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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
REGULAR MEETING
Tuesday, October 17, 2017
6:00 P.M.
Historic City Hall Council Chambers
6500 Palma Avenue, 4th Floor
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Duane Anderson
Vice Chairperson Jerel Seay
Commissioner Ryan Betz
Commissioner Mark Dariz
Commissioner Josh Donovan
Commissioner Jan Wolff
Commissioner Tom Zirk
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.)
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 MINUTES OF PLANNING COMMISSION MEETING ON
SEPTEMBER 19, 2017
City of Atascadero Planning Commission Agenda Regular Meeting, Oct.17, 2017
Page 2 of 5
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PLANNING COMMISSION BUSINESS
COMMUNITY DEVELOPMENT STAFF REPORTS
NONE
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, Condition al 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).)
2. PLN 2017-1651 FOR 7300 EL CAMINO REAL DRIVE-THROUGH RESTAURANT
Property Owner: Dynamic Investments, LLC, 1725 21st Street, Santa Monica, CA 90404
Applicant: Pamela Jardini, Planning Solutions
Project Title: PLN 2017-1651 / CUP 2017-0315 / DRC 2017-0103
Project Location: 7300 El Camino Real, Atascadero, CA 93422
APN 030-222-048 (San Luis Obispo County)
Project
Description:
The proposed project includes construction of a 2,520 square foot drive-through restaurant with
outdoor patio area. The existing building (vacant Coco’s Restaurant) would be demolished.
General Plan Designation: SC
Zoning District: CS
Proposed
Environmental
Determination:
Categorically exempt from CEQA (Section 15303, CEQA Guidelines)
City Staff: Callie Taylor, Senior Planner, ctaylor@atascadero.org, Phone: 470-3448
Staff
Recommendation:
Staff recommends the Planning Commission adopt PC Resolution 2017-A approving a
Conditional Use Permit for the construction of a drive-through restaurant with outdoor patio
area, signage, tree removal, and shared parking reduction, based on findings and subject to
Conditions of Approval.
City of Atascadero Planning Commission Agenda Regular Meeting, Oct.17, 2017
Page 3 of 5
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3. PLN 2017-1655 FOR 6850, 6925, AND 6907 MORRO ROAD (SENECA F AMILY
OF AGENCIES)
4. PLN 2017-1658 FOR 7735 EL CAMINO REAL (STEPHEN WAGNER)
Property Owner: Seneca Family of Agencies, 8750 Mountain Blvd., Oakland, CA 94605
Applicant: Pamela Jardini, Planning Solutions
Project Title: PLN 2017-1655 / CUP 2017-0314
Project Location: 6850 Morro Road, 6925 and 6907 Atascadero Ave., Atascadero, CA 93422
APN 030-282-018, 032, 043 (San Luis Obispo County)
Project
Description:
The application includes a social service use, offices, daycare services, educational training and
potential residential uses. Seneca provides community based services including a children’s
clinic, child advocacy, child development training and emergency foster care programs. The two
(2) existing buildings would be utilized and an outdoor play area would be installed for the
clients. The use would span three (3) separate parcels, which are zoned Commercial Retail (CR)
and Residential Multi-Family (RMF-20).
General Plan Designation: General Commercial (GC) and High Density Residential (HDR)
Zoning District: Commercial Retail (CR) and Residential Multi-Family (RMF-20)
Proposed
Environmental
Determination:
Categorically exempt from CEQA (Section 15301, CEQA Guidelines, Class 1 exemption)
City Staff: Callie Taylor, Senior Planner, ctaylor@atascadero.org, Phone: 470-3448
Staff
Recommendation:
Staff recommends the Planning Commission adopt PC Resolution 2017-A approving a
Conditional Use Permit for a social service use, offices, daycare services, educational training
and potential residential uses on three (3) parcels zoned Multi-family Residential and
Commercial.
Property Owner: Stephen and Janine Wagner, 3305 Colima Road, Atascadero, CA 93422
Representative: Gary Miyamoto, PO Box 1886, Atascadero, CA 93423
Project Title: PLN 2017-1658 / CUP 2017-0318
Project Location: 7735 El Camino Real, Atascadero, CA 93422, APN 008-286-004 (San Luis Obispo County)
Project
Description:
The applicant proposes a conversion of non -residential uses on a 2nd floor of a historic colony
home into a 691 square foot residential apartment. The applicant proposes minor exterior
modifications and interior improvements. The Atascadero Municipal Code allows for multi -
family residential uses in certain commercial zones with approval of a Conditional Use Permit.
General Plan Designation: GC Zoning District: CP
Proposed
Environmental
Determination:
Categorically exempt from CEQA (Section 15301, CEQA Guidelines, Class 1 exemption)
City Staff: Alfredo R. Castillo AICP, Assoc. Planner, acastillo@atascadero.org, Phone: 470-3436
Staff
Recommendation:
Staff recommends the Planning Commission adopt PC Resolution 2017-A, approving a
Conditional Use Permit to allow for an upstairs residence in a converted historic colony home.
City of Atascadero Planning Commission Agenda Regular Meeting, Oct.17, 2017
Page 4 of 5
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5. PLN 2015-1650 CITYWIDE ZONING ORDINANCE TEXT CHANGES
(TO BE CONTINUED TO NOV. 7, 2017)
COMMISSIONER COMMENT S AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be on November 7, 2017, at 6:00 p.m. 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: Citywide
Applicant: City of Atascadero, 6500 Palma Ave, Atascadero, CA 93422
Project Title: PLN 2017-1650 / ZCH 2017-0186
Project Location: Citywide
Project
Description:
The proposed amendments include minor revisions to zoning text to correct inconsistencies,
typographical errors and to update zoning definitions for consistency with the General Plan.
Proposed
Environmental
Determination:
Exempt by the general rule that CEQA applies only to projects that have the potential for causing
significant effect on the environment. (Section 15061(b)(3) No significant environmental
impact, CEQA Guidelines).
City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470-3480
Staff
Recommendation:
Continue to a date certain, November 7, 2017.
City of Atascadero Planning Commission Agenda Regular Meeting, Oct.17, 2017
Page 5 of 5
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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 6:00 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 each 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 Comm ent 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 Community 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 Minutes of 9/19/17
Page 1 of 4
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Special Meeting – Tuesday, September 19, 2017 – 6:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson Anderson called the meeting to order at 6:00 p.m. and Commissioner Wolff
led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Betz, Dariz, Donovan, Wolff, Zirk, and Chairperson
Anderson
Absent: Vice Chairperson Seay (excused absence)
Others Present: Recording Secretary, Annette Manier
Staff Present: Community Development Director, Phil Dunsmore
Associate Planner, Alfredo Castillo
APPROVAL OF AGENDA
MOTION: By Commissioner Wolff and seconded by Commissioner
Donovan to approve the Agenda.
Motion passed 6:0 by a roll-call vote.
PUBLIC COMMENT
None
Chairperson Anderson closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF PLANNING COMMISSION MEETING ON
AUGUST 1, 2017
2. APPROVAL OF DRAFT MINUTES OF SPECIAL JOINT MEETING ON AUGUST
29, 2017
ITEM NUMBER: 1
DATE: 10-17-17
1
PC Draft Minutes of 9/19/17
Page 2 of 4
3. APPROVAL OF TIME EXTENSION FOR PLN 2007-1233, 8391 AMAPOA AVE.
MOTION: By Commissioner Wolff and seconded by
Commissioner Donovan to approve the
Consent Calendar.
Motion passed 6:0 by a roll-call vote.
PLANNING COMMISSION BUSINESS
None
COMMUNITY DEVELOPMENT STAFF REPORTS
None
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).)
4. PLN 2017-1633, ADULT AND MEDICAL USE CANNABIS REGULATIONS
Applicant: City of Atascadero, 6500 Palma Ave., Atascadero, CA 93422
Project Title: PLN 2017-1633
Project Location: Citywide, Atascadero, CA 93422 (San Luis Obispo County)
Project Description: Municipal Code Amendments for Cannabis Activities and Regulations. Proposed
Ordinance includes repealing Section 9-6.168, Medical Marijuana Facilities, and
creating a new chapter, 17, Cannabis Activities and Regulations.
Environmental
Determination:
This action is not a project within the meaning of the California Environmental Quality
Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA
Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) Section 15061
(b)(3) that the activity only applies to projects which have a potential for causing
significant effect on the environment and is therefore exempt from CEQA.
City Staff: Phil Dunsmore, Community Development Director, Email:
pdunsmore@atascadero.org, Phone: 470-3488; Alfredo R. Castillo, AICP, Email:
acastillo@atascadero.org, Phone: 470-3436
Staff
Recommendation:
Planning Commission adopt PC Resolution 2017-A recommending to the City
Council introduction of an Ordinance for first reading, by title only, repealing Section
9-6.186, Medical Marijuana Facilities, and adding Chapter 17, Cannabis Activities
and Regulations.
2
PC Draft Minutes of 9/19/17
Page 3 of 4
EX PARTE COMMUNICATIONS
None
Community Development Director Dunsmore and Associate Planner Castillo gave the
staff report and answered questions from the Commission.
Associate Planner Castillo stated that staff is recommending adding the following
verbiage to Section 9-17.003 Definitions (g) on page 53 of the packet: “Commercial
cannabis activity shall also include the sale or distribution of cannabis and/or cannabis
products, in exchange for compensation in any form, for medicinal purposes under
Health and Safety Code sections 11362.5 and 11362.7 and following .”
Associate Planner Castillo stated that staff is recommending adding the following to
Section 9-17.004(c)(2) “and / or landscaping” after the word fencing.
PUBLIC COMMENT
The following members of the public spoke during public comment: Marie Roth who
distributed a handout (Exhibit A) to the Commission, and Gene Barre.
Chairperson Anderson closed the Public Comment period.
MOTION: By Commissioner Donovan and seconded
by Commissioner Dariz to adopt PC
Resolution 2017-A approving PLN 2017-
1633 recommending to the City Council
introduction of an Ordinance for first
reading, by title only, repealing Section 9-
6.186 Medical Marijuana Facilities, and
adding Chapter 17, Cannabis Activities and
Regulations. The following verbiage will be
added to 9-17.003 (g): “Commercial
cannabis activity shall also include the sale
or distribution of cannabis and/or cannabis
products, in exchange for compensation in
any form, for medicinal purposes under
Health and Safety Code sections 11362.5
and 11362.7 and following.” The following
words will be added to 9-17.004 (c)(2) “and /
or landscaping” after the word fencing. An
annual review will be done a year from now
on the effectiveness of the new code.
Motion passed 6:0 by a roll-call vote.
