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HomeMy WebLinkAboutDRC_2014-10-29_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 29, 2014 2:30 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 OCTOBER 15, 2014 City of Atascadero Design Review Committee Agenda Regular Meeting, October 29, 2014 Page 2 of 2 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PLN 2014-1531 / DRC 2014-0060, 6760 EL CAMINO REAL(MOLLY PITCHER) COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next tentatively scheduled DRC meeting will be November 12, 2014. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. Property Owner: Hubert Laprade, 12680 San Cayetano, Atascadero CA 93422 Applicants: Kendall Bryson, Molly Pitcher Brewing Co. 6760 El Camino Real, Atascadero CA 93422 Project Location: 6750 & 6760 El Camino Real, Atascadero CA 93422 APN 030-192-020 General Plan / Zoning: Downtown (D) / Downtown Commercial (DC) Project Area: 0.38 acre lot Existing Use: Brewery and beer tavern Project Description: A cargo container is proposed to be installed at the back of the subject site as a permanent structure for use as additional cold storage. The structure is proposed at 160 square feet in size. Per Atascadero Municipal Code Section 9-6.103(g), one (1) cargo container may be permitted at the rear half of a commercial lot, subject to appearance review by the City’s Design Review Committee. The DRC may require architectural enhancements or screening of the cargo container as necessary in order to create compatibility with the appearance review standards and the Downtown Revitalization plan. All requirements of the California Building Code and Fire Codes must be met and a building permit obtained prior to installation for the cargo container. Recommendation: Staff recommends that the DRC approve the installation of a permanent storage container at the rear of the subject site, subject to enhancements or screening. Options to meet appearance standards include: 1) paint exterior of container to match main building; and/or, 2) screen container with landscaping; and/or, 3) add architectural enhancements to exterior of container. DRC Draft Action Minutes of 10/15/14 Page 1 of 4 CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT ACTION MINUTES Regular Meeting – Wednesday, October 15, 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 3:30 pm. ROLL CALL Present: Chairperson Kelley Committee Member Anderson Committee Member Dariz Committee Member Moreno Committee Member Kirk Staff Present: Community Development Director Warren Frace Assistant Planner Alfredo Castillo City Manager Rachelle Rickard Police Chief Jerel Haley Administrative Services Director Jeri Rangel Interim Public Works Director Douglas Breeze Others Present: Sheryl Flores Casey Patterson 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: 10-29-14 DRC Draft Action Minutes of 10/15/14 Page 2 of 4 CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF SEPTEMBER 10, 2014 MOTION: By Committee Member Anderson 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 2007-1251 / DRC 2014-0056 – 6905 NAVAJOA PEOPLES SELF HELP HOUSING Community Development Director Warren Frace gave the staff report and answered questions from the Committee. This included an overview of the options listed in the report including the addition of a new redesigned Option 4 (see attached drawing). PUBLIC COMMENT The following people spoke during public comment: Sheryl Flores and Casey Patterson. 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. DRC Draft Action Minutes of 10/15/14 Page 3 of 4 Chairperson Kelley closed the Public Comment period. MOTION: By Committee Member Kirk and seconded by Committee Member Dariz to recommend to the Planning Commission to approve Option 4 as the first preference with Option 2 as the second preference. Motion passed by 5:0 by a roll call vote. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTOR’S REPORT Director Frace announced that the next meeting will begin at an earlier time. ADJOURNMENT – 3:59 p.m. MINUTES PREPARED BY: _______________________________________ Warren Frace, Community Development Director t:\~ design review committee\minutes\minutes 2014\draft action drc minutes 10.15-14.docx DRC Draft Action Minutes of 10/15/14 Page 4 of 4 ITEM NUMBER: 2 DATE: 10-29-14 Atascadero Design Review Committee Report In Brief - Community Development Department Callie Taylor, Senior Planner 470-3448, ctaylor@atascadero.org PLN 2014-1531 / DRC 2014-0060 Molly Pitcher Brewing Co., Storage Container Proposal 6760 & 6750 El Camino Real Owner: Hubert Laprade,12680 San Cayetano, Atascadero CA 93422 Applicant: Kendall Bryson Molly