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Home My WebLink AboutDRC_2023-09-14_AgendaPacket CITY OF ATASCADERO DESIGN REVIEW COMMITTEE HOW TO SUBMIT PUBLIC COMMENT: To provide written public comment, please email comments to: drc- comments@atascadero.org by 5:00 p.m. the day before the meeting. Email 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. 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. https://us02web.zoom.us/j/81712225756 AMERICAN DISABILITY ACT ACCOMMODATIONS: 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/agendas. 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. http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Thursday, September 14, 2023 2:00 P.M. City Hall 6500 Palma Avenue Atascadero, California CALL TO ORDER Roll Call: Chairperson Susan Funk Committee Member Mark Dariz Committee Member Emily Baranek Committee Member Dennis Schmidt Committee Member Jeff van den Eikhof APPROVAL OF AGENDA PUBLIC COMMENT COMMITTEE BUSINESS Election of Vice Chairperson for the DRC CONSENT CALENDAR 1. APPROVAL OF THE AUGUST 10, 2023 DRAFT MINUTES DEVELOPMENT PROJECT REVIEW 2. 7740 MIRA FLORES FENCE The proposed project includes a request to build a 6 ft. wooden fence and legalize an existing 6 ft. fence at 7740 Mira Flores on APN 031-104-025. City of Atascadero Design Review Committee Agenda Regular Meeting September 14, 2023 Page 2 of 2 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website Recommendation: Staff requests the DRC review and make design recommendations for the proposed project. (PRE23-0055) 3. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A NEW MIXED-USE DEVELOPMENT AT DOVE CREEK The proposed project includes a request for a mixed-use development containing commercial spaces, food court, short-term rentals, and residential units on APN 045-331-014. Recommendation: Staff requests the DRC review and make design recommendations for the proposed project. (DEV23-0079) COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for Thursday, September 28, 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 8/10/2023 Page 1 of 4 ITEM NUMBER: 1 DATE: 9-14-23 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Thursday, August 10, 2023 – 2:00 P.M. City Hall, Room 306 6500 Palma Avenue, Atascadero, CA 93422 CALL TO ORDER – 2:00 p.m. Committee Member van den Eikhof called the meeting to order at 2:07 p.m. Committee Member Dariz stated that he would chair the meeting in Susan’s absence. ROLL CALL Present: Committee Member Emily Baranek Committee Member Jeff van den Eikhof Committee Member Dennis Schmidt Committee Member Mark Dariz Absent: Chairperson Susan Funk (excused) Others Present: Recording Secretary, Annette Manier Staff Present: Phil Dunsmore, Community Development Director Loreli Cappel, Deputy Community Development Director Kelly Gleason, Senior Planner Sam Mountain, Assistant Planner Margo Ezcurra, Planning Intern Others Present: Thom Jess, Arris Studio Architects Olan Kaigel, Architect Heather Howell APPROVAL OF AGENDA MOTION: By Committee Member van den Eikhof and seconded by Committee Member Baranek to approve the Agenda. Motion passed by 4:0 by a roll call vote. (Funk absent) 1 DRC Draft Minutes of 8/10/2023 Page 2 of 4 ITEM NUMBER: 1 DATE: 9-14-23 PUBLIC COMMENT None. Committee Member Dariz closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF THE MAY 25, 2023 DRAFT MINUTES MOTION: By Committee Member Schmidt and seconded by Committee Member van den Eikhof to approve the Consent Calendar. Motion passed 4:0 by a roll call vote. (Funk absent) DEVELOPMENT PROJECT REVIEW 2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF 2 RESIDENTIAL DUPLEXES WITH 4 UNITS TOTAL AT 6350 MARCHANT AVE. The proposed project includes a request to review 2 residential duplexes with 4 units total on APN: 030-292-048. Recommendation: Staff requests the DRC review and make design recommendations for the proposed project. (PRE23-0049). Planner Mountain presented the staff report, answered questions from the Committee. Director Dunsmore and Planner Gleason answered questions in regards to minor frontage improvements. PUBLIC COMMENT The following members of the public spoke during public comment: Olan Kaigel. Acting Chairperson Dariz closed the Public Comment period. MOTION: By Committee Member van den Eikhof and seconded by Committee Member Baranek to endorse the project design as recommended by staff with the following modifications: • Include a differing lower sill profile to the windows (different from side and top). Motion passed 4:0 by a roll call vote. (Funk absent) Planner Mountain stated that this project may move forward and submit building permits. 