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HomeMy WebLinkAboutDRC_2024-01-11_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, January 11, 2024 2:00 P.M. City Hall 6500 Palma Avenue Atascadero, California CALL TO ORDER Roll Call: Chairperson Susan Funk Vice Chairperson Mark Dariz 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 SEPTEMBER 14, 2023 DRAFT MINUTES 2. APPROVAL OF THE 2024 MEETING SCHEDULE DEVELOPMENT PROJECT REVIEW 3. 5730 EL CAMINO REAL The proposed project includes a request to construct one (1) 3-story mixed-use building with a total of eight (8) dwelling units and ground floor commercial uses and one (1) 3-story mixed-use building with an upper story ADU and ground floor commercial use on APN 031-181-055. The project will be constructed in accordance with California Density Bonus Law and will be eligible for a maximum three development concessions. City of Atascadero Design Review Committee Agenda Regular Meeting January 11, 2024 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. (PRE23-0109) COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for Thursday, January 25, 2024, 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 9/14/2023 Page 1 of 6 ITEM NUMBER: 1 DATE: 1-11-24 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Thursday, September 14, 2023 – 2:00 P.M. City Hall, Room 306 (and virtual) 6500 Palma Avenue, Atascadero, CA 93422 CALL TO ORDER – 2:00 p.m. Chairperson Funk called the meeting to order at 2:04 p.m. ROLL CALL Present: Chairperson Susan Funk Committee Member Emily Baranek Committee Member Jeff van den Eikhof Committee Member Dennis Schmidt Committee Member Mark Dariz Absent: None Others Present: Recording Secretary, Annette Manier Staff Present: Phil Dunsmore, Community Development Director Nick DeBar, Public Works Director/City Engineer IT Director, Luke Knight Kelly Gleason, Senior Planner Sam Mountain, Assistant Planner Margo Ezcurra, Planning Intern Others Present: Steve Ross, Montage Development Thom Jess, Arris Studio Architects Various members of the public APPROVAL OF AGENDA MOTION: By Committee Member Dariz and seconded by Committee Member Baranek to approve the Agenda. Motion passed by 5:0 by a roll call vote. 1 DRC Draft Minutes of 9/14/2023 Page 2 of 6 ITEM NUMBER: 1 DATE: 1-11-24 PUBLIC COMMENT Frank and Sue were going to speak on Zoom, but cancelled their raised hand. Chairperson Funk closed the Public Comment period. COMMITTEE BUSINESS Election of Vice Chairperson. Committee Member Dariz volunteered to be the Vice Chairperson. MOTION: By Committee Member Dariz and seconded by Committee Member van den Eikhof to elect Committee Member Dariz as Vice Chairperson. Motion passed by 5:0 by a roll call vote. CONSENT CALENDAR 1. APPROVAL OF THE AUGUST 10, 2023 DRAFT MINUTES MOTION: By Committee Member Schmidt and seconded by Committee Member van den Eikhof to approve the Consent Calendar. Motion passed 5:0 by a roll call vote. 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. Recommendation: Staff requests the DRC review and make design recommendations for the proposed project. (PRE23-0055) EX PARTE Chairperson Funk stated that she visited the site today , and briefly met the owner who showed her where the fence would be located. Planner Mountain presented the staff report. Planner Mountain and Director DeBar answered questions from the Committee. Planner Mountain stated that there are no issues with the City Engineer with vehicular sight lines. Director DeBar requested a clarifying condition be added to ensure that the culvert is accessible by Public Works. PUBLIC COMMENT The following members of the public spoke during public comment: Michael Ahart. 2 DRC Draft Minutes of 9/14/2023 Page 3 of 6 ITEM NUMBER: 1 DATE: 1-11-24 Chairperson Funk closed the Public Comment period. MOTION: By Committee Member Schmidt and seconded by Committee Member Dariz to approve the project as amended by staff with the following modification: • If for some reason the fence is damaged or removed, the property owner will need to contact Public Works to meet onsite to rebuild the fence. The fence may be in the City’s road right-of-way. Today’s approval does not constitute this fence being grandfathered in, nor approved in its present location. Motion passed 5:0 by a roll call vote. 