PC R 18-2315 RESOLUTION NO. 18-2315
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE •APPROVING
CONDITIONAL USE. PERMIT 18-005; LOCATED AT 995 E.
GRAND AVENUE; APPLIED FOR BY GRACE CENTRAL
COAST
WHEREAS, the project site is an approximately 1.3-acre site located in the Fair Oaks
Mixed Use (FOMU) zoning district and currently developed with an approximately 16,300
square-foot commercial building formerly used as a furniture store; and
WHEREAS, a portion of the project site was previously entitled for a warehouse retail
building; and
WHEREAS, the applicant desires to establish a religious facility, neighborhood coffee
shop, and additional lease space in the existing building, while improving the parking lot
associated with the previous warehouse retail building entitlement; and
WHEREAS, the establishment of a religious facility in the FOMU zoning district is
permitted with approval of a Conditional Use Permit; and
WHEREAS, the request was reviewed in accordance with the development review
process identified in the Municipal Code; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and determined that the
project is exempt per Section 15301(e)(2) of the CEQA Guidelines regarding existing
facilities; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at a duly noticed public hearing on November 6, 2018; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of
this title, the goals, and objectives of the Arroyo Grande General Plan, and
the development policies and standards of the City.
The proposed uses outlined in the recitals are permitted within the Fair Oaks
Mixed Use district pursuant to Section 16.36.030 of the Development Code
and the project complies with all applicable provisions of the Development
Code, the goals and objectives of the Arroyo Grande General Plan including
RESOLUTION NO. 18-2315
PAGE 2
Policies LU5-1, LU9-2, ED5-1 and ED5-2 of the Land Use Element and
Economic Development Element, and the development policies and
standards of the City.
2. The proposed use would not impair the integrity and character of the district
in which it is to be established or located.
The proposed use will not impair the integrity and character of the district in
which it is to be established or located due to meeting development
standards for the proposed use, including parking, and the purpose of the
Fair Oaks Mixed Use Commercial district being to provide for the
combination of retail and service uses, as well as restaurants, offices, visitor
serving uses, and multi-family residences, and the implementation of
conditions of approval developed for the project that are intended to protect
the public health, safety and welfare.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The total project site is approximately 1.32-acres and the layout of the site
and easements, along with minor infrastructure modifications required as a
result of the project, is suitable for the proposed project.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The proposed project will utilize City supplied water, sanitation, and public
utilizes and services that ensure public health and safety. Nothing in the
proposed project is anticipated to be overly impactful to these services.
Conditions of approval developed for the project will additionally ensure
public services are minimally impacted.
5. The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improvements in the vicinity.
The proposed use will not be detrimental to the public health, safety, or
welfare due to the project being located in an existing commercial
structure and the implementation of conditions of approval developed for
the project that are intended to protect the public health, safety and
welfare.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 18-005 as set forth in Exhibit "B",
attached hereto and incorporated herein by this reference, with the above findings and
subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated
herein by this reference.
On motion by Commissioner George, seconded by Commissioner Schiro, and by the
following roll call vote, to wit:
RESOLUTION NO. 18-2315
PAGE 3
AYES: George, Schiro, Mack, Fowler-Payne, Martin
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 6th day of November, 2018.
RESOLUTION NO. 18-2315
PAGE 4
GLENN MARTIN,
CHAIR
ATTEST:
MATTH W DOWNING
SECRETARY TO TH OMMISSION
AS TO CONTENT:
Gc
17,7
TERE
COM UNITY DEVELOPMENT DIRECTOR
RESOLUTION NO. 18-2315
PAGE 5
EXHIBIT 'A'
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 18-005
995 E. GRAND AVENUE
"PLANNING DIVISION CONDITIONS
GENERAL CONDITIONS
1. This approval authorizes the establishment of a 12,500 sq. ft. religious facility,
1,500 sq. ft. neighborhood coffee shop, and 2,628 sq. ft. commercial lease space
in an existing commercial building at 995 E. Grand Avenue, with all associated site
improvements.
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for Conditional Use
Permit 18-005.
4. This application shall automatically expire on November 6, 2020 unless a building
permit is issued.
