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* COVID-19 NOTICE *
Consistent with Executive Orders N-25-20 and No. N-29-20 from the
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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
REGULAR MEETING
Tuesday, November 17, 2020
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 Mark Dariz
Vice Chairperson Jeff van den Eikhof
Commissioner Duane Anderson
Commissioner Tori Keen
Commissioner Michael Shaw
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 Commissi on 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 20, 2020
Recommendation: Commission approve the October 20, 2020, Minutes.
City of Atascadero Planning Commission Agenda Regular Meeting, November 17, 2020
Page 2 of 2
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Commission Website.
COMMUNITY DEVELOPMENT STAFF REPORTS
None
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 op portunity to comment on
the ex parte communication.
2. MIXED-USE DEVELOPMENT PROJECT AT 3710 EL CAMINO REAL
The proposed project consists of a proposed mixed-use development which
includes three (3) mixed-use buildings with a total of six (6) 2nd floor residential
units and 1st floor commercial spaces. The project includes private open space
areas and approximately twenty-seven (27) parking spaces. The applicant is
requesting a variance to reduce the side-setback landscape buffer requirement
and a reduction of one (1) parking space based on an Atascadero Municipal
Code parking reduction.
Ex-Parte Communications:
Recommendation: Approve the project with conditions. (DEV19-0124)
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be held on December 1, 2020, 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.
PC Draft Minutes of 10/20/2020
Page 1 of 5
ITEM NUMBER: 1
DATE: 11-17-20
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, October 20, 2020 – 6:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson Dariz called the meeting to order at 6:02 p.m. and Commissioner Zirk led the
Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Shaw, Keen, Wolff, Zirk, Vice
Chairperson van den Eikhof and Chairperson Dariz
Absent: None
Others Present: Recording Secretary, Annette Manier
Staff Present: Community Development Director, Phil Dunsmore
Assistant Planner, Mariah Gasch
Senior Planner, Kelly Gleason
Associate Planner, John Holder
APPROVAL OF AGENDA
MOTION: By Commissioner Anderson and seconded by Vice
Chairperson van den Eikhof to approve the Agenda.
Motion passed 7:0 by a roll-call vote.
PUBLIC COMMENT
None.
Chairperson Dariz closed the Public Comment period.
1
PC Draft Minutes of 10/20/2020
Page 2 of 5
ITEM NUMBER: 1
DATE: 11-17-20
CONSENT CALENDAR
1. DRAFT MINUTES OF SEPTEMBER 15, 2020
Recommendation: Commission approve the September 15, 2020, Minutes.
MOTION: By Commissioner Shaw and seconded by
Commissioner Anderson to approve the
Consent Calendar.
Motion passed 6:0:1 by a roll-call vote.
(Commissioner Wolff abstained due to her
absence from the last meeting.)
COMMUNITY DEVELOPMENT STAFF REPORTS
None
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 opportunity to comment on
the ex parte communication.
2. TENTATIVE PARCEL MAP, LOT LINE ADJUSTMENT, AND ROAD
ABANDONMENT FOR 2930 AND 2945 RAMONA ROAD
The proposed project consists of a Tentative Parcel Map that includes a right-of-
way abandonment. The project qualifies for a Class 15 Categorical Exemption
under CEQA Section 15315, for minor land divisions.
Ex Parte Communications:
Recommendation: Approve the project with conditions. (SBDV20-0047)
EX PARTE COMMUNICATIONS
None
Planner Holder presented the staff report. Director Dunsmore, Planner Gleason and
Planner Holder answered questions from the Commission.
2
PC Draft Minutes of 10/20/2020
Page 3 of 5
ITEM NUMBER: 1
DATE: 11-17-20
PUBLIC COMMENT
The following member of the public spoke during public comment: Dennis Schmidt. Mr.
Schmidt had asked Planner Holder some questions via email earlier, and Mr. Holder
addressed his questions. Applicant Schmidt was in agreement with staff’s
recommendations.
Chairperson Dariz closed the Public Comment period.
It was noted that on Page 16, Conditions 7 and 8 are missing, and this is a typo, not
missing conditions.
MOTION: By Commissioner Anderson and seconded
by Commissioner Zirk to approve the Draft
Resolution 2020 recommending the City
Council approve a Tentative Parcel Map
AT20-0013 that includes an abandonment of
a portion of Ramona Road right-of-way and
dedication on AT 2390 AND 2945 Ramona
Road (APN 049-212-001 and APN 049-211-
038) based on findings and subject to
conditions of approval, and with an added
condition that the applicant will work with
the City Engineer to determine the type and
placement of monuments, and to modify
Condition 14 to remove the word centerline.
Motion passed 7:0 by a roll-call vote.
3. VESTING TENTATIVE TRACT MAP AND MASTER PLAN OF DEVELOPMENT
FOR 1827 AND 1843 EL CAMINO REAL
The proposed project consists of a proposed Vesting Tentative Tract Map and
Master Plan of Development for a 6-lot residential subdivision. This is being
processed as a reconsideration of a previously approved but expired project as
no significant changes are proposed and no code changes effecting the project
have been enacted since the original approval. The project is consistent with the
certified Final EIR for the Del Rio Road Commercial Specific Plan and
subsequent addendums.
Ex-Parte Communications:
Recommendation: Approve the project with conditions. (RECON20-0078)
EX PARTE COMMUNICATIONS
None
3
PC Draft Minutes of 10/20/2020
Page 4 of 5
ITEM NUMBER: 1
DATE: 11-17-20
Planner Gleason presented the staff report and stated a correction to page 27 that the
APN# listed in the first paragraph should read 049-102-032. Director Dunsmore and
Planner Gleason answered questions from the Commission.
