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CITY OF ATASCADERO
In accordance with City Council Resolution No. 2022-073 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
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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.
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Design Review Committee agendas and minutes may be viewed on the City's
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Copies of the staff reports or other documentation relating to each item of business referred to on
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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, December 15, 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 OCTOBER 27, 2022 DRAFT MINUTES.
City of Atascadero Design Review Committee Agenda Regular Meeting
December 15, 2022 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A PROPOSAL
FOR OFFICES/COMMERCIAL SPACES WITH RESIDENTIAL ABOVE AT
7955 MORRO ROAD, AND 8005, 8051, 8053, 8011, 8017, 8021, 8023, 8025,
8027, 8035, 8041, 8043 AND 8045 CURBARIL AVE.
The proposed project includes a request to review the proposal for
offices/commercial spaces with residential above on the following APNs: 031 -
161-044, 045, 046, 047, 048, 049, 050, and 051.
Recommendation: Staff requests the DRC review and make design
recommendations for the proposed project. (USE22-0093)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, January 12, 2023, at 2:00
p.m.
Agendas, Minutes and Staff Reports are available online at
www.atascadero.org under City Officials & Commissions,
Design Review Committee.
DRC Draft Minutes of 10/27/2022
Page 1 of 3
ITEM NUMBER: 1
DATE: 12-15-22
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, October 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
Committee Member Emily Baranek
Committee Member Dennis Schmidt
Committee Member Jeff van den Eikhof
Vice Chairperson Susan Funk
Absent: Chairperson Heather Newson
Others Present: By Teleconference - Recording Secretary, Jessica Applegate
Staff Present: By Teleconference
Senior Planner, Kelly Gleason
Associate Planner, Mariah Gasch
Others Present: By Teleconference
APPROVAL OF AGENDA
MOTION: By Committee Member Schmidt and seconded by
Committee Member van den Eikhof to approve the
Agenda.
Motion passed 4:0 by a roll call vote.
(Chairperson Newsom absent)
1
DRC Draft Minutes of 10/27/2022
Page 2 of 3
ITEM NUMBER: 1
DATE: 12-15-22
CONSENT CALENDAR
1. APPROVAL OF THE OCTOBER 13, 2022 DRAFT MINUTES
MOTION: By Committee Member van den Eikhof and
seconded by Committee Member Baranek to
approve the Consent Calendar.
Motion passed by 4:0 by a roll call vote.
(Chairperson Newsom absent)
PUBLIC COMMENT
None.
Vice Chairperson Funk closed the Public Comment period.
DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A CHIPOTLE
RESTAURANT AT 6435 MORRO ROAD
The proposed project includes a request for a drive-thru restaurant in a previously
approved drive-thru location (A&W ) on APN 030-212-028, 029.
Recommendation: Staff requests the DRC review and make design
recommendations for the proposed project. (PRE22-0082).
Planner Gasch presented the staff report and she answered questions from the
Committee.
PUBLIC COMMENT
The following members of the public spoke during public comment:
Callie Huff and Paul Gron.
Vice Chairperson Funk closed the Public Comment period.
MOTION: By Committee Member van den Eikhof and
seconded by Committee Member Schmidt to
approve the project as presented with the
condition that the trash enclosure shall
compliment the building color.
Motion passed by 4:0 by a roll call vote.
(Chairperson Newsom absent)
This project will not move forward to the Planning Commission and can move to building
permits.
2
DRC Draft Minutes of 10/27/2022
Page 3 of 3
ITEM NUMBER: 1
DATE: 12-15-22
COMMITTEE MEMBER COMMENTS AND REPORTS
None.
DIRECTOR’S REPORT
Kelly Gleason, Senior Planner, gave an update on ADU and SB9 changes, Del Rio Market
Place and ADU stock plans.
ADJOURNMENT– 2:41 p.m.
The next regular meeting of the DRC is scheduled for Thursday, November 10, 2022.
MINUTES PREPARED BY:
_________________________________________________
Jessica Applegate, Recording Secretary
Administrative Assistant
3
ITEM 2
Morro Road/Curbaril
USE22-0093
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
Commercial Development
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
12/15/2022 Kelly Gleason, Sr. Planner Max Zappas USE22-0093
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
Morro Rd / Curbaril
Ave.
