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DRC_2013-06-26_AgendaPacket
CALL TO ORDER CITY OF ATASCA DER 0 DESIGN RE VIE W COMMITTEE A GENDA Committee Meeting Wednesday, June 26, 2013 3:30 P.M. City Hall Conference Room 4 6907 El Camino Real Atascadero, California Roll Call: Chairperson Fonzi Committee Member Kelley Committee Member Anderson Committee Member Dariz Committee Member Kirk APPROVAL OF AGENDA PUBLIC COMMENT CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF JUNE 12, 2013 DEVELOPMENT PROJECT REVIEW 2. PALOMA CREEK MARKET PLN 2009-1320 / PPN 2009-0244 / DRC 2012-0036 Property Owner/Applicant: Paloma Creek Market INC, 5599 Hollister Ave, Goleta, CA 93117 Project Title: Paloma Creek Market PLN 2009-1320 / PPN 2009-0244 / CUP 2009-0239 / DRC 2013-0036 Project Location: 11250 Viejo Camino, Atascadero, CA 93422 APN : 045-342-014 (San Luis Obispo County) Find us on FaCebooWtl)://www.facebook.com/i)lanningatascadero © City of Atascadero Design Review Committee Agenda Regular Meeting, June 26, 2013 Page 2 of 3 Project A building permit application has been submitted to construct tenant improvements and Description-_ add a full restaurant cooking facility with fire hood suppression system at the Paloma Project Title: Creek Market. The modifications would allow for full cooking facilities so that the existing business can sell food made onsite. Project Location: The subject site was previous approved through a Conditional Use Permit and Precise Plan application in 2009. The site is currently not incompliance with the CUP, including Project standards for landscape, signage, trash storage, and parking. Prior to approving any Description: building permits for expansion of the existing use, staff is bringing the project to DRC for discussion of the expansion and site consistency with the existing CUP approval. General Plan Designation: GC General Commercial Zoning: CN Commercial Neighborhood Proposed Appearance review by DRC and consistency with the Specific Plan are required to permit Environmental Consistent with previously certified environmental document Determination: General Plan Designation: (SFR -Y) Single -Family Residential -Y Staff Staff recommends DRC discuss the proposed expansion of use and current non - Recommendation: compliance and provide direction regarding site improvements. 3. LAS LOMAS SFR -3, ESTANCIA PLN 2099-0079 / ZCH 2003-0041 / DRC 2012-0019 Property Coastal Community Builders / Inland Pacific Builders, INC. Owner/Applicant: Project Title: Las Lomas / Woodlands Specific Plan PLN 2099-0079 / DRC 2012-0019 Project Location: 10 vacant Lots on lower Via Cielo, in the Las Lomas development Atascadero, CA 93422 (San Luis Obispo County) Project Revised floor plans and elevations have been submitted for the ten remaining vacant Description: SFR -3 "Estancia" lots at the Las Lomas development. Three floor plan options are proposed ranging in size from 2,330 sq. ft. to 2,745 sq. sf. Updated second unit plans are also proposed. Color schemes as well as conceptual site plan, landscape, and fencing designs are proposed for review. Appearance review by DRC and consistency with the Specific Plan are required to permit the proposed plans. General Plan Designation: (SFR -Y) Single -Family Residential -Y Zoning: Woodlands Specific Plan 1 Proposed Environmental Consistent with previously certified environmental document Determination: Staff Recommendation: Staff recommends DRC make a finding of consistency with the Specific Plan and the Appearance Review Manual, approving the new floors plans and elevations subject to conditions. City of Atascadero Design Review Committee Agenda 4. WEST FRONT VILLAGE - TRACT 2970 PLN 2099-0997 / CUP 2003-0108 / DRC 2013-0038 Regular Meeting, June 26, 2013 Page 3 of 3 Property Coast Community Builders, INC Owner/Applicant: Project Title: West Front Village Project Location: Tract 2970 Lots 29-49 Coromar Ct. / San Siemeon Ct. Project Description: Architectural Elevation and Floor Plan revisions to an approved Master Plan of Development (CUP) for Phase 3 of the West Front Village (Tract 2970) residential subdivision. Applicant is proposing revision to approved elevation D, E, and G and elimination of floor plan/elevation "F". General Plan Designation: Medium Density Residential (MDR) Zoning: RMF-10/PD-23 Proposed Environmental Consistent with previously approved certified mitigated negative declaration Determination: Staff Recommendation: Recommend approval of elevation and floor plan changes to the Planning Commission. COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR'S REPORT ADJOURNMENT City Staff will contact Committee for next DRC meeting date; no items currently scheduled. Agendas, Minutes and Staff Reports are available online at www.atascadero.or� under City Officials & Commissions, Design Review Committee. ITEM NUMBER: 1 DATE: 6/26/13 CITY OF A TASCADERO DESIGN REVIEW COMMITTEE DRAFT ACTION MINUTES Regular Meeting — Wednesday, June 12, 2013 - 3:30 P.M. City Hall Conf. Rm. 4 6907 EI Camino Real, Atascadero, California CALL TO ORDER —3:30 p.m. Chairperson Fonzi called the meeting to order at 3:30 p.m. ROLL CALL Present: Chairperson Fonzi Committee Member Kelley Committee Member Anderson Committee Member Dariz Committee Member Kirk Staff Present: Community Development Director Warren Frace Public Works Director Russ Thompson Others Present: Applicants: Larry Wysong Thom Jess Conner APPROVAL OF AGENDA MOTION: By Committee Member Kelley and seconded by Committee Member Dariz to approve the Agenda. Motion passed 4:0 by a roll -call vote. PUBLIC COMMENT None Design Review Committee Draft Action Minutes June 12, 2013 CONSENT CALENDAR APPROVAL OF DRAFT ACTION MINUTES OF MAY 15, 2013 Page 2 of 4 MOTION: By Committee Member Kelley and seconded by Committee Member Dariz to approve the consent calendar. Motion passed 5:0 by a roll -call vote. DEVELOPMENT PROJECT REVIEW 2. LA PLAZA CENTER — DOWNTOWN RETAIL PLN 2013-1466 / CONDITIONAL USE PERMIT 2013-0268 / ROAD ABANDONMENT 2013-0020, 6320-6500 EL CAMINO REAL (BEN HOFF LLC) Property Ben Hoff LLC. / Tim Alvord, 2122 Lothar Lane, Templeton, CA 93465 Owner/Applicant: Project Title: PLN 2013-1466 / CUP 2013-0268 La Plaza Center Conditional Use Permit and Road Abandonment Project Location: 6320-6500 EI Camino Real, Atascadero, CA 93422 APN 030-193-003; 030-191-016, 017, 030-191-030; 031 (San Luis Obispo County) Project Description: The application consists of a request for a Conditional Use Permit for three retail commercial buildings on a 1.5 acre site at 6500 EI Camino Real. The project includes three, two-story retail buildings, a surface parking lot, continuation of an existing cell tower facility, a height exception of the building, a tree removal permit, a road abandonment and a sign ordinance exception for a freeway pole sign. General Plan Designation: Downtown Zoning: Downtown Commercial Proposed Class 32 — Infill Development Project categorical exemption. The project is the Environmental replacement of existing and destroyed commercial retail buildings with new commercial retail buildings in an urbanized, downtown location. There will be no significant new Determination: impacts to traffic, air quality, water quality, or noise as a result of the project and therefore, qualifies for a Class 32 exemption. Staff Recommendation: Staff recommends approval of the Conditional Use Permit and Road Abandonment subject to conditions of approval. Design Review Committee Draft Action Minutes June 12, 2013 XG]IVAILY, IkaI=11:81l=4l 3=1:T-11%I[*]LI&+ Applicant Wysong • Need 65 foot sign height (needs to be higher than Jack-in-the-Box) • Bigger face needed Applicant Jess • Retail front / parking rear • Landscape easement abandonment Committee Member Kelley • Loss of Atascadero Street parking ok • Jack-in-the-Box drive thru location? • Right turn driveway - out only possible • Changeable video sign (Fonzi & Frace - concerned) Committee Member Kirk • Jack-in-the-Box pole sign status Chairperson Fonzi • Keep access to Jack -in -the Box open • Driveway signal changes • One-way Northern driveway good idea • Trash enclosure doors / roof screening • Ok with City logo Committee Member Anderson • Save mature street trees • Architect similar to Colony Sq / 360 architecture Community Dev. Director Frace • Pedestrian easement in front of Plaza - drop for ABC Licensing options • Height exception - DRC position supports • Sign height per balloon test / plus City of Atascadero Logo • Freeway area sign (Thom Jess to recommend size) Page 3 of 4 Public Works Director Thompson • Pedestrian tunnel to tie in with central walkway (La Rosa driveway conflict) leave as is PUBLIC COMMENT None Design Review Committee Draft Action Minutes June 12, 2013 Page 4 of 4 MOTION: By Committee Member Kelley and seconded by Committee Member Dariz to recommend approval as Submitted with the following conditions: a) Install freeway sign - height per balloon test b) City of Atascadero logo to be added (Thom Jess to recommend size of commercial sign face) c) DRC supports height exception d) City Engineer to review if Northern Driveway should be one-way direction e) No pedestrian easement in front of Plaza f) Trash enclosure doors and roof screening to be included Motion passed by 5:0 by a roll call vote. COMMITTEE MEMBER COMMENTS AND REPORTS Chairperson Fonzi — Old Main St. — removal process DIRECTOR'S REPORT None ADJOURNMENT - 4:40 p.m. City Staff will contact Committee for the next DRC meeting date; no items currently scheduled. MINUTES PREPARED BY: Warren Frace, Community Development Director t:\— design review committee\minutes\minutes 2013\draft action minutes 6-12-13.docx ITEM NUMBER: 2 DATE: 6/26/13 � '+, Atascadero Design Review Committee 1-7 Report In Brief - Community Development Department Callie Taylor, Senior Planner, (805) 470-3448, ctaylor@atascadero.org Paloma Creek Market CUP Site Compliance for Proposed Expansion of Use 11250 Viejo Camino ❑ Current CUP non-compliance, including landscape, signage, trash storage, parking, and driveway access points ❑ Proposal for expansion of facilities: interior tenant improvements proposed for full cooking facility and exterior