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HomeMy WebLinkAboutAUP_2016-04-06_AgendaPacket C ITY OF A TASCADERO COMMUNITY DEVELOPMENT DEPARTMENT 6500 PALMA AVE ▪ ATASCADERO, CA 93422 ▪ (805) 461 -5035 ▪ FAX 461-7612 Administrative Use Permit Hearing A G E N D A The City of Atascadero’s Zoning Hearing Officer will hold a public hearing at 4:00 p.m. or later on Wednesday, April 6, 2016 in Room 106, at City Hall, 6500 Palma Ave., Atascadero, to consider the following: 1. 8600 EL CAMINO REAL. PLN 2016-1582; Request is for a 49 square foot wall sign for Sunset Service Center. This item will be heard at the Design Review Committee meeting on April 6, 2016 at 1:30 p.m. 2. 11850 VIEJO CAMINO. PLN 2016-1585; Request is for oversized signage and to legalize existing signage. This item will be heard at the Design Review Committee meeting on April 6, 2016 at 1:30 p.m. PLEASE NOTE: Any court challenge to the actions taken at the public hearing items may be limited to considering only those issues raised at the public hearing described in this notice or in written correspondence to the City of Atascadero at, or prior to, the public hearing. Any decision of the Hearing Officer is final unless a ppealed to the Planning Commission within 14 days of the action. Any person aggrieved by the decision may file an appeal. Appeal forms are available in the Community Development Department or on the City’s website (www.atascadero.org). The fee for filing an appeal is $704 and must accompany the appeal documentation. t:\~ administrative use permit\agendas\2016\april 6, 2016.doc ITEM NUMBER: ITEM NUMBER: 1 DATE: 4-6-16 CITY OF ATASCADERO COMMUNITY DEVELOPMENT DEPARTME NT Design Review Committee Staff Report Administrative Use Hearing Staff Report FROM: Katie Banister MEETING DATE: 04/06/2016 Assistant Planner, (805) 470-3480 FILE NUMBER: PLN 2016-1582 / AUP 2016-0076 / DRC 2016-0082 PROJECT ADDRESS: Sunset Service Center, 8600 El Camino Real Atascadero, CA 93422, APN# 056-051-043 SITUATION: The applicant requests an increase in the permitted size and a modification of the permitted location of a wall sign, pursuant to Atascadero Municipal Code (AMC) 9-15.005 and 9-15.006. RECOMMENDATIONS: The Design Review Committee recommend the hearing officer approve Administrative Use Permit. The hearing officer approve Administrative Use Permit allowing a 49 square-foot wall sign on the south facing side of the building at 8600 El Camino Real, which does not front a public street or parking lot. BACKGROUND: Sunset Service Center relocated to the subject property early this year. The business proposes re-installing an internally illuminated wall sign used previously at their former location at 4850 El Camino Real. The sign will be given a new face with updated logo and placed on the south-facing wall. EVALUATION: AMC 9-15.005 limits signage in the commercial zones to a total of 125 square feet per site. One wall sign is permitted for each building face with a public street or parking lot frontage. Wall signs are limited in size to one square-foot per lineal foot of business frontage or 40 square feet, whichever is less. Currently, the business has a 20 square-foot (18 inches tall by 13 feet 4 inches wide) monument sign at the corner of El Camino Real and Plata Lane (see attachment 3), which is viewable to south-bound traffic. The proposed 49 square-foot wall sign would be installed on the south side of the building. This side of the building does not front a public street or a parking lot. It would be visible to north-bound travelers. The aggregate signage for the site would total 69 square feet, less than the permitted total for the site. Page 2 AMC 9-15.006 allows exceptions to the limitations of the sign ordinance to be granted through an administrative use permit using the following criteria to evaluate the project: (a) The need for such signing is based on the purpose s set forth in Section 9- 15.001; Staff comment: The overarching purpose of sign limitations is to “protect the economy and aesthetics of the community.” Specifically, they are intended to: 1. Maintain and improve the aesthetic environment and overall community appearance to foster the City’s ability to attract sources of economic development and growth; Staff comment: While box cabinet signs with plastic faces are not the preferred esthetic for the City of Atascadero, they are not prohibited in this zoning district. The 49 square foot cabinet sign proposed at 8600 El Camino Real was previously located at the applicant’s former location at 4850 El Camino Real and is proposed to be relocated to the new service center. The property is located in the Commercial Services zoning district, which provides for light manufacturing and the large lot service needs of the City (AMC 9-3.231). Cabinet signs are often used in this zoning district, and the proposed sign would not be out of character with the existing surrounding uses and signage. The Design Review Committee should consider whether to allow the requested modification of sign standards for the proposed internally illuminated cabinet sign (“can” sign), which is larger than allowed by code and in a location not typically allowed by code. 2. Encourage the effective use of signs as a means of communication in the City and reduce possible traffic and safety hazards from confusing or distracting signs; Staff comment: The proposed sign is simply designed. It uses a clear font with modest color palette that is not overwhelming or distracting. 