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HomeMy WebLinkAboutDRC_2024-03-07_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 Special Committee Meeting Thursday, March 7, 2024 2:00 P.M. City Hall 6500 Palma Avenue, Room 306 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 JANUARY 11, 2024 DRAFT MINUTES 2. ADOPT AMENDED 2024 MEETING SCHEDULE DEVELOPMENT PROJECT REVIEW 3. 6005 EL CAMINO REAL The proposed project includes a request to add ground floor guest rooms resulting in modifications to the exterior of the existing Carlton Hotel building on APN 029-342-023. Recommendation: Staff requests the DRC review and make design recommendations for the proposed project. (USE24-0019) City of Atascadero Design Review Committee Agenda Special Meeting March 7, 2024 Page 2 of 2 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting will be announced. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. DRC Draft Minutes of 1/11/2024 Page 1 of 3 ITEM NUMBER: 1 DATE: 3-7-24 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Thursday, January 11, 2024 – 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 Absent: Vice Chairperson Member Mark Dariz (absent) Others Present: Recording Secretary, Annette Manier Staff Present: Phil Dunsmore, Community Development Director Kelly Gleason, Senior Planner Erick Gomez, Associate Planner Xzandrea Fowler, Senior Planner Others Present: Max Zappas Joel Snyder Evan Keen APPROVAL OF AGENDA MOTION: By Committee Member Schmidt and seconded by Committee Member Baranek to approve the Agenda. Motion passed by unanimous consent. (Dariz absent) 1 DRC Draft Minutes of 1/11/2024 Page 2 of 3 ITEM NUMBER: 1 DATE: 3-7-24 PUBLIC COMMENT Chairperson Funk stated that the DRC received a letter regarding 7298 Santa Ysabel Ave. from a member of the public that was shared with the DRC (Exhibit A). Chairperson Funk asked staff about the letter, and Director Dunsmore and Planning Manager Gleason addressed the DRC in regard to the issues stated in the letter. Chairperson Funk closed the Public Comment period. Director Dunsmore introduced Xzandrea Fowler, Senior Planner and Erick Gomez, Associate Planner. CONSENT CALENDAR 1. APPROVAL OF THE SEPTEMBER 14, 2023 DRAFT MINUTES 2. APPROVAL OF THE 2024 MEETING SCHEDULE MOTION: By Committee Member Baranek and seconded by Committee Member Schmidt to approve the Consent Calendar. Motion passed 4:0 by a roll call vote. (Dariz absent) DEVELOPMENT PROJECT REVIEW 3. 5730 EL CAMINO REAL (LA MODA MIXED-USE DEVELOPMENT) 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 the California Density Bonus Law and will be eligible for a maximum of three (3) development concessions. Recommendation: Staff requests the DRC review and make design recommendations for the proposed project. (PRE23-0109) Planner Gomez presented the staff report. Planner Gomez, Planning Manager Gleason, and Director Dunsmore answered questions from the Committee. PUBLIC COMMENT The following members of the public spoke during public comment: Max Zappas and Joel Snyder. Chairperson Funk closed the Public Comment period. 2 DRC Draft Minutes of 1/11/2024 Page 3 of 3 ITEM NUMBER: 1 DATE: 3-7-24 MOTION: By Committee Member Baranek and seconded by Committee Member van den Eikhof to approve the project as recommended by staff with the following modification: • Work with staff on adding lighting in the pedestrian walkway extending from El Camino Real to the interior courtyard. Motion passed 4:0 by a roll call vote. (Dariz absent) Planning Manager Gleason stated that this project will move on to building permits. COMMITTEE MEMBER COMMENTS AND REPORTS Committee Member Schmidt asked about CEQA, and Director Dunsmore answered his question. Chairperson Funk asked about the status of the lot at the corner of El Camino Real and Traffic Way. Director Dunsmore stated that it was purchased by “Beach and Biscuits.” DIRECTOR’S REPORT Director Dunsmore stated that the next meeting is scheduled for January 25, 2024; however, currently there are no items ready for that meeting, so it may be cancelled. Director Dunsmore gave an update on the General Plan Update, Objective Design Standards, and CEQA, and then answered questions about tiny homes on wheels. Planning Manager Gleason stated that the Dove Creek project is moving forward, and the County ADU stock plans will be an option for our residents to use in addition to the Atascadero ADU stock plans. ADJOURNMENT– 3:10 p.m. The next regular meeting of the DRC is scheduled for Thursday, January 25, 2024. MINUTES PREPARED BY: _________________________________________________ Annette Manier, Recording Secretary Administrative Assistant The following exhibit is available in the Community Development Department: Letter addressed to the DRC by a member of the public regarding 7298 Santa Ysabel Ave. 3 4 5 6 7 PC Draft Minutes of 2/20/2024 Page 1 of 1 ITEM NUMBER: 2 DATE: 3-7-24 CITY OF ATASCADERO DESIGN REVIEW COMMITTEE The Atascadero Municipal Code (Section 9-2.107) sets the process for meetings of the Design review Committee (DRC). This code allows the DRC to meet as needed without a set formal schedule. Staff is recommending that the Design Review Committee (DRC) amend the schedule to meet as needed. 