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HomeMy WebLinkAboutDRC_2012-11-29_AgendaPacketCALL TO ORDER CITY OF ATASCADER0 DESIGN RE VIE W COMMITTEE A GENDA Committee Meeting Thursday, November 29, 2012 3:30 P.M. City Hall Conference Room 4 6907 El Camino Real Atascadero, California Roll Call: Chairperson, Roberta Fonzi Committee Member, Bob Kelley Committee Member, Chuck Ward Committee Member, Christian Cooper Committee Member, Susan DeCarli APPROVAL OF AGENDA PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to address the Committee on any matter not on this agenda and over which the Committee has jurisdiction. Speakers are limited to three minutes. Please state your name for the record before making your presentation. The Committee may take action to direct the staff to place a matter of business on a future agenda) CONSENT CALENDAR None (All items on the consent calendar are considered to be routine and non -controversial by City Staff and will be approved by one motion if no member of the Commission or public wishes to comment or ask questions) ©Find us on http://wwwfacebook.com/planninoatascadero Facebo- City of Atascadero Design Review Committee Agenda Regular Meeting, November 29, 2012 Page 2 of 2 DEVELOPMENT PROJECT UPDATE 1. DRC 2012-0030, PLN 2099-1033 / CUP 2003-0095 / - SOUTHSIDE VILLAS, 9190 SAN DIEGO WAY Property Owner CenCal Ventures LLC, 5432 Village Road, Suite 200, Long Beach, CA 90808 and Applicant: Steve Dagnall, A -Town Diner and Deli, 7600 EI Camino Real, Ste. 5, Atascadero, CA Project Title: Southside Villas — DRC 2012-0030/PLN 2099-1033 / CUP 2003-0095 Project 9190 San Diego Way, Atascadero, CA 93422 Location: (APN 045-324-001) Project Re -design of architectural elevations and floor plans for a previously approved 84 -unit Description• air -space condominium development. Applicant proposed to reduce the number of units Description: from 84 to 74 units, as well as proposing to redesign remaining units from apartment - style condominiums to townhomes with garages. 2. DRC 2012-0031, A -TOWN DINER AND DELI, 7305 EL CAMINO REAL Property Owner: Nate Nahmias, 16530 Ventura Blvd. #309, Encino, CA 91436 Applicant: Steve Dagnall, A -Town Diner and Deli, 7600 EI Camino Real, Ste. 5, Atascadero, CA 93422 Project Title: PLN -2009-1329 / DRC 2012-0031 Project 7305 EI Camino Real, Atascadero, CA 93422 Location: (APN 030-121-046) Project Fagade changes proposed for A -Town Diner relocation and building remodel. Description: • New exterior paint colors and wall signs • Metallic silver paint to be discussed • Use of existing non -conforming pole sign • Future site improvements COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT Next regular meeting of the Design Review Committee: to be announced. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. \\cityhall\cdvlpmnt\— design review committee\agendas\dre agendas 2012\dre agenda 11-29-12.docx ITEM NUMBER: DATE: 11-29-12 ' Atascadero Design Review Committee x'18'8' "i97B`- Report In Brief �Alfredo - Community Development Department -- 1 S� ! Alfr do R. Castillo, AICP, Assistant Planner, (805) 470-3436, acastillo@atascadero.org Southside Villas Project Redesign — Conditional Use Permit Amendment & Tentative Subdivision Map Owner: CenCal Ventures, LLC, 5432 Village Rd., Ste 200, Long Southside Villas Beach CA 90808 Address: 9190 San Diego Road Project #: PLN -2099-1033 / CUP 2003- 0095/TTM 2012-0105 General Plan: High Density Residential (HDR) o, Zoning: Residential Multi -Family (RMF - 20) I�, Project Area: 4.1 gross acre site / 3.9 acres netm Existing Use: 16 completed condominiums units, 10 condominiums units under construction, remainder vacant ❑ Review of proposed subdivision re -design from 84 Condominiums units to a proposed mix of 26 Condominiums units and 48 townhome units for a total of 74 residential units at build -out. ❑ Review of proposed townhome architecture and elevations. ❑ DRC to provide recommendation of architectural elevations, floor plan, and proposed subdivision layout for Planning Commission. ITEM NUMBER: 1 DATE: 11-29-12 Staff Recommendation: Recommend Approval to Planning Commission Staff is recommending that the DRC make a recommendation of approval to the Planning Commission with the following changes: 1. Driveway lengths shall be a minimum of 20 -feet in length to