HomeMy WebLinkAboutDRC_2021-04-29_AgendaPacket
* COVID-19 NOTICE *
Consistent with Executive Orders N-25-20 and No. N-29-20 from the
Executive Department of the State of California and the San Luis Obispo
County Health Official’s March 18, 2020 Shelter at Home Order, the Design
Review Committee Meeting will not be physically open to the public and
Committee Members will be teleconferencing into the meeting.
HOW TO SUBMIT PUBLIC COMMENT:
Members of the public are highly encouraged to call 669-900-6833 to listen and
provide public comment via phone, or submit written public comments to
drc-comments@atascadero.org by 5:00 p.m. the day before the meeting. Such
email comments must identify the Agenda Item Number in the subject line of the
email. The comments will be read into the record, with a maximum allowance of 3
minutes per individual comment, subject to the Chairperson’s discretion. All
comments should be a maximum of 500 words, which corresponds to approximately
3 minutes of speaking time. If a comment is received after the agenda item is heard
but before the close of the meeting, the comment will still be included as a part of the
record of the meeting but will not be read into the record.
To join the virtual meeting:
https://us02web.zoom.us/j/81712225756?pwd=dUNqRGl5dEpjN1B0MXlyVzVnZkJWUT09
Webinar ID: 817 1222 5756
AMERICAN DISABILITY ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City
Clerk’s Office at cityclerk@atascadero.org or by calling 805-470-3400 at least 48
hours prior to the meeting or time when services are needed. The City will use their
best efforts to provide reasonable accommodations to afford as much accessibility
as possible while also maintaining public safety in accordance with the City procedure
for resolving reasonable accommodation requests.
Design Review Committee agendas and minutes may be viewed on the City's
website: www.atascadero.org.
Copies of the staff reports or other documentation relating to each item of business referred to on
the Agenda are on file in the Community Development Department and are available for public
inspection on our website, www.atascadero.org. All documents submitted by the public during
Design Review Committee meetings that are either read into the record or referred to in their
statement will be noted in the Minutes and available for review by contacting the Community
Development Department. All documents will be available for public inspection during City Hall
business hours by appointment only, by calling 805-461-5000 when the documents become
available.
http://www.facebook.com/planningatascadero
@atownplanning
Scan This QR
Code with your
smartphone to
view DRC Website
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, April 29, 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 APRIL 15, 2021 DRAFT MINUTES
City of Atascadero Design Review Committee Agenda Regular Meeting
April 29, 2021 Page 2 of 2
http://www.facebook.com/planningatascadero
@atownplanning
Scan This QR
Code with your
smartphone to
view DRC Website
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF DOVE CREEK COMMERCIAL CENTER AT 11600/11700
EL CAMINO REAL
The project consists of a mixed-use development concept that includes retail,
residential and lodging uses on approximately 5-acre site within the Dove Creek
development. The applicant has submitted a revised architectural and massing
concept for review.
Recommendation: Staff requests the DRC review the proposed revised design
concept and direct the applicant to make any modifications to the site or building
design as necessary. (AMND19--0086)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, May 13, 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 4/15/2021
Page 1 of 4
ITEM NUMBER:
1
DATE: 4-29-21
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, April 15, 2021 – 2:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, CA
CALL TO ORDER – 2:00 p.m.
Chairperson Newsom called the meeting to order at 2:01 p.m.
ROLL CALL
Present: By Teleconference
Chairperson Heather Newsom
Vice Chairperson Susan Funk
Committee Member Emily Baranek
Committee Member Dennis Schmidt
Committee Member Jeff van den Eikhof
Absent: None
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
Others Present: By Teleconference
Tony Burg
Various members of the public
APPROVAL OF AGENDA
MOTION: By Committee Member van den Eikhof and
seconded by Vice Chairperson Funk to approve the
Agenda.
Motion passed by 5:0 by a roll call vote.
1
DRC Draft Minutes of 4/15/2021
Page 2 of 4
ITEM NUMBER:
1
DATE: 4-29-21
PUBLIC COMMENT
None
Chairperson Newsom closed the Public Comment period.
CONSENT CALENDAR
Commissioner Schmidt noted that he had not been present at the March 11, 2021
meeting and would be abstaining.
1. APPROVAL OF THE MARCH 11, 2021 DRAFT MINUTES
MOTION: By Vice Chairperson Funk and seconded by
Committee Member van den Eikhof to approve the
Consent Calendar.
Motion passed by 4:0:1 by a roll call vote.
