Revised Conditions
Site Approval Application No. PA-1500057 was approved by the Community Development
Department on . The effective date of approval is . This approval will expire on , which is 18 months
from the effective date of approval, unless (1) all Conditions of Approval have been complied with, (2)
all necessary building permits have been issued and remain in force, and (3) all necessary permits
from other agencies have been issued and remain in force.
Unless otherwise specified, all Conditions of Approval and ordinance requirements shall be fulfilled
prior to the establishment of the use and the issuance of any building permits. Those Conditions
followed by a Section Number have been identified as ordinance requirements pertinent to this
application. Ordinance requirements cannot be modified, and other ordinance requirements may
apply.
1. COMMUNITY DEVELOPMENT DEPARTMENT (Contact Staff: Megan Aguirre, (209) 468-3144)
a. BUILDING PERMIT: Submit an "APPLICATION-COMMERCIAL BUILDING PERMIT". The Site Plan
required as a part of the building permit must be prepared by a registered civil engineer or licensed
architect. This Plan must show drainage, driveway access details including gates, on-site parking,
landscaping, signs, existing and proposed utility services, and grading (refer to the "SITE PLAN
CHECK LIST" for details). Foundation and soils investigation shall be conducted in conformance with
Chapter 18 of the California Building Code at the time of permit application. A fee is required for the
Site Plan review. (Development Title Section 9-884)
b. APPROVED USE: This approval is for a chicken ranch to raise a maximum of 75 roosters and 200
hens and chicks per year as shown on the revised Site Plan dated September 3, 2015. The project
includes the construction of a 384 square foot coop, eight (8) 24 square foot coops, and six (6) 120
square foot coops. (Use Type: Animal Raising - Small Animals)
Cockfighting is not permitted.
c.
CAPITAL FACILITY FEE: This project may be subject to the Capital Facility Fee. If the Capital
Facility Fee is applicable, the County shall collect the fees before the issuance of any building
permits. (Development Title Section 9-1245.2)
d. PARKING: Off-street parking shall be provided and comply with the following:
(1) All parking spaces, driveways, and maneuvering areas shall be surfaced and permanently
maintained with material of appropriate depth and asphalt concrete or Portland cement concrete
to provide a durable, dust free surface. Bumper guards shall be provided when necessary to
protect adjacent structures or properties. (Development Title Section 9-1015.5[e])
(2) A minimum of one (1) parking space shall be provided. (0.67 space is required for every 1,000
square feet of building area.) (Development Title Section 9-1015.3)
(3) Each parking stall shall be an unobstructed rectangle, minimum 9 feet wide and 20 feet long.
(Development Title Section 9-1015.5[b])
(4) Parking spaces for persons with disability shall be provided as required by Chapters 11A and
11B of the California Building Code.
e. ACCESS AND CIRCULATION: The following requirements apply and shall be shown on the Site
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Plan:
(1) Access driveways shall have a width of no less than twenty-five (25) feet for two-way aisles and
sixteen (16) feet for one-way aisles, except that in no case shall driveways designated as fire
department access be less than twenty (20) feet wide. (Development Title Section 91015.5[h][1])
f.
LIGHTING: Lighting shall be provided and comply with the following:
(1) If the parking area is to be used at night, parking lot and security lighting shall be installed.
(Development Title Section 9-1015.5[g])
(2) Any lighting shall be designed to confine direct rays to the premises. No spillover beyond the
property lines shall be permitted except onto public thoroughfares, provided, however, that such
light shall not cause a hazard to motorists. (Development Title Section 9-1015.5[g][4])
g. LANDSCAPING: Landscaping shall be provided and comply with the following:
(1) All areas not used for buildings, parking, driveways, walkways, approved outdoor storage areas,
or other permanent facilities shall be landscaped. (Development Title Section 9-1020.8[a])
The existing landscaping meets this requirement.
(2) Areas of the property which are not part of the project shall be barricaded from traffic and kept
mowed and dust free.
h. SCREENING: Screening shall be provided and comply with the following:
(1) All storage materials and related activities, including storage areas for trash, shall be screened
so as not to be visible from adjacent properties and public rights-of-way. Screening shall be six
(6) to seven (7) feet in height. Outside storage is not permitted in front yards, street side yards, or
in front of main buildings. (Development Title Section 1022.4[d][2])
i.
SIGNS: Sign details shall be consistent with Chapter 9-1710 of the Development Title and be
included on the Site Plan. All portions of any sign shall be set back a minimum of five (5) feet from
any future right-of-way line, including any corner cut-off (snipe). (Development Title Section 91710.2[g])
j.
ANIMAL REGULATIONS: The following animal regulations apply and shall be provided:
(1) All animal enclosures, including but not limited to pens, cages, and feed areas, shall be
maintained free from litter, garbage, and excessive accumulation of manure, so as to discourage
the proliferation of flies, other disease vectors, and offensive odors. Premises shall be
maintained in a neat and sanitary manner. (Development Title Section 9-1045.4[b])
(2) Animals shall be kept or maintained a minimum distance of 100 feet from the nearest property
line. (Development Title Section 9-1045.3)
k.
