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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
Regular Meeting
Tuesday, June 7, 2016 – 7:00 P.M.
Historic City Hall Council Chambers
6500 Palma Avenue, 4th Floor
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Jan Wolff
Vice Chairperson Duane Anderson
Commissioner David Bentz
Commissioner Mark Dariz
Commissioner Jerel Seay
Commissioner Charles Bourbeau
Commissioner Dennis Schmidt
APPROVAL OF AGENDA
PUBLIC COMMENT
(This portion of the meeting is reserved for persons wishing to address the Commission on any matter not
on this agenda and over which the Commission has jurisdiction. Speakers are limited to three minutes.
Please state your name for the record before making your presentation. The Commission may take action
to direct the staff to place a matter of business on a future agenda.)
PLANNING COMMISSION BUSINESS
City of Atascadero Planning Commission Agenda Regular Meeting, June 7, 2016
Page 2 of 4
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CONSENT CALENDAR
(All items on the consent calendar are considered to be routine and non-controversial by City staff and will
be approved by one motion if no member of the Commission or public wishes to comment or ask questions.)
1. APPROVAL OF DRAFT ACTION MINUTES OF MAY 17, 2016
COMMUNITY DEVELOPMENT STAFF REPORTS
2. PLN 2016-1595, TREE REMOVAL PERMIT FOR 1215 EL CAMINO REAL
Property Owner: Sandra Boneso, Camino Del Robles Mobile Home Park, 1215 El Camino Real, Atascadero, CA
93422
Project Title: PLN 2016-1595 / TRP 2016-0199
Certified
Arborist:
Bunyon Bros. Tree Service, 5345 Davenport Creek Rd., SLO, CA 93401
Project Location: 1215 El Camino Real, Atascadero, CA 93422
APN 049-042-019 (San Luis Obispo County)
Project
Description:
The project consists of a request to remove a 63-inch diameter coast live oak tree. The tree is
leaning into the mobile home located in space 36. The project arborist reports the tree is in fair
condition, but notes decay in the lower trunk and root area.
General Plan Designation: High Density Residential (HDR)
Zoning District: Residential Multi-Family (RMF-20)
City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470-3480
Staff
Recommendation:
The Planning Commission adopt PC Resolution 2016-A approving Tree Removal Permit 2016-
0199.
City of Atascadero Planning Commission Agenda Regular Meeting, June 7, 2016
Page 3 of 4
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PUBLIC HEARINGS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any quasi-judicial
agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances, Conditional Use
Permits, and Planned Development Permits. This does not disqualify the Planning Commission Member from participating and
voting on the matter, but gives the public and applicant an opportunity to comment on the ex parte communication.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited t o provide
testimony to the Commission following the applicant. Speakers should state their name for the record and can address the
Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).)
3. PLN 2016-1593, CONDITIONAL USE PERMIT FOR 1320 EL CAMINO REAL
(PACIFIC COAST RV)
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be on June 21, 2016 at City Hall Council Chambers, 6500 Palma
Avenue, Atascadero.
Please note: Should anyone challenge in court any proposed development entitlement listed
on this Agenda, that person may be limited to raising those issues addressed at the public
hearing described in this notice or in written correspondence delivered to the Planning
Commission at, or prior to, this public hearing.
Property Owner: Ken Jeglum, 7401 El Camino Real, Atascadero, CA 93422
Applicant: Pacific Coast RV, Inc., 2850 El Camino Real, Atascadero, CA 93422
Project Title: PLN 2016-1593 / CUP 2016-0297
Project Location: 1320 El Camino Real, Atascadero, CA 93422
APN 049-093-015 (San Luis Obispo County)
Project
Description:
The project consists of a proposal for an auto dealer & supplies, and auto repair & services use in
the Commercial Park zoning district. The applicant proposes to sell parts and to provide repair
services for recreational vehicles from the existing building. Two signs are proposed: one on the
wall of the building, the other a free-standing, freeway-oriented sign.
General Plan Designation: Commercial Park (CPK)
Zoning District: Commercial Park (CPK)
Proposed
Environmental
Determination:
The project qualifies for a Class 1 exemption from the California Environmental Quality Act
(CEQA): Existing Facilities (Section 15301) for operation, maintenance and permitting of an
existing facility.
City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470-3480
Staff
Recommendation:
The Planning Commission adopt PC Resolution 2016-A approving CUP 2016-0296 allowing
the operation of an auto dealer & supplies, and auto repair & services use.
City of Atascadero Planning Commission Agenda Regular Meeting, June 7, 2016
Page 4 of 4
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City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 7:00 p.m. at City
Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of
the printed Agenda.
Copies of the staff reports or other documentation relating to eac h item of business referred to on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website,
www.atascadero.org. All documents submitted by the public during Commission meetings that are either read into
the record or referred to in their statement will be noted in the minutes and available for review in the Community
Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of
meeting recordings are available for a fee. Contact the City Clerk for more information (470-3400).
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office,
both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will
assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or
service.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business
with the Commission to approach the lectern and be recognized.
1. Give your name for the record (not required)
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will
be allowed for Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will
give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public
comment period is open and will request anyone interested to address the Commission regarding the matter being
considered to step up to the lectern. If you wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the C ommunity Development
Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting should
be on a USB drive or CD. You are required to submit to the Recording Secretary a printed copy of your presentation
for the record. Please check in with the Recording Secretary before the meeting begins to announce your presence
and turn in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public
comments will be heard by the Commission.
