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HomeMy WebLinkAboutDRC_2014_09_10_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, September 10, 2014 3:30 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 JUNE 25, 2014 P1 City of Atascadero Design Review Committee Agenda Regular Meeting, June 25, 2014 Page 2 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PLN 2099-0997 / DRC 2013-0038 CUP 2003-0108 9006 WEST FRONT WEST FRONT VILLAGE 3. PLN 2014-1515 / DRC 2014-0057 / TPM 2014-0102 / AMENDMENT TO CUP 2000-0014 TO ADD A DRIVE-THROUGH RESTAURANT Property Owner/ Applicants: H&S Hospitality, LLC Project Location: 9006 West Front Road General Plan / Zoning: General Commercial (GC) Commercial Retail (CR)/PD-23 Project Area: 0.7 Acres / Commercial Lot 3 Existing Use: Vacant Project Description: The applicant is proposing construction of commercial lot 3 which is adjacent to the Holiday Inn Express. Proposed building would total 4,880 square feet (sf) and include 2,876 sf of restaurant space and 1,627 sf banquet room / meeting space. DRC is to review revised architectural style and make a consistency finding with the approved master plan of development. Recommendation: Staff recommends that the DRC find the architectural elevations consistent with the Master Plan of Development and existing surrounding development. Staff recommends that the DRC direct the applicant work with Staff on paint color selection and ensure high quality decorative tile be utilized, and submittal of landscaping plan consistent with project approvals. Property Owner: Atascadero 101 Associates, c/o Westar Associates Applicants: Garing Taylor & Associates Project Title: Home Depot Center Master Plan of Development Amendment Proposed Drive-through Restaurant Project Location: 805 El Camino Real Project Description: An application to amend the master plan of development for the Home Depot shopping center. The north west parcel in Phase I is currently approved for an 18,000 sq. ft. retail building which has not yet been constructed. The amendment proposes reducing the size of the retail bu ilding to 10,000 sq. ft. and adding a 4,500 sq. ft. drive-through restaurant. A tentative parcel map is proposed to subdivide the existing lot into two (2) parcels. Recommendation: Staff recommends DRC recommend Planning Commission approve the CUP amendment design and parcel map, subject to minor modifications and conditions of approval P2 City of Atascadero Design Review Committee Agenda Regular Meeting, June 25, 2014 Page 3 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website 4. PLN 2007-1251 / DRC 2014 – 6905 NAVAJOA PEOPLES SELF HELP COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next regularly scheduled DRC meeting will be September 24th, 2014. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. Property Owner: People Self Help Housing Corporation Applicants: People Self Help Housing Corporation / Tim Roberts Engineering Project Title: Atascadero Triangle Park Master Plan of Development Amendment / CUP Amendment / Tentative Parcel Map Project Location: 6905 Navajoa Avenue Project Description: An application to amendment the approved master plan of development for proposed modifications to the private open space feature that was approved by the City Council in February 2008, as well as review fencing options based on the proposed change and a potential additional architectural feature on a proposed unit. A new tentative parcel map / tentative tract map is proposed to reduce the total number of lots from 12 to 11. Recommendation: The DRC recommend to the Planning Commission approval of PLN 2007-1243 / CUP 2007-0219 amending the master plan of development to reduce and modify the proposed private open space of a previously approved tentative map and single family project. P3 This page is intentionally left blank. P4 CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT ACTION MINUTES Regular Meeting – Wednesday, June 25, 2014 3:00 P.M. City Hall, Room 106 (1st Floor) 6500 Palma Avenue, Atascadero, California CALL TO ORDER – 2:00 pm Chairperson Kelley called the meeting to order at 2:01 pm. ROLL CALL Present: Chairperson Kelley Committee Member Anderson Committee Member Dariz Committee Member Moreno Committee Member Kirk Staff Present: Assistant Planner Alfredo Castillo Community Development Director Warren Frace Senior Planner Callie Taylor Deputy Dir./Chief Bldg Official David Muehlhausen Planning Intern Sarah Wood Others Present: Mr. Jim Patterson Mr. Tillman Moen Mr. James Oh Ms. Jenny Kim Ms. Diane Ourston Mr. Terry Ourston Mr. Kurt Ourston APPROVAL OF AGENDA MOTION: By Committee Member Dariz 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: 9/10/14 P5 Design Review Committee Draft Action Minutes June 25th, 2014 Page 2 of 6 CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF MAY 28, 2014 MOTION: By Committee Member Moreno and seconded by Committee Member Dariz to approve the Consent Calendar. Motion passed 5:0 by a roll-call vote. DEVELOPMENT PROJECT REVIEW 2. PLN 2014-1492 / DRC 2014-052 – El Camino Homeless Organization (ECHO) Emergency Shelter Ordinance Implementation The Staff Report was presented to the Design Review Committee by Assistant Planner Alfredo Castillo. PUBLIC COMMENT The following people