MEETING AGENDA PLANNING COMMISSION CITY HALL COUNCIL CHAMBER 154 SOUTH EIGHTH STREET GROVER BEACH, CALIFORNIA WEDNESDAY, SEPTEMBER 12, :30 P.M.

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1 MEETING AGENDA PLANNING COMMISSION CITY HALL COUNCIL CHAMBER 154 SOUTH EIGHTH STREET GROVER BEACH, CALIFORNIA WEDNESDAY, SEPTEMBER 12, :30 P.M. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting, please contact the City Clerk's Office (805) at least 48 hours prior to the meeting to ensure that reasonable arrangements can be made to provide accessibility to the meeting. CALL TO ORDER FLAG SALUTE ROLL CALL: Commissioners Halverson, McLaughlin, Rodman, Vice Chair Blum and Chair Laferriere. AGENDA REVIEW: At this time the Planning Commission will review the order of business to be conducted and receive requests for, or make announcements regarding, any change(s) in the order of the day. The Commission should by motion adopt the agenda as presented or as revised. PUBLIC COMMENTS: At this point of the meeting, members of the public may bring up any items within the jurisdiction of the Planning Commission that are not on the agenda. Please limit your comments to three (3) minutes. The Planning Commission will listen to all comments; however, in compliance with the Brown Act, the Commission cannot act on items not on the agenda. CONSENT ITEMS: 1. Meeting Minutes of the August 14, 2018 Special Planning Commission Meeting Recommended Action: Staff recommends that the Planning Commission approve the minutes as submitted. PUBLIC HEARING ITEMS: 2. Development Application Applicant Bischoff Homes The Planning Commission will consider a Development Permit and Tentative Parcel Map (G ) to construct a three unit, two-story Planned Unit Development. The property is located at 267 North 14th Street (APN ) in the High Density Residential (R3) Zone. The project is categorically exempt from the California Environmental Quality Act. Recommended Action: Staff recommends that the Planning Commission adopt the resolution approving Development Application

2 Planning Commission Agenda September 12, 2018 Page 2 3. Development Application Applicant Jerry Shaw The Planning Commission will consider a Development Permit to construct a two-story, 3,169 square foot single family residence with a three car garage with a maximum height of 25 feet. Story poles have been erected to demonstrate the proposed building envelope that would be located above 15 feet. The property is located at 1628 Laguna Court (APN ) in the Low Density Residential (R1) Zone. The project is categorically exempt from the California Environmental Quality Act. Recommended Action: Staff recommends that the Planning Commission adopt the resolution approving Development Application Draft Citywide Industrial Design Guidelines Applicant City of Grover Beach The Planning Commission will make a recommendation to the City Council to adopt Industrial Design Guidelines that would create design parameters for new and redeveloped buildings and properties in the Industrial (I), Coastal Industrial (CI), and Coastal Industrial Commercial (CIC) zones. Recommended Action: Staff recommends that the Planning Commission recommend to the City Council adoption of a resolution approving Citywide Industrial Design Guidelines. COMMISSIONERS' COMMENTS COMMUNITY DEVELOPMENT DIRECTOR S REPORT ADJOURNMENT * * * * * * * * * * * * The agenda and staff reports or other written materials relating to each item of business referred to on this agenda are available from the City website and a public counter copy is available for public inspection and reproduction during normal business hours at City Hall, 154 South 8th Street, Grover Beach, CA. Related materials submitted after distribution of the agenda packet are available in the Community Development Department during normal business hours. If you have questions regarding any agenda item, please contact the Community Development Department at commdev@groverbeach.org or (805) Any writings or documents regarding any item on this agenda, not exempt from public disclosure, provided to a majority of the Planning Commission and distributed subsequent to distribution of the agenda packet will be made available for public inspection in the Community Development Department during normal business hours. PLANNING COMMISSION MEETING PROCEDURES Per Resolution No , Planning Commission meetings are scheduled to start at 6:30 p.m. and conclude no later than 11:00 p.m. Any public items remaining on the agenda at 11:00 p.m. that have not been discussed or considered by the Planning Commission will be continued to either an adjourned special meeting of the Planning Commission (scheduled before the next regular meeting) or to the next regular meeting. However, the Planning Commission may choose to continue the meeting past 11:00 p.m. upon a proper motion and a super majority vote in favor of such an action.

3 Planning Commission Agenda September 12, 2018 Page 3 Planning Commission Meetings are conducted under the authority of the Chair. The Chair will announce each item which will be read into the record; thereafter, the hearing will be conducted as follows: 1. Staff will present the staff report and recommendation on the proposal being heard and respond to questions from the Planning Commission. 2. The Chair will open the public hearing by first asking the project applicant/agent to present any points necessary for the Commission, as well as the public, to fully understand the proposal. 3. The Chair will then ask other interested persons to come to the podium to present testimony either in support of or in opposition to the proposal. 4. Finally, the Chair will invite the applicant/agent back to the podium to respond to the public testimony. Thereafter, the Chair will close the public testimony portion of the hearing and limit further discussion to the Commission and Staff prior to the Commission taking action on the item. RULES FOR PRESENTING TESTIMONY Planning Commission hearings can involve highly emotional issues. It is important that all participants conduct themselves with courtesy, dignity, and respect. All persons who wish to present testimony must observe the following rules: 1. When you come to the podium, first identify yourself and give your city of residence. Commission meetings are recorded and this information is required for the record. 2. Address your testimony to the Chair. Conversation or debate between a speaker at the podium and a member of the audience or staff is not permitted. 3. Keep your testimony brief and to the point. Talk about the proposal and not about individuals involved. On occasion, the Chair may be required to place time limits on testimony. In those cases, proposal description/clarification will be limited to minutes, individual testimony to three minutes, and speakers representing organized groups to five minutes. Focus testimony on the most important parts of the proposal, do not repeat points made by others, and do not applaud during testimony. 4. Written testimony is acceptable. However, letters are most effective when presented at least a week in advance of the hearing. Mail should be directed to the Community Development Department, to the attention of the Community Development Director. APPEALS If you are dissatisfied with any aspect of an approval or denial of a project, you have the right to appeal this decision (pursuant to Grover Beach Municipal Code, Article IX, Chapter 7) to the City of Grover Beach City Council within ten working days after the date of action, in writing, to the City Clerk. The appeal fee of $300 must accompany the appeal form. The appeal will not be considered complete if a fee is required, but not paid. The appeal must be on an original form with original signature, a FAX is not accepted.

4 SPECIAL MEETING MINUTES PLANNING COMMISSION CITY HALL COUNCIL CHAMBER 154 SOUTH EIGHTH STREET GROVER BEACH, CALIFORNIA TUESDAY, AUGUST 14, 2018 CALL TO ORDER FLAG SALUTE 6:42 p.m. Commissioner Halverson. ROLL CALL: Commissioners Halverson, Vice Chair Blum and Chair Laferriere were present. Commissioners McLaughlin and Rodman were absent. City Staff: Community Development Director Bruce Buckingham, Senior Planner Rafael Castillo, and Building and Planning Tech Mesa. AGENDA REVIEW: Action: It was m/s by Vice Chair Blum / Commissioner Halverson to accept the agenda as presented, with the exception of moving item #3 to item #2 to accommodate a time conflict. The motion passed unanimously. D R PUBLIC COMMENTS: There was no one present that wished to speak. CONSENT ITEMS: 1. Meeting Minutes of the July 11, 2018 Planning Commission Meeting Action: It was m/s by Vice Chair Blum / Commissioner Halverson to approve the meeting minutes from July 11, 2018 as presented, and the motion passed unanimously. PUBLIC HEARING ITEMS: 2. Development Application Applicant America s Best Cannabis, LLC The Planning Commission will consider a Use Permit to operation a commercial medical and adult-use cannabis distribution facility. The property is located at 930 Huber Street Unit H (APN ) in the Industrial (I) Zone. The project is categorically exempt from the California Environmental Quality Act. Senior Planner Castillo presented the staff report. A F T Vice Chair Blum asked a question in regards to sewer connections for other owners in the existing commercial condo complex. Director Buckingham indicated owners can tie into laterals when they are ready as they are private. Chair Laferriere asked for an update on the commercial condo association and their insurance issues based on the last meeting. Chair Laferriere opened the public hearing, and invited the applicant to the podium. Agenda Item No. 1

5 Special Planning Commission Minutes August 14, 2018 Page 2 Warren Hamrick, Architect, spoke briefly on the sewer connection and asked the commission that CDD-7, trash enclosure elevation condition, be revised. Patrick Wilkison, representative for the applicant gave an update on the issuance issue for the condo association. No one from the public spoke. Chair Laferriere closed the public hearing. Chair Laferriere asked staff in regards to the trash enclosure condition. Senior Planner Castillo directed the commission that there were options to include either the change in elevation for the trash enclosure as proposed, or include secure trash storage inside the building. Action: It was m/s Vice Chair Blum / Commissioner Halverson to adopt the resolution approving Development Application 18-40, with modification to condition CDD-7 to ensure secure storage within the building. The motion carried on the following roll call vote: D AYES: NOES: ABSENT: ABSTAIN: Commissioner Halverson, Vice Chair Blum, and Chair Laferriere. Commissioners None. Commissioners McLaughlin and Rodman. Commissioners None. R 3. Development Application Applicant Cody McLaughlin The Planning Commission will consider a Development Permit and Tentative Parcel Map (GB 3118) to construct a two unit, two-story Planned Unit Development. The property is located at 260 North 5 th Street (APN ) in the High Density Residential (R3) zone. The project is categorically exempt from the California Environmental Quality Act. Chair Laferriere noted that staff received an inquiry regarding this project and staff responded to the two questions. Building/Planning Technician Mesa presented the staff report. Chair Laferriere reiterated at this project does not have the same review requirements as the R1 Zone north of Grand Avenue. The applicant was not present and no one from the public spoke. Chair Laferriere closed the public hearing. Chair Laferriere reiterated that the roof deck would be increased to meet the minimum requirement. A F T Vice Chair Blum commented on his support of this infill project. Action: It was m/s Commissioner Halverson / Vice Chair Blum to adopt the resolution approving the Development Application The motion carried on the following roll call vote:

6 Special Planning Commission Minutes August 14, 2018 Page 3 AYES: NOES: ABSENT: ABSTAIN: Commissioner Halverson, Vice Chair Blum, and Chair Laferriere. Commissioners None. Commissioners McLaughlin and Rodman. Commissioners None. 4. Development Application Applicant Legends Grover Beach, LLC The Planning Commission will consider a Use Permit to operation a commercial medical and adult-use cannabis volatile manufacturing facility and distribution center. The property is located at 821 South Fourth Street (APN ) in the Coastal Industrial (CI) Zone. The proposed project is categorically exempt from the California Environmental Quality Act and volatile manufacturing was analyzed as a part of the certified negative declaration for Ordinance The project is located in the Coastal Zone. Senior Planner Castillo presented the staff report. D Commissioner Halverson asked a question regard parking and handicapped spaces. Chair Laferriere opened the public hearing, and invited the applicant to the podium. Craig Smith, the Applicant s Representative, introduced himself and spoke regarding the proposed project before the commission and provided a summary of Type 2 manufacturing process for fire and life safety. No one from the public spoke. Chair Laferriere closed the public hearing. Director Buckingham reminded the Commission that the City Council would hold a public hearing regarding fire and life safety regulations at the next city council meeting for type 2 manufacturing. Action: It was m/s Commissioner Halverson / Vice Chair Blum to adopt the resolution approving Development Application The motion carried on the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: COMMISSIONERS' COMMENTS Commissioner Halverson, Vice Chair Blum, and Chair Laferriere. Commissioners None. Commissioners McLaughlin and Rodman. Commissioners None. None. COMMUNITY DEVELOPMENT DIRECTOR S REPORT Director Buckingham stated that there will be items for the September Planning Commission meeting, including residential projects. In October, we are looking to bring parking standards update for Commission review, and a Draft Sign Ordinance in November. Director Buckingham also provided a brief update to expect the six (6) lot industrial development on Huston Street to be brought before the commission before the end of the year. R A F T

