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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, May 28, 2014
3:00 PM.
City Hall
Room 106 (1st Floor)
6500 Palma Avenue
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Bob Kelley
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Heather Moreno
Committee Member Jamie Kirk
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF APRIL 9, 2014
City of Atascadero Design Review Committee Agenda Regular Meeting, May 28, 2014
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DEVELOPMENT PROJECT REVIEW
2. PLN 2014-1495 / DRC 2014-0065 California Villas – 18 Unit Custom PD
Owner/Applicant: Brown Horse LLC / Tim Roberts Engineering
Address: 9405 Avenida Maria
APN: 045-321-022
General Plan: High Density Residential (HDR)
Zoning: Residential Multi-Family-20 (RMF-20)
Project Area: 0.96 acres
Existing Use: Vacant
Proposed Use Eighteen (18) unit attached air-space condo development
Staff
Recommendation:
DRC recommends to the Planning Commission approval of an 18-unit attached air-
space condominium project with proposed modifications.
City of Atascadero Design Review Committee Agenda Regular Meeting, May 28, 2014
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3. DRC 2014-0047 / PLN 2014-1499: PD-7 AT 10380 EL CAMINO REAL
ZCH 2014-0173, TPM 2014-0101, CUP 2014-0282
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regularly scheduled DRC meeting will be announced.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org under
City Officials & Commissions, Design Review Committee.
Property Owner: Leo Michaud, 8090 Cristobal Ave, Atascadero, CA 93422
Applicants: F.L. Henderson and Associates, 2029 Alturas Rd, Atascadero, CA 93422
Project Title: PLN 2014-1499 / DRC 2014-0047
Project Location: 10380 El Camino Real, Atascadero, CA 93422
San Luis Obispo County (APN 056-383-021)
Project Description: Application for a Planned Development Overlay #7 Zone Change and
associated Tentative parcel map and Master Plan of Development (CUP) to
establish four (4) small lot single family residences on an existing 0.37 acre
parcel.
General Plan Designation: Medium Density residential (MDR)
Zoning: Residential Multi-Family – 10 (RMF-10)
Recommendation: DRC make recommendations to the Planning Commission and City
Council regarding project architectural and site design.
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, April 9, 2014
3:30 P.M. City Hall, Room 106 (1st Floor)
6500 Palma Avenue, Atascadero, California
CALL TO ORDER – 3:30 pm
Chairperson Kelley called the meeting to order at 3:30 pm.
ROLL CALL
Present: Chairperson Kelley
Committee Member Anderson
Committee Member Dariz
Committee Member Moreno
Committee Member Kirk
Staff Present:
Senior Planner Kelly Gleason
Community Development Director Warren Frace
Others Present:
APPROVAL OF AGENDA
MOTION: By Committee Member Kirk and seconded by Committee
Member Anderson to approve the Agenda.
Motion passed 5:0 by a roll-call vote.
PUBLIC COMMENT
None
ITEM NUMBER: 1
DATE: 5/28/14
Design Review Committee Draft Action Minutes
April 9th, 2014 Page 2 of 4
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF MARCH 12, 2014
MOTION: By Committee Member Kirk and seconded by Committee
Member Anderson to approve the Consent Calendar.
Motion passed 5:0 by a roll-call vote.
DEVELOPMENT PROJECT REVIEW
2. PLN-2014-1502 / DRC 2014-0050, 5915 / 5925 / 5935 / 5945 ENTRADA AVE
PUBLIC COMMENT
The following people spoke during public comment:
MOTION: By Committee Member Moreno and seconded by
Committee Member Anderson to recommend the approval of
the project as submitted:
Motion passed by 5:0 by a roll call vote.
Property Owner: Brian Thorndyke, 1101 Riverside Ave # B, Paso Robles, CA 93446
Applicants: Larry Gabriel Architect, 1111 Riverside Ave # 102, Paso Robles, CA 93446
Project Title: PLN 2014-1502 / DRC 2014-0050
Project Location: 5915 / 5925 / 5935 / 5945 Entrada Ave, Atascadero, CA 93422
San Luis Obispo County (APN 029-344-019 & 029-344-034)
Project
Description:
Remodel of existing front facades for four (4) existing storefronts, including
new colors, materials, and signage. The proposal also includes a new
concrete outdoor seating area at 5915 Entrada Ave.
