The URL can be used to link to this page

Home My WebLink AboutDRC_2014-10-15_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, October 15, 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 SEPTEMBER 10, 2014 1 City of Atascadero Design Review Committee Agenda Regular Meeting, October 15, 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 2007-1251 / DRC 2014-0056, 6905 NAVAJOA (PEOPLE’S SELF HELP HOUSING) COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next regularly scheduled DRC meeting will be October 29, 2014. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. Property Owner/ Applicant: Sheryl Flores, People’s Self Help Housing, 3533 Empleo St., San Luis Obispo, CA 93401 Project Location: 6905 Navajoa Ave., Atascadero, CA 93422 (San Luis Obispo County) APN 030-283-007 Existing Use: Vacant Project Description: The applicant is proposing an Amendment to 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. DRC to review open space options base on previous September 2014 meeting. A new Tentative Parcel Map/Tentative Tract Map is proposed to reduce the total number of lots from 12 to 11. General Plan Designation: HDR Zoning: RMF-20 Staff Recommendation: Staff recommends that 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. 2 DRC Draft Action Minutes of 9/10/14 Page 1 of 5 CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT ACTION MINUTES Regular Meeting – Wednesday, September 10, 2014 3:30 P.M. City Hall, Room 106 6500 Palma Avenue, Atascadero, California CALL TO ORDER – 3:30 pm Chairperson Kelley called the meeting to order at 3:33 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 Others Present: Jerry Holland Thom Jess Heather Wiebe Amar Sohi Jeff Emmrick Sheryl Flores 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: 10-15-14 3 DRC Draft Action Minutes of 9/10/14 Page 2 of 5 CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF JUNE 25, 2014 MOTION: By Committee Member Dariz and seconded by Committee Member Moreno to approve the Consent Calendar. Motion passed 5:0 by a roll-call vote. DEVELOPMENT PROJECT REVIEW 2. PLN 2099-0997 / DRC 2013-0038, 9006 WEST FRONT (WEST FRONT VILLAGE) Assistant Planner Castillo gave the staff report and answered questions from the Committee. PUBLIC COMMENT The following people spoke during public comment: Jerry Holland, Amar Sohi, Thom Jess, and Heather Wiebe. Chairperson Kelley closed the Public Comment period. MOTION: By Committee Member Moreno and seconded by Committee Member Anderson to approve the project as staff recommended with no conditions. Motion passed by 5:0 by a roll call vote. Property Owner/Applicant: H&S Hospitality, LLC, 1335 Monterey, San Luis Obispo, CA 93401 Project Location: 9006 West Front Road, Atascadero, CA 93422 (San Luis Obispo County) APN 056-131-021 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. General Plan Designation: GC Commercial Retail: CR/PD-23 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. 4 DRC Draft Action Minutes of 9/10/14 Page 3 of 5 DEVELOPMENT PROJECT REVIEW 3. PLN 2014-1515 / DRC 2014-0057 / TPM 2014-0102 / AMENDMENT TO CUP 2000-0014 TO ADD A DRIVE-THROUGH RESTAURANT Senior Planner Taylor gave the staff report and answered question from the Committee. PUBLIC COMMENT The following people spoke during public comment: Jeff Emmrick. Chairperson Kelley closed the Public Comment period. MOTION: By Committee Member Kirk and seconded by Committee Member Dariz to approve the project as per staff recommendations with the addition of the following items: a) Double depth of roof/hip or gable b) Cross walk to hotel needed – refer to City Engineer for review c) Project is recommended for approval to the Planning Commission Motion passed by 5:0 by a roll call vote. Property Owner: Atascadero 101 Associates, c/o Westar Associates, 2925 Bristol St, Costa Mesa, CA 92626 Applicants: Garing Taylor & Associates, 141 S. Elm St, Arroyo Grande, CA 93420 Project Title: Home Depot Center Master Plan of Development Amendment Proposed Drive-through Restaurant Project Location: 805 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-045-022 Project Description: An application to amend the Master Plan of Development for the Home Depot shopping center. The northwest 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 building 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. 5 DRC Draft Action Minutes of 9/10/14 Page 4 of 5 DEVELOPMENT PROJECT REVIEW 4. PLN 2007-1251 / DRC 2014-0056 – 6905 NAVAJOA PEOPLES SELF HELP HOUSING Assistant Planner Castillo gave the staff report and answered questions from the Committee. PUBLIC COMMENT The following people spoke during public comment: Sheryl Flores. Chairperson Kelley closed the Public Comment period. MOTION: The Committee unanimously recommended the project be reviewed again by the Design Review Committee once staff has completed additional project analysis and the following items have been addressed: a) Affordable landscape options – Staff to review option for City maintenance responsibilities b) Boundary issues with neighborhood to be reviewed Motion passed by unanimous consensus. Property Owner: People Self Help Housing Corporation, 3533 Empleo St., San Luis Obispo, CA 93401 Applicants: People Self Help Housing Corporation, 3533 Empleo St., San Luis Obispo, CA 93401 Tim Roberts Engineering, 2015 Vista de la Vina, Templeton, CA 93465 Project Title: Atascadero Triangle Park Master Plan of Development Amendment / CUP Amendment / Tentative Parcel Map Project Location: 6905 Navajoa Avenue, Atascadero, CA 93422 (San Luis Obispo County) APN 030-283-007 Project Description: An application to amend 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 recommends 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. 