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HomeMy WebLinkAboutPC_2019-11-05_AgendaPacket WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan this QR Code with your smartphone to view the Planning Commission Website. CITY OF ATASCADERO PLANNING COMMISSION AGENDA REGULAR MEETING Tuesday, November 5, 2019 6:00 P.M. City Hall Council Chambers 6500 Palma Avenue, 4th Floor Atascadero, California 93422 CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Tom Zirk Vice Chairperson Mark Dariz Commissioner Duane Anderson Commissioner Tori Keen Commissioner Michael Shaw Commissioner Jeff van den Eikhof Commissioner Jan Wolff 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. DRAFT MINUTES OF OCTOBER 15, 2019  Recommendation: Commission approve the October 15, 2019, Minutes. COMMUNITY DEVELOPMENT STAFF REPORTS None City of Atascadero Planning Commission Agenda Regular Meeting, November 5, 2019 Page 2 of 4 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan this QR Code with your smartphone to view the Planning Commission Website. PUBLIC HEARINGS (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 to provide testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s). 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 oppor tunity to comment on the ex parte communication. 2. CONDITIONAL USE PERMIT AND LOT LINE ADJUSTMENT FOR 1920 EL CAMINO REAL The proposed project consists of two commercial buildings totaling approximately 8,000 square feet at 1920 El Camino Real. One building is proposed as a drive- through restaurant. The project includes shared access with the adjacent developments.  Ex-Parte Communications:  Recommendation: Approve the project with conditions. (DEV19-0026) 3. 2019 BUILDING, FIRE, PLANNING AND ZONING, AND SUBDIVISIONS CODE UPDATES The proposed project consists text amendments to Title 4 Public Safety, Title 8 Building Code, Title 9 Planning and Zoning, and Title 11 Subdivisions to adopt the 2019 California Building Code and amend Municipal Code reference s for internal consistency and clarification. Ex-Parte Communications:  Recommendation: Approve the proposed text amendments to the Municipal Code to adopt the 2019 CBC and associate code text amendments . (CPP19- 0080) PLANNING COMMISSIONER TRAINING Training session for Planning Commissioners. COMMISSIONER COMMENTS AND REPORTS City of Atascadero Planning Commission Agenda Regular Meeting, November 5, 2019 Page 3 of 4 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan this QR Code with your smartphone to view the Planning Commission Website. DIRECTOR’S REPORT ADJOURNMENT The next regular meeting will be held on November 19, 2019, at 6:00 p.m. 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. City of Atascadero Planning Commission Agenda Regular Meeting, November 5, 2019 Page 4 of 4 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan this QR Code with your smartphone to view the Planning Commission Website. 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 Comment Portion (unless changed by the Commission). TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code) Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will request anyone interested to address the Co mmission regarding the matter being considered to step up to the lectern. If you wish to speak for, against or comment in any way: 1. You must approach the lectern and be recognized by the Chairperson. 2. Give your name (not required). 3. Make your statement. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present. 6. All comments limited to 3 minutes. If you wish to use a computer presentation to support your comments, you must notify the C ommunity Development Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting should be on a USB drive or CD. You are required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in with the Recording Secretary before the meeting begins to announce your presence and turn in the printed copy. The Chairperson will announce when the public comment period is closed, and thereafter, no further public comments will be heard by the Commission. PC Draft Minutes of 10/15/19 Page 1 of 4 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting – Tuesday, October 15, 2019 – 6:00 P.M. City Hall Council Chambers 6500 Palma Avenue, Atascadero, California CALL TO ORDER - 6:00 p.m. Chairperson Zirk called the meeting to order at 6:03 p.m. and Commissioner W olff led the Pledge of Allegiance. ROLL CALL Present: Commissioners Anderson, Keen, Shaw, Wolff, van den Eikhof, Vice Chairperson Dariz, and Chairperson Zirk Absent: None Others Present: Recording Secretary, Annette Manier Staff Present: Community Development Director, Phil Dunsmore Senior Planner, Kelly Gleason APPROVAL OF AGENDA MOTION: By Commissioner Wolff and seconded by Commissioner Shaw to approve the Agenda. Motion passed 7:0 by a roll-call vote. PUBLIC COMMENT None. Chairperson Zirk closed the Public Comment period. CONSENT CALENDAR 1. DRAFT MINUTES OF OCTOBER 1, 2019 Recommendation: Commission approve the October 1, 2019, Minutes. ITEM NUMBER: 1 DATE: 11-5-19 1 PC Draft Minutes of 10/15/19 Page 2 of 4 2. APPROVAL OF TIME EXTENSION FOR 2055 EL CAMINO REAL (TEX19- 0068) WALMART  Recommendation: Commission approve the time extension with conditions. MOTION: By Commissioner Keen and seconded by Commissioner Wolff to pull Item 2 from the Consent Calendar for discussion. Motion passed 7:0 by a roll-call vote. The Commission agreed to vote on Item 1 and discuss Item 2. MOTION: By Commissioner van den Eikhof and seconded by Commissioner Wolff to approve Item 1 (Minutes) on the Consent Calendar. Motion passed 7:0 by a roll-call vote. Director Dunsmore gave a report on the Walmart Time Extension. Director Dunsmore explained that the Walmart attorneys understand staff’s recommendation and are in agreement with the recommendations as stated in the staff report. Director Dunsmore answered questions from the Commission. MOTION: By Chairperson Zirk and seconded by Commissioner Keen to approve Item 2 on the Consent Calendar, to adopt Resolution PC 2019-A, approving a one year time extension of Vesting Tentative Parcel Map 2009-0095 (AT09-0073) in compliance with Sections 11-4.23(a) and 11-4.33(b) of the Subdivision Ordinance (Title 11), with a deadline to meet conditions by April 15, 2020. Motion passed 7:0 by a roll-call vote. COMMUNITY DEVELOPMENT STAFF REPORTS None 2 PC Draft Minutes of 10/15/19 Page 3 of 4 PUBLIC HEARINGS (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 in vited to provide testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission for three minutes. After all public comments have been received, the public hearing will be closed, and t he Commission will discuss the item and take appropriate action(s).) 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. 3. PLANNED DEVELOPMENT FOR 7900 CURBARIL AVE. The proposed project is a Planned Development for the construction of four detached single-family residential homes on existing undeveloped property.  