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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, September 9, 2015
3:00 P.M.
City Hall, Room 201
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 AUGUST 12, 2015
City of Atascadero Design Review Committee Agenda Regular Meeting, September 9, 2015
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DEVELOPMENT PROJECT REVIEW
2. PLN 2015-1564 / DRC 2015-0072, 5920 W. MALL (CONTINUED FROM 8-12-15)
3. PLN 2099-0435 / DRC 2015-0074, 7305 MORRO ROAD (MORESCO PLAZA)
Property Owner: Steven Goodman, 211 Mission Ln., San Luis Obispo, CA 93405
Applicant: Ellen Goodwin, SDG Architects, 762 Higuera St., Ste. 212, San Luis Obispo,
CA 93401
Certified Arborist: Dave Ragan, 625 Jameson Court, Arroyo Grande, CA 93420
Project Title: PLN 2015-1564 / DRC 2015-0072
Project Location: 5920 W. Mall, Atascadero, CA 93422
(APN 029-344-038 and 029) San Luis Obispo County
Project
Description:
The project is a design review of a proposed single story medical office building
to replace an existing single story medical office building. The site is adjacent
to a landmark coast live oak tree located in the West Mall right-of-way. The
project also includes parking lot and landscaping improvements.
General Plan Designation: Downtown (D)
Zoning District: Downtown Commercial (DC)
Proposed
Environmental
Determination:
Categorical Exemption section 15302; Class 2 exemption for the replacement or
reconstruction of existing structures.
Staff
Recommendation:
DRC approve the proposed site plan, architectural elevations, and landscaping plan
with modifications.
Property Owner: M P Paso, LLC, 284 Higuera Street, San Luis Obispo, CA 93401
Applicant/
Representative:
Steve Rigor, Arris Studio Architects
1306 Johnson Avenue, San Luis Obispo, CA 93401
Project Title: PLN 2099-0435 / DRC 2015-0074
Project Location: 7355 Morro Road, Atascadero, CA 93422, (APN 031-052-044) San Luis Obispo
Project
Description:
The project is a design review of a change to the Master Plan of Development
for Moresco Plaza. The applicant proposes the South Building be reduced from
a two-story building to a single-story building.
General Plan Designation: General Commercial (GC)
Zoning District: Commercial Professional (CP) and Planned Development (PD-3)
Proposed
Environmental
Determination:
The project is in substantial conformance with Mitigated Negative Declaration
2004-0019.
Staff
Recommendation:
DRC endorse changes to the Master Plan of Development for the property.
City of Atascadero Design Review Committee Agenda Regular Meeting, September 9, 2015
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4. PLN 2099-0829 / DRC 2015-0076, 5310 CARRIZO
5. PLN 2015-1559, STATE FARM SIGN AT 6275 PALMA AVE.
Property Owner: 5310 Carrizo Rd, LLC, 1363 Marsh Street, San Luis Obispo, CA 93401
Applicant: Barry Ephraim, 125 South Bowling Green Way, L.A., CA 90049
Project Title: PLN 2099-0829 / DRC 2015-0076
Project Location: 5318-5310 Carrizo Ct / Pinon Way / Copado Way
Project
Description:
The project is a design review of proposed subdivision layout modifications and
recommendations on internal subdivision circulation.
General Plan Designation: Single-Family Residential (SFR)
Zoning District: Residential Single-Family (RSF-X) / Planned Development (PD-17)
Proposed
Environmental
Determination:
Consistent with Adopted Mitigated Negative Declaration 2004-0030
Staff
Recommendation:
Provide applicant direction on circulation connection of Carrizo Ct (Alleyway) to
Pinon Way.
Property Owner: Charles Braun, 6275 Palma Ave., Atascadero, CA 93422
Applicant: Mark Blackford, 305 E. Main Street, Santa Maria, CA 93454
Project Title: PLN 2015-1559 / DRC 2015-0071 / AUP 2015-0073
Project Location: 6275 Palma Ave., Atascadero, CA 93422
(APN 029-343-009) San Luis Obispo County
Project
Description:
The application is a request for a monument signage exception, consistent with
Atascadero Municipal Code (AMC) Section 9-15.006, for an existing business in
the Downtown Commercial (DC) zone.
General Plan Designation: Downtown (D)
Zoning District: Downtown Commercial (DC)
Proposed
Environmental
Determination:
Categorically Exempt Section 15311; Placement of on-premise sign.
Staff
Recommendation:
DRC to discuss and provide recommendations on monument signage to the
Administrative Hearing Officer.
City of Atascadero Design Review Committee Agenda Regular Meeting, September 9, 2015
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COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Sept. 23, 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 8/12/15
Page 1 of 3
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, August 12, 2015 – 3:30 P.M.
City Hall Room 106
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 3:30 p.m.
Chairperson Kelley called the meeting to order at 3:30 p.m.
ROLL CALL
Present: Chairperson Bob Kelley
Committee Member Duane Anderson
Committee Member Roberta Fonzi
Committee Member Jamie Kirk
Committee Member Mark Dariz
Absent: None
Staff Present: Interim Community Development Director, Gary Broad
Senior Planner, Callie Taylor
Assistant Planner, Alfredo Castillo
Contract Planner, Katie Banister
Recording Secretary, Annette Manier
Others Present: Charles Bourbeau
Ellen Goodwin
APPROVAL OF AGENDA
MOTION: By Committee Member Fonzi and seconded by
Committee Member Dariz to approve the Agenda.
There was Committee consensus to approve the
Agenda.
ITEM NUMBER: ITEM NUMBER: 1
DATE: 9-9-15
1
DRC Draft Action Minutes of 8/12/15
Page 2 of 3
PUBLIC COMMENT
None
Chairperson Kelley closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF JUNE 11, 2015
MOTION: By Committee Member Fonzi and seconded by
Committee Member Dariz to approve the consent
calendar.