General
Commercial (GC)
Commercial
Professional (CP)
031-161-044,
045, 046, 047,
048, 049, 050,
and 051
Approximately
1.5 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposed design for a mixed-use development on 8 vacant lots and provide design
recommendations as needed.
PROJECT DESCRIPTION
The applicant is proposing a new mixed-use development with approximately 11,000 square-feet of
commercial tenant space, 53 residential units, and associated site improvements. The project site
encompasses a partially developed commercial center approved in 2006. Only parking areas and utilities
were installed before the previous project was abandoned. In addition to using the State’s maximum parking
ratio, the project is requesting the following exceptions/concessions in accordance with State Density
Bonus Law in exchange for providing eight affordable units at the low-income level.:
• Open Space reduction
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 –
Infill Development
☐ No Project - § 15268
Ministerial Project
4
ITEM 2
Curbaril Ave. / Morro Rd
USE22-0093 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Aerial Map
DISCUSSION:
Project Description / Summary
The subject site is approximately 1.5 acres in size and is comprised of 8 vacant parcels,
part of a previously approved but unfinished commercial development and subdivision .
The applicant proposes nine mixed-use buildings totaling approximately 11,000 square-
feet of commercial and 53 residential units. The parking and access areas, in addition to
utility infrastructure is existing on site and will be slightly modified to accommodate the
revised plan.
The applicant is proposing 8 affordable units that will meet the low-income affordability
category in accordance with the County of San Luis Obispo Affordable Housing
Standards (Attachment 3). Per State density bonus law, the project qualifies for a 46.25%
density bonus and may request concessions to code required development standards.
The project also qualifies for reduced residential parking ratios. The applicant is
requesting one concession at this time: reduced residential open space.
Analysis
Site and Landscape Design
The current site is comprised of 8 lots with two buildings on lot 1 and one building on each
of the remaining lots. The lot is a “L” shaped parcel with limited Morro Rd frontage. The
5
ITEM 2
Curbaril Ave. / Morro Rd
USE22-0093 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
adjacent properties along Morro Rd are zoned Commercial Professional; however, the
property adjacent to the rear portion of the proposed project is d eveloped with a legal
non-conforming multi-family residential use. The adjacent property at Morro Road is
currently utilized for a restaurant (Malu’s Kitchen). Properties to the south along Curbaril
are zoned Single-Family Residential; therefore, the rear of the site is surrounded by
residential land uses.
The site has been designed to accommodate the existing site improvements including
parking area, access driveways, and utility infrastructure. The site has two driveways from
Curbaril Ave, preserving the entirety of the Moro Rd frontage for a street-oriented building.
The previously approved plan included a drive -through located along the Curbaril
frontage. The current proposal eliminated the drive through an makes minor modifications
to the parking area to facilitate the new design.
Common open space areas are provided between buildings 2 and 8, 3 and 4, 7 and 8,
and adjacent to building 6 (sitting areas) with a larger common area at the rear of the site
between buildings 5 and 6. The areas are currently designed as passive areas with
limited amenities. Residential units are designed with private balconies and ground floor
units have private open space at the rear of the buildings. As the common areas are open
and accessible, offices may use these spaces as well. Open spaces areas and sizes are
summarized below:
OS Area SQ FT Code
requirement
1 715
6
ITEM 2
Curbaril Ave. / Morro Rd
USE22-0093 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
2 2250 300sf/unit in
common open
space
(minimum
1,000sf each)
3 775
4 960
5 921
Balconies 0-181
Total of areas
1 -5
5,621 15,900
The applicant is requesting the provision of code required open space as a concession
per state Density Bonus law.
The current landscape plan is conceptual and staff and the applicant are looking
for direction on amenity provisions for open space areas.
Four trash enclosures are located throughout the site. One of the enclosures, located
adjacent to Building 1A, is designed to be directly at the property line. This area abuts the
adjacent commercial parking area. Staff has conditioned that a letter be submitted from
Atascadero Waste Alternatives verifying that the enclosures meet size requirements for
organic waste and recycling. The enclosures are required to be screened by code and
staff has conditioned that the enclosure include materials consistent with the building
architecture.
Street trees are provided along both project frontages and parking lot shade trees a re
positioned to meet or exceed minimum code requirements. It is important to note that
drainage calculations and appropriately sized and located stormwater storage facilities
will need to be provided on-site. Some of these items may trigger minor changes to the
overall site plan. Drainage facilities will either need to be located under the existing
parking and access improvements or within open space areas, or a combination of both.