Ex-Parte Communications:  Recommendation: Approve the project with conditions. (DEV18-0124) EX-PARTE COMMUNICATIONS Commissioner Anderson reviewed this project at the DRC. Vice Chairperson Dariz reviewed this project at the DRC. Chairperson Zirk had a discussion concerning this project with an interested party. Planner Gleason presented the staff report. Planner Gleason announced one error in the staff report and stated that the net acreage on the site is .52-acres (not 0.58 as stated on page 32), with a maximum density of five units, with the applicant proposing four units. Planner Gleason answered questions from the Commission. PUBLIC COMMENT The following members of the public spoke during public comment: Robert Mannon. Mr. Mannon stated that he intends to modify the elevations on each house so that all four will have a slightly different design. Chairperson Zirk closed the Public Comment period. Staff addressed questions from the Commission. MOTION: By Commissioner Anderson and seconded by Commissioner Wolff to adopt PC Resolution 2019- A recommending the City Council amend Title 9, Chapter 3 of the Atascadero Municipal Code to establish Planned Development Overlay Zone #36 3 PC Draft Minutes of 10/15/19 Page 4 of 4 and amend the official zoning map to include a PD36 overlay zone at 7900 Curbaril Ave., based on findings and subject to conditions of approval. Motion passed 7:0 by a roll-call vote. MOTION: By Commissioner Anderson and seconded by Commissioner Wolff to adopt PC Resolution 2019- B recommending the City Council approve a Conditional Use Permit (Master Plan of Development) and Vesting Tentative Parcel Map (AT18-0111), based on findings and subject to conditions of approval. Motion passed 7:0 by a roll-call vote. COMMISSIONER COMMENTS AND REPORTS Commissioner Wolff will be absent on November 5, 2019. DIRECTOR’S REPORT Director Dunsmore stated that the next meeting will be on November 5, 2019, and went over agenda items (Building Code updates, Taco Bell drive-through), and the scheduled Planning Commissioner training. Director Dunsmore gave an update on projects in the City. ADJOURNMENT – 6:42 p.m. The next Regular meeting of the Planning Commission is scheduled for November 5, 2019, at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero. MINUTES PREPARED BY: ____________________________ Annette Manier, Recording Secretary Administrative Assistant 4 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC 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 Del Rio Taco Bell & Retail (DEV19-0026) RECOMMENDATION(S): The Planning Commission adopt the attached PC Resolution approving a Conditional Use Permit and Lot Line Adjustment for a drive-through restaurant, subject to findings and conditions of approval. Project Info In Brief: PROJECT ADDRESS: 1920 El Camino Real Atascadero, CA APN 049-131-035, 050, 083 PROJECT PLANNER Kelly Gleason Senior Planner 805-470-3446 kgleason@atascadero.org APPLICANT Patti Whelen PROPERTY OWNER MP Annex, LLC GENERAL PLAN DESIGNATION: ZONING DISTRICT: SITE AREA EXISTING USE PROPOSED USE General Commercial (GC) Commercial Tourist (CT) 1.41 acres Vacant Drive-through restaurant ENVIRONMENTAL DETERMINATION The proposed project is Categorically Exempt (Class 32) 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 15332, because it is an infill development of an existing vacant commercial parcel. 5 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Zoning and Location 2014 Aerial North: South: East: West: Commercial Tourist (CT) Commercial Tourist (CT) Commercial Park (CPK) Commercial Retail (CR) / Del Rio Specific Plan Highway 101 DISCUSSION: Summary This property is currently vacant and is adjacent to the Del Rio Specific Plan area with the new Hilton Hotel under construction and an approved gas station on the adjacent property to the north. The project site is outside the Del Rio Specific Planning Area but is affected by improvements required at the Del Rio/ECR intersection and Del Rio overpass. The subject site is approximately 1.41 acres in size. The applicant proposes a 6,000 square foot retail building and 2,000 square foot drive -through restaurant with 32 parking spaces. The project is designed to share access with the adjacent hotel and gas station developments. Since the new restaurant is requesting a drive -through, the project is subject to a Conditional Use Permit. Proposed Development Site 6 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Composite Area Plan ANALYSIS: Use standards The Municipal Code sets forth certain additional development standards for drive - through facilities (AMC 9-4.122). Standards include the following:  Site must be located with direct access to an arterial or collector road.  The drive-through lane must be separated from stop -over customer traffic circulation.  There must be queuing for a minimum of 5 vehicles.  On-site circulation signage must be provided. The project site is located off of El Camino Real which is designated as an arterial road. A separated drive-through lane is proposed with stacking for 8 vehicles. Directional signage will be provided on site to ensure the functionality of internal site c irculation. Site Design The project shares access off El Camino Real with the adjacent gas station that was approved late last year. Building A, with 6,178 square-feet of retail space, is located at the rear of the site, adjacent to Highway 101. The pro posed drive-through, Building B, is Project Site 7 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero located at the corner of Del Rio Rd and El Camino Real. The drive through lane wraps the building and is located between the public road and the building. Landscape buffering is provided between the drive aisle and the a djacent public streets to soften the visual appearance of the drive-through lane. A pedestrian pathway connects the sidewalk on El Camino Real to the patio area for Building B. The project site also connects to the hotel parking lot to the north. This all ows for connectivity between business patrons and provides a fire access route that allows access to all buildings through the site. Patio spaces are provided in front of the drive -through restaurant and retail buildings to allow for outdoor dining and flexible commercial spaces. Landscaped drainage basins are positioned around the site, providing functional visual interest from Del Rio Rd and Highway 101. Trash enclosures are located with the parking lot and are screened by adjacent landscaping. Project Site Plan Parking The parking lot is designed with vegetated medians and tree canopy coverage. Per the Atascadero Municipal Code a minimum of 54 parking spaces are required. The project is providing 64 parking spaces and 3 bike racks located adjacent to Building B. The Municipal code also requires landscape fingers for shade trees every 8 parking spaces. Staff is recommending that landscape fingers be added to the interior parking Recommended additional parking lot landscape fingers 8 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero banks and the parking bank adjacent to Building A. Staff also recommends adding large planter urns for small shade trees for the patio in front of Building B. Del Rio Specific Plan Road Improvements The Del Rio Specific Plan calls for a round -about at the intersection of Del Rio and El Camino, as well as both the interchange on- and off-ramps. The project site is outside of the Specific Plan area; however, the site is adjacent to these improvement areas. The current site plan does not reflect areas needed to construct the round -about improvements. Staff is currently working on an amendment to the Specific Plan that looks at alternative land-use scenarios and alternative road improvements that do not include round-abouts. It is likely that these modified land use scenarios will eliminate the need for round-abouts, allowing this development to proceed as proposed. Should this not be the case, any site redesigns will be brought back to the DRC for review and recommendation. Architectural Design The commercial center is designed with a contemporary theme, consistent with the new hotel approved to the north. The contemporary look will also be complimentary to the contemporary custom-styled gas station and car wash to the north. 