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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, May 13, 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 29, 2021 DRAFT MINUTES
City of Atascadero Design Review Committee Agenda Regular Meeting
May 13, 2021 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF DEL RIO
RANCH LOCATED (ON THE FORMER WALMART SITE) AT 2055 EL CAMINO
REAL
The request consists of design and neighborhood compatibility review of the Del
Rio Ranch project located on the former Walmart site. The proposed project
consists of a retail/commercial center, conference building, amphitheater, RV
lodging site, hotel, and relocation of the residentially zoned portion of the site
along Rio Rita Road. The Project is proposed as a tiered review project with
more detailed architectural and site design plans submitted prior to construction
of each phase. Exceptions to the current height regulations are contemplated for
the commercial/entertainment portion of the project.
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 prior to Planning Commission and City Council review.
(AMND21-0020)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, May 27, 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 4/29/2021
Page 1 of 4
ITEM NUMBER:
1
DATE: 5-13-21
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, April 29, 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 2:00 p.m.
ROLL CALL
Present: By Teleconference
Vice Chairperson Susan Funk
Committee Member Emily Baranek
Committee Member Dennis Schmidt
Committee Member Jeff van den Eikhof
Absent: Chairperson Newsom (excused absence)
Others Present: By Teleconference - Recording Secretary, Jessica Applegate
Staff Present: By Teleconference
Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Assistant Planner, Mariah Gasch
Others Present: By Teleconference
Various members of the public
APPROVAL OF AGENDA
MOTION: By Committee Member Baranek and seconded by
Committee Member Schmidt to approve the
Agenda.
Motion passed by 4:0 by a roll call vote.
1
DRC Draft Minutes of 4/29/2021
Page 2 of 4
ITEM NUMBER:
1
DATE: 5-13-21
PUBLIC COMMENT
None
Vice Chairperson Funk closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF THE APRIL 15, 2021 DRAFT MINUTES
MOTION: By Committee Member Van den Eikhof and
seconded by Committee Member Baranek to
approve the Consent Calendar.
Motion passed by 4:0 by a roll call vote.
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)
Ex Parte Communications
Planner Gleason presented the project, and she and Director Dunsmore answered
questions from the Committee.
Ted Lawton with Cal Costal LLC also gave a presentation of the proposed project and
answered questions from the Committee.
Director Dunsmore stated that we received a large number of emails in the last few days
that were sent to the Committee. We will not have time to read each email into the public
record in their entirety, but we will read their names and will summarize their comments
in order to stay within our time constraints for public comment.
PUBLIC COMMENT
The following members of the public spoke during public comment:
2
DRC Draft Minutes of 4/29/2021
Page 3 of 4
ITEM NUMBER:
1
DATE: 5-13-21
Mike Manchak, Kristen Tucker, John Tucker, Dmytro Marushkevych, Bob & Sue, Sarah
Holland, Vy Pierce and Jason Holland.
Emails were read in summary by Recording Secretary Applegate and will be entered into
the record by Recording Secretary Applegate (see Exhibits A-L).
Vice Chairperson Funk closed the Public Comment period.
Staff and the applicant answered questions raised during public comment.
Vice Chairperson Funk reopened Public Comment briefly and then closed the
Public Comment period.
Vice Chairperson Funk recessed the meeting at 4:43. Vice Chairperson Funk
reconvened the meeting at 4:50 with all present.
The Committee agreed on the following recommendations:
1. Provide truck-turning information to ensure that access driveways can
accommodate large delivery trucks.
2. Delivery plan showing adequate radius for turning and staging under the podium.
3. Provide detailing to ensure that the architectural style compliments the existing
neighborhood. The DRC recommends incorporating a variety of materials and
colors to enhance variety among building types and add visual interest.
4. Provide sign design and locations of the hotel building and any signage facing El
Camino Real and Santa Barbara. Signage guidelines should be provided for the
internal retail spaces prior to Planning Commission review.
5. Provide full elevations prior to Planning Commission and include:
a. Rendering from El Camino Real / Santa Barbara.
b. Full elevations of all buildings.
c. Composite elevations along Cashin, Bliss, internal streets, and alleys,
including subterranean parking exposure and wall detailing.
d. Composite elevation of podium views.
6. Illustrate mass and scale compared to existing homes.
7. Show functionality of gates for the parking level or provide alternative such as on -
site security.