PUBLIC COMMENT
The following members of the public spoke during public comment: Patti Whelen, who
stated that she is in agreement with staff’s recommendations.
Chairperson Dariz closed the Public Comment period.
MOTION: By Commissioner Anderson and seconded
by Commissioner Wolff to approve Draft
Resolution 2020 approving a Conditional
Use Permit (Master Plan of Development)
and Vesting Tentative Subdivision Map
(Tract 3147) for the Annex residential project
APN 049-102-032, 049-102-020 at 1843 and
1827 El Camino Real, based on findings and
subject to conditions of approval, with the
corrected APN’s listed as stated above.
Motion passed 7:0 by a roll-call vote.
4. 6TH CYCLE HOUSING ELEMENT UPDATE
The Housing Element is part of the City’s General Plan and provides a policy
framework to further a wide variety of housing throughout the City in compliance
with State law.
Ex Parte Communications:
Recommendation: Approve the project with conditions. (CPP19-0067)
EX PARTE COMMUNICATIONS
None
Planner Gleason introduced Genevieve Sharrow, Housing Consultant, who presented the
staff report.
Ms. Sharrow, Director Dunsmore and Planner Gleason answered questions from the
Commission. Once this is approved, it will move on to City Council on November 10,
2020.
PUBLIC COMMENT
None
Chairperson Dariz closed the Public Comment period.
4
PC Draft Minutes of 10/20/2020
Page 5 of 5
ITEM NUMBER: 1
DATE: 11-17-20
MOTION: By Commissioner Zirk and seconded by
Commissioner Keen to approve Draft
Resolution 2020 recommending that the City
Council adopt the 2020-2028 Housing
Element Update based on findings and
subject to conditions of approval.
Motion passed 7:0 by a roll-call vote
COMMISSIONER COMMENTS AND REPORTS
Commissioner Zirk complimented the Community Development staff on the permitting
process.
DIRECTOR’S REPORT
Director Dunsmore stated that meeting on November 3, 2020 is cancelled, and the next
meeting will be on November 17, 2020.
ADJOURNMENT – 7:14 p.m.
The next regular meeting is scheduled for November 17, 2020, at City Hall, Council
Chambers, 6500 Palma Avenue, Atascadero.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
5
ITEM 2
Cook Mixed-Use
DEV19-0124/ Cook
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
Cook Vertical Mixed-Use Project (DEV19-0124)
RECOMMENDATIONS:
Staff recommends the Planning Commission adopt draft PC Resolution approving a
mixed-use development and parking reduction (processed as a Conditional Use Permit),
variance, and Tree Removal Permit (DEV 19-0124) to allow for a vertical mixed use
project, based on findings and subject to conditions of approval.
REPORT-IN-BRIEF:
The proposed project includes the removal of an existing residence and the construction
of three vertical mixed use buildings with second story residential units and first floor
commercial retail and warehouse/distribution space. The applicant intends to apply for a
tentative map after approval of the development project to allow for individual sale of the
units and/or commercial spaces. The project has a total of six (6) residential units (8,002
square-feet of residential space), 6,742 square-feet of commercial space, 27 on-site
parking spaces, and a shared driveway.
The applicant is requesting a shared peak-hour parking exception and a variance to the
side landscape setback requirement.
Project Info In-Brief:
PROJECT
ADDRESS: 3710 El Camino Real Atascadero, CA APN 049-221-016
PROJECT
PLANNER
John Holder
Associate Planner 805-470-3448 jholder@atascadero.org
APPLICANT Corey Cook, 1295 Sierra Meadow Lane, Templeton, CA, 93465
PROPERTY
OWNER Corey Cook, 1295 Sierra Meadow Lane, Templeton, CA, 93465
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT: SITE AREA EXISTING
USE PROPOSED USE
6
ITEM 2
Cook Mixed-Use
DEV19-0124/ Cook
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 Retail
(CR)
Commercial Retail
(CR)
Highway
101/Residential
Suburban (RS)
General
Commercial (GC)
Commercial
Retail (CR) 0.649 acres
Non-
conforming
Residential
Mixed Use
ENVIRONMENTAL DETERMINATION
☐ EIR / MND / ND /
Statutory
Exemption to be
circulated
☐ Prior CEQA Review
CEQA # ____________
Certified: _________
☒ Cat. Exemption
Class ___32______
CEQA Guidelines § 15332
☐ No Project - §
15268
Ministerial Project
Project Site
Project Site
7
ITEM 2
Cook Mixed-Use
DEV19-0124/ Cook
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Project Description
The site contains an existing non-conforming house and shed that will be demolished as
part of the proposed project. The applicant is proposing a new vertical mixed-use project
with commercial on the ground floor and residential spaces above. They intend to allow
for individual ownership and will submit a condominium subdivision map at a later date.
Multi-family housing is conditionally allowed in the Commercial Retail zone if located on
the second story or above. The proposed project can be considered infill development on
an underutilized parcel in a high priority commercial area for the City.
Buildings one and two each have approximately 1,725 square-feet of commercial retail
space on the ground floor and two (2) units on the upper floor, ranging from two-bedrooms
to three-bedrooms. Building three has approximately 3,292 square-feet of commercial
wholesale and distribution space on the ground floor and two (2) residential three-
bedroom units on upper floor.
ANALYSIS:
Project Summary and Site Design
The City’s General Plan supports vertical mixed use projects in Commercial Retail zones
(with no ground floor residential) with the approval of a Use Permit. This development
meets the General Plan goals and will replace a non-conforming use with a vertical mixed-
use project at a key commercial node.
The site is designed with a single driveway at El Camino Real. There are private garages
for the residential units located along the shared driveway. A shared parking area is
located towards the middle of the property to allow for guest and commercial patron
parking. A turn-around for fire access is designed into the driveway and parking area.
