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Home My WebLink AboutDRC_2015-04-29_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, April 29, 2015 3:00 P.M. City Hall Room 106 (1st Floor) 6500 Palma Avenue Atascadero, California CALL TO ORDER Roll Call: Chairperson Bob Kelley Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Roberta Fonzi Committee Member Jamie Kirk APPROVAL OF AGENDA PUBLIC COMMENT CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF APRIL 15, 2015 City of Atascadero Design Review Committee Agenda Regular Meeting, April 29, 2015 Page 2 of 4 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PLN 2014-1524 / CUP 2014-0283 / DRC 2015-0069, WIRELESS CELLULAR COMMUNICATIONS FACILITY AT 9685 MORRO ROAD (Verizon Wireless) 3. PLN 2015-1541, BANNER SIGNS FOR 5920 EL CAMINO REAL (STUDIO 101 WEST) Property Owner: Cornerstone Community Church, 7920 Santa Rosa Road, Atascadero, CA 93422 Applicant: Tricia Knight, 123 Seacliff Drive, Pismo Beach, CA 93449 Project Title: PLN 2014-1524 / DRC 2015-0069 Wireless Cellular Communications Tower at 9685 Morro Road Project Location: 9685 Morro Road, Atascadero, CA 93422 (APN 054-151-031) San Luis Obispo County Project Description: Proposed project consists of adding a wireless cellular communications facility to an existing church site. The applicant is proposing the following:  45-foot tall faux tower housing a total of 12 cellular antennas on a 196 square foot (sf) pad;  500 sf equipment lease area adjacent to the existing church including back-up generator and other ancillary equipment enclosed by a 9-foot masonry wall;  12-foot wide utility easement for Verizon Wireless, LLC to access its facility to Morro Road (Highway 41). General Plan Designation: Public (P) Zoning District: Public (P) Proposed Environmental Determination: Based on the Initial Study prepared for the project, a Mitigated Negative Declaration is proposed. The Mitigated Negative Declaration is available for public review from 4/28/15 through 5/17/15 at 6500 Palma Avenue, Community Development Department from 8:30 a.m. to 5:00 p.m. Monday through Thursday, and also available on our website at www.atascadero.org/environmental docs. Property Owner: H. Stanton McDonald, PO Box 932, Atascadero, CA 93423 Applicant: Dennis & Deborah Swanson, 5920 El Camino Real, Atascadero, CA 93422 Project Title: PLN 2015-1541 / DRC 2015-0066, Banner signs for 5920 El Camino Real Project Location: 5920 El Camino Real, Atascadero, CA 93422, APN 030-181-015 (San Luis Obispo County) Project Description: Proposal to allow three (3) 40 square foot (sf) banner signs to be placed on the southeast elevation of 5950 El Camino real (APN 030-181-015). Banner signs consist of vinyl material to be changed throughout the year. Banners are proposed to be fastened to the building. Total signage area will be 120 sf. General Plan Designation: Downtown (D) Zoning District: Downtown Commercial (DC) Proposed Environmental Determination: . Categorical Exemption Section 15311; Class 11 exemption for construction of new o ff-site signs. City of Atascadero Design Review Committee Agenda Regular Meeting, April 29, 2015 Page 3 of 4 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website 4. PLN 2015-1542 / IDENTIFICATION SIGN FOR 5465 REGIO 5. PLN 2015-1547 / SIGNAGE FOR 9700 EL CAMINO REAL (McGees) Property Owner: Oak Grove HOA / Aurora Property, PO Box 1227, San Luis Obispo, CA 93406 Applicant: Dana Lilley, Oak Grove HOA, 1311 Copado Way, Atascadero, CA 93422 Project Title: PLN 2015-1542 / DRC 2015-0067 Project Location: 5465 Regio, Atascadero, CA 93422, APN 049-104-001 (San Luis Obispo County) Project Description: Proposal to allow a 13.85 square foot free-standing neighborhood identification sign at the entrance to the Oak Grove neighborhood. The freestanding sign is made of wood and will be attached to a concrete foundation. General Plan Designation: SFR-X Zoning District: RSF-X, PD17 Proposed Environmental Determination: . Categorical Exemption Section 15303; Class 3 exemption for construction or conversion of new small structures. Property Owner: Ted Jacobson, 9700 El Camino Real, Atascadero, CA 93422 Applicant: Charlotte Covington, 9700 El Camino Real, Atascadero, CA 93422 Project Title: PLN 2015-1547 / Administrative Use Permit 2015-0071 Project Location: 9700 El Camino Real, Atascadero, CA 93422 APN 056-081-036 (San Luis Obispo County) Project Description: Proposal to allow an 8.33 square foot wall sign at McGees Catering and Café at 9700 El Camino Real Suite #104. The proposed sign is made of wood and metal, and would be attached to the building above the entrance to the café. Zoning & General Plan: General Plan Designation: General Commercial (GC) Zoning District: Commercial Tourist (CT) Proposed Environmental Determination: . Categorical Exemption Section 15311; Class 11 exemption for construction or placement of on-premise signs. City of Atascadero Design Review Committee Agenda Regular Meeting, April 29, 2015 Page 4 of 4 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for May 13, 2015. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. DRC Draft Action Minutes of 4/15/15 CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT ACTION MINUTES Regular Meeting – Wednesday, April 15, 2015 1:00 P.M. City Hall, Room 106 6500 Palma Avenue, Atascadero, California CALL TO ORDER – 1:00 p.m. Chairperson Kelley called the meeting to order at 1:00 p.m. ROLL CALL Present: Chairperson Bob Kelley Committee Member Duane Anderson Committee Member Roberta Fonzi Committee Member Mark Dariz Absent: Committee Member Jamie Kirk (Committee Member Kirk arrived at 1:03 p.m.) Staff Present: Interim Community Development Director Bobby Lewis Assistant Planner Alfredo Castillo Recording Secretary, Annette Manier Others Present: Ben Martin Mike Zappas Ben Lingo Jake Lingo Joan O’Keefe Holly Cooper APPROVAL OF AGENDA MOTION: By Committee Member Anderson and seconded by Committee Member Fonzi to approve the Agenda. There was Committee consensus to approve the Agenda PUBLIC COMMENT None ITEM NUMBER: 1 DATE: 4-29-15 1 DRC Draft Action Minutes of 4/15/15 CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF MARCH 25, 2015 MOTION: By Committee Member Fonzi and seconded by Committee Member Anderson to approve the Agenda. There was Committee consensus to approve the Agenda DEVELOPMENT PROJECT REVIEW 2. PLN 2014-1522 / DRC 2014-0054, 10785 EL CAMINO REAL (ATASCADERO FAMILY APARTMENTS) Property Owner: 9355 Avenida Maria LLP, 5947 Variel Ave., Woodland Hills, CA 91367 Applicants: Corporation for Better Housing, 5947 Variel Ave., Woodland Hills, CA 91367 Project Title: PLN 2014-1522 / DRC 2014-0054 Atascadero Family Apartments Project Location: 10785 El Camino Real, Atascadero, CA 93422 APN 045-321-020 / 045-321-021 (San Luis Obispo County) Project Description: The project consists of design review of proposed 86 unit multi-family apartment complex completed in two phases located at the intersection of El Camino Re al / Avenida Maria. Proposed project includes the following:  Two corridor style buildings 2-stories in height (24-feet) with two (2) 32-foot tall mechanical / staircase shafts with decorative architectural features;  One (1) corridor style building 3-stories in height (37-feet, 4-inches) with two (2) 43-foot tall mechanical / staircase shafts with decorative architectural features;  A total of 86 apartment units with a mix of 1,2,3 and 4 bedroom units;  157 total parking spaces provided, 86 of which are proposed to be covered carports with solar panels installed to reduce on-site energy consumption consistent with the City’s Climate Action Plan (CAP);  Proposed construction and materials to utilize US Green Building Council methodology to obtain Leadership in Energy & Environmental Design (LEED) certified platinum;  On-site recreational amenities including tot-lot, basketball court, outdoor eating areas;  On-site management is proposed including full-time manager;  On-site social services programs available for residents only;  Proposed landscaping plan including use of drought tolerant native plants  Preservation of 46 on-site native trees, including critical blue oak woodland;  Removal of 21 on-site native trees to allow for proposed improvements including buildings, parking lots, and road improvements; General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi-Family (RMF-20) Staff Recommendation: DRC recommends to the Planning Commission approval of proposed site plan / architecture elevations / landscaping plan with modifications. 