There was Committee consensus to approve the
consent calendar. (Kirk abstained)
DEVELOPMENT PROJECT REVIEW
2. PLN 2015-1564 / DRC 2015-0072, 5920 W. MALL
Contract Planner Banister gave the staff report and, she along with Planning staff
answered questions from the Committee.
PUBLIC COMMENT
The following people spoke during public comment: Ellen Goodwin.
Chairperson Kelley closed the Public Comment period.
Property Owner: Steven Goodman, 711 Mission Ln., San Luis Obispo, CA 93405
Applicant: Ellen Goodwin, SDG Architects, 762 Higuera St., Ste. 212, San Luis Obispo, CA 93401
Project Title: PLN 2015-1564 / DRC 2015-0072
Project Location: 5920 W. Mall, Atascadero CA 93422
(San Luis Obispo County) APN 029-344-038 and 029
Project
Description:
The project is a design review of a proposed single story medical office building to replace an
existing single story medical office building. The site is adjacent to a landmark coast live oak
tree located in the West Mall right-of-way. The project also includes parking lot and
landscaping improvements.
General Plan Designation: Downtown (D)
Zoning District: Downtown Commercial (DC)
Staff
Recommendation:
DRC approve the proposed site plan, architectural elevations, and landscaping plan with
modifications.
2
DRC Draft Action Minutes of 8/12/15
Page 3 of 3
After discussion, the Chairperson recommended that the item be continued to a future
hearing, after the applicant meets with staff. The item will be expedited to come back to
a future DRC agenda.
There was Committee consensus to continue
the item to a future meeting date.
COMMITTEE MEMBER COMMENTS AND REPORTS
Committee Member Dariz and Committee Member Fonzi talked about the Springhill
Suites.
DIRECTORS REPORT
Interim Director Broad stated that the following items will be on a future DRC agenda:
Signs for State Farm, 5310 Carrizo subdivision redesign, and the Moresco building on
Morro Road. Interim Director Broad gave an update on the Korean BBQ.
ADJOURNMENT – 4:20 p.m.
The next regular meeting of the DRC is scheduled for September 9, 2015, at 3 p.m. at
City Hall, 6500 Palma Avenue, Atascadero.
MINUTES PREPARED BY:
______________________________
Annette Manier, Recording Secretary
3
ITEM NUMBER:
2
DATE: 9-9-15
Atascadero Design Review Committee
Report In Brief - Community Development Department
Katie Banister, Contract Planner 470-3480, kbanister@atascadero.org
PLN 2015-1564 / DRC 2015-0072
Medical Clinic
5920 West Mall
Applicant:
Property Owner:
Ellen Goodwin,
SDG Architects,
762 Higuera St. Ste. 212,
SLO, CA 93401
Steven Goodman, 211
Mission Lane, SLO, CA
93405
Address: 5920 West Mall
APN: 029-344-038 and 029
General Plan: Downtown
Zoning: Downtown Commercial
Project Area: 0.17 acres
Existing Use: Health Care Service
Cuesta Medical Group
Proposed: Construction of a new
single story structure to
be used as a medical
clinic.
Recommendation: DRC endorse the design of the medical clinic with the following
modifications:
Replace eliminated windows in the side elevation
Externally illuminate the monument sign
Eliminate turf areas
Design the planting strip between the patio and sidewalk with a
minimum 3-foot width
Add drought tolerant plants and two street trees to the areas on
either side of the front driveway
Add shade tree(s) to the southern side of the parking lot
Project
location
4
ITEM NUMBER:
2
DATE:
9-9-15
Background:
The design of the medical office proposed for 5920 West Mall was discussed at the
August 12, 2015 meeting of the Design Review Committee. During that meet ing, the
majority of the discussion focused on whether the project complies with the Downtown
Revitalization Plan, which envisions two and three story buildings with a mixture of retail
and restaurant uses in the downtown district.
The DRC asked the applicant to work with City staff in redesigning the project. After
meeting with City staff, the applicant made several changes to the plan and ha s
submitted them for DRC review.
Design Review Items
Building design
Signage
Native trees
Landscaping
Parking lot
Garbage enclosure
Downtown Revitalization Plan
Building Design
Planning staff has a preference for a two or three story building at this site in
conformance with the goals of the Downtown Revitalization Plan; however , staff has
determined the building may be constructed as a single story building if designed so
that the building can be repurposed for different uses in the future. The new design is
for a shell building; none of the interior walls are necessary to support the structure.
This design will allow the building to be easily remodeled for a retail or restaurant use by
future tenants.
The applicant was asked to make the front of the building more closely resemble a
storefront by increasing the windows in the front façade. The revised plans s how little
change in the size of the three larger windows, but do add an accent window. The
original three front windows were 5 feet wide and 6 feet tall. The front windows in the
revised plan are 14 feet and 8 inches wide altogether and 6 feet tall; a s light decrease in
window area. However, the glass front door in this elevation has been expanded from 5
feet wide to 6 feet wide, and given a more retail design. The building front has a
significant amount of window glass.
The windows in the side elevation are 5 feet wide and 6 feet tall. The redesigned plan
has only five windows in the side elevation, while the original plan had seven. This
reduction accommodates the exterior brick columns and the interior floor plan. Staff
recommends the DRC consider whether the window area in these two sides of the
building is sufficient to give a more traditional storefront appearance.
5
ITEM NUMBER:
2
DATE:
9-9-15
Front elevation facing West Mall
The cornice molding is more intricate than previously proposed, and brick elements
have been incorporated into all four sides of the structure. These design features
emulate the historic City Hall building located nearby.
The resubmitted plans include a section showing how mechanical equipment will be
screened from view by a 3-foot deep roof well in conformance with design guidelines
and the Zoning Ordinance.
