PC R 04-1929�
RESOLUTION NO. 04-1929
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE RECOMMENDING CITY
COUNCIL APPROVE CONDITIONAL USE PERMIT 04-002,
LOCATED AT 959 VALLEY ROAD, APPLIED FOR BY ST.
JOHN'S LUTHERAN CHURCH
WHEREAS, the applicant has filed Conditional Use Permit 04-002 to remodel and
expand an existing church facility located at 959 Valley Road; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has considered
Conditional Use Permit 04-002 at a public hearing on June 15, 2004 in accordance
with the Development Code of the City of Arroyo Grande; and
WHEREAS, the Planning Commission found that this project is consistent with the
City's General Plan, Development Code and the environmental documents associated
therewith, and has reviewed the Draft Negative Declaration with Mitigation Measures
under the provisions of the California Environmental Quality Act (CEQA�; 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.
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The proposed use would not impair the integrity and character of the
district in which it is to be established or located.
The site is suitable for the type and intensity of use or development
that is proposed.
There are adequate provisions for water, sanitation, and public
utilities and services to ensure 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.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby recommends approval of Conditional Use Permit 04-002.
RESOLUTION NO. 1929
JUNE 15, 2004
PAGE 2 of 11
On motion by Commissioner Brown, seconded by Commissioner Fowler, and by the
following roll call vote, to wit:
AYES: Commissioners Brown and Fowler, Chair Guthrie
NOES: None
ABSENT: Commissioners Arnold and Keen
the foregoing Resolution was adopted this 15t day of June, 2004.
ATTEST:
KATHY MEN OZA,
COMMISSIO CLERK
AS TO CONTENT:
ROB�Sl`RONG, \�
COMMUNITY DEVELOPM T DIRECTOR
AMES�GUTF�fiIE, CHAIR
RESOLUTION NO. 1929
JUNE 15, 2004
PAGE3of11
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 04-002
959 VALLEY ROAD
COMMUNITY DEVELOPMENT DEPARTMENT
GENERAL CONDITIONS:
1.
2
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 Conditional Use
Permit 04-002. �
3. Development shall occur in substantial conformance with the plans presented
to the Planning Commission at their meeting of June 15, 2004 and marked
Exhibit "B".
C!
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This conditional use permit approval shall automatically expire on June 15,
2006 unless a building permit is issued before that time.
Development shall conform to the Public Facility (PF) zoning requirements
except as otherwise approved.
MITIGATION MEASURES:
6. Prior to connecting to City water and sewer systems, the applicant shall secure
any and all necessary permits from the U.S. Army Corps of Engineers, California
Department of Fish & Game and the County of San Luis Obispo that are
required to extend utility connections across Los Berros Creek.
7. Connection to the City water system shall be completed prior to issuing a final
certificate of occupancy (a temporary certificate of occupancy may be issued),
and the connection must be made within two (2) years from the date a building
permit is issued for the project. If the applicant is unable to secure the necessary
permits and make the connection within this period, the Planning Commission
and City Council will review the progress of the connection and determine if an
extension of this period is warranted based on the applicant's good faith efforts.
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All construction equipment shall be provided with well-maintained, functional
mufflers to limit noise.
All construction activities shall be limited to the hours of 8:00 am to 6:00 pm
RESOLUTION NO. 1929
JUNE 15, 2004
PAGE 4 of 11
Monday through Saturday. No construction shall occur on Sunday.
ARCHITECTURAL REVIEW COMMITTEE:
10. The applicant shall consult with the Director of Parks, Recreation & Facilities to
determine the viability of transplanting the two redwood trees shown as "to be
removed" on the plans marked Exhibit "B".
PARKS, RECREATION AND FACILITIES DEPARTMENT
GENERAL CONDITIONS:
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12.
Any trees that are removed shall be replaced at a 1:1 ratio with a minimum
15-gallon variety.
All trees contained in planters shall include deep root barriers.
BUILDING AND FIRE DEPARTMENT
GENERAL CONDITIONS:
13. 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.
14.
15.
16.
Provide complete compliance with State and Federal disabled access
requirements.
All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
The project shall have a fire flow of 1,500 gallons per minute for a duration of
three (3) hours once connection to City water is established.
17. Prior to occupancy, fire hydrants shall be installed, per Fire Department and
Public Works Department standards, including on-site hydrants per approval of
the Fire Chief.
:
Prior to occupancy, the applicant must provide an approved "security key
vault", per Building and Fire Department guidelines.
19. Prior to occupancy, all buildings must be fully sprinklered per Building and Fire
Department Guidelines.