7 Special Planning Commission Minutes August 14, 2018 Page 4 ADJOURNMENT 7:28 p.m. CHAIR LAFERRIERE SECRETARY TO THE PLANNING COMMISSION BRUCE BUCKINGHAM, COMMUNITY DEVELOPMENT DIRECTOR (approved at PC meeting of, 2018) D R A F T

8 PLANNING COMMISSION STAFF REPORT TO: Honorable Chair & Planning Commission DATE: September 12, 2018 FROM: PREPARED BY: SUBJECT: Bruce Buckingham, Community Development Director Cassandra Mesa, Building/Planning Technician Development Application Request for a Development Permit and Vesting Tentative Parcel Map for a three unit, two-story Planned Unit Development located at 267 North 14 th Street RECOMMENDATION Staff recommends that the Planning Commission adopt the resolution approving Development Application for a Development Permit and a three parcel Vesting Tentative Parcel Map and a Planned Unit Development. BACKGROUND Existing Site Conditions The subject site is an 11,750 square foot lot. The easterly property line fronts North 14 th Street. There are two existing single family residences that were built in 1952 and The existing houses are not designated historical resources and are proposed to be demolished. The site has overhead service lines to the existing residences from a pole across the street with distribution lines along the east side street frontage of North 14 th Street. The site frontage is currently development with curb, gutter, and sidewalk. However the existing driveway does not meet the current city standard. Site Photos Agenda Item No. 2

9 Staff Report: Development Application for 267 North 14 th Street Page 2 September 12, 2018 Data Summary: Applicant: Bischoff Homes Owner: Thomas O Sullivan General Plan Designation: High Density Residential Zoning: High Density Residential (R3) Surrounding Zones & Existing Uses: North: Medium Density Residential (R2) 2 unit PUD, one and two-story single family residences South: High Density Residential (R3) 4 unit PUD East: High Density Residential (R3) 6 unit PUD West: High Density Residential (R3) 2 unit PUD and one-story single family residence Vicinity Map Brighton Ave. R2 R3 Project Description The applicant proposes a three parcel subdivision (G ) and construction of a three unit Planned Unit Development (PUD) project (reference Attachment 1, Exhibit A). All three parcels would be approximately 3,560, 3,670, and 4,520 square feet in size. All three residences would be two-story, approximately 1,600 square feet in size and include three bedrooms, three and one- half bathrooms, an attached garage, second floor deck, and roof deck. The earth-toned units would have a stucco finish and concrete tile roofs.

10 Staff Report: Development Application for 267 North 14 th Street Page 3 September 12, 2018 Parcel 1 Parcel 2 Parcel 3 A new shared driveway that meets city standards is proposed. The shared driveway would be constructed with permeable pavers. All drainage would be retained on-site with an underground basin in the shared driveway. The project proposes to install two street trees and landscape all yard areas. DISCUSSION General Plan The General Plan Land Use Element has three policies (LU-3.1, LU-20.9, and LU-20.8) that apply to this project. These policies are reiterated in Development Code Section B. LU-3.1 Compatible infill development. Housing built within an existing neighborhood should be compatible in scale and in character with that neighborhood. Where neighborhoods are primarily single story, two story housing may be permitted but should be designed to respect the privacy of surrounding residences. All multifamily development and large group-living facilities should be compatible with nearby, lower density development. a. Architectural Character. New buildings should respect existing buildings where they contribute to neighborhood architectural character, in terms of size, spacing, and variety. b. Privacy and Solar Access. New buildings should be designed to respect the privacy and solar access of neighboring buildings and outdoor use areas, particularly where multistory buildings or additions may overlook backyards of adjacent dwellings. c. Compatible Color and Materials. New buildings should employ a palette of building materials and colors that complements the existing development where they contribute to neighborhood architectural character. Architectural Character & Compatibility The neighborhood is composed of a mix of one and two story residential developments. The neighborhood has a variety of architectural styles and colors. The proposed architectural style, roof lines, materials, and colors are compatible with the residences in the vicinity. Therefore, staff believes that the proposed architectural character, materials and color are compatible with the neighborhood.

11 Staff Report: Development Application for 267 North 14 th Street Page 4 September 12, 2018 Privacy Staff believes that the proposed residences have been designed to meet the intent of the policy regarding privacy of the neighboring residences. The proposed residences are proposed 26 feet from the southerly property line, with the proposed shared driveway providing a buffer to the residences to the south. The roof decks are set back at least six feet from the floors below to minimize views into the adjacent properties. The front and middle units are both proposed fifteen feet from the northerly property line. Five high windows for the dining room and living room are proposed to be north facing on the second floor. The rear unit is proposed ten feet from the northerly and westerly property lines. Like the front two units, five high windows for the dining room and living room are proposed to be north facing on the second floor. Standard windows are proposed to be west facing on the second floor, including three for the living room, one for a bathroom, and three for the master bedroom. However, based on the distance, staff believes that the privacy of the adjacent property has been respected. LU-20.9 Building height of residential infill development. The height of residential infill projects should be consistent with that of surrounding residential structures, and incorporate features to protect existing views and privacy where reasonable. Where greater height is desired, an infill structure should set back the upper floors from the edge of the first story to reduce impacts on adjacent properties. Although the R3 zone allows a maximum height of 32 feet, the proposed dwellings are approximately 23 feet in height. The property is not subject to the Development Code findings required for R1 projects that views are not substantially obstructed from adjacent properties. The adjacent properties contain a mixture of single and two-story structures. Therefore, the proposed two-story units are compatible with adjacent one and two-story residences and multifamily buildings. LU-20.8 Qualities desired in residential development. Residential projects should provide: a. Privacy, for occupants and neighbors of the project; b. Adequate usable outdoor area, sheltered from noise and prevailing winds, and oriented to receive light and sunshine; c. Use of natural ventilation, sunlight, and shade to make indoor and outdoor spaces comfortable with minimum mechanical support; d. Pleasant views from and toward the project; e. Security and safety; f. Separate paths for vehicles and for people, and bike paths along collector streets; g. Adequate parking and storage space; h. Noise and visual separation from adjacent roads and commercial uses. i. Design elements that facilitate neighborhood interaction, such as front porches, front yards along streets, entryways facing public walkways, and building design and orientation to minimize the prominence of the garage door. The units have a private yard area for their usable private outdoor area in the form of both yard area and a roof deck. The front doors face the respective street and the garage doors face the common driveway. Therefore, staff believes that the proposed project is consistent with policy LU-20.8.

12 Staff Report: Development Application for 267 North 14 th Street Page 5 September 12, 2018 Development Code The Development Code describes the High Density Residential Zone (R3) as an area of the City intended primarily for small lot detached and attached single-family dwellings and multi-family residential dwellings. The proposed Planned Unit Development is consistent with the purpose and intent of the R3 Zone. This project requires a Development Permit to ensure compliance with Development Code Section 4.30 Residential Common Area Developments. The proposed project complies with the development standards for the R3 Zone and Residential Common Area Developments as shown and discussed below. High Density Residential Zone Development Standard Density Requirement Maximum 20 units per gross acre (seven units allowed) Three units Proposed Parcel 3 Parcel 2 Parcel 1 Front Setback 15 feet minimum 15 feet n/a n/a Side Setbacks 5 feet minimum 15 feet 15 feet 10 feet Rear Setback 10 feet minimum n/a n/a 10 feet Building Height (from average natural grade) Residential Common Area Development Standard 25 feet maximum 22 feet, 8 ½ inches 23 feet, ½ inches 22 feet, 8 ½ inches Requirement Parcel 3 Parcel 2 Parcel 1 Minimum Lot Size 3,500 square feet 4,521 square feet 3,667 square feet 3,562 square feet Lot Coverage 35 percent maximum 25 percent 31 percent 32 percent Open Space Coverage 35 percent minimum 46 percent 36 percent 35 percent Private Yard Area Second Floor Area to First Floor Area Ratio Laundry Facilities Storage Area Trash Receptacles 300 square feet plus 30 square feet for every 100 square feet of dwelling exceeding 1000 square feet Second floor area can be a maximum of 80% of the first floor Laundry area to accommodate a washer and dryer Minimum 200 cubic feet, exterior or above hood line in garage Individual trash cans stored in garage or screened from view Distance Between Detached Units Parking 2 car garage and 1 parking space per unit Fenced Yard and Decks: 1,316 square feet (510 square feet required) Fenced Yard and Decks: 1,463 square feet (510 square feet required) Fenced Yard and Decks: 1,277 square feet (510 square feet required) 80 percent 80 percent 80 percent Laundry Room on first floor 10 feet minimum 13 feet, 9 inches Laundry Room on first floor Laundry Room on first floor In garage In garage In garage To the side of the residences behind the gate 2 car garage and 1 parking space per unit

13 Staff Report: Development Application for 267 North 14 th Street Page 6 September 12, 2018 Development Code Section also includes the following design standards for Planned Unit Developments: 1. The design of the units shall promote architectural as well as visual relief, thereby reducing the overall structural bulk, especially on the second floor. 2. Consistent with consideration of bulk, scale, and design, the project shall minimize any cantilevering of the second floor over the first floor. 3. The height and scale of each dwelling shall be compatible with the site and existing (or proposed) adjacent buildings. 4. Architectural style is not restricted. Evaluation of the appearance of a project shall be based on the quality of its design and relationship to its surroundings. 5. Materials shall be of durable quality. 6. Monotony of design in single or multiple building projects shall be avoided. Variation in detail, form, and siting shall be used to provide visual interest. In multiple building projects, variable siting or individual buildings shall be used to prevent a monotonous appearance. Staff believes the project complies with the above design standards. Public Works Department The lot is currently improved with curb, gutter, and sidewalk. However, in addition to constructing project-related improvements, the applicant is responsible for reconstructing the existing public improvements (curb, gutter, sidewalk, and street conform) as needed to conform to City Standards. The Pavement Condition Index for the 200 block of North 14 th Street is below 60. Therefore, the project is also required to construct street improvements along the frontage of the property up to the centerline of the right of way in order to comply with Development Code Section The project has been conditioned to install the required improvements. Development Code Section 5.40 requires new construction underground all existing and proposed overhead utilities or pay an in-lieu fee adopted by the City Council. In addition, the Code requires all overhead service lines be placed underground. Development Code Section 5.50 requires new construction to retain all drainage on-site. Therefore, an underground retention system is proposed within the shared driveway to retain all runoff on-site consistent with City Standards. Fire Department Installation of fire sprinklers is required for new residential units.

