HomeMy WebLinkAboutPC_2008-03-18_AgendaPacketCITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, March 18, 2008 — 7:00 P.M.
City Hall
Council Chambers
6907 El Camino Real
Atascadero, California
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Fonzi
Vice Chairperson Slane
Commissioner O'Keefe
Commissioner Jack
Commissioner O'Grady
Commissioner Marks
Commissioner Heatherington
Chairperson will read the decorum guidelines
PLANNING COMMISSION BUSINESS
APPROVAL OF AGENDA
PLANNING COMMISSION BUSINESS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications
they have had on any quasi-judicial agenda items. This includes, but is not limited to, Tentative
Subdivision Maps, Parcel Maps, Variances, Conditional Use Permits, and Planned Development
Permits. This does not disqualify the Planning Commission Member from participating and
voting on the matter, but gives the public and applicant an opportunity to comment on the ex
parte communication.
City of Atascadero Planning Commission Agenda
PUBLIC COMMENT
Regular Meeting March 18, 2008
Page 2 of 4
(This portion of the meeting is reserved for persons wishing to address the Commission on any matter not
on this agenda and over which the Commission has jurisdiction. Speakers are limited to five minutes.
Please state your name and address for the record before making your presentation. The Commission may
take action to direct the staff to place a matter of business on a future agenda.)
CONSENT CALENDAR
(All items on the consent calendar are considered to be routine and non -controversial by City Staff and will
be approved by one motion if no member of the Commission or public wishes to comment or ask questions.)
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON FEBRUARY 19, 2008.
2. APPROVAL OF TIME EXTENSION ON TENTATIVE TRACT MAP 2001-0011
6340 ALCANTARA AVE. (RUSSELL).
COMMUNITY DEVELOPMENT STAFF REPORTS
PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant's representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name and address for the record and can address the
Commission for five minutes. After all public comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
3. PLN 2008-1273, RITE -AID DEVELOPMENT, 7055 EL CAMINO REAL
Property Owner:
Epsteen and Associates, 5034 Carpinteria Ave, Carpinteria, CA 93013
Project Title:
PLN 2008-1273/CUP 2008-0223 — Rite-Aid Development
Project Location:
7055 EI Camino Real, Atascadero, CA 93422
APN 030-081-037 (San Luis Obispo County)
Project
The proposed project consists of an application for a Conditional Use Permit (CUP) to
Description:
allow a new 17,340 square -foot Rite Aid development with drive-through pharmacy
and remodel of an existing 21,500 square -foot retail building. The Conditional Use
Permit will establish a Master Plan of Development for the site that will include all site
development and architectural standards for the project site. The proposed new
building and existing building are located within an existing shopping center at the
intersection of EI Camino Real and Highway 41 (Morro Rd). The project takes
access off of EI Camino Real and Highway 41. No native trees are proposed for
removal.
General Plan Designation: General Commercial (GC)
Zoning District: Commercial Retail (CR)
Proposed
Based on the initial study prepared for the project, a Mitigated Negative Declaration is
Environmental
proposed. The proposed Mitigated Negative Declaration is available for public review
Determination:
at 6907 EI Camino Real, Community Development Department, from 8:00 a.m. to
5:00 .m., Monday through Fri day.
City of Atascadero Planning Commission Agenda Regular Meeting March 18, 2008
Page 3 of 4
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR'S REPORT
ADJOURNMENT
The next regular meeting of the Planning Commission will be on April 1, 2008 at City Hall,
Council Chambers, 6907 El Camino Real, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at, or prior to this public hearing.
City of Atascadero Planning Commission Agenda Regular Meeting March 18, 2008
Page 4 of 4
City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00
p.m., at City Hall, Council Chambers, 6907 EI Camino Real, Atascadero. Matters are considered by the
Commission in the order of the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the
Agenda are on file in the office of the Community Development Department and are available for public
inspection during City Hall Annex business hours at the Community Development counter and on our
website, www.atascadero.org. An agenda packet is also available for public review at the Atascadero
Library, 6850 Morro Road. All documents submitted by the public during Commission meetings that are
either read into the record or referred to in their statement will be noted in the minutes and available for
review in the Community Development Department.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in
a City meeting or other services offered by this City, please contact the City Manager's Office, (805)
461-5000, or the City Clerk's Office, (805) 461-5000. Notification at least 48 hours prior to the meeting or
time when services are needed will assist the City staff in assuring that reasonable arrangements can be
made to provide accessibility to the meeting or service.
TO SPEAK ON AGENDA ITEMS
Members of the audience may speak on any item on the agenda. The Chairperson will identify the
subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will
announce when the public comment period is open and will request anyone interested to address the
Commission regarding the matter being considered to step up to the podium. If you wish to speak for,
against, or comment in any way:
• You must approach the podium and be recognized by the Chairperson
• Give your name and address (not required)
• Make your statement
• All comments should be made to the Chairperson and Commission
• All comments limited to 5 minutes (unless changed by the Commission)
• No one may speak for a second time until everyone wishing to speak has had an opportunity
to do so, and no one may speak more than twice on any item.
If you wish to use a computer presentation to support your comments, you must notify the Community
Development Department at least 24 hours prior to the meeting. Access to hook up your laptop to the
City's projector will be provided. You are required to submit to the Recording Secretary a printed copy
of your presentation for the record. Please check in with the Chairperson before the meeting begins to
announce your presence and turn in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further
public comments will be heard by the Council.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, "PUBLIC HEARINGS", the Chairperson will call for anyone from the audience having
business with the Commission to:
• Please approach the podium and be recognized
• Give your name and address (not required)
• State the nature of your business
This is the time items not on the Agenda may be brought to the Commission's attention. A maximum of
30 minutes will be allowed for Community Forum (unless changed by the Commission).
CALL TO ORDER
ITEM NUMBER: 1
DATE: 3-18-08
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting
Tuesday, February 19, 2008 — 7:00 P.M.
Chairperson O'Keefe called the meeting to order at 7:00 p.m. and Commissioner Jack
led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Heatherington, Jack, Marks, O'Grady, Slane, Fonzi
and Chairperson O'Keefe
Absent: None
Others Present: Recording Secretary Grace Pucci
Staff Present: Community Development Director Warren Frace, Deputy
Community Development Director Steve McHarris, Associate
Planner Kerry Margason, and Associate Planner Callie Taylor.
Chairperson O'Keefe read the decorum guidelines.
PLANNING COMMISSION BUSINESS
APPROVAL OF AGENDA
Chairperson O'Keefe suggested changing the order of the agenda to hear Item #3 prior
to Item #2.
PC Draft Minutes 02/19/08
Page 1 of 7
MOTION: By Commissioner Jack and seconded by Vice Chairperson
Fonzi to approve the agenda as amended.
Motion passed 7:0 by a roll -call vote.
PLANNING COMMISSION BUSINESS
Commissioner O'Grady expressed his gratitude to the City Council for appropriating the
funds to repair Balboa Road to a serviceable condition as an escape route, and
commended Public Works Director Steve Kahn and his department for the excellent
report done on Balboa and Llano.
A. SELECTION OF CHAIRPERSON AND VICE CHAIRPERSON
The Commission will select a Chairperson and Vice Chairperson.
MOTION: By Commissioner Jack and seconded by Commissioner
O'Grady to nominate Vice Chairperson Fonzi to the position of
Chairperson of the Planning Commission.
Motion passed 7:0 by a roll -call vote.
MOTION: By Commissioner Jack and seconded by to Chairperson Fonzi
to nominate Commissioner Slane to the position of Vice
Chairperson of the Planning Commission.
Motion passed 7:0 by a roll -call vote.
Chairperson Fonzi thanked the Commission for their vote of confidence.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
■ Commissioner Heatherington stated she received a phone call from Roger Tompkins
from the Las Lomas development and told him she would call him back if she had
any questions, which she did not.
■ Commissioner Marks stated he visited the site for agendized Item #2 and received a
call from Roger Tompkins, but had no discussion.
■ Vice Chairperson Slane stated he received a call from Roger Tompkins, which he
returned but was unable to meet with him.
■ Chairperson Fonzi stated she received a call From Roger Tompkins but did not meet
with him. She met with staff with questions on Item #2.
■ Commissioner Jack stated he met with Roger Tompkins who reviewed the history of
the project, and then went out and viewed the project.
■ Commissioner O'Grady stated he visited the Woodridge site, met with the
developers at their request and discussed the project.
PC Draft Minutes 02/19/08
Page 2 of 7
■ Commissioner O'Keefe stated she received a telephone call from Roger Tompkins,
but did not have any questions after reading the staff report, so she didn't call him
back. She also spoke to staff on both agenda items.
PUBLIC COMMENT
Hans Drexler stated he attended a meeting regarding a Conditional Use Permit for a
residential drug treatment facility in his neighborhood, and explained why this use was
inappropriate for the neighborhood.
Chairperson Fonzi closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION
MEETING ON FEBRUARY 5, 2008.
MOTION: By Commissioner Heatherington and seconded by
Commissioner Marks to approve Item #1.