RESOLUTION NO. 1929
JUNE 15, 2004
PAGE 5 of 11
20. Prior to issuance of a final certificate of occupancy, the applicant shall show
proof of properly abandoning all non-conforming items such as septic tanks,
wells, underground piping and other undesirable conditions, unless waived by
the City Council.
OTHER APPROVALS:
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22.
Project must comply with local and Federal flood management policies.
Any review costs generated by outside consultants shall be borne by the
applicant.
FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT:
23. Water meter, service main, distribution and availability fees, to be based on
codes and rates in effect at the time of building permit issuance, in accordance
with Municipal Code 6-7.22.
24. Water neutralization fee, to be based on codes and rates in effect at the time
of building permit issuance, in accordance with Municipal Code 6-7.22.
25. Traffic impact fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Ordinance 461 C.S., Resolution
3021.
26. Traffic signalization fee, to be based on codes and rates in effect at the time of
building permit issuance, in accordance with Ordinance 346 C.S., Resolution
1955.
27. Sewer hook-up and facility permit fees, to be based on codes and rates in
effect at the time of building permit issuance, in accordance with Municipal
Code 6-6.405.
28.
29.
30.
31.
Building permit fees, to be based on codes and rates in effect at the time of
building permit issuance.
Strong Motion Instrumentation Program (SMIP) fee, to be based on codes and
rates in effect at the time of development' in accordance with State mandate.
Fire protection fee, to be based on codes and rates in effect at the time of
building permit issuance.
Police facilities fee, to be based on codes and rates in effect at the time of
building permit issuance.
RESOLUTION NO. 1929
JUNE 15, 2004
PAGE 6 of 11
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32. The applicant shall provide proof to show that the existing septic system will
serve the total building (after expansion) if the project is not connected to City
sewer.
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IMPROVEMENT PLANS:
33. All improvement plans are subject to the review and approval of the Director of
Public Works.
34. All revisions to the approved plans shall be reviewed and approved by the
Director of Public Works.
35. A registered civil engineer in the State of California shall prepare all improvement
plans.
36. All project improvements shall be designed and constructed in accordance with
the City of Arroyo Grande Standard Drawings and Specifications.
37. Submit three (3) full-size paper copies and one (1) full-size mylar copy of
approved improvement plans for inspection purposes during construction.
38. 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.
39. The following Improvement plans shall be prepared by a registered Civil
Engineer and approved by the Public Works Department:
■ Grading, drainage and erosion control,
■ Street paving, curb, gutter and sidewalk,
■ Public utilities,
■ Water and sewer,
■ Landscaping and irrigation,
■ Any other improvements as required by the Director of Public Works.
40. The site plan shall include the following:
■ The location and size of all existing and proposed water, sewer, and storm
drainage facilities within the project site and abutting streets or alleys.
■ The location, quantity and size of all existing and proposed sewer laterals.
■ The location, size and orientation of all trash enclosures.
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RESOLUTION NO. 1929
JUNE 15, 2004
PAGE7of11
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■ All existing and proposed parcel lines and easements crossing the
property.
■ The location and dimension of all existing and proposed paved areas.
■ The location of all existing and proposed public or private utilities.
Improvement plans shall include plan and profile of existing and proposed streets
and utilities.
42. Landscape and irrigation plans are required 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:
43. The minimum water main size is 8". The applicant's engineer shall determine
the size of main necessary to supply the proper fire flows.
44. Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
45. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
■ Implement an individual water program consisting of retrofitting existing
high-flow plumbing fixtures with low flow devices. The calculations shall be
submitted to the Director of Public Works for review and approval. The
proposed individual water program shall be submitted to the City Council for
approval prior to implementation; OR,
■ The applicant may pay an in lieu fee of $2,200 for each new residential unit.
46. The on-site water systems that supply water to fire hydrants shall be a public
facility. This will require public improvement plans and dedication of a 15 feet
wide easement.
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All domestic water services will require a backflow prevention device per City
Standard 511-AG.
All fire sprinkler connections will require a double detector check valve with FDC
per City Standard 731-AG.
49. The applicant shall obtain approval for the continued use of the water well for
irrigation purposes from the City Council. If the well is abandoned for any
reason, the applicant shall transfer those water rights to the City.
RESOLUTION NO. 1929
Jl1NE 15, 2004
PAGE8of11
50. If the City Council denies continued use of the well for landscaping, the applicant
shall submit the appropriate destruction documentation from the County Health
Department for the destruction of the well.
SEWER:
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All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with California State Health Agency standards.
The applicant must apply for the continued use of the private septic system to
the City Council per Municipal Code Section 13.12.070.