Building section showing mechanical equipment screening
Side elevation
6
ITEM NUMBER:
2
DATE:
9-9-15
Previously proposed side elevation
Signage
In conformance with the Downtown Design Guidelines, t he redesigned building includes
two downward pointing lights on the front face of the building to illuminate the wall sign
located there. The applicant intends to change the face and location of the existing
monument sign. Changes to the face of this nonconforming sign are permitted by the
Zoning Ordinance, but an Administrative Use Permit will be needed to relocate the sign.
Staff recommends the monument sign be externally illuminated.
Native Trees
As previously recommended by staff, the applicant is working with the project arborist to
protect the native trees on the property and in the right-of-way. The smaller oak tree in
the parking lot is being given a larger landscape finger as part of the parking lot
redesign.
7
ITEM NUMBER:
2
DATE:
9-9-15
Landscaping
The applicant has provided an updated landscaping plan, which incorporates a patio in
the West Mall right-of-way in the front of the building. The patio includes several
benches and a fountain or bird bath. Several landscape pots frame the corners of the
area. The patio floor will be made of decomposed granite. Enhanced paving will be
provided at the front entry. Staff encouraged these design details as the Downtown
Revitalization Plan promotes this type of use in the right-of-way on West Mall. An
encroachment permit is required for the patio, which can be processed at the staff level.
The remainder of the landscape plan is the same as that presented to the DRC in
August.
Landscape plan
8
ITEM NUMBER:
2
DATE:
9-9-15
Staff recommends all turf be removed from the site, especially in the right -of-way as
required by the Atascadero Water Efficient Landscape Ordinance. Staff recommends
the landscape strip between the patio and the sidewalk be a minimum of 3 feet in width
to allow for an adequate planting area. The areas to the north and south of the
driveway are not currently sufficiently landscaped. The area on the south of the
driveway is largely empty, while the landscaping on the north of the driveway is sparse
(see photos in attachment 4). Planning staff recommends the applicant plant one street
tree in each of these areas with additional drought tolerant landscaping at their bases in
nonconformance with AMC 9-4.125, which requires street trees spaced at a 30-foot
interval.
Parking Lot Design
The design of the parking lot complies with the Zoning Ord inance, except in regard to
shade trees. The 75-foot depth of the lot requires six shade trees; three shade trees
per side at an approximately 30-foot interval. The landscape plan calls for four trees in
the parking lot. Staff recommends adding addition al trees to the parking lot, particularly
on the southern side where there appears to be more space.
Garbage Enclosure
The applicant has addressed staff comments regarding the undersized garbage storage
area. There is now capacity for a dumpster and four rolling bins. The enclosure will
require a fence to shield the storage containers from view.
Rear elevation
9
ITEM NUMBER:
2
DATE:
9-9-15
Downtown Revitalization Plan
The applicant has provided an attractive project , which will be an improvement to
downtown Atascadero. Offices and health care services are currently an allowed use in
the Downtown Commercial zoning district, however, the Downtown Revitalization Plan
envisions a downtown of primarily two and three story buildings with a mixture of retail
and restaurant uses on the first floors with office and residential uses on the upper
floors. Staff anticipates bringing a future Zoning Ordinance amendment to the Planning
Commission and City Council to consider limiting offices and health care services to the
second and third stories.
Attachments:
Attachment 1: Applicant response to previous staff report
Attachment 2: Site plan
Attachment 3: Floor plan
Attachment 4: Site photos
10
ITEM NUMBER:
2
DATE:
9-9-15
Attachment 1: Applicant response to previous staff report
PLN 2015-1564 / DRC 2015-0072
11
ITEM NUMBER:
2
DATE:
9-9-15
12
ITEM NUMBER:
2
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9-9-15
13
ITEM NUMBER:
2
DATE:
9-9-15
Attachment 2: Site Plan
PLN 2015-1564 / DRC 2015-0072
14
ITEM NUMBER:
2
DATE:
9-9-15
Attachment 3: Floor Plan
PLN 2015-1564 / DRC 2015-0072
Front
Door
Expanded
Trash
Enclosure
15
ITEM NUMBER:
2
DATE:
9-9-15
Attachment 4: Site Photos
PLN 2015-1564 / DRC 2015-0072
Existing parking lot with smaller coast live oak tree and
existing vegetation south of driveway
Existing landscape area north of driveway
16
ITEM NUMBER:
3
DATE: 9-9-15
Atascadero Design Review Committee
Report In Brief - Community Development Department
Katie Banister, Contract Planner 470-3480, kbanister@atascadero.org
PLN 2004-0124 / DRC 2015-0074
Moresco Plaza - South Building
7355 Morro Road
Applicant:
Property Owner:
Steve Rigor
Arris Studio Architects
1306 Johnson Ave.
SLO, CA 93401
MP Paso, LLC, 284
Higuera St., SLO, CA
93401
Address: 7355 Morro Road
APN: 031-052-044
General Plan: General Commercial
Zoning: Commercial Professional
PD-3
Project Area: 0.52 acres
Existing Use: Parking lot with
undeveloped pad
Proposed: Construction of a new single story office building. The Master Plan of
Development approved for the project anticipated a two story building
in this location.
Recommendation: Staff recommends the DRC endorse the proposed changes to
Conditional Use Permit 2004-0124 with the following modifications:
1. Include a patio area to the north of the South Building.
2. Reorient the entry door for Suite A to the north elevation of the building.
3. Use full length windows under the arches in the same façade as the door for
Suite A.
4. Replant the London Plane tree in the southeast corner of the parking lot.
5. Include a London Plane street tree in the front setback.
6. Eliminate all turf, replace with drought tolerant plants.
7. Include a garbage storage enclosure for the South Building.
Project
location
17
ITEM NUMBER:
3
DATE:
9-9-15
Background:
The Master Plan of Development for the five office buildings on Morro Road called
Moresco Plaza was approved by the Planning Commission through Conditional Use
Permit 2004-0124. The 22,197 square-foot main complex at 7305 Morro Road is three
two-story buildings connected by pedestrian breezeways with a central courtyard. This
portion is complete and occupied. The north building is located at 7255 Morro Road,
and is a 4,317 square-foot one-story building currently under construction. The South
Building was approved by the commission as a two-story office building with an area of
7,325 square feet, but has not been built.