COMMISSIONER COMMENTS AND REPORTS
None
3
PC Draft Minutes of 9/19/17
Page 4 of 4
DIRECTOR’S REPORT
Community Development Director Dunsmore stated that the next meeting scheduled for
October 3rd may be cancelled.
Community Development Director Dunsmore gave an update on the Carls Jr. sign, the
proposed Starbucks, the proposed hamburger restaurant/drive-through at the old
Coco’s site, La Plaza, zoning text amendments, the space at the Galaxy Theatre
parking lot, the Creekside building, traffic calming, parking in the downtown, and
signage for parking in the downtown.
ADJOURNMENT – 7:42 p.m.
The next Regular meeting of the Planning Commission is scheduled for October 3,
2017, at 6:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibit is available in the Community Development Department:
Exhibit A – Letter from Marie Roth
4
ITEM 2 | 10/17/2017
DRIVE-THROUGH RESTAURANT, 7300 EL CAMINO REAL
PLN 2017-1651 / Dynamic
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Atascadero Planning Commission
Staff Report – Community Development Department
PLN 2017-1651
Drive-Through Restaurant, 7300 EL CAMINO REAL
RECOMMENDATION:
Design Review Committee recommends:
Planning Commission adopt PC Resolution 2017-A, approving a Conditional Use Permit
(CUP 2017-0315) to allow a drive-through restaurant, proposed signage, shared parking
reduction, and native tree removal at 7300 El Camino Real, based on findings and
subject to Conditions of Approval.
Summary: The proposed project includes construction of a 2,520 sq. ft. restaurant with
drive-through. The existing building (vacant Coco’s Restaurant) would be demolished
and replaced with the new restaurant and outdoor patio area. Construction of the new
restaurant would be in addition to the Med Post facility currently under construction on
the same site. A signage plan is proposed, which includes wall signs and a freestanding
sign facing Highway 101. One native tree is proposed for removal.
PROJECT
ADDRESS: 7300 El Camino Real Atascadero, CA APN 030-222-048
PROJECT
PLANNER
Callie Taylor,
Senior Planner 470-3448 ctaylor@atascadero.org
APPLICANT’S
REPRESENTATIVE
Pamela Jardini, Planning Solutions
PROPERTY
OWNER
Dynamic Investments, LLC
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT:
SITE
AREA EXISTING USE PROPOSED
USE
Service
Commercial (SC)
Commercial
Service (CS)
0.86
acres
Vacant restaurant
Med Post under construction
Drive-through
Restaurant
ENVIRONMENTAL DETERMINATION
☒ Categorical Exemption CEQA – Guidelines Section 15303
5
ITEM 2 | 10/17/2017
DRIVE-THROUGH RESTAURANT, 7300 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Existing Surrounding Uses / Parcel Configurations:
Existing Zoning Existing Aerial / Surrounding
North: South: East: West:
Commercial Retail
(CR)
Commercial Service
(CS)
Commercial Retail
(CR)
Highway 101/ Public
Right-of-Way
Background:
The existing Coco’s Restaurant on the subject site has been vacant since December
2015. In June and July of 2016 the DRC held two meetings to consider proposals for
redevelopment of the site. DRC provided design review comments on elevations and a
conceptual site plan for development of a medical office building (Med Post) to collocate
on the site with a restaurant. The medical office is an allowed use and therefore did not
require a Conditional Use Permit prior to construction. Building permits have been
issued for the Med Post building and the new parking lot. Construction of the Med Post
is currently in process.
In August 2017, the City received an application to demolish the existing Coco’s
restaurant and replace it with a fast-casual drive-through restaurant. On August 24,
2017, the DRC reviewed the preliminary application and sent the project back to the
applicant for redesign of the site plan. The Committee was generally in favor of an
upscale drive-through restaurant use, provided that the restaurant also emphasized a sit
down dining element, and had strong street presence and minimized the focus on the
drive-through. On September 13, the DRC reviewed an updated site plan and made a
recommendation that Planning Commission approve the project subject to minor
modifications and Conditions of Approval. The applicant has since submitted a
landscape plan, patio seating plan, and included a proposal for on-site signage.
6
ITEM 2 | 10/17/2017
DRIVE-THROUGH RESTAURANT, 7300 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Analysis:
A Conditional Use Permit is required for a drive -through restaurant in the commercial
zones. Planning Commission review is required to ensure compatibility and
appropriateness of the proposed use. Design review of elevations and site plan is
required for all commercial projects.
The applicant has not disclosed the name of the operator of the proposed restaurant;
however, it has been described as an upscale fast-casual restaurant. The business
model for this restaurant operator is beginning to incorporate a drive-through option,
and therefore a CUP application has been submitted.
Site Design
The applicant has worked extensively with City staff and the DRC to design a drive-
through option that maintains emphasis on the traditional sit-down portion of the
restaurant. The current proposal incorporates the following site elements, as requested
by the DRC:
Large front patio with seating, facing El Camino Real.
Building located closer to El Camino Real frontage to give street presence and
minimize noise from Highway 101.
Parking provided behind the building on the Highway 101 side.
Drive-through exiting lane routed directly on to El Camino Real. Minimizes visual
focus of drive-through and reduces conflicts between the drive-through, parking
area, and pedestrian access at the front of the building.
Site grading will be required to lower the front of the site by several feet bring it closer to
street level. This enables the drive-through lane to exit directly on to El Camino Real,
and minimizes the length of the ADA ramp and pedestrian access path at the front of
the site. The back of the site will maintain the exiting slope along the Highway 101
frontage.
Parking
The site plan includes 41 on-site shared parking spaces which can be utilized by both
the Med Post office and the restaurant. Atascadero Municipal Code Section 9-4.115(e,
f, & h) allows parking reductions to be approved through the use permit process for sites
with shared parking and for uses with differing peak traffic demands. The Atascadero
Municipal Code restaurant parking requirements are based on the number of tables and
customer seats provided at the restaurant. Staff and DRC are recommending that a
20% parking reduction be approved with this CUP based on the shared use site. By
approving a shared parking reduction, the operator will be able to provide additional
tables and patio seating at the restaurant. With a 20% parking reduction, approximately
30 to 35 tables could be made available at the restaurant.
Native Tree Removal
One existing native oak tree at the front of the site is proposed for removal to facilitate
construction of the new drive-through restaurant. The tree is approximately 9 -inches in
7
ITEM 2 | 10/17/2017
DRIVE-THROUGH RESTAURANT, 7300 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
diameter, with poor trunk and branch structure due to its location beneath an existing
pine tree (photo of tree included in Attachment 2). Site grading at the front of the site is
necessary in order to develop the preferred site plan as recommended by DRC. The
oak tree will be replaced with several new street trees along the El Camino Real
frontage. DRC recommends the Planning Commission approve the tree removal with
standard mitigation requirements to re-plant native trees on-site or pay into the tree
mitigation fund.
Landscaping
A landscape plan has been provided which includes street trees, Highway 101
landscaped frontage, and a landscaped side setback along the property line. Vines are
proposed throughout the front patio in large freestanding containers. The DRC
requested that additional trees be located in the parking lot to provide shade. AMC
Section 9-4.119 requires shade trees to be provided at approximately 30-foot intervals
along parking rows. Staff has conditioned the project to include two (2) additional trees
along the back parking row to meet code requirements and the DRC request.
Proposed Landscape & Site Plan
8
ITEM 2 | 10/17/2017
DRIVE-THROUGH RESTAURANT, 7300 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Elevations / Architectural Design
At the DRC meetings in 2016 and 2017, the Comm ittee provided specific direction
regarding the architectural design of the Med Post and the future restaurant building.
DRC advised that overly modern styles with large flat walls should be avoided. Instead,
designs should reference historic Atascadero architectural style or compliment
surrounding buildings. Focus should be on simple forms, enhanced structural
components, storefront, large windows, historic color palate and materials, and
incorporate higher quality architectural materials like brick or stone. DRC felt that the
style of the two buildings on site could be different, but that the buildings should relate to
each other. The applicant incorporated DRC recommendations into both the Med Post
and the proposed restaurant elevation designs as shown in the attachments.
Proposed Restaurant Elevation Design
Signage
Businesses along Highway 101 may be permitted a building-mounted freeway oriented
sign through approval of a use permit (AUP or CUP.) Tenants less than 10,000 sq. ft. in
size may be permitted a freeway facing wall sign up to 40 sq. ft. in size. The applicant
is requesting one freeway facing wall sign on the restaurant building, and a second
freeway facing wall sign on the Med Post building.
An existing freeway facing pole sign is located behind the Coc o’s restaurant. The pole
sign is existing non-conforming due to lack of a use permit. Freeway pole signs can be
permitted through an AUP or CUP for specific uses, including restaurants, service
stations, lodging, or new automobile dealerships. The applicant is proposing to permit
the existing sign through this CUP and reuse and refurbish the sign for the new
restaurant.
Municipal Code Section 9-15.011 allows exceptions to the Sign Ordinance through use
permit approval, based on required findings. The applicant is requesting two signage
exceptions:
9
ITEM 2 | 10/17/2017
DRIVE-THROUGH RESTAURANT, 7300 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
1.) Two (2) monument signs proposed on El Camino Real (one for each tenant.)
Code allows only 1 monument per 200 feet of site frontage. DRC is
recommending approval as two uses are sharing one site. Staff has conditioned
the monument signs to be separated and located in front of each building so as
not to flank the driveway or block line-of-sight at driveway exit.
2.) Request to exceed maximum signage allowed for a single business. The Sign
Ordinance limits maximum sign area of a single use to 150 sq. ft. The restaurant
operator is requesting 3 wall signs totaling 135 sq. ft., a monument sign with
approximately 26 sq. ft. of sign area per side, and use of the existing freeway
facing pole sign. City staff is recommending the additional signage request be
approved for this tourist serving restaurant use.
ENVIRONMENTAL DETERMINATION:
The proposed project is Categorically Exempt (Class 3) from the provisions of the
California Environmental Quality Act (California Public Resources Code §§ 21000, et
seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000,
et seq.) CEQA pursuant to CEQA Guidelines Section 15303 (New Construction or
Conversion of Small Structures). The project includes less than 10,000 square feet of
commercial floor area in an urbanized area. The surrounding area is not
environmentally sensitive, and includes urban uses without valuable habitat for
threatened species. The project will not result in significant impacts to traffic, noise, air
quality or water quality. The project will be served by existing roads, utilities, and all
necessary public services and facilities. The notice of exemption is included in the draft
resolution.
FINDINGS:
To approve Conditional Use Permit 2017-0315, the Planning Commission must make
the following findings. These findings and the facts to support these findings are
included in the attached resolution (Attachment 4).