Motion passed 5:0 by a roll -call vote. (Jack, Slane abstained)
COMMUNITY DEVELOPMENT STAFF REPORTS
PUBLIC HEARINGS
3. PLN 2007-1256,13545 OLD MORRO ROAD
Owner:
Robert Davis, 13545 Old Morro Road, Atascadero, CA 93422
Project Title:
PLN 2007-1256/CUP 2007-0220
Project
13545 Old Morro Road, Atascadero, CA 93422
Location:
San Luis Obispo County (APN 055-311-009)
Project
Minor Conditional Use permit for a garage which exceeds 50% of the size of the main
Description:
residence. The main residence is 796 sq ft. and the new garage is proposed at 626 sq. ft.
Section 9-6.106 of the Municipal Code allows detached accessory structures that exceed
size requirements subject to the approval of a Minor Conditional Use Permit.
General Plan Designation: Rural Estate (RE)
Zoning District: Residential Suburban (RS)
Proposed
Class 3 Categorical Exemption; exempts new construction or conversion of small
Environmental
structures including garages.
Determination:
PC Draft Minutes 02/19/08
Page 3 of 7
Associate Planner Callie Taylor gave the staff report and answered questions of the
Commission.
PUBLIC COMMENT
Robert Davis, applicant, explained why he was asking for the Conditional Use Permit
and answered questions of the Commission.
Chairperson Fonzi closed the Public Comment period.
MOTION: By Commissioner O'Keefe and seconded by Vice Chairperson
Slane to adopt Resolution PC 2008-0016 approving Conditional
Use Permit 2007-0220 based on findings and subject to
Conditions of Approval.
Motion passed 7:0 by a roll -call vote.
2. PLN 2007-1237, CIRUELA WAY, LOS OLIVOS CIRCLE, CIRUELA CT.,
DECHADO CT.
Owner:
Woodlands Atascadero, LLC., PO Box 4013, San Luis Obispo, CA 93403
Project Title:
Amendment to Specific Plan
Project
Ciruela Way, Los Olivos Circle, Ciruela Ct., Dechado Ct.
Location:
San Luis Obispo County (APN 045-311-011)
Project
An Amendment to Woodlands Specific Plan to allow residential second units in
Description:
conformance with the City's Zoning Ordinance on the Specific Plan's estate lots; amend
the Master Plan of Development to allow for more ownership housing; and approve a
vesting tentative tract map for condominium purposes.
General Plan Designation: HDR
Zoning District: SP1
Proposed
Proposed finding that the project is consistent with Mitigated Negative Declaration 2003 -
Environmental
0026.
Determination:
Associate Planner Kerry Margason gave the staff report, reviewed changes and
corrections to the staff report, and answered questions of the Commission.
PUBLIC COMMENT
Bob Fowler, applicant, explained why he was making this request, addressed several
issues previously raised by the Commission, and answered their questions.
Monty Claus stated he lives in this neighborhood and has been pleased with the
developers' efforts to place the right type of units in the project. He stated he was also
PC Draft Minutes 02/19/08
Page 4 of 7
pleased that the application was in the direction of more sale units, but expressed
concern with placing this much density in a very rural area that is so far from the core of
the city.
Chairperson Fonzi closed the Public Comment period.
Commissioner O'Keefe commented that a lot of thought went into this specific plan, and
the 100 apartments were put in to provide a more affordable housing product for some
individuals. She had no problem with the proposal for second units, but the
condominium conversion idea did not fit with the General Plan, which states the
proportion of low and moderate housing should not be significantly reduced.
Commissioner O'Grady stated he was struggling with the issue of sacrificing
apartments.
Commissioner Jack indicated he initially had similar concerns with the loss of rental
units, but within the context of the current real estate environment it was important to be
sensitive to the needs of the developer. He would rather see the project moving forward
and some sales taking place than putting the project on hold.
Commissioner Heatherington said she was having a problem going against a
moratorium, and to change to condominiums at this point is not a necessity. She
suggested that if the apartments are built one or two buildings at a time, they can be
changed to condominiums at a later date if there is a surplus of apartments.
Commissioner Marks commented that the Commission should stay aware of
commercial development and zoning in this area. He further stated that this project is
the antithesis to smart growth, i.e. high density away from an urban core.
Vice Chairperson Slane stated he liked the project and would support it. He said that as
the economy changes the Commission must be flexible to assist the community and
developers. He saw this as an opportunity for ownership at an affordable level.
Chairperson Fonzi stated that apartment units have a great deal of overhead and in this
area they don't pencil out for the owner. She was concerned that this might lead to an
empty building surrounded by condominiums. She was also concerned that the
Commission doesn't have figures on the excess or shortage of apartments and/or
condominiums. She suggested it would be helpful to continue this item to allow staff to
compile the figures on existing condo and apartment percentages and vacancy factors.
MOTION: By Commissioner O'Keefe and seconded by Commissioner
Heatherington to adopt Resolution No. PC 2008-0013
approving the Amendment to the Woodlands Specific Plan
allowing residential second units on the SFR -3 Estate Lots in
accordance with the regulation of the city's zoning ordinance,
PC Draft Minutes 02/19/08
Page 5 of 7
with the amendment that the applicant pay the pro rata share
of fees for the interchange.
Motion passed 7:0 by a roll -call vote.
MOTION: By Commissioner Heatherington and seconded by
Commissioner Marks to bring Items No. 2 and 3 back to the
Commission with the following requested information:
1) Whether the housing stock is in balance or out of balance
in terms of percentages for vacancy rates and the amount
of units for both apartments and condominiums, and
2) Staff to research for consistency with the General Plan
whether the proposed conversion is a threat to existing
rental, and
3) Staff to address the five additional units the applicant
offered to set aside as affordable.
Motion passed 6:1 by a roll call vote. (Jack opposed)
Commissioner Jack stated for the record that he voted against the motion because he
did not think it fair to penalize the applicant by having to endure the additional financial
hardships because the Commission didn't have the information to more accurately
make a decision.
COMMISSIONER COMMENTS AND REPORTS
4. PLN 2008-1276, REVIEW AND DISCUSSION ZONING ORDINANCE USES
The Planning Commission will review and discuss the current zoning and
land use definitions of the Zoning Ordinance. No action will be taken.
Community Development Director Warren Frace answered questions of the
Commission.
Commissioners raised the following issues for further consideration:
■ Consistency of zoning use definitions for drive-through's, apartments,
condominiums, and bed and breakfasts.
■ Should alcohol be differentiated in a zoning use definition of eating and drinking
places?
■ Downtown uses versus other uses in the code.
■ Update of appearance review guidelines.
■ Creek setbacks not included in setback list.
■ Expand and clarify "residential care" definitions.
■ Standards for farm labor quarters.
■ Research expansion of the cemetery.
■ Definition of "sales lots" is overly broad.
■ Accessory uses in residential areas.
PC Draft Minutes 02/19/08
Page 6 of 7
■ Expand definition of mobile homes.
■ Simplify "accessory storage" section.
■ Clarify definition of "group homes".
■ Guidelines for accessory buildings.
The Commission thanked Commissioner O'Keefe for her leadership as Chairperson
during the past year.
Commissioner Heatherington reported that CEQA now requires consideration of global
warming impacts and asked staff for information on the topic. Community Development
Director Frace stated that there are no guidelines from the state at this time. This will
be an evolving issue over the next year and staff will keep the Commission informed.
Commissioner O'Grady commented that the revised draft Environmental Impact Report
for the Santa Margarita Ranch is posted on the county website and there is a section on
global warming included.
DIRECTOR'S REPORT
Community Development Director Warren Frace reported that on February 28th at 6:00
p.m. there will be a joint study session between the City Council and Planning
Commission consisting of an overview and discussion of housing issues in Atascadero.
The goal of the session is to develop a policy that the city can use as a guideline for
how it will spend housing money.
ADJOURNMENT
Chairperson Fonzi adjourned the meeting at 9:05 p.m. to the next regularly scheduled
meeting of the Planning Commission on March 4, 2008.
MINUTES PREPARED BY:
Grace Pucci, Recording Secretary
PC Draft Minutes 02/19/08
Page 7 of 7
ITEM NUMBER: 2
DATE: 3-18-08
Atascadero Planning Commission
Staff Report — Community Development Department
Time Extension
TTM 2001-0011
6340 Alcantara Avenue
(Russell)
SUBJECT:
Consideration of a one-year Time Extension for Tentative Tract Map 2001-0011.
RECOMMENDATION:
Staff Recommends:
Adopt Resolution PC 2008-0017, thereby approving a one-year Time Extension of
Tentative Tract Map 2001-0011 in compliance with Sections 11-4.23(a) and 11-4.33(b)
of the Subdivision Ordinance.
SITUATION AND FACTS:
1. Owner: Loraine Russell
P.O. Box 257, Atascadero, CA 93423
2. Project Address: 6340 Alcantara Avenue, Atascadero, CA 93422
APN: 030-292-065
3. General Plan Designation: MDR (Medium Density Residential)
4. Zoning District: RMF -10 (Residential Multi -Family 10 units/acre)
5. Existing Use: Residential
6. Environmental Status: Consistent with Certified Mitigated Negative Declaration
2002-0049
DISCUSSION:
Background:
On March 11, 2003, the City Council approved a Zone Change from Residential Multi -
Family with a maximum 10 units per acre to Residential Multi -Family with a maximum 10
units per acre with a Planned Development Overlay #7 to allow a Vesting Tentative Tract
Map to subdivide a one -acre parcel to construct a residential subdivision of five new single-
family residences. The approved map proposes to keep an existing residence to bring the
total to a six -lot residential subdivision. Since the initial approval of the Tentative Tract Map
in March 2003, the applicant has submitted and was granted three additional Time
Extensions. At present, the map is set to expire on March 11, 2008.