suppression system hood. Staff recommends DRC discuss the proposed expansion of use and current CUP non-compliance and provide direction to Staff and the applicant regarding required site improvements. ITEM NUMBER: 2 DATE: 6/26/13 Background The Paloma Creek Mini Mart was originally constructed in 1994 as a drive through convenience/liquor store. In 2009, the applicant applied for a Conditional Use Permit (CUP) and a Precise Plan to eliminate the drive thru and convert the space to additional retail floor area. The CUP included a request for a reduction in the number of required parking spaces. For this use, the Atascadero Municipal Code requires a ratio of 1 space per 200 square -feet, plus one space per check stand. Standard AMC parking requirements would have required a total of eight (8) on-site parking spaces to be designated. Because of the limited site area, the shape of the lot, and the access and vehicular turning movement requirements, the site was designed to accommodate three (3) on-site parking spaces plus one accessible space. In April 2009 the Planning Commission approved a Conditional Use Permit which identifies all approved site improvements, including parking, driveways, landscape planters, signage, and trash storage. The 2009 resolution is included as Attachment 2. Approved 2009 CUP Site & Landscape Plan _ w Monument `��` '\'\ �!E✓O r sign \ Cq M/At •�. i North driveway to be closed off, U4#\ ;7_ replaced with landscape buffer ENG 13NEREA and accessible parking space - 39 1HEUCHERAx 1GL V,. O C-. S Cl Y 5 12 . 5 . 00 ., IQ G. C`� _C� bNCA C7lEREA�•, 22 AGAPANTH SOLI \ FFE = 818.01' - _ � ; �\ I Landscape (trees &L____. shrubs) to be installed�w�L�� / at corner and along allE3 d oo ,,„ o ° ' Er, �< frontages. a o, Condition #6 required `� �� Trash & turf be eliminated and =°� \ utility mixus 20 replaced with droughtT. \ EUONYMUA r' 1GL j screening Y G' SGL tolerant plants. 0.YtX- ,4 AW)dn,nx s Three standard IV 1GL parking spaces off EI Camino Real 9A ENG Q1161FA ITEM NUMBER: 2 DATE: 6/26/13 In early 2010, the conversion of the drive thru was completed. The construction included some site modifications; however, improvements were not installed in conformance with the CUP exhibits. The CUP exhibits identified that the north drive approach on Viejo Camino would be closed off and replaced with a landscape buffer and one accessible parking space. Instead, the north drive approach was left open and the accessible space was installed in an unusual location in front of the driveway. The other three standard spaces identified on the CUP plans were not striped or clearly identified on site. The site currently utilizes both drive entrances, and customers park wherever space is available on or off site. Current Proposal In early 2013, tenant improvements were installed without permits to add full commercial cooking facilities to the building. The kitchen included a fire hood suppression system with a large exterior exhaust fan which is visible from Viejo Camino. During plan check, Staff would typically look for some sort of screening or alternative location to conceal exhaust system fronting Viejo Camino. In this case, the system was installed without permits and is already located on site. The exhaust vent protrudes approximately three feet from the fagade at a height of approximately ten feet from the base of the structure. The vent has a diameter of approximately four feet. Staff is requesting guidance form DRC regarding possibly moving or screening the visible hood system. The expanded cooking facilities create an expansion of use as the building can now be used to cook and prepare meals onsite like a restaurant. The added services may create an increase in the demand for parking, which is already limited onsite and not in compliance with the CUP. It has come to staff's attention that the site has not been maintained in compliance with the 2009 Conditional Use Permit. Staff has identified the following noncompliant items: • Landscape was not watered or maintained. Plants became non-existent and turned into beds of uncut weeds. • Trash dumpster is not stored in the enclosure. It is located on the street frontage taking up parking area. • Numerous unpermitted signs located throughout the site. • Second drive entrance was not closed off and replaced with parking and landscape as required by CUP. Standard parking spaces are not striped on site. The applicant was originally contacted by staff several months ago regarding the non- compliance, and since that time some improvements to the site have been made. The weeds were recently cut and replaced with small plants on the corner of EI Camino Real and Viejo Camino. A complete landscape plan would typically be required to be submitted by a professional landscape designer in order to identify substantial shrubs and trees consistent with the CUP requirements, and to design an irrigation system which would ensure maintenance and longevity of the landscape. ITEM NUMBER: 2 DATE: 6/26/13 Staff is requesting direction from the Design Review Committee. Prior to permitting any new expansion of use, the City requires that a site be in compliance with the Conditional Use Permit. DRC guidance regarding the required landscaping and site improvements will help to clearly lay out the necessary items to be done so that the applicant can move forward with permitting the proposed kitchen facility expansion. Staff has identified the following specific items for DRC discussion: ❑ Signage ❑ Landscaping ❑ Trash storage ❑ North driveway closure and accessible space location ❑ Striping of 3 standard parking spaces onsite ❑ Expansion of cooking facilities related to increase in parking demand and existing Planning Commission approved parking reduction ❑ Screening or relocation of exterior hood vent on Viejo Camino ❑ Ongoing maintenance of the site and continued compliance with CUP and City codes Attachments Attachment 1: 2010 Aerial Photo of Site Attachment 2: Site Photos: Taken March 2013 & May 2013 Attachment 3: 2009 CUP Resolution of Approval: Plans & Conditions Attachment 1: Aerial Photo: 2010 s r ITEM NUMBER: 2 DATE: 6/26/13 Ift Pb%— 74W l ITEM NUMBER: 2 DATE: 6/26/13 Attachment 2: Site Photos: March 2013 & May 2013 Corner of EI Camino Real F ` LI .!!OR °LI y, M PALOM PL, OPEN ITEM NUMBER: DATE: 6/26/13 Viejo Camino drive entrance Accessible parking at the drive approach ITEM NUMBER: 2 DATE: 6/26/13 View from ECR, looking at existing parking ITEM NUMBER: 2 DATE: 6/26/13 Trash & Utility Enclosure MA CREEK LIQUOR QQIi-juj� � l , �' 05/28/2013 1250 Unmarked parking stalls ITEM NUMBER: 2 DATE: 6/26/13 Suppression System Hood Vent facing Viejo Camino PALOMA CREEK L,IQUc = DEL!•MDQ[AND ITEM NUMBER: DATE: 6/26/13 Attachment 3: 2009 CUP Resolution of Approval: Plans & Conditions See Following AI:) I �1 I 1 0 71 9 WHEREAS, an application has been received fi-om Paloma Creek Market ` Inc, 5599 Hollister AGoleta, CA 93117 (Property Owner) and Paloma. Creek Market, 11250 Viejo Camino, Atascadero, CA 93422, (Applicant), to consider a parking reduction for an existing, business located at 11250 Viejo Carnino (APN 045-342-014); and, WHEREAS, the site's current General Plan Designation is General Commercial (GC); and, WHEREAS, modifications to the parking standards is permitted through Conditional. Use Pen -nit approval; and, WHEREAS, the reduction in the number of parking spaces required is exempt per CEQA section 15305: minor modifications to land -use limitations; and, WHEREAS, the laws and regulations relating to the preparation, and public notice oil' environmental documents, as set foith in the State and local guidelines for implementation of the Califoi nia Environmental Quality Act (CEQA) have been adhered to; and, WHEREAS, a timely and properly noticed. Public Hearing upon the subject Conditional Use Permit application was held by the Plainiing Commission Of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said application; and, WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public Hearin- held on April 7, 2009 studied and considered the PLN 2009-1 Z 320- and, NOW, THEREFORE, the Planning Commission of the City of Ataseadero, Califorilia, takes the following actions: SECTION 1. Findings for approval of Conditional Use., The Planning Commission, finds as follows: 1. The proposed project or use is consistent with the General Plan and the City's Appearance Review Manual; and, 2. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance)-, and, 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety, or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use; and, 4. That the proposed project or use will not be inconsistent with the character or the immediate neighborhood or contrary to its orderly development; and, 5. That the proposed use or project will not generate a volume oftraffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the Land Use Element. 6. The characteristics of use or its immediate vicinity do not necessitate the number of parking spaces, type of design, or improvements required by this title and that reduced parking will be adequate to accommodate on the site all parking needs generated by the use. Z:� SECTION 2® AppLoval. The Planning Commission of the City of Atascadcro, California, in a regular session assembled on April 7, 2009 resolved to approve the PLN 2009-1320 subject to the following: EXHIBIT A- Conditions of Approv EXHIBIT B: Proposed Site Plan EXHIBIT C: Floor Plans EXHIBIT D: Elevations EXHIBIT E: Landscape Plan On motion by Commissioner Bentz, and seconded by Commissioner Schrnidt, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Commissioners Jack, Moreno, Bentz, Colarnarino, Schmidt, Sturtevant, and Ward ( 71 NOES: None (0) ABSTAIN: None (0) ABSENT: None (0) CITY OF ATASCADER0, CA ..... . .... '-Sandy Jack Plarming Commission Chairperson Attest: 'Warren M. F ace Planning Commission Secretary EXHIBIT A. Conditions of Approval / Mitigation Monitoring Program PLN 2009-1320 Conditions of Approval Timing Mitigation Mitigation Monitoring Program Measuna PS: Planning 11250 Viejo Camino BU Business Limse GP: Grading Perri -or Servces BS: Building services PLN 2009-1320 13P: Wilding Per" Fl: Final Inspection FD: Fire Dernarinnent PD: Police 10: Tenwrary Oreuriancy Department CE: City Engineer FQ Final Oxupancy RM: Final Map WR Wastewater CA: City Attorney Planning Services 1. This Conditional Use Permit shall be for a reduction in the number of on- PS PS site parking spaces required at 11250 Viejo Camino (APN 045-342-014) regardless of owner. 