Mixed-Use Building Design
The applicant is proposing a vertical mixed-use project with predominantly commercial
tenant spaces on the ground floor. Current City Code recognizes the significant cost of
providing an elevator in smaller mixed-use buildings and allowances can be made to allow
an ADA compliant unit on the ground floor. In projects where there are more than two
units on an upper floor, the building code requires that an accessible/adaptable unit be
provided, either by the use of an elevator or at least a portion of one or more units, as
required based on the required accessibility ratio, on the ground floor. In general, the
code allowance for this provision requires that residential units not be located in a
storefront location.
The project is designed to include a residential unit on the ground floor in building 1A and
buildings 3 through 8. Building 1B only includes 2 residential units (one 2nd floor and one
3rd floor unit) and is therefore exempt from ADA requirements. Building 2 includes a lift
and is the largest building of the proposed.
7
ITEM 2
Curbaril Ave. / Morro Rd
USE22-0093 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The unit is building 1A, which is located at the corner of Morro Rd and Curbaril, is located
in the rear portion of the building facing the parking lot and pushed back from both street
frontages. The units in buildings 3 through 8 comprised approximately half of the ground
floor located along the side of each tenant space facing the parking area. Shared
residential laundry facilities are proposed in two of these buildings and reduce the area
of the commercial tenant space.
Staff has added a condition to relocate the shared laundry into the residential portion of
the building or provide individual hook-ups in each unit.
The City Council recently refined standards for ADA compliant units on the ground floor
of commercial buildings limiting unit size to 10% of the floor area of the commercial tenant
space with a minimum size of 500 square-feet and a maximum size of 1,000 square-feet.
These codified refinements will take effect on December 8th, however, as a discretionary
project, the DRC and ultimately Planning Commission, have authority over project design
and must make findings related to General Plan consistency and neighborhood
compatibility. Since the project was submitted prior to the effective date of the code, the
project could be considered under the code in place as of the application date, which was
October 12. That pre-existing code allowed for an accessible unit to be located on the
ground floor without limitation to size.
Staff is looking for DRC direction on the ratio of the ground floor residence to the
commercial tenant space and the location of the residential unit within the ground
floor area. It should be noted that the applicant has submitted an application to be
considered as part of the Citywide General Plan Update to rezoning of a portion of
the project area to allow the rear portion of the project to be entirely residential.
Parking
Parking is based on specific land uses. The project includes residential units and is taking
advantage of the State’s Density Bonus Law which specifies the maximum number of
spaces cities can require based on unit size. Since there are no specific commercial
tenants at this time, exact parking requirements are not known for these spaces, however,
the project proposes commercial tenant parking based on assumed commercial tenants.
Based on state law, 54 spaces are required for the residential units with an additional 15
spaces provided for the commercial spaces based on an assumed mix of office,
manufacturing, and storage spaces. The project proposed a total of 69 spaces comprised
of 63 vehicle spaces, 3 motorcycle spaces, and 3 bike racks. Although the number of
spaces dedicated to commercial tenant spaces is minimal, it is likely that not all residential
spaces will be occupied during normal business hours and thus, some sharing of parking
is to be expected. Staff will condition the project to allow all spaces as shared spaces
without reservation for specific residential units or tenan t spaces.
8
ITEM 2
Curbaril Ave. / Morro Rd
USE22-0093 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Architectural Design
The project incorporates contemporary design elements and materials. All buildings are
3-stories in height and include both vertical and horizontal design elements. Materials
include horizontal siding and Corten steel panels contrasted with light stucco and dark
roof and trim features. Larger glass storefronts are included on the ground floors of the
buildings fronting the streets with rhythmic smaller windows for the residential units
above. Roof forms are a combination of flat with inverted gable (or butterfly) roof sections
for visual interest. The lower floors of the buildings fronting the streets (buildings 1A, 1B,
and 2) contain irregular angles, enhancing the contemporary theme and providing visual
interest and unique areas for material changes.
Signage
No signage has been submitted at this time. The project site plan does identify two
monument sign locations at each of the driveway entrances off Curbaril Ave. A condition
has been included to provide a signage plan prior to Planning Commission review.