14 Staff Report: Development Application for 267 North 14 th Street Page 7 September 12, 2018 Environmental Review The project qualifies for the following two California Environmental Quality Act (CEQA) Categorically Exemptions: Class 3 (Section 15301): This section exempts new construction of small projects involving four or less residential dwelling units. Class 15 (Section 15315): This section exempts land divisions which create four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent. The project proposes the subdivision of three parcels and creation of single family residences. Therefore, the project is exempt from CEQA review. ALTERNATIVES The Planning Commission has the following alternatives to consider: 1. Adopt the resolution approving Development Application for a Development Permit and Vesting Tentative Parcel Map; or 2. Direct staff to prepare a resolution denying the project with findings; or 3. Provide alternative direction to staff. PUBLIC NOTIFICATION On August 31, 2018, the Public Hearing notice was posted on the subject property and mailed to property owners within 300 feet of the subject property. On September 2, 2018, a legal ad was published in The Tribune. The agenda was posted in accordance with the Brown Act. A copy of this staff report and the meeting agenda was provided to the applicant. ATTACHMENTS 1. Draft Resolution Exhibit A: Plans

15 Attachment 1 PLANNING COMMISSION RESOLUTION NO. 18- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GROVER BEACH, APPROVING DEVELOPMENT APPLICATION FOR A DEVELOPMENT PERMIT AND VESTING TENTATIVE PARCEL MAP LOCATED AT 267 NORTH 14 TH STREET (Applicant: Bischoff Homes) WHEREAS, an application has been received from Bischoff Homes (applicant) for consideration of Development Application 18-35, requesting approval of a Development Permit and Vesting Tentative Parcel Map to construct a three unit Planned Unit Development located at 267, 269, and 271 North 14 th Street (APN ) in the High Density Residential (R3) Zone; and WHEREAS, the notice of Public Hearing for the Planning Commission meeting was sent to adjoining property owners and advertised in the manner required by law; and WHEREAS, the proposed project qualifies under Categorically Exempt consistent with (CEQA) Guidelines, Class 3: New Construction of Small Structures and Class 15: Minor Land Divisions; and NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Grover Beach HEREBY makes the following findings and determinations with respect to Development Application for a Development Permit and Tentative Parcel Map: SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. The proposed project is Categorically Exempt (Class 3) from the provisions of the California Environmental Quality Act (California Public Resources Code 21000, et seq., CEQA ) and CEQA Guidelines (Title 14 California Code of Regulations 15000, et seq.) Section 15303, New Construction of Small Structures, based on the proposed project consisting of the construction of a three unit Planned Unit Development. 2. The proposed project is Categorically Exempt (Class 15) from the provisions of the California Environmental Quality Act (California Public Resources Code 21000, et seq., CEQA ) and CEQA Guidelines (Title 14 California Code of Regulations 15000, et seq.) Section 15315, Minor Land Divisions, based on the proposed project consisting of a three lot Tentative Parcel Map to construct a three unit Planned Unit Development in the R3 zone. The parcels have access to all services and do not have an average slope greater than 20 percent. 3. The proposed project is not located in an environmentally sensitive area, or impact an environmental resource. 4. The proposed project will not have a cumulative impact of successive projects of the same type, in the same place, over a period of time. The proposed project is located within a residential zone with similar types of uses.

16 PC Resolution No. 18- September 12, North 14 th Street Page 2 5. The proposed project will not have a significant effect on the environment based on the project record, which is on file at the City of Grover Beach Community Development Department. 6. The proposed project is not located on a designated scenic highway or scenic resource. 7. The proposed project is not located on any hazardous materials list pursuant to Section of the Government Code. 8. The proposed project is not a designated historical resource. SECTION 2. Findings for approval of Development Permit. The Planning Commission finds as follows in accordance with Grover Beach Municipal Code (GBMC) Article IX, Section (F) 1. The proposed development is consistent with the General Plan, the Development Code, and other City goals, policies, and standards, as applicable. Fact. The proposed project is consistent with Land Use Element policies regarding infill development because the architectural character, materials, color, height and scale of the proposed project is compatible with the existing residences in the neighborhood. The project meets all applicable development standards of the Development Code. 2. The subject site is physically suitable in terms of design, location, operating characteristics, shape, size, and topography. Fact. The site would be developed with three detached, two-story residences and related improvements. The project has been designed and conditioned to meet all development standards of the High Density Residential (R3) Zone and for Residential Common Area Developments. The location and operating characteristics of the proposed residential project are consistent and compatible with the surrounding residential uses. 3. The site s suitability ensures that the type, density, and intensity of use being proposed will not constitute a hazard to the public interest, health, safety, or welfare. Fact. The site is currently served by City water and sewer, and all other public utilities. The use, density and intensity of the residential use are consistent with the High Density Residential (R3) Zone. The project has been conditioned to meet all applicable codes to ensure the project will not constitute a hazard to the public interest, health, safety, or welfare. SECTION 3. Findings for approval of a Subdivision. The Planning Commission finds as follows in accordance with Development Code Chapter 8, Subdivision Regulations: 1. Public Hearing notification has been given in the time and in the manner required by State Law and City Code. Fact. The agenda was posted in accordance with the Brown Act. A copy of the staff report and the meeting agenda was provided to the applicant. On September 1, 2018,

17 PC Resolution No. 18- September 12, North 14 th Street Page 3 the public hearing notice was published in The Tribune, posted on the subject property, and mailed to property owners within 300 feet of the subject property. 2. The proposed Tentative Parcel Map for the three lot subdivision is in conformity with both the intent and provisions of the General Plan and Development Code. Fact. The proposed project is consistent with General Plan Land Use Element policies LU-3.1, LU-20.8, and LU The proposed Planned Unit Development is consistent with the purpose and intent of the High Density Residential (R3) Zone and complies with Development Code Section 4.3 Residential Common Area Development. 3. The proposed public and private improvements as designed and conditioned will protect and provide for the public health, safety and general welfare. Fact. The proposed project include public improvements (driveway and street conform) to conform to City Standards. 4. As designed and with the conditions of approval, drainage from the proposed subdivision would not result in the violation of existing requirements prescribed by the City of Grover Beach Storm Water Management Plan. Fact. The proposed project includes an underground retention system in the shared driveway to retain all runoff on-site consistent with City Standards. 5. As referenced in the staff report to the Planning Commission, the site is physically suitable for the proposed type and intensity of development. Adequate infrastructure exists to serve the project or will be constructed as part of the project. Fact. The proposed project shall install the required improvements and underground all service lines. 6. The subdivision complies with the Subdivision Map Act (Government Code Sections through ). Specifically, the tentative map complies with Section of the Subdivision Map Act because (1) the subdivision design is consistent with the applicable objectives, goals, and policies of the General Plan, (2) the site is physically suitable for the type of development, (3) the site is physically suitable for the proposed density of the development, (4) the subdivision will not cause substantial environmental damage or injure fish or wildlife or their habitat, (5) the subdivision is not likely to cause serious public health problems, and (6) the design of the subdivision will not conflict with public easements. Fact. The proposed three parcel Vesting Tentative Parcel Map to construct a three unit Planned Unit Development complies with the Subdivision Map Act. SECTION 4. Development Permit and Vesting Tentative Parcel Map Approval. The Planning Commission for the City of Grover Beach, at a Regular Meeting of the Planning Commission on September 12, 2018 resolves to approve a Development Permit and Tentative Parcel Map subject to the following conditions:

18 PC Resolution No. 18- September 12, North 14 th Street Page 4 CONDITIONS OF APPROVAL: GENERAL G-1. G-2. G-3. G-4. The approval granted by this Resolution shall be valid for twenty-four (24) months of the approval date, and shall expire unless a valid building permit is issued and construction commenced. A request for a time extension shall be submitted to the Community Development Department as provided in Grover Beach Municipal Code Article IX, Section The Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant s expense, City and City s agents, officers and employees from and against any loss, liability, costs, damages, claims, action or proceeding of any kind including also any proceeding commenced to attack, review, set aside, void or annul the approval of this resolution or to determine the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such loss, liability, costs, damages, claims, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney s fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. Applicant s acceptance of this resolution or commencement of construction or operations under this resolution shall be deemed to be acceptance of all conditions contained in this resolution. All Conditions of Approval shall be provided on a full size drawing sheet as part of the construction plan set. All notes and specifications as shown on the plans shall be considered Conditions of Approval. If there is a conflict between the approve plans and the Conditions of Approval, the Conditions of Approval shall prevail. The project shall comply with all Federal, State, Local and City codes, regulations, and standards. Construction plans shall comply with applicable California Building Codes in effect at the time of submittal. Prior to commencement of construction, construction plans shall be approved and applicable permits obtained. The hours of construction shall be from 7:00 a.m. to 7:00 p.m. Monday through Friday, and 8:00 a.m. to 5:00 p.m. Saturday, Sunday, and holidays, in accordance with Municipal Code Section All construction traffic shall access the site utilizing the truck route(s) closest to the site as defined in the City Circulation Element and as approved by the City s Police Department. COMMUNITY DEVELOPMENT DEPARTMENT CDD-1. CDD-2. This approval authorizes a three parcel vesting subdivision (G ) and construction of a three unit, detached Planned Unit Development in substantial conformance with the project plans attached as Exhibit A, as amended herein. Vesting Tentative Parcel Map for all parcels in Map G was deemed complete on August 8, 2018, for the purpose of vested development rights and fees consistent with the Subdivision Map Act of the State of California.

19 PC Resolution No. 18- September 12, North 14 th Street Page 5 CDD-3. CDD-4. Vesting Tentative Parcel Map shall expire September 12, 2020 unless the final map has been recorded or an extension has been granted. Extension shall be consistent with Development Code section or its successor code, and the California Subdivision Map Act. Prior to issuance of a building permit, the applicant shall submit a final landscape plan in compliance with GBMC Article IX Section 3.30 Landscaping Standards and the State s Model Landscape Ordinance. FIRE DEPARTMENT FD-1. Installation of a NFPA 13D Fire Protection System is required for each residence and shall be installed in accordance with current adopted building and fire codes. Plans shall be submitted to the City of Grover Beach and Five Cities Fire Authority for review and approval prior to installation. FD-2. A minimum 1 dedicated water service line and 1 water meter shall be installed to each residence, as reviewed and approved by Fire Cities Fire Authority. FD-3. All submitted building plans shall meet all California Building and Fire Codes, including errata, in effect at time of building permit submittal and shall be reviewed and approved by the Five Cities Fire Authority prior to building permit issuance. FD-4. Prior to final occupancy, the Five Cities Fire Authority shall perform a final inspection to ensure consistency with local adopted California Building and Fire Codes. PUBLIC WORKS DEPARTMENT/CITY ENGINEER PW/CE-1. PW/CE-2. PW/CE-3. A Demolition Plan will need to be submitted for review and approved prior to issuance of a Building Permit. A Final Grading and Drainage Plan will be submitted for review and approved prior to issuance of a Building Permit, and at a minimum the following will be included: a) A complete profile of the driveway s finished surface. b) Provide finished surface elevations, drainage courses, flowlines, etc. c) Submit a soils and geotechnical report for the property. d) Show all existing and proposed easements, including setbacks. e) Retaining wall top of wall elevations with front and back of wall elevations provided, and wall construction details. Public Improvement Plans are required for the work located in the City s right-ofway. The Plans shall be prepared and drawn on twenty-four (24) inch by thirty-six (36) inch mylar, signed by a registered civil engineer and other registered/licensed professionals as required. At a minimum the following will be required for the Plans: a) The new buildings shall be served by a minimum 6-inch sewer lateral. The sewer system design, location, materials, appurtenances, fittings, and gradient, etc. are subject to approval by the City Engineer. b) At a minimum, a 1-inch water service line and meter will serve each residence, and be sized to meet both domestic and fire sprinkler demands. The meter is to be located in the public sidewalk per City Standards.

