R 3157
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RESOLUTION NO. 3157
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARROYO GRANDE APPROVING PD SPECIFIC
PLAN/CONDITIONAL USE PERMIT CASE NO. 96-541; r
TENTATIVE TRACT MAP 2220 AND PLANNED SIGN
PROGRAM 96-118, APPLIED FOR BY GENCOM, INC. FOR
AN APPROXIMA TEL Y 45 ACRE SITE AT WEST BRANCH t
STREET AND RANCHO P ARKW A Y, REFERRED TO AS
GRANDE PLAZA.
WHEREAS, GenCom, Inc. (the "Applicant") has submitted applications to the City of
Arroyo Grande for a planned development specific plan/conditional use permit; tentative tract
map and a planned sign program for an approximately 45 acre site located at West Branch Street
and Rancho Parkway, referred to as Grande Plaza; and
WHEREAS, the City Council of the City of Arroyo Grande has prepared an
Environmental Impact Report (EIR) for the Grande Plaza; and
WHEREAS, a Draft Environmental Impact Report was prepared and circulated for public
review in accordance with CEQA and the City's local CEQA guidelines; and
WHEREAS, the Planning Commission of the City of Arroyo Grande held public hearings
on April 16, May 24, June 4, and June 20, 1996, and the City Council held a public hearing on
July 9, 1996 to consider the request and allowed all interested persons the opportunity to be
heard; and
WHEREAS, a Final Environmental Impact Report was prepared which incorporates
written responses to comments received on the Draft EIR in accordance with CEQA and the
City's local CEQA guidelines; and
WHEREAS, adverse environmental impacts are mitigated to the maximum extent feasible
by the mitigation measures described in the Final Environmental Impact Report, and no additional
environmental review is required pursuant to Section 15162 of the State CEQA Guidelines; and
WHEREAS, the City Council has reviewed and considered the information contained in
the Final Environmental Impact Report, written and oral staff reports. Additional infonnation
supporting the following fmdings is provided in Attachment "B". Written reports are r
incorporated by this reference.
PD Specific Plan Findings: l -
1. The proposed specific development plan is consistent with the goals, objectives policies
and programs of the Arroyo Grande General Plan.
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RESOLUTION NO. 3157
PAGE TWO
2. The proposed specific development plan will not adversely affect the public health, safety,
or welfare, or result in an illogical land use pattern.
3. The proposed specific development plan is necessary and desirable in order to Implement
the provisions ofthe General Plan.
4. The development standards contained in the specific development plan will result in a
superior development to that which would occur using standard zoning and development
regulations.
Tentative Tract Map Findings:
1. The proposed Tentative Tract Map' 2220 is consistent with goals, objectives, policies,
plans, programs, intent, and requirements of the Arroyo Grande General Plan, as well as
any applicable Specific Plan, and the requirements of Title 9.
2. The site for proposed Tentative Tract Map 2220 is physically suitable for the type of
development proposed.
3. The site for proposed Tentative Tract Map 2220 is physically suited for the proposed
density of development.
4. The design of Tentative Tract Map 2220 and the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat.
5. The design of the subdivision for Tentative Tract Map 2220 and the type of improvements
are not likely to cause serious public health problems.
6. The design of the Tentative Tract Map 2220 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 Tract Map or that alternate easements will be substantially
equivalent to ones previously acquired by the public.
7. The discharge of waste from the proposed subdivision in 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. The existing waste
discharge sewer system can accommodate the wastes that may result from this project.
8. Adequate public services and facilities exist or will be provided as the result of the
proposed Tentative Tract Map 2220 to support project development.
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RESOLUTION NO. 3157
P AGE THREE
Planned Sign Program Findings:
L The proposed signs as conditioned, are consistent with the goals, objectives, policies and r
programs of the Arroyo Grande General Pian. Additional review of signage by the staff
and Architectural Advisory Committee is required prior to approval. Said review will be
pursuant to project-specific design guidelines which are required by the PD approval.
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2. The proposed signs conform to the applicable development standards as modified by the
PD Specific Plan, and provisions of this Title and will not be detrimental to the public
heal th, safety or welfare.
3. The physical location or placement of signs are compatible with the surrounding
neighborhood and does not pose a safety risk.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Arroyo
Grande as follows:
1. The City Council certifies that the Environmental Impact Report has been prepared
and completed in compliance with CEQA, the State CEQA Guidelines, and the
City's Rules and Procedures.
2. The City Council hereby states that the information contained in the final EIR has
been reviewed and considered by the members of the City Council.
3. The City Council hereby approves the applications submitted by GenCom, Inc. for
a planned development ordinance amendment; conditional use pennit (specific
development plan); tentative tract map and a planned sign program, subject to the
Conditions of Approval in Attachment "A".
