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Home My WebLink AboutPC_2007-02-06_AgendaPacketCITY OF ATASCADERO PLANNING COMMISSION AGENDA Regular Meeting Tuesday, February 6, 2007 — 7:00 P.M. City Hall Council Chambers 6907 El Camino Real Atascadero, California CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson O'Keefe Vice Chairperson Vacant Commissioner Fonzi Commissioner Jack Commissioner Marks Commissioner O'Grady Commissioner Slane APPROVAL OF AGENDA PLANNING COMMISSION BUSINESS A. ADMINISTRATION OF OATH OF OFFICE Marcia Torgerson, City Clerk, will administer the Oath of Office to new Planning Commissioner, Pamela Heatherington. B. SELECTION OF CHAIRPERSON AND VICE CHAIRPERSON The Commission will select a Chairperson and Vice Chairperson. C. PLANNING COMMISSION NORMS Staff will present the Planning Commission Norms for procedure and conduct. 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 the applicant an opportunity to comment on the ex parte communication. City of Atascadero Planning Commission Agenda PUBLIC COMMENT Regular Meeting February 6, 2007 Page 2 of 5 (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 JANUARY 16, 2007. 2. APPROVAL OF FINAL MAP 2006-0137, TRACT 2694, 6750 SAN GABRIEL ROAD (TTM 2004-0061), YOLANDA LARSEN, COMMUNITY DEVELOPMENT STAFF REPORTS 3. TREE REMOVAL PERMIT 2006-0098,6200 MARCHANT AVE. Owner: Christopher Austin, 1194 Pacific Street, San Luis Obispo, CA 93401 Certified Wesley Conner, Consulting Arborist, 216 Albert Drive, San Luis Obispo, CA 93401 Arborist: Project Title TRP 2006-0098/PLN 2006-1172 Project 6200 Marchant Ave., Atascadero, CA 93422 Location San Luis Obispo, CA (APN 030-221-026) Project A request to remove one 40" Valley Oak and one 7" Live Oak for the construction of Description two new detached residential units on a multi -family lot. An existing residence is proposed to remain. 4. TREE REMOVAL PERMIT 2007-0102,9700 EL CAMINO REAL Owner: Ted Jacobson, 8055 Cristobal Ave., Atascadero, CA 93422 Certified A & T Arborist, Steven G. Alvarez, P O Box 1311, Templeton, CA 93465 Arborist: Project Title: TRP 2007-0102/PLN 2099-0313 Project 9700 EI Camino Real, Atascadero, CA 93422 Location San Luis Obispo, CA (APN 056-081-032) Project A request to remove one 75" native Live Oak tree that is considered to be hazardous by the Description project arborist. The project site is currently under construction. City of Atascadero Planning Commission Agenda PUBLIC HEARINGS Regular Meeting February 6, 2007 Page 3 of 5 (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).) 5. PLN 2099-0079, AMENDMENT TO WOODRIDGE SPECIFIC PLAN, ADDITION OF THREE NEW HOUSE PLANS Owner/Applicant: Trimark Pacific Homes, L.P., 3130 W. Main Street, Suite A-2, Visalia, CA 93291 Project Title: Amendment to Woodridge Specific Plan, Zone Change 2003-0041/PLN 2099- Project Title: 0079 Project Location: 11415 Eliano Street, Atascadero, CA 93422 Project (San Luis Obispo County) APN 045-312-020 Project An application for an Amendment to a Specific Plan to: 1) Add two additional Description: house plans to the three plans currently approved; and 2) Approve a standard SFR -2 stucco finish. General Plan Designation: SP1 Zoning District: SFR -X Proposed The proposed Amendment is consistent with pre -approved CEQA documents. Environmental Determination: 6. PLN 2006-1174,5730 EL CAMINO REAL, CONDITIONAL USE PERMIT FOR 11,300 S.F. COMMERCIAL BUILDING Owner/Applicant: Morro Road Homes, LLC, Kelly Gearhart, 6205 Alcantara Ave., Atascadero, CA 93422 Project Title: Conditional Use Permit 2006-0201/PLN 2006-1174 Project Location: 5730 EI Camino Real, San Luis Obispo County, APN 030-181-055 Project The proposed project consists of an application for a Conditional Use Permit to Description construct a two-story 11,361 square foot commercial building along EI Camino Real within the downtown area. The project's site improvements will include on- site alley parking and street frontage improvements. The site is currently vacant. General Plan Designation: Downtown (D) Zoning District: Downtown Commercial (DC) Proposed CEQA Section 15332 Categorical Exemption Class 32 Infill Development Environmental Determination: City of Atascadero Planning Commission Agenda Regular Meeting February 6, 2007 Page 4 of 5 7. PLN 2006-1173,8120 MORRO ROAD, CONDITIONAL USE PERMIT FOR 3000 S.F. LIQUOR STORE Owners: Farid Roboz, 671 Atascadero Road, Morro Bay, CA 93442 George Younan, 11024 Balboa Blvd. #109, Granada Hills, CA 91344 Project Title: Conditional Use Permit 2006-0200/PLN 2006-1173 Project Location: 8120 Morro Road, Atascadero, CA 93422 San Luis Obispo County, APN 031-231-028 Project The proposed project consists of an application for a Conditional Use Permit to Description allow for 3,000 sq. ft. of commercial food and liquor retail sales use within a new 5,400 square foot commercial retail center along Morro Rd. A Master Sign Program for the new commercial retail center is also included for Planning Commission review. General Plan Designation: General Commercial (GC) Zoning District: Commercial Professional w/ Planned Development 3 Overlay (CP/PD-3) Proposed CEQA Section 15332 Categorical Exemption Class 32 In -fill Development Environmental Determination: COMMISSIONER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT The next regular meeting of the Planning Commission will be on February 20, 2007 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 February 6, 2007 Page 5 of 5 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: 2-6-07 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting Tuesday, January 16, 2007 — 7:00 P.M. Chairperson O'Keefe called the meeting to order at 7:00 p.m. and Commissioner Marks led the Pledge of Allegiance. ROLL CALL Present: Commissioners Fonzi, Jack, Chairperson O'Keefe Absent: None Others Present: Recording Secretary Grace Pucci Marks, O'Grady, Slane, and Staff Present: Community Development Director Warren Frace, Public Works Director Steve Kahn, and Deputy Community Development Director Steve McHarris. PLANNING COMMISSION BUSINESS APPROVAL OF AGENDA MOTION: By Commissioner Fonzi and seconded by Commissioner Jack to approve the agenda. Motion passed 6:0 by a roll -call vote. PC Draft Minutes 01/16/07 Page 1 of 6 DISCLOSURE OF EX PARTE COMMUNICATIONS: ■ Commissioner Fonzi stated she spoke briefly with Joe Simonin and Adam Scattini regarding Lube `N' Go prior to tonight's meeting. PUBLIC COMMENT None CONSENT CALENDAR 1. APPROVAL OF MINUTES OF THE REGULAR PLANNING COMMISSION MEETING ON DECEMBER 19, 2006. 2. ACCEPTANCE OF RESOLUTION RECOMMENDING DENIAL OF PLN 2099- 0795/ZCH 2006-0112, CUP 2006-0178, TTM 2006-0082; EL CORTE PLANNED DEVELOPMENT (EDDINGS) This item was recommended to the City Council for denial on 12/19/06. The Commission will accept the final form of the resolution. MOTION: By Commissioner Jack and seconded by Commissioner O'Grady to approve Items #1 and 2. Motion passed 6:0 by a roll -call vote. COMMUNITY DEVELOPMENT STAFF REPORTS PUBLIC HEARINGS 3. PLN 2006-1163, ROAD ABANDONMENT AT 9700 EL CAMINO REAL Owners: Ted Jacobson, 8055 Cristobal Ave., Atascadero, CA 93422 J. Patel, 580 Garcia Road, Atascadero, CA 93422 Project Title: Road Abandonment 2006-0017/PLN 2006-1163 Project Location: 9700 EI Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 056-081-032 Project An application for a partial right-of-way abandonment on East Front Street. The applicant Description• is requesting that the City abandon a portion of its right-of-way between the existing Chevron Service Station and the Post Office. The applicant is requesting the abandonment in order to construct a portion of a hotel on the right-of-way. The abandonment size is approximately 28 feet wide by 191 feet long. General Plan Designation: R -O -W Zoning District: R -O -W PC Draft Minutes 01/16/07 Page 2 of 6 Proposed Categorically Exempt Class 5 (Section 150305 pertaining to minor alterations of land use) Environmental Determination: Public Works Director / City Engineer Steve Kahn gave the staff report and answered questions of the Commission. PUBLIC COMMENT — None MOTION: By Commissioner Jack and seconded by Commissioner O'Grady to adopt Resolution 2007-0003 recommending the City Council approve Road Abandonment 2006-0017 to summarily vacate an unconstructed portion of the East Front Road right-of-way based on findings and subject to conditions of approval and adding Condition #4 being the city seek a market rate compensation for granting the abandonment. Motion passed 6:0 by a roll -call vote. 4. PLN 2099-0305. LUBE `N' GO AMENDMENT, 7095 EL CAMINO REAL (CONTINUED FROM 12-16-06) Applicant: Atascadero Enterprises, 2505 Theatre Drive, Suite A, Paso Robles, CA 93446 Owners: Joe Simonin, 940 S. Bethel Road, Templeton, CA 93465 Adam Scattini, 2505 Theatre Dr. Ste. A, Paso Robles, CA 93446 Project Title: Amendment to Conditional Use Permit 2004-0144 / PLN 2099-0305 Lube 'N' Go Car Wash Project Location: 7095 EI Camino Real, San Luis Obispo County, APN 030-081-008 Project An Amendment to a Conditional Use Permit (CUP 2004-0144). A request to: (1) Shift Description the location of the approved Lube 'N' Go building to the rear of the site; (2) Adjust the parking, circulation and landscaping; and (3) Provide a location for an Atascadero identification monument sign. Although not a part of the proposed application, the project site includes an area for a building pad and parking for a future conceptual restaurant or other commercial building. General Plan Designation: General Commercial (GC) Zoning District: Commercial Professional (CR) Proposed Consistent with the previously certified Mitigated Negative Declaration 2005-0002. Environmental Determination: Deputy Community Development Director Steve McHarris gave the staff report and answered questions of the Commission. PC Draft Minutes 01/16/07 Page 3 of 6 PUBLIC COMMENT Joe Simonin and Adam Scattini, applicants, addressed questions raised by the Commissioners, requested that Condition #15 containing a sunset clause be eliminated, and stated they would be very flexible regarding the trees and landscape plantings. Mr. Simonin and Mr. Scattini answered questions of the Commission. Joanne Main, Atascadero Chamber of Commerce, spoke in support of the project and the improvements, and stated she was pleased with the site for the City monument sign. Chairperson O'Keefe closed the Public Comment period. MOTION: By Commissioner Fonzi and seconded by Chairperson O'Keefe to adopt Resolution PC 2006-0110 to approve Conditional Use Permit Amendment 2004-0144, amending the original Master Plan of Development (Conditional Use Permit 2006-0144) based on findings and subject to conditions of approval and mitigation measures with the amendment that the sunset provision in Condition #15 be taken out of this and the applicant to work with staff to screen and hide the trash cans and vacuum cleaners and possibly recess them, and reconfigure the landscaping to fit a little better and omit the cypress trees; and, adopt Resolution PC 2007-0001 to approve Lot Line Adjustment 2007-0081 between three legal lots of record. Motion passed 6:0 by a roll -call vote. COMMISSIONER COMMENTS AND REPORTS Commissioner O'Grady requested that staff provide the Commission with information on public safety and an emergency evaluation plan for the area south of Santa Ana along Santa Lucia with particular attention to the bridge at Llano and what the evacuation plan would be if the bridge becomes impassable or if there is a fire. Commissioner Marks spoke of a Planning Training session he had attended in San Luis Obispo regarding encouraging more walkable communities and cycling in communities. He suggested the city sponsor a similar program to provide the community and staff with more information. Chairperson O'Keefe requested staff include more information in staff reports about gross acreage, net acreage and explain how they came to those figures. Chairperson O'Keefe recessed the meeting at 8:13 p.m. Chairperson O'Keefe called the meeting back to order at 8:22 p.m. PC Draft Minutes 01/16/07 Page 4 of 6 DIRECTOR'S REPORT A. NATIVE TREE INVENTORY PRESENTATION Community Development Director Warren Frace gave a brief history of the Native Tree Inventory project and introduced Tom Gaman, East-West Forestry Associates, Inc., consultant, who gave the report and answered questions of the Commission and public. Commissioner O'Grady suggested that the scope of work for this project be expanded to include a distillation of the report with recommendations in respect to the Tree Ordinance and General Plan and those issues that the Planning Commission must consider. PUBLIC COMMENT Eric Greening made several suggestions including: extending the contract to review the Tree Ordinance and General Plan and make recommendations, payment into a fund which implements a collective vision and plan rather than on-site mitigation, open a dialog with the Fire Department regarding the results of thinning and fire clearance, and that value should be placed on a tree's future years of existence as well as its size. Bruce Bevans expressed appreciation for the report and suggested maintaining the Blue Oak forest and protecting it from encroachment by Coast Live Oaks. Council Member Jerry Clay questioned the problem with lack of regeneration and asked if this was due to nature, and spoke about sycamores and the difficulty in replanting them. County Supervisor Jim Patterson thanked ANTA, Director Frace and Mr. Gaman for the report, commented on the importance of protecting young trees, and stated it is appropriate to take a look at the Tree Ordinance to see how it could be revised and to perhaps implement other programs that change the focus and direction of the management of trees in Atascadero. Council Member Ellen Beraud spoke of the importance of the oak trees to the community and suggested a study session regarding how these findings can be addressed in relation to the Tree Ordinance. Jonalee Istenes asked about the possibility of expanding the study and questioned the regeneration that is currently underway. She commented that shrubs are as important as the trees for regeneration, and suggested a discussion with the Fire Department regarding fire clearance, which takes away the trees as well as the host. Chairperson O'Keefe closed the Public Comment period. PC Draft Minutes 01/16/07 Page 5 of 6 Director's Report Community Development Director Warren Frace reported on the Rancho de Pariso site tours and gave some preliminary dates. Director Frace spoke about Commission training to be done by the California League of Cities, from March 21 to 23 in San Diego, and encouraged Commissioner attendance. The agenda for the next Commission meeting was reviewed and it was reported that the February 20th meeting will be a joint study session with the City Council to discuss condominium conversions. ADJOURNMENT Chairperson O'Keefe adjourned the meeting at 10:09 p.m. to the next regularly scheduled meeting of the Planning Commission on February 6, 2007. MINUTES PREPARED BY: Grace Pucci, Recording Secretary PC Draft Minutes 01/16/07 Page 6 of 6 ITEM NUMBER: 2 DATE: 2-6-07 Atascadero Planning Commission Staff Report - Public Works Department Final Map 2006-0137 (Tract 2694) 6750 San Gabriel Road (TTM 2004-0061) (Yolanda Larsen) RECOMMENDATIONS: Planning Commission: 1. Accept Final Tract Map 2006-0137 (Tract 2694). DISCUSSION: Tentative Tract Map 2004-0061 was approved by the Planning Commission on June 6, 2006. The Tentative Tract Map approved the division of 8.41 gross acres into two lots ranging in area from 4.85 to 3.56 acres. Staff has determined that the Final Map is consistent with approved Tentative Tract Map. Pursuant to California Government Code Section 66440 the approving legislative body (Planning Commission) cannot deny a Final Map that is consistent with an approved Tentative Map. The legislative body is also required to accept, accept subject to improvement, or reject on behalf of the public, any real property offered for dedication for public use in conformity with the terms of the offer of dedication. The Map does not make any offers of dedication to the public. FISCAL IMPACT: None ATTACHMENTS: Exhibit A: Final Map 2006-0137 (Tract 2694) Final Map 2006-0137 Page 1 of 2 ITEM NUMBER: 2 DATE: 2-6-07 Exhibit A Final Map 2006-0137 (Tract 2694), 6750 San Gabriel Road, Yolanda Larsen vt a � a � vie 1) a a C9 OQ O § .1 Yq 1 Final Map 2006-0137 Page 2 of 2 ITEM NUMBER: 3 DATE: 2-6-07 Atascadero Planning Commission Staff Report - Community Development Department Tree Removal Permit PLN 2006-1172 / TRP 2006-0098 (6200 Marchant Ave.) SUBJECT: A request to remove two (2) native oak trees totaling 47 inches (dbh) for the construction of a multi -family project. RECOMMENDATION: Staff recommends Planning Commission: 1. The Planning Commission adopt Resolution PC 2007-0006 to approve the request to remove two (2) native oak tree subject to findings and conditions of approval. Situation and Facts: 1. Owner/Applicant: Christopher Austin, 1194 Pacific Street, San Luis Obispo, CA 93401 2. Certified Arborist: E. Wesley Conner, Consulting Arborist, 216 Albert Drive, San Luis Obispo, CA 93405 3. Project Address: 6200 Marchant Ave, Atascadero, CA 93422 APN: 030-221-026 BACKGROUND: On December 5, 2006, the applicant brought the requested tree removal before the Planning Commission. The Planning Commission referred the item back to the applicant to explore other design alternatives that would allow the tree to be saved. Recommendations form the Planning Commission included attaching the two proposed units to lessen the area of impact. ITEM NUMBER: 3 DATE: 2-6-07 Staff met with the applicant to discuss the Planning Commissions recommendations. At that meeting the applicant presented staff with the full building permit history which included information for the Arborist delineating the extent of root protection necessary to ensure survivability of the 40" tree. According to the Arborist, major pruning of the tree created a reduced canopy spread, however, the root zone area necessary to protect remains at the limits of the original tree canopy. ANALYSIS: Based on this original Arborist information, the applicant produced a conceptual design alternative which maintained the two proposed units outside the root zone protection area. Staff has reviewed this design alternative and has found that it does not comply with the current zoning standards and appearance review guidelines based on the following factors: 1. The proposed site design alternative requires location of the required on-site parking at the corner of Marchant Ave. and Alcantara Ave. and within the rootzone of the 40" tree. 2. As this is a corner lot, the setback along one frontage is required to be 25 -feet and the setback along the alternate frontage is required to be 10 -feet. In order to meet current zoning standards for building separation for the existing unit, the project encroaches into the required setback area. According to the Arborist correspondence dated May 5, 2006, the 40" Valley oak is in poor condition and could pose potential hazards to residents if it were retained on-site due to its age and current condition. The second tree the applicant is requesting to remove is a 7" Live Oak tree which is in the area of proposed driveway improvements. Based on the additional information presented to staff, it appears as though the finding can be made to approve the requested tree removal, as noted below. FINDINGS: Pursuant to the Tree Ordinance (Ordinance No. 214), "decisions on native tree removals of 24 -inch dbh- size or larger shall be made by the Planning Commission." In considering any Tree Removal Permit request, at least one of the findings must be made has indicated finding number (v) as appropriate to this request. Staff (V) The tree is obstructing proposed improvements that cannot be reasonably ITEM NUMBER: 3 DATE: 2-6-07 designed to avoid the need for tree removal, as certified by a report from the site planner and determined by the Community Development Department based on the following factors: a. Early consultation with the City, b. Consideration of practical design alternatives, c. Provision of cost comparisons (from applicant) for practical design alternatives, d. If saving tree eliminates all reasonable use of the property, or e. Saving the tree requires the removal of more desirable trees. ALTERNATIVES: 1. The Planning Commission can refer the project back to the applicant and staff for additional information. 2. The Planning Commission can approve both or one tree for removal. If the Planning Commission finds that only one tree meets the removal criteria of the Native Tree Ordinance, the resolution for approval would need to be amended to reflect the modified findings. 3. The Planning Commission can deny the tree removal. The applicant could redesign the site to include less units. CONCLUSION: The applicant is proposing the removal of two native oak trees for the construction of two new detached units on a multi -family project site. The applicant has worked with City staff to provide additional information and analysis to defend his request. At this time, staff recommends that the Planning Commission approve the requested tree removal subject to the mitigation requirements of the Atascadero native Tree Ordinance. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1: Project Location Attachment 2: Arborist report Attachment 3: Proposed alternative site design Attachment 4: Draft Resolution PC 2007-0006 ITEM NUMBER: 3 DATE: 2-6-07 Attachment 1: Project Location Attachment 2: Arborist Report See Following ITEM NUMBER: DATE: 2-6-07 ITEM NUMBER: 3 DATE: 2-6-07 Attachment 3: Proposed Site Design Alternative 12 'V Z \ � 3 L ,�av1 Zvi.tE SEE . j128EWfC,G'/OAJ FGAJJ, ITEM NUMBER: 3 DATE: 2-6-07 Attachment 4: Draft Resolution PC 2007-0006 DRAFT RESOLUTION PC 2007-0006 A RESOLUTION OF THE PLANNING COMMISSION OF ATASCADERO APPROVING A TREE REMOVAL PERMIT TO ALLOW THE REMOVAL OF TWO NATIVE TREES LOCATED AT 6200 MARCHANT AVE APN 030-221-026 (PLN 2006-1172/TRP 2006-0098) WHEREAS, an application for a Tree Removal Permit has been received from Christopher Austin, 1194 Pacific Street, San Luis Obispo, CA 93401, Property Owner, to allow the removal of two native oak trees located at 6200 Marchant Ave., APN 030-221-026, and, WHEREAS; the Planning Commission reviewed the proposed Tree Removal application on February 6, 2007, and considered testimony and reports from staff, the applicants, and the public; and, NOW, THEREFORE, the Planning Commission takes the following actions: SECTION 1. Findings for Approval of Tree Removal Permit. The Planning Commission finds as follows: Trees proposed for removal are obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from a certified arborist and determined by the Community Development Department based on the following factors: • Early consultation with the City; • Consideration of practical design alternatives; • Provision of cost comparisons (from applicant) for practical design alternatives; • If saving tree eliminates all reasonable uses of the property; or • If saving the tree requires the removal of more desirable trees; and, SECTION 2. Approval. The Planning Commission hereby approves Tree Removal Permit 2006-0098 subject to the following Conditions and Exhibits: Exhibit A: Conditions of Approval Exhibit B: Proposed Site Plan ITEM NUMBER: 3 DATE: 2-6-07 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: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 3 DATE: 2-6-07 Exhibit A: Conditions of Approval Tree Removal - PLN 2006-1172 Conditions of Approval Timing Responsibility Mitigation PLN 2006-1172/TRP 2006-0098 /Monitoring Measure PR: dorm Removal PS: Planning Services 6200 Marchant Ave. BL: Business License BS: Building Services BP: Building Permit FD: Fire Deparhent TO: Temporary Occupancy PD: Police Department F0: Final Occupancy CE: City Engineer WW: Wastewater CA: City Attorney Planning Services 1. The applicant shall mitigate the removal of the trees in PR PS accordance with the requirements of the Atascadero Native Tree Ordinance. Evergreen Native Trees (inches) dbh notes 1 7 -inches 2 3 4 5 6 Total 7 -inches Mitigation Requirement req'd tree replacements: Proposed Replanting 2 five gal trees 0 five gal trees 0 box trees (24") Deciduous Native Trees (inches) dbh notes 1 40 -inches 2 3 4 5 6 Total 40 -inches req'd tree replacements: Proposed Replanting 27 five gal trees 0 five gal trees 0 box trees (24") Remaining Mitigation 2 five gal trees Remaining Mitigation 27 five gal trees Tree Fund Payment: $ 116.67 Tree Fund Payment: $ 1,333.33 Totals 47 -inches 29 five gal trees 0 five gal trees 0 box trees (24") 29 five gal trees $ 1,450.00 ITEM NUMBER: 3 DATE: 2-6-07 Exhibit B: Proposed Site Plan Tree Removal - PLN 2006-1172 Doc. # 1991-0()8101 � ya Q 30 ) �' ; Fd rbr. no cap �3 a' 7" tree accepted per R1 b_ O "99:26'. M 99.31' R1 1 174.4j' M 174.64' R T-3. -Fd Rb 5y�00 per fil o Ar.. URIV 69 0 10'21'20IT ... 2 48 \ FF498.5* I.L=99.06' I 12' WIDE A.C. 40 1� � 1 ()RIVE µ - ee 4 tree GARAGE o\'FF=498.5' }.... .. ._ DRIVEW, 3 3 o/ y 1 Z5 APPROACH PE 2% --12' WIDEAC. - ',STANDARD! 0. DRIVE a GARAGE Q I a 1j 'O yp CO�o d "te" O'cap ceepted ber RI w 8' HIGH / WOOD FENC � � 2y � ",� t130 -69,R — 5' O&R�186.44 R1 . - —`Fd rbr. L 5700 a_, c pled p^r RI J 1•- M. 217.00' R �. 30 E 319.39' 216. R. 526 E 3l6_90 l,arcel 1,235 X31 PM jai ITEM NUMBER: 4 DATE: 2-6-07 Atascadero Planning Commission Staff Report - Community Development Department Tree Removal Permit TRP 2007-0102 (9700 EI Camino Real) SUBJECT: A request to remove one (1) native oak tree totaling 75 inches (dbh) found to be hazardous by a Certified Arborist. The site is currently under construction with a 15,000 s.f. office building. RECOMMENDATION: Based on the current condition of the tree, staff recommends: 1. The Planning Commission adopt Resolution PC 2007-0007 to approve the request to remove one (1) 75" dbh native oak tree subject to findings and conditions of approval. Situation and Facts: 1. Owner/Applicant: Ted Jacobson, 8055 Cristobal Avenue, Atascadero, Ca 93422 2. Certified Arborist: A & T Arborist — Steven Alvarez, PO Box 1311, Templeton, CA 93465 3. Project Address: 9700 EI Camino Real, Atascadero, CA 93422 APN: 056-081-032 BACKGROUND: The Planning Commission approved a Conditional Use Permit to allow the construction of a 15,000 s.f. office building at 9700 EI Camino Real. A number of mature native oak trees were identified on this plan to remain and be incorporated into the Master Plan of Development. ITEM NUMBER: 4 DATE: 2-6-07 ANALYSIS: Staff has received an updated site inspection letter from the original Project Arborist listing the status of each of the existing trees. The Arborist states that the 75" tree is in poor health and will continue to decline. The applicant also hired A&T Arborists to perform a hazard evaluation of the 75" tree and they gave the tree a hazard rating of 12 out of 12 based on the extent of decay, size of the cavity at the base of the tree, and lean of the tree toward the future office building. Based on this analysis of the current condition of the tree, staff is recommending that the Planning Commission make the required finding for removal of the 75" Live Oak tree. Staff has identified findings (i) and (iii) listed below as appropriate to this request. If the requested removal is approved, the applicant will be required to mitigate the removal based on the requirements listed in the Atascadero Native Tree Ordinance as shown in the chart below. Evergreen Native Trees (inches) Deciduous Native Trees (inches) I Totals dbh notes dbh notes 1 75 -inches 1 2 2 3 3 4 4 5 5 6 6 Total 75 -inches Total 0 -inches 75 -inches Mitigation Requirement req'd tree replacements: 25 five gal trees req'd tree replacements: 0 five gal trees 25 five gal trees Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees 0 box trees (24") 0 box trees (24") 0 box trees (24") Remaining Mitigation 25 five gal trees Remaining Mitigation 0 five gal trees 25 five gal trees Tree Fund Payment: $ 1,250.00 Tree Fund Payment: $ $ 1,250.00 FINDINGS: Pursuant to the Tree Ordinance (Ordinance No. 214), "decisions on native tree removals of 24 -inch dbh-size or larger shall be made by the Planning Commission." In considering any Tree Removal Permit request, at least one of the findings must be made. ITEM NUMBER: 4 DATE: 2-6-07 (i) The tree is dead, diseased or injured beyond reclamation, as certified by a tree condition report from an arborist; (II) The tree is crowded by other healthier native trees; thinning (removal) would promote healthier growth in the trees to remain, as certified by a tree condition report from an arborist; (III) The tree is interfering with existing utilities and/or structures, as certified by a report from the site planner; (IV) -i ne tree is inhibiting sunlight neeaea for existing ana/or proposed active or passive solar heating or cooling, as certified by a report from the site planner; (V) The tree is obstructing proposed improvements that cannot be reasonably designed to avoid the need for tree removal, as certified by a report from the site planner and determined by the Community Development Department based on the following factors: a. Early consultation with the City, b. Consideration of practical design alternatives, c. Provision of cost comparisons (from applicant) for practical design alternatives, d. If saving tree eliminates all reasonable use of the property, or e. Saving the tree requires the removal of more desirable trees. ALTERNATIVES: 1. The Planning Commission can refer the project back to the applicant and staff for additional information. 2. The Planning Commission can approve the requested tree removal. If the Planning Commission finds that only one tree meets the removal criteria of the Native Tree Ordinance, the resolution for approval would need to be amended to reflect the modified findings. 