20 PC Resolution No. 18- September 12, North 14 th Street Page 6 c) Any new water service that would be required to meet improved domestic or fire department demands, will have the requirement of abandoning the existing service lateral at the main. d) All utility connections shall meet City Standards for location, material, size and grades. e) All existing and proposed utilities shall be undergrounded, as required by Municipal Code Article IX Section 5.40, or in lieu fee paid. The plans are to be reviewed and approved by the respective Utility Service Planner. To the extent feasible, the point of connection for undergrounding shall be located at the utility pole supporting the main service lines. PW/CE-4. PW/CE-5. PW/CE-6. PW/CE-7. PW/CE-8. PW/CE-9. All storm water generated by the proposed project shall be collected and retained on the lot as required by Development Code Section The Drainage Plan shall provide the following information to ensure that the plan meets City standards as follows: a) Provide calculations for all impervious areas, and the required storage volume to meet the City s on-site drainage retention requirements. b) Provide construction details for all storm water collection devices. c) Storm water must be conveyed to an on-site storage facility. Roof water shall be piped underground from the downspouts if underground storage is proposed. d) Safe overland routes shall be provided for retention overflow in the event of flooding. e) Prepare an Erosion Control Plan utilizing best management practices. Prior to issuance of a building permit, the applicant shall comply with Municipal Code Article IX Development Code, Chapter 5.60 Stormwater Construction and Post Construction Management. This will require submittal of a Stormwater Control Plan (P.1), and a Water Pollution Control Plan (C.1). The submittal and recordation of Exhibit A Post Construction Stormwater Management System Operations & Maintenance Plan, and Exhibit B Maintenance Checklist Template are required prior to request for Final Inspection. A final parcel map shall be prepared by a licensed engineer or licensed land surveyor consistent with Development Code Section and the California Subdivision Map Act. Prior to recording the Parcel Map, the applicant shall have the map reviewed by the public utility providers for power, telephone, gas, cable TV, and the South County Sanitation District. The applicant shall obtain a letter from each utility company stating that the easements and rights-of-way shown on the map for public utility purposes are acceptable. Documents that the City of Grover Beach requires to be recorded concurrently with the Parcel Map (e.g.; off-site rights-of-way dedications, easements not shown on the map, agreements, etc.) shall be listed on the certificate sheet of the map. PW/CE-10. The City of Grover Beach may require an additional map sheet for information purposes in accordance with the Subdivision Map Act.

21 PC Resolution No. 18- September 12, North 14 th Street Page 7 PW/CE-11. On-site easements for ingress, egress, drainage, utilities, etc., shall be shown on the Parcel Map, or, created by separate easement documents to be recorded concurrently with the Parcel Map. PW/CE-12. Easements that are not intended to continue in perpetuity shall not be shown on the Parcel Map and shall be recorded by separate instrument. PW/CE-13. Prior to recordation of the Parcel Map, the following shall occur: a) Either monuments shall be set or a cash bond be presented to the City guaranteeing their setting within one year; b) All engineering plan check fees shall be paid; and c) All required public improvements shall be completed and accepted or the applicant shall enter into an agreement with the City for completion of all improvements prior to occupancy and shall submit 100% performance and material bonds plus a 15% additional bond for enforcement costs per Subdivision Map Act Sections , , and Per Subdivision Map Act Section there shall be no sale or lease of property until the final map is in full compliance with the conditions of approval. On motion by Commissioner, seconded by Commissioner, and on the following roll-call vote, to wit: AYES: Commissioners NOES: Commissioners ABSENT: Commissioners ABSTAIN: Commissioners RECUSED: Commissioners the foregoing RESOLUTION NO. 18- was PASSED, APPROVED, and ADOPTED at a Regular Meeting of the City of Grover Beach Planning Commission on this 12th day of September, Attest: JOHN LAFERRIERE, CHAIR BRUCE BUCKINGHAM, COMMUNITY DEVELOPMENT DIRECTOR SECRETARY TO THE PLANNING COMMISSION

22 PC Resolution No. 18- September 12, North 14 th Street Page 8 EXHIBIT A

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31 PLANNING COMMISSION STAFF REPORT TO: Honorable Chair & Planning Commission DATE: September 12, 2018 FROM: PREPARED BY: SUBJECT: Bruce Buckingham, Community Development Director Cassandra Mesa, Building/Planning Technician Development Application 18-29: Request for a Development Permit to construct a two story, 3,169 square foot single family residence with a three car garage located at 1629 Laguna Court RECOMMENDATION Staff recommends that the Planning Commission adopt the resolution approving Development Application for a Development Permit. BACKGROUND Existing Site Conditions The subject site is approximately 20,375 square foot vacant lot that slopes downward to the north and has a total of 31 Coast Live Oak trees on-site. The site is lot 1 of a ten lot subdivision (Tract 2079) recorded in Access to the lot is from San Diego Loop, a private road. In addition to the private access road easement, there is an easement for public utilities, tree, drainage, sidewalk and retaining wall maintenance on the northerly ten feet of the lot. There is also a drainage easement on the southerly and westerly ten feet of the lot. Data Summary: Applicant: Jerry Shaw Property Owner: TDR Properties APN: General Plan Designation: Low Density Residential Zoning: Low Density Residential (R1) Surrounding Zones & Existing Uses: North: Low Density Residential (R1); two-story single family residences South: Medium Density Residential (R2); two-story single family residence East: Low Density Residential (R1); two-story single family residences West: Low Density Residential (R1); two-story single family residences Agenda Item No. 3

32 Staff Report: Development Application for 1628 Laguna Court Page 2 September 12, 2018 Vicinity Map OS R1 R1 R3 R2 Site Photo Project Description The applicant proposes the removal of 11 Coast Live Oak trees totaling 132-inches in diameter breast height (dbh) to construct a 3,170 square foot single family residence with an attached 1,190 square foot garage, and a 137 square foot second floor deck, (reference Exhibit A of Attachment 1). The lot slopes uphill with the proposed residence constructed into the hillside. The residential unit has been placed in manner that reduces the number of native tree removals and preserves the largest trees on the southern portion of the site, and avoids excessive site grading. The proposed project includes construction of several retaining walls with a maximum height of four feet. The materials of the exterior of the residence would consist primarily of plaster, synthetic stone, and a concrete tile roof. The maximum building height would be up to 24 feet as measured from average natural grade. The residence would connect to City sewer and water and the site would drain to a drainage basin located at the northerly portion of the lot. The site would be landscaped with drought tolerant plants that are primarily native and includes replanting of 16 native Coast Live Oak trees.

33 Staff Report: Development Application for 1628 Laguna Court Page 3 September 12, 2018 General Plan The General Plan Land Use Element has four policies (LU-3.1, 16.3, 20.8 and LU-20.9) that apply to this project. These policies are reiterated in Development Code Section LU-3.1 Compatible infill development. Housing built within an existing neighborhood should be compatible in scale and in character with that neighborhood. Where neighborhoods are primarily single story, two story housing may be permitted but should be designed to respect the privacy of surrounding residences. All multifamily development and large group-living facilities should be compatible with nearby, lower density development. a. Architectural Character. New buildings should respect existing buildings where they contribute to neighborhood architectural character, in terms of size, spacing, and variety. The neighborhood is composed of multi-level and split level residences that are Spanish/Mediterranean in character. The proposed residence is similar to surrounding residences in terms of size, spacing and variety and is consistent with the standards and criteria of the neighboring Oak Meadow Heights Tract Therefore, it complies with the intent of the policy. b. Privacy and Solar Access. New buildings should be designed to respect the privacy and solar access of neighboring buildings and outdoor use areas, particularly where multistory buildings or additions may overlook backyards of adjacent dwellings. The proposed residence will be set back 10 feet from the west property line, 50 feet 6 inches from the east property line, 60 feet 10 inches from the north property line, and 16 feet 8 inches from the south property line. In addition to the setbacks, there are ten oak trees between the adjacent dwelling to the east and the proposed dwelling, minimizing views into the residence. Therefore, the proposed design complies with the intent of the policy in that the proposed project would not significantly affect privacy or solar access to surrounding residences. c. Compatible Color and Materials. New buildings should employ a palette of building materials and colors that complements the existing development where they contribute to neighborhood architectural character. The exterior of the residence will consist of khaki plaster, varied brown synthetic stone, dark brown trim, and brown tile roof. Wood is proposed for the deck guardrails. As proposed, the materials and colors are compatible with the neighborhood and comply with the intent of the policy.

34 Staff Report: Development Application for 1628 Laguna Court Page 4 September 12, 2018 LU-20.8 Qualities desired in residential development. Residential projects should provide: 1. Privacy, for occupants and neighbors of the project; 2. Adequate usable outdoor area, sheltered from noise and prevailing winds, and oriented to receive light and sunshine; 3. Use of natural ventilation, sunlight, and shade to make indoor and outdoor spaces comfortable with minimum mechanical support; 4. Pleasant views from and toward the project; 5. Security and safety; 6. Separate paths for vehicles and for people, and bike paths along collector streets; 7. Adequate parking and storage space; 8. Noise and visual separation from adjacent roads and commercial uses; and 9. Design elements that facilitate neighborhood interaction, such as front porches, front yards along streets, entryways facing public walkways, and building design and orientation to minimize the prominence of the garage door. As discussed previously, the project has been designed to respect the privacy of the adjacent properties. Due to the topography of the site, the usable outdoor area is provided on the proposed deck. The residence is designed with a three car garage and two storage areas. Therefore, staff believes that the project is consistent with the above policy.

35 Staff Report: Development Application for 1628 Laguna Court Page 5 September 12, 2018 LU-20.9 Building height of residential infill development. The height of residential infill projects should be consistent with that of surrounding residential structures, and incorporate features to protect existing views and privacy where reasonable. Where greater height is desired, an infill structure should set back the upper floors from the edge of the first story to reduce the impacts on adjacent properties. As mentioned previously, the neighborhood is composed of multi-level and split level residences. The maximum height in the R1 zone is 25 feet and the proposed residence is 23 feet 4 inches as measured from average natural grade and is comprised of a multi-level design. Therefore, staff believes the proposed project meets the intent of the building height policy. LU-16.3 Hillsides. Hillside development shall: a. Keep a low profile and conform to the natural slopes; b. Avoid large, continuous walls or roof surfaces, or prominent foundation walls, poles, or columns; c. Minimize grading of roads; d. Minimize grading on individual lots; e. Locate houses close to the street; minimize the grading of visible driveways; f. Include planting which is compatible with native hillside vegetation and which provides a visual transition from developed to open areas; g. Use materials, colors, and textures which blend with the natural landscape and avoid high contrasts; h. Minimize exterior lighting. The proposed residence is one of the remaining vacant lots in the neighborhood. The project minimizes grading and retaining wall heights by proposing a multi-level construction design with the maximum height of four feet for retaining walls. The conceptual landscape plan, building materials and colors are consistent with the policy. Therefore, staff believes the proposed project meets the intent of this policy. Development Code The Development Code describes the Low Density Residential Zone (R1) as an area of the City intended primarily for detached and attached single-family dwellings. As shown below, the proposed project complies with the development standards for the R1 Zone. Low Density Residential Zone Development Requirement Proposed Standard Front Yard Setback 20 feet minimum 60 feet 10 inches Side Yard Setback (west) 5 feet minimum 10 feet Side Yard Setback (east) 5 feet minimum 50 feet 6 inches Rear Yard Setback 10 feet minimum 16 feet 8 inches Building Height 23 feet 4 inches (from average natural grade) 15 feet maximum without a Development Permit, or 25 feet maximum with a Development Permit Building Coverage 45 percent maximum 15 percent Landscaping Coverage 40 percent minimum 72 percent

