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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, December 10, 2014
3:00 PM.
City Hall
Room 106 (1st Floor)
6500 Palma Avenue
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Bob Kelley
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Heather Moreno
Committee Member Jamie Kirk
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF OCTOBER 29, 2014
City of Atascadero Design Review Committee Agenda Regular Meeting, December 10, 2014
Page 2 of 4
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DEVELOPMENT PROJECT REVIEW
2. PLN 2014-1511 / DRC 2014-0053 – Kochi BBQ Exterior & Site Appearance
Property
Owner/Applicant:
Jenny Kim, ECR Creek Investments, 6900 El Camino Real, Atascadero, CA
93422
Project Title: PLN 2014-1511 / DRC 2014-0053, Korean BBQ Restaurant improvements
Project Location: 6900 El Camino Real, Atascadero, CA 93422
APN 030-201-027 (County of San Luis Obispo)
Project Description: DRC follow up review regarding elevation changes to accommodate exhaust
system. Number of exhaust fans reduced, and screening elements proposed on
balcony to partially enclose mechanical equipment. No acoustical study
provided.
Site does not currently have a trash storage enclosure large enough to
accommodate both trash and recycling dumpsters. Applicant has provided
alternative proposal for storage of recycling dumpster behind building in fenced
mechanical area, to be moved near parking lot for pick up by employees as
needed.
Zoning: Downtown Commercial (DC)
General Plan Designation: Downtown (D)
Staff
Recommendation:
Staff recommends the DRC approve the exterior appearance of the exhaust
system fan units with screening on the balcony as proposed by applicant,
without further acoustical analysis.
Staff recommends the DRC require installation of a permanent screening
enclosure for the recycling dumpster on site. DRC to specify enclosure
location and construction material if required.
City of Atascadero Design Review Committee Agenda Regular Meeting, December 10, 2014
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3. PLN 2014-1532 / DRC 2014-0062, AMENDMENT TO PREVIOUSLY APPROVED CUP
FOR 5700 SAN BENITO ROAD
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next tentatively scheduled DRC meeting will be January 14, 2015.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org
under City Officials & Commissions, Design Review Committee.
Property Owner: Michael Fredrick, PO Box 573, Atascadero, CA 93423
Applicant: Robert Fisher, Architect
Project Title: PLN 2014-1532 / DRC 2014-0062 / Amendment to CUP 1988-003
Project Location: 5700 San Benito Rd, Atascadero CA 93422
APN 049-201-040 (San Luis Obispo County)
Project Description Amendment to a previously approved Master Plan of Development. Proposed
Amendment includes a proposed 4,950 square foot (sf) metal vehicle storage
shed, and amendments to the previously approved master plan f or consistency
with approved building permits and locations.
Zoning: Commercial Park (CPK) / Planned Development Overlay (PD-1)
General Plan Designation: Commercial Park (CPK)
Staff
Recommendation:
Staff recommends that the DRC recommends Planning Commission approval of
proposed master plan of development amendments to Conditional Use Permit
(CUP) 1988-003 with proposed modifications to the site plan including additional
landscaping and meeting the required building setback for p roposed equipment
shelter.
DRC Draft Action Minutes of 10/29/14
Page 1 of 3
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, October 29, 2014
2:30 P.M. City Hall, Room 106
6500 Palma Avenue, Atascadero, California
CALL TO ORDER – 2:30 p.m.
Chairperson Kelley called the meeting to order at 2:30 p.m.
ROLL CALL
Present: Chairperson Kelley
Committee Member Anderson
Committee Member Dariz
Committee Member Moreno
Absent: Committee Member Kirk
Staff Present: Community Development Director Warren Frace
Senior Planner Callie Taylor
Others Present: Kendall Bryson
APPROVAL OF AGENDA
MOTION: By Committee Member Anderson and seconded by Committee
Member Dariz to approve the Agenda.
Motion passed 4:0 by a roll-call vote.
PUBLIC COMMENT
None
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF OCTOBER 15, 2014
ITEM NUMBER: 1
DATE: 12-10-14
DRC Draft Action Minutes of 10/29/14
Page 2 of 3
MOTION: By Committee Member Dariz and seconded by Committee Member
Anderson to approve the Consent Calendar.
Motion passed 4:0 by a roll-call vote.
DEVELOPMENT PROJECT REVIEW
2. PLN 2014-1531 / DRC 2014-0060, 6760 EL CAMINO REAL(MOLLY PITCHER)
Senior Planner Callie Taylor gave the staff report and answered questions from the Committee.
EX PARTE COMMUNICATIONS
None
PUBLIC COMMENT
The following people spoke during public comment: Kendall Bryson.