2 DRC Draft Action Minutes of 4/15/15 Assistant Planner Castillo gave the staff report and explained there were three discussion items to be reviewed, and that each one would be reviewed separately. Applicants Jake Lingo and Ben Lingo gave a presentation to the group. Discussion Item #1: Site Plan The following is punch-list of items that the DRC should provide direction, recommendation on the proposed site plan portion of the project:  Applicant to clarify use, if any, of restricted access to the parking lot (gated access). → The committee agreed to no gated access.  Public Works recommends installation of a sidewalk adjacent to Avenida Maria. There is an internal sidewalk system that allows access to transit. Currently the applicant is providing landscaping along Avenida Maria. Staff is seeking clarification on this item. → The committee agreed to no additional sidewalk needed.  Staff is recommending the use of pavers at the project entry, as well as, the emergency access driveway.  → The committee agreed to pavers at both ends.  Staff is recommending additional trash enclosures and review of proposed enclosure location by Waste Management. → The committee agreed.  Staff is recommending that the applicant consult its arborist to ensure no additional tree removals are required for the solar installations on the proposed carports. → The committee agreed.  Staff is recommending reduction of the City’s side-setback requirements, requiring a 10- foot setback for a corner lot. This would be considered a “developer incentive” or City concession. The applicant did not request this as shown in attachment x and would be considered the final City concession. Staff is recommending additional plantings for this concession (see landscape plan discussion). → The committee agreed.  Identify required Fire-turnaround if emergency access cannot be granted along Jordana Lane. → The committee agreed.(Applicant is working with City staff on this already.)  Work with City staff in identifying potential on-street parking along Avenida Maria, if feasible. → Assistant Planner stated that the state-mandated parking requirements have been met. The applicant stated there is one stall per unit and controls are in place. The applicant also stated they have on-site management in the office each day, 8 a.m. – 5 p.m. and if parking becomes a problem, they want to know about it. Avenida Maria will be red-curbed from the entrance all the way up to El Camino Real. Staff will work with the applicant to identify if any on-street parking can be accommodated on Avenida Maria. PUBLIC COMMENT The following people spoke during public comment: Holly Cooper, Joan O’Keefe, and Mike Zappas. Chairperson Kelley closed the Public Comment period. 3 DRC Draft Action Minutes of 4/15/15 Discussion Item #2: Landscaping Plan The following is punch-list of items that the DRC should provide direction, recommendation on the proposed landscaping plan of the project:  Eliminate the use of California Sycamores along El Camino Real and substitute with London Plane Trees every 30-feet on center.  Spread out proposed Blue Oak tree plantings along El Camino Real.  Provide additional native tree accent plantings along the corner of El Camino Real and Avenida Maria.  Substitute Bay Tree plantings along Avenida Maria for London Plane Tree or other screening tree that is fast growing, yet low water use tree. → The committee agreed to all of the above. PUBLIC COMMENT The following people spoke during public comment: Joan O’Keefe and Mike Zappas. Chairperson Kelley closed the Public Comment period. Discussion Item #3: Architectural Elevations The following is punch-list of items that the DRC should provide direction, recommendation on the proposed architectural elevations of the project:  Proposed awnings should include decorative ornamental caps. → The committee agreed.  Use of hardy plank siding should be carried throughout all pop-outs projections, consistent with the City’s Appearance Review Manual. → The committee would like to have the stucco columns more squared off instead of rounded, and would like the back of the building to be more dimensional. Will work with staff on the side elevations if possible.  Use of hardy plank siding to be used in place of stucco at columns to roof pop-out gable. → The committee agreed to do hardy plank with the gable of the roof instead.  Use of different color for 2nd / 3rd story shutters. Color should provide variation to proposed stucco colors. → The committee agreed.  Staff recommends the use of architectural grade roofing materials. → The committee agreed.  Provide staff an elevation of the proposed carports. → Applicant stated the carports will be metal; pictures forthcoming, applicant to look at some sample carports in town and will submit elevations at next submittal. PUBLIC COMMENT The following people spoke during public comment: Ben Martin, Holly Cooper, and Mike Zappas. Chairperson Kelley closed the Public Comment period. 4 DRC Draft Action Minutes of 4/15/15 The applicant stated that the first two buildings will be LEED platinum and this project will be NZE (Net Zero Energy). The DRC recommended that the applicant provide some fencing along El Camino Real, (to provide security) with some hedging so that traffic will move more quickly, that the applicant work with the Police Department in the Crime-Free Multi-Housing Program, and that the applicant provide additional information on pets, seating near the tot lot, exterior lighting and on-site/guest parking. In summary, Assistant Planner Castillo stated the timeframes for the project to move forward to the Planning Commission possibly at the end of May, and to the City Council at the end of June. There was DRC consensus to move the item on to the Planning Commission. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTOR’S REPORT Interim Director Lewis said that staff did meet with the neighbors on this project and had great response. ADJOURNMENT – 2:41 p.m. The next DRC meeting will be held on April 29, 2015, at 3 p.m. MINUTES PREPARED BY: _______________________________________ Annette Manier, Recording Secretary 5 6 ITEM NUMBER: 2 DATE: 4-29-15 Atascadero Design Review Committee Report In Brief - Community Development Department Alfredo R. Castillo, AICP, Planner, (805) 470-3436, acastillo@atascadero.org PLN 2014-1524 / CUP 2014-0283 / DRC 2015-0069 Cornerstone Community Church – New Wireless Communications Facility Owner: Cornerstone Community Chruch, 9685 Morro Rd, Atascadero, CA 93422 Address: 9865 Morro Rd Project #: PLN 2014-1524 / CUP 2014-0283 General Plan: Public (P) Zoning: Public (P) Project Area: 4.4 Acres Existing Use: Existing Church Staff Recommendation: DRC recommends to the Planning Commission approval of proposed architectural elevations for a new tower that will contain wireless communication antennas. Design Review Items  Review of proposed architectural elevations  Review of proposed site plan Proposed Wireless Facility 7 ITEM NUMBER: 2 DATE: 4-29-15 Background City staff has worked with the applicant, Tricia Knight Consulting (TKC) on a new wireless communication facility for Verizon Wireless, LLC. The applicant had originally proposed a mono-pine cell phone tower on the rear of the site near existing residences. Staff has expressed some concern with the use of the mono-pine or other type of tree structure used to conceal the wireless antennas due to neighborhood compatibility and aesthetic issues. Staff recommended the applicant utilize other alternatives to conceal the wireless facility through the use of a water tower, church steeple, flagpole, or other type of use to better meet neighborhood compatibility findings required for approval of a Conditional Use Permit (CUP). The applicant has revised the application and is proposing the use of a stand-alone steeple to conceal the proposed wireless antennas. DRC Action: DRC is being asked to review, provide a recommendation and the proposed tower that will house the wireless communication antennas. The DRC should focus comments related directly to the proposed architectural improvements, proposed site plan, and landscaping plan. The DRC ensures that the physical design of new development meets the following objectives, as established by Atascadero Municipal Code (AMC): Atascadero Municipal Code 9-2.107(a) – Design Review (1) Maintaining the rural character and identity of Atascadero; (2) Enhancing the appearance and character of the City, by reviewing the architecture and site plans for commercial, office, industrial, single-family residential subject to CEQA and multifamily residential projects; (3) Ensuring that development is compatible with surrounding uses and improvements by requiring building designs that provide appropriate visual appearance and site plans to mitigate neighborhood impacts. Planning Commission Action: The Planning Commission will conduct a public hearing; receive a staff report and project recommendation; ask for clarification, if any; open the public hearing and receive comments; make an environmental determination and project approval. It should be noted that any decision rendered by the Planning Commission is considered a Quasi - Judicial hearing, which is subject to Federal and State due process laws, fair hearing requirements of California Code of Civil Procedures Section 1094.5, and additional requirements applicable to these particular hearings including environmental impact determinations prior to project approval. California Courts and State Law have held that these types of hearings must be fair and reasonable remaining free from any impartiality or prejudice. 8 ITEM NUMBER: 2 DATE: 4-29-15 Item 1 – Proposed Project / Site Plan / Landscaping Plan The proposed site consists of a adding a wireless communications facility to an existing church site. The applicant is proposing the following:  45-foot tall faux tower housing a total of 12 cellular antennas on a 196 square foot (sf) pad;  500 sf equipment lease area adjacent to the existing church including back-up generator and other ancillary equipment enclosed by a 9-foot masonry wall;  12-foot wide utility easement for Verizon Wireless, LLC to access its facility to Morro Road (Highway 41). The removal of three cypress trees is required for the proposed wireless facility project. No additional grading will be required. Based on the site plan, Staff is requesting the following:  Applicant to provide a masonry wall to screen all sides of proposed equipment area versus use of a chain-link fence.  Additional landscape screening, where feasible Proposed Site Plan 9 ITEM NUMBER: 2 DATE: 4-29-15 Enlarged Site Plan – Equipment Plan Proposed CMU Wall Proposed Chain Link Fence 10 ITEM NUMBER: 2 DATE: 4-29-15 Item 2 – Proposed Elevations The applicant is proposing the use of a 45-foot tall faux tower to encase the proposed antennas. The tower is proposed to match the existing church facility architecturally including existing roof tiles, exterior stucco walls, and color. The applicant is proposing to remove the existing cross that it at the top of the existing church and move it to the new tower. The tower architecturally is consistent with the existing church facility. The Planning Commission would need to approve a height wavier exception. DRC should review the proposed architectural elevations and provide any feedback on proposed tower. Proposed Architectural Elevations 11 ITEM NUMBER: 2 DATE: 4-29-15 Proposed Photo Simulations 12 ITEM NUMBER: 2 DATE: 4-29-15 Staff Recommendation: Staff is recommending that the DRC review the proposed elevations and site plan and provide a recommendation to move this project forward to the Planning Commission. Attachments: Attachment 1: Aerial Map 13 ITEM NUMBER: 2 DATE: 4-29-15 Attachment 1: Aerial Map Proposed Project Area 14 Administrative Hearing Officer Staff Report PLN 2015-1541/AUP 2015-0069 / DRC 2015-0066 Oversized / Changeable Banner Signs 5920 El Camino Real (McDonald / Swanson) SUBJECT: The application is a request to install three (3) changeable banner signs totaling 120 square feet (sf) that consists of vinyl materials to be displayed more than 30 days and greater than 40 sf in total sign area. RECOMMENDATION: The Hearing Officer adopts Draft Resolution AUP-A approving Administrative Use Permit 2015-0069, with conditions, permitting a maximum of three (3) banners measuring 5-foot by 8-foot maximum each (120 sf total), to be placed on the southeast elevation of the building occupying APN 030-181-015. SITUATION AND FACTS: 1. Owner: H. Stanton McDonald PO Box 932, Atascadero, CA 93423 2. Applicant: Dennis & Deborah Swanson Studio 101 West 5920 El Camino Real, Atascadero, CA 93422 3. Project Location: 5920 El Camino Real, Atascadero, CA 93422 APN# 030-181-015 4. General Plan Designation: Downtown (D) 5. Zoning District: Downtown Commercial (DC) 6. Environmental Status: Categorically Exempt Section 15311; On- premises signs ITEM NUMBER: ITEM NUMBER: 3 DATE: 4-29-15 15 BACKGROUND: The applicant, Studio 101 West, is a photography and design studio that is located on the 2nd floor of 5950 El Camino Real. The business has obtained permits for one (1) wall sign (9.45 sf) and one (1) 8 sf blade type sign on the business street frontage along El Camino Real. Currently, the total signage for the building is 17.45, which is consist ent with the allowed signage for the Downtown Commercial District. The applicant would occasionally display a series of three (3) banner signs totaling 120 sf on the southeast elevation of 5950 El Camino Real on the upper half of the building. These banners typically were displayed beyond the maximum time period allowed under the City’s Signage Ordinance, which is thirty days (30) up, sixty (60) days down, as well as exceeding the maximum amount if sign area allowed per business in the Downtown Commercial (DC) zoning district, which is 50 sf of total sign area. In January 2015, City staff was directed by City Council to begin actively enforcing the City’s Sign Ordinance. City Staff has formulated a “Signage Improvement Campaign” targeting temporary signage while at the same time, drastically reducing building permit fees