HomeMy WebLinkAboutDRC_2021-12-16_AgendaPacket CITY OF ATASCADERO DESIGN REVIEW AGENDA
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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, December 16, 2021
1:00 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 NOVEMBER 18, 2021 DRAFT MINUTES
City of Atascadero Design Review Committee Agenda Regular Meeting
December 16, 2021 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. REVIEW OF REGIONAL ADU (ACCESSORY DWELLING UNIT) STOCK
PLANS
In conjunction with the Cities of Arroyo Grande, Morro Bay, and Grover Beach,
the City of Atascadero will be presenting preliminary designs for, and soliciting
input on, pre-approved ADU stock plans for use by residents of the listed
communities.
Recommendation: Staff requests the DRC review the proposed design concept.
(CPP20-0026)
3. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A NEW
MULTI-FAMILY BUILDING AT 2505 EL CAMINO REAL
The proposed project includes a new 2-story, 10-unit, multi-family building behind
an existing single-family residence for a total of 11 units. The project includes
new landscaping and a total of 12 parking spaces.
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 (PRE21-0080).
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, Jan. 13, 2022, 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 11/18/2021
Page 1 of 4
ITEM NUMBER:
1
DATE: 12-16-21
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, November 18, 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 2:04 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
IT Director, Luke Knight
Associate Planner, Mariah Gasch
Others Present: By Teleconference
Neil Trent, Applicant from Woods Humane Society
Heather Lewis, Architect for Woods Humane Society
Jeremy and Lisa Spears
Various members of the public
APPROVAL OF AGENDA
MOTION: By Committee Vice Chairperson Funk and
seconded by Committee Member van den Eikhof to
approve the Agenda.
Motion passed by 5:0 by a roll call vote.
1
DRC Draft Minutes of 11/18/2021
Page 2 of 4
ITEM NUMBER:
1
DATE: 12-16-21
PUBLIC COMMENT
None
Chairperson Newsom closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF THE OCTOBER 14, 2021 DRAFT MINUTES
MOTION: By Vice Chairperson Funk and seconded by
Committee Member van den Eikhof to approve the
Consent Calendar, with one correction to remove
the “excused absence” next to her name.
Motion passed by 5:0 by a roll call vote.
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 modifications to the site or building design as
necessary (PRE21-0093).
Planner Gasch 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: Jeremy and Lisa
Spears.
Chairperson Newsom closed the Public Comment period.
The Committee agreed with the proposed staff report, and recommended that the
applicant move forward to building permits.
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.
2
DRC Draft Minutes of 11/18/2021
Page 3 of 4
ITEM NUMBER:
1
DATE: 12-16-21
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).
EX PARTE COMMUNICATIONS
Committee members were invited on a tour of the San Luis Obispo Woods facility by
Marcia Torgerson.
Vice Chairperson Funk did take a tour.
Committee member Schmidt was contacted by Marcia Torgerson, and they discussed the
project, but he did not take a tour.
Committee member Baranek did not take a tour and spoke with Marcia Torgerson.
Committee member van den Eikhof did take a tour.
Chairperson Newsom saw this item previously at DRC in 2020, did not take a tour, but
did speak with Marcia Torgerson.
Planner Gasch 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: Heather Lewis, Neil
Trent, Jamie Silveira, and Heather Sunderland.
Chairperson Newsom closed the Public Comment period.
The Committee deliberated on the item.
Chairperson Newsom reopened the Public Comment period.
PUBLIC COMMENT
The following members of the public spoke during public comment: Wendy Berman, and
Darryl (no last name given).
Chairperson Newsom closed the Public Comment period.
The Committee agreed on the following recommendations:
Site Design
• The Committee agreed with site layout as proposed and recommended the
City work with the applicant to look at the possibility of obtaining a Noise
Study to ensure that the neighborhood is protected. This will ensure both
staff and the neighbors have an opportunity to request mitigation. A Noise
Study would need to be prepared by a noise consultant. Recommendations
from the noise consultant will need to be incorporated into the building
design.
3
DRC Draft Minutes of 11/18/2021
Page 4 of 4
ITEM NUMBER:
1
DATE: 12-16-21
Fencing and Screening
• The Committee recommended the applicant keep in mind the l ine of sight and
buffers. Closed fencing will create an environment that will decrease noise issues.
Architectural Design
• The Committee agreed with the current design and were in favor of the softer mix
of colors that blend in well with the community.