spoke during public comment: Mr. Jim Patterson, Mr. Tillman Moen 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. P6 Design Review Committee Draft Action Minutes June 25th, 2014 Page 3 of 6 MOTION: The Committee voted unanimously to approve staff’s recommendations of the project as presented, with the following conditions: 1. Extend chain link fence behind shelter and add picket fence on road frontage 2. Work with Staff on landscaping plan & timeframe Motion passed by 5:0 by a roll call vote. DEVELOPMENT PROJECT REVIEW 3. PLN 2014-1511 / DRC 2014-0053 – Downtown Korean BBQ Restaurant (Formerly Hoovers Building Renovation) The Staff Report was presented to the Design Review Committee by Community Development Director Warren Frace. PUBLIC COMMENT The following people spoke during public comment: Mr. James Oh, Ms. Jenny Kim MOTION: The Committee voted unanimously to approve the project with the condition the Design Review Committee reviews an acoustic study/report, obtained by the Applicant. Motion passed by 5:0 by a roll call vote. Property Owner: ECR Creek Investments Applicants: Jenny 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. P7 Design Review Committee Draft Action Minutes June 25th, 2014 Page 4 of 6 DEVELOPMENT PROJECT REVIEW 4. PLN 2014-1494 / CUP 2014-0281 Event Center / 1610 El Camino Real The Staff Report was presented to the Design Review Committee by Senior Planner Callie Taylor. PUBLIC COMMENT The following people spoke during public comment: Ms. Diane Ourston, Mr. Terry Ourston, Mr. Kurt Ourston MOTION: The Committee unanimously recommended the project be reviewed again by the Design Review Committee and then by the Planning Commission, once the applicant has addressed the following items. Project to include all staff recommendations plus the following changes: a) Number of events Phase 1: six per year; 30 days per year b) Time limits: Phase 2, improvements requires three years. Bring back options within 2 years of CUP approval. c) Hours of Operation: Event end time 10 pm for outdoor events d) Amplified music: Per noise ordinance. Limited to Weekdays: 8am to 7pm, Friday & Saturday: 9am to 9pm Sunday/holiday 10am to5pm e) Parking lot: Identify overflow parking area shared with the Elks. DRC approved all weather surfacing (gravel base) with edge delineation & signage to control where cars are parked f) Fencing: Black tubular along front, black vinyl clad the remainder g) Trash enclosures: masonry decorative trash enclosures to be constructed 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. P8 Design Review Committee Draft Action Minutes June 25th, 2014 Page 5 of 6 Motion passed by 5:0 by a roll call vote. DEVELOPMENT PROJECT REVIEW 5. PLN 2099-0989 / DRC 2014-0049 – Principal Mixed-Use The Staff Report was presented to the Design Review Committee by Assistant Planner Alfredo Castillo. PUBLIC COMMENT The following people spoke during public comment: Mr. Hamish Marshall MOTION: The Committee unanimously requested this project be reviewed again by the Design Review Committee, once the applicant has addressed the following items: a) Limited commercial is okay b) Change car wash architecture to match residential theme c) Add commercial parking d) Add residential parking Motion passed by 5:0 by a roll call vote 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 P9 Design Review Committee Draft Action Minutes June 25th, 2014 Page 6 of 6 COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTOR’S REPORT The next DRC meeting is tentatively scheduled for August 13th. ADJOURNMENT – 4:37 pm. MINUTES PREPARED BY: _______________________________________ Warren Frace, Community Development Director t:\~ design review committee\minutes\minutes 2014\draft action minutes 6.25-14.docx P10 ITEM NUMBER: 2 DATE: 9-10-14 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 – DRC Consistency Review Commercial Lot 3 Owner: H&S Hospitality, LLC Address: 9006 West Front Road. Project #: PLN-2099-0997 / CUP 2003- 0108 / DRC 2013-0038 General Plan: General Commercial (GC) Zoning: Commercial Retail (CR) / PD- 23 Project Area: 0.7 Acres / Commercial Lot 3 Existing Use: Vacant Design Review Items  Design review of revised architectural style, including revised floor plans and elevations compared to previously approved project. Recommendation: Staff recommends that the DRC find the architectural elevations consistent with the Master Plan of Development and existing surrounding development. The DRC recommends that the applicant work with Staff on paint color selection and ensure high quality decorative tile be utilized, and submittal of landscaping plan consistent with project approvals. P11 ITEM NUMBER: 2 DATE: 9-10-14 Master Plan of Development – Commercial Portion Proposed Site 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. Coast Community Builders sold off the remaining commercial portion of the development and was granted an amendment to the residential portion of the project in September of 2013. New owners of commercial lot 3 are wishing to develop the vacant commercial pad into a restaurant with a banquet room and are seeking a consistency finding with the approved master plan of development from the DRC. Existing Site Plan West Front Village includes the development of 32 small lot