2. The approval of this use permit shall become final and effective for the PS purposes of issuing building permits fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance. 3. The Community Development Department shall have the —authority to BP —/FM PS,CE approvethe following minor changes to the " project that (1) modify the site plan project by less than 10%, (2) result in a superior site design or appearance, and/or (3) address a construction design issue that is not substantive to the Master Plan of Development. The Planning Commission shall have the final authority to approve any other changes to the Master Plan of Development and any associated Tentative Maps unless appealed to the City Council, 4. Approval of this Conditional Use Permit shall be valid for twenty-four (24)— --[3P I —FM —PS months after its effective date. At the end of the period, the approval shall expire and become null and void unless the project has received a building permit. 5. The applicant shall defend, indemnify, and hold harmless the City of —5-n—going Atascadero or its agents, officers, and employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning the subdivision. 6. Enhanced landscaping to include drought tolerant plants shall be —Un—going --ff-S—IFM provided within all new planter areas and along the El Camino Real frontage. Appropriate screen plants shall be provided between the frontages and parking stalls/parking lot areas. All turf shall be eliminated and replaced with drought tolerant species and shall be irrigated with drip irrigation. Public or Project Conditions City Engineer Standard Conditions Conditions of Approval / Timing Rsp..sibifity Mitigation Mitigation Monitoring Program JM—K.rig Measure PS: Planning 11250 Viejo Camino BL: Business Limse GP: Grading Perna Services BS: Budding seiviDes PLN 2009-1320 BP: Building Perinit R Final inspection FID: Fire Depafirrent PD: Police TO Temporary Departrnent Occupancy CE: City Engineer FO: Final Occupancy WW: Wastewater FM: Final Map CA Uy Attorney 7, A six (6) foot Public Utility Easement (PUE) shall be provided contiguous GP, BP CE to the property frontage on both streets. 8. All public improvements shall be constructed in conformance with the City GP, BP CE of Atascadero Engineering Department Standard Specifications and Drawings or as directed by the City Engineer 9. Alignment of frontage improvements shall be approved by the City GP, BP CE Engineer. 10The applicant shall mark the curb red along the frontage of the property,in GP, BP CE a method approved by the City Engineer, from a point twenty (20) feet south of the curb return on El Camino Real to a point twenty (20) feet south of the curb return on Viejo Camino to indicate no parking along this section of roadway. EXHIBIT B.- Proposed Site plan IN P Ing Ell Ail 25 wv—�m I "d LI III IIID SII T Ip rf IN P Ing Ell Ail 1]2z,,'j L'AMIM, RIAI PLAN RED (-*4 A CRED, 1,�CRIVE HHR'; -L Ell 1]2z,,'j L'AMIM, RIAI EXHIBIT C: Floor Plans -D -1 - PLAN PREPARED FOR- PALOMA CREEk DRIVE-THRU DFU & MARKF F EL CA1,111,10 REAL P, TA' @Bfi �i��ratioet� -–� 0 t-1- � - m z I�- m - a 0 IE - m - - m 0— 0 n ; r5�� Mho" � W Al FLAM FREAARED FrJf�: nu.. rr uFr • 9 K t Al Rte q <<EEli GRI (i TNRIJ DELI P4ARF'i-"F mi � � 1 n Li RF ,L L r f,f,Riflt ATASCADEPU, CA 9-511?, A ;era 91146 EXHIBIT E: Landscape Plan P, �, 1 6 PLAN PREPARED FOR DRI1 E W] LIOUOP, L we - Lt IGIV 5€ q U _ EL C 1,MHO REAL P z a r 3 ATh C'�DERO, (�. ° 42 ; C F IJ -G HJ 1 Yu 0th '+ a Nay J4 8 5�i.` U I "_ 11 .....__ I ITEM NUMBER: 3 DATE: 6-26-13 Atascadero Design Review Committee Report - CommunityDevelopment Department In Brief CAD AS Callie Taylor, Senior Planner, (805) 470-3448, ctaylor@atascadero.org SFR -3 Estancia: New Elevations & Floor Plans Las Lomas / Woodlands Specific Plan •Coastal Community Builders Appearance review of 3 new floor plans with elevations, each with option for front loaded or side loaded garages (2,330 — 2,745 sq. sf. each, with 2 or 3 car garages) Inlan. Pacific Builders, Redesigned second unit plans: 485 sq. ft., 1 bedroom unit, with gable or hip roof options �..Via Cielo, ❑ Color schemes and materials ❑ Project #: PLN -2099-0079 Standard conditions for construction recommended by City Staff DRC ._ -� MtlanoGeneral Jit ' � Plan: R Single -Family ���lrr:oma • •Woodlands S•- . (WoodridgeLasLomas) 'N Aar ��Q: aara ,. . • Project Area: Estancia: 10 remaining lots, 0.55 — 1.09 acres each O fir- a Existing Use: Graded building pads; units not yet constructed S Design❑ Appearance review of 3 new floor plans with elevations, each with option for front loaded or side loaded garages (2,330 — 2,745 sq. sf. each, with 2 or 3 car garages) ❑ Redesigned second unit plans: 485 sq. ft., 1 bedroom unit, with gable or hip roof options ❑ Monterey architectural style proposed for all 10 lots ❑ Color schemes and materials ❑ Conceptual landscape & fencing plan ❑ Standard conditions for construction recommended by City Staff Staff recommends DRC review the proposal and make a finding of consistency with the Appearance Review Manual and the Specific Plan. No Planning Commission review would be required. ITEM NUMBER: 3 DATE: 6-26-13 Background: 2003 Woodlands Specific Plan On October 14, 2003, the City Council approved Specific Plan #1 for the Woodlands/Las Lomas project. The Specific Plan outlines the process for development of a 278 -unit residential subdivision and associated improvements. The project included a mix of lots and home types, including: ■ SFR -1: 28 lots (two story, small lot single family) ■ SFR -2: 94 lots (mix of one & two story single family homes) ■ SFR -3: 21 lots (one acre single family lots with second units on most lots) ■ MFR: 35 townhomes for individual sale ■ MFR: 100 multi -family apartments ■ SC -1: 3.5 acres of Service Commercial located near the railroad off Halcon Road ■ OS: 52 acres of open space, comprised of hillsides & oak woodlands Sal Temp. fire der. _ tumarounC I / I I Legend Zoning Boundary - - --. Woodlands Specific Plan Boundary ® Phase 1 -SFR 1-2 Phase 2 -SFR -2 MFR SFR -3 SC -1 ITEM NUMBER: 3 DATE: 6-26-13 The Woodlands Specific Plan included specific elevation designs for both the SFR -1 and the SFR -2 lots. The multifamily portion of the project was subject to a secondary level of approval through a separate Conditional Use Permit. However, the SFR -3 one - acre lots were envisioned as a high end, custom home portion of the subdivision, and therefore did not include specific elevation styles to be regulated by the Specific Plan document. The Specific Plan does include Development Standards for the SFR -3 lots which identify setbacks, lot coverage, parking requirements, building massing and fencing. Conditions of Approval adopted by the City Council in the 2003 Specific Plan resolution also apply to the SFR -3 lots. Between 2005 and 2008, the previous builder constructed 10 of the 21 SFR -3 lots, known as Estancia. These included all of the homes on the upper Via Cielo cul-de-sac, and 4 homes on lower Via Cielo. All of the lots in the subdivision were graded for construction. The floor plans and elevations which were previously constructed on the SFR -3 lots went through a Staff level appearance review during the building permit process, as the City's Design Review Committee had not yet been established. Floor plans and elevations were not reviewed by Planning Commission or City Council. Last year Inland Pacific Builders/Coastal Community Builders went into escrow on the 10 remaining lots in the SFR -3 portion of the project on lower Via Cielo. There is one additional 2.3 acre lot located off Monte Verde Drive at the entrance to the SFR -3 area which is still unbuilt and is not being proposed for construction at this time. Proposed Amendment: Coastal Community Builders, the applicant, has submitted three new floor plans to be constructed on the 10 remaining lots on Via Cielo. The floor plans range in size from 2,330 sq. ft. to 2,745 sq. sf. each. Each home is designed with an attached 3 car garage which can be positioned as either side loaded or front facing. One bay of the garage may be converted to additional living space on some floor plans. Each floor plan provides a variety of options or modifications that the buyer can chose, such as guest room suites, extended den/office, or enclosed patio/courtyards. Over the past several months, the project applicant has submitted preliminary elevations for review via email to City staff and homeowners in the existing neighborhood. The applicant has shown a willingness to work with the neighbors to address concerns and to ensure consistency with the existing homes. The applicant has also made revisions to the elevations to incorporate Staff's comments. The current proposal includes architectural detailing such as window trim, stone accents, decorative chimney features and decorative low walls and columns. Fagades include bump outs, articulation, and roof line variation to add variety on all elevations, and provide focus on the front entry feature. Staff believes the proposed elevations are consistent with the intention of the Specific Plan and the City's Appearance Review Manual. PLAN A Ink PLAN A - FRONT ELEVATION- SIDE LOADED 3 CAR GARAGE SHOWN IN COLOR SCHEME 1 . e b' 4 PLAN A - FRONT ELEVATION- FRONT LOADED 3 CAR GARAGE SHOWN IN COLOR SCHEME 3 PLAN B ITEM NUMBER: 3 DATE: 6-26-13 ITEM NUMBER: 3 DATE: 6-26-13 OPTIONAL PLAN C Architectural Stvle The Woodlands Specific Plan originally identified that a mix of architectural styles should be used throughout the development, including "Rural Traditional," "Monterey," and "California Ranch." The smaller SFR -2 and SFR -1 lots included this architectural variety. However, the 100 multifamily apartments, which were approved for a project amendment last year, utilize