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CITY OF ATASCADERO
In accordance with City Council Resolution No. 2022-003 and the
requirements of AB 361, the Design Review Committee Meeting will not be
physically open to the public and Staff will be teleconferencing into the
meeting.
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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, March 10, 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 JANUARY 27, 2022 DRAFT MINUTES
City of Atascadero Design Review Committee Agenda Regular Meeting
March 10, 2022 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF THE DEL RIO
MARKETPLACE AT 1905 EL CAMINO REAL
The proposed project includes an Amendment to the previously approved Master
Plan of Development for the North-End site of the Del Rio Road Commercial
Area Specific Plan, and includes the following addresses/APN’s:
049-102-075 (1825 El Camino Real), 049-102-051 (1745 El Camino Real), 049-
102-031 (1831 El Camino Real), 049-102-048 (5510 Del Rio Rd), 049-102-045
(5700 Del Rio Rd), 049-102-056 (1905 El Camino Real)
The project proposes a mix of retail, office, light industrial, and residential uses.
No exceptions are being requested at this time.
Recommendation: Staff requests the DRC review the proposed design concept.
(AMND19-0063)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, March 24, 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 Minutes of 1/27/2022
Page 1 of 4
ITEM NUMBER: 1
DATE: 3-10-22
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, January 27, 2022 – 2:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, CA 93422
CALL TO ORDER – 2:00 p.m.
Vice Chairperson Funk called the meeting to order at 2:02 p.m.
ROLL CALL
Present: By Teleconference
Vice Chairperson Susan Funk
Committee Member Emily Baranek
Committee Member Dennis Schmidt
Committee Member Jeff van den Eikhof
Absent: Chairperson Heather Newsom (excused)
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
Associate Engineer, Lori Azeem
Others Present: By Teleconference
Scott Mommer (Home Depot)
Janay Mommer (Home Depot)
Kevin Buffett (representative for 6501 Via Ave.)
Various members of the public
1
DRC Minutes of 1/27/2022
Page 2 of 4
ITEM NUMBER: 1
DATE: 3-10-22
APPROVAL OF AGENDA
MOTION: By Committee Member van den Eikhof and
seconded by Committee Member Baranek to
approve the Agenda.
Motion passed 4:0 by a voice vote.
Ayes: Commissioners Baranek, Schmidt,
van den Eikhof, Vice Chairperson Funk
Noes: None
Abstain: None
Absent: Chairperson Newsom
PUBLIC COMMENT
None
Chairperson Newsom closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF THE DECEMBER 16, 2021 DRAFT MINUTES
MOTION: By Committee Member Baranek 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 COMPATIBILITY REVIEW OF NEW TOOL
RENTAL CENTER (TRC) 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)
Deputy CD Director Cappel 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: Janay Mommer,
Patricia (no last name given), Kevin Hokit, and Scott Mommer.
2
DRC Minutes of 1/27/2022
Page 3 of 4
ITEM NUMBER: 1
DATE: 3-10-22
Home Depot representatives stated that there will be no cleaning or maintenance done
onsite for equipment or trucks. New Home Depots are now being constructed with TRC’s
and they will move two lights, but no new lights will be installed.
Vice Chairperson Funk closed the Public Comment period.
The Committee agreed on the following recommendations:
Site Design, Architecture, and Neighborhood Compatibility
• The Committee agreed with site layout as proposed and recommended the
applicant demonstration of equipment be inside, to mitigate noise.
• Seasonal sales/shed displays have no concerns at their current location, but
should be formalized through the submittal of a seasonal sales, events and
outdoor storage and display plan (to include locations and calendar).
• Encourage signage that states no idling trucks on the south side of the
property. The use permit indicates trucks should idle at the back of the
building where the loading takes place.
• Outdoor storage prohibited on the south side of the property, per the use
permit.
• Building lighting should be conditioned to be fully shielded to limit light
intrusion onto adjacent properties while providing for adequate perimeter
safety
• City staff will work with the applicant to explore screening options at the
south lower adjacent corner of the property to mitigate noise and lighting on
impacted residential properties.
• Police Department and Fire Department to be observant on the private
parcels and the open space area for homeless encampments and fire danger.
Some open space areas may be exempt from abatement.
The Committee recommended that the applicant move forward to Planning Commission.
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)
Planner Gasch presented the project. Planner Gasch, Director Dunsmore and Associate
Engineer Azeem answered questions from the Committee.
3
DRC Minutes of 1/27/2022
Page 4 of 4
ITEM NUMBER: 1
DATE: 3-10-22
PUBLIC COMMENT
The following members of the public spoke during public comment: Kevin Buffett. Mr.
Buffett answered questions from the Committee.
Vice Chairperson Funk closed the Public Comment period.
The Committee agreed on the following recommendations:
Site design, Landscaping, Fencing, Screening, Lighting, and Conditions
• The Committee added a condition that the grass area be replaced with native
drought tolerant vegetation.
