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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, April 15, 2021
2:00 P.M.
City Hall
6500 Palma Avenue
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Heather Newsom
Vice Chairperson Susan Funk
Committee Member Emily Baranek
Committee Member Dennis Schmidt
Committee Member Jeff van den Eikhof
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF THE MARCH 11, 2021 DRAFT MINUTES
City of Atascadero Design Review Committee Agenda Regular Meeting
April 15, 2021 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF LITTLE WINGS PRESCHOOL BUILDING AT 6895
MORRO ROAD
The project consists of the installation of a 1,440 sf pre-manufactured
office/school building on a site that includes an existing preschool and additional
storage structures. The proposed project also includes minor site improvements
for landscaping and parking. The project is exempt from the California
Environmental Quality Act (CEQA).
Recommendation: Staff requests the DRC review the proposed design and
direct the applicant to make any modifications to the site or building design as
necessary. (PRE21-0025)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, April 29, 2021, at 2:00
p.m.
Agendas, Minutes and Staff Reports are available online at
www.atascadero.org under City Officials & Commissions,
Design Review Committee.
DRC Draft Minutes of 3/11/2021
Page 1 of 4
ITEM NUMBER:
1
DATE: 4-15-21
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, March 11, 2021 – 2:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, CA
CALL TO ORDER – 2:00 p.m.
Vice Chairperson Funk called the meeting to order at 2:02 p.m.
ROLL CALL
Present: By Teleconference
Vice Chairperson Susan Funk
Committee Member Emily Baranek
Committee Member Jeff van den Eikhof
Absent: Chairperson Heather Newsom
Committee Member Dennis Schmidt
Others Present: By Teleconference - Recording Secretary, Annette Manier
Staff Present: By Teleconference
Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Assistant Planner, Mariah Gasch
Associate Planner, John Holder
Others Present: By Teleconference
Adriana Cook
Michael Burke
Scott Smith
Max Zappas
Janet Miller
APPROVAL OF AGENDA
MOTION: By Committee Member van den Eikhof and
seconded by Committee Member Baranek to
approve the Agenda.
Motion passed by unanimous consent.
1
DRC Draft Minutes of 3/11/2021
Page 2 of 4
ITEM NUMBER:
1
DATE: 4-15-21
PUBLIC COMMENT
None
Vice Chairperson Funk closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF THE FEBRUARY 10, 2021 DRAFT MINUTES
MOTION: By Committee Member van den Eikhof and
seconded by Committee Member Baranek to
approve the Consent Calendar.
Motion passed by unanimous consent.
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF AN ADDITION TO A BUILDING AT 5880 ARDILLA
AVE.
The applicants are proposing construction of a n addition to an existing multi-
family building. This includes a second story onto an existing one-story building
as well as the addition of a courtyard and community building. The project
would increase the density from 13 units to 32 units. The applicant is proposing
a density bonus and is requesting a parking reduction. The project is exempt
from the California Environmental Quality Act (CEQA), under Categorical
Exemption $ 15332, Class 32 In-Fill Development Projects.
Recommendation: Staff requests the DRC review the proposed design and
direct the applicant to make any modifications to the site or building design as
necessary. (PRE20-0071)
Planner Gasch presented the project, and she and Director Dunsmore answered
questions from the Committee. During Planning Commission review, staff will suggest
that the applicant provide a Parking Management Plan. A new fire access was provided,
and although it is pretty steep, the firetruck turnaround does meet the requirements, per
the Fire Department.
Ex Parte Communications
Vice Chairperson Funk visited the site yesterday and spoke to one of the children of the
residents.
Emily Baranek used to live near this site and some members of the public would use the
property as a thoroughfare.
2
DRC Draft Minutes of 3/11/2021
Page 3 of 4
ITEM NUMBER:
1
DATE: 4-15-21
Applicant Adriana Cook from Arris Studio Architects made a presentation on the project.
(Exhibit A), and said that an accessible walkway has been added. The current driveway
will be graded. Michael Burke from HASLO and Scott Smith, Executive Director from
HASLO, also spoke on the project stated that this project will modernize the existing units
and bring more affordable housing into the City. Solar will be added to this project, and
fencing for security can be explored. The population of residents in this community are
special needs residents with three units for Transitions Mental Health. Case Management
will be onsite. Expected construction timef rame will be 12-14 months, and residents will
be relocated during the renovation.
