construction plans for any store located along the rear of Subarea 3
RESOLUTION NO. 4347
PAGE 20
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 Court land Street
and Elm Street shall be reconstructed to accommodate an adequate length left -
turn pocket (East Grand Avenue to South Court land Street) in accordance with
the final queuing analysis prior to operation of any commercial use on Subarea
3.
OFFICIAL CERTIFICATION
I, KELLY WETMORE, City Clerk of the City of Arroyo Grande, County of San
Luis Obispo, State of California, do hereby certify under penalty of perjury, that
Resolution No. 4347 is a true, full, and correct copy of said Resolution passed
and adopted at a regular meeting of the City Council /Redevelopment 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.
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0/6 1 41,604.-C--
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KELLY ET`' ORE, CITY CLERK