• The Committee recommended that the trash enclosure meet the CalGreen
regulations.
The Committee recommended that the applicant move forward to Planning Commission.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that the Barrel Creek project will be coming to a future agenda
soon, and gave an update on the El Camino Real/Del Rio area which will be anchored by
Valley Fresh Market.
ADJOURNMENT– 4:13 p.m.
The next regular meeting of the DRC is scheduled for Thursday, February 10, 2022.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
4
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
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
Del Rio Marketplace
MEETING
DATE PROJECT PLANNER APPLICANT PROJECT NO.
03/10/22 Kelly Gleason MP Annex, LLC AMND19-0063
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
1745, 1835, 1905,
1955 El Camino Real
General
Commercial
(GC)
Commercial
Retail /
Specific Plan 2
(CR / SP2)
049-102-
051, 075,
031, 056,
045
Approximately
11.1 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the preliminary project design components and provide feedback to the
applicant related to site and building design and forward the project to the Planning
Commission. The project is required to process a Conditional Use Permit application to
establish a Master Plan of Development, consistent with the Del Rio Commercial Area
Specific Plan.
PROJECT DESCRIPTION
The applicant proposes a retail and office center that includes a grocery store as the main tenant.
Included at the periphery of the site are buildings that can accommodate office, residential and
light industrial uses. The office buildings are envisioned to be 3 stories in height to accommodate
expanded office uses or upstairs residential units depending on future demand.
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.
☒ CEQA analysis
required
☒ Prior CEQA Review:
additional analysis may be
required to assess traffic
impacts
☐ Categorical
Exemption
☐ No Project - § 15268
Ministerial Project
5
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-
YEARS OLD OR
GREATER
JURISDICTIONAL
CREEK
Retail / Office / Light
industrial / Residential
☒ Allowed
☐ Conditionally
Allowed
☐ Zone Change &/or
GPA required
☐ Yes
☒ No
☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
EXISTING USES
Vacant, SFR on northern parcel
ZONING AND LOCATION 2018 AERIAL
SURROUNDING ZONING DISTRICTS AND USES
North: RSF-X / PD17 South: CR / SP2 East: RSF-X /
PD17 West: CT, CR, CPK
AVERAGE SLOPE VEGETATION
Less than 10% Generally annual grasses
APPROVAL PROCESS
☒ DRC ☐ AUP ☒ PC ☒ CC
DATE APPLICATION DEEMED COMPLETE
N/A
SP
boundary SFR
CR
CT
CPK
CR
6
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Background
The Del Rio Area Specific Plan was adopted in 2012 and amended in 2020. The original
plan envisioned the North-End development site as a commercial retail center. The City
initiated an amendment in 2020 to modify traffic mitigation based on the formal withdrawal
of Walmart permits. During that amendment, the list of allowed and conditionally allowed
uses was modified to provide flexibility in land uses and expand light -industrial and
business park uses while eliminating fuel stations, drive-through restaurants, and related
high traffic generating uses. The site was marketed to regional tech and manufacturing
companies in addition to office and grocery anchors. A local grocery store has currently
signed on to anchor the site.
Project Summary
The applicant is proposing a mixed-use commercial center that includes retail, office,
light-industrial, and residential opportunities. The current proposal includes a 32,400
square-foot grocery anchor tenant with 31,700 square-feet of ancillary retail/commercial
uses, 18,600 square-feet of light-industrial space, and 31,500 square-feet of ground floor
office space with options for second and third floor office or residential uses. Should the
upper floors of the office buildings develop as residential, there would be up to an
estimated 82 units.
The project approval will establish a Master Plan of Development for the site and provide
a “worst case” traffic analysis to determine required mitigation, consistent with the Del Rio
Project Site
7
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Road Commercial Area Specific Plan EIR. Per the adopted Specific Plan, the Master Plan
of Development will be approved by City Council.
ANALYSIS:
Site Design:
The site concept includes an angled design to activate the corner of Del Rio and El
Camino Real and to provide sight lines from the intersection into the center. A plaza space
is included at the corner of the site to allow for outdoor oriented uses and to create visual
interest. The Northern portion of the site is envisioned for office and light industrial uses
to create a consolidated business park component. It is important to note that the most
northern parcel included in the development plan is outside the specific plan area, but is
under the same ownership as the adjacent parcels and is included in the overall site
design to provide shared parking and access. The Specific Plan required shared access
to this parcel, which this design accommodates. The proposed development plan will
require a lot line adjustment and shared access and parking easements will be required
to ensure continued functionality of the center as one development.
8
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The main entrance to the site would be provided by a vehicular driveway from El Camino
Real. This driveway is limited to right-in, right-out only to limit traffic conflicts on El Camino.