On motion by Council Member Souza , seconded by Council
Member Brandy , and by the following roll call vote, to wit:
AYES: Souza, Brandy, Fuller, and Mayor Dougall
NOES: Council Member Lady
ABSENT: None (
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the foregoing Resolution was passed and adopted this 9th day of July, 1996. I
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RESOLUTION NO. 3157
PAGE FOUR
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ATTEST: NANCY A. A VIS, CITY CLERK
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APPROVED AS TO FORM: {~~ ~
TIiTHY J. ~/ITY ATIORNEY
APPROVED AS TO CONTENT: t&L<JTL. H(w;-'
ROBERT L. HUNT, CITY MANAGER
I, NANCY A. DAVIS, City Clerk of the City of Arroyo Grande, County of San Luis
Obispo, State of California, do hereby certify under penalty of perjury that the foregoing
Resolution No. 3 157 is a true, fuJI, and correct copy of said Resolution passed and adopted
this 9th day of July, 1996.
WITNESS my hand and the Seal of the City of Arroyo Grande, affixed this day of
July, 1996.
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NANCY A A VIS, CITY CLERK
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ATTACHMENT "An
PD Ordinance Case No. 96-00 I;
Conditional Use Pennit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996 [
Page 1 .
DRAFr CONDITIONS OF APPROVAL
GENERAL CONDITIONS
COMMUNITY DEVELOPMENT DEPARTMENT
1. The applicant shan 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 the following applications:
Planned Development Ordinance Case No. 96-001; Conditional Use Permit Case No. 96-
541 (Specific Development Plan); Tentative Tract Map No. 2220; Planned Sign Program
Case 96-118.
3. These applications shall automatically expire on [date of adoption], 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. The
tentative map approval shall automatically expire on [date of adoption], unless the final
map is recorded or an extension is granted pursuant to Section 9-02.140.C. oftl1e
Development Code.
4. One yen r a neT the issuance of a final certificate of occupancy, the applications shaH be
reviewed by lhe Traffic Committee and the City Council for traffic impacts on Rancho
Parkway and Camin<} Mercado, to determine if the portion of Camino Mercado between
the entrance on Camino Mercado and Rancho Parkway should be converted to a one way
street (west). A public hearing shall be required to review this issue. The applicant shall
deposit with the City a bond or other security equal to the cost of such conversion as
determined by the Public Works Director. This bond or security shall be released if the
one-way street is deemed not necessary.
5. Development shall occur in substantial confonnance with the plans presented to the (
Planning Commission at the meeting of [date of adoption] and marked "Exhibit "A", and
Exhibits "C" through "E".
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6. 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
re!inC)ui~h such approval. The applicant shall reimburse the City, its agents, officers, or
, '
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996
Page 2
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.
7. Prior to issuance of a certificate of occupancy, for the first bui1ding the developer shall
provide mail receptacles for the units as required by the Postmaster of the Pisrno Beach
Post Office.
TREES
8. Prior to issuance of grading permit and during construction the applicant shall
comply with the provisions of Ordinance 431 C.S., the Community Tree Ordinance.
TRA..FFIC/SIGNALIZA TION FEES
9. Prior to final inspection the applicant shall pay the applicable Transportation Facilities
Development Impact Fee as required by Arroyo Grande Municipal Code Section 3-2.50 I
et. 'seq., as may be updated in conjunction with the revised. Circulation Element due to be
adopted in 1996-1997. (The payment of updated fee amounts is required as a mitigation
measure under CEQA.) If the impact fees have not been revised to reflect changes related
to the updated Circulation Element, applicant shall pay fees equal to 150% of fees in effect
at the time of fmal inspection. Once updated fee amounts are adopt~ fees paid for future
phases shall be discounted if any overpayment occurs.
10. Prior to final inspection, the applicant shall pay the applicable Traffic Signalization Fees
as required by Municipal Code Section 3-2.3, et.seq. Said fees may be reduced by the
costs of installing traffic signals required by this approval.
LIGHTING
II. Prior to issuance of a building pennit, an exterior lighting plan and site lighting footcandle
plan shall be prepared subject to the review and approval of the Community Development
and Police Departments which shall comply with the provisions of Development Code
Sections 9-12.070 C(3) and 9-10.080.
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PD Ordinance Case No. 96-00 l;
Conditional Use Pennit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996 r
Page 3
NOISE
12. Construction shaIl be limited to between the hours of7:00 am and 6:00 pm on non-holiday
weekdays, and on Saturdays to between the hours 8:00 am and 6:00 pm. The operation of
heavy equipment in the area of the project to the southeast of Rancho Parkway, adjacent
to the school shall be limited to operation during the summer months, or required to install
temporary noise barriers. If operation during school year is necessary, such operation
shall be after regular school hours. Extended hours may be approved by the Public Works
Director with the concurrence of the ST. Patrick's School administration. Prior to such
grading, a noise abatement plan shall be submitted to the Community Development
Director for approval.