only the Monterey/Mediterranean style. The current applicant is proposing to use the Monterey style for all of the remaining 10 lots at Estancia. Staff is in support of the proposed architectural style since there are 4 existing homes on this street which will be mixed in and provided some architectural variety, and a mix of styles is provided elsewhere throughout the development. The proposed architectural plans provide a clean, high end aesthetic which reflects the intention of the SFR -3 zone as identified in the Specific Plan. PLAN C - FRONT ELEVATION- SIDE LOADED 3 CAR GARAGE SHOWN IN COLOR SCHEME 3 AIL A. r PLAN C - FRONT ELEVATION- FRONT LOADED 3 CAR GARAGE SHOWN IN COLOR SCHEME 1 Architectural Stvle The Woodlands Specific Plan originally identified that a mix of architectural styles should be used throughout the development, including "Rural Traditional," "Monterey," and "California Ranch." The smaller SFR -2 and SFR -1 lots included this architectural variety. However, the 100 multifamily apartments, which were approved for a project amendment last year, utilize only the Monterey/Mediterranean style. The current applicant is proposing to use the Monterey style for all of the remaining 10 lots at Estancia. Staff is in support of the proposed architectural style since there are 4 existing homes on this street which will be mixed in and provided some architectural variety, and a mix of styles is provided elsewhere throughout the development. The proposed architectural plans provide a clean, high end aesthetic which reflects the intention of the SFR -3 zone as identified in the Specific Plan. t ITEM NUMBER: 3 DATE: 6-26-13 Site Plan A conceptual site plan has been provided to show the lot layout of the ten sites and how the floor plans would fit on each lot. However, the applicant would like to reserve the option to build the plans on any lot, in order to provided buyers with more flexibility and customization. Staff believes that this request can be accommodated by including conditions which state that the same floor plan or color scheme shall not be used on adjacent lots or on lots across the street from each other, and all setbacks required by Specific Plan shall be met regardless of the floor plan used. 71 K W a� � 0 � '� 0 ARCHITECTURAL,' ITE PLAN INC. ESTANCIA ESTATES AT LAS LOMAS C.- TRACT 2525, ATASCADERO, CALIFORNIA 64 1.09 A 67 EXISTING 0L rrm J;;i J;;group ill ITEM NUMBER: 3 DATE: 6-26-13 Color Schemes and Materials The applicant has submitted a color board with paint samples for three color schemes. Tile roofs will be utilized on all lots. Stone accents on entry columns, courtyard walls, and under windows are incorporated on some front elevations. All units will be constructed with smooth trowel finish stucco walls, consistent with the Monterey/Mediterranean style architecture. The stucco colors include off-white, light brown, and a light sand which are all in a neutral tone. Each unit has one accent color which will be either a medium or dark brown. The accent color will be used for the door and window trim, garage doors, roof beams & rafters, trellis features and the front door. During design review of a subdivision, the City typically prefers additional variety in the color schemes or additional accent colors. In this case, the color schemes include all neutral colored stucco walls with variation of brown accent colors. The DRC may choose to add a third accent color to the color schemes which could be utilized on the front door other small decorative accent areas. Decorative tile accents would be another way to bring additional color to the facades. Since the 10 lots are located in a limited area and will be mixed in with the four existing homes, DRC may find that the colors are acceptable as proposed and added variation is not needed. r 4. COLOR SCHEME 1 1. ROOFING: EAGLE CAPISTRANO: #M03 SANTA BARBARA 2. STUCCO: MERLEX P-141 BISQUE; SANTA BARBARA FINISH (SMOOTH TROWEL) 3. GARAGE DOORrF_NTRv DOOR ff82 DUNN EDWARDS #DEA5327 GHOST TOWN 4. EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE t4. OLOR SCHEME 3 . ROOFING: EAGLE CAPISTRANO: #3604 CARLSBAD BLEND . STUCCO: MERLEX P-5600 CARGO; SANTA BARBARA FINISH (SMOOTH TROWEL) . GARAGE DOOR/ENTRY DOOR/TRIM: DUNN EDWARDS #DEA162 LOG CABIN - EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE 1. 2. 44. COLOR SCHEME 2 1" :ING'EAGLE CAPISTRANO: #3606 VALLEJO RANGE 2.1 CO: MERLEX P-18 FRENCH TOAST; SANTA BARBARA FINISH (SMOOTH TROWEL) i. GARAGE DOOR/E_NTRY DOOR/TRIM DUNN EDWARDS # DE6063 BLACK WALNUT 4. EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE ITEM NUMBER: 3 DATE: 6-26-13 Second Units The original 2003 Woodlands Specific Plan resolution identified 13 second units to be constructed with Las Lomas development in order to fulfill the inclusionary housing requirement for the project. Second units are considered affordable by design due to their small size and potential to provide lower priced rental options or housing for extended family such as seniors or young people just starting out. Deed restrictions were recorded on 13 of the SFR -3 lots which are 1.0 acres or larger. These lots are not required to be sold to an affordable buyer, as the main unit is not deed restricted; however, if the units are rented out, it shall be to a qualified low income renter. There are 5 remaining second units identified for construction on the vacant subject lots. Construction of these units is required to fulfill the affordable housing requirement for the development. The units shall be constructed with a full kitchen, sleeping area, and shall have a separate address. The applicant has submitted an updated floor plan and elevations for the second units. The units are proposed as 485 sq. ft., 1 bedroom units. The building has simple design, with either with either a gable or a hip roof option. A front patio with covered trellis is optional. Secondary Dwelling Unit 1 -acre or greater lots SECONDARY DWELLING UNIT- FRONT ELEVATION -GABLE SCHEME SECONDARY DWELLING UNIT -FRONT ELEVATION -HIP SCHEME 3-iO%'VN IN COLOR 3CFEKIE 3 S?iOWN IN COLOR SCHEME 2 ITEM NUMBER: 3 DATE: 6-26-13 Conceptual Landscape & Fencing Plan The applicant has provided a conceptual landscape and fencing plan for DRC review. A mix of drought tolerant trees, shrubs, ground cover and accent plants are identified. As identified on the previously issued on-site improvement plans, street trees are to be planted along frontages, approximately 30 -foot on center. In addition, all cut and fill slopes shall be landscaped with a combination of trees, shrubs and hydroseed to stabilize and revegetate the slopes. Permitted fencing types are identified in the Woodlands Specific Plan. The document allows solid 6 -foot wood fences on flat areas of the site when outside the front setback and recessed from the front of the house. View fencing such as the wrought iron style previously used on site, is to be used on slopes and where back yards back up to slopes or view sheds. It is standard for all planned developments that fences and front yard landscape are required to be installed by the developer prior to final occupancy. This helps to ensure consistent fencing styles, and completes the areas visible from the street throughout the project. When fences are not installed by the developer, a development can quickly take on a hodgepodge look with a mix of fence styles, heights and locations. Previously on the Estancia lots, staff has left it up to the developer to propose where the fences would be located. Complete side and rear property line fences were not required to be installed by the developer, and were often added later by the homeowner. If the DRC would like to see a specific fencing type or standard location installed with the remaining 10 lots, this can be added to the conditions to be implemented with construction. COASTAL COMMUNION BUILDERS, INC. ESTANCIA ESTATES AT LAS LOMAS ew,�•-�� TRACT 2525, ATASCADERO, CALIFORNIA PLANT SCHEDULE \I/\CO�ONNCEPT TM�Wenr¢Imi/Pmyc M.Nam PMYIu vane. / c..Mn+. Syc.a+ 'T/ oaam.gNeY ltan/live GW OaoskbMalVWaYOf ® uuroLlmnr sRRues Aear.aamm/m.ysmr Iwgmmab a ag Rea /ea Rea Nmcnm Pmv AaamynyanammaMa'Rmae Maary / Rm..e Mw.n M.�aan BmuamvairyY/LtlYbV Bmmma Caimlr ar.q n / cu.nr Cmc. am..ownn/aneRwn. z'Aa,M Fmfms /GW1a- Lagayammnl ampwm/ RaZrMtl TaaTa RMaaMv rJYb /mrm "EvaCw I CMmre CWaaEmry ROn nngreun i Rea fbaFg Cumin Ram�nonm d4aW T'ar� �a I Tucm+SYm Rwanay ACGENTR/.MS AWaaz banns /Mam9�ro Yaox MMSW� BLm Snq Fame 4z"Evmgiemi YYM /GryMy RMS wab/TWMy Lyne mMamWm Y+Mn Rina' / NWn Ws Rya Lay Taa IY,yuL wN.iw P:::m,maimayael / Merya g.wawa PMane fnNmn l Jmmabm Saga PMnmim.'89a /Ya,Mgalea Mmanri Fa. rias gladlSamwtla (KmM� CaaM1m 9 EaLmu'AMIa gq' / Anila B.y Lisc a.an.a��mia�r./c.er Q.F. dinmr ma�a/caP�M rna.. s... alYJeY'PlaenWe' /Q�ailRaaavy ,n.a / samM.aa sm,a.b mm.m. /gad R.c ,naa, Ras oeao.g / Ras Q.apaq Qyme vara mapr vmwgne /vmw,pee Pmbaar ® �yu s«Ries��RRe�ws Mpa,be ManaMa �gelar Ovum aW�tlomlRaGim oa a'e,�WFy' /a.l.an rod Po- Eagma MavimYsaml Ramsm H wrl�ra amgna / Caml BaY arMY mguNrYlEnpiaaLwMer Mani4m mmWm /Sary Natty ib Prarnmewaemml Rapn Faun Gmv SWM afiseY lGaan Saga Smam da'AwnnAry' /Gatlaa Sb,mua LUCnaYtdbime/dWr�e Wmr 1 0 rrmdesigngroup11 A4 m.engmma.amaaY aanla Mla, aa�,am,aa�, .,.,® ITEM NUMBER: 3 DATE: 6-26-13 Staff Recommendation: Staff recommends that the DRC finds the proposed Estancia plan set consistent with the Woodlands Specific Plan and the City's Appearance Review manual. Since the SFR -3 lots did not include floor plans or elevations in the original Specific Plan, appearance review and consistency with the Specific Plan is all that is required to approve new designs. This is not considered a Specific Plan Amendment and does not require Planning Commission review. Only DRC approval is required in order to begin the building permit process. Staff is recommending that standard conditions for construction be included with DRC approval to ensure architectural variety along the streetscape, and completion of key subdivision elements. The following reflect conditions which are standard of any subdivision constructed in the City, as well as conditions previously adopted by the Specific Plan. Inclusion here with DRC approval would be to reinforce these standard conditions: 1) Individual lot development may utilize any of the approved floor plans A, B or C, provided that streetscape variation is achieved. The same plan number and/or color scheme shall not be placed on adjacent lots, or across the street from each other. 