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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, December 2, 2014 – 7:00 P.M.
Historic City Hall Council Chambers
6500 Palma Avenue, 4th Floor (Enter on Lewis Ave./Jr. High School Side)
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Dennis Schmidt
Vice Chairperson Mark Dariz
Commissioner David Bentz
Commissioner Duane Anderson
Commissioner Len Colamarino
Commissioner Christian Cooper
Commissioner Jan Wolff
APPROVAL OF AGENDA
PUBLIC COMMENT
(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 three minutes.
Please state your name 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.)
PLANNING COMMISSION BUSINESS
City of Atascadero Planning Commission Agenda Regular Meeting, December 2, 2014
Page 2 of 4
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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 DRAFT ACTION MINUTES OF NOVEMBER 18, 2014
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps,
Variances, Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning
Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity
to comment on the ex parte communication.
(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 t o provide
testimony to the Commission following the applicant. Speakers should state their name for the record and can address the
Commission for three 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).)
2. PLN 2010-1367 AMENDMENT FOR 7480 EL CAMINO REAL (HERITAGE
OAKS BANK)
Property
Owner/Applicant:
Heritage Oaks Bank, 545 12th Street, Paso Robles, CA 93446
Project Title: PLN 2010-1367 / CUP 1988-005 Heritage Oaks Bank Conditional Use Permit
Amendment
Project Location: 7480 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN: 030-231-019
Project
Description:
An Amendment to a previously approved Conditional Use Permit (CUP) allowing for an
additional drive-through lane for an Automated Teller Machine (ATM) for a total of five
(5) drive-through lanes on-site. Additional drive-through lane will eliminate seven (7)
existing parking spaces. Additional landscaping will be provided as a part of
improvements with the proposed drive-through lane.
Zoning: Commercial Professional (CP)
General Plan Designation: General Commercial (GC)
Proposed
Environmental
Determination:
California Environmental Quality Act Categorical Exemption Class 3 pertaining to the
“new construction of small facilities that are accessory (appurtenant) structures.
Staff
Recommendation:
Staff recommends the Planning Commission approve Resolution PC 2014 -0031
amending CUP 1988-005 allowing an additional drive-through lane for a previously
approved drive-through banking facility.
City of Atascadero Planning Commission Agenda Regular Meeting, December 2, 2014
Page 3 of 4
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COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be on December 16, 2014 at City Hall Council Chambers, 6500
Palma Avenue, 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, December 2, 2014
Page 4 of 4
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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, 6500 Palma Avenue, 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 a nd are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website,
www.atascadero.org. 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. Commission meetings are audio recorded, and may be reviewed by the public. Copies of
meeting recordings are available for a fee. Contact the City Clerk for more information (470-3400).
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 or the City Clerk’s Office,
both at (805) 470-3400. 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 SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business
with the Commission to approach the lectern and be recognized.
1. Give your name for the record (not required)
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will
be allowed for Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
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 Co mmission regarding the matter being
considered to step up to the lectern. If you wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the Community Development
Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting should
be on a USB drive or CD. You are required to submit to the Recording Secretary a printed copy of your presentation
for the record. Please check in with the Recording Secretary 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 Commission.
PC Draft Action Minutes of 11/18/14
Page 1 of 5
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, November 18, 2014 – 7:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 7:02 p.m.
Chairperson Schmidt called the meeting to order at 7:02 p.m. and Commissioner
Anderson led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Bentz, Colamarino, Cooper, Wolff, Vice
Chairperson Dariz, and Chairperson Schmidt
Absent: None
Others Present: Recording Secretary, Annette Manier
Staff Present: Community Development Director, Warren Frace
Assistant Planner, Alfredo Castillo
APPROVAL OF AGENDA
MOTION: By Commissioner Bentz and seconded by
Commissioner Anderson to approve the agenda.
Motion passed 7:0 by a roll-call vote.
PUBLIC COMMENT
None
Chairperson Schmidt closed the Public Comment period.
PLANNING COMMISSION BUSINESS
None
ITEM NUMBER: ITEM NUMBER: 1
DATE: 12-2-14
PC Draft Action Minutes of 11/18/14
Page 2 of 5
CONSENT CALENDAR
1. APPROVAL OF ACTION MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON OCTOBER 21, 2014.
2. APPROVAL OF 2015 PLANNING COMMISSION MEETING SCHEDULE.
MOTION: By Commissioner Bentz and seconded by
Commissioner Wolff to approve the consent
calendar.
