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CITY OF ATASCADERO
In accordance with City Council Resolution No. 2022-044 and the
requirements of AB 361, the Design Review Committee Meeting will not be
physically open to the public and Committee Members will be
teleconferencing into the meeting.
INTERESTED INDIVIDUALS are invited to participate through the Zoom platform
using the link below and will be given an opportunity to speak in favor or opposition
to the project or may call 669-900-6833 to listen and provide public comment via
phone.
HOW TO SUBMIT PUBLIC COMMENT:
To provide written public comment, please email comments to: drc-
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comments must identify the Agenda Item Number in the subject line of the email.
Comments will be forwarded to the Design Review Committee and made a part of the
administrative record. If a comment is received after the deadline for submission but
before the close of the meeting, the comment will still be included as part of the record
of the meeting. Please note, email comments will not be read into the record. All
comments received may become part of the public record and are subject to the Public
Records Act.
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Zoom Link
https://us02web.zoom.us/j/81712225756 Meeting ID: 817 1222 5756
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Any member of the public who needs accommodations should contact the City
Clerk’s Office at cityclerk@atascadero.org or by calling 805-470-3400 at least 48
hours prior to the meeting or time when services are needed. The City will use their
best efforts to provide reasonable accommodations to afford as much accessibility
as possible while also maintaining public safety in accordance with the City procedure
for resolving reasonable accommodation requests.
Design Review Committee agendas and minutes may be viewed on the City's
website: www.atascadero.org.
Copies of the staff reports or other documentation relating to each item of business referred to on
the Agenda are on file in the Community Development Department and are available for public
inspection on our website, www.atascadero.org. All documents submitted by the public during
Design Review Committee meetings that are either read into the record or referred to in their
statement will be noted in the Minutes and available for review by contacting the Community
Development Department. All documents will be available for public inspection by appointment
during City Hall business hours.
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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, July 28, 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 JUNE 16, 2022 DRAFT MINUTES.
City of Atascadero Design Review Committee Agenda Regular Meeting
July 28, 2022 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A NEW
MULTI-FAMILY PROJECT AT 6855 ATASCADERO AVE.
The proposed project includes a request to construct a new 8-unit multi-family
building and associated improvements on a lot with an existing single-family
residence on APN 030-282-015.
Recommendation: Staff requests the DRC review and make design
recommendations for the proposed project. (PRE22-0056)
3. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF AN RV
STORAGE LOT AT 6805 SYCAMORE ROAD.
The proposed project includes a request to add an RV Storage Lot to an existing
site for VSM Leasing & Rentals, LLC on APN 028-121-001.
Recommendation: Staff requests the DRC review plans for a new business that
includes outdoor Recreational Vehicle (RV) storage and direct the applicant to
make any modifications to the site as necessary prior to proceeding to the
Planning Commission for a review of a Conditional Use Permit. (USE21-0107)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, August 11, 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 6/16/2022
Page 1 of 3
ITEM NUMBER: 1
DATE: 7-28-22
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, June 16, 2022 – 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 2:06 p.m.
ROLL CALL
Present: By Teleconference
Committee Member Emily Baranek
Committee Member Dennis Schmidt
Chairperson Newsom
Absent: Committee Member van den Eikhof (excused absence)
Vice Chairperson Susan Funk (excused absence)
Others Present: By Teleconference - Recording Secretary, Annette Manier
Staff Present: By Teleconference
Senior Planner, Kelly Gleason
Assistant Planner, Bailey Sullivan
Staff Absent: Community Development Director, Phil Dunsmore
Others Present: By Teleconference
Shayne and Joanna Wemple
APPROVAL OF AGENDA
MOTION: By Committee Member Baranek and seconded by
Committee Member Schmidt to approve the
Agenda.
Motion passed 3:0 by a roll call vote.
(van den Eikhof, Funk absent)
1
DRC Draft Minutes of 6/16/2022
Page 2 of 3
ITEM NUMBER: 1
DATE: 7-28-22
PUBLIC COMMENT
None
Chairperson Newsom closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF THE APRIL 28, 2022 DRAFT MINUTES
MOTION: By Committee Member Schmidt and seconded by
Committee Member Baranek to approve the
Consent Calendar.
Motion passed by 3:0 by a roll call vote.
(van den Eikhof, Funk absent)
DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A SHADE
STRUCTURE AT 6040 EL CAMINO REAL
The proposed project includes a request to build an exterior shade structure for
Colony Market on APN 031-191-001.
Recommendation: Staff requests the DRC approve the request. (PRE22-0052).
Planner Sullivan presented the staff report, and answered questions from the Committee.
PUBLIC COMMENT
The following members of the public spoke during public comment: Joanna and Shayne
Wemple, who answered questions from the Committee.
Chairperson Newsom closed the Public Comment period.
MOTION: By Committee Member Schmidt and seconded by
Committee Member Baranek to approve the
request for a 338-square foot exterior shade
structure (pergola) at Colony Market and Deli at
6040 El Camino Real.
Motion passed by 3:0 by a roll call vote.
(van den Eikhof, Newsom absent)
COMMITTEE MEMBER COMMENTS AND REPORTS
Committee Member Schmidt apologized for being late to the meeting.
2
DRC Draft Minutes of 6/16/2022
Page 3 of 3
ITEM NUMBER: 1
DATE: 7-28-22
DIRECTOR’S REPORT
Planner Gleason stated that soon the DRC will be hearing a new project, (a Sonic drive-
through at the old KFC site on San Palo), and gave an update on the Del Rio Marketplace.
ADJOURNMENT– 2:25 p.m.
The next regular meeting of the DRC is scheduled for Thursday, July 14, 2022.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
Adopted
3
ITEM 2
Atascadero Ave
PRE22-0056 / Hawkins
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.
07/28/2022 Kelly Gleason Michael Hawkins PRE22-0056
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
6855 Atascadero Ave High Density
Residential (HDR) RMF-24 030-282-015 Approximately
0.44 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposed design for a high-density multi-family residential project on a property with
one existing residence.
PROJECT DESCRIPTION
The applicant proposes the construction of a new, 2 -story, 8-unit, multi-family building behind an existing
single-family residence on a 0.44-acre site at 6855 Atascadero Ave. Multi-family dwelling units will be for
rent, and parking is accommodated via surface parking. The applicant is requesting a density bonus of 11%
to be granted in exchange for dedicating 1 dwelling unit for low-income households. The project is
requesting a number of concessions and waivers based on State Density Bonus Law.
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
4
ITEM 2
Atascadero Ave
PRE22-0056 / Hawkins
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Aerial Map
DISCUSSION:
Project Description / Summary
The subject site is approximately 0.44 acres in size, located at the corner of Atascadero
Ave and Navajoa Ave. The applicant proposes a new, 2-story, multi-family building behind
an existing single-family residence fronting Atascadero Ave. The minimum site density is
9 units with a maximum base density of 11 units. The project is proposing a total of 9 units
(8 new units + 1 existing residence). The new multi-family dwelling units will be for rent
and surface parking is to be provided accessed off Navajoa Ave. A density bonus of 11%
is proposed to be granted in exchange for dedicating 11% (1 unit) for low-income
households. In addition to prescribe maximum parking standards, Government Code
Section 65915(d)(2)(B) allows a developer to receive one incentive or concession for
including an affordable unit. Per State statute, the applicant can also request waivers of
any development standards that preclude development of the site to the densities
prescribed by State Law. The applicant is requesting concessions and waivers as
discussed below.