PC Draft Action Minutes of 5/17/16
Page 1 of 4
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, May 17, 2016 – 7:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 7:00 p.m.
Chairperson Wolff called the meeting to order at 7:00 p.m. and Commissioner Anderson
led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Bentz, Dariz, Bourbeau, Schmidt, Seay, Vice
Chairperson Anderson, and Chairperson Wolff
Absent: None
Others Present: Recording Secretary, Annette Manier
Staff Present: Community Development Director, Phil Dunsmore
Associate Planner, Alfredo Castillo
APPROVAL OF AGENDA
MOTION: By Commissioner Bentz and seconded by Vice
Chairperson Anderson to approve the Agenda.
Motion passed 7:0 by a roll-call vote.
PUBLIC COMMENT
None
Chairperson Wolff closed the Public Comment period.
PLANNING COMMISSION BUSINESS
None
ITEM NUMBER: 1
DATE: 6-7-16
1
PC Draft Action Minutes of 5/17/16
Page 2 of 4
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF MAY 3, 2016
MOTION: By Commissioner Bentz and seconded by
Commissioner Dariz to approve the consent
calendar.
Motion passed 7:0 by a roll-call vote.
COMMUNITY DEVELOPMENT STAFF REPORTS
2. STRATEGIC PLANNING UPDATE
Community Development Director Dunsmore and Associate Planner Castillo gave the
staff report and answered questions from the Commission and public. Mr. Dunsmore
explained that there are a few projects the Commission will hear in the future as follows:
1) El Camino Real Corridor Study: Obtain a grant, hire a consultant, do
community outreach, encourage public comment, and study the El Camino
Real corridor while establishing commercial nodes.
2) Zoning Land Use Definitions: Staff will prepare zoning land use definitions
for the Commission’s review.
3) Continue signage clean-up.
PUBLIC COMMENT
The following members of the public spoke during public comment: Leanne (no last
name given), Darren Trahen, and a member of the public who did not give her name.
Chairperson Wolff closed the Public Comment period.
The Commission received and filed the update.
PUBLIC HEARINGS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any quasi-judicial
agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances, Conditional Use
Permits, and Planned Development Permits. This does not disqualify the Planning Commission Member from participating and
voting on the matter, but gives the public and applicant an opportunity to comment on the ex parte communication.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public
hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be inv ited to provide
testimony to the Commission following the applicant. Speakers should state their name for the record and can address the
Commission for three minutes. After all public comments have been received, the public hearing will be closed, and th e Commission
will discuss the item and take appropriate action(s).)
2
PC Draft Action Minutes of 5/17/16
Page 3 of 4
3. PLN 2015-1563, TENTATIVE TRACT MAP AND TREE REMOVAL PERMIT FOR
10075, 10085 ATASCADERO AVE. (EL MOJON COURT)
EX PARTE COMMUNICATIONS:
Commissioner Bourbeau and Vice Chairperson Anderson drove by the property and
walked the site. Commissioner Schmidt indicated he lives 1500’ away from the
property, but indicated he is able to vote on the item.
Associate Planner Castillo gave the staff report, and answered questions from the
Commission. Commissioner Schmidt referred to a letter (Exhibit A) which was
distributed to the Commission before the meeting and asked Associate Planner Castillo
to address each item in the letter. Mr. Castillo addressed each item in the letter.
It was noted that on Pages 59 and 149 of the staff report, the word “drop line” will be
corrected to say “drip line.” It was noted that on Page 28, the report calls for two trees to
be removed for the driveway to be developed, while on Page 86 it s tates seven trees
will be removed. Mr. Castillo indicated the project arborist could clarify the answer to
this question.
PUBLIC COMMENT
The following members of the public spoke during public comment: Chip Tamagni,
Dave Arneson, Leanne (no last name given), Tina Salvato, Eric Tragen, and Tito
Molfino.
Project Title: PLN 2015-1563 / TTM 2015-0109 / TRP 2015-0188 El Mojon Court, 6 Lot Subdivision
City Staff: Alfredo Castillo, Associate Planner, Email: acastillo@atascadero.org, Phone: 805-470-3436
Project Location: 10075, 10085 Atascadero Avenue, Atascadero CA 93422
(San Luis Obispo County) APN: 056-211-037 and 038
Applicant/Property Owner: DA2 Development, LLC, 7650 Portola Road, Atascadero, CA 93422
Project Description: A proposed subdivision of two existing parcels of record to be subdivided into six (6) lots.
Applicant proposes construction of a new residential street, to be privately maintained, to access
the proposed lots from Atascadero Avenue. As a part of the construction of the new street, up to
143-inches in Diameter Breast Height (DBH) of native Coast Live Oak, and Blue Oak trees are
proposed to be removed. Proposed residential homes will be limited to areas identified as "build
areas" to reduce impacts to native trees. Homes are proposed to be constructed as each individual
lot is sold.