Building one is located adjacent to El Camino Real providing a storefront appearance
along the frontage. In between building one and two is an open area that provides two
guest parking spaces, placement of air conditioning units, waste receptacles, and a 3-
foot landscape buffer. Both building one and two contain areas for retail storage and
private parking garages for the second floor residential units. Building three is located
toward the rear of the property and contains two single-car garages for the second story
residential units with warehouse commercial space on the ground floor.
The residential units are located on the second story of each building for a total of six
units. The proposed residences range from 2- to 3-bedroom units. All residential units
contain private decks/balconies ranging from 100 to 170 square-feet.
Pedestrian access through the site is provided by a 4-foot accessible concrete walkway.
Access to the second floor is provided with internal building stairwells.
8
ITEM 2
Cook Mixed-Use
DEV19-0124/ Cook
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed Project Site Plan
(Front Portion of Project)
Proposed Project Site Plan
(Rear Portion of Project)
Retaining Walls
Due to site topography, there is a slight elevation variation across the property, mainly
sloping down toward Highway 101. The applicant has accommodated this change in
grade by proposing the construction of a 3-foot retaining walls along the northern and
southern property lines where appropriate in order to accommodate the project’s
proposed buildings, meet code requirements for maximum cross slope within the fire turn-
around area, accommodate site accessibility, and allow for maximum site utilization.
These walls are the minimum height to accommodate these requirements and will not be
detrimental to adjacent properties. The majority of site will be set below the grade of
adjacent properties.
9
ITEM 2
Cook Mixed-Use
DEV19-0124/ Cook
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Parking
AMC 9-4.118 lists the required number of parking spa ces for each use. A total of 28
spaces are required for the project. However the Atascadero Municipal Code section 9-
4.115(f) allows for an exception for shared peak-hour parking. This exception recognizes
that a parking reduction may be appropriate for mixed -use developments where the uses
have different peak traffic usage periods. Under this scenario, a reduction of up to 75%
of the most intensive use may be permitted through the Use Permit process. In this case,
the most intensive use is the residential component and the applicant is seeking to reduce
the parking by one (1) guest parking space for a total reduction of 7%.
Use Quantity Required
Parking Rate
Required
Spaces
Provided
Spaces
General Retail 2,400 SF
Retail
1050 SF
Storage
1 per 300 s.f. of
sales area, 1 per
600 s.f. of
storage area
9.75
9.75
Wholesaling and
Distribution
3,292 SF 1 per 1,000 s.f.
of use area for
first 10,000 s.f. of
use area, 1 per
3,000 s.f. of use
thereafter
3.2 3.2
3-bedroom
residence
4 2.5/unit 10 10
2-bedroom
residence
2 2.0/unit 4 4
Residential Guest
parking
0 1/5 units 1 0
TOTAL: 28 27
Of the 27 total spaces, six are within private residential garages, 19 are shared spaces,
1 is designated as a motorcycle space, and 1 bicycle parking area is provided. Parking
spaces include a curb at the wheel stop location, providing additional landscape area and
width within the vehicle overhang area. Landscaping in this area is lower groundcovers
to accommodate the overhang. Trees are proposed in between car spaces for shade.
Landscaping and Decorative Pavement
The conceptual landscape plan includes street trees along the El Camino Real frontage
and shade trees placed strategically throughout the parking areas. The common areas
include a mix of drought tolerant landscaping. Commercial districts are required to
landscape at least 10 percent of site area including setbacks, unused areas, and parking
areas (AMC 9-4.125). In addition, all mechanical equipment and waste collection areas
must be screened. The applicant is proposing to landscape approximately 15.5 percent
10
ITEM 2
Cook Mixed-Use
DEV19-0124/ Cook
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
of the total project area, which exceeds the required 10 landscaping for commercial sites.
However, the majority of the landscaped area is towards the rear of the property adjacent
to Highway 101 with limited landscape throughout the developed portion of the site . The
applicant has provided additional small to medium sized trees to add more landscape
height and layering with the buildings in addition to providing shade coverage in
accessible areas as recommended by the Design Review Committee.
Conceptual Landscape Plan
(Front Portion of Property)
Conceptual Landscape Plan
(Rear Portion of Property)
Pavers are also proposed on a portion of the entry to the project and the shared parking
area to soften the visual impact of the paved areas. Approximately 33.2 percent of the
entire project site will include pavers. The pavers will be permeable to allow for storm
water infiltration and the visual appearance of pavers is considered to be decorative under
AMC section 9-4.125 (3)(ii)(b)) and may be used to allow for reduced landscaper setbacks
to drive aisle and parking areas.
Setbacks
Pavers
11
ITEM 2
Cook Mixed-Use
DEV19-0124/ Cook
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The project is located in the Commercial Retail zone where side and front building
setbacks are not required. The building fronting El Camino Real is proposed at the back
of the sidewalk and entry into the tenant space is directly from El Camino Real , creating
an active storefront along the frontage . Buildings 1 and 2 are designed with a zero-
setback along the north property line. Due to building code requirements for fire safety,
windows are not permitted on the zero-setback wall (California Building Code 2019 Table
705.8) however, decorative false window elements were added at the request of the DRC.
The buildings are separated to provide a breakup of the mass along the northern property
line. The area in between the buildings contains landscaping directly adjacent to the
property line and is used to house mechanical equipment and trash storage.
Building 3 is proposed with a four (4) foot setback from the north and a three (3) foot
setback from the south property lines to allow for access to the rear of the site for
maintenance. Some smaller landscaping is proposed for this area. Along the south
property line, there is a reduced 3-foot landscape setback along the majority of the
property line. Per section AMC 9-4.125, a 5-foot side landscape buffer from parking and
driveway areas is required. This can be reduced to 3-feet if decorative pavement is used.