8. Provide bicycle accommodations above and below the podium.
9. How will restrooms be accommodated for events/park users?
10. Provide utility raceways included in the open space park area for shows and
vendor pop ups.
11. Provide traffic analysis prior to Planning Commission.
12. Detailing of access to the podium for the public. Is there a door into the
subterranean level that will be locked at a certain point in the evening? Can the
public access anytime?
3
DRC Draft Minutes of 4/29/2021
Page 4 of 4
ITEM NUMBER:
1
DATE: 5-13-21
MOTION: By Committee Member Schmidt and seconded by
Committee Member Van den Eikhof to approve the
project with the Committee recommendations.
Motion passed by 4:0 by a roll call vote.
The project will move on to Planning Commission.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that the next meeting is scheduled for May 13, 2021, and the
item on the agenda will be the Del Rio Specific Plan amendment.
ADJOURNMENT– 5:30 p.m.
The next regular meeting of the DRC is scheduled for Thursday, May 13, 2021 at 2:00
p.m.
MINUTES PREPARED BY:
_________________________________________________
Jessica Applegate, Recording Secretary
Administrative Support Assistant
The following Exhibits are available in the Community Development Department:
Davis, Beau (Exhibit A)
Ferguson, Laurie (Exhibit B)
Gerber, Sonny (Exhibit C)
Haley, Tim & Janet (Exhibit D)
Hope, Robert (Exhibit E)
Jewell, Mark & Doreen (Exhibit F)
Kane, Marcia & Steve (Exhibit G)
Langley, Devin for Dove Creek Board of Directors (Exhibit H)
LeMoine, Cathy (Exhibit I)
Marushkevych, Dmytro (Exhibit J)
Neary, Chris (Exhibit K)
Vance, Ray (Exhibit L), email not read at Public Comment period due to being received during the closing of the meeting
Weingarten, Laura & Jonathan (Exhibit M)
4
ITEM NUMBER: 2
DATE: 5/13/21
Atascadero Design Review Committee
Staff Report – Community Development Department
Del Rio Ranch
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
5/13/2021 Kelly Gleason Cal Coastal LLC AMND21-
0020
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
2055 El
Camino Real
General Commercial /
High Density
Residential
(GC/HDR)
Commercial
Retail /
Residential
Multi-Family
(CR/RMF-24)
049-151-
041, 037,
040, 005,
036 and
049-112-
002, 039,
036, 022,
018, 019
Approximately
26.2 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review preliminary design concept for a development plan on the former
Walmart site.
PROJECT DESCRIPTION
The applicants are proposing a resort, entertainment based commercial center, and
residential neighborhood on the approximately 26-acre property at the south-east
corner of Del Rio and El Camino Real within the Del Rio Road Commercial Area
specific Plan. The proposal includes:
1. Relocation and minor increase of the residentially zoned portion of the project
site
2. A resort concept that includes RV, cabin, and hotel uses with associated
amenities
3. 38,000 sf of commercial entertainment and supporting uses including an outdoor
amphitheater.
4. A 15,000 sf conference center
5. On-site parking garage
ENVIRONMENTAL DETERMINATION
5
ITEM NUMBER: 2
DATE: 5/13/21
The City of Atascadero’s environmental review process incorporates the requirements in implementing
the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining
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
DISCUSSION:
Project History:
The Del Rio Commercial Area Specific Plan was originally approved in 2012 and was
subsequently amended in 2020, This amendment broadened the list of allowable uses
on site and allowed for the site to be planned without a large-scale retailer. The primary
intent of the amendments was to reduce the need for substantial traffic improvements at
the Del Rio overpass by eliminating fuel stations and drive-through restaurants, and
assuming a land use pattern that results in reduced traffic impact s with tiered
improvement triggers based on traffic levels.
The former Walmart property (South-East corner of Del Rio and El Camino Real), within
the Specific Plan area, is currently in escrow and a request was submitted in February
for a resort development concept. The Council authorized the application to proceed
with a General Plan and Specific Plan Amendment and the applicant has submitted a
refined design concept for DRC review to begin their application process. The Specific
Plan currently allows for tourist serving uses including 5 acres of RV resort in addition to
entertainment, restaurant, and office uses. The Specific Plan also includes a multi -
family residential site that is requested to be reconfigured and slightly increased in size.
