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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, June 25, 2014
2:00 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 MAY 28, 2014
City of Atascadero Design Review Committee
June 25, 2014
Page | 2
DEVELOPMENT PROJECT REVIEW
2. PLN 2014-1492 / DRC 2014-052 – El Camino Homeless Organization
(ECHO) Emergency Shelter Ordinance Implementation
Property Owner: El Camino Homeless Organization (ECHO)
Applicants: El Camino Homeless Organization (ECHO)
Project Title: El Camino Homeless Organization Perimeter Fencing Plan
Project Location: 6370 Atascadero Mall, Atascadero, CA 93422
APN: 030-341-013 County of San Luis Obispo
Project Description: Review of perimeter fencing along Atascadero Avenue for
consistency with the City’s Emergency Shelter Ordinance,
section 9-3.503(d) that requires the DRC to review and approve
all on-site perimeter fencing
Recommendation: Staff Recommends approval of the perimeter on-site fencing
plan with the following proposed modifications:
Installation of a 6-foot high dog eared fence on side
property with step down height to meet proposed front
fence;
Decorative cap fencing with treated wood a maximum of
3-feet in height for front yard fencing;
Installation of additional landscaping on the side and rear
property lines such as cypress or crape myrtle for
additional visual screening.
City of Atascadero Design Review Committee
June 25, 2014
Page | 3
DEVELOPMENT PROJECT REVIEW
3. PLN 2014-1511 / DRC 2014-0053 – Downtown Korean BBQ Restaurant
(Formerly Hoovers Building Renovation)
DEVELOPMENT PROJECT REVIEW
4. PLN 2014-1494 / CUP 2014-0281 Event Center / 1610 El Camino Real
Property Owner: ECR Creek investments
Applicants: Jenny Voon Kim
Project Title: Korean BBQ Restaurant façade renovation and interior
improvements
Project Location: 6900 El Camino Real, Atascadero, CA 93422
APN: 030-201-027 County of San Luis Obispo
Project Description: Elevation changes to accommodate exhaust system
Recommendation: Staff recommends the DRC approve the proposed exhaust
system installation on the balcony.
Property Owner/
Applicants:
Kurt Ourston / Squirreland Entertainment
Project Location: 1610 El Camino Real, Atascadero, CA 93422
APN’s: 049-131-045,072 County of San Luis Obispo
General Plan /
Zoning:
Commercial Park (CPK)
Project Area: 1.68 acres (2 lots)
Existing Use: Single-family residence
Proposed Use: Conditional Use Permit for Public Assembly and
Entertainment use.
City of Atascadero Design Review Committee
June 25, 2014
Page | 4
DEVELOPMENT PROJECT REVIEW
5. PLN 2099-0989 / DRC 2014-0049 – Principal Mixed-Use
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: Principle Partners LLC
Applicants: AuzCo Developments / Wallace Group
Project Title: Principal Mixed Use – Site Design / Entitlement Revisions
Project Location: 9105,9107,909 Principal Avenue; 9300 Pino Solo Avenue
Project Description: Proposed Amendments to an approved master plan of
development that includes the following:
Thirty-eight (38) dwelling units with the following breakdown:
o 9 detached single family units
o 11 duplex units
o 6 mixed-use units (2nd floor residences);
7,500 sf 1st floor office use;
corner car wash
Recommendation: Staff recommends the applicant work with Staff to further refine
site plan and uses and return to DRC
City of Atascadero Design Review Committee
June 25, 2014
Page | 5
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, May 28, 2014
3:00 P.M. City Hall, Room 106 (1st Floor)
6500 Palma Avenue, Atascadero, California
CALL TO ORDER – 3:00 pm
Chairperson Kelley called the meeting to order at 3:04 pm.
ROLL CALL
Present: Chairperson Kelley
Committee Member Anderson
Committee Member Dariz
Committee Member Moreno
Committee Member Kirk
Staff Present:
Senior Planner Kelly Gleason
Assistant Planner Alfredo Castillo
Community Development Director Warren Frace
Others Present: Mr. Ben Efraim
Mr. Tim Roberts
Mr. Jeff Schniederit
Mr. Frank Henderson
ITEM NUMBER: 1
DATE: 6/25/14
City of Atascadero Design Review Committee
June 25, 2014
Page | 6
APPROVAL OF AGENDA
MOTION: By Committee Member Anderson and seconded by Committee
Member Moreno to approve the Agenda.
Motion passed 5:0 by a roll-call vote.
PUBLIC COMMENT
None
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF APRIL 9, 2014
MOTION: By Committee Member Dariz and seconded by Committee Member
Kirk to approve the Consent Calendar.
Motion passed 5:0 by a roll-call vote.
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.
The Staff Report was presented to the Design Review Committee by Assistant Planner Alfredo
Castillo.
City of Atascadero Design Review Committee
June 25, 2014
Page | 7
PUBLIC COMMENT
The following people spoke during public comment:
Mr. Ben Efraim
Mr. Tim Roberts
Mr. Jeff Schniederit
MOTION: By Committee Member Dariz and seconded by Committee
Member Moreno to recommend the approval of the project as
presented, with the following conditions:
1. Work with Staff on rear yard landscaping
2. Remove emergency access connection to Northern
Apartment complex
Motion passed by 5:0 by a roll call vote.
DEVELOPMENT PROJECT REVIEW
3. DRC 2014-0047 / PLN 2014-1499: PD-7 AT 10380 EL CAMINO REAL
ZCH 2014-0173, TPM 2014-0101, CUP 2014-0282
The Staff Report was presented to the Design Review Committee by Senior Planner Kelly
Gleason.
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
June 25, 2014
Page | 8
PUBLIC COMMENT
The following people spoke during public comment:
Mr. Frank Henderson
MOTION: By Committee Member Anderson and seconded by Committee
Member Kirk to recommend the following Summary of
Recommendations to the Planning Commission and City Council
regarding the project architectural and site design.
