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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, January 27, 2022
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 DECEMBER 16, 2021 DRAFT MINUTES
City of Atascadero Design Review Committee Agenda Regular Meeting
January 27, 2022 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF NEW TOOL
RENTAL CENTER ADDITION AT THE HOME DEPOT AT 905 EL CAMINO
REAL
The proposed project includes an addition to create a new tool rental center at
the Home Depot and identification of outdoor sales, rental, and display areas.
Recommendation: Staff requests the DRC review the proposed design concept.
(AMND21-0094)
3. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A NEW
LANDSCAPE MATERIAL S ALE AND EQUIPMENT RENTAL USE AT 6501
VIA AVE
The proposed project includes a new business that includes outdoor sales of
landscaping material and equipment.
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 (USE21-0083).
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, Feb. 10, 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 12/16/2021
Page 1 of 5
ITEM NUMBER:
1
DATE: 1-27-22
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, December 16, 2021 – 1:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, CA 93422
CALL TO ORDER – 1:00 p.m.
Chairperson Newsom called the meeting to order at 1:00 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
Deputy Community Development Director, Loreli Cappel
Senior Planner, Kelly Gleason
Associate Planner, Mariah Gasch
Assistant Planner, Bailey Sullivan
Others Present: By Teleconference
Various members of the public
APPROVAL OF AGENDA
MOTION: By Vice Chairperson Funk and seconded by
Committee Member Schmidt to approve the
Agenda.
Motion passed by 5:0 by a roll call vote.
1
DRC Draft Minutes of 12/16/2021
Page 2 of 5
ITEM NUMBER:
1
DATE: 1-27-22
PUBLIC COMMENT
The following member of the public spoke during public comment: Reyna Pesch.
Chairperson Newsom closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF THE NOVEMBER 18, 2021 DRAFT MINUTES
Recording Secretary Manier noted a typo in the motion in Page 1, and stated the word
Committee should be removed in front of Vice Chairperson.
MOTION: By Committee Member Baranek and seconded by
Committee Member van den Eikhof to approve the
Consent Calendar, with the above correction.
Motion passed by 5:0 by a roll call vote.
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).
Deputy Director Cappel gave an introduction on the project. Ryan Brockett from Brockett
Architecture (in conjunction with Workbench) shared a presentation on the project .
Members of the team who also shared in the presentation were Omar Hason, Alexandra
Sklar, and Jamileh Cannon. The goal is to have plans ready in mid-2022.
Director Dunsmore stated that this item will not move forward to Planning Commission,
but we may give an update to the City Council after other cities weigh in. (There is no real
approval process other than the construction process.) Customers will have the option
to design their own unit; as this is simply an option to help streamline the process if a
customer wants to use these. Information packages will be available for applicants.
Staff answered questions from Committee members.
PUBLIC COMMENT
The following members of the public spoke during public comment: Cistina (no last name
given).
Staff answered questions raised during public comment.
Chairperson Newsom closed the Public Comment period.
2
DRC Draft Minutes of 12/16/2021
Page 3 of 5
ITEM NUMBER:
1
DATE: 1-27-22
The Committee agreed on the following recommendations:
• Flexibility in these options i.e. size of window opening so that doors can be added
and options for shower to provide age in place options.
• Provide pre-designed reviewed/approved awning styles that will allow for shading
depending on site placement or orientation.
• Consider different variety in shapes to accommodate different lot configurations
and placement challenges.
• Explore storage areas/loft space.
• Options for using plans beyond ADUs (i.e. for multi-family or SB9 units).
• Encourage outdoor space in the designs.
• Could plans include options for visual screening of the kitchen from the front door,
a planter, or some other option such as alternative door placement to avoid or
interrupt that particular sight line.
• Offer reverse versions (the homeowner would have to provide a site plan, and the
customer will have to show if they want it flipped).
The Committee agreed with the staff report, and recommended that the project move
forward, based on comments received.
Vice Chairperson Funk left the meeting at 2:25 p.m.
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 11 on-site 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).
Planner Gasch presented the staff report and she and Planner Gleason answered
questions from the Committee. Thom Jess from Arris Studio Design Architects gave a
presentation on the project (Exhibit A).
PUBLIC COMMENT
The following members of the public spoke during public comment: Reyna Pesch and
Sara Bowers.
Chairperson Newsom closed the Public Comment period.
Staff answered questions raised during public comment. Planning staff will work with the
Public Works Department on traffic-related and circulation issues.
3
DRC Draft Minutes of 12/16/2021
Page 4 of 5
ITEM NUMBER:
1
DATE: 1-27-22
The Committee agreed on the following recommendations:
Multi-Family Standards/ Architecture and Design
• The Committee agreed with the design as presented.