single-family / duplex homes, a detention basin and a small passive park with a play structure to be completed with the residential (condition 11). Jack-in-the- Box (complete) Holiday Inn Express (Complete) Vacant with permits ready to be issued Business Park Lots (Vacant) Residential Portion P12 ITEM NUMBER: 2 DATE: 9-10-14 The non-residential portion includes the existing Jack-in-the Box parcel (parcel 1), a commercial-retail pads that are currently vacant in parcels 2 and 3, and the Holiday Inn Express which occupies parcel 4. The northern portion of the site adjacent to the duplex units is a proposed business park site. The approved master plan includes the provision for two (2) business park buildings (12,700 square feet) accessed through an existing off-site driveway serving adjacent commercial properties. These building have yet to be constructed. The applicant is proposing construction of commercial lot 3 which is adjacent to the Holiday Inn Express. The proposed building on lot 3 would total 4,880 square feet (sf) and include 2,876 sf of restaurant space and 1,627 sf banquet room / meeting space. The proposed location of the building is consistent with the approved master plan of development. The location of parking is consistent with the master plan of development. The applicant is proposing 39 parking spaces to be location on Commercial Lot 3. Additional parking may be accommodated on the Holiday Inn site through the existing shared parking agreement consistent with the master plan of development and Covenants, Conditions, and Restrictions (CC& Rs) for the commercial development portion of the project. Proposed Site Plan – Commercial Lot 3 P13 ITEM NUMBER: 2 DATE: 9-10-14 Additionally, the application is proposing landscaping in the proposed landscaping fingers of the parking lot. The drainage area / swale is already landscaped as this area is a wetland remediation area that has been completed as a part of project approvals. Staff is recommending that the DRC direct the applicant to work with Staff on a landscaping plan consistent with the master plan of development that includes similar tree and shrub species and use of pavers, where needed or required. Rear project fencing includes a decorative wood fence that was approved as a part of the 2013 amendments to the residential portion of the project. Landscaping plantings will be required along the fenced portion of the development adjacent to the trash / recycling receptacles. Proposed Elevations The approved elevations for commercial lot 3 have not changed since the project approval in 2005. The approved elevations included Spanish style buildings. Colors consistent with Spanish style buildings include the use of browns and beige. The approved elevations included the use of Spanish style clay roofing, arched windows, dark stone veneer along the base of the building, decorative cornices, wood columns creating a decorative long covered porch, and other Spanish style elements. The approved elevation, utilizes a projected square tower decorative trim with a moderate pitched-hipped red-mission tile roof. These elevations have remained unchanged as the development moved forward with the Holiday Inn Express and the Jack-in the Box restaurant. The applicant is proposing changes to the approved elevations. The proposed changes are not a radical change from the approved elevations. However, Staff is seeking the DRC’s review of the proposed changes and determine of the proposed elevations are in conformance with the approved architecture theme for the development. 2005 Approved Elevations P14 ITEM NUMBER: 2 DATE: 9-10-14 The proposed elevations include the placement of towers, consistent with Spanish style architecture, at the corner of the front façade. This corner tower is designed to face both West Front Road and the Holiday Inn Express and act as an entry feature to the proposed banquet room / conference space. An additional tower is to be located at the west end of the building near the proposed primary entry of the restaurant space. Decorative elements of the proposed elevations include the use of decorative tile and metal awnings and brick instead of the dark stone veneer. This is consistent with the existing Holiday Inn Express and the Jack-in-the Box developments in the master plan of development. The proposed architectural changes retain primary features from the originally approved plans that include a covered patio. The stone veneer that was the base of the wood posts has been replaced by bricks. The covered patio is proposed to be an outdoor eating area. Additional areas of stucco will be included in a smooth finish. Staff is recommending that the applicant work with Staff on ensuring high quality decorative tile be utilized where proposed on the exterior elevations as well as final color selection of the building, specifically pop-outs and stucco wainscot. 2014 Applicant Proposed Elevations P15 ITEM NUMBER: 2 DATE: 9-10-14 Proposed Floor Plan The proposed floor plan includes a total of 2,876 sf of total restaurant space that includes both table and booth seating, full working kitchen, bathrooms and a proposed bar. An additional 495 sf of outdoor seating area is also included. This is to be located under the proposed patio. An additional 1,363 sf of banquet / meeting room is proposed. This use will be ancillary to the restaurant and allow for larger private gatherings away from the restaurant. Adjacent to the banquet room is a 264 sf storage room for use of the restaurant space. 