1. Mr. Frank Henderson to contact AWA, and bring options to
Planning Commission regarding trash storage.
2. Fencing: 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: architectural quality garage doors painted a
darker accent color complementary with the final color
schemes for the units.
4. Porch usability: increase the size of the front porches to
create usable space and emphasize the human scaled façade
element by lowering the roofline. (see revised arch drawings)
5. Material: revise facades with multiple color areas,
overhanging eaves, with timber brackets (see revised
architecture plans, no masonry details required)
6. Project should include a driveway maintenance agreement, no
HOA.
Motion passed by 5:0 by a roll call vote.
COMMITTEE MEMBER COMMENTS AND REPORTS
Design Review Committee Members need more notice for meetings during the summer months
to assist in scheduling.
DIRECTOR’S REPORT
None.
ADJOURNMENT – 4:05 pm.
MINUTES PREPARED BY:
_______________________________________
Warren Frace, Community Development Director
City of Atascadero Design Review Committee
June 25, 2014
Page | 9
Atascadero Design Review Committee
Report In Brief - Community Development Department
Sarah Wood, Planning Intern, (805) 461-5000, swood@atascadero.org
Alfredo R. Castillo, AICP, Associate Planner, (805) 470-3436, acastillo@atascadero.org
PLN 2014-1492 / DRC 2014-052
El Camino Homeless Organization (ECHO) Perimeter Fencing Plan
6370 Atascadero Mall
Applicant: El Camino Homeless
Organization (ECHO)
Property
Owner:
El Camino Homeless
Organization (ECHO)
Address: 6370 Atascadero Mall
APN: 030-341-013
General Plan: High Density Residential
(HDR)
Zoning: Residential Multiple Family
(RMF-20) / Emergency
Shelter Overlay (ES)
Project Area: 1.25 acres
Existing /
Proposed
Use:
50 Bed Overnight Emergency
Shelter with ancillary uses
Design Review Items
Fencing
Landscaping
ITEM NUMBER: __2___
DATE: 6-25-14
City of Atascadero Design Review Committee
June 25, 2014
Page | 10
Background
In September 2013, the City Council adopted an Emergency Shelter (SB-2) ordinance for
consistency with State Law and the City’s adopted Housing Element. As a part of that approval,
the City Council also designated a site specific location, (APN 030 -341-013) as the location for an
overnight emergency shelter. This site was home to a temporary shelter run by the El Camino
Homeless Organization (ECHO). With the adoption of the SB-2 overlay, the ECHO site became a
permanent homeless shelter within the City.
Consistent with Atascadero Municipal Code (AMC) section 9-3.503(d), the Design Review
Committee (DRC) is required to review and approve all perimeter on -site fencing. ECHO has
submitted an application and a proposed fencing plan for DRC’s approval.
Site Plan
The site plan consists of several main components including the parking lot, landscaping
planters, signage, and the main building. The main building occupies the Northeast corner of the
property, and extends along the Eastern border. The patio shelter structure is buffered by
planters. The site is accessible via two different entrances along Atascadero Mall that are divided
by a central planter and the parking lot stretches across the majority of the site. A trash enclosure
is located along the Northern perimeter.
Figure 1 Manage Plan Site Plan
City of Atascadero Design Review Committee
June 25, 2014
Page | 11
Site plan improvements are occurring and are under construction in five phases.
Phase I included the remodel of the existing shelter building and installation of the fire
sprinklers.
Phase II included the addition of an accessible restroom.
A lower floor restroom and laundry remodel is expected for Phase III.
Exterior site improvements, which include the proposed fencing plan (below), are included
for Phase IV.
Phase V is the final phase with a proposed remodel of the kitchen area.
Proposed Fencing Plan
As part of Phase IV improvements, the applicant seeks to install perimeter fencing. The perimeter
fence will wrap around the property on the North, West, East, and South side and includes the
following:
An new eight-foot high masonry wall is located at the rear of the property boundary
consistent with the SB-2 ordinance;
A six-foot high dog eared cedar fence is located on the Western side of the property;
On the Eastern side, a partial chain link fence runs approximately 130 feet.
The applicant proposes to install the following:
1. A new 3-foot high dog eared cedar fence along property road frontage set back 20 feet
from the sidewalk.
2. Extend chain link fence on the North end 40 feet
3. Install new chain link fence with vinyl slats in areas without existing shrubs on the north
end of the site.
City of Atascadero Design Review Committee
June 25, 2014
Page | 12
Figure 2 Proposed Fencing Plan
Existing
Chain Link
Fence
2. Install new
Chain Link Fence
w/o slats
3. Install new
Chain Link Fence
w/ slats
1. New 3-foot high
dog eared Fence
New Masonry
Wall (complete)
City of Atascadero Design Review Committee
June 25, 2014
Page | 13
The proposed 3-foot high dog eared cedar fence along property road frontage is consistent with
the required maximum height for front yard fencing in the multi -family residential zone. Staff is
recommending changes to the proposed front yard fencing that includes 3 -foot open picked fence
to minimize hiding areas and improve visibility from the street. Additionally staff’s
recommendation matches the residential character of the street.
The proposed fencing plan in Figure 2 shows the existing cedar fence extending all the way to
the property line. The existing condition on-site versus the submitted material does not seem to
match. Staff recommends a gradual step down to three feet to provi de a smoother visual
transition.
Staff concurs with the proposed extensions to the chain link fences with vinyl slat inserts to
visually screen property as shown figure 2, as well as the chain link fence extension where
existing shrubs exist.
Proposed Landscaping Plan
The landscaping plan has yet to be received, and is expected to be reviewed prior to the final of
permit. Preliminary landscaping has begun with shrubs planted along the existing wall. Additional
landscaping is required along rear property boundary consistent with CUP 2014-0279.
