CITY OF PISMO BEACH PLANNING COMMISSION AGENDA REPORT

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Canopy signag September 13, 2016 Honorable Chair and Planning Commission City of Pismo Beach California RECOMMENDATION:

1) Approve a Coastal Development Permit and Architectural Review Permit for the demolition of an existing 1,378 square-foot single–story single family residence to be replaced with a new 3,205 square-foot two-story modern style single family residence. The project is located in the Commercial Core (K) Planning Area and RR (Resort Residential, 1983 Code) Zoning District. The project is located inside the Coastal Zone and is not appealable to the Coastal Commission. APN 005-142-012.

2) Accept Categorical Exemptions No. 2016-012.

APPLICANT: Corey Goodwin, Representative Alan and Phyllis Borba 301 Dolliver Street Pismo Beach, CA (Permit No. P15-000073) EXECUTIVE SUMMARY The applicant is requesting approval of a Coastal Development Permit and Architectural Review Permit for the demolition of an existing single family residence to allow the construction of a new two–story single family residence located at 301 Dolliver Street (Exhibit 1). The project is located in the Coastal Zone and is not appealable to the Coastal Commission. As designed and conditioned, the project is consistent with the City’s General Plan (GP) and the 1983 Zoning Ordinance. PROJECT DESCRIPTION & APPLICATIONS Per Municipal code 17.121.050, a Coastal Development Permit is required for the project and an Architectural Review Permit is required by Municipal code 17.105.120. The proposed Coastal Development Permit application includes the demolition of an existing 1,378 square-foot late 1970’s style bungalow. A new 3,205 square-foot two-story modern style residence is proposed on a 4,443

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square–foot corner lot which includes a two-car garage and a 780 square-foot second floor deck. STAFF ANALYSIS BACKGROUND Modern development of Pismo Beach had its beginnings during the 1920’s and another surge of development occurred post World War II, so much of the original architectural styling of the area is rooted in the character of this time frame and forms the basis for what may be considered traditional for the City. In November 2014, the Pismo Beach Downtown Strategic Plan was adopted which provides direction for the cohesive redevelopment of the downtown and supplies guidelines to establish form, function, and aesthetics for the districts identified in the plan. The overriding theme for the plan is “Classic California” and the project site is located within the office/residential sub-district which is the gateway transition to the visitor-serving Shopping District. Because Dolliver Street, also known as State Highway 1, is a scenic designated route and a major route through town, the visual character along this street establishes an impression for the community that should act to reinforce the goals of the community vision. Communities that provide a strong character statement which is rooted in their past are unique and create a sense of place that transcends time, which is the very definition of classic. The site was originally developed in 1924 and records show that it was the location of a pool hall, residence, and cottages potentially occupied by Filipino residents. The existing house is proposed for demolition and though the County Assessor’s record indicates that the residence was constructed in 1973, it is reasonable that the previous residence from the 1920’s was remodeled during 1970. The existing architecture presents a simple form that is representative of the beach bungalows typical of the original urban forms for this city. The project site is located in the Resort Residential zoning district which promotes a mix of residential types and hotel/motel visitor serving uses. The proposed project meets the development standards for setback, lot coverage, building area and floor area. The landscaping is drought tolerant and utilizes artificial turf as a major ground cover. Wood and concrete fencing along the front side yards are limited to 42” in height (Exhibit 2). ARCHITECTURAL REVIEW The proposed architectural style for the two-story residence is characterized as modern. Due to the proposal of this uncommon style, staff required a peer review (Exhibit 3) of the project architecture by a local architect to evaluate 1) the design quality of the chosen style and 2) its compatibility and context with the neighborhood. The design itself is well articulated on the front and street side, and the detailing is true to the chosen style. Notable modern characteristics are evident in the material use and planar forms used in the bold horizontal roof lines and geometric