2 DRC Draft Minutes of 8/10/2023 Page 3 of 4 ITEM NUMBER: 1 DATE: 9-14-23 3. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A NEW EXTENDED STAY HOTEL WITH SITE AMENITIES AT 3600 EL CAMINO REAL The proposed project includes a request to review design of a 4-story, 107-room extended stay hotel with site amenities and an expanded parking lot on a site with an existing hotel on APN 049-211-059. Recommendation: Staff requests the DRC review and make design recommendations for the proposed project. (USE23-0074) Planner Gleason presented the staff report, and she and Director Dunsmore answered questions from the Committee. PUBLIC COMMENT The following members of the public spoke during public comment: Thom Jess (who provided a presentation as Exhibit A), and Heather Howell. Acting Chairperson Dariz closed the Public Comment period. MOTION: By Committee Member van den Eikhof and seconded by Committee Member Baranek to endorse the design as recommended by staff with the following modifications: • Eliminate design condition #1 & 2 • While a full porte cochere is not required, the feature shall be made more prominent. • Modify design condition 5 to focus trellis and awning shade elements on the western side. • Recommendation to approve the height waiver request. • Recommendation to approved the parking reduction request. Motion passed 4:0 by a roll call vote. (Funk absent) Planner Gleason stated that this project may move forward to Planning Commission and City Council. If Council approves this, a covenant that runs with the land will be recorded that this project will not turn into a residential project. Acting Chairperson Dariz adjourned the meeting at 3:40 p.m. for a break. Acting Chairperson Dariz called the meeting back to order at 3:45 p.m. with all present. 3 DRC Draft Minutes of 8/10/2023 Page 4 of 4 ITEM NUMBER: 1 DATE: 9-14-23 4. DESIGN REVIEW OF OBJECTIVE DESIGN STANDARDS The proposed project includes a request to review the City’s proposed Objective Design Standards which will provide clearer standards for property owners and builders to streamline multi-family and mixed-use development. Recommendation: Staff requests the DRC review and make design recommendations for the proposed project. (CPP21-0053) Director Dunsmore presented the staff report, answered questions from the Committee. He explained that this applies just for multi-family and mixed-use projects, and will serve as objective development standards, consistent with State law. The Committee discussed and recommended the Objective Design Standards as proposed with the following additional items to be included in the draft for Planning Commission and City Council review: • Outdoor decks above 1st floor – have additional setbacks (setback @ height). • Upper story setback @ transition zones should be measured based on height rather than story. • Instead of dictated 3” window inset, specify that all windows should be installed as interior flush to provide flexibility and cost-effective exterior wall construction while still achieving desired effect. This item will move forward to the Planning Commission and then City Council for final approval. The intent of this is to streamline the process for developers. PUBLIC COMMENT None COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTOR’S REPORT Director Dunsmore stated that the next meeting is scheduled for September 14, 2023, and gave an update on a new project for the Dove Creek site, the General Plan Update, and CEQA Thresholds. ADJOURNMENT– 4:53 p.m. The next regular meeting of the DRC is scheduled for Thursday, September 14, 2023. MINUTES PREPARED BY: _________________________________________________ Annette Manier, Recording Secretary, Administrative Assistant The following Exhibit is available in the Community Development Department: Exhibit A – Presentation from Thom Jess 4 ITEM 2 Mira Flores Fence Height Exception PRE23-0055 / Ahart 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 Mira Flores Fence Height Exception MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 9/14/23 Sam Mountain Assistant Planner Michael Ahart PRE23-0055 RECOMMENDATION Staff Recommends to the DRC: Approve the request for an exception to the front and side setback fencing requirements to allow a solid fence of six feet in height and legalize a side and double-frontage rear fence of six feet in height within the setback areas, based on findings and subject to Conditions of Approval. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 7740 Mira Flores Avenue Single Family Residential Y (SFR-Y) Limited Single Family-Y (LSF-Y) 031-104-025 0.41 acres PROJECT DESCRIPTION The applicant is seeking an exemption to front setback fencing requirements in order to construct a 6ft front privacy fence in the front setback area along Mira Flores, to legalize an existing 6ft side privacy fence which encroaches into the Mira Flores front setback, and to legalize an existing 6ft fence within the double frontage front setback along Santa Lucia. 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 CEQA # ____________ Certified: _________ ☒ Cat. Exemption Class ____3_______ CEQA Guidelines § 15303 ☐ No Project - § 15268 Ministerial Project 5 ITEM 2 Mira Flores Fence Height Exception PRE 23-0055 / Ahart Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Project Description / Summary The subject property is a double-frontage lot, with primary frontage on Mira Flores Road and secondary frontage on Santa Lucia Road, in the LSF-Y zone. The applicant recently completed construction of an ADU on the property, however, they have privacy concerns due to the unique topography of the property and unique road frontage conditions.. Mira Flores Avenue parallels Santa Lucia and currently dead ends just past the subject property. This segment of the street serves 7 primary homes and the newly constructed ADU. This property is located toward the end of the constructed portion of Mira Flores. Therefore, the applicant is proposing to construct a 6-foot solid wooden fence within the primary front setback of their property (Mira Flores frontage). The proposed fence would run near their property line while still allowing access to a neighboring property at 7850 Mira Flores. Additionally, this property has an existing 6-foot fence which runs alongside the side property line and the ‘rear’ property line abutting Santa Lucia Road. The section of this fence along the side property line encroaches approximately 15 feet into the primary/front setback area and is currently 6 feet tall throughout its length. The section of this fence along the secondary/rear frontage, abutting Santa Lucia Road, is also currently 6 feet tall throughout its length. ANALYSIS: Because the parcel is adjacent to both the Mira Flores and Santa Lucia street frontages, front setback fencing standards apply to any fencing that exceeds 4 feet within the designated setback areas. Based on Atascadero Municipal Code standards, the front setback from Mira Flores is 25 feet and the setback from Santa Lucia is 12.5 feet. Fencing and Screening Standards Atascadero Municipal Code 9-4.128 (c)(i) states that “[f]encing within a required primary, secondary, or corner street setback can be a maximum of four (4) feet in height.” The Municipal Code allows the Design Review Committee to grant an exemption to the front setback fencing requirement to a maximum of six (6) feet in height if the proposed and existing fences are consistent with the neighborhood character and do not impair site distance for vehicular traffic. The portion of Santa Lucia abutting the rear fence is fairly straight, and the fence is set back from the street roughly 15 feet (see Attachment 3). The proposed front fence lies at the end of the constructed portion of Mira Flores and does not obstruct the view between any existing driveway and the street. Staff have no concerns about vehicular sight distance being impaired by the existing or proposed fences. 