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HomeMy WebLinkAboutDRC_2016-11-09_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, November 9, 2016 2:00 P.M. City Hall 6500 Palma Avenue Atascadero, California Room 306 (3rd floor conference room) 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 Minutes of August 31, 2016 2. Approval of Draft Minutes of September 28, 2016 City of Atascadero Design Review Committee Agenda Regular Meeting, Nov. 9, 2016 Page 2 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 3. PLN 2016-1617, SIGN AND AMPLIFIED MUSIC AT 9700 EL CAMINO REAL (CRICKET’S) 4. PLN 2016-1613, ARCHITECTURAL REVIEW OF 8600 CURBARIL AVE. (WENDY’S) Property Owner: Ted Jacobson, 9700 El Camino Real, Atascadero, CA 93422 Applicant: Kellie Adams, PO Box 14608, SLO, CA 93406 Project Title: PLN 2016-1617/DRC 2016-0091/AUP 2016-0084 – Crickets Project Location: 9700 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 056-081-036 Project Description: The applicant is proposing to modify the Master Sign Program for the California Meridian office park to allow a 40 square-foot sign with projecting logo, and to provide amplified music in the courtyard of the building. General Plan Designation: General Commercial (GC) Zoning District: Commercial Tourist (CT) Proposed Environmental Determination: The proposed project is categorically exempted from the California Environmental Quality Act (CEQA) as a class 11 exemption: construction of minor accessory structures including on-premise signs (CEQA Section 15311). City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470-3480 Staff Recommendation: The DRC recommend approval of Administrative Use Permit 2016-0084 to modify the Master Sign Program for the office park, and to allow amplified music in the outdoor courtyard. Property Owner: CNL Net Lease Funding 2001, PO Box 961026, Fort Worth TX 76161 Vereit, 2325 E. Camelback, Ste. 100, Phoenix, AZ 85016 Applicant: Cotti Foods, 29889 Santa Margarita Parkway, Rancho Santa Margarita, CA 92688 Project Title: PLN 2016-1617/DRC 2016-0092 Project Location: 8600 Curbaril Ave., Atascadero, CA 93422 (San Luis Obispo County) APN 056-031-056 Project Description: The applicant is proposing façade modifications to the existing Wendy’s drive- through restaurant. General Plan Designation: GC Zoning District: CR City Staff: Kelly Gleason, Sr. Planner, kgleason@atascadero.org, Phone: 470-3446 Proposed Environmental Determination: The proposed project is categorically exempted from CEQA under Section 15301: Existing Facilities, which exempts interior and exterior alterations to existing buildings. Staff Recommendation: The DRC approve the proposed architectural modifications as conditioned. City of Atascadero Design Review Committee Agenda Regular Meeting, Nov. 9, 2016 Page 3 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for December 14, 2016. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. DRC Draft Minutes of 8/31/16 Page 1 of 4 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, August 31, 2016 – 10:00 A.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, California CALL TO ORDER – 10:00 a.m. Chairperson Kelley called the meeting to order at 10:00 a.m. ROLL CALL Present: Chairperson Bob Kelley Committee Member Duane Anderson Committee Member Roberta Fonzi Committee Member Mark Dariz Committee Member Jamie Kirk Absent: None Staff Present: Community Development Director, Phil Dunsmore Senior Planner, Callie Taylor Recording Secretary, Annette Manier Others Present: Kurt Ourston Various members of the public APPROVAL OF AGENDA MOTION: By Committee Member Fonzi and seconded by Committee Member Anderson to approve the agenda. There was Committee consensus to approve the Agenda. PUBLIC COMMENT None Chairperson Kelley closed the Public Comment period. ITEM NUMBER: 1 DATE: 11-9-16 1 DRC Draft Minutes of 8/31/16 Page 2 of 4 CONSENT CALENDAR None DEVELOPMENT PROJECT REVIEW 2. PLN 2014-1494, DESIGN REVIEW FOR 1610 EL CAMINO REAL (VIKING EVENT CENTER) Community Development Director Dunsmore announced that the applicant’s representative requested a continuance of this meeting as of August 30, 2016 (yesterday) because of staff’s recommendation. He asked the Committee if they were interested in still hearing the item, and the Committee said yes. Mr. Dunsmore stated that the DRC needs to decide if they want to see a permanent use or a temporary use at this location. Senior Planner Taylor gave the staff report and stated that after DRC ’s review, the item would have a public hearing for a CUP in front of the Planning Commission. Ms. Taylor gave background on the project, and explained staff’s reasoning for recommending denial of project as currently proposed. Property Owner: Kurt & Diana Ourston, 974 Griffin St. Grover Beach, CA Applicant: Kurt Ourston, 465 Bakeman Lane, Arroyo Grande, CA 93420 Project Title: PLN 2014-1494 / Design Review 2014-0044 / CUP 2014-0281 Project Location: 1610 El Camino Real, Atascadero, CA 93422, APN 049-131-045 (San Luis Obispo County) Project Description: An application has been submitted to the City to operate an event center at 1610 El Camino Real for public assembly and entertainment use. The applicant proposes rotating temporary events at the facility year round, with an estimated occupancy of 240 people. Phased site improvements are proposed, including a parking lot, fencing, restroom facility, frontage improvements, site landscape and signage. An event center is a conditionally allowed use in this zone, and therefore requires Planning Commission review and consideration. The Conditional Use Permit is a discretionary approval process, and the Planning Commission may approve or disapprove a Conditional Use Permit or may adopt additional conditions of approval. The Design Review Committee will make a recommendation to the Planning Commission. General Plan Designation: Commercial Park (CPK) Zoning District: Commercial Park (CPK) Recommendation: Staff recommends DRC recommend Planning Commission deny the application as currently proposed. 2 DRC Draft Minutes of 8/31/16 Page 3 of 4 PUBLIC COMMENT The following members of the public spoke during public comment: Kurt Ourston, Michael Sherer, and Kay Bruns (representing David Martin from the Elks Lodge). Mr. Ourston gave a presentation on the project and explained h is reason for not completing the public improvements as he was waiting for approval of the CUP. He gave a statement on what types of concerts and events he expects to have (low key events, small concerts, private festivals, haunted house, x-mas event, laser tag, b-day parties, but no paintball). He also indicated that others will be able to rent his site for events, and talked about future improvements to the site, and phasing. Chairperson Kelley closed the Public Comment period. There was Committee agreement that the proposed use of the site as an event center would be compatible with the site if a permanent facility was proposed with modifications to the design, and the event center operated within parameters and conditions identified. The Committee recommended the following items be addressed prior to a CUP hearing: Phasing – Applicant needs to provide a stringent phasing schedule. The DRC would like to see the permanent site improvements move forward quickly in order to move away from the ongoing temporary uses and visible storage which are currently onsite. Parking – Applicant needs to address parking (to include accessible parking). Address overflow parking that could spill into the adjacent neighborhood. The parking lot does not necessarily need to be paved; road base could be acceptable if striped parking spaces can be accomplished. Entrance Appearance – The project needs to provide curb appeal as an event center with a formal-type entry. Live or Amplified music – Applicant needs to address ways to ensure surrounding neighbors are not affected in a negative way. Outdoor storage – Current temporary events onsite cannot have permanent storage on site; applicant needs to move items offsite for storage. With the CUP for a permanent event center, outdoor storage needs to be addressed. Neighborhood Compatibility - Applicant needs to be a good neighbor and look into issues of noise and lighting. 3 DRC Draft Minutes of 8/31/16 Page 4 of 4 Fence – No chain link fences can be permitted. Freeway view – Need to make it look like a professional event center, clean-up and soften the look of the property and provide highway curb appeal. Focus on treatment of site perimeter. Possibly include permanent structures, screening, and block visibility into site with enclosure(s). Existing residence – House needs to match the event center. Possible modifications to existing residence to create compatibility. Signage – Must be conforming to Sign Ordinance and current code. Alcohol sales – Applicant to look into sales tax to the City, how to handle minors when alcohol is served (especially when rental by private parties). Applicant must ensure orderly operation. There was Committee consensus to recommend approval of the CUP if the above modifications, parameters, and conditions can be met with a revised proposal from the applicant. Current temporary uses on site need to be cleaned up as soon as possible. Mr. Ourston will work with his architect and staff on the recommendation, and will work with staff to move forward to Planning Commission. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Community Development Director Dunsmore stated that the next DRC meeting will be announced. ADJOURNMENT– 11:15 a.m. The next regular meeting of the DRC will be announced. MINUTES PREPARED BY: ______________________________ Annette Manier, Recording Secretary 4 DRC Draft Minutes of 9/28/16 Page 1 of 4 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, September 28, 2016 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, California CALL TO ORDER – 2:00 p.m. Chairperson Kelley called the meeting to order at 2:00 p.m. ROLL CALL Present: Chairperson Bob Kelley Committee Member Duane Anderson Committee Member Roberta Fonzi Committee Member Mark Dariz Committee Member Jamie Kirk Absent: None Staff Present: Community Development Director, Phil Dunsmore Fire Marshal, Tom Peterson Associate Planner, Alfredo Castillo Recording Secretary, Annette Manier Others Present: Pete Laughlin, Property Owner, Emerald Ridge Tim Walters, Civil Engineer (RRM Design Group) Eddie Herrera (RRM Design Group) Wesley Arola (RRM Design Group) APPROVAL OF AGENDA MOTION: By Committee Member Fonzi and seconded by Committee Member Anderson to approve the agenda. There was Committee consensus to approve the Agenda. ITEM NUMBER: 2 DATE: 11-9-16 5 DRC Draft Minutes of 9/28/16 Page 2 of 4 PUBLIC COMMENT None Chairperson Kelley closed the Public Comment period. CONSENT CALENDAR 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. (Kelley abstained) DEVELOPMENT PROJECT REVIEW 2. PLN 2016-1597, 2555, 2605, 2705 EL CAMINO REAL (EMERALD RIDGE) Community Development Director Dunsmore stated that this project is back before the DRC after conceptual review on August 24, 2016. Mr. Dunsmore said that the DRC direction from the last meeting was that the project needed more parking, and that Associate Planner Castillo would go over the new design. Mr. Castillo presented the staff report and indicated that the applicant is proposing that all of the units will be market rate. There will be 6 separate apartment buildings completed in 3 phases, re-use of a historic colony house into a club house (for private use by Property Owner: Peter Laughlin, PO Box 2003, Monterey, CA 93942 Applicant: LDC Commercial, PO Box 2003, Monterey, CA 93942 Project Title: PLN 2016-1597/DRC 2016-0088 – Emerald Ridge Project Location: 2555, 2605, 2705 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN: 049-151-009, 049-151-063, 049-151-011 Project Description: The applicant is proposing a total of 208 residential apartment units. The proposal includes 72 one (1) bedroom units and 136 (2) two bedroom units. The applicant is proposing utilizing a density bonus for high quality architectural design which is permitted with City Council approval in the City’s adopted General Plan (27 units of the 208 units). All units within the proposed development will be market rate units. General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi-Family (RMF-20) Staff Recommendation: DRC recommends to the Planning Commission approval of the proposed architecture and site plan. 6 DRC Draft Minutes of 9/28/16 Page 3 of 4 residents), recreational amenities (to include a community pool, bbq area, tot lot, and dog run), construction of a new “Street B,” proposed pedestrian walkways, new changes to onsite parking to include tandem parking, and proposed improvements along El Camino Real. Staff is recommending that the DRC approve the new design and recommend approval of the proposed architecture and site plan so that the project can move forward to Planning Commission. Some topics that the committee members discussed and asked for further clarification on had to do with fire truck access, retention basins, tandem parking, retaining walls, accessible parking, street parking, and a lighting plan. Community Development Director Dunsmore, Assistant Planner Castillo, and Fire Marshal Peterson answered questions from Committee members. Mr. Peterson answered questions in regards to Fire Department access to the buildings. Pete Laughlin and members of RRM Design Group also answered questions. PUBLIC COMMENT The following members of the public spoke during public comment: Dan Bolton, Gary Tully, Allen Chaney, Ms. Joe Marie, and Joe Elliott. Committee members and staff addressed the public’s questions and concerns. Chairperson Kelley closed the Public Comment period. MOTION: By Chairperson Kelley and seconded by Committee Member Fonzi to recommend approval of the proposed architecture and site plan and that the Planning Commission make findings for the density bonus approval based on architecture and site plan. MOTION: By Chairperson Kelley and seconded by Committee Member Fonzi recommending that the applicant work with staff on showing accessible parking as a part of the Planning Commission application. MOTION: By Chairperson Kelley and seconded by Committee Member Fonzi to recommend to the Planning Commission that a Parking Management Plan be included as a condition of approval when the project goes before the Planning Commission. 