2) Setbacks shall conform with the Development Standards identified in the Specific Plan. Setbacks to be clearly identified on site plan at time of building permit submittal 3) Any elevation visible from the street shall include elements such as window trim architectural detailing, and facade relief consistent with the front elevation. (For example, the side elevation/back of garage on lot 63 which is visible from cul-de- sac, or the house side elevation on Lot 60 which is visible upon entering Via Cielo.) This requirement applies to both the main house and the second unit; utilities shall not be located on the front fagade of the second unit when visible from the street. 4) Fences are required to be installed prior to final of the units. Fencing plans for each individual lot shall be submitted with building permit plans, with designs to be consistent with the Specific Plan. 5) Front yard landscape plans shall be submitted with building permits. Front yard landscape shall be installed prior to final occupancy of each unit. 6) Second units shall be constructed on 5 of the 10 lots, consistent with the Specific Plan inclusionary housing requirements. Second units shall be constructed concurrently with the main residence. A three -car garage or equivalent third car covered parking shall be constructed on any lot with a second unit, per Specific Plan requirements. 7) The development of the subject lots shall be in conformance with the 2003 Woodlands Specific Plan document, all existing Conditions of Approval previously approved by Planning Commissions and City Council by resolution, and the previously approved on-site subdivision improvement plans. Attachments: Attachment 1 Attachment 2 Attachment 3 Attachment 4 Attachment 5 ITEM NUMBER: 3 DATE: 6-26-13 2010 Aerial Photo Specific Plan SFR -3 Development Standards Las Lomas Inclusionary Housing Plan Site Photos: Previously Constructed SFR -3 Estancia Homes Proposed SFR -3 Estancia Plans, (Coastal Community Builders, submitted 6/19/13) ITEM NUMBER: DATE: 6-26-13 Attachment 1: 2010 Aerial Photo ITEM NUMBER: 3 DATE: 6-26-13 Attachment 2: Specific Plan SFR -3 Development Standards Yvcxu »nr n: SPECIFIC PLAN REGULATIONS Table 8 - SFR -3 Development Standards All numbers aro minirwm9 unless otherwise noted. For regulations not covered In this code refer to the Conditions. Covenants 3 Reslricions (CCERs). This Devebpment Cade shall prevall whom it conhlca with the City of Ateseadero Municipal Code. Devel2oent Standards — Lot Area 23.000 sq. ft, AAinimurn Lot Area. Interior Lot Width 6,.r Minimum interior Lot Wrdlh at Minimum Front Yard Setback. r rc To- _ 35 Minimum Cube -sac Strest s� Cul-desac Street Frortage Frontage. �N Lot Depth 11)0- A6nimum Lot Depth. i s •' , yi . Lot Coverage 50% Maximum Lot Coverage rix M ! =• structures or as cs cbw by building ecwelope as indicated on Tentative Tract Map. 1 whulkever is more rostrk:6 Applies to reafed structures including pashas, garages. and accessory buildings. Excludes save: overhangs. patios, driveways, walks, and oder impervious surtaces. Secondary Dwelling Units 1 acre Minimum lot 9126 allouring Secondary units 5etoack Requirements Front Yard UnW 15' Ainlnxm Front Yard Second Unh Setback Alearsured horn Property Line or edge of asphalt on ^ate drive. whid9ever is greater. Garage 20' Minimum f=ront Yard Garage Setback e Measured from Property Line or edge of 7;s asphalt on private drive; wtrichever is greater. ;y[[ 11�`'. t hr. SldeYard � ;,•��.,• Interior 15 Minimum Side Yard Interior Sellbacik Measured from Property ins• Street Side 15' Minimum Street Side Yard Selbadk Measured from Property Line or edge of asphalt on private drive; wlwcheveris greater. Rear Yard 2(r 1Arrmum Rear Yard Setback Measured from Property Line, CITY OF ATASCADERO I1-16 WOODLANDS SPECIFIC PLAN ITEM NUMBER: DATE V.at U-41 ,PECIFIC PLAN REGULATIONS Table 8 - SFR -3 Development Standards All numbers are mtnirourna uniess olhorwise noted. Fcr regulations not covered in this code rater to the Conditions, Covenants & Restrictions (CC&.Rs)- Ttm Development Code shall preyail whereK oordiicts with the City of Ataseadero Municipal Code. OffStreot ParkingReyuirements Primary lket 5eoondary Unit Buil Jing_ Massing Height Ridge4op Lots Primary LW & Secondary UNI ',ion -Ridge -top Lots Primary Urvt & Secondary Unit Prhr+ary Unit Floor Area Secondary Unit Floor Area Fencing Wtihtn Setbacks ietwtc Setbacks 2 Coveted Spaces t Covered space 22' Applies toLob 1W42- maxN>wm Height- 36' eight36' Applies b Lots 123-137 & 143. ��- Maxrnum Heigh- C 1.500 SF %nimum Fina Area. 800 SF Maxirn rn Floor Area. 3' Maxinxrm Height of Fendng VMw Setbacks. 8 Meldrnum Hesght of FencN Behind Setbacks. Architectural Projections {See Exhibit 6) Eaves: May project up to 30111110 any Setback - Porch Covers, Patio Covers, Overhead Trellises & Deck Coven: May project into Rear Setbacks. Only prOvIded that minirrtrn of 5' is n%il rftr�au: between U+e projeclion and I.he rear property line and that a height of 10' Is not exceeded • Chknneys, "Windows. Architectural Pralections & Similar Foaiures: May project up to 24' into any Setback Decks, Planters, Patios & Similar Features (loss than 30" above grade): May project eco any Setback. • Uncovered Decks, Uncovered Balconies, & Uncovered Porches (piaster than 3W above grade): May project up to of"minimum requites rear yard. CITY OF ATASCADERO i I-1 ., N� t ii im-,kNoS SPECIFIC PLAN 3 6-26-13 Rear Yard Projections I [ �I property _me ry minimum requ red yard, Front Yard Projections 110 ITEM NUMBER: 3 DATE: 6-26-13 P" TUS: be a rrinmun Wmpn or T and wxtln or 17 Nnmumt trdi 5E{�ddt D0' Mlrlrnum Rory. setback \ of mrirrtrr 9 E seack or i�\ >D �7N Min mum setback c` garde is 1 = =or SFR -t and 20' for SFR -2 V �'� Architectural Projections -ire irr ITEM NUMBER: 3 DATE: 6-26-13 Attachment 3: Las Lomas Inclusionary Housing Plan: Adopted 2003 as Specific Plan appendix D and Resolution of approval Exhibit F Affordable Housing Plan Table 8.21.03 Inclusionary Housing Council Policy Proposed MFR Units 101 units 55.6 units 2001. Affordable 20.2 units in -lieu calculation percent ave. bldg. prmt. valuation $120.000 $1,103.952 in -lieu calculation percent 2.50/. in -lieu valuation figure $303.000 (ave. building permit valuation X # of units X 2.5%) Affordable Distribution 20% Very Low 4.0 units 2.0 apartment units 37% Low 7.5 units 5.0 apartment units 430/. Moderate 8.7 units 8.0 apartment units 20.2 units 15.0 units inciusionary Housing councii roucy rroposea SFR Units 177 units 204•o Affordable 35.4 units ave. bldg. prmt. valuation $181.006 in -lieu calculation percent 2.5% in -lieu valuation figure $800.952 (ave. building permit valuation X it of units X 2.5%) Affordable Distribution 1004', Moderate 35.4 units 13.0 secondary units 9.0 townhome units 4.0 SFR -1 units 35.4 units 26.0 units incwsionary Housing uounai roucy rroposea Total Project Units 278 units 204o Affordable 55.6 units ave. bldg. prmt. valuation $158.842 in -lieu calculation percent 2.5% in -lieu valuation figure $1,103.952 (ave. building permit valuation X,# of units X 2.511/.) Project affordable totals: 55.6 units 41.0 units 9,211/03 2.0 units 50.500 2.5 units 33.1% 0.7 units 7.9% 5.2 units 25.7% $78,000 $772 oer unit 9.4 units 26.640 $212,682 $1,202 Der unit 14.6 units 26.3°,0 $290.682 $1,046 per unit ITEM NUMBER: DATE: 6-26-13 Attachment 4: Site Photos: Previously Constructed SFR -3 Estancia Homes Plans approved at Staff Level, specific designs not part of Specific Plan ITEM NUMBER: DATE: 6-26-13 ITEM NUMBER: DATE: 6-26-13 Attachment 5: Proposed SFR -3 Estancia Plans, Coastal Community Builders, submitted 6/19/13 See Attached PDF Setback Requirements Front Yard Dwelling Unit/ 15' Second Unit Garage 20' Side Yard Interior 15 Street side is, Rear Yard 20• Off -Street Parking Requirements Primary Unit 1/ Secondary Unit 1 Covered Space V `r Height _ Ridgo•top Lots CN - Commercial Neighborhood X, SPECIFIC PLAN REGULATIONS Secondary Unit (Standard Lot) Non -Ridge -top Lots Primary Unit & Table 8 - SFR -3 Development Standards Secondary Unit (Estate Lot) All numbers are minimums unless otherwise noted. 1,500 SF Secondary Unit Floor For regulations not covered in this code refer to the Conditions. Covenants & Restrictions (CC&Rs) Area This Development Code shall prevail where it conflicts with the City of Atascadoro Muniopal Code. RMF - Residential Multi -Family Development Standards T Behind Setbacks 6' Lot Area 23.000 sq. Il. Minimum Lot Area. interior Lot Width 80' Minimum Interior Lot Width at Minimum Front Yard Setback. 