In addition, plantings may be added to provide a visual buffer between the shelter and
surrounding properties and enhance the aesthetic quality of the existing and proposed fencing.
Staff is recommending additional drought tolerant and low maintenance shrubs to be planted
along the side property lines, such as Cypress, Chinese Pistache, small shrubs and ground
cover.
Staff Recommendation
1. Installation of fencing as shown in Exhibit 1 that includes the following:
Installation of six (6) foot high dog eared cedar fence on side property as shown
with step down height to meet proposed frontage fence;
Chain link fences to include vinyl slats in locations shown in Exhibit 1;
Chain link fence extensions without vinyl slats where shrubs are present as shown
in exhibit 1;
3-foot high picket fence in the front yard setback.
2. Landscape suggestions include additional drought tolerant and low maintenance shrubs to
be planted along the side property lines. Plantings should not c reate hiding spaces. The
use of trees, ground covers should be used. No tall shrubs.
Attachments
Exhibit 1: Recommended Fencing Plan
Exhibit 2: Existing Site Photos
Exhibit 3: Applicant Fencing Plan
City of Atascadero Design Review Committee
June 25, 2014
Page | 14
Exhibit 2: Existing Site Photos
E
F
A
B
C D
C
Fencing Requirements:
A. Chain Link Fence with vinyl slats – 6-foot maximum
B. Chain Link Fence without vinyl slats – 6-foot maximum
C.3-foot high maximum picket fence
D. Transition Fence from 6-feet to 3-feet – dog eared fence
E. Dog-Eared Fence – 6-foot maximum
F. Masonry Wall – 8-foot maximum on ECHO property
Additional landscaping to include drought tolerant and low maintenance shrubs to be planted along the side
property lines. Plantings should not create hiding spaces. The use of trees, ground covers should be used. No
tall shrubs
City of Atascadero Design Review Committee
June 25, 2014
Page | 15
Exhibit 2: Existing Site Photos
View of existing landscaping along East side.
Front façade view from Atascadero Mall.
City of Atascadero Design Review Committee
June 25, 2014
Page | 16
Eight-foot masonry wall with preliminary landscaping.
Existing dog eared fencing along Western side.
City of Atascadero Design Review Committee
June 25, 2014
Page | 17
Existing chain link fence.
Marquee.
City of Atascadero Design Review Committee
June 25, 2014
Page | 18
Exhibit 3: Applicant Fencing Plan
City of Atascadero Design Review Committee
June 25, 2014
Page | 19
City of Atascadero Design Review Committee
June 25, 2014
Page | 20
City of Atascadero Design Review Committee
June 25, 2014
Page | 21
City of Atascadero Design Review Committee
June 25, 2014
Page | 22
City of Atascadero Design Review Committee
June 25, 2014
Page | 23
Atascadero Design Review Committee
Report In Brief - Community Development Department
Warren Frace, Community Development Director 470-3488, wfrace@atascadero.org
PLN 2014-1511 / DRC 2014-0052
Korean BBQ Exterior Appearance
6900 El Camino Real
Owner/Applicant: ECR Creek Investments
Jenny Kim
212/820-1282
Address: 6900 El Camino Real
APN: 030-201-027
General Plan: Downtown
Zoning: Downtown Commercial
Project Area: 1.05± acres
Existing Use: Former Hoovers
Restaurant
Proposed Use Korean BBQ restaurant
and bar
Staff
Recommendation:
Staff recommends the DRC approve the proposed exhaust system
installation on the balcony.
Design Review Items
Appearance of the mechanical exhaust equipment on the balcony.
Background:
The former Hoovers Restaurant building (aka Bohnema Brewery) has been purchased by ECR
Associates who intends to remodel the building into a high end Korean BBQ restaurant and b ar.
Korean BBQ restaurants are popular in Southern California and the Bay Area and involve
cooking at individual tables. It is kind of like a self -serve version of Japanese teppanyaki
restaurants (google Gen Korean BBQ House for an example).
Project
location
ITEM NUMBER: __3___
DATE: 6-25-14
City of Atascadero Design Review Committee
June 25, 2014
Page | 24
Former Hoover’s Restaurant
Site at 6900 El Camino Real
City of Atascadero Design Review Committee
June 25, 2014
Page | 25
Cooking grill at
every table
Exhaust hood
required at each
table
City of Atascadero Design Review Committee
June 25, 2014
Page | 26
Floor plan
Appearance Issue
Since each table has its own cooking surface, an exhaust hood needs to be provided for each
table. The floor plan indicates there will be 34 exhaust hoods in the dining area.
As a result, the exhaust systems in the building need to be significantly expanded. Typically,
mechanical exhaust blowers are located on the roof or rear of the building. Because the building
has a pitched, gable roof and the dining area is at the front of the building, the typical solutions
are not workable.
The project architect is proposing the installation of three exhaust blower units to be installed on
the existing balcony facing El Camino Real with exhaust stacks venting through the roof. See
following pages for drawings.
Typical table with
exhaust hood
(shaded box)
El Camino Real
City of Atascadero Design Review Committee
June 25, 2014
Page | 27
Architects proposal
City of Atascadero Design Review Committee
June 25, 2014
Page | 28
Cross section from
El Camino Real
One on three exhaust
shafts.
View from El Camino
Real
City of Atascadero Design Review Committee
June 25, 2014
Page | 29
Cross section of balcony and exhaust unit
Mechanical
exhaust blower
unit
Vent shaft
City of Atascadero Design Review Committee
June 25, 2014
Page | 30
Although, this is not a preferred location for mechanical equipment, the architect is adamant that
there is not an alternative location.
Staff has raised questions about the appearance and potential noise resulting from this proposed
venting solution. The architect is proposing the following solutions:
Appearance from El Camino Real :
Paint all mechanical equipment to match wall and roof colors.
Retain existing bamboo screening on balcony railing.