The concept plans propose a variety of uses that are blended together to achieve
economic viability and synergy with a goal of long-term success. The current project
proposal relies on experience based land uses, which include visitor-serving uses
combined with entertainment and retail focused uses and some mixed use with
residential above commercial uses. Unlike traditional retail centers, this new concept is
consistent with the current trend for commercial properties and provides a mix of uses
that help support local economic variety while integrating tourism opportunities.
In order to proceed with the project, a General Plan Amendment, Specific Plan
Amendment, and Master Plan of development will be required. Although the proposed
list of land uses are already allowed within the Specific Plan, there are three items that
trigger the need for additional review:
1. The adjustment to the residential district triggers the need for a General Plan
Amendment.
2. Changes to the onsite road pattern (circulation plan) and the location of the new
public road triggers the need for a Specific Plan Amendment.
3. The introduction of a new site plan and building designs triggers the need for a
Master Plan of Development.
6
ITEM NUMBER: 2
DATE: 5/13/21
As specified in the Specific Plan, a new Master Plan of Development is needed before
any new development project can proceed, regardless of changes to the Specific Plan
or General Plan. The currently proposed Master Plan of Development will be a higher-
level master site and use plan that will be augmented by future more detailed submittals
to be approved at either the DRC or Planning Commission level. The current plan will
identify land use areas and circulation as well as overall development theme.
The concept includes:
3.6 acres of residential multi-family zoned property (an increase of 0.6 acres.
Also not if measured to the centerline of the proposed street, the acreage is 4.28 )
A tourist-serving resort including 4.85 acres of RV sites, additional areas for
cabins and glamping, and a 100 room hotel
A 15,000 square-foot conference center
30,000 square-feet of entertainment / restaurant / and other commercial uses
with residential units on the second floor
A parking garage
Analysis:
Site Design:
The proposed development includes the entire 26-acre site divided into three overall
use areas: Commercial/entertainment/conference uses, resort, and residential. Each
area is positioned to utilize the natural features of the site while being conscious of
compatibility with adjacent existing neighborhoods. The main commercial portion of the
development is located toward the corner of El Camino Real and Del Rio Rd. This area
is proposed for a conference center, entertainment uses, and retail/light industrial with
residential units on the second and third floors. This is the flattest area of the site and is
located farthest from existing residential uses. Where the s ite starts to gain in elevation,
an amphitheater is proposed that will face the main intersection and use the natural
topography to buffer sound.
The resort uses, including RV, cabin, and glamping spaces, are located along the
southern portion of the site adjacent to existing high-density residentially zoned property
and adjacent to El Camino Real. The southern edge is left predominantly natural to
retain existing on-site trees and provide outdoor amenities. These spaces will also be
used for clusters of vintage trailers, cabins, airstreams, or similar fixed glamping
opportunities in a naturalized setting. A pond is envisioned in this location to add to the
aesthetics of the site.
The Del Rio Specific Plan currently designates the south-east portion of the site as 3
acres for high-density residential development. The current proposal shifts that
designation to the eastern portion of the site to use as a buffer betwee n planned
commercial and resort uses and the existing residential neighborhood. This portion of
the site is also situated high above El Camino Real and is topographically separated
from the higher traffic generating land uses closer to Highway 101 and El Camino Real.
7
ITEM NUMBER: 2
DATE: 5/13/21
Site Circulation
The project proposes an on-site circulation network designed to accommodate traffic
flows, connect uses for efficiency and adequate emergency access, and guide
commercial and recreation vehicles to entrance and exit driveways that will have the
least impact on existing and proposed residential uses. The design of the roads is key
to accommodating and integrating the on-site development plan in addition to
connections with existing neighborhoods and commercial areas. In addition to private
roads, the Specific Plan requires dedication of a public road that will act as a connector
to future development as part of a regional circulation plan.
The new public road is designed to ultimately link other residential sites to Del Rio
Road, providing alternative access. Another portion of this future roadway is already
being constructed as part of the Emerald Ridge apartment project. The road was
envisioned to connect at El Camino Real with a signalized intersection aligned with the
Mission oaks service driveway. The proposed plan maintains the signalized intersection
at El Camino Real but relocates the designated public road to align with Obispo Road
off Del Rio, separating the residentially zoned portion of the site from the commercial
and maintaining the connection to the parcels to the south. The connection point from El
Camino Real would become a secondary connector. There are three (3) main
roads/access points as follows:
8
ITEM NUMBER: 2
DATE: 5/13/21
1. Obispo Road
The proposed access way aligning with Obispo Road is designed as a local collector
and provides the main access to the residentially zoned portion of the property as well
as existing and future residential development further south. Based on sight -distance
concerns, egress from this driveway may be restricted to right-out only. A traffic analysis
is being completed that will ensure appropriate design of intersections to maintain
safety. The road will accommodate two travel lanes, on-street parking, and sidewalks on
a minimum of one side (east side).
