PC R 91-13541:3 �
RESOLUTION NO. 91-1354
A RESOLUTION OF THE PLANNING COMIVIISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT CASE NO. 91-488 AND THE
ASSOCIATED ARCHITECTURAL REVIEW, TO ALLOW
FOR EXPANSION OF AN EXISTING RESIDENTIAL CARE
FACILITY FROM 9 TO 20 ROOMS, APPLIED FOR BY JO
ANN BAZER AND VICTOR TOSE' AT 295 ALDER
STREET, AND ADOPTING A NEGATIVE DECLARATION
AND INSTRUCTING THE SECRETARY TO FILE A
NOTICE OF DETERIVIINATION.
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered an
application for expansion of an existing residential care facility from 9 rooms to 20 rooms,
applied for by 7o Arin Bazer and Victor Tose' at 295 Alder Street in the SR Senior Housing
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
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, and complies with all applicable provisions
of the Development Code, the goals and objectives of the Anoyo Grande General Plan,
and the development policies and standards of the City. Specifically, the use will provide
the required setbacks, lot coverage, landscaping, and parking, and is consistent with
Policy 2.4 of the Land Use Element of the General Plan and the Housing Element of the
General Plan.
2. The proposed use will not impair the integrity and character or the district in which it
is to be established or located. Specifically, the use will be designed to fit the
architectural character of the neighborhood and is a use that is consistent with the
established residential character of the neighborhood.
3. The site is suitable for the type and intensity of use or development that is proposed
because all setbacks, lot coverage, landscaping and parking requirements can be met.
4. There are adequate provisions for water, sanitation, and public utilities and services to
ensure the public health and safety.
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.
Architectural Review
1. The proposal is consistent with the "General Architectural Review Guidelines" for the
City of Arroyo Grande. �
2. The proposal is consistent with the text and maps of the Anoyo Grande General Plan,
and the City of Arroyo Grande Development Code, as referenced in conditional use
permit finding number 1.
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.
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Resolution No. 91-1354
December 3, 1991
Page 2
4. The general appearance of the proposal is in keeping with the character of the
neighborhood.
5. The proposal is not detrimental to the orderly and harmonious development of the City.
6. The proposal will impair the desirability of investment or occupation in the
neighborhood.
Department of Fish and Game Required Findings of Exemption
1. The City of Anoyo 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. 90-490.
2. Based on the initial study, a negative declaration 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 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 and
associated architectural review, subject to the following conditions:
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 on December 3, 1993 unless a building permit
is issued. Thirty (30) days prior to the expiration of the approval, the applicant may
apply for an extension of one (1) year from the original date of expiration.
3. Development shall occur in substantial conformance with the plans presented to the
Planning Commission at the meeting of December 3, 1991 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.
Mitigation Measures
5. 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.
Monitoring Department: Building Department
Time Frame: Prior to final occupancy
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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 residendal properties.
b. All fences and walls, including screening and retaining walls shall be compatible
with the approved architecture, subject to the review and approval of the
Architectural Advisory Committee.
c. An exterior lighting plan subject to the review and approval of the Planning and
Police Departments which 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.
All fixtures shall use a flat, clear lens, energy-efficient light source.
All project lighting shall be confined to the project site.
d. A landscaping and irrigation plan prepared by a licensed landscape architect
subject to review and approval by the Parks and Recreation Departments. The
landscaping plan shall include the following:
(1) Tree stalcing, soil preparation and planting detail;
(2) The use of landscaping to screen ground-mounted utility and mechanical
equipment;
(3) The required landscaping and improvements. This includes:
(a) Deep root planters shall be included in areas where trees are
within 5' of asphalt or concrete surfaces and curbs;
Resolution No. 91-1354
December 3, 1991
Page 3
6. In the event that during grading, construction or development of the project, any
archaeological resources are uncovered, all work shall be halted until the City has
reviewed the resources for their significance. If human burials aze encountered, the
County Coroner (549-4513) shall be contacted immediately. The applicant may be
required to provide archaeological studies and/or mitigation measures. All grading and
improvement plans shall be noted to reflect this mitigation.
Monitoring Department: Building Department
Time Frame: During grading, construction or development of the project.
Planning Department Conditions
7.
:
Development shall conform with the SR zoning requirements unless otherwise
approved.
Signage shall be subject to the requirements of Chapter 9-13 of the Development Code.
9. Prior to issuance of building permits, nine (9) sets of revised plans shall be submitted to
be reviewed and approved by the Planning Department, Parks and Recreation
Department, Police Department, Public Works Department, Fire and Building
Department, and Architectural Advisory Committee as noted. The plans shall be revised
to include the following:
�2)
(3)
Resolution No. 91-1354
December 3, 1991
Page 4
(b) Water conservation practices including the use of drip irrigation,
mulch, gravel, drought tolerant plants and bark shall be
incorporated into the landscaping plan;
(c) All slopes 2:1 or greater shall have jute mesh or equivalent
material;
e. Prior to issuance of building permits, the applicant shall submit a fence design for
review and approval of the AAC. The fence along the north property line shall
be replaced.