6 ITEM 2 Mira Flores Fence Height Exception PRE 23-0055 / Ahart Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Design Both existing fences are residential “dog-ear” wooden board fences in a natural color. The applicant proposes to construct the new fence to match their existing fences as closely as possible. The new fence will be approximately 50 feet long and will follow the existing grade and slope, terminating near the edge of the property’s drivewa y. Neighboring property frontages generally have similar wooden board fencing at the same height. Existing fence Proposed fence 7 ITEM 2 Mira Flores Fence Height Exception PRE23-0055 / Ahart 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 Findings The Design Review Committee (DRC) may grant an exemption to the front setback fencing height if they find that the new and existing fences are both consistent with the neighborhood character and do not impair site distance for vehicular traffic. DRC DISCUSSION ITEMS: 1. Fence design 2. Neighborhood compatibility ATTACHMENTS: Attachment 1: DRC Action Form Attachment 2: Aerial View Attachment 3: Site Photos 8 ITEM 2 Mira Flores Fence Height Exception PRE23-0055 / Ahart ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Attachment 1: DRC Action Form PRE 23-0055 CITY OF ATASCADERO Community Development Department 6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org DRC Action Form Project #: PRE23-0055 Project Title: Mira Flores Fence Height Exception Planner/ Project Manager: Sam Mountain, Assistant Planner DRC Review Date(s): 9/14/23 Final Action: DRC  PC  CC 1. Conditions & Recommendations: 2. Fences shall not be moved to another location within the front setback without DRC approval. 3. Proposed Mira Flores frontage fence shall be located entirely on the property and not encroach into City right-of-way. 4. Maximum fence height shall not exceed six feet. 5. Fences shall be maintained in good order. Required repairs shall be made to the fence s in a timely order. 6. Should it be determined by the City Engineer at a later date that there become sight -distance issues due to changes in the road or adjacent property development, the fencing shall be removed or lowered to comply with Municipal Code standards to an extent that resolves the sight-distance concern. 9 ITEM 2 Mira Flores Fence Height Exception PRE 23-0055 / Ahart Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Aerial View PRE 23-0055 Existing fence Proposed fence 10 ITEM 2 Mira Flores Fence Height Exception PRE23-0055 / Ahart ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Attachment 3: Site Photos PRE 23-0055 Existing Side Fence 11 ITEM 2 Mira Flores Fence Height Exception PRE23-0055 / Ahart 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 Existing Rear Fence 12 ITEM 2 Mira Flores Fence Height Exception PRE 23-0055 / Ahart Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Proposed Primary/Front Fence 13 ITEM 2 Mira Flores Fence Height Exception PRE23-0055 / Ahart 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 Neighboring Property Fencing 14 ITEM NUMBER: 3 DATE: 9/14/23 Atascadero Design Review Committee Staff Report – Community Development Department Dove Creek Commercial Development MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 9/14/23 Kelly Gleason Montage Development DEV23-0079 PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 11600/11700 El Camino Real Mixed-Use / Planned Development (MU/PD) Commercial Retail / Planned Development 24 (CR/PD24) 045-331-014 Approximately 5.2 acres RECOMMENDATION Staff Requests the Design Review Committee: 1. Review preliminary design concept for a mixed-use development on a vacant commercial lot within the Dove Creek Development. PROJECT DESCRIPTION The applicants are proposing a mixed commercial and residential project at the vacant corner property within the Dove Creek neighborhood. The proposed concept includes multi-family residential buildings fronting Bliss and Cashin Streets with short-term lodging and an indoor/outdoor commercial market. 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 ☒ Undetermined – Analysis required 15 ITEM NUMBER: 3 DATE: 9/14/23 DISCUSSION: Project History: The Dove Creek project was originally approved with a General Plan Amendment in 2004 as a mixed-use project and included 279 residential units and a 5 -acre commercial parcel to replace a 63-acre commercially zoned property that was previously envisioned for a regional commercial center. The resulting 5-acre commercial parcel was approved to be developed with a 60,000 square foot neighborhood commercial center and was later amended to allow for the construction of a hardware/nursery store with an outdoor sales yard and large parking lot (Tractor Supply). The commercial parcel has rema ined vacant since the completion of the residential units. The commercial corner site is located within the Commercial Retail