HomeMy WebLinkAbout2026.8.03_USE26-0050_NOACITY OF ATASCADERO
ADMINISTRATIVE HEARING
NOTICE OF ACTION
TO: Phil Dunsmore, Administrative Hearing Officer
FROM: Kelly Gleason, Planning Manager
PREPARED BY: Samantha Cabrera, Planning Intern
SUBJECT: USE26-0050 Momotaro Ramen Commercial Sign
RECOMMENDATION:
The Administrative Hearing Officer approve Administrative Use Permit USE26-0050, allowing the
installation of a 564 SF commercial painted wall sign, in addition to the allowed signage, at 6405
El Camino Real Unit A (APN 029-344-009), based on findings and subject to conditions of approval.
DISCUSSION:
PROJECT SUMMARY
The applicant, The Equality Mural Project, requests a painted wall sign installation to allow a 564
SF painted sign at 6405 El Camino Real Unit A. The subject property is a one-story building on a
0.061-acre lot in the Downtown Commercial (DC) zone, with Momotaro Ramen occupying Unit
A. The sign was initially proposed as a mural; however, the depicted image portrays ingredients
traditionally used in Asian cuisine. The combination of these ingredients and the current
commercial tenant (Momotaro Ramen) is consistent with commercial signage as it communicates
the nature of the business. The application for a painted wall sign does not include signage for
the restaurant. The sign will be painted on a parking lot-facing façade of the existing building.
ANALYSIS
The existing building has a 16’ frontage along El Camino Real and approximately 60’ side façade
facing the adjacent property’s commercial parking lot. Signs, such as projecting signs and painted
wall signs, are permitted within the DC zone, with one allowed per building face with a public
street frontage or parking lot not exceeding one SF per lineal foot of building frontage, up to 50
SF, or whichever is less. Because the proposed mural was determined to contain content that
could be associated with the restaurant, the mural is considered a sign and therefore, the size
standards are exceeded.
The applicant is proposing a 47’x 12’ painted wall sign, on the side façade facing the commercial
parking lot. The proposed painted wall sign contains a light grey background, geometric elements,
and a collage of multi-colored fresh food ingredients, such as bok choy, green onions, and shrimp
that are inspired by Asian cuisine, depicted in Attachment 2.
The property does not have an existing commercial sign, and the applicant has not applied for a
sign. Based on City standards, a wall sign on the street-oriented face of this building would be
limited to 50 SF. The subject sign measures 564 SF, exceeding Municipal Code standards by 514
SF. Conditions have been included to allow Momotaro Ramen to apply for a sign without
Item: 3
Department: Community
Development
Date: 08/03/26
Docusign Envelope ID: 97CB0B77-9128-8A5B-80D6-E0F64536741A
08/03/2026 | Item 3 | Notice of Action
encumbrance of this approval. Condition #2 allows the business to install a maximum 50 SF sign
facing El Camino Real, consistent with City code.
The Atascadero Municipal Code (AMC) allows design and size exceptions for signs with approval
of an AUP and are subject to the findings below.
FINDINGS:
1. FINDING: Modification of the applicable standard will not result in a project that is
inconsistent with the General Plan;
FACT: The project is consistent with the 2025 General Plan Goal LOC 4 to create a strong and
distinct downtown area. The elements of the painted wall sign will provide a distinct feature
and assist in enhancing the character of Downtown.
2. FINDING: Modification of the applicable standard will not result in a project that is
inconsistent with the immediate neighborhood or contrary to its orderly development;
FACT: The project is consistent with development of the immediate neighborhood as it assists
in improving and maintaining the aesthetics of the City’s downtown area.
3. FINDING: Modification of the applicable standard will not result in a project that is not in
compliance with any pertinent City policy or criteria adopted by ordinance or resolution of
the City Council;
FACT: The project, as conditioned, will not conflict with any applicable City policy or criteria
and is consistent with all applicable provisions of the Atascadero Municipal Code.