Conditional Use Permit (AMC Section 9-2.110(b).(3).(iv)
1. The proposed project or use is consistent with the General Plan ; and
2. The proposed project or use satisfies all applicable provisions of the Zoning
Ordinance; and,
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; and,
4. The proposed project or use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development; and,
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5. 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; and,
6. The proposed project is in compliance with any pertinent City policy or criteria
adopted by ordinance or resolution of the City Council; and,
Parking Modification (AMC Section 9-4.115(e, f, & h))
7. The proposed project includes two (2) nonresidential uses on a single site,
which have distinct and differing peak traffic usage periods, with parking
areas of each use located within three hundred (300) feet of each other,
thereby allowing the required number of parking spaces to be reduced
through conditional use permit approval; and,
8. The characteristics of the use or its immediate vicinity do not necessitate the
full number of parking spaces, type of design, o r improvements required by
the Zoning Ordinance and the reduced parking will be adequate to
accommodate on the site all parking needs generated by the use s on the
subject site; and,
Freeway Facing Signage (AMC Section 9-15.009(a & d))
9. The proposed business is located on freeway frontage of Highway 101, and is
a restaurant, service station, provides lodging, or is a dealer of new
automobiles, and therefore may be permitted a freeway oriented free standing
sign through approval of a use permit, consistent with the sign ordinance
requirements; and,
10. The proposed building area of each tenant building is less than ten thousand
(10,000) square feet, and therefore tenants may be permitted a building-
mounted freeway oriented sign through approval of a use permit, consistent
with the sign ordinance requirements; and,
Signage Area Exceptions (AMC Section 9-15.011)
11. The proposed signs are consistent with the purposes set forth in Zoning
Ordinance Section 9-15.002 (Intent); and,
12. The opportunity to combine signs for more than one (1) use on a single sign
structure has been considered; and,
13. For freeway-oriented signs, the sign area and height are the minimum needed
to achieve adequate visibility along the freeway due to highway ramp
locations and grade differences; and,
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14. The signs conform with all other applicable codes and ordinances of the City,
including, but not limited to, the Zoning Ordinance, the General Plan, and the
Appearance Review Guidelines; and,
Tree Removal Permit (AMC Section 9-11.105(d).(2).(v)
15. The tree is obstructing proposed improvements that cannot be reasonably
designed to avoid the need for tree removal, as certified by a report from the
site planner and determined by the Community Development Department
based on the following factors:
a. Early consultation with the City,
b. Consideration of practical design alternatives,
c. Provision of cost comparisons (from applicant) for practical design
alternatives,
d. If saving tree eliminates all reasonable use of the property, or
e. If saving the tree requires the removal of more desirable trees.
RECOMMENDATION:
DRC and City Staff recommend the Planning Commission adopt Resolution PC 2017-A
approving a Conditional Use Permit to allow a drive-through restaurant as proposed,
including on-site signage, shared parking reduction, and native tree removal request.
ALTERNATIVES:
1. The Planning Commission may include modifications to the project and/or
Conditions of Approval for the project. Any proposed modifications including
Conditions of Approval, should be clearly re-stated in any vote on any of the
attached resolutions.
2. The Planning 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. A motion, and approval of that motion, is
required to continue the item to a future date.
3. The Planning Commission may deny the project. The Commission must specify
what findings cannot be made, and provide a brief oral statement, based on the
Staff Report, oral testimony, site visit, correspondence, or any other rationale
introduced and deliberated by the Planning Commission.
ATTACHMENTS:
1. Site Aerial
2. Site Photographs
3. Med Post elevations approved for construction
4. Draft Resolution PC 2017-A
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ATTACHMENT 1: Site Aerial
PLN 2017-1651
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ATTACHMENT 2: Site Photographs
PLN 2017-1651
Existing Coco’s proposed to be demolished
Med Post currently under construction
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Oak tree to be
removed
Freeway sign to be reused and
refurbished for new restaurant
Monument sign to be reused &
refurbished for new restaurant
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ATTACHMENT 3: Med Post elevations approved for construction
PLN 2017-1651
“Heartthrob Red” paint color considered as signage. Limited to signage size per sign ordinance, not entire background area 16
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ATTACHMENT 3: Med Post elevations approved for construction
PLN 2017-1651
“Heartthrob Red” paint color considered as signage. Limited to signage size per sign ordinance, not entire background area 17
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ATTACHMENT 4: Draft Resolution PC 2017-A
PLN 2017-1651
DRAFT PC RESOLUTION 2017-A
CONDITIONAL USE PERMIT
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA,
APPROVING A DRIVE-THROUGH RESTAURANT, SIGNAGE,
PARKING REDUCTION AND TREE REMOVAL
APN 030-222-048
DYNAMIC INVESTMENTS, LLC
7300 EL CAMINO REAL
WHEREAS, an application has been received from Dynamic Investments, LLC, 1725
21st Street, Santa Monica, CA 90404 (Owner), and Pamela Jardini of Planning Solutions, 1360
New Wine Place, Templeton, CA 93465 (Representative) to consider Planning Application PLN
2017-1651, for a project consisting of a Conditional Use Permit (CUP 2017-0315) for a drive-
through restaurant, signage, shared parking reduction, and native tree removal on a 0.86 acre site
located at 7300 El Camino Real, Atascadero, CA 93422 (APN 030-222-048); and,
WHEREAS, the site’s current General Plan Land Use Designation is Service
Commercial (SC); and,
WHEREAS, the site’s current Zoning District is Commercial Service (CS); and,
WHEREAS, establishing a drive-through restaurant use requires the adoption of a
Conditional Use Permit in the CS zoning district; and,
WHEREAS, the Design Review Committee reviewed the proposed project on August
24, 2017 and September 13, 2017 and provided recommendations to the Planning Commission
regarding the site plan and architectural appearance of the project; and,
WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with
CEQA Guidelines Section 15303: Construction or Conversion of Small Structures; 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,
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WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit was held by the Planning Commission of the City of Atascadero at which hearing
evidence, oral and documentary, was admitted on behalf of said application; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on October 17, 2017, studied and considered PLN 2017-1651; and,
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Atascadero makes the following findings, determinations and recommendations with respect
to the proposed Conditional Use Permit:
SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as
follows:
1. The proposed project is Categorically Exempt (Class 3) from the provisions of the
California Environmental Quality Act (California Public Resources Code §§ 21000, et
seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§
15000, et seq.) CEQA pursuant to CEQA Guidelines Section 15303, for new construction
of small structures. A notice of determination is included as Exhibit A.
SECTION 2. Findings for approval of Conditional Use Permit. The Planning Commission
finds as follows:
1. The proposed project or use is consistent with the General Plan; and,
Fact. The project is consistent with the Land Use, Open Space and Circulation (LOC) Policies
and Programs 1.1 for guiding new development into the urban core; 1.1.7 for infill development;
1.4.1 for screening exterior lights; 2.1.3 and 7.2.3 for providing street trees; 4.2 for enhancing
pedestrian circulation in the downtown; 7.2.4 for providing shade trees; 8.5.3 for providing on-
site stormwater management; 13.1 for convenient location of goods and services; and 15.1 for
directing growth to an area with existing City services.
The project is consistent with Circulation Element (CIR) Policies and Programs 1.3.3 for locating
on an arterial with minimal driveways; 1.4 for requiring a tree lined street; 1.5.1 for requiring
adequate off-street parking; 1.5.3 for landscaping, lighting, screening and shade trees in the
parking lot; 2.2.2 for providing bicycle parking; and 2.3.1 for providing adequate sidewalks.
2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance;
and,
Fact. The proposed drive-through restaurant and signage can be permitted though the Conditional
Use Permit process as identified in the Municipal Code. The proposed structure and site plan are
consistent with the applicable provisions of the Atascadero Municipal Code with the
approval of the subject entitlement.
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
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neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use; and,
Fact. The proposed drive-through restaurant will be replacing an existing restaurant of similar
size at this location. The establishment of the use on a commercial infill site will not be
detrimental to the public health, safety, or welfare. Conditions of Approval have been
added to ensure that no sight distance issues occur due to the location of the monument
signs.
4. The proposed project or use will not be inconsistent with the character of the immediate
neighborhood or contrary to its orderly development; and,
Fact. The proposed drive-through use and signage are consistent with surrounding commercial
uses along El Camino Real and adjacent to Highway 101.
5. 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; and,
Fact. The proposed drive-through restaurant will be replacing an existing restaurant of similar
size at this location. El Camino Real is an arterial road, designed to accommodate the traffic that
will result from the proposed project.
6. The proposed project is in compliance with any pertinent City policy or criteria adopted
by ordinance or resolution of the City Council.
Fact. The Design Review Committee has reviewed the proposed project and found the site plan
and elevations to be consistent with the criteria in the City’s Design Review Manual.
SECTION 3. Findings for Planning Commission Parking Modification . The Planning
Commission finds as follows:
1. The proposed project includes two (2) nonresidential uses on a single site, which have
distinct and differing peak traffic usage periods, where parking areas of each use are
located within three hundred (300) feet of each other, thereby allowing the required
number of parking spaces to be reduced through conditional use permit approval; and,
Fact. The medical office and fast-casual drive-through restaurant represent two distinct uses with
alternating peak parking demands. The uses will be able to share the on-site parking which is
located towards the center of subject site.
2. The characteristics of a use or its immediate vicinity do not necessitate the full number of
parking spaces, type of design, or improvements required by the Zoning Ordinance and
the reduced parking will be adequate to accommodate on the site all parking needs
generated by the uses on the subject site.
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Fact. The parking needs for the drive-through restaurant and medical office on the shared site
will be satisfied by the reduced parking requirement.
SECTION 4. Findings for Planning Commission Signage Area Exceptions and Freeway
Facing Signage. The Planning Commission finds as follows:
1. The proposed business is located on freeway frontage of Highway 101, and is a
restaurant, service station, provides lodging, or is a dealer of new automobiles, and
therefore may be permitted a freeway oriented sign free standing sign through
approval of a use permit, consistent with the sign ordinance requirements; and,
Fact. The proposed use is a restaurant along Highway 101, and therefore can be permitted a
freestanding freeway facing sign.
2. The proposed building area of each tenant building is less than ten thousand (10,000)
square feet, and therefore tenants may be permitted a building-mounted freeway
oriented sign through approval of a use permit, consistent with the sign ordinance
requirements; and,
Fact. There are two tenants located on the subject site, each with buildings facing highway
101. Building mounted freeway oriented signage can be permitted for each tenant, consistent
with the sign ordinance.
3. The proposed signs are consistent with the purposes set forth in Zoning Ordinance
Section 9-15.002 (Intent); and,
Fact. The proposed signs maintain the aesthetic environment and overall community
appearance to foster the City’s ability to attract sources of economic development and
growth, the signs are not distracting, and the signs are conditioned to reflect quality sign
design standards.