DEVELOPMENT CODE .
13. Development shall conform with the adopted zoning requirements except as otherwise
approved.
14. Signage shall be subject to the requirements of Development Code Chapter 9-13. An
exception shall be granted for this project to exceed sign standards as follows: all center
identification signs may be up to, but not exceed twenty (20) feet in height and three
hundred (300) square feet in sign area.
15. Prior to issuance of a certificate of occupancy for all buildings, all ducts, meters, air
conditioning equipment and all other mechanical equipment, whether on the ground, on
the structure or elsewhere, shall be screened from public view with materials
architecturally compatible with the main structure. It is especially important that gas and
electric meters, electric transformers, and large water piping systems be completely
screened from public view. All roof-mounted equipment which generates noise, solid
particles, odors, etcetera, shall cause the objectionable material to be directed away from
residential properties. A plan for the treatment of roof tops shall be submitted to the
Community Development Department prior to issuance of building pennil Fire {
Department connections shall be separate from double-defector check valve assemblies to 1
allow screening of the double defector check valve assembly. !
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16. The applicant shall submit revised Design Review Guidelines to be approved by the
Architectural Advisory Committee, prior to the issuance of first building permits. The
Design Review Guidelines shall include the architectural style permitted; and the colors;
materials and structural design details allowed. Prior to issuance of any building pennits,
PD Ordinance Case No. 96-00 1;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996
Page 4 -
the design of all structures, including screening and retaining wall design, shall be subject
to review by the Community Development Director for consistency with the approved
guidelines. The Director may refer said designs to the AAC for their review and
recommendations.
17. Setbacks and lot coverage and maximum building footprints shall be as shown on the
development plans, Exhibit "A," except as specifically modified by these conditions.
18. All parking spaces adjacent to a wall, fence, or property line shall have a minimum width
of 11 feet.
19. All planted areas shall be separated from driveway by concrete curbs.
20. The developer shall comply with Development Code Chapter 9-04, "Land Divisions."
21. The developer shall comply with Development Code Chapter 9-14, "Dedications, Fees and
Reservations. "
22. Prior to issuance of certificate of occupancy of first building, the developer shall comply
with Development Code Sections 9-10.070, "Fences, Walls and Hedges"; 9-10.080,
"Lighting"; 9-10.110, "Performance Standards"; and 9-10.120 "Screening Requirements."
23. Prior to issuance of grading or building permits, the developer shall comply with
Development Code, Chapter 9-12, "Parking and Loading Requirements."
24. Prior to paint or stucco color coat being applied to any building, the applicant shall paint a
test patch on the building including all colors. The remainder of the building may not be
painted until inspected by the Architectural Advisory Committee and 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.
JOINT MAINTENANCE AGREEMENT
25. Prior to recordation of the final map, a joint maintenance agreement for all shared
facilities including: common driveways; open space areas; sewer lines; storm drains etc.,
shall be submitted for review and approval of the City Attorney. The joint maintenance
agreement shall be recorded concurrently with the final/parcel map.
PD Ordinance Case No. 96-001;
Conditional Use Pennit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996 r
Page 5
BONDING/SURETY l
26. Prior to recordation of the final map, the applicant shall bond for conversion of the
portion of Camino Mercado between the entrance on Camino Mercado and Rancho
Parkway as a one way street. See also Condition 4.
LANDSCAPING
27. Prior to issuance of a building permit, a landscaping and irrigation plan shall be
prepared by a licensed landscape architect subject to review and approval by the Planning
Commission, Community Development, Police, Building and Fire, and Parks and
Recreation Departments. The landscaping plan shall include the following:
(1) Tree staking, soil preparation and planting detail;
(2) The use of landscaping to screen ground-mounted utility and mechanical
equipment;
(3) The required landscaping and improvements. This includes:
(a) Deep root planters shaH be included in areas where trees are within five
feet (5') of asphalt or concrete surfaces and curbs;
(b) Water conservation practices including the use oflow flow heads, drip
irrigation, mulch, gravel, drought tolerant plants and mulches shall be
incorporated into the landscaping plan;
(c) All slopes 2: 1 or greater shall have jute mesh, nylon mesh or equivalent
material;
(d) An automated irrigation system;
(4) The size, type and location of all plant materials;
(5) The type and location of all paving and furniture, including benches, fountains, or
other features.
(6) Treatment of all unbuilt pads.
PD Ordinance Case No. 96-001;
Conditional Use Pennit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996
Page 6
SOLID W ASTE
28. Prior to issuance of a building pennit for each building, a site plan shall be submitted
identifying the location of all trash containers, for review and approval by the Public
Works Department and the Community Development Department
29. In such cases where trash bin enclosures are to be installed abutting structures, the
common wall shall be of a noncombustible masonry type material with no openings for
vents or windows.
30. Interior vehicle travelways shall be designed to be capable of withstanding loads imposed
by trash trucks.
