HomeMy WebLinkAboutDRC_2021-11-18_AgendaPacket CITY OF ATASCADERO DESIGN REVIEW AGENDA
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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, November 18, 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 OCTOBER 14, 2021 DRAFT MINUTES
City of Atascadero Design Review Committee Agenda Regular Meeting
November 18, 2021 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF AN EXISTING
COLONY HOME AT 5690 TRAFFIC WAY
The proposed project includes a new 928 square foot detached garage with a
residential unit on the lot of an existing Colony Home in the residential multi -
family zone.
Recommendation: Staff requests the DRC review the proposed design concept
and direct the applicant to make any modificati ons to the site or building design
as necessary (PRE21-0093).
3. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF WOODS
HUMANE SOCIETY EXPANSION AT 2300 RAMONA ROAD
The proposed project includes an expansion to the existing animal adoption
center and spay/neuter clinic. The expansion includes one new 15,000 square
foot animal shelter which will accommodate the addition of dog adoptions as well
as cat adoptions and various shelter services. Site improvements are also being
proposed such as two new dog exercise yards and the addition of new
landscaping and parking.
Recommendation: Staff requests the DRC review the proposed design concept
and direct the applicant to make any modifications to the site or building design
as necessary (PRE20-0058).
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, December 16, 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 10/14/2021
Page 1 of 4
ITEM NUMBER:
1
DATE: 11-18-21
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, October 14, 2021 – 2:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, CA 93422
CALL TO ORDER – 2:00 p.m.
Chairperson Newsom called the meeting to order at 2:05 p.m.
ROLL CALL
Present: By Teleconference
Chairperson Heather Newsom
Committee Member Dennis Schmidt
Committee Member Jeff van den Eikhof
Vice Chairperson Susan Funk (excused absence)
Absent: Committee Member Baranek (unexcused)
Others Present: By Teleconference - Recording Secretary, Annette Manier
Staff Present: By Teleconference
Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Associate Planner, Mariah Gasch
Others Present: By Teleconference
Scott Mercer, Architect for the applicant
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 4:0 by a roll call vote.
PUBLIC COMMENT
None
Chairperson Newsom closed the Public Comment period.
1
DRC Draft Minutes of 10/14/2021
Page 2 of 4
ITEM NUMBER:
1
DATE: 11-18-21
CONSENT CALENDAR
1. APPROVAL OF THE AUGUST 12, 2021 DRAFT MINUTES
MOTION: By Committee Member Schmidt and seconded by
Committee Member van den Eikhof to approve the
Consent Calendar.
Motion passed by 4:0 by a roll call vote.
DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBLITY REVIEW OF THE
CALIFORNIA MANOR APARTMENTS (CALIFORNIA MANOR II) PROJECT AT
10165 EL CAMINO REAL
The proposed is 4.73 acres, to be divided into 2 parcels; the front being 2.83 and
The back 1.9 acres. The front portion of the property has an existing building with
95 units of low-income housing. The back portion is to be a flag lot with frontage
access off of El Camino Real. The proposal is to build an additional 76 units of low-
income senior housing on the back 1.9 acres. The project includes a request for
multiple exceptions to the Municipal Code standards, including parking require-
ments, height, open space, landscaping and storage.
Recommendation: Staff requests the DRC review the proposed design concept
and direct the applicant to make any modifications to the site or building design as
necessary. (DEV21-0045)
Planner Gasch presented the project, and she and Director Dunsmore answered
questions from the Committee. Staff is recommending that when this project goes to
Planning Commission, a Parking Management Plan should be provided.
PUBLIC COMMENT
The following members of the public spoke during public comment: Scott Mercer and
Jeri Heit.
Chairperson Newsom closed the Public Comment period.
Staff answered questions raised during public comment.
The Committee agreed on the following recommendations:
Architecture and Design
The Committee recommended the following:
• Incorporate rooftop features to create more of a living space, explore the use of
outdoor awnings since this project takes away from open space of existing units.
• Ensure electric vehicles can be managed.
• Staff will work with the applicant on the height and color of the henna-colored
portion of the fence to de-emphasize the height of the building.
2
DRC Draft Minutes of 10/14/2021
Page 3 of 4
ITEM NUMBER:
1
DATE: 11-18-21
• Additional architectural features (to the gable ends) would be nice to provide more
sunlight, however, the building will not be present from the street so it will not be a
requirement.