4. The opportunity to combine signs for more than one (1) use on a single sign structure
has been considered; and,
Fact. Signs are proposed facing parking lots and street frontages for each tenant. Monument
signs are proposed in front of each separate building.
5. For freeway-oriented signs, the sign area and height are the minimum needed to
achieve adequate visibility along the freeway due to highway ramp locations and
grade differences; and,
Fact. The existing freeway pole sign will be utilized. The size is not proposed to be
increased.
6. The signs conform with all other applicable codes and ordinances of the City,
including, but not limited to, the Zoning Ordinance, the General Plan, and the
Appearance Review Guidelines.
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Fact. The proposed signs comply with all other requirements.
SECTION 5. Findings for Approval of Tree Removal. The Planning Commission
recommends the City Council finds as follows:
1. The trees are obstructing proposed improvements that cannot be reasonably designed to
avoid the need for tree removal, as certified by a report from the Site Planner and
determined by the Community Development Department based on the following factors:
Early consultation with the City;
Consideration of practical design alternatives;
Provision of cost comparisons (from applicant) for practical design alternatives;
If saving tree eliminates all reasonable uses of the property; or
If saving the tree requires the removal of more desirable trees.
Fact. The applicant has consulted with City staff and the DRC in designing the site layout for the
project. The applicant has considered multiple design alternatives. The subject native tree being
proposed for removal has poor trunk and branch structure and will be replaced with new street
trees which will provide greater benefit.
SECTION 6. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on October 17, 2017 resolved to approve the Conditional Use Permit subject
to the following:
1. EXHIBIT A: Notice of Exemption
2. EXHIBIT B: Conditions of Approval
3. EXHIBIT C: Site Plan / Landscape Plan
4. EXHIBIT D: Elevations
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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
______________________________
Duane Anderson
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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EXHIBIT A: Notice of Exemption
PLN 2017-1651
CITY OF ATASCADERO
NOTICE OF EXEMPTION
6500 Palma Avenue Atascadero, CA 93422 805.461.5000
TO: File Date Adopted: October 17, 2017
FROM: Callie Taylor, Senior Planner
City of Atascadero
Community Development Department
6500 Palma Avenue
Atascadero, CA 93422
SUBJECT: Filing of Notice of Determination in Compliance with Section 21152.1 of the Public Resources Code.
Project Title: PLN 2017-1651 – Drive-through restaurant at 7300 El Camino Real
Representative: Pamela Jardini, 1360 New Wine Place, Templeton, CA 93465
Project Owner: Dynamic Investments, LLC, 1725 21st Street, Santa Monica, CA 90404
Project Location: 7300 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County, 030-222-048)
Project Description:
The proposed project includes construction of a 2,520 sq. ft. drive-through restaurant with outdoor patio
area. The existing building (vacant Coco’s Restaurant) would be demolished.
Name of Public Agency Approving Project: City of Atascadero
Name of Person or Agency Carrying Out Project: Dynamic Investments, LLC
Exempt Status:
Ministerial (Sec. 15073) Emergency Project (Sec. 1507 (b) and (c))
Declared Emergency (Sec. 15061 (a)) General Rule Exemption (Sec. 15061.c)
Categorically Exempt (Sec. 15301-15333): 15303
Reasons why project is exempt: Class 3 Categorical Exemption to the California Environmental Quality
Act (CEQA Section 15303) exempts new construction or conversion of small structures. The project
includes less than 10,000 square feet of commercial floor area in an urbanized area. The site is zoned for
the proposed use. The surrounding area is not environmentally sensitive, and includes urban uses without
valuable habitat for threatened species. The project will not result in significant impacts to traffic, noise,
air quality or water quality. The project will be served by existing roads, utilities, and all necessary public
services and facilities.
Contact Person: Callie Taylor, Senior Planner, ctaylor@atascadero.org, (805) 470-3448
Date: October 17, 2017 ________________________________
Callie Taylor, Senior Planner
Project Area
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EXHIBIT B: Conditions of Approval
PLN 2017-1651
Conditions of Approval
Conditional Use Permit CUP 2017-0315
Drive-through Restaurant
7300 El Camino Real
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 2017-0315 shall be for a drive-through restaurant as
described in attached Exhibits C and D, located at 7300 El Camino Real (APN
030-222-048), 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 that is not substantive to the Conditional Use Permit.
Ongoing 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 this time period, the approval shall expire
and become null and void unless the project has received a building permit or a
time extension.
BP PS
5. The owner and 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, concerning this
conditional use permit.
Ongoing CA
Planning Services
6. A bicycle rack shall be provided near the entrance to each of the buildings on the
subject site.
BP PS
7. One native oak tree located at the front of the parcel, approximately 9 -inches
in diameter, is approved for removal upon issuance of building/grading permits
for the drive-through restaurant. The tree removal shall be mitigated in
accordance with the Atascadero Tree Ordinance and Native Tree Guidelines
by replanting native trees, making appropriate payment to the tree mitigation
fund, or a combination thereof.
BP PS
8. The owner shall provide landscaping in areas shown in Exhibit C, including
shade trees in the parking area, street trees on El Camino Real, and
landscape along the Highway 101 and side property line setbacks.
Two additional trees shall be added to the rear parking row landscape planter
to conform with Municipal Code requirements for shade trees throughout the
parking lot.
At the time of application for building permits, the applicant shall provide a
landscaping and irrigation plan in conformance with the City Water Efficient
Landscape Ordinance to be approved by Planning Services staff.
BP PS
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9. New lighting shall conform to the standards of Atascadero Municipal Code 9-
4.137 for exterior lighting. All pole lighting shall be shielded from neighboring
properties and buildings.
BP PS
10. Elevations shall incorporate high quality materials and shall be consistent with
the colors and design shown in Exhibit D. Stucco shall have a smooth finish.
Construction details for the front patio trellis shall be submitted with Building
Permits and shall identify beams and columns of appropriate size and material
to compliment the building architecture and enhance the front of the building,
subject to staff approval.
BP PS
11. The final front patio design shall be reviewed and approved by the Community
Development Department upon Building Permit submittal, and shall include
dining features and aesthetics to create a quality outdoor dining atmosphere.
Patio shall include movable tables and chairs. Separation between patio
seating and driveways/streets shall be provided with landscape planters and/or
low decorative walls or railings, subject to staff approval.
BP/Ongoing PS
12. Vines shall be planted in large free-standing containers throughout the front
patio and attached to the overhead trellis structure.
BP PS
13. Storefront doors and windows shall be black or dark bronze in color. BP PS
14. Awnings on the building shall be constructed of high quality material, such as
canvas (not vinyl.)
BP PS
15. The following sign exceptions and allowances shall be included with this
Conditional Use Permit:
a) One freeway facing wall sign may be permitted on each building (one for
the medical office and one for the restaurant.) Building-mounted freeway
oriented signs shall be allowed with a maximum area of forty (40) square
feet each with a maximum letter height of fourteen (14) inches. Freeway
wall signs shall be constructed of individual three-dimensional letters or
logos. Rectangular box or cabinet signs shall not be allowed along the
Highway 101 frontage. Signs may be internally illuminated pan channel
letters or externally lit individual letters.
b) A freestanding Highway 101 pole or pylon sign shall be allowed for the
restaurant use. The size of the sign shall not exceed the dimensions of
the existing freeway pole sign currently located on site.
c) Two ground mounted monument signs may be permitted on the subject
site facing El Camino Real. The signs shall be located in front of each
building; the applicant shall maximize the distance between the signs to
the extent feasible. The medical office monument sign shall be located
further to the northwest on the other side of the drainage basin, away from
the driveway entrance. Monument signs shall comply with the Sign
Ordinance requirements. The base of the signs shall have decorative
hardscaping and shall be consistent with the architecture of the building it
serves. Bases shall be located in a landscape planter. Cabinet type signs
shall be prohibited as monument signs. Monument signs shall not be
located in the line-of-sight at driveway entrances and exits.
d) The restaurant use shall be permitted to include up to 135 sq. ft. of wall
signs and up to 30 sq. ft. of sign face on each side of the El Camino Real
monument sign, in addition to the Highway 101 freestanding pole sign.
BP PS
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e) All signs shall be made of high quality materials and shall conform with
the Atascadero Sign Ordinance for location, sign type, and other signage
standards not specifically identified by Conditions of Approval of this CUP.
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16. Approval of this CUP includes an allowance for a 20% shared parking
reduction for the medical office and restaurant uses on the subject site. Total
parking calculated for the stand alone uses as required by the Atascadero
Municipal Code may be reduced by 20%, provided that, at minimum, on-site
parking provided meets the full requirements of the single most intensive use
on site.
BP PS
17. All mechanical equipment on site shall be screened, including all ground and
roof mounted equipment, air conditioners, transformers, etc.
BP PS
18. The trash enclosure shall be constructed of split face block or stucco exterior
finish (or similar to match building architecture.) Trash enclosure shall
incorporate solid metal doors, painted to match building. Enclosure shall be
sized to accommodate both trash and recycling containers.
The trash enclosure size, design, and location shall be approved by
Atascadero Waste Alternatives prior to building permit submittal. AWA to
confirm trash enclosure specifications are adequate for access for trash
collection.
BP PS
19. All utilities on site shall be installed underground. BP PS
Building Services
20. New buildings shall conform to all Building Code requirements including
permitting, room sizes, restrooms, exiting, path of travel, etc. Inclusion of the site
plan with this Conditional Use Permit does not provide relief from standard
Building Codes in place at the time of submittal of building permits.
The owner or applicant shall obtain a building permit prior to beginning any
demolition or construction work on site.
BP BS
Public Works
21. A Storm Water Control Plan (SWCP) must be completed and filed with the City in
accordance with State regulations (Regional Water Quality Control Board Res.
No. R3-2013-0032). The SWCP shall be completed using the City standard form
available from the Building Permit Counter.
BP PW
Fire Department
22. New facilities shall conform to all Fire Code and City Fire Department Policy
requirements including, but not limited to, driveway slope and length, fire truck
access, location of fire hydrants, and fire sprinklers.