9 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Façade materials include light and darker grey stucco, wood-appearance wall panels, horizontal siding, and simple metal trellises. Trellises wrap around the rear of Building A to provide visual interest facing the freeway. A trellis feature is also provided over the front patio of Building B facing El Camino Real. Both bu ildings include contemporary metal awnings. BUILDING A DESIGN BUILDING B DESIGN – TACO BELL 10 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Landscaping Landscaping includes street trees and perimeter planters around the building s. Stormwater retention has been incorporated into landscape areas throughout the site. The site is sunken below the northbound freeway on-ramp elevation. Landscape buffering from the freeway includes trees and shrubs. Sign Program The purpose of the Del Rio Sign Program is to create a set of consistent standards for lessee signage with the Del Rio Retail Center, which includes the proposed retail center and the approved gas station to the north . The goal is to consolidate signage for these 2 sites, limiting the number of pole signs along the freeway frontage and creating a consistent center image over multiple properties under the control of different owners. One freeway pylon sign is proposed just north of the project site located within a landscape planter on the adjacent hotel property. This pylon is in addition to the exclusive hotel pylon sign located farther to the north on the hotel property. The proposed pylon sign is just over 42-feet in total height. The design includes a concrete base with bronze 11 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero signage panel, consistent with the center design as well as complimentary to the adjacent hotel and gas station architecture. Atascadero Municipal Code allows one square foot per linear foot of freeway oriented business frontage. Building A has a total of 207 feet of freeway oriented frontage towards the Highway 101; however, AMC9-15.010 sets a maximum square footage of 150 square feet. The proposed design totals 61 square feet. The pylon sign design dimensions are compliant with the Atascadero Municipal Code. A monument sign is proposed adjacent to the entry driveway off El Camino Real. The sign matches the materials of the pylon sign with a bronze panel face for individual tenant signs to be mounted to and a landscape planter at the base surrounded by a concrete curb. The sign design dimensions are compliant with the Atascadero Municipal Code (AMC9-15.009). Staff is recommending that the Taco Bell sign mounted to the bronze panel be constructed of individual letters consistent with the other tenant signage. In addition, staff recommends that this sign be externally illuminated. Building wall signage is proposed on Building A facing Highway 101 and the parking lot. The proposed sign program allows for a variety of sign types including awning, projecting, wall mounted, and hanging signs. Each listed sign type has specific standards to ensure consistency throughout the development. POLE SIGN ELEVATION FREEWAY VIEW MONUMENT SIGN 12 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Taco Bell signage (Building B) is proposed on all 4 elevations with a majority of the signs located on the wood panel clad tower. Additional signage is included above the main entrance and at the beginning of the drive -through lane. Atascadero Municipal Code allows for an aggregate total of 150 square feet of signage. The signage proposal for Building B consists of 122.6 square feet of sign area. The proposed sign program is largely compliant with the Atascadero Municipal Code (AMC9-15). Each proposed sign design is compliant with Atascadero code. The proposed sign program does not exceed the maximum allowed square footage threshold per tenant space. The program also describes chalkboard signs and window lettering. These alternative forms of signage do not contribute to the aggregate total area allowance but must conform to existing Atascadero codes. Frontage Improvements The project is required to build-out the Del Rio Rd frontage to current City standards. As it stands today, the approved Del Rio Specific Plan calls for a round -about at the Del BUILDING B BUILDING A 13 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Rio/Highway 101 intersection. The round-about is designed to accommodate both the southbound on and off-ramps as well as Ramona Rd. Grading associated with the round- about will impact the project site. The City has adopted the interchange plan as part of the Del Rio Specific Plan, but has not adopted a plan line setback to guide dev elopment on affected parcels. The City Council has directed staff to place the round-about permit process on hold while an analysis of alternative development scenarios is completed to determine what level of improvements are required without a big box store at Del Rio and El Camino Re al. Construction of the round-about would encroach on a portion of the site and would alter the frontage improvements. As part of this project, the applicant will be required to provide interim improvements, which include the installation of curb, gutte r, and sidewalk up to the Highway 101 interchange at the existing signalized intersection. A pedestrian crossing is required to provide a safe path to the sidewalk on the south side of the overpass. New traffic lights may need to be installed to accommodate the new crosswalk. A Caltrans permit will be required for the installation of improvements at the overpass. Traffic Drive-through uses generate a significantly greater number of daily trips than other commercial uses. This is one reason use permit appr oval is required for these uses. Traffic can have significant impacts to neighborhoods and city infrastructure and analysis of these impacts requires careful consideration. Uses currently approved as part of the Del Rio Specific Plan, including a big bo x retailer, generated a level of traffic that could not be accommodated by the existing overpass configuration. Round-abouts at the on and off-ramps, as well as at the intersection of El Camino Real and Del Rio, were included as a mitigation measure to accommodate the increase in daily traffic that was anticipated following the completion of both the Walmart, and Annex projects and in a future buildout scenario . As part of the Council’s direction to 14 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero analyze amendments to the Specific plan without a big box retailer, the City has completed a preliminary analysis of traffic impacts. In addition, the adopted impact fee schedule allows the City to charge alternative traffic impact fees for those uses that generate e