• Provide 3-dimensional and color renderings prior to moving forward to the Planning
Commission.
Parking and Access
The Committee recommended the following:
• Parking Management Plan should give a very detailed and thoughtful plan on how
this will work while considering use of existing units, and accessibility to new units.
• Guest and caregiver parking should be called out (additional parking needed to
accommodate).
Landscaping
The Committee recommended the following:
• Applicant to reduce parking stall length by one foot to add an additional foot to the
landscape planter surrounding the parking lot to act as screening.
• Consider a water feature in the open space courtyard, i.e. a fountain to make a
vibrant space.
• Preserve as much space at the edge of the property, so that screening landscape
can be installed.
• Work with staff on screening for the trash enclosure area so it blends and has a
decorative appearance, as opposed to looking industrial.
Chairperson Newsom reopened the Public Comment period.
PUBLIC COMMENT
The following member of the public spoke during public comment: Deborah Schmidt.
Scott Mercer answered Deborah’s questions about the fence, and addressed questions
from the Committee.
Chairperson Newsom closed the Public Comment period.
The Committee agreed that staff can make the determination if the project needs to come
back to the DRC; otherwise, staff can implement comments made today into the design
moving forward, and will work with the applicant on moving the project forward to the
Planning Commission.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that there are no items scheduled for the next hearing date of
October 28th, so that meeting may be cancelled.
3
DRC Draft Minutes of 10/14/2021
Page 4 of 4
ITEM NUMBER:
1
DATE: 11-18-21
Director Dunsmore stated that there will be a new project on Del Rio coming soon, and
that we are currently reviewing the construction plans for the project on El Camino Real
near Bay Laurel Nursery.
ADJOURNMENT– 3:48 p.m.
The next regular meeting of the DRC is scheduled for Thursday, October 28, 2021 at 2:00
p.m.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
4
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
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 | (805) 461-7612
Atascadero Design Review Committee
Staff Report – Community Development Department
MULTI-FAMILY / COLONY HOME ADDITION DESIGN REVIEW, 5690
TRAFFIC WAY
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
11/18/2021 Mariah Gasch
Associate Planner
Jeremy and Lisa Spears
Homeowner
PRE 21-0093
RECOMMENDATION
Staff Recommends to DRC:
Review the conceptual site plan and building design for a 520 square-foot garage with an
attached 408 square-foot residential unit on a lot with an existing historic Colony Home in
the Residential Multi-Family zone, and provide recommendations for any potential design
modifications.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
5690 Traffic Way High-Density
Residential
(HDR)
Residential
Multiple Family
(RMF-24)
029-253-003 0.41 acres
PROJECT DESCRIPTION
The proposed project includes a new 928 square foot detached building that includes a garage
and a residential unit on the lot of an existing Colony Home. Appearance review (DRC) is required
for all new structures in the multi-family zone.
ENVIRONMENTAL DETERMINATION
☐ EIR / MND / ND /
Statutory Exemption
to be circulated
☐ Prior CEQA Review
CEQA # ____________
Certified: _________
☐ Cat. Exemption
Class
CEQA Guidelines § 153xx
☒ No Project - § 15268
Ministerial Project
EXISTING USES
Single-family residence
5
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
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 | (805) 461-7612
DISCUSSION:
Background
The subject site is a multi-family residential lot (RMF-24) with an existing Colony Home.
Colony Homes are considered historic resources in the City through General Plan policies
and the Secretary of Interior’s Standards guide the treatment of such properties. The
primary residence on the parcel is a 1,577 square foot Colony Home that was built in
1916.
This residence was custom built by F.O. Engstrum for his personal residence in 1915,
while building the City’s Historic Atascadero City Hall Administration Building. F.O.
Engstrum built the civic center building for E.G. Lewis as well as the historic Printery
building. The residence itself has previously been a part of the City’s Historic Colony
Home tour, signifying its importance to Atascadero’s history. The residence is important
not only for its well-preserved architectural design theme, but for the significance of
Engstrum and his contributions to Atascadero’s early history.
Project Description
The proposed project consists of a 928 square foot detached building with a garage and
a residential unit on the same lot as an existing Colony Home. Of the 928 square feet, the
garage will be 520 square feet and the unit will be 408 square feet. The new construction
includes a garage with bathroom and storage area, as well as an attached residential unit.
There will also be sitework and landscaping as required.