Proposed
Development Site
5
ITEM 2
Atascadero Ave
PRE22-0056 / Hawkins
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Site Plan
Analysis
Site Design
The project site is an irregularly shaped parcel at the intersection of Atascadero Ave and
Navajoa Ave. There is an existing 1,596 square-foot residence on the site with attached
garage facing Atascadero Ave. The building is linear in nature and located along the
southern property line to allow access to the parking lot off Navajoa Ave. Shared common
areas are included at the side and front of the new building . There is an existing 20-foot
x 20-foot easement for future gas company use along the southern property line that must
remain clear of structures but can allow for open recreation area.
• Parking
The project includes an existing 4-bedroom residence (approximately 1,600
square-feet) and 8 new one-bedroom units. The Atascadero Municipal Code
requires a minimum of 14 parking spaces. Because the project is enacting State
Density Bonus Law, the maximum number of parking spaces the City can require
is 11 spaces.
6
ITEM 2
Atascadero Ave
PRE22-0056 / Hawkins
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The project is proposing 14 parking spaces, however; two of the spaces are within
the corner street setback off Navajoa Ave and staff is recommending that these
spaces be eliminated. With this recommended parking reduction, the project will
still provide more than the prescribed parking space ratio provisions under State
Law.
It is important to note that the proposed units contain an office area that could be
used as a second bedroom. Staff has added conditions to ensure that no closet
space is included in these areas.
• 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
o A minimum front yard setback of 25 -feet, a minimum corner street setback
of 10-feet, a minimum rear setback of 10-feet, and a minimum side setback
of 4-feet: See discussion below.
o A maximum height of 35-feet: Project is 24-feet 7-inches and meets this
standard.
o A maximum lot coverage of 50%: Project is at 51% but will meet standards
with reduced parking.
o Each dwelling unit shall include 100 cubic feet of enclosed storage: 6 of the
units include a linen closet and a storage wall in the dining area in addition
to storage in the office area. The 2 smaller units contain storage in the
proposed office area.
o Each unit needs access to at least 300 square feet of outdoor recreational
space: The project includes 316 square-feet per unit within the proposed
common areas. (2,852 sf total).
o Onsite laundry hookups or a shared laundry facility: The project includes 2
shared laundry rooms, one on the ground floor and one on the second floor.
o A minimum landscape setback between the property line and parking
spaces of 5-feet: With condition added to reduce parking stall length per
AMC, only the accessible space will be less than 3-feet. This is being
requested as a waiver.
The site is a unique shape resulting in a triangular parcel with frontages on both
Atascadero Ave and Navajoa Ave. In this case, one interior setback could be
considered the rear and one the side or both could be considered the side. The
project is designed with a 5-foot setback from both interior lot lines. If one of these
lot lines in considered a rear lot line, this will be a requested waiver.
• Landscaping
No landscape plan has been submitted yet as the applicant wants to confirm the
site plan before proceeding. Staff has recommended conditions of approval to
7
ITEM 2
Atascadero Ave
PRE22-0056 / Hawkins
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
require that landscape be provided throughout the site including street trees and
parking lot shade trees. The long side of the building at the southern property line
is setback the minimum of 5-feet. The adjacent development is a multi-family
project whose driveway borders the property line for a majority with a residential
unit located toward the rear of the site in the area adjacent to the gas easement
area. Staff has provided a condition of approval to provide landscaping consisting
of narrow shrubs along the southern property line to soften the south elevation and
a small shade tree in the location of the gas easement to provide additional
layering, subject to the approval of the utility company.
The parking area also encroaches into the required 5-foot landscape setback, however,
with the condition added to reduce the length of the parking spaces to allow for an
overhang into landscape area, the required 5 -foot setback will be achieved in all areas
except in the location of the accessible parking stall, as required by the California building
Code.
The Atascadero Municipal Code requires a minimum landscape coverage of 25% of the
total site area. The project provides approximately 50% landscape areas with elimination
of the two parking spaces.
Architectural Design
The proposed building includes two main façade materials: stucco on the ground floor
and horizontal siding on the upper floor. Two gable features to break up the linear façade
8
ITEM 2
Atascadero Ave
PRE22-0056 / Hawkins
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
are included on the elevation facing Navajoa Avenue. Gridded windows are propose d for
the Navajoa facing and Atascadero Ave facing facades. Exterior stairs are included on
the front façade and second floor units are accessed via an external balcony. The balcony
also provides visual interest.
Staff is recommending the following design modifications:
1. Façade materials must wrap all elevations for consistency.
2. Windows shall match on all elevations, including grids. As an alternative, paired
hung style windows can be used.
3. The building shall include darker, earth toned colors.
4. Stucco shall be sand finish or hand troweled.
5. Roof elements shall be added to the rear elevation to break up the linear roof form .
Street Facing Elevations
Interior Facing Elevations
9
ITEM 2
Atascadero Ave
PRE22-0056 / Hawkins
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The DRC may discuss additional design features including consistent façade materials
with texture that provides vertical elements to offset the horizontal nature of the building
such as board and batten or vertical siding. Alternative material could be inc luded in the
gable ends with this scenario.
It is important to note that conditions that result in the reduction in density or create
infeasibility of the project are prohibited by the Housing Accountability Act.
Fencing
Solid fencing is required around the perimeter of the site. A condition has been added
that all fencing be high quality and include a top rail.
Trash Enclosure
A shared trash enclosure is included toward the end of the parking lot. A condition is
included to ensure that the trash enclosure is designed for consistency with the building
architecture and includes space for organic waste.
DRC DISCUSSION ITEMS:
1. Site Design
2. Architectural Design
3. Landscaping
ATTACHMENTS:
1. Project Design Package
2. DRAFT DRC Notice of Action
10
ITEM 2
Atascadero Ave
PRE22-0056 / Hawkins
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Project Design Package
PRE22-0056
See Attached
11
CO
20' X 20'GAS EASEMENTPER 1418-OR-124 [N80°23'51"W 229.85'-D1]
[S58
°12
'W
246
.63
'
-D1
]PIPELINE EASEMENTPER 396-OR-43220' WIDE20' 20'30' 30'[R=2203.70' Δ=02°31'14" L=96.90'-D1]Δ ΔC
PROPOSED(8)-UNITMULTIFAMILYRESIDENCEPROPOSEDPARKING AREA4'-0"10'
-0
"
5'-1"COMMON AREA 1COMMON AREA 2EXISTINGRESIDENCE5'-8"
COVER
SHEETCSHAWKINS
MULTIFAMILYRESIDENCECustom Homes ~ Remodels ~ Additions ~ ADUs ~ As-Builts800 Ward Ct.Templeton, CA 93465805.550.7436Preston@PJ-Designs.comwww.PJ-Designs.comGeneral Building DesignerAttention: if plan check correction date does not appear in therevision block below, do not layout / build structure from this copy ofconstruction drawings, unless otherwise indicated with "approved"red stamp from local building and planning department. copieswithout correction date indicated are most likely preliminarydocuments only.PMTR-0000-0000Plan SetPreliminary2.24.202222012Sheet NumberSheet TitleJob No.6855 ATASCADERO AVE.