for signage and AUPs. The applicant has applied for an AUP under this program to display these banners for a longer period of time than what is allowed outside of the City’s Zoning Ordinance. ANALYSIS: Through an AUP, 9-15.006 of the Sign Ordinance allows for exceptions to the City’s Signage Ordinance. The following criteria must be taken into account: 9-15.006 Exceptions to the Sign Ordinance: (a) The need for such signing is based on the purposes set forth in Section 9-15.001; (b) The opportunity to combine signs for more than one (1) use on a single sign structure has been considered; (c) For freeway oriented signs, the sign area and height are the minimum needed to achieve adequate visibility along the freeway due to highway ramp locations and grade differences; and (d) Conformance with all other applicable codes and ordinances of the City, including, but not limited to, the Zoning Ordinance, General Plan and its several elements, and the appearance review guidelines. The applicant is proposing a maximum of three (3) five-foot by eight-fit (40 sf) each, banner signs to be placed on the upper southeast elevation of 5920 El Camino Real. This side elevation faces the intersection of Traffic Way and El Camino Real and can be prominently viewed by traffic in all directions at this intersection. Morro Rd. (HWY 41) 16 Location of Proposed Banner Signage Currently this elevation would be considered “blank” architecturally and serves as prominent entry into the City’s Downtown from the US 101 Traffic Way intersection. The applicant is proposes hanging these banner signs typically rotating them out throughout the year corresponding to “seasonal” uses, such as senior portraits during the summer, family portraits during winter. The proposed banners consist of a thick vinyl that would be fasted by eyebolts with rope and rubber stamps. Proposed Banner Signs Area of proposed banner signs 17 Sign Ordinance Exceptions The purpose of the City’s Sign Ordinance is to regulate signage for the public’s health, safety, welfare, and aesthetics. Specifically, signage is regulated in terms of time, place, and manner which they are used. It is important that any deviation from the City’s Sign Ordinance remain content neutral to give equal opportunity to both commercial and non- commercial speech. Exceptions to the sign ordinance may be granted through the AUP process. Specifically, the applicant is seeking two (2) exceptions to the City’s Sign Ordinance. Banner Signs – 9-15.003.(13) (13) Banner or Temporary Signs. Constructed from nonpermanent material, (e.g. paper, canvas, vinyl, etc.). (i) Maximum Number and Area. Each business may have one (1) banner sign per public street frontage, with a maximum area of forty (40) square feet. (ii) Limits on Time Displayed. Temporary signs may be in place for a maximum of thirty (30) days. All banners must be down a minimum of sixty (60) days before any new banner may go up. Banners may remain up during the entire permanent sign permit process. Downtown District Signage Standards – 9-15.005(b)(3) (3) Maximum Allowed Sign Area. Each business shall be allowed a total of one (1) square foot of sign area per linear foot of the street frontage occupied by the business, with a minimum total of twenty (20) square feet allowed for each business, and a maximum total sign area of fifty (50) square feet. The applicant is proposing more than one banner sign that is excess of 40 sf total and beyond the maximum number of days the banners can be displayed. In addition, the applicant is proposing total signage for the business at 129 sf, which is more than 100 sf above what is permitted through the City’s Sign Ordinance. Although the banners are considered “temporary” for the purpose of this AUP, staff considers the changeable banners a new permanent sign area for the business. City Staff may grant exceptions to the sign ordinance based criteria set forth in AMC 9 - 15.006. The following are findings required to approve such exceptions to the City’s Signage standards. Finding: (a) The need for such signing is based on the purposes set forth in Section 9-15.001 Staff Comment: Temporary banners are typically used as advertising to announce grand openin gs, specials, sales, etc. In this instance, the applicant is proposing a high quality banner sign that is an effective use of communication with little to no words utilized. The banners are proportional to the upper half of the building, and are placed in a manner that is not a safety hazard, confusing or distracting. 18 The applicant is utilizing a blank façade and creating additional signage that adds to the character of the building. The applicant is proposing to utilize ropes and rubber cords to secure the banner. Staff will condition approval of proposed signage to include rubber cords and rope that match the color of the building, as well, as use of decorative end caps for the wood dowels that anchor the banner. Finding: (b) The opportunity to combine signs for more than one (1) use on a single sign structure has been considered; Staff Comment: Not applicable Finding: (c) For freeway oriented signs, the sign area and height are the minimum needed to achieve adequate visibility along the freeway due to highway ramp locations and grade differences; and Staff Comment: Not applicable Finding: (d) Conformance with all other applicable codes and ordinances of the City, including, but not limited to, the Zoning Ordinance, General Plan and its several elements, and the appearance review guidelines Staff Comment: The applicant is proposing to change out the banners seasonally. To maintain appearance, Staff has included conditions to ensure that the proposed banners are not faded, torn, or otherwise have an unsightly condition. No additional building permits will be required for installation. CONCLUSION: The proposed signage is compatible with the City’s Zoning Ordinance and Appearance Review Manual. The proposed banner signs, while temporary, provide additional enhancements to a blank façade wall that is at a critical intersection in the Downtown. Staff is recommending modifications to the proposed signage including decorative dowel end-caps, as well as requiring the ropes and pulleys used to hang the banner match the color of the building. The banners will be changed out periodically and Staff has added conditions to ensure that they remain in good condition. Staff recommends approval of the changeable banner signage with conditions of approval. ENVIRONMENTAL REVIEW: Class 11 of the California Environmental Quality Act (Section 15311) exempts the construction of new on-site signs. 19 FINDINGS FOR APPROVAL: An Administrative Use Permit shall be approved if the hearing officer makes the following findings in the affirmative: 1. The proposed project is determined to qualify for a Class 11 Categorical Exemption from the California Environmental Quality Act (CEQA), consistent with Section 15311. 2. The proposed project, as conditioned, is consistent with the General Plan. 3. 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. 