Analysis.
The Subdivision Map Act mandates an initial two-year life and allows for five (5) 1 -year
Time Extensions. The application for the Extension must be filed prior to the expiration
date. The Planning Commission has discretion on whether they want to extend the map,
or they can defer the decision to the City Council.
The Planning Commission may add or modify any conditions of approval, prior to
granting the Time Extension, to ensure the project remains consistent with updated
ordinances and policies. Staff is not recommending any modifications with this Time
Extension.
Map History:
Original Approval
Time Extension 1
Time Extension 2
Time Extension 3
Time Extension 4
CONCLUSION:
Approval
March 11, 2003
December 30, 2004
May 2, 2006
March 6, 2007
March 18, 2008
Expiration
March 11, 2005
March 11, 2006
March 11, 2007
March 11, 2008
March 11, 2009
The City Council found the proposed Tract Map, as conditioned, consistent with the
2002 General Plan and Zoning Ordinance and the lot configurations are consistent with
the requirements of the Subdivision Ordinance. Staff recommends the Planning
Commission approve the Time Extension as requested.
ALTERNATIVES:
1. The Commission may approve the Time Extension subject to additional or revised
project conditions.
2. The Commission may deny the Time Extension if it is found to be inconsistent with
the General Plan or any of the other required findings. The Commission's motion to
deny must include a finding basis for denial.
3. The Commission may continue the hearing and refer the item back to staff for
additional information or analysis. Direction should be given to staff and the
applicant on required information.
PREPARED BY: Scott Kaiser, Planning Intern
ATTACHMENTS:
Attachment 1
— Location, General Plan, and Zoning Map
Attachment 2
— Adopted Resolution 2003-0011
Attachment 3
— Draft Resolution 2008-0017
ATTACHMENT 1: Location, General Plan, and Zoning Map
General Plan: Medium Density Residential
Zoning District: Residential Multi -Family 10 units/acre
Planned Development Overlay #7
ATTACHMENT 2: Adopted Resolution 2003-0011
See Attachment
ATTACHMENT 3: Draft Resolution PC 2008-0017
DRAFT RESOLUTION NO. PC 2008-0017
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO
APPROVING A ONE-YEAR TIME EXTENSION OF
TENTATIVE TRACT MAP 2001-0011
6340 Alcantara Avenue
(Russell)
WHEREAS, the applicant, proposes a Time Extension for a project consisting of a
residential subdivision project consisting of a Conditional Use Permit (Master Plan of
Development) with a corresponding and Vesting Tentative Tract Map on a 1.0 -acre site located
at 6340 Alcantara Avenue (APN 030-292-065 ); and,
WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public
Hearing held on March 11, 2003, considered and approved Tentative Tract Map 2001-0011, after
first studying and considering the Proposed Mitigated Negative Declaration prepared for the
project; and,
NOW, THEREFORE, the Planning Commission takes the following actions:
SECTION 1: Findings for approval of the Time Extension: The Planning Commission
of the City of Atascadero makes the following findings:
1. The approval of the Time Extension would not place the residents of the
subdivision or the immediate community, or both in a condition dangerous to
their health or safety, or both.
2. The approval of the Time Extension will not prohibit the project from complying
with state or federal law.
3. All original conditions of approval for Tract 2445 remain in full force and effect
with this Time Extension.
4. All original mitigation measures of Mitigated Negative Declaration 2002-0049,
certified on March 11, 2003 remain in full force and effect with this Time
Extension.
SECTION 2: Approval: The Planning Commission of the City of Atascadero does
hereby approve a one-year time extension of TTM 2001-0011, to expire on March 11, 2009.
On motion by Commissioner , and seconded by Commissioner
, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Planning Commission Chairperson
ATTEST:
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER: 3
DATE: MR -n8
Atascadero Planning Commission
Staff Report - Community Development Department
PLN 2008-1273
7045 & 7055 EI Camino Real
Rite-Aid Master Plan of Development
(Epsteen & Associates)
RECOMMENDATION:
Staff Recommends Planning Commission:
Adopt Resolution PC 2008-0018, certifying Proposed Mitigated Negative Declaration
2008-0003 and approve a Master Plan of Development (Conditional Use Permit 2008-
0223) for a new 17,340 square -foot retail building with a drive-through pharmacy and
remodel of an existing 21,500 square -foot retail building at 7055 EI Camino Real based
on findings and subject to conditions of approval and mitigation monitoring.
REPORT -IN -BRIEF:
The proposed project consists of an application for a Conditional Use Permit (CUP) to
establish a Master Plan of Development for the existing Rite-Aid site. The application
includes the construction of a 17,340 square -foot Rite-Aid building with a drive-through
pharmacy. The Master Plan of Development also includes conceptual elevations for the
remodel of the existing 21, 500 square -foot building. The proposed development would
retain access off of EI Camino Real and Highway 41.
Conditional Use Permit approval is required based on the size of the proposed project
(10,000+ sf) and the request for a drive-through component.
DISCUSSION:
Situation and Facts:
1. Owner & Applicant: Epsteen & Asscoiates, 5034 Carpinteria Ave,
Carpinteria, CA 93013
2. Project Address 7045, 7055 EI Camino Real, Atascadero, CA
3. General Plan Designation
4. Zoning District:
5. Site Area
6. Existing Use
7. Environmental Status
DISCUSSION:
Project Definition
ITEM NUMBER: 3
DATE: i -i s:-nsa
General Commercial
Commercial Retail
3.017 acres
Existing Rite-Aid and parking lot area
Proposed Mitigated Negative Declaration
2008-0003
The proposed project consists of a request to establish a Master Plan of Development
for a new 17,340 square -foot Rite Aid. The proposal includes a two-lane drive-through
pharmacy, fagade remodel of the existing 21,500 square -foot building, reconfiguration of
the parking areas, and site landscaping. The project is located at the corner of EI
Camino Real and Highway 41, designated as the main gateway intersection to the
Downtown.
Background
Surrounding Land -Use and Setting
Project site
Vons/Rite-Aid
center
North: Residential Multi -Family
South: 101 Freeway
East: Vons Shopping Center
West: Downtown (Colony Square)
The existing Vons/Rite-Aid
shopping center is comprised
of multiple parcels under
separate ownership. The Rite-
Aid parcel encompasses 3 -
acres of the center and
borders Santa Ysabel,
Highway 41 (Morro Rd), and EI
Camino Real. The center
currently consists of Vons
supermarket, Rite-Aid, smaller
retail shops, restaurants, and a
bank. Lube -n -Go is currently
under construction and Carl's
Jr has applied for building
permits.
ITEM NUMBER: 3
DATE: MR -n8
In 2003, Rite-Aid applied for and was granted a Conditional Use Permit to allow for a
drive-through pharmacy window along the west side of the existing building; however,
the approval expired in 2004 and no building permits or time extensions were issued.
ANALYSIS:
The proposed development triggers a Conditional Use Permit application based on both
the project size and the request for a drive-through pharmacy window. The Conditional
Use Permit process allows the Planning Commission and interested members of the
community a chance to review the project and mitigate any potential impacts. In
general, conditional uses require additional review based on the nature of the use itself
rather than just the appearance of the building and site as reviewed as part of a Master
Plan of Development. The below analysis includes a discussion of all project
components.
Site Plan / Parkina / LandscaDi
The proposal includes construction of a new 17,340 square -foot building adjacent to the
EI Camino Real/Highway 41 corner, designated as the main gateway to Downtown
Atascadero. The new building is separated from the frontage sidewalk by a parking area
and landscaped slope. The building has been oriented with the front door facing the
corner. In general, pedestrian oriented buildings should be located directly adjacent to
the sidewalk to allow for pedestrian access; however, based on the topographical
constraints of the site frontage and based on the nature of the use as a larger building
with only one controlled entry point, the building has been shifted back to allow for
landscape screening at the corner of the project site and within the Caltrans right -of
way. The parking lot design at the building entrance has been designed to include a
ITEM NUMBER: 3
DATE: %_1.Q_nq
narrowed travel lane with no parking spaces located within this area to increase
landscaping by 4 additional feet.
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Rite Aid
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Staff and the applicant explored switching the delivery truck unloading area and the
drive-through pharmacy to provide for a less restricted exit route for the delivery trucks;
however, the applicant responded that the prototype floor plan could not be modified
based on their standardized corporate layout and operation.
The proposed project requires a total of 117 parking spaces for both the new Rite-Aid
building and remodeled existing building. The proposed site plan includes 117 spaces,
19 of which are compact spaces. An accessible route is provided throughout the project
site linking the proposed new building to the existing building. Two pedestrian
connection points are also provided; one along EI Camino Real and the second from the
corner of Highway 41 and Santa Ysabel. Both of these routes are accessible as
required by code.