DRC DISCUSSION ITEMS:
1. Site Design
a. Ground floor residential use size and orientation
2. Landscaping
a. Amenity areas
b. Trash Enclosure design/placement
9
ITEM 2
Curbaril Ave. / Morro Rd
USE22-0093 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
3. Architectural Design
a. Design theme
ATTACHMENTS:
1. DRC Action Form
2. Concept Design Package
3. SLO County Affordability Standards: November 2022
10
ITEM 2
Curbaril Ave. / Morro Rd
USE22-0093 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: DRC Action Form
USE22-0093
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: USE22-0093
Project Title: Curbaril / Morro Rd Mixed-Use
Planner/ Project Manager: Kelly Gleason
DRC Review Date(s): 12/15/22
Final Action: ☐ DRC ☒ PC ☐ CC
Conditions & Recommendations:
1. Parking shall be shared among all tenants, residential and commercial. No spaces shall be reserved.
2. Street trees shall be larger trees such as London plane or Chinese Pistache.
3. Parking lot trees shall be larger canopy trees that provide shading of adjacent spaces.
4. A signage plan shall be submitted prior to Planning Commission review. Signage shall be located at the first -
floor level (below the belly band or protruding roof element) and shall be externally lit only. Signage shall be
located adjacent to the commercial entry doors. Monument sign materials shall be consistent with building
architecture.
5. The trash enclosure shall utilize materials consistent with the building architecture.
6. Shared laundry facilities shall be located in the residential portion of the ground floor or shall be provided within
each individual unit
7. The DRC action does not authorize specific land use entitlements and is only an endorsement of the building
design to allow authorization to proceed with a construction permit. Specific tenants will be subject to land use
authorization, including, but not limited to a business license, administrative use permit, and/or conditional use
permit depending on use requests.
11
ITEM 2
Curbaril Ave. / Morro Rd
USE22-0093 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Concept Design Package
USE22-0093
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HWY 41 (MORRO RD)10.00' P.U.E. PER 29/MB/216.00' WIDE P.U.E.AND AMWC EASEMENT PER 29/MB/2110.00' DRAINAGE EASEMENT PER 29/MB/21APRIVATE ACCESS, RECIPROCAL PARKING,SEWER, AND DRAINAGE EASEMENT, ANDP.U.E. AND AWMC EASEMENT (PORTIONSLOTS 1-8) PER 29/MB/21AAAAAAAATC:895.5'FL:895.1'LG:895.2'TC:895.3'FL:894.8'LG:894.9'TC:895.9'FL:895.5'LG:895.7'TC:896.9'FL:896.5'LG:896.8'TC:896.2'FL:895.8'LG:895.8'TC:895.0'FL:894.6'LG:894.6'TC:895.2'FL:894.8'LG:894.8'TC:895.6'FL:895.1'LG:895.2'TC:896.6'FL:896.2'FL:895.0'TC:895.5'TC:896.3'FL:895.8'TC:896.4'FL:895.8'TC:897.4'FL:896.9'TC:897.5'FL:896.9'TC:895.7'FL:895.3'TC:895.7'FL:895.3'TC:895.7'FL:895.2'TC:895.8'FL:895.3'FL:895.4'TC:895.9'CONC GUTTERBENCHMARKCHISELED X: 895.66'TRAFFIC PEDESTAL, BOX, VAULT, OR LOCKERFENCESWALL (BLOCK, STACKED, MASONRY, ROCK, ETC)ELECTRIC PEDESTAL, BOX, VAULT, OR LOCKERPHONE MANHOLEDRAIN INLETLAMP POSTBENCHMARKSIGNSEWER MANHOLESTORM DRAIN MANHOLETRAFFIC SIGNAL POLETV PEDESTAL, BOX, VAULT, OR LOCKERPHONE PEDESTAL, BOX, VAULT, OR LOCKERGAS VALVEGAS METERWATER METERWATER VALVEFIRE HYDRANTLEGENDCLEANOUTTHE BASIS OF ELEVATIONS FOR THIS SURVEY IS NAVD88 PERSURVEYED TIES TO THE CALIFORNIA DEPARTMENT OFTRANSPORTATION PUBLISHED CONTROL BEING THE BRASSDISK ON MORRO RD, POST MILE 15.1 HAVING A PUBLISHEDELEVATION OF 897.65'. THE LOCAL REFERENCE POINT IS THECHISELED "X" SHOWN HEREON HAVING AN ELEVATION OF895.66'.IRRIGATION CONTROL VALVEORANGE