Noise along El Camino Real:
Specify quietist mechanical available.
Hire acoustic specialist to field test and add additional sound attenuation to meet City standard. (Can’t be nosier than
ambient sound along El Camino Real).
Staff Recommendations:
Staff recommends that the DRC direct staff to work with the architect on implementing the
proposed visual and sound mitigations, with the understanding that additional field changes may
be required to fine tune appearance and noise issues.
City of Atascadero Design Review Committee
June 25, 2014
Page | 31
Atascadero Design Review Committee
Report In Brief - Community Development Department
Callie Taylor, Senior Planner, (805) 470-3448, ctaylor@atascadero.org
PLN 2014-1494 / CUP 2014-0281
Event Center
1610 El Camino Real
Applicant: Kurt Ourston
Squirreland Entertainment
Address: 1610 El Camino Real
APN’s: 049-131-045, 072
General Plan: Commercial Park (CPK)
Zoning: Commercial Park (CPK)
Project Area: 1.68 acres (2 lots)
Existing Use: single-family residence
Proposed Use: Conditional Use Permit for
Public Assembly and
Entertainment use.
Design Review Items
DRC preliminary review of proposal and options
(this item is expected to come back to DRC for additional review)
Review of possible phasing of site improvements and intensity of operations
Operations:
- Number of temporary events /days per year
- Hours of operation, noise, maximum size events/ number people
Proposed vs. required site improvements:
- Signage, landscape, fencing, lighting, trash storage, restrooms
- Parking lot improvements
- Frontage improvements
- Use & appearance of existing residence
1610 El Camino Real
ITEM NUMBER: __4___
DATE: 6-25-14
City of Atascadero Design Review Committee
June 25, 2014
Page | 32
This first DRC review is scheduled as a preliminary check in to obtain direction on the
best route to move forward with the design, operations, and phasing plan for the project.
The proposed project would come back to DRC for review of project specifics and design
prior to going to Planning Commission for Conditional Use Permit consideration.
Background
The project applicant has a long term lease on the two properties at 1610 El Camino Real and
intends to use the site as an event center to host temporary events. There is an existing non-
conforming single-family residence at the front of the site which is occupied by the applicant.
Photo of parking lot location & existing SFR
According to the Municipal Code and Community Development policies, the applicant is entitled
to hold a limited number of temporary events on site (no more than 12 days per year.) These
limited temporary events are permitted by the Zoning Ordinance when with no permanent site
alterations, such as site grading or construction of accessory facilities, are made for the
temporary use of the site. See Attachment 3 for complete temporary event standards.
The project applicant has submitted a conditional use permit application to use the subject site at
1610 El Camino Real as a full time event center (Public Assembly and Entertainment Use), with
multiple events operating on site over an extended period of time throughout the year. Examples
of events include the Scare Park (haunted house style event held during month of October,
previously held at the Ravine Water Park in Paso Robles), Renaissance Faire, and a Holiday
market. As proposed, events could occur on a daily basis throughout the year, sometimes lasting
1 to 3 months per event. Peak events could draw as many as 240 people at a time (estimated by
applicant).
An event center use is defined in the Atascadero Municipal Code under “Public Assembly and
Entertainment” and can be allowed on the subject site in the Commercial Park zone with approval
of a Conditional Use Permit and installation of site improvements to meet development
standards. Due to the cost involved with site improvements, the applicant is proposing
minimal changes to the site at this time.
City of Atascadero Design Review Committee
June 25, 2014
Page | 33
Applicant’s Proposed Site Plan
Existing residence to
remain, separated
from event center by
chain link fence
Event center area to be
enclosed by chain link fence
Site entry controlled
by chain link gates
Signage mounted
over entry with 13’
steel posts
Proposed 150 sq. ft.
banner sign adjacent
to HWY 101
Portable restrooms
Dirt parking lot
to be graded
to accommodate
up to 62 cars
No street
frontage
improvements
or landscape
proposed
Existing edge of
asphalt paving
City of Atascadero Design Review Committee
June 25, 2014
Page | 34
Proposed Project and Phased approach
The applicant’s project description (See Attachment 4) describes a phased approach in order to
defer costs associated with development of the site.
As proposed by the applicant, the event center would begin by operating for a total of 48 days
annually. Proposed events would take place on four weekends in October, four weekends in
November & December, and occasional events in February, April, June and August. Phase 1
proposed site improvements include chain link perimeter fencing, grading for a dirt parking lot,
security lighting, portable restrooms, and a large freeway banner sign. The applicant is
requesting that the site development improvements required by the Municipal Code, including
landscape, decorative fencing, permanent parking facilities, and frontage improvements, be
deferred.
The applicant is proposing Phase 2 as full build out of the event venue with permanent facilities.
At full operation, the site would be available to rent by outside parties, with events occurring year
round on a daily basis. As proposed, Phase 2 may include remodel of the existing residence, a
future multipurpose room, restrooms, kitchen for on-site food preparation, and a ticket office.
These site improvements are not identified on the current plans, and therefore would require a
future CUP amendment to review site design and adopt a new master plan of development prior
to construction of Phase 2. Code required street improvements, parking and other related site
development improvements are proposed to be installed with Phase 2.
City Staff has expressed concern regarding the nature of the proposed long term temporary use
of the site and the request for minimal or deferred site improvements. The City’s Municipal Code
and California Building Codes are in place in order to ensure safe, quality development within the
commercial corridor, consistent with the vision of the General Plan. Tem porary structures,
portable restrooms, chain link fencing, and temporary parking lots which are in place over a long
period have a visual impact on the City. The subject site is highly visible from both El Camino
Real and Highway 101. Neighborhood compatibility, including appearance, noise, off-site parking
and traffic control, are other considerations due to the proximity of the site to adjacent residential
uses and nearby businesses. Temporary uses without permanent facilities or adequate site
development can require extensive staff time in order to obtain compliance, and often become
long term code enforcement situations.
