PC R 10-2112 RESOLUTION NO. 10-2112
IA RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE APPROVING CONDITIONAL USE PERMIT CASE
NO. 10-004; CONSTRUCTION OF A 4,000 SQUARE FOOT CHURCH
CLASSROOM BUILDING AND LANDSCAPE IMPROVEMENTS AT 100
GRACE LANE; APPLIED FOR GRACE BIBLE CHURCH
WHEREAS, the City Council adopted Ordinance No. 430 C.S. to allow the construction
and operation of a church facility at 100 Grace Lane; and
WHEREAS, the property is zoned Planned Development 1.3 and is designated as
Community Facilities on the General Plan Land Use Map; and
WHEREAS, the property is currently developed with a main church
sanctuary/office/meeting room building and a separate gymnasium structure; and
'tNHEREAS, onsite surface parking provides a total of 357 spaces which is well above
the Municipal Code required parking of 160 or 195 spaces depending on the calculation
method used; and
WHEREAS, the applicant proposes the construction of a 4,000 square foot classroom
building to be used by school aged children in conjunction with church activities; and
WHEREAS, on October 5, 2010 and October 19, 2010, the Planning Commission
reviewed the project at a duly noticed public hearing; and
WHEREAS, the Planning Commission fnds that this project is consistent with the City's
General Plan and Development Code; and
WHEREAS, the Plannin� Commission finds, after due study, deliberation and public
hearing, the following circ+amstances exist:
FINDINGS FOF�.8��'P120VAL
1. The praposed 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 development and use of a church� facility was granted by the City
Council by Ordinance 430 C.S. This ordinance placed certain restricfions
on the use and development of the property including absolute height
limits, lot coverage and restrictions of certain uses. A review of the plans
indicates that the proposed development does not exceed the stated
i restrictions.
The General Plan addresses communify facilities in the Land Use
Element. �
RESOLUTION NO. 10-2112
PAGE 2
COMMUNITY FAC/LITIES
A variety of public and quasi-public uses, serving neighborhood,
community or regional needs, are located throughout the City. These
community facilities are beneficial to the City, but their location, nature of
operation, and scale sometimes creates compatibility issues such as
noise, traffic, lighting and other problems. Additional public and
institutional uses will be considered based on the diversity, need and
location relative to existing and planned land use and circulation. The
Parks and Recreation Element of this General Plan provides more detail
regarding these types of Community Facilities.
LU9 Provide for appropriate maintenance, development and
. placement of Community Facilities (CF) relative to existing and
planned land uses.
LU9-1 The Community Facilities (CF) designation includes public or
institutional uses that provide a community facility or service. The uses
allowed in this designation include but are not limited to the following:
cemeteries, churches, lodges, City Hall, city yard, fire and police stations,
places of general public assembly, senior centers, women's centers,
museums, other facilities that are primarily contained within a structure,
and public or private schools, parks, playgrounds and sports complexes,
South County regional center and other public agency facilities.
The proposed development is related to a church activity and therefore is
deemed to comply.
LU9-3 Balance the supply and size of Community Facilities with the
existing and planned demand for the services they provide based on the
General Plan Land Use Element.
The proposed development is modest in size (less than 10 percent of
existing habitable space) when viewed as part of the larger existing
church campus and therefore is deemed to comply. �
TOWN CHARACTER and COMMUNITY DESIGN GUIDELINES
The essence of Arroyo Grande's desirability is reflected in its small town
character and rural setting. This character encompasses a wide range of
components including the scale and intensity of existing development; the
rate, scale, and intensity of new development; the existence and proximity �
of agricultural lands and open spaces, including natural hillsides, Arroyo
Grande and Tally Ho creeks. It also extends to its rural residential fringe
and agricultural environs, and includes preservation of historical
structures, especially within the Village Core area. The retention of this �
character is one of the basic purposes of planning and growth
management, according to the citizens of Arroyo Grande.
RESOLUTION NO. 10-2112
PAG E 3
LU12 Components of "rural setting" and "small town character" shall be
protected.
Based upon the evidence and testimony presented by the applicant at the
public hearing, the Planning Commission has determined thaf the �
proposed design that inco►porate recommendations from fhe Architectural
Review Committee is consistent with the horizontal aspects of the
adjacent church building and rural setting and small town character
policies.
LU12-2 Except for narrow, two and three-story structures within the
Village Core and other designated Mixed-Use areas, limit the scale of
buildings within both the urban and rural portions of Arroyo Grande to
low-profile, horizontal forms; design buildings to be compatible with Arroyo
Grande's historic small town character.
Based upon the evidence and testimony presented by the applicant at the
public hearing, the Planning Commission has determined that the building
does have a horizontal form and that the proposed design incorporating
recommendations by the Architectural Review Committee is consistent .
. with fhe horizontal aspects of the adjacent church building.