2014 Proposed Rear Elevation Proposed Floor Plan Banquet Room P16 ITEM NUMBER: 2 DATE: 9-10-14 Staff Recommendation: The proposed revisions to the architectural elevations for lot 3 are consistent with the type of architecture that was approved in 2005 and amended in 2009 and 2013. The use of the Spanish style architecture with brick façade is consistent with the neighboring Holiday Inn Express and the colors of the buildings are consistent. Staff recommends that the DRC make a consistency finding that the proposed architecture is consistent with the approved master plan of development and the applicant work with Staff during the building permit process on the following: 1. Landscaping Plan consistent with the approved master plan of development 2. Use of high quality decorative tile as shown in the elevations; 3. Final color schemes consistent with surrounding non-residential project architecture; 4. Exterior lighting will note create glare toward residential areas. Attachments: Attachment 1: Aerial Map Attachment 2: Existing Commercial Development Attachment 3: Approved Master Plan of development Landscaping Plan P17 ITEM NUMBER: 2 DATE: 9-10-14 Attachment 1: Aerial Map Proposed Commercial lot development P18 ITEM NUMBER: 2 DATE: 9-10-14 Attachment 2: 2009 Existing Commercial Development View of Holiday Inn From West Front Road View of Jack In the Box facing Commercial Lot 3 P19 ITEM NUMBER: 2 DATE: 9-10-14 View of Holiday Inn Facing Proposed Development P20 ITEM NUMBER: 2 DATE: 9-10-14 Attachment 3: Approved Master Plan of Development Landscaping Plan P21 ITEM NUMBER: 2 DATE: 9-10-14 Attachment 3: Approved Master Plan of Development Landscaping Plan P22 This page is intentionally left blank. P23 ITEM NUMBER: 3 DATE: 9-10-14 Atascadero Design Review Committee Report In Brief - Community Development Department Callie Taylor, Senior Planner, (805) 470-3448, ctaylor@atascadero.org Home Depot Center Master Plan of Development Amendment Proposed Drive-through Restaurant PLN 2014-1515 / Amendment to CUP 2000-0014 / TPM 2014-0102/ DRC 2014-0057 805 El Camino Real Owner: Atascadero 101 Associates, c/o Westar Associates Applicant: Garing Taylor & Associates Address: 805 El Camino Real APN: 049-045-022 General Plan: Commercial Park (CPK) Zoning: Commercial Park (CPK) Planned Development #9 Project Area: 2.16 acre lot Existing Use: Parking lot & vacant graded building pad Approved Use: 18,000 sq. ft. retail Proposed: 4,500 sq. ft. drive-through restaurant & 10,000 sq. ft. retail Staff Recommendation: DRC recommend Planning Commission approve CUP amendment design and parcel map, subject to minor modifications and conditions of approval Design Review Items  Proposed drive-through use  Site plan, landscape & parking modifications  Elevations, colors & materials for drive-through & retail buildings  Proposed building mounted signage  Tentative Parcel Map to subdivide existing lot into two (2) parcels Home Depot (Phase I) Marriott (Phase II) Subject Site P24 ITEM NUMBER: 3 DATE: 9-27-12 Background: The master plan of development for the project site was originally approved in March 1999. The project included a Planned Development 9 overlay to allow the phased construction of 239,000 square feet of commercial buildings on 27 acres at the north end of El Camino Real. Soon after the original approval, the master plan was amended to include a ±128,000 sq. ft. Home Depot and a 13-lot parcel map. The center included Phase I on the east side of El Camino Real with the Home Depot, a large retail outparcel, and two (2) drive- through buildings. Phase II was located on the west side of El Camino Real with two (2) large retail buildings and one (1) drive-through. The master plan of development and PD-9 designation apply to both sides of El Camino Real. 1999 Home Depot Center Master Plan of Development 8/3/99 Master Plan of Development as Approved Phase 1 Phase 2 P25 ITEM NUMBER: 3 DATE: 9-27-12 Several subsequent CUP amendments have been approved over the past 15 years to modify the master plan of development. Phase I is currently constructed with the Home Depot, Starbucks drive-through and nail salon, 8,000 sq. ft. retail outparcel with mattress store, and a 14,600 sq. ft. Staples retail building. All parking lots, project landscape and site access points have been installed. There is one vacant building pad next to Staples, which is currently approved for an 18,000 sq. ft. retail building. Phase II was amended in 2012 to include a 130 room, four-story Marriott hotel, with a 5,000 sq. ft. exhibit space for events or conferences. The hotel is currently under construction. Two (2) retail outparcels were approved at 8,000 sq. ft. and 10,000 sq. ft. each. Site improvements including the shared parking lot, site landscape, monument and pylon sign are currently under construction. Aerial Photo: Phase I, vacant pad approved for 18,000 sq. ft. retail next to Staples Staple s Vacant pad Starbucks Site Plan: Phase II Marriott Hotel & 2 retail outparcels Hotel Retail Retail P26 ITEM NUMBER: 3 DATE: 9-27-12 