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HomeMy WebLinkAboutNotice of ActionsFinal Action Report CITY OF ATASCADERO COMMUNITY DEVELOPMENT FROM: Mariah Gasch, Associate Planner MEETING DATE: July 26, 2023 FILE NUMBER: USE23-0042 PROJECT ADDRESS: 7105 Portola Rd, Atascadero CA, 93422 SITUATION: The applicant is requesting an Administrative Use Permit to grant a height exception for a single-family residence with attached garage in the RSF-Z zone. EVALUATION: Atascadero Municipal Code Section 9-4.113 has a height limitation of 30 -feet for all structures in the Residential Single -Family (RSF) zone. Height limitations of this section may be adjusted for a single-family residential building to exceed this limit to a maximum of forty (40) feet, provided that the required side and rear setbacks are increased one (1) foot in width for each foot of height over thirty (30) feet. The Atascadero Municipal Code Sections 9-4.106-8 provide setback requirements for all structures within the City of Atascadero. In the RSF zone, the Municipal Code has a minimum side setback of 5- feet, a front setback of a non -street facing side of 10- feet, and a rear setback requirement of 10- feet. The applicant is proposing a 34 -foot tall, two -dome residential single-family home and garage to be built, requiring a four (4) foot height exception. The proposed structure is approximately 65 feet to the nearest side property line. In order to meet the code's requirement for the exception, the home and garage would only need to be located at least nine feet from the side property line. Additionally, the structure is less than 40 feet tall. Therefore, the proposal falls within the exception allowed. RECOMMENDATION: Staff recommends the Administrative Hearing Officer approve USE23-0042, allowing the dome shaped single family residence and home to be built. ENVIRONMENTAL DETERMINATION M Categorical Exemption CEQA — Guidelines Section 15301 ❑ Statutory Exemption §§ 21000, et seq & ❑ No Project — Ministerial Project Page 2 Findings The maximum height limit for a single-family residential building is forty (40) feet, provided that the required side and rear setbacks are increased one (1) foot in width for each foot of height over thirty (30) feet. Conditions 1. This AUP shall allow the height exception of a single-family residence as described in the attached exhibits and located on APN 054-081-027. 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. The maximum height of the residence shall be consistent with the elevations in Attachment 3. The maximum height shall not exceed 35 feet. 7. The location of the new residence shall be consistent with what is shown in Exhibit B. 8. The applicant shall provide proposed exterior paint colors upon submittal. The colors used shall be neutral and be compatible with the surrounding neighborhood. This color scheme shall be approved by the Community Development Department and the building shall be painted prior to requesting the final planning inspection. Code Requirements AMC 9-1.112 Administrative Use Permit AMC 9-4.113 Height Limitations Action: ❑ Approve ❑ Approve as modified ❑ Deny ❑ Continue to: to allow Page 3 ❑ Continue indefinitely to allow: Hearing Officer ATTACHMENTS: Attachment 1: Location Map Attachment 2: Proposed Building Locations Attachment 3: Proposed Elevations Page 4 Attachment 1: Location Map USE23-0042 e. ly Ip Rural �. Suburban 4 Residential Single Family Page 5 Attachment 2: Proposed Building Locations USE23-0042 a.Eo# X819 x BssR Is sl 91112112211;;3&5$111;6 FOOTINGS AND UNDER FLOOR 3501) PSI CONCRETE. MIX RATIO PER YARD OF CONCRETE: SOILS PREPARATION PER: 1 PART CEMENT OR AEA 949 BAGS OF CEMENT PER C•UYD BEACON GEOTECHNICAL INC, 2.95 PARTS STONE OR 1630 +1'S OF STONE PER CUYD F-101924, OCTOBER 5, 2818 2.6G PARTS SAND OR 1.1?0 a•S OF SAND PER C1JYD >� COMPACTION OF SOIL LESS TITAN 51)^1# H2O OR 35 GAL. WATER PER CUYD UNDER FOOTINGS AND ALL CONCRETE SHALL BE CONCRETE SLABS SHALL BE 6 BAG MIX PER CUBIC YARD. C �! DONE BEFORE SETTING CONCRETE FORMS IN HOT DRY WEATHER: FI PER GEOTECHNIC REPORT. SPRAY CONCRETE SLAB LEACFIELD CH FI ^, WITH WATER AND SEPTIC SYSTEM DETAILS I ;` SUBSEQUENT TO FIRE COVER TO AL FOR PER ROBERTS ENGINEERINGr� BUILDING SITE WHERE PROPOSED SLOWE ING. ON A SEPARATE PERMIT is Yy_ SEPF REPLACEMENT STRUCTURE TIC TANK DOCUMENT. WILL BE BUILT AREA HAS BEEN CLEANED PER COMPLETED DEMOLITION PERMIT. FlIiSH FLOOR ELEV. c tOD�' %ELE7cn8• NEW POWER POLE TO i IROPOSfO FlNISH ELEV. AROUND BLD.,� V ! VARIES FROM 10^8' TO 1008' = INSIDE PROPERTY IN INSTALLED 3FT UNE /UM E wrr" ELECTRIC METER i EXISTING PG&I POWER POLE 9tweb HOUSE AND BwFD "w" WSU BE AER.ACED wrTH 1E4-52bm MOUSE UNSBS TO TEN-SMM GARAGE SLAMS ANb ENTRY ARE 1N LM i >s >n tm rte t70 SIC S07 UC w 710 we go UO FINISH GRADE SLOPES N die' AWAY FROM BUILDINGS 1 �Ot @5% / DROPS 6- AT A DISTANCE OF 10' ADJACENT PROPOSED BUILDINGS.. FENCED 8/10 ACRE 7105 PORTOLA ROAD ATASCADERO, CA. 93422 OWNER: LIZA NEVILLE-OLSEN BY SITE PLAN A °Rit 1ILF BUILDING LOT 12129/2222 DRAWN