The applicant is utilizing pavers for a significant portion of the project site to allow for the
reduced buffer area however, due to the narrowness of the lot, portions of the site are
designed with no landscape area adjacent to the property north and south lines.
The applicant is seeking a variance from the 3-foot landscape buffer requirements where
the site design cannot meet this standard based on physical narrowness of the parcel
combined with requirements for minimum fire department turn -around width and
accessible path of travel to the rear building. The narrow shape and topography of the
existing lot, in addition to minimized frontage and access opportunities along El Camino
Real, limits the potential commercial viability of the property and supports the need for a
variance at this site. The areas that cannot meet the landscape buffer requirement are
outlined below in red.
Landscape Setback Buffer Exemption Details
The requested variance requires Planning Commission approval. The following findings
will need to be met to approve the variance request and are included in draft PC resolution
(Attachment 1):
12
ITEM 2
Cook Mixed-Use
DEV19-0124/ Cook
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
1. The Variance does not constitute a grant of special privileges inconsistent with
the limitations upon other properties in the vicinity and zoning district in which
such property is situated; and
2. There are special circumstances applicable to the property, including size,
shape, topography, location, or surroundings, and because of these
circumstances, the application of this title would deprive the property of
privileges enjoyed by other property in the vicinity and in the same zoni ng
district; and,
3. The Variance does not authorize a use which is not otherwise authorized in
the zoning district; and
4. The granting of such variance does not, under the circumstances and
conditions applied in the particular case, adversely affect the health or safety
of persons, is not materially detrimental to the public welfare, nor injurious to
nearby property or improvements.
Based on the narrowness of the lot and minimum ADA, emergency service access, and
parking lot design standards, staff believes the findings for the variance can be met.
Fencing and Screening
AMC section 9-4.128 requires that fencing and screening within the urban services line
be a minimum of six (6) feet in height. Additionally, a solid wall or fencing must be located
on side and rear property lines of any nonresidential use abutting a residential use or
zone. The proposed project is located adjacent to an existing multifamily development to
the south and an existing single family residence to the north. The project is proposing
wooden slat fencing for the majority of the site perimeter fence except in locations where
a building is located along the property line. Where retaining walls are present, a 4-foot
high wooden fence on top of the 3-foot retaining wall is proposed. As requested by the
DRC, all perimeter fencing is conditioned to be 7-feet in height as measured from the
lowest finished grade on the property to provide additional screening for the adjacent
residential uses where appropriate. Outlined below in green are the locations where the
fence will sit on the retaining walls. The red shows standard fencing. Staff has added a
condition that the fences include a top rail and that no dog eared fencing be permitted.
13
ITEM 2
Cook Mixed-Use
DEV19-0124/ Cook
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Fence and Screening Location (Front Portion of Project)
Fence and Screening Location (Rear Portion of Project)
Within the project site, there is also a proposed 5-foot wooden fence that will be used to
screen the ground level air conditioning units and a 4-foot high corrugated metal fence to
screen waste areas. Staff has conditioned that additional landscaping be added to all
fencing and screening locations.
Architectural Design
The project is designed with an industrial theme. This includes darker colors (grey and
brown), a sand stucco finish, corrugated metal siding, contemporary aluminum windows
and doors, industrial metal doors, and cable guardrails for the residential deck areas. The
Screening for Waste
Areas and AC Units
Screening for Waste
Areas and AC Units
14
ITEM 2
Cook Mixed-Use
DEV19-0124/ Cook
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
residential unit facing El Camino Real is proposing a curved iron juliet balcony. The
proposed lighting on the buildings is shielded to direct light toward buildings or the ground
as required by AMC. The north sides of buildings one and two contain decorative false
windows to add articulation on the zero-line setback. The applicant has incorporated all
architectural design changes recommended by the Design Review Committee, including
the following:
Darker building colors, preferably gray or brown.
Architectural theme and color should be used on all sides of the building.
The applicant will work with staff on the design of shutters and the same
appearance on all the windows.
Staff work with the applicant on the garage doors and windows to make them
pleasing and compatible to each other.
Retain juliet balconies as it makes the wall more interesting and decorative.
Building articulation on the north-facing and Highway-101 facing walls through
architectural design features.
Adding skylights to provide light that is more natural.
Six residential units ranging from 1072 square-feet to 1788 square-feet of living are
proposed. The units will be a combination of two and three bedroom floor plans with
efficiently designed living spaces. Each unit is designed with private storage space,
laundry facilities, and one private garage for each for each unit. Private decks are
incorporated to provide outdoor use areas for the residential units. The proposed project
includes two commercial use spaces along the El Camino Real frontage and integrated
into the project site. Building 1 will contain approximately 1,725 square-feet of retail facing
El Camino Real and building 2 will contain approximately 1,725 square -feet of retail space
without El Camino Real frontage. Retail storefront access will be located off the public
sidewalk along El Camino Real, the project walkway along the shared driveway. The
commercial spaces will be characterized by industrial metal corrugated siding. Building 3
will contain approximately 3,292 square -feet of commercial wholesale and distribution
space and continue the industrial metal corrugated siding with access from the shared
parking area. Natural light is provided by skylights in each unit as recommended by the
Design Review Committee.
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Building Elevations
Signage
Each building is proposed to have space for commercial tenant signage, including
multitenant wall signage along the El Camino Real frontage. Signage lighting is proposed
to be incorporated into the buildings is conditioned to be set on a timer to ensure
compatibility with adjacent residential uses. The proposed signage details are included in
the draft Resolution exhibits.