5. Development shall conform to the Fair Oaks Mixed-Use requirements except as
otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of November 6, 2018 and marked Exhibit
"B".
7. The applicant shall agree to indemnify, defend, and hold harmless at his/her sole
expense any action brought against the City, its present or former agents, officers,
or employees because of the issuance of said approval, or in any way relating to
the implementation thereof, or in the alternative, to relinquish such approval. The
applicant shall reimburse the City, its agents, officers, or employees, for any court
costs and attorney's fees which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but
such participation shall not relieve applicant of his/her obligations under this
condition.
8. A copy of these conditions shall be incorporated into all construction documents.
9. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural
elevations and landscape plan.
RESOLUTION NO. 18-2315
PAGE 6
10. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, all illegal signs shall be removed.
11. Development shall comply with Development Code Sections 16.48.070, "Fences,
Walls and Hedges"; 16.48.120, "Performance Standards"; and 16.48.130
"Screening Requirements".
12. The developer shall comply with Development Code Chapter 16.56, "Parking and
Loading Requirements". All new parking spaces adjacent to .a wall, fence, or
property line shall have a minimum width of 11 feet.
13. All parking areas of five or more spaces shall have an average of one-half foot-
candle illumination per square foot of parking area for visibility and security during
hours of darkness.
14. Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials, and shall be made of an exterior finish that
complements the architectural features of the main building. The trash enclosure
area shall accommodate recycling container(s).
15. Noise resulting from construction activities shall conform to the standards set forth
in Chapter 9.16 of the Municipal Code. Construction activities shall be restricted to
the hours of 7 AM to 5 PM Monday through Friday, and from 9 AM to 5 PM on
Saturdays. No construction shall occur on Sundays or City observed holidays.
16. At the time of application for construction permits, the applicant shall provide
details on proposed exterior lighting, if applicable. The lighting plan shall include
the height, location, and intensity of all exterior lighting consistent with Section
16.48.090 of the Development Code. All lighting fixtures shall be shielded so that
neither the lamp nor the related reflector interior surface is visible from adjacent
properties. All lighting for the site shall be downward directed and shall not create
spill or glare to adjacent properties. All lighting shall be energy efficient (e.g. LED).
17. Prior to issuance of a building .permit, the final landscape plan shall be
reviewed by the Architectural Review Committee for a recommendation to the
Community Development Director. Landscaping shall be installed or bonded for
before final building inspection/establishment of use. The landscape plan shall be
in conformance with Development Code Chapter 16.84 (Water Efficient Landscape
Requirements) and shall include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. The required landscaping and improvements. Thisincludes:
i. Deep root planters shall be included in areas where trees are within
RESOLUTION NO. 18-2315
PAGE 7
five feet (5') of asphalt or concrete surfaces and curbs;
ii. Water conservation practices including the use of low flow heads,
drip irrigation, mulch, gravel, drought tolerant plants;
iii. An automated irrigation system using smart controller (weather
based) technology;
iv. The_ selection of groundcover plant species shall include native
plants;
v. Linearplanters shall be provided in parking areas;
vi. Turf areas shall be limited in accordance with Section 16.84.040 of
the Development Code.
18. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Ordinance which include but are not limited to:
a. No mechanical trenching within the drip line of a tree, unless approved by
the Public Works Director;
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of any
tree;
c. No grading shall occur under a trees dripline, unless approved by the Public
Works Director;
d. For all trees within twenty feet (20') of construction, a five foot (5') protective
fence shall be constructed a minimum of 8' from the trunk or at the dripline,
whichever distance is greater;
e. At a minimum, all pruning shall comply with the American National
Standards Institute (ANSI) A300 Pruning Standards and Best Management
Practices. An independent certified arborist, paid for by the developer and
selected by the Public Works Director, shall conduct all pruning on site. The
independent arborist shall report to the City's Arborist regarding any pruning
activities.
19. All planted areas shall be continuously maintained in a healthy, growing condition,
shall receive regular pruning, fertilizing, mowing and trimming, and shall be kept
free of weeds and debris by the owner or person in possession of such areas. Any
damaged, dead or decaying plant material shall be replaced within thirty (30) days
from the date of damage.