PAINT/FLAG: POSSIBLE TV UTILITY TVORANGE PAINT/FLAG: POSSIBLE PHONE UTILITYPYELLOW PAINT/FLAG: POSSIBLE GAS UTILITYGBLUE PAINT/FLAG: POSSIBLE WATER UTILITYWOVERHEAD UTILITY LINEOHSGREEN PAINT/FLAG: POSSIBLE SEWER/STORM UTILITYBASIS OF ELEVATIONSTHE BASIS OF BEARINGS FOR THIS SURVEY IS BASED ONSURVEYED TIES TO FOUND MONUMENTS PER 29/MB/21HAVING A CALCULATED BEARING OF N86°14'32"W.BASIS OF BEARINGSJOINT POLE (SEE GENERAL NOTE 2)POWER POLE (SEE GENERAL NOTE 2)UTILITY POLE (SEE GENERAL NOTE 2)EDGE OF PAVEMENTGUY WIRECONCRETEThis map correctly represents a topographicsurvey performed by me or under my direction.__________________________________________Marc D. Dakos, LS 8769 (Date)PVC PIPE UTILITY STUB / RISERPVC2) UTILITIES SHOWN ON THIS MAP ARE ON BASED VISIBLEIMPROVEMENTS AND CLEARLY DEFINED PAINT MARKINGSMADE BY OTHERS EXISTING AT THE TIME OF THE FIELD SURVEY.APPARENT TYPES AND SIZES OF UTILITIES MAY BE INDICATEDBUT MUST BE VERIFIED BY THE APPROPRIATE UTILITY COMPANY.OTHER UTILITY SERVICES MAY EXIST THAT ARE NOT SHOWN.1) TREE SIZES AND SPECIES ARE APPROXIMATE AND SHOULDBE VERIFIED AND/OR DETERMINED BY A CERTIFIED ARBORIST.3) EASEMENTS, OFFERS, LICENSES, RIGHTS, RESTRICTIONSAND/OR INTERESTS AFFECTING THIS PROPERTY MAY EXIST BUTMAY NOT BE SHOWN ON THIS MAP.GENERAL NOTES:LOTS 1-8, TRACT 2522, CITY OF ATASCADERO, COUNTY OF SAN LUISOBISPO, STATE OF CALIFORNIA PER 29/MB/21BOLLARDASPHALT SPOT GRADEAC: xx.xx'GROUND SPOT GRADEG: xx.xx'LIVE OAK (SEE GENERAL NOTE 1)LOFINISH FLOORFFCONCRETE SPOT GRADECONC: xx.xx'TOP OF CURB SPOT GRADETC: xx.xx'TOP OF WALL SPOT GRADETW: xx.xx'WHITE OAK (SEE GENERAL NOTE 1)WOBILLBOARD / SIGNAGEMAIL BOXRED PAINT/FLAG: POSSIBLE ELECTRIC UTILITYEPINE (SEE GENERAL NOTE 1)PITREE (SEE GENERAL NOTE 1)TRFINISH SURFACEFSCORRUGATED METAL PIPECMPPLASTIC PIPEHDPEPAVERS, TILE OR BRICK4) PARCEL LINES SHOWN HEREON DO NOT INDICATE OR IMPLYPARCEL LEGALITY. ADDITIONAL TITLE RESEARCH ANDCERTIFICATE OF COMPLIANCE APPLICATION TO THE LOCALGOVERNING AGENCY MAY BE REQUIRED FOR DETERMINATION.04-08-22NO BOUNDARY DETERMINATION SURVEY WAS PERFORMED.ANY BOUNDARY LINES SHOWN HEREON ARE APPROXIMATEAND INCLUDED AS A COURTESY FOR GENERAL,INFORMATIONAL PURPOSES ONLY.INFORMATIONAL PARCEL LINESUTILITY BOX, VAULT, OR LOCKERRequestedBy:Site:RAKOESALRVUDYOAM
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DOUGSALROIFNISTEOFCTANO. 8769ASDLANTOPOGRAPHIC SURVEYSH22-04022-0401 of1031-161-044/045/046/047/048/049 APN:DATE:Drafter: Project: Job: Sheet:This map was prepared as an instrument of service for the Client at the time of the survey. Copyright, Dakos Land Surveys Inc. All rights reserved. Theinformation shown hereon shall not be used in whole or in part without written authorization. Reproductions and/or use of the information on this mapshould contain the following notice: Topographic survey by Dakos Land Surveys Inc, www.DakosLandSurveys.comApril 2022Morro Ave & Curbaril AveMax ZappasPh (805) 466-24457600 Morro Road, Unit BAtascadero, CA 93422 A. L. 1 2
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ITEM 2
Curbaril Ave. / Morro Rd
USE22-0093 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: SLO County Affordability Standards: November 2022
USE22-0093
20
Affordable Housing Standards
SAN LUIS OBISPO COUNTY DEPARTMENT OF PLANNING AND BUILDING
County Government Center San Luis Obispo, California 93408 Telephone (805) 781-5600
This bulletin summarizes the county's affordable housing standards including maximum household incomes, home
purchase prices and rents. It applies to new projects in both the Coastal and Inland portions of the County.