8 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton 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 The Carlton Hotel Remodel MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 3/7/2024 Xzandrea Fowler Senior Planner Kamal Patel Capricorn Property Group USE24-0019 RECOMMENDATION Staff Recommends to the DRC: Review the conceptual elevations and floor plan for a remodel of The Carlton Hotel to add additional guest rooms on the ground floor, and either endorse as-is or provide recommendations for any potential design modifications. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 6005 El Camino Real Downtown (D) Downtown Commercial (DC) 029-342-023 0.45 Acres PROJECT DESCRIPTION The applicant is proposing a remodel of the ground floor interior spaces and to modify the exterior building façade of The Carlton Hotel. The ground-floor interior remodel consists of adding nine ground-floor guest rooms, converting the existing restaurant into a market distillery, converting the existing café into a separate bar/restaurant and a bakery, and converting the existing conference space into a speakeasy. The proposed second-floor interior remodel consists of converting a corner guest room into two guest rooms and converting the existing fitness room into a guest room. The proposed exterior modification includes replacing all the Traffic Way storefront windows with motorized bifold windows for the first four window bays, glass block or opaque privacy window treatments for the remaining window bays, and a green wall art installation. 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. 9 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ☐ 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 Aerial Map DISCUSSION: Project Description / Summary The subject site at 6005 El Camino Real is approximately 0.45 acres in size. The site is located at the southeast intersection of El Camino Real and Traffic Way and is developed with an existing three-story hotel (The Carlton Hotel). The applicant is propo sing a remodel that will modify some of the exterior façade and existing uses/spaces on the first and second floors of the hotel. The proposal includes the addition of nine guest rooms on the ground floor, two guest rooms on the second floor, conversion of the existing restaurant into a market distillery, conversion of the existing café into a separate bar/restaurant and bakery, and conversion of an existing conference space into a speakeasy. The hotel and café entrances face El Camino Real, and the restaur ant entrance faces the corner of the intersection. All parking for the hotel is located offsite at the northeast intersection of El Camino Real and Traffic Way. 10 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The DC Zoning District intends to enhance the downtown economic viability and pedestrian-oriented character by encouraging a range of uses, including restaurants, entertainment facilities, lodging, and retail shops. A Conditional Use Permit (CUP) is required for hotel uses in the DC zoning district. The Planning Commission will be considering the applicant's request to amend/modify the existing CUP to expand the existing hotel operations. Proposed Floorplan – First Floor 11 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Analysis The applicant's proposal maintains most of the existing exterior façade finishes and color scheme, adds a glass block or opaque glass with art installations window treatments, and black metal frame motorized bi-fold storefronts along the north façade (Traffic Way). The applicant proposes to add black metal planters below the storefronts and a gr een wall art installation along the existing columns to enhance the pedestrian experience along the Traffic Way frontage while providing additional privacy for the ground-floor guest rooms. The existing windows and doors along the El Camino Real façade will remain unchanged. The applicant is also evaluating the feasibility of adding a parklet along a portion of Traffic Way to support pedestrian activity by providing the public and guests with an accessible outdoor amenity to encourage further public awareness and activation of the street. The parklet design inspiration includes teak wood decking and benches with decorative black metal planters. Ground Floor Guest Rooms The proposed addition of ground-floor guest rooms presents some unique design challenges because the privacy needs of the guest conflict with the high percentage of glass that would typically be encouraged for ground-floor uses downtown. The applicant proposes to balance the competing objectives by introducing art and landscape to provide guest room privacy while maintaining the architectural rhythm, proportions, and character of the existing building façade. Although the