PC R 92-13681� 6 6
RESOLUTION NO. 92-1368
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERIVIIT CASE NO. 92-495 AND THE
ASSOCIATED ARCHITECTURAL REVIEW, TO ALLOW
FOR UNION OFFICES AND CLASSROOM, APPLIED FOR
BY CARPENTERS LOCAL #1800 AT 117 POOLE STREET,
AND ADOPTING A NEGATIVE DECLARATION WITH
MITIGATION MEASURES AND INSTRUCTING THE
SECRETARY TO FILE A NOTICE OF DETERMINATION.
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered an
application for union offices and classroom, applied for by Carpenters Local #1800 at 117 Poole
Street in the (VC-D-2.4) Village Commercial Zone; and
WHEREAS, the Planning Commission has found that this project is consistent with the
General Plan and environmental documents associated therewith; and
WHEREAS, the Planning Commission has reviewed the project in compliance with the
California Environmental Quality Act and has determined that a negative declaration with
mitigation measures can be adopted and instructs the Secretary to file a Notice of Determination;
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
section 9-03.050 of the Development Code, the goals and objectives of the Arroyo
Grande General Plan, and the development policies and standards of the City.
Specifically, Section 9-07.030 allows educational institutions (including public and private
vocational schools). This section also allows for administrative and executive offices to
be located within this zone.
2. The proposed use will not impair the integrity and character of the district in which it is
to be established or located. Specifically, Section 9-07.020 allows commercial and office
related uses which recognize and are compatible with the historic, small town nature of
the original Arroyo Grande Village. '
3. The site is suitable for the type and intensity of use or development that is proposed.
Specifically, the GeneraY Plan mentions vocational and trade schools as an appropriate
land use. In addition, office uses are also mentioned in the General Plan's Land Use
Element as an appropriate land use as long as they do not become the predominant
ground floor use of the Village or detract from the overall Village character.
4. There are adequate provisions for water, sanitation, and public utilities and services to
insure the public health and safety. Specifically, the proposed use for this site will use
less water than the previous use on the site based on past yearly averages taken from this
site and a comparable site that has a use similar to the one that is proposed.
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. Specifically, this
project will conform to all applicable federal, state, and local regulations.
Architectural Review
1. The proposal is consistent with the "General Architectural Review Guidelines" for the
City of Arroyo Grande and the "Design Guidelines for the Arroyo Grande Village".
2. The proposal is consistent with the text and maps of the Arroyo Grande General Plan,
and the City of Arroyo Grande Development Code. Specifically, the project does meet
the required uses permitted in the Village Commercial zone and General Plan
designation.
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Resolution No. 92-1368
Carpenters Local #1800
April 7, 1992
Page 2
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3. The proposal will not be detrimental to the health, safety, comfort and general welfare
of the persons working in the neighborhood of the proposed project. Specifically, the
project will be reviewed annually to address any adverse noise impacts.
4. The general appearance of the proposal is in keeping with the character of the
neighborhood. Specifically, the structure is in scale with the surrounding built
environment and is aesthetically pleasing to view for pedestrian and vehicular traffic.
5. The proposal is not detrimental to the orderly and harmonious development of the City.
Specifically, the project is within a well developed area that is being served by existing
infrastructure.
6. The proposal will not impair the desirability of investment or occupation in the
neighborhood. Specifically, the project will add to the neighborhood an aesthetically
pleasing building.
Department of Fish and Game Required Findings of Exemption
1. The City of Arroyo Grande has prepared an initial study pursuant to Section 15063 of
the Guidelines of the California Environmental Quality Act (CEQA), for Conditional Use
Permit Case No. 92-495.
2. Based on the initial study, a negative declaration has been drafted for review by the
public and review and approval by the Planning Commission.
