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CITY OF ATASCADERO
In accordance with City Council Resolution No. 2022-068 and the
requirements of AB 361, the Design Review Committee Meeting will not be
physically open to the public and Committee Members will be
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Design Review Committee agendas and minutes may be viewed on the City's
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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, October 27, 2022
2:00 P.M.
City Hall
6500 Palma Avenue
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Heather Newsom
Vice Chairperson Susan Funk
Committee Member Emily Baranek
Committee Member Dennis Schmidt
Committee Member Jeff van den Eikhof
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF THE OCTOBER 13, 2022 DRAFT MINUTES.
City of Atascadero Design Review Committee Agenda Regular Meeting
October 27, 2022 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A CHIPOTLE
RESTAURANT AT 6435 MORRO ROAD
The proposed project includes a request for a drive-thru restaurant in a
previously approved drive-thru location (A&W) on APN 030-212-028, 029.
Recommendation: Staff requests the DRC review and make design
recommendations for the proposed project. (PRE22-0082)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, November 10, 2022, at
2:00 p.m.
Agendas, Minutes and Staff Reports are available online at
www.atascadero.org under City Officials & Commissions,
Design Review Committee.
DRC Draft Minutes of 10/13/2022
Page 1 of 3
ITEM NUMBER: 1
DATE: 10-27-22
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, October 13, 2022 – 2:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, CA 93422
CALL TO ORDER – 2:00 p.m.
Vice Chairperson Funk called the meeting to order at 2:04 p.m.
ROLL CALL
Present: By Teleconference
Committee Member Emily Baranek
Committee Member Dennis Schmidt
Committee Member Jeff van den Eikhof
Vice Chairperson Susan Funk
Absent: Chairperson Heather Newson
Others Present: By Teleconference - Recording Secretary, Jessica Applegate
Staff Present: By Teleconference
Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Associate Planner, Mariah Gasch
Others Present: By Teleconference
APPROVAL OF AGENDA
MOTION: By Committee Member Schmidt and seconded by
Committee Member van den Eikhof to approve the
Agenda.
Motion passed 4:0 by a roll call vote.
(Chairperson Heather Newsom absent)
1
DRC Draft Minutes of 10/13/2022
Page 2 of 3
ITEM NUMBER: 1
DATE: 10-27-22
CONSENT CALENDAR
1. APPROVAL OF THE SEPTEMBER 29, 2022 DRAFT MINUTES
MOTION: By Committee Member van den Eikhof and
seconded by Committee Member Schmidt to
approve the Consent Calendar.
Motion passed by 4:0 by a roll call vote.
(Chairperson Heather Newsom absent)
PUBLIC COMMENT
None.
Vice Chairperson Funk closed the Public Comment period.
DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A SONIC
BURGER AT 4500 SAN PALO ROAD
The proposed project includes a request for a drive-thru restaurant in a previously
approved drive-thru location (KFC) on APN 049-225-011.
Recommendation: Staff requests the DRC review and make design
recommendations for the proposed project. (PRE22-0076).
Planner Gasch presented the staff report, and she and Director Dunsmore answered
questions from the Committee.
PUBLIC COMMENT
The following members of the public spoke during public comment:
Jimmy Mann (applicant), Orlando Delbert, Tobe Frangie
Vice Chairperson Funk closed the Public Comment period.
MOTION: By Committee Member van den Eikhof and seconded by
Committee Member Baranek to approve the
following staff recommendations:
1. The proposed canopy may be flat, as proposed.
2. The existing tower may be blue, as shown in
Exhibit A.
3. The applicant shall work with staff to determine
appropriate signage and striping to direct traffic,
reducing negative impacts on adjacent properties.
4. Staff shall consult with emergency services to
determine traffic control measures.
Motion passed by 4:0 by a roll call vote.
(Chairperson Heather Newsom absent)
2
DRC Draft Minutes of 10/13/2022
Page 3 of 3
ITEM NUMBER: 1
DATE: 10-27-22
This project will not move forward to the Planning Commission and can move to building
permits.
COMMITTEE MEMBER COMMENTS AND REPORTS
Vice Chairperson Funk commented on recent City Council meeting presentations
regarding downtown economic development, plan check process and time frames.
Committee member Schmidt commented on ADU ordinances.
DIRECTOR’S REPORT
Director Dunsmore gave an update on the new Chipotle, General Plan and ADU stock
plans.
ADJOURNMENT– 3:28 p.m.
The next regular meeting of the DRC is scheduled for Thursday, October 27, 2022.
MINUTES PREPARED BY:
_________________________________________________
Jessica Applegate, Recording Secretary
Administrative Assistant
3
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Atascadero Design Review Committee
Staff Report – Community Development Department
Chipotle- 6435 Morro Road
MEETING
DATE PROJECT PLANNER APPLICANT / CONTACT PLN NO.
10/27/22 Mariah Gasch Callie Huff PRE22-0082
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR PARCEL
NUMBER(S)
SITE
AREA
6435 Morro
Road
General
Commercial (GC)
Commercial
Tourist (CT) 030-212-028 & -029 0.72 Acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposal for a drive thru restaurant in a previously approved drive-through
location and direct the applicant to make any modifications to the site or building design
as necessary.