BP FD
28
ITEM 2 | 10/17/2017
DRIVE-THROUGH RESTAURANT, 7300 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT C: Site Plan / Landscape Plan
PLN 2017-1651
Medical office monument sign to be located further northwest on other side of drainage basin 2 trees shall be added to parking row at back of site 29
ITEM 2 | 10/17/2017
DRIVE-THROUGH RESTAURANT, 7300 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT D: Elevations
PLN 2017-1651
30
ITEM 2 | 10/17/2017
DRIVE-THROUGH RESTAURANT, 7300 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT D: Elevations
PLN 2017-1651
31
ITEM 3 | 10/17/2017
Social Service Use Permit
PLN 2017-1655 / Seneca
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 | (805) 461-7612
Atascadero Planning Commission
Staff Report – Community Development Department
PLN 2017-1655
Seneca Social and Service Organization Use Permit
RECOMMENDATION:
Staff recommends:
Planning Commission adopt PC Resolution 2017-A approving a Conditional Use Permit
for a social service use, offices, childcare services, educational training, and residential
uses on three (3) parcels zoned Multi-family Residential and Commercial Retail, based
on findings and subject to Conditions of Approval.
Project Info In-Brief:
PROJECT
ADDRESS
6850 Morro Road,
6925 & 6907 Atascadero Ave. Atascadero, CA APN 030-282-018,
032, & 043
PROJECT
PLANNER
Callie Taylor
Senior Planner 470-3448 ctaylor@atascadero.org
APPLICANT Pamela Jardini, Planning Solutions
PROPERTY
OWNER
Seneca Family of Agencies
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT:
SITE
AREA EXISTING USE PROPOSED USE
General
Commercial (GC)
and High Density
Residential (HDR)
Commercial
Retail (CR)/ PD3
and Residential
Multi-Family
(RMF-20)
1.11 acres
Former library;
Social Service
tenant
improvements
under construction
Social and Service
Organization and
related activities on
all 3 parcels
ENVIRONMENTAL DETERMINATION
☐ Environmental Impact Report SCH: ___________________________
☐ Negative / Mitigated Negative Declaration No. ___________
☒ Categorical Exemption CEQA – Guidelines Section 15301___
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
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ITEM 3 | 10/17/2017
Social Service Use Permit
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Existing Surrounding Uses / Parcel Configurations:
Existing Zoning Existing Aerial / Surrounding
North: South: East: West:
CP & RMF-20
CR & CP CR, Morro Rd.
RMF-20,
Atascadero Ave.
Background:
The subject site is the location of the former Atascadero library and library offices. In
2014 the library moved to its new location on Capistrano Ave nue. The County of San
Luis Obispo processed a Zone Change and General Plan Amendment application to
change the site from Public zoning to a combination of RMF-20 and Commercial Retail.
The County anticipated that this would help facilitate the sale of the property and enable
a commercial use to locate in the old library building, and future multi -family residential
to be constructed on the lot to the north where the converted residence and library
offices were located.
Seneca Family of Agencies purchased the property in 2015 and has been working on
interior improvements to remodel the building for a social service and office use. Due to
the mixed zoning of the three (3) underlying lots as Residential Multi-family and
Commercial Retail, a CUP is required in order to utilize all three parcels for the
proposed combination of uses as intended by Seneca.
Summary:
The application includes a CUP for a community-based social service use, offices,
childcare services, educational training, and residential uses. The two (2) existing
CP
CP
CR
RMF
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ITEM 3 | 10/17/2017
Social Service Use Permit
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
buildings on site would be utilized for the proposed uses and an outdoor play area
would be installed for the clients. The use would span three (3) separate parcels, which
are zoned Commercial Retail (CR) and Residential Multi-Family (RMF-20).
Analysis:
Due to the mixed zoning of the three subject sites as Residential Multi-family and
Commercial Retail, as well as the unique business model and mix of services which
Seneca provides, a Conditional Use Permit is required in order for the applicant to
utilize the sites as proposed.
Seneca’s business model incorporates many different services, including offices, social
services, child advocacy, children’s clinic, educational training, and emergency foster
care. Seneca has 14-16 staff on site daily, Monday through Friday. Approximately 12
clients are served daily, with approximately 60 clients weekly at this site. The business
is proposed to operate within the two (2) existing buildings located on the subject
properties. A play area is proposed to be installed behind the main building for use by
the clients (play area to be located on APN 030-282-018). The applicant has provided a
complete project description and list of activities related to the proposed bus iness (see
attached draft resolution, Exhibit C.)
The Atascadero Zoning Ordinance includes various land use definitions and identifies
uses as either allowed or conditionally allowed in each zoning district. The Ordinance
does not include one exact land use definition that fully encompasses the unique
combination of social service uses which Seneca provides; however, there are a
combination of several different land use definition s which apply to the operations
proposed for the subject sites, including:
Social and Service Organization
Offices
Childcare Center / School
Residential
These uses are identified as either allowed or conditionally allowed uses in the RMF -20
and/or CR zoning districts. Seneca is currently constructing tenant improvements within
the old library building for the allowed office and social service uses on the Commercial
Retail site. In order to construct the proposed children’s play area on the multi-family
site at APN 030-282-018, and to better facilitate the combination of uses identified in the
project description throughout the sites owned by Seneca, a CUP is being processed to
allow this unique combination of uses on the 3 subject sites with Planning Commission
approval.
Sufficient parking is located on the subject sites to serve the uses proposed. The
building exterior will be painted and landscape will be reinstalled prior to opening of the
new business. A fence may be installed between the subject site and adjacent gas
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ITEM 3 | 10/17/2017
Social Service Use Permit
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
station to the south. New signage shall comply with the Atascadero Municipal Code,
and will include wall sign(s) and a monument sign.
ENVIRONMENTAL DETERMINATION:
Categorical Exemption
The proposed project is Categorically Exempt (Class 1) from the provisions of the
California Environmental Quality Act (California Public Resources Code §§ 21000, et
seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000,
et seq.). CEQA Guidelines Section 15301 exempts projects located within existing
facilities and consisting of only minor alterations to the existing structures.
FINDINGS:
To approve Conditional Use Permit 2017 -0314, the Planning Commission must make
the following findings. These findings and the facts to support these findings are
included in the attached resolution (Attachment 3).
Conditional Use Permit (AMC Section 9-2.110(b).(3).(iv)
1. The proposed project or use is consistent with the General Plan ; and
2. The proposed project or use satisfies all applicable provisions of the Zoning
Ordinance; and,
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; and,
4. The proposed project or use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development; and,
5. 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.
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ITEM 3 | 10/17/2017
Social Service Use Permit
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
RECOMMENDATION:
Staff recommends the Planning Commission adopt PC Resolution 2017 -A approving a
Conditional Use Permit for a social service use, offices, childcare services, educational
training, and residential uses on three (3) parcels zoned Multi -family Residential and
Commercial Retail, based on findings and subject to Conditions of Approval.
ALTERNATIVES:
1. The Planning Commission may include modif ications to the project and/or
Conditions of Approval for the project. Any proposed modifications, including
Conditions of Approval, should be clearly re-stated in any vote on any of the
attached resolutions.
2. The Planning 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. A motion, and approval of that motion, is
required to continue the item to a future date.
3. The Planning Commission may deny the project. The Commission must specify
what findings cannot be made, and provide a brief oral statement based on the
Staff Report, oral testimony, site visit, correspondence, or any other rationale
introduced and deliberated by the Planning Commission.
ATTACHMENTS:
1. Site Aerial
2. Site Photographs
3. Draft Resolution PC 2017-A
36
ITEM 3 | 10/17/2017
Social Service Use Permit
PLN 2017-1655 / Seneca
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Site Aerial
PLN 2017-1655
Future play area for clients
Main social
service office
Existing office
(converted
residence)
Potential
future
residential use
/ foster care
Existing parking lots
37
ITEM 3 | 10/17/2017
Social Service Use Permit
PLN 2017-1655 / Seneca
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Site Photographs
PLN 2017-1655
Main building and parking lot
38
ITEM 3 | 10/17/2017
Social Service Use Permit
PLN 2017-1655 / Seneca
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Existing office building located on Atascadero Avenue,
included in CUP for proposed use
Location of proposed play area / playground behind
building, for use by Seneca clients
39
ITEM 3 | 10/17/2017
Social Service Use Permit
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Draft Resolution PC 2017-A
PLN 2017-1655
DRAFT PC RESOLUTION 2017-A
CONDITIONAL USE PERMIT
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA,
APPROVING A CONDITIONAL USE PERMIT FOR A COMBINATION
OF SOCIAL SERVICE USES, OFFICES, CHILDCARE SERVICES,
EDUCATIONAL TRAINING, AND RESIDENTIAL USES IN THE MULTI-
FAMILY RESIDENTIAL AND COMMERCIAL RETAIL ZONES
APN 030-282-018, 032, 043
SENECA FAMILY OF AGENCIES
6850 MORRO ROAD, 6925 AND 6907 ATASCADERO AVE.
WHEREAS, an application has been received from Seneca Family of Agencies, 8750
Mountain Blvd., Oakland, CA 94605 (Owner), and Pamela Jardini of Planning Solutions, 1360
New Wine Place, Templeton, CA 93465 (Representative) to consider Planning Application PLN
2017-1655, for a project consisting of a Conditional Use Permit (CUP 2017-0314) to allow a
combination of uses including social service uses, offices, childcare services, educational
training, and residential uses on three (3) parcels totaling 1.11 acres located at 6850 Morro Road,
6925 and 6907 Atascadero Ave, Atascadero, CA 93422 (APN 030-282-018, 032, 043); and,
WHEREAS, the site’s current General Plan Land Use Designation is General
Commercial (GC) and High Density Residential (HDR); and,
WHEREAS, the site’s current Zoning District is Commercial Retail with a Planned
Development #3 overlay (CR / PD3) and Residential Multi-Family (RMF-20); and,
WHEREAS, establishing the proposed uses on the subject sites requires the adoption of
a Conditional Use Permit; and,
WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with
CEQA Guidelines Section 15301 for minor alterations to existing facilities; 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,
40
ITEM 3 | 10/17/2017
Social Service Use Permit
PLN 2017-1655 / Seneca
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit was held by the Planning Commission of the City of Atascadero at which hearing
evidence, oral and documentary, was admitted on behalf of said application; and,
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on October 17, 2017, studied and considered PLN 2017-1655; and,
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Atascadero makes the following findings, determinations and recommendations with respect
to the proposed Conditional Use Permit:
SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as
follows:
1. The proposed project is Categorically Exempt (Class 1) from the provisions of the
California Environmental Quality Act (California Public Resources Code §§ 21000, et
seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§
15000, et seq.) CEQA pursuant to CEQA Guidelines Section 15301, for minor alterations
to existing facilities. A notice of determination is included as Exhibit A.
SECTION 2. Findings for approval of Conditional Use Permit. The Planning Commission
finds as follows:
1. The proposed project or use is consistent with the General Plan; and,
Fact. The project is consistent with the Land Use, Open Space and Circulation (LOC) Policies
and Programs 1.1 for guiding new development into the urban core; 1.1.7 for infill development;
13.1 for convenient location of services; and 15.1 for directing growth to an area with existing
City services.
