HomeMy WebLinkAboutAUP_2022-09-07_AgendaPacketADMINISTRATIVE USE PERMIT HEARING
Updated 8-30-2022
In accordance with City Council Resolution No. 2022-064 and the
requirements of AB 361, the Administrative Use Permit Meeting will not be
physically open to the public and Staff will be teleconferencing into the
meeting.
HOW TO OBSERVE THE MEETING:
To maximize public safety while still maintaining transparency and public access, you may join the
Zoom webinar from your computer, tablet, or smartphone by visiting:
To join the virtual hearing: (No passcode required)
https://us02web.zoom.us/j/84567568854?pwd=UytsbTU1OVB3N2JYQVVJQmlMT1FaZz09
Webinar ID: 845 6756 8854
HOW TO SUBMIT PUBLIC COMMENT:
Members of the public are highly encouraged to participate in live public comment through the Zoom
platform using the link above or by calling the number below to listen and provide public comment
via phone.
US: +1 (669) 900-6833 (and use *9 to raise your hand to speak)
If you wish to provide written public comment, please email your comments to aup-
comments@atascadero.org by 5:00 pm the day before the meeting. Such email comments must
identify the Agenda Item Number in the subject line of the email. The comments will be forwarded
to the Zoning Administrator and made a part of the administrative record. If a comment is received
after the deadline for submission but before the close of the meeting, the comment will still be included
as a part of the administrative record of the meeting but will be forwarded to the Zoning Administrator
the next business day. Please note, email comments will not be read into the record.
AMERICAN DISABILITY ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City Clerk’s Office at
cityclerk@atascadero.org or by calling (805) 470-3400 at least 48 hours prior to the meeting or time
when services are needed. The City will use their best efforts to provide reasonable accommodations
to afford as much accessibility as possible while also maintaining public safety in accordance with
the City procedure for resolving reasonable accommodation requests.
Administrative Use Permit agendas and staff reports may be viewed on the City's website:
www.atascadero.org. Final Action Reports will be available after the meeting, and upon request from
the Community Development Department.
Copies of the staff reports or other documentation relating to each item of business referred to on
the Agenda are on file in the Community Development Department and are available for public
inspection on our website, www.atascadero.org. All documents submitted by the public during AUP
meetings that are either read into the record or referred to in their statement will be noted in the audio
recording and available for review by contacting the Community Development Department. All
documents will be available for public inspection during City Hall business hours by appointment
request.
CITY OF ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT
6500 PALMA AVE ▪ ATASCADERO, CA 93422 ▪ (805) 461-5035 ▪ FAX 461-7612
Administrative Use Permit Hearing
A G E N D A
*MEETING WILL BE HELD VIRTUALLY*
The City of Atascadero’s Zoning Hearing Officer will hold a VIRTUAL public
hearing at 10:00 a.m. on Wednesday, September 7, 2022 at City Hall to
consider the following project:
1. 9590 EL CAMINO REAL (USE22-0063)
The application is to allow for color banding signage on a
recently constructed gas pump canopy at 9590 El Camino Real
on APN 056-071-011 for AMB Enterprises Inc. Staff
recommendation is to deny the project. (Bailey Sullivan,
Assistant Planner)
PLEASE NOTE: Any court challenge to the actions taken at the public
hearing may be limited to considering only those issues raised at the public
hearing described in this notice or in written correspondence to the City of
Atascadero at, or prior to, the public hearing.
Any decision of the Hearing Officer is final unless appealed to the Planning
Commission within 14 days of the action. Any person aggrieved by the
decision may file an appeal. Appeal forms are available in the Community
Development Department or on the City’s website (www.atascadero.org).
The fee for filing an appeal is $1,530 and must accompany the appeal
documentation.
CITY OF ATASCADERO
COMMUNITY DEVELOPMENT
Administrative Hearing Agenda Report ITEM # 1
FROM: Bailey Sullivan MEETING DATE: 9/07/2022
FILE NUMBER: USE22-0063
PROJECT ADDRESS: 9590 El Camino Real
The applicant, AMB Enterprises Inc., requests a modification to the area of signage
permitted on the recently constructed ARCO gas station pump island canopy at 9590 El
Camino Real. The applicant proposes to add 768 square feet of color banding on all four
(4) sides of the canopy in ARCO’s corporate blue color with an associated exposed LED
lighting strip. The applicant also proposes to add LED illumination to the previously
approved 21.18 square-foot logo and the 20 square-foot ARCO letter sign.
The ARCO Gas Station is located in the Commercial Tourist (CT) zoning district and has
a general plan designation of General Commercial (GC). The property is approximately
1.5 acres. The front of the parcel faces El Camino Real. Montecito Avenue runs adjacent
to the southern property line. New signage proposed on the canopy exceeds what has
previously been approved for the site by DRC and requires approval of an Administrative
Use Permit.
EVALUATION:
The Atascadero Sign Ordinance has specific limitations regarding the amount of signage
and color banding that may be displayed on gas station canopies. The sign ordinance
allows up to 20 square feet of signage, including logos and color banding, on a maximum
of two (2) sides of a canopy structure. The existing approved pump island canopy does
not comply with the ordinance requirements and is painted a tan color on all four sides
with a logo on the South, North and East elevations. The total new signage proposed is
768 square feet, which would exceed the maximum allowed. Any new signage or
replacement of signage (as proposed with the addition of signage, chroma color banding,
and increase logo size) must comply with the current code and DRC approval unless an
exception is granted.