One other driveway located along the El Camino frontage will align with the Home 2 Suites
driveway allowing vehicles to turn both directions while exiting. An additional driveway will
be located on Del Rio Road and is envisioned to align with the proposed main commercial
driveway for the Del Rio Ranch project to the south. Road and frontage improvements
will be consistent with the adopted City traffic concept plans (concept plans are termed
“plan line”) with minor modifications as needed to accommodate site design specifics .
The envisioned office buildings with potential for second and third floor residential units
have been sited toward the eastern edges of the property to provide a transition between
the commercial uses and the existing adjacent single-family uses, thus enhancing
neighborhood compatibility. The plan has incorporated a sound wall along portions of the
eastern property line per the standards of the Specific Plan. The grocery anchor is sited
at an angle to provide for a unique site design and enhanced sight line into the center
from the Del Rio Road / El Camino real intersection. At the closest point to the rear
property line, the grocery building will be 45 -feet from the adjacent residential property.
The rear loading area for the market faces the new residential development under the
same ownership as this property. In some locations, the grocery building pad is at a lower
elevation than the surrounding residential parcels, further reducing the visual impact of
the building.
Landscaping is included along all development edges and throughout the parking lot.
Landscape screening is provided along the eastern edge adjacent to the existing
residential properties to support neighborhood compatibility. The northern property is
outside of the formal Specific Plan boundary; however, attention has been given to the
interface between the development and adjacent residential properties. The proposed
office / mixed-use building is setback approximately 80-feet from the property line with
parking between the building and property boundary. The property directly to the north is
a flag lot consisting of a driveway to a single -family residence, providing an additional
buffer to the housing development farther north. Ample room for trees and den se shrubs
is provided with a solid wall or fence proposed as required by code.
A condition has been added to provide dense evergreen landscaping at the project edges
to the greatest extent feasible.
9
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The El Camino frontage has been reserved for drainage improvements which will also
allow ample landscaping and accentuation of the streetscape.
Trash enclosures are placed throughout the site providing accessible locations for all
tenants. Plaza spaces are included adjacent to the retail buildings to provide outdoor use
opportunities and specifically cater to restaurants, coffee shops, micro -breweries, and
similar uses. A condition has been included to ensure that these spaces include
decorative pavement to highlight these areas.
Architecture:
The Del Rio Commercial Area Specific Plan includes architectural design standards for
properties with the Specific Plan area that focus on contemporary agrarian themes. This
theme allows for a variety of building features and roof forms creating cohesiveness
throughout the area while allowing for unique design features and tenant identity.
The proposed elevations for the grocery store include vertical wood-look siding, board
and batten elements, metal roofing, and metal awnings, consistent with an agrarian
theme. Black storefront window and door systems are proposed facing the parking lot
and adjacent plaza spaces. The main building is 35 -feet in height with architectural tower
and roofline features reaching 45-feet in height, as allowed by the Specific Plan.
10
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The other buildings are still conceptual in nature to allow for changes based on tenant
needs but include similar elements such as metal siding, exposed rafter tails, and metal
trellises and awnings. A condition is included to require that these buildings incorporate
complimentary agrarian design elements as proposed and as consistent with the Specific
Plan.
Signage
The Del Rio Road Commercial Area Specific Plan includes a sign program for
development within the Specific plan boundaries. The plan allows for wall mounted
signage in addition to awning and projecting signs. The maximum area permitted for wall
signs is 1 square-foot per linear foot of tenant building frontage and must be proportional
to the building in terms of letter size and location. Valley Fresh is the only tenant identified
at this time. The tenant space includes one larger main sign above the building’s main
entrance areas and 2 smaller signs above awnings to the side (“deli” and “bakery”). The
main Valley Fresh sign is comprised of internally illuminated channel letters, consistent
with the Specific Plan sign program. The Valley Fresh tenant space is 216 -feet in length
allowing for up to a 216 square-foot sign. The building is located toward the rear of the
site, necessitating a larger sign for visibility. The sign location and size are proportional
and compatible with the building architecture.
The project also proposes a center identification sign located at the intersection of El
Camino Real and Del Rio Road. The sign is envisioned to be individual letters mounted
on an entry trellis feature above
the corner plaza. A condition
has been added that this sign
be backlit or eternally
illuminated to minimize glare
from internally illuminated
letters and enhance the sense
of place at the corner.
11
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Residential Density
The project site is zoned Commercial Retail with a majority of the site also residing within
the boundaries of the Specific Plan. The Specific plan allows for all uses listed in the City’s
CR zoning district (with some restrictions for high traffic generating uses) and therefore,
allows for residential uses on the upper floors of commercial and office buildings. The
applicant does not have office tenants lined up for the proposed buildings yet and wants
to remain flexible to allow second and third floor office space as needed. However, if an
office user is not found for the upper floors, the applicant is proposing to include residential
units in these locations. The project area is 11.1 acres allowing for up to 266 residential
units on the project site. The applicant envisions 82 units in the areas designated for
mixed-use, far below the maximum allowable base density. The project will be
conditioned with a cap on the number of allowable units based on traffic analysis.