36 Staff Report: Development Application for 1628 Laguna Court Page 6 September 12, 2018 In the R1 Zone north of West Grand Avenue, residences can be constructed up to 15 feet in height by right (i.e., no discretionary review). Residences greater than 15 feet require approval of Development Permit and the finding that the proposed project would not substantially obstruct views from adjacent properties. Therefore, the proposed residence requires a Development Permit based on the residence exceeding 15 feet in height as measured from average natural grade. View Analysis The City s Development Code Section (F)(4) requires that the Planning Commission make a finding that the proposed project would not substantially obstruct views from adjacent properties. The existing policy does not differentiate or place a higher value on ocean views over other views (e.g., dunes, hillsides, etc.). The determination of what is substantial is to be made by the Planning Commission after review of all the information, including public testimony, at the conclusion of the public hearing. Story poles were erected on the site to demonstrate the height of the proposed residence and the pole heights were certified by a licensed surveyor. The subject lot is one of a few remaining undeveloped lots in the neighborhood. Staff has visited the site and taken photographs from various locations (reference Attachment 2). It does not appear that the proposed residence would substantially block views of the ocean, dunes, hillsides, etc. However, staff is unable to assess views from all the surrounding properties and the purpose of the public hearing is to allow input from residents. Coast Live Oak Tree Removals The applicant proposes the removal of 11 native coast live oak trees, totaling 132-inches in DBH that are on-site to allow for the construction of the residential unit. The proposed project is part of Tract 2079, Oak Meadow Heights, approved by the Planning Commission in 1991 and recorded in As a part of that approval (PC Resolution 91-58), a mitigated negative declaration was completed (PC Resolution 91-59) and include required mitigation for removal of any coast live oak at a 2:1 ratio (two trees planted for every one removal). The condition also included a requirement that the replacement trees be a minimum 15-gallon in size. The applicant has supplied an arborist report (attachment 3) that outlines the proposed tree removals, as well as recommended mitigation measures to protect the remaining oak trees onsite. Additionally the applicant proposed a total of 16 coast live oak trees, at 5-gallons each. This is in contrast to the originally approved subdivision and certified mitigated negative declaration. The proposed project site has an average slope of 22%. Replanting sites are substantially minimized due to the slope of the site, proposed construction of the home, and required infrastructure. Therefore planting a total of 22 native coast live oaks is infeasible, and the city has not established a formal in-lieu fee or alternative planning site. The applicant has mitigated to the extent possible and staff has included conditions that require all native tree replanting meet the minimum 15-gallon requirement, as well as, provide drip irrigation and pruning of remaining trees to ensure healthy survival of the remaining oak trees. Public Works Department Development Code Section 5.40 requires new residences to install their service lines underground from an on-site pole or utility box to the residence. Development Code Section 5.50 requires 100% retention of runoff due to the creation of new impervious surfaces. The applicant is proposing a retention basin. A condition has been added requiring compliance with Development Code, Chapter 5.50 Grading and Drainage Standards.

37 Staff Report: Development Application for 1628 Laguna Court Page 7 September 12, 2018 Fire Department The Five Cities Fire Authority reviewed the proposed project plans and a condition has been added for the installation of fire sprinklers in the new residential unit. Environmental Review This project is an included element of the projects considered in a Mitigated Negative Declaration (Planning Resolution 91-59) certified by the Planning Commission on November 12, 1991, which adequately addressed the effects of the proposed project. No substantial changes have been made in the project, no substantial changes in the circumstances under which the project is being undertaken and no new information of substantial importance to the project which was not known or could not have been known when the mitigated negative declaration was certified has become known. Therefore, no further environmental review is required. Additionally, the project qualifies for a Class 3 Categorically Exempt in accordance with the California Environmental Quality Act (CEQA). A Class 3 exemption (Section 15303) consists of construction of new, small facilities or structures; such as a single family residence. The proposed project is a single family residence. Conclusion Staff is of the opinion that the proposed project is consistent with the General Plan and Development Code and is appropriately designed to be compatible with the surrounding residential properties as discussed in the staff report. Therefore, staff recommends approval of a Development Permit for the project subject to the conditions of approval. ALTERNATIVES The Planning Commission has the following alternatives to consider: 1. Adopt the resolution approving Development Application for a Development Permit; or 2. Direct staff to prepare a resolution denying the project with findings; or 3. Provide alternative direction to staff. PUBLIC NOTIFICATION On August 31, 2018, the Public Hearing notice was posted on the subject property and mailed to property owners within 300 feet of the subject property. On September 2, 2018, a legal ad was published in The Tribune. The agenda was posted in accordance with the Brown Act. A copy of this staff report and the meeting agenda was provided to the applicant. ATTACHMENTS 1. Draft Resolution Exhibit A: Plans 2. View Assessment Photos 3. Dave Tree s Service Arborist Report

38 Attachment 1 PLANNING COMMISSION RESOLUTION NO. 18- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GROVER BEACH APPROVING DEVELOPMENT APPLICATION FOR A DEVELOPMENT PERMIT AT 1628 LAGUNA COURT (Applicant: Jerry Shaw) WHEREAS, an application has been received from Jerry Shaw (applicant and designer) for consideration of Development Application 18-29, requesting approval of a Development Permit to construct a two story, 3,169 square foot single family residence with a three car garage with a maximum height of 25 feet located at 1628 Laguna Court (APN ) in the Low Density Residential (R1) Zone; and WHEREAS, the notice of Public Hearing was sent to adjoining property owners and advertised in the manner required by law; and WHEREAS, the proposed project, as a part of an original 8-lot subdivision known as Tract 2079, Oak Meadow Heights, which was considered in a Mitigated Negative Declaration, certified by the Planning Commission on November 12, 1991; and WHEREAS, the proposed project also qualifies under Categorically Exemption consistent with CEQA Guidelines, Class 3: New Construction of Small Structures; and NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Grover Beach HEREBY makes the following findings and determinations with respect to Development Application for a Development Permit: SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as follows: 1. A Mitigated Negative Declaration for Tract 2079, which includes lot 1, (the proposed project site), certified by the Planning Commission on November 12, 1991, adequately addressed the effects of the proposed project s construction, relating to construction on slopes greater than 10 percent, and removals of native trees, absent of a local native tree ordinance. No substantial changes in the circumstances under which the project is being undertaken and no new information of substantial importance to the project which was not known or could not have been known when the Mitigated Negative Declaration was certified has become known. 2. The proposed project is Categorically Exempt (Class 3) from the provisions of the California Environmental Quality Act (California Public Resources Code 21000, et seq., CEQA ) and CEQA Guidelines (Title 14 California Code of Regulations 15000, et seq.) Section 15303, New Construction of Small Structures, based on the proposed project consisting of a 3,169 square foot residence, 1,191 square feet of garage and storage, and a 137 square foot second floor deck. 3. The proposed project is not located in an environmentally sensitive area, or impact an environmental resource.

39 PC Resolution No. 18- September 12, Laguna Court Page 2 4. The proposed project will not have a cumulative impact of successive projects of the same type, in the same place, over a period of time. The proposed project is located within a residential zone with similar types of uses. 5. The proposed project will not have a significant effect on the environment based on the project record, which is on file at the City of Grover Beach Community Development Department. 6. The proposed project is not located on a designated scenic highway or scenic resource. 7. The proposed project is not located on any hazardous materials list pursuant to Section of the Government Code. 8. The proposed project is not located within a designated historical resource. SECTION 2. Findings for approval of Development Permit. The Planning Commission finds as follows in accordance with Grover Beach Municipal Code (GBMC) Article IX, Section (F): 1. The proposed development is consistent with the General Plan, the Development Code, and other City goals, policies, and standards, as applicable. Fact. The proposed project is consistent with Land Use Element policies regarding infill development as discussed in the staff report. The project has been designed to meet all development standards of the R1 Zone as shown in the staff report. 2. The subject site is physically suitable in terms of design, location, operating characteristics, shape, size, and topography. Fact. The site location, lot size, and topography are suitable for the construction of the single family residence. 3. The site s suitability ensures that the type, density, and intensity of use being proposed will not constitute a hazard to the public interest, health, safety, or welfare. Fact. The site can be served by City water and sewer, and all other public utilities. The use, density and intensity of the residential use are consistent with the R1 Zone. The project has been conditioned to meet all applicable Building and Fire Codes to ensure the project will not constitute a hazard to the public interest, health, safety, or welfare. SECTION 3. Development Permit Approval. The Planning Commission of the City of Grover Beach, at a Regular Meeting on September 12, 2018 resolved to approve a Development Permit subject to the following:

40 PC Resolution No. 18- September 12, Laguna Court Page 3 CONDITIONS OF APPROVAL: GENERAL G-1. G-2. G-3. G-4. The approval granted by this Resolution shall be valid for twenty-four (24) months of the Planning Commission final approval date, and shall expire unless a valid building permit is issued and construction commenced. A request for a time extension shall be submitted to the Community Development Department as provided in Grover Beach Municipal Code Article IX, Section The Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant s expense, City and City s agents, officers and employees from and against any loss, liability, costs, damages, claims, action or proceeding of any kind including also any proceeding commenced to attack, review, set aside, void or annul the approval of this resolution or to determine the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such loss, liability, costs, damages, claims, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney s fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. Applicant s acceptance of this resolution or commencement of construction or operations under this resolution shall be deemed to be acceptance of all conditions contained in this resolution. All Conditions of Approval shall be provided on a full size sheet as part of the construction plan set. All notes and specifications as shown on the plans shall be considered Conditions of Approval. If there is a conflict between the approved plans and the Conditions of Approval, the Conditions of Approval shall prevail. The project shall comply with all Federal, State, Local and City codes, regulations, and standards. Construction plans shall comply with applicable California Building Codes in effect at the time of plan submittal. Prior to commencement of construction, construction plans shall be approved and applicable permits obtained. The hours of construction shall be from 7:00 a.m. to 7:00 p.m. Monday through Friday, and 8:00 a.m. to 5:00 p.m. Saturday, Sunday, and holidays, in accordance with Municipal Code Section All construction traffic shall access the site utilizing the truck route(s) closest to the site as defined in the City Circulation Element and as approved by the City s Police Department. COMMUNITY DEVELOPMENT DEPARTMENT CDD-1. CDD-2. This approval authorizes the construction of a two-story single family residence with garage and decks in substantial conformance with the project plans dated July 6, 2018, attached as Exhibit A. Prior to issuance of a building permit, the applicant shall submit a final landscape plan in compliance with GBMC Article IX Section 3.30 Landscaping Standards and the State s Model Water Efficient Landscape Ordinance. Landscaping plan to include

41 PC Resolution No. 18- September 12, Laguna Court Page 4 drip irrigation to all proposed native tree replanting areas, as well as, existing native trees to remain. CDD-3. CDD-4. CDD-5. CDD-6. Prior to issuance of a building permit, a tree protection fencing plan shall be submitted, including an updated arborist report, that shows tree protection fencing within 50-feet of any construction activities including grading. Tree protection fencing should be as close to the dripline as possible to protect native tree root system. The arborist report to include the following: a) Number of native trees to be removed on-site; b) Number of native trees to be preserved and condition of existing native trees; c) Proposed trimming of on-site native tree that promotes tree health and preservation. Prior to issuance of a building permit, all tree protection fencing shall be placed, and city staff called for a preliminary inspection. Any proposed utilities within the dripline of a native tree proposed to remain on-site shall be hand trenched. No heavy machinery, building supplies, or other construction related activities shall be placed within tree protection area fencing. During grading and construction, native tree roots shall be cut consistent with supplied arborist report. CDD-7. Prior to issuance of certificate of occupancy, the applicant / developer shall plant 16 fifteen-gallon (15) coast live oak tree on-site. CDD-8. Prior to issuance of certificate of occupancy, the applicant shall submit a final arborist report to ensure survival of remaining trees on-site. Any additional native trees recommended to be removed shall be replaced at a 2:1 ratio with Coast Live Oak or similar native tree. FIRE DEPARTMENT FD-1. FD-2. FD-3. FD-4. Installation of a NFPA 13D Fire Protection System is required and shall be installed in accordance with current adopted building and fire codes. Plans shall be submitted to the City of Grover Beach and Five Cities Fire Authority for review and approval prior to installation A minimum 1 dedicated water service line and 1 water meter must be installed to the residence, as reviewed and approved by Five Cities Fire Authority. All submitted building plans shall meet all California Building and Fire Codes, including errata, in effect of building permit submittal and shall be reviewed and approved by the Five Cities Fire Authority prior to building permit issuance. Prior to final occupancy, the Five Cities Fire Authority shall perform a final inspection to ensure consistency with local adopted California Building and Fire Codes.