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surfaces. The appearance of the exterior is polished and refined which is emphasized by the smooth burnished stucco walls, clear sealed concrete columns and garden wall, dark bronze sheet metal fascia, and douglas fir trimmed eaves. Regarding the context of the design, the peer review notes the size, bulk, and scale of the design fits with the neighborhood even though some properties are currently underutilized with single story structures. The review also notes that architectural styles change through time, that different development styles are to be expected, and variety is part of the eclectic design culture for the City. The immediate neighborhood has no one predominant character to establish precedent and styles such as Cape Cod, Mediterranean Revival, Mission Revival, and Modern styles including Craftsman, Art Deco, Modernistic and Contemporary are found within the City. The peer review indicates that because of an established pattern of variety, quality of design is preferential to the type of style chosen. Similar examples of modern architecture already exist downtown (Exhibit 7). Although the style is not common in the downtown area, it may inspire future styles. Several of the new condominiums approved in July 2013 and recently constructed on Dolliver Street are classified as modern. Examples of other modern residential structures like the proposed project can be found throughout Shell Beach as illustrated in the Peer Review exhibit. ENVIRONMENTAL REVIEW In accordance with the Guidelines for Implementation of the California Environmental Quality Act (CEQA) a Categorical Exemption may be issued for the proposed project in accordance with Section 15303 (Class 3) of the CEQA Guidelines, exempting new construction of single-family residences. Notice of Exemption (NOE) No. 2016-012 may be filed with the San Luis Obispo County Clerk’s office and is attached (Exhibit 5). RECOMMENDATION Adopt the attached resolution (Exhibit 4) approving a Coastal Development Permit and Architectural Review Permit P15-000073 as conditioned, and accept categorical exemption No. 2016-012. ALTERNATIVES

1. Do not adopt a resolution approving the project. 2. Provide alternative direction to staff.

Attachment(s): Exhibit 1 – Vicinity Map Exhibit 2 – Development Standards & Policies Exhibit 3 – Peer Review Exhibit 4 – Resolution Exhibit 5 – CEQA Notice of Exemption Exhibit 6 - Project Plans Exhibit 7 - Examples of Modern Architecture Downtown

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Exhibit 8 - Letters (Papageorge, Mattos, Silva, Troup, Alves, Limas, C. Mattos, J.

Mattos)

Prepared by: Aileen Nygaard, Associate Planner Meeting Date: September 13, 2016 Reviewed by: Matt Everling, Planning Manager Community Development Director Approval: Jeff Winklepleck

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EXHIBIT 1 VICINITY MAP

Dolliver Street

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Park Avenue

Dolliver Street towards downtown

Dolliver Street toward Pismo Creek

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EXHIBIT 2 DEVELOPMENT STANDARDS & POLICIES

Table 2-1 - General Plan Policies

Policy # Policy Wording Consistency Issues Design Element, Principle P-7

Visual Quality is Important The visual quality of the city's environment shall be preserved and enhanced for the aesthetic enjoyment of both residents and visitors and the economic well being of the community. Development of neighborhoods, streets and individual properties should be pleasing to the eye, rich in variety, and harmonious with existing development. The feeling of being near the sea should be emphasized even when it is not visible. Designs reflective of a traditional California seaside community should be encouraged.

Planning Commission will perform Architectural Review

Design Element, Policy D-2 (a)

Building and Site Design Criteria. a. Small Scale. New development should be designed to reflect the small-scale image of the city rather than create large monolithic buildings. Apartment, condominium and hotel buildings should preferably be contained in several smaller massed buildings rather than one large building. Building mass and building surfaces such as roofs and exterior walls shall be highly articulated to maintain a rich visual texture and an intimate building scale. Maximum height, setback, and site coverage standards to achieve the desired small-scale character will be regulated by City ordinance. Except where specified otherwise by this Plan or further limited by the implementing ordinance, the maximum height standard for new buildings shall not be more than 25 feet above existing natural grade in Neighborhood Planning Areas A through J, and Q; and not more than 35 feet above existing natural grade in the remaining portions of the Coastal Zone.


D-25 State Highway 1/Dolliver Street State Highway 1/ Dolliver is hereby designated as a Pismo Beach Scenic Highway. State Highway 1 is a scenic entryway to Pismo Beach from the south accessing the butterfly habitat, the State North Beach Campground and numerous private campgrounds and RV Parks. Its character is derived from the large eucalyptus trees and recreation environment. The street becomes urban as it enters downtown but retains a visitor’s destination and recreation impression. To implement this policy the City shall: d. Require design review for development on all properties abutting the road right-of-way


Land Use Element (LUE) LU- Mixed Use (MU) District K-3.3

The Mixed Use or MU District will provide for a wide variety of land uses including visitor lodging, commercial retail, restaurants, service uses, offices, and residential uses. The more intensive commercial uses and visitor-serving uses shall be encouraged to locate along the major thoroughfares. Mixed-use projects are encouraged throughout the district.