3. The Planning Commission can deny the tree removal. CONCLUSION: The applicant is proposing one 75" dbh Live Oak tree that has been deemed hazardous by a Certified Arborist. The tree is currently adjacent to an office building that is under construction. Staff is recommending that the Planning Commission make the required findings for removal of the tree. PREPARED BY: Kelly Gleason, Associate Planner ATTACHMENTS: Attachment 1: Project Location Attachment 2: Current site condition letter Attachment 3: Hazardous Tree Evaluation Attachment 4: Draft Resolution PC 2007-0007 ITEM NUMBER DATE: 2-6-07 Attachment 1: Project Location Zoning: CT (Commercial Tourist) General Plan Designation: GC (General Commercial) ITEM NUMBER: 4 DATE: 2-6-07 Attachment 2: Current site condition update letter Solid � .. Oak Tree Management P.O. BOX 13521, SLO CA 93406 (805)544-7544 (805) 431-0708 cell TO: KELLY GLEASON CITY OF ATASCADERO — PLANNING DEPARTMENT FROM: JEREMY LOWNEY, CERTIFIED ARBORIST 3718 SOLID OAK TREE MANAGEMENT DATE: JANUARY 24, 2007 REGARDING: INSPECTION REPORT LOCATION: MERIDIAN INSURANCE BUILDING ON EL CAMINO REAL On Wednesday, January 17th, I visited the site to inspect the condition of the trees at the new Meridian Insurance Building on El Camino Real. Below are listed my observations and comments regarding the condition of the site, the trees, and tree protection. Observations: 1. The condition of the oak within the courtyard of the development appears to be healthy and vigorous despite the intensive excavation within the root zone, compaction and fill. That is good news. The tree is hearty. 2. Some mechanical damage was done to the tree, though very slight. This was most likely caused by movement of lumber. 3. The tree protection fencing has been removed and replaced to accommodate the construction of the building, and for the addition of fill dirt behind the retaining/decorative walls in the courtyard 4. The large oak on the East side of the building belonging to the Post Office is in very poor condition. The poor health of this tree is a long-term decline due to heart rot fimgus which is causing the limb failure and decline of many trees in this area. Construction impacts had little to do with the limb failure and continued decline. Removal and replacement of that tree is advised in the future. As was mentioned in the previous update letter (March 16, 2006) there was a significant amount of grading that was necessary within the driplines of the trees in order to accommodate the need for over -excavation. 5. The biggest concern that I see is the amount of fill dirt over the root system of the courtyard oak. This tree has good potential as a specimen landscape tree. Unless the root system is cared for properly, the tree will be damaged by root -rot fungus and slowly decline. (Current oxygen and aeration needs are cut off by soil compaction and addition) Conclusions: ITEM NUMBER DATE: 2-6-07 Attachment 2: Current site condition update letter 1. The root system needs to be uncovered down to the original grade, out to the dripline. 2. Only mulch, rock, or scattered plants on a drip system should be located under the dripline. 3. Hardscape and sprinklers should be placed outside the dripline. 4. Protective fencing can be replaced near the dripline. *** Protective fencing on the adjacent property (Best Western) needs to be replaced and managed properly in order to avoid impacts from parking and storing equipment. Please call me if you have any questions. Jeremy Lowney 431-0708 (cell) Attachment 3: Hazardous Tree Evaluation See following ITEM NUMBER DATE: 2-6-07 ITEM NUMBER: 4 DATE: 2-6-07 Attachment 4: Draft Resolution PC 2007-0007 DRAFT RESOLUTION PC 2007-0007 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING TREE REMOVAL PERMIT 2007-0102 TO ALLOW THE REMOVAL OF ONE NATIVE TREE LOCATED AT 9700 EL CAMINO REAL APN 056-081-032 (TRP 2007-0102) WHEREAS, an application for a Tree Removal Permit has been received from Ted Jacobson, 8055 Cristobal Ave, Atascadero, CA 93422, Property Owner and Applicant, to allow the removal of one native oak tree totaling 75" dbh located at 9700 El Camino Real, APN 056-081-032, and, WHEREAS; the Planning Commission reviewed the proposed Tree Removal application on February 6, 2007, and considered testimony and reports from staff, the applicants, and the public; and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for Approval of Tree Removal Permit. The Planning Commission finds as follows: • The tree is dead, diseased or injured beyond reclamation, as certified by a tree condition report from an arborist, • The tree is interfering with existing utilities and/or structures, as certified by a report from the site planner SECTION 2. Approval. The Planning Commission hereby approves Tree Removal Permit 2007-0102 subject to the following: Exhibit A: Conditions of Approval Exhibit B: Site Plan ITEM NUMBER: 4 DATE: 2-6-07 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: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary ITEM NUMBER: 4 DATE: 2-6-07 Exhibit A: Conditions of Approval Tree Removal - TRP 2007-0102 Conditions of Approval Timing Responsibility Mitigation TRP 2007-0102 /Monitoring Measure 2 PR: dorm Removal PS: Planning Services 9700 EI Camino Real BL: Business License BS: Building Services 4 BP: Building Permit FD: Fire Deparment 5 TO: Temporary Occupancy PD: Police Department 6 F0: Final Occupancy CE: City Engineer Total 75 -inches WW: Wastewater Mitigation Requirement CA: City Attorney Planning Services 25 five gal trees req'd tree replacements: 0 five gal trees 1. The applicant shall mitigate the removal of the trees in PR PS 0 five gal trees accordance with the requirements of the Atascadero 0 box trees (24") 0 box trees (24") Native Tree Ordinance. Evergreen Native Trees (inches) Deciduous Native Trees (inches) dbh notes dbh notes 1 75 -inches 1 2 2 3 3 4 4 5 5 6 6 Total 75 -inches Total 0 -inches Mitigation Requirement req'd tree replacements: 25 five gal trees req'd tree replacements: 0 five gal trees Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 box trees (24") 0 box trees (24") Remaining Mitigation 25 five gal trees Remaining Mitigation 0 five gal trees Tree Fund Payment: $ 1,250.00 Tree Fund Payment: $ Totals 75 -inches 25 five gal trees 0 five gal trees 0 box trees (24") 25 five gal trees $ 1,250.00 Exhibit B: Proposed Site Plan Tree Removal - TRP 2007-0102 _--W=5 `\ 41 ITEM NUMBER: 4 DATE: 2-6-07 75" Live Oak Tree — Approved for removal ITEM NUMBER: 5 DATE: 2-6-07 Atascadero Planning Commission Staff Report - Community Development Department Specific Plan Amendment (SFR- 2) PLN 2099-0079/ZCH 2003-0041 Halcon Road, Atascadero) SUBJECT: The proposed Specific Plan Amendment consists of a request to add two additional SFR -2 house plans with six additional elevations, and clarification on appearance of exterior stucco finish applications. ZMKOIMI& I =1 \ 1971-111 e ► The Planning Commission: Adopt PC Resolution 2007-0005 to amend the Woodlands Specific Plan (SP -1 of Zone Change 2003-0041) to add two new SFR -2 single-family plans, and add a condition of approval to require a light sand finish to all future SFR -2 exterior stucco applications, based on findings and subject to conditions of approval. SITUATION AND FACTS: 1. Applicant / Representative: Trimark Pacific Homes, L.P. 3130 W. Main Street, Suite A-2, Visalia, CA 93291 2. Project Address: Halcon Road, Atascadero, CA 93422. APN(s): 045-311- 001, 045-401-015, 045-401-016, 045-411-001, 045- 412-001. 3. General Plan Designation: (SFR -X) Single -Family Residential -X 4. Zoning District: (SP -1) Specific Plan #1 5. Site Area: 220 acres (Originally the Woodlands project site) 6. Existing Use: Under development 7. Environmental Status: Statutorily Exempt ITEM NUMBER: 5 DATE: 2-6-07 DISCUSSION: Background On October 14, 2003, the City Council approved Specific Plan #1 for the Woodlands project. The Specific Plan outlines the process for development of a 272 -unit residential subdivision and associated improvements. The project site is currently under construction within the "Las Lomas" development. The project developer sold a portion of the project (SFR -2 zone) to Trimark Pacific Homes. The SFR -2 zone contained 3 home plans, each with 3 different design elevations for a total of 9 elevations. Trimark Pacific Homes is requesting a Specific Plan Amendment to add two new home floor plans, each with 3 different design elevations. In addition, existing homes have been finished with a rough stucco "knock- down" finish that is inconsistent with the approved smooth stucco finish identified on the building plans. The applicant and staff have agreed to have the Planning Commission consider a light sand stucco finish for all future applications. ANALYSIS Staff has reviewed each of the new proposed elevations and is of the opinion that the additional plans and elevations are consistent with the original specific plan approval. Staff notes that the applicant had originally requested a 3 -car garage option (Plan 4); however, staff discouraged this option as the third garage door and additional driveway width is inconsistent with the original specific plan house designs and elevations. In order to maintain variation throughout the subdivision, a condition has been included requiring the applicant to use no more than 20 percent of any particular home plan or elevation, and that no two same elevations be placed side by side. In addition, an overall placement plan for each floor plan and elevation shall be approved by staff prior to implementation (Condition 1). Staff has reviewed the proposed light sand stucco finish and which is consistent with the approved building plans. For clarification, a condition of approval has been included to identify light sand finish as the approved stucco finish within the SFR -2 residential area (Condition 2). CONCLUSION: The proposed request is consistent with the adopted Specific Plan and provides additional variety and improved appearance throughout the development. Staff is recommending that the request be approved, as conditioned. ITEM NUMBER: 5 DATE: 2-6-07 ALTERNATIVES: 1. The Planning Commission may add conditions to the proposed request. 2. The Planning Commission may continue the hearing and refer the project back to staff for further analysis. Direction should be given to staff and the applicant on required additional information. 3. The Planning Commission may deny the request. PREPARED BY: Mathew Fawcett, Planning Intern Steve McHarris, Deputy Community Development Director ATTACHMENTS: Attachment 1: Location Map, General Plan, and Zoning Attachment 2: Approved Elevations Attachment 3: Draft PC Resolution 2007-0005 ITEM NUMBER: 5 DATE: 2-6-07 Attachment 1: Location Map, General Plan, and Zoning Legend City Limit Line Zoning Boundary Woodlands Specific Plan Boundary City of Atascadero Zoning Categories P - Public OS - Open Space CN - Commercial Neighborhood CP -K - Commercial Park RS - Residential Suburban FH - Flood Hazard Overlay PD7 - Planned Development Overlay RMF - Residential Multi -Family Woodlands Specific Plan Zoning districts SFR -1 - Single Family Residential (Small lot) SFR -2 - Single family Residential (Standard Lot) SFR -3 - Single Family Residential (Estate Lot) MFR - Multi -Family Residential OS - Open Space SC -1 - Service Commercial Attachment 2: Approved Rendered Architectural Elevations with Design Notations (Specific Plan Appendix C) 111: :, :tt, _ AN N If a Jr ;� ■• • lid ��II71\�•tttt�l `•` �. ,Note: There are 3 differentT LiYiifi `r� 't•; �-e-`sig elevations for the 3 apprXed house floor plans, as copceptually depicted in this S'�ecific Plan Exhibit. u Imo■. MMMM itiA Jr ;� ■• • lid ��II71\�•tttt�l `•` �. ,Note: There are 3 differentT LiYiifi `r� 't•; �-e-`sig elevations for the 3 apprXed house floor plans, as copceptually depicted in this S'�ecific Plan Exhibit. u Imo■. Planning Commission Resolution 2005-0041 July 19, 2005 Attachment 3: Draft PC Resolution 2007-0005 DRAFT RESOLUTION 2007-0005 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING AMENDMENTS TO THE WOODLANDS SPECIFIC PLAN (SP -1) THEREBY ADDING TWO NEW HOME FLOOR PLANS AND CONDTIONING FUTURE STUCCO FINISHES WITHIN THE SFR -2 AREA (Woodlands Specific Plan, Halcon Road / Trimark) WHEREAS, an application has been received from Trimark (5200 Telegraph Road, Ventura, CA, 93003) Applicant and Property Owner to consider a project consisting of a Master Plan for Development Amendment to Woodlands Specific Plan located at Halcon Road, Atascadero; and WHEREAS, the site's General Plan Designation is SFR -X (Single -Family Residential - X); and, WHEREAS, the site's Zoning District is SP -1 (Woodlands Specific Plan); and, WHEREAS, the amendment request is statutorily exempt from CEQA; and, WHEREAS, the proposed project amendment is consistent with previously certified Mitigated Negative Declaration 2003-0026, and 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 amendments to the Woodlands Specific Plan (SP -1) was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said amendment; and NOW, THEREFORE, the Planning Commission of the City of Atascadero, takes the following actions: SECTION 1. Findings for approval of Master Plan of Development Amendment. The Planning Commission finds as follows: 1. The amendment is in conformance with the Specific Plan's Goals, Policies, Standards and Intent. 2. The amendment is consistent with the Comprehensive Regulations presented in Planning Commission Resolution 2005-0041 July 19, 2005 Section II of the Specific Plan. 3. The amendment is compatible with other phases of the specific planning area. 4. The amendment does not increase or change impacts described and discussed in the previously certified Mitigated Negative Declaration (MND 2003-0026). SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 6, 2007, resolved to approve the Specific Plan Amendment subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Proposed Elevations / Floor Plan 4 EXHIBIT C: Proposed Elevations / Floor Plan 5 On motion by Commissioner , and seconded by Commissioner foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSENT: ( ) ABSTAIN: ( ) ADOPTED: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary the Planning Commission Resolution 2005-0041 July 19, 2005 Exhibit A: Conditions of Approval Conditions of Approval Timing Responsibility Mitigation /Monitoring Measure The Woodlands Specific Plan GP: Grading Permit PS: Planning Services Amendment BP: Building Permit SIP: Subdivision BS: Building Services FD: Fire Department Improvement Plans PD: Police Department FM: Final Map CE: City Engineer TO: Temporary Occupancy WW: Wastewater FI: Final inspection CA: City Attorney F0: Final Occupancy AMWC: Water Comp. Planning Services 1. In order to maintain variation throughout the subdivision, BP PS a condition has been included requiring the applicant to use no more than 20 percent of any particular home plan or elevation, and that no two same elevations be placed side by side. In addition, an overall placement plan for each floor plan and elevation shall be approved by staff prior to implementation. 2. All new stucco applications shall have a light sand stucco BP PS finish, subject to staff approval. 3. All previously approved conditions of approval and mitigation BP PS measures remain applicable to the Woodlands Specific Plan Project.. Planning Commission Resolution 2005-0041 July 19, 2005 Exhibit B: Proposed Elevations / Floor Plan 4 FLOOR PLAN 2783 S.F. TRIMARK PACIFIC HOMES - LA TERRAZZA - ATASCADERO, CA - PLAN 4 PLAN 4 FRONT ELEVATION 'A' SCA_E -.,.0 I . THE SINGLE CAR GARAGE DOOR HAS BEEN OMITTED AND REPLACED WITH A WINDOW PER STAP" REQUEST. 2. STAPP REQUESTED A WOOD SEAM ELEMENT AT THE PORCH OPENING AND PER MY CONVERSATION WITH MAT PAWCETT THE COMMENT IS AESTHETIC IN NATURE NOT STRUCTURAL. WE WOULD LIKE TO SUBMIT POR YOUR CONSIDERATION A STONE ARCHED LINTEL, AS SHOWN ABOVE, AS BEING MORE APPROPRIATE. LA TERAZZA DENNIS). FLYNN ARCHITECTS. INC. ;Trimark Pacific TRACT u 2525-2 M,au Planning Commission Resolution 2005-0041 July 19, 2005 ®J ID IT] 00 B m 00 00 m PLAN 4 FRONT ELEVATION 'B' SCALE 114•.,'•O• d TQC 5:\5-C CAR GA¢AGC Gi34 -A5 9=_% Gv."CO AnJ REPLACED WITH A WINDOW PER STAFF'S R[OU[ST /1 LA T E R A Z Z A DENNIS J. FLYNN ARCHITECTS. INC. J Trinlark Pacific TRACT a 2525-2 DF PLAN 4 FRONT ELEVATION 'C' SCA -E',4 :`.G -E CAR GARAGE -AS BEE% CV: --E7 A♦7 Rto-ACEZ) N:TH A WINDOW PER STAFF'S REOUEST. 