3. After holding a public hearing pursuant to State and City Codes, and considering the
record as a whole the Planning Commission adopted the negative declaration with
mitigation measures and found that there is no substantial evidence of any significant
adverse effect, either individually or cumulatively on wildlife resources as defined by
Section 711.2 of the Fish and Game Code or on the habitat upon which the wildlife
depends as a result of development of this project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Arroyo Grande hereby adopts a Negative Declaration with mitigation measures, instructs the
Secretary to file a Notice of Determination and approves said Conditional Use Permit, subject
to the following conditions:
CONDITIONS OF APPROVAL
General Conditions
1. The applicant shall ascertain and comply with all State, County and City requirements
as are applicable to this project.
2. This application shall automatically expire� 2 years from the approval date unless a
building permit is issued. Thirty (30) days prior to expiration of the approval, the
applicant may apply for an extension of one (1) year from the original date of expiration.
3. Development shall occur in substantial conformance with the plans presented to the
Planning Commission at the meeting of April 7, 1992 and marked "Exhibit A" .
4. The applicant shall agree to defend at his/her sole expense any action brought against the
City, its agents, officers, or employees because of the issuance of said approval, 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 fee's which the City,
its agents, officers or employees may be required by a court to pay as a result of such
action. The City may,'at its sole discretion, participate at its own expense in the defense
of any such action but such participation shall not relieve applicant of his/her obligations
under this condition.
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Resolution No. 92-1368
Carpenters Local #1800
April 7, 1992
Page 3
5. A negative declaration with mitigation measures has been adopted for this project. The
following mitigations shall be implemented as conditions of approval and shall be
monitored by the appropriate City department or other responsible agency. The
applicant shall be responsible for verification in writing by the monitoring
department or agency that the mitigation measures have been implemented prior to
the time frame identified below.
Mitigation Measures
6. All construction shall utilize fixtures and designs which minimize water usage. Such
fixtures and designs shall include, but are not limited to, low flow shower heads, water
saving toilets, instant water heaters or hot water recirculating systems, drip irrigation
with drought tolerant landscaping and etcetera. All fixtures and designs shall be installed
prior to final occupancy.
Time Frame: Prior to final occupancy.
Responsible Department: Building Department.
7. The Planning Commission shall review the use permit at a public hearing at 1 year
intervals starting from the date of occupancy, to determine if there exists any adverse
noise impacts as a result of the carpentry school operation. The applicant shall pay the
cost of advertising the public hearing. Should noise impacts be found to be significant,
a noise study will be required at the cost of the applicant. Criteria for the noise study
will be established by the City Planning Department. Any mitigation measures of the
noise study shall become conditions of this conditional use permit and will be reviewed
annually
Time Frame: 1 year from date of final occupancy.
Responsible Department: Planning Department
Planning Department Conditions
8. Development shall conform with the VC D-2.4 zoning requirements unless otherwise
approved.
9.
10.
11.
12.
13.
14.
Signage must conform with approved administrative sign permit.
A wheel stop will be required for parking space # 14 that abuts the fence pursuant to
Development Code Section 9-12.070-B;C-4.
The classroom shall be only used for educational activities and the maximum number of
students shall not exceed 30 at any one time.
The first three windows on the left side of the building shall use wood frames.
Construction drawings shall be reviewed by the Architectural Advisory Committee prior
to issuance of building permits.
The fence pilasters shall be painted the same color as the trim and railing color and the
body of the fence shall not be painted and shall remain as natural wood fence color.
14 a. Conditional Use Permit Case No. 88-440 will no longer be valid once final occupancy
is granted for Conditional Use Permit Case No. 92-495.
15. All construction drawings shall be revised to include the following:
Resolution No. 92-1368
Carpenters Local #1800
Apri17, 1992
Page 4
a. 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 and electric transformers be
completely screened from public view. All roof-mounted equipment which
generates noise, solid particles, odors, etcetera, shall cause the objectionable
material to be directed away from residential properties.
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All walls, including screening and retaining walls shall be compatible with the
approved architecture.
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All exterior lighting shall include the following:
(1) Cut-off luminaries shall be installed which will provide true 90 degree cut-
off and prevent projection of light above the horizontal from the lowest
point of the lamp or light emitting refractor or device.
(2) All fixtures shall use a flat, clear lens, energy-efficient light source.
(3) All project lighting shall be confined to the project site.