Analysis
Architectural Design
The existing Colony Home on the subject site is identified on the Historical Society’s list
of historical structures built between 1913 and 1927. The structure’s integrity has been
preserved over the years and still has many key historic features, including the deep
porch, front dormer, wide window trim, groupings of double and triple hung windows, and
horizontal siding. With development of any lot that includes a historic structure, it is
important that new additions complement and do not distract from the historic building
consistent with the Secretary of Interior’s standards for historic structures. The following
General Plan policy speaks to historic resources:
Policy 6.4: Encourage conservation and preservation of structures and houses that
have historical and architectural significance.
Applicable Programs:
1. Protect historic buildings and sites. Atascadero's historic buildings and features
shall be preserved and protected in recognition of the role the community's past
plays in its present and future. Historic overlay zoning shall be u tilized to protect
appropriate historic districts.
6
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
2. Utilize the State Historic Building Code to encourage rehabilitation, preservation,
restoration or relocation of historic buildings listed or deemed on the local, State or
Federal register.
4. Utilize the Secretary of the Interior’s Standards and Guidelines for Rehabilitating
Historic Properties to assess proposed improvements to historic properties.
Existing Colony Home at 5690 Traffic Way
7
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed building location/ View from Olmeda Ave.
In accordance with the Secretary of Interior’s standards, related new construction to a
historic property should be differentiated from the original structure, while still
complementing the architecture. The following Secretary of the Interior's Standards for
Rehabilitation further elaborate on this:
9. New additions, exterior alterations, or related new construction shall not destroy
historic materials that characterize the property. The new work shall be
differentiated from the old and shall be compatible with the massing, size, scale,
and architectural features to protect the historic integrity of the property and its
environment.
10. New additions and adjacent or related new construction shall be undertaken in
such a manner that if removed in the future, the essential form and integrity of the
historic property and its environment would be unimpaired.
The proposed addition incorporates details of the Colony Home. These include groupings
of hung windows, wide window trim and horizontal siding. The elevation drawing notes
horizontal hardie board siding and trim for the new construction. The design also includes
painted wood fascia along the roofline to match what is existing on t he Colony Home.
Architectural details proposed to enhance compatibility with the existing Colony Home
also include decorative gable brackets, fiberboard shakes, hung windows and carriage -
style garage doors. A pergola is also proposed surrounding the front door. The roof plan
8
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
notes the use of asphalt shingles, with the color and style to match the adjacent residence
roofing. The exterior finishes and colors will be verified by the owner prior to permit
issuance.
The new construction will include a garage with an attached bathroom and storage area
as well as a one-bedroom residential unit with bathroom, closet, and combined
kitchen/living room. The bedroom opens up to a porch that faces the interior of the site.
The proposed design meets guidelines for historic preservation as set by the General
Plan as well as Secretary of the Interior's Standards. Therefore, staff recommends
approving the existing design as proposed.
Proposed Concept
South Elevation
9
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
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 | (805) 461-7612
North Elevation
Parking
According to AMC 9-4.118(5), parking requirements are: 1.5 spaces for a 1-bedroom unit,
2.0 spaces for a 2-bedroom unit, and 0.5 space for each additional bedroom. With the
addition on a 1-bedroom unit, the parking requirements for the site will be increased to
4.0 spaces. These can be seen in the site plan, with 2 spot s to the right of the new
addition, one to the left, and one space in the garage itself. Therefore, proposed parking
meets the requirements of the Zoning Code.
Landscaping
AMC 9-4.125(1) states that project sites in multi-family zoning districts which require
approval are to have a minimum landscaped area of twenty-five percent (25%) of the net
site area. The applicant has not provided a landscape plan. However, the site was
designed to adhere to required landscape setbacks. The applicant will need to submit a
landscape and irrigation plan with their building permit submittal.