General Plan Designation: Downtown (D)
Zoning: Downtown Commercial (DC)
Recommendation: DRC endorse the proposed façade modifications and outdoor seating
area for the above locations.
Design Review Committee Draft Action Minutes
April 9th, 2014 Page 3 of 4
3. PLN 2014-1507 / DRC 2014-0051, WEST COAST AUTO & TOWING – RELOCATION
TO 9199 EL CAMINO REAL
Owner/Applicant: Ryan Amborn
Address: 9195 and 9199 El Camino Real
APN: 030-502-035 and
030-502-038
General Plan: General Commercial
Zoning: Commercial Retail
Project Area: 1.05± acres
Existing Use: Existing auto repair and service use with vehicle storage yard
Proposed Use Auto repair and service with vehicle storage yard and new accessory impound
vehicle storage yard
Staff
Recommendation:
Staff recommends the DRC provide direction on the storage yard fencing and
screening requirements and the maximum size of the accessory impound vehicle
storage yard.
PUBLIC COMMENT
None
MOTION: By Committee Member Kirk and seconded by Committee
Member Moreno to recommend the approval of the project
as presented, with the following condition:
1. Pull back ECR landscaping to edge of driveway apron.
Motion passed by 5:0 by a roll call vote.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
Design Review Committee Draft Action Minutes
April 9th, 2014 Page 4 of 4
DIRECTOR’S REPORT
DRC meetings will be Action Minutes from now on and voice recorded.
ADJOURNMENT – 3:48 pm.
MINUTES PREPARED BY:
_______________________________________
Warren Frace, Community Development Director
t:\~ design review committee\minutes\minutes 2014\draft action minutes 4.09-14.docx
ITEM NUMBER:
2
DATE: 5-28-14
Atascadero Design Review Committee
Report In Brief - Community Development Department
Alfredo R. Castillo, AICP Assistant Planner, (805) 470-3436, acastillo@atascadero.org
PLN 2014-1495 / DRC 2014-0065
California Villas – 18 Unit Custom PD
Owner/Applicant: Brown Horse LLC / Tim
Roberts Engineering
Address: 9405 Avenida Maria
APN: 045-321-022
General Plan: High Density
Residential (HDR)
Zoning: Residential Multi-
Family-20 (RMF-20)
Project Area: 0.96 acres
Existing Use: Vacant
Proposed Use Eighteen (18) unit
attached air-space
condo development
Staff
Recommendation:
DRC recommends to the Planning Commission approval of an 18-unit
attached air-space condominium project with proposed modifications.
Design Review Items
Site Design
Architectural Design
Circulation
Background:
In 2007, a developer proposed construction of 10 attached duplexes and 1 stand-alone
unit. At that time, the developer had not applied for any entitlements to subdivide the
property. As such, it was considered a multi-family development. Building permits were
applied for and were ready to be issued, however the previous applicant did not pull the
permits and construction never began. These permits were placed into the City’s
ITEM NUMBER:
2
DATE:
05-28-14
Dormant Permit Program. These permits have not been formally withdrawn. A formal
withdrawal of these permits will be triggered with a formal application for a planning
entitlement.
The site fell into foreclosure and has been subsequently bee n purchased by Brown
Horse, LLC. Staff met with the applicant and their representative to determine potential
uses, site layout, and other pre-application items as a part of the app licant’s project due
diligence. Staff identified issues for the site and proposed project and provide those
comments in a letter to the applicant. Some of those concerns included the following:
Internal Circulation;
Establishing future access connections to other vacant and existing parcels;
Ability to meet high densities with new post-construction stormwater regulations
established by the Regional Water Quality Control Board (RWQCB);
Ability to meet minimum parking requirements.
The applicant and his project design team further refined their design concept and site
plan for Staff’s review. The applicant is seeking a Planned Development (PD) overlay to
accommodate the proposed density of the project (19 units to the acre) through
modifications of setback requirements.