Existing Use

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Table 2-2

Zoning Code Requirements / Permitted Uses / Overlay Designations Item Section Complies?

Archaeological Purpose of zone. The archaeology--historic sites (A) overlay zone is established to preserve, protect and maintain land and water areas, structures and other sites which have significant historical, archaeological or cultural importance and provide for the designation of areas which may be of unique value for scientific or educational purposes.

17.063.010 A cultural Assessment was prepared in July 2015 by Rebecca and Thomas Anastasio. See condition 4 for site evaluation after demolition.

View Consideration

Purpose of zone. The view considerations (V) overlay zone is established to preserve, protect and maintain views of scenic land and water areas, and other areas which are of significant value to the public due to their aesthetic and scenic qualities as defined in the general plan/local coastal program land use plan; preserve, protect and maintain significant views and vistas from major public view corridors, on city designated scenic highways (U.S. Highway 101, State Highway 1, and Price Canyon Road), public lands, beaches and waters within the city which characterize the city's appearance; ensure that site planning, design, grading and landscape techniques will preserve, protect and enhance the visual character of the city's predominant natural landforms, urban form, vegetation and other distinctive features.

17.096.010 Planning Commission will consider design review for this development located on Dolliver Street which is also scenic Highway 1

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Table 2-3

1983 Zoning Code Development Standards Single Family Residential (R-1)

Item

Permitted/Required Code Section Proposed Complies? ZONING CODE (1983 Code) R-R Standards Lot area

5000 sq. ft. min. 17.102.060 B

4,443 sf (net) Yes - existing

Max bldg height

25’ max. from existing grade measured from center of bldg. footprint

17.102.010 A 24’ 6” Yes

Max lot coverage

55% of net lot area maximum = 2,443 sf

17.102.080 C

2,440 sf Yes

Floor Area Ratio

SFD: 86% of 1st 2,700 sf + 60 % of lot area in excess of 2,700 sf = 3,367 sf

17.102.090 D

3,205 sf Yes

First floor/second floor

80% of sf of 1st floor (including garage)

First floor = 1,435 sf

Second Floor= 1,841sf

17.105.135 78% Yes

Minimum Landscaping

20% of lot area

(20% * 4,443= 889 sf)

17.102.095 B 1,625 sf Yes

Minimum front yard setback (Dolliver)

15 feet (Dolliver)

17.102.060 A2

17’ 41/2” Yes

Minimum Street setback (Park)

20% of lot width. Min.7’ Max10’

20’ to garage

Lot width =50’ Req. 10’ to structure; 20’ to garage

17.102.030 A 10 feet to structure;

20 feet to garage

(ADA sidewalk extension design may be modified to achieve

this setback)

Yes

Minimum side yard setback (interior)

10% of lot depth.

Min 4’ max. 5’

Required = 5’

17.102.030 A R=5 feet

Yes

Minimum rear yard setback

10% of lot depth (89.87 * 10% = 9’

Min 5’ max 10’

17.102.040 A 9 feet Yes

Maximum encroachment

40% of Street side setback 17.102.150 6’ to open second story deck

Yes

Minimum parking spaces

2 spaces within a garage

Min. 20’ x 20’

17.108.030 2-car garage

20’ x 23’

Yes

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EXHIBIT 3

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EXHIBIT 4

RESOLUTION NO. PC-R-2016-____

PROJECT NO. P15-000073 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PISMO

BEACH APPROVING COASTAL DEVELOPMENT PERMIT AND ARCHITECTURAL REVIEW PERMIT FOR THE DEMOLITION OF AN

EXISTING SINGLE FAMILY RESIDENCE FOR A NEW TWO-STORY SINGLE FAMILY RESIDENCE, LOCATED AT 301 DOLLIVER STREET

005-142-012

WHEREAS, Alan and Phyllis Borba the "Applicant" has submitted an application to the City of Pismo Beach for a Coastal Development Permit for the demolition of an existing 1,378 square-foot residence to allow a new 3,205 square-foot two-story single family residence; and WHEREAS, the Planning Commission held a duly-noticed public hearing on September 13, 2016 at which all interested persons were given the opportunity to be heard; and WHEREAS, the Planning Commission determines that under the provisions of the California Environmental Quality Act (CEQA), new single family residences are exempt per CEQA Section 15303; and WHEREAS, the Planning Commission has determined that the project meets the required findings under CEQA, and for a Coastal Development Permit and Architectural Review Permit; and. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Pismo Beach, California as follows: A. FINDINGS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY

ACT (CEQA):

1. The project consists of a Coastal Development Permit for the demolition of an existing residence and for the construction of a new 3,205 square-foot single family residence; and

2. There are no site constraints or other factors that would create the potential

for significant environmental impacts as a result of the construction of the proposed project; and

3. The Coastal Development Permit for a new 3,205 square-foot single family

residence is exempt under CEQA Section 15303 of the CEQA Guidelines, exempting new single family residences.