The landscape plan includes shade tree planting throughout the parking lot and as
accent planting adjacent to the building. The landscape plan has been designed to
retain and enhance existing native landscaping installed by Caltrans along the Highway
41 frontage. This landscaped slope will be enhanced with additional shrubs to include
Manzanita, Barberry, Flannel bush, and Ceanothus. Additional native tree installation is
also proposed to infill this area.
ITEM NUMBER: 3
DATE: IAMR
Gateway Feature:
The Highway 41 / EI Camino Real intersection is identified as the gateway to downtown.
The current Highway 101 improvements will significantly increase the visibility of this
center and create a more defined entrance to the City and the Downtown area. As such,
the City Council has implemented a number of gateway features such as a Wayfinding
program with entry monument signage that will be prominently located along the center
frontage in front of the Lube -n -Go project. Caltrans plans also include a larger park -like
landscaped area across from this project site adjacent to the freeway overpass which
will add to the enhancement of the overall intersection. Staff worked with Caltrans in the
initial design phases to ensure that specific design elements such as decorative bridge
lighting and brick veneer were included to support the City's commitment to creating an
aesthetically pleasing and welcoming gateway to Atascadero's Downtown. The
proposed project, based on its prominent location at the gateway to Downtown, is an
integral part of the gateway plan.
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New bridge connecting
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Pedestrian creekway access to
connect to larger network
of trails
As the Highway 41/EI Camino Real intersection is identified as a gateway to Downtown
Atascadero, staff is working with Caltrans and the project applicant to design a feature
at the intersection of Highway 41 and EI Camino Real and along the EI Camino Real
frontage that would act as a gateway feature and be applicable to the other corners as a
unifying theme. Because of the elevation change between the sidewalk and the
commercial pad at the Rite-Aid site, and based on the location of the proposed parking
lot and building configuration, decorative walls will also be incorporated into the design
theme at this corner which will include stone veneer to match the building base.
Caltrans is currently working on utility relocations and adding additional lanes at the
intersection. Any proposed landscape design concepts will need to be consistent with
ITEM NUMBER: 3
DATE: 3-18-08
the approved Caltrans plans. In addition, the approved intersection improvements
include 2 turn lanes from Highway 41 southbound onto EI Camino real across from the
proposed project site. The addition of these two 25 -foot wide lanes will significantly
increase visibility of this project and emphasize the landscape and building design along
the EI Camino Real frontage.(see photo below)
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Realigned dedicated right -
turn lanes from Highway 41
south onto ECR — Shifted
view from corner to ECR
frontage.
ITEM NUMBER: 3
DATE: 4.1 R_nJ
At a minimum, the applicant will be responsible for providing a minimum 12 -foot tall, 8"
dbh specimen tree with up -lighting and accent landscaping at the property corner
(Condition 11). At the narrowest planter location adjacent to the EI Camino Real
sidewalk and the proposed drive aisle, 7 -feet 6 -inches of landscaping is proposed with
an additional 2 -feet of landscaping above the retaining wall. At the EI Camino
Real/Highway 41 corner, approximately 23 -feet of landscaping is proposed with an
additional 4 -feet above the retaining wall.
Staff and the applicant did explore the option of relocating the building farther south on
the project site closer to the approved Carl's Jr. location to increase the landscape
opportunities at the gateway corner and along the EI Camino Real frontage. The
applicant responded that this site configuration would block visibility to the remodeled
rear building, would limit parking for the rear building, and would impact the exit route
for delivery trucks based on the floor plan of the proposed building.
Rear building
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Drive -through Pharmacy
The proposed Rite-Aid includes a dual lane drive-through pharmacy located on the
eastern side of the building. Each lane allows for one vehicle at the service location and
two additional vehicles queued behind them. The Municipal Code requires queuing for 4
additional vehicles behind the lead vehicle in each drive-through lane. Based on the
building location and resulting constraints of the site plan, the applicant believes that
this requirement is mitigated by the opportunity to use the drive -aisle adjacent to the
delivery area for additional vehicle queuing as necessary. In addition, the provision of
two drive-through lanes provides additional vehicle capacity.
The City Engineer and the applicant have worked
together to ensure that vehicle exiting from the
drive-through facility will not conflict with proposed
parking lot layout and traffic patterns. The applicant
is proposing a left -out only from the drive-through
lanes which would minimize conflicts with the
center entrance off of Highway 41. The left -out only
lane is curved to direct vehicles in the desired
direction and the parking lot drive -aisle width has
been reduced to 20 -feet at the egress point to limit
the ability of vehicles to illegally turn right when
exiting the drive-through. The City Engineer has
reviewed this solution and believes that the
proposed design will minimize conflicts to the
greatest extent feasible based on the proposed site
plan.
The proposed Mitigated Negative Declaration was
circulated to interested agencies and posted for
review on March 18, 2008. The Air Pollution
Control District responded to the draft Mitigated
Negative Declaration and provided comments.
Their comment letter included a list of
ITEM NUMBER: 3
DATE: MR -n8
recommended mitigation measures that would reduce and offset the air quality impacts
of the project. CEQA regulations require that the applied mitigation measures by fully
enforceable through permit conditions, agreements, or other legally binding instruments.
A number of the listed mitigation measures are not feasible to apply to this project as
project conditions or cannot be feasibly enforced by the City. The below APCD
recommended mitigation measures may be feasible to incorporate into the project as
analyzed below.
1. Naturally occurring asbestos, demolition activities, and dust control language.
Staff has added this to the mitigation measures (Mitigation Measure 3.b.1)
2. Provide on-site bike parking.
Mitigation Measure 3.b.2 requires the provision of bicycle racks adjacent to the
proposed buildings and the remodeled building. If bicycle parking is required at
the suggested rate of 1 bike space per 10 vehicle spaces, a reduction in the
required # of parking spaces may be needed to accommodate these spaces. If
the Planning Commission wishes to replace vehicle parking spaces with bicycle
ITEM NUMBER: 3
DATE: MR -n8
parking spaces, the municipal Code allows for the Planning Commission to
reduce the total number of code required spaces.
3. Provide on-site eating, refrigeration, and food vending facilities.
Staff has not heard back on the feasibility of this requirement from the applicant.
The Planning Commission may include a requirement to provide these facilities
within the proposed building.
4. Provide preferential carpool and vanpool parking spaces.
The Planning Commission may add a mitigation measure that reserves a number
of spaces for vehicles carrying 2 or more people.
5. Provide shower and locker facilities.
Staff has not heard back from the applicant on the feasibility of this requirement.
The Planning Commission may add a requirement that the project include these
facilities within the Rite-Aid building.
6. Increase street shade tree planting.
The project proposed to plant 4 street trees along the El Camino Real frontage
and maintain 1 existing street tree. These trees are London Plane trees planted
at a maximum of 30 -feet on center. This landscaping meets the City of
Atascadero street tree planting standards. The project also includes the
maintenance and enhancement of landscaping along the Highway 41 frontage
which includes larger native oak trees. Staff has added a mitigation measure
(Mitigation Measure 3.b.3) that the trees be installed at a maximum of 30 -feet on
center per the City's street tree standard.
7. Increase shade tree planting in parking lots.
The proposed project includes shade tree planting throughout the parking lot per
the City of Atascadero standards. Planter fingers are provided every 6 parking
spaces and/or landscaping is provided in landscape planters at the head of the
parking spaces. All parking lot trees are large shade trees with smaller accent
trees such as Chinese Pistache. An increase in the number of landscape fingers
would reduce the number of parking spaces. The Planning Commission may
require additional landscape fingers with a reduction in the required parking.
8. Implement on-site circulation design elements in parking lots to reduce queuing
and improve the pedestrian environment with designated walkways.
ITEM NUMBER: 3
DATE: MR -n8
In speaking with APCD staff, this mitigation measure is not feasible for this
project.
9. Provide pedestrian signalization and signage to improve pedestrian safety.
According to APCD staff, this mitigation measure pertains to the off-site
crosswalks and signals at the existing intersections. These design features are
not within the applicant's control and currently exist as part of the Caltrans
improvement project.
10. Provide a transportation kiosk on-site.
A mitigation measure may be included to include an informational kiosk as part of
the project.
11. Increase the quality of existing bike routes/lanes or add bike routes/lanes.
In general, commercial projects must construct frontage improvements to City
standard. This project site is encompassed in the Caltrans 101/41 interchange
project which is currently under construction. Because the EI Camino Real
frontage is within Caltrans jurisdiction and Caltrans is currently implementing the
interchange project, staff does not believe that changes to these improvements
are feasible and should not be conditioned at this time.
12. Provide additional energy efficiency measures to exceed Title 24 energy
standards by 20% which may include the following:
Mitigation measures added for the following have been grouped under Mitigation
Measure 3.b.4
a. Provide shade tree planting along southern exposures,
APCD clarified this requirement and stated that larger trees along the
southern exposure can be utilized to meet this requirement. Staff has
added a mitigation measure to require this adjustment.
b. Use roof material with Energy Star solar reflectance value,
Staff has added this as a mitigation measure.
c. Use built-in energy efficient appliances
Staff has not discussed this requirement with the applicant and is unaware
whether or not this is applicable to this project.