7 DRC Draft Minutes of 9/28/16 Page 4 of 4 MOTION: By Committee Member Anderson and seconded by Committee Member Kelley to recommend that the applicant provide a “Street B” showing an option of diagonal parking to go to the Planning Commission as a condition of approval as a future option. Committee Member Fonzi asked that the Planning Commission pay attention to the wall/fence and the internal lighting so that there is neighborhood compatibility. She also recommended that the applicant work with the Police Department on the “Crime Free Multi-Housing Program” which has been put in place in the past with previous apartment building owners. Assistant Planner Castillo stated that the project will now move on to environmental review, and then to Planning Commission. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Community Development Director Dunsmore stated that the re is no DRC meeting scheduled in the near future, however, there is a new apartment project (Hartberg project) that will eventually be coming back to the DRC. Mr. Dunsmore stated that the Hartberg project is one of the last remaining multi-family properties left in Atascadero. Community Development Director Dunsmore would like the set schedule for DRC meetings to be held on Wednesdays at 2 p.m. twice per month, preferably the Wednesdays after Council meetings. ADJOURNMENT– 3:30 p.m. The next regular meeting of the DRC will be announced. MINUTES PREPARED BY: ______________________________ Annette Manier, Recording Secretary Adopted 8 ITEM NUMBER: ITEM NUMBER: 3 DATE: 11-9-16 CITY OF ATASCADERO COMMUNITY DEVELOPMENT DEPA RTMENT Design Review Committee Staff Report Administrative Use Hearing Staff Report FROM: Katie Banister Assistant Planner, (805) 470-3480 FILE NUMBER: PLN 2016-1617 / DRC 2016-0091 / AUP 2016-0084 PROJECT ADDRESS: 9700 El Camino Real, Suite 104, Atascadero, CA 93422 APN# 056-081-036 SITUATION: The applicant seeks to construct a projecting sign that does not comply with the Master Sign Program approved for the California Meridian Financial Center. In addition, the applicant proposes to provide amplified music in an outdoor courtyard. STAFF RECOMMENDATION: Staff recommends the Administrative Hearing Officer approve Administrative Use Permit (AUP) 2016-0084 modifying the Master Sign Program for the California Meridian to allow a projecting sign, and to permit amplified music based on findings and subject to conditions. BACKGROUND: The California Meridian was approved in 2005 as an office building complex. In compliance with the Atascadero Signage Ordinance (Atascadero Municipal Code 9-15.004(f)), a Master Sign Program was adopted as part of the Master Plan of Development. The first phase of the project was the 11,000 square-foot office building at 9700 El Camino Real. The building is “L” shaped with a central outdoor courtyard with attractive landscaping and patio tables. The applicant recently opened Cricket’s, a casual restaurant and coffee bar, on the ground floor in the tenant space formerly occupied by McGee’s Café. Cricket’s is currently open for breakfast and lunch with plans to offer dinner several evenings each week and occasional live music performances in the future. EVALUATION: Signs. The Master Sign Program approved by Conditional Use Permit (CUP) 2004- 0137 allows each tenant an un-lighted, 4.5-foot wide and 1.5-foot tall (6.75 square-foot) wall sign above their respective entrance. In contrast, the Atascadero Municipal Code (AMC) is more permissive. In multi-tenant centers, it allows wall signs up to one square foot per lineal foot of business frontage, with a maximum size of 20 square feet. In this case, a sign 20 square feet in size would be permitted as the business is approximately 9 Page 2 30 feet wide. The Municipal Code also allows projecting signs up to 15 square feet in size. California Meridian and Neighboring Properties The applicant proposes to construct a sign approximately 30 square feet in size. The sign would feature the name of the business and the company’s logo, which the applicant describes as a cross between Jessica Rabbit and Jiminy Cricket. The sign Post Office Chevron Service Station Vacant Lot Atascadero Senior Apartments Condos Atascadero Village Apartments 10 Page 3 will be cut from 1/8 inch thick mild steel and back-lit with LED lighting. The applicant has provided a sketch of two different sign orientation options, but intends to install only one. The first option is preferred by the applicant and would run