PC R 08-2057RESOLUTION NO. 08-2057
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE, APPROVING AMENDED
CONDITIONAL USE PERMIT 08-001, APPLIED FOR BY
CAMP ARROYO GRANDE, LOCATED AT 250 WESLEY
STREET
WHEREAS, the applicant has filed Amended Conditional Use Permit 08-001 to replace
six (6) aging cabins and one (1) dorm style building, which are scattered across the 29-
acre campground with 6 new cabins to be clustered in the camp; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Amended Conditional Use Permit 08-001 at a public hearing on February 19, 2008 in
accordance with the Municipal Code of the City of Arroyo Grande; and
WHEREAS, the Planning Commission has found that this project is consistent with the
City's General Plan, Development Code and the environmental documents associated
therewith; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA) and has reviewed the draft Negative
Declaration with mitigation measures; 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 operation of church facilities is an allowed use in the Public Facilities Zone. The
development complies with applicable provisions of the Municipal Code including all
development standards, necessary improvements and is consistent with Land Use
Policy LU12-3.8 speaks directly to hillside development projects related to native oak
trees and grading:
LU12-3.8 Permit hillside development projects only when the
following criteria are met:
• The natural contour of the hillside is preserved and removal of
native oak trees is minimized.
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• Excessive, intrusive hillside grading is not required in order to
satisfy density proposals of the project
• Extensive retaining walls are not required to satisfy density
and safety proposed by the project.
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 and intensity remains unchanged from the existing campground. The
sparse development of the 29-acre site is consistent with the canyon/hillside location
and the intent of the public facility zoning district.
3. The site is suitable for the type and intensity of use or development that is proposed.
The 29-acre canyon/hillside site is appropriate for the hosting at least 72 campers in six
cabins based upon existing and conditioned improvements.
4. There are adequate provisions for water, sanitation, and public utilities and services
to ensure public health and safety.
The campground is serviced by adequate utilities to ensure the public health and safety
including city supplied water and sewer and public electricity.
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 use of the campground including new cabins are designed and located to be
consistent with the rural nature of the project site and adjacent properties.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Amended Conditional Use Permit 08-001, 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 Marshall, seconded by Commissioner Barneich, and by the
following roll call vote, to wit:
AYES: Commissioners Marshall, Barneich, Keen and Tait
NOES: None
ABSENT: None
ABSTAIN: Chair Ray
the foregoing Resolution was adopted this 19 day of February, 2008.
RESOLUTION NO. 08-2057
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ATTEST:
/�� " ---,
LYN REARDON-SMITH,
SECRETARY TO THE COMMISSION
AS TO CONTENT:
ROB �'fRONG,
COMMUNITY DEVELO_ MENT DIRECTOR
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EXHIBIT A
CONDITIONS OF APPROVAL
AMENDED CONDITIONAL USE PERMIT 08-001
250 WESLEY STREET
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS
This approval authorizes the replacement of six (6) aging cabins and one (1) dorm style
building, which are scattered across the 29-acre campground with 6 new cabins to be
clustered in the camp. Also included in the approval is the construction of an entry gate
and an accessory storage building.
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4. The applicant shall agree to defend 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 anyway 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 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.
BUILDING & FIRE DEPARTMENT
GENERAL CONDITIONS
The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
The applicant shall comply with all conditions of approval for Amended Conditional
Use Permit 08-001.
Development shall occur in substantial conformance with the documents filed with
the Community Development Department.
7. The project shall comply with the most recent editions of the California State Fire
and Building Codes and the Uniform Building and Fire Codes as adopted by the
City of Arroyo Grande.
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Prior to occupancy, the new cabins must be fully sprinklered per Building and Fire
Department guidelines.
9. Fire hydrants shall be installed to the satisfaction of the Fire Chief.
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10. Interior roads shall be of a surFace and width acceptable to the Fire Chief.
PUBLIC WORKS DEPARTMENT CONDITIONS
All Public Works Department conditions of approval as listed below are to be complied
with prior to issuance of a grading permit, unless specifically noted otherwise.
PUBLIC WORKS DEPARTMENT SPECIAL CONDITIONS
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Dedicate public water main easements for the water main.
Verify that the existing water meter is sufficient.
Install any necessary improvements for fire sprinkling to City standards.
Verify that the existing sanitary sewer lateral is sufficient to handle the additional
flows is in proper working order. .
PUBLIC WORKS DEPARTMENT STANDARD CONDITIONS
GENERAL CONDITIONS
15. Clean all streets, curbs, gutters and sidewalks at the end of the day's operations or
as directed by the Director of Community Development or the Director of Public
Works.
16. Construction activities can occur seven days per week between the hours of 8
A.M. to 5 P.M. Building and Public works inspections will only be performed during
regular business hours and shall be scheduled accordingly.
IMPROVEMENT PLANS
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All project improvements shall be designed and constructed in accordance with the
City of Arroyo Grande Standard Drawings and Specifications.
Submit four (4) full-size paper copies and one (1) full-size mylar copy of approved
improvement plans for inspection purposes during construction.