ITEM NUMBER: 3
DATE: MR -n8
d. Use double paned windows,
Staff has added this as a mitigation measure.
e. Use low-energy parking lot lights,
Staff has added this as a mitigation measure.
f. Use energy efficient interior lighting,
Staff has added this as a mitigation measure.
g. Install more energy efficient doors and windows or install door sweeps,
and
APCD did not clarify what their baseline energy efficiency rating for doors
to know which models would provide additional energy efficiency. The
Planning Commission can condition that the applicant work with staff to
clarify APCD's recommendation and comply with this standard.
h. Install high efficiency or gas space heating.
Staff has not discussed this requirement with the applicant. The Planning
Commission may discuss this requirement with the applicant and add the
mitigation measure as necessary.
13. Include signage at the delivery dock to remind drivers to shut off their engines.
Staff has added this as a mitigation measure (Mitigation Measure 3.b.5).
14. Post "no -idling" restriction signage along the drive-through area.
Staff has added this as a mitigation measure (Mitigation Measure 3. b. 6).
15. Make safe walking or bicycling connectivity to/from and on the site.
Per site accessibility requirements listed in the current building code, pedestrian
connectivity is required from the public way to the entrance of each building and
connecting all buildings and tenant spaces on-site. The proposal includes
decorative pavement where such paths cross the vehicle paths and connections
to t he project are provided from both El Camino Real and the corner of Highway
41 and Santa Ysabel. Staff believes that the current project proposal provides
ITEM NUMBER: 3
DATE: MR -n8
pedestrian accessibility and connectivity. Bike lanes are included within the right-
of-way which is currently as provided by the Caltrans interchange project.
16. Implement green building techniques such as:
a. Building positioning and engineering that eliminate or minimize the
development's active heating and cooling needs,
If the Planning Commission chooses to implement this condition, the
building would need to be redesigned and the project should be referred
back to staff and the applicant for consideration.
b. Implement solar systems to reduce energy needs, and
Staff has not discussed this requirement with the applicant The feasibility
of this mitigation measure has not been determined.
c. Plant native, drought resistant landscaping.
The proposed landscape plan includes drought tolerant native species
throughout the parking lot and along the Highway 41 frontage.
Appearance Review
The proposed Rite-Aid building is a corporate prototype plan with architectural fagade
upgrades to provide consistency between the colors and materials of the adjacent
recently approved Lube -n -Go and Carl's Jr. The proposed building includes decorative
stacked stone veneer along the entire base of the building and applied to building
columns and architectural fagade features. The design also includes molded foam
cornices at material changes and as parapet caps.
ITEM NUMBER: 3
DATE: 4%_1:R_nR
The existing building remodel includes fagade enhancements to the north and east
elevations. Upgrades include decorative lighting, stylized awnings, tile accent features,
and redesigned entries with tile roof elements. The project is conditioned that a remodel
permit be issued for this building prior to final of the Rite-Aid building to ensure that the
center is upgraded as proposed to meet the City's revitalization goals. The project has
also been conditioned to provide compact parking spaces adjacent to the north
elevation of this building to allow space for the enhanced facade pop -out features as
proposed in the concept sketch (Condition 8). Both buildings include darker earth toned
colors that compliment the color schemes of the adjacent buildings and the recently
remodeled Vons building.
Signage
w. .
Existing Building Remodel - Schematic West Elevation
The Atascadero Municipal Code requires that a master sign program be approved for all
development containing 3 or more businesses and recognizes that alternative standards
to the single building requirements may be desirable for larger shopping centers based
on visibility and building scale. For non -sign program sites, the maximum total signage
allowed based on the code is 125 square -feet.
ITEM NUMBER: 3
DATE: MR -n8
The applicant is proposing signage for the new Rite-Aid building on the north, east, and
west elevations. Signage is proposed above the building entrance and adjacent to the
entrance facing both EI Camino Real and Highway 41. Signage is also proposed for the
building's drive-through. A total of 302 square -feet of signage is proposed with a
maximum individual sign size of 48 square -feet for the main building signs located on
the north and west elevations. In staff's opinion, the signage at and adjacent to the
entrance is proportional to the building scale and architecturally consistent. Staff
recommends that, if the Planning Commission approves the signage on the drive-
through elevations, the signage be relocated to the northern side of the elevation as
pedestrian facilities that link the new and existing building are along this side of the site.
Signage for the remodeled building as proposed includes specified sign area for two
tenant spaces. As this tenant space can be divided into multiple configurations
depending on which businesses choose to occupy the space, staff has added a
condition for building signage which would allow more than two tenants and establishes
a sign size hierarchy based on whether they are major or minor tenants (Condition 12).
Under this scenario, the maximum sign size for major tenants would be 65 square -feet
per frontage and 25 square -feet maximum for minor tenants.
Based on the submitted site pan no monument sign is requested at this time.
General Plan Consistency
The proposed project is consistent with the following General Plan Land Use Element
Policies:
LOC Program 1.1.2: Concentrate higher density development downtown and within the
Urban Core, and
focus master planned commercial uses at distinct nodes along arterial corridors
ITEM NUMBER: 3
DATE: 3.1 S_n8
LOC 1.1.7: "Within the Urban Core encourage infill development or revitalization or
reuse of land already committed to urban development where utilities and public
services exist.
LOC Program 1.3.8: Beautify the City's primary entryways indicated in Figure 11-6 by
creating Civic Gateways. The freeway and other vehicular approaches to Atascadero
shall be made more attractive through judicious application of the elements including
landscaping, civic monuments, and rural character site development
Land Use Policy 2.1: "Ensure that new development is compatible with existing and
surrounding neighborhoods".
LOC 2.3.1 Program: Incorporate urban design concepts from the Air Pollution Control
District's Transit
Oriented Design Guidelines into new projects within the Urban Core
LOC Program 3.1.6: Require new development to comply with provisions of the
Appearance Review Manual specific to the EI Camino Real corridor, including the
incorporation of landscaping and pedestrian walkways, and providing reciprocal
driveway access easements between sites, where feasible
LOC Program 6.1.3: Require native trees and plant species to be incorporated into
landscaping plans
LOC 10.1.5: Support actions which conserve energy and encourage energy
conservation. Consumption of non-renewable resources should be minimized.
Renewable resources should be recycled or replenished.
LOC 10.3.1: Require dust control and emissions limitations during project construction.
LOC 10.3.3: Concentrate new intensive development at identified nodes to help reduce
vehicle trips
LOC Policy 14.1: Encourage existing uses to continue providing needed products and
services.
CIR 1.5.1: Require all development to provide sufficient and convenient parking areas
with minimal conflict with street traffic.
CIR 1.5.3: Require off-street parking areas to include landscaping, screening, lighting
and shade trees to mitigate adverse visual impacts and provide comfort for users
CIR 2.2.2: Require adequate and safe bicycle access and bicycle parking in conjunction
with new development
ITEM NUMBER: 3
DATE: MR -n8
Implementing General Plan programs requires site design review, use analysis, and
appearance review of architectural design, materials and color, and landscaping to
improve the appearance along EI Camino Real, and incorporate architectural themes
into the site and building design. In order to approve the Conditional Use Permit, the
Planning Commission must find that the project is consistent with the General Pan.
Fiscal Impact
The construction of a new Rite-Aid will allow the existing building to be remodeled and
provide for new commercial opportunities adjacent to Atascadero's downtown core.
Potential revenue would be dependent on the uses that occupied the building.
Findings
Conditional Use Permit
A Conditional Use Permit to establish a master plan of development is required for all
projects in excess of 10,000 square -feet and all projects that include drive-through
facilities must be reviewed and approved by the Planning Commission based on the
potential negative impacts of the use. The Conditional Use Permit process provides the
opportunity for the public and the Planning Commission to review the specifics of land
use proposals, such as appropriateness of use, architectural design, site design,
landscape, signage, and specific standards of the Zoning Ordinance. The Planning
Commission must make the following five findings to approve a Conditional Use Permit:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual.
Staff Comment: The use is consistent with the General Commercial designation of
the General Plan and General Plan Policies and Programs listed above.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
Staff Comment: As conditioned, the project satisfies all conditional use permit and
commercial zoning code requirements.
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity of the use.
ITEM NUMBER: 3
DATE: 3-1 s -ns
Staff Comment: The proposed commercial development will not be detrimental to
the general public or working persons health, safety, or welfare.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
Staff Comment: The project has been designed with upgraded fagade elements and
compatible landscaping. The project site is designated as a gateway location to the
Downtown Atascadero and thus, the Planning Commission must find that the
proposed use and/or site and building design features are consistent with this goal.
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
Staff Comment: The proposed project and use, as conditioned, is consistent with
the traffic projections and road improvements anticipated within the General Plan.
Proposed Environmental Determination
A Draft Mitigated Negative Declaration was circulated to public agencies and interested
members of the public on March 18, 2006. The Environmental Analysis identified
concerns regarding potential impacts to aesthetics, noise, air quality, and traffic.