vertically down the column to the left of the restaurant’s door. The logo would project out from the building about 3 feet. The second option is for a horizontally oriented sign over the entrance without the projecting logo. Proposed Sign Options Staff has recommended the horizontal sign may offer greater visibility for the business. The building sits about 5 feet above street level , and is set back about 60 feet from El Camino Real. Landscaping between the street and the parking lot also blocks the view of the business. The vertical sign is preferred by the applicant. It is more distinctive and makes use of the wide column at the corner of the building. The projecting logo is about 9 square feet in size and will be legible from El Camino Real. Not drawn to scale Side view Front view 11 Page 4 Limitations of the sign standards may be modified through approval of an Administrative Use Permit (AUP) based on criteria found in AMC 9-15.006. The sign should be combined with other signs when possible; the sign shall comply with all other City codes and policies; and the sign must meet the purpose of the Sign Ordinance, which is to:  Maintain and improve the aesthetic environment of the community and to foster the City’s ability to attract sources of economic development and growth,  Encourage the effective use of signs as a means of communication in the City and reduce possible traffic and safety hazards,  Implement quality sign design,  Enable fair and consistent enforcement of these sign regulations,  Minimize possible adverse impacts of signs on private and public property in order to maintain property values and to maintain a positive City image,  Enhance traffic safety by ensuring that signage does not distract, obstruct or otherwise impede traffic circulation, and  Permit noncommercial signage wherever other signage is permitted. The proposed sign is a distinctive and clear form of communicating with customers. It is designed with quality materials. The sign is set back from the street and will not detract from traffic safety. The sign identifies the specific location of the restaurant and is not a separate free-standing sign in the center. The sign is larger than would be permitted by the Municipal Code, but is not out of scale with the architectural feature on which it will be installed. Staff has included conditions to limit the sign to a maximum of 40 square feet in size , and for the projecting logo to extend no higher than the top of the column on which it is placed. The Design Review Committee should also consider whether to limit the sign orientation and which orientation to endorse. Proposed location for and approximate size of vertical sign 12 Page 5 Amplified Sound. Atascadero Municipal Code 9-14.13 requires the approval of an AUP for the use of sound amplifying equipment. The standard AUP limits amplified music to the hours between 8:00 am and 7:00 pm on weekdays, 9:00 am and 6:00 pm on Saturdays, and 10:00 am and 4:00 pm on Sundays. The Noise Ordinance provides for a “Noise Compliance Official,” who is defined as the Community Department Director or an authorized deputy (AMC 9-14.02). The Administrative Hearing Officer, acting as the Noise Compliance Officer may approve an exception to the provisions of the Noise Ordinance if the “exception will not result in a hazardou s condition or a nuisance and strict compliance would be unreasonable in view of all circumstances” (AMC 9-14.11). The AUP can limit the amplified sound by location, intensity, and hours of operation. The subject site is located between El Camino Real and East Front Road, which is adjacent to Highway 101. Nearby businesses include the post office to the south, and a Chevron service station and a vacant lot to the north. Residences are located about 200 feet away to the east and across El Camino Real. There are also residences on the opposite side of Highway 101. The courtyard is enclosed by the building on the north and east sides and by landscaping on the south and west sides. About one half of the courtyard is a sunken area that will help to contain noise drifting off site. Landscaped sides face the post office, which is closed in the evenings, and East Front Road/Highway 101. Residences on the west side of Highway 101 are unlikely to be affected by amplified music from across the highway. The residences on El Camino Real are largely screened from the courtyard by the building. 