PUBLIC COMMENT
There were no emails received prior to the meeting.
The following members of the public spoke during public comment: Max Zappas and
Janet Miller.
Vice Chairperson Funk closed the Public Comment period.
Staff and the applicant answered questions raised during public comment.
The Committee agreed on the following recommendations:
1. Architecture and design–The Committee is in agreement with the architecture, but
asked the applicant to make pedestrian improvements, which may include a
sidewalk (work with Public Works) and the upgrade of utilities to the site. Leveling
out the grade could improve the site for pedestrian access. Sidewalk and
pedestrian-safe access from the driveway to the corner for people to safely walk
to the downtown is important. The site must meet requirements for a Fire
Department turnaround and access for Fire to help second-floor residents. The
Committee was pleased with the continuing current architecture and stated that
the Community Room is a great addition. The Committee was in agreement with
the concessions on storage and open space and ha d no objections. The
Committee would like the applicant to consider visual screening of the trash
enclosure so it is not visible from the street.
2. Parking and access – A Parking Management Plan is recommended based on
residents and whether they own a car. The Committee recommended prioritizing
residents who are non-licensed. This property is close to the downtown, which is
an amenity; however, those who do live there should have an opportunity to park
their car onsite.
3. Landscaping – The Committee was in agreement to leave landscaping as staff has
recommended, and explore installing fencing in-between this property and the
church property. Another option could possibly be to work with the church to gain
an access easement to include stairs and/or an accessible path from Ardilla Road.
The project will move onto Planning Commission for final approval.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
3
DRC Draft Minutes of 3/11/2021
Page 4 of 4
ITEM NUMBER:
1
DATE: 4-15-21
DIRECTOR’S REPORT
Director Dunsmore stated there is a meeting tonight on Housing, and gave an update on
other upcoming projects in the City. There are no items scheduled for the March 25, 2021
meeting.
ADJOURNMENT– 3:24 p.m.
The next regular meeting of the DRC is scheduled for Thursday, March 25, 2021 at 2:00
p.m., but currently there are no items scheduled for that meeting date , so the meeting
may be cancelled.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibits are available in the Community Development Department:
Exhibit A – Applicant’s presentation
4
ITEM 2
Little Wings Office Installation
PRE 21-0025
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 Design Review Committee
Staff Report –
Little Wings Office Installation (PRE 21-0025)
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
April 15, 2021 John Holder
Associate Planner
Little Wings
Tony Burg
PRE21-0025
RECOMMENDATION
Staff Recommends to the Design Review Committee:
1. Review plans for the installation of a 1,440 square foot preschool classroom
(manufactured building) to accommodate additional classroom space at the existing
Little Wings Preschool site. Direct the applicant to make any modification to the site
or building design as necessary prior to approval of building permit.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
6895 Morro Road Commercial Retail
(CR)
Commercial
Retail (CR)
030-291-020 .54 acres
PROJECT DESCRIPTION
The proposed project includes the installation of a 1,440 square foot modular preschool
classroom to accommodate additional classroom space at Little Wings Preschool.
Additionally, the project includes minor site improvements to bring the site into compliance
with City codes. While the applicants are proposing a pre-manufactured modular unit, the
City has the authority to ensure neighborhood compatibility, site design, and architectural
design in accordance with the appearance review manual and standards for commercial
development.
ENVIRONMENTAL DETERMINATION
☐ EIR / MND /
ND / Statutory
Exemption to be
circulated
☐ Prior CEQA
Review
☒ Cat. Exemption
Class CEQA
Guidelines § 15301
☐ No Project - §
15268
Ministerial Project
5
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
CEQA #
____________
Certified: _________
EXISTING USES
Existing uses on site include parking areas, offices, and classroom space.
ZONING AND LOCATION AERIAL
SURROUNDING ZONING DISTRICTS AND USES
North: CR South: CR East: RMF-10 West: CR
DISCUSSION:
Project Description / Summary
The existing site contains an approximately 1,400 square foot office and classroom, an
unpermitted 146 square foot storage shed, an outdoor play area, and various structure s
under 120 square feet that are used for additional storage. There are approximately ten
(10) parking spaces on site adjacent to Morro Road and existing mature oak trees located
on the eastern portion of the site. The proposed project includes the addition of a 1,440
square foot manufactured preschool classroom unit that will be used for office and
classroom space. The project also includes minor landscaping improvements, parking
adjustments, and accessible pathway improvements in compliance with Federal, State,
and local laws. The proposed manufactured building will help the applicant accommodate
higher demand for classroom space during the COVID-19 pandemic. However, the
structure is proposed to remain in place permanently.