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) Planner Gleason presented the staff report, and stated that this project will also be heard by Planning Commission and City Council. DISCLOSURE OF EX PARTE COMMUNICATIONS Chairperson Funk received a campaign donation from someone with a financial interest in the project; however, it does not rise to the level of affecting her participation . She also heard this item prior to DRC at the Council level. She has been part of discussions of various iterations of this project at DRC and City Council. Committee Member Schmidt was present at previous hearings on the Dove Creek project. All other Committee members had no ex parte. Planner Gleason, Director Dunsmore and Director DeBar answered questions from the Committee. PUBLIC COMMENT The following members of the public spoke during public comment: Steve Ross who provided a presentation (Exhibit A), George Wong, Josh Hawley, Madin Moskovich, Pam 3 DRC Draft Minutes of 9/14/2023 Page 4 of 6 ITEM NUMBER: 1 DATE: 1-11-24 Miramonte, Amanda, Nancy Buckley, John Tucker (via Zoom), and Laura Cerpada (via Zoom). Chairperson Funk closed the Public Comment period. Items of Discussion were as follows: ✓ Parking, especially on Cashin and Bliss. ✓ Privacy for residents. ✓ Amenities for kids. ✓ Transient population at night. ✓ Traffic and safety. ✓ Need for grocery store. ✓ Noise (if outdoor venue) and after-hours noise. ✓ Stage & TV’s, restrictions forthcoming. ✓ Condos – low income or affordable housing. ✓ Street lights/safety. ✓ Design considerations to minimize overlook. ✓ Extra wear and tear should not be put on existing Dove Creek roads & parks. ✓ Increased traffic on El Camino Real and Huerto Way. ✓ Crosswalk to El Camino Real to Paloma. ✓ Speed limits. ✓ Phasing/Timeframe for construction. ✓ Absolute – are we mandated to entertain this project? ✓ HOAs and inner access consideration. Director DeBar and Thom Jess answered questions that arose during public comment. Chairperson Funk adjourned the meeting at 4:50 p.m. for a break. Chairperson Funk called the meeting back to order at 4:56 p.m. with all present. Chairperson Funk reopened public comment. PUBLIC COMMENT The following member of the public spoke during public comment: Josh Hawley. Director Dunsmore addressed comments raised during public comment. Chairperson Funk closed the Public Comment period. The Committee made the following recommendations (in red): 1. Location of commercial marketplace relative to the intersection. Committee members were in support of the location, but an option to place the commercial section on the corner was also mentioned by one committee member. 2. Gateway landscaping/signage 4 DRC Draft Minutes of 9/14/2023 Page 5 of 6 ITEM NUMBER: 1 DATE: 1-11-24 Some ideas from Committee members included being in favor of the sign, while some would like to see the larger gateway aspect in conjunction with the corner commercial area. Another idea was to see a nicely landscaped area on the corner. The Committee suggested that more ideas could be brought forward. There is also a concern about graffiti, and that when the designs come in, to take that into consideration. 3. Commercial Market Design Concept – Overall Design Them The Committee supports agrarian and farmhouse (not shipping containers). 4. Height/massing Some ideas from the Committee included being in support of more massing, at the commercial area, but were ok with the current scale. The Committee agreed that there is a need for food (there is no grocery store in walking distance), and the commercial aspect must be neighborhood-serving. 5. Courtyard design features The Committee was in favor of the inner courtyard layout and outdoor covered area. The applicant could find a different layout and be more visible from the road (to highlight the commercial use). There was a concern that it may get too hot during summer. The Committee would like the applicant to take this into consideration when thinking about the shading and ventilation. The Committee also recommended adding outdoor BBQ areas, spaces to be kid sensitive-friendly, and areas for people to sit and have conversation s. Applicant should also be attentive to sight lines at driveways and entries. 