Mitigation measures pertaining to these resources are included and recommended
mitigation measures from the APCD have been discussed in the preceding sections. In
order for the Planning Commission to certify the document, a finding must be made that
the project will not have a significant negative impact on any listed category with the
implementation of required mitigation measures.
Staff is recommending that the Commission certify Proposed Mitigated Negative
Declaration 2008-0003 with additional mitigation measures to reduce air quality impacts
as necessary.
Conclusion
The proposed project represents an infill commercial project within the Commercial
Retail Zone. The Master Plan of Development covers all site development, landscaping
and architectural design standards for the project. The proposed project is consistent
with the Atascadero Municipal Code requirements for commercial development, as
analyzed within this Staff Report. The project site is designated as a gateway location
to Downtown Atascadero, and while no written standards have been adopted to define
this goal, the Planning Commission must find that the proposed project including its
ITEM NUMBER: 3
DATE: 3.1 R_nR
landscape treatment at the corner and along the EI Camino Real frontage is consistent
with this designation in terms of design and use.
ALTERNATIVES
1. The Commission may recommend modifications to the project and/or conditions
of approval/mitigation measures for the project.
2. The Commission may determine that more information is needed on some
aspect of the project and may refer the item back to the applicant and staff to
develop the additional information. The Commission should clearly state the type
of information that is required and move to continue the item to a future date.
3. The Commission may deny the project. The parcel would retain its designation
of Commercial Retail. The Commission should specify the reasons for denial of
the project and make an associated finding with such action.
PREPARED BY: Kelly Gleason, Senior Planner
ATTACHMENTS:
Attachment 1:
Location Map, General Plan, and Zoning
Attachment 2:
Proposed Mitigated Negative Declaration and Initial Study
Attachment 3:
APCD CEQA Response Letter
Attachment 4:
Draft Resolution 2008-0018
ITEM NUMBER
DATE: 3-18-08
Attachment 1: Location Map, General Plan and Zoning
Zoning District: Commercial Retail
General Plan Designation: General Commercial
ITEM NUMBER:
DATE: 3-18-08
Attachment 2: Proposed Mitigated Negative Declaration and Initial Study
See Following
Attachment 3: APCD CEQA Response Letter
See following
ITEM NUMBER:
DATE: 3-18-08
ITEM NUMBER: 3
DATE: 3-1 S -n8
Attachment 4: Draft Resolution PC 2008-0018
DRAFT RESOLUTION PC 2008-0018
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, CERTIFYING
PROPOSED MITIGATED NEGATIVE DECLARATION 2008-0003 AND
APPROVING PLN 2008-1273 ON
APN 030-081-041
(7055 El Camino Real / Rite-Aid)
WHEREAS, an application has been received from Epsteen & Associates, (5034
Carpinteria Ave, Carpinteria, CA 93013), Owner and Applicant, to consider a project consisting
of a Conditional Use Permit (CUP 2008-0223) for a 17,340 square -foot retail building with a
drive-through pharmacy and the remodel of a 21,500 square -foot retail building at 7055 El
Camino Real (APN 030-081-041); and,
and,
WHEREAS, the site's current General Plan Designation is General Commercial (GC);
WHEREAS, the site's current zoning district is Commercial Retail (CR); and,
WHEREAS, Commercial projects in excess of 10,000 square -feet and all projects that
include drive-through facilities require the approval of a Conditional Use Permit; and,
WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2008-0003
were prepared for the project and made available for public review in accordance with the
requirements of the California Environmental Quality Act (CEQA); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said application; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on March 18, 2008, studied and considered the Conditional Use Permit
2008-0223, after first studying and considering the Proposed Mitigated Negative Declaration
prepared for the project, and,
ITEM NUMBER: 3
DATE: 3.1 S_n8
NOW, THEREFORE, the Planning Commission of the City of Atascadero, California,
takes the following actions:
SECTION 1. Findings for Certification of the Proposed Mitigated Negative
Declaration. The Planning Commission finds as follows:
1. The project does not have the potential to degrade the environment when mitigation
measures are incorporated into the project's mitigation monitoring program as
conditions of approval; and,
2. The project will not achieve short-term to the disadvantage of long term
environmental goals; and,
3. The project does not have impacts which are individually limited, but cumulatively
considerable; and,
4. The project will not cause substantial adverse effects on human beings either directly
or indirectly.
5. Added Air Quality mitigation measures are equivalent to or better than those included
in the circulated draft MND and will not create any additional impacts.
SECTION 2. Findings for approval of Conditional Use Permit. The Planning
Commission finds as follows:
1. The proposed project or use is consistent with the General Plan and the City's
Appearance Review Manual; and,
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance); and,
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element.
ITEM NUMBER: 3
DATE: 4.1 R_nq
SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on March 18, 2008, resolved to approve the Conditional Use Permit 2008-
0223 subject to the following:
EXHIBIT A:
Proposed Mitigated Negative Declaration
EXHIBIT B:
Conditions of Approval
EXHIBIT C:
Site Plan / Master Plan of Development
EXHIBIT D:
Landscape Plan
EXHIBIT E:
Floor Plans
EXHIBIT F:
Elevations
EXHIBIT G:
Color and Materials Board
On motion by Commissioner , and seconded by Commissioner
the foregoing resolution is hereby adopted in its entirety by the following
roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ADOPTED:
CITY OF ATASCADERO, CA
Roberta Fonzi
Planning Commission Chairperson
Attest:
Warren M. Frace
Planning Commission Secretary
ITEM NUMBER:
DATE: 3-18-08
Exhibit A Proposed Mitigated Negative Declaration 2008-0003
See Following
ITEM NUMBER:
DATE: 3-18-08
EXHIBIT B: Conditions of Approval / Mitigation Monitoring Program
Conditional Use Permit 2008-0223
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
7055 El Camino Real
GP: Grading Permit
FD: Fire Department
Conditional Use Permit
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
PLN 2008-1273/CUP 2008-0223
TO: Temporary
occupancy
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
Planning Services
1. This conditional use permit shall be for a 17,340 sf retail building with
Ongoing
PS
a drive-through pharmacy and the remodel of a 21,500 sf retail
building including associated site improvements as described on the
attached exhibits and located on parcel 030-081-041 regardless of
owner.
2. The approval of this use permit shall become final and effective for
Ongoing
PS
the purposes of issuing building permits fourteen (14) days following
the Planning Commission approval unless prior to the time, 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
BP/FM
PS, CE
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
Planning Commission shall have the final authority to approve any
other changes to the Master Plan of Development and any
associated Tentative Maps unless appealed to the City Council.
4. Approval of this Conditional Use Permit shall be valid for twenty-four
BP/FM
PS
(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.
5. The applicant shall defend, indemnify, and hold harmless the City of
Ongoing
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 subdivision.
6. All subsequent Tentative Map and construction permits shall be
BP/FM
PS, CE
consistent with the Master Plan of Development contained herein.
7. All exterior elevations, finish materials, and colors shall be consistent
BP
PS
with the Master Plan of Development as shown in EXHIBIT F and G
with the following modifications:
■ All exterior material finishes shall be durable, high quality, and
ITEM NUMBER:
DATE: 3-18-08
Conditions of Approval /
Mitigation Monitoring Program
7055 El Camino Real
Conditional Use Permit
PLN 2008-1273/CUP 2008-0223
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
occupancy
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
consistent with the architectural appearance;
■ The trash enclosure shall include stone veneer consistent with the
building material palette;
■ Any exterior light fixtures shall be compatible with building design and
shall minimize glare, subject to staff approval;
■ The stone veneer base shall be a minimum of 3.5 -feet high and shall
include a decorative cap;
■ All windows shall be non -tinted, clear glazing;
■ Final color selection shall include compatible earth toned colors,
subject to staff approval. Colors shall be consistent with the approved
adjacent buildings;
■ The remodel to the existing building shall include fagade features as
proposed and all pop -outs shall be a minimum of 12" in depth.
8. All site work, grading, and site improvements shall be consistent with
BP/FM
PS, BS, CE
the Master Plan of Development as shown in EXHIBIT C and D, and
shall include the following:
■ Bike racks shall be provided adjacent to the new building and located
adjacent to the existing as feasible;
■ The retaining wall along the sidewalk shall be clad in stone veneer to
match the building base;
■ All pedestrian crossings within the parking lot shall be constructed of
stamped, colored concrete consistent with the landscape plan;
■ Stamped and colored concrete shall be provided at the project
vehicular entrances, extending to the terminus of the pork chop in the
EI Camino Real driveway and a minimum of 35 -feet from the back of
sidewalk at the Highway 41 driveway;
■ All parking spaces shall be shortened to the minimum length
prescribed for parking spaces by the Atascadero Municipal Code for
non -wheel stop spaces;
■ Parking spaces adjacent to the Highway 41 facing elevation for the
existing building shall be compact spaces and designed to allow for the
fagade enhancements as proposed;
ITEM NUMBER:
DATE: 3-18-08
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
7055 El Camino Real
GP: Grading Permit
FD: Fire Department
Conditional Use Permit
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
PLN 2008-1273/CUP 2008-0223
TO: Temporary
occupancy
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
9. A final landscape and irrigation plan shall be approved prior to the
BP
PS, BS
issuance of building permits and included as part of site
improvement plan consistent with EXHIBIT D, and as follows:
■ All exterior meters, air conditioning units, and mechanical equipment
shall be screened with landscape material;
■ All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site;
■ Landscaping shall be included adjacent to the building at the drive-
through exit;
■ Street and landscape trees shall be minimum 15 -gallon size and
double staked;
■ All street trees shall be London plane trees a maximum of 30 -feet on
center;
■ All landscaping shall be drought tolerant or shall consist of ornamental
grasses for screening including along the drive-through side of the
building and around the proposed trash enclosure. Grasses shall also
be included along the drive-through side retaining wall planter;
■ Boxwoods and crape myrtles shall be eliminated from the landscape
plan and the Honey Locust shall be listed as a medium shade tree;
■ Landscape shall be provided along the site border with the approved
Carl's Jr. drive-through and shall include plant materials compatible
with the approved plans;
10. The developer and/or subsequent owner shall assume responsibility
GP
PS
for the continued maintenance of all landscape and common areas,
BP
consistent with EXHIBIT D.