1. STAFF REQUESTED A WOOD BEAM ELEMENT AT THE PORCH OPENING AND PER MY CONVERSATION WITH MAT FAWCETT THE COMMENT IS AESTHETIC IN NATURE NOT STRUCTURAL. WE WOULD LIKE TO SUBMIT FOR YOUR CONSIOERATION THE BRICK LINTEL. AS SUBMITTED 6 SHOWN ABOVE, AS BEING MORE APPROPRIATE THAN BRICK ELEMENTS BEING SUPPORTED BY A WOOD ELEMENT. THIS WOULD ALSO BE CONSISTENT WITH THE PLAN 31C ALREADY APPROVED AND BUILT. LA TERAZZA /1 DENNIS J. FLYNN ARCHITECTS. INC. `Trimark Pacific TRACT a 2525-2 n .�� Planning Commission Resolution 2005-0041 July 19, 2005 ,8 PLAN 4 LEFT SIDE ELEVATION 'A' LA TERAZZA DENNIS J. FLYNN ARCHITECTS, INC. AV /1-1-rimark Pacific TRACT is 2525-2 DFA l LL - PLAN 4 REAR SIDE ELEVATION 'A' /1 LA TERAZZDENNIS J. FLYNNFLVNN ARCHITECTS, INC. `Trimark Pacific TRACT # 2525-2 u'•'« «'�", DFA Planning Commission Resolution 2005-0041 July 19, 2005 Exhibit B: Proposed Elevations / Illustrations Note: The 3 Plan 4 design elevations will not include the 3'd -car garage depicted in these illustrations. Planning Commission Resolution 2005-0041 July 19, 2005 EXHIBIT C: Proposed Elevations / Floor Plan 5 SECOND FLOOR PLAN 1720 S.F. FIRST FLOOR PLAN 1647 S.F. 1720 S.F. TOT. 3367 S.F. TRIMARK PACIFIC HOME " - LA TERRAZZA - ATASCADERO, CA - LDP Plan 5 -AM x/47 -1-e Planning Commission Resolution 2005-0041 July 19, 2005 -I11�- 11 _. ■■ ■■ i 1111 i � � 1111 � �llll_�u_Ili_i�_�U�II�I� ii ■■� \ I 11 � � [ � II�III�III�U- �II�III�II C '-� ■■ �� -� ' �_, �- I III IU II U �� ----------- - ' _ 1- - - EE -__---------------- - ---- - - a FITIFIF OE -G f u i u i m J PLAN 5 FRONT ELEVATION 'B' LA TERAZZA I, TRACT # 2525-2 DENNIS J. FLYNN ARCHITECTS,1N �.r `Trimark Pacific Planning Commission Resolution 2005-0041 July 19, 2005 I1 � X11 � � 11 ■■ �■ 11 111111 ` 3' ■ I ■� I I lu ILII ■ ■ IIIA U U i. i i III ■ ■ II 1 ■ iii �� 1111111111 PLAN 5 FRONT ELEVATION 'C' LA TERAZZA n TRACT A C T 2 5 2 5-2 DENNIS J. FLYNN ARCHITECTS. INC. `Trimark Pacific u, .o-. or. Planning Commission Resolution 2005-0041 July 19, 2005 ------ -------------------------------------- r --- -------- E I U p Ni PLAN 5 SIDE ELEVATION 'A' .�.��,..., :::.D MAV! !C!N ADDRD PGR YWR R[^.. LA /1 TERAZZA DENNIS J. FLYNN ARCNFTECTS. INC. rimark Pacific TRACT a^SZ5-Z m p„ Planning Commission Resolution 2005-0041 July 19, 2005 EXHIBIT C: Proposed Elevations / Floor Plan 5 ------ ------------------- ------- ------- -------- PLAN 5 SIDE ELEVATION 'B' �.�.••.n LA TERAZZA TRACT « 2525-2 DENNIS). FLYNN ARCHRECTS. INC. A `Trimark Pacific ry � �... PLAN 5 SIDE ELEVATION 'C' .�.«�.•.� LA TERAZZA TRACT p 25252 DENNIS). FLYNN ARCHITECTS. INC. `Trimark Pacific m� II � ITEM NUMBER: 6 DATE: 2-6-p7 Atascadero Planning Commission Staff Report - Community Development Department Downtown ECR Gearhart Building (PLN 2006-1174/CUP 2006-0201) (5730 EI Camino Real / Morro Road Homes, LLC) SUBJECT: The proposed project consists of an application for a Conditional Use Permit to establish an infill commercial building along EI Camino Real. One new two-story commercial building is proposed on-site providing a total of 11,361 square feet of commercial retail and office space. The project's site improvements will include on-site alley parking and street frontage improvements. The site is currently vacant. RECOMMENDATION: Staff Recommends: 1. Adopt Resolution No. PC 2006-0116 approving the Master Plan of Development (CUP 2006-0201) based on findings and subject to Conditions of Approval and Mitigation Monitoring. SITUATION AND FACTS: 1. Applicant / Representative: Morro Road Homes, LLC, Kelly Gearhart 6205 Alcantara Ave. Atascadero, CA 93422 2. Project Address: 5730 EI Camino Real Atascadero, CA 93422 (San Luis Obispo County) APN 030-181-055 3. General Plan Designation: Downtown (D) 4. Zoning District: Downtown Commercial (DC) ITEM NUMBER: 6 DATE: 2_g -n7 5. Site Area: 0.183 acres 6. Existing Use: Vacant 7. Environmental Status: CEQA section 15332 Categorical Exemption Class 32 Infill Development DISCUSSION: Project Definition The proposed project consists of an infill commercial/office development located on EI Camino Real between Traffic Way and Rosario Avenue. One new building is proposed on site as follows: The building includes one ground floor retail area and two second floor offices. The retail area totals 5,260 square feet and the office area totals 5,537 square feet. The proposed project includes 4 standard patron/employee parking spaces and one van accessible space. Background Surrounding Land Use and Setting: North: Downtown Commercial South: 101 Freeway East: Downtown Commercial West: Downtown Commercial The project site is within the General Commercial General Plan Land Use Designation and is zoned Downtown Commercial, which allows commercial building development in ITEM NUMBER: 6 DATE: 2_f_p7 excess of 10,000 square feet with the approval of a Conditional Use Permit/Master Plan of Development. Properties to the east are zoned Downtown Commercial. Properties to the north, south, and west are zoned Commercial Development. Main Street Design The City's adopted Downtown Design Guidelines apply to the proposed project. These guidelines provide direction to staff and the applicant in terms of building scale, form, architectural detailing and overall appearance. The Guidelines assist in the revitalization of downtown Atascadero by encouraging infill commercial development of high architectural quality that is compatible with existing attractive buildings, and promoting the conservation and reuse of existing buildings with preferred design quality. It is the opinion of staff that the proposed project is in conformance with the Downtown Design Guidelines as analyzed below. The proposed project review includes Downtown Design Guidelines comparative analysis as shown. L� ZI LOW PITCHED GABLE ROOF PARAPET ROOF TILE AND CORNER DETAIL Clerestory windows Clear Display windows Me Bulkhead The concepts and characteristics presented in this graphic are those of existing Architectural Types which would determine the "detail" design of the Infill Facade. i VISUAL COMPOSITION 1. USE OF MATERIALS An Infill Facade should be The Visual Composition of the / composed of materials which Infill Facade (that is, the organization of itsvisual parts) relate to adjacent facades. should be similar to that of ITEM NUMBER: 6 DATE: 2_F_n7 Appearance Review Site Design The site plan has been designed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan and the Downtown Design Guidelines. One new building is proposed on site as follows: The retail area located on the bottom floor of the site includes a lobby and restrooms, totaling 5,449 square feet. The upper floor includes two offices totaling 5,912 square feet. The project includes a side walk between the rear alley and EI Camino Real on both sides of the building. All parking has been located at the rear of the project site, with 5 total parking spaces and a loading dock. CUf0iP wA�- In.: JN'lD LK1ff PIXIURE� RECONB'IRLCf WfifINO mDEiR LI(MfH4-LUNARKMM78w' REYAW6i0 WALL ADJADFNi6VIlDWG METAL NAUDE IAW. REPE[TOfiHEET {. ._.—._._._._ -mom n MAY6tan Dowty F 4 m � � b a � 1 4 a z � +o{•o b 4 3 RETAIL A 4 a 4 � a °f rtAHmcwnH e a 8 p oRou vcom 3i e g °i [aLl{,r Dao[ 4 6 b ELECT. FLt"L'. ti up FIRE .......... 4 NAR 61 NAR 7,60LDMV01M 3 M [3% MAY 0.61 CIA% f2i NAYSLOPE ON BIOPE DN LOPE LOPE - LOPE DN xorE DN — • J a Frac lRANfiPORMER I 010? �0F R mW M.LAG41E5LNLDEtl y, M LODAiION iREOURED� I Py of lNCOMPANY 6-012- 6'-6' 6'-0" 16'-10' 6'-0• 8 TRASH F— e•coNEW n. I iR/gM ENGL09UtRE Architecture, Materials, Color The applicant proposes a commercial infill building consistent with the Downtown Design Guidelines buildings with special architectural features, upgraded building materials, consistent colors, and landscape design. ITEM NUMBER: 6 DATE: 2_g_p7 The project has been designed with an Atascadero Colonial influenced style of architecture that incorporates elements such as parapet roofing with decorative cornices, accessible balconies with decorative metal or iron railing, horizontal banding, a variety of earth toned colors and brick veneer, interior stairways, and large storefront windows with transom windows to increase natural light and visibility into the retail areas. Staff has added minor conditions of approval that the project be constructed with the architectural detailing identified in the proposed exhibits. The trash and recycle enclosure is designed to be consistent with the building architecture and conditioned to incorporate solid metal gates with a dark earth toned colors and brick veneer consistent with the proposed building. Any mechanical equipment will be screened from view behind fenced or landscaped enclosures. EI Camino Real Elevation The applicant has included a color and material board which identifies the selected architectural materials. Refer to Exhibit G for details. ITEM NUMBER: 6 DATE: 2-M7 Street Frontage Improvements The applicant will comply with the Downtown Design Guideline standards, which include specific requirements for pavers, street trees, and sidewalks. Two 15 -gallon size ash trees will be planted in the sidewalk, protected with tree well grids. The style of pavers that surround such trees will be the downtown main street approved Roman Tumbled style. Planned Sign Program A Master Sign Program is required for developments with a potential of 3 or more tenants. The building elevations identify signage area mounted in the building in three locations centered above the storefront transom windows. No commercial monument sign is identified or permitted. There will be a total of three signage areas dedicated to the three businesses that will occupy the building. These panel areas will be 2' x 14'-6" in size. The graphics for each will be submitted by tenants. There will be a non -tenant sign located at the peak of the EI Camino Real elevation that will be a gold leaf panel with raised letter on an enamel backing. Circulation and Parki Although no onsite parking spaces are required in the Downtown Commercial Zoning District, the project includes 5 parking spaces at the rear on the building, as well as one loading dock space. Site Drainage Per the Public Works Director, no on-site drainage detention improvements will be required. \A/.g0PVVatPr Sanitary sewer will be connected to the existing EI Camino Real sewer facilities. General Plan Consistency The proposed project is consistent with the following General Plan Land Use Element Policies: Land Use Program 1.1.2: "Concentrate higher density development downtown and within the Urban Core, and focus master planned commercial uses at distinct nodes along the arterial corridors." ITEM NUMBER: 6 DATE: 2_g -n7 Land Use Program 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. " Land Use Policy 2.1: "Ensure that new development is compatible with existing and surrounding neighborhoods". Land Use Policy 2.3: "Incorporate pedestrian and transit oriented design concepts into new residential and commercial development within the Urban Core." Land Use Goal LOC 4: "Provide for a strong and distinctive Downtown Area." Implementing General Plan programs requires appearance review of architectural design, materials and color, and streetscape to improve the downtown main street appearance along EI Camino Real, and incorporate architectural themes into the site and building design. As analyzed above, the proposed project, as conditioned is consistent with the General Plan. In staff's opinion the proposed project is consistent with the goals and policies of the Land Use Element. The project will provide 11,361 square feet of retail and office space oriented toward EI Camino Real. As conditioned, the project incorporates elements that are consistent with the scale and character of the surrounding neighborhood and consistent with the General Plan's appearance review requirements, providing compatible downtown architectural design and integrating downtown streetscape design elements along the EI Camino Real frontage. Findings Conditional Use Permit A Conditional Use Permit is required for all commercial development in excess of 10,000 square feet. 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 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 and the Downtown Design Guidelines. Staff Comment: The use is consistent with the General Commercial designation of the General Plan and General Plan Land Use Element Policy 1.1.2, 1.1.7, 2.1, 2.3, and Goal LOC 4. ITEM NUMBER: 6 DATE: 2-6-07 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 Planned Development zoning code provisions for a downtown commercial development. 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. Staff Comment: The proposed project 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 to enhance the appearance along EI Camino Real with compatible high quality architecture and downtown streetscape. The project site has been designed with the buildings at the EI Camino Real frontage and the parking to the rear, providing both a pedestrian oriented development and a landscape buffer from adjacent residential uses to the east. 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 is consistent with the traffic projections and road improvements anticipated within the General Plan. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Conditional Use Permit can be made. Proposed Environmental Determination This project is a Categorical Exemption Class 32, Infill development. ITEM NUMBER: 6 DATE: 2-6-p7 Conclusion The proposed project represents an infill downtown commercial building within the Downtown Commercial zone. The Master Plan of Development will cover all site development, landscaping and architectural design standards for the project. The proposed project is consistent with the General Plan and Atascadero Municipal Code and the Downtown Design Guidelines, as analyzed within this staff report. It is staff's opinion that the proposed project, as conditioned allows the Planning Commission to make all of the required findings for project approval. ALTERNATIVES 1. The Commission may recommend modifications to the project and/or conditions of approval 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 Commission must specify the reasons for denial of the project and is required to make an associated finding with such action. PREPARED BY: Steve McHarris, Deputy Community Development Director ATTACHMENTS: Attachment 1: Aerial Photograph Attachment 2: Location Map, Zoning and General Plan Attachment 3: Draft Resolution PC 2007-0008 ATTACHMENT 1: Aerial Photograph ITEM NUMBER: 6 DATE: 2-6-07 4 t " Preicct Site T 4, �A r 101 ` I ` �1 r ~ '� ITEM NUMBER: DATE: 2-6-07 Attachment 2: Location Map, General Plan and Zoning Planning Commission Resolution 2007-0008 February 6, 2007 Page 1 of 20 ATTACHMENT 3: Draft Resolution PC 2007-0008 DRAFT RESOLUTION PC 2007-0008 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING MASTER PLAN OF DEVELOPMENT (CUP 2006-0201) APN 030-181-055 (Morro Road Homes, LLC / Gearhart) WHEREAS, an application has been received from Morro Road Homes, LLC (6205 Alcantara Avenue, Atascadero, CA 93422) Applicant and Property Owner to consider a project consisting of a Master Plan of Development for a downtown commercial building (CUP 2006- 0201); and, WHEREAS, the site's General Plan Designation is GC (General Commercial); and, WHEREAS, the site's current zoning district is DC (Downtown Commercial); and WHEREAS, the project is categorically exempt as an infill development under section 15332 Class 32 in accordance with the requirements of the California Environmental Quality Act (CEQA); and, WHEREAS, a timely and properly noticed public Hearing upon the subject master Plan of Development (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 Master Plan of Development (Conditional Use Permit); and WHEREAS, the Planning Commission of the City of Atascadero held a public hearing on February 6, 2007, and, NOW, THEREFORE, the Planning Commission of the City of Atascadero, takes the following actions: SECTION 1. Findings for approval of Master Plan of Development (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 Downtown Review Guidelines 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. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 6, 2007, resolved to approve the Master Plan of Development (CUP 2006-0201) subject to the following: EXHIBIT A: CEQA Exemption Form EXHIBIT B: Conditions of Approval EXHIBIT C: Project Summary EXHIBIT D: Master Plan of Development/First Floor Site Plan, Second Floor Plan EXHIBIT E: Elevations and Sections EXHIBIT F: Building Details EXHIBIT G: Grading Plan On motion by Commissioner , and seconded by Commissioner foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ADOPTED: CITY OF ATASCADERO, CA Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary the Exhibit A Notice of Exemption 6500 Palma Avenue TO: ® File ❑ Office of Planning and Research 1400 Tenth Street Sacramento, CA 95814 FROM: City of Atascadero Community Development Department 6907 EI Camino Real Atascadero, CA 93422 CITY OF ATASCADERO NOTICE OF EXEMPTION Atascadero, CA 93422 805.461.5035 Date Received for Filing SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code Project Title DOWNTOWN EL CAMINO REAL GEARHART PROJECT Project Location (Include County) 5730 El Camino Real Alascadero, CA 93422 (San Luis Obispo County) Project Description An infill commerciabbffce development project located on EI Camino Real between Traffic Way and Rosario Avenue. One new building is proposed on site as follows: The building includes one retail area and two offices. The retail area is located on the bottom floor and totals 5160 square feet. The offices are located in the second floor and consist of 5537 square feet. The proposed project includes 4 standard patronlemployee parking spaces and one van accessible space Name of Public Agency Approving Project City of Atascadero Name of Person or Agency Carrying Out Project Morro Road Hones, LLC Exempt Status: ❑ Ministerial (Sec. 21080 (b)(1); 15268) ❑ Declared Emergency (Sec. 21080(b)(3); 15269(a)) ❑ Emergency Project (Sec.21080 (b)(4); 15269(b)(c)) ® Categorical Exemption (Sec. 15332, Infill Development) Reasons why project is exempt Class 32 of the California Environmental Quality Act (CEQA) (Section 15332, Infill Development) n infill commercial/office development project located on EI Camino Real between Traffic Way and Rosario Avenue. One new building is proposed on site as follows: The building includes one retail area and two ounces. The retail area is located on the bottom Floor and totals 5260 square feet. The offices are located in the second floor and consist of 5537 square feet. The proposed project includes 4 standard patron/employee parking spaces and one van accessible space Date: January 4h, 2007 r Sk6ven G. McHarris Deputy Community Development Director Contact Person: Steven G. McElarris, Deputy Community Development Director, City of Atascadero (805) 461-5000 EXHIBIT B: Conditions of Approval / Mitigation Monitoring Program Master Plan of Development (CUP 2006-0201) Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS:Planning Services BL: Business BS: Building Services EI Camino Real Downtown Commercial Building License FD: Fire Department Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2006-0201 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy Planning Services 1. This conditional use permit shall be for a one office and retail building FM PS development, parking lot, and landscaping as described on the attached exhibits and located on parcel 030-181-055 regardless of owner. 2. The approval of this use permit shall become final and effective for the FM PS 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 twelve (12) BP/FM PS 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. All subsequent Tentative Map and construction permits shall be BP/FM PS, CE consistent with the Master Plan of Development contained herein. 6. All exterior elevations, finish materials, and colors shall be consistent BP PS with the Master Plan of Development as shown in EXHIBIT C through G F and as follows: ■ All exterior material finishes shall be durable, high quality, and match Exhibits E and F (exterior architectural materials), and include the specified materials including: built-up foam trim, decorative tile panels, Castaic brick veneer, metal railing with verde finish, sign panels with raised letters, wall mounted light fixtures, hunter green storefronts, concrete design moulding, tile bulkhead, mosaic accent bands, American Olean accent entry floors. Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program /Monitoring Measure PS: Planning Services BL: Business BS: Building Services El Camino Real Downtown Commercial Building License FD: Fire Department Master Plan of Development GP: Grading Permit BP: Building Permit PD: Police Department CE: City Engineer CUP 2006-0201 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney Occupancy F0: Final Occupancy ■ All air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures; ■ Trash storage and recycle storage shall be constructed of concrete block with metal doors and finished to match proposed building. ■ Any exterior light fixtures shall match as specified on Exhibit s E and F. • Plaster siding shall be hand troweled as specified on Exhibits E and F. No machine finishes will be permitted. • Built-up foam trim shall be consistent with the architectural elevations. ■ Windows shall match size and locations as specified on Exhibit D, E, and F. 7. All exterior elevations, finish materials, and colors shall be consistent BP/FI PS, BS with the Master Plan of Development as shown in EXHIBITS C through G shall be monitored for compliance during Building Permit Plan Check and during each phase of Building Construction, subject to staff approval. 8. All site work, grading, and site improvements shall be consistent with the BP/FM PS, BS, CE Master Plan of Development as shown in EXHIBITs D and G. 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 G, 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. ■ Street trees shall be provided along the EI Camino Real frontage at a maximum spacing of 30 feet on center with the exception of where accent landscaping and pedestrian entrances interfere, subject to staff approval. • Street and landscape trees shall be minimum 15 -gallon size and double staked. ■ Frontage improvements shall include sidewalks, street trees, pavers, and lighting that match the approved downtown streetscape Conditions of Approval / Timing Responsibility Mitigation Mitigation Monitoring Program GP, BP /Monitoring Measure width of 1/2 the street plus 10'. PS: Planning Services 14. The applicant shall conduct video inspection of the sewer main in the BL: Business BS: Building Services El Camino Real Downtown Commercial Building License FD: Fire Department Engineering Standards. If the inspections warrant repair, in the GP: Grading Permit PD: Police Department Master Plan of Development BP: Building Permit CE: City Engineer CUP 2006-0201 FI: Final Inspection TO: Temporary WW: Wastewater CA: City Attorney City Engineer Standard Conditions Occupancy 15. The applicant shall acquire title interest in any off-site land that may F0: Final CE be required to allow for the construction of the improvements. The Occupancy program, subject to staff approval . 10. The developer and/or subsequent owner shall assume responsibility for GP PS the continued maintenance of all landscape and common areas, BP consistent with EXHIBIT D. 11. Final selection of colors and materials shall be as identified in EXHIBITS GP PS D, E, and F. BP 12. Building and tenant signage shall be as identified in EXHIBIT E and F BP PS and not exceed the provisions set forth in the Atascadero Municipal GP, BP CE Code. City Engineer Project Conditions 13. The applicant shall asphalt overlay the alley across the frontage to a GP, BP CE width of 1/2 the street plus 10'. 14. The applicant shall conduct video inspection of the sewer main in the GP, BP CE alley from the project to Traffic Way in conformance with City Engineering Standards. If the inspections warrant repair, in the opinion of the City Engineer, the applicant shall repair or replace all, or sections of this reach. City Engineer Standard Conditions 15. The applicant shall acquire title interest in any off-site land that may GP, BP CE be required to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 16. 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 17. Alignment of frontage improvements shall be approved by the City GP, BP CE Engineer. 18. All utilities shall be undergrounded on project frontage GP, BP CE EXHIBIT C: Project Summary 03 4� a N w oa j a 9 -I �I o CIO rli M M C ricl C) �000 U p v o CIO N w oa j a I. - 9 -I �I 0 A ricl C) �000 U p v CIO ,o "Jou gg w �d.e'v::vMiM� ren �$$ �inJ 0o 00 qn M I. - 0 A CIO ,o "Jou w �d.e'v::vMiM� ren N V M Je 4. "p' p tl i4.i3 (� r. M h �' O M �Of U 'C7 O yVV� O 6 09 CIO V N V 00 O a r W i� v A V �' � �+ � O�n � ' o 14 U CCCa. °s 100 t03o vi is 'O O a SI C� .oi EXHIBIT D: Master Plan of Development/First Floor Site Plan <a I�pOlY 3.GL�QigO• I I I � I I � I � I I i rs_0 N O J1 2 �!= In I m� 01-4 &A9 to i-Afi a I W. �j 3 I 1 •aEC:' :r• ',:r' •:rir' 'i'.: ;'d/c:'_-✓c'.'."u`,ri' c%ys';ir''j,•✓,;:�. C3 r ✓' I 1Y.99 � I OQ .OvB O�OI .O'A o,o: .OtiB .G.Q ��5 EXHIBIT D: Master Plan of Development/\ Second Floor Plan EXHIBIT E: Elevations and Sections i. it ' r- 3� .r 0 J• I1r1' q � U D a q e rim pp r m• :: EXHIBIT E: East Elevation 5 bc I% 0 AV V aS �S l i a e eL L' Q U W L. p o c 0 0 bo co f4 Q as (a0 A y Gi G] y s eT G p wj �. o o a e `� C C .3 e y t0 8 * y 8 tL azi e > y. 8 — 8Cy 8 C pp pp q�l w u, I..U�I..UaC�`, �E.0 o�I..UF 3g�C gmV_,y c 0 nYOC•c`—NU o ..'�L (7 g Q 0 8 po �0 3 o A 8=c- --i? E $K`o�cF'>,�o m8 g and uv m� Nig J m ^ o � W m e W a° C7w ' ■ ;r } w z o � W w �. _ W a Z EXHIBIT E: West Elevation G Ird (� t� y T m ca C h O _ �J O O c 0 N w Vl Uo V1 �jo b c 8 >�^Cc ci 3 Q FV y I?� ` Q FV ` Q FVCIS N y v I M tie 06 O v. d O 0-0 CCC777 O O O O onU VU IDU IM Uf'U t I ?111 ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ MR ■■ :■0 EXHIBIT E: South Elevation i ED L I �:c ci I `o '2 I w c � „ s I E cn I E cn I A IZ 8� I r� E.9 V '3 ❑ O c I ,. ❑oo \ 3 � i r s 'w .c I J5 I I � I tct $ I U.JO� I I I I I I ❑DD ❑DD �i W§ 11 U EXHIBIT NorthElevation i | oO D | , � � ! i ■ §) }\ | ! ■ | �$ | �\ � )§3 | g9$ i >1 tG2 � �\) � | i | | � � i u5� -'MKMBM2Kg � i | | | , � � -- -- --- \-- EXHIBIT E: Section A EXHIBIT F: Building Details Trim Detail A 3• — _ ,.-0. Trim Detail B i. _ ,.-0. Trim Detail C 3" = 1'-U' Trim Detail E 3. _ ,.-0. Trim Detail F ,._,.-0. OMIc'IM eO'u tomDrnmwm m AL4�M,ef quminu.. .pmror •elyrrw m+mn. pwnN. mu�mum Ir..n.e. p.IDrman.e MN NA'2. CYlY.! WALL MOUNT wou"yIYO .L.i! LYYIYAI{t �1r � 'rel hM� •N 'W w^11i.A �lN.L FY.r• AN.Ar.. � IA�.N MYM./1Wr• YFN.Y EXHIBIT F: Grading Plan EXHIBIT G: Color and Materials Board IERRE RADEMAKE P DESIGN -FFEP i, 5730 El Camino Real Atascadero, CA Exterior Calors and Materials January 9, 2007 A. "Castaie"Thin-Brick Veneer Color"Red Maite" with Natural Gray Mortar Main facade cladding B. Frazee #8275 "Romul U17" Flat Exterior Finish Painted plaster side walls C. Built-up Foam Trim Color to match CD] GC40 Cornice, parapet cap and trim bands D. Concrete Designs, Inc. Moulding #59 Textured Handcast finish, Color G040 Column bases E. Prefinished "Hionter Green " Aluminium Storefront System Doors, windows. transoms, etc. \\Cityhall\cdvlpmnt\- 06 PLNs\PLN 2006-1174 5730 El Camino Real (Downtown)\CUP 2006-0201TC-SR.SMdl.doc ITEM NUMBER: 7 DATE: 2-6-07 Atascadero Planning Commission Staff Report - Community Development Department 8120 Morro Road Conditional Use Permit 2006-0200 PLN 2006-1173 (Roboz / Younan) SUBJECT: The proposed project consists of an application for a Conditional Use Permit to allow 3,000 sq. ft. of commercial food and liquor retail sales use within a new 5,400 square foot infill commercial retail center at 8120 Morro Rd. A Master Plan of Development and a Master Sign Program for the new commercial retail center is included for Planning Commission review. The project site improvements include parking and site landscaping. The site is currently vacant. RECOMMENDATION: Staff Recommends: 1. Adopt Resolution No. PC 2007-0003 and Resolution No. PC 2007-0004 approving Conditional Use Permit 2006-0200 (PLN 2006-1173) to allow a Master Plan of Development for a 3,000 sq. ft. commercial food and liquor retail sales use within a new 5,400 square foot commercial center, and Master Sign Program for the retail center based on findings and subject to Conditions of Approval and Mitigation Monitoring. SITUATION AND FACTS: 1. Applicant / Owners: Farid Roboz, 671 Atascadero Road, Morro Bay, CA 93442 George Younan, 11024 Balboa Blvd. #109, Granada Hills, CA 91344 2. Project Address: 8120 Morro Road, Atascadero, CA 93422 (San Luis Obispo County) APN 031-231-028 3. General Plan Designation: General Commercial (GC) 4. Zoning District: 5. Site Area: 6. Existing Use: 7. Environmental Status DISCUSSION: Background Commercial Professional w/ Planned Development 3 Overlay (CP/PD-3) 0.429 acres Vacant CEQA Section 15332 Categorical Exemption Class 32 In -fill Development Project Site: `_�� WWI 8120 Morro Rd. a� 7. N 8 �a. Surrounding Land Use and Setting: North: Commercial Professional South: Commercial Professional East: Commercial Retail West: Residential Multi -family w/ 10 units per acre The proposed project consists of a 5,400 square foot infill commercial development located on Morro Road. The project site is within the General Commercial General Plan land use designation and is zoned Commercial Professional. As listed in section 9- 3.213 of the Atascadero's Municipal Code, food and beverage retail sales, where areas of use are greater than two thousand five hundred (2,500) square feet per store are a Conditional Use in the Commercial Professional Zone. The project is proposed with a 3,000 square foot commercial food and liquor retail sales use, and therefore requires Planning Commission approval. In addition to the Use Permit and Master Plan of Development, a Master Sign Program is proposed for the site. The Zoning Ordinance requires any centers with three tenants or more to have a Master Sign Program. The applicant is requesting a total of 5 signs on site, including 4 tenant wall signs and one monument sign, with a combined maximum signage area of 177 square feet requested. 