The Committee agreed with the staff report, and recommended that the applicant move
forward to Planning Commission. The Planning Commission will look at land use,
neighborhood compatibility, and noise.
Chairperson Newsom left the meeting and asked Vice Chairperson Funk to take over
chairing the meeting.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that there will be one meeting in December, and the tentative
date is set for December 16th. Items on that agenda currently include the Regional ADU
Stock plans, and a project on El Camino Real. Vice Chairperson Funk stated that she
has a conflict with the next meeting date and time, and will keep the committee posted.
Director Dunsmore answered questions in regards to SB9, the Dove Creek commercial
project and the upcoming General Plan Update.
ADJOURNMENT– 4:32 p.m.
The next regular meeting of the DRC is scheduled for Thursday, December 16, 2021.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibit is available in the Community Development Department:
Exhibit A – Email from Joann Montgomery
4
5
ITEM 2
ADU Stock Plans
CPP20-0026
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
Central Coast Regional
Pre-Approved Accessory Dwelling Unit (ADU) Project
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
12/16/21 Loreli Cappel City of Atascadero CPP20-0026
PROJECT
LOCATION
Citywide
RECOMMENDATION
Staff Requests the Design Review Committee Review the preliminary proposed design
concepts and provide feedback to the consultant to consider along with feedback from
the other participating cities. (CPP20-0026)
PROJECT DESCRIPTION
In conjunction with the cities of Arroyo Grande, Morro Bay, and Grover Beach, the City of
Atascadero will be presenting preliminary designs for, and soliciting input on, pre-
approved ADU stock plans for use by residents of the listed communities.
The goal is to provide ready to build accessory dwelling unit plans for eligible property
owners to help expedite the development process. This study is being funded by a REAP
grant administered by AMBAG (Association of Bay Area Governments ) and SLOCOG
(San Luis Obispo Council of Governments).
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 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
☒ General Rule
Exemption
6
ITEM 2
ADU Stock Plans
CPP20-0026
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project History
After adoption of the City’s Housing Element in 2020, the City applied for numerous state
grant opportunities through the State Department of Housing and Community
Development (HCD) and local regional planning agencies, including the San Luis Obispo
Council of Governments. The intent of these grants is to support the creation of policies
and programs to accelerate housing production in the City. In October of 2020, staff
received funding under the Regional Early Action Planning (REAP) program funded by
the Department of Housing and Community Development (HCD) to help implement
policies identified in the Housing Element. The primary goals of the REAP program are
to accelerate housing production and facilitate compliance to implement the sixth cycle of
the RHNA.
The City of Atascadero received $181,000 to act as the lead agency and fund regional
pre-approved ADU construction plans in conjunction with other cities. The project is
managed by the City of Atascadero and will be implemented in partnership with the cities
of Morro Bay, Grover Beach, and Arroyo Grande. The goal of project is to create a range
of pre-approved stock ADU plans that will allow expedited permitting of ADUs.
Project Description / Summary
The goal of this joint effort is to expedite the ADU permitting process and encourage the
construction of accessory units to support our regional housing goals, while helping to
coordinate efficient and attractive house designs. This joint effort for Regional Pre-
Approved Accessory Dwelling Unit stock plans responds to local conditions and design
themes and will be available for use by the cities of Atascadero, Arroyo Grande, Grover
Beach, and Morro Bay. The benefits of pre-approved ADU plans include:
• Saving applicant pre-construction design time and money by providing a selection
of pre-approved stock plans in a variety of sizes and styles.
• Streamlining the City construction plan check review process (plans will be pre -
reviewed and approved. Only site-specific plans will require review.
• Boosting production and development of accessory units that can help each City
maintain housing stock that is affordable by design .
Process:
Because the project spans multiple cities each with unique needs and conditions , a staff
level survey was created to capture goals, input, and direction from each jurisdiction. The
survey covered a range of fundamental questions from ideal unit sizes, styles,
dimensions, jurisdictional concerns, typical lot sizes, and contextual precedents.
7
ITEM 2
ADU Stock Plans
CPP20-0026
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Working closely with representatives from each jurisdiction, the design team has
designed six ADU floor plans of different sizes in support of maximizing opportunities for
residents within size ranges considered affordable by design. Each floor plan also has 4
architectural style options to allow residents options in the aesthetic of their unit.
The project team established project priorities to guide the design process. The three
key design criteria include efficiency, flexibility and privacy/outdoor space:
The consultants then identified a range of unit sizes that would be most useful for each
of the four participating communities. While the below chart identifies certain sizes as
most useful for specific jurisdictions, all units will be available to residents in each city as
part of this project.