TO EXACT SCALE 2 Page 6 Attachment 3: Proposed Elevations USE23-0042 i ,i LEFT SIDE ELEVATION LIZA NEVILLE-OLSEN RESIDENCE NO RIGHT SIDE ELEVATION LIZA NEVILLE-OLSEN RESIDENCE BY WILF 3/28/22 30 by WILF LIZA NEVILLE-OLSEN RESIDENCE 12/18@022 29 CITY OF ATASCADERO COMMUNITY DEVELOPMENT Notice of Action ITEM # 2 FROM: Sam Mountain, Assistant Planner MEETING DATE: 7/26123 FILE NUMBER: USE23-0052 PROJECT ADDRESS: 6435 Morro Road SITUATION: The applicant, Signcraft, is proposing three (3) new sets of acrylic wall signs on building frontages for the upcoming Chipotle restaurant in the CT (Commercial Tourism) zoning district, as well the installation of Chipotle branding on a monument sign and freeway - facing pylon sign. The total square footage of the proposed wall signs is 114 square feet, the square footage of the monument sign is 33 square feet, and the square footage of the freeway -facing sign is 64 square feet. In total, the aggregate sign area is 211 square feet, exceeding code allowance of 150 square feet by 61 square feet. EVALUATION: The signs are for the upcoming Chipotle restaurant at 6435 Morro Road and will replace the previous tenant's signs. The building is located roughly 500 feet south-southwest of Highway 101. The proposal includes one sign on the north, south, and west facades, a monument sign on the western end of the property, and a freeway -facing pylon sign, as detailed below. The proposed wall signs are acrylic logos adorned with the Chipotle pepper logo and name, the former backed by "adobe brown" paint and the latter backed by "roasted red" paint. The signs will be illuminated by white LEDs along the lettering and logo; the painted backgrounds will not be illuminated. The signs are located above the business entrance facing the south parking lot, the patio entrance on the western frontage, and on the western end of the north elevation above the drive-thru windows. The monument sign is already installed from the previous tenant and located inside of a landscaped area along Morro Road, near the proposed patio area. The applicant proposes to repaint the base of the sign and replace the existing logo with that of Chipotle. It will be illuminated by 6 ft tube lights located inside of the sign. The freeway -facing pylon sign will remain shared with the gas station adjacent to the subject property. The pylon sign is located on the gas station property and faces northwest/southeast; it is visible to drivers heading southbound on Highway 101. The applicant proposes to reface the right half of the sign, replacing existing 76 advertising with that of Chipotle. It will not be illuminated. Atascadero Municipal Code Section 9-15.007 limits total aggregate sign area to 150 SF in the Commercial Tourism (CT) zone unless an exception is granted through the approval of an Administrative Use Permit. The following five (5) signs are proposed: Page 2 The signs will help identify and promote this business and increase visibility from Highway 101 and Morro Road. The signs as proposed are proportional to building elevations in both size and quantity. Size Sign Location (Square Image Feet Wall Sign Facing 38 SF N1 Morro Road Wall Sign Facing 38 SF N2 south CHIPOTLE parking lot Wall Sign Facing 38 SF N3 drive-thru Monument Facing 33 SF Sign R1 N/S Morro Road Freeway Sign R2 Facing NW/SE 64 SF towards Hwy 101 Total 211 SF The signs will help identify and promote this business and increase visibility from Highway 101 and Morro Road. The signs as proposed are proportional to building elevations in both size and quantity. Page 3 RECOMMENDATION: Staff recommends the Administrative Hearing Officer approve USE23-0052 to allow the signage as proposed. ENVIRONMENTAL DETERMINATION ❑x 7-1 Ll Categorical Exemption CEQA — Guidelines Section Statutory Exemption §§ 21000, et seq & No Project — Ministerial Project 15311 and 15311(g) Findings AMC 9-15.011 requires the Hearing Officer to make the following 4 findings: The sign is consistent with the purposes set forth in Section 9-15.002,- The -95.002; The proposed signs meets the listed purposes for signage outlined in section 9-15.002 of the Atascadero Municipal Code. Section 9-15.002(a) intends to "Maintain and improve the aesthetic environment and overall community appearance to foster the City's ability to attract sources of economic development and growth." The proposed signage will help promote a new business along the Morro Road commercial node. Section 9-15.002(c) intends to "implement quality sign design standards that are consistent with the City's General Plan, Zoning Ordinance and Appearance Review Guidelines;" The signage is well-designed, aesthetically -pleasing, and will improve a building facade on a commercial corridor. Section 9-15.002(g) intends to "generally limit commercial signage to on-site locations in order to protect the aesthetic environment from the visual clutter associated with the unrestricted proliferation of signs, while providing channels of communication to the public." The signage is limited to what