Pitcher Brewing Co. Address: 6760, 6750 El Camino Real Atascadero CA 93422 APN: 030-192-020 General Plan: Downtown (D) Zoning: Downtown Commercial (DC) Project Area: 0.38 acre lot Existing Use: Microbrewery Proposed: Cargo storage container for additional cold storage associated with brewery Staff Recommendation: Staff recommends DRC approve the proposed storage container at the rear of the subject Downtown Commercial property, subject to one or more of the identified options for painting, screening, or architectural enhancements. Design Review Items Cold storage cargo container proposed as a permanent structure on a Downtown Commercial property: requires DRC review per AMC section 9-6.103(g) 3 options to improve appearance of storage container: 1) paint exterior to match main building; and/or, 2) screen with landscaping; and/or, 3) add architectural enhancements to exterior of container. 6760 & 6750 El Camino Real ITEM NUMBER: 2 DATE: 10-29-14 Setback review: creek setback & HWY 101 landscape setback Background: Molly Pitcher Brewing Company has been operating at subject site at 6760 El Camino Real for about two years. In early 2012, the business owners completed a major remodel of the existing building. A microbrewery was established on one side of the building and a beer tavern on the other side. The DRC reviewed the exterior building changes at that time which included new paint colors, a front patio, and wall sign on the side of the building. Existing parking remained at the rear of the site. The brewery business has been doing well and now needs additional area for cold storage in order to expand their sales distribution. The applicant is proposing a cold storage cargo container on the Downtown Commercial site. The cargo container is proposed as a 160 square foot (8-foot by 20-foot) permanent structure located at the rear of the property with utilities and a permanent foundation. Analysis: Last year, the City of Atascadero processed a Municipal Code update to allow cargo containers subject to appearance review and DRC approval. Cargo containers (also referred to as “Seatrains” or shipping containers) are defined as a prefabricated metal structure, typically designed for use as an enclosed truck trailer in accordance with Department of Transportation (DOT) standards. The 2013 code update was adopted as a result of a long history of code enforcement cases and complaints throughout the City for unpermitted and unsightly cargo containers. The containers would often show up on commercial and residential properties without permits, and could not be permitted for permanent use due to code limitations. The idea behind the 2013 code update is to now begin to allow these storage containers in strategic locations, with screening and design enhancements which will be reviewed on a site by site basis. Per Atascadero Municipal Code section 9-6.103(g), one cargo container may be permitted on a commercial site with a building permit, subject to appearance review and DRC approval. The cargo container must be located on the rear half of the property. Two or more containers would require a Conditional Use Permit and approval by the Planning Commission. The complete cargo container ordinance is included as Attachment 3 of this report. Proposed Site Plan, Parking & Setbacks: Molly Pitcher Brewing Co. is proposing to install one 8-foot by 20-foot storage container at the rear of their site, adjacent to HWY 101. The container would be located parallel to HWY 101 and would replace about four (4) parking spaces along the rear property line. About nine (9) parking spaces would remain along the east property line. On-site parking is not required for a brewery or tavern in the downtown, and therefore eliminating a few of the existing spaces does not conflict with City parking standards. Per the General Plan, a 20-foot creek setback is required along the east property line ITEM NUMBER: 2 DATE: 10-29-14 next to Atascadero Creek which is reflected in the proposed site plan. The setback is measured from the creek reservation line, or high water mark, whichever is closer. Proposed Site Plan Property line Existing fence line Main Building patio Proposed 8’ x 20’ Storage container 20’ creek setback ITEM NUMBER: 2 DATE: 10-29-14 The Municipal Code also requires a 10-foot landscaped setback along HWY 101; however, on this particular site, there is existing 50-foot landscaped area between the subject site and the edge of road on HWY 101. There is also a grade change, with the subject site being located about four (4) feet below HWY 101. Therefore, staff is recommending that the DRC find that an additional landscape