satisfy the City's parking requirements. If driveway length cannot meet 20 -feet minimums, than the driveway shall be no longer than 10 -feet in width and the proposed project shall meet its parking requirement on-site. 2. A Public -Use easement shall be recorded prior to the recordation of Final Map outlining the use of sidewalks fronting San Diego Way for public use. 3. Additional facade enhancements for all rear and side facing elevations adjacent to San Diego Way and EI Camino Real. This includes use of decorative window shutters the use of decorative gable vents or other decorative similar to the existing condos; consistent with the Spanish Revival influenced architecture. 4. Units 27, 35, and 47 shall have a side entry feature such as wrap around porch or other type of amenity to enhance the pedestrian/street level connectivity of the development. 5. Staff shall review and approve any masonry and/or tile options that are placed on the facade for architectural consistency. Background Southside Villas Apartments was approved by the Planning Commission (CUP 2003-0095) as an 86 unit apartment development. At the time of the development, the underlying zoning of the proposed development was Residential Multi -family 16 (RMF -16) or 16 units per net acre. The base density of the proposed project was 62 units. The applicant at the time requested a State Density Bonus of 35% (22 units) for the provision of affordable housing. Consistent with State Law, either 10% of the base density units (7 units) would be deed restricted very low income units or 20% of the base density units (13 units) would be deed restricted for low income households. The Planning Commission granted this density bonus as a part of its October 2003 master plan of development approval. In 2004, the applicant revised their site plan as proposed amendments to the approved Master Plan of Development that included increases in building size; elimination of common laundry facilities and inclusion of individual facilities in each unit; architectural design changes; and minor reconfigurations of open space areas in order to sell the units as an air space condominium development. As a part of the amendment, the applicant proposed to reduce the number of units from 86 to 84, but requested to maintain the previously approved State Density Bonus. The Planning Commission approved the amendment. The applicant submitted for building permits as a part of the original 2003 approval and ITEM NUMBER: 1 DATE: 11-29-12 subsequently revised those plans based on the 2004 amendment. Building permits were approved in 2005. The developer at the time, JRCA, commenced construction on the project in the Fall of 2005 along with bonding for a Final Map, which was recorded in 2005. Building A was completed in 2006 and Building B was completed in 2007. Work on Building C began in 2006 however work was suspended in 2007. Since 2007, the project has remained incomplete. Most of the residential units in A and B are occupied. Building C has sat vacant since 2007 with the shell mostly complete. The project officially went into foreclosure in 2010. The new applicant purchased the property out of foreclosure in the spring of 2012. Staff has worked with the applicant since the winter of 2011, answering questions and providing due diligence for the applicant. In the September, the applicant and their engineer submitted preliminary re -design concepts for Staff's review. Staff has been working diligently with the applicant in project redesign to ensure a high-quality residential project that integrates the existing condo units with project that is better suited for today's real estate market. Site Plan Changes The approved site plan included the build -out of 84 air -space condominium units in 2 to 3 bedroom configurations. Each unit would contain its own separate laundry facilities and the project area would meet parking demands through off-site carports and uncovered spaces. 