zoning district and within the PD12 overlay zone. The 5-acre parcel is all that remains of the former 63 -acre commercial area that was rezoned as part of the Dove Creek Mixed-Use project. The Commercial retail zone allows for a mixed-use development to provide residential units above the ground floor with up to 24 units per acre, however ground floor residential may be allowed within the Planned Development and based on the Mixed- Use General Plan designation. The maximum base density of the site would yield 125 market rate units on the existing vacant 5.2-acre commercial site, in addition to a large variety of commercial uses. The site is identified in the housing sites inventory in the previous and current Housing Element and therefore assumed at least 50 residential units in addition to the 279 units already in Dove Creek. However, the PD12 overlay zone sets a maximum residential density of the entire Dove Creek project to 200 base density units and 79 bonus units for a total of 279 residential units, consistent with the previous environmental analysis for the project site. A proposal for a mixed residential and commercial developm ent was received in 2019. That project contained 80 residential units, a hotel, and 37,000 square -feet of commercial tenant space. The DRC reviewed and commented on the project design, however, the applicant did not move that project forward. The applicants of the current proposal have submitted a smaller-scale project that includes residential and commercial uses. As the site has a General plan Designation of Mixed-Use, and as a custom Planned Development Overlay Zone exists on the site, no amendment to the General Plan Land Use map or an amendment to the zoning map is being requested. A mix of residential and commercial uses could be allowed with an amendment to the Master Plan of Development. Analysis The current proposal includes a mix of residential and commercial uses with shared surface parking throughout the site. The plan includes: • 71 residential units (mix of 1- and 2-bedroom condominium units) • 22 short-term rental units • 18,400 square-feet of commercial tenant space with a 12,400 square-foot outdoor market plaza and gathering space • 179 parking spaces 16 ITEM NUMBER: 3 DATE: 9/14/23 The concept site design includes 2-story ground floor residential along Bliss and Cashin Streets and a 3-story residential building along the Santa Barbara frontage. The short- term rentals are located toward the center of the site and include amenities for both the short-term guests and surrounding project residents. There is additional space in this central building for expanded commercial uses. The commercial market space is located along the El Camino Real frontage. A pedestrian pathway is envisioned from the interior Dove Creek traffic circle to the commercial market to provide a connection to the existing neighborhood. Decorative pavement is used to accent amenity spaces, which includes a portion of the vehicular circulation area to allow for closure and expansion of temporary outdoor commercial activities. Residential Portion: The concept design includes residential units lining Bliss and Cashin streets. These units are proposed to be 2-stories in height and setback a minimum of 20-feet from the back of existing sidewalk. The units are designed to face both Cashin and Bliss Streets as well as the interior of the project with parking accommodated in the shared surface lots. The applicants are proposing a simple farmhouse inspired theme with gable roof forms and earth toned colors. The 3 -story residential building along Santa Barbara Road would include similar elements with material and color enhancements to further break up the massing. Private residential garages are provided for these units and will face interior to the development site. 17 ITEM NUMBER: 3 DATE: 9/14/23 Commercial Portion: The commercial portion of the site includes an outdoor commercial market and short - term stay units. Cargo containers are proposed to be utilized to construct the commercial spaces in a similar fashion to the Ancient Owl beer garden in downtown Atascadero.. Staff has expressed concerns that the cargo containers may not present a significantly character defining theme for a location that is at the gateway to the City. The cargo containers are more appropriate in a dense urban setting. The applicant is