Tree Removal
The applicant has submitted an application for a Tree Removal Permit for the removal of
four (4) coast Live Oak trees (Quercus agrifolia) totaling approximately 115 inches DBH.
All native trees removed are subject to the Native Tree Ordinance and will be required to
be mitigated either by replanting, payment into the tree fund, or a combination of both .
City staff has worked with the applicant to reduce the amount of tree removals to the
extent feasible.
Staff has identified the following finding as appropriate for the application request:
Paneled
garage doors
Juliet Balcony
Corrugated metal
paneling
Contemporary
Balconies
Zero setback side wall (north
side property line) building
articulation
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(v) The tree is obstructing proposed improvements that cannot be reasonably designed
to avoid the need for tree remova l, as certified by a report from the site planner and
determined by the Community Development Department.
Tree Mitigation Chart
Evergreen Native Trees (inches)Deciduous Native Trees (inches)Totals
dbh notes dbh notes
1 20-inches Coast Live Oak 1
2 32-inches Coast Live Oak 2
3 48-inches Coast Live Oak 3
4 15-inches Coast Live Oak 4
5 5
6 6
Total 115-inches Total 0-inches 115-inches
Mitigation Requirement
req'd tree replacements:38 five gal trees req'd tree replacements:0 five gal trees 38 five gal trees
Proposed Replanting 0 five gal trees Proposed Replanting 0 five gal trees 0 five gal trees
0 box trees (24'')0 box trees (24'')0 box trees (24'')
Remaining Mitigation 38 five gal trees Remaining Mitigation 0 five gal trees 38 five gal trees
Tree Fund Payment:1,916.67$ Tree Fund Payment:-$ 1,916.67$
CONCLUSION:
The Atascadero Design Review Committee reviewed the proposed project on August 12,
2020 and recommended that the project move forward to Planning Commission. The
DRC found that the proposed development is designed in accordance with the City’s
Appearance Review Manual and incorporates high quality design. The project proposes
a mixed-use development on a currently underutilized commercial property. The project
site is located adjacent to the San Anselmo commercial node where higher intensity
development is anticipated. Conditions of approval have been included to ensure that the
high quality materials, landscaping, and design details identified on the preliminary plans
are implemented during construction.
ENVIRONMENTAL DETERMINATION:
The project qualifies for a Class 32 Categorical Exemption from the California
Environmental Quality Act (CEQA Guidelines Section 15332, Infill Development
Projects).
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FINDINGS:
The Planning Commission must make all of the following findings to approve the
proposed project:
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 the Zoning
Ordinance.
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 residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity.
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.
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.
Variance (AMC Section 9-1.113):
1. The variance authorized does not constitute a grant of special privi leges
inconsistent with the limitations upon other properties in the vicinity and zoning
district in which such property is situated; and
2. There are special circumstances applicable to the property, including size, shape,
topography, location, or surroundings, and because of these circumstances, the
application of this title would deprive the property of privileges enjoyed by other
property in the vicinity and in the same zoning district; and
3. The variance does not authorize a use which is not otherwi se authorized in the
zoning district; and
4. The granting of such Variance does not, under the circumstances and conditions
applied in the particular case, adversely affect the health or safety of persons, is
not materially detrimental to the public welfare, nor injurious to nearby property or
improvements.
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Tree removal (AMC Section 9-11.105):
1. 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 .
Parking Exception (AMC Section 9-4.115):
1. Shared Peak-Hour Parking. The proposal includes two (2) or more uses have
distinct and differing peak traffic usage periods and the parking is shared and
accessible to all buildings and uses.
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 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 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. CEQA Notice of Exemption
2. Draft Resolution
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Surrounding Uses / Parcel Configurations:
Attachment 1: Notice of Exemption
DEV 19-0124 Cook Mixed Use (CUP)
CITY OF ATASCADERO
NOTICE OF EXEMPTION
6500 Palma Avenue Atascadero, CA 93422 805.461.5000
TO: File
FROM: John Holder, Associate Planner
City of Atascadero
SUBJECT: Filing of Notice of Determination in Compliance with Section 21152.1 of the Public
Resources Code
Project Title: DEV19-0124
Project Applicant/Owner: Corey Cook 1295 Sierra Meadow Lane, Templeton, CA, 93465
Project Location (Include County) 3710 El Camino Real, Atascadero, CA (San Luis Obispo County, APN
049-221-016)
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Existing Zoning Existing Aerial / Surrounding
North: South: East: West:
Commercial Retail
(CR)
Commercial Retail
(CR)
Commercial Retail
(CR)
Highway
101/Residential
Suburban (RS)
Project Description:
The proposed project includes the removal of an existing residence and the construction of three vertical
mixed use buildings with a total of six (6) second story residential units (condominiums) and first floor
commercial retail and warehouse/distribution space. The applicant will intends to apply for a tentative
map/condominium airspace subdivision after approval of the conditional use permit and a variance to allow
for individual sale of the units and/or commercial spaces. Building one and two both have approximately
1,725 square-feet of commercial retail space on the ground floor and 2,228 square-feet of residential space
on upper floor. Building three has approximately 3,292 square-feet of commercial wholesale and
distribution space on the ground floor and approximately 3,546 square -feet of residential space on upper
floor. The project has a total of six (6) residential units (8,002 square-feet of residential space), 6,742
square-feet of commercial space, 27 on-site parking spaces, and a shared driveway.