13 Page 6 The applicant has received a license to sell alcohol from the California Department of Alcoholic Beverage Control (ABC) that requires alcohol sales to end at 10:00 pm. Staff has included conditions to end music amplification also at 10:00 pm, and to locate and direct speakers in such a way to minimize the noise level at affected residences. Images of the outdoor courtyard 14 Page 7 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: The General Plan designation for the site is General Commercial. The tourist commercial zoning district “provides for uses that serve the traveling public” including restaurants. The Noise Element identifies noise sensitive uses, which includes residential development and offices. The applicant intends to provide amplified music generally in the evenings when offices in the building are unlikely to be occupied. Goals of the Noise Element include protecting citizens “from the harmful and annoying effects of exposure to excessive noise,” “preserving the tranquility of residential areas by preventing encroachment of noise-producing uses,” and avoiding or reducing “noise impacts through site planning and project design.” Nearby residences are close to one of the most significant noise sources in Atascadero: roadways. As conditioned, the project will use site design to minimize the impact on noise sensitive uses. (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 project is located between the two busiest roadways in Atascadero: Highway 101 and El Camino Real. The courtyard is situated in a way that will screen noise sensitive uses from the amplified music. The immediate neighborhood is commercial and multi-family residential. The proposed sign is not out of proportion with the building or other signs in the area. (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: Modification of the standards does not result in a project out of compliance with City policies and criteria. (4) Modification of the applicable standard will not result in the authorization of a use not otherwise allowed; and Staff comment: A restaurant is an allowed use in the Commercial Tourist zoning district. (5) Any other findings deemed necessary. 15 Page 8 Staff comment: No other findings are deemed necessary. Environmental Determination Section 15301 of the California Environmental Quality Act (CEQA) categorically exempts the operation and permitting of existing private structures involving negligible expansion. Section 15311 of the California Environmental Quality Act (CEQA) categorically exempts new construction of accessory structures including on-premise signs. Conditions 1. A single wall sign consistent with the design in attachment 2 shall be permitted for Suite 104, not to exceed 40 square feet in size. 2. Projecting portions of the wall sign shall not extend more than 3 feet horizontally from the building and shall not be installed so that any part is higher than the top of the column on which it is installed. 3. The applicant shall apply for and be issued a buildi ng permit for the sign before it is installed. 4. Amplified music shall be limited to between the hours of 8:00 am and 10:00 pm on weekdays, 9:00 am and 10:00 pm on Saturdays, and 10:00 am and 10:00 pm on Sundays. 5. Amplified music equipment including speakers shall be placed and directed in such a way to minimize the noise level at nearby residences. 6. Amplified music may not be unreasonably loud, raucous, jarring, disturbing or a nuisance as defined by the Atascadero Municipal Code. Code Requirements 1. AMC 9-14.13 Amplified Sound. 2. AMC 9-15.004 Sign design standards. 3. AMC 9-15.005 Allowed Signs. 4. AMC 9-15.006 Exceptions to sign standards. 5. AMC 9-1.112 Administrative Use Permit. Action:  Approve  Approve as conditioned  Deny  Continue to: _______________ to allow _________________________________ ____________________________________________________________________  Continue indefinitely to allow: __________________________________________ _____________________________________________________________________ _____________________________________________________________________ ___________________________________ Phil Dunsmore, Hearing Officer Date 16 Page 9 ATTACHMENTS: Attachment 1: Location and Zoning Attachment 2: Proposed Sign Attachment 3: Wall sign permitted by the Master Sign Program (CUP 2004-0137) 17 Page 10 ATTACHMENT 1: Location and Zoning PLN 2016-1617 / DRC 2016-0091 / AUP 2016-0084 P RSF-Y RSF-Z RSF-Y RMF-10 CT CT RMF-20 CR CS CN 18 Page 11 ATTACHMENT 2: Proposed Sign PLN 2016-1617 / DRC 2016-0091 / AUP 2016-0084 Not drawn to scale Side view Front view 19 Page 12 ATTACHMENT 3: Wall sign permitted by the master sign program (CUP 2004-0137) PLN 2016-1617 / DRC 2016-0091 / AUP 2016-0084 20 ITEM NUMBER: 4 DATE: 11-9-16 Atascadero Design Review Committee Report In Brief - Community Development Department Kelly Gleason, Senior Planner, 470-3446, kgleason@atascadero.org PLN 2016-1613 Exterior Remodel 8600 Curbaril Ave (Wendy’s) Property Owner GE Capital Solutions PO BOX 961026 Fort