Planned Development Overlay Zone requires that a finding of public benefit be made
with the approval of any planned development overlay zone request. The following
planned development benefits have been established by the Atascadero City Council
(January 31, 2004 strategic planning session) for projects both inside and outside of the
urban core (refer to Urban Framework Diagram)
The benefits are divided into two levels, Tier 1 and Tier 2. All of the Tier 1 benefits are
considered by the City Council to be mandatory elements of a Planned Development
project. Tier 2 benefits will not apply to all projects but should be incorporated when
applicable.
PD Location Tier 1 Benefits Tier 2 Benefits
Inside of Urban Core
PD-7
PD-17
Custom PD’s
a) Affordable / Workforce Housing
b) High Quality Architectural Design
c) High Quality Landscape Design
d) Buffering between Urban and
Suburban zones (large lot sizes,
increased setbacks, landscape
buffers, etc.)
e) Higher density to meet Housing
Element goals
a) Pocket Parks in larger projects
b) Trails / Walkways for Pedestrian
Connectivity
c) Historic Preservation
ITEM NUMBER:
2
DATE:
05-28-14
DRC Action:
DRC is being asked to provide review and provide input on the following items prior to
the applicant formally submitting applications for the subdivision. These items include :
1. Site Design
2. Off-Site / Neighborhood Circulation
3. Architectural Design
Item #1: Site Design
The proposed 18-units would be accessed off of Avandia Maria, which is a private
driveway for the Hidden Oaks Apartments. The parcel was granted access rights off of
the private driveway as a part of the initial lot split completed in the late 1980’s. A new
driveway would be constructed to allow for ac cess of the units. The project would
comprise of three buildings of attached units. Each unit will have its own separate
driveway for parking and a one-car garage.
Site Plan
ITEM NUMBER:
2
DATE:
05-28-14
Additional guest parking would be made
available between Building 1 and Building
2. The driveway width of the guest parking
is approximately 24-feet. Staff is
recommending an access easement be
included for future connections to the
south of the project. These parcels are
vacant and it is anticipated that they will
also be developed sometime in the future
(See circulation section for further
discussion). A total of 51 parking spots are
provided throughout the site. 36 parking
spaces are provided either the garage or
driveway spaces. The additional 15
spaces are provided as surface parking.
This is primarily located within the parking
area, however there are an additional four
(4) spaces in the Community Area.
Parking has been calculated assuming
each unit has three bedrooms.
The applicant is proposing an asphalt
driveway. To enhance the landscaping and
hardscaping design, the applicant is
proposing “sawcut” concrete paving. No
detail has been provided showing cuts.
Typically staff recommends the use of
decorative pavers or colored stamped
concrete for these type of enhancements.
Staff is recommending that the DRC direct
the applicant to provide paver “ribbons”
along the outer edge of the proposed
decorative concrete area to transition from
asphalt to concrete.
Drainage will be handled through underground chambers located in the proposed
community area that will collect stormwater runoff and re -percolate water underground.
This will be consistent with the post-stormwater construction standards that were
established by the Public Works department for consistency with new Regional Water
Quality Control Board regulation.
Proposed Parking
Number
of Units
Parking
Requirement
Parking Spaces
Required
18 2.5 spaces 45 spaces
- 1 per 5 units 4 spaces
Total Number of
Parking Spaces
Required
49 spaces
Total Additional Parking
Spaces
2 spaces
Proposed Guest Parking / Access Easement
ITEM NUMBER:
2
DATE:
05-28-14
Proposed Landscaping Plan
View of Hidden Oaks – Adjoining Property
Landscaping is located throughout the site include near the community siting gathering
area and in planters between the proposed driveways. Additional landscaping has bee n
located off of Avenida Maria to enhance proposed project entries. No project
landscaping is shown on the rear of the lots, however Staff is recommending additional
landscaping be added on the rear, where necessary, to shield views from adjacent units
from the neighboring hidden oaks apartment development.
ITEM NUMBER:
2
DATE:
05-28-14
View of Hidden Oaks – Adjoining Property
Conceptual Future Neighborhood Street Alignment
Item #2: Off-Site / Neighborhood Circulation
As previously mentioned, primary access will be through Avenida Maria, a designated
private access for the Hidden Oaks Village Apartments. As a part of the subdivision of
the property, an access easement has been granted for this property as well as the
adjacent parcel directly south of the proposed project. City Staff has concerns about the
amount of potential units generated by this proposed development , as well as
subsequent development on vacant and underutilized parcels that will use Avenida
Maria. This is in addition to the existing 92 units a lready utilizing Avenida Maria as an
entry/exit from the Hidden Oaks Apartment.