6. Pedestrian Connections The Committee recommended that the neighborhood paseo bridge have good site lines, look into adding speed control, and include a shortcut across Cashin. The Committee was in favor of the designed connections to El Camino Real, because this is a plus being next to the bus stop. 7. Neighborhood Compatibility-Height and Scale of residential buildings The Committee agreed that the residential buildings are well-oriented, and the 2- story scale on Cashin is favorable. The Committee recommended that visibility to Bliss be analyzed to encourage taller and denser landscaping for privacy and management of sight lines. MOTION: By Committee Member Dariz and seconded by Committee Member Schmidt to endorse the design as recommended by staff, with the feedback received today, and move the project on to Planning Commission. Motion passed 5:0 by a roll call vote. PUBLIC COMMENT None COMMITTEE MEMBER COMMENTS AND REPORTS None 5 DRC Draft Minutes of 9/14/2023 Page 6 of 6 ITEM NUMBER: 1 DATE: 1-11-24 DIRECTOR’S REPORT Director Dunsmore stated that the next meeting is scheduled for September 28, 2023, but we currently do not have any items ready for that meeting, so it may be cancelled. Director Dunsmore gave an update on upcoming General Plan workshops. ADJOURNMENT– 5:38 p.m. The next regular meeting of the DRC is scheduled for Thursday, September 28, 2023. MINUTES PREPARED BY: _________________________________________________ Annette Manier, Recording Secretary Administrative Assistant The following exhibit is available in the Community Development Department: Presentation by Arris Studio Architects 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 ITEM NUMBER: 2 DATE: 1-11 -24 Design Review Committe 2024 Draft Meeting Schedule Community Development Department MEETING DATES January 11 January 25 February 15 February 29 March 14 March 28 April 11 April 25 May 16 May 30 June 13 June 27 July 11 July 25 August 15 August 29 September 12 September 26 October 10 October 24 November 14 November 28 December 12 Meetings are held on the 2nd and 4th Thursdays of the month at 2:00 p.m. at City Hall, 6500 Palma Ave., Atascadero in Room 306. If the room changes, it will be posted on the agenda. t:\~ design review committee\meeting schedules\2024 meeting schedule.docx 24 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 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 La Moda Downtown Mixed-Use 5730 El Camino Real MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 01/11/2024 Erick Gomez Max Zappas PRE23-0109 RECOMMENDATION Staff Recommends to the DRC: 1. Review the conceptual renderings and provide recommendations for any potential design modifications. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 5730 El Camino Real, Atascadero, CA 93422 Downtown (D) Downtown Commercial (DC) 030-818-055 0.202 acres PROJECT DESCRIPTION A new mixed-use development is proposed on a vacant infill lot at 5730 El Camino Real in the downtown. One (1) main 3-story mixed use building with a total of eight (8) dwelling units and 2,176 square foot ground floor commercial tenant space and one (1) secondary 3-story mixed use building with an upper story ADU and a 438 SF ground floor commercial tenant space is proposed on the site. The project is utilizing State Density Bonus Law and is eligible for three concessions in exchange for the provision of affordable units. 