20. All new electrical panel boxes shall be installed inside the building they serve.
21. Buildings equipped with a fire sprinkler system shall also have a Fire Department
Connection (FDC), which shall be located adjacent to a fire access roadway, be
remote from all buildings outside the building collapse zone, and screened to the
maximum extent permitted by the Building Official or Fire Chief.
22. Fire Department Connections (FDC) shall be located near a fire hydrant, which is
no closer than 20 feet and no greater than 100 feet with no obstructions or barriers
between the FDC and the hydrant such as roads or driveways.
RESOLUTION NO. 18-2315
PAGE 8
23. All new double detector check valve assemblies shall be located directly adjacent
to or within the respective building to which they serve.
, 24. All ducts, meters, air conditioning equipment and all other mechanical equipment,
whether on the ground, on the structure or elsewhere, shall be screened from
public view with materials architecturally compatible with the main structure. It is
especially important that gas and electric meters, electric transformers, and large
water piping systems be completely screened from public view. All roof-mounted
equipment which generates noise, solid particles, odors, etc., shall cause the
objectionable material to be directed away from residential properties.
25. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions of approval have occurred, or are occurring, this approval may be
revoked pursuant to Development Code Section 16.08.100.
SPECIAL CONDITIONS
26. Approval of Conditional Use Permit 15-009 shall be superseded with this approval.
IN the event the applicant does not proceed with the project, Conditional Use
Permit 15-009 will remain in effect until the expiration date of April 4, 2019.
27. All overflow parking areas under the control of the applicant shall meet design
requirements of Chapter 16.56 of the Arroyo Grande Municipal Code.
28. Prior to issuance of a building permit, an emergency access easement shall be
granted to the City along the southern boundary of the property, in a form
approved by the City Attorney.
29. Prior to issuance of a building permit, the applicant shall record an instrument
that establishes and grants or reserves an easement for vehicular access, ingress
and egress along the southern boundary of the property located at 995 East Grand
Avenue for the benefit of the subject property, which shall become effective upon
the transfer of either the subject property or the property located at 995 East Grand
Avenue, in a form approved by the City Attorney.
30. Prior to issuance of a building permit, the applicant shall provide recorded
parking agreements that satisfy the total_ required parking approved .by the
Planning Commission.If in the future the tenant of the lease space or the interior
church space uses are modified to a more intensive use, an amendment to this
conditional use permit must be approved along with additional parking as required
by the Arroyo Grande Municipal Code.
RESOLUTION NO. 18-2315
PAGE 9
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
31. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
FIRE LANES
32. Prior to occupancy, the applicant shall post designatedfire lanes, per Section
22500.1 of the California Vehicle Code. This includes painting, stenciling, and
signage.
FIRE FLOW/FIRE HYDRANTS
33. Project shall have a fire flow in accordance with the California Fire Code.
34. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code. A fire hydrant shall be installed on the
E. Grand Avenue frontage or, alternatively, on the Alder Street frontage.
SECURITY KEY BOX
35. The applicant must provide an approved "security key box" for each tenant, per
Building and Fire Department guidelines and per the California Fire Code.
FIRE SPRINKLER
36. All tenant spaces must be fully sprinklered per Building and Fire Department
guidelines and per the California Fire Code.
37. Provide Fire apparatus access per the California Fire Code Appendix D, as
adopted by the City of Arroyo Grande.
ABANDONMENT/ NON-CONFORMING
38. The applicant shall show proof of properly abandoning all non-conforming items
such as septic tanks, wells, underground piping and other undesirable conditions.
DEMOLITION PERMIT/ RETAINING WALLS
39. A demolition permit must be applied for, approved, and issued. All asbestos and
lead shall be verified if present and abated prior to permit issuance.
RESOLUTION NO. 18-2315
PAGE 10
SPECIAL CONDITIONS
40. The developer shall reimburse the City for all costs associated with outside plan
checks performed at either the developer's or City's request
ENGINEERING DIVISION AND PUBLIC WORKS DEPARTMENT CONDITIONS
GENERAL CONDITIONS
41. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
42. For work requiring engineering inspections, working hours shall comply with
Standard Specification Section 5-1.01.