UNDERGROUND UTILITIES
31. Prior to recordation of the tract map, the developer shall comply with Development
Code Chapter 9-15, "Improvements". All new and onsite utilities shall be underground.
SPECIAL CONDITIONS
32. The applicant shall insta1llandscape screening along West Branch in front of the detention
basin to buffer the view of the detention basin from public view.
Landscape screening shall also be required along the west side of Rancho Parkway, at
varying heights to buffer the view of the buildings and parking lot from the adjacent
residences. To protect the views of the adjacent residences, trees shall be clustered to
afford views or by the selection of species that because of height or canopy density will
afford views ofthe horizon. Landscaping in this area shall confonn to the landscape plans
approved by the Planning Commission and the Director of Parks and Recreation.
Significant landscape screening shall be placed adjacent to the east wall of Major tenant
VII and the rear loading areas, to reduce visibility of the center from the adjacent
residences.
33. Prior to issuance of a building pennit for major tenant VII, a plan for the treatment of all
loading areas and storage areas shall be submitted to the Community Development
Director. Said plan shall ensure that such areas are screened from view by the residents on
Rancho Parkway.
,
PD Ordinance Case No. 96-00 I;
Conditional Use Pennit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCorn, Inc. - Grande Plaza Shopping Center
July 9, 1996 [
Page 7
34. All buildings shan not exceed thirty (30) feet in height and shall not block the views from
the adjacent residences to the west (except that architectural projections for roofline
variation and projections to screen roof mechanical equipment, may project up to thirty_
four (34) feet). Grading cut and fiIl ~;lopes shall be in confonnance with the approved
grading plan shown in Exhibit "A."
35. The parking lot site plan shall be revised to show additional landscaping. Emphasis shall
be on planters with trees to break up aisles of parking spaces. The revision shall be
indicated in the landscaping plan required by Condition 27.
36. Per Title 24, Section 2-7102 of the State Disabled Access Regulations, the parking lot
shall provide seven (7) handicapped parking spaces for the fIrst fIve hundred (500), and
one (I) parking space for each additional two hundred (200).
37. The applicant shall install a sidewalk separated by a landscaped parkway extending the
project length of Rancho Parkway and Camino Mercado. The location and design of said
sidewalk and parkway shan be subject to review and approval by the City Engineer.
~ {I i ':\<.'1" to issuance of building pennits, a revised circulation plan shall be submitted showing
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IlIe InC:Jlion for a transit turnout. It shall be located on a street frontage or in the project
parking Jot. the location and design shall be subject to review and ~pproval of the
Community Development Director; after review and recommendation by the Director of
SCAT and SLRTA. At least 26 parking spaces shall be designated and signed as a park
and ride lot. Bicycle racks shall be installed at the equivalent of three (3) percent of the
total amount of parking spaces.
39. Prior to recordation of the final map, the applicant shall submit a Transportation Demand
Management program to reduce single-occupant car transportation, to be approved by the
Community Development Department Director.
P ARKS AND RECREA nON DEPARTMENT CONDITIONS r
These features shall be reflected on a revised site plan subject to review and approval of the Parks !
and Recreation Director and Community Development Director. ,
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Landscaping:
40. The developer shall pay the current street tree planting fee/deposit One IS gallon size or
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PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996
Page 8
larger street tree is required for every' fifty (50') feet ofproject frontage. Prior to issuance
of the certificate of occupancy, the developer, with the approval of the Park and
Recreation Director, may install all IS gallon trees and receive a refund of deposit.
Additionally, developer shall pay an appropriate deposit to cover installation of irrigation,
landscaping, street tree planting materials, as detennined by the Parks and Recreation
Director and Community Development Director. Additional conditions regarding tree
species allowed are as follows:
(a) Very few pines to be used in landscaping plan, due to pine pitch canker disease in
area.
(b) No Laurel Figs to be included in landscape areas adjacent to sidewalks, parking
lots, buildings, curbs.
Tree PreservationlTree Removal Plan:
41. Prior to issuance of a grading or building pennit, the developer shall submit a tree
preservation and tree removal plan to the Director of Parks and Recreation/City Arborist
for undeveloped parcels or lots with trees. The plan shall include the location, size and
specie of all trees located on the lot or on adjoining lots, where development could affect
the roots or limbs on trees or adjacent property.
42. All significant trees to be removed as designated by the Director of Parks and
Recreation/City Arborist shall be replaced at a 3: 1 ratio and planted on site. With the
approval of the parks and Recreation Director, tree removal shall be mitigated by planting
on site, off-site, or payment of in-lieu fees (at the current street tree fee rate for a 15
gallon tree). Larger trees may be required to mitigate tree removal. Prior to issuance of a
grading pennit, all trees shall be planted or fees paid.