ither significantly higher or significantly lower daily trips than the average used to calculate the base fee. Drive-through facilities fall into this category. The proposed drive-through building will be charged traffic impact fees at the City’s alternative per trip method that is currently part of the City impact fee schedule. Traffic impact fees will be based upon the projected number of vehicle trips from the restaurant. These trips are typically calculated utilizing a traffic analysis that is based on the ITE trip manual for fast food restaurants. Lot Line Adjustment The application also includes a lot line adjustment to rearrange the existing lot lines to accommodate the proposed development. Currently, an existing lot line bisects proposed building B. GENERAL PLAN CONSISTENCY: The General Plan supports economic development and tourist - serving development at freeway interchange locations where existing infrastructure can support traffic impacts. This project is also adjacent to the Del Rio Specific Plan which envisions a master planned commercial node. The proposed development provides retail and restaurant development of an existing vacant commercial parcel and is compatible with the Del Rio Specific Plan vision. ENVIRONMENTAL DETERMINATION: The proposed project is Categorically Exempt (Class 32) 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 15332, because it is an infill development of an existing vacant commercial parcel. FINDINGS: To approve DEV 19-0026, the Planning Commission must make all of the following findings: Conditional Use Permit 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 be detrimental to the health, safety or welfare of the general public or persons 15 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity, and 4. That the proposed project or use is consistent with the character of the immediate neighborhood and will not be 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, and 6. The proposed project is in compliance with any pertinent city policy or criteria adopted by ordinance or resolution of the city council. Lot Line Adjustment 1. The proposed lots for adjustment are legal lots of record 2. The Lot Line Adjustment, as conditioned, is consistent with current building and zoning standards 3. The Lot Line Adjustment is consistent with the General Plan and the Atascadero Municipal Code 4. The Lot Line Adjustment will not result in a greater number of lots than existing 5. Existing lot sizes of 1.13 and 1.58 gross acres shall be maintained with the area adjustment, consistent with processing of equal area adjustments historically approved by the City of Atascadero 6. The Lot Line Adjustment will correct historical and/or geographical use problems ALTERNATIVES: 1. The Planning Commission may include modifications to the project and/or conditions of approval for the project. Any propose d modifications, including conditions of approval, should be clearly re-stated in any vote on the attached draft resolution. 2. The Planning Commission may determine that more information is needed on some aspect of the project and may refer the item back t o 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. 16 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 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. Draft PC Resolution 2. Draft Class 32 CEQA exemption 17 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Draft Resolution DEV 19-0026 DRAFT PC RESOLUTION RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AND LOT LINE ADJUSTMENT FOR A COMMERCAIL CENTER INCLUDING A DRIVE-THROUGH RESTAURANT AT 1900, 1920, AND 1950 EL CAMINO REAL (APN 049- 131-035, 049-131-053, and 049-131-083) DEL RIO RETAIL AND DRIVE-THROUGH (DEV 19-0026) MP ANNEX, LLC WHEREAS, an application has been received from MP Annex, LLC (284 Higuera St, San Luis Obispo, California 93403), Owner and Applicant, to consider a Conditional Use Permit and Lot Line Adjustment for a commercial center with a drive-through restaurant located at 1900, 1920 and 1950 El Camino Real, Atascadero, CA 93422 (APNs 049-131-035, 049-131- 053, and 049-131-083); 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 Tourist (CT); and WHEREAS, drive-through uses are conditionally allowed in the Commercial Tourist zoning district; and WHEREAS, the project was reviewed by the Design Review Committee at their regularly scheduled meeting on July 10, 2019; and WHEREAS, recommendations of the Design Review Committee have been incorporated into the project exhibits and conditions of approval; and WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the State and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and WHEREAS, a timely and properly noticed Public Hearing upon the subject 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 use permit; and 18 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearing studied and considered a use permit for a commercial development with drive- through restaurant. 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. Recitals: The above recitals are true and correct. SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, in a regular session assembled on November 5, 2019, resolved to approve a conditional use permit for a commercial development with a drive-through restaurant (DEV 19-0026). SECTION 3. Facts and Findings. The Planning Commission makes the following findings, determinations and approvals with respect to the conditional use permit: 1. FINDING: The proposed project or use is consistent with the General Plan; and, 2. FINDING: The proposed project or use satisfies all applicable provisions of the Zoning Ordinance; and, 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; and, 4. FINDING: The proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development; and, 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; and, 6. FINDING: The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. SECTION 4. Facts and Findings. The Planning Commission makes the following findings, determinations and approvals with respect to the lot line adjustment: 7. FINDING: The proposed lots for adjustment are legal lots of record 8. FINDING: The Lot Line Adjustment, as conditioned, is consistent with current building and zoning standards 19 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 9. FINDING: The Lot Line Adjustment is consistent with the General Plan and the Atascadero Municipal Code 10. FINDING: The Lot Line Adjustment will not result in a greater number of lots than existing SECTION 5. CEQA. The proposed project is Categorically Exempt (Class 32) 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 15332, because it is an infill development of an existing vacant commercial parcel. SECTION 6. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on November 5, 2019, resolved to approve a Conditional Use Permit and Lot Line Adjustment for a commercial development with a drive-through restaurant (DEV19-0026) subject to the following: 1. EXHIBIT A: Conditions of Approval 2. EXHIBIT B: Project Plan Set 3. EXHIBIT C: Lot Line Adjustment Map 20 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | 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 ______________________________ Tom Zirk Planning Commission Chairperson Attest: ______________________________ Phil Dunsmore Planning Commission Secretary 21 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT A: Conditions of Approval DEV 19-0026 Conditions of Approval Conditional Use Permit Del Rio Retail Development 1900, 1920, and 1950 El Camino Real DEV 19-0026 Timing BL: Business License BP: Building / Grading Permit FI: Final Inspection 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 Planning Services Conditions 1. This Conditional Use Permit and Lot Line Adjustment shall allow a drive-through restaurant as part of a commercial development as described in these conditions of approval and generally shown in the attached exhibits, regardless of owner. Violation of any condition of approval or inconsistency with any adopted plan not authorized by the City shall result in immediate revocation of this entitlement. Ongoing PS 2. No permit shall be issued during the fourteen (14) day appeal period following the Planning Commission approval. Should an appeal be filed, no permit shall be issued until final action on the appeal has been taken. BP PS 3. The Community Development Department shall have the authority to approve minor changes to the project that (1) modify the site plan of the 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. BP / Ongoing PS 4. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months after its effective date, unless the project has received a building permit, or a time extension has been applied for. 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 PS 6. Development of the site shall be in accordance with the City approved exhibits as attached unless specifically modified by conditions of approval or approved by the City. Ongoing PS 7. Prior to permit issuance for any site work or structure, a lot line adjustment shall be completed and recorded should any proposed structure cross existing property lines. BP PS 8. The site shall be modified to eliminate all improvements other than grading from the area necessary to accommodate construction of interchange improvements as adopted by the City council and approved by the City Engineer. These improvements currently BP PS 22 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero include a roundabout at the Del Rio / Highway 101 southbound interchange. 9. All site improvements and buildings shall be maintained in a high quality manner. All buildings and landscaping shall be repaired immediately if damaged. Continued regular maintenance shall occur to ensure that the commercial buildings and site improvements reflect a high quality project. Ongoing Planning 10. The owner shall install all new and relocated utilities underground. BP PS Signage: 11. All tenant signage shall be consistent with the exhibits as attached. 12. Changeable copy signage shall be limited to the chalkboard signage included in the attached sign program. 13. No internally illuminated flat faced cabinet signage shall be permitted. 14. All tenant signs on the monument sign shall be individual letters. Business logos will be permitted provided the material is compatible with the individual letter design. 15. Any modifications to the signage design shall be reviewed and approved by the Design review Committee. BP PS Landscaping: 16. All trees shall be maintained in a manner which allows for a natural growth pattern. In no manner shall the height of the trees be stunted or limited, either through pruning or chemical application. 17. All trees within the right-of-way along the project frontage shall be maintained in perpetuity by the development. Ongoing PS Public Works Conditions General Conditions 18. Plans, specifications, and details prepared for the public improvements required shall be prepared in accordance with City Standard Specifications and Drawings, and to the satisfaction of the City Engineer. IP CE 19. Public improvement plans (PIPs) shall be prepared by a licensed civil engineer. PIPs shall be prepared on 24”x36” plan sheets, use the City Standard border and signature block, and shall comply with Section 2 of City Standard Specifications. IP CE 23 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 20. All Public Improvement Plans (PIP) shall contain the City of Atascadero Standard Notes for Improvement Plans on file in the City Engineer's office. IP CE 21. The Developer shall be responsible for all inspection costs of the public improvements in accordance with City of Atascadero Municipal Code Sections 7-12.506. At the discretion of the City Engineer, the Developer shall execute an inspection agreement with the City Engineer to provide a City approved third party inspector and/or to pay the costs of contract inspection of the public improvements. At the discretion of the City Engineer, a third party inspector may include the Engineer of Work (EOW) for the project, at the cost of the Developer. The contract inspector or EOW shall provide ongoing inspection as frequently as the City Engineer deems appropriate to determine the construction has been completed in substantial conformance with the plans and specifications. At the completion of construction and prior to the final inspection, the contract inspector or EOW shall submit the following items to the City Engineer: • Engineer of Work Certification (City form) • Soil Testing Reports • Material Certifications • Record Drawings (including electronic files in PDF format and an AutoCAD base map) • Other documentation that may be required by the City Engineer to determine satisfactory completion of the project. IP CE 22. The Applicant is responsible for all rights-of-way acquisitions and associated costs. IP CE 23. The ADA connection from the adjacent sidewalk shall be as depicted on sheet A2.0 of the attached Exhibits. IP/BP CE 24. The proposed drive-through building will be charged traffic impact fees at the City’s alternative per trip method that is currently part of the City impact fee schedule. Traffic impact fees will be based upon the projected number of vehicle trips from the restaurant as determined using the most current version of the ITE trip manual. BP CE El Camino Real Improvements 25. The Developer shall complete street improvements for El Camino Real and Del Rio Rd in accordance with City Standard Specifications and Drawings and in conformance with Public Improvement Plans approved by the City Engineer. The Developer shall construct the following El Camino Real (ECR) improvements: IP CE 24 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero a. New frontage improvements consisting of an integral curb, gutter, and sidewalk per City Standard Drawing No. 418 (Type A) and 419 (6-feet wide per note 5); curb face to be 35-ft from centerline and shall align with the new curb alignment recently approved with the hotel project at 1800 El Camino Real. b. New driveway approach per San Luis Obispo County Standard Drawing Nos. B-3, B-3a (drawing condition 1). c. New ADA compliant curb-ramp at northwesterly corner of ECR and Del Rio Rd. d. Widen ECR pavement to tie to new frontage improvements. The pavement section shall be designed based on a Traffic Index (TI) = 10.0 and a 20-yr design life. e. New southbound (SB) travel lanes and striping: i. One 12-ft wide left-turn lane (100-ft stacking) with striped center median ii. One 12-ft wide through lane iii. One 5-ft wide bike lane iv. One 12-ft wide right-turn lane beginning southerly of the project entrance (175-ft stacking) v. New SB