Staff has discussed the possibility of establishing a date certain for completion of the code
required site improvements in order to eliminate the prolonged temporary appearance of the site.
The applicant has proposed a date of March 5, 2018 (approximately four (4) years) to apply for
permits for Phase 2 and code required improvements. City Staff is recommending a shorter
timeframe and would stipulate that plans and permits be obtained and construction of required
improvements be completed by the date determined. If full site improvements for the event
center are not installed within the allotted timeframe, the event center use of site would cease as
the project would not be consistent with the conditional use permit.
Options
Staff has provided some options for DRC to consider that would enable the applicant to use the
site for temporary events, subject to minimum development standards that would be developed
through the DRC and CUP process.
City of Atascadero Design Review Committee
June 25, 2014
Page | 35
Options for Operations and Site Improvements
Applicant proposal Staff recommendation for Phase
1 event center
Muni Code requirements for
Event Center
Number of
events
Phase 1: 48 days per
years
Phase 2: Events allowed
on daily basis, year round
Phase 1: 24 days of events, not to
exceed four (4) distinct events.
No limitations for Phase 2
(12 days allowed without CUP)
CUP with full site
improvements
Max
occupancy/siz
e
256 people max
occupancy proposed
As proposed by applicant, provided
that overflow parking area is
identified for each of the four
events.
CUP with full site
improvements
Time limit on
Phase 1
Apply for permits for
Phase 2 required
improvements by
March 5, 2018
Install required Phase 2 site
improvements per Muni Code
within 2 years of CUP approval.
CUP would revert to 12 event days
if improvements are not completed.
Full installation of code
required improvements prior to
issuing business license for an
event center
Hours of
operation/
No end time proposed End time of 9:00 pm for all events Per CUP
Noise 7:00 pm cut off for live
amplified music
Limit amplified noise to:
Weekdays: 8am-7 pm
Saturdays: 9am-6pm
Sundays/holidays: 10am -4pm
Per noise ordinance
Noise ordinance:
Daytime 7am-9pm :70 dB
Nighttime 9pm-7am: 65 dB
Amplified sound permitted
through CUP
Parking lot Graded dirt lot for up to
62 cars
Parking attendances to
direct cars where to park
All weather surfacing (gravel base)
with edge delineation and signage to
control where cars are parked
Identify overflow parking area
Include landscape, trees &
decorative fencing at front of lot next
to ECR
Parking should not back out onto
ECR, should be designed with curb
cuts and controlled in ingress/egress.
Paved (asphalt or concrete),
parking lot with spaces striped.
Irrigated landscape planters
every 8 spaces with shade trees,
minimum 10% of lot to be
landscaped
Landscape None proposed Irrigated landscape along El
Camino Real frontage, in front of
existing residence, site entry, and
parking lot
10% of site to be landscaped
5’ landscaped setbacks along
side property lines
10’ min landscaped frontages
on ECR & HWY 101
Fencing 6’ tall chain link fence
surrounding event area.
Chain link entry gate &
emergency exit gate.
Existing HWY 101 chain
link fence to remain.
Alternative decorative security
fencing around event area
Decorative gates at front of lot
facing ECR
Chain link not allowed in
commercial zones
Solid screening, such as
masonry when adjacent to
residences.
Site Lighting Pole mounted perimeter
lighting
Photometric plan to show no light
spill offsite, no light sources visible
from offsite
Limit max lumens / amount of light
created
10’ max height of light poles
Light pole & fixture design and
location to be approved through
CUP
Photometric plan to show no
light spill offsite, no light
sources visible from offsite
Limit max lumens / amount of
light created
10’ max height of light poles
Light pole & fixture design and
location to be approved
through CUP
City of Atascadero Design Review Committee
June 25, 2014
Page | 36
El Camino
Real & HWY
101
site frontage
No improvements
proposed
Landscape & decorative fencing
along ECR
No HWY 101 facing improvements
proposed
Parking areas next to HWY
101 & ECR screened with a
landscaped berm min 30” tall
Minimum 10' landscape
planter along both frontages.
Appearance review
HWY 101
Signage
150 sq. ft. vinyl banner
sign. Attached to site by
poles on each side.
13 feet to top of sign
40 sq. ft. banner sign, permitted 30
days max or for duration of the
event
Structure to hold sign
Max 8 feet to top of sign
Not allowed
(HWY 101 signage permitted
only when building mounted,
permanent signage. Pole
signs or pylon signs, max 150
sq. ft. permitted for select uses
such as gas stations & large
commercial centers only)
El Camino
Real Signage
45 sq. ft. sign, 12 foot
height
Structure constructed
with metal fence posts to
affix sign above chain link
gate at entry
Location and 45 sq. ft. size, 10 foot
max height as proposed by
applicant. Design of structure and
sign materials to be enhanced to
create decorative appearance at
front of site
One 40 sq. ft. wall sign, max
125 sq. ft. total signage onsite,
as permitted by CUP
Restrooms
Portable restrooms Portable restrooms for Phase 1,
permanent facilities to be installed
with Phase 2
Permanent facilities per
California Building Code
Trash storage Not identified Trash enclosure to be constructed,
location & design provided through
CUP
Masonry trash enclosure,
screened with landscape
Existing
residence
Separated from event
space with chain link
fence
To be used as residence
and administrative office
for event center
Landscape & decorative fencing to
improve appearance at front of site
Building Code standards to
upgrade residence for event center
office use
Appearance review
Non-conforming use, but can
be allowed through CUP if
deemed compatible.
Building Code standards to
use as business office
Street
frontage
improvements
None proposed Front entrance to parking lot to be
paved and construct driveway
apron to eliminate deterioration of
edge of road and debris exiting site
Full frontage improvements
along ECR. Curb, gutter,
sidewalk with driveway
aprons. Both sites
Utilities Electric power sources
and wiring throughout not
specified
Complete electrical plan to provide
power throughout the site and
permanent site lighting without use
of extension cords or overhead
power lines.