Motion passed 6:0 by a roll-call vote. (Cooper
abstained)
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
3. PLN 2007-1251 / PLN 2007-1197 Master Plan of Development Amendment /
Tentative Parcel Map (TPM) Reconsideration for the Atascadero Triangle
Project for 6905 Navajoa Ave. (People’s Self Help Housing)
Property
Owner/Applicant:
People’s Self Help Housing, 3533 Empleo St., San Luis Obispo, CA 93401
Project Title: PLN 2007-1197 / PLN 2007-1251 – Master Plan of Development Amendment / Tentative
Parcel Map (TPM) Reconsideration for the Atascadero Triangle Project
Project Location: 6905 Navajoa Ave., Atascadero California 93422
(San Luis Obispo County) APN: 030-283-007 & 008
Project
Description:
Proposed Master Plan of Development Amendments to a previously approved project
known as the “Atascadero Triangle.” The approved project consists of eleven (11) single -
family residential units ranging in size from 1,500 square feet (sf) to 1,600 sf. The
applicant is proposing changes to the approved site plan and affordable housing
requirements to accommodate construction of sweat equity built affordable housing
units. Proposed amendments to the project include the following:
A. Amendment to the Master Plan of Development (CUP 2007-0219) to eliminate
a proposed “open space lot “ (Lot 3) and enlarge proposed residential lot 1 and
2;
B. Reconsider Tentative Parcel Map (TPM) 2007-0091 reducing the total number
of lots within the proposed subdivision from three (3) lots to two (2) l ots,
consistent with proposed Master Plan of Development Amendment;
C. Amendment to the Master Plan of Development (CUP 2007-0219 / 2007-0208)
and TTM 2007-0101 / TPM 2007-0091 modifying the affordable housing
requirement conditions to allow construction of an affordable, sweat equity
project;
PC Draft Action Minutes of 11/18/14
Page 3 of 5
EX PARTE COMMUNICATIONS
Commissioner Anderson and Vice Chairperson Dariz heard this item at the Design
Review Committee meeting.
Assistant Planner Castillo explained that this project went to the Design Review
Committee, gave the staff report, and answered questions from the Commission.
Chairperson Schmidt expressed his concern about the traffic in this area during peak
school times. Assistant Planner Castillo said that the encroachment permit process will
address this issue.
PUBLIC COMMENT
The following members of the public spoke during public comment: Sheryl Flores,
(People’s Self Help Housing), and Sharon Turner.
Chairperson Schmidt closed the public comment period.
D. Additional amendments to the Master Plan of Development (CUP 2007-0219 /
2007-0208) and TTM 2007-0101 / TPM 2007-0091 for consistency with
proposed development revisions including proposed elimination of a
maintenance HOA for proposed park and revision to conditions of approval for
consistency with proposed landscaping plan revisions.
Zoning: Residential Multi-Family (RMF-20) / PD-7 Overlay District
General Plan Designation: High Density Residential
Proposed
Environmental
Determination:
Consistent with Certified Mitigated Negative Declaration 2007-0027
Staff
Recommendation:
Staff recommends the Planning Commission adopt the following:
1. Adopt Resolution PC 2014-0027, recommending to the City Council approval of
an Amendment to Conditional Use Permit 2007-0208 (Master Plan of
Development for 9-unit PD-7) based on findings and subject to Conditions of
Approval and Mitigation Monitoring; and
2. Adopt Resolution PC 2014-0028, recommending to the City Council approval of
amendments to the conditions of approval for Tentative Tract Map 2007 -0101
(nine lot subdivision), based on findings and subject to Conditions of Approval
and Mitigation Monitoring; and,
3. Adopt Resolution PC 2014-0029 recommending to the City Council approval of
amendments to Conditional Use Permit 2007-0219 (Master Plan of
Development for 2-unit PD-7 in conjunction with CUP 2007-0208) based on
findings and subject to Conditions of Approval and Mitigation Monitoring; and,
4. Adopt Resolution PC 2014-0030 recommending to the City Council
reconsideration of Tentative Parcel Map 2007-0091 reducing the number of
approved lots from three (3) to two (2) and eliminating a private open space lot,
based on findings and subject to Conditions of Approval and Mitigation
Monitoring.