43. All trash enclosures shall be in compliance with Engineering Standard 9060 with
solid/rain-deflecting roof. Drain of trash enclosure to tie into the sewer interceptor
or the onsite water quality BMP.
44. Trash enclosure area(s) shall be screened from public view with landscaping or
other appropriate screening materials, and shall be reserved exclusively for
dumpster and recycling container storage. Interior vehicle travel ways shall be
designed to be capable of withstanding loads imposed by trash trucks.
45. All project improvements shall be designed and constructed in accordance with the
most recent version of the City of Arroyo Grande Standard Specifications and
Engineering Standards.
46. Record Drawings ("as-built" plans) are required to be submitted prior to release of
the Faithful Performance Bond or Certificate of Occupancy, whichever comes first.
47. Submit as-built plans at the completion of the project or improvements as directed
by the Community Development Director•in compliance with Engineering Standard
1010 Section 9.3 E. Provide One (1) set of paper prints and electronic documents
on CD or flash drive in both AutoCAD and PDF format.
48. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
49. Preserve existing survey monuments and vertical control benchmarks in
compliance with Standard Specifications Section 5-1.26A.
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE
PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
RESOLUTION NO. 18-2315
PAGE 11
50. The Applicant shall develop, implement and provide the City a:
a. Prior to a building or grading permit a Stormwater Control Plan that clearly
provides engineering analysis of all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls complying with
Engineering Standard 1010 Section 5.2.2.
b. Prior to final acceptance an Operations and Maintenance Plan and
Maintenance Agreements that clearly establish responsibility for all Water
Quality Treatment, Runoff Retention, and Peak Flow Management controls
complying with Engineering Standard 1010 Section 5.2.3.
c. Annual Maintenance Notification indicating that all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls are being
maintained and are functioning as designed.
d. All reports must be completed by either a Registered Civil Engineer or
Qualified Stormwater Pollution Prevention Plan Developer (QSD).
IMPROVEMENT PLANS
51. Applicant shall fund outsourced plan and map check services, as required.
52. The applicant shall be responsible for obtaining an encroachment permit for all
work within a public right-of-way (City, County and/or Caltrans).
CURB, GUTTER, AND SIDEWALK
53. Install ADA compliant facilities on the subject property where necessary or verify
that existing facilities are compliant with current State and City Standards.
54. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director.
55. Install ADA compliant ramps at driveway entrances.
GRADING AND DRAINAGE
56. All existing on-site storm drains shall be retrofitted with filters and VOC removal
socks.
WATER
57. A Double Detector Check (DDC) backflow device is required on the water service
line.
58. Non-potable water is available at the Soto Sports Complex. The City of Arroyo
Grande does not allow the use of hydrant meters.
RESOLUTION NO. 18-2315
PAGE 12
SEWER
59. All sewer laterals within the public right-of-way must have a minimum slope of
2%.
60. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with City standards.
SPECIAL CONDITIONS
61. The applicant shall reseal and restripe the parking lot.
PUBLIC SAFETY
62. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
63. Prior to issuance of a certificate of occupancy, the applicant shall post
accessible parking signage, per California Building Code Section 11A and other
applicable standards.
64. Prior to issuance of a certificate of occupancy, the applicant shall install a
burglary [or robbery] alarm system per Police Department guidelines, and pay the
Police Department alarm permit application fee.
65. Prior to issuance of a certificate of occupancy, for any parking lots available to
the public located on private lots, the developer shall post private property "No
Parking" signs in accordance with the handout available from the Police
Department.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
66. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a. Plan Review Fee (Based on the current Building Division fee schedule. NOTE:
The applicant is responsible to pay all fees associated with outside plan review
consultants)
67. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a. Water Distribution fee, to be based on codes and rates in effect at the time of
building permit issuance.
b. Water Meter charge to be based on codes and rates in effect at the time of
building permit issuance.