With the proposed project, an additional 95-115 homes may use Avenida Maria. Typical
residential development yields approximately 10 trips a day. T his may add an additional
950 to 1,150 trips daily to the Avenida Maria / El Camino Real intersection at build out.
Staff will require the applicant perform a traffic analysis as a part of the environmental
documentation to ensure traffic volumes will be at an acceptable level.
An additional concern is future neighborhood connectivity. The City’s Fire Department is
ITEM NUMBER:
2
DATE:
05-28-14
Proposed Secondary Fire Access
concerned with access to future development. Staff is requesting that the applicant
place provide a future access easement in the parking lot driveway. It is proposed that
this driveway will continue on in the future interconnecting new neighborhoods and
providing additional ingress and egress for residents and the fire department.
As a part of the preliminary review of
the project, Staff recommended to the
applicant that a secondary
emergency only access be shown.
The applicant revised the proposed
project to show this access. Based on
the submitted site plan, Staff has
determined that a secondary
emergency access will not be
necessary as the site plan now meets
the fire safety requirements to provide
adequate services to the proposed
units.
ITEM NUMBER:
2
DATE:
05-28-14
Perspective View of the Proposed Development
Surrounding Development Architecture
Item #3: Architectural Design
The proposed project is located on a vacant parcel adjacent to the southwestern pueblo
style Hidden Oaks apartments and late 1970’s early 80’s apartment complex known as
the “the oaks”. The proposed 18-unit development design is a departure from both
these styles, as well as the typical residential development that has been constructed
over the last few years.
The proposed development utilizes a “modern” architectural theme with the use of box
shapes in both vertical and horizontal elements, a mix of materials, and a darker color
palette compared to the soft, earth-tone type of colors utilized in the majority of the
City’s new residential developments. The proposed architecture has a similar
architectural feel to some newer projects located in San Luis Obispo such as the
Monterey Mix located off of Monterey Street in the Downtown, as well as the recently
renovated former Player’s Restaurant off of El Camino Real.
ITEM NUMBER:
2
DATE:
05-28-14
Building 3 – Preliminary Elevation
Proposed Elevation
The proposed architecture fully represents the intent of a “high quality” architectural
design intended for Planned Developments. Modern architecture has not been
completed here in the City, however many higher density development s are trending
towards these type of architectural design due to its ability to help alleviate the
appearance of density.
The proposed use of elements such as pop -outs, differing materials, and colors help to
reduce the bulk and mass of the buildings , thereby helping to reduce the overall feel of
the development that is considered high density (18 units to acre, as proposed).
A mix of materials is proposed to be utilized
throughout the development. Those materials
include hardie plank siding in various color trims,
corrugated steel for both horizontal and vertical
siding, stone for use as trims around columns and
define entryways, and darker accent colors to tie
the materials together. The applicant has included
a color and material sheet. Staff recommends that
the DRC direct the applicant to work with staff to
provide a materials board showing steal, wood
siding, and color trim to ensure the materials are
consistent with proposed architecture elevations.
The 2nd story is proposed to be cantilevered to
accommodate the proposed floor plan. This
cantilevered story adds to the architectural
character of the proposed development. Setbacks
will be modified as a part of the Planned
Development Overlay zone to allow for this
architectural feature.
ITEM NUMBER:
2
DATE:
05-28-14
Proposed Floor Plans
The largest units for the
proposed development will
include first floor living area with
the kitchen, living room, and
garage. The 2nd floor will include
three (3) bedrooms and two (2)
bathrooms. There are a total of
fourteen (14) 3-bedroom units.
Four (4) two-bedroom units have
been included that split the
bedrooms between the 1st and
2nd floor. These are smallest
units in the development. Parking
calculations are based on
bedrooms and Staff has
conducted a parking analysis
based on 3-bedrooms for each
unit, thus if the applicant moves
forward with the four(4) 2-
bedroom units, additional parking
will be available for guests. Staff
recommends that the DRC direct
the applicant to work with Staff
for any proposed floor plan
changes that do not adversely
affect the proposed architectural
design.