Project Site
Project Site
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Name of Public Agency Approving Project: City of Atascadero
Name of Person or Agency Carrying Out Project: Corey Cook 1295 Sierra Meadow Lane, Templeton, CA,
93465 / Gannage Design P.O. Box 14502, San Luis Obispo, CA 93406
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: Class 32 of the California Environmental Quality Act (CEQA) (Section
15332, In -Fill Development projects) consists of projects characterized as in-fill development meeting the
conditions described in this section:
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 proposed project is consistent with its General Plan designation (General Commercial) and all applicable
general plan policies, and Commercial Retail zoning designation (CR) as the use is conditionally allowed in
the CR zone and will be consistent with the approval of a Conditional Use Permit. As a part of a proposed
resolution, the Planning Commission can make the findings that are required consistent with AMC Section 9-
2.110(3)(iv). No additional findings are deemed necessary for approval with the proposed project consistent
with AMC section 9-2.110(3).(iv).g.
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. The proposed project is on an
approximately 0.65 acre lot and is substantially surrounded by urban uses. Uses to the north include non-
conforming residential parcels located in the CR zone and vacant lots characterized by non-conforming
residential structures. Uses to the south include the high-density multifamily residential uses and commercial
uses. The uses to the east are El Camino Real and vacant lots. The use to the west is US Highway 101. The site
is substantially surrounded urban uses.
c) The project site has no value as habitat for endangered, rare or threatened species.
The subject site is characterized by residential structures and vacant land. The site is surrounded by fully
developed residential, commercial uses, roads, and adjacent to Highway 101. The site contains no creeks
or drainage swales and does not appear to have potential habitat for endangered, rare or threatened
species. The site does contain native oak trees that will be impacted by development. Removal of oak
trees require a Tree Removal Permit (TRP 20-0097) and the applicant will be required to pay into the
City’s Native Tree Mitigation Fund or replant additional native trees on site.
d) Approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
The proposed project does not result in significant effects related to traffic noise, air quality or water quality.
The adjacent streets and public improvements are designed to accommodate the type and density of
development proposed. Three mixed use buildings with 6,742 sq. ft. of commercial and six (6) residential units
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will not exceed APCD air quality thresholds for daily ozone precursor and annual GHG emissions. Drainage
on site shall comply with the City’s stormwater regulations. The proposed use is not expected to generate a
level noise beyond the threshold established by the City’s General Plan and Municipal Code Chapter 9,
Section 14. Noise impacts are considered less than significant impacts.
e) The site can be adequately served by all required utilities and public services.
The proposed project will be served by all required utilities such as electric (Pacific Gas and Electric Company),
natural gas (Southern California Gas Company) and telecommunication (Charter Cable / AT&T). Public
services at the site shall include sewer service as provided by the City of Atascadero and water service by the
Atascadero Mutual Water Company (AMWC). These service providers will continue to provide all utilities to
the site after completion of the project.
Staff Contact: John Holder (805) 470-3448
Date: November 10, 2020
John L Holder
Associate Planner
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ATTACHMENT 2: Draft Resolution 2020
DEV 19-0124
DRAFT PC RESOLUTION
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT, VARIANCE, AND TREE REMOVAL
TO ALLOW FOR A VERTICAL MIXED-USE PROJECT
DEV 19-0124
3710 EL CAMINO REAL
APN: 049-221-016
(COOK)
WHEREAS, an application was received from Corey Cook, 1295 Sierra Meadow Lane,
Templeton, CA, 93465 (owner and applicant), for a Conditional Use Permit to allow a vertical mixed use
project at 3710 El Camino Real (APN 049-221-016) and Tree Removal Permit 20-0097; and
WHEREAS, the property is in the General Commercial (GC) General Plan Land Use Designation;
and
WHEREAS, the property is in the Commercial Retail (CR) zoning district; and
WHEREAS, mixed use projects are considered a conditionally allowed use in the
Commercial Retail zoning district; and
WHEREAS, the project was reviewed by the Design Review Committee at their regularly
scheduled meeting on August 12, 2020; 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, the proposed project qualifies for an Categorical Exemption consistent with
CEQA Guidelines Section 15332: In-fill Development Projects; and
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 use permit; and
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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 and Variance:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a
Public Hearing held on November 17, 2020 considered the proposed project.
SECTION 3. Findings. The Planning Commission makes the following findings,
determinations and approvals with respect to the use permit, parking reduction, variance, and tree
removal:
Conditional Use Permit:
1. The proposed project or use is consistent with the General Plan.
Fact: Land Use, Open Space and Conservation Element Policy 1.1 encourages infill
development or the revitalization of land already committed to urban development where
utilities and public services exist. This proposed helps implement Policy 1.1 and also aligns
with the General Plan Mixed Use designation as it is located within a commercial district
where multi-family residential use is allowed on a conditional basis. The addition of an
infill mixed-use buildings at this location that include first-floor commercial uses fulfils
several goals and policies of the General Plan. Economic development is strengthened by
a new high quality commercial space in the heart of the downtown. The project provides
streetscape appeal, expanded retail opportunities, and additional residential uses along the
El Camino Corridor.
2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance.
Fact: As proposed, the project will develop an underutilized parcel to create a mixed-use
project that includes both commercial and residential uses. The project, with Planning
Commission approval of this conditional use permit and variance, satisfies all applicable
provisions of the Zoning Ordinance related to mixed-use and multifamily development in
the Commercial Retail zoning district.
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.
Fact: The proposed infill project is appropriate for the subject parcel and complies with the
related zoning regulations. It is the intention of the City of Atascadero to encourage the
development of underutilized parcels in the commercial zoning district and retain
commercial use of the properties. The proposed development will be constructed to meet
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the standards of the applicable building code and will not be detrimental to health, safety,
and welfare of the general public.
4. The proposed project or use will not be inconsistent with the character of the immediate
neighborhood or contrary to its orderly development.
Fact: The surrounding area is zoned commercial retail and property is adjacent to high
density multifamily housing and underutilized commercially-zoned properties. The
proposed development is similar in nature to neighboring operations and will help guide
the orderly development of the neighborhood and ensure retention of commercial uses
along El Camino Real.