Worth, Texas 76161 Address: 8600 Curbaril Ave APN: 056-031-056 General Plan: General Commercial Zoning: Commercial Retail Project Area: 0.871 acres Existing Use: Vacant – approved as a Fast food restaurant with drive-through Proposed: Exterior remodel of existing building Recommendation: Staff recommends DRC endorse the proposed architectural appearance with conditions and make recommendations on signage placement. BACKGROUND The drive-through restaurant was approved and constructed as part of the original shopping center development in the late 1990’s. No major façade changes have occurred to the building since that time and the building has remained vacant for a number of years. Wendy’s, the previous tenant, has a renewed interest in the location and is requesting façade upgrades and repairs consistent with updated franchise design motifs. The Design Review Committee is asked to review the proposed exterior changes. 21 ITEM NUMBER: 4 DATE: 11-9-16 EVALUATION Architecture and Color: The applicant proposes to make improvements to the existing building in conformance with a new corporate theme and reopen the restaurant. Some of the existing mansard roofs will be covered to provide for a more modern look. The applicant is also proposing to upgrade, repair, and paint existing wall and base treatment to create a cohesive design aesthetic. Existing Wendy’s Front Elevation (Curbaril facing) Proposed Wendy’s Front Elevation (Curbaril facing) 22 ITEM NUMBER: 4 DATE: 11-9-16 Proposed elevations are included as attachment 1 to this report. The new façade would have a modern design theme with a warm, earth toned color palette. New parapet walls would include corrugated metal siding painted a darker brown color. Existing mansard roofs proposed to remain would be painted the same color. Also proposed are new “brand walls” referred to as the blade element. These are proposed to be painted red consistent with the Wendy’s design theme. Staff has included a condition that requires the color to be an earth-toned red which would limit the potential for a bright, high- chroma color accent while maintaining the new corporate branding. The new wall features are intended to be given a stucco surface to match the existing stucco. The applicant proposes to leave the existing stucco where no new façade features are proposed, but would paint it in the new color scheme. Existing Wendy’s Parking Lot Elevation Proposed Wendy’s Parking Lot Elevation 23 ITEM NUMBER: 4 DATE: 11-9-16 Signage: New signage is proposed to be located on the proposed blade wall elements facing Curbaril Avenue and the drive-through, as well as on the corrugated metal parapet wall facing the parking lot. All signs are conditioned to meet Municipal Code requirements and requirements for the shopping center’s sign program related to size. The proposed signage on the blade element facing the drive-through does not currently meet code requirements based on the location of the sign. The code requires that signage be limited to street and/or parking lot facing facades. To include a sign on this façade will require approval of an Administrative Use Permit. Signage on this façade will have limited visibility as there is a commercial property between the drive-through and El Camino Real. This property is developed with a single story commercial building an d a two story residential building at the rear of the site directly adjacent to the drive -through. Staff has expressed concerns related to the lighting of the sign and the effects on the neighboring residential use. The applicant has agreed to look into alternative signage locations that could be more visible and effective while still retaining cohesiveness with the corporate architectural elements. Staff is requesting that the DRC provide direction to staff and the applicant about signage facing the residential use in order to assess which options remain viable. The required findings for AUP approval, as listed below, should be addressed in this discussion.  The need for such signing shall be based on the following: Parapet sign Blade wall sign Blade wall sign Existing residential use 24 ITEM NUMBER: 4 DATE: 11-9-16 o Maintain and improve the aesthetic environment and overall community appearance to foster the City’s ability to attract sources of economic development and growth; o Encourage the effective use of signs as a means of communication in the City and reduce possible traff ic and safety hazards from confusing or distracting signs; o Implement quality sign design standards that are consistent with the City’s General Plan, Zoning Ordinance and Appearance Review Guidelines; o Enable fair and consistent enforcement of these sign regulations; o Minimize possible adverse impacts