ATASCADERO, CA 93422 ProjectJurisdictionCITY OF ATASCADERO, CAAPN030-282-015PLANS PREPARED BY:PJ DESIGNS800 WARD CT.TEMPLETON, CA 93465PH (805) 550-7436PRESTON@PJ-DESIGNS.COMPJ DESIGNS TAKES NO LIABILITY FOR INFORMATIONPROVIDED BY THE OWNER IN THE PREPARATION OFTHESE CONSTRUCTION DRAWINGS. THE OWNER HASAPPROVED THIS SET OF PLANS AND AGREED THAT THISSTRUCTURE IS BUILDABLE ON SAID LOT.THE DRAFTSMAN DOES NOT REPRESENT THAT THESEPLANS OR THE SPECIFICATIONS IN CONNECTIONTHEREWITH ARE SUITABLE, WHETHER OR NOT MODIFIEDFOR ANY OTHER SITE THAN THE ONE FOR WHICH THEYWERE SPECIFICALLY PREPARED. THE CONTRACTORSHALL VERIFY AND BE RESPONSIBLE FOR ALLDIMENSIONS AND CONDITIONS ON THE JOB AND THISOFFICE MUST BE NOTIFIED IN LETTER OF ANYVARIATIONS FROM THE DIMENSIONS AND CONDITIONSSHOWN BY THESE DRAWINGS. THIS DRAWING IS NOTFINAL OR TO BE USED FOR CONSTRUCTION UNTILSIGNED BY THE ENGINEER.ALL DRAWING AND WRITTEN MATERIAL APPEARINGHEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHEDWORK OF THE DRAFTSMAN AND THE SAME MAY NOT BEDUPLICATED, USED OR DISCLOSED WITHOUT WRITTENCONSENT OF THE DRAFTSMAN.DESIGNER NOTESTRUCTURE CALCSBLDG CODE DATAPROJECT DATA1.CONSTRUCT 2-STORY MULTIFAMILY RESIDENCE1.1.(8) 1-BEDROOM UNITS1.2.(2) LAUNDRY FACILITIES2.CONSTRUCT ASPHALT PARKING LOT2.1.(12) STANDARD STALLS2.2.(1) COMPACT STALL2.3.(1) ADA STALLJOB DESCRIPTIONCS COVER SHEET/SITE PLANC-1 PROPOSED IMPROVEMENTSA-1.1 LOWER FLOOR PLANA-1.2 UPPER FLOOR PLANA-1.3 UNIT LAYOUTSA-2.1 ELEVATIONSA-2.2 ELEVATIONSSHEET INDEX1.THE OWNER IS ADVISED THAT THESE DRAWINGS ANDASSOCIATED CONSTRUCTION DOCUMENTS ARE THEONLY MEDIUM AVAILABLE TO EXPRESS THE INTENT OF PJDESIGNS AND CANNOT BE ASSUMED ALL-INCLUSIVE WITHREGARD TO SUCH.THESE RECORD DOCUMENTS HAVE BEEN PREPARED BASEDUPON INFORMATION SUBMITTED, IN PART, BY OTHERS.WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, PJDESIGNS IS NOT RESPONSIBLE FOR THEIR ACCURACY, NORFOR ERRORS OR OMISSIONS WHICH MAY HAVE BEENINCORPORATED INTO THESE DOCUMENTS AS A RESULTDOCUMENTSSHEET SETNUMBER OF ORIGINALS IN SET 7OWNERGENERAL NOTEVICINITY MAPSITEPROJECT TEAMDESIGNERPJ DESIGNSPRESTON JONES800 WARD CT.TEMPLETON, CA 93465(805) 550-7436PRESTON@PJ-DESIGNS.COMCIVIL1" = 10'-0"SITE PLANLOWER720 SQ.FT. UNIT 1720 SQ.FT. UNIT 2720 SQ.FT. UNIT 3625 SQ.FT. UNIT 4136 SQ.FT. LAUNDRY AUPPER720 SQ.FT. UNIT 5720 SQ.FT. UNIT 6720 SQ.FT. UNIT 7625 SQ.FT. UNIT 8136 SQ.FT. LAUNDRY B648 SQ.FT. COVERED DECKALL CONSTRUCTION SHALL CONFORM TO THE:2019 California Energy Code2019 California Residential Code2019 California Electrical Code2019 California Fire Code2019 California Green Building Code2019 California Mechanical Code2019 California Plumbing Code2019 California Building Code2019 California Reference Standards CodeAS WELL AS ALL ATASCADERO BUILDING ORDINANCES ANDGREEN BUILDING STANDARDSCODE ANALYSISOCCUPANCY: R-3TYPE OF CONSTRUCTION: VBALLOWABLE AREA: UNLIMITEDHEIGHT: ±24'-8"AUTOMATIC FIRE SPRINKLER: YESSTORIES: 2-STORYMICHAEL HAWKINS5205 CARRIZO ROADATASCADERO, CA 93422(805) 440-2500MHAWKNS@ICLOUD.COMABOVE GRADE ENGINEERINGSCOTT STOKES, P.E.R.C.E. 58256245 HIGUERA STREETSAN LUIS OBISPO, CA 93401(805) 548-1172SCOTT@ABOVEGRADEENGINEERING.COMAREA CALCSEXISTING SITE17685 SQ.FT.LOT SIZE1594 SQ.FT.EXISTING RESIDENCE FOOTPRINTPROPOSED2920 SQ.FT. PROPOSED STRUCTURE (IMPERVIOUS)4525 SQ.FT. PROPOSED PARKING LOT (IMPERVIOUS)1532 SQ.FT. PROPOSED COMMON AREA 1 (PERVIOUS)1320 SQ.FT. PROPOSED COMMON AREA 2 (PERVIOUS)9039 SQ. FT. TOTAL IMPERVIOUS AREA51% LOT COVERAGEPROJECT CHARACTERISTICSTHE EXISTING SITE HAS A SINGLE FAMILY RESIDENCELOCATED ON THE PROPERTY FRONTING ATASCADEROAVE. THE PROPOSED PROJECT IS TO MAINTAIN THEEXISTING FRONT RESIDENCE AND CONSTRUCT A NEW2-STORY STRUCTURE CONSISTING OF (8)-1 BEDROOMUNITS WITH LAUNDRY FACILITIES ON EACH FLOOR. ASTATE DENSITY BONUS IS BEING UTILIZED AND ONE OFTHE UNITS WILL BE "MODERATE INCOME". THE PROJECTIS REQUESTING REDUCED SIDE AND REAR SETBACKS.PORTION OF LOT 19, BLOCK W-A, MAP OF ATASCADERO, INTHE CITY OF ATASCADERO, AS FILED IN BOOK 4, PAGE 30, OFMAPS IN THE OFFICE OF THE COUNTY RECORDER, COUNTYOF SAN LUIS OBISPO, STATE OF CALIFORNIA.APN: 030-282-01512
ΔΔC4.00
'
SETBACK4.00' SETBACK9.00' TY
P
.18.00' TYP.9.00'14.00'8.00'18.00'9.00'18.00'24.00'1
2
4
3
5
6
8
9
10
11
12
13
14
7
10.0
0'3.00' LANDSCAPE20.0
0
'
30.0
0'
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
(E) HOUSE
TO REMAIN
(N) BUILDING
ACCESSIBLE
PARKING
(N) ASPHALT
PARKING LOT
(N) CONCRETE
DRIVEWAY APRON
(N) TRASH
ENCLOSURE
DESIGNED:
SHEET:
DATE:
JOB NUMBER:PLOT BY: AGE03 PLOT DATE: Apr 18, 2022 - 11:24am Drawing name: N:\2021\21188-Hawkins\Civil\Condocs\Sheetfiles\ARC\21188-C1.1-GD.dwg
ENGINEER OF RECORD:
DATE:NO.REVISIONDATEC-1
DRAWN:
SJS
DLL
21188
APRIL 18, 2022HAWKINS ADDITION6855 ATASCADERO AVE., ATASCADERO, CA 93422PROPOSED IMPROVEMENTS( IN FEET )