8
ITEM 2
ADU Stock Plans
CPP20-0026
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The project team looked at a variety of f loorplan shapes and sizes to determine which
configurations maximized interior space efficiency, provided reduced building costs, and
allowed for enhanced entry and outdoor space opportunities. Through this process, the
“L” plan was selected as superior with smaller units maintaining a simple rectangular
form and larger units possessing greater façade articulation and extrusions.
The design team also focused on conceptual unit layouts that consolidate plumbing and
incorporate storage spaces to provide the greatest value to residents and reduce
construction costs to the greatest extent feasible. For a majority of the units, storage will
be designed as loft spaces to maintain useable floor area. All units incorporate laundry
facilities. The larger units allow for flexible space configurations providing for an
additional bedroom or larger living area depending on property owner needs.
ANALYSIS:
Based on input from staff in all four communities, the preliminary ADU unit sizes within
the program are:
• Efficiency Studio (220-300 GSF)
• Studio (450 GSF)
• One Bedroom (600 GSF)
• One Bedroom Plus (749 GSF)
• Two Bedroom (800-900 GSF)
• Two Bedroom Plus (1,000 GSF)
This range allows residents owning smaller lots such as those found in Morro Bay and
Grover Beach options, while providing larger multi-bedroom floor plans for those with
more land. It was determined that, in keeping with the affordability goal of the Housing
Element and grant funds, a maximum of 1000 square-feet was desirable. Currently, in the
City of Atascadero, ADUs can be a maximum of 1,200 square -feet. At this size, these
homes are usually custom designed on larger properties. In addition, a 1,200 square-foot
unit is not considered affordable by design.
It was also important to establish a unit that was below the State’s 750 square -foot
threshold for the payment of development impact fees. This threshold was established to
encourage smaller, more affordable units in support of the State’s and each cities RHNA
goals. For detailed floorplans of each unit size, see Attachment 2.
9
ITEM 2
ADU Stock Plans
CPP20-0026
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The design team performed exterior design and massing studies in tandem with
developing each floor plan. With input from each city representative and consideration for
the prevailing architectural styles of each Central Coast city, four exterior architectural
styles were identified, as discussed below:
1. Coastal Ranch
The Coastal Ranch design theme includes a lower pitched roof and simple design
features such as:
• Practical, humble materials
• Protected porches
• Horizontal siding or board &batten
• Painted wood walls
2. Backyard Craftsman
The Backyard Craftsman incorporates a higher pitched roof consistent with the theme in
addition to the following defining characteristics:
• Overhanging eaves with exposed rafter beams
• Tapered heavy columns
• Double hung windows
• Patterned window panes
• Covered front porch
• Window/Door trim
• Articulated base could include stone veneer or stucco band
10
ITEM 2
ADU Stock Plans
CPP20-0026
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
3. California Modern
California Modern provides contemporary design elements such as a lower roof pitch,
elongated windows with minimized trim detailing, and opportunities for stylized privacy
screens for outdoor spaces. A shed roof form is also offered for this style in the smaller
unit size to provide additional design options for property owners. Other character
defining elements include:
• Clean minimal lines
• Walls of glass and large windows
• Open floor plans
• A-symmetry
• Lack of ornament
• Use of traditional materials in new ways
• Could include stucco or vertical metal siding
4. Beach Bungalow
The Beach Bungalow is similar to the craftsman design but has key defining elements
typical of coastal bungalow architecture including but not limited to:
• Modest front porch
11
ITEM 2
ADU Stock Plans
CPP20-0026
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
• Proportions are balanced (rather than symmetrical)
• Front stoop
• Natural, light colors or pastels
• Narrow horizontal siding
A shed roof form is also offered for this style in the smaller unit size to provide additional
design options for property owners.
Below is a sample style guide that will be included with each floorplan and style. These
guides will provide a palette of materials and colors that are in keeping with the
architectural style’s character. This will help provide direction to residents for quality
consistency. For detailed architectural renderings for each style type, refer to Attachment
2.
Property owners will have the opportunity to custom the units by choosing colors and
exterior materials. They will also have the ability to customize interior finishes although
12
ITEM 2
ADU Stock Plans
CPP20-0026
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
standard fixtures and finishes will be specified on the plans to provide cost effective
suggestions. If there are exterior and/or structural changes beyond the options offered by
the designers, applicants will need to submit a full construction package for review and
will not qualify for expedited plan review through this program.