125 square feet is the maximum combined signage allowed by code, so the applicant is requesting Planning Commission approval for the additional signage. Analysis Appearance Review Zoning Compliance As stated in the Zoning Ordinance, the Commercial Professional Zone is established to provide for offices and limited retail shopping and personal service facilities along arterials and major collectors, such as Morro Road. The Commercial Professional Zone is situated to serve streets with higher traffic volumes while also serving to provide a compatible transition between such streets and adjacent single family residential areas. A neighborhood retail center as proposed is consistent with the goals of the Commercial Professional Zone. The project site is located within the Planned Development 3 Overlay District. The PD -3 Overlay requires a minimum front setback of ten feet to be provided along the frontage of all parcels. The setback applies to buildings, structures and parking areas and shall be landscaped. Nonresidential uses shall not use local streets as the primary access to parking areas except when it is determined that no other feasible means of access is available. In addition, nonresidential uses shall incorporate suitable screening and design features into plans in order to create a compatible relationship with adjacent residential uses. The project has been designed to meet all of the requirements of the PD -3 Overlay District. Site Design The site plan has been designed to meet the requirements of the Atascadero Municipal Code and the appearance review requirements of the General Plan. The project has been designed to retain mature oak trees on site and provides an outdoor seating patio adjacent to the building near Morro Road. The project site plan includes a one story building with three tenants totaling 5,400 square feet. Parking and landscaping are provided as to the Zoning Ordinance requirements. Parking Staff calculations show that 18 parking spaces would be required for the 5,400 square foot commercial center. The proposed site plan includes 22 spaces, which is 4 more than the minimum parking requirement. Frontage improvements are proposed along Morro Road per the requirements of the City Engineer. Cal Trans approval shall be required prior to permit issuance. Parking lot landscaping will include shade trees. The project has been conditioned to include landscape planters at a minimum of six (6) feet wide every eight (8) parking spaces per the requirements of section 9-4.119 of the municipal code. Architecture, Materials, Color Two tower elements are integrated into the design, one along the EI Camino Real frontage and one facing the rear parking area. The proposed architecture includes canvas awnings, large windows, clerestory windows, Spanish tile roofs, and stone veneer on the facades. The parking area will be paved with asphalt, and concrete sidewalk wraps around the building. A stone patio is proposed in the front of the building adjacent to Morro Road. Signage would be placed above the awnings in four locations. The applicant has included a color and material board which further defines the selected architectural style. Refer to Exhibits G and H for details. Landscape and Fencing Design The preliminary landscape plan has been designed for compatibility with the surrounding commercial and residential development and on-site oak tree preservation. Shade trees and perimeter landscaping will be provided throughout the site. A 5 foot wide landscape strip is included along the property line next to the parking lot. Landscape areas are also included at the front of the lot along Morro Road and behind the building adjacent to the residential zone to act as a screening buffer. Large potted plants are included along the parking area in front of the buildings which will require hand watering. Three London plane trees are included along Morro Road. The landscaping includes drought tolerant and native shrubs and accent plants throughout the project. Landscape screening is also incorporated to act as a visual buffer along both the rear and the south property lines adjacent to the residential use and residential zone to act as a screening buffer. The Municipal Code requires a solid wall or fencing to be located on side and rear property lines of any nonresidential use abutting a residential use or zone. The proposed site plan includes a six foot CMU wall with a stucco finish along the back side of the lot to screen the multi -family zoned property adjacent to the property. In addition, the property to the south of the retail center currently has legal non -conforming residential use. The property is zoned Commercial Professional, however the residential use requires that property be screened with a six foot solid wall or fence. A condition has been included in the resolution to require a six foot solid wall or fence along the south property edge. The wall/fence shall be designed to avoid the 19 -inch Live Oak along the property line. The Zoning Ordinance gives the Planning Commission the authority to remove this condition and not require the south wall/fence to be constructed provided the Commission first finds that specifically identified characteristics of the site or site vicinity would make required fencing or screening unnecessary or ineffective. Staff recommends a wood fence be installed to minimize impacts tree #4 and provide a buffer between the liquor store use and the neighboring residential use. Native Tree Mitigation/Preservation An Arborist Report is included for the proposed site plan. No native trees are proposed for removal. Two native trees will be impacted. Tree number 5 is located on an adjacent property near the North West corner of the site. The tree will be impacted 15% by the construction of the CMU wall along the property line. Tree number 4 is located on the south property line. This tree will be impacted 25% by the landscape planter and paved parking stall, as well as the screening wall/fence which has been conditioned. Tree protection fencing shall be installed prior to permit issuance. Conditional Use Compatibility The applicant has incorporated design features into the site in order to buffer the 3,000 square foot liquor store use from the neighboring properties. The six foot CMU wall shown along the rear property line will buffer noise and visual impacts from the commercial center. The stucco finish on the wall and the landscape feature in the back of the building will soften the wall and create a visually appealing back drop for the building, minimizing the impacts to the multi -family to the west. The landscaping and conditioned fence/wall along the south property line will buffer the residential use on this side as well. The applicant has also considered the appearance of the project from Morro Road with the inclusion of the landscaping and shade trees along the front property line, and a stone patio in front of the building. The patio provides seating which is buffered from Morro Road by the landscaped area. Master Sign Program A Master Sign Program is required for developments with 3 or more tenants. The applicant has submitted a Master Sign Program for the new retail center to be reviewed by Planning Commission. The proposed signage includes a total of five signs on site (four tenant signs and one monument sign.) The monument sign is proposed at ten feet tall and six feet wide, which includes a three foot high stone veneer base. The four tenant wall signs shall be positioned above the awning and entrance as shown in Exhibit A of PC resolution 2007-0004. Tenant wall signs shall not exceed three feet in height and are limited in width to the dimensions identified for each individual tenant as shown in the chart below. All tenant signage shall consist of internally illuminated pan channel letters or logos. According to the Atascadero Municipal Code, the maximum area of a commercial wall sign is one (1) square foot per lineal foot of store frontage or forty (40) square feet, whichever is less. With Planning commission approval, a sign program may establish customized sizes, subject to appearance review, as the applicant has proposed. Summary Table of all signage on site Unit Max Height Max Width Space A 3' 28' Space B 3' 12' Space C (1) 3' 18' Space C (2) 3' 18' Monument 10' 6' Total Building Sigange Municipal Code Sign Maximum Additional Signage Requested Total Area 45 square feet 24 square feet 24 square feet 24 square feet 60 square feet 177 Square Feet 125 Square Feet 52 Square Feet At additional 52 square feet of building signage above the 125 square feet listed in the Atascadero Municipal Code is being requested. The Municipal Code allows for a maximum of 125 combined square feet of signage per site. The applicant is requesting that the additional signage shown above be approved with the Master Sign Program due to the fact that there are will be three separate businesses operating on the one site. In addition, 18 square feet of the sign area for the monument sign is actually a decorative stone base, which the applicant has listed in the chart of total area, but typically does not count toward total sign area allowed on site. Based on staff's analysis, the applicant is requesting an additional 34 square feet of signage above the code allowances. General Plan Consistency The proposed project is consistent with the following General Plan Land Use Element Policies: Land Use Program 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. Land Use Policy 2.1: "Ensure that new development is compatible with existing and surrounding neighborhoods". Implementing General Plan programs requires appearance review of architectural design, materials and color, and landscaping to improve the appearance along Morro Road, and incorporate architectural themes into the site and building design. As analyzed above, the proposed project, as conditioned is consistent with the General Plan. In staff's opinion the proposed infill commercial project is consistent with the goals and policies of the Land Use Element. The project will provide 5,400 square feet of commercial space on a vacant lot on Morro Road. As conditioned, the project incorporates elements that are consistent with the scale and character of the surrounding commercial corridor and consistent with the General Plan's appearance review requirements, providing attractive architecture and integrating pedestrian oriented streetscape design elements along the Morro Road frontage. Findings Conditional Use Permit 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 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 Land Use Element Policy 1.1.7 and 2.1. 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the Planned Development Ordinance. Staff Comment: As conditioned, the project satisfies all conditional use permit and Planned Development zoning code provisions for a commercial development. 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. 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 to enhance the appearance along Morro Road with high quality architecture and project landscaping. The architecture is consistent with the surrounding development in size, scale, and materials. 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 is consistent with the traffic projections and road improvements anticipated within the General Plan. Based on staff's analysis in the preceding sections, it appears that all of the required findings for approval of a Conditional Use Permit can be made. Proposed Environmental Determination A Categorical Exemption has been prepared for the project consistent with the requirements of CEQA. Class 32 of the California Environmental Quality Act (CEQA) (Section 15332, In -fill Development Projects) exempts projects characterized as in -fill development. The project is consistent with the City's General Plan and would not result in any significant effects relating to noise, traffic, air quality, or water quality. The project site is less than five acres, surrounded by urban uses, can be adequately served by all required utilities and public services, and is not habitat for endangered species. Conclusion The proposed project represents an infill commercial project within the Commercial Professional Zone. The Master Plan of Development will cover all site development, landscaping, and architectural design standards for the project. The proposed project is consistent with the General Plan and Atascadero Municipal Code, as analyzed within this staff report. The proposed conditional use has been mitigated through the use of screening walls, fences, and landscape buffers, as well as the overall site design and building layout. It is staff's opinion that the proposed project, as conditioned allows the Planning Commission to make all of the required findings for project approval. ALTERNATIVES 1. The Commission may recommend modifications to the project and/or conditions of approval 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 Professional. The Commission should specify the reasons for denial of the project and make an associated finding with such action. PREPARED BY: Callie Taylor, Assistant Planner ATTACHMENTS: Attachment 1: Location Map, Zoning and General Plan Attachment 2: Aerial View Attachment 3: Site photos Attachment 4: Arborist Report Attachment 5: Categorical Exemption Attachment 6: Draft Resolution PC 2007-0003: Approval of Use and Master Plan of Development Attachment 7: Draft Resolution PC 2007-0004: Approval of Master Sign Program Attachment 1: Location Map, General Plan and Zoning Project Site: 8120 Morro Road v � Zoning: CP (Commercial Professional) With a PD -3 overlay General Plan Designation: GC (General Commercial) Surrounding Land Use and Setting: North: Commercial Professional South: Commercial Professional East: Commercial Retail West: Residential Multi -family w/ 10 units per acre Attachment 2: Aerial View Am ILI • . r '�� +� Project Site: 8120 Morro Road r� Y r % et 14 iI - Attachment 3: Site Photos Attachment 4: Arborist Report ('k: b- u_. P r : `C<ee & Environmental Specialist NOV 2 2 2006 ` r or first Robert Schreiber 170 Terra Street Morro Bay CA 93442 Phone/Fax (805)772-5400 CELL (805)441-3715 Certified Arborist Report APN 031-231-028 Highway 41 Atascadero, Ca 93422 Nov 20, 2006 George Younan Fax(213)240-5986 Ph (818) 523-7890 Dennis Engineer -Grading Plan 835-3582 Analysis The property owner is proposing to construct a retail plaza whose pavement for the parking lot and development would affect the dripline of two coast live oaks (Quercus agrifolia) and two Monterey Pines (Pinus radiata). It is documented that coast live oak trees can withstand 30 percent of their roots being removed (but not near fhe trunk) and still survive. Documented information on coast live oak trees by Harris, et. al. identifies the species as a hearty tree that can generally withstand minor impacts to the root system as long as significant grading does not occur within the dripline. Oaks are sensitive to addition of fill soil around the base of trunk, intolerant of frequent summer irrigation, sensitive to sunburn following pruning, intolerant of major root loss and saturated soils, and have a Good Relative tolerance to development impacts. Monterey pines commonly suffer from pine pitch canker