STANISLAUS COUNTY PLANNING COMMISSION STAFF REPORT · 02/09/2010 · The latest letter has specific ... RECOMMENDATION Based on this staff report, and the entire record, staff recommends

STANISLAUS COUNTY PLANNING COMMISSION

September 2, 2010

STAFF REPORT

USE PERMIT APPLICATION NO. 2009-23CENTRAL BAPTIST CHURCH

REQUEST: TO REPLACE A 3,236 SQUARE FOOT MULTI-PURPOSE BUILDING WITH A3,536 SQUARE FOOT MULTI-PURPOSE BUILDING; ADD A NEW 1,600SQUARE FOOT CLASSROOM BUILDING; CONVERT A 1,845 SQUARE FOOTRESIDENTIAL DWELLING TO A CHURCH OFFICE AND A CLASSROOM; ANDADD A NEW PARKING LOT AND MODIFY THE EXISTING PARKING AREA FORA TOTAL OF 71 SPACES ON A 2.44 ACRE PARCEL.

APPLICATION INFORMATION

Applicant/Owner: Central Baptist ChurchArchitect: Larry Bell, AIA, Timothy Huff and Associates,

Inc.Location: 727 Sutter Avenue, within the Sphere of

Influence of the City of ModestoSection, Township, Range: 5-4-9Supervisorial District: Three (Supervisor Grover)Assessor’s Parcel: 037-031-012Referrals: See Exhibit F

Environmental Review ReferralsArea of Parcels: 2.44 acresWater Supply: City of ModestoSewage Disposal: City of ModestoExisting Zoning: R-2 (Medium Density Residential)General Plan Designation: Medium Density ResidentialCommunity Plan Designation: N/AWilliamson Act Contract Number: N/AEnvironmental Review: Categorical ExemptionPresent Land Use: Existing churchSurrounding Land Use: City of Modesto to the west, residential to the

north, south, and east, commercial use (autodismantler) to the north

PROJECT DESCRIPTION

This is a request to replace a 3,236 square foot multi-purpose building and a previously-removed1,040 square foot fire-damaged classroom, with a new 3,536 square foot multi-purpose building anda 1,600 square foot classroom building. This is also a request to convert a residential dwelling toa classroom and a church office (office is 1,415 square feet and classroom is 430 square feet). Theclassroom within the office building was previously used as a conference room converted from agarage. The classroom can accommodate up to 22 people. The office has two people presentlyworking in the building but can accommodate 15 people.

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UP 2009-23Staff ReportSeptember 2, 2010Page 2

The project includes additional parking in the back of the property which will meet City of Modestostandards and will include a landscape plan with shade trees at one per eight spaces. The requiredparking ratio is one (1) for each four (4) seats in the building with the largest capacity which will be71 spaces. The front parking lot will be reconfigured and restriped to meet City of Modestostandards. The applicants submitted a parking analysis that complies with the City of Modestostandards with a total of 71 parking spaces (see Exhibit B - Applicant’s Submittal).

SITE DESCRIPTION

The property is located at 727 Sutter Avenue, on the east side of Sutter Avenue, 400 feet south ofRouse Avenue (see Exhibit A - Maps). The site has an existing 4,376 square foot (main) churchbuilding, a 980 square foot meeting room, a 420 square foot storage shed, and a 3,236 square footmulti-purpose building. The existing residential structure has been converted into a church officeand classroom. The site is located within the Sphere of Influence (SOI) of the City of Modesto. Thewest side of Sutter Avenue is within the City of Modesto. The surrounding area includes residentialparcels and an auto dismantler business to the north. Vacant property can be found west of thesite. The City of Modesto provides water and sewer services to the site.

BACKGROUND

The Central Baptist Church established a church at this location around 1962. In 1970, a variancewas approved for the church to add a 44-foot spire. Two Staff Approval Applications (SAA Nos.2006-30 and 2009-02) were approved for modifications and a replacement of the existing social halland education building with new buildings. The 2006 permit expired due to inactivity prior to anyconstruction.