Building Department Conditions
10. 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.
11.
12.
Prior to issuance of building permits, the applicant shall obtain necessary permits for:
a. Work in the public right of way;
b. Retaining walls; and
c. Grading.
All retaining walls shall be constructed to city standards. Redwood retaining walls are
prohibited.
13. All structures as regulated by the cunently adopted issues of the Uniform Building Code
and related codes, are subject to all seismic conditions as they would apply to earthquake
zone 4.
14. All structures as regulated by the cunently 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.
15. Backflow devices shall be provided as required on the house water meter and the
landscape system prior to final occupancy.
Public Works Department Conditions
16. 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.
17. "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.
18. 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.
19. The developer shall pay storm drainage fees where appropriate in accordance with City
Ordinances.
Resolution No. 91-1354
December 3, 1991
Page 5
20. 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.
21. A registered civil engineer, licensed in the State of California shall assure that the
construction work conforms to the approved improvement plans and specifications, as
well as providing certified as-built plans after project completion, but prior to final
occupancy.
�re Department Conditions
22. Existing fire sprinkler system shall be certified by a licensed agency who shall verify the
operational integrity of the existing sprinkler system and all components.
23. After certification of the existing fire sprinkler system and prior to installation of an
expansion of the system to cover the new addition, a licensed sprinkler contractor shall
submit installation plans and hydraulic calculations for the addition. Approval of said
plans shall be prior to the final framing inspection.
24. The driveway on the north side of the project adjacent to room 4, shall be marked with
approved fire lane signs in accordance with California Vehicle Code. Red curbs and
signage shall be required.
25. Prior to final occupancy, six (6) inch high address numerals shall be conspicuously
posted on the front of the complex which are in contrast to the background and not
exposed to blocking by future vegetative growth.
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27.
Each living room area shall be provided with a smoke detector prior to final occupancy.
Prior to final occupancy, a room directory shall be installed in the main lobby of the
entry way to assist emergency personnel in locating rooms.
28. A fire extinguisher plan shall be developed showing the location of Fire Extinguishers
of a rating of 2A-lOBC. All fire extinguishers shall be mounted and accessible to all
staff and residents. Fire extinguisher plan shall be reviewed and approved by the Fire
Department prior to issuance of building permits.
29. A letter shall be presented to the Fire Department that details the following:
a
30.
b.
c
Physical abilities and limitations of residents expected to reside at the Alder
House;
Qualifications of staff in relation to medical training and experience in serving the
needs of the residents; and
Intent of the management of Alder House in addressing the needs of residents
when situations occur such as falling out of bed.
Emergency lighting and exit signs shall be provided in all corridors prior to final
occupancy.
31. The applicant shall provide a fire suppression system in kitchen if required by the Fire
Department. Plans shall be submitted to Fire Department prior issuance of building
permits.
Parks and Recreation Department Conditions
32. All landscaping materials shall be planted according to the approved landscaping plan.
33. The applicant shall maintain and replace when necessary all approved plantings.
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Resolution No. 91-1354
December 3, 1991
Page 6
34.
35.
Prior to issuance of building permits, the applicant shall work with the Director of Parks
and Recreation to save or transplant the Chinese Pistachio tree (tree #5).
Prior to final occupancy, the applicant shall remove all ivy around the trucks of the
Pittospourms in the front yard. ,
36. Prior to construction, grading or any site disturbance, the applicant shall install a five (5)
foot high protective fence around the dripline of all existing trees that will remain, to the
satisfaction of the Director of Parks and Recreation.
37. The two oak trees in the rear of the property shall be registered as Landmark Trees,
prior to issuance of building permits.
38. All trees that are removed shall be replaced at a 3:1 ratio. These replacement trees shall
be included on the landscape plan or planted on an alternative site. The landscape
architect shall meet with the Director of Parks and Recreation to discuss the location,
sizes and species of the replacement trees.
Police Department Conditions
39. Prior to final occupancy, the applicants shall install' a"Door Ajar" alarm on exterior
doors that shall be terminated in the office and the staff lounge, or alternative as
approved by the Chief of Police. :
On motion by Commissioner Boggess, seconded by Commissioner Moore, and by the
following roll call vote, to wit:
AYFS: Commissioners Boggess,
Brandy
NOFS: None
ABSENT: Commissioner Soto
Moore, Souza, Groves, Carr and Chairman
the foregoing Resolution was adopted this 3rd day of December, 1991.
ATTEST:
�P !: hinney, S re Drew randy, Chairm
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