General Plan Designation: Single-Family Residential (SFR-Y)
Zoning District: Residential Single-Family (RSF-Y)
Environmental
Review Dates:
Begins: April 27, 2016
Ends: May 16, 2016
Proposed
Environmental
Determination:
Based on the Initial Study prepared for the project, a Mitigated Negative Declaration (MND) is
proposed. The MND is available for public review from 4/27/16 through 5/16/16 at 6500 Palma
Ave., Community Development Department from 8:30 a.m. to 5:00 p.m. Monday through Friday.
This document can be found electronically in PDF format on the City’s website at
http://www.atascadero.org/environmentaldocs.
3
PC Draft Action Minutes of 5/17/16
Page 4 of 4
Chip Tamagni, Arborist, stated that seven trees will be removed to develop the road,
(two require permits) and he answered questions from the Commission.
Associate Planner Castillo and Community Development Director Dunsmore answered
questions raised during public comment.
Chairperson Wolff closed the Public Comment period.
MOTION: By Commissioner Bentz and seconded by
Commissioner Schmidt to adopt PC
Resolution 2016-A approving PLN 2015-
1563 certifying Mitigated Negative
Declaration 2016-0001;
Motion passed 7:0 by a roll-call vote.
MOTION: By Commissioner Bentz and seconded by
Commissioner Schmidt to adopt PC
Resolution 2016-B approving PLN 2015-
1563, Vesting Tentative Subdivision Map
(VTSM) 2015-0109 and Tree Removal Permit
2015-0188, to allow a six (6) lot subdivision
on APN 056-211-038 and 037.
Motion passed 7:0 by a roll-call vote.
COMMISSIONER COMMENTS AND REPORTS
Commissioner Schmidt and Commissioner Seay will be absent from the meeting on
June 7, 2016.
DIRECTORS REPORT
Community Development Director Dunsmore announced that the next Planning
Commission hearing is scheduled for June 7, 2016.
ADJOURNMENT – 9:29 p.m.
The next regular meeting of the Planning Commission is scheduled for June 7, 2016, at
7:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARD BY:
____________________________
Annette Manier, Recording Secretary
The following exhibit is available in the Community Development Department:
Exhibit A –Letter from Patti Davis
4
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
Atascadero Planning Commission
Staff Report – Community Development Department
Stefanie Farmer, Planning Intern, 470-3434, sfarmer@atascadero.org
Katie Banister, Assistant Planner, 470-3480, kbanister@atascadero.org
PLN 2016-1595
Tree Removal Permit 2016-0199
1215 El Camino Real – Camino Del Roble Mobilehome Park
SUBJECT:
The applicant is requesting the removal of one (1) native tree in a mobile home
development. The tree proposed for removal is a 63-inch diameter coast live oak.
RECOMMENDATION:
Staff Recommends:
The Planning Commission adopt Resolution PC 2016-A to allow the removal of one (1)
native tree, based on findings and subject to mitigation.
Situation and Facts:
1. Property Owner: Sandra Boneso
5050 Mill Road, Paso Robles, CA 93446
2. Project Address: 1215 El Camino Real #36 (APN 049-042-019)
Atascadero, CA 93422
3. Certified Arborist: Willian Van Horbek
Bunyon Brothers Tree Service
5345 Davenport Creek Rd.
San Luis Obispo, CA 93401
4. General Plan Designation: High Density Residential (HDR)
5. Zoning District: High Density Multiple-Family Residential
(RMF-20)
6. Site Area: Approximately 8.1 acres
7. Existing Use: Camino Del Roble Mobile Home Park
5
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
Project Location and Zoning
Surrounding Zoning / General Plan Designation
North: High Density Multiple Family (RMF-20)
East: Residential Suburban (RS)
South: Residential Single-Family (RSF-X)
West: Commercial Park (CPK)
ANALYSIS:
The proposed tree removal is located in the Camino Del Roble Mobile Home Park
located at 1215 El Camino Real.
Camino Del Roble Mobile
Home Park
1215 El Camino Real
RS
RSF-X
RMF-20
CPK
6
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
Camino Del Roble Mobile Home Park
The subject tree is a diseased 63-inch coast live oak. A mobilehome structure is
located approximately one (1) foot from the tree ; the tree and structure are in contact
with eachother in two places. The mobilehome was placed so close to the tree, a large
buttress root is in contact with the foundation area of the home. The skirting of the
mobilehome was previously cut in order to preserve the structure.
According to the project arborist, Willian Van Horbek, the tree is in fair condition based
on root, trunk, scaffold branches, twigs, and foliage quality. However, the tree has a
natural lean in the direction of the nearby mobilehome. Mr. Horbek notes there is decay
located in the lower trunk and root area in proximity to the home. There is evidence of
fungus as a result of root rot along with a spongy wooden texture to the wood. Mr.
Horbek notes the tree has audible evidence of internal dec ay when struck with a mallet.
Due to the lean in the tree, any failure will result in damage to the nearby residence.
Consistent with AMC 9-11.105, the tree removal permit fee has been waived due to the
diseased nature of the tree.
Tree Location
7
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
Native Tree: 63-inch Coast Live Oak
As the name mobilehome implies, the residence is theoretically moveable. Staff spoke
with a representative from the California Department of Housing and Community
Development regarding whether it was feasible to lift and relocate the mobilehome. He
estimated the cost for such a process would be approximately $10,000 - $15,000 in
addition to permit fees. In this case, moving the residence within the existing space
would not necessarily put it out of harm’s way.