in this county, as is the case with the trees located adjacently north of the project site. Impacts to these trees would be minimal and no revisions to the project are recommended. Two oaks located adjacent to the property would be impacted by proposed construction. One along the southern property line and one located at the northwest coruler Of the project site, These trees are healthy with approximately 95% green leaves. Two parking spaces are proposed adjacent. to free 44, close to (lie trunk of the tree, Vegetation is proposed adjacent to Tree #5, which has three leaders itveraging 20 inches at 4.5 feet. Three Monterey pines located lalon.g the northern property line would require minor trimming to accommodate the proposed development. Tree #9 has light color and approximately 50% of its foliage. There are signs of pitch canker and numerous signs of beetles. Tree; 410 has approximately 50'/0 of its foilage with good color. No visual signs of pitch canker and moderate Signs of beetles. Tree #11 has approximately 70%, of its foliage with good color. This tree has two leaders at 3 i`cct averaging 16 inches, No visual signs of pitch cankea• and moderate signs of beetles. No tree would be impacted nage than 25% and with proposed mitigation mcasures, it is not anticipated that proposed construction activities would impair the health oi'thew trees. # Common Scientific Location Conditkian Uiam Name Name 4.5'IIItIC anopy Im act I Cherry Prunus 4wji n Adjacent to SF comer- Healthy n/a _T0 Refer to Site. Plaut 2-3 Plum Primus Adjacent to S property Healthy nla americana l ine- 0 Rt Fcr .o Site. Plan l 4 Coast live 'rr.ti 5 prop. Line- Heattlly 19"40'i40' ,_4„ oak a Trrlblia Refer to Site Plan 2�,n 5 Coast live Quercus NV' property confer- Healill,y 20"(-m"-).,'40'/40' l5 yi oak aks'ri/viia Refer to Site Plan (i- Ceder lrrercrr.s N property line- Healthy rz'a as•rifirlict Ref'cr to Site Plan 0 ivlonterey Pinus radicrtcr N property line- Moderate 28"/55'!35' , lS .o I Pine Rofur to Site Plan 10 ivlonterey Pinus radiata N property line -Refer to Moderate 18 140'/25' 1f1./„ fine Site Plan I I Monterey Pinus r-crelicrtcr N property line- fi"{ avu, 1140'!25' 10'fo Pint. Refer to Site Plat, 12 Ceder Cedrem NE property corner Healthy ria odorarcr -Refer to Site Flan t} Recommendations • Protection fencing shall be placed at the edge of construction for full sensitive h•ecs on the project site. • In order to reduce impacts to Tree 44, the two parking spaces nearest Tree 44, the mature live Oak shall be designed as compact car only ~paces by reducing the spaces from 18' long to 15' feet long as shown on the attached landscape plan/tree protection plan. These are the fifth and sixth parking spots from the southeast property line . By irlcreatiitlg the distance oi'disturbance from the base of the tree, impacts to the root zone will be less than one third, which according to Harris et. al., would not significantly impact the health of the tree. • All pruning must be done to International Society of Arborist Standards • Any digging within drip line by hand • All roots larger than two inche shall be left if possible, otherwise clean cut with a saw. • Holes should be left open for arborist inspection if possible. • Vegetation placed within the dripline of existing oaks shall be native, drought -tolerant varieties to ensure viability of native heritage trees. The report is intended for use by the City of Atascadero and the property owner(s) and/or agent. Robert F. Schreiber ISA Certified Arborist #FL0314A (805) 441-3715 a„Os �wsnsa nor Tocare+u.F "Or 4rr", 1 1 MOW .a,�.IO.MI�if110�wo, •.ns, rs,wpwc,f�ents ulnlc�o�rrieres� WARNING: TREE PROTECTION ZONE 1 Protection Fencing ♦_ • OImpacted 'i'ree Robert Schreiber Cert #FL0314A (805) 441-37115 11/18.06 ��'�"`� �`'�i••'�"c # Common Scientific Location Condition Diem @ % Name Name 4.5'/HVCanopy !:Md 1 Cherry Provers avium Adjacent to SE coater- Healthy Na Refer to Site Plan 2-3 Plum Pnrrlus Adjacent to S property Healthy Na americana line- 0 Refer to Site Plan 4 Coast live Quercus S prop. Line- Healthy 19"/40'/40' 25% oak agrifoha Refer to Site Plan 5 Coast live Quercus NW property corner- Healthy 20" (avg)i40'/40' oak aryffoUa Refer to Site Plan 15% 6-8 Ceder Quercus N property line- Healthy Na 0 a n olia Refer to Site Plan 9 Monterey Pimrs radiata N property lute- Macierate 28"/55'/35' Pine Refer to Site Plan 150/9 10 Monterey Pinus radiala N property line -Refer to Moderate 13'•,40'/25' 10% Pine Site Plan 11 Monterey Pinw radiata N property line- Moderate 16"(avgy40'/25' 10°/. Pine Refer to Site Plan 12 Ceder C.•edn to NE property comer Healthy n/a 0 vdorwa -Refer to Site Plan rtia_SII— 3K --------------- -�� ca SPACE}6 tDm is FT �r.upl MI -E�, MORRO R0. (R*iWAY 41 )6 N y 3s FLANL UCEND Ar. erns ara r.. ,fir ns •• a.w�n _�.►«.. j�':Z-fir`: �.. r .r . Attachment 5: Categorical Exemption CITY OF ATASCADERO << NOTICE OF EXEMPTION Y> SERO 6907 EI Camino Real Atascadero, CA 93422 805.461.5000 Date Received for Filing TO: ® File RECEIVED FROM: Callie Taylor, Assistant Planner IAN 2 6 2007 City of Atascadero 6907 EI Camino Real COMMUNITY OEVELopMENT Atascadero, CA 93422 SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public Resources Code. Project Title: Conditional Use Permit 2006-0200; PLN 2006-1173 Project Location: 8120 Morro Road, Atascadero, CA 93422, San Luis Obispo County Project Description: The project consists of an application for a Conditional Use Permit to allow for 3,000 sq. ft. of commercial food and liquor retail sales use within a new 5,400 square foot commercial retail center along Morro Rd. A Master Sign Program for the new commercial retail center is also included for Planning Commission review. Name of Public Agency Approving Project: City of Atascadero Name of Person or Agency Carrvina Out Project: George Younan (applicant/owner) (818)523-7890 Exempt Status: ❑ Ministerial (Sec. 15073) ❑ Emergency Project (Sec. 1507 (b) and (c)) ❑ Declared Emergency (Sec. 15061 (a)) ❑ General Rule Exemption (Sec. 15061.c) ® Categorically Exempt (Sec. 15332) Reasons why proiect is exempt: Class 32 of the California Environmental Quality Act (CEQA) (Section 15332, In -fill Development Projects) exempts projects characterized as in -fill development. The project is consistent with the City's general plan and would not result in any significant effects relating to noise, traffic, air quality, or water quality. The project site is less than five acres, surrounded by urban uses, can be adequately served by all required utilities and public services, and is not habitat for endangered species. Contact Person: Callie Taylor, Assistant Planner (805)470-3448 Date: January 25, 2007 1.4At.,— CallieTaylor ATTACHMENT 6: Draft Resolution PC 2007-0003: Approval of Use and Master Plan of Development DRAFT RESOLUTION PC 2007-0003 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A MASTER PLAN OF DEVELOPMENT FOR A FOOD AND BEVERAGE RETAIL SALES USE WHERE AREAS OF USE ARE GREATER THAN 29500 SQUARE FEET CONDITIONAL USE PERMIT 2006-0200 (PLN 2006-1173) APN 031-231-028 (8120 Morro Road / Roboz / Younan) WHEREAS, an application has been received from Farid Roboz (671 Atascadero Road, Morro Bay, CA 93442) and George Younan (11024 Balboa Blvd. #109, Granada Hills, CA 91344) Applicants and Property Owners, to consider a project consisting of a Master Plan of Development for a 5,400 square foot commercial center, which includes a food and beverage retail sales use where the area of use is three thousand (3,000) square feet (CUP 2006-0200); and, WHEREAS, the site's current General Plan Designation is General Commercial (GC); and, WHEREAS, the site's current zoning is Commercial Professional with a Planned Development 3 overlay (CP / PD -3); and, WHEREAS, a Conditional Use Permit to establish food and beverage retail sales, where areas of use are greater than two thousand five hundred (2,500) square feet per store is required in the Commercial Professional zone; and, WHEREAS, a Categorical Exemption Class 32 (In -fill Development Project) was prepared for the project in accordance with the requirements of the California Environmental Quality Act (CEQA); 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 Conditional Use permit; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on February 6, 2007, studied and considered the Conditional Use Permit 2006-0200, after first studying and considering the Categorical Exemption for the project prepared for the project, and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findinl4s 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. SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 6, 2007, resolved to approve the Conditional Use Permit 2006- 0200 subject to the following: EXHIBIT A: Conditions of Approval EXHIBIT B: Site Plan EXHIBIT C: Floor Plan EXHIBIT D: Landscape & Irrigation Plan EXHIBIT E: Grading, Drainage, and Utilities Plan EXHIBIT F: Elevations EXHIBIT G: Color Elevation EXHIBIT H: 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 Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Conditions of Approval (CUP 2006-0200/PLN 2006-1173) Conditions of Approval Timing Responsibil ity (Monitoring Master Plan of Development BL: Business License GP: Grading Permit PS: Planning Services 8120 Morro Road BP: Building Permit FI: Final Inspection BS: Building Services CUP 2006-0200/PLN 2006-1173 TO: Temporary Occupancy F0: Final Occupancy FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney Planning Services 1. This conditional use permit shall be for a food and beverage retail sales use not to Ongoing PS exceed three thousand (3,000) square feet as described on the attached exhibits, located on parcel 031-231-028 regardless of owner. 2. The approval of this use permit shall become final and effective for the purposes BP PS 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 approve the BP/ Ongoing PS, CE 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 unless appealed to the City Council. 4. Approval of this Conditional Use Permit shall be valid for twelve (12) months after BP PS 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 Atascadero Ongoing 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 construction permits shall be consistent with the Master Plan of BP/ Ongoing PS, CE Development contained herein. 7. All exterior elevations, finish materials, and colors shall be consistent with the BP PS Master Plan of Development as shown in EXHIBITS B-H and shall include the following: ■ All exterior material finishes shall be durable, high quality, and consistent with the architectural appearance. ■ All trash storage, recycle storage, and air conditioning units shall be screened from view behind architecturally compatible or landscaped enclosures; ■ Any exterior light fixtures shall be compatible with building design, subject to Conditions of Approval Timing Responsibil ity (Monitoring Master Plan of Development BL: Business License GP: Grading Permit PS: Planning 8120 Morro Road BP: Building Permit FI: Final Inspection Services BS: Building CUP 2006-0200/PLN 2006-1173 TO: Temporary Occupancy F0: Final Occupancy Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney staff approval. ■ Stucco siding shall be smooth finish or similar. ■ Stone veneer shall be used on the face of the building as shown in Exhibits F & G and shall wrap around the sides of the building. ■ Canvas awnings shall be included in a light earth toned color. ■ Final color selection shall include earth toned colors, subject to staff approval. 8. A final landscape and irrigation plan shall be approved prior to the issuance of BP PS, BS 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. ■ Street trees shall be provided along the Morro Road frontage at a maximum spacing of 30 feet on center with the exception of where accent landscaping and pedestrian entrances interfere, subject to staff approval. A minimum of 3 London Plane street trees shall be provided along the Morro Road frontage. ■ Street and landscape trees shall be minimum 15 -gallon size and double staked. ■ All landscaping shall be drought tolerant. ■ A minimum five foot wide landscape strip shall be installed along the south property line and shall include shade trees. 9. The developer and/or subsequent owner shall assume responsibility for the Ongoing PS continued maintenance of all landscape and common areas, consistent with EXHIBIT D, including hand watering of the potted plants between the parking area and the building. 10. All center signage shall be compatible with the building architecture and design BP PS theme. ■ Tenant signage shall be limited to 3 feet in height. ■ All tenant signs shall consist of internally illuminated pan channel letters and/ or logos. Conditions of Approval Timing Responsibil ity (Monitoring Master Plan of Development BL: Business License GP: Grading Permit PS: Planning Services 8120 Morro Road BP: Building Permit FI: Final Inspection BS: Building Services CUP 2006-0200/PLN 2006-1173 TO: Temporary Occupancy F0: Final Occupancy FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney ■ Tenant signage shall be located above the awnings and entrances only. ■ Monument signs shall incorporate materials and colors consistent with the main building, including a stone veneer base. 11. Parking shall be provided at a ratio of 1 space per every 300 square feet of Ongoing PS commercial space. A minimum of 18 parking spaces shall be provided on site for the 5,400 square foot commercial building. 12. Landscape fingers shall be a minimum of six (6) feet wide shall be provided every BP PS eight (8) parking spaces through out the parking lot. 13. A six (6) foot CMU wall shall be installed on the rear/west property line adjacent to BP PS the residential zoned property as shown in Exhibit B. The screening wall shall have a stucco finish with earth toned color subject to staff approval. 14. A six (6) foot screening wall or fence shall be included along the south property BP PS line to screen the existing residential use. The wall/ fence shall be designed to minimize impacts to tree #4. 15. Exterior parking lot lighting shall be designed to eliminate any off site glare. All BP BS, PS 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 and compatible with neighborhood setting, subject to staff approval. 16. Grading and excavation and grading work shall be consistent with the City of BP/GP PS Atascadero Tree Ordinance. Special precautions when working around native trees include: ■ All existing trees outside of the limits of work shall remain. ■ Earthwork shall not exceed the limits of the project area. ■ Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. ■ Vehicles and stockpiled material shall be stored outside the dripline of all trees. ■ All trees within the area of work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. ■ Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. Fire Marshal Conditions of Approval Timing Responsibil ity (Monitoring Master Plan of Development BL: Business License GP: Grading Permit PS: Planning Services 8120 Morro Road BP: Building Permit FI: Final Inspection BS: Building Services CUP 2006-0200/PLN 2006-1173 TO: Temporary Occupancy F0: Final Occupancy FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 17. Fire hydrant location and number are subject to Fire Department approval. No BP FD building or grading permit shall be issued without an approved utility plan. City Engineer Project Conditions 1. A six (6) foot Public Utility Easement (PUE) shall be provided contiguous to the GP, BP CE property frontage. 