35' Minimum Cul-de-sac Street Cul-de-sac Street Frontage Frontage Lot Depth 100' Minimum Lot Depth Lot Coverage 50% Maximum Lot Coverage for all structures or as dictated by building envelope as indicated on Tentative Tract Map, r whichever is more restrictive. Applies to roofed structures including porches, garages, and accessory buildings Excludos eave overhangs, patios, drivoways, walks, and other impervious surfaces Secondary Dwelling Units 1 acre Minimum lot size allowing secondary units Setback Requirements Front Yard Dwelling Unit/ 15' Second Unit Garage 20' Side Yard Interior 15 Street side is, Rear Yard 20• Off -Street Parking Requirements Primary Unit 2 Covered Spaces Secondary Unit 1 Covered Space Building Massing Height (Small lot) Ridgo•top Lots CN - Commercial Neighborhood Primary Unit & 22 Secondary Unit (Standard Lot) Non -Ridge -top Lots Primary Unit & 36' Secondary Unit (Estate Lot) Primary Unit Floor Area 1,500 SF Secondary Unit Floor 800 SF Area OS - Open Space Een g RMF - Residential Multi -Family Within Setbacks T Behind Setbacks 6' Architectural Projections (See Exhibit 6) Minimum Front Yard Setback Measured from Property Lino or edge of asphalt on private drive, whichover is greater. Minimum Frnnt Yard Garage Setback Measured from Property Line or edge of asphalt on private drive; whichever is greater. Minimum Side Yard Interior Setback Measured from Property Line. Minimum Street Side Yard Setback Measured from Property Lino or edge of asphalt on private drivo, whichever is greater. I.Sinimum Rear Yard Setback Measured from Property Line. Applies to Lots 138-142. Maximum Height. Applies to Lots 123-137 & 143 Maximum Height. Minimum Floor Area Maximum Floor Area. Maximum Height of Fencing Within Setbacks Maximum Height of Fencing Beh nd Setbacks Eaves: May project up to 30' into any Setback. Porch Covers, Patio Covers, Overhead Trellises & Deck Covers: May project into Rear Setbacks. Only provided that a minimum of 5' is maintained between the projection and the rear property line and that a height of 10' is not exceeded Chimneys, Bay Windows, Architectural Projections & Similar Features: May project up to 24' into any Setback Decks, Planters, Patios & Similar Features (less than 30" above grade): May project into any Setback. Uncovered Docks, Uncovered Balconies. & Uncovered Porchos (greater than 30" above grade): May project up to I of the minimum required rear yard ,II`000k;u, 1001, {� / / / / ,p 1 P / / / lop 4,P1 SW 19 r- FiCI DRAWA62 [ASi-i{QNr IK" 1 i W _ r o•nrsr. o� � \ � , re=leu• t��• � J 4Ir6-ilil r .! 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LANDSCAPE PLAN - LOT 70 A5 PLAN A FLOOR PLAN & FRONT ELEVATIONS A6 PLAN A - FLOOR PLAN OPTIONS A7 PLAN A REAR & SIDE ELEVATIONS AND SECONDARY DWELLING UNIT REAR/SIDE ELEVATIONS A8 PLAN B FLOOR PLAN & FRONT ELEVATION A9 PLAN B - FLOOR PLAN OPTIONS A10 PLAN B REAR & SIDE ELEVATIONS AND SECONDARY DWELLING UNIT REAR/SIDE ELEVATIONS All PLAN C FLOOR PLAN & FRONT ELEVATION Al2 PLAN C - FLOOR PLAN OPTIONS A13 PLAN C REAR & SIDE ELEVATIONS AND SECONDARY DWELLING UNIT/REAR AND SIDE ELEVATIONS A14 FRONT ELEVATION STYLES A15 COLORS AND MATERIALS BOARD SC- ''\\ P RMF -16 OS as (PD7) Q° (FH) �. C MFR M (F ) SFR -3 OS SFR -1 F o �� (n 16 z� OS RS % RS p SFR -2 o OS a 0 CPK -PD P —••—• FH) R d a CN m a Legend City Limit Line City of Atascadero Zoning Categories Woodlands Specific Plan Zoning Districts Zoning Boundary P - Public SFR -1 - Single Family Residential OS - Open Space (Small lot) Woodlands Specific CN - Commercial Neighborhood SFR -2 - Single Family Residential Plan Boundary CP -K - Commercial Park (Standard Lot) SFR -3 - Single Family Residential RS - Residential Suburban (Estate Lot) FH - Flood Hazard Overlay MFR - Multi -Family Residential PD7 - Planned Development Overlay OS - Open Space RMF - Residential Multi -Family SC -1 - Service Commercial tsirsall.,, I-, Zoning Districts Ma Exhibit 5 NORTH rrm,ldesigrgroup creating environments people enjoy' DATE: JUNE 79,2013 #7013029 i 3 1.09 C. Seco dary � Dw ing Uni COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast %71 5A . O B � xisnN � i�ESIDEN E .9.63 A . ide ARCHITECTURAL SITE PLAN ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA 1._00 Ac. i I S condary swelling Unit I Dwelling/iJnit/ -sem NORTH SCALE 1" = 40' r Jesi r,� group creating environments people enjoy' )k2 DATE: JUNE 19,2013 #7013029 Vacant Parcels Lot Plan Elevation Color Scheme Main House Address Guest unit Guest Unit Address 61 4R B 5 3791 SF 9550 Via Cielo 65 1 A 1 2902 SF 9658 Via Cielo 67 4 C 7 3791 SF 9575 Via Cielo 418 SF 9577 Via Cielo 72 4R A 1 3791 SF 9525 Via Cielo 418 SF 95287 Via Cielo 73 2 B 6 3326 SF 9535 Via Cielo 789 SF 9537 Via Cielo 60 1 R C 9 .2902 SF 9500 Via Cielo 70 1 B 4 2902 SF 9505 Via Cielo 418 SF 9507 Via Cielo 68 1 B 6 2902 SF 9565 Via Cielo 63 2 C 9 3326 SF 9650 Via Cielo 64 2R B _ 6 3326 SF 9700 Via Cielo 789 SF -R 9702 Via Cielo ilk L �0) AV <• i -_ ••��� ��` �""� -� / iJ,IJ JJ /0 EXISTING '.%!F� RESIDENCE Ac. a, o� 67 lk ' / -, �' homey � \ ' a • �` y \ *,. � � , �_t.0� ' - i .0_ , �� %�., 0. 3 1.00 Ac. 66 • -. = . - -� 1 1.04 Ac \ , ZI EXISTING / 1 9 , RESIDENCE — t i / / / 1 I ''� m , =''' I �X '/ // / ,• J$V P Iii �.- ,� Fr 1/j //: r / $ J , �� �` �� -- — ——'---_ \ � � 71 _ _ �� ^� - - - _ =_�_ (e) Accessory � ' - / �~�� 66.9 � + '/ � � \ 4- EXISTING _.... ,�- j� ;� ,,,; welling Unit ` `G., �A RESIDENCEs�,�, 59 2711 62 EXISTING°•; , , - , RESIDENCE Ob C a�bbC \s ° \\ 1 .0 AC . _ �—. �- - , , ;- , 971 7 Fc ,, — ,a� i�� h 4*- ``• �W % — \ -1 / p " 4,N,`AGI v6 1X e-bz 4% \ \ j / • , J �' / i , h' j'' - 456 Nv X -6 3 \\ r o Ac. ( r ` 1.09 Ac. y , 1p410 h i�l\�� ,�� • 1 oLt _ -� k �P� 17 a 1 , 1 \\ Via, 1 I ,g. • 60 r / � _ _-- d •• /� • ` 1 / — �' o r \11�� -- tip►--� ` �'\ \ r y , _ -; / �1 I — t' - 08.58 J _ 0.61 Ac. - - -� .0.61 Ac. \ .�- \ � i �� ' - ' � 1 _ � of - — ` � '. . - , \`! %,\� t -•,75 1\ 1K i64WC i 11—COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast 154# 50 E Ak o / • I / Li` f� N. AERIAL PHOTGRAPH & ORIGINAL LOT DEVELOPMENT PLAN ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA NORTH rrmJesigrl group creating environments people enjoy' SCALE 1" = 40' DATE: JUNE 19,2013 #7013029 •J� si �0) AV <• i -_ ••��� ��` �""� -� / iJ,IJ JJ /0 EXISTING '.%!F� RESIDENCE Ac. a, o� 67 lk ' / -, �' homey � \ ' a • �` y \ *,. � � , �_t.0� ' - i .0_ , �� %�., 0. 3 1.00 Ac. 66 • -. = . - -� 1 1.04 Ac \ , ZI EXISTING / 1 9 , RESIDENCE — t i / / / 1 I ''� m , =''' I �X '/ // / ,• J$V P Iii �.- ,� Fr 1/j //: r / $ J , �� �` �� -- — ——'---_ \ � � 71 _ _ �� ^� - - - _ =_�_ (e) Accessory � ' - / �~�� 66.9 � + '/ � � \ 4- EXISTING _.... ,�- j� ;� ,,,; welling Unit ` `G., �A RESIDENCEs�,�, 59 2711 62 EXISTING°•; , , - , RESIDENCE Ob C a�bbC \s ° \\ 1 .0 AC . _ �—. �- - , , ;- , 971 7 Fc ,, — ,a� i�� h 4*- ``• �W % — \ -1 / p " 4,N,`AGI v6 1X e-bz 4% \ \ j / • , J �' / i , h' j'' - 456 Nv X -6 3 \\ r o Ac. ( r ` 1.09 Ac. y , 1p410 h i�l\�� ,�� • 1 oLt _ -� k �P� 17 a 1 , 1 \\ Via, 1 I ,g. • 60 r / � _ _-- d •• /� • ` 1 / — �' o r \11�� -- tip►--� ` �'\ \ r y , _ -; / �1 I — t' - 08.58 J _ 0.61 Ac. - - -� .0.61 Ac. \ .�- \ � i �� ' - ' � 1 _ � of - — ` � '. . - , \`! %,\� t -•,75 1\ 1K i64WC i 11—COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast 154# 50 E Ak o / • I / Li` f� N. AERIAL PHOTGRAPH & ORIGINAL LOT DEVELOPMENT PLAN ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA NORTH rrmJesigrl group creating environments people enjoy' SCALE 1" = 40' DATE: JUNE 19,2013 #7013029 Examples of potential fencing styles COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA CONCEPT PLANT SCHEDULE TREES Arbutus menziesii / Pacific Madrone Platanus racemosa / California Sycamore Quercus agrifolia / Coast Live Oak Quercus lobata / Valley Oak TALL TO MEDIUM SHRUBS Abelia x grandiflora / Glossy Abelia Anigozanthos x ' Big Red' / Big Red Kangaroo Paw Arctostaphylos densiflora 'Howard McMinn' / Howard McMinn Manzanita Buxus microphylla / Littleleaf Boxwood Camellia sasanqua / Christmas Camellia Cistus x purpureus / Orchid Rockrose Grevillea x 'Austraflora Fanfare' / Grevillea Leptospermum scoparium / New Zealand Tea Tree Mahonia nevinii / Nevin Mahonia Rhamnus californica 'Eve Case' / California Coffeeberry Ribes sanguineum / Red Flowering Currant Romneya coulteri / Matilija Poppy Rosmarinus officinalis 'Tuscan Blue' / Tuscan Blue Rosemary ACCENT PLANTS Achillea x 'Moonshine' / Moonshine Yarrow Festuca ovina glauca / Blue Sheep Fescue Hemerocallis x ' Evergreen Yellow' / Daylily Kniphofia uvaria / Torchlily Leymus condensatus 'Canyon Prince' / Native Blue Rye Liriope muscari 'Variegata' / Variegated Lily Turf Penstemon x ' Midnight' / Midnight Beardtongue Phlomis fruticosa / Jerusalem Sage Phormium x 'Jester' / Variegated Mountain Flax Salvia greggii / Autumn Sage Yucca glauca / Soapweed GROUNDCOVER Arctostaphylos uva-ursi / Kinnikinnick Ceanothus gloriosus 'Anchor Bay' / Anchor Bay Lilac Ceanothus griseus horizontalis / Carmel Creeper Mahonia repens / Creeping Mahonia Rosmarinus officinalis ' Prostratus' / Dwarf Rosemary Sedum album / Stonecrop Senecio mandraliscae / Blue Finger Thymus x 'Red Creeping' / Red Creeping Thyme Vinca major 'Variegate' /Variegated Periwinkle SMALL SHRUBS & PERRENIALS Arctostaphylos hookeri / Hooker's Manzanita Cistus salviifolius / Rockrose Sageleaf Cistus x ' Brilliancy' / Brilliancy Rock Rose Erigeron karvinskianus / Fleabane Heuchera sanguinea / Coral Bells Lavandula angustifolia / English Lavender Mimulus aurantiacus / Sticky Monkey Flower Pennisetum setaceum / Purple Fountain Grass Salvia officinalis / Garden Sage Sedum acre 'Autumn Joy' / Goldmoss Stonecrop Zauschneria californica / California Fuchsia rrmJesigrl group 0 5 10 ^,y creating environments people enjoy' DATE: JUNE 19, 2013 #1013029 141- 4" 9' - 10" M1 1 COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast 18'- 2 5/8" Residence 17'-6" 3 -Car Garage - Side Load 0 N N Secondary Dwelling Unit 1 -acre or greater lots FRONT ELEVATION - MONTEREY STYLE 2,330 SF Main Residence (up to 2,692 SF w/ options) 788 SF 3 -Car Garage / 495 SF 2 -Car Garge Opt. Shown in Color Scheme 1 FRONT ELEVATION - GABLE SCHEME SECONDARY DWELLING UNIT 0 1 " ATil AMM L 485 SF 1 -Bedroom Residence Shown in Color Scheme 1 ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA ff a 3. 2. COLOR SCHEME 1 1. ROOFING: EAGLE CAPISTRANO: #8403 SANTA BARBARA 2. STUCCO: MERLEX P-141 BISQUE; SANTA BARBARA FINISH (SMOOTH TROWEL) 3. GARAGE DOOR/ENTRY DOOR /TRIM: DUNN EDWARDS #DEA5327 GHOST TOWN 4. EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE iesingr group 11 creating environments people enjoy' SCALE 3/16" = 1' )k5 DATE: JUNE 79, 2013 #1013029 MIM KITCHEN LIVING 17'-6" X 9'3" ROOM 18'-0" X 18'-0" Optional Rear Patio/Courtyard Floor Plan Offered (a- Side Load or Front Load BATH 6'-6" X 10'-5" Garage Layouts COASTAL COMMUNITY BUILDERS, Building Excellence on the Central Optional Front Load 3 -Car Garage Layout w/ Optional Court r ENTRY COVERD PORCH w.I.0 7'-2" X 10'-6" OPT. DEN/OFFICE EXTENDED 12'-8" X 16'-11" �:r_T" Optional Bedroom Suite Floor Plan w/ 2 -Car Side Load Offered (a- Side Load Garage Layout Optional Enlarged Den Floor Plan Offered (@ Front Load or Side Load Garage Layouts PLANA - OPTION S INC. ESTANCIA ESTATES AT LAS LOMAS Coast TRACT 2525, ATASCADERO, CALIFORNIA '.OVERD PORCH EN COURTYARD Optional Courtyard Floor Plan Offered (a- Side Load Garage Layout desigr group�� creating environments people enjoy' COV. PATIO 13'-0" X 6'-3 SCALE 3/16" = 1' )k6 DATE: JUNE 79, 2013 #1013029 LEFT ELEVATION LEFT ELEVATION r OrASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast REAR ELEVATION PLAN A REAR ELEVATION RIGHT ELEVATION RIGHT ELEVATION SECONDARY DWELLING - GABLE SCHEME ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA rrmJesigrlgroup creating environments people enjoy' SCALE 1/811 = 1' AsF--- 1 7 DATE: JUNE 19, 2013 #1013029 C O N 0 O 011 M.BATH 10'-4" x 12' W.I.C. 10'-4" x 7'-10" BED 2 10'-4" x 11'-4" BATH 1 '-5" x 5' 11� (D M. BED 14'-7" x 15'-6" HALL BED 3 11'-4" x 10'-3" PWDR. 7'-11 "/x\5'-6" OFFICE/DEN 12'-11" x 12'-11" L-. 