Next Steps
The consultant team will gather feedback from each jurisdiction and incorporate any
appropriate changes as the project moves forward, refining each design and preparing
construction level documents. As this is a multi-jurisdictional project, consideration will be
given to requested changes that meet the needs of all participating cities.
The team will also begin to develop the informational materials to help homeowners
through the process of selecting designing, permitting, and building an ADU on their
property, whether they use the approved stock plans or decide to pursue a custom design.
DRC DISCUSSION ITEMS:
1. Unit sizes
2. Floorplans
a. Ideas for incorporating storage
b. Flexible use
c. Unit length and width
3. Architectural Styles
4. Style Guide
ATTACHMENTS:
1. Concept Design Package
13
ITEM 2
ADU Stock Plans
CPP20-0026
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1 : ADU Concept Design Package
See Following
14
Central Coast
Regional ADU PROGRAM
CONCEPT DESIGN PACKAGE
DECEMBER, 2021
15
1 BACKGROUND INFORMATION
OVERVIEW
UNIT FLOOR PLANS2
ARCHITECTURAL STYLES & EXTERIOR DESIGN3
NEXT STEPS4
16
BACKGROUND
INFORMATION
1:
Project Process and Goals
17
Central Coast Regional ADU ProgramBACKGROUND INFORMATION
About this Program
BACKGROUND INFORMATION• Regional Early Action Planning (REAP)
Allows councils of governments and other
regional entities to collaborate on projects
with broader regional impact on
housing.
San Luis Obispo Council of Governments
(SLOCOG) participating cities asked to use a
portion of REAP funds to help develop stock
ADU plans.
Goal is to expedite permit process and help
meet housing goals.
• Regional Pre-Approved Accessory Dwelling
Unit Stock Plan
Save applicants time and money by providing a
selection of pre-approved stock plans that can
be constructed on various development sites.
Streamlines City construction plan check
review process (pre-reviewed by third party
plan check consultant).
Provides objectivity in the design of accessory
units.
Boosting production and development
of accessory units that can help each City
maintain housing stock that is affordable by
design.
• Consultant Team
Ryan Brockett Architect, Templeton, CA
Workbench, Santa Cruz, CA
Metta Urban Design, Santa Cruz, CA
Reference projects:
City of Seaside, CA: ADU Program
City of Capitola, CA: ADU Program
City of Milpitas, CA: ADU Informational Materials
18
Central Coast Regional ADU ProgramBACKGROUND INFORMATION
Understanding Context & Lot Sizes
BACKGROUND INFORMATION• Collection of Data
Collected project priorities and
goals for each city.
• Buildable Lot Sizes
Compiled lot sizes based on
zoning code.
Smallest unit to be 12’ to 15’ wide.
Larger Units to be sized based on
efficient but livable design.
• Additional Items
Unit design should take allowable
openings based on distance from
lot-lines into consideration.
Building facade undulation to
allow for windows/openings as
needed.
19
Central Coast Regional ADU ProgramBACKGROUND INFORMATIONDESIGN DRIVERS
Establishing Project Priorities
• Minimal Circulation Space
Optimal Space Planning
• “Wet Wall Cores”
• Efficient Structure
• Materials Optimization
• Interior Adaptability
Flex Space
• Site Adaptability
Optimized Size for “Buildable Lots”
Mirror Plan
Rotate Plan
• Strategic Windows & Openings
Flexibility for ADU Setbacks
• Building Entries
Sense of Arrival
• Porches and Overhangs
• Private Yards
Building Massing that supports
the creation of outdoor room
20
Central Coast Regional ADU ProgramBACKGROUND INFORMATIONBACKGROUND INFORMATION
Most Useful Units per City
• Which of the unit types will be most
useful for which city?