Moresco Plaza was designed to allow pedestrian movement around the site. The
buildings are oriented toward Morro Road with internal walkways and an 83 space
parking lot located behind the buildings. The entire parking lot for the plaza has been
completed and the majority of the landscaping is in place. The building pad for the
South Building is the remaining undeveloped area.
The site is within the General Commercial General Plan land use designation and the
Commercial Professional zoning district. The purpose of the Commercial Professional
zoning district is to provide for offices and smaller scale retail uses that serve as a
transition between busy streets and residential uses. The plaza is also within Planned
Development Overlay Zone number 3 (PD-3). PD3 requires a 10 foot setback from
Morro Road and “suitable screening and design features . . . in order to create a
compatible relationship with adjacent residential uses.”
Design Review Items
Changes to the approved master plan of development from two-story to one-story South
Building
Building design
Garbage
Parking
Landscape
Moresco Plaza as approved by CUP 2004-0124
18
ITEM NUMBER:
3
DATE:
9-9-15
Changes to the Master Plan of Development
The built portions of Moresco Plaza have been constructed in conformance with the
adopted Master Plan of Development. The current proposal is for the DRC to allow a
change to the design of the final building, called the South Building. The applicant
requests a reduction from a two-story building to a one-story building in the
southernmost building pad. The floor area of the first floor would be increased from
3,796 square feet to 4,040 square feet. The 3,529 square-foot second floor would be
eliminated; a net reduction of 3,285 square feet.
Northwest perspective of proposed South Building
Building Design
The conditions of approval for the original master plan of development include the
following planning and appearance-related conditions, which apply to the project:
All trash storage, recycling storage, and air conditioning units shall be screened from
view behind architecturally compatible or landscaped enclosures;
Any exterior light fixtures shall be compatible with building design, subject to staff
approval.
Stucco siding shall be hand troweled or similar. No machine finishes will be permitted.
Windows shall be recessed to be consistent with the proposed architectural theme.
Roof design shall incorporate molded cornices.
A minimum of one entry to both the North and South buildings shall be oriented toward
Morro Rd with pedestrian access provided from the sidewalk.
All exterior meters, air conditioning units and mechanical equipment shall be screened
with landscape material.
All areas shown on the landscape plan shall be landscaped by the developer prior to the
final of any single building permit on-site.
19
ITEM NUMBER:
3
DATE:
9-9-15
Street trees shall be provided along the Morro Rd frontage at a maximum spacing of 30
feet on center with the exception of where accent landscaping and pedestrian entrances
interfere, subject to staff approval. A minimum of 5 London Plane street trees shall be
provided along the Morro Rd frontage.
Magnolias shall be located at a maximum of 30 feet on center along the east property
line.
Street and landscape trees shall be minimum 15-gallon size and double staked.
The parking area should connect to the existing parking lot on the adjacent parcel to the
south through reciprocal access agreement, subject to final approval by staff.
The proposed redesign of the South Building retains the Spanish-influenced
architectural style used for the rest of Moresco Plaza. While the new design is for a
single story, the proportions of the building are tall, which better complements the height
of the main complex. The proposed colors, stone veneer, roof materials and decorative
moldings coordinate with the details of the existing buildings. The applicant has
expressed the intention to also match exterior lighting fixtures to those already used on
site.
Northeast perspective of proposed South Building
The site plan approved in 2004 includes several patio areas, which provide amenities
for pedestrians and soften the transition from exterior to interior spaces. The main
complex has a central patio area with a fountain and benches. A patio was originally
planned on the north side of the South Building, which would connect to a pedestrian
path of travel to the main complex of buildings. The conceptual drawings for the new
proposal do not include the same use of outdoor space.
The new proposal is for a building divided into two suites. Suite B is the front portion of
the building, which will be accessed through a door facing Morro Road (west elevation).
20
ITEM NUMBER:
3
DATE:
9-9-15
Suite A is proposed to be accessed through the east elevation facing the parking lot.
The appearance of the entry to Suite A is in contrast to the entry to Suite B and most of
the other doorways in the plaza, which are accessed through covered porch areas,
arcades, or some other recessed design feature.
Staff recommends a patio on the north side of the building be reintroduced to the site
plan. Further, the entry for Suite A should be relocated to the north el evation so access
is through this patio and the covered porch on this side of the building. Moving the entry
will enhance the pedestrian orientation of the building, and reinforce the interrelationship
between this building and the main complex. To promote design consistency in this
building and with the North Building, staff recommends the windows under the arches in
the north and east elevations should be made full height similar to the door.
Landscape plan approved in the Master Plan of Development in 2004
Landscaping
The conditions of approval for the master plan of development, require a minimum of 5
London Plane street trees to be spaced a maximum of 30 feet on center along Morro
Road. The landscape plan shows 7 London Plane trees; one is located in front of the
South Building. Also located with the South Building are an olive tree at the northwest
corner, two flowering cherry trees on the north side, and several Italian cypress trees in
21
ITEM NUMBER:
3
DATE:
9-9-15
close proximity to the building. A small strip of turf was located between the sidewalk
and shrubs near the building along Morro Road.
In the parking area on this parcel, planned landscaping included 8 magnolia and 8
London Plane trees. The property owner has installed all the shrubs and trees in the
plan except one London Plane tree in the southeast corner of the lot . The shrubs and
other London Plane trees look healthy and vigorous, however the magnolia trees look
stressed and stunted.
The newly submitted plans for landscaping are just conceptual, but do show a larger
area of turf than the original landscape plan. No London Plane street trees are included
and there are fewer trees on the north side of the building.
Staff recommends the missing London Plan tree in the southeast corner of the parking
lot be replanted, and another shade tree variety be used to replace the magnolia trees
as they fail. A London Plane street tree should be added to the front setback area. All
turf should be eliminated and replaced with drought tolerant species.