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____32______ CEQA Guidelines § 15332 ☐ No Project - § 15268 Ministerial Project 25 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Project Description / Summary Max Zappas, the applicant, requests design review of a proposed mixed-use development on an infill lot in the downtown. The project site fronts El Camino Real and has access off the City alley in the rear. The proposed project consists of two-buildings with an aggregate footprint of approximately 4,570 square feet (SF) which includes one (1) 2,176 SF commercial tenant space, one (1) 438 SF commercial tenant space, one 960 SF patio area, and a total of nine (9) dwelling units. The project design is based on the historic movie theatre building that once occupied the property. The project qualifies for three (3) concessions consistent with the State Density Bonus program. Requested concessions are discussed below. Site Design and Floor Plan Layout The Project reimagines its predecessor development, the Atascadero Playhouse / La Moda Theatre, as a mixed-use, courtyard style development with two mixed-use buildings that will partially enclose an inner patio. SITE AND FIRST FLOOR PLAN The primary structure will be a three-story building that will include a 2,176 SF of ground floor commercial tenant space fronting El Camino Real and eight (8) apartment units ranging from 546 SF to 1,230 SF. The 546 SF unit will be an accessible unit located on the ground floor behind the commercial space and will not be visible from El Camino Real. A secondary three-story building is located toward the rear of the parcel and will include a 438 SF ground floor commercial tenant space with a second/third story Accessory Dwelling Unit. Access from El Camino Real to the rear building will be via a 5 -foot pathway within the side setback area. A 960 SF patio area will be enclosed by the two structures and be available for use by the future commercial tenants. A trash enclosure with 26 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero decorative gates is proposed near the rear of the parcel and will be served from the alley. A condition has been included that the applicant receive confirmation from Atascadero Waste Alternatives that the proposed enclosure can accommodate trash, recycling, and organic waste, as required. In order to ensure flexibility in potential tenants for the primary commercial space, a condition has been included to include a chase from the ground floor to the roof to accommodate ductwork needed for the installation of restaurant equipment. This condition is not included for the rear building as the commercial space is too small to accommodate a restaurant with full kitchen service. The design provides for the installation of up to two street trees along El Camino Real. Landscape planters will also be placed near entry walkways at the rear of the parcel which will soften the massing of the smaller building and create a visual buffer for the trash enclosure. Eight off-street parking spaces are proposed at the rear of the parcel. Access to the off-street parking will be from Traffic Way via the City alley that runs eastward toward the property. Architecture and Materials The Project reflects an equivalent building typology to the old Atascadero Playhouse with added Art Deco elements that incorporate decorative black and gold metallic and ceramic finishes against an off-white stucco building. As an alternative, the applicant is also exploring replacing the Art Deco themed elements with more traditional accents such as terracotta tile roofing and iron or stucco balcony railings. A condition has been added to allow the Director to approve changes consistent with his alternative design theme should the applicant choose to incorporate these modified elements during project permitting. Image of the Atascadero Playhouse (on the left) compared to the rendering proposed mixed use structure from El Camino Real. The design of the primary building fronting El Camino Real will mirror the historic theatre and will include off white stucco exterior walls with a flat roof at a height of 45’ and a 50’ tower element at the center of the building façade with space for a vertical building name sign (“La Moda”). The design also incorporates a marquee-style awning over the main 27 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero entry with signage space for the primary ground floor commercial tenant. The project provides horizontal variation across the structure by recessing the portions of the walls with accessible residential balconies that include both recessed and projecting elements. The facades are balanced with careful consideration to window, door, and balcony placement. The large aluminum