PC Draft Action Minutes of 11/18/14
Page 4 of 5
MOTION: By Commissioner Bentz and seconded by
Commissioner Anderson to approve Resolution
2014-0027 recommending to the City Council
approval of an Amendment to CUP 2007-0208
(Master Plan of Development) for 9-unit PD-7,
based on findings and subject to Conditions of
Approval and Mitigation Monitoring.
Motion passed 7:0 by a roll-call vote.
MOTION: By Commissioner Bentz and seconded by
Commissioner Anderson to approve Resolution
2014-0028 recommending to the City Council
approval of Amendments to the conditions of
approval for TTM 2007-0101 (nine-lot subdivision),
based on findings and subject to conditions of
approval and mitigation monitoring.
Motion passed 7:0 by a roll-call vote.
MOTION: By Commissioner Bentz and seconded by
Commissioner Anderson to approve Resolution
2014-0029 recommending to the City Council
approval of Amendments to CUP 2007-0219
(Master Plan of Development for 2-unit PD-7 in
conjunction with CUP 2007-0208) based on
findings and subject to conditions of approval
and mitigation monitoring.
Motion passed 7:0 by a roll-call vote.
MOTION: By Commissioner Bentz and seconded by
Commissioner Anderson to approve a Resolution
2014-0030, recommending to the City Council
reconsideration of TPM 2007-0091 reducing the
number of approved lots from 3 to 2 and
eliminating a private open space lot, based on
findings and subject to conditions of approval
and mitigation monitoring.
Motion passed 7:0 by a roll-call vote.
PC Draft Action Minutes of 11/18/14
Page 5 of 5
COMMISSIONER COMMENTS AND REPORTS
Chairperson Schmidt asked for a status update on the West Front tree removal.
Assistant Planner Castillo provided a brief update.
Chairperson Schmidt reported that on the night of October 31, 2014, during the first
substantial rain storm, he observed a significant amount of sand from the freeway being
washed into the storm drains on US 101. The sand was from a Caltrans recent crack
sealing project. Director Frace said he would look into this.
DIRECTORS REPORT
Director Frace stated that the next meeting will be held on December 2, 2014 and there
will be a CUP Amendment on the agenda.
The Library General Plan Amendment will go to City Council on December 9, 2014.
The Housing updates will go to City Council in January 2015.
ADJOURNMENT – 7:48 p.m.
The next regular meeting of the Planning Commission is scheduled for December 2,
2014, at 7:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARD BY:
_____________________________
Annette Manier, Recording Secretary
t:\~ planning commission\pc minutes\pc minutes 2014\pc draft actn minutes 11 18 14.am.docx
September 2, 2003
Page 1 of 20
Atascadero Planning Commission
Staff Report - Community Development Department
Alfredo R. Castillo, AICP, Assistant Planner, 470-3436, acastillo@atascadero.org
PLN 2010-1367
Amendment to Conditional Use Permit 1988-005
Heritage Oaks Bank
7480 El Camino Real
(Stephen D. Pults, AIA & Assoc / Heritage Oaks Bank)
SUBJECT:
The project is a proposed amendment to a previously approved Conditional Use Permit
(CUP) to allow an additional drive-through lane at an existing commercial bank.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution PC 2014-0031 approving an Amendment
to CUP 1988-005 allowing an additional drive-through lane at an existing commercial
bank within the Commercial Professional (CP) zone.
Situation and Facts
1. Applicant/Representative: Stephen D. Pults, AIA & Associates, 3592 Sacramento
Drive, San Luis Obispo, CA 93401
2. Property Owner: Heritage Oaks Bank, 545 12th Street, Paso Robles, CA
93446
3. Project Address: 7480 El Camino Real, Atascadero, CA 93422
APN 030-231-027
4. General Plan Designation: General Commercial (GC)
5. Zoning District: Commercial Professional (CP)
6. Site Area: 1.4 acres
ITEM NUMBER: 2
DATE: 12-2-14
7. Existing Use: Financial Institution (bank)
8. Environmental Status: Section 1503 Categorical Exemption: Small New
Construction
DISCUSSION:
Background
The City of Atascadero Planning Commission approved Conditional Use Permit 1988-
005 on September 6, 1988 allowing construction of a 16,540 square foot financial
intuition with a reduction in the number of required parking spaces, additional signage, a
building height exception, and a total of four (4) drive-through teller windows.