11. The applicant will construct a gateway landscape feature at the
BP
PS
intersection of Highway 41 and EI Camino Real to include a
minimum 12 -foot tall, 8" dbh specimen tree, decorative stone veneer
retaining walls and lighting per the review and approval of staff and
Caltrans.
12. Signage shall be permitted as proposed in EXHIBIT F with the
Ongoing
PS
following modifications:
■ Signage for major tenants in the existing building (10,000 sf or
greater) shall be a maximum of 65 sf. Signage for minor tenants
(less than 10,000 sf) shall be a maximum of 25 sf. The corner
tenant will be considered a major tenant regardless of size and
ITEM NUMBER:
DATE: 3-18-08
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
7055 El Camino Real
GP: Grading Permit
FD: Fire Department
Conditional Use Permit
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
PLN 2008-1273/CUP 2008-0223
TO: Temporary
occupancy
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
shall be allowed signage on both elevations.
13. Signage on the drive-through side of the building shall be relocated
BP
PS
to the more northern side of the building where pedestrian facilities
exist connecting the rear building to the new Rite-Aid building.
14. All utilities shall be undergrounded to the project (new and
BP
PS/CE
remodeled building) to the greatest extent feasible.
15. The project shall provide documentation of reciprocal access
agreements with the other parcels in the center, per the approval of
the City Engineer.
Public Works Conditions
16. Applicant shall coordinate public improvements at the southeast
GP, BP
CE
corner of the intersection of Highway 41 and EI Camino Real with the
City and Caltrans. Applicant shall provide construction and public
access easements as required for the installation of the landscape
features and retaining wall as described on the conceptual plans and
as described in the staff report
17. All pedestrian walkways shall be designed and constructed in
GP, BP
CE
conformance with the California Building Code, latest edition, for
accessibility.
18. Roman pavers consistent with the adopted Downtown Streetscape
GP, BP
CE, PS
standards shall be included in the EI Camino Real driveway pork
chop.
Public works Standard Conditions
19. A six (6) foot Public Utility Easement (PUE) shall be provided
GP, BP
CE
contiguous to the property frontage.
20. Slope easements shall be obtained by the applicant as needed to
GP, BP
CE
accommodate cut or fill slopes.
21. Drainage easements shall be obtained by the applicant as needed to
GP, BP
CE
accommodate both public and private drainage facilities.
22. Prior to the issuance of building permits the applicant shall submit
GP, BP
CE
plans and supporting calculations/reports including street
improvements, underground utilities, composite utilities, and
grading/drainage plans prepared by a registered civil engineer for
review and approval by the City Engineer.
ITEM NUMBER:
DATE: 3-18-08
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
7055 El Camino Real
GP: Grading Permit
FD: Fire Department
Conditional Use Permit
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
PLN 2008-1273/CUP 2008-0223
TO: Temporary
occupancy
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
23. Prior to the issuance of building permits the applicant shall submit
GP, BP
CE
calculations to support the design of any structures or pipes. Closed
conduits shall be designed to convey the 10 -year flow with gravity
flow, the 25 -year flow with head, and provide safe conveyance for
the 100 -year overflow.
24. Bio-swales or other Low Impact Development (LID) features shall be
GP, BP
CE
incorporated into the project and shall be designed to desilt, detain
and meter storm flows as well as release them to natural runoff
locations.
25. Prior to the issuance of building permits the applicant shall show the
GP, BP
CE
method of dispersal at all pipe outlets. Include specifications for size
& type.
26. Prior to the issuance of building permits the applicant shall show
GP, BP
CE
method of conduct to approved off-site drainage facilities.
27. Concentrated drainage from off-site areas shall be conveyed across
GP, BP
CE
the project site in drainage easements. Acquire drainage easements
where needed. Drainage shall cross lot lines only where a drainage
easement has been provided. If drainage easement cannot be
obtained the storm water release must follow the exact historic path,
rate and velocity as prior to the subdivision.
28. Applicant shall submit a copy of a Storm Water Pollution Prevention
GP, BP
CE
Plan (SWPPP), as submitted to the Regional Water Quality Control
Board, if greater than 1.0 acres are disturbed by the project.
29. All public improvements shall be constructed in conformance with
GP, BP
CE
the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer
30. Alignment of frontage improvements shall be approved by the City
GP, BP
CE
Engineer.
31. All new utilities shall be undergrounded on project frontage
GP, BP
CE
32. Applicant shall pay sewer extension (Annexation), Connection and
BP
CE
Reimbursement fees (if applicable) upon issuance of building permit.
33. Drainage piping serving fixtures which have flood level rims located
BP
CE
below the elevation of the next upstream manhole cover of the public
or private sewer serving such drainage piping shall be protected
from backflow of sewage by installing an approved type backwater
valve. Fixtures above such elevation shall not discharge through the
ITEM NUMBER:
DATE: 3-18-08
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
7055 El Camino Real
GP: Grading Permit
FD: Fire Department
Conditional Use Permit
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
PLN 2008-1273/CUP 2008-0223
TO: Temporary
occupancy
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
backwater valve.
Mitigation Measures
Mitigation Measure 1.c.1: A decorative landscape feature will be provided at
BP
BS, PS, CE
1.C.1
the corner of EI Camino Real and Highway 41. The feature shall include a
specimen tree with decorative lighting, subject to staff approval and Caltrans
encroachment permit requirements. All retaining walls shall be constructed of
decorative material. Landscape materials shall include a variety of shrubs
and groundcovers.
Mitigation Measure 1.d.1: All exterior lighting, including parking lot lighting,
BP
BS, PS
1.d.1
shall be designed to eliminate any off site glare. All exterior site lights shall
utilize full cut-off, "hooded" lighting fixtures to prevent offsite light spillage and
glare. Any luminaire pole height shall not exceed 14 -feet in height, limit
intensity to 2.0 foot candles at ingress/egress, and otherwise 0.6 foot candle
minimum to 1.0 maximum within the site. Fixtures shall be shield cut-off type
with design compatible with the planned downtown gateway designation,
subject to staff approval.
Mitigation Measure 3.15.1: Asbestos has been identified by the state Air
BP
BS, PS, CE
3.b.1
Resources Board as a toxic air contaminant. Serpentine and ultramafic rocks
are very common in the state and may contain naturally occurring asbestos.
Under the State Air Resources Board Air Toxics Control Measure (ATCM) for
Construction, Grading, Quarrying, and Surface Mining Operations, prior to
any grading activities at the site, the project proponent shall ensure that a
geologic evaluation is conducted to determine if naturally occurring asbestos
is present within the area that will be disturbed. If Naturally Occurring
Asbestos (NOA) is found at the site the applicant must comply with all
requirements outlined in the Asbestos ATCM for Construction, Grading,
Quarrying, and Surface Mining Operations. . If NOA is not present, an
exemption request must be filed with the District. If NOA is found at the site
the applicant must comply with all requirements outlined in the Asbestos
ATCM. This may include development of an Asbestos Dust Mitigation Plan
and an Asbestos Health and Safety Program for approval by the APCD.
Should Naturally Occurring Asbestos be identified within the area of
construction, and the worked area will be less than or equal to one acre, then
the dust control measures identified below are required. If the disturbed area
is greater than one acre, additional requirements may include but are not
limited to 1) an Asbestos Dust Mitigation Plan which must be approved by the
District before construction begins, and 2) an Asbestos Health and Safety
Program will also be required for some projects.
The project shall be conditioned to comply with all applicable District
regulations pertaining to the control of fugitive dust (PM -10) as contained in
sections 6.3, 6.4 and 6.5 of the April 2003 Air Quality Handbook.
Section 6.3: Construction Equipment
ITEM NUMBER:
DATE: 3-18-08
Conditions of Approval /
Mitigation Monitoring Program
7055 El Camino Real
Conditional Use Permit
PLN 2008-1273/CUP 2008-0223
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
occupancy
F0: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Mitigation
Measure
■ Maintain all construction equipment in proper tune according to
manufacturer's specifications.
■ Fuel all off-road and portable diesel powered equipment, including but
not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes,
generator sets, compressors, auxiliary power units, with ARB certified
motor vehicle diesel fuel (Non -taxed version suitable for use off-road).