The old pastor house was converted to office uses many years ago; however, the office neverreceived Planning approval nor building permits. The applicant has stated that he did not know thetime frame when the pastors moved away and the residential dwelling became an office. In 2008,a building permit was approved for the garage conversion to a conference room. If approved, thisuse permit would approve both the house-to-office and conference-room-to-classroom conversions.The applicant is required to apply for the required building permits within 90 days of approval of thisapplication (see Exhibit C - Conditions of Approval - Condition No. 13).

DISCUSSION

The project site is designated Medium Density Residential in the General Plan, is located in an R-2(Medium Density Residential) zoning district, and is located in the Sphere of Influence of the Cityof Modesto. Churches are allowed in the Medium Density Residential (R-2) zoning district if a UsePermit is first obtained per Section 21.24.030 of the County’s Zoning Ordinance. The proposedexpansion and construction of church buildings constitutes the need for a Use Permit. The UsePermit may be allowed when the Planning Commission makes the following finding:

• The establishment, maintenance, and operation of the proposed use or building applied foris consistent with the General Plan designation of “Medium Density Residential” and will not,under the circumstances of the particular case, be detrimental to the health, safety, and

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general welfare of persons residing or working in the neighborhood of the use and that it willnot be detrimental or injurious to property and improvements in the neighborhood or to thegeneral welfare of the County.

Due to the project’s location in the Sphere of Influence of the City of Modesto, the project wasreferred to the City for comment. The City of Modesto stated that the site is designated forresidential uses according to the City’s General Plan for this area. The City allows churches in theresidential zone with an approved Conditional Use Permit. The City did provide a standard set ofconditions for the project. The City of Modesto sent two letters to the County on this project. Thefirst letter mainly dealt with reconfiguring the existing parking lot. The latest letter has specificconditions of approval to comply with their standards which have been incorporated into theproject’s conditions of approval (see Exhibit C - Conditions of Approval).

With conditions of approval in place, staff believes the necessary finding can be made. Staff alsoagrees that this project is consistent with the Medium Density Residential General Plan designationand R-2 (Medium Density Residential) zoning for the site.

ENVIRONMENTAL REVIEW

This project has been deemed exempt from CEQA pursuant to Title 14, Section 15301 of theCalifornia Code of Regulations (CEQA Guidelines) in that it can be considered an “ExistingFacilities” project. The project was, however, referred to a variety of agencies for comment.Although no significant concerns were raised, as requested by those responding agencies, theirissues have been included in the conditions of approval.

RECOMMENDATION

Based on this staff report, and the entire record, staff recommends that the Planning Commissiontake the following actions regarding this project:

1. Find the project is categorically exempt from the California Environmental Quality Act(CEQA) pursuant to Section 15301, Existing Facilities, and order the filing of the Notice ofExemption.

2. Find that there is no substantial evidence the project will have a significant effect on theenvironment and that the Categorical Exemption reflects Stanislaus County’s independentjudgement and analysis.

3. Find that:

A. The establishment, maintenance, and operation of the proposed use or buildingapplied for is consistent with the General Plan designation of “Medium DensityResidential” and will not, under the circumstances of the particular case, bedetrimental to the health, safety, and general welfare of persons residing or workingin the neighborhood of the use and that it will not be detrimental or injurious toproperty and improvements in the neighborhood or to the general welfare of theCounty. Certain conditions have been added to ensure that the impact from thisproject is minimal; and

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4. Approve Use Permit Application No. 2009-23 - Central Baptist Church subject to theattached conditions of approval.

******

Note: Within five days of final approval by the Planning Commission or Board of Supervisors, a$57.00 check made payable to the “Stanislaus County Clerk Recorder” shall be submitted to theDepartment of Planning and Community Development for the purpose of filing the Notice ofExemption.