2004 Approved Site Plan C i/ / MvEiEO b�TRU,t�SAN . _ _ - — - — - ^ - — _.. - - - C•tiMIT'Y�0.107Q! � Mv6�E0 M41IMM� MOVAL Tlsr"l ITEM NUMBER: 1 DATE: 11-29-12 Open Spaces areas include a green space along the main project entry, as well as additional green spaces through drainage areas and a proposed playground area near EI Camino Real. To better respond to the existing market conditions, the applicant is proposing to reduce the number of units from 84 to 74. The reduction in units is in response to the project redesign. The applicant is in the process of finishing Building C, which contains 10 condominium units. With the Completion of Building C, the project will have a total of 26 apartment style condominium units. The applicant has proposed this portion of the project as Phase I. E� GPM1N� j� Proposed 2012 Site Plan Amendment AN DIEGO WAY ITEM NUMBER: 1 DATE: 11-29-12 From that point, the applicant is proposing to change the site layout from apartment style condominium buildings to 48 townhomes for the remainder of the project. The applicant is proposing to maintain the general location of the townhomes consistent with the previously approved building locations. In an effort to maintain the existing submitted building permits and associated fees, Staff has made a determination that if the development maintains the same number of townhome units consistent with the corresponding apartment style building permits, than the old permits would remain valid. The proposed site plan includes units facing the internal street network. Open Space areas would remain in their general locations. The proposed play area has been moved from south of EI Camino Real and combined to create a more formalized informal open space / pocket park area near San Diego Road. Trash enclosures will be located in various locations throughout the development. The applicant is not proposing any major circulation changes, with the exception of a new access road off of Pamplona. With the proposed townhomes, the applicant is maintaining the existing carports that were constructed as a part of Phase I. The remaining carports will not be utilized in favor of uncovered on -street parking as well as one -car garages with minimum 20 -foot driveway lengths to meet parking demands. Similar to the approved project, pavers will be utilized to signal pedestrian crossings and sidewalks will be installed throughout the development. The applicant will be required to work with the Public Works Department and secure public access easements for the proposed meandering sidewalk on San Diego Way. An Open Space area near San Diego Way will be utilized for drainage, and the applicant will continue to be responsible for the drainage facilities and wetland mitigation, consistent with previous project approvals. The applicant will be required to submit drainage calculations in order to meet stormwater regulations and show that the development meets all applicable stormwater requirements for any new impervious surfaces proposed, including additional parking areas. Staff is recommending that the DRC add the following conditions as a part of its recommendation to the Planning Commission: 1. Driveway lengths shall be a minimum of 20 -feet in length to satisfy the City's parking requirements. If driveway length cannot meet 20 -feet minimums, than the driveway shall be no longer than 10 -feet in width and the proposed project shall meet its parking requirement on-site. 2. A Public -Use easement shall be recorded prior to the recordation of Final Map outlining the use of sidewalks fronting San Diego Way for public use. ITEM NUMBER: 1 DATE: 11-29-12 Architectural Elevations With the proposed modifications from apartment style condominiums to townhomes, the applicant has proposed all new elevations for the remaining 48 units. These elevations are similar to the existing condos. The proposed elevations maintain the Spanish Colonial Revival influenced architecture. This includes stucco painted walls, low to moderate pitched red tile roofs, and double hung windows with entryway treatments such as rounded arches. The applicant is proposing units to have a shared common wall. Units will have a varied setback for each unit to break up the bulk appearance of each building. Entryways will be varied with either rounded arches, or square flatwork. Smooth stucco is proposed be utilized that is to be painted in the proposed color scheme (see attachment 7). The applicant is also proposing to utilize additional facade enhancements included stone work at the base of each entryway. While the proposed stone facade at the base of the entry porch is an enhancement, the type of stone proposed typically does not mesh