through lane shall align with the existing SB lane southerly of Del Rio Rd to the satisfaction of the City Engineer. f. New northbound (NB) travel lanes: i. One left-turn pocket serving the project entrance with continuation of the striped center median identified above. g. New two-way center turn-lane to be striped northerly of the project entrance. Two-way turn lane shall align with the new two- way center turn-lane approved for the northerly Hotel project at 1800 El Camino Real. h. The Developer shall relocate and adjust traffic signals as necessary to accommodate the new lane configurations and street improvements, to the satisfaction of the City Engineer 26. Roadway signing and striping shall be in accordance with the California Manual on Uniform Traffic Control Devices (CA-MUTCD). IP CE 27. Existing overhead utilities on the ECR frontage of the subject property shall be placed underground, to the satisfaction of the City Engineer. The Developer shall bear all costs for design and construction of undergrounding. IP CE Stormwater 28. A Storm Water Control Plan (SWCP) shall be prepared in accordance with City Standard Specifications and the Regional Water Quality Control Board Res. No. R3-2013-0032. The SWCP shall include supporting hydraulic calculations for each Tier. The BP CE 25 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SWCP shall be completed on the City standard form available from the City Engineer. 29. A Stormwater Pollution Prevention Plan (SWPPP) is required prior to the start of construction. The construction plans shall include the WDID number on the Title Sheet. BP CE On-Site Easements 30. The property owner shall dedicate a 6-feet wide Public Utility Easement (PUE) contiguous to El Camino Real and Del Rio Road rights-of-way. BP CE 31. The property owner shall create common driveway easement over that portion of the subject property to be used for the common driveway serving the subject property and the adjacent northerly property. The easement shall be subject to review and approval by the Community Development Director and the City Engineer BP CE 32. Drainage easements and agreements are required if drainage improvements over more than one parcel are shared and operated as one system BP CE 33. Where an easement is created for commonly owned or operated improvements for the benefit of more than one property, there shall also be created a maintenance and operations agreement, to the satisfaction of the Community Development Director and City Engineer BP CE / PS Utilities 34. Each parcel shall be served with separate services for water, sewer, gas, power, telephone and cable TV. Utility laterals shall be located and constructed to each lot in accordance with City Standard Specifications and Drawings BP CE 35. The Developer shall underground the existing overhead utility system within the project boundaries and along the public street frontages, to the satisfaction of the City Engineer. When undergrounding of overhead utilities requires modifications to existing overhead utilities within the adjacent block or neighborhood, the City Engineer shall determine a reasonable limit of the undergrounding efforts in coordination with the affected utility purveyors BP CE 36. The Developer shall contract with each public utility purveyor for an underground system design. Each design shall be submitted to the City Engineer for review and approval, prior to approval of the public improvement plans BP CE 26 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT B: Project Plan Set DEV 19-0026 See following 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXHIBIT C: Lot Line Adjustment map DEV 19-0026 53 Date Scale Sheet 24x36: 11x17: 1 09/12/19DEL RIO RETAIL Del Rio & El Camino Real Atascadero, CA General Sign Notes PROJECT DESCRIPTION SHEET INDEXGENERAL NOTES VICINITY MAP 1.All signs and sign structures shall be well maintai ned. 2.Sign illumination shall be maintained from dusk until 10pm or close of the last business within the Retail Center, whichever is later. 3.Signs and sign lighting shall not create hazardous conditions for pedestrians or vehicles. 4.All Retail Center signs shall be consistent with this Sign Program unless exceptions are granted by Lessor and/or the City of Atascadero. 5.Lessee shall be responsible for the cost of its sign(s). Signs shall be installed only by licensed contractors. 6.All conduits, raceways, transformers, junction boxes, openings in buildings surfaces, and exposed hardware shall be finished in a manner consistent with quality fabrication practices. All wall sign finishes shall be pegged from the wall. 7.Lessee's sign company shall confirm all conduit and transformer locations prior to fabrication. 8.Lessee shall remove all signage within thirty days of vacating the Retail Center. All holes left by Lessee's signage shall be repaired and painted to match the surface from which the signage was removed. 9.All signage shall comply with the following: a.The Del Rio Retail Sign Program, b.City of Atascadero sign regulations, and c.Any applicable conditions required by the City of Atascadero for final project approval. d.Applicable building codes. 10.Any future variation of the Sign Program shall require review and approval from the City of Atascadero. Any sign that does not comply with the current sign program shall require review and approval from the City of Atascadero. Freeway oriented signs are subject to an Administrative Use Permit. 1. Lessee shall submit electronic renderings of its proposed signs to Lessor. The submission shall identify the proposed sign materials, colors, finishes, dimensions, lighting (if applicable) and any other information necessary to enable Lessor to conduct a full review of Lessee's signage proposal. Lessee's signage shall be subject to Lessor's written approval and in no event may Lessee install signage without Lessor's prior written consent. 2. Lessee shall submit its sign drawings, along with Lessor's written approval, to the City of Atascadero's Planning Department for approval and permitting. Lessee shall pay for all costs of its sign design, approvals, permits, installation, and maintenance. 3. Lessees unable to conform to the sign criteria outlined herein will be required to return to the City of Atascadero's Community Development Department for review and approval of singage. Lessee's signage shall always require Lessor's approval. PROJECT SITE OVERVIEW The purpose of The Del Rio Retail Sign Program is to create a set of consistent standards for lessee signage within The Del Rio Retail Center. The goal is to create signage that is effective yet visually pleasing and balanced throughout the project. The Del Rio Sign Program is based off the City of Atascadero's sign regulations and shall be enforced by the City of Atascadero. All signs meeting the requirements of The Del Rio Sign Program shall be administratively approved by the City of Atascadero. Any proposed alterations or increases to sign areas by the lessee not covered herein shall be subject to the City of Atascadero's design review procedures. N 1 General Sign Notes 2 Optional Sign Types 3 Building A - Sign Exhibit 4.1 Building B - Sign Exhibit 4.2 Building B - Sign Exhibit 5 Freeway Facing Pole Sign 6 Monument Sign 54 Date Scale Sheet 24x36: 11x17: 2 09/12/19DEL RIO RETAIL NTS Del Rio & El Camino Real