Evaluative Criteria for Tree Removal
Atascadero Municipal Code Section 9-11.105 (d) (3) provides the criteria the Planning
Commission should use when evaluating tree removals.
(i) The potential effect that tree removal could have on topography, knowing that
hilltops, ravines, streambeds and other natural watercourses are more
environmentally sensitive than flat or gentle sloping lands;
8
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
(ii) The potential effect that tree removal could have on soil retention and erosion
from increased flow of surface waters;
Staff comment: The tree is located on flat, landscaped ground, surrounded by
pavement. The removal is not anticipated to destabilize the soil or any
topographic feature.
Native Tree: Contact With Structure
(iii) The potential effect that tree removal could have on the ambient and future
noise level;
Staff comment: The tree is located in a fully developed mobile home park.
Ambient and future noise are those expected in a residential neighborhood
and relatively quiet. The tree may have a small, localized effect on ambient
noise, but its removal will not have a significant impact.
9
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
(iv) The potential effect that tree removal could have on the ability of existing
vegetation to reduce air movement and wind velocity;
Staff comment: The tree is located away from other trees. Air movement in
the neighborhood is likely controlled by the layout of the mobile homes and not
by isolated trees in the development.
(v) The potential effect that tree removal could have on significantly reducing
available wildlife habitat or result in the displacement of desirable species;
Staff comment: The tree is located in a fully developed neighborhood. .
Wildlife habitat is limited to small landscaped areas with minimal habitat value.
This tree removal will eliminate a part of the available habitat. The
mobilehome park manager notes raccoons have been known to use the tree.
(vi) Aesthetics;
Staff comment: Removal of the tree will have a negative impact on the
aesthetics of the immediate surrounding area.
(vii) The number, size, species, condition and location of trees to be removed;
Staff comment: The coast live oak tree is 63-inches in diameter and in fair
condition. The tree is located close to a structure in existing mobile home
development.
(viii) The special need to protect existing blue and valley oaks because of
regeneration problems;
Staff comment: The tree is a coast live oak tree.
(ix) The cumulative environmental effects of tree removal.
Staff comment: While removing this tree will have a limited environmental
impact, if left in place, the mobilehome will continue to experience property
damage based on the tree growth. Additionally, the tree will require mitigation
efforts to address the evidence of decay in order to preserve the structure and
health of the tree.
Tree Mitigation
The Atascadero Municipal Code requires mitigation for all trees approved for removal.
The Tree Ordinance allows for either replanting of new native trees, or payment of
mitigation fees to the tree fund.
10
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
Based on the 63-inch diameter of the tree, twenty-one (21) 5-gallon oak trees are
required for replanting. Alternatively, the applicant may choose to pay $1050.00 to the
City’s tree mitigation fund. A combination of the two mitigation methods is permitted.
FINDINGS:
In considering any tree removal request, at least one of the required findings must be
made. Staff has identified the following finding as appropriate for the application
request.
(iii) The tree is interfering with existing utilities and/or structures, as certified by a report
from the site planner;
ALTERNATIVES:
1. The Commission may approve the project with additional or revised project
conditions.
2. The Commission may deny the project if it is found that the required findings cannot
be made. The Commission’s motion to deny must include a finding basis for denial.
3. The Commission may continue the hearing and refer the item back to staff for
additional information or analysis. Direction should be given to staff and the
applicant on required information.
ATTACHMENTS:
Attachment 1 – Arborist Report
Attachment 2 – Draft Resolution PC 2016-A
Bond payment for tree #31, impacted 45% :
11
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
ATTACHMENT 1: Arborist Report
PLN 2016-1595 / TRP 2016-0199
12
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
13
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
ATTACHMENT 2: Draft Resolution PC 2016-A
PLN 2016-1595 / TRP 2016-0199
DRAFT RESOLUTION NO. PC 2016-A
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO APPROVING PLN 2016-1595 / TRP 2016-0199,
TO ALLOW THE REMOVAL OF ONE (1) COAST LIVE OAK TREE
TOTALING 63-INCHES DIAMETER AT BREAST HEIGHT (DBH)
LOCATED AT 1215 EL CAMINO REAL #36 (APN 049-042-019)
WHEREAS, an application was received from William Van Horbek of Bunyon Brothers
Tree Service (Applicant and Arborist), and by Sandra Boneso, 5050 Mill Road, Paso Robles,
California (Owner), for a Tree Removal Permit to remove one (1) coast live oak totaling sixty-
three (63) inches DBH.
WHEREAS, the Planning Commission reviewed the proposed Tree Removal Permit
application on June 7, 2016, at 7:00 p.m. and considered testimony and reports from staff, the
applicants, and the public; and,
NOW THEREFORE, the Planning Commission of the City of Atascadero, California
takes the following actions:
SECTION 1. Findings for tree removal. The Planning Commission finds as follows:
The tree is interfering with existing utilities and/or structures, as certified by a report
from the site planner;
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on June 7, 2016, and resolved to approve Tree Removal Permit 2016-
0199, subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Required Tree Removal Mitigation
EXHIBIT C: Aerial Photo
14
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
On motion by Commissioner ____________________, and seconded by Commissioner
_________________________, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Jan Wolff
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
15
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
EXHIBIT A: Conditions of Approval / Mitigation Monitoring
PLN 2016-1595 / TRP 2016-0199
Conditions of Approval
PLN 2016-1595 / TRP 2016-0199
1215 El Camino Real #36
Timing
FM; Final Map
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
1. The approval of this application shall become final, subject to the completion
of the conditions of approval, fourteen (14) days following the Planning
Commission approval unless prior to that time, an appeal to the decision is
filed as set forth in Section 9-1.111(b) of the Zoning Ordinance.