(Schmidt abstained)
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF LITTLE WINGS PRESCHOOL 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)
Ex Parte Communications
Chairperson Newsom announced that she would need to recuse herself from voting on
this item due to financial interest and she lives less than 1,000 feet from the property.
Vice Chairperson Funk stated she would chair this portion of the meeting.
Planner Gleason presented the project, and she and Director Dunsmore answered
questions from the Committee.
PUBLIC COMMENT
The following members of the public spoke during public comment: Troy Burg (who
spoke as the representative of the project), Jason Wells, and Raechelle Bowlay,
2
DRC Draft Minutes of 4/15/2021
Page 3 of 4
ITEM NUMBER:
1
DATE: 4-29-21
The following emails were received prior to the meeting, but after packet publication.
Emails were sent to the DRC members prior to the meeting and were read in brief by
Recording Secretary Manier as all being in favor of the project :
Andrus, Sarah and Matt (Exhibit A)
Bailey, Shayna and Chris (Exhibit B)
Conde, Melinda (Exhibit C)
DePoorter, Melissa (Exhibit D)
Foster, Ashley (The Hoefer Family) (Exhibit E)
Graf, Rebekah, (Exhibit F)
Grozdich, Suzy (Susy Rogers) (Exhibit G)
Greenberg, Erica (Exhibit H)
Hernandez, Lorena (Exhibit I)
Hughes, Ashley (Exhibit J)
Lovejoy, Stephanie (Exhibit K)
Milia, Gina (Exhibit L)
Paulson, Shana (Exhibit M)
Murray, Trisha and Paul, Kimberly (Exhibit N)
Perez, Carmen (Exhibit O)
Roudebush, Kris (Exhibit P)
Wasjutin, Silvia (Exhibit Q)
Vice Chairperson Funk closed the Public Comment period.
Staff and the applicant answered questions raised during public comment.
Vice Chairperson Funk reopened public comment.
PUBLIC COMMENT
The following members of the public spoke during public comment: To ny Burg. Mr. Burg
addressed questions by the Committee. Mr. Burg is not in agreement with a placing shade
tree in the back, but is willing to keep the one in the front.
Vice Chairperson Funk closed the Public Comment period.
The Committee agreed on the following recommendations:
MOTION: By Committee Member Schmidt and seconded by
Committee Member van den Eikhof to approve the
project with modification to the conditions to allow
staff to work with the applicant in the placement of
parking lot shade trees to meet code requirements
with flexibility if not feasible based on the finding
that the project site will retain existing mature
native tees as allowed by the Municipal Code, and
3
DRC Draft Minutes of 4/15/2021
Page 4 of 4
ITEM NUMBER:
1
DATE: 4-29-21
to remove requirements to add a trellis to the
Tecorida side of the structure.
Motion passed by 5:0 by a roll call vote.
The project will move on to building permits.
Chairperson Newsom rejoined the meeting.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that the next meeting is scheduled for April 29, 2021, and the
item on the agenda will be the Dove Creek commercial project. Director Dunsmore gave
updates on Barrel Creek, the mini-storage project, Del Rio Ranch, La Plaza rooftop bar,
Vandeventer project, and the multi-use space near Bay Laurel Nursery.
ADJOURNMENT– 3:11 p.m.
The next regular meeting of the DRC is scheduled for Thursday, April 29, 2021 at 2:00
p.m.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibits are available in the Community Development Department:
Andrus, Sarah and Matt (Exhibit A)
Bailey, Shayna and Chris (Exhibit B)
Conde, Melinda (Exhibit C)
DePoorter, Melissa (Exhibit D)
Foster, Ashley (The Hoefer Family) (Exhibit E)
Graf, Rebekah, (Exhibit F)
Grozdich, Suzy (Susy Rogers) (Exhibit G)
Greenberg, Erica (Exhibit H)
Hernandez, Lorena (Exhibit I)
Hughes, Ashley (Exhibit J)
Lovejoy, Stephanie (Exhibit K)
Milia, Gina (Exhibit L)
Paulson, Shana (Exhibit M)
Murray, Trisha and Paul, Kimberly (Exhibit N)
Perez, Carmen (Exhibit O)
Roudebush, Kris (Exhibit P)
Wasjutin, Silvia (Exhibit Q)
4
ITEM NUMBER: 2
DATE:
4/29/2021
Atascadero Design Review Committee
Staff Report – Community Development Department
Dove Creek Commercial Development Concept
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
4/29/2021
3rd
meeting
Kelly Gleason Cal Coastal LLC AMND19-
0086
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
11600/11700
El Camino
Real
Mixed-Use / Planned
Development(MU/PD)
Commercial
Retail /
Planned
Development
24 (CR/PD24)
045-331-014 Approximately
5.2 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review design concept for a mixed-use (commercial and residential)
development on the vacant commercial lot at the corner of Santa Barbara Road
and El Camino Real within the Dove Creek Development.