43. Prior to issuance of a grading pennit, all trees to remain on site shall be marked with
paint/ribbon and protected by a five (5') foot vinyl or chain link fence. The fence shall be
located at a minimum of eight (8') foot radius trom the trunk of the tree.
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44. All trees on the construction site to be preserved shall be protected under the conditions of
the Community Tree Ordinance (431 C. S.) which include but are not limited to:
(a) No mechanical trenching within the drip line of a tree, unless approved by the
Parks and Recreation Director.
PO Ordinance Case No. 96-00 I;
Conditional Use Pennit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996 f~
Page 9 i
(b) No storage of equipment, suppJies, tools, etc., within 8' of the trunk of any tree.
(c) No grading shall occur under a trees dripline, unless approved by the Parks and
Recreation Director.
(d) A five foot (5') protective fence shall be constructed a minimum of8' from the
trunk of each tree.
45. All trees to be pruned, shall be pruned under supervision of a Certified Arborist using the
International Society of Agricultural Pruning Standards.
Special Conditions:
46. The method of maintenance of detention basin shall be included on the plans (developer is
responsible for installation, operation, planting and maintenance of all landscaped areas,
private or public property).
47. Developer shall provide design details (or vendor specifications) for aU streets cape items
(planters, waste containers, benches, bicycle racks etc.) with first building permit
applications.
48. A deposit shall be required to cover the installation of irrigation, landscaping, and plant
materials (relocation) based upon the estimate of costs to be paid for and provided by the
developer. See condition 26.
49. Parking lot design shall include provisions for oversized, recreational vehicle parking
spaces; location and design shaH be subject to review and approval of the Parks and
Recreation Director.
POLICE DEPARTMENT CONDITIONS
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50. Prior to issuance of certificate of occupancy for first building, the applicant shall post i
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handicapped parking, per Police Department requirements. ;
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51. Prior to issuance of certificate of occupancy for each building, the developer shall install a
burglary (or robbery) alarm system per Police Department guidelines, and pay the Police
Department alann permit application fee of(S30.oo).
PD Ordinance Case No. 96-00 I;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996
Page 10
Special Conditions:
52. Driveways on West Branch shall be prohibited for the proposed restaurant site at comer of
West Branch and Rancho Parkway.
BUILDING AND FIRE DEPARTMENT CONDITIONS
53. Prior to issuance of certificate of occupancy for each building, all addresses shall be clearly
visible on individual buildings.
UBCIUFC:
54. 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.
55. All roofs shall be class "A",
Fire Lanes:
56. Fire lanes access roads must be installed prior to construction of first building.
57. All fire lanes must be posted and enforced, per Police Department and Fire Department
guidelines.
Construction Tax:
58. Prior to issuance of building permits, applicant shall pay a construction tax pursuant to
Article 5, Chapter 31, Title 3 of the Arroyo Grande Municipal Code.
Fire Hydrants:
59. Prior to importation of lumber on the site, fire hydrants shall be installed, per Fire
Department and Public Works Department standards.
Abandonments/Non-Conforming:
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PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996
Page 11
60. Prior to issuance of first grading pennit or building pennit, whichever occurs flI'S~
applicant shall show proof of properly abandoning all non-confonning items such as septic
tanks, wells, underground piping and other undesirable conditions.
Security Key Box:
6l. Prior to issuance of a certificate of occupancy for each building, applicant must provide
approved "security key vault" per Building and Fire Department guidelines.
Fire Sprinkler:
62. Prior to issuance of a certificate of occupancy, all buildings must be fully sprinldered per
Building and Fire Department guidelines.
Opticom Device:
63. An opticom traffic signal pre-emption device shall be installed that meets Building and Fire
Department requirements, where traffic signals are installed.
Demolition Pennit/Retaining Walls:
64. Prior to issuance of a building pennit, a demolition permit must be applied for, approved
and issued for Sizzler relocation.
65. Separate permits must be obtained for retaining walls.
Fire Flow:
66. Project shall have a fire flow of2,000 gpm for a duration of 4 hours.
Other Permits:
67. Prior to issuance of a building pennit, County Health Department approval is required for
all back flow prevention devices and restaurants.
Compaction Test:
68. Prior to concrete pour inspection, compaction tests are required for all footings.
PO Ordinance Case No. 96-00 1;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996 [
Page 12
Electrical Conduit:
69. Electrical conduit shall have a separate ground wire installed.
Special Conditions:
70. Must comply with Article 87 of the UFC during construction.
PUBLIC WORKS DEPARTMENT CONDITIONS
All conditions of approval herein specified, unless otherwise noted, are to be
complied with prior to the filing of the map.
Streets:
71. The applicant shall offer for dedication to the public by certificate on the map or by
separate document road widening as may be required on Camino Mercado, Rancho
Parkway and West Branch Street as required by the traffic report, or the Director of
Public Works.
72. The intersection of West Branch and Rancho Parkway shall be designed ih accordance
with City Standards or as directed by the Director of Public Works.