6 DRC Draft Action Minutes of 9/10/14 Page 5 of 5 COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTOR’S REPORT The Korean BBQ Restaurant will be reviewed again by the Design Review Committee on a future agenda. ADJOURNMENT – 4:30 pm. MINUTES PREPARED BY: _______________________________________ Warren Frace, Community Development Director t:\~ design review committee\minutes\minutes 2014\draft action minutes 9-10-14.docx 7 1 ITEM NUMBER: 2 DATE: 10-15-14 Atascadero Design Review Committee Report In Brief - Community Development Department Alfredo R. Castillo, AICP, Assistant Planner, (805) 470-3436, acastillo@atascadero.org Second Review Atascadero Triangle Park – DRC Review Private Open Space Feature Options Owner: People Self Help Housing, 3533 Empleo St., San Luis Obispo, CA 93401 Address: 6905 Navajoa Avenue, Atascadero, CA 93422 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  Review of Proposed Open Space Options  Recommendation to PC 8 ITEM NUMBER: 2 DATE: 10-15-14 Staff Recommendation: The DRC recommend to the Planning Commission approval of PLN 2007-1243 / CUP 2007-0219 amending the Master Plan of Development to modify the proposed private open space of a previously approved tentative map and single-family project based on direction given by the DRC. September 10, 2014 DRC Meeting The DRC met to discuss this item at its September 10, 2014 meeting. The DRC focused on the maintenance cost of the reduced open space / landscape area. The DRC raised concerns regarding the potential additional burden the landscape maintenance would create for the two homeowners. At the meeting the DRC directed staff to provide additional options for consideration by the DRC. 9 ITEM NUMBER: 2 DATE: 10-15-14 Proposed 2014 Master Plan of Development – Lots 1, 2, & 3 Open Space Options Staff met with the new owner/applicant, Sheryl Flores of People’s Self Help Housing (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 area. The applicant originally proposed elimination of the private open space lot (lot 3 on Tentative Parcel Map approval) and provide a permanent open space area through an easement that would allow for two (2) larger corner residential lots that would maintain an open space area consistent with the previously approved landscaping scheme. In response to DRC direction, staff has prepared five (5) options for the corner open space feature for the DRC’s consideration: 1. Option #1 – Original Applicant Proposed Plan 2. Option #2 – Modify Applicant Plan 3. Option #3 – City Maintained Open Space 4. Option #4 – Community Garden 5. Option #5 – General Plan Amendment to add addition single-family residential unit Five options provided for DRC consideration 10 ITEM NUMBER: 2 DATE: 10-15-14 Option 1 – Applicant Original Proposal September 2014 Option #1 – Original Applicant Proposed Plan The first option is the previously submitted applicant’s option. This would include planting of a row of native trees, low maintenance shrubs and ground cover consistent with the originally approved concept plan. An easement would be placed on the two (2) properties to ensure maintenance of the area and no additional structures are placed within the open space area. Fencing would include 3-foot high maximum wood fence along the perimeter and along the property lines to delineate location of property. The fencing change is in response to the DRC comments. The individual property owners of each lot would maintain the private open space area. The landscaping would be selected for low maintenance and drought tolerance. 11 ITEM NUMBER: 2 DATE: 10-15-14 Option #2 –Applicant Plan with reduced landscaping A second option is a reduced open space easement area that the owners would maintain. This would include a reduction in the amount of shrubs and tree plantings to only three (3) native trees with minimal plantings of drought tolerant shrubs and/or ground covering that may include ground cover manzanita, prostrate junipers, or other very hardy, drought tolerant type shrubs that use minimal water and are easy to maintain. Similar to option #1, fencing would line the front yards and along the side yards to delineate what that property owner is responsible for and an open space easement is to be recorded. Proposed Option #2 – Reduced Landscaping 6-foot solid fence 3-foot picket fence 10-wide landscape area -Fewer Native Trees -Native shrubs/ground cover -cobble rocks 12 ITEM NUMBER: 2 DATE: 10-15-14 Option #3 – City Maintained Space Some DRC members expressed an interest in City Maintenance of the open space area. The applicant has produced a conceptual plan showing how this would look. In this plan, the City could maintain the open space area outside of the fenced yards. The area would include Native Tree plantings with either cobble rock mulch or drought tolerant ground cover to be included. Additional shrubs near the oak trees would be necessary to ensure survival of the tree. Maintenance of this area would fall on the City. This would include:  Installation of a water meter;  Water for the native trees and shrubs;  Tree pruning, leaf blowing, and other maintenance associated