3. Implement quality sign design standards that are consistent with the City’s General Plan, Zoning Ordinance and Appearance Review Guidelines; Staff comment: The City’s Appearance Review Manual instructs signs should be in proportion to the associated bu ilding and its surroundings. They should be an integral architectural element of the project. Sign colors, materials and lighting should be restrained and harmonious with the building. Graphic elements should be limited to the minimum needed to convey the message of the sign. The proposed sign is not integral to the existing metal structure, however it is in proportion with the large south Page 3 facing wall. The sign face has a simple design with colors that complement the building and advertise the services offered. 4. Enable fair and consistent enforcement of these sign regulations; Staff comment: The proposed 49 square foot sign is 9 square feet larger than the 40 square feet allowed by right at this site. It is appropriately designed for the commercial services district outside the major gateways and commercial nodes of the City. 5. Minimize possible adverse impacts of signs on private and public property in order to maintain property values and to maintain a positive City image ; Staff comment: While the proposed placement of the sign is intended to facilitate viewing from the public street, El Camino Real, it does face the neighboring business to the south. The Design Review Committee should consider whether this placement will have too large an impact on the business at 8710 El Camino Real. 6. Enhance traffic safety by ensuring that signage does not distract, obstruct or otherwise impede traffic circulation and to safeguard and preserve the health, property, and public welfare of Atascadero residents through prohibiting, regulating, and controlling the density, location, and maintenance of signs; Staff comment: The sign will not impede traffic or impair sight distance. It is mounted on the side of an existing building. The business to the south has multiple wall signs facing El Camino Real. The Design Review Committee should consider whether allowing the proposed sign in a south-facing orientation will contribute to an overabundance of signs at this location. 7. Permit noncommercial signage wherever other signage is permitted within Chapter 9-15 subject to the same standards and total maximum allowances for a site of each sign type specified in this chapter. Staff comment: The proposed sign is a commercial sign. (b) The opportunity to combine signs for more than one (1) use on a single sign structure has been considered; Staff comment: The property will have only two signs: the existing monument sign for south-bound travelers and the wall sign for north -bound travelers. If placed on the front of the building, an existing tree in the front landscaped area would partially block the view of the sign from El Camino Real. No sign is proposed on the front or Plata Lane sides of the building. Page 4 (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: The proposed sign is not freeway oriented. (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. (Ord. 400 § 1, 2002; Ord. 255 § 2, 1992) Staff comment: Exceptions to the Sign Ordinance are permitted based on criteria listed above. Improving the appearance and character of Atascadero, including signage, is a Framework Principle of the General Plan. This sign in this zoning district is appropriate to the desired appearance and character of the City. Staff comments regarding appearance review are listed above. RECOMMENDATIONS: The Design Review Committee recommend the hearing officer approve Administrative Use Permit. The hearing officer approve Administrative Use Permit allowing a 49 square-foot wall sign on the south facing side of the building at 8600 El Camino Real, which does not front a public street or parking lot. Findings AMC 9-1.112 requires the hearing officer to make the following 5 findings: (1) Modification of the applicable standard will not result in a project that is inconsistent with the General Plan; Staff comment: As noted above, the proposed sign is consistent with the General Plan. The sign is an appropriate expression of the desired appearance and character of the Service Commercial General Plan land use designation. (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; Staff comment: The immediate neighborhood on the west side of El Camino Real is generally service oriented: repair shops and contract construction services. In contrast to some nearby businesses, the design of the proposed sign