Construction of Santa Lucia Bank began in 1989 and finished in 1990. Between 2011
and 2013 a series of banks acquired Santa Lucia National Bank. Ultimately, Heritage
Oaks Bank acquired the property and has since relocated its Atascadero Branch
operations from 9900 El Camino Real (near the Santa Rosa Road intersection) to its
new location at 7480 El Camino Real. As a part of upgrades to the facility, Heritage
Oaks Bank is requesting an additional drive -through lane to add an additional drive-up
ATM for customer use.
Surrounding Land Use and Setting:
North: Commercial-Retail (CR) / El Camino Real
South: Commercial-Retail (CR)
East: Commercial-Retail (CR)
West: Commercial Professional (CP) / Pueblo Avenue
Aerial Photo
Project Site
7480 El Camino Real
ANALYSIS:
The proposed project consists of an addendum to a Conditional Use Permit to add an
additional drive-through lane in addition to the previously approved four (4) drive-
through lanes. The drive-through lanes currently accommodate drive-through teller
machines that utilize vacuum tubes to provide service to customers. The drive-up teller
lanes are in operation during normal banking hours. The applicant is requesting a new
5th drive-through lane to accommodate a drive-up ATM.
Existing Drive-Through Facility
At the time of the original project approval, the underlying zoning district was
commercial services, which allowed for financial services as a “allowed use”, however
the proposed building was greater than 10,000 square feet (sf) thus requiring a CU P, in
addition to exceptions in the zoning code to height and parking, which was allowed at
the time of the project approval. It has been staff’s policy to group all drive-through
facilities in the same category as “drive- through restaurants” which require a CUP,
because they have similar impacts to traffic, noise and appearance . Based on this
policy and interpretation, staff required an Amendment to the CUP for an additional
drive-through lane. Drive-through lanes are regulated by the AMC and need to meet the
following requirements:
9-6.122 Drive in and Drive-through Facilities
Existing Site Conditions
The site is approximately 1.4 acres. Entry to the bank for customers and employees is
from Pueblo Avenue. The parking lot is configured has been re-stripped as a part of a
previous building permit (BLD 2014-11622) for site plan upgrades as a part of the
Heritage Oaks Bank site transfer. This reconfiguration corrected flow of traffic into a true
one-way in / one-way out parking lot design.
Currently there are a total of 75 parking spaces for bank customers and employees,
which is less than the 80 parking spaces that were approved with the 1988 CUP. The
number of parking spaces has been reduced due to changes in parking space
configuration for compliance with the Americans with Disabilities Act (ADA) and to
reduce conflicts with the existing drive-through teller lanes, an issue that staff expressed
as a part of 1988 Staff Report and approval.
A 16,540 sf multi-story building has been constructed with Spanish Missionary-style
motif, consistent with the CUP approvals. Landscaping has been installed throughout
the site along El Camino real, within landscape planters throughout the parking lot, and
at the rear of the property.
Proposed Drive-Through Improvements
To achieve the proposed improvements to accommodate an additional drive -through
lane, the applicant proposes elimination of seven parking spaces that are located at the
rear of the building.
(a) Site Location Criteria. A site that contains drive-in or drive-through facilities shall be located on a
collector or arterial, provided that access to drive-through facilities may be to a local street when
properties across the local street from the exit driveway are not in a residential zone.
(b) On-site Traffic Control. Sites with drive-through facilities shall provide internal circulation and
traffic control devices as follows:
(1) Lane Separation. An on-site circulation pattern shall be provided for drive-through traffic
that separates such traffic from that of stopover customers. Separation may be by paint-striped
lanes from the point of site access to the stacking area described in subdivision (2) of this
subsection. Such lanes are to be a minimum width of ten (10) feet.
(2) Stacking Area. An area shall be provided for cars waiting for drive-through service that is
physically separated from other traffic circulation on the site. That stacking area shall
accommodate a minimum of four (4) cars per drive-through window in addition to the car(s)
receiving service. Separation of the stacking area from other traffic shall be by concrete or
asphalt curbing on at least one side of the lane. Stacking areas shall be designed to preclude
excessive overflow into public streets.
(3) Directional Signals. Signs shall be provided that indicate the entrance, exit and one-way
path of drive-through lanes.
Proposed Drive-Through modification
These seven spaces would be
converted to the new parking
lot exit. This would create a
proposed 14-foot to 16-foot
new dedicated parking lot exit
drive isle. This is a reduction
from the existing 29 ft wide
parking lot exit. The Fire
Department and Public Works
Department reviewed the
proposed configuration. To
ensure that the City’s Fire
apparatuses can exit the site
utilizing the dedicated exit
lane, staff is recommending
that the dedicated exit lane be
a minimum of 18-feet in width,
measured from curb to curb
(Condition 22). This minimum
width can be achieved by
eliminating one (1) additional
parking space and re-
designing the curb returns for
the dedicated exit isle.