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B. FINDINGS FOR APPROVAL OF THE COASTAL DEVELOPMENT PERMIT AND ARCHICTECTURAL REVIEW PERMIT:

1. The new single family dwelling is appropriate in size so as to be compatible

with the adjacent structures because existing two-story residences with similar square footage, footprint, setbacks and architectural style exist nearby; and

2. The architectural and general appearance of the development is in keeping

with the character of the neighborhood. The proposed development and related improvements are compatible with the visual quality and character of the surrounding area and is compatible with the immediate neighborhood because existing residences nearby utilize similar building materials and architectural styles and elements; and

3. The proposed development with related improvements is consistent with

the General Plan and General Plan Land Use category of Mixed Use because single family residential is allowed; and

4. The proposed development with related improvements is compatible with

the nearby existing uses and is not detrimental to the health, safety, morals, comfort and general welfare of persons residing or working in the surrounding area of the proposed project because a single-family residence is a compatible use with the nearby mixed visitor-serving and residential uses; and

5. The site is physically suitable for construction of project improvements

because of roadway and utility access to the site and due to existing soils conditions; and

6. The proposed development with related improvements is in keeping with

the character of the surrounding area composed of a mix of residential units types and visitor serving uses, and is consistent with the zoning of the project site because the proposed use is a single-family residence; and

7. The proposed development with related improvements will not be

detrimental to the orderly development of improvements in the surrounding area, and will not be detrimental to the orderly and harmonious development of the City because the single-family residence is a permitted use in the R-R Zone and meets all applicable zoning code standards; and

8. The proposed development with related improvements will not impair the

desirability of investment or occupation in the vicinity because similar single-family residences exist in the immediate neighborhood; and

9. The proposed project will not significantly alter existing natural landforms

because it will involve minimal grading and placements of fill soils for the new foundation; and

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10. The height, bulk, and scale of the buildings are compatible with the

adjacent area and with the view and other Land Use Plan considerations because other two-story structures of similar size and bulk exist in the immediate vicinity and the placement of the structure will not block ocean views from public view areas.

The Planning Commission does hereby approve the Coastal Development Permit and Architectural Review Permit subject to the above findings and Conditions attached as Exhibit A. UPON MOTION of Commissioner __________________ seconded by Commissioner ____________________the foregoing Resolution is hereby approved and adopted the 13th day of September, 2016, by the following roll call vote, to wit:

AYES: Commissioners: NOES: Commissioners: ABSTAIN: Commissioners: ABSENT: Commissioners:

APPROVED: ATTEST: _________________________ ________________________ Mark Padovan Elsa Perez, CMC Chair Administrative Secretary

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EXHIBIT A

CITY OF PISMO BEACH CONDITIONS PLANNING COMMISSION MEETING OF SEPTEMBER 13, 2016

PERMIT NO. P15-000073 (CDP and ARP) LOCATION: 301 DOLLIVER STREET, APN: 005-142-012

The conditions set forth in this permit affect the title and possession of the real property which is the subject of this permit and shall run with the real property or any portion thereof. All the terms, covenants, conditions, and restrictions herein imposed shall be binding upon and inure to the benefit of the owner (applicant, developer), his or her heirs, administrators, executors, successors and assigns. Upon any sale, division or lease of real property, all the conditions of this permit shall apply separately to each portion of the real property and the owner (applicant, developer) and/or possessor of any such portion shall succeed to and be bound by the obligations imposed on owner (applicant, developer) by this permit.