10
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
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 | (805) 461-7612
Site Plan
DRC DISCUSSION ITEMS:
1. Architectural design of proposed addition and compatibility with Colony Home.
ATTACHMENTS:
Attachment 1: Aerial Photo
Attachment 2: Site Photos
Attachment 3: Proposed Plans – site, floor, roof, elevations, sections
11
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Aerial Photo
Proposed building
Existing Colony Home
5690 Traffic Way
Proposed parking
12
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Site Photos
Existing Colony Home
13
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
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 | (805) 461-7612
ATTACHMENT 3: Proposed Plans
14
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
15
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
16
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
17
ITEM 2
MULTI-FAMILY RESIDENTIAL, 5690 TRAFFIC WAY
PRE21-0093/ SPEARS
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
18
ITEM 3
Woods Animal Facility Expansion
PRE 20-0058/Woods Humane Society
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 – Community Development Department
Woods Humane Society Animal Facility Expansion (PRE 20-0058)
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
11/18/2021 Mariah Gasch
Associate Planner
Neil Trent
Woods Humane Society
PRE20-0058
RECOMMENDATION
Staff Recommends to the Design Review Committee:
1. Review plans for construction of a new animal shelter facility for Woods Humane Society
to expand their current services. Direct the applicant to make any modifications to the site
or building design as necessary prior to proceeding to the Planning Commission for
Conditional Use Permit review.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
2300 Ramona Road Public (P) Public (P) 049-141-043 1.88 acres
PROJECT DESCRIPTION
The proposed project includes an expansion to the existing animal adoption facilities and
spay/neuter clinic at 2300 Ramona Road (APN 049-141-043). The expansion includes one new
15,000 square foot animal shelter which will accommodate the addition of dog adoptions as well
as cat adoptions and various shelter services. Site improvements are also being proposed
including two new dog exercise yards and the addition of new landscaping and parking.
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
EXISTING USES
Animal shelter/ spay and neuter facility
19
ITEM 3
Woods Animal Facility Expansion
PRE 20-0058/Woods
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ZONING AND LOCATION AERIAL
SURROUNDING ZONING DISTRICTS AND USES
North: P South: P East: HWY 101/
CPK West: RSF-Y
DISCUSSION:
Background
In 1997, a Conditional Use Permit (CUP 97-002) was approved to establish an animal shelter as
a kennel at 2300 Ramona Road for the North County Humane Society. The CUP was approved
for the shelter under the kennel definition, as kennels were a conditionally allowed use at the time
in the Residential Suburban (RS) zoning district, which was the previous zoning designation for
the site. An amendment to the CUP (CUP 2002-0056) to allow the addition of a 2,160 square-
foot modular building was approved in May of 2002. Conditions of approval included in the use
permit amendment limited the site to sheltering cats only (no dogs). In June of 2002, the zoning
of the property was changed to Public as a part of Zone Change 2002-0026. Although Woods
Humane Society is not specifically a Kennel as defined by the Municipal Code, the Zoning
Definitions do not include a definition for this unique land use which is somewhere between a
Kennel and an Animal Hospital. While a Kennel is typically a private commercial animal boarding
facility or a private commercial animal breeding facility with no veterinary services, an Animal
Hospital is an animal care facility with some on-site boarding. An animal shelter, however,
provides both animal care and adoption services and is not a private boarding facility that
RSF-Y
P
RS
CPK
20
ITEM 3
Woods Animal Facility Expansion
PRE 20-0058/Woods
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
accommodates temporary boarding services for a fee. Animal Hospitals are a conditionally
allowed use in the Public District.
In 2017, the use permit for Woods was amended to include spay and neuter clinic facilities
(considered to be an Animal Hospital use). AMC Section 9-3.430 states that Animal Hospitals are
a conditionally allowed use in the Public Zone and defines Animal Hospitals as establishments
that are primarily engaged in performing services for animals, including veterinary services.
Additional conditions of approval for the 2017 amendment included no overnight sheltering of
dogs, the provision of twenty-four (24) parking spaces, landscaping requirements, and additional
conditions related to existing structures on site. Conditions of approval for the amendment are
included in Attachment 2.
In November 2016, North County Humane Society and Woods Humane Society merged
operations and became the Woods Humane Society. The proposed expansion would serve as
the Woods Humane Society north county campus and allow for expanded services, including
facilities for dogs, additional outdoor areas, and expanded administrative offices, and a
community room.
This project was presented to the DRC in September 2020. The discussion at this hearing was
primarily focused on the land use designation and whether the proposed project should be
considered a “Kennel” versus an “Animal Hospital” for the purposes of determining how the
application would be processed. The DRC agreed that the use is more consistent with the Animal
Hospital definition and therefore, should be considered as a conditionally allowed use in the Public
zone. The applicant was given direction to move forward with their design. The proposed project
has been redesigned to mitigate noise concerns and negative impacts on the adjacent
neighborhood.