42 PC Resolution No. 18- September 12, Laguna Court Page 5 PUBLIC WORKS DEPARTMENT PW/CE-2. By separate Encroachment Permit, the applicant shall extend private utilities from Laguna Court to the property as follows: a) At a minimum, a 1-inch water service line and meter will serve the new residence and shall be sized to meet domestic, irrigation, and fire sprinkler demands. The 1-inch meter is to be located in the sidewalk per City Standards. b) Any new water service that would be required to meet improved domestic or fire department demands, will have the requirement of abandoning the existing service lateral at the main. c) A 4-inch sewer service lateral shall service the building. Prior to re-use of any existing sewer lateral, the materials, location, and gradient are subject to approval by the City Engineer (video camera inspection is required). Damaged or substandard sewers shall be replaced at the owner s expense. d) New utility connections shall meet City Standards for location, material, size and grades. PW/CE-3. Prior to issuance of a building permit, an engineered Grading and Drainage Plan shall be submitted for approval and the following are required per Development Code Article IX Section 5.50: a) Depict all existing and proposed easements, and indicate whether private or public. b) The new driveway shall meet City standards, including sidewalk accessibility, and maximum grades to the new garage. PW/CE-4. Prior to issuance of a Building Permit, the applicant shall comply with Municipal Code Article IX Development Code, Chapter 5.60 Stormwater Construction and Post Construction Management. This will require submittal of an Erosion Control Plan utilizing best management practices and a Water Pollution Control Plan. Upon motion by Commissioner, seconded by Commissioner, and on the following roll-call vote: AYES: Commissioners NOES: Commissioners ABSENT: Commissioners ABSTAIN: Commissioners The foregoing RESOLUTION NO. 18- was PASSED, APPROVED, and ADOPTED at a Regular Meeting of the Planning Commission of the City of Grover Beach, California this 12 th day of September, JOHN LAFERRIERE, CHAIR Attest: BRUCE BUCKINGHAM, COMMUNITY DEVELOPMENT DIRECTOR SECRETARY TO THE PLANNING COMMISSION

43 PC Resolution No. 18- September 12, Laguna Court Page 6 EXHIBIT A

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52 Attachment 2 View Assessment Photos 1628 Laguna Court Looking at the site from the southwest (San Diego Loop) Looking at the site from northwest Looking at the site from north (Laguna Court)

53 Looking at the site from the northeast Looking at the site from the east

54 Draft Attachment 3 Dave's Tree Service 625 Jameson Court Arroyo Grande, CA (805) October 29, 2017 Thomas DaRosa tomdarosa@aol.com RE: 1682 Laguna Court, Grover Beach Lot 1, Tract 2079 This report used the Topographic Survey prepared by Savior Micallef Land Surveying I dated October 12, A single-family residence is being proposed for this lot. The proposed driveway and building footprint will require removal of eleven trees. All trees on this site are Coast Live Oaks, Quercus agrifolia. Six of these proposed removals are in poor condition (1, 2, 8, 9, 10, 11), four are in fair condition (3, 4, 5, 6) and one is in good (7) condition. The trunks of trees 3 and 4 have severe leans. Tree 7 has completely failed several years ago and is lying on the ground. Tree protection measures are listed to protect the remaining trees during lot development. According to the plan provided there would be no encroachment within the driplines during construction. Therefore remaining oaks shall be fenced prior to any construction activities. Fencing shall remain intact through the entire construction process. The following table lists the trees, dbh (diameter at breast height) and condition (on October 27, 2017). # dbh ~ Condition Notes 1 7" \ 3.5 Top has been removed at 1.5' above grade. Tree has grown from 2 lower limbs. Trunk is decayed where original top was removed. 2 12" above.5 Trunk is 1.5' in height. Tree is sprouting from grade top of existing trunk. Top of trunk is decayed. 3 8" 4 Trunk leans at approximately " 4.5 Trunk leans at approximately " " " 7 Tree failed many years ago. Trunk is lying on the ground. R ECEIV~ D JUL CITY OF GROVER BEACH

55 Draft # dbh Condition Notes " 2 Tree is in severe decline. Two lower primaries are dead. Evidence of Oak Bark Beetle on the trunk. 9 36" above 1 Tree is in severe decline. Tops have died on grade, 9.3"@24" two smaller trunks and both trunks are above grade, 10.6" decayed ".5 Tree is in severe decline. Extensive evidence of Oak Bark Beetle on the trunk. Top is gone. 11 8", 13.2'', 14.8" 3.5 7"x12" cavity on 13.2" trunk from old pruning wound 1. Dbh or diameter at breast height is measured at 4.5' (54") above grade. Fifty-four inches was measured on the lowest exposed side of the trunk. 2. Trees have been given a condition rating between zero and ten. Zero is dead, ten is excellent. One through 3.5 corresponds with a poor condition, four through 6.5 is fair, seven through nine is good, and above 9.5 is excellent. Structure, presence of wounds, decay, canopy density, dead branches, dead branch tips, leaf size, leaf color and shoot growth were all used in rating the condition. 3. The presence of Oak Bark Beetle, Pseudopityophthorus sp. is evidenced by a frothy/bleeding on the bark. Presence of this beetle is an indication that the tree is under stress. 4. Chips from the removals should be spread beneath the remaining oaks. Depth of the chips shall not exceed 4". Chips shall be kept a minimum of2' from the base of the trunks. Tree Protection Measures Trees within 50' of construction shall be fenced prior to any construction activities. The fence should be placed at the dripline +.It should extend 5'-10' beyond the dripline where possible. The fence shall be a minimum of 4' - 5' tall and supported by stakes at least every 1 O' on center. The posts should be set at least 18" deep. This fence shall not be moved during construction. The Contractor should call the Arborist for inspections prior to and during construction to determine that adequate tree protection measures have been implemented and are being followed. Encroachment (grade changes - cuts, fills, or trenching) within the dripline shall be kept to a minimum. Coast Live Oaks can tolerate some disturbance within the dripline. According to Dr. Richard Harris, James Clark and Nelda Matheny in their book Arboriculture, Integrated Management of Landscape Trees, Shrubs and Vines, a healthy decurrent tree on a uniform site should be able to 'tolerate a change in grade halfway between the trunk and the edge of the dripline.

56 Draft Encroachment shall be limited to one side of the oak and should not come any closer to the trunk than 1/2 the radius of the dripline or 10' which ever is greater. The Arborist should monitor trenching/grading within the dripline. The Arborist shall be onsite to monitor any trenching within 15' of the trunk. Cuts within the dripline shall be hand trenched. This trench shall be dug to the depth of the cut along the inner edge (closest to the trunk) to explore for roots. Mechanical equipment may be used to complete the trench if no roots over 2" in diameter are encountered. Roots 1.5" - 2" in diameter should be left intact where possible. Roots 2" in diameter and over should be left intact unless approved for removal by the Arborist. Removal of roots 3" - 4" in diameter and larger must be approved by the Arborist prior to removal. Roots removed over 1/2" in diameter shall be cut. A hand pruner can be used for the smaller roots; a saw should be used for larger roots. Any cut roots over l.5"-2" should be protected by wrapping with old carpeting or burlap and kept moist while exposed to the elements. The excavation should be backfilled as soon as possible with the native soil removed from the trench. Grubbing within the dripline shall be done by hand. Utility trenches shall not encroach within any dripline. Drainage off any impermeable surfaces such as the driveway and roof shall be directed away from the oaks. No soil sterilants shall be used within 50'+ of the dripline of any oaks. Pruning on the oaks shall be kept to a minimum. An ISA Certified Arborist (International Society of Arboriculture) shall supervise all pruning. ISA Pruning standards shall be followed. No staging, storage or parking is allowed under any of the oaks. Landscape In subsequent landscaping there should be no lawns within or directly uphill of the dripline. Native litter or a wood chip-mulch should be installed. Landscaping within the dripline shall be kept to a minimum. Plant material used shall be drought tolerant. No planting shall occur within 10' of the trunk. Plants should be used as accents rather than ground covers (which would be covered by leaflitter). Selected plants shall not have a mature height, which will grow into and compete with the canopy. Plant material should survive with no supplemental irrigation once established, after 2-3 years. Plant material should be planted in the fall to avoid the summer heat during their

57 Draft ', first year. This will reduce the irrigation needed for establishment. It is possible to have rain in the fall; a planting date of September/October will add water under the oaks during a period of natural rainfall. Drip irrigation shall be used. Trenching for irrigation lines shall be kept out of the dripline. Manual valves should be used. This should prevent over watering by the homeowner. The irrigation schedule shall not exceed: once a week the first year, twice a month the second year and no more than once a month (if needed) the third year. Dave Ragan ISA Certified Arborist WE-0345A

58 PLANNING COMMISSION STAFF REPORT TO: Honorable Chair & Planning Commission DATE: September 12, 2018 FROM: PREPARED BY: SUBJECT: Bruce Buckingham, Community Development Director A. Rafael Castillo, AICP, Senior Planner City Wide Draft Industrial Design Guidelines RECOMMENDATION Staff recommends that the Planning Commission recommend to the City Council adoption of a resolution approving City Wide Industrial Design Guidelines. BACKGROUND At its February and May 2017 City Council meetings, the Council directed staff to prepare design guidelines for all industrial zones, as a part of its discussion in adopting commercial cannabis regulations and standards. These standards were envisioned to apply for construction of new buildings within the industrial zone. Additionally, the City Council provided city staff with direction on adaptive reuse of buildings / properties within the industrial zones, specifically for processing of commercial cannabis applications. Over the last year, city staff reviewed numerous projects (primarily related to commercial cannabis use permit applications) for re-developed sites within the Coastal Industrial (CI) and Industrial (I) zones. In the interim, staff provided comments on proposed building and site renovations based on direction from the City Council, in addition to the city s General Plan Land Use Element Policy LU 20.3 and Development Code Section A. Those policies are below. Development Code Section A Buildings visible from a street shall convey an image of high quality through the use of appropriate durable materials and quality landscaping with an emphasis on the building entry. Building elevations visible from a street shall incorporate architectural treatments and/or variations in building setbacks to avoid large unarticulated/monotonous building and roof planes. Land Use Policy 20.3 The design of new and redeveloped industrial projects should for Industrial incorporate the following elements: a. Easily identifiable site access; b. Service areas located at the sides and rear of buildings; c. Convenient access, visitor parking and on-site circulation; d. Screening of outdoor storage, work areas, and equipment; e. Emphasis on the main building entry and landscaping; f. Placement of buildings to provide plazas and courtyards; g. Landscaped open space. h. A variety of building and parking setbacks to avoid long monotonous building facades and to create diversity within the project. Agenda Item No. 4