4. The proposal will be consistent with the character of the immediate neighborhood. PREPARED BY: Alfredo R. Castillo, AICP ATTACHMENTS: Attachment 1: General Plan & Zoning Map Attachment 2: Statement of Justification Attachment 3: Draft AUP Resolution A 20 Attachment 1: General Plan & Zoning Map PLN 2015-1541 / AUP 2015-0069 – Studio 101 West Zoning: Downtown Commercial (DC) General Plan Designation: Downtown (D) Project Location: 5950 / 5920 El Camino Real 21 Attachment 2: Statement of Justification PLN 2015-1541 / AUP 2015-0069 – Studio 101 West 22 Attachment 6: Draft AUP Resolution 2015-A PLN 2015-1541 / AUP 2015-0069 – Studio 101 West ADMINISTRATIVE HEARING OFFICER DRAFT RESOLUTION 2015-A APPROVAL OF PLN 2015-1541 ADMINISTRATIVE USE PERMIT 2015-0069 ALLOWING CHANGEABLE BANNER SIGNS (APN 030-181-015) AT 5950 EL CAMINO REAL THE HEARING OFFICER OF THE CITY OF ATASCADERO DOES HEREBY RESOLVE THAT: WHEREAS, a request has been received from H. Stanton McDonald, PO Box 932, Atascadero, CA 93423-0932 (Owner), and Dennis and Deborah Swanson, 5920 El Camino Real, Atascadero, CA 93422 (Applicant) for an Administrative Use Permit located at 5950 El Camino Real, Atascadero, CA 93422 (APN 030-181-025) for a sign ordinance exception; and, WHEREAS, the site’s current General Plan Designation is Downtown (D); and, WHEREAS, the site’s current zoning is Downtown Commercial (DC); and, WHEREAS, the applicant has applied for an exception to the City’s Signage Ordinance section 9-15.003(b)(13) requesting temporary banner signs to be displayed in excess of 30 days and greater than 40 square feet in size; and, WHEREAS, the applicant has applied for an exception to the City’s Signage Ordinance section 9-15.005(b)(3) requesting signage in excess of the maximum allowed sign area; and, WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with CEQA section 15311 which allows for construction of on premise signage ancillary to the primary use; and, WHEREAS, the Hearing Officer of the City of Atascadero held a duly noticed Administrative Hearing at the City Hall on April 29, 2014; at 4:00 pm; and, NOW, THEREFORE, BE IT RESOLVED THAT THE HEARING OFFICER FOR THE CITY OF ATASCADERO MAKES THE FOLLOWING FINDINGS AND DETERMINATIONS: 23 1. The need for such signing is based on the purposes set forth in Section 9-15.001 of the City of Atascadero Municipal Code (Signage Ordinance); 2. The proposed signage conforms with all other applicable codes and ordinances of the City, including, but not limited to, the Zoning Ordinance, General Plan and its several elements, and the appearance review guidelines 3. 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; 4. The proposal will be consistent with the character of the immediate neighborhood; NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE HEARING OFFICER FOR THE CITY OF ATASCADERO APPROVES THIS RESOLUTION. Exhibit A: CEQA Notice of Exemption Exhibit B: Conditions of Approval Exhibit C: Signage Plan The foregoing resolution is hereby adopted this 29th day of April 2015. Robert A. Lewis, Interim Community Development Director Designated Hearing Officer 24 Exhibit A: Notice of Exemption PLN 2015-1541 / AUP 2015-0069 Studio 101 West – 5920/5950 El Camino Real (APN 030-181-015) 25 Exhibit B: Conditions of Approval PLN 2015-1541 / AUP 2015-0069 Studio 101 West – 5920/5950 El Camino Real (APN 030-181-015) Conditions of Approval PLN 2015-1541 / AUP 2015-0069 5920 / 5950 El Camino Real APN 030-181-015 Timing BL: Business License BP: Building Permit 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 Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Standard Conditions 1. The granting of this Administrative Use Permit shall apply to 5950 El Camino Real, APN: 030-181-015. On-Going PS, BS LOC 2. The hearing officer's decisions shall be final unless appealed as provided in Section 9-1.111 of the Atascadero Municipal Code. On-Going PS LOC 3. A maximum of three (3) banner signs may be displayed at one-time. Maximum sign area shall be limited to 40 square feet (sf) per banner for a total of 120 sf. Area of banner display shall be limited to area identified in Exhibit C. On-Going PS LOC 4. All ropes, cords, and other materials utilized to tie banners to building façade shall be painted to match building color. On-Going PS LOC 5. Decorative dowel cap ends must be utilized at the base of the banner(s) and be painted black or other similar color. On-Going PS LOC 6. Banner(s) shall be kept in good condition and may not show color fade, be torn, etc. City will notify business if banners are not kept in good condition and the applicant will have seven (7) days to remove the banners upon notification. On-Going PS LOC 7. Wall to remain free of banner(s) for a minimum of 30 days once season banners are removed. New banner(s) may be placed in the area identified in Exhibit C after 30-days. On-Going PS LOC 26 Exhibit C: Signage PLN 2015-1541 / AUP 2015-0069 Studio 101 West – 5920/5950 El Camino Real (APN 030-181-015) Area of proposed banners Area of proposed banner signs 27 Exhibit C: Signage P LN 2015-1541 / AUP 2015-0069 Studio 101 West – 5920/5950 El Camino Real (APN 030-181-015) Maximum Banner Signs Allowed – 3 Maximum Sign Area per Banner: 40 square feet t:\- 15 plns\pln 2015-1541 studio 101 aup\aup 2015-0069-studio101aup.ac.docx 40 sf per banner max 28 Administrative Hearing Officer Staff Report PLN 2015-1542/AUP 2015-0070/DRC 2015-0067 Monument Signage in a Residential Zone 5465 Regio Place (Oak Grove Homeowners Association / Lilley) SUBJECT: The applicant is requesting a freestanding sign in a residential zone. The proposed signage would identify the neighborhood and assist in wayfinding. RECOMMENDATION: The Hearing Officer adopt Resolution AUP 2015-A approving Administrative Use Permit 2015-0070, with conditions, permitting an on-site subdivision sign at 5465 Regio Place (APN 049-104-001) in the Residential Single-Family Zone. SITUATION AND FACTS: 1. Owner: Oak Grove HOA PO Box 1227, San Luis Obispo, CA 93406 2. Applicant: Dana Lilley 1311 Copado Way, Atascadero, CA 93422 3. Project Location: 5465 Regio Place, Atascadero, CA 93422 APN 049-104-001 4. General Plan Designation: Single-Family Residential (SFR-X) 5. Zoning District: Residential Single-Family (RSF-X) Planned Development 17 (PD17) 6. Environmental Status: Categorically Exempt Section 15303; New construction or conversion of small structures. ITEM NUMBER: ITEM NUMBER: 4 DATE: 4-29-15 29 BACKGROUND: The Oak Grove neighborhood was approved as a 31 home subdivision in 2004 (CUP 2003-0112). The proposed sign would identify the neighborhood, and assist passing traffic in slowing appropriately to turn onto Regio Place and into Oak Grove. The proposed location for the sign is at the intersection of Regio Place and El Camino Real, and is owned by the homeowners association. It is used primarily as a landscaped stormwater detention basin. The applicant is requesting a 57 inch wide by 35 inch high, 13.85 square foot free standing sign. In January 2015, City staff was directed by City Council to begin actively enforcing the City’s Sign Ordinance. City staff has formulated a “Signage Improvement Campaign” targeting temporary signage while at the same time, drastically reducing building permit fees for signage and AUPs. The applicant has applied for an AUP under this program to erect this neighborhood identification sign in the Residential Single-Family Zone, which is not a type of sign specifically allowed in the City’s Zoning Ordinance. ANALYSIS: Through an AUP, 9-15.006 of the Sign Ordinance allows for exceptions to the City’s Signage Ordinance. The following criteria must be taken into account: 9-15.006 Exceptions to the Sign Ordinance: (a) The need for such signing is based on the purposes set forth in Section 9-15.001; (b) The opportunity to combine signs for more than one (1) use on a single sign structure has been considered; (c) For freeway oriented signs, the sign area and height are the minimum needed to achieve adequate visibility along the freeway due to highway ramp locations and grade