AUTHORIZATION: Subject to the conditions stated below, approval of Permit P15-000086 grants planning permits for the demolition of an existing 1,378 square-foot residence to allow a new 3,205 square foot two-story single family residence including a two car garage as shown on the approved plans with City of Pismo Beach stamp of September 13, 2016. Approval is granted only for the construction and use as herein stated; any proposed changes shall require approval of amendments to these permits by the City of Pismo Beach. EFFECTIVE DATE: This permit shall become effective upon the passage of 10 days provided that an appeal has not been filed to the City Council within 10 working days. The filing of an appeal shall stay the effective date until an action is taken on the appeal. EXPIRATION DATE: The applicant is granted two years for inauguration (i.e. building permits issued and construction begun) of this permit. The permits will expire on September 13, 2018 unless inaugurated prior to that date. Time extensions are permitted pursuant to Zoning Code Section 17.121.160. The property owner and the applicant (if different) shall sign these Conditions of Approval within ten (10) working days of receipt; the permit is not valid until signed by the property owner and applicant. COMPLIANCE AGREEMENT: I have read and understood, and I will comply with all applicable requirements of any law or agency of the State, City of Pismo Beach and any other governmental entity at the time of construction. The duty of inquiry as to such requirements shall be my responsibility. I agree to defend, indemnify, and hold harmless the City, its agents, officers, and employees, from any claim, action, or proceeding against the City as a result of the action or inaction by the City, or from any claim to attack, set aside, void, or annul this approval by the City of the project; or my failure to comply with conditions of approval. This agreement shall be binding on all successors and assigns.

I HAVE READ AND UNDERSTOOD, AND I WILL COMPLY WITH ALL ATTACHED STATED CONDITIONS OF THIS PERMIT

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Approved by the Planning Commission on September 13, 2016. _______________________ _____________________ Owner/applicant Date _______________________ _____________________ Owner/applicant Date

CONDITIONS, POLICIES AND SELECTED CODE REQUIREMENTS FOR PROJECT # P15-000073

301 Dolliver Street, APN # 005-142-012

Conditions as indicated below have been deemed to be of a substantive nature on the basis of the Planning Commission’s decision. These conditions cannot be altered without Planning Commission approval. A. STANDARD CITY CONDITIONS

Project shall comply with all standard conditions and selected code requirements on file at the Community Development Department, Planning Division located at 760 Mattie Road.

B. PRIOR TO ISSUANCE OF A BUILDING PERMIT BUILDING DIVISION: 1. BUILDING PERMIT APPLICATION. To apply for building permits submit

five (5) sets of construction plans ALONG WITH FIVE (5) COPIES OF THE CONDITIONS OF APPROVAL NOTING HOW EACH CONDITION HAS BEEN SATISFIED to the Building Division.

a. All construction shall conform to the edition of the applicable California Building Code (CBC) or California Residential Code (CRC), the California Plumbing Code, the California Mechanical Code, the California Electrical Code, the California Energy Code, and the California Green Building Standards Code, including City of Pismo Beach amendments, in effect when an application for construction permit is submitted to the Building Division.

b. An application for a construction permit remains valid for 365 days after the date of filing. If a permit is not issued by this date, the application shall expire. In order to renew action on an application after expiration, the applicant must confirm that Planning approvals remain valid and shall submit a new application, plans and documentation and pay a new plan review fee.

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c. All required documents essential to the design of the project shall be submitted with the construction permit application. No deferred submittals, such as truss details, fire sprinkler plans, metal fabrication drawings, etc., are allowed.

d. City of Pismo Beach policy requires a soils investigation for all new

buildings and additions where the new floor area will exceed 250 square feet. The soils engineer shall evaluate soils in the area of the proposed structure and offer appropriate recommendations. The soils report shall be unique to this lot and current (dated less than 2 years prior to permit application date) and submitted with the building permit application.

e. Underground electric service conductors are required.

f. The location of this project is in a noise critical area identified by the

Noise Element of the City’s General Plan. Interior community noise equivalent levels (CNEL) with windows closed, attributed to exterior sources shall not exceed an annual CNEL of 45 dB in any habitable room. Provide an acoustical analysis report, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit. [§ 1207.11.2 CBC] The report shall show: Topographical relationship of noise sources and dwelling site. Identification of noise sources and their characteristics,

predicted noise spectra at the exterior of the proposed dwelling structure considering present and future land usage.

Basis for the prediction (measured or obtained from published data), noise attenuation measures to be applied, and an analysis of the noise insulation effectiveness of the proposed construction showing that the prescribed interior noise level requirements are met.