Parking Lot and Garbage Enclosure
The original Master Plan of Development specified a total of 83 parking spaces, 4 of
which were to be accessible. The parking requirement was calculated at a rate of 1
space per 400 square feet as specified by the Atascadero Municipal Code for non -
medical offices. The entire parking lot has been constructed as designed. The new
proposal would reduce the floor area in the complex by 3,285 square feet. This will
reduce the parking requirement by 8 spaces.
While the parking lot is not currently filling to capacity, it is seeing heavy use. When the
North and South buildings are constructed, it is likely parking will be relatively tight in
this complex. The reduction of the size of the South Building will likely reduce future
parking congestion in the center.
The adopted Master Plan of Development calls for two garbage storage areas. One is
located behind the North Building and the other behind the main complex. A separate
garbage enclosure for the South Building is not included; the building is expected to
share the storage area behind the main complex. However there are many tenants
currently using the existing garbage storage area, and it might be beneficial to provide a
separate area for the new building. A new garbage storage area would require the loss
of two parking spaces.
Staff recommends the DRC weigh the benefit of additional garbage storage against the
loss of two parking spaces.
22
ITEM NUMBER:
3
DATE:
9-9-15
Attachments:
Attachment 1: Elevation comparisons
Attachment 2: Site plan
Attachment 3: Floor plan
Attachment 4: Site photos
Attachment 5: Planning Services Conditions of Approval for CUP 2004-0124
23
ITEM NUMBER:
3
DATE:
9-9-15
Attachment 1: Elevation comparisons
PLN 2099-0435 / DRC 2015-0074
West elevation (facing Morro Road) proposed in 2015
West elevation approved in 2004
24
ITEM NUMBER:
3
DATE:
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North elevation proposed in 2015
North elevation approved in 2004
25
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East elevation (facing parking lot) proposed in 2015
East elevation approved in 2004
26
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3
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South elevation proposed in 2015
South elevation approved in 2004
27
ITEM NUMBER:
3
DATE:
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Attachment 2: Site plan
PLN 2099-0435 / DRC 2015-0074
28
ITEM NUMBER:
3
DATE:
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Attachment 3: Floor Plan
PLN 2099-0435 / DRC 2015-0074
29
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3
DATE:
9-9-15
Attachment 4: Site Photos
PLN 2099-0435 / DRC 2015-0074
Vacant site viewed from Morro Road
Existing parking lot with vacant pad on right
30
ITEM NUMBER:
3
DATE:
9-9-15
Existing landscape along eastern property line
(magnolia trees in poor condition)
Existing landscape at southeast corner
(original landscape plan included a tree at this location)
31
ITEM NUMBER:
3
DATE:
9-9-15
Attachment 5: Planning Services Conditions of Approval for CUP 2004-0124
PLN 2099-0435 / DRC 2015-0074
Conditions of Approval /
Mitigation Monitoring Program
Morro Rd Business Park
Master Plan of Development
CUP 2004-0124
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
Mitigation
Measure
Planning Services
1. This conditional use permit shall be for a 5 building office park
development, parking lot, and landscaping as described on the attached
exhibits and located on parcel 031-052-032, 036, and 037 regardless of
owner.
FM 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.
FM 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. The Planning
Commission shall have the final authority to approve any other changes
to the Master Plan of Development and any associated Tentative Maps
unless appealed to the City Council.
BP / FM PS, CE
4. Approval of this Conditional Use Permit shall be valid for twelve (12)
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 / FM PS
5. All subsequent Tentative Map and construction permits shall be
consistent with the Master Plan of Development contained herein.
BP / FM PS, CE
6. All exterior elevations, finish materials, and colors shall be consistent
with the Master Plan of Development as shown in EXHIBIT F and H with
the following modifications:
All exterior material finishes shall be durable, high quality, and
consistent with the architectural appearance.
All trash storage, recycle storage, and air conditioning units shall be
screened from view behind architecturally compatible or landscaped
enclosures;
Any exterior light fixtures shall be compatible with building design,
BP PS
32
ITEM NUMBER:
3
DATE:
9-9-15
Conditions of Approval /
Mitigation Monitoring Program
Morro Rd Business Park
Master Plan of Development
CUP 2004-0124
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
Mitigation
Measure
subject to staff approval.
Stucco siding shall be hand troweled or similar. No machine finishes
will be permitted.
Windows shall be recessed to be consistent with the proposed
architectural theme.
Roof design shall incorporate molded cornices.
7. All site work, grading, and site improvements shall be consistent with the
Master Plan of Development as shown in EXHIBIT C, D, and E.
BP/FM PS, BS, CE
8. A minimum of one entry to both the North and South buildings shall be
oriented toward Morro Rd with pedestrian access provided from the
sidewalk.
9. A final landscape and irrigation plan shall be approved prior to the
issuance of building permits and included as part of site improvement
plan consistent with EXHIBIT D, and as follows:
All exterior meters, air conditioning units and mechanical equipment
shall be screened with landscape material.
All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
Street trees shall be provided along the Morro Rd frontage at a
maximum spacing of 30 feet on center with the exception of where
accent landscaping and pedestrian entrances interfere, subject to
staff approval. A minimum of 5 London Plane street trees shall be
provided along the Morro Rd frontage.
Magnolias shall be located at a maximum of 30 feet on center along
the east property line.
Street and landscape trees shall be minimum 15-gallon size and
double staked.
BP PS, BS
10. The developer and/or subsequent owner shall assume responsibility for
the continued maintenance of all landscape and common areas,
consistent with EXHIBIT D.
GP
BP
PS
11. The project shall incorporate high quality perimeter screening that is
architecturally compatible with the proposed office buildings and
consistent with EXHIBIT B and D, subject to staff approval:No fencing or
walls, perimeter or otherwise, shall be located within 28 feet from the
GP
BP
PS
33
ITEM NUMBER:
3
DATE:
9-9-15
Conditions of Approval /
Mitigation Monitoring Program
Morro Rd Business Park
Master Plan of Development
CUP 2004-0124
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
Mitigation
Measure
edge of the Morro Rd right-of-way.