19. Submit as-built plans at the completion of the project or improvements as directed
by the Director of Public Works. One (1) set of mylar prints and an electronic
version on CD in AutoCAD format shall be required.
20. The following Improvement plans shall be prepared by a registered Civil Engineer
and approved by the Public Works Department:
a. Grading, drainage and erosion control,
b. Street paving, curb, gutter and sidewalk,
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c. Public utilities,
d. Water and sewer,
e. Landscaping and irrigation,
f. Any other improvements as required by the Director of Public Works
21. The site plan shall include the following:
a. The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
b. The location, quantity and size of all existing and proposed sewer laterals.
c. The location, size and orientation of all trash enclosures.
d. All existing and proposed parcel lines and easements crossing the property.
e. The location and dimension of all existing and proposed paved areas.
f. The location of all existing and proposed public or private utilities.
22. Improvement plans shall include plan and profile of existing and proposed
streets, utilities and retaining walls.
23. Landscape and irrigation plans are required for landscaping within the public
right of way, and shall be approved by the Community Development and Parks
and Recreation Departments. In addition, The Director of Public Works shall
approve any landscaping or irrigation within a public right of way or otherwise to
be maintained by the City.
WATER
24. Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
SEWER
25. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with California State Health Agency standards.
PUBLIC UTILITIES
26. Underground all new public utilities in accordance with Section 16.68.050 of the
Development Code.
27. Submit all improvement plans to the public utility companies for approval and
comment. Utility comments shall be forwarded to the Director of Public Works
for approval.
GRADING
28. Perform all grading in conformance with the City Grading Ordinance.
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29. Submit a preliminary soils report prepared by a registered Civil Engineer and
supported by adequate test borings. All earthwork design and grading shall be
performed in accordance with the approved soils report.
30. Submit all retaining wall calculations for review and approval by the Director of
Public Works for walls not constructed per City standards.
DRAINAGE
31. All drainage facilities shall be designed to accommodate a 100-year storm flow.
DEDICATIONS AND EASEMENTS
32. All easements, abandonments, or similar documents to be recorded as a
document separate from a map, shall be prepared by the applicant on 8 1/2 x 11
City standard forms, and shall include legal descriptions, sketches, closure
calculations, and a current preliminary title report. The applicant shall be
responsible for all required fees, including any additional required City
processing.
PERMITS
33. Obtain an encroachment permit prior to performing any of the following:
a. Performing work in the City right of way,
b. Staging work in the City right of way,
c. Stockpiling material in the City right of way,
d. Storing equipment in the City right of way.
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FEES
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Obtain a grading permit prior to commencement of any grading operations on
site.
Pay all required City fees at the time they are due.
36. � Fees to be paid prior to plan approval:
a. Plan check for grading plans based on an approved earthwork estimate.
b. Plan check for improvement plans based on an approved construction cost
estimate.
c. Permit Fee for grading plans based on an approved earthwork estimate.
d. Inspection fee of public works construction plans based on an approved
construction cost estimate.
AGREEMENTS
37. Inspection Agreement: Prior to approval of an improvement plan, the applicant
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shall enter into an agreement with the City for inspection of the required
improvements.
IMPROVEMENT SECURITIES
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All improvement securities shall be of a form as set forth in Development Code
Section 16.68.090, Improvement Securities.
Submit an engineer's estimate of quantities for public improvements for review
by the Director of Public Works.
40. Provide financial security for the following, to be based upon a construction cost
estimate approved by the Director of Public Works:
a. Faithful Performance: 100% of the approved estimated cost of all project
improvements,
b. Labor and Materials: 50°/a of the approved estimated cost of all project
improvements
c. One Year Guarantee: 10% of the approved estimated cost of all project
improvements. This security is required prior to acceptance of the project
improvements.
PRIOR TO ISSUING A BUILDING PERMIT
41. The Public Works plans shall be approved.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY
42. All utilities shall be operational.
43. All essential project improvements shall be constructed prior to occupancy. Non-
essential improvements, guaranteed by an agreement and financial securities,
may be constructed after occupancy as directed by the Director of Public Works.
PLANNING COMMISSION — CONDITIONS OF APPROVAL
44. All exterior lighting associated with the cabins shall be downward directed and
shall not create spill or glare to adjacent properties.
MITIGATION MEASURES
MM 1.1: All dust control measures listed below shall be followed during construction
of the project and shall be shown on grading and building plans. The contractor or builder
shall designate a person or persons to monitor the dust control program and to order
increased watering, as necessary, to prevent transport of dust off site. The name and
telephone number of such person(s) shall be provided to the APCD prior to land use
clearance for finished grading of the area.
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MM 1.2: During construction, water trucks or sprinkler systems shall be used to
keep all areas of vehicle movement damp enough to prevent airborne dust from leaving
the site: At a minimum, this would include wetting down such areas in the later morning
and after work is completed for the day and whenever wind exceeds 15 miles per hour.
Reclaimed (non-potable) water shall be used.
MM 1.3: Soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation.
MM 1.4: All vehicles hauling dirt, sand, soil, or other loose materials are to be
covered or should maintain at least two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance with CVC Section 23114.