If interior allowable noise levels are met by requiring that windows be non-openable or closed, the design for the structure must also specify the means that will be employed to provide ventilation to provide a habitable interior environment.

g. All conditions of the Planning Permit, such as required lot mergers,

a required subdivision map, public improvement design documents and any other requirement of the City shall be completely satisfied prior to Building Permit issuance for the project. No building permits for a part of the overall project will be considered, such as early grading, foundation only, partial demolition, etc.

h. This project is subject to Tier 1 Building Restrictions established by

City Council Resolution No. R-2015-110. This project is “redevelopment of an existing building” and thereby allowed to submit a Building Permit application subsequent to Planning Permit

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approval. Issuance of a Building Permit is subject to water demand for the proposed project being less than or equal to the existing use at the site (water neutral). An application for a Building Permit remains valid for 365 days after the date of filing. If a permit is not issued by this date, the application shall expire. In order to renew action on an application after expiration, the applicant submit a new application, plans and documentation and pay a new plan review fee.

i. A separate permit is required to demolish each existing structure on

the site necessary to allow the new project to proceed. PLANNING DIVISION: 2. COMPLIANCE WITH PLANNING COMMISSION APPROVAL. Prior to the

issuance of a building permit, the Project Planner shall confirm that the construction plot plan and building elevations are in compliance with the Planning Commission's approval and conditions of approval. Project shall comply with the standards noted in the table below:

Development Standard Required Approved

Lot area

5,000 s.f.

4,443 sf existing developed.

Max bldg height

25’

24’-16”

Max lot coverage

55%

2,440 sf 55%

Building Area

3,367 s.f. (86% of first 2700 + 60% of remainder)

3,205 sf

Second Floor/first floor ratio

80%

78%

Planting Area

20%

1,625 sf 37%

Minimum front yard setback

11’

17’-4 1/2”

Minimum side yard setback

Street side setback

5’ 10’

5’ 10’

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20’ to garage face such that parking on the driveway does not impede the ADA path extension requirement.

Maximum Street side

Encroachment

40% encroachment = 4’

6’ setback

Minimum rear yard setback

9’

9’

Minimum parking spaces within garage

2

2 within garage

3. COLORS AND MATERIALS. Colors and materials shall be consistent with those shown on the color board as reviewed and approved by the Planning Commission.

4. Immediately following demolition, an updated Phase 1 Archaeological investigation shall be performed to assess the need for additional measures and submitted to the Planning Department for approval.

5. LANDSCAPE PLANS. Prior to issuance of a Building Permit, submit

landscape and irrigation plans to the Building Division. ENGINEERING DIVISION: 6. Prior to issuance of a building permit, an Irrevocable Offer of Dedication

must be completed and recorded. Applicant shall submit this application to the Engineering Division. The document shall be stamped and signed by a qualified professional, and signed by all interest holders in the property, including lien holders and trustees. It is recommended that this item be expedited, as it may be a determining factor in time of issuance of the permits. The document is to offer to the City.

A. Corner curb return right of way, 15’ foot radius.

7. The owner shall offer to dedicate to the City the following easement. The

location and alignment of the easement shall be to the description and satisfaction of the City Engineer:

A. Public Access Easement (behind driveway apron); 4 feet wide. A

20’ setback behind the extension path to the garage face will ensure that no car parked on the driveway will encroach into the path.

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8. All off-site public improvement plans shall be prepared by a registered civil

engineer and shall be submitted to the City Engineer for review and approval. The improvements shall be designed and placed to the Public Works Department Standards and Specifications.

9. Street Improvements A. Street improvements shall be designed and constructed along the

Park Ave frontage to the following street standards: a. 6 foot wide sidewalk, 6 inch high curb and 18” wide gutter. b. Street tree per City approved list.

10. Engineering standard conditions (notes): Shall be placed on the plans at

time of submittal. A copy may be obtained through the Engineering Department.

11. Project improvements shall be designed and constructed in accordance with

City standards and specifications and in accordance with all applicable City Ordinances. The decision of the City Engineer shall be final regarding the specific standards that shall apply.

12. Appropriate City standards shall be referred to on the plans and shall be

included on a detail sheet within the plan set. 13. The applicant shall provide a current title report to the Engineering Division.

14. Encroachment Permits are required prior to any/all work in the public right of

way. City Streets are to remain open to through traffic at all times. A traffic control plan shall be submitted to the Engineering Division for approval prior to detours or rerouting of traffic. Excavation within the streets shall be covered or backfilled and paved prior to the end of work each day. No temporary or long term parking, storage, or disposal of construction equipment or materials within the right-of-way shall occur without prior issuance of an encroachment permit.