Specific Plan Compliance
All Master Plans of Development are required to be consistent with the Del Rio Road
Commercial Area Specific Plan. The Specific Plan policies ensure cohesive development
throughout the Specific Plan area in addition to incorporating standards related to
neighborhood compatibility.
The Specific Plan requires buildings to be articulated on all elevations and use materials
and colors compatible with the Specific Plan design theme. The design should include at
least two main materials and one accent material. Appropriate materials include block,
stucco, wood, concrete, and/or decorative veneer. Large, unarticulated elevat ions are
prohibited.
The proposed architecture for the Del Rio Marketplace is consistent with the design
standards listed in the Specific Plan.
NEXT STEPS:
In accordance with the adopted Specific Plan, the DRCs recommendation will be
forwarded to the Planning Commission for recommendation and City Council for final
action. Prior to Planning Commission and City Council review, additional environmental
analysis including analysis of traffic impacts will be completed. DRC recommendations
will be incorporated into the project design.
DRC REVIEW ITEMS:
1. Site Design
2. Landscape Design
3. Architecture
12
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENTS:
1. DRC Notice of Action
2. Applicant Design Package
13
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: DRC Notice of Action
AMND19-0063
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: AMND19-0063
Project Title: Del Rio Marketplace
Planner/ Project Manager: Kelly Gleason
DRC Review Date(s): March 10, 2022
Final Action: DRC PC CC
Conditions & Recommendations:
1. Sound walls shall be a solid material and shall be designed to be compatible with the commercial center.
Walls shall be earth toned in color.
2. Wood fencing shall be high quality and shall include a top rail. No dog-eared fencing will be permitted.
3. Evergreen landscaping shall be included along project edges adjacent to residentially zoned parcels to the
greatest extent feasible. Landscape materials shall include trees and shrubs that provide visual screening
above the fence/wall line.
4. Landscaping along El Camino Real shall include London plane street trees at a spacing of 30-feet on-center.
Additional landscaping shall include accent trees and native grasses.
5. Del Rio landscaping shall incorporate street trees at a ratio of 1 tree per 30-feet of frontage but may be grouped
along the eastern portion of the frontage to transition to a more rural character.
6. Plaza spaces shall include decorative pavement such as stamped and/or colored concrete.
7. Future buildings shall be approved by planning staff prior to permit issuance and shall incorporate design
elements consistent with a contemporary agrarian design theme, consistent with the specific Plan and this
Master Plan of development. Buildings shall compliment the grocery anchor building in color and style.
8. All trash enclosures shall be constructed of dark color split face block or similar and shall include high quality
solid metal doors.
9. The center identification sign shall be backlit or eternally illuminated.
14
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Project Design Package
AMND19-0063
See Following
15