MM 1.5: Install wheel washers where vehicles enter and exit unpaved roads on to
streets, or wash off trucks and equipment leaving the site. Vehicle speed for all
construction vehicles shall not exceed 15 mph on any unpaved surface at the
construction site.
MM 1.6: Sweep streets at the end of each day if visible soil material is carried on to
adjacent paved roads. Water sweepers with reclaimed water should be used where
feasible.
MM 1.7: To mitigate the diesel PM generated during the construction phase, all
construction equipment shall be properly maintained and tuned according to
manufacturer's specifications. The measures below shall be clearly identified in the
project bid specifications so the contractors bidding on the project can include the
purchase and installation costs in their bids.
MM 1.8: All off-road and portable diesel powered equipment, including but not
limited to bulldozers, graders, cranes, loaders, scrapers, backhoes, generator sets,
compressors, auxiliary power units, shall be fueled exclusively with California Air
Resources Board (ARB) motor vehicle diesel fuel.
MM 1.9: To the maximum extent feasible, the use of diesel construction equipment
shall meet the ARB's 1996 certification standard for off-road heavy-duty diesel engines.
MM 1.10: Unless otherwise approved by APCD, the developer shall install catalytic
diesel particulate filters or Diesel oxidation catalyst on two (2) pieces of construction
equipment involved in primary earth moving and construction activities and projected to
generate the greatest emissions. APCD staff shall be included in the selection of
candidate equipment along with a representative of the contractor.
MM 1.11: If utility pipelines are scheduled for removal or relocation, or building(s) are
removed or renovated, this project may be subject to various regulatory jurisdictions,
including the requirements stipulated in the National Emission Standard for Hazardous Air
RESOLUTION NO. 08-2057
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Pollutants (40CFR61, Subpart M— asbestos NESHAP). These requirements include, but
are not limited to: 1) notification requirements to the APCD, 2) asbestos survey
conducted by a Certified Asbestos Inspector, and 3) applicable removal and disposal
requirements of identified asbestos containing material.
MM 1.12: Prior to any grading activities at the site, the project proponent shall ensure
that a geologic evaluation is conducted to determine if Naturally Occurring Asbestos
(NOA) is present within the area that will be disturbed. If NOA is not present, an
exemption request must be filed with the APCD. If NOA is found at the site, the applicant
must comply with all requirements outlined in the Asbestos Air Toxins Control Measure
(ATCM) regulated under by the California Air Resources Board (ARB).
Responsible Party:
Monitoring Agency:
Timing:
Developer
Public Works Department, Building and Fire Department
Prior to issuance of Grading Permit and during
construction
MM 2.1: The applicant shall replace each Oak tree removed with three Oak trees
with the size, specie, and location of replacement trees to be determined by the director.
Oak trees grown from local acorns shall be used.
MM 2.2: All pine trees that are removed as a part of the project shall be replaced at a
3:1 ratio with the size, specie, and location of replacement trees to be determined by the
d irector.
MM 2.3: The property contains an area of oak woodland adjacent to the project area.
Although these Oak trees are not proposed to be removed, the following mitigation
measure will reduce construction-related impacts to the adjacent oak woodlands to less
than significant levels:
MM 2.3a: Fencing shall be installed around each oak tree or cluster of oak trees
adjacent to any grading and/or construction areas. This fencing shall be located at the
dripline (distance from trunk to outermost canopy) of the tree or cluster of trees. The
fencing shall be installed prior to any site clearing or grading activities, and shall remain in
place until construction is complete. The fence shall be a minimum of 4' tall and
supported by stakes at least every 10' on center. Weatherproof signs shall be
permanently posted on the fences, stating the following: "Tree Protection Zone. No
personnel, materials or vehicles allowed. Do not move or remove this fence."
MM 2.4: All trees designated for removal shall be clearly marked with either brightly
colored ribbon or paint. All tree removals require approval of the Parks, Recreation and
Facilities. Department.
MM 2.5: The applicant shall retain a certified arborist during grading and construction
activities to ensure that all mitigation measures relating to tree protection are
implemented.
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MM 2.6: Prior to removal of any trees, a survey shall be conducted by a qualified
biologist to determine if any nesting birds will be impacted by construction-related
activities. If any nesting birds are found, tree removal shall be conducted outside of
breeding season (September to February) and a"no construction" buffer of at least 100'
shall be established around the nesting areas until such time that a qualified biologist
determines that the nesting areas are no longer occupied.
MM 2.7: Prior to grading activities, the property shall be assessed by a qualified
biologist for the presence of any special status wildlife. If any special status wildlife is
found on the site, they shall be relocated under the direction of a qualified biologist.
MM 2.8: Participate in the creation of a local oak tree nursery program with Arroyo
Grande in Bloom and the Parks Department. Participation shall include allowing the use
of an adequate area and water supply to propagate oak trees for the period of 5 years.
Responsible Party:
Monitoring Agency:
Timing:
Developer
Community Development Department
Prior to issuance of Grading Permit and during
construction
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