PROJECT DESCRIPTION
The applicants are proposing a mixed-use development concept that includes retail,
residential and lodging uses on an approximately 5 -acre site within the Dove Creek
development. An updated design concept is provided in response to Design Review
Committee and public comment. Changes include reducing the height and scale of the
buildings facing the existing neighborhood from 3 stories to 2 stories and revising the
design theme from a Mission style to a modern rustic design theme with agrarian styled
architecture.
ENVIRONMENTAL DETERMINATION
The City of Atascadero’s environmental review process incorporates the requirements in implementing
the California Environmental Quality Act. Persons, agencies, or organizations interested in obtainin g
more information regarding the environmental should contact the Community Development Department.
☐ EIR / MND /
ND / Statutory
Exemption to be
circulated
☐ Prior CEQA Review:
☐ Categorical
Exemption
☒ Undetermined –
Analysis required
5
ITEM NUMBER: 2
DATE:
4/29/2021
DISCUSSION:
Conceptual Design concepts for the Dove Creek Promenade were presented at the
November and December 2020 Design Review Committee (DRC) meetings. Based on
comments from the DRC and public related to the massing and scale of the project, in
addition to the compatibility concerns of the Mediterranean (or Mission/Santa Barbara)
design theme with the rural location of the site, the applicant team has refined their
concept in response. The overall design concept, incorporating a semi-subterranean
parking level, and large central plaza space at the podium level remains the same.
However, the mass and height of the buildings has been reduced and the design theme
has been altered to better suit the surrounding setting. The below analysis outlines
changes and revised architectural detailing.
Revised Design Concept:
The revised design concept includes:
82 residential units (80 units accommodated in original submittal)
100-room hotel with spa and banquet facilities (same as original)
36,515 square-feet of commercial tenant space (compared to 37,053 in original
submittal )
381 parking spaces
The concept refines the overall site development program which maintains multiple
levels that maximize the use of site topography and include:
A semi-subterranean ground level parking area to conceal the parking lot and
preserve additional space for community use , landscaping, and outdoor
amenities
A main level which includes the central podium courtyard with retail and
residential uses
Upper floors that include residential and hotel uses
The design concept allows the parking count to be maximized while creating a walkable,
experience based mixed-use development that is aesthetically pleasing as viewed from
surrounding properties and the surrounding streets.
Concept Revisions:
At the December DRC meeting, the committee members and public expressed
concerns about the height of the residential buildings facing the existing interior
neighborhood streets and the changes to the views from adjacent existing residential
properties. In addition, the committee concluded that the “Mediterranean” design theme
was not compatible with the rural character of the south end of town and that, as an
entry to the City, the theme should related to Atascadero’s more rural/agricultural
nature.
The applicant team has refined their concept plan to reduce the massing and scale of
buildings fronting both Cashin and Bliss streets and has modified design theme
elements and detailing to present a contemporary agrarian design concept.
6
ITEM NUMBER: 2
DATE:
4/29/2021
Specific revisions include:
Greater emphasis on the transition from the existing neighborhood to the
proposed commercial areas of the site.
o Residential buildings fronting Cashin and Bliss streets are maintained at 2
stories, consistent with the previous concept.
o An additional ground floor row of residential buildings has been added and
the commercial portions are shifted more toward the Santa Barbara/El
Camino Real intersection.
Architectural concept revisions to maintain a more eclectic, rural design theme
that evokes agricultural concepts.
Height/Massing:
The proposed concept revision maintains the 2-story height fronting Cashin and Bliss
streets. A second row of residential units has been added between theses residential
units and the commercial podium level to accommodate units lost when the massing
7
ITEM NUMBER: 2
DATE:
4/29/2021
was reduced and to provide additional buffering. The height of the buildings gradually
steps up toward the commercial portion of the site maintaining a two -story appearance
from Cashin and Bliss streets.
Retail and Hotel Building (A):
The hotel and larger scale commercial retail building remains shifted to the intersection
of Santa Barbara Rd and El Camino Real. The roof deck area has been eliminated and
a gable roof has been added consistent with the new design theme. Elimination of the
usable roof deck brings the building down to three stories from the ground floor level
(podium level).