is understated while the size is appropriate to the size of the building. (3) Modification of the applicable standard will not result in a project that is not in Page 5 compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council; and Staff comment: As noted above the proposed sign is consistent with the Design Review Manual for this zoning district. (4) Modification of the applicable standard will n ot result in the authorization of a use not otherwise allowed; and Staff comment: Auto repair and services are an allowed use in the Commercial Services zoning district. (5) Any other findings deemed necessary. Staff comment: No other findings are deemed necessary. Environmental Determination Class 11 of the California Environmental Quality Act (CEQA) (Section 15305) exempts the placement of minor structures accessory to existing commercial, industrial, or institutional facilities including the placement and construction of on-premise signage. Conditions 1. Existing on-site banner signs shall be brought into conformance with the Sign Ordinance. If used, they shall be 40 square feet or less in size, depending on the lineal secured flat against a building for no more than 30 days at a time with 60 days between periods of display). Code Requirements 1. AMC 9-15.005 Allowed signs. 2. AMC 9-15.006 Exceptions to sign standards. 3. AMC 9-15.001 Title and intent. 4. AMC 9-1.112 Administrative use permit. Action:  Approve  Approve as conditioned  Deny  Continue to : _______________ to allow _________________________________ ____________________________________________________________________  Continue indefinitely to allow: __________________________________________ _____________________________________________________________________ _____________________________________________________________________ Page 6 ___________________________________ Hearing Officer Date ATTACHMENTS: Attachment 1: Aerial Photograph Attachment 2: Proposed Sign Face Attachment 3: Site Photographs Page 7 ATTACHMENT 1: Aerial Photograph PLN 2016-1582 / AUP 2016-0076 / DRC 2016-0082 Formerly Spencer’s Fresh Market Mid Coast Mower and Saw Atascadero Glass Proposed sign location Glen Oaks Plaza Page 8 ATTACHMENT 2: Proposed sign face PLN 2016-1582 / AUP 2016-0076 / DRC 2016-0082 Page 9 Page 10 ATTACHMENT 3: Site photographs PLN 2016-1582 / AUP 2016-0076 / DRC 2016-0082 Existing Monument Sign South Facing Side of the Building (Simulation of size and location of the proposed sign is approximate) Page 11 View looking north View looking northwest from across El Camino Real Proposed sign location Proposed sign location ITEM NUMBER: 2 DATE: 4-6-16 CITY OF ATASCADERO COMMUNITY DEVELOPMENT DEPARTME NT Design Review Committee Staff Report Administrative Use Hearing Staff Report FROM: Katie Banister, Assistant Planner MEETING DATE: April 6, 2016 Tara Ash-Reynolds, Planning Intern FILE NUMBER: PLN 2016-1585 / DRC 2016-0081 / AUP 2016-0077 PROJECT ADDRESS: Atascadero Children’s Center, 11850 Viejo Camino Atascadero, CA 93422 (APN 045-332-012) SITUATION: The applicant, Atascadero Children’s Center, is requesting a double faced monument sign to be placed at the site entrance on Viejo Camino and another monument sign to be placed at the rear of the site facing El Camino Real. There are existing unpermitted signs on the site to be reviewed to determine applicability to the Sign Ordinance. RECCOMENDATIONS: The Design Review Committee recommend the hearing officer approve an Administrative Use Permit to permit two monument signs, an oversized directional sign and aggregate signage of 130 square feet in the Public zone. The Hearing Officer approve Administrative Use Permit 2016-0077, thereby permitting two monument signs, an oversized directional sign and aggregate signage of 130 square feet in the Public zone. BACKGROUND: The Atascadero Children’s Center is a Day Care business located in the Public Zone. They have operated at the same location for numerous years serving the youth of North County San Luis Obispo. The applicant and the City have worked together over the years in creating an aesthetically pleasing and safe day care center; however, unpermitted signage is currently present on site. EVALUATION: Existing Signage Discussion: The Atascadero Children’s Center is a Day Care business located in the Public Zone. As a business that instructs and protects children, the site has many signs that help with wayfinding and safety concerns. With certain size and height restrictions, directional, safety and hazard signs are exempt from the City’s Sign Ordinance. These signs are not factored in the total aggregate signage area calculation. Examples of existing signage are provided in Attachment B. One existing directional sign is not exempt from the permitting process. Directional signage is exempt when under 4 sf and when the aggregate area of directional signage does not exceed 20 sf. This sign is 9 sf in area. The total aggregate directional signage is 17 sf. An AUP is needed to permit oversized directional signage. A wall