Report written by: Sean D. Purciel, Associate Planner, July 27, 2010Reviewed by: Bill Carlson, Senior Planner

Attachments: Exhibit A - MapsExhibit B - Applicant’s SubmittalExhibit C - Conditions of ApprovalExhibit D - Notice of ExemptionExhibit E - City of Modesto 2nd Letter dated July 13, 2010Exhibit F - Environmental Review Referrals

(I:\Staffrpt\UP\2009\UP 2009-23 - Central Baptist Church\Staff Report.wpd)

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UP 2009UP 2009--2323Central Baptist Church Central Baptist Church

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E A - EXISTINGSANCTUARY BUILDING

(4376 S.F.)

B - EXISTINGCHURCH OFFICES

(1,415 S.F.)

240'

389'

E - NEW MULTI-PURPOSEBUILDING(3536 S.F.)

EXISTING PARKINGAREA

C - EXISTINGMEETING ROOM

(980 S.F.)

C

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NEW PARKING AREA

76'

TRASH ENCLOSURE

CC

EMERGENCY VEHICLEACCESS

25'

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EXISTINGSTORAGE SHED

(420 S.F.)

20'

12'

113'

26'

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D - NEW CLASSROOMBUILDING(1600 S.F.)

629'

122'

198'

(E) 20' DRIVE (TYP. OF 2)

277'

VACANT(DRAINAGE BASIN AND/ORFUTURE DEVELOPMENT)

5'

B - EXISTINGCLASSROOM(430 S.F.)

24'

C

C

C

C

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LIMITS OF (E) PARKINGAREA TO BE REMOVED

(E) GAS SERVICE

(E) 1" WATER SERVICE(E) 1 1/2" WATER SERVICE

Timothy P. Huff& Associates, Inc.

Scale : 1/64" = 1'-0"

Multi-Purpose / ClassroomCentral Baptist Church - Modesto

07/21/2010

NORTH

PLOT PLAN

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PARKING ANALYSIS:

A EXISTING SANCTUARY - NO FIXED SEATING (1756 S.F. SANCTUARY / 224 S.F. PLATFORM)SANCTUARY - 1756 / 7 S.F. PER OCC. = 251 OCC.PLATFORM - 224 / 15 S.F. PER OCC. = 15 OCC.FIXED BALCONY SEATS = 18(251 + 15 + 18 = 284) 284 / 4 (1 SPACE PER 4 OCC.) = 71 SPACES REQUIRED

B EXISTING OFFICE / CLASSROOM (1415 S.F. / 430 S.F.)OFFICE - 1415 / 100 S.F. PER OCC. = 15 OCC.CLASSROOM - 430 / 20 S.F. PER OCC. = 22 OCC.(15 + 22 = 37) 37 / 4 (1 SPACE PER 4 OCC.) = 10 SPACES REQUIRED

C EXISTING MEETING ROOM - NO FIXED SEATING (980 S.F.)980 / 7 S.F. PER OCC. = 140 OCC.140 / 4 (1 SPACE PER 4 OCC.) = 35 SPACES REQUIRED

D NEW CLASSROOM BUILDING (1470 S.F. OF CLASSROOM AREA)1470 / 20 S.F. PER OCC. = 74 OCC.74 / 4 (1 SPACE PER 4 OCC.) = 19 SPACES REQUIRED

E NEW MULTI-PURPOSE BUILDING (ASSEMBLY AREA ONLY = 1840 S.F.)1840 / 7 S.F. PER OCC. = 263 OCC.263 / 4 (1 SPACE PER 4 OCC.) = 66 SPACES REQUIRED

PER CITY OF MODESTO TITLE 10: ARTICLE 20. OFF-STREET PARKING REQUIREMENTS(b) NONRESIDENTIAL USES, (7) CHURCH: ONE SPACE FOR FOUR SEATS IN THE BUILDING WITH THE LARGEST CAPACITY