64'- 5 1/2" LIVING 18'-6" x 14' ENTRY Main Residence 3 -Car Garage - Side Load Secondary Dwellin 1 -acre or greater lots COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast Unit DINING 12'-7" x 12'-7" NOOK I 0 KITCHEN O 11' x 15-7" I I I I I I LNDRY. Mir, 3 -CAR GARAGE _ 21'-4" x 364" O FRONT ELEVATION - MONTEREY STYLE 2,370 SF Main Residence 0, 4(" L' FRONT ELEVATION • HIP SCHEME 211-0" � SECONDARY DWELLING UNIT 485 SF 1 -Bedroom Residence Shown in Color Scheme 2 ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA (up to 2,490 SF w/ option 720 SF 3 Car Garage Shown in Color Scheme 2 COLOR SCHEME 2 2. 1. ROOFING: EAGLE CAPISTRANO: #3606 VALLEJO RANGE 2. STUCCO: MERLEX P-18 FRENCH TOAST SANTA BARBARA FINISH (SMOOTH TROWEL) 3. GARAGE DOOR/ENTRY DOOR/TRIM: DUNN EDWARDS # DE6063 BLACK WALNUT 4. EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE SCALE 3/16" = 1' iesingr�III )k8 creating environments people enjoy' DATE: JUNE 19, 2013 #1013029 Optional Front Load 3 -Car Garage Lam w/ Optional Court n 17'-4" Optional BedroomSuite Floor Plan Offered CcD- Side Load and Front Load Garage Layouts PLAN B - OPTIONS COASTAL COMMUNITY BUILDERS, INC. ESTANCIA ESTATES AT LAS LOMAS Building Excellence onthe Central Coast TRACT 2525, ATASCADERO, CALIFORNIA desmigr group 11 creating environments people enjoy' SCALE 3/16" = 1' )k9 DATE: JUNE 19, 2013 #1013029 U LEFT ELEVATION LEFT ELEVATION COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast REAR ELEVATION PLAN B REAR ELEVATION RIGHT ELEVATION SECONDARY DWELLING - HIP SCHEME ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA RIGHT ELEVATION rrmdesigr group�� creating environments people enjoy' SCALE 1/8" =1' ASF--- 1 10 DATE: JUNE 79,2013 #7013029 NOOK I 10'X 12' OPT. BUILT IN BASE & UPPERS KITCH. 1 15.5'X 14' )(C I OPT. BUILT IN WET BAR OPT. BUILT IN GREAT ROOM 26'X 16.5' HALL 00 ---__--- zo II REF ENTRY P. ND Q DINING FLEX 11' X 12' OPT. 10.5' X 11.5' CL.° BA 0 BAT F MASTER BED 13.5'X 19' 0 ° ::.�. BATH I7 P ==O BED 2 LANDSCAPE 1 I I I COURTYARD 13'X 11' BED 3A D O 12'X 12' I c. A CL ' 3 CAR N GARAGE 32'-0" X 21'0" O r CV co N 0 21'-0" COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast Main Residence 3 -Car Garage - Side Load CL 0 N N 01 FRONT ELEVATION - MONTEREY STYLE 2,745 SF Main Residence 720 SF 3 Car Garage Shown in Color Scheme 3 FRONT ELEVATION - HIP SCHEME SECONDARY DWELLING UNIT, 485 SF 1 -Bedroom Residence Shown in Color Scheme 2 Secondary Dwelling Unit 1 -acre or greater lots OPTIONAL PLAN C ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA 3. 4. COLOR SCHEME 3 1. ROOFING: EAGLE CAPISTRANO: #3604 CARLSBAD BLEND 2. STUCCO: MERLEX P-5600 CARGO; SANTA BARBARA FINISH (SMOOTH TROWEL) 3. GARAGE DOOR/ENTRY DOOR/TRIM: DUNN EDWARDS #DEA162 LOG CABIN 4. EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE iesingr� creating environments people enjoy' SCALE 3/16" =1' )k 11 DATE: JUNE 79,2013 #7013029 .q 01 FRONT ELEVATION - MONTEREY STYLE 2,745 SF Main Residence 720 SF 3 Car Garage Shown in Color Scheme 3 FRONT ELEVATION - HIP SCHEME SECONDARY DWELLING UNIT, 485 SF 1 -Bedroom Residence Shown in Color Scheme 2 Secondary Dwelling Unit 1 -acre or greater lots OPTIONAL PLAN C ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA 3. 4. COLOR SCHEME 3 1. ROOFING: EAGLE CAPISTRANO: #3604 CARLSBAD BLEND 2. STUCCO: MERLEX P-5600 CARGO; SANTA BARBARA FINISH (SMOOTH TROWEL) 3. GARAGE DOOR/ENTRY DOOR/TRIM: DUNN EDWARDS #DEA162 LOG CABIN 4. EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE iesingr� creating environments people enjoy' SCALE 3/16" =1' )k 11 DATE: JUNE 79,2013 #7013029 COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast Optional Front Load 3 -Car Garage w/ Optional Court PLAN C - OPTIONS ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA desmigr group 11 creating environments people enjoy' SCALE 3/16" = 1' )kl 2 DATE: JUNE 79, 2013 #7013029 LEFT ELEVATION LEFT ELEVATION COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast REAR ELEVATION OPTIONAL PLAN C REAR ELEVATION RIGHT ELEVATION RIGHT ELEVATION SECONDARY DWELLING - HIP SCHEME ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA r rrmdesigroupg creating environments people enjoy' SCALE 1/8" =1' )kl 3 DATE: JUNE 79, 2013 #7013029 PLAN A- FRONT ELEVATION- SIDE LOADED 3 CAR GARAGE SHOWN IN COLOR SCHEME 1 PLAN A- FRONT ELEVATION- FRONT LOADED 3 CAR GARAGE SHOWN IN COLOR SCHEME 3 PLAN A COASTAL COMMUNITY BUILDERS, INC. Building Excellence on the Central Coast PLAN B - FRONT ELEVATION- SIDE LOADED 3 CAR GARAGE SHOWN IN COLOR SCHEME 2 PLAN B - FRONT ELEVATION- FRONT LOADED 3 CAR GARAGE SECONDARY DWELLING UNIT - FRONT ELEVATION - HIP SCHEME SHOWN IN COLOR SCHEME 2 SHOWN IN COLOR SCHEME 1 PLAN B ' r _ ♦ /.ate �f PLAN C - FRONT ELEVATION- SIDE LOADED 3 CAR GARAGE SHOWN IN COLOR SCHEME 3 0 PLAN C - FRONT ELEVATION- FRONT LOADED 3 CAR GARAGE SHOWN IN COLOR SCHEME 1 OPTIONAL PLAN C SECONDARY DWELLING UNIT - FRONT ELEVATION - GABLE SCHEME SECONDARY DWELLING UNIT FRONT ELEVATION STYLES SHOWN IN COLOR SCHEME 3 ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA desmigrgroup creating environments people enjoy' SCALE NTS )k 1 DATE: JUNE 79,2013 #7013029 Al A. EXTERIOR ENTRY DOOR STYLES �1 A2 J� A3 A4 MANUF: PLASTPRO, INC. OR EQUAL. FIBERGLASS ENTRY DOORS www.plastproinc.com Al - MODEL: DRG6080: 8/0 WOODGRAIN SIX PANEL DOOR A2 - MODEL: DRA2A80: 8/0 RUSTIC TWO PANEL DOOR (arch plank / square top) OPTIONAL A3 - MODEL: DRA2C80: 8/0 RUSTIC TWO PANEL DOOR (arch plank / arch top) OPTIONAL A4 - MODEL: DRA4C80: 8/0 RUSTIC FOUR PANEL RADIUS (radius panel / radius top) I i 11�:] L� -I ILI B1 WAYNE DALTON: 8000 SERIES, COLONIAL, STYLELINE WINDOW: CLEAR I OPTIONAL LITES B. SINGLE GARAGE DOOR STYLES B2 B3 WAYNE DALTON: WAYNE DALTON: 8000 SERIES, RANCH, 8000 SERIES, SONOMA, STYLELINE WINDOW: STOCKTON II STYLELINE WINDOW: STOCKBRIDGE OPTIONAL LITES OPTIONAL LITES OL�:100000 000LOODD 00000000 00000000 C1 WAYNE DALTON: 8000 SERIES, COLONIAL, STYLELINE WINDOW: CLEAR I OPTIONAL LITES C. DOUBLE GARAGE DOOR STYLES C2 WAYNE DALTON: 8000 SERIES, RANCH, STYLELINE WINDOW: STOCKTON II OPTIONAL LITES COLOR SCHEME 1 1. ROOFING: EAGLE CAPISTRANO: #8403 SANTA BARBARA 2. STUCCO: MERLEX P-141 BISQUE; SANTA BARBARA FINISH (SMOOTH TROWEL) 3. GARAGE DOOR/ENTRY DOOR /TRIM: DUNN EDWARDS #DEA5327 GHOST TOWN 4. EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE rrOrASTAL COMMUNITY BUILDERS, INC. Building- Excellence on the Central Coast L1100 111111] E11111] 111101] MMME- Ffl El IN 111M [U] -[[[E [[T] [U] o ILI] o FLI B1 WAYNE DALTON: 8000 SERIES, COLONIAL, STYLELINE WINDOW: CLEAR I OPTIONAL LITES B. SINGLE GARAGE DOOR STYLES B2 B3 WAYNE DALTON: WAYNE DALTON: 8000 SERIES, RANCH, 8000 SERIES, SONOMA, STYLELINE WINDOW: STOCKTON II STYLELINE WINDOW: STOCKBRIDGE OPTIONAL LITES OPTIONAL LITES OL�:100000 000LOODD 00000000 00000000 C1 WAYNE DALTON: 8000 SERIES, COLONIAL, STYLELINE WINDOW: CLEAR I OPTIONAL LITES C. DOUBLE GARAGE DOOR STYLES C2 WAYNE DALTON: 8000 SERIES, RANCH, STYLELINE WINDOW: STOCKTON II OPTIONAL LITES COLOR SCHEME 1 1. ROOFING: EAGLE CAPISTRANO: #8403 SANTA BARBARA 2. STUCCO: MERLEX P-141 BISQUE; SANTA BARBARA FINISH (SMOOTH TROWEL) 3. GARAGE DOOR/ENTRY DOOR /TRIM: DUNN EDWARDS #DEA5327 GHOST TOWN 4. EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE rrOrASTAL COMMUNITY BUILDERS, INC. Building- Excellence on the Central Coast L1100 111111] E11111] 111101] MMME- Ffl El IN 111M [U] -[[[E [[T] [U] M 10 19 In C3 WAYNE DALTON: 8000 SERIES, SONOMA, STYLELINE WINDOW: STOCKBRIDGE OPTIONAL LITES 3. COLOR SCHEME 2 1. ROOFING: EAGLE CAPISTRANO: #3606 VALLEJO RANGE 2. STUCCO: MERLEX P-18 FRENCH TOAST; SANTA BARBARA FINISH (SMOOTH TROWEL) 3. GARAGE DOOR/ENTRY DOOR/TRIM: DUNN EDWARDS # DE6063 BLACK WALNUT 4. EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE COLORS AND MATERIALS ESTANCIA ESTATES AT LAS LOMAS TRACT 2525, ATASCADERO, CALIFORNIA COLOR SCHEME 3 2_: 1. ROOFING: EAGLE CAPISTRANO: #3604 CARLSBAD BLEND 2. STUCCO: MERLEX P-5600 CARGO; SANTA BARBARA FINISH (SMOOTH TROWEL) 3. GARAGE DOOR/ENTRY DOOR/TRIM: DUNN EDWARDS #DEA162 LOG CABIN 4. EXTERIOR LIGHTING: LIGHTING TO MATCH ARCHITECTURAL STYLE rrmJesigr group 11 creating environments people enjoy' SCALE NTS )k 15 DATE: JUNE 79,2013 #7013029 R'r i "iaia A�AqSCAD i ITEM NUMBER: 4 DATE: 6-26-13 Atascadero Design Review Committee Report In Brief - Community Development Department Alfredo R. Castillo, AICP, Assistant Planner, (805) 470-3436, acastillo@atascadero.org West Front Village Elevation & Floor Plan Redesign — Master Plan of Development Amendment Owner: Coastal Community Builders , Address: Coromar Ct / San Siemon Ct. Project #: PLN -2099-0997 / CUP 2003- 0108 General Plan: Medium Density Residential (MDR) Zoning: Residential Multi -Family (RMF - 10) / PD -23 0 Project Area: Tract 2970 / Residential Duplex Units / Small lot units j .. Existing Use: Vacant ❑ Design review of revised architectural style, including revised floor plans and elevations compared to previously approved project. ❑ Provide a recommendation to work with Staff on parking issues ❑ DRC to provide recommendation of architectural elevations and floor plans to the Planning Commission, consistent with PD -23 requirements. ........................................................................................................................................................................................................................................................................................................................................................................................................................................................... Recommendation: Recommend Approval to Planning Commission The applicant is proposing changes that eliminate some of the bare facades that were approved in 2009 as a part of Tract 2970 amendments. The applicant is proposing ITEM NUMBER: 4 DATE: 6-26-13 additional architectural enhancement that are consistent with the mission revival themed that was completed as a part of the initial five (5) homes that were constructed in Tract 2621. Staff is recommending that the DRC recommend approval of proposed master plan amendments. Due to the significant changes to the Site Plan and garage configurations, these changes require a master plan amendment approval from the Planning Commission. Background West Front Village, was approved by City Council as a General Plan Amendment, Zone Change with a Master Plan of Development (CUP 2003-0108) and Tentative Tract Map (2003-0035). The project is a horizontal mixed-use development consisting of office, retail, restaurant, and hotel areas located along West Front Avenue and a residential component located off Portola Avenue. This project was amended by the City Council in 2009 that included a new Vesting Tentative Map (VTM) for 18 of the 32 residential units, a revised affordable housing plan and revisions to the project conditions. In the spring of 2013, Costal Community Builders purchased the remaining residential component (32 residential units) and the remaining retail and office parcels that have not been developed. Staff met with the applicant in April 2013 to discuss the various aspects of the project including the Phase I Commercial Lots, Phase II Tract 2626 residential courtyard homes and Phase III, Tract 2790, the duplex/small lot residential homes. The applicant has prepared revisions to Elevations in Phase II (Tract 2790), to better respond to market conditions. Elevation Changes The Amended 2009 Master Plan of Development was approved with four (4) building elevations as a part of Tract 2790. Lots 1-6 and 9-12 were designed with tandem garages (dimensions: 12' wide by 28' deep) in order to fit a detached unit on the narrow lots and to minimize the appearance of the garages from the street. Lots 7 and 8 were proposed to be accessed off of San Simeon Court and have standard two -car garages (20' by 20' in size.) Six duplex units were proposed on lots 13-18, located off the shared driveway at the back of the cul-de-sac have attached one -car garages. Four additional guest parking spaces were shown off the shared driveway in order to meet the multi -family parking requirements of the Atascadero Municipal Code. 2009 Approved Site Plan ITEM NUMBER: 4 DATE: 6-26-13 The garages were approved to be setback from the front fagade of the units on most of the lots in order to create depth on the fapades and minimize the visual impact of the garages. The lots were designed with minimal setbacks, including 5 -foot side setbacks from the living space and 3 -foot setbacks from the garages to the side property lines. Pop -outs were included on the second -story living space of plan D with a 3 -foot setback from the side property line. Enclosed entry courtyards were included with amended floor plans to add privacy to the front of the units. The elevations on all of the residential units were redesigned in a "Mission Revival" architectural style. The proposed elevations included mission style elements with stucco walls and tile roofs. Dark wood elements, wood window headers, and recessed arches above the windows with tile accents were included. 2009 Approved Elevations Eno Wnfin-11ill 11111111111 IIIIIIII�IIIIIIIIIIII�IA14-4- J PL AN (� I ------->-� �� � ii i ,, ,. �ii�=�� PLAN G ej."iff The applicant is proposing changes to Elevations for Plans D, E, and G. The applicant is ITEM NUMBER: 4 DATE: 6-26-13 also proposing elimination of elevation F from the Master Plan of Development. Plan D is proposed to have two (2) floor plan variants. They are similar in architectural style to the approved Plan, however, the applicant is proposing to eliminate the tandem garage and the outdoor entry courtyard. The garages have been pushed to the front fagade to provide additional bedrooms in each of the proposed Plan D elevation schemes, contrary to previous amendment approvals. The DRC should provide any recommendations on this proposed revision. * * R=Reverse The applicant is also proposing additional rear and side enhancements when compared to the 2009 approved elevations. This includes additional windows, trellis, and other Proposed 2013 Plan 1131 Elevations architectural features that both the "gable" scheme and "hip" scheme contain. Proposed Plan E elevation revisions include revising the elevation from a single story to a two-story structure, elimination of the tandem garage, and elimination of the courtyard feature to be replaced with a wrap-around porch. Plan E is proposed to be utilized on only two lots (Lots 7 and 8). Garage access is proposed to be located off of San Simeon Court. Proposed Plan E is similar in architectural style, to the 2009 approved Plan E. Approved Proposed 2009 Plan E Elevation 2013 Plan E Elevation The Bulk of proposed Elevation E is located along San Simeon Court, as this functions as the location of the garage. The right portion of the elevation contains a pop -out for use as a ITEM NUMBER: 4 DATE: 6-26-13 fireplace. The applicant is proposing to eliminate Elevation F as a part of this proposed master plan of development application and amendment. Elevation F was located on lots 7 and 8, where Plan E is proposed. Plan "G" is proposed to be utilized for the six (6) duplex units located at the end of Coromar Court. Plan G has minimal front elevation revisions from the approved 2009 amendment. Proposed side elevations have been revised to add more architectural details and windows to reduce the bulk of the side elevations. Approved Proposed 2009 Plan G Elevation 2013 Plan G Elevation Floor Plan Changes Floor Plan changes to Plan D include an overall reduction in floor plan size for both variants of Plan D. As approved, Plan D includes 3 bedrooms and covered porch area is 1,575 square feet. Both Plan "D" schemes total square footage is smaller for the 3 bedroom option at 1,545 square feet. The 4 -bedroom option increases the total square footage of the unit to 1,655 square feet. Proposed 2013 Plan D Floor Plan Bed 2 Entry -------------------- I I I O t. Bed. I Patio X I Dr—I L! T i I GarageIC- t Y � Optional A L I bed 4 -4 n 0 Proposed 2013 Plan E Floor Plan 0 0 Second Floor Plan First Floor Plan ITEM NUMBER: 4 DATE: 6-26-13 Proposed Floor Plan E increases the square footage of the approved Plan "E" by approximately by 340 square feet. The original Plan E was 1,480 square feet. With the addition of the 2nd floor, the living area has been increased. In addition, the proposed Plan "E" contains an optional 4th bedroom. The plans currently show it as either a den or bedroom. Staff is recommending that the DRC provide input on whether this should be a den or converted to a bedroom due to potential parking issues. Plan "G" as proposed is approximately 138 square feet smaller than what was approved in 2009. Plan "G" floor plan is relatively unchanged and includes bedrooms on the 2nd floor with living room, kitchen and dining rooms on the 1St floor. Parking: The PD -23 Overlay states the following: Residential lots shall provide parking based on the multifamily development parking standards set forth in the Atascadero Municipal Code. A minimum of two (2) parking spaces shall be provided on each lot, either within the garage or in the driveway of the unit. A minimum of one (1) guest parking space shall be provided on each lot in addition to any garage parking. On -street parking shall not be used to satisfy the parking requirements. With the proposed configurations it is not clear whether Lot 7 or Lot 8 can accommodate this provision. Additional guest parking may be provided on-site. Staff recommends that the DRC direct the applicant to work with Staff to ensure adequate parking and driveway space is available to meet the PD -23 standard. Staff Recommendation: The identified revisions are consistent with the Master Plan of Development in terms of architectural features and enhancements however the DRC should provide recommendations on the front fagade garages on Plan D. The 2009 Master Plan showed tandem garages to reduce bulk. The proposed changes provide an update to the floor plans and continue to give this development a "high end" residential look. Staff is recommending ITEM NUMBER: 4 DATE: 6-26-13 that the DRC make a recommendation of approval to the Planning Commission. The DRC should make a recommendation on the following outstanding issues: 1. Garage appearance on Elevation Plan D 2. Den / Bedroom #4 on Floor Plan E 3. Direct the applicant to work with Staff on any potential parking issues Attachments: Attachment 1: Aerial Map Attachment 2: 2009 Approved Master Plan of Development Attachment 3: 2009 Approved Elevation/Floor Plans Attachment 4: 2012 Proposed Amendments Attachment 1: Aerial Map 0o o �a 3OA �o�a 9P Qo ITEM NUMBER: 4 DATE: 6-26-13 oil , Proposed Master Plan Amendments ITEM NUMBER: 4 DATE: 6-26-13 Attachment 2: 2009 Approved Master Plan of Development ®C�ElOGOC�GG�GGGGOG�� , ©o�000ao�Q�oQo�oo�a mgQgQc�QQna�oQQ�QQ�a� �000000000000acocoa Coco QQQQGQ0�IQQGGBQC�QdG� '��. o�oo�ao�o�o�o�aooa • mo�oo��aaaaaeea000�� QggQGQqQQQQQQQQQQQ� � �. ocoaolacia000aoaoIlean eeaeaaeaa�eeai�eaea �I��i..�. ..�-L, pQ�aCCQ�G�G�G�CCGC� .: � �.•�� ti�, ' ■ire gar., � i r�urrr:� . Ilnno j ' �� i ITEM NUMBER: 4 DATE: 6-26-13 Attachment 3: 2005 Approved Elevations / Floor Plans (D -G) \ RIFT * I 5 it � SII <j 11 czaEO �®ffll EO psit m m ; 3`�Si � RZYMev ARGFN7'CGTURAL DRA/YIN63 wea 6„-y ooear+we Gauer. wrwscwveea cw�r. p °'tin � °6� i ' e � Ii} II t. „ '. Approved Floor Plans i ITEM NUMBER: 4 DATE: 6-26-13 JAN 1 2 ZOO m 17 AR440TV-TURAL PRAY4". pill, iSb ITEM NUMBER: DATE: 6-26-13 Attachment 4: 2013 Proposed Amendments See Attached Sheets