The project is consistent with Circulation Element (CIR) Policies and Programs 1.3.3 for locating
on an arterial with minimal driveways; 1.5.1 for requiring adequate off -street parking; 1.5.3 for
landscaping, lighting, screening and shade trees in the parking lot; 2.2.2 for providing bicycle
parking; and 2.3.1 for providing adequate sidewalks.
2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance;
and,
Fact. The proposed combination of uses, including social services, offices, childcare, and
residential uses, can be permitted within the RMF and/or CR zones as either allowed or
conditionally allowed uses. With approval of the proposed use permit, the applicant will be able
to utilize the three subject sites at APN 030-282-018, 032, 043 for the combination of uses as
proposed. The existing and proposed structures, uses, and site plan are consistent with the
applicable provisions of the Atascadero Municipal Code with the approval of the subject
entitlement.
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ITEM 3 | 10/17/2017
Social Service Use Permit
PLN 2017-1655 / Seneca
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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; and,
Fact. The proposed combination of social services, offices, childcare, and residential uses will
not be detrimental to the public health, safety, or welfare, or be detrimental or injurious to
property or improvements in the vicinity of the use. The proposal is consistent with surrounding
land uses and development.
4. The proposed project or use will not be inconsistent with the character of the immediate
neighborhood or contrary to its orderly development; and,
Fact. The proposed combination of social services, offices, childcare, and residential uses will be
consistent with the surrounding multi-family and commercial land uses and the general character
of the neighborhood. Residential uses are located along Atascadero Avenue. Commercial and
office uses, including similar social services, are located along Morro Road.
5. 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.
Fact. The subject site takes access off a major arterial (Highway 41/Morro Road) which is sized
to accommodate the amount of traffic generated by the proposed uses. The project will not
generate a volume of traffic beyond the safe capacity of all roads providing access to the project.
SECTION 3. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on October 17, 2017 resolved to approve the Conditional Use Permit subject
to the following:
1. EXHIBIT A: Notice of Exemption
2. EXHIBIT B: Conditions of Approval
3. EXHIBIT C: Project Description
4. EXHIBIT D: Site Plan
5. EXHIBIT E: Floor Plan (Main Building)
42
ITEM 3 | 10/17/2017
Social Service Use Permit
PLN 2017-1655 / Seneca
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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
______________________________
Duane Anderson
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
43
ITEM 3 | 10/17/2017
Social Service Use Permit
PLN 2017-1655 / Seneca
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT A: Notice of Exemption
PLN 2017-1651
CITY OF ATASCADERO
NOTICE OF EXEMPTION
6500 Palma Avenue Atascadero, CA 93422 805.461.5000
TO: File Date Adopted: October 17, 2017
FROM: Callie Taylor, Senior Planner
City of Atascadero
Community Development Department
6500 Palma Avenue
Atascadero, CA 93422
SUBJECT: Filing of Notice of Determination in Compliance with Section 21152.1 of the Public Resources Code.
Project Title: PLN 2017-1655 – Seneca Conditional Use Permit
Representative: Pamela Jardini, 1360 New Wine Place, Templeton, CA 93465
Project Owner: Seneca Family of Agencies, 8750 Mountain Blvd., Oakland, CA 94605
Project Location: 6850 Morro Road, 6925 and 6907 Atascadero Ave, Atascadero, CA 93422 (San Luis Obispo
County, 030-282-018, 032, 043)
Project Description:
The application includes a combination of social service uses, offices, childcare services, educational
training, and residential uses. The two (2) existing buildings on site would be utilized and an outdoor play
area would be installed for the clients. The uses would span three (3) separate parcels, which are zoned
Commercial Retail (CR) and Residential Multi-Family (RMF-20).
Name of Public Agency Approving Project: City of Atascadero
Name of Person or Agency Carrying Out Project: Seneca Family of Agencies
Exempt Status:
Ministerial (Sec. 15073) Emergency Project (Sec. 1507 (b) and (c))
Declared Emergency (Sec. 15061 (a)) General Rule Exemption (Sec. 15061.c)
Categorically Exempt (Sec. 15301-15333): 15301
Reasons why project is exempt: Class 1 Categorical Exemption to the California Environmental Quality
Act (CEQA Section 15301) exempts minor alterations to existing facilities.
Contact Person: Callie Taylor, Senior Planner, ctaylor@atascadero.org, (805) 470-3448
Date: October 17, 2017 ________________________________
Callie Taylor, Senior Planner
Project Area
44
ITEM 3 | 10/17/2017
Social Service Use Permit
PLN 2017-1655 / Seneca
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT B: Conditions of Approval
PLN 2017-1655
Conditions of Approval
Conditional Use Permit - CUP 2017-0314
Seneca Use Permit
6850 Morro Road, 6925 and 6907 Atascadero Ave
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 2017-0314 shall allow the proposed combination of social
service uses, offices, childcare services, educational training, and residential uses
as identified in the project description and site plan included in attached Exhibits
C and D, located at 6850 Morro Road and 6925 and 6907 Atascadero Avenue
(APN 030-282-018, 032, 043 ), regardless of owner. If the use is significantly
modified or the business changes to no longer be in substantial conformance with
the approved Conditional Use Permit description, then the use permit shall expire.
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 that is not substantive to the Conditional Use Permit.
Ongoing 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 this time period, the approval shall expire
and become null and void unless the project has received a building permit or
business license, or a CUP time extension.
BP/BL PS
5. The owner and 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, concerning this
Conditional Use Permit.
Ongoing CA
Planning Services
6. A solid wall or fence shall be maintained along the northern property line of
APN 030-282-018 in order to separate the adjacent multi-family residential
uses from the social service business use which is being permitted with this
CUP at APN 030-282-018, 032, 043.
BP/Ongoing PS
7. Prior to final occupancy, the site landscape and irrigation shall be improved
and returned to good condition. Any dead plants or bare landscape areas
which are visible from the public right-of-way shall be replanted. Any new
landscape installed on site shall comply with the requirements of the City’s
Water Efficient Landscape Ordinance.
BP/Ongoing PS
8. New lighting shall conform to the standards of Atascadero Municipal Code 9-
4.137 for exterior lighting. All lighting shall be shielded from neighboring
properties and buildings to prevent glare.
BP/Ongoing PS
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ITEM 3 | 10/17/2017
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
9. A playground/play area shall be permitted to be located within the project area
for use by the clients of the facility. The playground is not a required site
amenity, but can be installed if desired by the applicant.
BP/Ongoing PS
10. All mechanical equipment on site shall be screened, including all ground and
roof mounted equipment, air conditioners, transformers, etc.
BP/Ongoing PS
11. The trash enclosure onsite shall be maintained and shall house all waste
collection and dumpsters waiting for pick up, including both trash and recycling
containers.
BP/Ongoing PS
12. Any of the buildings on the three subject sites may be utilized for the uses
described in Seneca’s project description (Exhibit C) provided that all Building
and Fire codes are met and permits are obtained for any change of use or
change of occupancy.
BP/Ongoing PS
Building Services
13. New uses and tenant improvements shall conform to all Building Code
requirements including permitting, room sizes, restrooms, exiting, path of travel,
etc. Inclusion of the site plan and floor plan with this Conditional Use Permit
does not provide relief from standard Building Codes in place at the time of
submittal of building permits.
The owner or applicant shall obtain a Building Permit prior to beginning any
demolition or construction work on site.
BP/Ongoing BS
Fire Department
14. Facilities shall conform to all Fire Code and City Fire Department Policy
requirements including, but not limited to, driveway slope and length, fire truck
access, location of fire hydrants, and fire sprinklers.
BP FD
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ITEM 3 | 10/17/2017
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PLN 2017-1655 / Seneca
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT C: Project Description PLN 2017-1655
47
ITEM 3 | 10/17/2017
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT C: Project Description PLN 2017-1655
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT D: Site Plan PLN 2017-1655
Existing office building for use by Seneca as identified in project description. Can be used for residential purposes if conforms to building and fire codes Future playground or play area for use by Seneca clients Existing office building for use by Seneca as identified in project description 49
ITEM 3 | 10/17/2017
Social Service Use Permit
PLN 2017-1655 / Seneca
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT E: Floor Plan (Main Building - For reference only) PLN 2017-1655
For reference only. Interior office layout is not required to maintain the configuration shown within this resolution of approval, provided that uses maintain consistency with CUP description and all building, fire and application zoning requirements are met 50
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ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Atascadero Planning Commission
Staff Report – Community Development Department
PLN 2017-1658
7735 El Camino Real Mixed-Use
RECOMMENDATION(S):
Planning Commission adopt PC Resolution 2017-A, approving a Conditional Use Permit
to allow for an upstairs residence in a converted historic colony home.
Project Info In-Brief:
PROJECT
ADDRESS: 7735 El Camino Real Atascadero, CA APN 030-132-024
PROJECT
PLANNER Alfredo R. Castillo, AICP 470-3436 acastillo@atascadero.org
APPLICANT Stephen Wagner, 3305 Colima Road, Atascadero, CA 93422
PROPERTY
OWNER
Stephen Wagner, 3305 Colima Road, Atascadero, CA 93422
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT:
SITE
AREA EXISTING USE PROPOSED USE
General
Commercial (GC)
Commercial
Professional
(CP)
9,148 sf Previous Office
use (Vacant)
1st Floor office / 2nd floor
residence
ENVIRONMENTAL DETERMINATION
☐ Environmental Impact Report SCH: ___________________________
☐ Negative / Mitigated Negative Declaration No. ___________
☒ Categorical Exemption CEQA – Guidelines Section 15301
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Existing Surrounding Uses / Parcel Configurations:
Existing Zoning Existing Aerial / Surrounding
North: South: East: West:
Office/retail uses
Commercial
Professional (CP)
Office ; Commercial
Professional (CP)
Residence; Residential
Multi-Family (RMF-10)
El Camino Real
ROW
Background:
The proposed project consists of conversion of the upstairs floor space, previously
utilized as offices for personal services, and other professional type uses, into a
residential unit within a designated historic colony house. The house was constructed in
June of 1915 and is still, from the exterior, an excellent example of the City’s Colony
Houses that were constructed during the colony period. This house is included on a list
of Colony Homes recognized by the Atascadero Historical Society and would quali fy as
historic resource in consideration of the California Environmental Quality Act (CEQA).
Summary:
The proposed project consists of a first floor office tenant improvement and conversion
of previous 2nd floor office uses into a 691 square foot residential unit. Multi-family
dwellings, such as the proposed apartment, are allowed with a Conditional Use Permit,
if they are located on the 2nd floor or above, or within a building of historical significance.