Proposed CUP Amendment for Drive-through Restaurant: The current CUP Amendment proposes a 4,500 sq. ft. drive-through restaurant near the east side of El Camino Real. The restaurant would be located in the existing parking lot on the vacant parcel next to Staples. The drive-through entrance and exit are designed to be located within the interior parking lot; therefore drive-through access would not conflict with any of the center’s main drive aisles or adjacent city streets. A wide landscape planter is provided on the backside of the drive-through to help with screening and provide a buffer next to El Camino Real. The existing graded building pad next to Staples is proposed to be modified to allow a 10,000 sq. ft. retail building, which is a reduction in size from the 18,000 sq. ft. building which was previously approved for this location with the master plan of development . Proposed Site Plan for Drive–through restaurant & 10,000 sq. f.t Retail Proposed Drive-through restaurant Existing Starbucks Proposed reduction to future retail at this location Existing Staples P27 ITEM NUMBER: 3 DATE: 9-27-12 Parking: The existing parking lot within the project would be reduced by the addition of the new drive-through restaurant pad. Three (3) existing rows of parking located on the south end of the parcel between Staples and El Camino Real would be removed to accommodate the new drive-through restaurant. One (1) new row of parking would be added on the north end of the parcel next to the new retail building. The added parking on the north end of the parcel is made possible due to the reduction in size of the retail building from the previously approved 18,000 sq. ft. down to 10,000 sq. ft. Although total number of parking spaces in the center will be reduced, the site is currently over- parked and a parking calculations summary identifies that adequate parking is available to meet the Municipal Code requirements for Phase I (east side of El Camino Real). Phase I (East Side) Parking Summary Staff has requested that the parking summary be expanded to identify uses on both sides of El Camino Real. The PD-9 and master plan of development include both the east and west side of the El Camino Real. A parking agreement is in place to provide shared use of parking lots on both sides of the development. When the 130 room Marriott hotel was approved with a 5,000 sq. ft. exhibit space for events or conferences, minimal parking was provided adjacent to the hotel. A total of 255 parking spaces are provided on the west side of El Camino Real in Phase II for use by the hotel, event space, and the two (2) retail outparcels. During events at the hotel it is expected that overflow parking will be accommodated on the east side of El Camino Real near Staples and Home Depot, where excess parking areas are provided. Parking calculations for the entire master plan of development shall be provided prior to Planning Commission hearing. P28 ITEM NUMBER: 3 DATE: 9-27-12 Landscape: A conceptual landscape plan has been submitted. The planting scheme is consistent with the existing landscape within the shopping center. Shade trees are provided throughout the parking lot and adjacent to all drive aisles and city streets. A bio swale is proposed between the drive-through restaurant and El Camino Real, located in a wide landscaped area near the project’s main entrance. All new plantings shall be drought tolerant, consistent with the City’s water efficient landscape ordinance. A more detailed landscape and irrigation plan shall be required to be submitted with building permits. Any areas which are disturbed by construction shall be relandscaped prior to final. Proposed Conceptual Landscape Plan P29 ITEM NUMBER: 3 DATE: 9-27-12 Proposed Drive-through Elevations: The proposed drive-through restaurant is designed to match the architecture of the adjacent retail buildings. The building is proposed with two-toned beige and tan stucco walls, a clay tile roof, reddish toned slate tile as an accent, and canvas awnings which are similar to those used at Starbucks next door. Staff is recommending one minor modification to the architectural design of the drive- through. The west facing center pop out element is designed to add height and interest to the west elevation. However, when viewed from the side, it has the appearance of a two-dimensional feature, as it does not extend back into the building to give a three- dimensional massing. Staff recommends a modification to the roof line to add depth and three-dimensional architecture as viewed from all sides of the building. Proposed Drive-through Elevations Staff recommends modification to west facing pop- out to add depth & 3-dimensional building massing when viewed from side P30 ITEM NUMBER: 3 DATE: 9-27-12 Proposed Retail Elevations: The 10,000 sq. ft. retail building proposed to be constructed adjacent to Staples is designed to match the existing Staples building. The two-toned color scheme wraps around the building with some upper moldings to add articulation on the side and rear facades. The west elevation includes pop outs and the rear of building steps back in order to avoid a large blank façade facing El Camino Real. Staff recommends the elevations for this building be approved as proposed. Proposed