12. Final selection of colors and materials identified in EXHIBIT H shall be
subject to staff approval.
GP
BP
PS
13. The parking area should connect to the existing parking lot on the
adjacent parcel to the south through reciprocal access agreement,
subject to final approval by staff.
BP PS
14. Any future building signage shall be compatible with the building
architecture and design theme.
No signage shall be permitted above the first story of the buildings
(max height of 13 feet from base of building).
Tenant signage shall be limited to the provisions set forth in the
Atascadero Municipal Code.
Tenant signage shall be located at unit space entrances only.
BP PS
15. Prior to the issuance of any building permit, the applicant shall record a
reciprocal access agreement to allow for connection to any future
proposed project to the north that is compatible with the uses approved
by this resolution.
BP/FM PS/PW
16. The approval of this permit allows for General Office uses only. Any
application to locate medical offices on-site will require that a parking
plan be submitted to the Community Development Department for
review of conformance with zoning regulations. Approval of the use will
only be granted if adequate on-site parking is provided.
Ongoing PS
17. An amendment to the PD-3 development standards to include a 10-foot
setback along Morro Rd. shall be approved and in effect prior to the
issuance of building permits.
18. Monument signage shall be consistent with EXHIBIT J, subject to the
following modifications:
Decorative features located atop column elements shall be
eliminated.
Lettering shall be die cut metal or similar.
Sign base shall be decorative tile or similar consistent with the
architectural theme of the buildings.
34
ITEM NUMBER:
4
DATE: 9-9-15
Atascadero Design Review Committee
Report In Brief - Community Development Department
Alfredo R. Castillo, AICP, Planner, (805) 470-3436, acastillo@atascadero.org
PLN 2099-0829 / DRC 2015-0076
5310 Carrizo Tract – Proposed Project Amendments
Property Ow ner:
Applicant:
5310 Carrizo Road, LLC,
1363 Marsh Street, SLO, CA
93401
Barry Ephraim, 125 South
Bowling Green Way, L.A.,
CA 90049
Address: 5310 Carrizo Road / Pinon
Way / Copado Way
APN: 030-491-001, 013, 019,020,
General Plan: Single-Family Residential
(SFR)
Zoning: Residential Single-Family
(RSF-X) / PD-17
Project Area: 3 acres
Existing Use: Existing Colony Housing /
Vacant
Proposed Use Previously approved 12-lot
subdivision
Staff
Recommendation:
DRC to provide direction to the applicant on modifications to proposed
Carrizo Court.
Design Review Items
Site Design
Circulation
35
ITEM NUMBER:
4
DATE:
9-9-15
Background:
5310 Carrizo (Griffin Subdivision) was approved by the City Council on January 8, 2005
with a certified Mitigated Negative Declaration and a Planned Development Overlay
Zone (PD-17). The proposed project included the preservation of an existing colony
home, subdivided on its own lot, and 11 additional, smaller single-family residential lots.
At the time of subdivision approval, parcels adjacent to the subdivision were also going
through planned development approvals for lots ¼ of an acre or smaller, consi stent with
PD-17 requirements. One of the primary concerns of existing residents at the time
included additional intensity of new development, and potential traffic concerns cause
by the subdivision of larger parcels along El Camino Real. The 5310 Carrizo
Development was a part of two additional adjacent subdivisions, Oak Grove (Regio
Place), and Oak Grove II. These subdivisions were envisioned to connect to one
another and provide an internal circulation pattern.
All three (3) subdivisions were approved between 2004 and 2005. All three subdivisions
went through the building permit process, with all the subdivisions entering into the
dormant permit program. Both Oak Grove and Oak Grove II were picked up by
developers and subsequently completed between 2011 and 2014.
The previous developer was issued building permits for subdivision improvements, and
residential stock plans in 2007. The previous owner also finaled the subdivision map in
2007.
The applicant has purchased the project and worked through some of the various
issues the subdivision had in bankruptcy. The applicant has submitted a pre -application
review that included the following:
Revised Master Plan of Development adjusting lot lines throughout the
development;
Proposed Planned Development revisions;
Revised architectural elevations.
Subdivision Design
The initial project was approved by the Planning Commission in September 2004 . The
project was sent back to the Planning Commission in November 2004 due to a
neighborhood noticing error. At this meeting, neighbors objected to a roadway
connecting Carrizo Road to the subdivision, citing traffic concerns. The Planning
Commission deadlocked to approve the project as was originally approved in
September, showing the roadway connecting the subdivision to Carrizo Road.
Subsequently, the Planning Commission directed the applicant to work with staff on an
alternative subdivision layout. The Planning Commission and City Council approved a
subdivision with a three (3) lot “alley” only connecting a portion of the subdivision to
Carrizo Road. The subdivision was to be completed in phases, contingent on future
development in the area to connect the neighborhood. While the neighboring
developments were finished over the years, this subdivision has sat dormant.
36
ITEM NUMBER:
4
DATE:
9-9-15
September 2004 Subdivision Design / Layout
37
ITEM NUMBER:
4
DATE:
9-9-15
City Council / Planning Commission Approved Layout – January 2005
Staff has reviewed the initial submitted plan amendments and provided the applicant
with a “path to success” letter that outlines initial issues, processing, and time frame for
changes to the proposed development. Planning, Public Works, and the Fire
Department noted that “Carizzo Ct” did not connect the subdivision. Neighborhood
connectivity is a primary goal and implementation measure of the City’s General Plan.
The lack of connectivity is a concern to staff from a pedestrian, neighborhood, and
public safety standpoint. When the property was originally slated for development, the
area had not experienced the growth that exists today. Coupled with the proposed
subdivision layout changes, staff has directed the applicant to re-visit connecting the
street to provide for better neighborhood connectivity.