Handicapped parking and access shall be provided pursuant to the American
Disabilities Act.
Building Department Conditions
16. Prior to issuance of building permits the applicant shall properly remove or abandon all
existing non-conforming items such as septic tanks, wells, pipes and so forth.
17. Prior to issuance of building permits, the applicant shall obtain necessary permits for:
a. Work in the public right of way;
b. Retaining walls;
c. Grading.
18. All structures as regulated by the currently adopted issues of the Uniform Building Code
and related codes, are subject to all seismic conditions as they would apply to earthquake
zone 4.
19. All structures as regulated by the currently adopted issues of the Uniform Building Code
and related codes, are subject to energy regulations as described in Title 24 of the
California Administrative Code for climate zone 5.
Public Works Department Conditions
20. All improvement plans shall be prepared by a registered civil engineer, licensed in the
State of California, and shall be approved by the Public Works Director prior to issuance
of any City Permits. Improvement plans shall include, but are not limited to, grading,
street, drainage, sewer, water, and appurtenant improvements. As required, the plan
submittal shall include construction cost estimates, plan check fees, soil reports, and all
other pertinent engineering design calculations.
21. "Standard Specifications for Public Works Construction", latest edition, and the latest
edition of the "Standard Plans for Public Works Construction", as amended by the City,
shall be the project specifications, except as noted otherwise on the approved
improvement plans.
Resolution No. 92-1368
Carpenters Local #1800
April 7, 1992
Page 5
22. All grading shall conform to the City's Grading Ordinance (303 C.S.) and Chapter 70
of the Uniform Building Code, and/or as recommended by the soils report with prior
review and approval of the Director of Public Works.
23. It is the contractor's responsibility to control dust and erosion throughout the construction
operation. This includes dust arising from the transport of grading materials to or from
the construction site. The developer or his agents or employees shall be responsible for
removal and clean-up of any spill on public streets during the construction operation.
Fire Department Conditions
24. All curbs through property shall be painted red. Curbs shall be painted prior to final
occupancy.
25. Approved fire lane signs, in accordance with California Vehicle Code, shall be posted
at all red curb locations prior to final occupancy.
26. The classroom shall be constructed to meet A3 Uniform Building Code Standards.
27. The driveway and parking will be redesigned to provide a turn around on the property
or a through access to the satisfaction of the Fire Department, prior to issuance of a
building permit.
28. If at any time, the classroom is used for any other purposes, such as for special meetings
or multipurpose uses that includes drinking and/or dining, the entire building will have
to be retrofitted with commercial fire sprinklers.
Parks and Recreation Department Conditions
29. All landscaping materials shall be planted according to the approved landscaping plan
prior to final occupancy.
30. The applicant shall maintain and replace when necessary all approved plantings.
31. The existing ceder tree will remained fenced off, during construction, from the rest of
the site to ensure preservation. There will be no trenching inside the drip line of the
tree. Planting of the Bradford Pear trees at the front of the lot will be relocated or
reduced in number to enhance the existing ceder tree as prescribed by the Parks and
Recreation Director.
32. Prior to issuance of building permits, a landscaping and irrigation plan prepared by a
licensed landscape architect shall be submitted for review and approval by the Director
of Parks and Recreation. The landscaping plan 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. This includes:
(1) Deep root planters shall be included in areas where trees are within 5' of
asphalt or concrete surfaces and curbs;
(2) Water conservation practices including the use of drip irrigation, mulch,
gravel, drought tolerant plants and bark shall be incorporated into the
landscaping plan;
Resolution No. 92-1368
Carpenters Local #1800
April 7, 1992
Page 6
(3) All slopes 2:1 or greater shall have jute mesh or equivalent material;
On motion by Commissioner Soto, seconded by Commissioner Carr, and by the
following roll call vote, to wit:
AYES: Commissioners Moore, Souza, Boggess, Groves, Carr, Soto and
Chairman Brandy
NOES: None
ABSENT: None
the foregoing Resolution was adopted this 7th day of April, 1992.
ATTEST:
ona Prelesnik, Commission Clerk
Drew randy, Chairma '
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