73. Access shall be denied to lots 4, 5, 6, 7, and 8 from Camino Mercado and lots 8, 9, 10, II
12, q, and 16 ftom Rancho Parkway, and lots 2, 11 and 16 from West Branch Street, and
this shall be by certificate and designation on the map.
74. A private easement be reserved on the map or by separate document for shared access and
parking on all lots, including the existing Festival Theater parking lot and parcel.
75. Improvements required for project development will include street paving, curb, gutter, (
street lights, sidewalks, landscaping, the required utilities, grading, drainage and conduits I
for signalized cross walk on Rancho Parkway.
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76. Prior to street paving, all underground improvements required for development of parcels
within Tract 2220 shall be installed.
.
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996
Page 13
Grading:
77. All grading shall be done in conformance with Grading Ordinance 303 C.S.
Improvements:
78. All public improvements shall be designed in accordance with City specifications and
standards, including the following:
a. Street plan and profile:
b. Drainage ditches, culverts, and other structures (if drainage calculation require):
c. Water plan:
d. Sewer plan:
e. Grading and erosion control plan for subdivision related improvements:
f. Provide necessary easements to all water and sewer mains and storm drains.
79. Prior to approval of grading and improvement plans, the applicant shall enter into an
agreement with the City for inspection of said improvements.
Water:
80. Fire hydrants shall be installed at minimum of intervals along all public streets and on site
subject to approval of the Fire Chief.
Sewer:
81. The subdivider shall install sewer laterals to each buildable lot shown on the tentative map
at a size appropriate for proposed use. The minimum size shall be calculated and
submitted to the Public Works Director for approval.
82. Abandonment of existing sewer and drainage easement shall be in accordance with
applicable provisions of the subdivision map act
83. The applicant is in the process of revising the Preliminary Plans for water, sewer and
storm drains. The revised Plans shall be subject tot he approval of the Public Works
Director.
84. City will not take maintenance of on-site storm drains installed by this project
,
..
PO Ordinance Case No. 96-001;
Conditional Use Pennit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996 r
Page 14
Stonn Drainage:
85. An on-site grading plan incorporating a retarding basin with discharge to a point of
discharge approved by the City Engineer, will be required upon development in
accordance with Public Works and Community Development requirements.
86. Prior to recordation of the final map, the retardation basin shall be fully constructed in
accordance with approved plan or bonded for, and shall be constructed and functional
prior to issuance of any pennit to any parcel within Tract 2220.
87. A funding arrangement for the perpetual maintenance of the retarding basin shall be
submitted to the City for review and approval. Any maintenance agreement required for
said funding arrangement shall be recorded simultaneously with the recordation of the fmal
map. A copy of the recorded document shall be submitted to the City.
88. The Public Improvement Plan submittal shall include landscaping and irrigation plans for
the retardation basin, if the basin is to be maintained as part of a City landscape
maintenance district. The applicant's Engineer shall submit three (3) prints of the
landscaping and irrigation plans to the Public Works Department for checking purposes (l
set for Community Development, I set for Parks and Recreation). The landscape plans
will be part of the Public Improvement Plans, as reproducible mylar prints.
89. The applicant shall provide on-site retardation facilities designed and constructed to Public
Works and Community Development requirements prior to recordation of final/parcel
map. The facilities shall be designed to accommodate the increased drainage water flow
of a 100 year stonn event as a result of new development.
Public Utilities:
90. All new public utilities shall be undergrounded to comply with the Development Code.
r .'
91. All existing on-site public utilities shall be placed underground.
Prior to occupancy of any parcel within tract 2220, all public utilities shall be operational.
92. l
'-
93. At time of Public Improvement Plan review, plans shall be submitted to all applicable
public utility companies including but not limited to Pacific Gas and Electric (p.G. & E.),
General Telephone (G.T.E.), Cable TV and Southern California Gas Company for review.
.' ,
. . .
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996
Page 15
Comments from the utilities regarding required easements, transformer locations, etc. shall
be forwarded to Public Works Department for review and approvaL
EasementsIDedications:
94. A Public Utility, Cable TV, and Telephone easement shall be dedicated in a size and
location approved by the Public Works Dept. All public utility easements shall be shown
on the map.
95. The applicant shall dedicate pedestrian access and traffic control device easements at all
signal controlled intersections. The easement shall follow the Public Utility Easemen~ as
applicable, from curb return to curb return.
96. Retarding basins shall be dedicated on the final map as drainage easements, common to all
lots within Tract 2220 and areas tributary outside of Tract 2220.
97. All easements to be abandoned by the map (Government Code Section 66499.20) shall be
clearly identified as such with City-approved notation on the tentative and final map.
Soil Testing:
98. Prior to approval of tract map, a preliminary soils report, prepared by a civil engineer
registered in this state, and based upon adequate test borings, shall be required and
submitted to Public Works Department to comply with Government Code 66490
(Sub~vision Map Act).