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022T1TITLE SHEETDEL RIO MARKETPLACEPERSPECTIVE VIEW - Location Description PROJECT DIRECTORYOWNER:MADONNA ENTERPRISES, LLC284 HIGUERA STREETSAN LUIS OBISPO, CA 93401CONTACT: CLINT PEARCEPHONE: (805) 543-0300EMAIL: CLINT@MADONNAPROPERTIES.COMPLANNER:WHELEN CONSULTINGP.O. BOX 5021SAN LUIS OBISPO, CA 93403CONTACT: PATTI WHELENPHONE: (805) 503-9747EMAIL: PATTI@WHELENCONSULTING.COMARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTIN PHONE: (805)-543-1794EMAIL: SAMARTIN@RRMDESIGN.COMCIVIL:CANNON | ENGINEERING CONSULTANTS 1050 SOUTHWOOD DRIVESAN LUIS OBISPO, CA 93401CONTACT: SUSAN ROBERTSPHONE: (805)-544-7407EMAIL: SUSANR@CANNONCORP.USLANDSCAPE:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: DUFOUR, CHRISPHONE: (805)-543-1794EMAIL: CDUFOUR@RRMDESIGN.COMPROJECT ADDRESS:EL CAMINO REAL AND DEL RIO ROAD ATASCADERO, CAAPN:049-102-020 (PORTION)049-102-031049-102-032 (PORTION)049-102-033049-102-045049-102-048049-102-050049-102-051049-102-056PROJECT DESCRIPTIONTHIS PROJECT CREATES A MIXED-USE CENTER FOR BUSINESS AND COMMERCIAL TENANTS, WITH RESIDENTIAL UNITS IN UPPER FLOORS OF THE MULTI-STORY BUILDINGS. THE DEL RIO MARKETPLACE WILL BE AC-CESSIBLE FROM BOTH EL CAMINO AND DEL RIO, WITH A SITE DESIGN THAT CREATES PRACTICAL BUSINESS SPACE WITHIN A CREATIVE, INTER-CONNECTED ENVIRONMENT. THE ONSITE CIRCULATION AND PARKING PLAN ACCOMMODATES NEEDS FOR BUSINESS VIABILITY, ENHANCED BY PEDESTRIAN WALKWAYS AND OUTDOOR GATHERING AREAS WITH LANDSCAPING AND SHADE TREES THROUGHOUT.THIS APPLICATION PROPOSES A MASTER PLAN FOR FULL BUILD-OUT, WITH VALLEY FRESH MARKET IN THE FIRST PHASE OF DEVELOPMENT.SHEET INDEXT1 TITLE SHEETA2 EXISTING SITE SURVEYA3 PROPOSED ARCHITECTURAL SITE PLANA4 VALLEY FRESH MARKET FLOOR PLANA5 SITE SECTIONSA6 VALLEY FRESH MARKET ELEVATIONSA7 VALLEY FRESH MARKET COLOR AND MATERIALSA8 COLOR AND MATERIALSA9 PERSPECTIVE 1A10 CHARACTER PERSPECTIVE 2A11 CHARACTER PERSPECTIVE 3C1 CIVIL GRADING AND DRAINAGEC2 CIVIL SITE CROSS SECTIONSL1 CONEPTUAL LANDSCAPE PLANL2 CONEPTUAL LANDSCAPE PLAN - ENLARGEMENTL2 LANDSCAPE SITE INSPIRATIONL4 LANDSCAPE MATERIALSL5 LANDSCAPE MATERIAL INSPIRATIONL6 MONUMENT SIGNAGEPROJECT STATISTICSZONINGCR - COMMERCIAL RETAILPROJECT AREA:12 ACRES (+/-522,000 SF)BUILDING GROSS AREA214,400 SFGROUND FLOOR114,200 SFMINIMUN LANDSCAPE COVERAGE10%PROPOSED LANDSCAPE COVERAGEXX%MAX. ALLOWED HEIGHT:OCCUPIED 35’-0” FT.NON-OCCUPIED FEATURES 45’-0”MAX. PROPOSED HEIGHT:VARIES, REFER TO BUILDING ELEVATIONSYARD SETBACKS REQUIRED PROPOSEDFRONT10 FT 10 FT (RETAIL 4)SIDE10 FT N/AREAR0 FT N/AADJACENT RESIDENTIAL PROPERTY30 FT 22’ (EXCHANGE 1)45’ (VALLEY FRESH)AREA:VALLEY FRESH MARKET32,400 SFRETAIL/SERVICE31,700 SFOFFICE31,500 SFLIGHT INDUSTRIAL/OFFICE18,600 SFRESIDENTIAL100,200 SF & 92 TOTAL UNITSPARKINGAUTO PARKINGCALCULATION SPACE COUNTGROCERY STORE 32,400 SF X (1/300) 108RETAIL 1 4,500 SF X (1/250) 18RETAIL 2 6,000 SF X (1/250) 24RETAIL 3 6,000 SF X (1/250) 24RETAIL 4 6,200 SF X (1/250) 25RETAIL 5 9,000 SF X (1/250) 36EXCHANGE 1 10,000 SF X (1/400) 25EXCHANGE 2 8,600 SF X (1/400) 22OFFICE 1 18,000 SF (1/400) 45OFFICE 2 13,500 SF (1/400) 34TOTAL COMMERCIAL 114,200 SF 3611-BED 46 X (1.5/UNIT) 692-BED 46 X (2/UNIT) 92GUEST (1/5 UNITS) X (92 TOTAL UNITS) 18TOTAL RESIDENTIAL179TOTAL REQUIRED FOR PROPOSED540PARKING REQUIREDTOTAL REQUIRED FOR PROPOSED - REDUCTIONS564PARKING PROVIDED580SITEDEL RIO RDVICINITY MAPPLANNING AREA”NORTH END PROJECT SITE” WITHIN THE DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLANEL CAMI