All units contain a 3rd floor “study”
or loft area with a ceiling height
no greater than 8-feet and
sloping towards the rear portion
of the unit. This area has been
reviewed by City Staff for
consistency with the California Building Code (CBC) and Fire Code to ensure no
additional points of exit would be required. The proposed study is within the code
requirement that does not require additional exiting.
Trash receptacles are located in the garage. Without a formal application, Staff has yet
to contact Waste Management on whether they can serve the project with their ga rbage
trucks for individual curb-side pick up or whether Waste Management will require a
common trash area. If common trash/recycle bins are required, Staff recommends that
the DRC direct the applicant to work with Staff on placement and screening materials
that is consistent with the project’s design theme.
Summary of Recommendations:
ITEM NUMBER:
2
DATE:
05-28-14
1. Provide paver “ribbons” along the outer edge of the proposed decorative
concrete area to transition from asphalt to concrete at project entry driveway and
intersection.
2. Remove secondary emergency access previously requested by Staff. Replace
with additional landscaping and/or locate common trash / recycling bins if
required.
3. Applicant to work with staff to provide a materials board showing steal, wood
siding, and color trim to ensure the materials are consistent with proposed
architecture elevations
4. Applicant to work with Staff for any proposed floor plan changes that do not
adversely affect the proposed architectural design.
5. If common trash/recycle bins are required, applicant will work with Staff on
placement and screening materials that is consistent with the project’s design
theme.
Attachments:
Attachment 1: Location Map
Attachment 2: Architectural Examples
Attachment 3: Applicant Package
t:\- 14 plns\pln 2014-xxxx- avienda maria\drc\drc 2014-0065-avenidamaria.ac.docx
ITEM NUMBER:
2
DATE:
05-28-14
Attachment 1: Location Map
Proposed Site
ITEM NUMBER:
2
DATE:
05-28-14
Attachment 2: Architectural Examples
Players Restaurant – Modern Architecture Example
Monterey Mix – San Luis Obispo
ITEM NUMBER:
2
DATE:
05-28-14
Attachment 2: Architectural Examples
Southwood / Laurel Townhomes – San Luis Obispo
ITEM NUMBER:
2
DATE:
05-28-14
Attachment 3: Applicant Package – See Attached
ITEM NUMBER:
3
DATE: 5-28-14
Atascadero Design Review Committee
Report In Brief - Community Development Department
Kelly Gleason, Senior Planner, (805) 470-3448, kgleason@atascadero.org
DRC 2014-0047
4-unit small lot single-family residential in
multi-family residential zone
Planned Development Overlay #7 (PD-7)
Owner/Applicant: Leo Michaud
Address: 10380 El Camino Real
APN: 056-383-021
General Plan: Medium Density
Residential (MDR)
Zoning: Residential Multi-
Family-10 (RMF-10)
Project Area: 0.37 acres
Existing Use: Vacant
Proposed Use Four (4) unit small lot
residential single family
development
Staff
Recommendation:
Design Review Items
Site Design
Architectural Design
Project location:
10380 El Camino
Real
ITEM NUMBER:
3
DATE:
05-28-14
Background:
In March of 2014 the owner submitted an application for a Zone Change, Master Plan of
Development (CUP) and 4 lot Tentative Parcel map to establish a 4 unit small lot single -
family development in a multi-family residential zone on south El Camino Real. The
applicant is requesting this development consistent with the standards of the Planned
Development #7 (PD-7) overlay zone which was originally established in 1987 to allow
for the creation of detached single-family homes on individual lots within the City’s multi-
family zoning district.
As with all Planned Development overlay d istricts, certain development standards are
modified in exchange for high quality architectural and site design, affordable housing
provisions, and the establishment of financial mechanisms to cover any increased costs
to police and fire services associated with the new development.
Establishment of a Planned Development Overlay Zone requires that a finding of public
benefit be made with the approval of any PD zone change request. The following
planned development benefits have been established by the Atascadero City Council
(January 31, 2004 strategic planning session) for projects both inside and outside of the
urban core (refer to Urban Framework Diagram)
The benefits are divided into two levels, Tier 1 and Tier 2. All of the Tier 1 benefits are
considered by the City Council to be mandatory elements of a Planned Development
project. Tier 2 benefits will not apply to al l projects but should be incorporated when
applicable.