LU12-2.1 In general, limit the height of buildings to no more than 35 feet.
The plans indicate compliance.
LU12-2.2 Utilize roofs having low, long spans made of slate, concrete
shingles, clay tiles or similar materials. Avoid metal and flat composition
roofs.
The roof is flat with parapets.
LU12-2.3 Provide building elevations that are well-articulated in order
to break up building bulk. Incorporate one-story elements in two-story
structures.
The building is rectangular air-vol block which includes painted steel
awnings.
LU12-2.7 Use appropriate and simple roof forms, including shed,
gable, and hip roofs, alone or in combination, to achieve a variety of roof
lines along the streetscape; avoid unarticulated flat roofs.
The building design utilizes a flat roof although a similar roof design is
- used in the adjacent building.
LU12-2.10 Incorporate architectural treatments that enhance the
RESOLUTION NO. 10-2112
PAG E 4
appearance of exterior wall elevations of buildings and screen walls.
Include:
Uniform materials and consistent style in exterior elevations.
. Use secondary accent materials and colors to highlight. building
features and provide visual interest.
Extemal building materials include air-vol concrete block in three shades
of grey and painted steel awnings and metal framed windows.
LU 12-8 Emphasize the incorporation of landscape themes and
extensive landscaped areas into new development; provide landscaping
and open spaces as an integral part of project design to enhance building
design, public views, and interior spaces; provide buffers and transitions
as needed; and facilitate energy conservation.
The project provides for the removal of approximately 1,200 square feet of
turf and replacement with a picnic and basketball court and fhe installation
of Califomia native shrubs (Ar�tosfaphylos uva-ursi `Massachusetts) and
low water demand trees (Arbutus `Marina). The project also adds 8 trees
(Cinnamomum camphora) to the existing parking lot planters. _
LU12-8.1 Require that landscaping integrate with, complement, and
improve the visual character of the natural environment of the area;
require that landscaping also relate to and complement the architecture of
adjacent structures. �
The project provides for the removal of approximately 1,200 square feet of
turf and replacement with a picnic and basketball court and the installation
of Califomia native shrubs (Arctostaphylos uva-ursi `Massachusetts) and
low water demand trees (Arbutus `Marina). The project also adds 8 trees
(Cinnamomum camphora) to the existing parking lot planters. �
LU12-8.2 Emphasize urban planting schemes which minimize the use
of water and which incorporate natural looking clusters of plants rather
than highly structured, geometric schemes with trees and shrubs planted
at regular intervals.
The project provides for the removal of approximately 1,200 square feet of
turf and replacement with a picnic and basketball court and fhe installation
of Califomia native shrubs (Arctostaphylos uva-ursi `Massachusetts) and
low water demand trees (Arbutus `Marina). The project also adds 8 trees
(Cinnamomum camphora) to the existing parking lot planters.
LU12-8.3 Include in landscaped areas a combination of trees, shrubs, �
vines, ground cover, flowers, and turf as appropriate and compatible with
the surrounding environment and project design theme.
RESOLUTION NO. 10-2112
� PAGE 5
The selected combination of landscape materials shall be arranged
in a harmonious manner.
The proportion of hardscape materials within any required
landscape area may not exceed 20 percent.
The project provides for the removal of approximately 1,200 square feet of
turf and replacemenf with a picnic and basketball court and fhe insfallation
of Califomia native shrubs (Arctostaphylos uva-ursi `Massachusetts') and
low water demand trees (Arbutus `Marina'). The project also adds 8 trees
(Cinnamomum camphora) to the existing parking lot planters.
LU12-8.4 Coordinate landscape design with drainage plans for
individual projects to maximize percolation of surface water from the site.
Employ swale designs in landscaped and turf areas to slow down runoff
and maximize percolation.
The improvemenf plan includes the installation of 39 atlantis d-raintank
penta modules @ 20.35 cu ft to address the drainage for an additional
5,189 square feet of impervious surface. These tanks will be utilized as a ,
_ cistem to al/ow the runoff to be collected and used for irrigation.
LU12-8.5 Emphasize the use of native and drought tolerant plantings
in area landscaping.
The project provides for the removal of approximafely 1,200 square feef of
turf and replacement with a picnic and basketball court and the installafion
of Califomia native shrubs (Arctostaphylos uva-ursi `Massachusetts') and
low water demand trees (Arbutus `Marina').
LU12-13.2 Require unobtrusive placement and screening of
appurtenances such as solar collectors, air conditioning units, and pool
equipment.
The building utilizes parapets above the flat roof to screen roof equipment
from view at ground level, and the applicant proposes to paint the
equipment to match fhe roof to furfher make them unobtrusive and visible
� when viewed from higher elevations.
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 sfructure is a small component of the larger church complex
' and is less than 10 percent of the tota! floor area. The property is
� generally fower than the surnounding public rights of way and public parks
and does not appear prominently due to distance between the proposed
building and these public facilities.