Income limits: The state defines family income groups as follows:
Acutely Low is defined by Section 50063.5 as 30% times 15% of county median income adjusted for family
size appropriate for the unit
Extremely Low is defined by Section 50106 as 30% of county median income
Very Low Income is defined by Section 50105 as 50% of county median income
Low Income is defined by Section 50079.5 as 80% of county median income
Moderate Income is defined by Section 50093 as 120% of county median income
Workforce is defined by Title 22 of the County Code as 160% of county median income
The following income limits are effective as of May 13, 2022
Persons in
Household
Acutely Low Extremely
Low
Very Low
Income
Low Income Median
Income
Moderate
Income
Workforce
1 $11,500 $23,000 $38,300 $61,250 $76,450 $91,750 $122,320
2 $13,100 $26,250 $43,800 $70,000 $87,350 $104,850 $139,760
3 $14,750 $29,550 $49,250 $78,750 $98,300 $117,950 $157,280
4 $16,400 $32,800 $54,700 $87,500 $109,200 $131,050 $174,720
5 $17,700 $35,450 $59,100 $94,500 $117,950 $141,550 $188,720
6 $19,000 $38,050 $63,500 $101,500 $126,650 $152,000 $202,640
7 $20,350 $41,910 $67,850 $108,500 $135,400 $162,500 $216,640
8 $21,650 $46,630 $72,250 $115,500 $144,150 $173,000 $230,640
Sample maximum sales prices: (see footnotes)
Unit Size
(Bedrooms)
Acutely Low Extremely
Low Income
Very Low
Income
Low Income Moderate
Income
Workforce
Studio 16,000 $51,000 $97,000 $143,000 $278,000 $385,000
1 21,000 $61,000 $110,000 $166,000 $320,000 $443,000
2 26,000 $71,000 $130,000 $189,000 $362,000 $501,000
3 31,000 $81,000 $147,000 $212,000 $405,000 $558,000
4 35,000 $89,000 $160,000 $231,000 $438,000 $605,000
Note 1: Homeowner association due (HOA) assumption per month is 150.00
Note 2: Mortgage financing assumed at a fixed rate for 30 years (HSH Associates) is 7.08%
Note 3: Prices shown are preliminary estimates and may be revised. Round to the nearest 1000th.
Note 4: Actual sales price limits will be determined by the County on a case-by-case basis.
Updated: 12/1/2022 21
Maximum rents: (see footnotes)
Unit Size
(Bedrooms)
Acutely Low Extremely
Low Income
Very Low
Income
Low Income Moderate
Income
Workforce
Studio $287 $573 $956 $1,147 $2,102 $2,867
1 $328 $655 $1,092 $1,310 $2,402 $3,276
2 $369 $737 $1,229 $1,475 $2,703 $3,686
3 $410 $819 $1,365 $1,638 $3,003 $4,095
4 $442 $885 $1,474 $1,769 $3,244 $4,423
Note 1: The maximum rent limits shown above do not include adjustments for utilities. Refer to the utility allowance bulletin
posted on the website of the Housing Authority of the City of San Luis Obispo.
Note 2: Rent limits are updated when the State issues its annual update to median incomes,
generally in April of each year.
Updated: 12/1/2022 22