1 INCH = FT.
5 1010
10
200
13
3068 SC2668 HC2668 HCS&P OFFICE9'-1" x 10'-0" x 8'2668 HCBATH5'-0" x 9'-1" x 8'5068 BI-PASS HCBED9'-1" x 10'-0" x 8'DW6040 HSDBL GLZ5040 HSDBL GLZ5040 HSDBL GLZ4030 HSDBL GLZ3068 SC
2668 HC2668 HCS&P
2668 HCBATH5'-0" x 9'-1" x 8'5068 BI-PASS HC
6040 HSDBL GLZ5040 HSDBL GLZ5040 HSDBL GLZ4030 HSDBL GLZ3068 SC
2668 HC2668 HCS&P
2668 HCBATH5'-0" x 9'-1" x 8'5068 BI-PASS HC
6040 HSDBL GLZ5040 HSDBL GLZ5040 HSDBL GLZ4030 HSDBL GLZ2668 HCBATH5'-0" x 10'-0" x 8'5068 BI-PASS HC2668 HC5040 HSDBL GLZBED9'-9" x 10'-0" x 8'OFFICE10'-0" x 10'-9" x 8'DW3068 SC
LAUNDRY8'-9" x 13'-1" x 8'3068 SC
2668 HC4040 HS
DBL GLZ 4030 HSDBL GLZR
GREAT ROOM15'-1" x 16'-6" x 8'S&P30'-0"88'-0"20'-0"16'-0"14'-0"UPDWR KITCHEN9'-5" x 10'-0" x 8'UPPERSDINING9'-5" x 8'-9" x 8'12" OVERHANG
DWLINENBUILT-IN CABINETSDWR KITCHEN9'-5" x 10'-0" x 8'UPPERSDINING9'-5" x 8'-9" x 8'12" OVERHANGLINENBUILT-IN CABINETSDWR
KITCHEN9'-5" x 10'-0" x 8'UPPERSDINING
9'-5" x 8'-9" x 8'
12" OVERHANGLINENBUILT-IN CABINETSLIVING13'-4" x 9'-5" x 8'OFFICE9'-1" x 10'-0" x 8'BED9'-1" x 10'-0" x 8'LIVING13'-4" x 9'-5" x 8'OFFICE9'-1" x 10'-0" x 8'BED9'-1" x 10'-0" x 8'LIVING13'-4" x 9'-5" x 8'108'-0"6'-0"UNIT 1UNIT 2UNIT 3UNIT 4ABOOKSHELVES
5040 HSDBL GLZBOOKSHELVESBOOKSHELVES
BOOKSHELVES
HAWKINS
MULTIFAMILYRESIDENCECustom Homes ~ Remodels ~ Additions ~ ADUs ~ As-Builts800 Ward Ct.Templeton, CA 93465805.550.7436Preston@PJ-Designs.comwww.PJ-Designs.comGeneral Building DesignerAttention: if plan check correction date does not appear in therevision block below, do not layout / build structure from this copy ofconstruction drawings, unless otherwise indicated with "approved"red stamp from local building and planning department. copieswithout correction date indicated are most likely preliminarydocuments only.PMTR-0000-0000Plan SetPreliminary2.24.202222012Sheet NumberSheet TitleJob No.6855 ATASCADERO AVE.
ATASCADERO, CA 93422 ProjectJurisdictionCITY OF ATASCADERO, CAAPN030-282-015LOWERFLOOR PLAN
A-1.1SCHEDULE NOTES: GENERAL:1. WINDOW AND DOORS ARE APPROXIMATE ONLY. VERIFY ALL SIZES AND TYPES PRIOR TO ORDERING.2. TEMPERED GLASS SHALL BE PROVIDED WHERE NEW GLASS IS REQUIRED AT ALL HAZARDOUS LOCATIONSINCLUDING INGRESS AND EGRESS DOORS, PANELS IN SLIDING OR SWINGING DOORS, DOORS ANDENCLOSURE FOR BATH TUB & SHOWER AND IF WITHIN 2 FEET OF VERTICAL EDGE OF CLOSED DOORSAND WITHIN 5 FEET OF STANDING SURFACE.DOORS AND WINDOWS:3. DOOR STOPS OF IN-SWINGING DOORS SHALL BE OF ONE-PIECE CONSTRUCTION WITH THE JAMB, ORJOINED BY A RABBETED JOINT TO THE JAMB.4. ALL PIN-TYPE HINGES WHICH ARE ACCESSIBLE FROM OUTSIDE THE SECURED AREA WHEN THE DOOR ISCLOSED, SHALL HAVE NON-REMOVABLE HINGE PINS.5. THE STRIKE PLATE FOR LATCHES AND THE HOLDING DEVICE FOR PROTECTING DEADBOLTS IN WOODCONSTRUCTION SHALL BE SECURED TO THE JAMB AND THE WALL FRAMING WITH SCREWS NOT LESSTHAN 212" IN LENGTH.6. DEADBOLTS SHALL CONTAIN HARDENED INSERTS.7. STRAIGHT DEADBOLTS SHALL HAVE A MINIMUM THROW OF 1" AND AN EMBEDMENT OF NOT LESS THAN 58".8. A HOOK-SHAPED OR AN EXPANDING-LUG DEADBOLT SHALL HAVE A MINIMUM THROW OF 34".9. INTERIOR AND EXTERIOR DOORS TO BE 134" THICK MIN. WITH SOLID CORE CONSTRUCTION, UNLESSNOTED OTHERWISE.10. GLASS DOORS SHALL HAVE FULLY TEMPERED GLASS.INSULATED GLASS:11. ALL DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACES SHALL BEDUAL-GLAZED WITH INSULATED GLASS ASSEMBLIES. SAFETY GLAZING WILL BE USED FOR ASSEMBLIESWHERE REQUIRED. ALL NEW GLAZING SHALL BE LOW-E; U-FACTOR 0.75 OR LOWER, AND SHGC .40 ORLOWER, DUAL GLAZED ASSEMBLY.SAFETY GLAZING:12. WINDOW AND DOOR LIGHTS WITHIN 40" OF THE LOCKING DEVICE SHALL BE FULLY TEMPERED ORLAMINATED GLASS.13. ALL GLAZING IN HAZARDOUS LOCATIONS PER C.B.C. SECTION 2406.4 MUST BE TEMPERED ANDPERMANENTLY LABELED IN ACCORDANCE WITH APPLICABLE STANDARDS.14. SAFETY GLAZING TO BE PROVIDED IN ALL DOORS AND ADJACENT PANELS, IN BATH AND SHOWER DOORSAND ENCLOSURES, WITHIN 12" OF A DOOR IN THE CLOSED POSITION, AND IN ALL PANELS IN EXCESS OF 6S.F. AND WHOSE LOWEST EDGE IS LESS THAN 18" TO THE FINISH FLOOR OR WITHIN 36" OF A WALKINGSURFACE.15. ALL SLIDING GLASS DOOR ASSEMBLIES, SHOWER DOORS AND ENCLOSURES, AND ALL OTHER SAFETYGLAZING SHALL BE A MINIMUM OF 316" THICK.EMERGENCY ESCAPES:16. EMERGENCY EGRESS: EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE WINDOW OREXTERIOR DOOR APPROVED FOR EMERGENCY ESCAPE. THESE EMERGENCY ESCAPE WINDOWS ORDOORS MUST PROVIDE A FULL CLEAR OPENING AND SHALL BE OPERABLE FROM THE INSIDE WITHOUTTHE USE OF SPECIAL TOOLS. ALL EMERGENCY ESCAPE WINDOWS SHALL HAVE A MINIMUM NET OPENINGOF 5.7 SQ. FT. WITH A MINIMUM NET CLEAR HEIGHT OF 24 INCHES AND WIDTH OF 20 INCHES. THE SILLHEIGHT OF EMERGENCY ESCAPE WINDOWS SHALL NOT BE MORE THAN 3'-8" (44 INCHES) ABOVE THEINTERIOR FLOOR.FLOORPLAN NOTES1.ALL EXTERIOR HEADERS ABOVE OPENINGS SHALL BE 6 x 12 #1 DF UNLESS OTHERWISE NOTED. INTERIOR HEADERSHALL BE 4 x 8 #2 DF UNLESS NOTED.2.ALL INTERIOR PLUMBING WALLS RECOMMENDED TO BE 2 x 6 STUDS @ 16" O.C.3.PROVIDE FIRE STOPS IN CONCEALED SPACES OF STUD WALLS INCLUDING SPACES AT CEILINGS AND FLOORS AND INOPENINGS AROUND DUCTS, PIPES. CHIMNEYS AND SIMILAR OPENINGS