Staff is also recommending
additional signage to guide
motorist to the exit only isle
(Condition 23) in addition to
the applicant’s proposed
painted signage with “exit
only”.
The proposed stacking for the new ATM drive-through facility meets the City’s Municipal
Code regulations. The applicant is currently proposing a new concrete landscape
planter to separate the new 9.5-feet wide drive-through lane from the traffic exiting the
parking lot. This is not consistent with the AMC, and staff is conditioning the project that
the drive-through lane have a minimum 10-foot width (condition 26). This may be
achieved by reducing the landscape median separator from 4-feet to 3.5-feet.
To ensure stacking does not block traffic circulation with the parking lot, staff is
recommending an additional condition for striping displaying “do not block” to facilitate
any additional stacking that may be required (Condition 25).
New drive-thru
ATM lane
Four car
stacking
Exit lane
(18 ft needed)
Seven existing
parking
spaces to be
removed
Parking
The 1988 CUP approval included a requirement for 80 parking spaces, which was a
parking reduction of 13%. At that time, staff requested that 84 parking spaces be
required. The AMC lists financial institutions, such as banks, as high turn -over, high
parking demand uses. In practice, banks are high turn-over in terms of parking demand
(i.e. customers entering/exiting vehicles in a short amount of time), however , the
number of persons employed or on -site daily, as well as, the number of customers
going to banks has decreased, since the project was approved due to the use of
electronic banking. The applicant has submitted a floor plan (attachment 3) providing a
better understanding of the parking needs of this project. Section 9 -4.118 of the AMC
contains language on how to calculate “mixed function buildings”:
Mixed Function Buildings. Where a building occupied by a single use contains several functions, such
as sales, office and storage areas, parking shall be as required for the principal use for the gross flo or area
(total area of all internal functions); except that when storage areas are larger than two thousand (2000)
square feet, the parking requirement is to be determined separately for those areas, as specified for
warehousing.
In this instance, the principal use gross floor area use on the first floor is teller windows.
The AMC requires 5 parking stalls for every teller window. The 2nd floor primarily
consists of office spaces, conference rooms, employee bathrooms, and employee break
room. Based on the submitted floor plans, office uses are the primary 2nd floor uses,
accounting for approximately 6,155 sf of both dedicated offices, “wor k areas” and flex
spaces that may eventually become offices. Based on the principal use for both the 1 st
and 2nd floor, staff is proposing modifying the required parking spaces to the following:
Primary Use AMC Requirements #of uses / square
foot
Parking
Required
Teller Windows Five (5) per tell window 9 teller windows 45 spaces
General Office 1 per 400 sf 6,155 sf 16 spaces
Total Required 61 spaces
Parking Provided 67 spaces
+6 spaces
With the proposed elimination of seven (7) parking spaces and the elimination of an
additional space to ensure a wide enough “exit only” lane, a total of 67 park spaces are
provided, more than what is required based on the existing floor plans. Staff has
proposed modification of the parking requirements from the original CUP to these
standards contained in the amendment (condition 26).
Findings for a Conditional Use Permit
The Planning Commission must make the following five findings in order to approve an
Amendment to the CUP. If the Commission chooses to deny the project, site specific
findings for denial must be sited.
1. The proposed project or use is consistent with the General Plan .
Staff Comment: The proposed use and amendment is consistent with the
General Plan
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
Staff Comment: The proposed amendment satisfies all applicable provisions of
the zoning ordinance, and includes a previously approved height waiver, parking
reductions, and additional signage adopted through findings.
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 amendment is not 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
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 proposed amendment is consistent with the character and
orderly development of the City.
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: As conditioned, the proposed amendment will not generate
additional traffic beyond the safe capacity of existing roadways.
Based on staff’s analysis and the attached conditions of approval contained in the
resolution, all of the required findings for approval of a Conditional Use Permit may be
made by the Planning Commission.
ENVIRONMENTAL DETERMINATION:
The project qualifies for a Categorical Exemption under CEQA Section 15303 new
construction of limited small facilities, specifically accessory structures including
garages, carports, etc. as a part of a commercial project that has all available public
services and facilities, and is not located in an environme ntally sensitive location. A
previous negative declaration was adopted with the CUP.
