HomeMy WebLinkAboutNotice of ActionCITY OF ATASCADERO
COMMUNITY DEVELOPMENT
Notice of Action ITEM # 1
FROM: Sam Mountain, Assistant Planner MEETING DATE: 6112123
FILE NUMBER: USE23-0025
PROJECT ADDRESS: 5000 Llano Road
SITUATION:
The applicants, Bill and Janet Stockton, are proposing to construct an accessory structure
that will serve as a workshop on the applicant's property at 5000 Llano Road. The
proposed structure will be a one-story, 2,400 square foot metal building with an open floor
plan. The design proposes a pewter grey steel for the siding, pewter grey steel for the
roofing, and white exterior trim. The structure will be 16 feet 5 inches tall at the eaves,
and 21 feet 10 inches tall at the peak. The structure is proposed to be approximately 300
feet from the nearest property line, roughly in the center of an oddly -shaped 27.5 -acre
property. The structure is north of the residence and will be accessible via the same
private driveway off of Llano Road that currently serves the primary residence. The
structure will be hidden from Llano Road due to existing topographic conditions and
landscape screening. The property is crossed by a blue line creek near its northeastern
edge; the creek is approximately 250 feet away from the proposed building site.
EVALUATION:
According to Atascadero Zoning Ordinance, residential accessory structures are
permitted within the Residential Suburban (RS) zoning district.
Atascadero Municipal Code 9-6.106 limits gross floor area of a detached accessory
structure to one hundred percent (100%) of the gross floor area of the principal structure,
up to 2,000 square feet. The floor area may be increased by approval of an Administrative
Use Permit (AUP) to allow additional floor area over the specified limits, when consistent
with the appearance and design criteria in A.M.C. 9-6.106 (3) and when additional
findings can be made to support an increased size. Since the proposed accessory
structure is over 2,000 square feet, it can only be permitted with approval of an
Administrative Use Permit and if all design criteria are met, as listed below.
1. Accessory structure shall not be located between the primary structure and the
public roadway;
2. Accessory structure shall be compatible with the pattern of development in the
neighborhood (there are similar structures on adjacent properties, and properties
are of a size, nature and topography so as to not create a significant aesthetic
impact),-
3.
mpact),3. Accessory structure is compatible or complementary with the architectural style of
the primary structure;
4. The floor area of the accessory structure is equal or lesser than the floor area of
the primary structure;
Page 2
5. The accessory structure is located on a conforming lot;
6. The accessory structure can be built to avoid substantial grading and the removal
of significant native trees;
7. The accessory structure does not block sunlight for adjacent properties, alter site
distance for roads or driveways, nor substantially alter the visual quality of the
property;
8. The accessory structure shall be located no closer than ten (90) feet to the side
property line as measured from the nearest roof eave; and
9. The accessory structure shall be located no closer than forty (40) feet to the
nearest residential dwelling on an adjacent property.
The proposed structure meets eight of the nine of the criteria listed above. The structure
may fail criterion 2 by nature of its size. However, it is screened from neighboring
properties by topography and trees, and there are similar (though generally smaller)
workshops and garages on neighboring properties. The structure will not be located
between the primary residence and Llano or Santa Lucia Road. The minimum lot size in
the Residential Suburban zoning district is two -and -one-half (2 Y2) acres. The subject
property is roughly 27.53 acres which is well above the required lot size.
The proposed location of the accessory structure is suitable because it utilizes the existing
driveway and is in a flat area where no native trees will be impacted.
Page 3
RECOMMENDATION:
Staff recommends the Administrative Hearing Officer approve USE23-0025 to allow the
construction of the oversized accessory structure subject to conditions of approval.
ENVIRONMENTAL DETERMINATION
x❑ Categorical Exemption CEQA — Guidelines Section 15303
❑ Statutory Exemption §§ 21000, et seq &
❑ No Project — Ministerial Project
Findings
Administrative Use Permit (AMC 9-6.906)
Modification of the applicable standard will not result in a project that is
inconsistent with the General Plan;
Fact: Detached accessory structures are consistent with the Single -Family
Residential land use designation of the General Plan. Land Use, Open Space
and Conservation Element Program 1.1.6 requires the size, use and
appearance of accessory structures in the residential zoning districts to be
compatible with the surrounding neighborhood. The proposed structure has an
agricultural appearance in keeping with the area.
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;
Fact: The proposed accessory structure is consistent with the surrounding rural
character of the immediate neighborhood. Many of the properties along Llano
Road have similar metal storage structures. Additionally, this structure will be
nearly entirely screened from Llano Road and Gallina Court due to topography
and vegetation.
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;
Fact: Detached accessory structures are permitted in the residential districts.
The proposed structure, with staff recommended conditions, is compliant with all
related zoning codes and plans.
4. Modification of the applicable standard will not result in the authorization of a
use not otherwise allowed; and
Fact: The proposed structure will serve a residential use, including a workshop
and noncommercial storage.
Page 4
Conditions
1. This AUP shall allow the accessory structure described in the attached exhibits
and located on APN 055-451-031.
2. The approval of this use permit shall become final and effective for the purposes
of issuing building permits fourteen (14) days following the AUP approval unless
an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning
Ordinance.
3. The Community Development Department shall have the authority to approve the
following minor changes to the project that (1) modify the site plan project by less
than 10%, (2) result in a superior site design or appearance, and/or (3) address a
construction design issue that is not substantive to the Master Plan of
Development. The AUP hearing officer shall have the final authority to approve
any other changes to the Master Plan of Development.
4. Approval of this AUP shall be valid for 24 months after its effective date. At the
end of the period, the approval shall expire and become null and void unless the
project has received a building permit and started construction on the project.
5. The applicant shall defend, indemnify, and hold harmless the City of Atascadero
or its agents, officers, and employees against any claim or action brought to
challenge an approval by the City, or any of its entities, concerning the construction
or use of the detached accessory structure.
6. Architectural elevations shall be consistent with Attachment 2.
Code Requirements
1. AMC 9-6.106 Residential Accessory Uses
2. AMC 9-1.112 Administrative Use Permit
Attachments
Attachment 1 — Location Map and Zoning
Attachment 2 — Proposed Elevation
Attachment 3 — Site Plan
Attachment 4 — Floor Plan
Attachment 5 — Site Photos
Attachment 6 — Colors
Page 5
Action:
IOKApprove
❑ Approve as modified
❑ Deny
❑ Continue to: to allow
❑ Continue indefinitely to allow:
1
Phil Dunsmore, Hearing Officer
Attachment 1: Location Map and Zoning
USE 23-0025
Aerial Map
Zoning Map
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