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 proposed residential and commercial uses will not generate significant and
unavoidable impacts to traffic. All internal and abutting public roads have been designed
to City standard.
Variance:
6. The variance authorized does not constitute a grant of special privileges inconsistent with
the limitations upon other properties in the vicinity and zoning district in which such
property is situated.
Fact: The variance does not constitute a grant of special privileges. The variance allows for
the highest and best use of a constrained property within a commercial zoning district.
7. There are special circumstances applicable to the property, including size, shape,
topography, location, or surroundings, and because of these circumstances, the application
of this title would deprive the property of privileges enjoyed by other property in the
vicinity and in the same zoning district.
Fact: Due to the parcel shape and site topography, meeting landscape setback buffer
standards under the zoning title would not be feasible and the variance is necessary so that
the project is able to meet other provisions of the title, including healthy and safety,
landscaping, open space, and overall site design.
8. The variance does not authorize a use which is not otherwise authorized in the zoning
district.
Fact: The project is a conditionally allowed use in the Commercial Retail zoning district
and the variance does not authorize any additional use not authorized in the zoning
district.
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9. The granting of such variance does not, under the circumstances and conditions applied
in the particular case, adversely affect the health or safety of persons, is not materially
detrimental to the public welfare, nor injurious to nearby property or improvements.
Fact: The granting of variance does not cause any adverse effects. The project will still
meet appropriate code standards for health and safety and comply with building code
standards.
Tree Removal:
10. 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.
Fact: Based on factors outlined in the Atascadero Municipal Code, the trees proposed for
removal obstruct proposed site improvements and due to cost and site design, cannot be
retained.
Parking Reduction:
12. Shared Peak-Hour Parking. Shared Peak-Hour Parking. The proposal includes two (2) or
more uses have distinct and differing peak traffic usage periods and the parking is shared
and accessible to all buildings and uses.
Fact: The parking on site will be shared between residential, warehouse, and commercial
uses. The most intensive use is the residential component, and the applicant meets code
requirements to reduce the parking by one (1) guest parking space for a total reduction
of 7%.
SECTION 4. 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, for in-fill development
projects. A notice of exemption is included as Exhibit A.
SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on November 17, 2020, resolved to approve a Conditional Use Permit, Tree
Removal Permit, Parking Reduction, and Variance for DEV 2019-0124 subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Project Exhibits
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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: ( )
ABSENT: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Mark Dariz
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
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EXHIBIT A: Conditions of Approval
DEV19-0124 Cook Mixed Use (CUP)
Conditions of Approval
DEV19-0124
Planning Services Conditions
1. This Conditional Use Permit shall allow the construction of mixed-use buildings at 3710 El Camino Real, APN 049-
221-016, regardless of owner.
2. Approval of this entitlement shall be final and effective consistent with Atascadero Municipal Code (AMC) Section
9-1.111 seq. et. al.
3. The Community Development Department shall have the authority to approve minor changes to the project that
(1) modify the site plan 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. The Planning Commission shall
have the final authority to approve any other changes to the conditional use permit unless appealed to the City
Council.
4. This entitlement shall expire 24 months from the approval date unless a time extension request is filed with the
Community Development Department, or a State mandated automatic time extension is applied prior to expiration.
The entitlement described at the location per this resolution is determined to be vested with the property upon
issuance of a building permit.
5. The applicant shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers, and
employees against any claim or action brought to challenge an approval by the City, or any of its entities,
concerning the construction or use of the detached accessory structure.
6. In accordance with the Atascadero Municipal Code section 9-8.105, any violation of any of the conditions of
approval is unlawful and maybe be cause for revocation of this entitlement and subject the applicant and/or future
property owners to the penalties set for in the Atascadero Municipal Code, as well as any other available legal
remedies.
7. The site shall be developed and maintained in accordance with the approved plans and unless specifically
provided for through the granted entitlement shall not waive compliance with any sections of the zoning Code, all
other applicable City Ordinances, and applicable Specific Plans.
8. 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. (To the extent allowable by law, Owner agrees to hold City harmless from
costs and expenses, including attorney's fees, incurred by City or held to be the liability of City in connection with
City's defense of its actions in any proceeding brought in any State or Federal court challenging the City's actions
with respect to the project. Owner understands and acknowledges that City is under no obligation to defend any
legal actions challenging the City's actions with respect to the project.)
9. All new utilities servicing the project shall be installed underground.
10. Ongoing, the applicant shall provide, at minimum, 27 on-site parking spaces that comply with Atascadero Municipal
Code Parking and Loading standards (section 9-4.114 or successor code section).
11. At the time of building permit, the applicant shall provide a screened garbage collection area consistent with Solid
Waste Collection and Disposal standards of the Zoning Ordinance (AMC 9-4.129 or successor code section). The
area shall contain additional landscaping for screening and be designed and located to the satisfaction of the
Director of the Community Development Department.
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Conditions of Approval
DEV19-0124
All refuse enclosures are required to provide adequate space for recycling bins. The enclosure shall be
architecturally compatible with the primary building. Gates shall be view obscuring and constructed of durable
materials. Verification from Waste Alternatives is required to determine the adequate size of enclosure based
on the number and size of containers to be stored in the enclosure.
12. Facades and site improvements shall be in substantial conformance with the project plans dated September 28,
2020, by Gannage Design.
The high quality materials and design details identified on the preliminary plans (Exhibit B) shall be identified
on construction plans and implemented during construction.
Project construction must be in accordance with provided Exhibit(s), adopted with this Resolution. Changes to
architecture, landscaping design, or other non-substantive design features may be approved by the Design
Review Committee (DRC).