Retail Building Elevations Proposed Signage: Building mounted wall signs are identified on the proposed elevations for both buildings. Wall signs are proposed on all four (4) sides of the drive-through restaurant; the signs are appropriately scaled to the size of the building. For the retail building, wall signs are proposed on front and west side elevation facing El Camino Real. Signs shall be designed to meet the size allowances identified in the existing CUP conditions of approval, consistent with the existing Staples building and Starbuck drive-through. Monument signs on El Camino Real and two (2) pylon signs were previously approved for the project; no new free standing signs are proposed with this CUP amendment. Staples P31 ITEM NUMBER: 3 DATE: 9-27-12 Tentative Parcel map A tentative parcel map has been submitted in order to subdivide the existing 2.16 acre lot into two (2) parcels. The 10,000 sq. ft. retail building is proposed on Parcel 1, which would be 1.30 acres. Parcel 2 would contain the drive-through on its own separate 0.86 acre lot. Shared access and parking are provided throughout the development via existing agreements and easements. Proposed Tentative Parcel Map P32 ITEM NUMBER: 3 DATE: 9-27-12 Traffic Study & Environmental Review: City Staff has requested that the applicant provide a complete traffic analysis in order to determine if the new drive-through will generate traffic numbers that may have potential impacts on the adjacent city streets and intersections. Upon receiving the traffic study, the City Engineer and Planning Staff will be able to determine what type of CEQA analysis is appropriate for the proposed project, and mitigation measures will be identified as necessary to address project impacts. Traffic impacts and CEQA analysis associated with the proposed CUP amendment will be reviewed by the Planning Commission. Project Conditions: Project specific and standard conditions of approval are recommended, including:  The additional parking area on Parcel 1 shall be installed prior to final of the drive-through restaurant.  A photometric plan shall be submitted with building permits to ensure no off-site glare. Building mounted light fixtures shall utilize lower wattage bulbs and/or be shielded fixtures in order to eliminate visible light sources.  A final landscape and irrigation plan shall be submitted, consistent with the water efficient landscape ordinance. Any landscape areas disturbed by construction shall be relandscaped prior to final.  A bicycle rack shall be installed at each new building.  The trash enclosure shall be designed with solid masonry, split face block or stucco, with solid metal doors. Landscape screening shall be installed around the trash enclosure. Attachments: Attachment 1: Aerial Photo of Vons Shopping Center Attachment 2: Proposed Project Plans (Exhibits) P33 ITEM NUMBER: 3 DATE: 9-27-12 Attachment 1: Aerial Photo of Home Depot Center: Phases I & II 900 El Camino Real Master Plan of Development Phase II Marriott hotel & 2 retail outparcels Phase I Home Depot Center Subject Site of CUP Amendment: Proposed drive-through restaurant & 10,000 sq. ft. retail building P34 ITEM NUMBER: 3 DATE: 9-27-12 Attachment 2: Proposed Project Plans (Exhibits) See Attached P35 P36 P37 P38 EL CAMINO REAL, ATASCADERO, CA WESTAR ASSOCIATESEL CAMINO REAL, ATASCADERO, CA WESTAR ASSOCIATESRETAIL BUILDINGSCONCEPTUAL LANDSCAPE PLAN L-1 7-10-14 A B C D E FG H I J K L M N O P Q R S T U V W X Y ZSCALE: 1”= 20’ P39 P40 Project Development Civil Engineering SurveyingDEMOLITION NOTES:REFERENCE NOTES: P41 ITEM NUMBER: 4 DATE: 9-10-14 Atascadero Design Review Committee Report In Brief - Community Development Department Alfredo R. Castillo, AICP, Assistant Planner, (805) 470-3436, acastillo@atascadero.org Atascadero Trainable Park – DRC Consistency Review Private Open Space Park Owner: People Self Help Housing Address: 6905 Navajoa Avenue Project #: PLN-2007-1243 / DRC 2014- 0056 / CUP 2007-0219 General Plan: High Density Residential Zoning: Residential Multi-Family (RMF- 20) / PD-7 Overlay Project Area: 2.2 Acres Existing Use: Vacant, previously approved master plan of development Design Review Items  Design review of proposed private open space feature  Provide direction on front fencing options  Provide direction on option porch for residential lot 1 P42 ITEM NUMBER: 4 DATE: 9-10-14 Recommendation: The DRC recommend to the Planning Commission approval of PLN 2007-1243 / CUP 2007-0219 amending the master plan of development to reduce and modify the proposed private open space of a previously approved tentative map and single family project. Background The project site, referred to in the General Plan as the “Atascadero Avenue Triangle,” is located just off of Morro Road. The project site is bordered by Navajoa Avenue, Atascadero Avenue, and San Andres Avenue. The site consists of three underlying Colony lots, totaling approximately 2.2 acres. Following the 1992 General Plan Update, the entire site (all three parcels) had a General Plan Designation of Recreation (REC) and a conflicting Zoning Map Designation of Residential Multi-Family (RMF-16). During the 2000 General Plan Update, a request was considered to change the land use designation. The Council decided to designate the