PUBLIC UTILITIES:
53.
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Underground all new public utilities in accordance with Section 16.68.050 of the
Development Code.
Under ground all existing overhead public utilities on-site and in the street in
accordance with Section 16.68.050 of the Development Code.
55. 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.
56. Prior to approving any building permit within the project for occupancy, all public
utilities shall be operational.
STREETS:
57. The applicant shall be responsible for ensuring striping and signage on Los
Berros Road at the intersection of Los Berros Road and Valley Road meets City
standards.
:
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All trenching in City streets shall utilize saw cutting. Any over cuts shall be
cleaned and filled with epoxy.
All street repairs shall be constructed to City standards.
CURB, GUTTER, AND SIDEWALK:
60. Install new concrete curb and gutter along the property frontage with Los Berros
Road to control storm water runoff from the road, or provide storm drainage
easements to the satisfaction of the Public Works Director.
RESOLUTION NO. 1929
JUNE 15, 2004
PAGE 9 of 11
GRADING:
61. Perform all grading in conformance with the City Grading Ordinance.
62. 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.
63. Obtain a stockpile permit for any material stockpiled on the site.
DRAINAGE:
64. The applicant shall construct a storm water catch basin with fossil filter to collect
storm water runoff from Los Berros Road and discharge to the creek.
65. All drainage facilities shall be designed to accommodate a 100-year storm flow.
66. All on-site drainage facilities shall filter storm water runoff prior to discharging to
the creek.
67. All drainage facilities shall be in accordance with the Drainage Master Plan.
68. The project is in Drainage Zone "B" and will require storm water run off directed
to the creeks.
69. The applicant shall submit an engineering study regarding flooding related to the
project site as directed by the Director of Public Works. A.ny portions of the site
subject to flooding from a 100-year storm shall be shown on the recorded map or
other recorded document, and shall be noted as a building restriction.
DEDICATIONS AND EASEMENTS:
70. 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.
71. Easements shall be dedicated to the public on a separate document approved
by the City, for the following:
■ Water easements for the water main extended to the site. The easements
shall be a minimum of 15 feet wide.
RESOLUTION NO. 1929
JUNE 15, 2004
PAGE 10 of 11
72. Private easements shall be reserved on a document approved by the City, for
the following:
■ Sewer easements for the private force main. The easements shall be a
minimum of 10 feet wide.
73. The determination of ownership of Los Berros Road and Los Berros Creek shall
be made prior to installation of water and sewer improvements. The applicant is
responsible for obtaining any necessary easements over the properties.
74. All legal documents shall be prepared by a licensed land surveyor in the State of
California.
PERMITS:
75. Obtain an encroachment permit prior to performing any of the following:
■ Performing work in the City right of way,
■ Staging work in the City right of way,
■ Stockpiling material in the City right of way,
■ 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.
78. Fees to be paid prior to plan approval:
■ Plan check for grading plans based on an approved earthwork estimate.
■ Plan check for improvement plans based on an approved construction
cost estimate.
■ Permit Fee for grading plans based on an approved earthwork estimate.
■ Inspection fee of public works construction plans based on an approved
construction cost estimate.
AGREEMENTS:
79. Inspection Agreement: Prior to approval of an improvement plan, the applicant
shall enter into an agreement with the City for inspection of the required
improvements.
80. Improvement Agreement: The applicant shall enter into an agreement for the
completion and guarantee of improvements required. The agreement shall be
RESOLUTION NO. 1929
JUNE 15, 2004
PAG E 11 of 11 .
on a form acceptable to the City.
BONDS:
81. The applicant shall submit bonds for the connection to City water and sewer if a
building permit is issued prior to connection. This amount shall include the
destruction of the water well and septic system.
82. All bonds or security shall be in a form acceptable to the City, and shall be
provided prior to issuing a building permit, unless noted otherwise. The
Improvement securities shall be such that they shall not expire until the City
accepts the improvements.
83. Submit an engineer's estimate of quantities for public improvements for review
by the Director of Public Works.
84. Provide bonds or other financial security for the following, to be based upon a
construction cost estimate approved by the Director of Public Works:
■ Faithful Performance: 100% of the approved estimated cost of all
subdivision improvements,
■ Labor and Materials: 50% of the approved estimated cost of all
subdivision improvements,
■ One Year Guarantee: 10% of the approved estimated cost of all
subdivision improvements. This bond is required prior to acceptance
of the subdivision improvements.
PRIOR TO ISSUING A CERTIFICATE OF OCCUPANCY:
85. 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:
86. The Planning Commission shall review the adequacy of the parking
improvements two years from the date of this project approval.
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