Project Height Summary:
Per the Atascadero Municipal Code, the maximum height, as measured from average
finished grade, is currently 35-feet in the Commercial Retail zoning district. This project
is unique in that there are two finished grades, the finished ground level and the podium
level. The following table provides a summary of assumed building heights for the
revised concept as measured from average finished grade (code allowances) as well as
either the podium level and/or ground level, as appropriate, based on building siting and
visual impact:
Building and use Location Height from ground
level (GL) or podium
level (PL)
Average finished
grade (AFG)
Zoning
Height Limit from
Average
Finished Grade
(AFG)
A – Residential Townhomes Lining Cashin and
Bliss Streets 27’ (GL) 35’
B – Residential Townhomes
Internal
Between street
facing residential
and podium retail
24’ (PL)
42.75’ (GL)
31.5’ (AFG)
35’
C – Residential / Retail Lining Podium 34’ (PL) 35’
D – Retail / Hotel Internal facing ECR
and Santa Barbara 59’ (PL) 35’
It is important to note that building height can be a State density bonus concession that
the applicants may ask for in providing moderate-income affordable housing. In
8
ITEM NUMBER: 2
DATE:
4/29/2021
addition, the State required the City’s newly adopted Housing Element to include a
program to increase the height in the multi-family and commercial zones to allow for
additional housing density. This program has not yet been implemented into the Zoning
Ordinance, but can be used to help guide an exception request for suitable housing
projects that meet the density bonus criteria.
Podium court:
The central plaza space on the podium level is a key feature of the project. It creates
shared space for both commercial, lodging and residential uses and can be used as a
park and gathering space for community events, as well as outdoor dining and other
functions. It is important to note that this open space has been redesigned to
accommodate Fire Department access. Emergency access will be available from Santa
Barbara Rd and a drivable looped paseo to allow for emergency access vehicles to
access all podium level buildings is integrated into the central plaza space. While this
area will need to remain fee of obstacles, areas have been provided adjacent to the
commercial tenant spaces to allow for outdoor seating and use. This access may also
be used for temporary or special events to augment the plaza spac e and could
accommodate food trucks, equipment drop off access, and other event needs.
Parking:
One of the best design elements about this project is the creative approach to parking.
Unlike a typical shopping center, such as the one that was previously approved for this
site, parking is concealed underground. This aspect dramatically enhances the
aesthetic appeal and neighborhood compatibility of the project. Parking for the project
will all be on the subterranean level with some private garages for residential units.
Parking for the residential units above the podium commercial spaces is envisioned to
utilize car lifts to maximize the use of the space and provide for the maximum number of
parking spaces on-site.
The municipal code allows for a parking reduction where multiple uses exist on one site
under the assumption that visitors will likely visit more than one commercial space at a
time. Based on envisioned uses and code allowed parking reductions, 318 parking
9
ITEM NUMBER: 2
DATE:
4/29/2021
spaces are required for the project. T he current plan includes 381 parking spaces,
exceeding code requirements.
10
ITEM NUMBER: 2
DATE:
4/29/2021
Trash Service:
All trash receptacles are under the podium level with vertical trash chutes from the
podium level to allow easy access for residents and commercial tenants. Prope rty
management will position to dumpsters along the residential for pick up estimated at
once per week. The project is designed to have a rotation of trash receptacles to ensure
continued access to dumpsters.
Architectural Theme:
The previous project included a Mediterranean architectural theme comprised of smooth
stucco facades with tile accents, colonnades, and heavy timber features. During the
December DRC meeting, direction was given to modify the design theme to be more in
line with Atascadero’s rural and eclectic character. The current design includes a more
rustic contemporary architectural theme.
The revised theme includes board and batt siding, rustic wood siding, steel accent
features, large commercial storefronts with expansive windows, and grey toned colors.
11
ITEM NUMBER: 2
DATE:
4/29/2021
12
ITEM NUMBER: 2
DATE:
4/29/2021
Affordable Housing / State Density Bonus:
The project will be subject to the City’s affordable housing policies. Incorporation of
affordable housing will also entitle the project to a density bonus and concessions that
may include exceptions to development standards. The State of California requires that
all jurisdictions offer bonus residential units and/or development standard waivers to
projects that require a percentage of units at an affordable rate. The State requires that
the City provide waivers/concessions if a project provides:
One incentive or concession for projects that include at least 10 percent of the
for-sale units for persons and families of moderate income.
Two incentives or concessions for projects that include at least 20 percent of the
for-sale units for persons and families of moderate income.