Atascadero, CA Optional Sign Types PROJECTING SIGNS HANGING SIGNSWALL SIGNS WINDOW LETTERING Wall signs may be externally lit or internally illuminated individual channel letters with light directed through the letters set in an opaque background. If the sign is externally lit, top mounted light fixtures which shine light downward and are fully shielded must be used. Wall signs may contain stylized font and/or company logos. Refer to the following pages for size limitation. Letter height shall be proportionate to the sign size and the building architecture. The area of the sign shall not exceed one square foot per lineal foot of business frontage. One suspended or projecting sign is allowed per business. Projecting signs must have 8' of clearance from the sidewalk and project no more than 5' beyond the building facade. Projecting signs shall not exceed 15 SF with a maximum letter height of 10". Projecting signs, if lit, shall be externally lit w ith top mounted light fixtures which shine light downward and are fully shielded. NOTE: Projecting and/or under canopy signs to have 3D appearance with dimension, with a ten (10) inch maximum letter height. CHALKBOARD SIGNS Chalkboard or changeable menu signs shall be made of a smooth hard panel for writing on with chalk. This type of sign is permitted for restaurants, wine tasting rooms and other businesses whose primary business is food/beverage. The chalkboard shall not exceed 6 SF and may be either attached to a wall, on a pole in the ground or in a planter, if illuminated, it must be externally lit with top mounted light fixtures which shine light downward and are fully shielded. The chalkboard sign contributes to the maximum overall aggregate area of 150 SF. One suspended or projecting sign is allowed per business. Hanging or Under Canopy signs must have 7' of clearance from the sidewalk. Hanging signs shall not exceed 15 SF with a maximum letter height of 10". Hanging signs, if lit, shall be externally lit with top mounted light fixtures which shine light downward and are fully shielded. NOTE:Projecting and/or under canopy signs to have 3D appearance with dimension, with a ten (10) inch maximum letter height. AWNING/ SUSPENDED SIGNS Awning Signs shall be limited to the front valance of the awning and shall contain the name of the business. Awning or canopy signs must have 8' of clearance from the sidewalk and project no more than 5' beyond the building facade with maximum slope less than sixty degrees. Projecting signs shall not exceed 15 SF. Awning signs shall not be illuminated. Window lettering shall be done professionally and may be painted on the inside or the outside of the window. If painted on the outside, a sealer must be applied and regular maintenance is required. Only the name of the business and/or logo is permissible. Lettering is limited to 8" in height and shall not exceed 50% of the window area. Lessee may have window lettering on one window on each frontage. If the window is paned (i.e., French windows), then lettering shall be limited to a single pane (i.e., a word may not be spelled out with one letter in each pane extending across several panes). 55 OPTIONAL ALLOWED WALL SIGN -LIMIT ONE PER BUSINESS FRONTAGE 11'-3 1/2" OPTIONAL AWNING SIGN-ONE PER BUSINESS 15 SF MAX. 29'-7 1/4" 10'-3 1/2"10'-3 1/2" 11'-10" 12'-8 3/4" 11'-3 1/2" TENANT A-1 ALLOWED 28.25 SF 28'-3 1/2" TENANT A-2 ALLOWED 25.75 SF 25'-9 3/4" TENANT A-3 ALLOWED 29.75 SF 25'-9 1/2" TENANT A-4 ALLOWED 20.5 SF 20'-5 1/2" TENANT A-5 ALLOWED 31.83 SF 31'-10" OPTIONAL ALLOWED WALL SIGN -LIMIT ONE PER BUSINESS FRONTAGE OPTIONAL ALLOWED WALL SIGN -LIMIT ONE PER BUSINESS FRONTAGE OPTIONAL ALLOWED WALL SIGN -LIMIT ONE PER BUSINESS FRONTAGE OPTIONAL ALLOWED WALL SIGN -LIMIT ONE PER BUSINESS FRONTAGE OPTIONAL AWNING SIGN-ONE PER BUSINESS 15 SF MAX. OPTIONAL AWNING SIGN-ONE PER BUSINESS 15 SF MAX. 9'-4" 9'-3"9'-4" 9'-3" 9'-3" OPTIONAL ALLOWED WALL SIGN -LIMIT ONE PER BUSINESS FRONTAGE 12'-8 3/4" A HIGHWAY 101 ON-RAMP Date Scale Sheet 24x36: 11x17: 3 09/12/19DEL RIO RETAIL Del Rio & El Camino Real Atascadero, CA Signage Exhibit Building A NOT TO SCALE EAST ELEVATION - FACING LANDSCAPED BASIN2 NOT TO SCALE NORTH ELEVATION - FACING PARKING AREA1 NOT TO SCALE SOUTH ELEVATION - FACING FREEWAY4 1/8" = 1'-0" WEST ELEVATION - FACING DEL RIO3 NOT TO SCALE KEY PLAN6 WALL SIGNS ONE PER BUSINESS FRONTAGE ALLOWED AREA= 1SQ FT/ LF OF FRONTAGE AWNING AND SUSPENDED SIGNS ONE PER BUSINESS ALLOWED AREA: 132 SF PROPOSED AREA: 132 SF FREEWAY ORIENTED WALL SIGNS ALLOWED SIGN AREA: 60 SF/ SIGN PROPOSED AREA: 14 SF/ SIGN NOTE: EXEMPT FROM 150 SF AGGREGATE AREA TOTAL AGGREGATE SIGN AREA MAXIMUM TOTAL AGGREGATE SIGN AREA: 150 SF MAY BE DIVIDED BY USING ONE (1) OR MORE SIGN TYPES TOTAL PROPOSED AREA: 90 SF 56 77'-6" 3'-11 1/4" 3'-7" 9'-9" 3'-11 1/4" 4'-11 3/4" 29'-6" HIGHWAY 101 ON-RAMP B Date Scale Sheet 24x36: 11x17: 4.1 09/12/19DEL RIO RETAIL Del Rio & El Camino Real Atascadero, CA Signage Exhibit Building B FRANCHISE WALL SIGNS 9-15.010 (G) FRANCHISE AND LOGO SIGNS. BUSINESSES THAT ARE PART OF A FRANCHISE OR CORPORATION MAY NOT EXCEED THE MAXIMUM SIGN AREA ALLOWED IN THEIR ZONE INCLUDING FRANCHISE OR LOGO SIGNS. 1/4" = 1'-0" ELEVATIONS SIDE ENTRY ELEVATIONS - SIGNAGE1 FRANCHISE WALL SIGNS SIDE ENTRY ELEVATION ALLOWED AREA: 77 SF PROPOSED UPPER LOGO AREA: 14.4SF PROPOSED LOWER LOGO AREA: 11.6 SF SUSPENDED LETTERING SIGNAGE: 13.6 SF TOTAL: 39.6 SF NOT TO SCALE ELEVATIONS FRONT ENTRY ELEVATION - SIGNAGE2 FRANCHISE WALL SIGNS FRONT ENTRY ELEVATION ALLOWED AREA: 29.5 SF PROPOSED UPPER LOGO AREA: 14.4 SF PROPOSED LETTERING SIGNAGE: 14.5 SF TOTAL: 28.9 SF NOT TO SCALE KEY PLAN3 57 3'-7" 4'-11 3/4" 77'-6' 3'-11 1/4" 8'-8" 29'-6" HIGHWAY 101 ON-RAMP B Date Scale Sheet 24x36: 11x17: 4.2 09/12/19DEL RIO RETAIL Del Rio & El Camino Real Atascadero, CA Signage Exhibit Building B 1/4" = 1'-0" ELEVATIONS DRIVE-THRU SIDE ELEVATIONS - SIGNAGE1 FRANCHISE WALL SIGNS DRIVE THRU ELEVATION ALLOWED AREA: 77 SF PROPOSED UPPER LOGO AREA: 11.6 SF SUSPENDED LETTERING SIGNAGE: 13.6 SF TOTAL: 25.2 SF 1/4" = 1'-0" ELEVATIONS REAR ELEVATION - SIGNAGE2 FRANCHISE WALL SIGNS REAR ELEVATION ALLOWED AREA: 29.5 SF PROPOSED UPPER LOGO AREA: 14.4 SF PROPOSED LETTERING SIGNAGE: 14.5 SF TOTAL: 28.9 SF TOTAL AGGREGATE SIGN AREA MAXIMUM TOTAL AGGREGATE SIGN AREA: 150 SF MAY BE DIVIDED BY USING ONE (1) OR MORE SIGN TYPES TOTAL PROPOSED AREA: 122.6 SF FRANCHISE WALL SIGNS 9-15.010 (G) FRANCHISE AND LOGO SIGNS. BUSINESSES THAT ARE PART OF A FRANCHISE OR CORPORATION MAY NOT EXCEED THE MAXIMUM SIGN AREA ALLOWED IN THEIR ZONE INCLUDING FRANCHISE OR LOGO SIGNS. NOT TO SCALE KEY PLAN3 58 HIGHWAY 101 ON-RAMP MONUMENT SIGN POLE SIGN Date Scale Sheet 24x36: 11x17: 5 09/12/19DEL RIO RETAIL 1/8"=1'-0" Del Rio & El Camino Real Atascadero, CA Freeway Pole Sign FREEWAY ORIENTED POLE SIGN ONE SQUARE FOOT PER LINEAL FOOT OF FREEWAY ORIENTED BUSINESS FRONTAGE FREEWAY ORIENTED STREET FRONTAGE= 207' MAXIMUM SIZE: 150 SF MAXIMUM HEIGHT: 50' PROPOSED AREA= 61 SF POLE SIGN PLAN POLE SIGN ELEVATION FREEWAY VIEW PREFINISHED METAL SIGN PANELS- COLOR BRONZE FURRED OUT STUCCO PANELS- CONCRETE TEXTURE AND COLOR PREFINISHED METAL SIGN END PANELS-COLOR WHITE LINE OF POLE STRUCTURE BEYOND. REFER TO SIGN DESIGN-BUILD DRAWINGS. REFER TO LANDSCAPE PLANS FOR PLANT SCHEDULE. LINE OF POLE STRUCTURE BEYOND. REFER TO SIGN DESIGN-BUILD