Connection
Eliminated
38
ITEM NUMBER:
4
DATE:
9-9-15
DRC Action:
DRC is being asked to review and provide input on whether a road connection should
be made with Copado Way / Pinon Way. Staff recommends that this connection be
consistent with the originally approved plan that showed a connection for both
connectivity and public safety purposes. Staff is requesting DRC review of the
preliminary subdivision design to provide guidance and direction to the applicant in
order to make the requested changes, and proceed through the entitlement process.
Attachments:
Attachment 1: 2004 Aerial
Attachment 2: 2014 Aerial
Attachment 3: 2015 Proposed Subdivision Design
\\cityhall\cdvlpmnt\- pre 06 plns (old planning docs)\- zch - zone change\zch 04\zch 2004-0078. 5310 carrizo rd\2015 amendment\5310carizzo.sr.drc.ac.docx
39
ITEM NUMBER:
4
DATE:
9-9-15
Attachment 1: 2004 Aerial
5310 Carrizo
Regio / Oak
Grove Phase II
40
ITEM NUMBER:
4
DATE:
9-9-15
Attachment 2: 2014 Aerial
5310 Carrizo
41
ITEM NUMBER:
4
DATE:
9-9-15
Attachment 3: 2015 Proposed Subdivision Design
42
Atascadero Design Review Committee
Administrative Hearing Officer
Report In Brief - Community Development Department
Katie Banister, Contract Planner, (805) 470-3480, kbanister@atascadero.org
Tara Ash-Reynolds, Planning Intern, (805) 470-3434, tashreynolds@atascadero.org
PLN 2015-1559/ AUP 2015-0073/ DRC 2015-0071
Monument Signage in Downtown Commercial Zone
6275 Palma Avenue
(Braun / Blackford)
SUBJECT:
The application is a request for a monument signage exception, consistent with Atascadero
Municipal Code (AMC) Section 9-15.006, for an existing business in the Downtown
Commercial (DC) zone.
RECOMMENDATION:
The Hearing Officer adopts Resolution 2015-0027 approving Administrative Use Permit 2015-
0073, as conditioned, based on Design Review Committee recommendation, permitting a
monument sign at 6275 Palma Avenue (APN 029-343-009), in the Downtown Commercial
Zone.
SITUATION AND FACTS:
1. Owner: Charles P. Braun
6275 Palma Avenue,
Atascadero, CA 93422
2. Applicant: Mark Blackford
305 E. Main St,
Santa Maria, CA 93454
3. Project Location: 6275 Palma Avenue, Atascadero, CA
APN# 029-343-009
4. General Plan Designation: Downtown (D)
5. Zoning District: Downtown Commercial (DC)
6. Environmental Status: Categorically Exempt Section 15311; Placement of
on-premise sign.
ITEM NUMBER: ITEM NUMBER: 5
DATE: 9-9-15
43
BACKGROUND:
The applicant has operated an insurance (State Farm) office at this location for more than 10
years. The proposed project should conform to Atascadero Municipal Code (AMC) development
standards and the Downtown Design Guidelines (DDG), which guides development in the
Downtown Commercial Zone. Currently, the business has used one wall sign approved under
Building Permit 2005-05344.
The applicant has applied for a sign permit to replace existing signage and an Administrative Use
Permit (AUP) for additional signage. Staff has worked with the applicant to find creative
solutions to present a design compliant project to the Design Review Committee (DRC) and
Hearing Officer. Part of the review included rectifying the design of the proposed monument
sign to be consistent with AMC Section 9-15.002 and requesting a submittal of a decorative plan
for the monument sign consistent with AMC Section 9-15.004.
ANALYSIS:
Applicable Downtown Design Guidelines:
The following guidelines were obtained from the Landscape Design (section 4 pg. 54) and Signs
(section 5 pg. 55) sections of the guideline:
(1) Sign material should be carefully chosen to complement the character of the business
identified and the building they are mounted on.
a. Recommended materials: enameled metal, neon tubing, and painted wood, cast
bronzed and colored fabric.
b. Not recommended materials: paper and plastic
(2) Externally illuminated signs encouraged while internally illuminated signs are
discouraged except for those of neon or for individual letters
(3) Window graphics commonly depict a business name or logo in gold letters, white or
light color lettering also works well while dark colored lettering is discouraged
because it is often difficult to read.
(4) Fencing visible from the public street shall be compatible with the architecture. The
following materials are unacceptable: chain link fence, chicken wire, corrugated
plastic or fiberglass panels, plastic webbing, reeded or straw-like materials.
(5) Landscaping shall be selected and placed so as to maximize resource conscious
design such as reducing ambient temperatures, providing shade and conserving water.
Morro Rd. (HWY 41)
44
Sign Proposal:
Illuminated Monument Sign
The applicant is proposing a 14.5 square foot (sf) LED internally illuminated monument sign
with a landscaping base to replace the existing nonconforming sign. The applicant has worked
with staff to design a monument sigh consistent with City codes and guidelines. However, AMC
Section 9-15.005 states that in the Downtown District, only uses occupying over 10,000 sf may
be allowed a monument sign. An AUP is needed to approve a monument sign for uses under
10,000 sf. AMC Section 9-15.005 states that “internally illuminated “can” signs are not allowed”
in the Downtown District. DDG further states that internally illuminated signs are discouraged.
Staff is seeking DRC input and direction. Recommendations will be forwarded to the Hearing
Officer for inclusion as conditions of approval.
Additionally, the DDG recommend use of drought tolerant landscaping in the Downtown
District. The applicant did not provide a landscaping plan for the base of the monument sign.
Staff will provide a list of drought tolerant plants that the applicant may choose from. This list of
acceptable plants is provided in this report as Attachment 4. The DRC should also provide
guidance acceptable fencing materials.