setback on the subject property is not required due to the existing elevation and landscape on Caltrans property. The storage container will not be visible from HWY 101 in the location proposed directly adjacent to the rear property line. Appearance Review Storage containers in the commercial zone may be permitted subject to appearance review. The subject site is in a key location in the heart of downtown. The storage container will be a permanent structure on the property. Therefore, the DRC may require any combination of exterior enhancements or upgrades as needed in order to find compliance with the City’s appearance review standards and the adopted Downtown Revitalization Plan. The proposed location for the container is at the rear of the site, and will be mostly screened from El Camino Real by the main building. However, it will still be important that the new building compliments the long term vision for the downtown as it will be permitted as permanent structure to remain on site indefinitely. As adjacent uses begin to develop, such as the Hoff property and the Korean BBQ, it will be important that the subject site maintain the same standard of architectural design. Example of Proposed Cold Storage Container 8 feet 6 inches in height ITEM NUMBER: 2 DATE: 10-29-14 Staff has identified three (3) possible options for appearance enhancements for DRC discussion. Staff recommends that the DRC chose at least one of the following in order to make the storage container fit with the vision for the downtown: Option 1: Paint storage container to match main building. The applicant has proposed to paint the container grey and rustic red to match the existing main building. Staff is supportive of the color choices. Application of the paint colors should be in a manner which will help to blend the structure into the site, and not in a manner which would call attention to the container. Staff does not recommend any exterior signage be applied to the storage container as it would set precedent for using storage containers as billboards. Proposed Paint colors: Option 2: Landscape screening. Landscape planters, raised planting beds, or potted plants could be installed on the front and side of the container to provide screening. Evergreen shrubs would be most feasible; smaller ornamental trees or Italian cypress may also be possible if the planters were wide enough. It should be noted that large planters around the building may take away one additional parking space directly adjacent to the container. Irrigation will need to be installed to the planters, and the landscape will need to be maintained. If this option is required by the DRC, the DRC should specify the width and location of the required planters, and the mixture of plant materials desired (shrubs and/or trees). Option 3: Architectural enhancement. With the more widespread use of cargo containers as permanent structures for commercial and residential use in other cities, there are many examples of how these structures can be enhanced with modified rooflines, awnings, applied exterior materials, lighting or other architectural details to transform the metal box exterior. Some examples are included as Attachment 4 of this report. Since the proposed container is mostly screened from El Camino Real and located at the back of the site, extensive exterior treatment does not seem warranted. However, some minimal added features would help to camouflage the shipping container appearance and create a modern façade more in line with the main building on site. Any enhancements should be minimal so that they do not call attention to the structure. Enhancements could include: - wood siding or wood slats as an accent material - decorative exterior light fixtures - Wood or metal modern awnings - contrasting entry material on the ground ITEM NUMBER: 2 DATE: 10-29-14 Fire Department and Building Code Review: The proposal is being submitted first for DRC review in order to determine if the site is appropriate for the proposed storage container. A building permit will be required to be submitted prior to installation. Building codes for a permanent structure will need to be met, including installation of a main door (not just a roll up door). These structures do not meet the conventional construction requirements of the California Residential Code (CRC), therefore, a foundation and attachment system must be designed, stamped and signed by a licensed architect or engineer. The Fire Department will review the site plan to ensure proper access to the structure is provided. DRC approval of the conceptual site plan and appearance of the exterior will not supersede the