differences; and (d) Conformance with all other applicable codes and ordinances of the City, including, but not limited to, the Zoning Ordinance, General Plan and its several elements, and the appearance review guidelines. The Sign Ordinance provides size limitations and design guidance for proposed signage. Without an AUP, the maximum allowable sign area is six square feet (AMC 9-15.012.2) with a maximum height of five feet (AMC 9-15.012). The design of the sign and design materials must be compatible with the materials, colors, and design motifs of the current architecture on site 9-15.004(d). Monuments signs must have landscaping or decorative hardscaping at their base to incorporate the sign into their surroundings (AMC 9- 15.004(h)). The applicant is proposing a 13.85 square foot, free standing sign to be placed in the northwest corner of the vacant lot at 5465 Regio Place. The proposed location is outside the right of way on El Camino Real and the existing stormwater detention basin. The proposed sign would face El Camino Real so it can be viewed by traffic in both directions. Morro Rd. (HWY 41) 30 Proposed Neighborhood Identification Signage The design consists of a concrete foundation, to which wooden sign posts are attached by metal brackets. The sign face is also wooden. The entire sign would be just under 3 feet tall, and 4.75 feet wide. Currently the neighborhood does not have identification signage. The street is easy to miss when traveling down El Camino Real. The sign would alert drivers to its location, and allow them to slow and signal appropriately to access the neighborhood. The sign is of modest scale and will not impede sight distance on El Camino Real or Regio Place. Required Findings City staff may grant exceptions to the Sign Ordinance through the Administrative Use Permit process based criteria set forth in AMC 9-15.006. The following findings are required to approve such exceptions to the City’s signage standards. Finding: (a) The need for such signing is based on the purposes set forth in Section 9-15.001 Staff Comment: Section 9-15.001(b) encourages the effective use of signs as a means of communication in the City, and reducing possible traffic and safety hazards from confusing or distracting signs. This sign accomplishes these purposes for the Oak Grove Neighborhood. 31 Finding: (b) The opportunity to combine signs for more than one use on a single sign structure has been considered; Staff Comment: Not applicable Finding: (c) For freeway oriented signs, the sign area and height are the minimum needed to achieve adequate visibility along the freeway due to highway ramp locations and grade differences; and Staff Comment: Not applicable Finding: (d) Conformance with all other applicable codes and ordinances of the City, including, but not limited to, the Zoning Ordinance, General Plan and its several elements, and the appearance review guidelines Staff Comment: While this sign is not specifically allowed by the Zoning Ordinance, it does serve an appropriate purpose and is well designed with appropriate materials. Staff has included conditions to ensure that the sign is placed out of the right of way and is maintained in a manner consistent with the General Plan and appearance review guidelines. The applicant has applied for a building permit through the City. CONCLUSION: The proposed signage is compatible with the City’s Zoning Ordinance and Appearance Review Manual. The proposed monument sign will identify the neighborhood for wayfinding and traffic safety. Staff recommends approval of the neighborhood identification sign with conditions of approval. ENVIRONMENTAL REVIEW: Class 3 of the California Environmental Quality Act (Section 15303) exempts new construction or conversion of small structures. FINDINGS FOR APPROVAL: An Administrative Use Permit shall be approved if the hearing officer makes the following findings in the affirmative: 1. The proposed project is determined to qualify for a Class 3 Categorical Exemption from the California Environmental Quality Act (CEQA), consistent with Section 15303. 32 2. The proposed project, as conditioned, is consistent with the General Plan. 3. 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. 4. The proposal will be consistent with the character of the immediate neighborhood. PREPARED BY: Katie Banister, Contract Planner ATTACHMENTS: Attachment 1: General Plan & Zoning Map Attachment 2: Statement of Justification Attachment 3: Draft AUP Resolution A 33 Attachment 1: General Plan & Zoning Map PLN 2015-1542 / AUP 2015-0070 – Oak Grove Homeowners Association Zoning: Residential Single-Family (RSF-X) General Plan Designation: Single-Family Residential (SFR-X) Project Location: 5465 Regio Place CPK Zoning RSF-X Zoning 34 Attachment 2: Statement of Justification PLN 2015-1542 / AUP 2015-0070 – Oak Grove Homeowners Association 35 Attachment 3: Draft AUP Resolution 2015-A PLN 2015-1542 / AUP 2015-0070 – Oak Grove Homeowners Association ADMINISTRATIVE HEARING OFFICER DRAFT RESOLUTION AUP 2015-A APPROVAL OF PLN 2015-1542 ADMINISTRATIVE USE PERMIT 2015-0070 ALLOWING A NEIGHBORHOOD IDENTIFICATION SIGN (APN 049-104-001) AT 5465 REGIO THE HEARING OFFICER OF THE CITY OF ATASCADERO DOES HEREBY RESOLVE THAT: WHEREAS, a request has been received from The Oak Grove HOA, PO Box 1227, San Luis Obispo, CA 93406 (Owner), and Dana Lilley, 1311 Copado Way, Atascadero, CA 93422 (Applicant) for an Administrative Use Permit located at 5465 Regio Place, Atascadero, CA 93422 (APN 049-104-001) for a Sign Ordinance exception; and, WHEREAS, the site’s current General Plan Designation is Single-Family Residential (SFR-X); and, WHEREAS, the site’s current zoning is Residential Single-Family (RSF-X); and, WHEREAS, the applicant has applied for an exception to the City’s Signage Ordinance Section 9-15.005 requesting a neighborhood identification sign to be located in a residential district; and, WHEREAS, the applicant has applied for an exception to the City’s Signage Ordinance section 9-15.012.2 requesting signage in excess of the maximum allowed sign area; and, WHEREAS, the applicant has applied for an exception to the City’s Signage Ordinance section 9-15.004(h) requesting landscaping or decorative hardscaping not be required at the base of the sign; and, WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with CEQA section 15303 which allows for new construction or conversion of small structures; and, WHEREAS, the Hearing Officer of the City of Atascadero held a duly noticed Administrative Hearing at the City Hall on April 29, 2015, at 4:00 pm; and, 36 NOW, THEREFORE, BE IT RESOLVED THAT THE HEARING OFFICER FOR THE CITY OF ATASCADERO MAKES THE FOLLOWING FINDINGS AND DETERMINATIONS: 1. The need for such signing is based on the purposes set forth in Section 9-15.001 of the City of Atascadero Municipal Code (Signage Ordinance); 2. The proposed signage conforms with all other applicable codes and ordinances of the City, including, but not limited to, the Zoning Ordinance, General Plan and its several elements, and the appearance review guidelines 3. 