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 10/29/14
Page 3 of 3
Chairperson Kelley closed the Public Comment period.
The Committee members decided options 1 and 2 (paint and landscape screening) would not be
sufficient. Discussed were various architectural enhancements, such as adding trusses and using a
shed roof to hide the roof condenser, and also various sidings, such as wood, cement board (Hardie-
Board) or stucco.
It was noted that the Municipal Code section concerning acreage per cargo container needs clean-
up/clarification.
MOTION: The DRC Committee decided to refer the project back to staff to
work with the applicant (Kendall Bryson) on option 3
(architectural enhancements), insulation, the size of roof
condenser and addition of a man door. At that time, this project
could be brought back to the DRC for a second review.
Motion passed by 4:0 by a roll call vote.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Frace announced that the next meeting will tentatively be held on November 12,
2014, with possible topics being the Korean BBQ and the Scare Park.
ADJOURNMENT – 3:01 p.m.
MINUTES PREPARED BY:
_______________________________________
Warren Frace, Community Development Director
t:\~ design review committee\minutes\minutes 2014\draft action drc minutes 10.29-14.docx
ITEM NUMBER:
2
DATE: 12-10-14
Atascadero Design Review Committee
Report In Brief - Community Development Department
Callie Taylor, Senior Planner 470-3488, ctaylor@atascadero.org
PLN 2014-1511 / DRC 2014-0053
Kochi BBQ Exterior & Site Appearance
6900 El Camino Real
Owner/Applicant: ECR Creek Investments
Jenny Kim
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 exterior appearance of the
exhaust system fan units with screening on the balcony, as proposed
by applicant, without further acoustical analysis.
Staff recommends the DRC require installation of a permanent
screening enclosure for the recycling dumpster on site, consistent with
the Atascadero Municipal Code and commercial standards.
Design Review Items
Appearance of revised plan for mechanical exhaust equipment on balcony.
Previous DRC request for acoustical analysis of exhaust fans.
Location and screening of recycling dumpster.
Project
location
PG 1
ITEM NUMBER:
2
DATE:
12-10-14
Background:
Building permits (BLD 2014-11816) are currently in process for a major remodel of the
former Hoovers Restaurant building (aka Bohnema Brewery), with plans to create a
high end Korean BBQ restaurant and bar. Korean BBQ restaurants are popular in
Southern California and the Bay Area and involve cooking at individual tables.
Former Hoover’s Restaurant, future Kochi BBQ
On June 25, 2014, the DRC reviewed the applicant’s proposal to install four (4) exhaust
fan units on the front facing second floor patio balcony, which directly faces El Camino
Real. Due to the high number of cooktops in the building, an extensive mechanical
system with exhaust fans and make up air units is required. 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 DRC voted unanimously to approve the proposed equipment
location, provided that an acoustical study be obtained by the applicant and brought
back to DRC.
Item #1: Revised mechanical equipment proposal:
Over the past several months, the applicant has made many revisions to the
mechanical system. A downdraft system is now being proposed, which reduces the
number of exhaust fans on the upstairs balcony. Only two (2) exhaust units are
currently being proposed on the balcony. Half of the balcony can now be utilized for
outdoor restaurant seating. In addition, the applicant has designed a screening
enclosure to shield the mechanical equipment from view. A solid full height wall will be
constructed to enclose the two visible sides of the equipment area. The new screening
PG 2
ITEM NUMBER:
2
DATE:
12-10-14
wall shall be finished with standing seam metal siding to match the existing exterior
walls. The third side, which is not visible from the right-of-way, will be enclosed by a
mesh fence to allow air flow. Roof mounted equipment shall be painted to match roof
color.
Balcony Floor Plan
Front Elevation
Upstairs balcony
open to El Camino
Real
2 exhaust fans
Solid screening wall
to be constructed
on 2 sides
Mesh fence on 3rd
side to allow air
flow
2 roof mounted exhaust
shafts to be painted to
match roof
Solid wall on 2 visible sides.
Standing seam metal siding
to match existing
PG 3
ITEM NUMBER:
2
DATE:
12-10-14
Cross section of balcony and exhaust unit
An acoustical analysis has not been submitted. The applicant is requesting that the
DRC approve the current screening enclosure proposal in-lieu of the acoustical study.
The number of units has been reduced from four (4) to two (2), thereby reducing the
amount of noise created. The screening walls will also block a significant amount of the
noise produced by the fans. Staff recommends that the revised proposal, including the
screening, be approved in-lieu of the acoustical analysis.
The revised mechanical system is still being reviewed for compliance with Building and
Fire codes, and may have further modifications needed. DRC review of the proposed
venting is for architectural appearance only, and does not constitute Building Code or
Fire Code compliance.