99. Prior to approval of Improvement Plans, a soil analysis will be required for the
determination of street structural sections.
Fees:
100. Applicants shall pay engineering fees, per Resolution 2470.
Bonds/Surety:
101. Faithful Performance - 100% of the approved estimated cost of all public improvements.
102. Labor & Materials - 50% of the approved cost estimate.
, '.
. .
PD Ordinance Case No. 96-001;
Conditional Use Pennit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996 r
Page 16
103 One Year Guarantee - 10% of the approved cost estimate.
104. Monumentation - Prior to recordation of the final/parcel map, amount set by the
developer's engineer and approved by the Public Works Department of the monuments are
to be set and accepted by the City.
105. A grading and drainage and sedimentation and erosion control bond if grading is granted
by the City Council during the rainy season.
106. Prior to recordation of the final map, a current preliminary title report and subdivision
guarantee shall be submitted to the Public Works Director.
107. Public improvement plans prepared by a registered civil engineer and approved by the
Public Works Department will be required. hnprovement plans shall include surface
improvements plan and profile, underground improvements plan and profile, and signing
and striping plan for all arterial streets.
108. The Public Improvement Plan submittal shall include landscaping and irrigation plans for
any area ofPubIic right-of-way where landscaping is to be maintained by a City landscape
maintenance district. The Engineer shall submit three (3) prints of the landscaping and
irrigation plans to the Public Works Department for checking purposes (1 set for the
Community Development Department and 1 set for Parks and Recreation). The landscape
plans, when approved, shall be submitted to Public Works Department as reproducible
mylar prints.
109. The developer shall be responsible during construction for cleaning city streets, curbs,
gutters and sidewalks of dirt tracked from the subject site. The flushing of dirt and 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.
(
110. All required improvements shall be designed and constructed in accordance with the City i
of Arroyo Grande Standard Specifications and Drawings, including any standards updated I
prior to approval of the improvement plans. l
...._~
Engineering:
111. After the requested information is added to the plans they shall be resubmitted to the
. .
. . .
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996
Page 17
.
Public Works Department for checking and approval prior to issuance of a building
permit. The foHowing items shall be incorporated and labeled as proposed or existing, on
the site/utility plan before resubmitta1:
a. Location & sizes of public water, sewer & storm drainage facilities in abutting
street/alleys.
b. Location, quantity & sizes of all proposed/existing sewer & water laterals.
c. Location, quantity & orientation of trash enclosures.
d. Show all parcel lines and easements crossing the project site.
e. Show the locations and.dimensions of all existing driveways and sidewalk.
f. Location of street lights, utility poles, guy wires, telephone facilities, gas lines and
so forth.
112. All work performed within the State Highway 101 right-of-way requires an encroachment
pennit issued by California Department of Transportation. A note to this effect shaH
appear on the plans as applicable.
113. Reciprocal access, utility and drainage easements may be required for the subject project
prior to issuance of building permits. (The specific easements needed cannot be
dete~ned at this time with the information submitted.)
114. Installation of Public Improvements by developer:
a. The developer shall install a handicap ramp on an curb returns at street
intersections.
Water:
115. Backflow prevention devices shall be installed by the applicant on all water services as
required by the W ater Superintenden~ County health officer or their representatives as
necessary for the safety of the water system. Examples of the types of uses requiring
backflow prevention include medical uses, landscape services, on-site plumbing which
incorporates pumps, etc. If in doub~ contact the City Water Superintendent for
.
, .
.
PO Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996 r
Page 18
determination. Show backflow prevention devices on building plans at time of submittal. t
116. Each water meter will require a separate lateral to the mainline. Identify as such on the
building plans.
117. If the Fire Department is requiring an on-site fire hydrant, the water main to the fire
hydrant shall be a public facility. This will require public improvement plans prepared by a
registered civil engineer and approved by the Public Works Department. The water line
shall be installed within a 10' wide water line easement.
Special Conditions:
118. Developer shall install public improvements on West Branch Street from project to
Camino Mercado. Precise design and location shall be subject to review and approval by
the Public Works Department.
119. Developer shall relocate existing 8" PVC sewer in the bank of retention basin out from the
bank.
120. Developer shall extend 12" water main in Camino Mercado and provide pressure reducing
valve (PR V) as it connects to the low pressure zone.
121. Developer shall loop the water main in lot 3 to West Branch Street and loop water mains
in lots 15 and 16 together.
122. No sewer laterals shall be connected direct to manholes.
123. Developer shall provide for additional water system improvements for peak. day usage and
fire flow.
Developer shall submit erosion control, sedimentation control plan as part of master r -.
124.
grading plan.
125. Loop all water lines, subject to review and approval by the Public Works Department. l
'--
126. The applicant shall pay for cost recovery for all consultant plan checking and processing
fees.