storefront windows facing El Camino Real are scaled appropriately to the building and provide a traditional downtown commercial façade. The secondary structure at the rear of the parcel utilizes materials and finishes consistent with the primary building. Density Bonus and Concessions Based on the 0.203-acre lot size of the subject site the site is permitted up to five (5) base density units. The project includes affordable units which allows the project to qualify for a 50% density bonus (additional 3 units) consistent with State Density Bonus Law. Under this provision, the applicant must provide either two (2) units for low-income occupants or one (1) unit for very low-income occupants. In addition to the density bonus, State Law also requires the City to incentive the provision of affordable units by providing one or more “concessions” to each qualifying project. The concessions can be in the form of reduced or modified zoning standards, approval of mixed-use zoning, and/or other allowances with a direct nexus to cost reduction. Separate from these concessions, the State also provides more lenient parking standards for projects eligible for a Density Bonus. Under State Density Bonus Law, the project would require 11 parking spaces unless a concession is requested. Based on the anticipated provision of two (2) units for low -income occupants or one (1) unit for very low-income occupants, the developer is eligible for three concessions. The following zoning standard concessions have been requested by the applicant and must be granted by the City upon approval of the project unless findings related to specific adverse safety impacts can be made: 1) Allow (8) parking spaces instead of the (11) spaces required by State Law. 2) Allow a 540 SF first floor accessible unit, more than the 500 SF floor area limit identified by City Zoning Regulations for ground floor units in the Downtown. 3) Allow a 50' maximum building height to accommodate the tower feature in excess of the 45' height limit identified by City Zoning Regulations for the Downtown Commercial Zone. The provision of the Density Bonus and concessions described above are not at the discretion of the DRC as they will not result in substantial life safety impacts. They are to be ministerially granted based on the provision of the affordable units and compliance with State Law. In addition to the base and bonus density units an Accessory Dwelling Unit, consistent with State ADU laws and the City ADU ordinance, is incorporated into the project. 28 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DRC Discussion Items • Site Design • Architectural Design and Materials ATTACHMENTS: Attachment 1: Zoning Map Attachment 2: Aerial Photo vacant lot Attachment 3: DRC Action Form Attachment 4: Proposed Preliminary Design Plans 29 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1: Zoning Map PRE 23-0109 Subject Site 5730 El Camino Real 30 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Aerial Photo PRE23-0109 Subject Site 5730 El Camino Real 31 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 3: DRC Action Form PRE23-109 Conditions & Recommendations: 1. Design of the facades and site shall be in substantial conformance with the project plans dated November 9, 2023, by Ten Over Studio. 2. The high-quality materials and design details identified on the preliminary plans shall be implemented during construction. Changes to materials / colors (such as roof tile and balcony materials and colors) determined to be minor by the Director may be allowed. 3. Project shall comply with all standards and code requirements of the Municipal Code and the California Building Code, including but not limited to the sign ordinance, landscape and fencing standards, lighting standards, multifamily development standards, and the Downtown Commercial zoning district standards. Approval of the preliminary design shall not constitute any waiver of code requirements. 4. Prior to Final Building Permit Issuance, a letter shall be provided from waste services confirming the ability to serve property with the proposed design. 