well with Spanish Colonial Revival influenced architecture. It is recommended to the DRC that Staff continue to work with the applicant for facade options to be used in the entry porches or other facade options that the applicant proposes. Staff is recommending that the DRC add the following conditions as a part of its recommendation to the Planning Commission: 3. Additional facade enhancements for all rear and side facing elevations adjacent to San Diego Way and EI Camino Real. This includes use of decorative window shutters the use of decorative gable vents or other decorative similar to the existing condos; consistent with the Spanish Revival influenced architecture. 4. Units 27, 35, and 47 shall have a side entry feature such as wrap around porch or other type of amenity to enhance the pedestrian/street level connectivity of the development. 5. Staff shall review and approve any masonry and/or tile options that are placed on the facade for architectural consistency. Floor Plan UNIT A GOWN STAIRS 5, -'ALE 1/4"-1'-0' ITEM NUMBER: DATE: 11-29-12 UNIT A UP STAIRS SCALE 1/4'-1'-0' The condo portion of the development (Phase 1) will maintain the previously approved floor plan and number of bedrooms (2 bedroom units). Phase 2 and Phase 3 will consist of 3 bedroom units with two different floor plans. Unit A is a two-story floor plan as shown below. The garage, living room and kitchen/dining room combo would be located on the first floor. The 3 bedrooms would be located on the 2nd floor. Unit B is proposed to be a 2.5 -story floor plan. Similar to Unit A, the living room, dining room, and garage are located on the 1St floor with the bedrooms are located on the 2nd story. This floor plan offers an additional "loft" space with access from the master bedroom. It is envisioned that the loft space could be utilized for various space configurations including storage, a sitting room, or additional master bedroom living space. UNIT S DOWN STAIRS ro wir cccw a me - ewrt� �*..�. eo. so, es � ee UNIT B UP STAIRS ITEM NUMBER: DATE: 11-29-12 YNR 8 LO" ac�a.e v.•.a 9wlwN rrm Lo" ee�a.e W..r.er ITEM NUMBER: 1 DATE: 11-29-12 Parking Residential Multi -Family developments parking calculations are driven by the amount of bedrooms proposed in the development. Based on the number of units and bedrooms proposed, the following is a breakdown of parking: 52 required spaces Phase 1 (2 bedroom Units x 2 spaces) 52.5 required spaces Phase 2 (3 bedroom units x 2.5 spaces) 67.5 required spaces Phase 3 (3 bedroom units x 2.5 spaces) 15 required guest spaces per Municipal Code 187 Total Parking Spaces Required The following is a breakdown of the development's proposed parking plan. 20 Phase 1 Covered Parking Spaces (existing carports) 15 Uncovered Phase 1 Parking Spaces (existing) 48 Townhome Garages (one -car) 48 Townhome Driveways (min. 20 -feet length) 9 Motorcycle parking spaces consistent with Municipal Code 47 Uncovered Phase 2 and Phase 3 spaces 187 Total Parking Spaces Required Color Schemes: The applicant is proposing to maintain the existing light brown and beige colors that were selected for Phase 1. Phase 2 and Phase 3 the applicant is proposing three color types to be utilized for the remaining 48 townhome units. The color palate includes a light cream, a dark yellow and sunburnt orange. These color ranges are consistent with Spanish influenced architecture found in Southern California and the Southwest. The buildings will be tied together with clay mission style roofing and dark brown "ash" color for the garages and door trims. The applicant has enclosed the proposed color board (attachment 5). Staff Recommendation: The applicant has worked diligently with Staff on their project re -design proposal. Staff is supportive of the concept of both condominiums and townhomes as a part of one single development. The applicant has been working with existing residents and will continue to work with Staff on details such as HOA and other planning related items. Staff is recommending that the DRC make a recommendation of approval to the Planning Commission. The DRC should make a recommendation on the following outstanding issues: 1. Driveway lengths shall be a minimum of 20 -feet in length to satisfy the City's parking requirements. If driveway length cannot meet 20 -feet minimums, than the driveway shall be no longer than 10 -feet in width and the proposed project shall meet its parking requirement on-site. ITEM NUMBER: 1 DATE: 11-29-12 2. A Public -Use easement shall be recorded prior to the recordation of Final Map outlining the use of sidewalks fronting San Diego Way for public use. 3. Additional fagade enhancements for all rear and side facing elevations adjacent to San Diego Way and EI Camino Real. This includes use of decorative window shutters the use of decorative gable vents or other decorative similar to the existing condos; consistent with the Spanish Revival influenced architecture. 