proposed ground floor use will no longer be solely retail, the applicant’s proposal to retain a storefront design can encourage shopping, increase a sense of security, and generate pedestrian activity. Staff and the applicant have met extensively to determine a path forward that respects the need for ground floor activation with the applicant’s desire for additional rooms and reduced restaurant and retail space to respond to changing trends. The initial proposal included the entire Traffic Way façade converted to guest rooms however, staff believed that this was not a viable option to maintain active pedestrian engagement along Traffic Way. The applicant also highlighted challenges with the building inclu ding floor elevation differences between the sidewalk and interior of the existing restaurant space. As you move northward on Traffic Way, the finished floor elevation of the existing restaurant is approximately 2 feet above sidewalk level, making it difficult to create smaller commercial tenant spaces facing Traffic Way. The compromise proposed by the applicant includes approximately 50% of the Traffic Way frontage converted to private guest suites. The remainder of the space is reserved for commercial use and could be attached to the retail/distillery space at the corner or could be a space utilized for the hotel gym or other more active associated uses. These spaces include the replacement of the existing non-operable storefront windows with operable bi-fold doors to allow patrons to interact directly with the space from the adjacent sidewalk and encourage spillover of seating onto the Traffic Way sidewalk and potential parklet. 12 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero To maintain a more activated storefront where guestrooms are proposed, the applicant is proposing 2 options for consideration. Both options include the addition of greenery as a layering element that will provide movement along the façade. Option “A” includes replacing the storefront windows with geometric glass blocks. Option “B” includes opaque glass with art installations. The art material is designed to filter light through the rooms while blocking visual intrusion from the exterior. Elevations – Design Options North Elevation (Traffic Way) - Existing 13 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero North Elevation (Traffic Way) Design Option “A” – Glass Block, Green Wall Art with Planters, and Bifold Storefront North Elevation (Traffic Way) Design Option “B” – Opaque Glass with Art Installation, Green Wall Art with Planters, and Bifold Storefront The design options include storefront materials that complement the materials used on adjacent buildings. The number of different wall materials proposed is limited to clear glass, glass block (transom), exterior plaster, cut stone (cast stone and ceramic tiles (bulkhead). The renderings and material choices represent a coordinated color sc heme 14 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero that responds to the style of the structure. Painted trim colors should complement base colors. The colors of signing, awnings, planters, accent materials, and primary façade color choices should all be cohesive. The applicant’s design options incorporate original design features into the new storefront and create a harmonious background. Historic Context The Carlton Hotel is considered part of the historic fabric of Atascadero. While a significant remodel and restoration effort occurred in the early 2000’s, the basic form and fabric of the exterior facades maintained the historic character of the building. The proposed modifications are limited to storefront window changes and will maintain the historic rhythm and overall appearance while adding contemporary elements that provide contrast to the overall historic theme. These changes are consistent with guid elines for historic remodels. Awnings A prominent feature of the existing building is the use of black awnings along the ground - floor façade. The existing awnings effectively respond to the scale, proportion, and rhythm created by existing structural bay elements and nestle into the space crea ted by the structural bay. The existing awning shape relates to the existing window and door opening and will not have internal illumination. The applicant’s design options retain the existing awnings along El Camino Real and the Traffic Way window bays where the proposed ground floor guest rooms will be. Parking Parking is not required for accessory uses within the hotel, such as the existing restaurant, café, bakery, and the proposed market and distillery. Parking is required by section 9 - 4.114 for transient lodging at a rate of 2 spaces, plus 1 per unit, plus 1 per 10 units. The proposal includes eleven additional guest rooms (nine on the ground floor and two on the second floor), resulting in the requirement for 12 additional parking spaces. The applicant will be requesting the parking requirement be modified by the Planning Commission