15. Landscape and irrigation plans in the public right-of-way shall be

incorporated into the improvement plans and shall require approval by the Public Works Department and the Community Development Department. All landscaping shall be maintained by the homeowner.

Grading and Drainage 16. Driveways and driveway approaches shall be located and constructed per

City of Pismo Beach standards. Profiles shall be provided for all interior driveways.

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17. A Preliminary Soils and/or Geology Report providing technical specifications for grading of the site shall be prepared by a Geotechnical Engineer.

18. All grading and drainage improvements shall be designed and constructed in

accordance with the City Grading Ordinance and subject to approval by the City Engineer.

19. The project shall conform to the City’s Storm Water Discharge Ordinance.

20. In order for the proposed development to maintain conformance with the

City’s Regional Stormwater Permit, implementation of Low Impact Development (LID) source control, site design, and stormwater treatment onsite or at a joint stormwater treatment facility shall be required. The stormwater design shall be submitted for review and approval by the City Engineer and shall provide mitigation for post development runoff versus pre-development runoff. A Stormwater Control Plan application shall be submitted.

21. In a special Flood Hazard Area as indicated on a Flood Insurance Rate Map

(FIRM) the owner shall provide an Elevation Certificate in accordance with the National Flood Insurance program. This form must be completed by a land surveyor or civil engineer licensed in the State of California.

22. Calculations and/or a drainage report must be submitted with the plans. 23. No Building Permits will be issued without prior approval of the Engineering

Division and an approved erosion and sediment control plan and construction schedule. Erosion control measures shall be in place and approved by the Engineering Division prior to the start of construction.

24. An Erosion and Drainage Control Plan shall be submitted in accordance

with the City Grading Ordinance. The plan shall reflect “Best Management Practices” as proposed in the California Regional Water Quality Control Board Erosion and Sediment Control Field Manual, and shall include both temporary measures (to be used during construction, and until permanent measures are completed/established) and permanent measures. Plan shall include both source control and perimeter containment measures. All Drainage and Erosion Control Measures shall be designed and/or sized by a qualified professional.

Utilities 25. The applicant shall submit a composite utility plan.

26. The applicant shall install all utilities and shall be extended to the boundaries

of the project.

27. All wire utility services to the project shall be located underground.

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28. Sewer System Requirements:

Applicant is required to show the existing location of the Sewer Main in the street and location of the sewer lateral, if existing, on the plans. If no lateral exists or existing lateral is in poor condition, then applicant is responsible for all costs, materials and labor for the installation of a new lateral. If existing sewer lateral is to be utilized, the applicant must have a video inspection performed of the sewer lateral to confirm the condition and material of the lateral and provide the Public Works department with a copy of the video for review. Show size and type of all sewer lines.

29. Water System Requirements:

Applicant is required to show the existing location of the Water Main in the street and location of the existing water lateral, if existing, on the plans. The size of the proposed lateral and proposed water meter shall be shown on the plans. If existing lateral is inadequate for the proposed water meter, then applicant is responsible for all costs, materials and labor for the installation of a new water lateral. Show size and type of all water lines. Minimum water lateral and meter size is 1”.

C. CONDITIONS TO BE MET DURING CONSTRUCTION BUILDING DIVISION: 30. SITE MAINTENANCE. During construction, the site shall be maintained so

as to not infringe on neighboring property, such as debris and dust.

PLANNING DIVISION: 31. ARCHAEOLOGICAL MATERIALS. In the event unforeseen archaeological

resources are unearthed during any construction activities, all grading and or excavation shall cease in the immediate area and the find left untouched. The Community Development Department shall be notified so that the extent and location of discovered materials may be recorded by a qualified archaeologist, Native American, or paleontologist, whichever is appropriate. The qualified professional shall evaluate the find and make reservations related to the preservation or disposition of artifacts in accordance with applicable laws and ordinances. If discovered archaeological resources are found to include human remains, or in any other case when human remains are discovered during construction, the Community Development Department shall notify the county coroner. If human remains are found to be of ancient age and of archaeological and spiritual significance, the Community Development Department shall notify the Native American Heritage Commission. The developer shall be liable for costs associated with the professional investigation.