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; 4. The proposal will be consistent with the character of the immediate neighborhood; NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE HEARING OFFICER FOR THE CITY OF ATASCADERO APPROVES THIS RESOLUTION. Exhibit A: CEQA Notice of Exemption Exhibit B: Conditions of Approval Exhibit C: Site Plan Exhibit D: Signage The foregoing resolution is hereby adopted this 29th day of April 2015. Robert A. Lewis, Interim Community Development Director Designated Hearing Officer 37 Exhibit A: Notice of Exemption PLN 2015-1542 / AUP 2015-0070 Oak Grove Homeowners Association – 5465 Regio Place (APN 049-104-001) 38 Exhibit B: Conditions of Approval PLN 2015-1542 / AUP 2015-0070 Oak Grove Homeowners Association – 5465 Regio Place (APN 049-104-001) Conditions of Approval PLN 2015-1542 / AUP 2015-0070 5465 Regio Place APN 049-104-001 Timing BL: Business License BP: Building Permit 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 Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Standard Conditions 1. The granting of this Administrative Use Permit shall apply to 5465 Regio Place, APN: 049-104-001. On-Going PS, BS LOC 2. The hearing officer's decisions shall be final unless appealed as provided in Section 9-1.111 of the Atascadero Municipal Code. On-Going PS LOC 3. One monument sign may be placed outside the right of way and stormwater drainage basin as identified in Exhibit C. On-Going PS LOC 4. The monument sign shall not exceed 5 feet in height. On-Going PS LOC 5. The design and materials of the monument sign shall be consistent with Exhibit D. On-Going PS LOC 6. The monument sign shall be kept in good condition. On-Going PS LOC 39 Exhibit C: Site Plan PLN 2015-1542 / AUP 2015-0070 Oak Grove Homeowners Association – 5465 Regio Place (APN 049-104-001) Sign to be located outside the right of way and the existing stormwater detention basin. 40 Exhibit C: Signage PLN 2015-1542 / AUP 2015-0070 Oak Grove Homeowners Association – 5465 Regio Place (APN 049-104-001) t:\- 15 plns\pln 2015-1542 aup oak grove\aup 2015-0070-oak grove aup.docx 41 42 Administrative Hearing Officer Staff Report PLN 2015-1547/AUP 2015-0071 / DRC 2015-0068 Tenant Wall Sign 9700 El Camino Real Suite #104 (Covington / Jacobson) SUBJECT: The application is a request for tenant wall sign on the California Meridian Building. Proposed signage identifies the business McGee’s Catering and Cafe. RECOMMENDATION: The Hearing Officer adopt Resolution AUP 2015-A approving Administrative Use Permit 2015-0071, with conditions, permitting a tenant wall sign at 9700 El Camino Real (APN 056-081-036) in the Commercial Tourist Zone. SITUATION AND FACTS: 1. Owner: Ted and Iris Jacobson 9700 El Camino Real, Atascadero, CA 93422 2. Applicant: Charlotte Covington 9700 El Camino Real Suite #104, Atascadero, CA 93422 3. Project Location: 9700 El Camino Real Suite #104, Atascadero, CA 93422 APN# 056-081-036 4. General Plan Designation: General Commercial (GC) 5. Zoning District: Commercial Tourist (CT) 6. Environmental Status: Categorically Exempt Section 15311; Placement of on-premise sign. ITEM NUMBER: ITEM NUMBER: 5 DATE: 4-29-15 43 BACKGROUND: The California Meridian Shopping Center was approved in 2005 as an office building complex with Conditional Use Permit (CUP) 2004-0137. Phase I included 11,000 square feet of office and retail space now located at 9700 El Camino Real. In compliance with the Atascadero Signage Ordinance (Atascadero Municipal Code 9-15.004(f)) a master sign program was adopted as part of the CUP. The applicant has operated as McGee’s Catering for more than 10 years in Atascadero. McGee’s Café opened in this location in 2014. Up to the present time, the business has used a banner sign placed on the second story fence above the door. In January 2015, staff was directed by City Council to begin actively enforcing the City’s Sign Ordinance, and have since formulated a “Signage Improvement Campaign” targeting temporary signage while at the same time, drastically reducing building permit fees for signage and AUPs. The applicant has applied for a sign permit under this program to erect a tenant sign. In the process of building permit review, staff discovered the proposed sign does not comply with the master sign program adopted for the California Meridian. ANALYSIS: Through an AUP, 9-15.006 of the Sign Ordinance allows for exceptions to the City’s Signage Ordinance and Master Sign Programs adopted as a part of the City’s Signage Ordinance. The following criteria must be taken into account: 9-15.006 Exceptions to the Sign Ordinance: (a) The need for such signing is based on the purposes set forth in Section 9-15.001; (b) The opportunity to combine signs for more than one (1) use on a single sign structure has been considered; (c) For freeway oriented signs, the sign area and height are the minimum needed to achieve adequate visibility along the freeway due to highway ramp locations and grade differences; and (d) Conformance with all other applicable codes and ordinances of the City, including, but not limited to, the Zoning Ordinance, General Plan and its several elements, and the appearance review guidelines. The relevant master sign program limits the face of tenant signs to a rectangle with a maximum height of 1.5 feet and width of 4.5 feet (6.75 square feet). Garamond font is specified with 3 and 5 inch letters. Letters and trim are to be the Sherwin Williams color SW6083. The maximum installed height permitted for tenant signs is 13 feet from the base of the building. Morro Rd. (HWY 41) 44 The applicant proposes a sign with metal letters 1.67 feet tall and 5 feet wide. These are to be backed with a wooden oval 2.17 feet tall and 4.17 feet wide. The overall area of the proposed sign is 10.83 square feet. It will be attached to the stucco face above the entrance to her business with a maximum height of 12.125 feet. Proposed Tenant Sign The Sign Ordinance provides size limitations and design guidance for proposed signage. Outside the AUP process and this particular master sign program, the maximum allowable sign area for tenant signs in centers with 3 or more tenants is one square foot per lineal foot of business frontage or twenty (20) square feet, whichever is less (AMC 9- 15.005). The applicant’s business has frontage of more than 20 lineal feet, so her tenant signage would be a maximum of 20 square feet. While it exceeds the limits of the master sign program, the proposed sign would comply with the general requirements for tenant signs in the Atascadero Sign Ordinance. Required Findings City staff may grant exceptions to master sign programs and the sign ordinance through the Administrative Use Permit process based criteria set forth in AMC 9-15.006. The following findings are required to approve such exceptions to the City’s Signage standards. Finding: (a) The need for such signage is based on the purposes set forth in Section 9-15.001 Staff Comment: This proposed sign accomplishes three of the required purposes. Section 9-15.001(a) describes the purpose of maintaining and improving “the aesthetic environment and overall community appearance to foster the City’s ability to attract sources of economic development and growth.” Section 9-15.001(c) describes the purpose of implementing “quality sign design standards that are consistent with the City’s General Plan, Zoning Ordinance and Appearance Review Guidelines.” Finally, Section 9-15.001(e) describes the purpose of minimizing “possible adverse impacts of signs on private and public property in order to maintain property values and to maintain a positive City image.” Finding: (b) The opportunity to combine signs for more than one (1) use on a single sign structure has been considered; 45 Staff Comment: This AUP would be for an individual tenant. Monument signage would still be required to be combined onto one structure. Finding: (c) For freeway oriented signs, the sign area and height are the minimum needed to achieve adequate visibility along the freeway due to highway ramp locations and grade differences; and Staff Comment: Not applicable Finding: (d) Conformance with all other applicable codes and ordinances of the City, including, but not limited to, the Zoning Ordinance, General Plan and its several elements, and the appearance review guidelines Staff Comment: The proposed sign conforms with the Zoning Ordinance, General Plan, and appearance review guidelines. CONCLUSION: The proposed signage is compatible with the City’s Zoning Ordinance and appearance review manual. The proposed tenant sign will identify the business and assist customers in finding its location. Staff recommends approval of the tenant sign with conditions of approval. ENVIRONMENTAL REVIEW: Class 11 of the California Environmental Quality Act (Section 15311) exempts the placement of on-premise signs. FINDINGS FOR APPROVAL: An Administrative Use Permit shall be approved if the hearing officer makes the following findings in the affirmative: 1. The proposed project is determined to qualify for a Class 11 Categorical Exemption from the California Environmental Quality Act (CEQA), consistent with Section 15311. 