working on a revised scheme that includes more standard construction materials with an agrarian, or farmhouse/barn theme as an alternative. Both iterations are proposed to be a combination of one and two story for variety in height and expanded upper floor use areas. The tenant spaces will surround a courtyard that will provide seating and shared commercial amenity areas. The central short-term rental building will have commercial oriented uses on the ground floor facing the commercial market court. Additional ground floor uses include quazi - commercial guest serving uses such as a gym, conference rooms, or other similar uses. These uses would be shared with the surrounding development residents. The project concept also includes a pedestrian paseo that acts as a connector between the project and existing dove creek Neighborhood. The paseo is envisioned to be an amenity space with a pedestrian focus that will also have opportunities for outdoor use areas adjacent to the short-term stay units. Staff is also recommending a pedestrian connection from El Camino Real onto the site to encourage surrounding neighborhood connections and easy access for people coming from Paloma Park. 18 ITEM NUMBER: 3 DATE: 9/14/23 The site is below the grade level of the intersection at Santa Barbara Rd and El Camino Real. Staff and the applicant have discussed relocating the main commercial marketplace toward the intersection for visibility and to create a greater presence at the intersection. Because the site is approximately 10-15-feet below grade level at this location, the buildings would need to be made more prominent to achieve this goal and pedestrian connections form the neighborhood and El Camino Real sidewalk would be diminished. In lieu of a more prominent building at the intersection, staff and the applicant have discussed a corner treatment at the site edge as discussed below. Neighborhood Character: During previous iterations of design proposals for this site, a key concern shared by surrounding residents has been neighborhood character and mass/scale. Previous proposals include 3 and 4 story buildings and an elevated commercial podium with underground parking. The previous proposal was too substantial for this semi-rural site. This current application proposes 2-story units fronting Bliss and Cashin Streets, at the interface between the project and the existing residential neighborhood. The conceptual plan shows the residential buildings setback a minimum of 20 -feet from the back of sidewalk. Existing residential units adjacent to this project site are 2-story units with side and rear yards facing the project site. A 3-story residential building is located along Santa Barbara Rd which is setback a minimum of 25-feet from Bliss Street and 20-feet from Santa Barbara Rd. There is also a 3-story short-term rental hotel toward the center of the project. 19 ITEM NUMBER: 3 DATE: 9/14/23 Parking The concept plan provides 179 parking spaces throughout th e site. A majority of the spaces are share surface parking spaces located internal to the site adjacent to the residential units and commercial uses. The 3-story residential building is designed with private garages on the ground floor. Based on assumed us es of the commercial marketplace, a total of 179 spaces is required. The applicant is proposing to meet the full parking requirement on-site at this time however, as commercial uses are not known at this time, staff is supporting a shared parking allowance as allowed by code to accommodate a variety retail and restaurant uses in the commercial tenant spaces and allow flexibility over time. South Gateway The Dove Creek commercial site is located at the south end of town at the “entry” to the City. The site provides an opportunity to provide a gateway into the City and create a sense of place through landscape, building, and site design. The site is recessed approximately 10-feet from the El Camino Real and Santa Barbara intersection with the sidewalk level to the site grades as you approach Cashin and Bliss Streets. The current site concept locates the commercial market along El Camino Real approximately where the on-site grade is level with the sidewalk. Parking areas are located toward the ECR and Santa Barbara intersection as well as along Cashin Street. There is a proposed service and delivery drive located between the commercial