PROJECT DESCRIPTION
The applicant is proposing to renovate the existing drive-through restaurant to accommodate a
new tenant, Chipotle. The design includes the conversion of the previous A&W Restaurant,
addition of outdoor dining areas, and an expansion to existing trash enclosure facilities.
ENVIRONMENTAL DETERMINATION – To Be Determined
The City of Atascadero’s environmental review process incorporates the requirements in implementing the
California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more
information regarding the environmental determination should contact the Community Development
Department.
☐ EIR / MND / ND /
Statutory Exemption
to be circulated
☐ Prior CEQA Review:
☐ Categorical
Exemption
☒ No Project - § 15268
Ministerial Project
4
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project History
The subject property is the site of the former A&W Drive-through Restaurant. Del Taco
was the original tenant when the building was constructed in 1989. A Precise Plan was
approved for the drive-through use in 1986. Atascadero Municipal Code (AMC) 9-2.118
allows a use authorized through a Precise Plan to continue as long as it does not remain
vacant for more than 24 consecutive months. A&W closed in February 2022. Since it has
been less than 24 months since the former restaurant left, Chipotle’s proposed drive -
through can continue under the original approval.
Project Description / Summary
The subject site consists of two parcels and is approximately 0.72 acres in size total. The
applicant proposes utilize an existing 1,938 square foot (SF) drive-through restaurant
while adding outdoor seating. The site will have a total of 22 parking spaces upon
completion as well as an expanded trash enclosure.
Analysis
Site Design
The project is accessible from Morro Road and Tecorida Ave. There is a second exit onto
Morro Road that may only be accessed through the drive-through lane. The drive-through
lane has the capacity for eight cars to queue at one time before conflicting with the parking
lot. The applicant is also proposing to add a new 685 SF patio seating area along Morro
Road. A new ramp will be added leading from the public right-of-way on Morro Road to
the new outdoor dining area. This dining area will be screened from Morro Road by a new
landscape planter. The project is located on two separate parcels with the building
primarily on one and the parking lot primarily on the other. In order to ensure that the
project continues to be utilized as approved, staff has added a condition that the lots be
merged prior to issuing a building permit for any onsite improvements.
5
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Site Plan
Landscaping
Landscaping for this project is existing and is to be maintained. Removal of dead or
missing landscaping will be required as part of the construction permit. Replanting will
need to incorporate drought tolerant species. Existing plants will need to be pruned to
maintain an orderly appearance. Areas that have become barren where mulch should be
will be covered with new mulch to match what is existing. New landscaping will be added
around the outdoor patio seating area for appearance and additional screen ing from the
parking lot. Staff will require a Planning Inspection prior to granting final occupancy and
completion of the building permit to ensure that landscaping is sufficient remains
maintained during construction.
Architectural Design and Colors
The fast food restaurant is designed with a modern architectural style. Chipotle’s
modifications to the site will enhance the building’s appearance. The existing mansard
style roof will be removed and replaced with a new flat roof with parapet walls including a
grey cement plaster finish. A metal panel will be added between the walls and roof to
break up the straight lines of the building and incorporate various materials. The footprint
and exterior walls of the building will generally remain, but with subst antial appearance
changes. The walls of the building will have a plaster finish and be dark grey in color.
Existing door and window frames will be replaced with dark bronze aluminum frames.
Aluminum tubes will be installed on the front (Morro Road facing) and side (parking lot
(N) Ramp
(N) Landscape
Screening
(N) Outdoor
Dining
(N) Trash
Enclosure
6
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
facing) exterior walls. These will act as an architectural feature to break up the dark
building color. The applicant has not provided a complete sign submittal. Signs will be
required to comply with Atascadero Municipal Code standard s at the time of building
permit submittal. In addition to building changes, the applicant is proposing to expand the
existing trash enclosure. Staff has added a condition that the trash enclosure addition
match what is existing.
Existing Appearance
Proposed new building appearance
Elevations
7
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
1. Site Design
2. Architectural Colors and Design
ATTACHMENTS:
1. Notice of Action
2. Site Plan
3. Architectural Plans
4. Floor Plan
5. Landscape Plan
8
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Notice of Action
PRE22-0082
DRC NOTICE OF ACTION
Conditions of Approval:
1. The owner shall merge APNs 030-212-028 & -029 prior to building permit issuance
for any improvements onsite.
2. A Planning Inspection prior to finaling the building permit to ensure that
landscaping is sufficient and remains maintained during construction.
3. Signs will be required to comply with Atascadero Municipal Code standards at the
time of building permit submittal.
4. Colors and materials of the trash enclosure addition match what is existing.
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: October 27, 2022
Project Planner: Mariah Gasch
Associate Planner
9
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Site Plan
PRE22-0082
10
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Architectural Plans
PRE22-0082
11
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
12
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Floor Plan
PRE22-0082
13
ITEM 2
Chipotle Drive-Through
PRE22-0082 / Huff
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 5: Landscape Plan
PRE22-0082
14