Source: Design Priorities Survey results from each jurisdiction
220-300 GSF 450 GSF 600 GSF 749 GSF 800-900 GSF 1,000 GSF
Morro Bay Grover Beach Arroyo Grande Atascadero
21
Central Coast Regional ADU ProgramBACKGROUND INFORMATIONDESIGN CHARRETTE
Exploring Ideas and Opportunities
• Precedent Research
Ryan Brockett Architect Recent
ADUs
Workbench Recent ADUs
Other pre-approved ADU
programs around California
• Internal Team Design Charrette
Unit Size
Unit Layout
Entry and Sequence
Outdoor Space
22
Central Coast Regional ADU ProgramDESIGN PARTI’S
Studying Options and Opportunities
BAR PLAN
BLOCK PLAN
T - PLAN
L - PLANBACKGROUND INFORMATION23
UNIT FLOOR
PLANS
2:
Designing for Flexibility, Affordablity and Adaptability
24
Central Coast Regional ADU Program895 GSF
Target: 800-900 GSF
Two Bedroom
1,055 GSF
Target: 1,000 GSF
Two Bedroom PlusUNIT FLOOR PLANSUNIT MATRIX
Summary of Unit Types & Sizes
315 GSF
Target: 220-350 GSF
Efficiency
445 GSF
Target: 450 GSF
Studio
625 GSF
Target: 600 GSF
One Bedroom
735 GSF
Target: 749 GSF
One Bedroom Plus
Bedrooms : 0
Bathrooms : 1
Bedrooms : 0
Bathrooms : 1
Bedrooms : 1
Bathrooms : 1
Bedrooms : 1 +
Bathrooms : 1
Bedrooms : 2
Bathrooms : 1
Bedrooms : 2 or 3
Bathrooms : 1 or 2
25
Central Coast Regional ADU ProgramEFFICIENCY UNIT
315 GSF
• Recessed Entry
• Kitchenette
• Optional Washer/Dryer
• Full Bathroom
• Flexible Living/Sleeping SpaceUNIT FLOOR PLANS26
Central Coast Regional ADU ProgramSTUDIO UNIT
445 GSF
• Recessed Entry with Porch
• Kitchen w/ Full-size Appliances
• Stacked Washer/Dryer
• Full Bathroom
• Flexible Living / Dining Space
• Sleeping Alcove / Den
• Optional Back DoorUNIT FLOOR PLANS27
Central Coast Regional ADU ProgramONE BEDROOM UNIT
625 GSF
• Recessed Entry
• Front Door / Back Door
• Full Kitchen
• Washer/Dryer with Counter/Storage
• Built-In Storage
• Larger Bathroom
• Flexible Living / Dining Space
• Bedroom with Closet
• Exterior Storage / MechanicalUNIT FLOOR PLANS28
Central Coast Regional ADU ProgramONE BEDROOM PLUS UNIT
735 GSF
• Recessed Entry w/ Covered Porch
• Front Door / Back Door
• Full Kitchen
• Washer/Dryer
• Built-In Storage
• Full Bathroom
• Central Living / Dining Space
• One Bedroom with Closet
• Additional Flex Space / DenUNIT FLOOR PLANS29
Central Coast Regional ADU ProgramTWO BEDROOM UNIT
895 GSF
• Recessed Entry w/ Porch
• Front Door / Back Door
• Back Patio
• Full Kitchen
• Washer/Dryer
• Built-In Storage
• One Full Bathroom
• Expanded Living / Dining Space
• Two Bedrooms with Closets
• Primary Bedroom w/ Desk or
Seating SpaceUNIT FLOOR PLANS30
Central Coast Regional ADU ProgramTWO BEDROOM PLUS UNIT
1,055 GSF
• Recessed Entry w/ Porch
• Front Door / Back Door
• Back Patio
• Full Kitchen
• Washer/Dryer
• Built-In Storage
• One Full Bathroom
• Expanded Living / Dining Space
• Two Bedrooms with Closets
• Primary Bedroom w/ Desk or
Seating Space
• Optional additional Bedroom &
BathroomUNIT FLOOR PLANS31
Central Coast Regional ADU ProgramUNIT FLOOR PLANSUNIT MATRIX
Summary of Unit Types & Sizes
32
ARCHITECTURAL STYLE
& EXTERIOR DESIGN
3:
Regional Architectural Style and Design Direction
33
Central Coast Regional ADU ProgramARCHITECTURAL STYLE
Central Coast Context
ARCHITECTURAL STYLE & EXTERIOR DESIGN34
Central Coast Regional ADU ProgramARCHITECTURAL STYLE
Four Distinct Styles
Backyard Craftsman
California Modern
Coastal Ranch
Beach BungalowARCHITECTURAL STYLE & EXTERIOR DESIGN35
Central Coast Regional ADU ProgramARCHITECTURAL STYLE
Exterior Design Study Samples
ARCHITECTURAL STYLE & EXTERIOR DESIGN220-300 GSF 450 GSF 600 GSF 749 GSF 800-900 GSF 1,000 GSF
36
Central Coast Regional ADU ProgramARCHITECTURAL STYLE
Coastal Ranch
Studio Two Bedroom Plus
ARCHITECTURAL STYLE & EXTERIOR DESIGNSpecial Opportunities:
• Integral front/back porch designed into roof
form and massing.