." .
. .
, . .
PD Ordinance Case No. 96-001;
Conditional Use Permit Case No. 96-541 (Specific Development Plan);
Tentative Tract Map No. 2220; and
Planned Sign Program
GenCom, Inc. - Grande Plaza Shopping Center
July 9, 1996
Page 19
127. This project shall be subject to all mitigation measures in the Final Environmental Impact
Report (State Clearinghouse #96011063), which are incorporated herein by this reference.
Minor changes in the implementation of said measures may be approved by the discretion
of the Community Development Director ifin the Director's opinion such changes do not
substantially affect the intent of said mitigation measures.
;
128. Developer shall provide a pedestrian crossing connecting the east and west portions of the
project on Rancho Parkway, and it shall have special pavement treatment and signage,
design shall be subject to approval of the Public Works Director.
129. Pedestrian walkways between the theater and larger retail stores shaU not be integral with
the roadway, to the extent practical.
130. Food service uses shall be pennitted along both sides of the conidor between the theater
and larger retail stores; size and location shall be subject to approval by the Community
Development Director.
131. A community performing arts theater shall be a permitted use in this project.
132. Major entry signs at West Branch shall be subject to approval oftbe Planning
Commission.
133. CCR'S shall include provisions for maintenance of the site and landscaping and procedure
for pruning/eliminating trees that obstruct views, signage or parking lot lighting.
134. Approved uses shall include offices, supermarkets, and drive-through restaurants;
however, the location of any supermarket shall be limited to that portion of the site west
of Rancho Parkway and any drive-through restaurant shall be subject to "site plan review"
and approval by the Community Development Director.
135. Minor changes to these conditions and mitigation measures may be approved by the
Community Development Director, provided that in the Director's opinion, such changes
do not significantly alter the intent of said conditions or mitigations.
..
. . -
ATTACHMENT "B"
ADDITIONAL FINDINGS
In addition to the written and oral staff reports and the Draft and Final EIR, the following
infonnation supports the findings: r
t
PD Specific Plan:
1. As discussed above, the proposed project implements the general plan which designates this
area for commercial uses. A discussion of general plan and zoning consistency is provided in the
EIR and staff reports.
2. The EIR analyzes the potential impacts of the project; most of the impacts are found to be
insignificant or may be reduced to less than significant levels through mitigations which have been
incorporated into the project. The project will contribute to cumulative traffic and air quality
problems; however, the public benefits related to convenience, jobs and net revenues to the city
are deemed to outweigh these potential impacts.
3. The commercial project is appropriate in scale for this large site, and is consistent with the
development agreement approved by the city for tbis area. The project provides adequate
parking, landscaping, and does not exceed usual standards for coverage, heights or other
standards. A PO specific plan is required by the city code to set forth the development type,
location, and design proposed for the implementation of the PO ordinance. The proposal, as
analyzed in the EIR and in the various staff reports, meets those purposes.
4. The development as proposed meets or exceeds all development standards otherwise required
in commercial districts; furthennore, it has been designed to protect views; provides more
landscaping than the minimum standards; will incorporate design guidelines to ensure proper
review and coordinated architecture among the buildings to be developed; provides a park. and
ride lot, emergency vehicle parking, bus parking, transit turnouts, and other amenities which are
beyond the city's usual standard requirements.
Tentative Map:
1. As noted above, the proposal is consistent with the general plan, PD and Title 9. This is also
discussed in the EIR and in the various staff reports.
2 through 5. These issues are analyzed in the EIR which concludes that there will not be (
problems with the physical development related to the size, topography or other site ,
I
characteristics; that no impacts to wildlife or habitats will result; and that adequate public services i
\
can be provided with the mitigations proposed, avoiding serious public health problems. -
1
. - _._-~
..
6. The subdivision and improvements do not alter public roads or right-of-ways or other public
access easements, except to actually widen them in some places to afford better public access in
this area.
7. Sewer impacts are discussed in the EIR which found that sewer system can accommodate the
project and, therefore, no violations of the water code should result.
8. The EIR specifically analyzes public services and facilities and finds them adequate for the
project.
,Planned Sign Program:
1-2. The conditions of approval require design guidelines for the entire project; signs will be
reviewed for consistency with these guidelines. The proposed entry signs do exceed usual height
standards, and depending on the final design, may also exceed usual area standards; but signs
larger or taller than these standards may be pennitted through the PD. In this case, the large size
ofthe project, its large site and its orientation away from any residential areas and toward the
freeway, warrant some relaxation ofthe usual standards. That notwithstanding the conditions of
approval set maximum height and area limits for these signs deemed appropriate for the scale and
location of the project.
3. The location of the main project signs has been moved to the West Branch Street entry, away
from all residential areas; no impacts on the surrounding area are expected. The location of the
signs will be set back from comers and rights-of-way to avoid any significant safety risks.
2