The proposed project includes an apartment on the 2 nd floor within a designated colony
house. The applicant is proposing minor exterior improvements that will give the 2 nd
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
floor residence the ability to install ingress/egress windows, but will not jeopardize the
overall character of the building.
Analysis:
The owner is proposing to convert previous offices on the 2nd floor to residential uses in
a historic colony home. The colony home was built in 1915 with the exterior remaining in
relatively good condition. The owner is proposing improvements to the exterior of the
property and building including the following:
Accessibility upgrades including a compliant path of travel;
Landscaping upgrades;
Minor upgrades to 2nd story roof line to allow for more space in the proposed 2nd
floor apartment;
Removal of windows;
New access door for 2nd floor apartment;
New landing to access the upstairs apartment; and
New walkway that adjoins El Camino Real.
Screening of mechanical equipment and trash enclosure
The Atascadero Municipal Code Section 9-4.128(a)(1) requires that mechanical
equipment, trash enclosures, and commercial uses require screening with appropriately
designed fencing, landscaping or other site features. The existing fencing onsite is
deteriorated and does not adequately screen mechanical equipment, or the location of a
proposed trash enclosure that would be visible from El Camino Real. The owner is
proposing the use of a 5’ foot block wall to screen these features. To maintain
consistency with the existing colony house, Staff is recommending that the block wall be
eliminated and replaced with decorative wood fence with a height of six feet (6) or
masonry wall clad in materials such as brick or plaster , with colors painted consistent or
complimentary with the existing colony home. Conditions have been added to ensure
consistency with screening requirements of the AMC.
Trees
The applicant is proposing to remove a 10-inch eucalyptus tree, which is a non-native
tree. Additional landscaping will be completed. Plant selection will need to conform to
the State’s water-efficient landscaping standard, as well as, ensure plantings within the
dripline of the remaining eucalyptus tree has been carefully selected to ensure survival.
Exterior improvements
In order to maintain the historic integrity of the building, ingress/egress windows will be
required to be “double hung” windows that are wood or clad in wood, which is consistent
with the character of the time period. Additionally, new siding must closely match the
existing siding on the extended living area. Staff is also suggesting project conditions to
require the new landing to utilize appropriate color and materials and the new door for
the apartment be an architectural grade door, with windows and other ornate details of
the time period.
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Interior improvements include removal of the stairway access from the 1st floor, and
other minor tenant improvements. The 2nd floor improvements include the new landing
and entry area, new bedroom, kitchen, dining and living space. These minor
improvements will not affect the integrity of the building.
Conclusion:
The proposed use maintains the integrity of the historic colony home, while making
minor modifications to the exterior of the building, especially at the rear elevation to
allow of an ingress / egress window for the 2nd floor proposed apartment. The owner
proposes additional upgrades to the exterior for accessibility purposes. The building has
sat vacant and the owner is ready to proceed with tenant improvements. Staff has
included conditions in Attachment 3 to ensure the house maintains its historic integrity,
while being re-purposed for both office and residential uses.
ENVIRONMENTAL DETERMINATION:
With staff proposed conditions to utilize exterior building treatment that is consistent with
the Secretary of Interior Standards for the treatment of a historic building, the proposed
project is Categorically Exempt (Class 1) from the provisions of the California
Environmental Quality Act (California Public Resources Code §§ 21000, et seq.,
“CEQA”) and CEQA Guidelines (Title 14 California Code of Re gulations §§ 15000, et
seq.) CEQA pursuant to CEQA Guidelines Section 15301, because the proposed
project includes minor alterations to an existing structure that involves negligible
expansion of an existing use (office), as well as the addition of a residential space that
is in an urban area as defined by section 15301(e)(2)(A) and (B). This exemption is
included in Attachment 3.
FINDINGS:
To approve a Conditional Use Permit (CUP), the Planning Commission must make the
following findings. These findings and the facts to support these findings are included in
the attached draft PC Resolution A.
Conditional Use Permit (AMC Section 9-2.110(b).(3).(iv)
1. The proposed project or use is consistent with the General Plan .
2. The proposed project or use satisfies all applicable provisions of this title.
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.
4. The proposed project or use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development.
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
5. 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.
ALTERNATIVES:
1. The Planning Commission may include modifications to the project and/or
conditions of approval for the project. Any proposed modifications including
conditions of approval, should be clearly re-stated in any vote on any of the
attached resolutions.
2. The Planning 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. A motion, and approval of that motion, is
required to continue the item to a future date.
3. The Planning Commission may deny the project. The Commission must specify
what findings cannot be made, and provide a brief oral statement, based on the
Staff Report, oral testimony, site visit, correspondence, or any other rational
introduced and deliberated by the Planning Commission.
ATTACHMENTS:
1. Project Review / Environmental
2. Site Photos
3. Draft Resolution PC 2017-A
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Project Review
PLN 2017-1658
Existing & Surrounding Information
Existing Uses: Professional Office
Use Classification: Personal Service / Multi-
Family Residential
Allowed ☐ Conditional ☒
Surrounding Uses /
Zoning District:
North: Office/retail uses ; Commercial Professional (CP)
South: Office ; Commercial Professional (CP)
East: Residence; Residential Multi-Family (RMF-10)
West: El Camino Real ROW
Colony house(s) on
property?
Yes ☒ No ☐ Notes: Minor exterior changes to
existing house including the addition of
stairs
Any existing structures
50 years or older?
Yes ☒ No ☐ Notes: No proposed demolition of any
existing structures.
Basic Project Information
Project Number: PLN 2017-1658
Planner: Alfredo R. Castillo, AICP
Project Address: 7735 El Camino Real
APN: 030-132-024
City: Atascadero County: San Luis Obispo
Site Area: 0.21 acres
General Plan Designation: General Commercial (GC)
Zoning District: Commercial Park (CP)
Project Description: Proposed interior improvements, exterior improvements that
include additional ADA site improvements, and the addition of an
upstairs residential unit in an existing colony house.
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Does the site contain
any jurisdictional
waters? (blue line
creeks, wetlands, etc.)
☐ Atascadero Creek ☐ Graves Creek ☐ Paloma Creek
☐ Boulder Creek ☐ Other _________________________
☒ N/A
Zoning Ordinance / Municipal Code Standards:
Does the proposed project
exceed the maximum density
allowed in the existing/proposed
zoning district?
Yes ☐ No ☒ Calculate density: 4 du/max; proposed
1 du
What is the total non-residential
square foot (sf) and Floor Area
Ratio?
☐N/A
Total Square Foot: 1,232 sf
FAR: 0.13
Does the proposed project meet
setback standards?
(AMC 9-4)
☐N/A
Yes ☒ No ☐ If no explain:
Does the proposed project meet
maximum height standards?
(AMC 9-4)
☐N/A
Yes ☒ No ☐ If no explain:
If the proposed project requires
fencing, does it meet
standards? (AMC 9-4)
☐N/A
Yes ☐ No ☒ No fencing exists for HVAC, inconsistent
with 9-4.128 (a)(1)(ii).
Existing Fencing needs replacement for
consistency with section 9-4.128(a)(4)(i).
Fencing needs to meet 9-4.129(b).
If the proposed project requires
landscaping, does it meet
standards?
(AMC 9-4 / AMC 8-10)
☐N/A
Yes ☐ No ☒ Additional landscaping will be required to
meet section 9-4.127(a). Project will need
to be conditioned to meet this requirement.
If the proposed project includes
a parking requirement, does it
meet standards? (AMC 9-4)
☐N/A
Yes ☒ No ☐ Parking Required:
6
Parking Provided:
6
If no explain:
If the proposed project includes
lighting, does it meet
standards? (AMC 9-4)
☐N/A
Yes ☒ No ☐ If no explain:
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Does the proposed project meet
established standards for uses
listed in AMC 9-6, if applicable?
☒N/A
Yes ☐ No ☐ If no explain:
Does the proposed project need
any other exceptions to the City
Zoning Ordinance?
Yes ☐ No ☒ If yes explain:
Environmental Information
Is the proposed project under
the screening criteria for
Project Air Quality Analysis by
SLOAPCD?
Yes ☒ No ☐ Notes:
Based on aerial photography of
the site, will the project have
an effect on any riparian or
sensitive natural community
identified in local or regional
plans, policies, or regulations
or by the California Department
of Fish and Game or US Fish
and Wildlife Service?
Yes ☐ No ☒ Notes:
Is the proposed project located
on or near a known historical
or cultural resource (Use GIS
internal mapping)?
Yes ☐ No ☒ Notes:
Does the site contain any
evidence of past landslides,
unstable soils or serpentine
rock?
Yes ☐ No ☒ Notes:
Does the proposed project
include more than 50 cubic
yards of grading?
Yes ☐
(requires
grading
plan)
No ☒ Notes:
Does the proposed project
including grading on slopes
greater than 10 percent?
Yes ☐ No ☒ Notes:
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Does the new project include
more than 2,500 square feet of
new or replacement impervious
surface?
(required for RWQCB Post Stormwater
Construction Regulations)
Yes ☐ No ☒ Total amount of impervious surface
____________________________
Does the proposed project
remove any native trees? (AMC
9-11)
Yes ☐ No ☒ Number of Trees proposed to be
removed: __________________
Total DBH proposed to be remove:
____________________________
Is the project located on a site
included on a list of hazardous
materials sites compiled
pursuant to Government Code
Section 65962.5 (Cortese List)?
Yes ☐ No ☒ If Yes explain:
Environmental Information
Does the proposed project alter
the existing drainage pattern of
the site or alter a designated
waters of the US?
Yes ☐ No ☒ If Yes explain:
Does the proposed project
increase noise levels in excess
of City Standards when the use
is complete?
Yes ☐ No ☒ If Yes explain:
Does the proposed project
increase temporary noise
levels that cannot be mitigated
by the City’s existing Noise
Ordinance?
Yes ☐ No ☒ If Yes explain:
Does the proposed project
require construction of new
water and/wastewater
treatment facilities?
Yes ☐ No ☒ If Yes explain:
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Does the proposed project
require the construction of new
recreational facilities?
Yes ☐ No ☒ If Yes explain:
Does the proposed project
decrease the established
traffic Level of Service below
Level “C” as contained in the
General Plan?
(Use ITE Trip Generation for
review)
Yes ☐ No ☒ Number of daily
trips generated:
41 Daily Trips
PM Peak:
4
If Yes explain:
City Council Policy
Is the project applicable to any
of the following City Council
policies?