5. Prior to the issuance of a building permit, the applicant shall provide a Stormwater Control Plan indicating how the City’s Stormwater Post Construction requirements will be met with the Project. 6. The project shall tie into the sewer main in the alleyway unless deemed infeasible by the City Engineer. 32 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 7. Prior to issuance of Building permits, the applicant shall provide plans detailing the design for a shaft enclosure stemming from the interior of the primary commercial shell to the roof that is adequately sized to accommodate future installation of a Type 1 hood system and appurtenant equipment required for potential restaurant use. 8. Prior to the issuance of a building permit, the applicant will obtain an encroachment permit and enter into a long-term encroachment agreement for the patio areas, enclosures, or other long-term encroachments within the City right-of-way, subject to the approval of the City Engineer. 9. The owner/applicant must ensure that improvements in right-of-way do not prevent or impede an accessible path of travel. 10. Frontage improvements will be required consistent with City standard provide, and may include: a. Curb, gutter, and sidewalk improvements as deemed appropriate by the City engineer. b. Installation of street trees. c. Potential relocation of the existing shared mailbox along El Camino Real. 11. The project is subject to State density Bonus law. In exchange for the identified concessions and a density bonus, the applicant shall deed restrict the affordable units at rates identified for a minimum of 55-years, or as otherwise permitted by government code. A deed restriction and affordable housing agreement must be recorded prior to issuance of final building permits. 12. All exterior lighting shall comply with municipal code for directional, shielded lighting and shall be dark sky compliant. Low level lighting such as festoon lighting shall be allowed in the inner patio. 13. Signage consistent with the Atascadero Municipal Code shall be allowed along the El Camino Real frontage for both commercial tenant spaces and both tenant spaces shall also be eligible for signage facing the rear alley. No cabinet signs shall be allowed. Signage associated with the 438 SF commercial space is allowed on the façade of the main building facing El Camino Real with the following limitations: a. The signs shall be located on the southern corner of the facade adjacent to the proposed walkway. b. The signs shall be limited to wall signs and projecting signs. c. The signs shall be affixed at a height below the bottom of the proposed marquee awning. 14. Utility lines, including electric, telephone, communications, and street lighting, within or directly serving each subdivision, shall be placed underground. The developer is responsible for complying with this requirement without expense to the City, and shall make necessary arrangements with the utility company for the installation of the facilities. Appurtenances and associated equipment (e.g., boxes and meter cabinets) and concealed ducts in an underground system may be placed above ground, subject to the approval of the Community Development Director. 15. The fire connection shall be incorporated into building or located at the rear of the site. 33 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 16. Parking spaces shall provide 15-feet from the back of space to the curb. Wheel stops shall be eliminated in favor of raised curbs and flatwork. 17. No fencing or other permanent barrier shall be placed along the walkway parallel to the eastern property line that would preclude pedestrian access from El Camino Real to the inner patio area. 18. The projects residential density shall be consistent with the permissible maximum density at the time of building permit application(s). 