RIPARIAN HABITAT: Parallel to Bear Creek, a natural open space area for riparian habitat and
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waterway protection shall be maintained to provide nesting and foraging habitat and the protection of
waterway quality. The minimum width of said open space shall be one-hundred (100) feet, measured
from the mean high water level of the natural bank or fifty (50) feet back from the existing riparian
habitat, whichever is greater. Water-dependent uses may be permitted in this buffer.
The mean high water level and the edge of the riparian habitat shall be shown on the Site Plan. The
open space buffer required above shall be shown on the Site Plan with the following note:
Pursuant to Section 9-1510.5 of the San Joaquin County Development Title, this area is
designated as a natural open space for riparian habitat and waterway protection. No
development other than water dependent uses shall be permitted in this space.
l.
BUILDING CODE REQUIREMENTS: The following California Building Code (CBC) and San
Joaquin County Ordinance requirements will be applicable to the proposed project. The following
conditions shall be addressed prior to submittal of a building permit application to the Building
Inspection Division:
(1) The Building Division has reviewed the site plan and project description. There does not appear
to be any newly proposed construction large enough to require a permit (120 sq ft is the
maximum area). However, if the structures have electrical or plumbing, they will need a permit.
(2) We do not have record of a permit issued for the existing structure proposed for partial
demolition. This structure will require a permit or need to be removed in its entirety.
2. DEPARTMENT OF PUBLIC WORKS (Staff Contact: Alex Chetley, (209) 468-3000)
a. An encroachment permit shall be required for all work within road right-of-way. (Note: Driveway
encroachment permits are for flatwork only – all vertical features, including but not limited to
fences, walls, private light standards, rocks, landscaping and cobbles are not allowed in the rightof-way.) (Development Title Sections 9-1145.4 and 9-1145.5)
b. Prior to release of the Improvement Plan, the driveway approach shall be improved in accordance
with the requirements of San Joaquin County Improvement Standards Drawing No. R-17.
(Development Title Section 9-1145.5)
c.
The Traffic Impact Mitigation Fee shall be required for this application. The fee is due and
payable at the time of building permit application. The fee shall be automatically adjusted July 1
of each year by the Engineering Construction Cost Index as published by the Engineering News
Record. (Resolution R-00-433)
d. The Regional Transportation Impact Fee shall be required for this application. The fee is due and
payable at the time of building permit application. The fee will be based on the current schedule
at the time of payment. (Resolution R-06-38)
e. A copy of the Final Site Plan shall be submitted prior to release of the Improvement Plan.
f.
The developer shall provide drainage facilities in accordance with the San Joaquin County
Development Standards. Retention basins shall be fenced with six (6) foot high chain link fence
or equal when the maximum design depth is 18 inches or more. Required retention basin
capacity shall be calculated and submitted along with a drainage plan for review and approval,
prior to release of building permit. (Development Title Section 9-1135)
g. A Nutrient Management Plan (NMP) may be required for manure. Contact Charlene Herbst at
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(916) 464-3291 or cherbst@waterboards.ca.gov for further information.
h. A State Central Valley Flood Protection Board’s Encroachment Permit shall be obtained for work
done on Bear Creek and within 15 feet of its levee toe. All new structures shall be set back a
minimum of 15 feet from the Bear Creek’s levee toe.
i.
The proposed project disturbs less than one (1) acre of ground and is not part of a larger plan of
common development. The construction phase of the proposed project shall follow best
management practices as may be appropriate to minimize the discharge and transport of
pollutants. (Title 5-Health and Sanitation, Division 10-Storm Water Management and Discharge
Control)
NOTES:
(1) A Solid Waste Diversion Plan for all applicable projects must be submitted to the Building
Division of the Community Development Department prior to issuance of the building permit.
Contact the Solid Waste Division (468-3066) for information.
(2) This property is subject to the requirements of San Joaquin County Mosquito & Vector
Control District ((209) 982-4675) and the California Health and Safety Code for the
prevention of mosquitoes. Best Management Practices (BMP) guidelines for stormwater
devices, ponds and wetlands are available.
3. ENVIRONMENTAL HEALTH DEPARTMENT (Staff Contact: Michael Escotto, (209) 468-3443)
a. Applicant is to prepare a manure management plan outlining the handling of all bird(s) wastes
and incorporating vector control measures. (Porter-Cologne Water Quality Act, Chapter 4,
Section 13260-13263). A $260 plan check fee is required at time of submittal.
4. COUNCIL OF GOVERNMENTS (Staff Contact: Laurel Boyd, (209) 235-0600)
a. The applicant shall participate in the San Joaquin County Multi-Species Habitat Conservation and
Open Space Plan (SJMSCP) or provide alternative mitigation in an amount and kind equal to that
provided in the SJMSCP.
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