Underground utilities with Phase 2
All new and existing utilities
shall be installed
underground. Complete
power provided throughout
site to serve all areas of event
center areas of use
Stormwater No improvements
proposed
Provide drainage analysis &
comply with City and State
standards for storm water
detention for parking lot and other
graded areas.
Provide drainage analysis &
comply with City and State
standards for storm water
City of Atascadero Design Review Committee
June 25, 2014
Page | 37
Attachments
Exhibit 1: Aerial Photo
Exhibit 2: Site Photos
Exhibit 3: Temporary Event Standards Per Municipal Code and CDD Policy
Exhibit 4: Applicant’s Letter and Proposed Plans
City of Atascadero Design Review Committee
June 25, 2014
Page | 38
Exhibit 1: Aerial Photo
Subject Site:
1610 El Camino Real
Elk’s Lodge
Colony Homes
neighborhood
HWY 101
City of Atascadero Design Review Committee
June 25, 2014
Page | 39
Exhibit 2: Site Photos
Existing SFR
Parking area location
City of Atascadero Design Review Committee
June 25, 2014
Page | 40
Exhibit 3: Temporary Event Standards Per Municipal Code and CDD Policy
Temporary Events. Any use of a structure or land for an event for a limited period of time where the site is not to be
permanently altered by grading or construction of accessory facilities. Events include: art shows; rodeos; religious
revivals; tent camps; outdoor festivals and concerts.
9-6.177 Temporary events.
Where allowed, temporary events are subject to the standards of this section; except when such events occur
in theaters, convention centers, meeting halls, or other public assembly facilities. Swap meets are subject to the
standards of Section 9-6.139.
(a) General Requirements.
(1) Public Events. No entitlement is required for admission for free events held at a public park or on
other land in public ownership when conducted under the management of a public agency, or organization, school or
church provided that the event is conducted in accordance with all applicable provisions of this title.
(2) Commercial Entertainment. Commercial outdoor entertainment activities are subject to the
regulations governing business licenses.
(3) Parades. Parades and other temporary events within the public right-of-way are not subject to these
requirements, provided that all requirements of the City Engineer and Police Department are met.
(b) Time Limit. A temporary event is to be held in a single location for a period no longer than twelve
(12) consecutive days, or four (4) successive weekends.
(c) Site Design Standards.
(1) Access. Outdoor temporary events shall be provided with a minimum of two (2) unobstructed access
points, each a minimum of eighteen (18) feet wide, from the event site to a publicly maintained road.
(2) Parking. Off-street parking is to be provided for private events as follows, with such parking
consisting at minimum of an open area at a ratio of four hundred (400) square feet per car, on a lot free of flammable
material.
(i) Seated Spectator Events. One parking space for each twelve (12) square feet of seating area.
(ii) Exhibit Event. One parking space for each seventy-five (75) square feet of exhibit area.
(d) Guarantee of Site Restoration. A bond or cash deposit is required for approval of a temporary event
to guarantee site restoration after use, and operation in accordance with the standards of this title. The guarantee shall
cover both operation and restoration and is subject to the provisions of Section 9-2.121. (Ord. 68 § 9-6.177, 1983)
City of Atascadero Design Review Committee
June 25, 2014
Page | 41
City of Atascadero Design Review Committee
June 25, 2014
Page | 42
Exhibit 4: Applicant’s Letter and Proposed Plans
City of Atascadero Design Review Committee
June 25, 2014
Page | 43
City of Atascadero Design Review Committee
June 25, 2014
Page | 44
Atascadero Design Review Committee
Report In Brief - Community Development Department
Alfredo R. Castillo, AICP Assistant Planner, (805) 470-3436, acastillo@atascadero.org
PLN 2099-0989 / DRC 2014-0049
Principal Mixed Use – Site Design / Project Revisions
Owner/Applicant: Principle Partners, LLC /
Auzco Developments
Address: 9105,9107,909 Principal
Avenue; 9300 Pino Solo
Avenue
APN: 030-491-001, 013,
019,020,
General Plan: High Density Residential
(HDR) / General
Commercial (GC)
Zoning: Residential Multi-Family-
10 (RMF-10) / Commercial
Retail (CR)
Project Area: 5.3 acres
Existing Use: Vacant / Abandoned
house
Proposed Use Thirty-eight (38) dwelling
units (detached single
family / duplex / 2nd floor
condo); 7,500 sf 1st floor
office use; corner car wash
Staff
Recommendation:
Staff recommends the applicant work with Staff to further refine site
plan and uses and return to DRC
Design Review Items
Site Design
Architectural Design
Non-Residential Uses Review
ITEM NUMBER: __5___
DATE: 6-25-14
City of Atascadero Design Review Committee
June 25, 2014
Page | 45
Background:
The “Principal Mixed-Use” (GPA 2003-0008/TTM 2003-0044/ZCH 2003-0070/CUP 2003-0117)
was approved by the City Council on October 12, 2004 with certified a Mitigated Negative
Declaration and a Planned Development Overlay Zone (PD-24). An amendment to the plan to
include the 9300 Pino Solo portion of the project (TTM 2005-0068 / CUP 2005-0155) was
approved by the Planning Commission on May 17, 2005. The project approval included the
following:
9105 Principal Avenue Portion
16 duplex units
24 triplex units
5 live work units
45 Residential Units total
16,550 Commercial tenant space
9300 Pino Solo Avenue Portion
4 duplex units
Project Totals
49 total residential units
16,550 Non-residential commercial / office space
Building permits were submitted for the on and off -site improvements, live/work mixed-use
building, stand-alone commercial retail building, building stock plan for both the duplex and triplex
units, and individual site plans. The submitted building permits are currently a part of the City’s
Dormant Building Permit Program Phase V and have never been issued. The project has not
commenced construction due to the recession and drop in housing and commercial values. With
the economic upswing and increase in construction activit y, the owner/applicant has revisited
previous project approvals and wishes to amend the master plan project with a reduced dwelling
unit count, a new mix of dwelling unit types, and proposed new commercial uses.