PD Location Tier 1 Benefits Tier 2 Benefits
Inside of Urban Core
PD-7
PD-17
Custom PD’s
a) Affordable / Workforce Housing
b) High Quality Architectural Design
c) High Quality Landscape Design
d) Buffering between Urban and
Suburban zones (large lot sizes,
increased setbacks, landscape
buffers, etc.)
e) Higher density to meet Housing
Element goals
a) Pocket Parks in larger projects
b) Trails / Walkways for Pedestrian
Connectivity
c) Historic Preservation
The project has been reviewed by staff and is currently in the second round of plan
check. Staff is requesting input regarding site and architectural design from the DRC to
ensure the City’s required findings of “superior project design” can be recommended
to the Planning Commission and City Council.
ITEM NUMBER:
3
DATE:
05-28-14
DRC Action:
DRC is being asked to provide direction to staff regarding the following:
1. Site Design
2. Architectural Design
Item #1: Site Design
The existing lot is approximately 90-feet by 180-feet fronting El Camino Real. Based on
the existing lot size and configuration, the applicant is proposing a single loaded
driveway along the southern property line with 4 approximately 4000 sf lots along th e
shared driveway. There is an existing drainage swale at the rear of the property which is
designated as a jurisdictional wetland by the California Department of Fish and Wildlife.
Per PD-7 standards, each lot shall have a minimum frontage of 45 -feet along the project
accessway and meet the minimum setback requirements as outlined in the chart below.
Front yard at residence 15 feet
Side yards (combined) 10 feet
Side yard (corner lot) 12 feet
Rear yard (single-story) 10 feet
Rear yard (two-story) 15 feet
El Camino Real Front door with covering Site Development Plan
ITEM NUMBER:
3
DATE:
05-28-14
The units, as
Individual waste storage
(Bin pick up on El
Camino Real could be
an issue)
Share driveway /
common maintenance
Fire Department turn
around
All parking in driveways
and garaged
Typical yard landscape
areas by developer
Fenced drainage swale
Fenced rear yards to be
landscaped by owner
El Camino Real
Single-family residential
house on a small 4,000
square foot lot
Front door with covering
ITEM NUMBER:
3
DATE:
05-28-14
designed, meet all setback standards outlined by the PD-7 text. In addition, each lot
meets or exceeds the minimum PD-7 lot coverage, open space, and landscape
coverage standards.
Staff Recommendations:
Staff is requesting DRC direction on the following items:
1. Trash storage and service
The applicant is proposing individual cans for each residential unit to be stored
within the screened side yard area. Lot 1 is proposed to have a 4 -foot, 6-inch
side yard for the storage of trash receptacles. Staff is concerned that this width
may be inadequate for this purpose. Additionally, per staff conversations with
Atascadero Waste Alternatives, trash pick-up service will require that individual
bins be placed at the curb of El Camino Real. AWA will not utilize the shared
driveway for individual trash service. Staff has concerns regarding the use of El
Camino Real for bin placement for 4 units. Each bin must be placed 3 -feet apart
and there is a potential for up to 12 bins along the project frontage. Staff
recommends that the DRC provide direction regarding trash storage and facility
type as outlined below:
a. If individual bins are recommended, direction is requested regarding the width
of the side yard storage area for lot 1. Increasing this side yard width would
result in a reduction in the frontage for lot 2 below the minimum 45-foot PD-7
standard; however, direction can be given for staff to proposing findings for
modification of this standard to City Council based on the presence of the
drainage/wetland feature at the rear of the site which limits the flexibility of
certain site design elements, mainly the fire department turn-around and
landscaped setbacks to such.
b. If a communal dumpster is recommended, staff will direct the applicant to
design the facilities with appropriate landscape screening. Such facilities
would likely be located adjacent to the fire department turn -around and would
be subject to the approval of Atascadero Waste Alternatives .
ITEM NUMBER:
3
DATE:
05-28-14
2. Fencing at drainage easement
The applicant is proposing a wrought iron view fence along the length of the
drainage easement. Staff is recommending that the fencing be removed and only
maintained to define the rear yard area for unit 4.