2. RV Resort Access Road
The RV resort access road provides a signalized intersection aligning with the Mission
Oaks service driveway and is designed as the primary RV resort entrance. In addition,
the road will act as a secondary connector road to adjacent residential uses. The
signalized intersection would allow for left turns in and out of the center at a controlled
intersection and would allow for pedestrian connectivity between residential uses on the
east side of El Camino Real to planned commercial uses along the west side of the
street.
3. Main Commercial area and Conference Driveway
The main commercial area and conference driveway is located off Del Rio Road just
east of the El Camino Real intersection. While the full traffic analysis is not yet
complete, it is expected that this driveway will be unrestricted and allow for both left
turns into and out of the site. The parking garage, entertainment center, and conference
center is located adjacent this entrance, minimizing traffic through the site and al lowing
for enhanced walkability. The continuing street will be a two way street with some on-
street parking but intentionally narrowed adjacent to the main plaza to create a
pedestrian oriented environment.
Parking
The project proposes a variety of uses with a focus on walkability to enhance the
entertainment, conference, and tourism experience. The applicants are proposing an
on-site parking garage to reduce the need for large surface-level parking lots. The
proposed garage is located off the western-most Del Rio driveway and is envisioned to
be integrated into the commercial entertainment building, allowing for the ground floor to
be lined with small-scale retail uses diminishing the appearance of parking from the
ground level. Conditions are included to ensure that the garage is designed to provide
pedestrian scale and incorporate active commercial uses.
The Garage concept provides 315 parking spaces adjacent to the entertainment, hotel,
and conference uses. In addition, there are 74 surface parking spaces adjacent to the
mixed-use commercial buildings and opportunities for on-street parking throughout.
Guest parking will also be provided throughout the RV area including parking for
glamping sites.
9
ITEM NUMBER: 2
DATE: 5/13/21
Neighborhood compatibility
The proposed project includes a variety of uses aimed at balancing compatibility with
the existing neighborhood while providing commercial and tourist serving uses that
address the City’s vision for buildout of the Del Rio Rd area. The Specific Plan allows
for a myriad of uses on the project site including business park development, retail,
outdoor recreation, small-scale manufacturing, warehousing, and large-scale regional
retail. The Specific Plan includes a 3 acre area dedicated to high-density residential
uses and is intended to meet the City’s Regional Housing Needs Allocation (RHNA), as
identified in the newly adopted Housing Element. The applicants have proposed land
uses that respond to the commercial needs of City residents and have located those
uses on-site in a way which they believe provides buffering and transition to the existing
single-family neighborhood to the east. Other portions of the Specific Plan to the north
of this site will continue to provide space for up 200,000 square feet of light industrial,
office park and other commercial uses designed to support head of household jobs.
However, the former Walmart site, with its sloping terrain, extensive views, native trees,
and residential setting, is better suited for a new mixture of uses that take s advantage of
site conditions while aiding compatibility and providing synergistic uses with adjacent
commercial development areas.
Landscaping and Buffering
Detailed landscaping will be submitted with future site and architecture plans for each
phase, however, typical landscape concepts have been provided to highlight
landscaping buffering and screening in key areas. In particular, the applicant has
provided screening concepts for the RV parking areas where retaining walls are used to
terrace the site. The RV resort has been designed to accommodate site topography with
a stepped site design. This results in retaining walls of up to 6 -feet in height. The
applicants have maintained adequate RV site depth to provide landscape for screening
adjacent to the walls on the lower side and planting areas on the upper side for trailing
groundcovers. The DRC should provide general direction on landscaping themes
including areas where specific landscape elements should be focused for accents,
screening, or site aesthetics.
10
ITEM NUMBER: 2
DATE: 5/13/21
Noise (hours of operation, location of amphitheater, location of campsites)
As a commercial development site, the City’s General Plan anticipates levels of noise
for daytime and evening uses. The previously approved large-scale regional retail
building included a delivery truck entrance off Del Rio Rd and truck docks facing the
existing residential neighborhood. The current proposal shifts a majority of the more
intense commercial uses to toward El Camino Real and relocates residential uses alon g
the eastern portion of the property. Therefore, the mix of uses should reduce noise
levels, particularly during sensitive noise times such as early morning hours.