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ALCOMMERCIAL PARKING REQUIRED:RESIDENTIAL PARKING REQUIRED:16
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022A2EXISTING SITE SURVEY17
02 4 83/32” = 1’-0” 24X36 SHEET02483/32” = 1’-0”24X36 SHEET02 4 81”=40’ 24X36 SHEETSECTION E22’-0”54’-0”26’-6”40’-0”87’-0”54’-0”45’-0”DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022A3ARCHITECTURAL SITE PLANPLAZALOADINGPLAZAPLAZAPLAZAPASEO/BBQPLAZAPLAZAOUTDOORSPACEOUTDOORSPACEBASIN(E) BASINBASINBASINVALLEY FRESH MARKET32,400 SFRETAIL 26,000 SFRETAIL 36,000 SFRETAIL 14,500 SFEXCHANGE 110,000 SF3-STORY BUILDINGEXCHANGE 28,600 SF3-STORY BUILDINGOFFICE 1GROUND FLOOR18,000 SF3-STORY BUILDINGRETAIL 59,000 SFENTRYSECTION
C SECTION C
SECTION ASECTION ASECTION BSECTION BSECTION DSECTION DRETAIL 46,200 SFDEL RIO ROADSECTION FEL CAMINO REALPERIMETER SOUND WALLSSO(E) RESIDENTIALNFF(E) RESIDENTIAL(E) RESIDENTIALPERIMETER SOUND WALL(E) RESIDENTIAL(E) RESIDENTIALPERIMETER SOUND WALL()PERIMETER SOUND WALLOFFICE 2GROUND FLOOR13,500 SF3-STORY BUILDINGPLAZAPASEO80’-0”BASIN18
SITE SECTIONSHEIGHT 30’HEIGHT 30’HEIGHT 35’HEIGHT 30’SECTION A1"=40’ (24 X 36 SHEET)1SECTION B1”=40’ (24 X 36 SHEET)2SECTION C1”=40’ (24 X 36 SHEET)3SECTION D1”=40’ (24 X 36 SHEET)5SECTION F1”=20’ (24 X 36 SHEET)6SECTION E1”=20’ (24 X 36 SHEET)4SOUNDWALLSOUNDWALLSOUNDWALLSOUNDWALLDEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022A4PROPERTY LINERETAIL 5VALLEY FRESH MARKETOFFICE 1OFFICE 2PROPERTY LINERETAIL 3RETAIL 2RETAIL 1EXCHANGE 1VALLEY FRESH MARKETPROPERTY LINEPROPERTY LINEPROPERTY LINESOUNDWWAALLLLNEEEASEMENTPROPERTY LINEPROPERTY LINERETAIL 2RETAIL 5VALLEY FRESH MARKETPROPERTY LINEEXISTINGRESIDENCESSOOUNDPROPERTY LINEOFFICE 2RETAIL 4RETAIL 3EXISTINGRESIDENCEEXISTINGRESIDENCEEXISTINGRESIDENCEEXISTINGRESIDENCEEXISTINGRESIDENCEPROPERTY LINEDEL RIO ROADDEL RIO ROADEL CAMINO REALEL CAMINO REALHHEEIIGGHHTT 3355’SOUND WALLHHEEIIGGHHTT 3300’SOUND WALLEXISTINGRESIDENCEHEIGHT 45’HEIGHT 35’HEIGHT 45’HEIGHT 30’HEIGHT 35’HEIGHT 45’MAX HEIGHT 9’-0” (TYP.)HEIGHT 30’HEIGHT 30’HEIGHT 4455’’HEIGHT 30’HEIGHT 45’MAX HEIGHT 9’-0” (TYP.)19
02 4 83/32” = 1’-0” 24X36 SHEET02 4 83/32” = 1’-0” 24X36 SHEETDEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022A5VALLEY FRESH MARKET FLOORPLANVALLEY FRESH MARKET32,400 SFCART STORAGEMECH.COOLER20
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022A6VALLEY FRESH MARKET ELEVATIONSLEFT (WEST) ELEVATION3/32" = 1'-0" (24 X 36 SHEET)2FRONT (SOUTH) ELEVATION3/32" = 1'-0" (24 X 36 SHEET)1BACK (NORTH) ELEVATION3/32" = 1'-0" (24 X 36 SHEET)4RIGHT (EAST) ELEVATION3/32" = 1'-0" (24 X 36 SHEET)302 4 83/32” = 1’-0” 24X36 SHEETGROUND LEVELMAX ALLOWABLE HEIGHT 45’-0”ARCHITECTURAL FEATURES35’-0”MAX HEIGHTGROUND LEVELMAX ALLOWABLE HEIGHT 45’-0”ARCHITECTURAL FEATURES35’-0”MAX HEIGHTGROUND LEVELMAX ALLOWABLE HEIGHT 45’-0”ARCHITECTURAL FEATURES35’-0”MAX HEIGHT21
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022A7VALLEY FRESH MARKET COLOR AND MATERIALSABCDEFGNAMED MATERIALDESCRIPTIONCONCRETE MASONRY UNITBLOCK WALLVERTICAL SIDINGFIBER CEMENT WOOD LOOKHORIZONTAL SIDINGFIBER CEMENT SIDINGBOARD AND BATTENFIBER CEMENT SIDINGMETAL ROOFINGSTANDING SEAM GRAYNAMED MATERIALDESCRIPTIONAABDDDCEEFF22