SPACES REQUIRED: 71 SPACES

SPACES PROVIDED: 53 STANDARD SPACES15 COMPACT SPACES

3 ACCESSIBLE SPACES

TOTAL SPACES PROVIDED 71 SPACES


Scale : 3/16" = 1'-0"


07/21/2010

PARKING ANALYSIS

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CENTRAL BAPTIST CHURCH 727 Sutter Avenue APN 037-031-012 PROPOSED PROJECT SITE COVERAGE: Existing Building Areas Classroom Building Destroyed by Fire and Removed - 1,040 Sq. Ft. Existing Sanctuary Building - A) Floor Area - 4,376 Sq. Ft.

B) Covered Walkways - 1,312 Sq. Ft.

Total Area - 5,688 Sq. Ft.

Existing Church Office/Classroom - A) Offices - 1,845 Sq. Ft.

B) Classroom - 430 Sq. Ft.

Total Area - 2,275 Sq. Ft.

Existing Meeting Room. - 980 Sq. Ft. Existing Storage Shed - 420 Sq. Ft. New Building Areas New Classroom Building - 1,600 Sq. Ft. New Multi-Purpose Building - 3,536 Sq. Ft. Total Building Coverage - 14,499 Sq. Ft.

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CENTRAL BAPTIST CHURCH 727 Sutter Avenue APN 037-031-012 PROPOSED PROJECT SITE COVERAGE: Parking Areas Existing AC Paving to Remain - 7,297 Sq. Ft. New AC Paving - 18,915 Sq. Ft. Total AC Paved Area - 26,212 Sq. Ft. Landscape Areas Existing Landscape Areas - 10,170 Sq. Ft. New Landscape Areas - 6,286 Sq. Ft. Total Landscape Area - 16,456 Sq. Ft. Concrete Walks / Other Existing Concrete Flatwork / Ramps / Steps - 3,019 Sq. Ft. New Flatwork / Trash Enclosure - 6,021 Sq. Ft.

Total Concrete Areas - 9,040 Sq. Ft. Balance of Property Existing Vacant Area / Future Drainage Basin - 30,601 Sq. Ft.

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-EXISTING SANCTUARY

BUILDING(4376 S.F.)

EXISTINGCLASSROOM(430 S.F.)

240'

389'

EXISTINGMEETING ROOM

(980 S.F.)76'

EXISTINGSTORAGE SHED

(420 S.F.)

629'

122'

198'

(E) PARKING AREATO BE RE-STRIPED

(E) POWER POLE

(E) OH ELECTRIC

(E) POWER POLE

(E) OH ELECTRIC (E) TREES TO REMAIN(TYP. U.O.N.)

(E) TREES TO BE REMOVED(EVERGREEN)

(E) TREE TO BE REMOVED(DECIDUOUS)

(E) AREA LIGHT TOBE REMOVED

LIMITS OF (E) AC PAVED PARKINGAREA TO BE REMOVED

(E) 4' CHAIN LINK FENCETO BE REMOVED

EXISTING BUILDINGTO BE REMOVED

(3236 S.F.)

CLASSROOM BUILDINGDESTROYED BY FIRE ANDREMOVED FROM SITE

(1040 S.F.)

(E) CONCRETE FLATWORKTO BE REMOVED (TYPICAL)

(E) PALM TREE TO BERELOCATED ON SITE

(E) ON-SITE POWER POLE

(E) ON-SITE POWER POLE

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EXISTINGCHURCH OFFICES

(1845 S.F.)