59 Staff Report: City Wide Draft Industrial Design Guidelines Page 2 September 12, 2018 i. An architectural style appropriate for the business type. Buildings should project an image of high quality through the use of appropriate durable materials and well landscaped settings. Staff has developed a draft city wide industrial design guidelines that has taken into account the following: Pertinent General Plan Policy; Development Code; Council Direction; Inclusion of guidance for adaptive reuse of buildings, consistent with Council direction; Incorporation of design principles previously approved in the Grover Gardens Business Park as a model for development within industrial areas; Incorporation of relevant policies from the adopted West Grand Avenue Master Plan. City staff seeks comments from the Planning Commission in regards to questions, revisions, etc on the draft Industrial Design Guidelines and making a recommendation to the City Council. Data Summary: Property Owner: Citywide Applicant: City of Grover Beach General Plan Designation: Industrial (I) Zoning: Coastal Industrial (CI), Industrial (I), Coastal Industrial Commercial (CIC) Zoning Map CIC CI Grover Beach CI I

60 Staff Report: City Wide Draft Industrial Design Guidelines Page 3 September 12, 2018 Draft Industrial Design Guidelines The draft industrial design guidelines are intended for the city staff, decision makers, design professionals, and community members to review design aspects of proposed projects within the industrial areas of the city. The guidelines would apply to all development projects that require approval by decision-making bodies and planning staff (i.e. projects requiring use permits, development permits, and administrative use permits) within the City s Coastal Industrial (CI), Coastal Industrial Commercial (CIC), and Industrial (I) zones. However, property owners wishing to make upgrades to existing buildings are encouraged to incorporate these design principles into their properties. The purpose of the draft design guidelines is to convey the following: Communicate to the development community the design expectations of projects within the industrial zones; Facilitate fair and consistent design objectives; Protect investment throughout the city by encouraging consistently high-quality development; Encourage appropriate design taking into account surrounding neighborhoods; Facilitate safe, functional, and attractive development; and Foster a sense of community and encourage pride of ownership. The draft design guidelines identify a desired level of design quality for all projects, whether new development or adaptive re-use of existing buildings and/or sites. City staff, based on Council direction, included adaptive re-use guidelines that focus on the following: Providing focal point at building entrances (e.g., awning, freestanding trellis); Re-landscaping when required; Parking lot maintenance and upgrades; Removal of chain link fences along street frontages with a focus on beautification; Removal of existing roll-up doors facing streets. The guidelines have been crafted to provide flexibility to achieve design goals versus a specific set of development standards or metrics. This allows for a property owner or developer to create a project that achieves their market vision, while meeting goals established by the City. Because of the need for flexibility, the use of the words such as should, shall, "and "must", which are typically found in most design guidelines adopted by municipalities, have been purposely avoided. It is expected that each applicant demonstrate, to what extent, the guidelines have been incorporated. The draft design guidelines are broken down into eight (8) main sections: Site Planning guidelines on elements of a site including building placement, circulation, and pedestrian access; Building Design and Form guidelines on the character, image, and building form on how it relates to a site; Landscaping section on landscaping in and around project site, include plant selection methodology; Walls and Fencing objectives for walls, fences, and screening of industrial uses. Off-street parking guidelines for parking on the site. Signage design Lighting and Security guidelines for lighting and security of sites. City staff is seeking input from the planning commission prior to bringing this item to City Council for adoption. It is anticipated, that the City Council will take action on this item at its October 1, 2018 meeting.

61 Staff Report: City Wide Draft Industrial Design Guidelines Page 4 September 12, 2018 Environmental Review This action is not a project within the meaning of the California Environmental Quality Act (California Public Resources Code 21000, et seq., CEQA ) and CEQA Guidelines (Title 14 California Code of Regulations 15000, et seq.) Section and is therefore exempt from CEQA. It will not result in any direct or indirect physical change in the environment because the guidelines would be applicable to proposed projects going through individual environmental review and assessment, nor does this action involve an irrevocable commitment of resources by the City of Grover Beach, as the projects would be evaluated as a part of a proposed project s typical submittal. ALTERNATIVES The Planning Commission has the following alternatives to consider: 1. Recommend to the City Council adoption of a resolution approving city wide industrial design guidelines; or 2. Provide alternative direction to staff. PUBLIC NOTIFICATION The agenda was posted in accordance with the Brown Act. A legal ad was published in The Tribune on September 2, ATTACHMENTS 1. Draft Industrial Design Guidelines 2. Resolution Adoption of City Wide Design Guidelines.

62 Attachment 1 GB City of Grover Beach D R A F T Industrial Design Guidelines GB A

63 D R A F T

64 Table of Contents 1. Introduction 2. Application of Design Guidelines 3. Design Guidelines D R A F T A. Site Planning B. Building Design and Form C. Neighborhood Compatibility D. Landscaping E. Walls and Fencing F. Off-Street Parking and Loading G. Signage H. Lighting and Security 4. Applicant Checklist 5. Glossary of Terms Acknowledgements Mayor John Shoals Barbara Nicolls Mariam Shah City Council Members: Mayor Pro Tem Jeff Lee Debbie Petterson Chair John Laferriere David Halverson Cody McLaughlin Planning Commission: Vice Chair Karl Blum Ron Rodman Adopted: Month, 2018 Resolution Number: 18-XX

65 D R A F T

66 1. Introduction Industrial Design Guidelines Investment in our business community and the type of businesses that seek to relocate in Grover Beach should be a reflection of the image that is created in the built environment. High-quality site and architectural form attracts new industries, tenants, and entrepreneurs that share a desire to conduct business in a vibrant, economically sound community. The end result is an attractive development with strong economic prowess and employment base. This is reflected in the City s Vision Statement for future development: D R A F T Grover Beach is known throughout California as a vibrant, economically sound and culturally diverse beach community, and a preferred place to live and visit on the central coast. Grover Beach is a model of community-based sustainability. All of the shopping needs of Grover Beach residents are provided within a five minute walk, or five minute drive. Residents and visitors prefer to walk or ride a bicycle; many visitors arrive by train. Local businesses provide stable, well-paying jobs that serve the local work force. City government remains dedicated to the preservation and enhancement of Grover Beach s small-town character and quality of life. The City continues to provide a high level of public services and to foster a sense of community involvement. Lastly, Grover Beach is a City that continues to look to the future while embracing the diversity and character of its past. These industrial design guidelines have been adopted to guide applicants in designing highquality industrial development projects. These guidelines provide qualitative design criteria that should be incorporated into industrial development projects. The Industrial Design Guidelines supplement the adopted General Plan and the City s Development Code (The City s adopted zoning ordinance) by offering more direction for proceeding with the design of a project. The design guidelines provide options, solutions, and techniques to achieve the goal of excellence in design. It is important to remember, though, these are not performance goals, nor zoning regulations or development standards. These guidelines do not supersede regulations in the Development Code. These development guidelines are not intended to be rigid in their application, but instead encourage diverse design opportunities, while maintaining design character and quality. Existing industrial business park development within Grover Beach. GB 1

67 The purpose of this document is to: Communicate to the development community, in advance of an application, the design expectations of projects within the industrial zones; Facilitate the fair and consistent application of design objectives; Protect investment by encouraging consistently high-quality development; Encourage appropriate design context with surrounding neighborhoods; Facilitate safe, functional, and attractive development; and Foster a sense of community and encourage pride of ownership. 2. Application of Design Guidelines D R A F T The Guidelines are intended for the Community Development Department, as well as, review authorities developers, architects, engineers, and community members to use in evaluating project applications along with relevant policies from the General Plan. These guidelines will apply to all new developments projects that require approval by decision-making bodies and planning staff. However, property owners wishing to make upgrades to existing buildings are encouraged to incorporate the Design Guidelines into their project design. How to Use the Guidelines Property owners, developers, designers, and contractors proposing new, re-use, or redevelopment in Grover Beach should first review the zoning of the property being developed and are encouraged to contact city staff to discuss their development proposal. The provisions set forth in this document identify the desired level of design quality for all development. However, flexibility is necessary and encouraged to achieve excellent design. Therefore, the use of the words "shall "and "must" have been purposely avoided within the specific guidelines. Each application for development, however, should demonstrate to what extent it incorporates these guidelines. Applications that do not meet specific guidelines applicable to that project should provide rationale for the design and explain how the project will meet the intent of the General Plan, the Development Code, and these Guideline objectives. Whether the design is appropriate will be determined through required "Findings" as a part of development applications processed by the City. 2 GB

68 Relationship between the General Plan & Development Code The approval process for new development is guided by the General Plan, Title IX of the Grover Beach Municipal Code, also known as the Development Code, and these design guidelines. The City of Grover Beach General Plan is the policy document that sets the development vision of the community. It provides policy direction for land use, transportation, open space and recreation, and infrastructure. The Grover Beach Development Code are the adopted ordinances that implement the General Plan by establishing land use and development requirements. D R A F T Where applicable These industrial design guidelines are applicable to new, and redevelopment projects, where a use or development permit is required within the City s Coastal Industrial (CI), Coastal Industrial Commercial (CIC), and Industrial (I) zones. CIC Grover Beach CI CI I GB 3

69 City of Grover Beach 3. Industrial Design Guidelines The guidelines are divided into eight sections: D R A F T A. Site Planning B. Building Design and Form C. Neighborhood Compatibility D. Landscaping E. Walls and Fencing F. Off-Street Parking and Loading G. Signage H. Lighting and Security Each topic includes a brief introduction with numerical guidelines. Not all the guidelines are pertinent to a proposed development. The design guidelines are intended to address some of the most common, overarching challenges in new or redevelopment of industrial properties within the City to assist in promoting quality development. When you see this symbol next to a guideline, this indicates that this guideline is specific to redevelopment (adaptive reuse) sites within the City, and is critical to creating a successful space that meets the intention of this document. 4 GB

70 Industrial Design Guidelines SP Site Planning starts with a comprehensive analysis of the site, including elements that are outside of the site. Site Planning involves space planning and the organization of access, circulation, privacy, security, drainage, and other factors. Site Planning is a critical element to quality industrial developments within the Grover Beach. A. Site Planning D R A F T 1. Create a strong street presence by locating buildings near the front property line adjacent to the street at the minimum required setback. 2. Locate parking on the side of a building or the rear portion of the lot. 3. When adjacent to residential developments, locate buildings beyond the minimum required setback with additional space for landscaping, screening, and other buffering techniques. Buildings are located near the front of the property and provides direct path to sidewalks. 4. Use variable setbacks where multiple buildings are proposed at the front property line adjacent to the public street. 5. Where an additional setback is utilized, incorporate street presence through the use of additional landscaping, gathering spaces for use by employees or customers, etc. 6. Provide direct paths of travel that encourage active transportation links including pedestrian paths, and bicycle access, etc. Street presence through landscaping as shown above provides for an inviting atmosphere. GB 5

71 City of Grover Beach 7. Provide bicycle racks and/or lockers near building entrances to encourage alternative forms of transportation for employees / customers. 9. Provide building entry(ies) along existing street frontages. D R A F T Creating entry points for new or redevelopment sites is key for industrial projects. Use of pavers, stamped concrete, etc. creates a sense of entry. 10. Create a sense of entry and arrival through the use of special treatments such as stamped or colored concrete, pavers, and special plantings at driveways. 11. Create main building entries and other publicly accessible areas accessible to persons of all mobility levels. 12. Locate service areas at the sides or rear of buildings. 13. Locate roll-up doors away so they are not visible from the right-of-way. 14. For new or redeveloped sites, incorporate low impact development, and other drainage features with new landscaping to meet poststormwater construction standards. 15. Create inviting pedestrian environments, where appropriate. Street Building orientation and landscaping is at the front of the building. 6 GB