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022A8COLOR AND MATERIALSAPPROVED THROUGH SPECIFIC PLANVARIOUS MATERIALSWOOD RAILINGSTUCCOGREYLEDGE STONE BASEWHITE BARK”GENERAL PAINT PALLETRETAIL AND OFFICESGENERAL MATERIAL PALLETRETAIL AND OFFICESSTUCCOWHITESTANDING SEAMBLACKCORRUGATED METALGREYMETAL RAILING23
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022A9PERSPECTIVE 124
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022A10CHARACTER PERSPECTIVE 225
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022A11CHARACTER PERSPECTIVE 326
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022C1CIVIL GRADING AND DRAINAGE PLAN27
02 4 81” = 30’ 24X36 SHEETDEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022C2CIVIL SITE SECTION28
02 4 81”=40’ 24X36 SHEET02 4 81”=40’ 24X36 SHEET1. Entry Monument Signage2. Entry Landscape3. Plaza4. Bioretention Basin5. Pedestrian Paseo6. Specialty Paving7. Permeable Vehicular Paving8. Trash Enclosure9. Roundabout10. Outdoor Seating11. Pedestrian Crossing12. Bicycle Racks13. Electric Vehicle Charging Station14. Grocery Cart StorageKEYSHEET L2SEE ENLARGEMENTVALLEY FRESH MARKETRETAIL 5RETAIL 4RETAIL 3RETAIL 2RETAIL 1EL CAMINO REALDEL RIO ROAD OFFICE 1EXCHANGE 2EXCHANGEOFFICE 2111122333333310101010101035888888888867776666119911111111662244441111111111111111111111111111111111111111111111111111111111111111112222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222...........111111111111111111111111111111111111111333333333333333333333333333333333333333333333333333333333333333333333333333333333333333..............11111111111444444444444444444444444444444444444444444444444444.............DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022L1CONCEPTUAL LANDSCAPE PLAN29
02 4 81”=20’ 24X36 SHEET1. Specimen Tree2. Entry Landscape3. Flowering Tree Allee4. Overhead Monument Sign5. Stone Pilasters6. Patio Dining7. Perimeter Seatwall8. Pedestrian Promenade9. Permeable Paving10. Bioretention Basin11. Pedestrian Connections12. ADA Ramp13. Steps 14. Bicycle Racks15. Electric Vehicle Charging StationKEYRETAIL 2RETAIL 3REETAAIL 4MONUMENT SIGNAGE PILASTERPAVEMENT PATTERNSPATIO DININGSPECIMEN TREE189999101111121312233676451EL CAMINO REALDEL RIO ROAD 11111111111111111111111111111111111111111111111114444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444444................11111111111111111111111111111555555555555555555555555555555555555555555555555555555555555555555555555555............DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022L2CONCEPTUAL LANDSCAPE PLAN - ENLARGEMENT30
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022L3LANDSCAPE SITE INSPIRATION31
SHRUBSDIANELLA REVOLUTA ‘VARIEGATED’ FLAX LILYDODONEA VISCOSA ‘PURPUREA’ PURPLE HOP BUSHERIOGONUM FASCICULATUM ‘THEODORE PAYNE’ CALIFORNIA BUCKWHEATEUPHORBIA CHARACIAS WULFENII EVERGREEN SPURGEEUPHORBIA MYSINITES MYRTLE SPURGEFESTUCA CALIFORNICA ‘RIVER HOUSE BLUES’ CALIFORNIA FESCUEFESTUCA IDAHOENSIS IDAHO FESCUEGREVILLEA X ‘MOONLIGHT’ MOONLIGHT GREVILLEAHEUCHERA MAXIMA ISLAND ALUM ROOTHYDRANGEA QUERCIFOLIA OAKLEAF HYDRANGEAKNIPHOFIA X ‘MANGO POPSCICLE’ HOT POKERLAVANDULA ANGUSTIFOLIA ENGLISH LAVENDERLEPECHINIA FRAGRANS ISLAND PITCHER