Tree removal
PS
2. The applicant and/or subsequent owners shall defend, indemnify, and hold
harmless the City of Atascadero or its agents, officers, and employees against
any claim or action brought to challenge an approval by the City, or any of its
entities, concerning the proposed tree removal.
Ongoing PS
3. The owner or applicant shall mitigate the tree removal by replanting native
trees, making appropriate payment to the tree mitigation fund, or a
combination thereof as shown in Exhibit B. Larger box trees may be
substituted for five-gallon replacement trees per the Atascadero Native
Tree Guidelines.
Tree removal PS
4. Payment to the tree mitigation fund or approval of a tree replanting and
irrigation plan shall occur before trees are removed.
Tree removal PS
5. If tree replanting is selected, the owner or applicant shall provide drip
irrigation to new trees until they are established.
Tree planting PS
16
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
Exhibit B Required Tree Removal Mitigation
PLN 2016-1595 / TRP 2016-0199
Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals
dbh notes dbh notes
1 63-inches 1
2 2
3 3
4 4
5 5
6 6
Total 63-inches Total 0-inches 63-inches
Mitigation Requirement
req'd tree replacements:21 five gal trees req'd tree replacements:0 five gal trees 21 five gal trees
Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees
0 box trees (24'')0 box trees (24'')0 box trees (24'')
Remaining Mitigation 21 five gal trees Remaining Mitigation 0 five gal trees 21 five gal trees
Tree Fund Payment:1,050.00$ Tree Fund Payment:-$ 1,050.00$
17
ITEM NUMBER: ITEM NUMBER: 2
DATE: 6-7-16
Exhibit C Aerial Photo
PLN 2016-1595 / TRP 2016-0199
Subject tree is on the southwest corner of the intersection of Camino del Roble Drive
and Normadel Lane.
Bond payment for tree #31, impacted 45% :
Tree Location
18
September 2, 2003
Page 1 of 20
Atascadero Planning Commission
Staff Report - Community Development Department
Katie Banister, Assistant Planner, 470-3480, kbanister@atascadero.org
PLN 2016-1593 / CUP 2016-0297
Auto Dealer and Supplies and Auto Repair and Services Uses
in the Commercial Park Zoning District
1320 El Camino Real
(Pacific Coast RV)
SUBJECT:
The proposed project is a recreational vehicle (RV) parts dealer, RV sales, and repair
service at 1320 El Camino Real in an existing building. This property is zoned CPK,
Commercial Park, and was formerly occupied by a Contract Construction Service s use.
The Atascadero Municipal Code (AMC) defines the business as an Auto Dealer and
Supplies use and an Auto Repair and Service s use, both of which require a conditional
use permit (CUP) in the CPK zone. The applicant also proposes two signs on the front
wall of the building and a freeway oriented sign at the rear of the property, which fronts
Highway 101.
RECOMMENDATION:
Staff recommends the Planning Commission adopt Resolution PC 2016-A approving
Conditional Use Permit 2016-0297 to allow an Auto Dealer and Supplies use and an
Auto Repair and Service use at 1320 El Camino Real, and two wall signs on a single
building face and a freeway oriented sign, based on findings and subject to conditions of
approval.
Situation and Facts
1. Applicant: Shaun Brewer
Pacific Coast RV
1 2850 El Camino Real, Atascadero, CA 93422
2. Property Owner: Jeglum Family Trust
4102 Chestnut Avenue, Long Beach, CA 90807
ITEM NUMBER: 3
DATE: 6-7-16
19
3. Project Address: 1320 El Camino Real, Atascadero, CA 93422
APN 049-093-015
4. General Plan Designation: Commercial Park (CPK)
5. Zoning District: Commercial Park (CPK)
6. Site Area: 0.34 acres
7. Existing Use: Vacant
(previously a Contract Construction Services use)
8. Environmental Status: Section 15301 Categorical Exemption: Existing facilities
Surrounding Land Use and Setting:
North: Commercial Park (CPK)
South: Commercial Park (CPK)
East: Residential Single-Family (RSF-X)
High Density Residential Multi-Family (RMF-20)
West: Highway 101
Residential Suburban (RS)
Project Site
1320 El Camino Real
CPK
RS
RSF-X
RMF-20
20
DISCUSSION:
Background
Pacific Coast RV currently operates an RV and car dealership at 2850 El Camino Real,
also in the Commercial Park zoning district. The Planning Commission approved th e
sale of RVs as an amendment to Conditional Use Permit 2001-0043 in February of
2014. The business was later expanded to include the sale of a limited number of used
cars as an additional amendment to the CUP approved in May of 2015. This proposal
would add a separate location for the sale of RV parts and an RV repair service.
ANALYSIS:
Conditional use permits are used to “review land use proposals of a nature or
magnitude which could significantly affect their surroundings” (AMC 9-2.110). For
automotive-oriented businesses, outdoor uses are of particular concern. AMC 9-6.168
requires an enclosure to screen “repair and service activities and the temporary storage
of vehicles while waiting for repair” by a 6 foot high solid fence so the use is not visible
from the public street.