CONCLUSION:
The applicant is proposing an additional drive-through lane for a total of five (5) drive-
through lanes to better serve customers. Staff has reviewed proposed parking lot
modifications to accommodate the additional drive-through lane. Based on revised
parking calculations, the existing bank building and parking lot can provides sufficient
parking for banking and office operations.
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 make an associated finding with such
action.
ATTACHMENTS:
Attachment 1: Location Map, General Plan, and Zoning
Attachment 2: Proposed Site Plans
Attachment 3: Existing Floor Plans
Attachment 4: Draft Resolution PC 2014-0031
Attachment 1: Location Map, General Plan and Zoning
Zoning: Commercial Retail (CP)
General Plan Designation: General Commercial (GC)
Project Site
7840 El Camino Real
Attachment 2: Proposed Site Plan
Attachment 3: Existing Floor Plan
Attachment 3: Existing Floor Plan
ATTACHMENT 4: Draft Resolution PC 2014-0031
DRAFT RESOLUTION PC 2014-0031
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO APPROVING AN AMENDMENT TO
CONDITIONAL USE PERMIT 1988-005 (PLN 2010-1367) ALLOWING AN
ADDITIONAL DRIVE-THROUGH FACILITY
APN 030-231-027
(7480 EL CAMINO REAL / HERITAGE OAKS BANK / PULTS)
WHEREAS, an application has been received from Applicant, Stephen D. Pults, AIA &
Associates, (3592 Sacramento Dr, San Luis Obispo, CA 93401) and Property Owner, Heritage
Oaks Bank (545 12th Street, Paso Robles, CA 93446) to consider an Amendment to an existing
Conditional Use Permit (CUP 1988-005) to allow an additional drive-through lane; and,
WHEREAS, the site’s General Plan Designation is General Commercial (GC); and,
WHEREAS, the site’s Zoning is Commercial Professional (CP); and,
WHEREAS, a Conditional Use Permit has been previously approved by the Planning
Commission on October 6, 1988 to allow construction for a 16,500+/- square foot financial
institution, commercial signage, and four (4) drive-through lanes; and,
WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with
CEQA section 15303: New Construction of Small Facilities; and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Minor
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 December 2, 2014, studied and considered the amendments to
Conditional Use Permit 2008-005, and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings of Environmental Exemption. The Planning Commission finds
as follows:
1. The proposed project has been found Categorically Exempt under Class 3, Section 15303
and new Construction of small facilities, of the California Environmental Quality Act.
SECTION 2. Findings for approval of Conditional Use Permit Amendment. The
Planning Commission finds as follows:
1. The proposed amendment and use is consistent with the General Plan and the City’s
Appearance Review Manual; and,
2. The proposed amendment satisfies all applicable provisions of the Title (Zoning
Ordinance), including previously approved height waiver and additional on-site
signage; 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 amendment will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development; and,
5. That the proposed amendment 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 3. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on December 2, 2014 resolved to amend Conditional Use Permit 1988-005
subject to the following:
EXHIBIT A: CEQA Exemption
EXHIBIT B: Conditions of Approval
EXHIBIT C: Original Site Plan (1988 Approval)
EXHIBIT D: 2014 Amended Site Plan
EXHIBIT E: 2014 Amended Landscaping Plan
EXHIBIT F: Architectural Elevation North / South
EXHIBIT G: Architectural Elevation East / West
EXHIBIT H: 2014 Parking Calculations
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
______________________________
Dennis Schmidt
Planning Commission Chairperson
Attest:
______________________________
Warren M. Frace
Planning Commission Secretary
EXHIBIT A: Notice of Exemption
(PLN 2010-1367/CUP 1988-005)
CITY OF ATASCADERO
NOTICE OF EXEMPTION
6500 Palma Avenue Atascadero, CA 93422 805.461.5000
TO: File
FROM: Alfredo R. Castillo, AICP
Assistant Planner
City of Atascadero
6500 Palma Avenue
Atascadero, CA 93422
SUBJECT: Filing of Notice of Determination in Compliance with Section 21152 of the Public
Resources Code.
Project Title: PLN 2010-1367 / Conditional Use Permit 1988-005
Project Applicant: Stephen D. Pults & Associates
Project Location: 7480 El Camino Real, Atascadero, CA 93422, San Luis Obispo County (APN
030-231-027)
Project Description: Amendment to CUP 1988-005 to allow for an additional drive-through
lane for an existing financial institution.