WHICH ALLOW PASSAGE OF FIRE.4.SHOWER AREA WALLS SHALL BE FINISHED WITH A SMOOTH NON-ABSORBENT. HARD SURFACE TO A HEIGHT OF 72"ABOVE DRAIN INLET.5.FIBER-CEMENT, FIBER-MAT REINFORCED CONCRETE, GLASS MAT GYPSUM BACKERS, OR FIBER-REINFORCEDGYPSUM BACKERS SHALL BE USED AS A BASE FOR CERAMIC WALL TILES IN TUB AND SHOWER AREAS AS WELL ASPANELS IN SHOWER AREAS.6.ALL FIREPLACES SHALL HAVE APPROVED COLLAPSIBLE METAL OR GLASS DOORS AND OUTSIDE COMBUSTION AIR.OUTSIDE COMBUSTION AIR IS NOT REQUIRED ON INTERIOR FIREPLACES INSTALLED OVER CONCRETE SLAB ONGRADE. MANUFACTURER'S INSTALLATION GUIDE TO BE ON-SITE FOR INSPECTION.7.FLUE DAMPER TO BE PERMANENTLY BLOCKED OPEN IF A GAS LOG LIGHTER IS PROPOSED. CMC8.FLOOR LEVEL CHANGE AT DOORS NOT TO EXCEED 12".9.METAL CHIMNEYS SHALL BE ANCHORED AT EACH FLOOR AND ROOF WITH TWO 1 ½" x 1/8" METAL STRAPS LOOPEDAROUND THE OUTSIDE OF THE CHIMNEY INSTALLATION AND NAILED WITH NOT LESS THAN (6) 8d NAILS PER STRAPAT EACH JOIST. CBC10.ALL CHIMNEYS ATTACHED TO ANY APPLIANCE OR FIREPLACE THAT BURNS SOLID FUEL SHALL BE EQUIPPED WITH ANAPPROVED SPARK ARRESTOR. THE NET FREE AREA OF THE ARRESTOR SHALL NOT BE LESS THAN 4 TIMES THE NETFREE AREA OF THE OUTLET OF THE CHIMNEY FLUE IT SERVES. THE ARRESTOR SCREEN SHALL HAVE HEAT ANDCORROSION RESISTANCE EQUIVALENT TO 12 GA WIRE, 19 GA GALVANIZED STEEL OR 24 GA STAINLESS STEEL.OPENINGS SHALL NOT PERMIT THE PASSAGE OF SPHERES HAVING A DIA. GREATER THAN 12" NOR BLOCK THEPASSAGE OF SPHERES HAVING A DIAMETER LESS THAN 38".11.PROVIDE EMERGENCY EXIT DOOR OR WINDOW FROM SLEEPING ROOMS. NET CLEAR WINDOW OPENING SHALL NOTBE LESS THAN 5.7 SQ. FT. MIN. NET OPENING HEIGHT DIMENSION, 24" CLEAR; MIN. NET OPENING WIDTH DIMENSION,20 CLEAR FINISHED SILL HEIGHT MAX. 44" ABOVE FLOOR.12.PENETRATION OF FIRE-RETARDANT WALLS, FLOOR-CEILINGS AND ROOF SHALL BE FIELD VERIFIED DURINGCONSTRUCTION. ASSEMBLIES SHALL BE PROTECTED PER CBC SECTION 713.3 & 713.413.ADDRESSES SHALL BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY.ADDRESS NUMBERS SHALL BE 5 INCHES IN HEIGHT, 12" MINIMUM STROKE WIDTH AND OF CONTRASTING COLOR TOTHEIR BACKGROUND. (FIELD VERIFY)14.A MINIMUM VENT AREA OF NOT LESS THAN 1/150 SHALL BE PROVIDED IN ATTIC OR ENCLOSED RAFTER SPACE. THISMAY BE REDUCED TO 1/300 OF THE ATTIC AREA PROVIDED TAHT A CLASS 1 OR 11 VAPOR RETARDER IS INSTALLEDON THE WARM SIDE OF THE ATTIC INSULATION OR AT LEAST 40% AND NOT MORE THAN 50% OF THE REQUIRED VENTAREA LOCATED AT LEAST 3 FEET ABOVE EAVE OR CORNICE VENTS WITH THE BALANCE OF THE REQUIREDVENTILATION PROVIDED BY EAVE OR CORNICE VENTS.WALL LEGENDTUB SHOWERCOMBODRYERWASHERWATERCLOSETDOUBLESINK W/DISPOSALLAVATORY22 X 30ATTICACCESSUNDER COUNTERDISHWASHERRANGE W/OVEN & HOODREFRIGERATORELEC.METERRDWTANK-LESSWATERHEATERWINDOWDOOR
SLIDING / BI-PASSDOORSBI-FOLD DOORSE.G.) 3068 SCTYPEWIDTH (FT.-IN.)HEIGHT (FT.-IN.)LEGEND2x4 D.F. #2 STUDS @ 16" O.C.2x6 D.F. #2 STUDS @ 16" O.C.42" HIGH GUARDRAILLINE OF GUARDRAIL/DECK ABOVE1/4" = 1'-0"LOWER FLOOR PLANDWNOTESKEYNOTE CALLOUTSECTION CALLOUTDETAIL CALLOUTNOTE NUMBERSHEET NUMBERSECTION NUMBERSHEET NUMBERDETAIL NUMBER1#PGSYMBOL LEGEND#PGROOM LEGENDGREAT ROOM49'-6" x 23'-3" x VLT(PLANK)ROOMLABEL(NAME)CEILING HEIGHT(VAULT HEIGHTVARIES)WIDTH (LEFT TORIGHT ON PAGE)HEIGHT (UP ANDDOWN ON PAGE)ASSUMEDFLOORING TYPE14
3068 SC2668 HC2668 HCS&P 2668 HCBATH5'-0" x 9'-1" x 8'5068 BI-PASS HC 6040 HSDBL GLZ5040 HSDBL GLZ5040 HSDBL GLZ4030 HSDBL GLZ3068 SC
2668 HC2668 HCS&P
2668 HCBATH5'-0" x 9'-1" x 8'5068 BI-PASS HC
6040 HSDBL GLZ5040 HSDBL GLZ5040 HSDBL GLZ4030 HSDBL GLZ3068 SC
2668 HC2668 HCS&P
2668 HCBATH5'-0" x 9'-1" x 8'5068 BI-PASS HC
6040 HSDBL GLZ5040 HSDBL GLZ5040 HSDBL GLZ4030 HSDBL GLZ2668 HCBATH5'-0" x 10'-0" x 8'5068 BI-PASS HC2668 HC5040 HSDBL GLZBED9'-9" x 10'-0" x 8'OFFICE10'-0"x 10'-9" x 8'3068 SC
2668 HC4040 HS
DBL GLZ 4030 HSDBL GLZDWDW3068 SC
LAUNDRY8'-9" x 13'-1" x 8'DOWN TO PARKINGCOVERED DECK108'-0" x 6'-0" x 8'R
GREAT ROOM15'-1" x 16'-6" x 8'DWOFFICE9'-1" x 10'-0" x 8'DWR KITCHEN9'-5" x 10'-0" x 8'UPPERSDINING9'-5" x 8'-9" x 8'12" OVERHANGLINENBUILT-IN CABINETSBED9'-1" x 10'-0" x 8'LIVING13'-4" x 9'-5" x 8'OFFICE9'-1" x 10'-0" x 8'BED9'-1" x 10'-0" x 8'DWR KITCHEN9'-5" x 10'-0" x 8'UPPERSDINING9'-5" x 8'-9" x 8'12" OVERHANGLINENBUILT-IN CABINETSLIVING13'-4" x 9'-5" x 8'OFFICE9'-1" x 10'-0" x 8'BED9'-1" x 10'-0" x 8'DWR
KITCHEN9'-5" x 10'-0" x 8'UPPERSDINING
9'-5" x 8'-9" x 8'
12" OVERHANGLINENBUILT-IN CABINETSLIVING13'-4" x 9'-5" x 8'UNIT 5UNIT 6UNIT 7UNIT 8BBOOKSHELVESBOOKSHELVES
BOOKSHELVES
BOOKSHELVES
5040 HSDBL GLZHAWKINS
MULTIFAMILYRESIDENCECustom Homes ~ Remodels ~ Additions ~ ADUs ~ As-Builts800 Ward Ct.Templeton, CA 93465805.550.7436Preston@PJ-Designs.comwww.PJ-Designs.comGeneral Building DesignerAttention: if plan check correction date does not appear in therevision block below, do not layout / build structure from this copy ofconstruction drawings, unless otherwise indicated with "approved"red stamp from local building and planning department. copieswithout correction date indicated are most likely preliminarydocuments only.PMTR-0000-0000Plan SetPreliminary2.24.202222012Sheet NumberSheet TitleJob No.6855 ATASCADERO AVE.