4. Units 27, 35, and 47 shall have a side entry feature such as wrap around porch or other type of amenity to enhance the pedestrian/street level connectivity of the development. 5. Staff shall review and approve any masonry and/or tile options that are placed on the fagade for architectural consistency. Attachments: Attachment 1: Aerial Map Attachment 2: 2004 Approved Site Plan Attachment 3: Existing Development Photos Attachment 4: 2004 Approved Floor Plans & Elevations Attachment 5: 2004 Approved Color Board Attachment 6: 2012 Proposed Color Board Attachment 7: 2012 Proposed Design Amendment Package Attachment 1: Aerial Map y_ ..n� INN® Pato Ln ITEM NUMBER: 1 DATE: 11-29-12 Attachment 2: 2004 Approved Site Plan I 1 l I I 1 N yrs? w ITEM NUMBER: 1 DATE: 11-29-12 W. "ST 1p ITEM NUMBER: DATE: 11-29-12 Attachment 4: 2004 Approved Floor Plans and Elevations 1 dd L u2.. IIIIIIII IIIII �III�IIIIIII��� L� ITEM NUMBER: 1 DATE: 11-29-12 I _ I I i I FRONT ELEVATION CEEAE ELEVATION _ _ �,LEFI ELEVATION www-- ■I . nni Illiii illl �Iliuiiiilll L'J RIGHT ELEVATION nn. ITEM NUMBER: 1 DATE: 11-29-12 FLOOR PLAN UPPER wC �— �-i x� n. r FLOOR PLAN LOWER 4 Attachment 5: 2004 Approved Color Board P-2 7300 W Pale Chamois ITEM NUMBER: DATE: 11-29-12 A31 CP -1/P-1 # ANA • ARCHITECTURE • • GRAPHICS • Nil • DESIGN • A R C H I T E C T KEN M. NAGAHARA 610 10th Street, Suite A P-3 Principal Paso Robles, CA 93446 Ph (805) 238-5501 Fx (805) 239-5853 ITEM NUMBER: DATE: 11-29-12 Attachment 6: 2012 Proposed Color Board SOUTHSIDE VILLAS FOR FORTUNE COMPANY .U8 F,Q V E ITEM NUMBER: DATE: 11-29-12 Attachment 7: 2012 Proposed Design Amendment Package See Attached BUILDING PLAN - UNITS 60 THRU bd SCALE I/8"•i'-0" ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ iiiiiiiiiiiiiEN O .. .. .� .� iiiy.-� MEMO_ ■�����iii�, 444p�iIl 1, EN_ PRONT BUILDING ELWATION - UNITS 60 THRU 65 SCALE I/8"•I'-0" PREW IINARY NOV. 13, 2012 A1.0 I '. � F[niolollrillif MITIN 7gg" � 21, .... ........ ...IN Mimi ..... PRONT BUILDING ELWATION - UNITS 60 THRU 65 SCALE I/8"•I'-0" PREW IINARY NOV. 13, 2012 A1.0 UNIT A DOWN STAIRS SCALE I/4"=1' -O" UNIT A< UP STAIRS 5CALE 1/4"=1'-O" Z h� Q O W Z rr O rr O PRELIlMNARY NOV. 13, 2012 A2.0 UNIT B PPHN STAIRS UNIT B UP STAIRS SCALE 1/4"=1'-O" SGALE 1/4"=1'-O" END UNIT OCCURS 6 TIMES - UNITS 2R, 4T, 55, 60, 65 8 66 UNIT B LOFT PLAN SCALE 1/4"=1'-O" SECTION THRU LOFT SCALE 1/4"=1'-O" Z Q n 0 W Z H O fr O H PRELIlMNARY NOV. 13, 2012 A3.0 ago WAAR BUILDING RL.WATION - UNIT3 60 TMRU " SCALE 1/8"=I'-0" TYP. OMM BUILDING 94"ATION SCALE PRELIlMNARY NOV. 13, 2012 A4.0 SOUTHSIDE VILLAS }'RONT BUILDING CL WATION - UNITS 60 THRU 65 FOR FORTUNE COMPANY SCALE G i=i4� 1 A T zl M V,AIZV�5 5 ?�,l j vy ML tZLCX 1?0 l N+G L,4 112- H STA t lam( �� i�� 12►�� + Uzi �'I �-�ucco M t5'�EX P-589 DUTCH CREAK (A Base) P 5w`t VuTcH 69-M �Tucco 1���6 �2 M EI ---L EX P-2.78 L- {'pp.�H COLUM r( (�jJ�� ES SOUTHSIDE VILLAS FOR FORTUNE COMPANY ITEM NUMBER: 2 DATE: 11-29-12 Atascadero Design Review Committee 1918" R "`*97e Report In Brief - Community Development Department Callie Taylor, Associate Planner, (805) 470-3448, ctaylor@atascadero.org PLN -2009-1329 / DRC 2012-0031 A -Town Diner 7305 EI Camino Real ❑ New exterior paint colors and wall signs - Metallic silver paint to be discussed ❑ Use of existing non -conforming pole sign ❑ Future site improvements Background: The applicant, Steve Dagnall with A -Town Diner and Deli, is currently in the process of completing tenant improvements and an interior remodel at 7305 EI Camino Real in the ITEM NUMBER: 2 DATE: 11-29-12 Adobe Plaza. The building was most recently used for Gibson Brothers BBQ, and previously was a Carl's Junior drive-thru restaurant. Upon completion of the