• If the applicant chooses to add grids, they must be integral (not plant on).
Otherwise, no grids should be added.
Fencing
• The Committee agreed with internal fence being removed, so the existing
residence can have more yard.
Landscaping Requirements and Standards
• The Committee recommended reducing landscaping to increase space allowed for
parking; non-native trees can be reduced/removed. Staff will work with applicant
to ensure there is compatibility with neighbors.
Trash Enclosure
• The Committee agreed the location makes sense, but staff and the applicant
should make sure that Atascadero Waste Alternatives has provided input on the
location.
The Committee agreed with the staff report, and recommended that the applicant move
forward to the Building permit phase. This item will not be forward ed to Planning
Commission.
COMMITTEE MEMBER COMMENTS AND REPORTS
Director Dunsmore introduced Bailey Sullivan to the DRC and the DRC members
welcomed her.
DIRECTOR’S REPORT
Director Dunsmore stated that the next meeting is tentatively set for January 13, 2022.
Phil gave an update on development projects, the General Plan Update, the ADU
ordinance, and SB9. We will have some handouts on SB9 in the future. Under SB9,
people who have single family residential lots on sewer may be eligible to subdivide their
property.
ADJOURNMENT– 3:33 p.m.
The next regular meeting of the DRC is scheduled for Thursday, January 13, 2022.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
4
DRC Draft Minutes of 12/16/2021
Page 5 of 5
ITEM NUMBER:
1
DATE: 1-27-22
The following Exhibit is available in the Community Development Department:
Exhibit A - Presentation
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27
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
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
Tenant Improvement Plan for Atascadero Hay and Feed
MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
1/27/2022 Mariah Gasch
Associate Planner
Vetter Trust
Kevin Buffett
USE21-0083
RECOMMENDATION
Staff Recommends to the Design Review Committee:
1. Review Plans for a new business that includes outdoor sales of landscaping material
and equipment and direct the applicant to make any modifications to the site or building
design as necessary prior to proceeding to the Planning Commission for a review of a
Conditional Use Permit.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
6501 Via Avenue Industrial (I) Industrial (I) 028-201-004 7.36-acre
site;
1.4-acre use
area
PROJECT DESCRIPTION
The proposed project includes a Conditional Use Permit (CUP) for a 1.4-acre sales yard for
landscape material and small equipment. Landscape material will be contained within pre-
fabricated concrete blocks, and small equipment sales will be conducted on existing concrete
slabs. Mitigation for potential equipment spillage will be implemented to protect adjacent
Atascadero Creek. The project also includes additional landscaping and planting along the Via
Avenue frontage including trees, vegetative ground cover, and mulching.
The project is exempt from the California Environmental Quality Act under a Class 1 categorical
exemption. The project consists of the leasing of an existing private facility with negligible
expansion beyond existing use.
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 impact should contact the Community Development Department.
28
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
☐ EIR / MND / ND /
Statutory Exemption to be
circulated
☐ Prior CEQA
Review
CEQA #
____________
Certified: _________
☒ Cat. Exemption
Class _1_________
CEQA Guidelines §
15301
☐ No Project - §
15268
Ministerial Project
Proposed Project Aerial Map
Total subject
site area: 7.36
acres
Approximate
area of proposed
project: 1.4 acres
(60,790 SF)
29
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
PROPOSED PROJECT SITE PLAN
DISCUSSION:
Project Description
The proposed project includes use of an existing office building and a 1.4-acre outdoor
sales yard in the Industrial zone. The site is proposed to be used as a commercial
business for the sale of landscape material and small equipment rentals (examples
referenced are small tractors and riding lawnmowers). Atascadero Municipal Code (AMC)
9-3.330 states that outdoor storage in excess of 10,000 square feet requires approval of
a Conditional Use Permit. The entire site is approximately 7.6 acres; however, the lease
area for the applicant’s proposed project is less than two (2) acres (approximately 1.4-
acres). There are no plans for the remaining site at this time. A retention basin is proposed
to collected runoff in the north-east corner of the use area. There is also a number of
existing but defunct wells from previous uses that are to be walled off by concrete. There
are no current plans for the remaining vacant portion of the site which will continue to be
fenced off.