Project Description
The existing site contains a 1,300 square foot animal intake facility, 2,300 square foot spay and
neuter clinic, a 2,160 square foot cat shelter, and a 600 square foot storage facility. Additionally,
there are at least twenty-four (24) parking spaces on site and the site is served by an on-site
septic system. The proposed project will preserve the spay and neuter clinic and add an additional
15,012 square foot facility that will contain indoor animal shelter areas, administrative offices, and
a classroom. The proposed development also includes two fenced outdoor dog exercise yards,
one adjacent to Ramona Road and another within a courtyard area of the new building. There are
also two proposed “meet and greet” areas, one located indoors and one on a patio adjacent to
the outdoor exercise courtyard. Existing parking areas are proposed to be relocated to the front
of the property facing Ramona Road and along part of the north property line.
Analysis
Architectural Design
The project is designed to be consistent with Woods Humane Society facilities located in San Luis
Obispo. The existing facility in San Luis Obispo incorporates native landscaping, high-quality
architectural design, and climate appropriate architecture.
The applicant has provided examples of materials that would be used in the project. This list
includes vertical metal wall panels as well as stucco columns and wainscot. The entire exterior of
21
ITEM 3
Woods Animal Facility Expansion
PRE 20-0058/Woods
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
the building will have vertical paneling. There will also be a stucco wainscot all along the bottom
portion of the building. The proposed color scheme includes neutral shades of grey and beige.
Proposed roofing materials include a grey asphalt shingle. The existing spay and neuter facility
will remain in place. This façade currently includes grey vertical panels as well. Since the colors
and materials will be consistent with one another, the two buildings will be architecturally
compatible with each other.
Renderings of the updated design for the building show the u-shape of the proposed building, that
opens up to a dog exercise yard. The front façade, facing the parking lot and Ramona Road, has
a portico with stucco columns and the Woods Humane Society signage. This creates depth for
the front exterior of the building. The roof lines of the parallel sections of the building are also
visible, adding further architectural interest to the front façade.
The varying rooflines, colors and materials all add significant architectural interest to the building.
The neutrality of the color scheme will allow the building to be compatible with the surrounding
area; therefore, staff does not have any further recommendations regarding architecture of the
building.
Proposed colors and materials
Conceptual Architectural Design
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Existing San Luis Obispo Facility
Site Design
The site is designed with two driveways, one for entering and one for exiting, off Ramona Road.
There are currently twenty-four (24) off-street parking spaces located in the middle of the site.
The proposed project will relocate the existing parking towards the Ramona Road frontage and
along a section of the north property line to allow for facility expansion within the middle of the
property and buffering from adjacent residential uses. A fire access turn-around is designed into
the driveway access along the north property line. The 2,139 square foot spay and neuter clinic
will remain in its current location. The proposed project would also create a plaza leading up to
the front reception area and two outdoor exercise yards, one adjacent to Ramona Road and one
within a courtyard of the proposed building. There are ample walking paths throughout the design.
The main facility will be divided into cat and dog sections, administrative offices, “meet and greet”
spaces, and a reception area, among other uses. The rear of the property will remain as open
green space.
The proposed dog exercise yards are located away from adjacent residences to reduce any
negative noise impacts. The exercise yards are also located in front of and between buildings to
utilize the building as a sound barrier between Apple Valley residences.
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Proposed Project Site Plan
Parking
The original use permit required that a minimum of twenty-four (24) parking spaces be provided
on a paved surface. The applicant is proposing to relocate and add additional parking areas
towards the Ramona Road frontage and along the north side property line for a total of thirty-
seven (37) parking spaces. The proposed use is considered an office for parking purposes. The
Municipal Code requires one parking space per 500 square feet of use area, totaling thirty-five
(35) required spaces for the proposed project. Therefore, with its 37 parking spaces, the proposed
project meets parking requirements.
Setbacks
The project is located on a publicly-zoned site that does not have specific setback standards.
AMC Section 9-6.111 requires a minimum setback for Outside Animal Enclosures that are part of
a kennel to be located a minimum of twenty-five feet (25) feet from the property line. Outside
animal enclosures that are accessory to animal husbandry facilities need to have a one hundred
(100) foot setback from adjacent property for any enclosures used for boarding of large animals
and need to have a twenty-five (25) foot setback for any outside areas used for short -term
treatment activity.
AMC Section 9-6.110 contains setback requirements and design standards for animal hospitals.