The proposal includes an amphitheater located toward the middle of the site which is
designed to utilize natural topography for seating and noise buffering. While the slope of
the seating area is designed to bounce sound toward the El Camino Real / Del Rio
Road intersection, noise impacts based on amplification and intended hours of
operation may occur. Specific noise restrictions, and hours of operation for the
amphitheater can be incorporated into the project conditions of approval to reduce
potential noise impacts. The applicant team has been asked to provide an acoustical
analysis of the amphitheater location and design to determine anticipated sound levels
at adjacent properties and make recommendations as needed to reduce any impacts.
Recommendations may include limiting hours of operation or providing additional design
features to attenuate excess noise.
Other land uses on the site, including RV parking, lodging uses, retail uses and
residential uses are anticipated to result in noise levels that are below the level of
previously contemplated land uses.
Architectural Design Concept:
As this is a layered Master plan of development proposal, final designs of each phase
will require DRC approval prior to construction. This will allow for flexibility in final design
detailing prior to construction and allow for buildings to be designed to suit particular
tenants. The Master Plan of Development will dictate design theme and include
conditions for general building design features to ensure visual compatibility from El
Camino Real and surrounding neighborhoods.
Design Theme / Elements
The project includes design guidelines to achieve a contemporary rustic theme with
agrarian accents that complement Atascadero’s rural character. Design concepts have
been developed for the commercial portion of the project to show height, massing, and
architectural theme. Materials include large storefront glazing, wood siding accents,
metal roofs and awnings, textured block and concrete. The integrated parking garage
includes windows and openings on all floors to give the appearance of a retail building.
11
ITEM NUMBER: 2
DATE: 5/13/21
Height
The permitted height in the CR zoning district is 35-feet from average finished grade.
The mixed-use buildings along El Camino Real are proposed to be approximately 45
feet from finished grade. The hotel building may also be a similar height, but the
applicants are still exploring design concepts for this use. The entertainment center is
proposed at 55-feet to the top of the roof form. As these heights exceed current
municipal code standards, The Master Plan of development will include approval of
height exceptions and final building design will be reviewed by the DRC prior to
permitting for consistency.
DRC DISCUSSION ITEMS:
The application includes a conceptual Master Plan of Development that will endorse a
general site layout, mixture of uses, and provide design guidelines for future phased
development. Based on the larger scale of the project and phased approach to
development, the project will be conditioned to provide more detailed architecture and
refined site development that will be subject to DRC review and approval.
The DRC is asked to provide guidance on the following:
12
ITEM NUMBER: 2
DATE: 5/13/21
1. Site Concept layout including circulation
2. Neighborhood compatibility components including amphitheater location
and landscape concepts
3. Architectural Design Theme
4. RV lodging and cabin lodging sites
5. Water features
ATTACHMENTS:
1. DRC Action Form
2. Applicant Design Concept Package
13
ITEM NUMBER: 2
DATE: 5/13/21
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 #: AMND21-0020
Project Title: Del Rio Ranch
Planner/ Project Manager: K. Gleason
DRC Review Date: May 13, 2021
Final Action: DRC PC CC
Conditions & Recommendations:
1. The proposed project is for a phased Development Plan. DRC review will be required
prior to submittal for construction permits for the commercial phased of the development.
A Conditional Use Permit shall be required for the high density residential area.
2. The parking garage shall incorporate design elements on all floors to give the
appearance of active retail/commercial uses.
3. Landscaping shall include street trees and screening of retaining walls.
14
ITEM NUMBER: 2
DATE: 5/13/21
Attachment 2: Applicant Design Package
See following
15
16
17
18
19
20
21
22
23
1. Over Water Bungalows
2. Vintage VW Village
3. Glamp Ground
4. Airstream City
5. Boxcar Hotel
Open Space Lodging Types
24
1. Over Water Bungalows
25
2. Vintage VW Village
26
3. Glamp Ground
27
4. Airstream City
28
5. Boxcar Hotel
29
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321
OVERALL SITE PLANSITE ADDRESS30
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321
NORTHEAST SECTION SITE PLANKEY MAP31
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321
SOUTHEAST SECTION SITE PLANKEY MAP32
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321
NORTHWEST SECTION SITE PLANKEY MAP33
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321
SOUTHWEST SECTION SITE PLANKEY MAP34
35