Background
The subject site was previously used as an automotive wrecking yard and had been
vacant for over 15 years. This same site was was granted a use permit by the Planning
Commission in 2018. The previous applicant completed minimal improvements, including
fencing, grading, and site clean-up prior to being evicted from the site by the property
30
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
owner. In 2019, a Recreational Vehicle (RV) storage yard was proposed at the site. The
DRC reviewed the RV use, provided project direction to forward the item to the Planning
Commission, however, the project was withdrawn prior to Commission action. Most
recently, in 2020, the Planning Commission approved an outdoor contract construction
yard on approximately1.31 acres of the site. That tenant primarily utilized the existing
office building and simply parked trucks and cable supplies on the site. They have since
vacated the site. .
Analysis
The proposed land use for Atascadero Hay and Feed (outdoor sales and storage yard),
is a conditionally allowed use in the Industrial zoning district and requires a Conditional
Use Permit to be approved by the Planning Commission. Section 9-6.139 of the City’s
Zoning Regulations provides a set of site design standards for outdoor sales yards in
addition to the provisions of the use permit (Attachment 5).
• There is an existing six-foot-tall wooden fence surrounding the area of use as well
as a 4-foot-tall steel fence along the Via Avenue frontage.
• A chain link fence also currently exists along the eastern side of the frontage.
• The existing parking lot is paved with asphalt, and the project proposes improving
the driveway to city standards.
• The proposed sales area will be a decomposed granite (DG) surface behind the
parking area within the fenced yard.
• The existing concrete pad located behind the existing metal building will locate the
small equipment rental area.
• Site improvements include landscaping along the frontage, development of the
landscaping materials sales yard, enclosure of abandoned wells with concrete, and
the implementation of a retention basin in the northeast corner of the use area.
Existing Building and Proposed Sales Yard
The site has an existing metal building that has remained on the site from the former
automotive wrecking yard. The metal building wasconverted to an office space in recent
years. The previous tenant painted the building green. The structure fits into the industrial
setting of the site and the surrounding buildings.
The applicant proposes to limit the area available for material and equipment sales as
shown on the submitted site plan. Storage of landscape materials such as bark, sand,
gravel, Decomposed Granite and base will be stored along the existing fence. Each
material will be separated by 6’ tall concrete block barriers that are natural concrete color.
There are 3 testing wells left on the site during the cleanup and testing of the site when
the former auto wrecking yard was abandoned. The current plan shows these testing
wells remaining in place surrounded by new concrete barriers. Grass is proposed over
the existing septic and leach area, separating the parking lot from the sales yard. Staff
has added a condition that grass be replaced with native vegetation and mulch on the
landscape plan.
31
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed Landscape Plan
Landscaping
A site plan has been submitted which identifies a landscape area with street trees along
Via Avenue in compliance with AMC Section 9-4.125 (Landscape standards). The
applicant is proposing five new Chinese Pistache trees, creeping sage, and an array of
native and drought resistant ground cover shrubs to be planted in the existing dirt areas
along the front property line adjacent to the paved parking area (Attachment 3). Three
additional Chinese Pistache trees are proposed to separate the parking area from the
grass area and sales yard. AMC Section 9-4.125 requires a minimum landscape
coverage of 5% for Industrial zoned sites. Based on the 1.4-acre active use area, the
code requires approximately 3,040 square feet of landscaping. With existing and
proposed landscaping, the site will have approximately 4,009 square feet of landscaping
and street trees at the front of the lot and adjacent to the parking area. A large oak tree
exists adjacent to the office building, and some existing trees next to the parking area
also provide greenery on site.
Fencing, Screening and Lighting
The site contains an existing six-foot-tall wooden fence along the sides and rear of the
property, which separates the current lease area from the unused portion of the property.
There is also a wood fence separating the parking area from the sales lot. There is an
existing chain link fence along the east portion of the Via Avenue frontage and in front the
office building, and a pipe fence along the remaining frontage on Via Avenue. The existing
fencing on site is in adequate condition.
Existing Wood
Fence
Existing
Chain Link
Fence
Retention
Basin
Existing Steel
Fence
32
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Although there is no lighting in the sales area proposed, there are six (6) downcast
security lights with motion sensors on the west and south sides of the existing building.
All lighting will be required to comply with Atascadero Municipal Code standards including
shielding and elimination of glare. There will also be a trash enclosure located behind the
building on the existing concrete pad. Staff has added a condition that the trash facilities
must meet current Cal Green regulations.
Proposed Sales Yard Draft Conditions
The Industrial zone is the appropriate location for outdoor sales yards, including for the
sale of landscaping material. If approved, the use permit to allow the office and sales yard
will run with the land, regardless of the business owner/operator. The accumulation of
unauthorized storage has been a common occurrence on Via Avenue. Conditions of
approval are critical to prevent this property from falling into a deteriorated site. Staff is
considering the following conditions be added for the Planning Commission review of the
use permit. The DRC may comment and suggest edits to the proposed conditions:
1. All landscaping, fencing and site improvements shall be maintained in good order.
Any dead or non-performing landscape items shall be replaced within 30 days. Any
damaged fencing, lighting, or site improvements shall be replaced immediately.