ATASCADERO, CA 93422 ProjectJurisdictionCITY OF ATASCADERO, CAAPN030-282-015UPPERFLOOR PLAN
A-1.2WALL LEGENDTUB SHOWERCOMBODRYERWASHERWATERCLOSETDOUBLESINK W/DISPOSALLAVATORY22 X 30ATTICACCESSUNDER COUNTERDISHWASHERRANGE W/OVEN & HOODREFRIGERATORELEC.METERRDWTANK-LESSWATERHEATERWINDOWDOOR
SLIDING / BI-PASSDOORSBI-FOLD DOORSE.G.) 3068 SCTYPEWIDTH (FT.-IN.)HEIGHT (FT.-IN.)LEGEND2x4 D.F. #2 STUDS @ 16" O.C.2x6 D.F. #2 STUDS @ 16" O.C.42" HIGH GUARDRAILLINE OF GUARDRAIL/DECK ABOVE1/4" = 1'-0"UPPER FLOOR PLANDWKEYNOTE CALLOUTSECTION CALLOUTDETAIL CALLOUTNOTE NUMBERSHEET NUMBERSECTION NUMBERSHEET NUMBERDETAIL NUMBER1#PGSYMBOL LEGEND#PGROOM LEGENDGREAT ROOM49'-6" x 23'-3" x VLT(PLANK)ROOMLABEL(NAME)CEILING HEIGHT(VAULT HEIGHTVARIES)WIDTH (LEFT TORIGHT ON PAGE)HEIGHT (UP ANDDOWN ON PAGE)ASSUMEDFLOORING TYPE15
3068 SC2668 HC2668 HCS&P OFFICE9'-1" x 10'-0" x 8'2668 HCBATH5'-0" x 9'-1" x 8'5068 BI-PASS HC
BED9'-1" x 10'-0" x 8'6040 HSDBL GLZ5040 HSDBL GLZ5040 HSDBL GLZ4030 HSDBL GLZDWR KITCHEN9'-5" x 10'-0" x 8'UPPERSDINING9'-5" x 8'-9" x 8'12" OVERHANGLINENBUILT-IN CABINETSLIVING13'-4" x 9'-5" x 8'24'-0"30'-0"10'-9"19'-3"24'-0"12'-0"12'-0"CENTERLINE
30'-0"
10'-9"5'-5 1/2"13'-9 1/2"8'-1"1'-9 1/2"4'-3 1/2"9'-10 1/2"2'-5 1/2"9'-7"6'-10"3'-5 1/2"
3'-0"1235BOOKSHELVES2'-5 1/2"DW2668 HCBATH5'-0" x 10'-0" x 8'5068 BI-PASS HC2668 HC5040 HSDBL GLZ5040 HSDBL GLZBED9'-9" x 10'-0" x 8'OFFICE10'-0" x 10'-9" x 8'DWLAUNDRY8'-9" x 13'-1" x 8'3068 SC
2668 HC4040 HS
DBL GLZ 4030 HSDBL GLZR
GREAT ROOM15'-1" x 16'-6" x 8'S&PDW30'-0"
10'-9"2'-3 1/2"16'-11 1/2"36'-0"26'-3 1/2"9'-8 1/2"15'-10"10'-5 1/2"30'-0"
14'-0"16'-0"
5'-6 1/2"10'-5 1/2"36'-0"16'-0"10'-3 1/2"9'-8 1/2"10'-6 1/2"5'-5 1/2"7'-1"8'-11"123445BOOKSHELVES3068 SC
HAWKINS
MULTIFAMILYRESIDENCECustom Homes ~ Remodels ~ Additions ~ ADUs ~ As-Builts800 Ward Ct.Templeton, CA 93465805.550.7436Preston@PJ-Designs.comwww.PJ-Designs.comGeneral Building DesignerAttention: if plan check correction date does not appear in therevision block below, do not layout / build structure from this copy ofconstruction drawings, unless otherwise indicated with "approved"red stamp from local building and planning department. copieswithout correction date indicated are most likely preliminarydocuments only.PMTR-0000-0000Plan SetPreliminary2.24.202222012Sheet NumberSheet TitleJob No.6855 ATASCADERO AVE.
ATASCADERO, CA 93422 ProjectJurisdictionCITY OF ATASCADERO, CAAPN030-282-015UNITLAYOUTS
A-1.3WALL LEGENDTUB SHOWERCOMBODRYERWASHERWATERCLOSETDOUBLESINK W/DISPOSALLAVATORY22 X 30ATTICACCESSUNDER COUNTERDISHWASHERRANGE W/OVEN & HOODREFRIGERATORELEC.METERRDWTANK-LESSWATERHEATERWINDOWDOOR
SLIDING / BI-PASSDOORSBI-FOLD DOORSE.G.) 3068 SCTYPEWIDTH (FT.-IN.)HEIGHT (FT.-IN.)LEGEND2x4 D.F. #2 STUDS @ 16" O.C.2x6 D.F. #2 STUDS @ 16" O.C.42" HIGH GUARDRAILLINE OF GUARDRAIL/DECK ABOVE1/4" = 1'-0"720 SQ. FT. UNITSDW1.PLUMBING FIXTURES PER OWNER2.APPLIANCES PER OWNER3.BUILT-IN CABINETS PER OWNER4.VENT DRYER THROUGH WALL ON LOWERLAUNDRY AND THROUGH ROOF ON UPPERLAUNDRY5.22" x 30" ATTIC ACCESSKEYNOTESKEYNOTE CALLOUTSECTION CALLOUTDETAIL CALLOUTNOTE NUMBERSHEET NUMBERSECTION NUMBERSHEET NUMBERDETAIL NUMBER1#PGSYMBOL LEGEND#PGROOM LEGENDGREAT ROOM49'-6" x 23'-3" x VLT(PLANK)ROOMLABEL(NAME)CEILING HEIGHT(VAULT HEIGHTVARIES)WIDTH (LEFT TORIGHT ON PAGE)HEIGHT (UP ANDDOWN ON PAGE)ASSUMEDFLOORING TYPE1/4" = 1'-0"625 SQ. FT. UNITS & LAUNDRY16
6'-8"
8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"
8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"8'-1"FIN. FLRBOT OF HDRTOP PLATE24'-7 1/2"MAX BUILDINGHEIGHT6'-8"8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"8'-1"FIN. FLRBOT OF HDRTOP PLATE412ELEVATIONS
A-2.1HAWKINS
MULTIFAMILYRESIDENCECustom Homes ~ Remodels ~ Additions ~ ADUs ~ As-Builts800 Ward Ct.Templeton, CA 93465805.550.7436Preston@PJ-Designs.comwww.PJ-Designs.comGeneral Building DesignerAttention: if plan check correction date does not appear in therevision block below, do not layout / build structure from this copy ofconstruction drawings, unless otherwise indicated with "approved"red stamp from local building and planning department. copieswithout correction date indicated are most likely preliminarydocuments only.PMTR-0000-0000Plan SetPreliminary2.24.202222012Sheet NumberSheet TitleJob No.6855 ATASCADERO AVE.