is necessary for communication and visual balance, and does not create additional visual clutter. Finally, Section 9-15.002(h) intends to "limit the size and number of signs to levels that reasonably allow for the identification of a residential, public or commercial location and the nature of any such commercial business." The building has three facades visible to travelers on Morro Road and only one wall sign per building fagade is proposed as required by code. The freeway -facing sign is a simple refacing of existing signage and is intended to draw in customers from Highway 101. The monument sign, while perhaps superfluous, is also a refacing and repainting of an existing sign. 2. The opportunity to combine signs for more than one (1) use on a single sign structure has been considered,- The onsidered, The proposed wall signs are limited to one per building frontage and are considered appropriate by staff in order to communicate the tenant's location and services to potential customers. Chipotle will be the only building tenant; thus, there is no opportunity to combine uses on the wall signs or monument sign. The freeway -facing sign is shared with the adjacent 76 gas station and advertises both businesses' services. Page 4 3. For freeway -oriented signs, the sign area and height are the minimum needed to achieve adequate visibility along the freeway due to highway ramp locations and grade differences, and The freeway -oriented sign is existing and will simply be refaced as part of this project; the applicant is not proposing any additional freeway -oriented signage. The existing freeway - oriented sign is, if anything, slightly too short — trees along the southbound entrance off of Morro Road currently cover much of the sign when viewed from Highway 101. It is visible through gaps in the trees, but would be entirely screened from view if it was any shorter, and difficult to see if reduced in area. 4. Conformance with all other applicable codes and ordinances of the City, including, but not limited to, the Zoning Ordinance, General Plan and its several elements, and the appearance review guidelines. (Ord. 604 § 2, 2016) The sign conforms with applicable codes and ordinances of the City, including Framework Principles of the General Plan that call for improving the appearance and character of Atascadero through signage. General Plan Policy 1.3 notes that projects should "[e]nhance the rural character and appearance of the City, including commercial corridors, gateways and public facilities." The proposed signage helps promote the Morro Road commercial corridor by providing commercial signage to identify a major tenant on a newly -revitalized property near Highway 101. General Plan Policy 13.3 urges the City to "[e]xpand tourist commercial nodes to serve the traveling public at freeway interchanges and develop tourist destinations based on the Atascadero's rural character." While it is not a tourist destination, Chipotle is a draw for Highway 101 commuters, and the freeway sign in particular will draw the business of those who may otherwise drive past the City. The proposed signage also conforms substantially with the City's Appearance Review Manual. Guideline 5C notes that "the colors, materials, and lighting of every sign shall be restrained and harmonious with the building and site to which it principally relates," and Guideline 5D elaborates: "the number of graphic elements... on a sign shall be held to the minimum needed to convey the sign's major message and shall be composed in proportion to the area of the sign face." The proposed signs are minimalist in nature, consisting of "CHIPOTLE" in an unornamented sans -serif font and the company's logo, and the area of the sign is limited to the minimum needed to fit these elements. Moreover, components of the design of these signs are reflected in architectural elements of the building; for example, the "roasted red" color used for the sign background is also used for the vertical slats visible in the elevations containing signs N1 and N2. Conditions 1. The design and location of the signs shall be consistent with the following attachments. 2. Consistent with Atascadero Municipal Code 9-15, no future signs or banners shall be allowed unless they are temporary and approved by the Community Development Department. Page 5 Code Requirements 1. AMC 9-15 (Sign Ordinance) 2. AMC 9-1.112 Administrative Use Permit Attachmsnts Attachment 1 - Location Map Attachment 2 - Zoning Map Attachment 3 - Proposed Elevations Action: ❑ Approve JR Approve as modified ❑ Deny ❑ Continue to: to allow ❑ Continue indefinitely to allow: ................ Phil Dunsmore, Hearing Officer a a- MAM ! 1 CL 0 as 0 N N �+ N _ RC1 mo vW U) Q D Attachment 3: Proposed Elevations USE23-0052 West Elevation Sign N1 [FT--mW-,U South Elevation Sign N2 oLr T.U.PARAPET 79'•QI B.0_AWN 70' Q" EINI&N EL OR!- OR North Elevation Sign N3 10'-0" 9'-4" N3 Dimensions Sign R1 201-0" t9'-4" 8'-0" 81-01, 3 � y F � +iCA N GP SIDE A in Dimensions Sign R2 12" DEEP 78" i .o