through the Conditional Use Permit process based on specific findings of fact that the characteristics of the use or its immediate vicinity do not necessitate the number of parking spaces and that reduced parking will be adequate to accommodate on the site all parking generated by the existing and proposed uses. Public Spaces – Parklet Public spaces associated with buildings in the Downtown should provide an attractive transition from the outside to the inside of buildings, be complementary to the buildings, and be supportive of pedestrian activity. These spaces should be extensions of the public space/sidewalk by providing pedestrian amenities, such as benches, and continuing the pavement treatment to indicate the space is available to all pedestrians. The applicant has provided conceptual parklet inspiration for Traffic Way as a way to further engage pedestrians and create a visual statement as well as expand the area for use by the adjacent commercial tenant spaces. The conceptual parklet includes features such as 15 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero planters and seating to provide space for patrons of the café and general store as well as the general public. The feasibility of a parklet will require additional review by the City Engineer before it can be pursued by the applicant. Any added parklet in this location will need to maintain safe traffic flow and respond to pedestrian safety needs. Sign Materials The applicant is encouraged to use a combination of original and modern materials that enhance the unique quality of downtown when new or replacement signage is proposed. All sign materials should complement the character of the business identified and the buildings they are mounted on. Externally illuminated signs are encouraged. DRC DISCUSSION ITEMS: The following are discussion items for the DRC. Staff recommends that the DRC provide direction and move the project forward to the Planning Commission. 1. Proposed window treatment options for the ground floor guest rooms (i.e., Is there a preferred window treatment design option?) 2. Proposed bifold storefronts for the Market Distillery (i.e., Is the proposed bifold storefront compatible with the existing building exterior and prominent corner entry?) 3. Proposed color and material changes – (i.e., Are the proposed colors and materials compatible with the existing building’s exterior?) 4. Proposed artistic green wall and planters (i.e., Do the green wall and planters create a balance between guest room privacy and pedestrian activity on Traffic Way?) Staff Recommendations The architectural features of the remodel are in keeping with the property’s surroundings, and staff have no significant aesthetic concerns. Staff recommends the following conditions: 1. Colors and materials must match those depicted in the submitted elevations. 2. New wall signs shall be individual letters designed to match or complement existing signage. All signage shall be required to comply with all applicable Atascadero Municipal Code standards at the time of building permit submittal. The “Carlton Hotel” roof-mounted historic sign and the “Carlton” projecting wall sign shall remain. 3. Existing and new storefront frames/trims shall be integral colors and shall match or complement one another. 4. Replace and/or repair any damaged awnings. 5. Any parklet shall be reviewed and approved by the City Engineer. Should a parklet be viable, an encroachment permit shall be obtained and renewed annually, subject to review and approval of the City Engineer. 16 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 6. Any plant material included in the green wall design shall be reviewed and approved by the Community Development Department. Plant material shall be maintained in perpetuity and any damaged, non -thriving, or dead plants shall be replaced within 30 days. 7. Any art shall be non-commercial and shall be required to gain approval through the City’s non-commercial mural approval process. Summary The applicant is proposing a remodel of the interior and exterior of The Carlton Hotel on El Camino Real to address changes in the hospitality industry. While most structural elements will remain unchanged, the proposal includes aesthetic changes to the building façade and the existing uses on the ground and second floors. Remodeling downtown buildings provides an excellent means of maintaining and reinforcing the character and image desired in Atascadero. Renovation increases property values in the area and inspires other property owners and designers to make similar efforts. When an existing structure is renovated, care and effort should be taken to complete the work in a manner that respects the original design character of the structure. The design guidelines highlighted in this staff report are to be implemented where appro priate. ATTACHMENTS: Attachment 1: Existing Façade Elevations Attachment 2: Applicant Design Package Attachment 3: Draft DRC Action Form 17 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton 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: Existing Façade Elevations USE 24-0019 Elevated Corner View, North and West Facades, from the intersection of El Camino Real and Traffic Way . 