• Iconic low-slung roofs
• Opportunities for wrap-around porches
(depending on site conditions)
37
Central Coast Regional ADU ProgramARCHITECTURAL STYLE
Backyard Craftsman
Studio Two Bedroom Plus
ARCHITECTURAL STYLE & EXTERIOR DESIGNSpecial Opportunities:
• Opportunities for special trim details
• Wide variety of trim styles, siding material
combinations, and colors.
• Opportunities for roof eave or rake brackets.
38
Central Coast Regional ADU ProgramARCHITECTURAL STYLE
California Modern
Studio Two Bedroom Plus
ARCHITECTURAL STYLE & EXTERIOR DESIGNSpecial Opportunities:
• Clean and simple building massing and form.
• Optional porch screen can be customized to
reflect distinct manifestations of “modern”
architecture (mid-century modern vs
contemporary modern)
39
Central Coast Regional ADU ProgramARCHITECTURAL STYLE
Beach Bungalow
Studio Two Bedroom Plus
ARCHITECTURAL STYLE & EXTERIOR DESIGNSpecial Opportunities:
• Simple and modest building forms.
• Can be customized by selecting different
siding colors and orientations.
40
Central Coast Regional ADU ProgramARCHITECTURAL STYLE
Style Summary
Studio
Backyard CraftsmanCoastal Ranch
California Modern Beach BungalowARCHITECTURAL STYLE & EXTERIOR DESIGN41
Central Coast Regional ADU ProgramARCHITECTURAL STYLE
Style Summary
Two Bedroom Plus
ARCHITECTURAL STYLE & EXTERIOR DESIGNBackyard CraftsmanCoastal Ranch
California Modern Beach Bungalow
42
Central Coast Regional ADU ProgramARCHITECTURAL STYLE
Sample Style Guide
ARCHITECTURAL STYLE & EXTERIOR DESIGNLIGHT STUCCO SIDING
COLORFUL
HORIZONTAL SIDING
WARM VERTICAL
WOOD SIDING
LIGHT STANDING SEAM
METAL ROOF
DARK STANDING SEAM
METAL ROOF
GREY STANDING SEAM
METAL ROOF
NATURAL WOOD TRIM BLACK WINDOW TRIM GRAY WINDOW TRIM
DARK WOOD
FLOORING
TAN COLORED
CONCRETE
LIGHT WOOD
FLOORING
Natural and SimpleClassic BungalowClean and Contemporary
43
NEXT
STEPS
4:
Upcoming Milestones & Future Work
44
Central Coast Regional ADU ProgramNEXT STEPS
Timeline & Major MilestonesNEXT STEPS• Complete Schematic Design
End of December
Complete exterior design for each
of the 6 floor plans in 4 styles.
Finalize floor plans.
Document building plans,
elevations, initial renderings in
schematic design package.
• Begin Development of
Informational Materials
December and Beyond
Metta Urban Design to begin
developing informational
materials to help guide
home owners through the
ADU process. December
Presentation
• Design Development
January - February
Begin structural, mechanical,
electrical, plumbing coordination.
Continue designing and
developing the architectural
details.
• Construction Documents
February - May
Complete design for all 6 unit
types in four styles and prepare
permit submittal drawings.
Submit for third party plans
review.
• Project Completion
End of May (Tentative)
Complete permitting process and
documentation of final pre-
approved ADU program.
Informational Materials complete.
45
CONCEPT DESIGN PACKAGE
DECEMBER, 2021
Thank You
Central Coast Regional ADU Program
46
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
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
Residential Apartment Development
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
12/16/2021 Mariah Gasch Laughlin Company PRE21-0080
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
2505 El Camino Real High Density
Residential (HDR) RMF-24 049-151-029 Approximately
0.31 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposed design for a high density multifamily residential project on a property with
one existing residence.
PROJECT DESCRIPTION
The applicant proposes the construction of a new, 2-story, 10-unit, multi-family building behind an existing
single-family residence on a 0.31-acre site at 2505 El Camino Real. The project also proposes a lot line
adjustment that will decrease the size of the lot from 0.41 to 0.31 acres. Multi-family dwelling units will be
for rent, and parking is accommodated via surface parking. The applicant is requesting a density bonus of
38.75% to be granted in exchange for dedicating 12% of allowable dwelling units ((1) dwelling unit) for very
low-income households.