Item #2: architectural Design
The applicant is proposing 4 of the identical units within the development with wood
siding and shingles. The projecting roof element on unit 1 has been designed to wrap
around to the El Camino Real frontage where a trellis feature has also been applied to
the façade for visual interest. The applicant is proposing a muted beige color scheme
with taupe trim accents and white window features.
Per PD-7 standards, the upper floor must be designed to step back from the ground
floor façade, particularly at the rear façade, to avoid massing incompatible with small lot
developments and increase opportunities for architectural articulation. The associ ated
PD-7 standards include provisions requiring that the second floor be a maximum of 75%
of the main floor area and that the rear setback increase from 10 -feet to 15-feet for the
upper floor.
Although, the project as designed meets the minimum standards set forth in the PD-7
code text, staff does have some concerns regarding the massing of the front façade and
diminished articulation due to the lack of material and color variation throughout the
project.
Overall, staff is supportive of the repetitive f orm for this size development as it provides
for a cohesive theme within a small 4 unit development. However, staff does
ITEM NUMBER:
3
DATE:
05-28-14
recommend minor changes to enhance the articulation of the facades and reduce the
visual mass of the unit along the shared driveway.
Staff recommended architectural refinements:
1. Front façade massing
The proposed units include an upper second floor that overhangs the garage by
up to 4-feet. While this feature adds to the recessed nature of the garage, it also
increases the mass and scale of the façade fronting the shared driveway. In
addition, the entry feature protrudes a maximum of 3-feet from the façade, which
is insufficient as a usable space and limits the ability of this element to contribute
to the human scale of the front of the unit. Based on this, staff has provided the
following recommendations to soften the bulk of the front façade.
a. Garage door clarification
Staff recommends clarification that the garage doors be of architectural
Architectural grade
doors with dark accent
color
Redesign entry feature
to be more porch like.
Not so tall and with
more depth.
Masonry accents along
base of building
Add eave overhangs
with timber accents to
create depth and
shadows on the façade.
ITEM NUMBER:
3
DATE:
05-28-14
grade and that they be painted a darker accent color to minimize their
façade dominance.
b. Porch usability and scale
Staff recommends that the width of the porch be extended to a minimum
of 5-feet to provide some usable area and that the roofline be lowered to
provide for a more human scale.
2. Architectural articulation
The applicant is proposing a design that contains a variety of layering elements
such as decorative columns, horizontal banding, and decorative gable end
treatments that add to the visual interest of the project. Staff recomme nds the
following minor modifications to enhance the articulation of the proposed design
features.
a. Variety of Materials
Staff recommends introducing some masonry or faux-stone accents along
the base of the building.
b. Enhanced overhangs
Contrasting accents along
base of building
Deep eave overhangs
with timber accents to
ITEM NUMBER:
3
DATE:
05-28-14
Staff recommends extending the eave overhangs on the pop-out features
and adding timber accents to create depth and shadows o f the façade,
increasing the articulation throughout the project.
Summary of Recommendations:
1. Trash storage: Staff recommends a communal trash dumpster and enclosure
adjacent to the fire department turn-around.
2. Fencing: Staff is recommending elimination of the fencing at the terminus of the
shared driveway. Permanent fencing of the wetland area is not required by
CDFW.
3. Garage Doors: Staff recommends architectural quality painted a darker accent
color complementary with the final color schemes for the units.
4. Porch Usability: Staff recommends increasing the size of the front porches to
create usable space and emphasize the human scaled façade element by
lowering the roofline.
5. Materials: Staff recommends adding material and color variety throughout the
facades including some masonry or faux-stone accents along the base of the
building and overhanging eaves with timber brackets.
Attachments:
Attachment 1: Location Map
Attachment 2: Site Plan
Attachment 3: Elevations
Attachment 4: Color and Materials Board
t:\- 14 plns\pln 2014-1499 - 10380 ecr pd 7_michaud\05 28 14 drc sr pd_7.docx
ITEM NUMBER:
3
DATE:
05-28-14
Attachment 1: Location Map
ITEM NUMBER:
3
DATE:
05-28-14
Attachment 2: Site Plan
ITEM NUMBER:
3
DATE:
05-28-14
Attachment 3: Elevations
ITEM NUMBER:
3
DATE:
05-28-14
Attachment 4: Color and Materials Board