2. The applicant shall acquire title interest in any off-site land that may be required GP, BP CE to allow for the construction of the improvements. The applicant shall bear all costs associated with the necessary acquisitions. The applicant shall also gain concurrence from all adjacent property owners whose ingress and egress is affected by these improvements. 3. Slope easements shall be obtained by the applicant as needed to GP, BP CE accommodate cut or fill slopes. 4. Drainage easements shall be obtained by the applicant as needed to GP, BP CE accommodate both public and private drainage facilities. 5. Prior to the issuance of building permits the applicant shall submit plans and GP, BP CE 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. 6. Submit calculations to support the design of any structures or pipes. Closed GP, BP CE 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. 7. Provide for the detention and metering out of developed storm runoff so that it GP, BP CE is equal to or less than undeveloped storm runoff. 8. Drainage basins shall be designed to desilt, detain and meter storm flows as GP, BP CE well as release them to natural runoff locations. 9. Show the method of dispersal at all pipe outlets. Include specifications for size GP, BP CE & type. 10. Show method of conduct to approved off-site drainage facilities. GP, BP CE 11. All public improvements shall be constructed in conformance with the City of GP, BP CE Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 12. Project shall include construction of curb, gutter and sidewalk along entire GP, BP CE frontage. Conditions of Approval Timing Responsibil ity (Monitoring Master Plan of Development BL: Business License PS: Planning GP: Grading Permit Services 8120 Morro Road BP: Building Permit FI: Final Inspection BS: Building CUP 2006-0200/PLN 2006-1173 TO: Temporary Occupancy FO: Final Occupancy Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 13. Alignment of frontage improvements shall be approved by the City Engineer. GP, BP CE 14. All utilities shall be undergrounded on project frontage GP, BP CE EXHIBIT s Site Plan m .mm nO\�o°. LN% V m=6s* as a.» «a _m,_» *m,m« � EXHIBIT C: Floor Plan EXHIBIT D: Landscape & Irrigation Plan z L s 11 L I _ Alto ML IE;ttuoFJ Guan000 ttnuuunaIDOOOOOill Of ��■ mmice" 000 �� 1111111 000aoaaaaaaa�oo�000 EaE�nE�aaaco®®■oocoEJE{1� EXHIBIT E: Grading, Drainage, and Utilities Plan Q q vg (;�',;; J a•'o'a""i•a`�"arti•�i•��,v'tl"J (8zo-lCz-1to PNAV) NvNnOA 7^r.... - _it NV11a urI ILLn v 99vNIvHc ONRIVID I n i E R R Amu 2. �W IIpP P � U s �9 3 nd�°t•A GQ o. �..�Z 4. tlO mptS w W2 IE e� 8_ m44 Q o, c" _ ��1�1►� �Q� �J �}1 � EXHIBIT F: Elevations EXHIBIT G: Color & Materials Elevation See project file for specific proposed color selections EXHIBIT H: Color and Materials Board COMMERCIAL RETAIL CENTER RECE 8120 MORRO ROAD 1 ATASCADERO,CA COMMUNITY [ CASA GRANDE BLEND BY CEDERTILE — 2VACS 6169 OTTER BY SHERWIN WILLIAMS SW 6041 JERSEY CREAM BY SHERWIN WILLIAMS SW 6379 STONE VENEER BY CORONADO EASTERN LEDGE CHESTNUT COLOR CANVAS AWNING WISHES 45YY 75/110 BY GLIDDEN BLOCK WALL LA HABRA STUCCO X-34 SAN SIMEON Wishes 45YY 75/110 A&A ENGINEERING AND CONSTRUCTION COLSULTANTS 626 E. ORANGE GROVE AVE. SUITE 206 BURBANK, CA 91501 See project file for specific proposed color selections ATTACHMENT 7: Draft Resolution PC 2007-0004: Approval of Master Sign Program DRAFT RESOLUTION PC 2007-0004 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO APPROVING A MASTER SIGN PROGRAM FOR A NEW RETAIL CENTER CONDITIONAL USE PERMIT 2006-0200 (PLN 2006-1173) APN 031-231-028 (8120 Morro Road / Roboz / Younan) WHEREAS, an application has been received from Farid Roboz (671 Atascadero Road, Morro Bay, CA 93442) and George Younan (11024 Balboa Blvd. #109, Granada Hills, CA 91344) Applicants and Property Owners, to consider a Master Sign Program for a new 5,400 square foot retail center with three tenants (CUP 2006-0200); and, WHEREAS, the site's current General Plan Designation is General Commercial (GC); and, WHEREAS, the site's current zoning is Commercial Professional with a Planned Development 3 overlay (CP / PD -3); and, WHEREAS, a Conditional Use Permit for Master Sign Program is required for any retail center with three or more tenants; and, WHEREAS, a Categorical Exemption Class 32 (In -fill Development Project) was prepared for the project in accordance with the requirements of the California Environmental Quality Act (CEQA); 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 Conditional Use permit; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing held on February 6, 2007, studied and considered the Conditional Use Permit 2006-0200, after first studying and considering the Categorical Exemption for the project prepared for the project, and, NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Findings for Approval of Master Sian Program (CUP 2006-0200). The Planning Commission finds as follows: 1. The proposed project, as conditioned, is consistent with the General Plan. 2. The proposal, as conditioned, will not 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. 3. The proposal will be consistent with the character of the immediate neighborhood. 4. The proposed project will not result in the authorization of a use not otherwise allowed. 5. The proposed project will not result in a project that is not in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. SECTION 2. Findings for Approval of Additional Sian Area. The Planning Commission finds as follows: The proposed project will not result in substantial detrimental effects on the enjoyment and use of adjoining properties; and, SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on February 6, 2007, resolved to approve the Master Sign Program for Conditional Use Permit 2006-0200 subject to the following: EXHIBIT A: Master Sign Program 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 Joan O'Keefe Planning Commission Chairperson Attest: Warren M. Frace Planning Commission Secretary EXHIBIT A: Master Sign Program, Morro Road Commercial Retail Center (CUP 2006-0200) Atascadero Court Sign Plan Wall Sisns All tenant signage shall consist of internally illuminated Pan Channel Letters and/or Logos to be located only on the space and on the surface specially provided for the same on the building exterior. No other signage is permitted on the exterior of the premises. Tenants with a comer unit may be permitted additional signage providing secondary signage does not exceed size of primary sign, the total does not exceed the maximum allowed by City codes and Landlord grants approval. Sign area is provided in section 1II. Sign area shall be centered on the facia vertically and horizontally , except in cases where available storefront has been divided to allow equal signage for tenants. Optional logo plaques and special one piece Pan Channel Letters are subject to approval by developer or his designed agent. Wall signage to be placed on site as shown in Exhibit A and Exhibit B. Tenant Wall Sian Area and Dimensions Unit Space A Space B Space C (1) Space C (2) Letter Specifications Max Height Max Width Max Area 3' 28' 45 square feet 3' 12' 24 square feet 3' 18' 24 square feet 3' 18' 24 square feet The fabrication and installation of all signs shall be all channel letter backs and returns that are to be fabricated of sheet aluminum with painted surface. The letter faces shall be 3/16" thick, with a retainer trim cap having a %" edge. All trim Cap retaining screws must be painted to match trim cap color. The letter returns shall be 5" deep and must be factory painted using acrylic enamel paint finish over primer undercoat. All sign letters shall be secured by concealed fasteners. Fasteners are to be stainless steal, nickel, cadium, plated steel, and pegged out from wall 1/2" to allow water runoff. All penetrations of the building structure required for sign installation shall be sealed in a watertight condition. All channel letters must have a minimum of two '/," diameter drain holes at the bottom of every letter. The signs shall be fabricated and installed in compliance with all applicable building and electrical codes. The signage shall conceal all necessary wiring, conduits and transformers, and other necessary equipment within their individual letters or behind storefront construction. 11024 Balboa Boulevard #109, Granada Hills, California 91344 (818) 523-7890 Multi Tenant Monument Each tenant shall be allowed one double -sided sign panel to be included on the monument as shown on Exhibit C. The monument will have a height of 10' and a width of 6'. The base of the monument shall be trimmed a Stone Veneer by Coronado Eastern in a Ledge Chestnut Color. The color of the monument shall be Summer Solstice by Behr. Each tenant shall be provided a space on the monument as follows: Unit Max Height Max Width Max Area Space A 11411 5' 6.67 square feet Space B 1' 4" 5' 6.67 square feet Space C 1' 4" 5' 6.67 square feet Summary Table of all signage on site Unit Max Height Max Width Total Area Space A 3' 28' 45 square feet Space B 3' 12' 24 square feet Space C (1) 3' 18' 24 square feet Space C (2) 3' 18' 24 square feet Monument 10' 6' 60 square feet Total Building Sigange 177 Square Feet Municipal Code Sign Maximum 125 Square Feet Additional Signage Requested 52 Square Feet At additional 52 square feet of building signage above the 125 square feet listed in the Atascadero Municipal Code is being requested. 11024 Balboa Boulevard #109, Granada Hills, California 91344 (818) 523-7890 Exhibit A, Elevation Plan 11024 Balboa Boulevard #109, Granada Hills, California 91344 (818) 523-7890 66 o6 Exhibit B, Site Plan SPS* 3000 9act LIQUOR STORE j y• �_-- -- -- a .--- «— ❑ l i ~pace a Sign — l ..a �e 1. 11FIT Space B Sign m _ C -- N y tlf I` 8 - -SPAf:EF 1400 SWT � Space C Sin 1 I" t-4 Space C Sign (2 ...PU,.:_ N 131'1 ' E T :Dr u Y0�4�� tiY s�,� PIAIIJ PROPOSED SITE PUN' ,, � Monument Sign MORRO RD. (HIGHWAY 41.) 11024 Balboa Boulevard #109, Granada Hills, California 91344 (818) 523-7890 ELEVA" SCALE: 1 � Exhibit C, Monument Sign PLAN VIEW 3 Summer Solstice by Behr ECC -22-1 Chestnut Colored Stone Veneer y.. 11024 Balboa Boulevard #109, Granada Hills, California 91344 (818) 523-7890 ITEM NUMBER: C DATE: 2-6-07 Atascadero Planning Commission Staff Report — City Attorney's Office Planning Commissioner Norms RECOMMENDATION Planning Commission recommend adoption of the Draft Commissioner Norms to the City Council with any amendments as desired by the Commission. INTRODUCTION In 2003, the City Council adopted Council Norms for the Council which have been amended from time to time. There are no Norms currently adopted for the Planning Commission. On December 12, 2006, the City Council reviewed the draft Commission Norms for the Planning Commission and the Parks and Recreation Commission and requested the Norms be agendized for review by the Commissions. The purpose of the norms is to provide a framework of procedures and decorum that all of the Commissioners agree to follow. The Norms are intended to improve the working relationship of Commissioners among themselves, the public and staff. The Council also held the first reading, and on January 9, 2007 amended the ordinance code to provide a section in the Atascadero Municipal Code on the relationship between the Commission and the Council and staff. ALTERNATIVES The Commission may make modifications to the proposed draft Commission Norms. 2. The Commission may determine that more information is needed on some aspect of the Draft Norms and may refer the item back to staff to develop the additional information. ATTACHMENTS • Draft Planning Commission Norms 847456.1 11335.1 CITY OF ATASCADERO PLANNING COMMISSIONER NORMS ( 1 2007) 1. When we disagree, we do it without being disagreeable. 2. We will work to further our support and trust of each other regardless of differences on issues or projects. 3. The Chairperson and Vice Chairperson are selected annually at the Commission's first meeting in February. 4. Respect the skills and perspective of all Commissioners. 5. Commissioners shall notify the Community Development Director when they are going to be absent from a Commission meeting. Commission attendance records will be reported to the City Council quarterly. 6. The Commissioners and Staff should not blindside each other in public; if there is an issue or a question a Commissioner has on an agenda item, that Commissioner should contact the Director of Community Development prior to the meeting. 7. Commissioners should be informed by Staff when an unusual event occurs that the public would be concerned about regarding a matter relating to the duties of the Commission. 8. If an agenda item is a controversial issue call the Director of Community Development to let him know. 9. There shall be mutual respect between Staff and Commissioners of their respective roles and responsibilities. 10. Commissioners shall acknowledge the Council as policy makers and Staff as administering the Council's adopted policies. 11. Commissioners shall not attempt to coerce or influence Staff in the making of appointments, the awarding of contracts, the selection of consultants, the processing of development applications, and the granting of City licenses or permits. Commissioners shall not attempt to change or interfere with the operating policies and practices of any City department. 12. If a Commissioner visits a site, has ex parte contact or receives information and evidence on any quasi-judicial matter pending before the Commission, the Commissioner shall disclose all such information and/or evidence acquired from such contacts, which is not otherwise included in the written or oral Staff report 847456.1 11335.1 Z during the public hearing and before the public comment period is opened. Matters are "pending" when an application has been filed. 13. Commissioners may, but are not required to, clarify their votes when voting. 14. Commission Agendas and Staff Reports • Include as much information as possible • Include summaries and provide back-up information • No late reports • Work to have agendas out by the Wednesday prior to the scheduled meeting. 15. Commissioner relations with City Staff • Commissioners will route requests and Staff contacts through the Director of Community Development • Commissioners shall not attend internal Staff meetings or meetings between City Staff and third persons unless invited by City Staff or directed by the Council or Commission to do so. • No surprises 16. Commissioner Conduct during Public Meetings • Be welcoming to speakers and treat them with care and respect • Be fair and equitable in allocating public hearing time to individual speakers • Give the appearance of active listening • Ask for clarification, but avoid debate and argument with the public 17. Commissioners shall comply with Section 2-9.11.05 of the Atascadero Municipal Code. 18. The City Council will review these norms periodically. 19. Commissioners shall notify the Community Development Director of a problem with an employee. \\Cityhall\cdvlpmnt\— PC Minutes\PC Norms\Staff Report for PC Commission Norms 2-6-07.DOC 847456.1 11335.1 3