Scale : 1/64" = 1'-0"


05/12/2010

DEMOLITION PLAN

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VACANT(DRAINAGE BASIN AND/ORFUTURE DEVELOPMENT)(E) LANDSCAPE

(E) AC PAVED DRIVE

(E) AC PAVEDPARKING AREA

(E) LANDSCAPE

(E) LANDSCAPE

(E) LANDSCAPE

NEW CHILDRENSPLAY AREA

EXISTING TREE TO REMAIN

NEW SHADE TREE

NEW ACCENT TREE

NEW LANDSCAPE AREA - SHRUBS/GROUND COVER

NEW LANDSCAPE AREA - TURF (CHILDREN'S PLAY AREA)

NEW CONCRETE FLATWORK

NEW AC PAVED PARKING AREA


Scale : 1/64" = 1'-0"


05/12/2010

CONCEPTUALLANDSCAPE PLAN

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DRAFTNOTE: Approval of this application is valid only if the following conditions are met. This permitshall expire unless activated within 18 months of the date of approval. In order to activate thepermit, it must be signed by the applicant and one of the following actions must occur: (a) a validbuilding permit must be obtained to construct the necessary structures and appurtenances; or, (b)the property must be used for the purpose for which the permit is granted. (Stanislaus CountyOrdinance 21.104.030)

CONDITIONS OF APPROVAL

USE PERMIT APPLICATION NO. 2009-23CENTRAL BAPTIST CHURCH

Planning and Community Development

1. This use is to be conducted as described in the application and supporting informationincluding activities and general hours of operation and including the plot plan as approvedby the Stanislaus County Planning Commission and/or the Board of Supervisors and inaccordance with other laws and ordinances.

2. Hours of construction on the project site shall be limited to 7:00 a.m. to 6:00 p.m., Mondaythru Friday, with no construction allowed on holidays.

3. Applicant and/or subsequent property owner(s) must obtain building permits for all proposedstructures, equipment, and utilities. Plans shall be prepared by a California licensedengineer working within the scope of his/her license.

4. All exterior lighting shall be designed (aimed down and towards the site) to provideadequate illumination without a glare effect.

5. During the construction phases of the project, if any human remains, significant orpotentially unique, are found all construction activities in the area shall cease until aqualified archaeologist can be consulted. Construction activities shall not resume in thearea until an on-site archaeological mitigation program has been approved by a qualifiedarchaeologist.

6. Any proposed signs shall meet City of Modesto Standards prior to installation. All signsshall obtain a building permit when applicable.

7. Should trash bins be used, they shall be kept in trash enclosures constructed of materialscompatible with the architecture of the development. Trash enclosures shall be placed inlocations as approved by the refuse collecting agency.

8. Outside storage of materials and equipment shall be screened from view from the road bya solid screen fence of uniform construction. The property shall be kept in a clean, wellmaintained fashion at all times.

9. Construction of the project shall comply with standardized dust controls adopted by the SanJoaquin Valley Air Pollution Control District.

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UP 2009-23 DRAFTConditions of ApprovalSeptember 2, 2010Page 2

10. The applicant is required to defend, indemnify, or hold harmless the County, its officers andemployees from any claim, action, or proceedings against the County to set aside theapproval of the map as set forth in Government Code Section 66474.9. The County shallpromptly notify the subdivider of any claim, action, or proceeding to set aside the approvaland shall cooperate fully in the defense.

11. The Department of Planning and Community Development shall record a Notice ofAdministrative Conditions and Restrictions with the County Recorder’s Office within 30 daysof project approval. The Notice includes: Conditions of Approval/Development Standardsand Schedule; any adopted Mitigation Measures; and a project area map.

12. All parking for the proposed use shall be on-site only, no off-street parking shall be allowed.The applicant shall be required to comply with the applicable parking ratio and parking lotdesign as established in the City of Modesto Municipal Code, Title 10, Planning and Zoning,10-2.2002, Number of Required Spaces: (7) Church: One (1) for each four (4) seats in thebuilding with the largest capacity.

13. Within 90 days of approval of this application, the applicant shall apply for the properbuilding permits for the conversion of the residence to an office and classrooms.

14. Within five days of final approval by the Planning Commission or Board of Supervisors, a$57.00 check made payable to the “Stanislaus County Clerk Recorder” shall besubmitted to the Department of Planning and Community Development for the purpose offiling the Notice of Exemption.