72 Industrial Design Guidelines BD Industrial development s character, image, and identification is based on the building design and form and how well buildings are located and oriented on a site to relate to one another. A building s size, shape, height, mass, color, materials, texture, roof-line roof treatment, and entry placement provide a specific image and identification for future industrial development in Grover Beach. B. Building Design and Form D R A F T 1. Maintain a human scale for building design. 2. At public entrances to buildings, utilize architectural features such as awnings, canopies, trellises, or cornice treatments. 3. Differentiate ground floor from upper floors by utilizing changes in massing and architectural relief that add visual interest and diminish building height. 4. Articulate and vary building façades to add scale and avoid monotonous walls, especially when redeveloping existing facades by incorporating different textures, colors, materials, and distinctive architectural treatments that add visual interest. Create Public Entries with canopies and materials. 5. Avoid using dull and repetitive façades for new and redeveloped projects. 6. Ensure compatibility of scale with building massing when using architectural elements such as entries, porticoes, cornices, and awnings. 7. Where the building mass cannot be broken up due to unique use constraints (i.e. manufacturing or warehouse space, building walls), reduce the appearance of massing through the use of texture, color, material Varying rooflines to break monotony in building design and mask roof mounted equipment. GB 7

73 City of Grover Beach D R A F T Stepping back multi-stories, coupled with use of materials and varied roof likes, helps to alleviate bulk and massing in building design. Trim, lighting, and other details are critical to keeping the building in portion and scale. changes, shadow lines, and other façade treatments. 8. Architecturally integrate exposed industrial systems and equipment as a design option where practical. 9. Incorporate windows and doors with well-designed trims and details as character-defining features to reflect an architectural style or theme consistent with other façade elements. 10. Consider roof design as a component of the overall architectural design theme. 11. Integrate varied roof lines through the use of sloping roofs, modulated building heights, stepbacks, or innovative architectural solutions. 12. Apply trim, metal and woodwork, lighting, and other details in a harmonious manner, consistent with the proportions and scale of the building. 13. Select quality building materials, such as trim and finishes that convey a sense of prominence. 14. Use white or reflective paint on rooftops and light paving materials or green roofs to reflect heat away from buildings and reduce the need for mechanical cooling. Redevelopment or retrofit of existing industrial buildings can breathe new life into older buildings. Here use of paint, new windows, entry feature, lighting, and trim takes helps to modernize existing buildings. 8 GB

74 Industrial Design Guidelines NC In some instances, industrial zones are located directly adjacent to existing residential neighborhoods. Likewise, as redevelopment and reuse occur in existing industrial buildings and parcels, careful attention to ensure harmony with existing residents needs to be taken into consideration by property owners and applicants. C. Neighborhood Compatibility D R A F T 1. Ensure that new buildings are compatible in style, and/or architectural materials with existing structures in the surrounding neighborhood that respects the character of existing buildings with regards to height, scale, style, and architectural materials. New industrial buildings can respect surrounding residential development by incorporating architecture and motifs that compliment nearby development. Here, parking and landscaping is utilized to create a transition to an existing residential neighborhood. Avoid utilizing modular and pre-fabricated structures that are not compatible in scale and materials with existing development. GB 9

75 City of Grover Beach 2. Create height and visual transitions between new and redeveloped sites, and existing residential neighborhoods. Transitions may include using stepping back upper floors of industrial structures, landscape buffers such as planting trees, shrubs, and vines to screen outdoor storage and odor or noise-generating functions of industrial uses. As illustrated above, the building utilizes balconies, doors, and other trims to give an appearance of a residential building. Trees, shrubs, and other landscaping items are used, coupled with large setback from the right of-way. D R A F T 3. Reinforce existing facade rhythm along the street, where it exists, by using architectural elements such as trim, material changes, bays, clerestory windows, and other design treatments that provide cohesion with surrounding buildings. 4. Use landscape features such as trees, shrubbery, planter boxes, climbing plants, vines, green walls, or berms, to soften views from the public right-ofway or screen work areas from existing residences. 5. Locate noise and odor-generating functions so as not to create a nuisance for nearby residents or adjacent neighbors. 6. Where noise intensive uses are located near residential neighborhoods, implement the use of noise barrier walls with landscape versus typical concrete blocks to absorb noise instead of deflecting noise. A noise barrier, as shown above, absorb noise rather than deflect, helping to alleviate surrounding noise sensitive uses. 10 GB

76 Industrial Design Guidelines LA Given the impact of industrial development appearance and landscape character, the City of Grover Beach is committed to achieving well designed, and well landscaped employment areas that benefits the workers, contribute to community character, creates a sense of place, and stimulates investment opportunities within the industrial districts. D. Landscaping D R A F T 1. Retain mature and healthy trees when developing, or redevelopment of a site. 2. Design landscaping to be architecturally integrated with the building and suitable to the functions of the space, while selecting plant materials that complement the architectural style and form of the building. 3. Design open areas to maintain a balance of landscaping and paved area. 4. Select drought tolerant, native landscaping to limit irrigation needs and conserve water by utilizing plant species consistent with Sunset West Garden Book Zone Facilitate stormwater capture, retention, and infiltration, and prevent runoff by using permeable or porous paving materials in lieu of concrete or asphalt. Collect, store, and reuse stormwater for landscape irrigation, where practical. 6. Plant street trees at 25-foot intervals. Select appropriate street trees that provide screening and ease of maintenance. Construction of curb, gutter, and sidewalk provides opportunities for bio-swales adjacent to the right-of -way. GB 11

77 City of Grover Beach 7. Provide canopy trees in planting areas for shade and energy efficiency, especially on south and southwest facing façades. 8. Add landscaping on-site for redevelopment or building re-use projects where applicable. D R A F T Use drought tolerant landscaping for development code consistency. 9. Create focal points through landscaping at the front of each site including trees and shrubs. 10. When incorporating boulders and other accents used in landscaping design, ensure they are to scale with the project, and of a natural color that complements the building and site. 11. Where a sidewalk does not currently exist, establish a new sidewalk along the length of the public street frontage. 12. Utilize parkway strips that incorporate low impact development features that can be used to capture stormwater runoff, while separate the vehicular curb from pedestrian uses. Use required accessible paths as opportunities for landscaping. 12 Use new or redeveloped entryways as opportunities to attract customers and investment within industrial zones. GB

78 Industrial Design Guidelines WF Walls and fences help to screen activities, secure sites, and provide noise attenuation for surrounding residences. Applicants and property owners of new or redeveloped industrial sites are encouraged to consider a wide variety of fencing and wall design options. E. Walls and Fences D R A F T 1. Utilize high quality walls and fences for new, reuse, and redevelopment projects. This includes the use of stone, brick, wrought iron, vinyl, durable wood and other types of materials. Fencing should be consistent with the architectural theme or surrounding neighborhood context. 2. Break up long walls and fences through landscaping, spacing, massing, pilasters, offsets in the alignment of the wall or fence, and/or changes in material, color, or texture. Utilize caps on columns or fences to provide additional visual interest. Breaking up walls with pilasters, caps, and landscaping as shown above. Use of caps on wood fences provides high quality fencing Avoid the use of chain link fence with barbed wire and slats. GB 13

79 City of Grover Beach 3. Use decorative gates and fences in combination with landscaping to soften hard property edges, where appropriate. 4. Design fences and walls to provide protection and screening without the use of harsh or unwelcoming elements such as barbs or pickets when visible from public streets. D R A F T Trash enclosures, similar to the one above, screen unsightly waste, as well as, compliment the architecture of the building. Screening mechanical equipment reduces visual blight, especially when interfacing with residential neighborhoods. 5. Avoid using fencing materials such as chain link, chain link with vinyl or fabric slats, dog eared fences, or barbed wire (cyclone) fences. 6. Screen outdoor storage, work areas, and equipment from public streets through building orientation, fencing, and landscaping. Utilize building materials that are consistent with the architectural character of the development. Avoid materials such as sheet metal, barbed wire, chain link fencing with vinyl slats, and other materials that may cause visual blight. 7. Screen any mechanical, electrical, or communications equipment, whether on the roof, side of building, or ground. 8. Screen fire risers and other equipment with fencing or landscaping, no taller than 3-feet in height, and remaining accessible to the fire department. Fire backflow prevention is screened with shrubs and a cover. 14 GB

80 Industrial Design Guidelines OL Off-street parking and loading areas are critical to the success of industrial sites as they provide areas for customers and employees to park their vehicles and receive critical materials to operate their businesses. The following are guidelines to help transition parking and loading areas. F. Off-Street Parking and Loading D R A F T 1. Include specially treated pedestrian walkways, such as patterned/colored concrete, pavement blocks within parking areas. 2. Mitigate the impact of parking located within the front setback with the use of planting and landscaped walls tall enough to screen headlights, especially on sites that are redeveloped or re-used. 3. Utilize special driveway treatments at site entrance such as salt finished concrete with deep grooves, stamped or color concrete, pavers, and other types of materials. Use pavers to delineate pedestrian paths from either the parking or to the public sidewalk. 4. Slurry seal and re-strip parking lots when proposing re-use or redevelopment of sites. 5. Maintain continuity of the sidewalk by minimizing the number of curb cuts for driveways. 6. Avoid backing from the public street onto the site for loading / unloading. Landscaping with trees and use of berms or lowering parking areas help to mitigate parking within the front setback. GB 15

81 City of Grover Beach 7. When it is not possible to locate loading facilities at the rear of the building, avoid loading docks and doors dominance along the frontage of the property and screened from the street. D R A F T 8. Ensure that loading areas do not interfere with on-site pedestrian and vehicular circulation by separating loading areas and larger commercial vehicles from areas that are used for public parking and public entrances. Avoid loading areas where they are visible from the public right-of-way. Well articulated garages help to define architecture and design of industrial spaces. Parking lot lacking landscaping is prohibited within the City s Development Code. 16 GB

82 Industrial Design Guidelines SLS Signage is essential to easily identify businesses for customers, employers, and vendors. Signage needs to be identifiable, yet attractive. Additionally, lighting and security is necessary to ensure businesses are safe, properly lit, and utilize techniques to assist Grover Beach law enforcement and first responders. G. Signage D R A F T 1. Locate signs in logical locations based on building design. Place signs so they do not dominate or obscure the architectural elements of the building design. 2. Include signage at a height and of a size that is visible to pedestrians and facilitates access to the building entrance. 3. Select sign materials that are durable and compatible with the design of the façade on which they are placed. 4. Illuminate signs only to the minimum level required for nighttime readability. 5. Provide wayfinding signage in public spaces or at entries for new or redeveloped sites for pedestrian uses where there are multiple tenants on one (1) property. 6. Utilize monument signage for multi-tenant developments, when feasible. Incorporate monument signage that includes architectural features of the building. Include wayfinding signage for multi-tenant commercial spaces or properties, where appropriate. GB 17

83 City of Grover Beach H. Lighting and Security 1. Provided parking lot lighting at all steps and ramps. Mount fixtures on low poles, located away from potential vehicle impact, wherever feasible. D R A F T 2. Use ornamental lighting to highlight pedestrian paths and entrances while providing security by including after-hours lighting at building entrances. 3. Install lighting fixtures to accent and complement architectural details. Shielded wall sconces and angled uplighting can be used at night to establish a façade pattern and animate a building's architectural features. 4. Utilize adequate, uniform, and glare-free lighting, that are international dark-sky association compliant fixtures, to avoid uneven light distribution, harsh shadows, and light spillage onto adjacent properties. Uplighting can be used to accentuate signage, in addition to building features. Decorative lighting fixtures that are shielded help to avoid light spillage on adjacent properties. Decorative lighting fixtures that are shielded help to avoid light spillage on adjacent properties. 18 GB