13. Garage doors shall be architectural grade and consistent throughout the project.
14. At time of building permit, the project shall comply with all standards and code requirements of the Municipal Code
and the California Building Code, including but not limited to the sign ordinance, landscape and fencing standards,
lighting standards, multifamily development standards, and the Commercial Retail (CR) zoning district standards.
Approval of the preliminary design and density bonus shall not constitute any waiver of code requirements.
15. The site shall be kept in a neat manner at all times and the landscaping shall be continuously maintained in a healthy
and thriving condition.
16. All signs shall be subject to review and approval as required by Municipal Code Section 21.19 and shall require a
separate application and approval prior to installation of any sign and shall be consistent with signage plans in
Exhibit B. All signage shall be located below the 2nd floor window sill line and, if lit, shall include exterior illumination
(no interior illumination) and lighting shall be set on a timer.
17. Perimeter fencing shall be high quality. Top rail shall be included in fencing and dog-ear fencing shall not be
permitted. Prior to issuance of building permits, applicant shall submit final perimeter fencing plan for City review
and approval that indicates appropriate screening of adjacent residential uses, including a seven (7) foot fence
where appropriate and a three (3) foot fence in side setback adjacent to street.
18. All new ground-mounted appurtenances such as air-conditioning condensers, electrical transformers, backflow
devices etc., shall be screened from public view through the use of decorative walls and/or landscaping subject to
approval by the Community Development Director or his designee. Details shall be included in the building plans.
18. Prior to the issuance of a Building Permit a landscape and irrigation plan
consistent with the Landscape and Irrigation Ordinance, shall be submitted for City review and approval. The plan
needs to be designed in a manner that utilizes drought tolerant plants, trees and ground covers and minimizes, if
not eliminates the use of turf. The irrigation plan shall utilize drip irrigation and limit the use of spray irrigation. All
existing and/or new landscaping shall be installed with automatic irrigation systems. Landscape plan shall include
the following:
Parking lot trees shall be canopy shade trees such as Chinese pistache, locust trees, or similar.
Street trees shall be Chinese pistache or London plane. Planting shall be in accordance with engineering
standards to the satisfaction of the City engineer.
All landscaping shall be drought tolerant.
Final tree and plant species shall be determined at building permit submittal and subject to staff approval.
Freeway facing trees may include the following species: native oaks, flannel bush, toyon, manzanita, or
similar.
Trash enclosure shall be compatible with building and utilize high quality materials such as corrugated
metal siding famed in wood or steel.
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Conditions of Approval
DEV19-0124
Building permits and construction shall include landscape provided within large planter boxes and large
pots as identified on the site landscape plan, Exhibit B. Drip irrigation with automatic timer controllers
shall be identified on construction plans and installed prior to permit final to ensure vegetation survives.
19. Should a tree require replacement, approval of the replacement tree species and location shall be obtained from
the City’s Planning Division prior to removal. Any removed tree shall be replaced in accordance with City standards
and any approved entitlement conditions. If any street tree of a species governed by the City’s native Tree Ordinance
requires removal and replacement, such tree shall be exempt from permit and mitigation requirements if replaced
in kind.
20. This approval shall be for the removal of four native oak trees totaling 115 inches-dbh. Mitigation fees shall be paid
prior to issuance of any building permit. The following arborist recommendations shall be implemented:
In order to protect native oak trees on adjacent properties, building permit applications shall indicate footings
as recommended in submitted arborist report (helical method or caissons). Should the footings be infeasible,
the applicant may coordinate with the adjacent property owner on the removal of these trees, however, a
separate Tree removal Permit shall be submitted and approved by the Community Development Department
prior to permit approval.
21. All exterior lighting shall be shielded so as to be directed downward in
such a manner as to not create off-site glare or adversely impact adjacent
properties. The style, location and height of the lighting fixtures shall be submitted with the building plans and shall
be subject to approval by the Community Development Director or his designee.
22. All walls/fences and exposed retaining walls shall be constructed of decorative materials as determined by the
Design Review Committee and shall not include precision block.
23. It is the property owner's responsibility to insure that all construction of private property improvements occur on
private property. It is the owner's responsibility to identify the property lines and insure compliance by the owner's
agents.
24. No storage of trash cans or recycling bins shall be permitted within the public
right-of-way.
Public Works Conditions
25. The removal of curb, gutter and sidewalk will be limited to that which is needed for the new driveway configuration
as this frontage is new.
26. An encroachment permit is required for all work within the Right of Way.
27. A Stormwater Control Plan (SWCP) will be required with submittal of the construction permit application. This project
shall comply with all current stormwater regulations.
28. The Soils Report will need to address the existing soil conditions with respect to pervious pavers if the soils has poor
percolation characteristics and shall specifically address if under-pavement drains are required.
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Conditions of Approval
DEV19-0124
29. This project will require a safe overland route for stormwater run-off from a 100-yr storm event assuming the
proposed storm sewer system on each side of Building #3 fails or exceeds capacity. The overland route cannot
impact the adjacent properties.
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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
EXHIBIT B: Project Exhibits
DEV 19-0124 Cook Mixed Use (CUP)
B-1: Existing Conditions and Demolition Plan
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
B-2: Proposed Site Plan
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Site Plan Detail (Front Portion of Property)
Site Plan Detail (Rear Portion of Property)
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B-3: Proposed Conceptual Landscape Plans and Paver Details
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
B-4: Fencing Detail
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
B-5: Building Floor Plans
Building 1
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Building 2
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Building 3 (Ground Floor)
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Building 3 (Second Floor)
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
B-6: Building Elevations
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
B-7: Site and Parking Section Details
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
B-8: Site Perspectives
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
B-9: Roof Plan
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
B-10: Signage Location Plan
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