Existing Facility
The site includes a metal building with offices in front and a service area in the rear with
two large roll-up doors. The exterior elevations of the building will remain unchanged
with the exception of added signage. The site has a small parking lot along the south
side of the property and a larger paved area in the rear where the applicant intends to
park RVs for sale and RVs waiting for repair.
Existing Elevations
Elevation facing El Camino Real Roll-up doors in the rear
Fencing and Screening
The sides of the property are fenced with a 6 foot tall wooden fence and the rear area is
separated from the front by a wrought iron type fence approximately 6 feet tall. Black
shade cloth has been attached, which screens the service and storage area from El
21
Camino Real. The Planning Commission should consider whether the shade cloth is a
reasonable long term solution to the screening requirement. A condition is included to
require a permanent solid fence or wall at this location.
Existing fencing
Southern property line Highway 101 frontage
Wrought iron fence with shade cloth Wrought iron fence without shade cloth
The storage area is separated only by a chain link fence from Highway 101. This fence
is not screened; however, the applicant intends to park RVs for sale along the highway
for display. The Planning Commission should consider whether this is adequate
screening for the storage yard portion of the business. The view from Highway 101 is
the City’s public face to travelers and should reflect the desired image of the community.
Conditions have been included to preclude the storage of RVs waiting for repair
adjacent to the rear fence (only RVs for sale in this area), and to provide low height
shrubs along the rear fence.
Signage
The 2014 and 2015 amendments to the CUP permitting the current Pacific Coast RV
location required architectural details be added to monument signage both on the El
Camino Real and the Highway 101 frontages. The signs currently on-site were
constructed without a building permit and without the architectural features required by
the CUP. Further, unpermitted temporary banners are posted above the fence facing
Highway 101.
22
Previously Approved Signage
Approved El Camino Real Sign
Approved freeway-oriented sign
Existing Signage
Free-standing sign on El Camino Real Free-standing highway-oriented sign
23
Existing sales lot viewed from Highway 101
At the new site, the applicant proposes 3 signs. Two wall signs will be placed on the
front of the building. One is a 6 foot wide by 4 foot tall (24 square feet) sign and the
other is an 8 foot wide by 1 foot tall (8 square feet) sign. AMC 9-15.005 limits
businesses to one wall sign per building face. The maximum allowed size of a wall sign
is one square foot per lineal foot of the building frontage (up to 40 square feet). In this
case, wall signs are limited to approximately 37 square feet due to the 37 foot width of
the building. The proposed signs exceed the number of permitted signs, but in
aggregate, they do not exceed the allowed area. AMC 9 -15.003 allows exceptions to
the Sign Ordinance with a conditional use permit.
The third sign proposed is a 6 foot wide by 4 foot tall (24 square feet) freeway-oriented,
free-standing sign (pole sign). AMC 9-15.005 allows a pole sign for new automobile
dealers with frontage on Highway 101 with the approval of an administrative use permit
or conditional use permit. The sign may be 1 square foot for every lineal foot of the
building fronting the highway, up to 150 square feet. The business description provided
by the applicant is not for new RV sales, although some used RVs may be sold on-site.
Other types of businesses with Highway 101 frontage in a single tenant building less
than 10,000 square feet in size are limited to one wall mounted sign, a maximum of 40
square-feet in size with letters not to exceed 14 inches in height. The storage of RVs
between the highway and the building may obscure the view of a wall sign.
The Planning Commission should determine whether t o permit a pole sign or limit the
business to a wall mounted sign only. If the Planning Commission determines a free-
standing sign is appropriate for the site, staff recommends a sign design similar to the
monument sign above with continuous decorative base and a decorative cap should be
required. Further, the sign should not be placed parallel to the highway, but should be
perpendicular or at an angle to be viewed from one travel direction. Another sign face
to be viewed from the opposite travel direction would also be appropriate. Staff
recommends no lighting be permitted for this sign. A condition is included to preclude
lighting a free-standing sign and the use of any temporary signage on the Highway 101
frontage including banners, feather signs and similar.
24
The proposed signs require a building permit in the City of Atascadero. Any placement
within the Highway 101 right-of-way will require a Caltrans encroachment permit.
Landscaping
The front of the building is landscaped with a drought-tolerant/native-plant type design,
which is complementary to the large oak tree on the property and well-mulched. The
existing parking lot includes an empty planter area along the southern side of the
building and an under-utilized planter along the southern fence. While the adjacent
property on this side is zoned commercial, it appears to be used as a residence.
25
Existing Landscaping
Front landscape area Empty planter area
Southern property line with sparse
Planting near front
Southern property line with empty planter
area in the rear
Conditions have been included to require: shade trees be added at a 30 foot interval to
the southern property line where there are not trees or shrubs already planted,
landscaping or other groundcover under these trees, and landscaping in the empty
landscape area south of the building. There is no corresponding landscape area on the
northern side of the property. All new landscape must comply with the Water Efficient
Landscape and Irrigation Ordinance.
Garbage enclosure
AMC 9-4.129 requires a walled garbage enclosure for commercial uses. The site was
constructed with a generally conforming enclosure, which has been converted to hold a
pressure tank. Garbage containers are currently stored along the wrought iron gate.