Staff met with the applicant and their representative to review the proposed site plan
modifications, architectural changes, and non-residential uses. Staff identified issues and provide
those comments in a letter to the applicant. Some of those concerns included the following:
Ensuring commercial uses were placed within the commercially designated zones;
Residential interface with proposed car wash;
Parking requirements meet the Municipal Code;
Amount of usable open space on small lot residential;
Site circulation with residential and commercial uses;
Ability of site to meet new stormwater regulations.
The applicant and his design team further refined their design concept and site plan for Staff’s
review. The applicant is seeking the following entitlement revisions:
Revised Master Plan of Development consistent with PD-24;
New tentative tract (subdivision map);
Revised architectural elevations;
Revised landscaping plan.
City of Atascadero Design Review Committee
June 25, 2014
Page | 46
DRC Action:
DRC is being asked to review and provide input on the following items prior to the applicant
formally submitting project amendments. These items include :
1. Site Design
2. Architectural Design
3. Non-residential uses
Item #1: Site Re-Design
2005 – Amended Approved Plan
Pino Solo Portion
Commercial /
Retail
City of Atascadero Design Review Committee
June 25, 2014
Page | 47
2014 – Proposed Site Plan
The originally approved master plan contained a mix of duplex, triplex throughout the project with
access from both Gusta Road and Principal Avenue. This comprised of the area designated
RMF-10. A non-residential component was also included at the corner of Principal Avenue and El
Camino Real. Non-residential uses were envisioned to be both commercial and retail uses at this
corner including a mix of live / work units. These commercial uses were included because the site
had been previously designated General Commercial uses with a Commercial Retail (CR)
designation.
The applicant is now proposing a different type of unit and commercial mix. This mix would
include:
small lot single family residential (9 units);
duplexes (23 units);
2nd floor condo units (6 units) over proposed offices uses;
7,500 sf of office / commercial use on the 1st floor;
Carwash
Mixed-Use Office /
Residential
Carwash
City of Atascadero Design Review Committee
June 25, 2014
Page | 48
One of the primary changes includes the elimination of the proposed driveway on Gusta Road.
Proposed access is now shown off of Principal Avenue with two (2) access drives. The first drive
would primarily access the proposed non-residential uses but connect back through to the
residential component. The primary residential drive is approximately 190 feet from the centerline
of the proposed non-residential drive. This new street would be the primary access point for the
majority of units and terminate as a cul-de-sac. The Gusta Road driveway has been eliminated
due to a number of factors including grade changes, crossing of a known wetland, and potential
issues with right-of-way encroachment. Public Works has reviewed the driveway access points
and has no issues with the location of driveways in proximity to each other. The Atascadero Fire
Department will need to review the proposed site layout to ensure adequate access is provided.
Commercial parking is a concern. The applicant has identified 7,500 square fe et of commercial
uses, which is projected to be primarily office in nature. The Atascadero Municipal Code (AMC)
requires approximately 19 parking spaces for general office uses, calculated at 1 parking space
per 400 square feet. The applicant is not showing any additional parking for office uses. Even if
the office uses are considered “live/work” units, where a person may live in the upstairs portion
and work in the downstairs portion, Staff remains concerned with the lack of parking shown on -
site for clients to visit, deliveries, etc.
In addition, Staff is also concerned with the amount of parking shown for the residential portion of
the site. Although the applicant is proposing two car garages as shown, some of the proposed
driveways are shorter than 20-feet, which may be problematic with larger vehicles such as trucks
that overhang onto the curb / pavement or proposed sidewalk areas. This may be solved by
pushing the proposed garages a minimum of 5 -feet setback from the main house. This would
allow for additional driveway space and reduce the dominance of a two -car garage in the front of
the home.
Proposed Parking Calculations
Number of Units / Use Parking
Requirement
Parking Spaces
Required
Provided Spaces
32 Dwelling Units 2.5 spaces / 3
bedrooms
80 spaces 80 spaces
3 Dwelling Units 1.5 spaces / 1
bedroom
5 spaces 3 spaces within garage
3 Dwelling Units 2 spaces / 2 bedroom 6 spaces 6 spaces in garage
Guest Spaces 1 per 5 units 8 spaces 0 shown other than driveway
General Office 1 per 400 sf 19 spaces 0 spaces provided
Car Wash 4 per Bay 4 spaces 8 spaces
Total Number of Parking Spaces Required 123 spaces 97 Spaces (26 spaces deficient)
City of Atascadero Design Review Committee
June 25, 2014
Page | 49
The table shows the lack of parking for the office uses. Parking is shown for the proposed car
wash, however the applicant has not indicated how many employees would be on -site during
hours of operation. In addition, the site plan does not show the location of proposed vacuums and
other items associated with an automated car wash. Additional parking may b e accommodated
with elimination of proposed car wash. The DRC should provide direction on the inclusion of the
proposed car wash for future submittal.
In addition to parking, the current site plan shows only one (1) trash enclosure. It is not clear
whether this enclosure services the proposed car-wash and office / residential uses. Additional
trash enclosures would be recommended to service the residential / office component. It is
recommended that the DRC direct the applicant to work with Staff on this issue.
The applicant has not included a landscaping plan with this submittal. Staff is recommending a
landscape plan be included as a part of any future submittal. If the proposed car wash uses is
included in any future submittal, a minimum of 10 -feet of landscaping is required along the street
frontage per the AMC. Staff is also requesting the location of signage for the proposed car wash
and any monument signage associated with the proposed office uses. The location should be
shown on any future site plan submittal.