2. All landscaping onsite shall be native, drought tolerant species.
3. No changes to fencing, landscaping, or site improvements may be installed without
prior approval by the City.
4. No items other than landscape materials that are offered for sale to the public, small
rental equipment for public rental, and other items associated with the display,
delivery and storage of sales inventory may be placed on-site.
5. No storage of materials and equipment may occur on any location other than in the
designated on-site parking areas and all-weather surface areas identified in the site
plan approved by Planning Commission.
6. No sub-lease of the building or site may occur unless otherwise approved by the City.
7. No other land use shall be allowed in conjunction with the outdoor sales lot unless
specifically approved by the City.
8. No storage, paving, stockpiling, grading, or use of the site shall be allowed beyond
the area identified in the site plan for active use and within 30 feet of the top of the
bank of Atascadero Creek.
9. All new fences shall be wood or vinyl coated with a neutral color. Any vinyl coated
fences shall be screened with evergreen vegetation, with the exception of the fence
along the creek.
10. The three testing wells shall be removed or protected by a low barrier as shown on
the site plan.
11. Barbed wire shall not be installed anywhere on the site.
12. All signs shall conform to AMC 9-15.
13. Trash facilities shall meet Cal Green requirements.
14. Frontage improvements are required, including installation of new sidewalk and
accessible driveway approach integral to the existing curb and gutter, per City
Standards. 14.
33
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
15. Verify Finished floor elevation of (E) Building on Construction permit submittal- it is
shown as 844, but contours around shown as 845. This is not possible since
building code requires slope away from foundations. Update FF elev. or contours,
whichever applies.
DRC DISCUSSION ITEMS:
1. Site design
2. Landscaping
3. Fencing, screening and lighting
4. Proposed project conditions
ATTACHMENTS:
Attachment 1: DRC Notice of Action
Attachment 2: Site Plan
Attachment 3: Landscape Plan
Attachment 3: Site Photos
Attachment 4: AMC 9-6.139
34
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: DRC Notice of Action
USE21-0083
DRC NOTICE OF ACTION
Conditions of Approval:
16. All landscaping, fencing and site improvements shall be maintained in good order.
Any dead or non-performing landscape items shall be replaced within 30 days. Any
damaged fencing, lighting, or site improvements shall be replaced immediately.
17. All landscaping onsite shall be native, drought tolerant species.
18. No changes to fencing, landscaping, or site improvements may be installed without
prior approval by the City.
19. No items other than landscape materials and small rental equipment for the current
business, and supplies/materials for the current business may be stored on site.
20. No storage of materials and equipment may occur on any location other than in the
designated on-site parking areas and all-weather surface areas identified in the site
plan approved by Planning Commission.
21. No sub-lease of the building or site may occur unless otherwise approved by the City.
22. No other land use shall be allowed in conjunction with the outdoor sales lot unless
specifically approved by the City.
23. No storage, paving, stockpiling, grading, or use of the site shall be allowed beyond
the area identified in the site plan for active use and within 30 feet of the top of the
bank of Atascadero Creek.
24. All new fences shall be wood or vinyl coated with a neutral color. Any vinyl coated
fences shall be screened with evergreen vegetation, with the exception of the fence
along the creek.
25. The three testing wells shall be removed or protected by a low barrier as shown on
the site plan.
26. Barbed wire shall not be installed anywhere on the site.
27. All signs shall conform to AMC 9-15.
28. Trash facilities shall meet Cal Green requirements.
29. Frontage improvements are required, including installation of new sidewalk and
accessible driveway approach integral to the existing curb and gutter, per City
Standards. 14.
30. Verify Finished floor elevation of (E) Building on Construction permit submittal - it is
shown as 844, but contours around shown as 845. This is not possible since
building code requires slope away from foundations. Update FF elev. or contours,
whichever applies.
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: January 27, 2022
Project Planner: Mariah Gasch, Associate Planner
35
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Site Plan
USE21-0083
36
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Landscape Plan
USE21-0083
37
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Site Photos
USE21-0083
Existing Frontage and Access from Via
Existing Storage Area
38
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Existing Storage Area and Concrete Pad
39
ITEM 3
Atascadero Hay and Feed
USE21-0083 / Vetter Trust, Buffett
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 5: AMC 9-6.139
USE21-0083
40