sign depicting the name of the business located on a prominent building and viewable from the public right-of-way is also not an exempt sign. In the Public Zone, AMC 9-15.005 permits one wall sign for each public street frontage with a sign area maximum of ten percent (10%) of the building face or up to a maximum of 40 sf, whichever is less. The existing sign is 19 sf on a 1,200 sf building face; 40 sf is the maximum allowed by right on this building. Proposed Monument Signage Discussion: The Public Zone allows an aggregate area of 100 sf of signage per site; one (1) monument sign per 300 feet (ft) of linear street frontage is permitted. Monument signs may have a maximum sign area of 40 sf, and a maximum height of 10 ft from the natural grade. AMC 9-15.004 requires monument signage to have either landscaping or decorative hardscaping at the base to soften the appearance and incorporate the signs into their surroundings. The applicant is seeking an exception to allow two monument signs with an aggregate area of 101 sf, illustrated in Attachment C. The site has linear street frontage of 160 ft along El Camino Real and 124 ft along Viejo Camino. The proposed signage is less than 10 ft tall and each sign is less than 40 sf in area. With the exception of quantity, the signs are in conformance with other applicable codes and ordinances. AMC 9-15.006 allows exceptions to the limitations of the Sign Ordinance to be granted through an Administrative Use Permit using the following criteria to evaluate the project: (a) The need for such signing is based on the purpose s set forth in Section 9-15.001; Staff comment: The overarching purpose of sign limitations is to “protect the economy and aesthetics of the community.” Specifically, they are intended to: 1. Maintain and improve the aesthetic environment and overall community appearance to foster the City’s ability to attract sources of economic development and growth; Staff comment: The project aesthetics are consistent with regulations and improve the public frontage along El Camino Real and Viejo Camino while promoting visibility to the site. 2. Encourage the effective use of signs as a means of communication in the City and reduce possible traffic and safety hazards from confusing or distracting signs; Staff comment: The proposed signs and existing signs are simply designed. It uses a clear font on a blank surface so that is not overwhelming or distracting. 3. Implement quality sign design standards that are consistent with the City’s General Plan, Zoning Ordinance and Appearance Review Guidelines; Staff comment: The City’s Appearance Review Manual instructs signs should be in proportion to the associated building and its surround ings. They should be an integral architectural element of the project. Sign colors, materials and lighting should be restrained and harmonious with the building. The existing and proposed signs meet this standard. 4. Enable fair and consistent enforcement of these sign regulations; Staff comment: The applicant established a need for signage based on increasing visibility to the site, provided in Attachment A. The proposed project fulfills the intention of the Sign Ordinance by adhering to the discretionary hearing process of Design Review Committee and Administrative Use hearing which enables fair and consistent enforcement of sign regulations. 5. Minimize possible adverse impacts of signs on private and public property in order to maintain property values and to maintain a positive City image; Staff comment: The site is neighbored by a vacant parcel and a residence. The proposed and existing signs do not face the residence or vacant parcels. 6. Enhance traffic safety by ensuring that signage does not distract, obstruct or otherwise impede traffic circulation and to safeguard and preserve the health, property, and public welfare of Atascadero residents through prohibiting, regulating, and controlling the density, location, and maintenance of signs; Staff comment: The signage will not impede traffic or impair sight distance. The proposed monument signage located on site is compliant with sign design standards established to protect and enhance traffic circulation. 7. Permit noncommercial signage wherever other signage is permitted within Chapter 9-15 subject to the same standards and total maximum allowances for a site of each sign type specified in this chapter. Staff comment: The proposed sign is a commercial sign . (b) The opportunity to combine signs for more than one (1) use on a single sign structure has been considered; Staff comment: There is one use on the property, (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: The proposed sign is not freeway oriented. (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. (Ord. 400 § 1, 2002; Ord. 255 § 2, 1992) Staff comment: Exceptions to the Sign Ordinance are permitted based on criteria listed above. Improving the appearance and character of Atascadero, including signage, is a Framework Principle of the General Plan. This sign in this zoning district