Existing garbage collection
26
A condition of approval is included to require the garbage bins be stored either in the
existing enclosure area or within a new enclosure.
Parking
The site has multiple functions with the following off-street parking requirements:
Use Code requirement Quantity
Offices 2 per office space 4
Repair service 4 per service bay 8
Retail 1 per 300 sq. ft. 2
Total 14
There are 4 marked parking spaces on the property in front of the wrought iron fence
with additional space in the rear for storing vehicles waiting for repair. There is also
space in the unused El Camino Real right -of-way to provide 4 or 5 additional parking
spaces.
General Plan Consistency
The proposed project is consistent with the following General Plan Land Use Element
Goals and Policies:
Land Use Program 1.1.7: Within the Urban Core, encourage infill development or
revitalization or reuse of land already committed to urban development where utili ties
and public services exist.
Goal LOC 13: Provide a sound economic base to sustain the City’s unique character by
establishing a range of employment and business opportunities and generate sufficient
revenue to support adequate levels of public services, and environment, social and
educational quality.
Land Use Policy 13.1: Facilitate convenient location of goods and services needed by
local residents.
Goal LOC 14: Retain and expand existing business and attract new businesses to
improve the availability of goods and services.
Conditional Use Permit Findings
The CUP process provides the opportunity for the public and the Planning Commission
to review the specifics of land use proposals, such as the appropriateness of use, site
design, and specific standards of the Zoning Ordinance. The Planning Commission
must make six findings in order to approve the proposed CUP within the Commercial
Park zoning district. Based on staff’s analysis in the preceding sections, the Planning
27
Commission can make all of the required findings for approval of CUP 2016-0297 found
in the draft resolution attached below.
ENVIRONMENTAL DETERMINATION:
This project qualifies for a Class 1 Categorical Exemption under CEQA Section 15301,
Existing Facilities, specifically the operation and leasing of private structures involving
negligible or no expansion of use.
CONCLUSION:
The applicant requests approval of an RV parts sales and service location at 1230 El
Camino Real (APN 049-093-015) in an existing building and the addition of 3 signs.
Based on the above analysis and incorporated conditions, staff has determined the
Planning Commission can make the findings for approval of the CUP.
ALTERNATIVES:
1. The Commission may include modifications to the project and/or conditions of
approval for the project.
2. The Commission may determine that more information is needed on some
aspect of the project and may refer the item back to the applicant and staff to
develop the additional information. The Commission should clearly state the type
of information that is required and move to continue the item to a future date.
3. The Commission may deny the project. The Commission must specify the
reasons for denial of the project and make an associated finding with such
action.
ATTACHMENTS:
Attachment 1: Aerial Photograph
Attachment 2: Draft Resolution
28
ATTACHMENT 1: Aerial Photograph
PLN 2016-1593 / CUP 2016-0297
Project Site
1320 El Camino Real
Wrought iron gate
Garbage enclosure
Asphalt parking area
29
ATTACHMENT 2: Draft Resolution PC 2016-A
PLN 2016-1593 / CUP 2016-0297
DRAFT RESOLUTION PC 2016-A
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA APPROVING
CONDITIONAL USE PERMIT 2016-0297 TO PERMIT AN
RV PARTS SALES AND SERVICE USE ON APN 049-093-015
(Pacific Coast RV)
WHEREAS, an application has been received from Shaun Brewer, Pacific Coast RV,
2850 El Camino Real, Atascadero, CA 93422 (Applicant); Jeglum Family Trust, 4102 Chestnut
Avenue, Long Beach, CA 90807 (Owner); and Dutch Nichols, 7401 El Camino Real,
Atascadero, CA 93422 (Representative) to consider Conditional Use Permit 2016-0297 to allow
an Auto Dealer and Supplies use and an Auto Repair and Services use on a 0.34 acre parcel at
1320 El Camino Real (APN 049-093-015); and,
WHEREAS, the site’s current General Plan Designation is Commercial Park (CPK);
and,
WHEREAS, the site’s current zoning district is Commercial Park (CPK); and,
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and,
WHEREAS, a timely and properly noticed Public Hearing upon the subject Minor
Conditional Use Permit application was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
Conditional Use Permit; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on June 7, 2016, studied and considered Conditional Use Permit 2016-0297;
and,
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Findings of Environmental Exemption. The Planning Commission finds
as follows:
1. The proposed project has been found Categorically Exempt under Class 1, Section 15301,
Existing facilities, of the California Environmental Quality Act.
30
SECTION 2. Findings for approval of Conditional Use Permit Amendment. The
Planning Commission finds as follows:
1. The proposed project or use is consistent with the General Plan, as well as the City’s
Appearance Review Manual and any pertinent City policy or criteria adopted by
ordinance or resolution of the City Council.
The automotive uses proposed at this location are consistent with the Commercial Park
designation of the General Plan which is intended for uses needing larger lots including
automobile sales, and the General Plan Land Use Element Goals LOC 13 and LOC 14,
Policies 13.1 and Land Use Program 1.1.7.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance).
As conditioned, the project satisfies the provisions of the Atascadero Municipal Code.
The Atascadero Sign Code allows for deviation from standard signage requirements with
Conditional Use Permit from the City. The existing parking is adequate to serve the
proposed use.