standard building and fire code requirements. All new utilities to the structure will be required to be installed underground; no new overhead lines shall be permitted. Staff Recommendation: Staff recommends that the DRC approve the installation of the proposed cold storage cargo container at the rear of the subject site, subject to appearance enhancements or screening for the structure through one or more of the options identified. Attachments: Attachment 1: Aerial Photo Attachment 2: Site Photos Attachment 3: Atascadero Municipal Code Section 9-6.103(g) Attachment 4: Examples of architectural enhancements on cargo containers ITEM NUMBER: 2 DATE: 10-29-14 Attachment 1: Aerial Photo Molly Pitcher Brewing Co. Parking Patio Proposed storage container ITEM NUMBER: 2 DATE: 10-29-14 Attachment 2: Site Photos Elevation change at rear of site between parking and HWY 101 Location of proposed storage container ITEM NUMBER: 2 DATE: 10-29-14 Location of proposed storage container Storage container not visible from El Camino Real at most vantage points ITEM NUMBER: 2 DATE: 10-29-14 Attachment 3: Atascadero Municipal Code Section 9-6.103(g) Atascadero Municipal Code Title 9 PLANNING AND ZONING Chapter 6 SPECIAL USES 9-6.103 Accessory storage. (g) Cargo Containers. Cargo containers (also referred to as “Seatrains” or shipping containers) are defined as a prefabricated metal structure designed for use as an enclosed truck trailer in accordance with Department of Transportation (DOT) standards. The use of cargo containers for accessory storage purposes is permitted based on the following standards: (1) Use of Cargo Containers. (i) Cargo containers shall be utilized for accessory storage only. Occupancy shall be limited to a “U” occupancy consistent with the California Building Code (CBC) or its successor title. (ii) Cargo containers shall not be used for permanent or temporary human occupancies, including, but not limited to, living, sleeping or other residential uses. (2) Number of Cargo Containers Permitted. (i) One (1) cargo container may be permitted on a commercial, industrial or single- family residential lot over one (1) gross acre in size, subject to Design Review Committee (DRC) review for neighborhood compatibility and approval of a building permit. (ii) Two (2) or more cargo containers may be permitted with a minor conditional use permit (CUP) on a commercial, industrial, or single-family residential lot over one (1) gross acre in size, subject to Planning Commission review for neighborhood compatibility and approval of a building permit. (3) Standards for Cargo Containers. (i) Building Permit. A building permit is required for cargo containers over one hundred twenty (120) square feet in size. A cargo container which is one hundred twenty (120) square feet or less, is exempt from building permit requirements provided it meets property line and structure setbacks required by this title and does not have any utility connections. (ii) Setbacks. Cargo containers shall be located in the rear half of the property in commercial, industrial and residential zones. Cargo containers shall not be permitted within the ITEM NUMBER: 2 DATE: 10-29-14 front or street facing side yard setback of a residential property. Setbacks shall be consistent with underlying zone setback requirements and is consistent with the preceding subsections (1) and (2). (iii) Foundation. Cargo containers shall be anchored on a foundation system capable of withstanding all imposed vertical and horizontal loads and consistent with all applicable codes. Any alterations to the container shall be designed and detailed by a licensed design professional. All foundations and alterations shall be approved by the Chief Building Official. (iv) The cargo container may not occupy any required parking areas or obstruct any Fire Department access ways. (4) Exemptions. (i) Use of cargo containers for temporary on-site storage associated with a construction project is exempt from this section (refer to subsection (a)). (ii) Use of cargo containers for temporary commercial storage may be allowed with the approval of an administrative use permit for a period not to exceed four (4) months. (Ord. 578 § 1, 2013) ITEM NUMBER: 2 DATE: 10-29-14 Attachment 4: Examples of cargo containers with architectural enhancements Contrasting entry material Modified roofline/overhang Decorative architectural detail with contrasting material ITEM NUMBER: 2 DATE: 10-29-14 Awnings & decorative light fixtures Contrasting material with stained wood siding Modified roofline/overhang Contrasting entry material ITEM NUMBER: 2 DATE: 10-29-14 Awnings & decorative light fixtures