with keep the area clean and well maintained;  Trash Pick-up. Staff has a number of concerns regarding City maintenance including:  Adding additional maintenance responsibilities to Public Works staff;  Creating a policy inconsistency with numerous approved project where the City rejected public maintenance and required the project to create a maintenance funding mechanism;  Creating a public space that could attract loitering and become a policing issue. Proposed Option #3 – Proposed City Maintained 3-foot picket fence 13 ITEM NUMBER: 2 DATE: 10-15-14 Option 4: Community Garden Some DRC members expressed an interest in a community garden. This is an option that staff explored initially when People’s Self Help Housing acquired the project out of bankruptcy. While a Community Garden may become an asset, there are many issues surrounding a proposed community garden that would need further exploration. That includes the following:  If the responsibility of maintenance falls on PSHH, that would necessitate the creation of an HOA, which would create additional expense for all the homeowners in the development;  If maintenance responsibility falls on the City, additional concerns would be raised;  Ensuring the garden is well kept will fall on volunteers. This can become an issue if no one volunteers;  The public space could attract loitering and become a policing issue; Staff has a number of concerns regarding City maintenance of a community garden:  Adding additional maintenance responsibilities to Public Works staff to ensure the site is free of weeds and is well kept;  Cost of installation of a water meter for a garden;  Creating a policy inconsistency with numerous approved project where the City rejected public maintenance and required the project to create a maintenance funding mechanism;  A potential nuisance and policing issue, specifically with loitering. Option 5: General Plan Amendment to allow additional single-family residential unit. A final option is to recommend a General Plan Amendment that would allow an additional single family residential unit versus open space. This option would eliminate the need for any open space and provide PSHH an additional affordable housing unit. Issues with the General Plan Amendment include:  Processing of the application including City Council authorization, Planning commission and final City Council approvals do not fit the time line for construction for PSHH;  Further project delays may put project funding in jeopardy;  Additional cost to the applicant to process a General Plan Amendment include engineering, architecture, environmental review, and City application fees ($9,000+/-)  No certainty on neighborhood concerns, if any, for an additional residential unit on- site; 14 ITEM NUMBER: 2 DATE: 10-15-14 Open Space Option Maintenance Responsibility Pros Cons Option 1 – Applicant Proposal Property Owners Lots 1 & 2  Consistent with general plan and previously approved project  Provides green space buffer  Added gateway feature to project  Sense of pride and ownership  Native tree replanting  Native shrubs and drought tolerant plantings  Additional maintenance falls on property owner Option 2 – Reduced Private Open Space Area Property Owners Lots 1 & 2  Consistent with General Plan  Provides native tree plantings  Provides a smaller green space area at the corner  DRC will need to make a consistency finding  Maintenance falls on property owner  Reduced open space area compared to previously approved project Option 3 – City Maintained Open Space Area City  Open Space area will be maintained long term  Additional City maintenance responsibilities and costs ;  Creates a policy inconsistency with numerous approved project  Creates a public area with potential nuisance and policing issue, specifically with loitering. Option 4 – Community Garden City or Home Owners Association  Provides potential gateway and community asset  PC / CC would need to find consistency with General plan  Question of who will maintain garden: City, HOA, volunteers?  Costs to provide water and irrigation  Potential nuisance issues Option 5 – General Plan Amendment Eliminates Open Space  Provides an additional affordable housing unit  Time constraints due to processing  Funding issues  Cost of application and additional design work 15 ITEM NUMBER: 2 DATE: 10-15-14 Proposed Lot 1 Wrap-Around Porch Previous Meeting Discussion Items 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: 1. Staff is recommending either Open Space Option 1 or Option 2. 2. Lot 1 to have the same wrap around porch as Lot 2. Lot 1 16 ITEM NUMBER: 2 DATE: 10-15-14 Project Background (Previous staff report) 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. 17 ITEM NUMBER: 2 DATE: 10-15-14 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 18 ITEM NUMBER: 2 DATE: 10-15-14 2008 Approved Concept Sketch of Private Park 2008 Approved Private Park Location Approved Private Park Location 19 ITEM NUMBER: 2 DATE: 10-15-14 2008 Approved Conceptual Site Plan 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. 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. Attachments: Attachment 1: Aerial Map Attachment 2: 2008 Approved Park Open Space Atascadero Avenue S a n A n dr e s A v e n u e Lot1 Lot2 20 ITEM NUMBER: 2 DATE: 10-15-14 Attachment 1: Aerial Map Proposed Private open Space Revision 21 ITEM NUMBER: 2 DATE: 10-15-14 Attachment 2: 2008 Approved Private Open Space Plans 22