Inclusionary Housing ☐ Mixed-Use Processing ☐
Park / Creek Reservation ☐ Planned Development ☐
Prime Commercial Sites ☐
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ATTACHMENT 2: Site Photos
PLN 2017-1658
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ATTACHMENT 3: Draft Resolution 2017-A
PLN 2017-1658
DRAFT PC RESOLUTION 2017-A
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING A CONDITIONAL USE
PERMIT
7735 EL CAMINO MIXED-USE
WAGNER
(PLN 2017-1658)
WHEREAS, an application has been received from Stephen Wagner (3305 Colima
Road, Atascadero, CA 93422) Owner and Applicant, to consider Planning Application PLN
2017-1658, for a project consisting of a conversion of a previous office use on the 2nd floor to a
residential use within a historic colony home at 7735 El Camino Real, Atascadero, CA 93422
(APN 030-132-024); and
WHEREAS, the site’s current General Plan Land Use Designation is General
Commercial (GC); and
WHEREAS, the site’s current Zoning District is Commercial Professional (CP); and
WHEREAS, Title 9, Chapter 3, Article 3 of the Atascadero Municipal Code allows for
residential multi-family units on the 2nd floor or above, or within designated colony homes with
the approval of a Conditional Use Permit; and
WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with
CEQA Guidelines Section 15301: Existing Facilities; 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, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on October 17, 2017, studied and considered PLN 2017-1658, after studying
and considering the proposed CEQA exemption prepared for the project, and
NOW, THEREFORE BE IT RESOLVED that the Planning Commission of the City of
Atascadero:
SECTION 1. The Planning Commission makes the following findings, determinations
and approvals with respect to the proposed Conditional Use Permit:
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A. Findings for Approval of Conditional Use Permit:
1. FINDING: The proposed project or use is consistent with the General Plan.
FACT: The proposed project is consistent with the intention of multi-family
housing within certain commercial zones. Specifically, the proposed project
implements General Plan Program 3.1.7, to conditionally allow mixed-use infill
development in mid-block portions of General Commercial areas along El Camino
Real. The proposed project is mid-block and will add to the City’s existing housing
stock.
2. FINDING: The proposed project or use satisfies all applicable provisions of the
Title 9 of the Atascadero Municipal Code.
FACT: With added conditions to ensure landscaping, fencing, and trash enclosure
screening, the proposed project will satisfy all applicable provisions of the Zoning
Ordinance.
3. FINDING: 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.
FACT: The proposed project will not be detrimental to the health, safety or
welfare of the general public or persons residing or working in the vicinity as the
proposed project includes residential use that is consistent with the City’s
underlying zoning (CP), as well as consistent with the goals and policies of the
City’s General Plan and Housing Element. Residential uses will not involve
hazardous waste handling.
4. FINDING: The proposed project or use will not be inconsistent with the character
of the immediate neighborhood or contrary to its orderly development.
FACT: The proposed project includes minor modifications to an existing colony
house. It will not change the character of the existing neighborhood.
5. FINDING: 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.
FACT: The proposed project will generate a total of 41 daily trips and 4 PM peak
trips. These trips will not trigger a drop in level in service (LOS) along El Camino
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Real, which is currently operating at or above a LOS C, consistent with the City’s
General Plan.
SECTION 2. Approval of Conditional Use Permit. The Planning Commission of the City
of Atascadero, in a regular session assembled on October 17, 2017, resolved to approve the
Conditional Use Permit subject to the following, on file in the Community Development
Department of the City of Atascadero and incorporated herein by reference:
1. EXHIBIT A: CEQA Exemption
2. EXHIBIT B: Conditions of approval
3. EXHIBIT C: Site Plan
4. EXHIBIT D: Landscape Plan
5. EXHIBIT E: Elevations / Floor Plan
6. EXHIBIT F: Colors and Materials Board
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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
______________________________
Duane Anderson
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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ATTACHMENT A: Draft Resolution 2017-A
PLN 2017-1658
CITY OF ATASCADERO
NOTICE OF EXEMPTION
6500 Palma Avenue Atascadero, CA 93422 805.461.5000
TO: File Date Received October 17, 2017
FROM: Alfredo Castillo, AICP, Associate Planner
City of Atascadero, Community Development Department
6500 Palma Avenue
Atascadero, CA 93422
SUBJECT: Filing of Notice of Exemption in Compliance with Section 15062, 21152, and 21152.1 of the
Public Resources Code
Project Title: PLN 2017-1658
Project Applicant: Stephen Wagner, 3305 Colima Road, Atascadero, CA 93422
Project Location: 7735 El Camino, Atascadero, CA 93422
Project Description: The proposed project consists of conversion of the upstairs floor space, previously
utilized as offices for personal services, and other professional type uses, into a residential unit within a
designated historic colony house
Name of Public Agency Approving Project: City of Atascadero
Name of Person or Agency Carrying Out Project: Stephen Wagner
Exempt Status:
Ministerial (Sec. 15073) Emergency Project (Sec. 1507 (b) and (c))
Declared Emergency (Sec. 15061 (a)) General Rule Exemption (Sec. 15061.c)
Categorically Exempt (Sec. 15301-15333) Statutory Exemption (Sec. 15260-15285)
Reasons why project is exempt: Section 15301 of the California Environmental Quality Act (CEQA)
because the proposed project includes the minor alteration of an existing structure that will have no
expansion of the existing use. The minor alteration includes the change in pitch of roof, and minor interior
tenants.
Lead Agency Contact Person: Alfredo Castillo, AICP, Associate Planner
Date Exemption Accepted: October 17, 2017 ________________________________
Alfredo Castillo, AICP
Associate Planner
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ATTACHMENT B: Draft Resolution 2017-A
PLN 2017-1658
PLN 2017-1658
7735 El Camino Mixed-Use
7735 El Camino Real
030-132-024
The following conditions of approval apply to the project referenced above. The conditions of
approval are grouped under specific headings that relate to the timing of required compliance.
Additional language within a condition may further define the timing of the required compliance.
A. The following conditions shall be satisfied prior to the issuance of the first of any
DEMOLITION PERMIT, BUILDING PERMIT, SUBDIVISION IMPROVEMENT, or at the
time as specified in the condition.
1. Prior to issuance of permits, tree protection fencing shall be in place consistent
with the City’s Native Tree Ordinance.
☐ PLN
2. A landscaping plan shall be submitted with building permit submittal. Additional
plantings of shrubs, at 5-gallon minimum, will be required within the front
setback.
☐ PLN
3. All window replacements shall be “double hung” wood or wood clad windows of
architectural grade, specified on all building plans. Vinyl double hung windows
shall not be utilized. Submitted building plans must include a detail sheet
calling out window details.
☐ PLN
4. Architectural grade exterior door shall be installed at the entry of the new
apartment. Door shall include windows, and other similar transparent features
to complement existing doors on-site. Submitted building plans must include a
detail sheet calling out door details.
☐ PLN
5. Landscaping plan shall include trash enclosure details for a six (6) foot high,
decorative wood fence to screen enclosure that surrounds the enclosure with a
Wood gate. “Dog-eared” fences is not considered decorative. Enclosure shall
include space for dedicated trash cans for both office and residential uses.
☐ PLN
6. Landscaping plan shall include landscaping and fence screening of the existing
HVAC with a solid decorative fence with a maximum height of three (3) feet.
☐ PLN
7. Fencing shall be replaced, along the side and rear property lines with
decorative wood fencing, maximum 6-feet in height. “Dog-eared” fences are
not considered decorative fencing. As an option, a decorative concrete or brick
wall designed for compatibility with the period of construction for the residence
(circa 1915) may be allowed.
☐ PLN
8. Prior to issuance of building permits, Owner may enter into a “historic deed
notification” in order to qualify for relief of certain building code requirements
within the California Building Code (CBC).
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B. The following conditions shall be met prior to the RELEASE OF UTILITIES, FINAL
INSPECTION, OR ISSUANCE OF A CERTIFICATE of occupancy, whichever occurs
first.
9. Proposed stairway shall be painted consistent with the color scheme approved
with the building permit.
☐ PLN
10. Planning Final shall be required to ensure replaced wood siding is consistent
with the existing colony house.
11. One (1) parking space shall be designated as “apartment parking only”. This
shall be painted or signed appropriately.
☐ PLN
12. Existing cargo container on-site shall be removed prior to issuance of Final
Occupancy.
☐ BLD
C. The following conditions shall be complied with AT ALL TIMES that the use
permitted by this Planning Application occupies the premise and shall be applied
to the project in perpetuity until such time that the use is extinguished.
13. The entitlement described at the location per this resolution is determined to be
vested with the property upon issuance of a building permit.
☐ PLN
14. Approval of this entitlement shall be final and effective consistent with
Atascadero Municipal Code (AMC) section 9-1.111 seq. et. al.
☐ PLN
15. Project construction must be in accordance with provided Exhibit(s), adopted
with this Resolution. Changes to architecture, landscaping design, and non-
substantive subdivision design may be approved by the Design Review
Committee (DRC).
☐ PLN
16. In accordance with the Atascadero Municipal Code section 9-8.105, any
violation of any of the Conditions of Approval is unlawful and may be cause for
revocation of this entitlement and subject the applicant and/or future property
owners to the penalties set forth in the Atascadero Municipal Code, as well as
any other available legal remedies.
☐ PLN
17. The applicant shall agree to indemnify and defend at his/her sole expense any
action brought against the City, its present or former agents, officers, or
employees because of the issuance of this approval, or in any way relating to
the implementation thereof, or in the alternative, to relinquish such approval.
The applicant shall reimburse the City, its agents, officers, or employees, for
any court costs and attorney's fees which the City, its agents, officers or
employees may be required by a court to pay as a result of such action. The
City may, at its sole discretion, participate at its own expense in the defense of
any such action but such participation shall not relieve applicant of his/her
obligations under this condition.
☐ CM
18. Should the described use be abandoned or extinguished, the property may be ☐ PLN
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ITEM 4 | 10/17/2017
7735 El Camino Mixed-Use
PLN 2017-1658 / Wagner
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
used and / or developed with any use allowed by the underlying zoning district.
**End Conditions**
ATTACHMENT C: Site Plan
PLN 2017-1658
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ITEM 4 | 10/17/2017
7735 El Camino Mixed-Use
PLN 2017-1658 / Wagner
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT D: Landscape Plan
PLN 2017-1658
71
ITEM 4 | 10/17/2017
7735 El Camino Mixed-Use
PLN 2017-1658 / Wagner
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT E: Elevations / Floor Plan
PLN 2017-1658
72
ITEM 4 | 10/17/2017
7735 El Camino Mixed-Use
PLN 2017-1658 / Wagner
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT E: Elevations / Floor Plan
PLN 2017-1658
73
ITEM 4 | 10/17/2017
7735 El Camino Mixed-Use
PLN 2017-1658 / Wagner
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT F: Colors and Materials Board
PLN 2017-1658
**See Project File for Color Chip**
74