remodel, A -Town Diner will be relocating to this new location. Exterior Paint Colors & Signage: The applicant began discussions with City Staff last Friday regarding some exterior paint and signage changes. The applicant is interested in creating a retro diner look to the building. To assist the applicant, staff prepared the following concept illustration with painted black banding, red pin stripes, black and white checkers, and silver or grey paint would provide this theme. Staff is recommending that the checker board motif be placed directly on the windows to give the sharp lines that this style needs. Red pin striping along the roof could be applied on thin trim pieces to give it a crisp line. Staff Prepared Photoshop Mockup of Possible Color Scheme aCl... In , , " iv ig5t►[�«"•r:.4t ` a.-_= The applicant is in support of the above design concept, with one outstanding concern regarding the final paint color selections. The owner is interested in using metallic silver paint on the exterior walls to simulate the metal facade of an old diner. Staff is concerned with the use of the metallic paint on the textured adobe brick fapade. A gray paint without the reflective shine would be preferred. This would give a similar look without clashing with the adobe walls and tile roofs. Sample colors could be painted directly on the building to choose the right shade of grey tones on site. Staff recommends the DRC discuss the metallic paint proposal and give Staff direction on this issue. ITEM NUMBER: 2 DATE: 11-29-12 Proposed signage in the building would include two wall signs with a maximum of 40 square foot each. The side sign would be painted on the building, and the front wall sign would be an illuminated can light, shaped around the A -Town Diner logo. The red pin striping proposed along the roof parapet would also be counted towards the total sign area allowed on site (maximum of 125 sq. ft. of sign and red striping allowed). The business logo and black & white checker board motif are recommended for the large front entry windows, and would not be counted towards the maximum allowable signage on site. A maximum of 20% of the window area may be covered. Existing Pole Sign: There is an old Carl's Junior pole sign existing on site, however, it has not been utilized in several years. Pole signs are no longer allowed in this location by the Sign Ordinance, and therefore, this is considered a non -conforming sign. A new monument sign would be permitted at up to 10 feet in height, with a solid base that extends the full width of the sign. The applicant is proposing to reuse the existing cabinet and replace the plastic face. Since this is a non -conforming sign that has not been in use for several years, it is considered non -conforming and out of compliance. However, since only a face change with new plastic insert is being prosed, and a building permit is not required for a face change, staff is presenting this to DRC for discussion. The base of the pole sign will need some repair and paint to clean it up if the sign is to be used again. Existing non -conforming pole sign Proposed A -Town face change ITEM NUMBER: 2 DATE: 11-29-12 Site Improvements: Landscape on site will be refreshed with small palm trees, a few new shrubs and fresh mulch. Staff will work with the applicant to determine exact location and plant species. The applicant has mentioned that he would like to close the northern driveway on site due to the steep slope and additional traffic through his site. Planning staff recommends adequate signage for the closed driveway. Ultimately the asphalt should be removed and replaced with landscape if the driveway is not going to be reopened. In the future, the applicant would like to install a patio on the side of the building. A walk up window would replace the existing drive-thru window. Staff believes these changes would greatly enhance the site with additional decorative hardscape, planters, increased seating area with tables and umbrellas. Attachments: Attachment 1: Aerial Photo Attachment 2: Site Photos Attachment 3: Color Scheme Mock ups ITEM NUMBER: DATE: 11-29-12 Attachment 1: Aerial Photo ITEM NUMBER: 2 DATE: 11-29-12 Attachment 2: Site Photos M ITEM NUMBER: 2 DATE: 11-29-12 Attachment 3: Staff prepared Color Scheme Mock ups (options) Applicant preferred option