Mechanical
exhaust blower
unit
Solid wall to be installed
on 2 visible sides.
One of 2 exhaust shafts.
PG 4
ITEM NUMBER:
2
DATE:
12-10-14
Item #2: Location and screening of recycling dumpster
The original restaurant building and site improvements constructed around 2001
included a small trash enclosure near the center of the parking lot to screen one trash
dumpster. Since that time, County ordinance has been revised to now require both
trash and recycling be provided on commercial sites. The existing enclosure is not
large enough to house both dumpsters. The previous Hoovers restaurant had a recycle
dumpster permanently located in the parking lot near the rear side of the building which
was accessed by the waste trucks for pick up at this location for several years.
City ordinance (AMC section 9-4.129) requires all trash and recycling dumpsters and
canisters be screened from view within an enclosure. AMC section 6-4.07 has specific
standards for health & safety, and to ensure that the bins are accessible by the waste
pick up company. Large containers shall not be permanently located closer than 25 feet
to any windows, doors or ventilation intake. The refuse collection area shall be
designed so that bins may be conveniently accessed by collection vehicles, without
having to move the bins more than 10 feet to position them for pick up.
Based on these code sections and appearance review standards for commercial sites,
City staff has requested that the applicant provide a location on site to install a second
enclosure for the dumpster.
The applicant has submitted a request to locate the recycling dumpster behind the
building in the existing fenced mechanical area. The applicant is proposing that the
employees move the recycle dumpster to the edge of the parking lot near the rear side
of the building for pick up. The route manager for Atascadero Waste Alternatives is
agreeable to this pick up location. The applicant has stated that the dumpster would be
moved back to the fenced enclosure by employees after each pick up and would not
remain in the parking lot.
Existing fenced mechanical
area proposed by the applicant
for recycling dumpster storage
PG 5
ITEM NUMBER:
2
DATE:
12-10-14
Site Plan – Trash Enclosure Locations
Applicant’s proposed location
for recycling dumpster storage
Applicant proposes recycle bin
to be moved to this location by
restaurant employees for pick
up
Existing trash enclosure in
landscape island in
parking lot: not large
enough for 2 dumpsters
Staff recommends a permanent
enclosure be constructed
consistent with City standards in
one of these locations
PG 6
ITEM NUMBER:
2
DATE:
12-10-14
City staff believes that the applicant’s proposal for the recycle dumpster location does
not meet the ordinance, and will be an enforcement problem as time goes by. The
dumpsters are every heavy and difficult to maneuver. The City has not had positive
experiences with alternative trash storage solutions like this in the past. Dumpsters
ultimately are left permanently in the parking creating a nuisance and enforcement
issue.
Staff is recommending that the DRC direct the applicant to install a recycle dumpster
enclosure on site. The enclosure could be located near the edge of the parking lot
where the applicant has proposed pick up. Staff recommends the enclosure be
constructed of solid masonry (split face block or other decorative material to match
building) with solid metal doors, consistent with the City’s standard for commercial
property and the ordinances listed above.
If the DRC decides to allow the recycling dumpster to be stored in the fenced
mechanical area and moved for pick up, staff recommends that an agreement be signed
by the restaurant owner, stating that the dumpster shall not be left in the parking lot for
more than a 24 hour period. If the restaurant does not follow through with moving the
dumpster to the designated location, an enclosure should be constructed.
Staff Recommendations:
1. Staff recommends the DRC approve the exterior appearance of the exhaust system
fan units with screening on the balcony as proposed by applicant, without further
acoustical analysis.
2. Staff recommends the DRC require installation of a permanent screening
enclosure for the recycling dumpster on site. DRC should identify materials (solid
masonry and metal doors) and specify location on site.
PG 7
ITEM NUMBER:
3
DATE: 12-10-14
Atascadero Design Review Committee
Report In Brief - Community Development Department
Alfredo R. Castillo, AICP, Assistant Planner, (805) 470-3436, acastillo@atascadero.org
Michael Fredricks Paving Master Plan of Development Amendment
PLN 2014-1532 / CUP 1988-003 / DRC 2014-0063
5700 San Benito Road
Owner: Michael Fredricks
Applicant: Robert Fisher
Address: 5700 San Benito Road
APN: 049-201-040
General Plan: Commercial Park (CPK)
Zoning: Commercial Park (CPK) /
Planned Development
(PD-1)
Project Area: 2.3 acres
Existing Use: Vehicle and Equipment
Storage / Office
Approved Use: Vehicle and Equipment
Storage / Office
Proposed: Add additional 4,950 sf
metal equipment shelter
on-site
Staff
Recommendation: DRC recommend Planning Commission approve CUP amendments to the
Master Plan of Development with proposed modifications to meet minimum
setback criteria of PD-1 and additional landscape screening of proposed
storage shed.