market and El Camino Real with an approximately 10 -foot landscape buffer between the sidewalk and the service drive. The concept plan shows space for ample landscape at the ECR / Santa Barbara intersection, however, grading details for this portion of the site are not yet known and the existing slope may limit the size and/or density of plants. Conclusion: The Dove Creek commercial corner provides a key opportunity for placemaking as the south entry into the City and opportunity to provide goods and services to surrounding residential neighborhoods. The applicant is looking for direction on the design concept and will incorporate recommendations as they move forward through the process. DRC DISCUSSION ITEMS: Staff has identified the following design discussion topics and recommendations for DRC input: 1. Gateway Elements a. Location of commercial marketplace relative to the intersection b. Gateway landscaping/signage 2. Commercial Market Design Concept a. Overall design theme (shipping containers vs. agrarian and farmhouse (rural agricultural design theme) construction materials) b. Height/massing c. Courtyard design features 3. Pedestrian Connections a. Dove Creek Neighborhood paseo b. Connections from ECR 4. Neighborhood Compatibility a. Height and scale of residential buildings 20 ITEM NUMBER: 3 DATE: 9/14/23 ATTACHMENTS: 1. DRC notice of Action 2. Dove Creek Commercial Concept Design Package 21 CITY OF ATASCADERO Community Development Department 6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org DRC Action Form Project #: DEV23-0079 Project Title: Dove Creek commercial Corner Planner/ Project Manager: Kelly Gleason DRC Review Date(s): September 14, 2023 Final Action:  DRC  PC  CC Conditions & Recommendations: 1. Commercial marketplace buildings shall incorporate an agrarian/farmhouse design theme. The marketplace area shall include one and two-story elements. Tenant spaces shall be arranged around a central courtyard. 2. Landscaping of varying height shall be provided between the existing internal dove creek streets and the proposed residential buildings. 3. The pedestrian paseo and convertible parking area shall include a decorative pavement material such as pavers or colored and stamped concrete. 4. The landscape plan shall incorporate elevated landscape design features at the corner of El Camino Real and Santa Barbara Road. 5. A pedestrian link between El Camino Real sidewalk and the project shall be provided. The pathway shall be designed to maintain pedestrians on a level surface and shall include landscaping and design features that highlight the connection from El Camino Real. 6. A reduced parking allowance is supported to ensure flexibility of commercial uses within the development. 22 DateJULY 17, 2023 Atascadero, CASheetScaleDove CreekMixed-UseA1.0 DOVE CREEK MIXED-USEEL CAMINO REAL & SANTA BARBARA STREETATASCADERO23 DateJULY 17, 2023Atascadero, CASheetScaleDove CreekMixed-UseA1.0 PROJECT DATAADDRESS:11600 - 11700 EL CAMINO REALAPN:045-331-014SITE AREA:+/- 5.2 ACRESZONING:CR/PD24 (COMMERCIAL RETAIL / PD 24)USE:EXISTING USE:VACANTPROPOSED USE:MIXED-USE (COMMERCIAL & RESIDENTIAL)BUILDING AREA:COMMERCIAL FLOOR AREA:18,400 SFRESIDENTIAL FLOOR AREA:71,000 SFSHORT TERM RENTAL FLOOR AREA:19,000 SF AMENITY FLOOR AREA:6,000 SFTOTAL BUILDING AREA:114,400 SFFARMER'S MARKET AREA:7,200 SFPASEO / PEDESTRIAN AREA:12,400 SFNUMBER OF SHORT TERM RENTALS:1 BEDROOM UNITS:18 UNITS 2 BEDROOM UNITS:4 UNITSTOTAL UNITS:22 UNITSNUMBER OF RESIDENTIAL CONDOMINIUMS:1 BEDROOM UNITS:24 UNITS 2 BEDROOM UNITS:47 UNITSTOTAL UNITS:71 UNITSNUMBER OF STORIES PROPOSED:2 & 3 STORIESBUILDING HEIGHT ALLOWED:35 FEETBUILDING HEIGHT PROPOSED:35 FEETPARKING REQUIRED:COMMERCIAL SPACE:62 SPACES(18,400 SF @ 1 SPACE/300 SF)SHORT TERM RENTALS:22 SPACES(22 UNITS @ 1 SPACE/UNIT)1-BEDROOM APARTMENTS:24 SPACES(24 UNITS @ 1 SPACE/UNIT)2-BEDROOM APARTMENTS:71 SPACES(47 UNITS @ 1.5 SPACES/UNIT)TOTAL REQUIRED:179 SPACESPARKING PROVIDED:SURFACE SPACES:163 SPACES GARAGE SPACES:16 SPACESTOTAL PROVIDED:179 SPACESSITE THIS PROPOSED MIXED-USE PROJECT WILL ACTIVATE A LONG VACANT PARCEL ON THESOUTH SIDE OF ATASCADERO AND CREATE A VIBRANT COMMERCIAL SPACE FOR THENEARBY RESIDENTS PLUS PRIVATE MUCH NEEDED HOUSING.THE PROJECT WILL INCLUDE A BEER/WINE/DINING HUB UTILIZING SHIPPING CONTAINERSARRANGED TO FORM A SERIES OF SHADED OUTDOOR DINING AREAS. THESE AREAS WILL