Animal hospitals are required to have a one hundred foot (100) foot setback for animal husbandry
facilities that board large animals, and a twenty-five (25) foot setback for any outside animal areas
used for short-term activities on property line adjacent to residential uses. As these are
conditionally allowed in the Public Zone, staff and the Planning Commission have discretion to
apply setback standards with Conditional Use Permit approval or amendment. The buildings on
Dog exercise yard
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site and proposed in the site plan are separated and comply with 5-foot interior setback
requirements under AMC Section 9-4.109.
The updated plan for the new building includes a rear setback that is over 100’, a 14’ setback to
the adjacent vacant commercial property, 40’ from the existing church property and approximately
150’ from the Ramona Road right-of-way. As there are no Outside Animal Enclosures, these do
not pose a conflict.
Landscaping, Screening, and Fencing
The applicant has currently provided a conceptual landscape plan that includes a proposed plant
list as well as proposed fence types with their locations shown on the plan. The proposed plant
list and conceptual landscape plan together show the plan for the site. The plant list includes
deciduous trees, evergreen trees, shrubs, grasses and perennials, and ground cover. In further
detail, the plant list includes options for each of these groups. For deciduous trees there are
western redbud, honey locust, Chinese pistache, and crepe myrtle. Evergreen trees include
magnolia, olive, and coast live oak. Shrubs include variegated abelia, bush anemone, purple
rockrose, coffeeberry, pink Indian hawthorn, iceberg roses and laurustinus. Grasses and
perennials include feather reed grass, sage, yarrow, lavender, and pink muhly. Lastly,
groundcover includes carpet manzanita, dwarf coyote brush, bearberry cotoneaster, creeping
rosemary, and Asiatic jasmine. The site has various existing tree groupings along the front and
rear property lines that act as existing screening. These are already mature and will assist in
screening and meeting landscape standards.
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 non-residential or non-agricultural use abutting a residential use or zone.
The proposed project is located adjacent to a vacant parcel that is zoned public to the south and
a church (Foursquare Family Church) to the north on a parcel zoned public. The site has an
existing 3-foot wooden fence along the frontage, varied fencing (including wooden, wire, and
chain link fencing) along the south property lines, and a chain link fence adjacent to but not directly
on the rear property line to the west. Under AMC 9-4.128, the proposed project will be required
to install screening on the side and rear property lines.
The proposed fence types include a metal “monumental” fence, a 6’ tall vinyl-coated chain link,
and a 6’ tall solid vinyl that will be used throughout the project. The conceptual landscape plan
details where there currently are fences on the site and where the proposed fences will join them.
Plans show a 6’ tall decorative metal fence surrounding the front of the property. This will provide
security for the facility, but will also be opaque as to not hide the entire site from Ramona Road.
A 6’ tall vinyl coated chain link fence is proposed along the property line adjacent to the church
and vinyl fence is proposed along the top of the hill, behind the proposed building. This will act as
an additional sound buffer between the shelter and adjacent residences. This solid fence also
extends down a portion of the southern property lines, adjacent to the vacant lot.
Staff is proposing multiple conditions of approval when the project moves on to Planning
Commission. These include ensuring all vinyl coated chain link fencing is a neutral color and that
it is fully screened with evergreen vegetation per AMC standards. Another condition will be that
the solid vinyl fencing be a neutral grey or tan color. This will ensure that the fence is not a stark
white to help it blend in with the surrounding area.
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Conceptual Landscape Plan
Proposed Fencing and Plant Materials
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
DRC Items for Discussion
• Site Design
• Landscaping, Fencing and Screening
• Architectural Design
ATTACHMENTS:
1. Site Photos
2. Conditions of Approval (PLN 2016-1621/CUP 2002-0056)
3. Conceptual Site Plans, 3D Views, Elevations
4. Applicant Statement
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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
Attachment 1: Site Photos
Site Frontage and Signage along Ramona Road:
Existing Parking and Landscaping
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Existing Building On-Site (Spay and Neuter Facility):
Existing Building On-Site (Cat Shelter Facility):
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Current Landscape Conditions and Rear Fence:
Existing Intake Facility:
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Existing Storage and Side Property Line Fence:
Driveway Facing East towards Ramona Road:
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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
Attachment 2: Conditions of Approval (PLN 2016-1621/CUP 2002-0056)
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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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
Attachment 3: Conceptual Site Plans
Site Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conceptual Floor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
3D Renderings
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Elevations
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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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
Attachment 4: Applicant Statement
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