is appropriate to the desired appearance and character of the City. Staff comments regarding appearance review are listed above. RECOMMENDATION: The Hearing Officer approve Administrative Use Permit 2016- 0077, thereby permitting three monument signs, one 19 sf wall sign, and one 9 sf directional sign for an existing Public use, with a maximum of 130 sf of public signage, based on associated findings and subject to conditions of approval. Findings AMC 9-1.112 requires the hearing officer to make the following 5 findings: (1) Modification of the applicable standard will not result in a project that is inconsistent with the General Plan; Staff comment: As noted above, the proposed sign is consistent with the General Plan. The sign is an appropriate expression of the desired appearance and character of the Public General Plan land use designation. (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; Staff comment: The signage fits the character of the immediate neighborhood and surrounding like uses for a Public Zone. The typical signage in this area seen on existing churches and learning centers is small scale, externally lit, and wood-like. The signage on the project site possesses a matching character while being consistent with the Appearance Review Manual. (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 Staff comment: Allowing exceptions to the Sign Ordinance through an Administrative Use Hearing process brings the project into compliance with all pertinent City policy, ordinances, and resolutions. (4) Modification of the applicable standard will not result in the authorization of a use no t otherwise allowed; and Staff comment: Day Care services are an allowed use in the Public zoning district. (5) Any other findings deemed necessary. Staff comment: No other findings are deemed necessary. Environmental Determination Class 11 of the California Environmental Quality Act (CEQA) (Section 15305) exempts the placement of minor structures accessory to existing commercial, industrial, or institutional facilities including the placement and construction of on-premise signage. Conditions 1. The granting of this Administrative Use Permit shall apply to 11850 Viejo Camino, APN: 045-332-012. 2. The Hearing Officer's decisions shall be final unless appealed as provided in Section 9-1.111 of the Atascadero Municipal Code. 3. Total on-site signage shall not exceed 130 sf. This includes the following: a. 9 sf of oversized directional signage; b. 101 sf of aggregate monument signage on a property with less than 300 sf of linear public street frontage; c. 19 s.f. wall sign; 4. Monument signage shall only be allowed outside the right-of-way in the locations on the property as shown in Attachment C. 5. Monument signage shall have either landscaping or decorative hardscaping at base as shown in Attachment C. 6. Applicant shall submit a building permit within 30 days of this approval to legalize existing wall sign and oversized directional sign as shown in Attachment B. Code Requirements 1. AMC 9-15.004 Sign Design Standards 2. AMC 9-15.005 Allowed signs. 3. AMC 9-15.006 Exceptions to sign standards. 4. AMC 9-15.001 Title and intent. 5. AMC 9-1.112 Administrative use permit. Action:  Approve  Approve as modified  Deny  Continue to: _______________ to allow _________________________________  Continue indefinitely to allow: __________________________________________ ____________________________________ ______________________ Hearing Officer Date Attachments: 1. Attachment A: Statement of Justification 2. Attachment B: Location Map 3. Attachment C: Sign Site Map 4. Attachment D: Proposed Monument Signage 5. Attachment E: Existing Signage ATTACHMENT A: Statement of Justification PLN 2016-1585 / AUP 2016-0077 / DRC 2016-0081 ATTACHMENT B: Location Map PLN 2016-1585 / AUP 2016-0077 / DRC 2016-0081 Address: 11850 Viejo Camino Assessor Parcel Number: 045-332-012 General Plan Designation: Public (P) Zoning District: Public (P) ATTACHMENT C: Sign Site Plan PLN 2016-1585 / AUP 2016-0077 / DRC 2016-0081 Proposed Monument Signage Existing Exempt Existing to be Permitted Sign E Sign D Sign F Sign C Sign B Sign A ATTACHMENT D: Proposed Monument Signage PLN 2016-1585 / AUP 2016-0077 / DRC 2016-0081 Letters on sign screwed to sign surface Double faced monument sign on Viejo Camino ATTACHMENT E: Existing Signage PLN 2016-1585/ AUP 2016-0077 / DRC 2016-0081 Wall Sign: unpermitted and nonconforming, sign is 19 sf, AUP to permit Directional Sign: Not exempt directional sign. Sign is 9 sf over 4 sf set by code, but under aggregate 20 sf of directional allowed, not facing public frontage, AUP to permit. Directional Sign: Exempt, 4 sf. Safety Sign: Exempt Atascadero Municipal Code 9- 15.003 addresses what constitutes as an exempt sign and sets standards to determine exemptions. The intent of this AUP is to legalize existing signs in accordance with the Sign Ordinance. Directional Sign: Exempt, 4 sf. Sign A Sign F Sign E Sign D Sign C Sign B Window Lettering: Does not exceed 50% of window area, exempt.