DRAWINGS. PROPOSED SIGNAGE AREA APPROX 61 SF -NOT TO EXCEED 150 SF POLE SIGN ELEVATION PARKING VIEW POLE SIGN ELEVATION SIDE VIEW PREFINISHED METAL SIGN PANELS- COLOR BRONZE NOT TO SCALE KEY PLAN1 59 HIGHWAY 101 ON-RAMP MONUMENT SIGN Date Scale Sheet 24x36: 11x17: 6 09/13/19DEL RIO RETAIL NTS Del Rio & El Camino Real Atascadero, CA Monument Sign MONUMENT SIGN PLAN MONUMENT ELEVATION LOOKING EAST FROM EL CAMINO REAL MONUMENT ELEVATION LOOKING NORTH FROM PARKING LOT MONUMENT ELEVATION LOOKING WEST FROM EL CAMINO REAL MONUMENT ELEVATION LOOKING SOUTH FROM EL CAMINO REAL PREFINISHED METAL SIGN PANELS- COLOR BRONZE CONCRETE BASE AND PLANTER REFER TO LANDCAPE PLAN FOR PLANTING SCHEDULE CONCRETE BASE AND PLANTER MULTI TENANT MONUMENT SIGN ONE MONUMENT SIGN PER 200 LINEAL FOOT OF STREET FRONTAGE MAXIMUM AREA ALLOWED: 60 SF 6' MAX TOTAL HEIGHT 4' MAX BASE HEIGHT 1' MINIMUM BASE HEIGHT LOCATE IN LANDSCAPE PLANTER PROPOSED AREA= 15 SF/ SIDE NOT TO SCALE KEY PLAN1 LANDCAPE LIGHTING FOR MONUMENT SIGN EXTERIOR LIT, 1" RAISED LETTERING AND LOGO, TYP. EXTERIOR LIT, 1" RAISED LETTERING AND LOGO, TYP. LANSCAPE UPLIGHT- REFER TO ELECTRICAL DRAWINGS EXTERIOR LIT, 1" RAISED LETTERING AND LOGO, TYP. 60 ITEM 2 Del Rio Retail DEV 19-0026 / MP Annex, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Draft Class 32 CEQA Exemption DEV 19-0026 61 Proposed Project Site CITY OF ATASCADERO NOTICE OF EXEMPTION 6500 Palma Avenue Atascadero, CA 93422 805.461.5000 TO: File Date Adopted: October 24, 2019 FROM: Kelly Gleason, 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: DEV19-0026 – Del Rio Taco Bell & Retail Project Applicant: Patti Whelen Project Owner: MP Annex, LLC Project Location: 1920 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County; 049-131- 035, 050, 083) Proposed Development Site 62 Project Description: The subject site is approximately 1.41 acres in size. The applicant proposes a 6,000 square foot retail building and 2,000 square foot drive-through restaurant with 32 parking spaces. The project is designed to share access with the adjacent hotel and gas station developments. The site is currently vacant and is bordered by commercial and mufti-family residential zoning. No native trees are proposed for removal. Name of Public Agency Approving Project: City of Atascadero Name of Person or Agency Carrying Out Project: MP Annex, 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): 15332 Reasons why project is exempt: The Class 32 Exemption of the California Environmental Quality Act (CEQA) (Section 15332, In-Fill Development projects) consists of projects characterized as in-fill development meeting the following conditions: a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The subject parcels are zoned Commercial Tourism (CT) and the General Plan labels their land use as General Commercial (GC). The proposed use is in accordance with the designations. However, since the new restaurant is requesting a drive-through, the project is subject to a Conditional Use Permit. The municipal code sets forth certain additional development standards for drive- through facilities (AMC 9- 4.122). Standards include the following: • Site must be located off an arterial or collector road. • The drive-through lane must be separated from stop-over customer traffic circulation. • There must be queuing for a minimum of 5 vehicles. • On-site circulation signage must be provided. The project site is located off of El Camino Real which is designated as an arterial road. A separated drive- through lane is proposed with stacking for 8 vehicles. Directional signage will be provided on site to ensure the functionality of internal site circulation. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The proposed project is within the City limits of the City of Atascadero on a site 1.41 acres in size. The property is surrounded by commercial as well as the US Highway 101. The site is currently vacant. c) The project site has no value as habitat for endangered, rare or threatened species. The project site is a vacant site bordered by developed areas. The site is located off of Highway 101. No sensitive species exist on site. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. 63 The project site is located off of El Camino Real at the intersection with Del Rio and the highway 101 interchange which is designed to accommodate commercial build-out as anticipated in the General Plan. The exterior public spaces are designed to face east, with noise from the adjacent 101 freeway blocked by the proposed new buildings. The project consists of a small scale commercial development. Air quality impacts are less than significant. No impact to water quality will occur. Per City and State standards, all projects are required to implement stormwater detention, retention, and filtration as necessary. e) The site can be adequately served by all required utilities and public services. The project site is located in an area with full city and utility services. All service providers have adequate capacity to serve the site at completion of the project. The City has further considered whether the project is subject to any of the exceptions to the use of a categorical exemption found at CEQA Guidelines Section 15300.2. This section prohibits the use of categorical exemptions under the following circumstances: (a) for certain classes of projects (Classes 3, 4, 5, 6 and 11) due to location where the project may impact an environmental resource or hazardous or critical concern; (b) when the cumulative impact of successive projects of the same type in the same place, over time, is significant; (c) where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances; (d) where the project may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway; (e) where the project is located on a state designated hazardous waste site; and (f) where the project may cause a substantial adverse change in the significance of a historical resource. All of the above considerations have been evaluated. The project will not impact an environmental resource nor create a cumulative impact. Development in this area was anticipated in the General Plan build-out scenario and no significant cumulative impact will result as part of this project. The project will not create an unusual circumstance that would result in an environmental impact nor is it located along a designated scenic highway. The site is currently vacant and has not been previously developed. No historic resources exist on the site or adjacent to the site. Contact Person: Kelly Gleason, Senior Planner, kgleason@atascadero.org, (805) 470-3446 Date: October 24, 2019 ________________________________ Kelly Gleason, Senior Planner 64 CITY OF ATASCADERO PLANNING COMMISSION 3. 2019 BUILDING, FIRE, PLANNING AND ZONING, AND SUBDIVISION CODE UPDATES The proposed project consists text amendments to Title 4 Public Safety, Title 8 Building Code, Title 9 Planning and Zoning, and Title 11 Subdivisions to adopt the 2019 California Building Code and amend Municipal Code references for internal consistency and clarification. Ex-Parte Communications:  Recommendation: Approve the proposed text amendments to the Municipal Code to adopt the 2019 CBC and associate code text amendments. (CPP19- 0080) THIS ITEM HAS BEEN CONTINUED TO A DATE CERTAIN OF NOVEMBER 19, 2019 ITEM NUMBER: 3 DATE: 11-5-19 65