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 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 Class 32,
In-Fill Development
Projects
☐ No Project - § 15268
Ministerial Project
47
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Aerial Map
Perspective (South at Adjacent Property)
48
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description / Summary
The subject site at 2505 El Camino Real is approximately 0.41 acres in size, located at
the corner of El Camino Real and a private street known as Madera Place. T he applicant
is proposing a lot line adjustment to reduce the lot size to 0.31 acres with the remaining
0.1 acres to be added to the adjacent property. The applicant proposes a new, 2-story,
multi-family building behind an existing single-family residence. This new building will
have 7,300 square feet of residential space between its two floors, including a 280 square
foot courtyard. The new multi-family dwelling units will be for rent and surface parking is
to be provided adjacent to Madera Place. The total building area will be 13,450 square
feet, with 1,240 square feet for the existing single -family residence and 12,210 square
feet for new development. A density bonus of 38.75% is proposed to be granted in
exchange for dedicating 12% (1 unit) for very low-income households. Per California
Government Code Section 65915(d)(2)(B), the developer shall receive one incentive or
concession for including at least 10% for very low-income households. The applicant is
requesting a concession in the form of a reduced rear setback to reach the density
required to provide the very low-income unit.
Site Plan
49
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Analysis
Design
This project is along a sparsely developed section of El Camino Real, about 2 miles
northwest of downtown Atascadero near Del Rio Road. Although zoned for high density
multi-family residential, many of the surrounding properties are developed with single
family residences. The new building will share a site with the current single-family
residential home. The design of the apartments will include white board and batten siding,
wood railings, and asphalt shingle roofing similar to the existing residence. The existing
residence is reminiscent of a colony-style home. The new apartment building has been
designed to complement this style. This will create one cohesive building design, with the
existing residence adjacent to El Camino Real and the new building farther back in the
lot.
Each of the ten new units is one-bedroom with floor areas ranging from 525 SF to 650
square feet. Additionally, there is a 280 square foot courtyard proposed to be surrounded
by the new residential units and the parking lot. Each unit has its own 75 square foot
patio/balcony, providing for private outdoor space. Windows on the new buildings and
glass doors are shown with grid designs. These windows are proposed to be white, vinyl
windows. Often times vinyl windows have a lower quality appearance. Staff has added a
condition to require integral grids (instead of a faux internal grid or plant on feature) for
the windows should the applicant choose to use a gridded window style.
Building Setbacks
This lot is zoned RMF-24. The proposed f ront setback is 38 feet, side setback is 5 feet,
and rear setback is 5 feet. In RMF-24 zones, the rear setback required is 10 feet. The
maximum height of to the top of the roof ridge is 26’9” from lowest grade and 22’-0” from
an average grade. This height is below 35’ maximum for RMF zones and below the 25’
threshold for requiring additional building setbacks. The developer is requesting to use a
State density bonus concession for a reduced rear setback in order to make feasible the
inclusion of the very-low income unit.
.
50
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
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
West Elevation (El Camino Real)
North Elevation (Madera Place)
51
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
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
South Elevation
Multi-family property development Standards
The Zoning Ordinance requires specific standards for projects developed in residential
multi-family (RMF) zoning districts. Atascadero Municipal Code (AMC) 9-3.262 requires
the following
• A maximum lot coverage of 50%, (project is at 37.4%)
• Each dwelling unit shall include 100 cubic feet of enclosed storage,
• Each unit needs access to at least 300 square feet of outdoor recreational space
(3,300 sf total);
• Onsite laundry hookups or a shared laundry facility.
Each proposed unit includes the required 100 cubic feet of enclosed storage, a n in-unit
laundry facility, and the design provides for 3,891 square feet of outdoor recreation space.
Additionally, 37.4% proposed lot coverage is well within the 50% maximum.
Parking
Atascadero Municipal Code Section 9-4.118 parking requirements for multi-family
housing is as follows:
• 1.5 spaces for one-bedroom units
• Additionally, there is to be one (1) guest space added for every five (5) units.
Under this parking requirement, the applicant would need to provide a minimum of 1 9
parking spaces. However, since the project will contain one very low-income affordable
unit, the applicant may request reduced parking ratios be used per California Government
52
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Code Section 65915(p)(1), which states that a city shall not exceed a required parking
ratio greater than one (1) on-site parking space for a one-bedroom unit and 1.5 parking
spaces for a two- or three-bedroom unit. Therefore, the project’s parking requirement is
12 onsite parking spaces. The applicant is providing 12 parking spaces consistent with
the State law allowance.