4. FINDING: Modification of the applicable standard will not result in the authorization of a use
not otherwise allowed;
FACT: No new or modified uses are proposed
5. FINDING: The sign is consistent with the purposes set forth in the Section 9-15.002 (“Intent”);
FACT: The sign is consistent with the intent of the Sign Ordinance. It is reasonable in size and
placement and is not designed to be unduly distracting or obstructive.
6. FINDING: The opportunity to combine signs for more than one use on a single sign structure
has been considered.
FACT: The sign is not a sign structure.
7. FINDING: The sign conforms with all other applicable standards and ordinances of the City,
including, but not limited to, the Zoning Ordinance, the General Plan and its several elements,
and the appearance review guidelines.
FACT: The proposed sign complies with all other applicable codes and ordinances of the City.
8. FINDING: The size, location, and/or medium used will not pose any safety risks to drivers
FACT: The project will be located on the side façade facing the adjacent property’s commercial
parking lot. It will be visible when traveling south on El Camino Real towards Downtown and
no reflective media or otherwise distracting elements are proposed. The size and location do
not pose a safety risk to drivers.
Docusign Envelope ID: 97CB0B77-9128-8A5B-80D6-E0F64536741A
08/03/2026 | Item 3 | Notice of Action
ENVIRONMENTAL DETERMINATION:
The proposed project qualifies for a Class 11 categorical exemption 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.) pursuant to CEQA
Guidelines Section 15311, which exempts the installation of accessory signs on existing
commercial facilities.
CONCLUSION:
The request to allow the installation of a 564 SF painted wall sign meets the intent of the code
and all applicable City standards. The sign is compatible with the commercial nature of the
downtown zone.
CONDITIONS:
1. The approval of Administrative Use Permit USE26-0050 allows the installation of a 564 SF
painted wall sign on a parking lot-facing façade of an existing building at 6405 El Camino
Real Unit A (APN 029-344-009), as depicted and described on the attached exhibits. The
approval of this entitlement runs with the land, regardless of the owner.
2. The allowance for the painted wall sign is granted in addition to, and not in lieu of, the
total signage area allowed by the Municipal Code for the commercial business occupying
6405 El Camino Real Unit A. The square footage permitted by this exception shall be
excluded from the tenant’s standard maximum signage calculations.
3. The approval of this entitlement shall become final and effective for the purposes of
issuing building permits fourteen (14) days after the Administrative Hearing Officer’s
action unless an appeal is made in accordance with the Atascadero Municipal Code.
4. Approval of this entitlement shall be valid for twenty-four (24) months after its effective
date. At the end of the period, the approval shall expire and become null and void unless
the signs have been installed, or the project has received a time extension consistent with
the Atascadero Municipal Code.
5. The Community Development Department shall have the authority to approve minor
changes to the project that result in a superior site design or appearance.
6. 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 this Administrative Use Permit.
CODE REQUIREMENTS:
1. AMC 9-1.112 Administrative Use Permit
2. AMC9-15.011 Design Exceptions
2. General Plan Land Use, Open Space and Conservation Element Goal LOC 4
ACTION:
Docusign Envelope ID: 97CB0B77-9128-8A5B-80D6-E0F64536741A
08/03/2026 | Item 3 | Notice of Action
☐ APPROVE ☐ APPROVE AS MODIFIED ☐ DENY
☐ CONTINUE TO ALLOW _________________________________________________________
SIGNED:
Phil Dunsmore, Administrative Hearing Officer Date
ATTACHMENT(S):
1. Proposed sign location
2. Proposed sign
Docusign Envelope ID: 97CB0B77-9128-8A5B-80D6-E0F64536741A
8/5/2026
X
08/03/2026 | Item 3 | Staff Report
Attachment 1: Proposed Sign Location
USE26-0050
Proposed sign
location
Docusign Envelope ID: 97CB0B77-9128-8A5B-80D6-E0F64536741A
08/03/2026 | Item 3 | Staff Report
Attachment 2: Proposed Sign
USE26-0050
Docusign Envelope ID: 97CB0B77-9128-8A5B-80D6-E0F64536741A