6
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Analysis
Land Use and Neighborhood Compatibility
The parcel is located in the Commercial Retail (CR) zone and has frontage along Morro
Road and Tecorida Ave. There is a Planned Development (PD 3) overlay zone on the site
consistent with a majority of the parcels along Morro Rd to provide for a unified landscape
frontage adjacent to the street and to ensure compatibility with neighboring residential
properties.
Schools, including preschools, are an allowed use in the CR zone. While there is no code
prohibition on the use of modular or pre -fabricated units on commercial properties, the
city retains authority over ensuring high quality design throughout commercial areas and
compatibility with surrounding neighborhoods. The property has double frontage along
Morro Road and Tecorida Avenue and is bordered by residential uses (to the east) and
commercial retail zoned parcels (on the north and south). The proposed placement of the
modular unit is adjacent to the parcel frontage along Tecorida Avenue. The location of
the proposed unit is setback approximately forty (40) feet from Tecorida Avenue and will
be screened by a six (6) foot wood panel fence setback approximately sixteen (16) from
Tecorida Avenue. Additionally, there are existing oak trees throughout the setback area
between the proposed modular unit and Tecorida Avenue .
Site Design
Preschools are regulated by AMC Section 9-6.125, which contains specific guidelines for
site size, fencing, and drop-off parking. The parcel is approximately 23,000 square feet
and meets the minimum site size of 6,000 square-feet. The site borders a commercial
use to the north and a vacant lot to the south. Access is provided by one driveway from
Morro Road. Additionally, there is an existing area that will be utilized as the car turn
around area towards the rear of the parcel to allow cars to safely exit facing the street.
Behind the existing classroom and office building, there is an approximately 2,500 square
foot play area, a sandbox, and a landscaped yard. The new classroom unit is proposed
to be installed on an existing flat area towards the rear property in an area that is currently
unused. The unit entrance will face Tecorida Ave and be served by an ADA-compliant
ramp. Additionally, the applicant will be extending and improving an accessible pathway
from Morro Road to the proposed manufactured unit as required by code. Mature trees
along the Tecorida frontage are proposed to remain.
Setbacks
The project is located in the CR zone. Planned Development Overlay Zone #3 requires a
10-foot minimum setback from all frontages to buildings and parking areas. The proposed
structure is setback forty 40 feet from the Tecorida frontage and the setback area contains
native trees and a six-foot high wood paneled fence. The parking lot adjacent to Morro
Road will comply with PD 3 and landscape requirements with a 10-foot landscaped buffer.
Landscaping in this area will be enhanced as part of this project.
7
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed Project Site Plan
Parking
There are currently ten (10) parking spaces on site with no dedicated pedestrian access
pathway. The proposed project will convert one parking space to a drop-off parking space
to create two (2) total drop off locations as required by AMC section 9-6.125. This will
result in seven (7) total parking spaces, exclusive of the drop off locations. AMC does not
clarify required number of total parking spaces for preschools, but does require that
preschools have a minimum of two (2) on-site drop off locations. Based on a comparison
of regional parking requirements, it was determined that the use would require at a
minimum seven (7) parking spaces to accommodate employees and parents. As
proposed, the project meets the anticipated parking requirements.
Screening and Fencing
The project site is adjacent to a vacant CR-zoned parcel to the south, a residential use
and local road to the east (behind the parcel), and a commercial use parcel to the north.
The site has an existing 6-foot wood panel fence on the north-side property line, a 6-foot
wood panel fence on the south-side property line, and no fencing along the front and rear
setbacks. Additionally, six (6) foot wooden fences provide screening for internal play
areas. The applicant is proposing to maintain existing fencing and construct a 6-foot
wooden fence along the Tecorida Avenue frontage as required by code. The fence is
Expanded
Drop-Off Area
Outdoor Play
Area
Existing Facility
Accessible Path of
Travel
Proposed
Manufactured
Unit
8
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
setback approximately sixteen (16) feet and the proposed modular unit is setback
approximately forty (40) feet. AMC Section 9-6.125 requires that all outdoor play areas
be enclosed with solid fencing a minimum of four (4) feet high. The existing fencing meets
this requirement.