3. The establishment, and subsequent operation or conduct of the use will not, because of
the circumstances and conditions applied in the particular case, be detrimental to the
health, safety, or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use.
As conditioned, the proposed RV parts sales and service, located within an existing
commercial property, will not be detrimental to the general public or persons residing or
working in the surrounding neighborhood, or be detrimental or injurious to property or
improvements in the vicinity. The conditions require screening of service and storage
uses from public streets.
4. That the proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
The proposed use would fill a vacant space located in an existing commercial building.
The impact of the use on the neighborhood is similar to that of the previous Contract
Construction Services use.
5. That the proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved in
conjunction with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the Land Use
Element.
31
The proposed use, as conditioned, is consistent with the traffic projections and road
improvements anticipated within the General Plan.
6. That the proposed project is in compliance with any pertinent City policy or criteria
adopted by ordinance or resolution of the City Council.
The proposed use is consistent with all pertinent City policies and criteria adopted by the
City Council.
SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on June 7, 2016 resolved to approve Conditional Use Permit 2016-
0297 subject to the following:
EXHIBIT A: CEQA Exemption
EXHIBIT B: Conditions of Approval
EXHIBIT C: Site Plan
EXHIBIT D: Signage
32
On motion by Commissioner _____________, and seconded by Commissioner __________ the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Jan Wolff
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
33
EXHIBIT A: Notice of Exemption
PLN 2016-1593 / CUP 2016-0297
34
EXHIBIT B: Conditions of Approval
PLN 2016-1593 / CUP 2016-0297
Conditions of Approval
Pacific Coast RV
1230 El Camino Real
CUP 2016-0297
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
1. Conditional Use Permit 2016-0297 shall be for an Auto Dealer and Supplies use
and an Auto Repair and Services Use as generally described in attached Exhibit
C and D located on parcel 049-093-015 regardless of owner.
Ongoing PS
2. The approval of this use permit shall become final and effective for the purposes of
issuing building permits fourteen (14) days following the Planning Commission
approval unless prior to the time, an appeal to the decision is filed as set forth in
Section 9-1.111(b) of the Zoning Ordinance.
Ongoing PS
3. The Community Development Department shall have the authority to approve the
following minor changes to the project that (1) modify the site plan project by less
than 10%, (2) result in a superior site design or appearance, and/or (3) address a
construction design issue. The Planning Commission shall have the final
authority to approve any other changes to the Conditional Use Permit.
BP PS, CE
4. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months
after its effective date. At the end of the period, the approval shall expire and
become null and void unless the business is issued a building permit at this
location.
BP PS
5. The applicant shall defend, indemnify, and hold harmless the City of Atascadero or
its agents, officers, and employees against any claim or action brought to
challenge an approval by the City, or any of its entities
Ongoing CA
6. The repair service and vehicle storage area shall be screened from El Camino Real
with a permanent solid wall or fence. Proposed materials for this wall require
Planning Services staff approval.
Ongoing PS
7. Provide a 6 foot solid wall or fence on the Highway 101 frontage; design and
materials to be approved by Community Development staff.
Ongoing PS / BS
8. The applicant shall apply for a building permit for all signs proposed. BP BS / PS
9. Signage placed on the front elevation of the building shall be limited to two wall
signs with aggregate size not to exceed one (1) square foot per lineal foot of
business frontage or forty (40) square feet, whichever is less, generally consistent
with Exhibit D.
BP BS / PS
10. A wall-mounted freeway-oriented sign shall be permitted with a maximum size of
40 square feet with letters not to exceed 14 inches in height.
BP BS / PS
35
11. A final landscape and irrigation plan shall be approved by the City prior to the
issuance of a business license and shall include:
Low shrubs approximately 2-3 feet tall along the fence fronting Highway
101,
Shade trees at a 30 foot interval where no landscaping is currently
installed on the southern property line,
Landscaping or ground cover material under new shade trees,
Landscaping in the empty planting area to the south of the building,
Drip and other water conserving irrigation methods, and
All plant selections must come from the Atascadero Mutual Water
Company’s list of Water-Conserving Plants for North County Landscapes.
BL PS
12. The approved landscape and irrigation plan is to be implemented and vegetation
and irrigation shall be maintained over time.
Ongoing PS
13. Any proposed exterior lighting will be in compliance with Municipal Code
standards, and ensure no off-site glare. Building mounted light fixtures shall
utilize lower wattage bulbs and/or be fully shielded, cut-off light fixtures in order to
eliminate visible light sources and prevent off site glare.
BP PS
14. An enclosure designated for garbage collection bin storage shall be provided
either by removing equipment from the existing enclosure or providing a new
enclosure consistent with Atascadero Municipal Code 9-4.129.
BL / BP BS / PS
36
Exhibit D: Site Plan
PLN 2016-1593 / CUP 2016-0297
37
Exhibit E: Signage
PLN 2016-1593 / CUP 2016-0297
Approximate Size and Location of Front Wall Signage
Sign A (24 square feet, aluminum, flat printed)
Sign B (8 square feet, aluminum, flat printed)
38
Sign C – Freeway-Oriented Sign
Applicant Proposed Sign (24 square feet, total 6 feet tall)
Staff proposed Freeway Oriented Sign
39