ATASCADERO, CA 93422 ProjectJurisdictionCITY OF ATASCADERO, CAAPN030-282-015WEST ELEVATION (FACING NAVAJOA AVE & DRIVEWAY/PARKING AREA)1/4" = 1'-0"SOUTH ELEVATION (FACING ATASCADERO AVE.)1/4" = 1'-0"17
6'-8"8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"FIN. FLRBOT OF HDRTOP PLATE6'-8"8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"FIN. FLRBOT OF HDRTOP PLATE8'-1"8'-1"6'-8"8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"
8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"8'-1"FIN. FLRBOT OF HDRTOP PLATE6'-8"
8'-1"FIN. FLRBOT OF HDRTOP PLATEELEVATIONS
A-2.2HAWKINS
MULTIFAMILYRESIDENCECustom Homes ~ Remodels ~ Additions ~ ADUs ~ As-Builts800 Ward Ct.Templeton, CA 93465805.550.7436Preston@PJ-Designs.comwww.PJ-Designs.comGeneral Building DesignerAttention: if plan check correction date does not appear in therevision block below, do not layout / build structure from this copy ofconstruction drawings, unless otherwise indicated with "approved"red stamp from local building and planning department. copieswithout correction date indicated are most likely preliminarydocuments only.PMTR-0000-0000Plan SetPreliminary2.24.202222012Sheet NumberSheet TitleJob No.6855 ATASCADERO AVE.
ATASCADERO, CA 93422 ProjectJurisdictionCITY OF ATASCADERO, CAAPN030-282-015EAST ELEVATION (FACING REAR COMMON AREA)1/4" = 1'-0"NORTH ELEVATION1/4" = 1'-0"18
6500 PALMA AVENUE, ATASCADERO, CA 93422 (805) 461-5000 FAX 461-7612
Attachment 2: DRAFT DRC Notice of Action
PRE22-0056
Conditions & Recommendations:
1. The two parking spaces nearest Navajoa Ave shall be eliminated to provide
greater setback between the right-of-way and the parking area.
2. Parking Spaces shall be reduced in length to 15-feet as allowed by the
Atascadero Municipal Code. Landscaping within the 3-foot overhang area
shall be low growing plant materials.
3. The office rooms shall be modified to eliminate the closet walls.
4. Street trees shall be provided along Atascadero Ave and Navajoa Ave.
Existing trees may count toward this requirement.
5. Shade trees shall be located adjacent to parking areas and within open
space areas. All landscaping shall be low-water rated and meet all
requirements of the State’s water efficiency standards.
6. Narrow shrubs shall be installed along the southern property line that extend
beyond the top of the fence line when mature.
7. Frontage improvements shall be installed per the requirements of the
municipal code.
8. Fencing shall be high quality and include a top rail. No dog eared fencing is
permitted.
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: PRE22-0056
Project Title: Atascadero Ave Multi-Family
Planner/ Project Manager: Kelly Gleason
DRC Review Date(s): 07/28/22
Final Action: DRC PC CC
19
ITEM 3
RV Storage at 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing & Rentals LLC
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
Atascadero Design Review Committee
Staff Report – Community Development Department
RV Storage, 6805 Sycamore Road
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
7/28/22 Mariah Gasch
Associate Planner
VSM Leasing & Rentals
LLC
USE 21-0107
RECOMMENDATION
Staff Recommends to the DRC:
Review Plans for a new business that includes outdoor Recreational Vehicle (RV) storage
and direct the applicant to make any modifications to the site 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
6805 Sycamore Road Industrial (I)/
Open Space
(OS)
Industrial
Park (IP)/
Open
Space (OS)
/PD 31
028-121-001 23.24-acre site
6-acre lease area
PROJECT DESCRIPTION
The proposed project includes a Conditional Use Permit (CUP) for a 6-acre outdoor recreational
vehicle (RV) storage yard in the Industrial zone. The site is proposed to be used for the storage
of up to 262 RVs on a portion of the site that is currently owned by Atascadero Mutual Water
Company in the Industrial zone.
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.
20
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Aerial Map
DISCUSSION:
Project Description
The proposed project includes a six-acre outdoor recreational vehicle (RV) storage yard in the
Industrial zone. The site is proposed to be used for the storage of up to 262 vehicles outdoors.
Outdoor vehicle storage in excess of 10,000 square feet is subject to the review and approval of
a Conditional Use Permit by the Planning Commission. In order to approve the use, the
Commission must make a series of use permit findings. If approved, the project is also subject to
conditions of approval.
Background
The subject site is located on the north side of Sycamore Avenue, adjacent to the Salinas River.
The site is owned by Atascadero Mutual Water Company (AMWC) and contains an existing
fenced construction yard with storage buildings. In 2007, the City Council adopted a zone text
change to establish a new site-specific Planned Development #31 Overlay Zone with a
corresponding Master Plan of Development. The intent of the zone text change was to allow for
a private bicycle motocross (BMX) facility to locate on the property. The BMX facility was never
constructed and aside from the existing construction yard, the site has remained vacant. The
planned development states that all other uses listed as allowed or conditionally allowed are
subject to the requirements of the Zoning Code.
Area of storage use:
Not a Part
21
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Analysis
The land use proposed, Outdoor Vehicle and Equipment Storage is a conditionally
allowed use in the Industrial Zoning district. Section 9-6.140 of the City’s Zoning
Regulations provides a set of site design standards for storage yards in addition to the
provisions of the use permit (Attachment 4).
The applicant is proposing to complete the project in two phases. The first phase consists
of 138 RV spaces, a new perimeter fence along the Phase 1 area, site grading with Class
II base finish (in Phase 1 areas only), construction of an entrance gate and completion of
the required stormwater basin. Phase 2 includes the addition of 124 parking spaces,
removal of the dividing fence between the two phases and extension of the new vinyl
coated chain link fence adjacent to the Salinas River.
The De Anza Trail currently traverses through this property and culminates from a small
parking lot along Sycamore Road. Due to this development, the trail will need to be
realigned along Sycamore Road. Staff is also adding a condition that the realignment of
the De Anza Trail, and the improvements to fencing and landscaping, be completed with
Phase 1.