City of Modesto

15. Applicant to submit Landscape and Irrigation Plans that meet current Modesto MunicipalCode and City of Modesto Landscape and Irrigation Specifications, for review and approvalby the Department of Parks, Recreation and Neighborhoods Director, or designee, beforebuilding or encroachment permits are granted. Plans shall included shade trees at one pereight parking spaces. Landscaping shall be done prior to issuance of a certificate ofcompliance. The applicant, or subsequent property owner(s), shall be responsible formaintaining landscape plants in a healthy and attractive condition. Dead or dying plantsshall be replaced with materials of equal size and similar variety.

Building Permits Division

16. Building Permits are required for the proposal. The proposed development must complywith current adopted California Code of Regulations (CCR), Title 24. Demolition Permitsare required for removal of structures. Must meet American’s with Disabilities Actrequirements for parking and structures.

Stanislaus Fire Prevention Bureau

17. All buildings constructed shall meet the Burbank-Paradise Fire Protection District’srequirements for on-site water for fire protection and/or fire hydrants and hydrant locations,blue reflective street hydrant markers, fire sprinkler and fire alarm systems, key-box rapidentry systems, and adherence to all applicable codes and ordinances, etc.

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UP 2009-23 DRAFTConditions of ApprovalSeptember 2, 2010Page 3

Department of Public Works

18. A Grading and Drainage Plan for the project site shall be submitted with the building permit.Public Works will review and approve the drainage calculations. The grading and drainageplan shall include the following information:• Drainage calculations shall be prepared as per the Stanislaus County Standards

and Specifications that are current at the time the permit is issued;• The plan shall contain enough information to verify that all runoff will be kept from

going onto adjacent properties and the Stanislaus County road right-of-way;• The grading and drainage plan shall comply with the current Stanislaus County

National Pollutant Discharge Elimination System (NPDES) General Permit and theQuality Control standards for New Development and Redevelopment containedtherein;

• An Engineer’s Estimate shall be submitted for the grading and drainage work;• The grading, drainage, and associated work shall be accepted by Stanislaus County

Public Works prior to a final inspection or occupancy, as required by the buildingpermit;

• The applicant of the building permit shall pay the current Stanislaus County PublicWorks weighted labor rate for the plan review of the building and/or grading plan.A deposit based off of the Engineer’s Estimate shall be made prior to the plancheck, at the time of the building permit application (3% for projects $0 to $100,000and 2% for projects $100,001 and above). The applicant will be responsible for anycharges that are incurred over the plan check deposit. The plans shall not bereleased until such time that all plan check fees have been paid. Any fees left overfrom the deposit shall be returned to the applicant at the completion and acceptanceof the plans by Stanislaus County Public Works; and

• The applicant of the building permit shall pay the current Stanislaus County PublicWorks weighted labor rate for all on-site inspections. This shall include a depositof 10% of the Engineer’s Estimate for the grading and drainage work. The depositshall be made prior to the issuance of the building permit. The Public Worksinspector shall be contacted 48 hours prior to the commencement of any grading ordrainage work on-site. Any fees left over from the deposit shall be returned to theapplicant at the completion and acceptance of the grading and drainageconstruction by Stanislaus County Public Works.

******

Please note: If Conditions of Approval/Development Standards are amended by the PlanningCommission or Board of Supervisors, such amendments will be noted in the upper right-handcorner of the Conditions of Approval/Development Standards, new wording is in bold, and deletedwording will have a line through it.