2. The proposed project, as conditioned, is consistent with the General Plan. 3. 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. 46 4. The proposal will be consistent with the character of the immediate neighborhood. PREPARED BY: Katie Banister, Contract Planner ATTACHMENTS: Attachment 1: General Plan & Zoning Map Attachment 2: Statement of Justification Attachment 3: Draft AUP Resolution A 47 Attachment 1: General Plan & Zoning Map PLN 2015-1547 / AUP 2015-0071 – McGee’s Cafe Zoning: General Commercial (GC) General Plan Designation: Commercial Tourist (CT) CT Zoning Project Location: 9700 El Camino Real Suite #104 RMF-20 Zoning P Zoning RSF-Y Zoning CR Zoning RSF-Z Zoning CN Zoning RMF-10 Zoning 48 Attachment 2: Statement of Justification PLN 2015-1547 / AUP 2015-0071 – McGee’s Cafe We are family owned and run catering company and cafe. We have been catering for about 11 years now and just recently opened the coffee shop and cafe portion of the business this past July 2014. We have been located at our current location since June of 2013. When I first relocated to 9700 El Camino Real, I was just using the kitchen for prepping and preparing catering and using the space for private parties. I know that the new sign can help to establish that we are open to the public. I know that it was confusing to customers as at first, we weren't a store front business with regular business hours. We need to set ourselves apart from the rest of the building. We focus on handcrafted, locally roasted coffee and espresso beverages. We serve Kreuzberg roasted coffee from San Luis Obispo. We also feature a light breakfast and lunch menu along with fresh pastries. Our interior seating can seat up to 40 ppl, and we also have a beautiful courtyard with additional seating out back. We do have free wi-fi and booth seating for customers to use our cafe as their work space or meeting space. We would like to see growth in our coffee side of the business. As I'm often very busy planning and executing the catering side of the business, my employees are capable of preparing coffee and making all the menu items. I would also like to see the courtyard in the back to be utilized for more private parties in the evening and weekends. 49 Attachment 3: Draft AUP Resolution A PLN 2015-1547 / AUP 2015-0071 – McGee’s Cafe ADMINISTRATIVE HEARING OFFICER DRAFT RESOLUTION 2015-A APPROVAL OF PLN 2015-1547 ADMINISTRATIVE USE PERMIT 2015-0071 ALLOWING A TENANT SIGN AT 9700 EL CAMINO REAL SUITE #104 (APN 056-081-036) THE HEARING OFFICER OF THE CITY OF ATASCADERO DOES HEREBY RESOLVE THAT: WHEREAS, a request has been received from Charlotte Covington, 9700 El Camino Real, Suite #104, Atascadero, CA 93422 (Applicant), and Ted Jacobson, 9700 El Camino Real, Atascadero, CA 93422 (owner) for an Administrative Use Permit located at 9700 El Camino Real, Atascadero, CA 93422 (APN 056-081-036) for a sign ordinance exception; and, WHEREAS, the site’s current General Plan Designation is General Commercial (GC); and, WHEREAS, the site’s current zoning is Commercial Tourist (CT); and, WHEREAS, the applicant has applied for an exception to the City’s Signage Ordinance section 9-15.004(f) requesting a tenant sign larger than that allowed by the master sign program for the property; and, WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with CEQA section 15311, which allows for the placement of on-premises signs; and, WHEREAS, the Hearing Officer of the City of Atascadero held a duly noticed Administrative Hearing at the City Hall on May 5, 2015; at 1:00 pm; and, NOW, THEREFORE, BE IT RESOLVED THAT THE HEARING OFFICER FOR THE CITY OF ATASCADERO MAKES THE FOLLOWING FINDINGS AND DETERMINATIONS: 1. The need for such signing is based on the purposes set forth in Section 9-15.001 of the City of Atascadero Municipal Code (Signage Ordinance); 50 2. The proposed signage conforms with all other applicable codes and ordinances of the City, including, but not limited to, the Zoning Ordinance, General Plan and its several elements, and the appearance review guidelines 3. 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; 4. The proposal will be consistent with the character of the immediate neighborhood; NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE HEARING OFFICER FOR THE CITY OF ATASCADERO APPROVES THIS RESOLUTION. Exhibit A: CEQA Notice of Exemption Exhibit B: Conditions of Approval Exhibit C: Elevation Exhibit C: Signage The foregoing resolution is hereby adopted this 5th day of May 2015. Robert A. Lewis, Interim Community Development Director Designated Hearing Officer 51 Exhibit A: Notice of Exemption PLN 2015-1547 / AUP 2015-0071 McGee’s Cafe – 9700 El Camino Real Suite #104 (APN 056-081-036) 52 Exhibit B: Conditions of Approval PLN 2015-1547 / AUP 2015-0071 McGee’s Cafe – 9700 El Camino Real Suite #104 (APN 056-081-036) Conditions of Approval PLN 2015-1547 / AUP 2015-0071 9700 El Camino Real APN 056-081-036 Timing BL: Business License BP: Building Permit 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 Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Conditions 1. The granting of this Administrative Use Permit shall apply to 9700 El Camino Real Suite #104, APN: 056-081-036. On-Going PS, BS LOC 2. The hearing officer's decisions shall be final unless appealed as provided in Section 9-1.111 of the Atascadero Municipal Code. On-Going PS LOC 3. One tenant sign shall be placed on the building above Suite #104 consistent with Exhibit C. On-Going PS LOC 4. The design and materials of the monument sign shall be consistent with Exhibit D. The letters shall be made of metal and the backing circle shall be made of wood. BP PS LOC 5. The existing stucco face of the building shall be patched and painted in a manner to match the existing stucco. FO PS LOC 6. The tenant sign shall not exceed 20 square feet in area. BP PS LOC 7. The tenant sign shall be kept in good condition. On-Going PS LOC 8. The applicant shall apply for and receive a building permit before the sign is installed. BP BS / PS LOC 53 Exhibit C: Elevation PLN 2015-1547 / AUP 2015-0071 McGee’s Cafe – 9700 El Camino Real Suite #104 (APN 056-081-036) Sign to be located on the fascia below the second story fence, centered between the two columns. 54 Exhibit C: Signage PLN 2015-1547 / AUP 2015-0071 McGee’s Cafe – 9700 El Camino Real Suite #104 (APN 056-081-036) t:\- 15 plns\pln 2015-1547 aup mcgees sign\aup 2015-0071-mcgees-sr.docx 55 56