BELOCATED NEAR EL CAMINO REAL. A WIDE, LANDSCAPED, PEDESTRIAN PATH WITH PLAZASWILL LINK THIS AREA WITH THE ADJACENT DOVE CREEK RESIDENTIAL NEIGHBORHOOD. INADDITION, THERE WILL BE GROUND FLOOR RETAIL SPACES IN THE CENTER BUILDING THATWILL ENHANCE THE COMMERCIAL EXPERIENCE. THE DRIVE AISLE SEPARATING THESE TWOELEMENTS CAN BE CLOSED OFF TO TRAFFIC ALLOWING FOR TEMPORARY OUTDOORFARMER'S MARKETS, CRAFT FAIRS, OR SIMILAR EVENTS.THE CENTER BUILDING ALSO CONTAINS SHORT TERM RENTALS. THESE WILL FUNCTIONSIMILAR TO A HOTEL AND PROVIDE A SPACE FOR VISITORS TO STAY AND ENJOY THIS PARTOF ATASCADERO AND THE SURROUNDING AREAS.THE PROPOSED DEVELOPMENT TRANSITIONS DOWN IN SCALE AND FROM COMMERCIAL TORESIDENTIAL ALONG CASHIN & BLISS STREETS TO FORM A BUFFER BETWEEN THECOMMERCIAL PORTION AND THE ADJACENT RESIDENTIAL NEIGHBORHOOD.THE ACTUAL BUILDINGS HAVE NOT BEEN DESIGNED YET. INSPIRATION IMAGES HAVE BEENPROVIDED TO START THE DESIGN LANGUAGE DIALOGUE AND GIVE A GENERAL LOOK ANDFEEL TO THE CONCEPT.NORTHARCHITECTARRIS STUDIO ARCHITECTS1327 ARCHER STREET, SUITE 220SAN LUIS OBISPO, CA 93401ATTN: THOM JESSPHONE: (805) 547-2240EMAIL: TJESS@ARRIS-STUDIO.COMA1.0COVER SHEETA1.1PROJECT DATAA2.0ARCHITECTURAL SITE PLANA3.0ENLARGED PLAN - CONTAINER MARKET PORTIONA3.1ENLARGED PLAN - MIXED-USE PORTIONA3.2ENLARGED PLAN - RESIDENTIAL PORTION PROJECT DESCRIPTIONPROJECT DIRECTORYDEVELOPERMONTAGE DEVELOPMENT, INC123945 CALABASAS ROAD, SUITE 207CALABASAS, CA 91302ATTN: STEPHEN ROSSPHONE: (818) 501-1800EMAIL: SROSS@MONTAGEDEV.COM SHEET DIRECTORYVICINITY MAPDOVE CREEK MIXED-USEEL CAMINO REAL & SANTA BARBARA STREETATASCADERO24 1218218131114291612 16CASHIN STREETEL C A M I N O R E A LSANTA BARBARA ROADBLISS STREET TRASHTRASHBLDG 3(3 STORIES)BLDG 4(2 STORIES)BLDG 5(2 STORIES)BLDG 6(2 STORIES)BLDG 1(1 STORY)BLDG 2(3 STORIES)FARMER'SMARKET AREAPARKING FOR COMMERCIALPORTION DIRECTLY ADJACENTTO ENTRYAREA IN FRONT OF BUILDING 1TO HAVE DECORATIVEPAVING AND CAN BE CLOSEDOFF FOR FARMER'S MARKETSOR OTHER EVENTSSERVICE ROAD BEHINDBUILDING 1PEDESTRIAN CONNECTIONTHROUGH SITE TO ADJACENTRESIDENTIALSHARED AMENITY SPACES(LOBBY/LOUNGE/FITNESS/ETC)SHARED PARKING FORRESIDENTIAL ANDCOMMERCIAL USESSHIPPING CONTAINERMARKETPLACE 2-STORY RESIDENTIAL APARTMENTBUILDINGS FRONTING CASHIN &BLISS STREETS DRIVEWAY ENTRANCE ONBLISS STREET 3-STORY RESIDENTIAL APARTMENTBUILDING W/ PRIVATE GARAGESON GROUND FLOOR DRIVEWAY ENTRANCE ONCASHIN STREET 3-STORY MIXED-USE BUILDING W/COMMERCIAL SPACE, RESIDENTIALAMENITIES AND SHORT TERMVACATION RENTAL UNITS 20'20'20' 20'25'26'26'DateJULY 17, 2023Atascadero, CASheetScaleDove CreekMixed-UseA2.01" = 60'-0"ACTUALNORTH0 3060SCHEMATIC SITE PLAN (FIRST FLOOR)PROJECTNORTH25 812 ROOFEDCENTRALCOURTYARD SECONDARYCOURTYARDS SER V I C E & D E L I V E R Y R O A D OUTDOORDINING PEDESTRIANCONNECTIONFARMER'S MARKET AREATHAT CAN BE CLOSEDOFF TO TRAFFIC RETAILRETAIL /RESTAURANTSRESTROOMSPARKING PARKINGWIDE SIDEWALKS PUBLICPLAZA ALONGPEDESTRIAN PATH STAGEDateJULY 17, 2023Atascadero, CASheetScaleDove CreekMixed-UseA3.0 ACTIVE OUTDOOR SPACES W/ ACCENT LIGHTINGCRAFT BEERS, WINES & CIDERSLANDSCAPING AND WIDE BALCONIESSHIPPING CONTAINERSWITH FUN GRAPHICSLARGE ROOFED CENTRAL COURT FOR DINING & ENTERTAINMENTCOMMERCIAL CORE DINING & ENTERTAINMENT26 81412 PEDESTRIANCONNECTIONFARMER'S MARKET AREATHAT CAN BE CLOSEDOFF TO TRAFFIC RETAILRETAIL /RESTAURANTSWIDE S I D E W A L K S PUBLICPLAZA ALONGPEDESTRIAN PATH BLDG 2(3 STORIES)SHORT TERM RENTALS WITHSHARED AMENITY SPACES PEDESTRIANCONNECTIONDateJULY 17, 2023Atascadero, CASheetScaleDove CreekMixed-UseA3.1 GROUND FLOOR COMMON AREA FORRESIDENTS & SHORT TERM RENTAL GUESTSPLAZA AREAS ALONG PEDESTRIAN CONNECTION3-STORY MIXED-USE BUILDING IN CENTER OF PROJECT SITEFARMER'S MARKET AREAWIDE PEDESTRIAN FRIENDLY WALKWAYSMIXED-USE BUILING AND CENTRAL OUTDOOR AREAS27 131114 16PUBLICPLAZA ALONGPEDESTRIAN PATH BLDG 2(3 STORIES)BLDG 4(2 STORIES)BLDG 3(3 STORIES)3-STORY RESIDENTIAL APARTMENT BUILDING W/PRIVATE GARAGES ON GROUND FLOOR 2-STORY RESIDENTIALAPARTMENT BUILDINGSFRONTING CASHIN & BLISSSTREETS STREETSSHORT TERM RENTALS WITHSHARED AMENITY SPACES PEDESTRIANCONNECTIONBLISS STREET PEDESTRIANCONNECTIONDateJULY 17, 2023Atascadero, CASheetScaleDove CreekMixed-UseA3.2 2-STORY RESIDENTIAL ATCASHIN & BLISS STREETSRESIDENTIAL BUILDINGS AT PERIMETER OF PROJECT SITEPRIVATE GARAGES3-STORY RESIDENTIAL BUILDING AT SANTA BARBARA STPEDESTRIAN LINK TOADJACENT RESIDENTIAL28