9-15.005 Allowed signs
(a)(7) Gas Station Canopies. In addition to the signs allowed above, a maximum of twenty (20)
square feet signs, logos and or color banding shall be permitted on no more than two (2) sides of
a pump island canopy structure. The remainder of the pump canopy fascia shall be of an
architectural treatment consistent with site architecture.
9-15.004 Sign design standards.
(i) Color banding. The installation or painting of high chroma color banding on buildings and
structures shall be defined as a sign and shall be subject to the same size restrictions as other
signs. (Ord. 400 § 1 (part), 2002
Page 2
The color banding is proposed on all four sides of the existing canopy and exceeds the
20-sf allowed by code, with a combined total square footage of 768.The LED lighting strip
also does not meet the Atascadero Municipal Code Exterior Lighting guidelines (AMC 9-
4.137). The code requires that any exterior lighting be fully shielded and directed in such
a way that no glare occurs to neighboring properties. The proposed LED lighting would
be fully exposed and, as designed, does not include a channel that would create a halo
effect, which would comply with the municipal code.
Exceptions to the Sign Standards
AMC Section 9-15.006 allows the sign area or other limitations of the Sign Ordinance to
be modified through approval of an Administrative Use Permit, subject to findings and
appearance review. The gas station canopy is 4,388 square-feet and accommodates 8
pump islands, making it one of the larger canopies in the City. All recent permits issued
for gas stations and canopy amendments have adhered to the allowed maximum signage
requirements set forth in the Municipal Code and no exceptions have been granted in
recent years. In addition, the Arco station is directly adjacent to El Camino Real and
Montecito Ave making it very visible from the adjacent roadways and, thus, extra signage
is not needed for identification. The site is approved to have one monument sign and
building signage over each tenant space in addition to the approved canopy logos.
Modification of the sign standards must be consistent with the purposes of the Sign
Ordinance, which include protecting the economy and aesthetics of the community,
implementing quality sign design standards, and minimizing possible adverse impacts of
signs on other properties. Staff analysis indicates the proposed project does not uphold
these purposes. Gas canopies tend to be tall structures placed near public streets. The
high chroma colors typically used are not compatible with the rural character of the
community and are distracting in these gateway locations often placed at freeway exits.
While the increased signage may increase traffic to an individual business, they generally
detract from the attractiveness of a downtown community.
Staff recommends denying the sign as proposed because it does not provide
enhancement or consistency with the Mediterranean architectural style previously
approved by the DRC, nor does it adhere to the lighting shielding requirements.
The City has not approved an increase in canopy color banding in recent history.
Approving increased signage here would set a precedent for future gas stations and
tenants. If the operator of this station changes and additional color banding and lighting
is approved, any future tenant or brand will be able to replace Arco’s colors with their own
corporate colors without additional review or approval.
RECOMMENDATION: Staff recommends the Administrative Hearing Officer deny
USE22-0063 thereby not allowing increased signage on the perimeter of the gas station
canopy from what was approved by DRC.
Page 3
ENVIRONMENTAL DETERMINATION
☒ Categorical Exemption CEQA – Guidelines Section 15311
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
Findings
AMC 9-1.112 requires the Hearing Officer to make one of the following findings for denial:
1. Modification of the applicable standard will not result in a project that is inconsistent
with the General Plan;
Staff comment: One of the General Plan Framework Principles is to improve the
appearance of the community, including the quality and visual impact of signs.
The proposed signage does not support this principle as the color banding on the
canopy has too large an impact on its immediate neighborhood. The proposed
amount of signage is not an appropriate expression of the desired appearance
for the gateways of Atascadero.
2. Modification of the applicable standard will not result in a project that is inconsistent
with the character of the immediate neighborhood or contrary to its orderly
development;
Staff comment: The immediate neighborhood on El Camino Real is generally
commercial businesses catering to tourists to the City. High chroma colors are
typically not used in building architecture and the canopy was previously approved
by the DRC to remain consistent with the building architecture and surrounding
existing development.
3. Modification of the applicable standard will not result in a project that is not in
compliance with any pertinent City policy or criteria adopted by ordinance or
resolution of the City Council; and
Staff comment: The proposed sign is inconsistent with the Design Review
Manual which recommends signs that use restrained colors and are proportional
in size to the associated building.
Code Requirements
1. AMC 9-15 (Sign Ordinance)
2. AMC 9-1.112 Administrative Use Permit
Attachments
Page 4
Attachment 1 - Location and Zoning Map
Attachment 2 - Elevations and Site Plan
Attachment 3 - Proposed Signs
Action:
Approve
Approve as modified
Deny
Continue to: _______________ to allow _________________________________
____________________________________________________________________
Continue indefinitely to allow: __________________________________________
_____________________________________________________________________
_____________________________________________________________________
___________________________________
Phil Dunsmore, Hearing Officer
Attachment 1: Location Map and Zoning
USE22-0063
Attachment 2: Elevations and Site Plan
USE22-0063
Attachment 3: Proposed Signage
USE22-0063