Landscaping
AMC section 9-4.128 requires a minimum landscaping of ten percent (10%) for CR zoned
properties and requires that all unused areas of a site be landscaped. The applicant is
proposing twenty-four percent (24%) landscape coverage, including existing landscaped
areas and retention of native oak trees. AMC section 9-4.119 and the PD 3 overlay zone
require parking lots abutting a public street be separated from the street right -of-way by
a landscaping strip with a minimum width of ten (10) feet and that parking lots contain
shade trees. The applicant is proposing upgraded landscape within the 10-foot setback
area to screen the parking lot from Morro Road. The proposal includes oleander shrubs
along the side-setback adjacent to the parking area and pear trees along the parking area
walkway. All unused areas are proposed to be landscaped or covered with bark mulch.
Landscaping has been conditioned to include native and drought tolerant species. A five
(5) foot side landscaped area is required by AMC Section 9-4.106. However, there are
existing small shed structures on the south-side of the property that do not make this
setback feasible along the entirety of the property line . The applicant provides for a five
(5) foot side landscaped area where possible and solid fencing is provided consistent with
code requirements for screening. Staff is recommending that areas covered in bark mulch
be landscaped, that all landscape species be drought tolerant, and that additional shade
trees be provided along the accessible pathway adjacent to the parking lot within the play
area and front setback to comply with parking lot shading requirements.
9
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed Conceptual Landscape Plan
Architectural Design
The proposed manufactured unit is regulated for building code compliance by the State
Department of Housing and Community Development (HCD). As the unit is
manufactured, significant architectural alterations to the structural components of the
building are limited. However, the city retains appearance review authority to ensure
compliance with the appearance review manual and standards for commercial
development. The applicant is proposing to improve the manufactured unit by modifying
exterior paint and trim. The applicant is proposing white wood paneled exterior walls and
black trim along the windows and roof eaves. The doors (facing the Tecorida Avenue) are
proposed to be a dark crimson.
See site plan for parking
Proposed
Manufactured
Unit
Proposed Areas for
Additional Shade Trees
10
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed Architectural Elevations and Color Scheme
Photo of Proposed Unit
Manufactured office units are generally used on a temporary basis and staff does not
consider the long-term use of manufactured units a high-quality architectural design in
the CR zone. Staff recommends that the applicant add additional exterior design features
and colors. Staff has conditioned that, at a minimum, the building include darker earth
11
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
toned colors, enhanced window frames, awnings, and a trellis feature facing Tecorida
Avenue.
Staff is requesting that the DRC provide direction to the applicant on design
enhancements needed to improve architectural quality.
DRC DISCUSSION ITEMS:
DRC Items for Discussion
Site Design
o Parking
o Setbacks
o Fencing and Screening
o Landscaping
Architectural Design
ATTACHMENTS:
1. DRC Action Form
2. Manufactured Unit Photos
3. Elevations and Color Scheme
4. Conceptual Site Plans
5. Landscape Plan
6. Public Comment Letters
12
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: DRC Action Form
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: PRE21-0025
Project Title: Little Wings Expansion
Planner/ Project Manager: John Holder
DRC Review Date(s): 4/15/21
Final Action: DRC PC CC
Conditions & Recommendations:
1. All areas of the site not designated for a specific use must be landscaped. Landscaping shall be added to
areas where only bark mulch is provided.
2. Additional shade trees shall be installed along accessible pathway within the existing playground area and
front setback from Morro Rd.
3. Additional design features shall be required including, darker earth toned colors, high-quality window
frames, trellis, and awnings.
4. A building permit shall be required for the installation of the modular unit. The unit must be placed on an
approved foundation. All parking lot enhancements and landscaping enhancements shall be completed
prior to final of the building.
5. DRC endorsement of the architectural and site design shall vest the project for a period of 6 months. A
building permit application must be submitted within 6 months or approval must be renewed. The director
has the authority to grant a 6 month time extension if the project continues to comply with all zoning code
use regulations.
13
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Manufactured Unit Photos
14
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
15
ITEM 2
Little Wings Office Installation
PRE 21-0025
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
Attachment 3: Elevations and Color Scheme
16
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Conceptual Site Plan
17
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 5: Landscape Plan
18
ITEM 2
Little Wings Office Installation
PRE 21-0025
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 6: Public Comment Letters
(see attached Public Comment Letters)
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