The following is a summary of issues that Staff recommends the DRC direct the applicant to
address in future submittals:
Address on-site parking requirements, specifically for the proposed office / commercial use
and car wash;
Address driveway length to further accommodate additional parking;
Proposed vacuum locations and refinement of site plan for a proposed car wash;
Trash enclosure locations for the separate uses in the commercial retail portion;
Show location of proposed signage;
Provide a preliminary landscaping plan for review;
DRC to provide direction on car wash use.
Item #2: Architectural Design
The applicant has submitted for DRC review proposed elevations for the car wash and office /
residential condo portion. The applicant also includes imagery of design concepts for the
proposed residential portion.
City of Atascadero Design Review Committee
June 25, 2014
Page | 50
Proposed Mixed-Use elevation
Mixed-Use
Submitted elevations for the mixed-use project depicts a craftsman style architecture with the use
of hardy plank wood, gable roofs, and high quality grade roofing materials. Planned
developments constructed over the last 10 years have utilized this type of architecture that is
similar to the historic colony homes located throughout the City.
Single-Family Residential / Duplexes
The applicant has also submitted a character board for the residential portion (see attached
applicant submittal). This board contains similar elements that the provided mixed -use elevation
contains. Staff is recommending that the DRC direct the applicant to create elevations for the
single-family and duplex homes in a similar, craftsman style architecture to be brought back to
DRC for approval.
Car Wash
The applicant has also included preliminary architecture for the proposed car wash. The
proposed car wash elevations include modern tones with the use clean lines, metal and other
materials that invoke modern architecture. This is in contrast to the proposed elevations for the
adjacent mixed-use office / condo buildings and the proposed residential uses. Staff is
recommending that the DRC direct the applicant to modify the appearance of the proposed car
wash for consistency with the rest of the development if the DRC directs the appl icant to move
forward with the car wash at its proposed location.
City of Atascadero Design Review Committee
June 25, 2014
Page | 51
Proposed Car Wash Elevation
The following is a summary of issues that Staff recommends the DRC direct the applicant to
address in future submittals:
Provide elevations for the single-family residential units showing all sides of proposed
residences;
Provide elevations for the duplex residential units show all sides of the proposed
residences;
Provide elevations for the mixed-use development showing rear and side elevations;
Refine carwash elevations per direction from DRC;
Provide color and materials board.
Item #3: Non-Residential Uses
The original proposed project contained over 16,500 square feet of proposed commercial / retail
uses. When the project was originally approved by the City Council in 2004, one of the primary
issues was the re-designation and reduction of General Commercial to a predominately
residential use and a smaller commercial foot print.
The project was approved under the City Council’s adopted mixed-use policy that includes the
following:
1. Implement the Taussig Study on the residential portion;
2. Require commercial to be constructed before or simultaneously with the residential
portion. Commercial permit(s) must be obtained first and the first per mit to be finaled in
the project shall be the commercial permit(s); and
3. Require at least 50% of the project to be commercial. The commercial component cannot
include mini-storage or other non-sales tax producing uses, including office.
The Council approved the project albeit with a smaller commercial foot print then the policy
established for mixed-use developments.
City of Atascadero Design Review Committee
June 25, 2014
Page | 52
The applicant is proposing to further reduce the amount of commercial uses from the approved
master plan of development. The following is proposed by the applicant:
7,500 sf of commercial / office space on the 1st floor;
3,000 sf car wash at the corner of Principal Avenue and El Camino Real (not considered a
mixed-use).
Because of the further reduction in non-residential square footage from the originally approved
project, coupled with the exception to the Council’s mixed -use policy that was made with the
original 2004 approval, approval of this project with the proposed uses will need to go to the City
Council, with both a DRC and Planning Commission recommendation.
The use of office / commercial with residential condos is consistent with previous project
approvals. The applicant is not proposing live/work units due to the difficulties in project
requirements from the California Building Code, although the DRC may recommend this as an
option moving forward.
Staff is concerned with the proposed car wash use. Issues include:
Noise from the operation including blowers, vacuums and engine queuing;
Architecture and use;
Compatibility with surrounding new development;
Circulation concerns both internal of the project as well as traffic generation from El
Camino Real and Principal Avenue;
Lack of on-site parking with shared office and residential uses.
The applicant has provided a sample noise studies from its current location in San Luis Obispo
and future Paso Robles location (see attachment). Staff is requesting the DRC review the
proposed mix of non-residential uses and provide the applicant direction on the proposed
amendments.
Summary of DRC Recommendations / Directions to Applicant:
1. DRC to provide direction on car wash use and mix of non-residential uses.
2. Address on-site parking requirements, specifically for the proposed office / commercial
use;
3. Refine site plan per DRC directions;
4. Provide a preliminary landscaping plan for review;
5. Provide elevations for residential units on all sides;
6. Provide elevations for the mixed-use development showing rear and side elevations;
7. Provide color and materials board;
8. Refine carwash elevations per direction from DRC;
9. Return to DRC for additional review
City of Atascadero Design Review Committee
June 25, 2014
Page | 53
Attachments:
Attachment 1: Location Map
Attachment 2: Proposed Elevations – Carwash
Attachment 3: Applicant Package
t:\- pre 06 plns (old planning docs)\- gpa - general plan amendments\gpa 03\gpa 2003-0008 westpac principal\2014 redesign & amendment\drc 2014-0049-principalmu.ac.docx
City of Atascadero Design Review Committee
June 25, 2014
Page | 54
Attachment 1: Location Map
Proposed Site
City of Atascadero Design Review Committee
June 25, 2014
Page | 55
Attachment 2: Proposed Elevations – Carwash
City of Atascadero Design Review Committee
June 25, 2014
Page | 56
City of Atascadero Design Review Committee
June 25, 2014
Page | 57
Attachment 3: Applicant Package – See Attached