34 ITEM 3 La Moda Downtown Mixed-Use PRE23-0109 Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 4: Proposed Preliminary Design Plans (Dated 11/09/2023) PRE23-0109 See Attached 35 5730 EL CAMINO REAL MIXED USE SCHEMATIC DESIGN PACKAGE, 11/09/23 Prepared by TEN OVER STUDIO 36 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 APN 030-181-055 CURRENT USE N/A GENERAL RETAIL/EATING & DRINKING - ALLOWED .203 ACRES 8,825 SF BASE DENSITY ALLOWABLE 24 UNITS/ACRE MIXED USE (4.87 UNITS) DENSITY BONUS TOTAL DENSITY ALLOWABLE 7.3 (ROUND UP TO 8 UNITS) PROPOSED 8 UNITS ADUS ALLOWABLE 1 DETACHED ADU PROPOSED 1 DETACHED ADU INCENTIVES PURSUED HEIGHT LIMIT ALLOWABLE 45'-0", 3 STORIES PROPOSED 45'-0" 50'-0" TOWER ELEMENT ADJACENT ZONES NORTH DC EAST DC SOUTH RIGHT OF WAY WEST DC SETBACKS FRONT SIDE NONE REQUIRED REAR NONE REQUIRED PARKING DIMENSION STALL ENTITLEMENTS/USE PERMIT REQUIRED YES 5730 EL CAMINO REAL ATASCADERO, CA 93422 NONE ALLOWED, EXCEPT FOR BUILDING INSETS DESIGNED TO ACCOMMODATE OUTDOOR EATING AND SEATING AREAS 9' x 18' w/ 24'-0" AISLE 10' x 18' w/ 22'-0 AISLE 8' x 14' w/ 20'-0 AISLE COMPACT LAND USE REQUIREMENTS ZONING SPECIFIC AREA DESIGN GUIDELINES LOT SIZE DC - DOWNTOWN COMMERCIAL DOWNTOWN DESIGN GUIDELINES ADDRESS PROPOSED USE MULTIFAMILY - ALLOWED ALLOWED USE IN ZONE 50% BONUS W/ 25% LOW INCOME OR 15% VERY LOW INCOME UNITS YES A1.0 Image capture: Jun 2022 © 2023 Google Atascadero, California Google Street ViewJun 2022See more dates5730 El Camino Real EXISTING STREET VIEW EXISTING AERIAL VIEW 37 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 A2.0 First FLOOR PLAN SCALE: 1” = 10’-0” NUPDN125.00' N21°09'54"E 95.00' S31°09'54"W 67.00' S58°54'25"E30.00' S31°09'54"W 15.00' S58°54'25"EC-7C-8NOPARKINGADA-2S-4S-5S-182.00' N58°54'25"W TRASH PATIO 960 SF TRANSFORMER EL CAMINO5'-0"57'-0"5'-0"20'-8"84'-0"S-3S-6 1-BD 546 SF MAIL 43'-6" COMMERCIAL SHELL 438 SF COMMERCIAL SHELL 2,176 SF4'-0"ADA RESTROOM ADA RESTROOM RISER 6'-2"SIDEWALK JANITOR ADU ENTRY 5730 EL CAMINO REALATASCADERO, CA 9342205/26/2023N SCALE:1" = 10'-0" 0 105 20SITE PLAN & 1ST FLOOR PLAN1 38 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 A2.1 second FLOOR PLAN SCALE: 1” = 10’-0” NUPDN25'-6"11'-8" 2-BD 750 SF 1-BD 580 SF 2-BD 650 SF 2-BD 775 SF 12'-8"9'-8"11'-8"12'-10" 29'-5" PDR. W/D KIT. LIVING ROOM 10'-2"2'-7"5'-912"2'-7"10'-212"5'-2"10'-7"10'-012"15'-9"10'-012"10'-7"9'-1"5'-9"10'-10"15'-2"5'-7"12'-9"1'-0"10'-0"5730 EL CAMINO REALATASCADERO, CA 9342205/26/2023N SCALE:1" = 10'-0" 0 105 202ND FLOOR PLAN1 39 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 A2.2 third FLOOR PLAN SCALE: 1” = 10’-0” NUPDN10'-712"11'-8"12'-8"9'-8"11'-8"12'-10" 2-BD 1230 SFLINE OF TOWER ABOVE LINE OF LOFT ABOVE 2-BD 851 SF BEDROOM BEDROOM BATH CLOSET 14'-1012" 8'-8"11'-3"13'-7" BEDROOM 2-BD 750 SF 10'-4"9'-4"11'-7"3'-6"6'-1"9'-8"10'-0"3'-4"7'-5"10'-2"2'-7"5'-912"2'-7"10'-212"5'-2"6'-11"12'-7"10'-7"10'-012"15'-9"10'-012"10'-7" CLOSET CLOSET ADU 1000 SF 6'-1"5730 EL CAMINO REALATASCADERO, CA 9342205/26/2023N SCALE:1" = 10'-0" 0 105 203RD FLOOR PLAN1 40 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 LOFT 5730 EL CAMINO REALATASCADERO, CA 9342205/26/2023N SCALE:1" = 10'-0" 0 105 20LOFT FLOOR PLAN1 NOTE: SITE PARAMETERS BASED ON ASSESSOR'S PARCEL MAP. SURVEY REQUIRED TO DETERMINE ACCURATE PROPERTY LINES AND SITE CONDITIONS. A2.3 loft PLAN SCALE: 1” = 10’-0” N 41 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 precedent imagery A3.042 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 A4.0 Material Board MFR. TBD MFR. TBD MFR. TBD BY COMMISSIONED LOCAL ARTIST TAYLOR METAL PRODUCTS OR EQUALLA HABRA OR EQUAL KAWNEER OR EQUAL CERAMIC TILE WALL FINISH CALIFORNIA DECO STYLE, PATTERN TBD HAND PAINTED MURAL ACRYLIC PAINT ON WALL SURFACE CUSTOM FABRICATED METAL PANEL & GUARDRAIL GOLD FINISH, PATTERN TBD EXTERIOR DECORATIVE LIGHT SCONCE CALIFORNIA DECO STYLE METAL FASCIA AND TRIM (BALCONIES, AWNINGS, HEADERS) CHARCOAL GRAY COLOR OR SIM. EXTERIOR STUCCO SMOOTH-FINE ACRYLIC FINISH, DOVE GRAY COLOR OR SIM. ALUMINUM WINDOWS AND DOORS CHARCOAL GRAY COLOR OR SIM. 43 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 A6.0 VIEW FROM EL CAMINO REAL 44 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 A6.3 VIEW FROM EL CAMINO REAL 45 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 A6.4 VIEW from courtyard 46 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 A6.5 VIEW from courtyard 47 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 5730 EL CAMNO REAL MIXED USE ATASCADERO, CA DATE: 11/09/23 A6.6 VIEW from parking area 48