Fence Landscaping
45
Sign Ordinance Exemptions
Through an AUP, AMC Section 9-15.006 of the Sign Ordinance allows for exceptions to the
City’s Signage Ordinance as long as the following criteria are 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 placement, size limitations, and design guidance for proposed
signage. Monument signs in the downtown commercial zone are allowed for uses over 10,000 SF
only and cannot be internally illuminated in this zone. An AUP is needed to approve the
monument sign for this particular use.
Required Findings for Sign Ordinance Exception
City staff may grant exceptions to the Sign Ordinance through the AUP process based on criteria
set forth in AMC Section 9-15.006. The following findings are required to approve 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:
The applicant is proposing a monument sign that will improve the aesthetic environment and
overall community appearance by updating old signs with a new look and illumination. The sign
will assist in customer wayfinding. The sign, with DRC recommendation and appearance review,
is consistent with the City’s General Plan, Zoning Ordinance and Appearance Review
Guidelines.
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
46
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 monument sign with DRC recommendation and appearance review conforms with
the City’s General Plan, Zoning Ordinance, Appearance Review Guidelines, and Downtown
Design Guidelines.
CONCLUSION:
The proposed signage is compatible with the City’s Zoning Ordinance, Downtown Design
Guidelines and Appearance Review Manual, with conditions of approval. The applicant’s
proposed identifies the business and assists customers in wayfinding, as well as, rectify existing
signage non-conformities.
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) Modification of the applicable standard will not result in a project that is inconsistent
with the General Plan;
(2) Modification of the applicable standard will not result in a project that is inconsistent
with the character of the immediate neighborhood or contrary to its orderly
development;
(3) Modification of the applicable standard will not result in a project that is not in
compliance with any pertinent City policy or criteria adopted by ordinance or
resolution of the City Council; and
(4) Modification of the applicable standard will not result in the authorization of a use not
otherwise allowed; and
(5) Any other findings deemed necessary. (Ord. 256 § 2, Exh. A, 1992)
47
PREPARED BY: Katie Banister, Contract Planner
ATTACHMENTS:
Attachment 1: General Plan & Zoning Map
Attachment 2: Signage Site Plan
Attachment 3: Existing Downtown Monument Signage
Attachment 4: Acceptable Plant List
Attachment 5: Draft Resolution
48
Attachment 1: General Plan & Zoning Map
PLN 2015-1559 / AUP 2015-0073 / DRC 2015-0071 – State Farm
Zoning: Downtown Commercial (DC)
General Plan Designation: Downtown (D)
Project Location:
6275 Palma Avenue
49
Attachment 2: Signage Site Plan
PLN 2015-1559 / AUP 2015-0073/ DRC 2015-0071 – State Farm
Sign 1 Sign 4 Sign 3
Sign 2
50
Attachment 3: Existing Downtown Monument Signage
PLN 2015-1559/AUP 2015-0073/DRC 2015-0071 – State Farm
The following image is a graphic representation of existing monument signage in the Downtown
Zone located within a couple blocks of the project site.
Project Site: 6275 Palma Ave
51
Attachment 4: Acceptable Plant List
PLN 2015-1559/AUP 2015-0073/DRC 2015-0071 – State Farm
Excerpt from Water-Conserving Plants for North County Landscapes created by the Atascadero
Mutual Water Company
Obtained from Atascadero Mutual Water Company:
http://www.amwc.us/PDFFilesOther/Conservation/PlantList.pdf
52
Attachment 5: Draft AUP Resolution 2015-0027
PLN 2015-1559 / AUP 2015-0073/ DRC 2015-0071 – State Farm
ADMINISTRATIVE HEARING OFFICER
DRAFT RESOLUTION 2015-0027
APPROVAL OF PLN 2015-1559
ADMINISTRATIVE USE PERMIT 2015-0073
ALLOWING A MONUMENT SIGN AND TWO WALL SIGNS
AT 6275 PALMA AVENUE
(APN 029-343-009)
THE HEARING OFFICER OF THE CITY OF ATASCADERO DOES HEREBY
RESOLVE THAT:
WHEREAS, a request has been received from Mark Blackford, 305 E. Main Street,
Santa Maria, CA 93454 (applicant), and Charles P. Braun, 6275 Palma Avenue, Atascadero, CA
93422 (owner) for an Administrative Use Permit located at 6275 Palma Avenue, Atascadero, CA
93422 (APN 029-343-009) 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 9-15.005 requesting a monument sign for a use smaller than allowed; 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 Design Review Committee held an appearance review of the project on
September 9, 2015; at 3:00pm and made recommendations that will become conditions of
approval; and,
WHEREAS, the Hearing Officer of the City of Atascadero held a duly noticed
Administrative Hearing at the City Hall on September 9, 2015; 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:
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);
53
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 Site Plan
The foregoing resolution is hereby adopted this 9th day of September 2015.
Gary Broad, Interim Community Development Director
Designated Hearing Officer
54
Exhibit A: CEQA Notice of Exemption
PLN 2015-1559 / AUP 2015-0073/ DRC 2015-0071 – State Farm
(805) 470-3434
55
Exhibit B: Conditions of Approval
PLN 2015-1559 / AUP 2015-0073/ DRC 2015-0071 – State Farm
Conditions of Approval
PLN 2015-1559 / AUP 2015-0073
6275 Palma
APN 029-343-009
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
6275 Palma Avenue, APN: 029-343-009.
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. Signage locations, materials, etc. shall be consistent with
Exhibit C.
BP PS LOC
4. Proposed use of raceway shall be painted in a manner to
match the existing wall color.
FO PS LOC
5. The tenant sign shall not exceed square footage identified in
approved signage package.
BP PS LOC
6. The tenant sign shall be kept in good condition.
On-Going PS LOC
7. The applicant shall apply for and receive a building permit
before the sign is installed.
BP BS / PS LOC
56
Exhibit C: Signage Site Plan
PLN 2015-1559 / AUP 2015-0073/ DRC 2015-0071 – State Farm
Sign 1 Sign 4 Sign 3
Sign 2
57