Three incentives or concessions for projects that include at least 30 percent of
the for-sale units for persons and families of moderate income.
Concessions can include, but are not limited to landscape reductions, height increases,
and setback reductions. Parking reductions are also required by the State for projects
that include affordable housing units.
As the project is in the conceptual design phase, specific concession requests have not
been identified at this time nor has an affordable housing proposal been formalized. In
order for a unit to be considered to be available for Moderate income households as of
2021, it would need to be available for the following rates (see moderate income
columns):
Affordable Sales Rates:
Affordable Rental Rates:
13
ITEM NUMBER: 2
DATE:
4/29/2021
Neighborhood Character:
During the October 2019 City Council meeting and previous DRC meetings, neighbors
expressed concerns about scale and mass, in addition to general compatibility with the
surrounding neighborhood. One of the key findings for approval of the Master Plan of
Development amendment is consistency with the character of the surrounding area as it
relates to present and future development patterns. This project is in the early stages of
concept development and the applicant team has made efforts to modify and hone the
development concept to ensure that this finding can be made. The scale of buildings
has been reduced, with specific attention given to the proposed residential buildings
fronting Cashin and Bliss Streets.
Conclusion:
The applicant team has revised the plan and architectural theme based on previous
DRC and community input. If this concept is endorse d, the applicant team will work on
refining design details to proceed to Planning Commission and City Council for
consideration.
DRC DISCUSSION ITEMS:
The DRC is asked to provide direction on the following:
1. Revised building height, scale, and massing
2. Architectural theme and detailing
a. Color and materials
b. Design details
3. Overall site design concept
ATTACHMENTS:
1. DRC Action Form
2. Project Design Package
14
ITEM NUMBER: 2
DATE:
4/29/2021
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 #: AMND19-0086
Project Title: Dove Creek Commercial Mixed-Use Amendment
Planner/ Project Manager: K. Gleason
DRC Review Date: April 29, 2021
Final Action: DRC PC CC
Conditions & Recommendations:
1. DRC action constitutes a recommendation to the Commission and Council. Additional
conditions or modification may be requested by those bodies should action be taken to
approve the application.
2. A final landscape and podium level concept plan shall be submitted prior to Planning
Commission hearing.
a. Landscaping shall include drought tolerant landscaping
b. Any structures such as trellised areas, walls, or design features, shall be
consistent with the recommended architectural design theme.
15
ITEM NUMBER: 2
DATE:
4/29/2021
Attachment 2: Applicant Design Package
See following
16
DOVE CREEK –5.2 Acres
Commercial Mixed Use Neighborhood
Hotel / Retail / Residential
17
DOVE CREEK –Satellite Image
18
19
DOVE CREEK –Ground Level Parking
Dove Creek - Programming
Type
Parking Spaces
Required Unit Size Unit Count Total
Parking
Required
Parking
Provided
Residential per unit Sq Ft Sq Ft
Building A (3 Beds)2.5 1,275 23 29,325 58
Building C (3 Beds)2.5 1,862 21 39,102 53
Building B (3 Beds)2.5 1,459 21 30,639 53
1 Bed units 1.5 710 17 12,070 26
Guest Parking (1 per 5 units)1 per 5 Units 17
Sub Total 82 111,136 207
Commercial
Commercial Flex 1 per 300 sf 815 21 17,115 57
Commercial Flex 1 per 300 sf 440 5 2,200 7
Hotel Room w/ Kitchen 1 Per Unit 512 28 14,336 28
Hotel Room 1 Per Unit 384 72 27,648 72
Hotel Storage / Equipment 6,100 0
Hotel 2 Plus 1 Per 10 12
Hotel Lobby / Banquet / Spa /
Central Kitchen None 19,300 0
Hotel Commercial (Podium)1 per 300 sf 17,200 57
Sub Total 103,899 234
TOTAL PARKING REQUIREMENT 215,035 441
20% Mixed-Use Reduction 353
Motorcycle Reduction 1 per 20 18 335
Bicycle Reduction 1 per 20 17
Total Parking Required / Provided 318 381
Compact Spaces 20% Allowed 64
20
21
22
DOVE CREEK –Residential Concept Image
23
DOVE CREEK –Bliss Street Elevation
24
DOVE CREEK –Cashin Street Elevation
25
26
DOVE CREEK –Hotel Floor Plan
27
DOVE CREEK –Hotel Conceptual Image
28
DOVE CREEK –Hotel Interior Images
29
DOVE CREEK –Commercial Elevation Concept
30
DOVE CREEK –Commercial Exterior Concept
31