of signs on private and public property in order to maintain property values and to maintain a positive City image; o 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;  The opportunity to combine signs for more t han one (1) use on a single sign structure has been considered;  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. Landscaping: The existing landscaping surrounding the Wendy’s site has been neglected and some of the plants are dead or dying. Staff has added a number of conditions to address the site condition and make enhancements to the landscaping surrou nding the building and facing Curbaril Avenue. Conditions include adding drought tolerant groundcovers and shrubs to existing planter areas, adding shade trees in parking lot planters and surrounding the building, and removal and replanting of the landscap ed slope along the Curbaril frontage. 25 ITEM NUMBER: 4 DATE: 11-9-16 STAFF CONDITION SUMMARY  The blade wall elements shall be earth toned in nature and shall not be painted a high chroma color. Blade walls shall be a stucco texture consistent with the existing/repaired building.  AUP approval shall be required for signage on the east facing drive -through façade.  The corrugated metal feature shall be painted a medium -dark tone and the parapet trim shall be a darker color to provide contrast and differentiate the change in material.  Existing stucco shall be painted a light earth toned color consistent with the new brown toned design theme.  Existing CMU block shall be painted a darker color consistent with the new color scheme.  The trash enclosure shall be painted a darker earth toned color consistent with the new color scheme. Areas for landscape enhancement Additional parking lot shade trees 26 ITEM NUMBER: 4 DATE: 11-9-16  Juniper bushes and turf along the Curbaril frontage shall be removed and replaced with drought tolerant landscaping. All dead trees shall be removed and additional trees shall be planted to achieve a maximum tree spacing along the street frontage of 30-feet on center.  Landscaping surrounding the building shall be supplemented with drought tolerant shrubs and groundcovers. Accent shrubs and/or grasses shall be installed along the parking lot facing façade to provide visual interest.  All landscape areas shall be mulched and irrigation shall be repaired as needed.  All building lighting and any new parking lot lighting shall be full cut -off style and shall be designed to minimize off -site glare. AT TACHEMENTS Attachment 1: Proposed elevations and materials Attachment 2: Corporate design theme Attachment 3: Site aerial Attachment 4: Site photos Attachment 5: Conditions 27 ITEM NUMBER: 4 DATE: 11-9-16 Attachment 1: Proposed Elevations and Materials PLN 2016-1613 Front (Curbaril) Elevation Parking Lot Elevation Drive-through Elevation 28 ITEM NUMBER: 4 DATE: 11-9-16 Attachment 2: Corporate Design Theme PLN 2016-1613 29 ITEM NUMBER: 4 DATE: 11-9-16 Attachment 3: Site Aerial PLN 2016-1613 30 ITEM NUMBER: 4 DATE: 11-9-16 Attachment 4: Site Photos PLN 2016-1613 Existing Wendy’s Front Elevation (Curbaril Ave) Existing Wendy’s Parking Lot Elevation 31 ITEM NUMBER: 4 DATE: 11-9-16 Existing Wendy’s 3-D Image 32 ITEM NUMBER: 4 DATE: 11-9-16 Attachment 5: Conditions PLN 2016-1613 1. The blade wall elements shall be earth toned in nature and shall not be painted a high chroma color. Blade walls shall be a stucco texture consistent with the existing/repaired building. 2. AUP approval shall be required for signage on the east facing drive -through façade. 3. The corrugated metal feature shall be painted a medium-dark tone and the parapet trim shall be a darker color to provide contrast and differentiate the change in material. 4. Existing stucco shall be painted a light earth toned color consistent with the new brown toned design theme. 5. Existing CMU block shall be painted a darker color consistent with the new color scheme. 6. The trash enclosure shall be painted a darker earth toned color consistent with the new color scheme. 7. Juniper bushes and turf along the Curbaril frontage shall be removed and replaced with drought tolerant landscaping. All dead trees shall be removed and additional trees shall be planted to achieve a maximum tree spacing along the street frontage of 30-feet on center. 8. Landscaping surrounding the building shall be supplemented with drought tolerant shrubs and groundcovers. Accent shrubs and/or grasses shall be installed along the parking lot facing façade to provide visual interest. 9. All landscape areas shall be mulched and irrigation shall be repaired as needed. 10. All building lighting and any new parking lot lighting shall be full cut-off style and shall be designed to minimize off -site glare. 33 34