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STANISLAUS COUNTYDEPARTMENT OF PLANNING ANDCOMMUNITY DEVELOPMENT1010 10th Street, Suite 3400Modesto, California 95354

NOTICE OF EXEMPTION

Project Title: Use Permit Application No. 2009-23 - Central Baptist Church

Applicant Information: Larry Bell, AIA, Timothy Huff and Associates, Inc. / 1210 J Street / Modesto, CA 95354 / (209) 571-2232

Project Location: 727 Sutter Avenue, within the Sphere of Influence of the City of Modesto, Stanislaus County. APN: 037-031-012

Description of Project: Request to: replace a 3,236 square foot multi-purpose building with a 3,536 square foot multi-purposebuilding; add a new 1,600 square foot classroom building; convert a 1,845 square foot residential dwelling to a church officeand a classroom; and add a new parking lot and modify the existing parking area for a total of 71 spaces on a 2.44 acre parcelin the R-2 (Medium Density Residential) zoning district.

Name of Agency Approving Project: Stanislaus County Planning Commission

Lead Agency Contact Person: Sean Purciel, Associate Planner Telephone: (209) 525-6330

Exempt Status: (check one)

9 Ministerial (Section 21080(b)(1); 15268);9 Declared Emergency (Section 21080(b)(3); 15269(a));9 Emergency Project (Section 21080(b)(4); 15269(b)(c));: Categorical Exemption. State type and section number: Section 15301 (e)9 Statutory Exemptions. State code number: 9 General Exemption.

Reasons why project is exempt: Existing Facilities of the CEQA Guidelines, establishes a categorical exemption for existingfacilities if project involves negligible or no expansion of an existing use, 1) Section (e) Additions to existing structures providedthat the addition will not result in an increase of more than:(1) 50 percent of the floor area of the structures before the addition, or 2,500 square feet, whichever is less; or(2) 10,000 square feet if:

(A) The project is in an area where all public services and facilities are available to allow for maximumdevelopment permissible in the General Plan; and

(B) The area in which the project is located is not environmentally sensitive.


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PROJECT: USE PERMIT APPLICATION NO. 2009-23 - CENTRAL BAPTIST CHURCH

REFERRED TO:

2 W

K

30 D

AY PUBLIC HEARING NOTICE YE

S

NO

WILL NOT HAVE

SIGNIFICANT IMPACT

MAY HAVE SIGNIFICANT

IMPACT

NO COMMENT NON CEQA YE

S

NO

YES

NO

AGRICULTURE COMMISSIONER X X X BUILDING PERMITS DIVISION X X X X X X CALTRANS DISTRICT 10 X X X X CHIEF EXECUTIVE OFFICE X X X COMMUNITY SERVICES AGENCY (CSA) X X X X COOPERATIVE EXTENSION X X X X COUNTY COUNSEL X X XCITY OF MODESTO X X X X X X ENVIRONMENTAL RESOURCES X X X X X X FIRE PROTECTION DIST: BURBANK/PAR X X X X FISH & GAME, DEPT OF X X X X HAZARDOUS MATERIALS X X X IRRIGATION DISTRICT: MODESTO X X X X LAFCO X X X MOSQUITO DISTRICT: TURLOCK X X X X PACIFIC GAS & ELECTRIC X X X X PARKS & FACILITIES X X X PUBLIC WORKS X X X X X X REDEVELOPMENT X X X REGIONAL WATER QUALITY CONTROL X X X X SCHOOL DISTRICT 1: MODESTO X X X X SHERIFF X X X STANISLAUS ERC X X X X X X STANISLAUS FIRE PREVENTION BUREAU X X X X X X SUPERVISORIAL DISTRICT 3: GROVER X X X SURROUNDING LAND OWNERS

TELEPHONE COMPANY: AT&T X X X X US FISH & WILDLIFE X X X X VALLEY AIR DISTRICT (SJVAPCD) X X X X

SUMMARY OF RESPONSES FOR ENVIRONMENTAL REVIEW REFERRALS

RESPONDED RESPONSE MITIGATION MEASURES CONDITIONS

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Documents

STANISLAUS COUNTY PLANNING COMMISSION STAFF REPORT · 02/09/2010 · The latest letter has specific ... RECOMMENDATION Based on this staff report, and the entire record, staff recommends