Proposed Site Plan
De Anza Trail
realignment
30’
Existing
construction yard
(not a part)
Phase 2
Phase 1
22
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Landscaping
The applicant provided a landscape plan proposing new landscaping along the realigned
De Anza Trail and Sycamore Road. Staff is recommending a revision to the landscaping
plan to focus taller vegetation along the interior fence adjacent to the RV storage lot. This
recommendation also includes adding shorter species between the De Anza Trail and
Sycamore Road to avoid the trail from becoming a hidden corridor. The applicant’s
landscape plan did not include landscaping between the existing construction yard o nsite
and Sycamore Road. Staff is requesting that the landscape plan be extended to include
this portion since it is a part of the subject’s parcel. This landscaping should be consistent
with what is proposed on the opposite side of the driveway. There are six Coast Live Oak
trees that will remain onsite and be protected during construction. Minimal landscaping is
proposed throughout the RV parking areas. Atascadero Municipal Code (AMC) 9.4 -125
requires 5% of the lot in an Industrial zone to be landscaped. The applicant has not
provided overall lot coverage of landscaping so this will be verified prior to the Planning
Commission hearing. If the proposed landscape plan does not meet the 5% requirement,
staff will support an exception due to the industrial nat ure of the use.
Fencing, lighting and security
There is an existing six-foot-tall chain link fence along the eastern property line and
around the current construction yard. This chain link fence extends the length of
Sycamore Road. There is also an existing chain link fence along Sycamore Road up to
the existing parking area for the trail. Staff is recommending that in order to avoid creating
a hidden corridor, the applicant replace the existing chain link fence with a lower split rail
fence of either metal or wood. The applicant is proposing new six-foot-tall vinyl coated
chain link fencing around the RV storage lot. AMC 9 -4.128 requires all new vinyl coated
chain link fencing to be screened with evergreen vegetation. The new fence adjacent to
the De Anza Trail will be heavily screened with landscaping. However, new fencing
around the rear of the site does not have landscape screening. Staff is recommending an
exception to this standard due to the industrial nature of the site and its use. The rear
property line abuts a tall berm along the Salinas River and the applicant is proposing an
infiltration bio swale along the entire fence line. Adding landscaping to this side would
extend into proposed RV spaces, potentially creating the need for a site redes ign and
reducing the number of parking spaces onsite. The applicant is proposing a powered gate
that will be keypad controlled. There will be no regular onsite workers . Therefore, the RV
storage will be self-service.
The submittal shows several new light poles throughout the site with a maximum height
of 20 feet tall. Staff is recommending this maximum height be reduced 16 feet for each
light pole. This will reduce the light spilling onto adjacent parcels. The applicant is
proposing lights that dim low levels light until motion is detected. This will reduce negative
impact on the surrounding area while providing security for the business. They are also
proposing the installation of five new security cameras on five of the proposed lights poles.
The applicant has a pre-existing contract with a local security company. They plan to
continue using them for this site for 24-hour security coverage.
23
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Storage Yard Conditions
The Industrial zone is the appropriate location for intensive uses such as outdoor storage
yards. However, such land uses can be detrimental to the City if not properly designed
and adequately maintained. If approved, the use permit to allow a storage yard will run
with the land, regardless of the business owner/operator. The accumulation of storage
containers, illegal businesses, transient camps, inoperable vehicles, feral animals, and
the storage of miscellaneous junk and debris are possible negative impacts brought about
by this land use. Conditions of approval and an annual site review are very important 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:
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. No changes to fencing, landscaping, or site improvements may be installed without
prior approval by the City.
3. No cargo containers, inoperable vehicles, inoperable boats or inoperable RV’s
shall be stored on-site. Only currently registered, operable vehicles or RV’s may
be stored on-site.
4. No storage of vehicles in any location other than in the designated on-site parking
areas as identified in the site plan approved by Planning Commission may be
stored on any portion of the site.
5. No other land use shall be allowed in conjunction with the RV storage unless
specifically approved by the City.
6. No washing of vehicles, RV’s or Boats or other equipment may occur on -site.
7. No dumping of RV waste or water tanks may occur on site at any time.
8. No storage, paving, stockpiling, grading, or use of the site shall be allowed within
30 feet of the top of the bank of Atascadero Creek.
9. The realignment of the De Anza Trail shall be consistent with what is proposed.
The trail shall be completed and fully landscaped to the satisfaction of the
Community Development Director prior to building permit final.
10. The existing chain link fence adjacent to Sycamore Road and the realigned De
Anza Trail shall be replaced with a split rail fence with a maximum height of 4 feet
tall.
11. Taller vegetation shall be focused between the RV storage lot an d the realigned
De Anza Trail.
12. All new fencing chain link fencing shall be vinyl coated with a dark neutral color.
The maximum fence height shall not exceed 6 feet.
13. Maximum height of new light poles shall not be taller than 16 feet for each light
pole. The lights shall be set to dim low level light until motion is detected.
14. The Use Permit shall be subject to additional review upon receipt of operational
complaints. Additional mitigation may be warranted upon verification of recurring
noise or operational disturbances that impact residential properties.
24
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC Discussion items:
1. Landscaping
2. Fencing, lighting and security
3. Proposed project conditions
ATTACHMENTS:
Attachment 1: Site Plan
Attachment 2: Landscape Plan
Attachment 3: Site Photos
Attachment 4: AMC 9-6.140
Attachment 5: DRC Notice of Action
25
ITEM 3
RV Storage at 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing & Rentals LLC
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
Attachment 1: Site Plan
USE 21-0107
Light Pole
Security Camera
(N) 6’ vinyl coated chain link fence
(E) Chain link fence
De Anza Trail
(N) Split rail fence
(as conditioned) (N) 6’ vinyl coated chain link fence
26
ITEM 3
RV Storage at 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing & Rentals LLC
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
Attachment 2: Landscape Plan
USE 21-0107
Phase 1
27
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Phase 1
Phase 2
28
ITEM 3
RV Storage at 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing & Rentals LLC
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
Attachment 3: Site Photos
USE 21-0107
Existing Site (Facing Northwest)
Existing Site (Facing Northeast)
29
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
View of the site from Sycamore Road
Existing construction yard
30
ITEM 3
RV Storage at 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing & Rentals LLC
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
De Anza Trail Entrance
Location of new automated gate
31
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: AMC 9-6.140
USE 21-0107
32
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
-
Attachment 5: DRC Notice of Action
USE 21-0107
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
Final Action: DRC
Conditions & Recommendations:
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. No changes to fencing, landscaping, or site improvements may be installed without prior approval
by the City.
3. No cargo containers, inoperable vehicles, inoperable boats or inoperable RV’s shall be stored on-
site. Only currently registered, operable vehicles or RV’s may be stored on-site.
4. No storage of vehicles in any location other than in the designated on-site parking areas as identified
in the site plan approved by Planning Commission may be stored on any portion of the site.
5. No other land use shall be allowed in conjunction with the RV storage unless specifically approved
by the City.
6. No washing of vehicles, RV’s or Boats or other equipment may occur on-site.
7. No dumping of RV waste or water tanks may occur on site at any time.
8. No storage, paving, stockpiling, grading, or use of the site shall be allowed within 30 feet of the top
of the bank of Atascadero Creek.
9. The realignment of the De Anza Trail shall be consistent with what is proposed. The trail shall be
completed and fully landscaped to the satisfaction of the Community Development Director prior to
building permit final.
10. The existing chain link fence adjacent to Sycamore Road and the realigned De Anza Trail shall be
replaced with a split rail fence with a maximum height of 4 feet tall.
11. Taller vegetation shall be focused between the RV storage lot and the realigned De Anza Trail.
12. All new fencing chain link fencing shall be vinyl coated with a dark neutral color. The maximum fence
height shall not exceed 6 feet.
13. Maximum height of new light poles shall not be taller than 16 feet for each light pole. The lights shall
be set to dim low level light until motion is detected.
14. The Use Permit shall be subject to additional review upon receipt of operational complaints.
Additional mitigation may be warranted upon verification of recurring noise or operational
disturbances that impact residential properties.
CITY OF ATASCADERO
Community Development Department
DRC Action Form
Project #: Use 21-0107
Project Title: RV Storage Lot
Planner/ Project Manager: Mariah Gasch
DRC Review Date(s): 7/28/22
33