■ Maximize to the extent feasible, the use of diesel construction equipment
meeting the ARB's 1996 or newer certification standard for off-road
heavy-duty diesel engines.
■ Install diesel oxidation catalysts (DOC), catalyzed diesels particulate
filters (CDPF) or other District approved emission reduction retrofit
services (Required for projects grading more than 4.0 acres of
continuously worked area).
Section 6.4: Activity Management Techniques
■ Develop a comprehensive construction activity management plan
designed to minimize the amount of large construction equipment
operating during any given time period.
■ Schedule of construction truck trips during non -peak hours to reduce
peak hour emissions.
■ Limit the length of the construction workday period, if necessary.
■ Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading, demolition and
building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities to prevent
airborne dust from leaving the site. Increased watering frequency would
be required whenever wind speeds exceed 15 mph. Reclaimed (non -
potable) water should be used whenever possible.
C. All dirt stock -pile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the approved project re -
vegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities.
E. Exposed ground areas that are planned to be reworked at dates greater
than one month after initial grading should be sown with a fast -
germinating native grass seed and watered until vegetation is
established.
F. All disturbed soil areas not subject to re -vegetation should be stabilized
using approved chemical soil binder, jute netting, or other methods
approved in advance by the APCD.
G. All roadways, driveways, sidewalks, etc, to be paved should be complete
as soon as possible. In addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are used.
H. Vehicle speed for all construction vehicles shall not exceed 15 mph on
any unpaved surface at the construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials are to be
covered or should maintain at least two feet of freeboard minimum
ITEM NUMBER:
DATE: 3-18-08
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
7055 El Camino Real
GP: Grading Permit
FD: Fire Department
Conditional Use Permit
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
PLN 2008-1273/CUP 2008-0223
TO: Temporary
occupancy
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
vertical distance between top of load and top of trailer) in accordance
with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit unpaved roads onto
streets, or wash off trucks and equipment leaving the site.
K. Sweep streets at the end of each day if visible soil material is carried
onto adjacent paved roads. Water sweepers with reclaimed water
should be used where feasible.
L. The contractor or builder shall designate a person or persons to monitor
the dust control program and to order increased watering, as necessary,
to prevent transport of dust off site. The name and telephone number of
such persons shall be provided to the APCD prior to land use clearance
for map recordation and land use clearance for finish grading of any
structure.
Mitigation Measure 3.b.2: Bike racks shall be provided at the entrance to the
BP
PS
3.b.2
new building and shall be provided where feasible adjacent to the remodeled
building.
Mitigation Measure 3.b.3: All street trees along EI Camino Real and Highway
BP
PS
3.b.3
41 shall be spaced at a maximum of 30 -feet on center
Mitigation Measure 3.b.4: The project shall exceed Title 24 energy
BP
PS
3.b.4
requirements by a minimum of 20% to implemented by a minimum f the
following:
• Shade tree planting shall be increased by a minimum of 20%
throughout the project area.
• Chinese Pistache trees proposed for the south of the building shall
be replaced with London Plane trees
• Use roof material with a solar reflectance value meeting the
EPA/DOE Energy Star rating.
• Use double paned windows
• Use low-energy parking lot lights
• Use energy efficient interior lighting
Mitigation Measure 3.b.5: The project shall include signage at the delivery
BP
PS
3.b.5
dock to remind drivers to shut off their engines.
Mitigation Measure 3.b.6: The applicant shall post "no -idling" restriction
BP
PS
3.b.6
signage along the drive-through area
Mitigation Measure 6.b.1: The grading permit application plans shall include
BP, GP
BS, PS, CE
6.b.1
erosion control measures to prevent soil, dirt, and debris from entering the
storm drain system during and after construction. A separate plan shall be
submitted for this purpose and shall be subject to review and approval of the
City Engineer at the time of Building Permit application.
ITEM NUMBER:
DATE: 3-18-08
Conditions of Approval /
Timing
Responsibility
Mitigation
Mitigation Monitoring Program
/Monitoring
Measure
PS: Planning Services
BL: Business License
BS: Building Services
7055 El Camino Real
GP: Grading Permit
FD: Fire Department
Conditional Use Permit
BP: Building Permit
FI: Final Inspection
PD: Police Department
CE: City Engineer
PLN 2008-1273/CUP 2008-0223
TO: Temporary
occupancy
WW: Wastewater
CA: City Attorney
F0: Final Occupancy
Mitigation Measure 6.c.1: A soils report shall be required to be submitted
GP
PS, BS, CE
6.c.1
with a future building permit by the building department.
Mitigation Measure 8.e.f.1: The developer is responsible for ensuring that all
GP
PS, BS, CE
8.0.1
contractors are aware of all storm water quality measures and that such
measures are implemented. Failure to comply with the approved
construction Best Management Practices will result in the issuance of
correction notices, citations, or stop orders.
Mitigation Measure 8.e.f.2: All modified parking lot inlets shall be fitted with
GP
PS, BS, CE
8.0.2
filtration mechanisms per the approval of the City Engineer and per the
requirements of the RWQCB.
Mitigation Measure 15.d.1: All traffic control design features required by the
BP
PS, CE
15.d.1
project traffic engineer and the City Engineer will be implemented during the
building permit process. Ingress and egress will be limited to right -in, right -out
movements only at the EI Camino Real driveway.
Mitigation Measure 15.d.2: The driveway off of Highway 41 will be narrowed to
BP
PS, CE
15.d.2
avoid conflicts with proposed site improvements, per the approval of the City
Engineer.
Mitigation Measure 15.d.3: The drive-through pharmacy exit shall be limited
BP
PS, CE
15.d.3
to a right -out movement only. The drive -aisle at this egress location shall be
narrowed to 20 -feet to further limit the ability if vehicles to turn right out of the
drive-through exit.
ITEM NUMBER: 3
DATE: 4_l st_nq
EXHIBIT Cl: Master Plan of Development/Site Plan
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ITEM NUMBER: 3
DATE: 4_l R_nq
EXHIBIT C2: Master Plan of Development/Site Plan
ITEM NUMBER: 3
DATE: A-l;t-nq
EXHIBIT D: Landscape Plan
EXHIBIT E: Floor Plan
FI
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I
ITEM NUMBER: 3
DATE: A-l;t-nq
1"
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ITEM NUMBER: 3
DATE: 11-1 SLASt
EXHIBIT FI: Elevations - Rite-Aid
TIT
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TIT
EXHIBIT F2: Elevations - Rite Aid
ITEM NUMBER: 3
DATE: A-l;t-nq
4
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ITEM NUMBER: 3
DATE: 4.1 R_nq
EXHIBIT F3: Elevations - Remodel of existing building
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ITEM NUMBER: 3
DATE: st_ns3
EXHIBIT G: Color and Materials Board
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See project file for specific proposed color selections
City of Atascadero
Community Development Department
Memorandum
As part of the City's economic development strategy, then Mayor George Luna was
contacted by Rite-Aid so that they could determine the feasibility of constructing a new
store with a drive-through pharmacy. The Mayor responded that new commercial
development on an underutilized site is consistent with the City's economic goals and
expressed his thoughts that a new Rite-Aid building with a drive-through pharmacy
would be consistent with the current direction of our downtown revitalization goals. This
letter has been attached for your review.
CITY OF A.TASCADERO
{ 1918 T 1997 i.-.
July 2, 2007
Mr. Raymond G. Payne
Real Estate Vice President - West
Rite Aid
300 Goddard Way, Suite 100
Irvine, CA 92618
Dear Mr. Payne:
It is my understanding that Rite Aid is being approached by Epstein and Associates about relocating
its existing store in Atascadero to a stand-alone location closer to the city's main highway, El
Camino Real. The community would welcome such a project. In addition, I understand that if a
new building is constructed, Rite Aid would like it to include a drive-through, would like it to
operate 24 hours per day and would like to transfer its existing liquor sales to the new store. I am
pleased to hear that Rite Aid is interested in enhancing its presence by building an attractive new
store with a drive-through pharmacy, and I support this concept. The construction of your new
store will provide a welcome amenity and shopping opportunity for our residents at the gateway of
our community. The new store location would be on the corner of a major intersection that also
happens to be the entrance to our downtown and the location of a major freeway off -ramp.
If you decide to build a new store in the City of Atascadero, we will do our best to facilitate the
permit process and make your transition from one store to the next as easy as possible. We are very
interested in revitalizing our existing shopping centers to make them more viable, attractive, and
successful. The location that you are considering is across the street from a major mixed-use
project that will include over 100,000 square feet of retail space, a ten -screen movie theater, and
over 60 residential condominiums. The project is underway and we anticipate completion of the
first building a little over a year from now. Additionally, the City is spending several million
dollars in the downtown area to create a unique shopping and entertainment destination. Your
company's investment will complement the work already being done.
If you have any questions, please feel to call me at (805) 466-2946 or call Jim Lewis, Assistant City
Manager at (805) 470-3400.
i erely,
Georg una
Mayor
cc: Jim Lewis, Assistant City Manager
Holly Jensen, Real Estate Director, Coastal Counties
6907 EL CAMINO REAL ATASCADERO, CA 93422 (805) 461-5000 FAX (805) 461-7612