Name of Public Agency Approving Project: City of Atascadero
Name of Person or Agency Carrying Out Project: Heritage Oaks Bank (Owner)
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. 15303)
Reasons why project is exempt: Class 1 of the California Environmental Quality Act (CEQA)
(Section 15303, new small facilities) exempts Existing Structures or facilities not expanding
existing uses.
Contact Person: Alfredo R. Castillo, AICP (805) 470- 3436
Date: November 24, 2014
Alfredo R. Castillo, AICP
Assistant Planner
EXHIBIT B: Conditions of Approval
(PLN 2010-1367/CUP 1988-005)
Conditions of Approval / Mitigation Monitoring Program
PLN-2010-1367/ CUP 1988-005
7480 El Camino Real
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
2014 Planning Department Standard Conditions
1. This Conditional Use Permit shall allow for construction of a
16,500 square foot non-residential structure, a height wavier
exception from the zoning ordinance, additional on-site signage
and a drive-through facility at 7840 El Camino Real described
on the attached exhibits and located on APN 030-231-027,
regardless of owner.
Ongoing PS
2. The approval of this use permit shall become final and effective
for the purposes of issuing building permits fourteen (14) days
following the Planning Commission approval unless prior to the
time, an appeal to the decision is filed as set forth in Section 9-
1.111(b) of the Zoning Ordinance.
Ongoing PS
3. The Community Development Department shall have the
authority to approve the following minor changes to the project
that (1) modify the site plan project by less than 10%, (2) result
in a superior site design or appearance, and/or (3) address a
construction design issue that is not substantive to the Master
Plan of Development.
BP PS, CE
4. Approval of this Amendment to the Conditional Use Permit shall
be valid for twenty-four (24) months after its effective date. At
the end of the period, the approval shall expire and become null
and void unless the project has received a building permit.
BP PS
5. The applicant shall defend, indemnify, and hold harmless the
City of Atascadero or its agents, officers, and employees
against any claim or action brought to challenge an approval by
the City, or any of its entities, concerning the master plan of
development.
Ongoing
1988 Conditions of Approval
6. A phasing Plan shall be submitted for review and approval by
the Community Development Department. The Phasing Plan
shall address the continued use of the site as a Financial
Institution during the construction of the new structure and
installation of other on-site improvements. The Plan shall
include provisions for appropriate parking, circulation, and
fencing.
Completed Completed
7. A revised site plan shall be submitted for review and approval
by the Community Development Department. Said revised site
BP PS
Conditions of Approval / Mitigation Monitoring Program
PLN-2010-1367/ CUP 1988-005
7480 El Camino Real
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
plan shall show the following: Site Plan shall be consistent
with the Attached Exhibit C and D with the following
conditions:
A. The three (3) parking spaces potentially blocked by the
stacking area of the drive-up windows shall be designated for
“employee” parking only.
B. the parking stalls recommended for removal for tree
protection purposes by the arborist shall be re-designed and
incorporated into the landscape plan.
8. All construction shall be in conformance with Exhibit B (Site
Plans) and Exhibit D & E F&G (elevations) as modified by
these Conditions of Approval. Site development shall also
comply with all City Codes and ordinances. Any modifications to
these plans will required approval by the Community
Development Department prior to implementation.
BP PS
9. All relocation and/or alteration of existing utilities shall be
responsibility of the developer at their expense.
completed completed
10. Grading and drainage plans, prepared by a registered Civil
Engineer, shall be submitted for review and approval by the
Community Development and Public Works department prior to
issuance of any building permits.
BP PS
11. Obtain an encroachment permit from the City of Atascadero
Public Works Department. Sign an inspection agreement and a
Curb & Gutter agreement, guaranteeing that the work will be
done and the inspections paid for, prior to the issuance of a
building permit, or state of public works construction, and
construct improvements as directed by the encroachment
permit prior to the final building inspection.
Completed Completed
12. Road improvements plans prepared by a registered civil
engineer shall be submitted to the Community Development
Department and Public Works Department for review and
approval prior to the construction of the improvements, or prior
to the issuance of any building permit, whichever comes first.
Plans shall include, but not limited to:
Pueblo Avenue: Design shall meet all City development
standards including measures to preserve and protect existing
trees on the site and in the Public right-of-way, as approved by
the Community Development and Public Works Department.