SAGELOMANDRA LONGIFOLIA ‘BREEZE’ BREEZE MAT RUSHLOROPETALUM CHINENSE CHINESE FRINGE FLOWERMELIANTHUS MAJOR HONEY BUSHMISCANTHUS SINENSIS ‘ADAGIO’ ADAGIO EULALIA GRASSMUHLENBERGIA CAPILLARIS PINK MUHLY GRASSMUHLENBERGIA DUBIA PINE MUHLYPENNISETUM MESSIACUM ‘RED BUNNY TAILS’ FOUNTAIN GRASSPENNISETUM SPATHIOLATUM RYE PUFFSPENSTEMON PALMERI PALMER’S PENSTEMONPHORMIUM TENAX NEW ZEALAND FLAXPOLYSTICHUM CALIFORNICUM CALIFORNIA FERNPOLYSTICHUM MUNITUM WESTERN SWORD FERNRHAMNUS CALIFORNICA CALIFORNIA COFFEEBERRYRHUS OVATA SUGAR BUSHRIBES VIBURNIFOLIUM EVERGREEN CURRANTROMNEYA COULTERI MATILIJA POPPYROSMARINUS OFFICINALIS ‘TUSCAN BLUE’ ROSEMARYSALVIA SPP. SAGESANTOLINA CHAEMAECYPARISSUS LAVENDER COTTONSARCOCCA RUSCIFOLIA FRAGRANT SARCOCOCCASEDUM X ‘AUTUMN JOY’ AUTUMN JOY SEDUM VERBENA LILACINA ‘DE LA MINA’ LILAC VERBENAWESTRINGIA FRUTICOSA COAST ROSEMARYYUCCA FILAMENTOSA ADAM’S NEEDLEVINESCLEMATIS ARMANDII EVERGREEN CLEMATISCLYTOSTOMA CALLISTEGIODES VIOLET TRUMPET VINEDISTICTUS BUCCINATORIA TRUMPET VINEFICUS PUMILA CREEPING FIGMACFADYENA UNGUS-CATI CAT CLAW VINEPARTHENOCISSUS X ‘HACIENDA CREEPER’ HACIENDA CREEPERPASSIFLORA INCARNATA PASSION FLOWER VINEVITIS CALIFORNICA ‘ROGER’S RED’ CALIFORNIA WILD GRAPETREESARBUTUS X ‘MARINA’ MARINA STRAWBERRY TREEARCHONTOPHEONIX CUNNINHAMMIANA KING PALMBRACHYCHITON DISCOLOR QUEENSLAND LACEBARKBRAHEA ARMATA MEXICAN BLUE PALMCEDRUS DEODORA DEODAR CEDARCEIBA SPECIOSA FLOSS SILK TREECERCIDIUM X ‘DESERT MUSEUM’ DESERT MUSEUM PALO VERDECHAMAEROPS HUMILIS MEDITERRANEAN FAN PALMCHILOPSIS LINEARIS DESERT WILLOWCINNAMOMUM CAMPHORA CAMPHOR TREECITRUS X LIMON LEMONCITRUS X SINENSIS ‘DWARF VALENCIA’ DWARF VALENCIA ORANGECOTINUS COGGYRRIA ‘ATROPURPUREA’ PURPLE SMOKE TREEFEIJOA SELLOWIANA PINEAPPLE GUAVAFREMONTODENDRON X ‘CALIFORNIA GLORY’ FLANNEL BUSHJACARANDA MIMOSIFOLIA JACARANDA MULTI-TRUNKOLEA EUROPAEA ‘SWAN HILL’ SWAN HILL OLIVEPHEONIX DACTILIFERA DATE PALMPINUS PINEA ITALIAN STONE PINEPLATANUS RACEMOSA CALIFORNIA SYCAMOREQUERCUS SPP. OAKRHAPIS HUMILIS LADY PAMX CHITALPA TASHKENTENSIS CHITALPABIOSWALE SHRUBSACHILLEA MILLEFOLIUM COMMON YARROW AGROSTIS PALLENS SEASHORE BENTGRASSCHONDROPETALUM TECTORUM ‘EL CAMPO’ SMALL CAPE RUSHJUNCUS EFFUSUS SOFT RUSHJUNCUS PATENS CALIFORNIA GREY RUSHLEYMUS CONDENSATUS ‘CANYON PRINCE’ GIANT WILD RYEEYMUS TRITICOIDES ‘LAGUNITA’ WILD RYEMUHLENBERGIA RIGENS DEER GRASSSOLIDAGO CALIFORNICA CALIFORNIA GOLDENRODSHRUBSACHILLEA FILIPENDULINA FERNLEAF YARROWADENANTHOS X CANNINGHAMII WOOLYBUSHAGAVE AMERICANA ‘VARIEGATA’ CENTURY PLANTAGAVE X ‘BLUE FLAME’ BLUE FLAME AGAVEALOE ARBORESCENS TORCH ALOEALOE PLICATILIS FAN ALOEANIGOZANTHOS X ‘HARMONY’ YELLOW KANGAROO PAWARCTOSTAPHYLOS SPP. MANZANITAASTERISCUS MARITIMUS GOLD COIN DAISYBANKSIA BLECHNIFOLIA GROUND BAKSIA BANKSIA SPECIOSA SHOWY BAKSIABOUTELOUSA GRACILIS ‘BLONDE AMBITION’ BLUE GRAMA GRASSBULBINE FRUTESCENS ‘HALLMARK’ STALKED BULBINECARPINTERIA CALIFORNICA BUSH ANEMONECEANOTHUS X ‘DARK STAR’ CALIFORNIA WILD LILACCONCEPTUAL PLANT PALETTEDEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022L4LANDSCAPE MATERIALS32
DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022L5LANDSCAPE MATERIAL INSPIRATION33
LATTICE GIRDER WOOD + STONE POSTS RAISED LETTERING PAINTED METALRECLAIMED WOOD4’-0”3’-6”6’2’-6”10’-0”DEL RIO MARKETPLACE2678-01-CO2121 FEBRUARY 2022L6MONUMENT SIGNAGE34