RESOLUTION NO. 18-2315
PAGE13
c. Water Availability charge, to be based on codes and rates in effect at the time
of building permit issuance.
d. Sewer Connection fee, to be based on codes and rates in effect at the time of
building permit issuance.
e. South San Luis Obispo County Sanitation District Connection fee, to be
based on codes and rates in effect at the time of building permit issuance.
f. Strong Motion Instrumentation Program (SMIP) Fee, to be based on codes
and rates in effect at the time of building permit issuance.
g. Building Permit-Fee, to be based on codes:and rates in effect at the time of
building permit issuance.
PLANNING COMMISSION CONDITIONS
68. The easement to allow egress to Halcyon Road shall be confirmed.
69. The applicant shall provide a pedestrian connectivity and path of travel plan from
all areas of shared parking to the church.
70. Parking required for the proposed use shall total thirty-three (33) weekday spaces
and eighty-eight (88) spaces for Sunday use.
GRACE 5CITIES EXHIBIT "B"
at
995 East Grand Avenue
Arroyo Grande, CA 93420
•
PROJECT DESCRIPTION SHEET INDEX
Conditional use
e permit application for religious facility - ..- .., .�...
In Fair OaksMixed Use zoned property. The religious C-1 Preliminary Grading&Drainage Plan
organization will utilize existing buildings with minor site A-0 Preliminary Site Plan
modifications for parking and accessibility Improvements. A-1 Preliminary Space Plan
The attached plans are In substantial conformance with all Total.3 sheets
applicable state,local and other laws regulating this type of
development.
•
One Gospel. One Vision. One Church Family. Multiple Campuses.
-
SITE SUMMARY BUILDING SUMMARY DIRECTORY VICINITY MAP
AM's 077-223.061.077-223-062 Owner GRAND COASTAL PROPERTIES,LLC
Main Building-16,300 SF Kent N.Allen
Address 995 East Grand Avenue Proposed Use Commercial P.O.Box 249
Arroyo Grande,CA 93420 Nlpomo,CA 93444 '_!
Local Zoning Fair Oaks Mixed UseApplicant GRACE 5CITIES
Secondary Building-1,000 SF c/o Ben Collins , ry,
Adjacent Uses North-Castro Auto Sales Proposed Use Residential 1350 Osos Street xe r, e rvoe
South-CA Property Services San Luis Obispo,CA 93401 pi
East-Rugged Radios Phone(805)541-4509
West-Fair Oaks Theatre PARKING SUMMARY ben@graceslo.org
Proposed Use Religious Facility PARKING REQUIRED Architect ELEMENTS ARCHITECTURE 5 DESIGN
c/o Jennifer MartinWorship Ar ea 151 enW.Branch Street
SITE
Existing Use Vacant Building I space per 5 seats 240 seats/5=48 spares Arroyo Grande,CA 93420
Gross Lot Area 0.02 acres Ancillary-Children's Ministry Rooms Phone(805)481-2631
l space per Classroom imams.1=7 spaces lennifer!seadarchneclure.com
Reception Area&Cie Shop Civil Engineer PRAXIS
1 space per 700 sq.)t. 1.120SF/100=14.28 spaces c/o Mario Alarcon,PE
205 Subur ban Road.Suite 1
- Lease Spare(Gener al Retool) San Luis Obispo,CA 93401
I space per 250 sq)L 26205F/250=172 spaces Phone(805)489-9900
mariog3praxisci.com
Lease Space 2(Residentinl-2 Bedrooms)
1 spare per bedroom Zspaces Planning Agent OASIS ASSOCIATES,INC.
c/a C.M.Florence,AICD
SUBTOTAL REQUIRED:81.8 spaces 3427 Mlguelito Court
San Luis Obispo,CA 93401
Shored Use Par kio.g Fedor.Uon (30%)=24 5 spaces (805)545-4509
cmf@oasIsassoc.com
TOTAL.REQUIRED:57 spaces
PARKING PROVIDED
-
Par king on.site:'(¢)&(n) 28 spaces
Off-site parking 66 spaces
0f/site parking Wm'Monaco)53 spaces
TOTAL PROVIDED:129 spaces
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