18 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Front View, North Façade, from Traffic Way 19 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton 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 2: Applicant Design Package USE 24-0019 See Following 20 ITEM 3 Carlton Hotel Remodel USE 24-0019 / Carlton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 3: DRC Action Form USE 24-0019 CITY OF ATASCADERO Community Development Department 6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org DRC Action Form Project #: USE 24-0019 Project Title: Carlton Hotel Remodel Planner/Project Manager: Xzandrea Fowler DRC Review Date(s): 3/7/2024 Final Action:  DRC  PC  CC Conditions & Recommendations: Yes No   Colors and materials must match those depicted in the submitted elevations.   New wall signs shall be individual letters designed to match or complement existing signage. All signage shall be required to comply with all applicable Atascadero Municipal Code standards at the time of building permit submittal. The “Carlton Hotel” roof-mounted historic sign and the “Carlton” projecting wall sign shall remain.   Existing and new storefront frames/trims shall be painted to match or complement one another.   Replace and/or repair any damaged awnings.   Any parklet shall be reviewed and approved by the City Engineer. Should a parklet be viable, an encroachment permit shall be obtained and renewed annually, subject to review and approval of the City Engineer.   Any plant material included in the green wall design shall be reviewed and approved by the Community Development Department. Plant material shall be maintained in perpetuity and any damaged, non-thriving, or dead plants shall be replaced within 30 days.   Any art shall be non-commercial and shall be required to gain approval through the city’s non- commercial mural approval process. 21 GROUND FLOOR DESIGN CONCEPT FEBRUARY 1ST, 2024 THE CARLTON HOTEL ATASCADERO, CA 22 EXISTING CONDITIONS GROUND FLOOR KEY PLAN GROUND FLOOR OVERALL FLOOR PLAN GROUND FLOOR F&B PLAN MARKET CONCEPT MARKET OPPORTUNITIES PARKLET AND FACADE STUDY FACADE RENDERINGS FACADE STUDY PLANTATION INSPIRATION GUEST ROOM RENDERINGS GUEST ROOM SPATIAL DIRECTION 3 5 6 7 8 9 10 13 14 15 20 21 CONTENTS THE CARLTON HOTEL / CONCEPT DESIGN 23 3ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD EXTERIOR EXISTING CONDITIONS 24 4ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD EXTERIOR EXISTING CONDITIONS 25 5ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD GROUND FLOOR KEY PLAN EL CAMINO REALTRAFFIC WAY26 6ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD GROUND FLOOR OVERALL FLOOR PLAN 27 7ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD GROUND FLOOR F&B FLOOR PLAN 28 8ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD ATASCADERO MARKET CONCEPT 29 9ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD PUBLIC MARKET + MARKET SPACES INSPIRATION PUBLIC MARKET MAKERS SPACES SLOcally Made: https://slocally-made.com/ Morro Made: https://www.instagram.com/morro_made/ Paso Robles General Store: https://www.generalstorepr.com/ Makeshift Muse: https://www.themakeshiftmuse.com/ SLO Makers Space https://www.slomakerspace.com/ https://slopublicmarket.com/ https://www.pasomarketwalk.com/ 30 10ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD PARKLETINSPIRATION 31 11ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD FAÇADE DESIGN PROPOSAL _ MARKET SPACE 32 12ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD EXTERIOR EXISTING CONDITIONS 33 13ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD FAÇADE RENDERING 34 14ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD FAÇADE RENDERING 35 15ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD PLANTING INSPIRATION 36 16ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD EXTERIOR FAÇADE PLANTING INSPIRATION 37 17ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD EXTERIOR FAÇADE GREEN WALL ART INSPIRATION 38 18ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD PARKLET DESIGN INSPIRATION 39 19ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD GUEST ROOM OVERALL FLOOR PLAN 40 20ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD GUEST ROOM DESIGN CONCEPT RENDERING 41 21ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD GUEST ROOMS SPATIAL DIRECTION 42 22ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD INTERIOR FAÇADE INSPIRATION 43 23ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD Pierre Chareau Maison de Verre 1928 INTERIOR FAÇADE INSPIRATION 44 24ATASCADERO, CA / THE CARLTON HOTEL CONCEPT / ROSEBERNARD GROUND FLOOR GUEST ROOMS MARKET RESEARCH HOTEL VIRGINIA TAPESTRY BY HILTON, SANTA BARBARA MARRIOTT FISHERMANS WHARF, SAN FRANCISCO, CA VINLAND HOTEL &LOUNGE, SOLVANG, CA 45 THANK YOU! 46