32. A licensed surveyor or engineer shall certify pad elevations and setbacks

prior to foundation inspection, and roof elevations prior to framing inspection, including anticipated finishing materials

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ENGINEERING: 33. Owner and/or owner’s contractor are to take precaution against damaging

road surfaces. Note: The existing street sections adjacent the property may be substandard and may be subject to damage by heavy loading/equipment during construction. The owner is responsible for protection against and/or repairs of, at owner’s expense, any/all damage incurred during and/or due to construction.

34. Erosion and Drainage control features are to be available to be placed in the event of rain or other erosive action to prevent any sediment or refuse from leaving the site. Erosion control devices shall be installed and in place following daily construction activities. The applicant shall notify the Engineering Division of any changes in construction, which will require additional erosion control measures.

D. CONDITIONS TO BE MET PRIOR TO FINAL INSPECTION AND

ISSUANCE OF CERTIFICATE OF OCCUPANCY

PLANNING DIVISION: 35. Completion of Landscaping. All landscaping and irrigation systems shown on

the approved plans shall be installed by the applicant and shall be subject to inspection and approval by the project Planner.

BUILDING DIVISION: 36. Prior to building division final approval, all required inspections from the other

various divisions must have been completed and verified by a city inspector. All required final inspection approvals must be obtained from the various departments and documented on the permit card.

E. CONDITIONS SUBJECT TO ONGOING COMPLIANCE 37. HOLD HARMLESS. The applicant, as a condition of approval, hereby

agrees to defend, indemnify, and hold harmless the City, its agents, officers, and employees, from any claim, action, or proceeding against the City as a result of the action or inaction by the City, or from any claim to attack, set aside, void, or annul this approval by the City of the applicant's project; or applicant's failure to comply with conditions of approval. This condition and agreement shall be binding on all successors and assigns.

38. The property owner and the applicant (if different) shall sign these Conditions

of Approval within ten (10) working days of receipt; the permit is not valid until signed by the property owner and applicant.

-END-

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EXHIBIT 5

To: County of San Luis Obispo Clerk-Recorder’s Office From: City of Pismo Beach 1055 Monterey Street, Suite D120 760 Mattie Road San Luis Obispo, CA 93408 Pismo Beach, CA 93449-2056 County Clerk County of: San Luis Obispo Project Title: Categorical Exemption No.: 2016-012 (Permit #: P15-000073) Project Applicant: Alan and Phyllis Borba Project Location - Specific: 301 Dolliver Street, Pismo Beach, CA 93449 (APN 005-142-012) Project Location - City: P i smo Beach Project Location - County: San Luis Obispo Description of Nature, Purpose and Beneficiaries of Project: Coastal Development Permit and Architectural Review for the demolition of one existing single family residence to allow the construction of a new two –story single family residence. The project is located in the Downtown Core (K) Planning Area and R-R (Resort- Residential, 1983 Code) Zoning District. Name of Public Agency Approving Project: City of Pismo Beach Name of Person or Agency Carrying Out Project: Alan or Phyllis Borba Exempt Status: (check one) □ Ministerial (Sec. 21080(b)(1); 15268); □ Declared Emergency (Sec. 21080(b)(3); 15269(a)); □ Emergency Project (Sec. 21080(b)(4); 15269(b)(c));

Categorical Exemption. State type and section number: New single family residence, 15303 (Class 3)

□ Statutory Exemptions. State code number: Reasons why project is exempt: New single family residences are exempt. Lead Agency Contact Person: Matt Everling Area Code/Telephone/Extension: (805) 773-7043 Email: [email protected] If filed by applicant:

1. Attach certified document of exemption finding. 2. Has a Notice of Exemption been filed by the public agency approving the project?

Yes □ No Signature: __________________________ Date: Title: Planning Manager

Signed by Lead Agency □ Signed by Applicant Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR: ________________ R e f e r e n c e : S e c t i o n s 2 1 108, 21152, and 21152.1, Public Resources Code.

CITY OF PISMO BEACH NOTICE OF EXEMPTION

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EXHIBIT 6 PROJECT PLANS

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EXHIBIT 7 EXAMPLES OF MODERN ARCHITECTURE DOWNTOWN

Price St. and Hinds Ave.

Price and Main Streets

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Dolliver St. and Wadsworth Ave.

Park Ave. south of Cypress St.

EXHIBIT 8

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LETTERS

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CITY OF PISMO BEACH PLANNING COMMISSION AGENDA REPORT

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