RESOLUTION NO. 10-2112
PAG E 6
3. The site is suitable for the type and intensity of use or development that is
proposed.
The property is 468,383 square feet in area and the total building
coverage is 11.3 percent. Onsite surface parking provides a total of 357
spaces which is well above fhe Municipal Code required parking of 160 or
195 spaces depending on the calculation method used.
4. There are adequate provisions for water, sanitation, and public utilities and
services to ensure public health and safety.
The property is served by public infrastructure including utilities and
streets. There is no substantial change in the intensity of use.
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 or materially injurious to properties and improvements in the
vicinity since the proposed development adheres to the General Plan and
Ordinance 430 C.S.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves the construction of a 4,000 square foot church
classroom building and landscape improvements at 100 Grace Lane with the above
findings and subject to the conditions as set forth in Exhibit "A", attached hereto and
incorporated herein by this reference.
On a motion by Commissioner Keen, seconded by Commissioner Barneich, and by the
following roll call vote to wit:
AYES: Commissioners Keen, Barneich, Brown, Martin and Ruth
NOES:
ABSENT:
the foregoing Resolution was adopted this 19�' day of October 2010.
RESOLUTION NO. 10-2112
PAGE 7
I
ATTEST:
, vv ` • � r
DEBBIE WEICHINGER TIM BRO N, CHAIR
SECRETARY TO THE COMMISSION
AS TO CONTENT:
TER A McCLISH
DIRECTOR OF COMMUNITY DEVELOPMENT
I
RESOLUTION NO. 10-2112
PAG E 8
EXHIBIT "A"
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 10-004
4,000 SQUARE FOOT CLASSROOM AND LANDSCAPE IMPROVEMENTS
Conditions of Approval
PlanninQ Division
1. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
2. The applicant shall comply with all conditions of approval for Conditional Use
Permit 10-004.
3. This Conditional Use Permit shall automatically expire on October 19, 2012 unless
a building permit is issued or an extension is granted pursuant to Section
16.12.140 of the Development Code.
4. Development shall occur in substantial conformance with the plans presented at
the Planning Commission on October 5 and October 19, 2010 and marked
"Attachment 2" on file in the Community Development Department.
5. 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 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.
Buildinq Division and Fire Department
Building Codes �
� 6. The project shall comply with the most recent editions of all California Building and
Fire Codes, as adopted by the City of Arroyo Grande.
Disabled Access
7. Provide complete compliance with the State and Federal Disability access
requirements.
8. Provide ADA access to the stage area.
Fire Lanes
9. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines. -
RESOLUTION NO. 10-2112
PAGE 9
Security Key Box
I 10. Prior to Final Approval the applicant must provide an approved °security key vault," ,
per Building and Fire Department Guidelines.
Fire Sprinklers
11. All buildings must be fully sprinklered per Building and Fire Department guidelines.
12. Relocate riser room so access is not through the building (outside door, etc). �i
Other Approvals
13. The number of restroom facilities does not appear to be adequate, provide
calculations or show other adjacent facilities. i
Enqineerinq Division
All conditions of approval as listed below are to be complied with prior to occupancy,
unless specifically noted otherwise.
Water
14. Construction water is available at the corporate yard. The City of Arroyo Grande
does not allow the use of hydrant meters.
_ 15. The applicant shall complete measures to neutralize the estimated increase in
water demand created by the project by either:
16. 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 Parks, Recreation and Maintenance for review and approval. The
proposed individual water program shall be submitted to the City Council for
approval prior to implementation; OR,
17. The applicant may pay an in lieu fee.
18. Pay appropriate Water Availability fee.
Sewer
19. Comply with California State Health Agency standards.
20. Obtain approval from the South County Sanitation District for the development's
impact to District facilities.
Public Utilities
21. Underground all new public utilities in accordance with Section 16.68.050 of the
Development Code.
Drainage
22. All drainage facilities shall be designed to accommodate a 100-year storm flow.
23. The applicant shall provide a plan for treating parking lot stormwater run-off
I
RESOLUTION NO. 10-2112
PAG E 10
through the installation of bio-swales and the addition of filter inserts to drainage
� inlets to the satisfaction of the Community Development Director.
Recreation and Maintenance Services
24. Submit final landscape, tree planting and irrigation plans to the satisfaction of the
Director of Recreation and Maintenance Services.
Planninq Commission Conditions �
25. Prior to occupancy, the applicant shall repaint red curbs to the satisfaction of the
Director of Community Development.
26. Prior to occupancy, the applicant shall paint a red curb to the west of and for the
length of the new building to the satisfaction of the Director of Community
Development.
27. The Fire exit door shall be painted a dark color to the satisfaction of the Director of
Community Development in an effort to discourage pedestrian traffic.
I