Fencing
The design includes a 6-foot-tall fence along the southern and eastern property lines. The
fence along the southern property line will be located on a retaining wall that is
approximately 2 feet tall and the fence on the eastern side will be on a retaining wall that
is approximately 3 feet tall. AMC 9 -4.128 limits the total overall height for fences on top
of retaining walls to a maximum of eight feet. Therefore, the maximum height of the fence
along the eastern property line can be up to five feet tall.
Plans also show fencing running adjacent to the existing residence, creating a small ya rd.
This fence appears to create odd enclosed spaces. Therefore, staff is recommending to
remove this fence and a final fencing plan shall be provided with the building permit
submittal.
Landscaping
The applicant proposes a low-water use landscaping plan that includes a mix of drought
tolerant trees and shrubs along El Camino Real, as well as within the front setback,
courtyard, and parking lot. Three existing nonnative trees and a shed are proposed for
removal to make space for the new development. Five nonnative trees adjacent to the
existing residence are to be protected, as well as one in the rear of the lot. The proposed
Recommended fencing removal
Trash Enclosure
53
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
plants added to the property include Milk/Silkweed, Morro Manzanita, Blue Hibiscus,
Agave, Sycamore Maple, and Olive trees, one of which to be present in the courtyard
planter. Staff added a condition that the applicant work with the Community Development
Department to determine appropriate drought tolerant species.
The applicant is not proposing a landscaped buffer along the southern property line. With
minimal space to add planters, staff is recommending that each ground floor unit have
connection for irrigation and that prior to building permit final large pots with small tr ee
species be added to each ground floor unit. This will help in creating a visual buffer
between properties.
Atascadero Municipal Code 9-4.125 states that the minimum landscaped area of a
multifamily zoning district is 25%. The provided landscape plan does not specify the
proposed landscape coverage amount. Therefore, staff has added a condition that they
meet the required 25% minimum and provide such documentation with the construction
permit submittal.
Trash Enclosure
The applicant proposes a fully enclosed trash shed adjacent to the parking lot, along the
eastern property line. Trash receptacles will be fully hidden from El Camino Real and
Madera Place. The trash enclosure is proposed to be fully within the 10’ rear setback
(requested reduction). Staff is seeking input from the DRC about how this enclosure
should be screened from the adjacent property. The design is a white enclosure, covered
in greenery with a standing seam metal roof. Visually, the structure will be completely
screened by the rear retaining wall/ fence. However, moving the enclosure off the property
line by five feet could help mitigate negative impacts such as noise or smell. If the DRC
chooses to require an additional setback, staff is recommending that hearty landscaping
is added as a buffer between the enclosure and adjacent property.
54
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
1. Multi-family standards
2. Landscaping Requirements and Standards
ATTACHMENTS:
1. Site Photos
2. Elevations
3. Conceptual Floor Plans
4. Landscape Plan
5. DRAFT DRC Notice of Action
55
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Site Photos
PRE21-0080
56
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
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: Elevations
PRE21-0080
57
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
58
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Conceptual Floor Plans
PRE21-0080
First Floor
59
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Second Floor
60
ITEM 3
Emerald Court
PRE21-0080 / Laughlin
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Landscape Plan
PRE21-0080
61
6500 PALMA AVENUE, ATASCADERO, CA 93422 (805) 461-5000 FAX 461-7612
Attachment 5: DRAFT DRC Notice of Action
PRE21-0080
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: PRE21-0080
Project Title: Emerald Court
Planner/ Project Manager: Mariah Gasch
DRC Review Date(s): 12/16/21
Final Action: DRC PC CC
Conditions & Recommendations:
1. If grids are added, these should be integral to the windows and non-plant-on grids.
2. The applicant shall work with the Community Development Department to determine appropriate
drought tolerant species and submit a complete landscape and irrigation plan with building permit
submittal.
3. Each ground floor unit shall have connection for a hose and prior to building permit final, large pots
with small tree species shall be added to each ground floor unit
4. A retaining wall over 2 feet tall shall count toward the maximum fence height. The ma ximum height
of a retaining wall/ fence combination is up to 8 feet.
5. A plan showing all proposed fencing shall be submitted with building permit submittal and type and
location(s) must be approved by staff.
6. Landscaping shall meet the required 25% lot coverage per AMC standards.
7. Resubmit with remaining Public Works corrections
62