corner near Morro Road for a ½-acre park and designate the remainder of the site for 10 residential units. The General Plan created a Master Plan of Development Overlay (MPD Overlay #12) requirement for the site. The City did not have the funds to purchase the property nor maintain the proposed park. Because the City did not have the funds or the ability to require development of the park due to legal issues, the previous developer requested that the City amend the General Plan to eliminate all requirements for a public park on the site. The Atascadero Avenue Triangle project was approved in 2008 as a General Plan Amendment and a Master Plan of Development by the City Council. The proposed development consists of three (3) underlying colony lots that would be subdivided into a total of 11 residential units on lots ranging from 5,700 square feet (sf) to 7,000 square feet and one (1) lot for development an open space park area for private use only. Proposed residential units ranged from 1,500 sf to 1,600 sf in size. The proposed homes included 2- car garages with frontage improvements along the existing road system of Atascadero Avenue, San Andres Road, and Navajoa Avenue. The previous applicant began the building permit process, with the permits “ready to be issued” in 2009, however the permits were never issued and the previous owner let the property go into foreclosure. The property was purchased out of receivership as a part of bankruptcy auction by People’s Self Help Housing (PSHH) in December 2013. City Staff met with People’s Self Help Housing in regards to the project approval, specifically the private open space, and other amendments that need to be completed in order to move forward with recordation of the Final Map, building permit approval, and ultimately construction of 11 affordable housing units to a range of income levels ranging from very low income to moderate income levels. At this time, the applicant is not seeking any design changes to previously approved elevations, floor plans, or residential unit sizes. P43 ITEM NUMBER: 4 DATE: 9-10-14 The Design Review Committee is being asked to review the proposed modifications to the private open space feature that was approved by the City Council in February 2008, as well as review fencing options based on the proposed change and a potential additional architectural feature on a proposed unit. Previous Approved Park Concept The master plan of development for the intersection of Morro Road / San Andres Road / and Atascadero Avenue included a private open space park area that was to be designed to act as a buffer between the residences and Morro Road. The landscape area was proposed to be fenced and gated for private use of the previous owner. The lot was not proposed for use by surrounding development know as the “Atascadero Triangle (11 unit planned development) and was to be privately maintained by the previous owner. The previous owner’s land holding company fell into bankruptcy and the property was sold as a package with the adjacent 11 units. Since the City Council approved the project with the private open space feature, Staff determined that the maintenance cost would fall under the privy of a Homeowners Association (HOA) or other financial mechanism, consistent with conditions of approval. 2008 Approved Master Plan of Development P44 ITEM NUMBER: 4 DATE: 9-10-14 2008 Approved Concept Sketch of Private Park The approved park concept included pathways with decorative pavement on a 7,000 sf lot. Other proposed features included a dry pond made of cobble rocks located at the front of the private open space area, a dry creek meandering through the area to combine with the landscape with an adjacent residential lot. Larger trees were proposed to line the back of the area to provide privacy for the adjacent residential properties. A statue was proposed at the center of the private landscape feature. 2008 Approved Private Park Location Approved Private Park Location P45 ITEM NUMBER: 4 DATE: 9-10-14 2008 Approved Conceptual Site Plan The proposed private landscape feature also included a decorative wall and fence along the property line at the corner facing Morro Road. Access gates were proposed to be located on each street frontage, and would allow the area to be locked for security purposes for private use of the previous owner. Proposed Private Open Space Re-Design Staff met with the new owner / applicant (PSHH) to discuss how to implement the proposed park and not burden the future property owners with the cost of establishing a financial mechanism to maintain the open space feature. The applicant proposed elimination of the private open space lot (lot 3 on tentative parcel map approval) and provide an permanent open space easement that would allow for two (2) larger corner residential lots that would maintain a 2,370 sf open space area consistent with the previously approved landscaping scheme. Staff determined this was a viable option since the tentative map had not expired, the number of lots did not exceed the number of approved lots (three total) and would require a review by the DRC with Planning Commission recommendation and City Council approval. San Andres Avenue P46 ITEM NUMBER: 4 DATE: 9-10-14 Proposed 2014 Master Plan of Development – Lots 1, 2, & 3 Park replaced with private landscape area P47 ITEM NUMBER: 4 DATE: 9-10-14 The proposed private open space area maintains the originally approved line of native oak tree plantings to be supported by native trees and shrubs near the proposed new plantings (tree mitigation for removals). A deer grass/meadow area is proposed between a decomposed granite / paver path and a new sidewalk that is drought tolerant and require little water for establishment. Staff is proposing that the pavers not be utilized and substituted with well compacted, pea-size gravel and dirt to reduce maintenance costs, and maintain the appearance of a private “front yard” feature of the open space area. Additional street trees would be replanted along both San Andres Road and Atascadero Avenue. Street trees along Atascadero Avenue would consists of historic Sycamore trees, consistent with existing street trees planted as planned by E.G. Lewis as a part of the original Atascadero Colony. Street trees along San Andres Road would be more decorative in nature such as the Chinese Pastiche that provides vibrant foliage during the spring and fall and are a lower maintenance tree. With the proposed changes, the open space area still provides a buffer between the planned residential development and Morro Road / Highway 41, while providing a greater neighborhood character and cohesion by acting as a well landscaped front yard for two lots versus the previously approved private use only open space area. Proposed 2014 Tentative Parcel Map Revision (Lot 1) Proposed Private Open Space Easement Area P48 ITEM NUMBER: 4 DATE: 9-10-14 Proposed 2014 Private Open Space Landscaping Plan The applicant is proposing elimination of the decorative feature wall, statue, and security access gates. These items were consistent with the proposed concept presented and approved by the City Council, however this would be too costly to maintain for a small HOA that consisted of mainly very-low to moderate income families. Fencing Options The applicant is proposing the use of a four (4) to five (5) tall wrought-iron fence to enclose the property and ensure that area is well kept and no loitering occurs within the privately maintained open space. The originally approved private landscape feature also included wrought-iron fencing in order to minimize loitering for the proposed decorative wall feature, statue, etc due in part to the sites location, which is near Atascadero High School and at the time the Atascadero Library. The Library has since relocated to the Downtown Area, and the property is currently going through a General Plan Amendment to allow for the sale and re- use of the property for both future residential and commercial development. Staff is recommending that the wrought-iron fence be replaced with a:  Picket fence with a maximum height of four (4) feet; or  Split rail fence with a maximum height of four (4) feet. P49 ITEM NUMBER: 4 DATE: 9-10-14 Proposed Fencing Option Location / Lot 1 Wrap-Around Porch These fences would then extend to both lots 1 and 2 creating a “front yard” open space feature that is more inviting aesthetically to the neighborhood and consistent with the rural atmosphere of the City. Lot 1 Wrap Around-Porch Option With the private open space easement area becoming more of a front yard entry feature, Staff is proposing that the lot 1 residential unit utilize similar architectural features as the proposed Lot 2 residence. This includes a wrap-around porch that would front both the street and the private open space area. The applicant is in support of this change as it would use a similar floor plan already developed and there would be minimal cost to produce a “reverse” of the floor plan. This proposed change provides the future lot 1 resident the ability to have a view shed of the open space area, as well as maintain an “eye on the street” approach of neighborhood policing. Staff Recommendation: The proposed private open space improvements help eliminate any issues with the previous project approval. The private open space would provide a well landscaped entry feature to one of the City’s historic colony neighborhoods while making two (2) of the 11 total lots very desirable for a future property owner. The proposed change also eliminates the need for a HOA or other similar type of financing mechanism required to maintain a private open space area. This will assist in the the affordability of the project which is a “sweat equity” development that will provide the City with an additional 11 affordable housing units ranging Proposed 4-foot high wood fencing option P50 ITEM NUMBER: 4 DATE: 9-10-14 from very low to moderate income. Staff is recommending that the DRC provide direction and recommendation on the following: 1. Use of compact soil / gravel in substitution of decomposed granite (dg)/pavers in the proposed private open space area; 2. Fencing type front the open space area; 3. Optional wrap-around porch to enhance front yard and architecture for lot #1. Attachments: Attachment 1: Aerial Map Attachment 2: 2008 Approved Park Open Space P51 ITEM NUMBER: 4 DATE: 9-10-14 Attachment 1: Aerial Map Proposed Private open Space Revision P52 ITEM NUMBER: 4 DATE: 9-10-14 Attachment 2: 2008 Approved Private Open Space Plans P53