Completed Completed
13. Construction of the public road improvements shall be
completed prior to the final inspection of a building.
Completed Completed
14. Public improvement plans prepared for the site shall be
reviewed and approved by the Fire Department. The plans shall
include one (1) standard fire hydrant, design and location to be
approved prior to the issuance of the building permit. Installation
Completed Completed
Conditions of Approval / Mitigation Monitoring Program
PLN-2010-1367/ CUP 1988-005
7480 El Camino Real
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
shall be completed prior to the final building inspection.
15. Prior to the issuance of a building permit, the applicant shall
record a lot merger, lot line adjustment or parcel map to
resolved building development conflicts with existing lot lines.
Completed Completed
16. Building elevations (Exhibit C F) shall be modified to provide for
alternate architectural detail of the small windows on the north
elevation.
BP PS
17. The sign packed shall be modified as follows:
a. The “logos” located on the tower shall be eliminated.
b. the “logos” located on the tower may be replaced by clock
faces that are appropriate for the design of the building.
c. The 35 square foot wall mounted sign on the south elevation
shall be eliminated.
BP PS
18. Tower construction and use shall be specifically reviewed and
approved by the Fire Department prior to the issuance of
building permits.
Completed Completed
19. Landscape plans in conformance with the Zoning Ordinance
shall be reviewed and approved by the Community
Development Department prior to the issuance of building
permits. Plans shall include shade trees planted approximately
30-feet on center in and around the parking lot. The plans shall
provide landscape screening along El Camino Real. All
landscaping provided around the base of the two existing oak
trees shall be drought tolerant and shall not be irrigated.
Additional landscaping plan modifications for additional
drive-through facility must be consistent with Exhibit E.
Drought tolerant plants must be planted and placed on drip
irrigation in new areas planted.
BP PS
20. The building shall be fully sprinklered for fire protection. Plans
shall be reviewed and approved by the Fire Department prior to
the issuance of a building permit.
Completed Completed
21. This Conditional Use Permit shall expire one year from the date
of final approval unless all conditions are satisfied and the
project shows substantial progress, or unless an extension of
time has been granted pursuant to a written request prior to the
expiration date.
2014 CUP Amendment Conditions
Conditions of Approval / Mitigation Monitoring Program
PLN-2010-1367/ CUP 1988-005
7480 El Camino Real
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
22. Dedicated exit lane must be a minimum of 18-feet in width,
measured from curb to curb as shown in Exhibit D BP PS/CE/FD
23. Additional directional signage for “exit” only must be included on
site. Directional signage must be consistent with colors and
shapes provided on-site.
BP CE/PS
24. Developer must provide painted signage “exit only” on
pavement, consistent with Exhibit D. “Exit Only” shall include
reflectivity for ease of motorist identification at night.
BP CE/PS
25. Developer shall work with the City Public Works department /
Planning department for placement of “do not block” striping and
lettering in the stacking area, as shown in Exhibit D.
BP CE/PS
26. A minimum of 67 parking spaces shall be required for the
proposed mix-uses development, as shown in Exhibit H. BP PS
27. All public improvements shall be constructed in conformance
with the City of Atascadero Engineering Department Standard
Specifications and Drawings or as directed by the City Engineer
GP, BP CE
EXHIBIT C: Site Plan
(PLN 2010-1367/CUP 1988-005)
See Revisions – Exhibit D
EXHIBIT D: 2014 Amended Site Plan
(PLN 2010-1367/CUP 1988-005)
18-foot min.
Eliminate
Parking
Space
EXHIBIT D: 2014 Amended Site Plan
(PLN 2010-1367/CUP 1988-005)
“Do Not Block”
Striping Area
EXHIBIT E: 2014 Landscaping Plan
(PLN 2010-1367/CUP 1988-005)
EXHIBIT F: Elevations (1988 Approval)
(PLN 2010-1367/CUP 1988-005)
EXHIBIT G: Elevations (1988 Approval)
(PLN 2010-1367/CUP 1988-005)
No Signage permitted
per CUP
EXHIBIT H: Parking Calculations
(PLN 2010-1367/CUP 1988-005)
Primary Use AMC Requirements #of uses / square
foot
Parking
Required
Teller Windows Five (5) per tell window 9 teller windows 45 spaces
General Office 1 per 400 sf 6,155 sf 16 spaces
Total Required 61 spaces
Parking Provided 67 spaces
+6 spaces