Design Review Items
Proposed master plan of development amendments
Proposed Metal Equipment Shelter Elevations / Location
PG 8
ITEM NUMBER:
3
DATE:
12-10-14
Background:
The master plan of development (CUP 88-003) for the property was originally approved
by the{Planning Commission in July 1988. The original application consisted of a master
plan of development for Michael Fredricks Paving site, additional parking for a
neighboring site, lot mergers, and road abandonment for a portion of San Benito Road
between El Camino Real and Highway 101.
1988 / 1989 Approved Master Plan of Development
Michael Fredrick moved forward with his project, however encountered difficulty in
meeting the original conditions of approval and revised his master plan in 1989,
receiving an amendment to the conditions of approval allowing for buildings to be
constructed prior to finalization of the roadway abandonment. The portion of San Benito
Road was officially abandoned by the City Council between El Camino Real and
Highway 101 in March of 1991. While the applicant had an approved master plan of
development for multiple properties, ultimately the majority of the proposed uses over
the sites were never constructed.
CUP 88-003
PG 9
ITEM NUMBER:
3
DATE:
12-10-14
1988 Approved Master Plan of Development With Aerial
In 2001, the applicant applied for a new Conditional Use Permit (CUP 2001-0043) on a
portion of the 1988 approved master plan of development. In 2003, the Planning
Commission approved a CUP for a 30,250 square foot (sf) commercial “mini -storage”,
4,000 sf office buildings (a part of the original 1988 CUP approval), an 80-foot monopine
cellular tower, parking lot and landscaping. In 2011, this CUP was further amended to
allow for manufactured home sales. In early 2014, the Planning Commission approved
an additional amendment to this CUP for automotive sales, specifically RV Sales to
occur on this site, as a part of the initial phase 1 improvement.
CUP 2001-
0043
CUP 2013-0270 /
TPM 2013-0100
Kailana Sushi
Existing CUP 1988-003
Not A Part
PG 10
ITEM NUMBER:
3
DATE:
12-10-14
In October 2014, the applicant submitted for a building permit at the 5700 San Benito
site for an additional 4,950 sf outdoor storage metal storage shed. Staff reviewed its
files on the site to determine whether this was an allowed use discovered that a master
plan had been previously approved. The approved master plan did not include a storage
shed at this location. Planned Development Overlay #1 requires the following:
(a) A master plan of development shall be approved prior to approving a plot plan, precise plan,
conditional use permit, or tentative parcel or tract map. The master plan of development shall be applied
for and processed in the manner prescribed for a conditional use permit (Section 9-2.110).
(b) In approving a master plan of development, the level of processing for subsequent projects or
phases may be reduced to a plot plan provided that the master plan contains sufficient detail to support
such a determination.
(d) A minimum front setback of twenty (20) feet shall be provided along the El Camino Real
frontage of all parcels. Rear setbacks shall be a minimum of ten (10) feet.
(e) Plans shall make provision to develop an attractive appearance along Highway 101 through
the use of landscaping, building and parking orientation and other means.
(f) The number of driveways along El Camino Real shall be minimized to prevent potential
traffic conflicts.
(g) All utilities shall be installed underground.
(h) Exterior building materials shall be reviewed for acceptability and shall exhibit compatible
relationships between buildings on a particular site or parcel. (Ord. 68 § 9-3.645, 1983)
Based on the 1988 Master Plan of development and the requirements of PD-1, coupled
with approvals from CUP 2003-0043, Staff determined that an amendment to the 1988
CUP for consistency with the underlying zoning district and Planned Development
overlay was required in order to move forward with permitted of any new structures on
the site.
Proposed Master Plan of Development Amendment:
Proposed amendments to the master plan of development include elimination of
proposed offices / parking, etc. that are now a part of CUP 2003-0043, as well as the
proposed residential uses from the existing house which were removed from the site in
2005. The proposed amended Master Plan of development boundary would encompass
only APN 049-201-040 (Michael Fredrick Paving).
PG 11
ITEM NUMBER:
3
DATE:
12-10-14
2014 Proposed Master Plan of Development
The amended master plan of development includes the following:
A. – Existing Office Building (3,450 sf)
B. – Existing Shop (6,000 sf)
C. – Existing Fuel Tank / Roof Canopy (90 sf)
D. – Existing Equipment Shelter (837 sf)
E – Proposed Equipment Shelter (4,950 sf)
F – Existing Low-Roof Equipment Shelter (1,300 sf)
G – Employee / Visitor Parking Area
H – Aggregate Storage Area (875 sf)
I – Additional Uncovered Outdoor Equipment Storage Area
Master Plan of Development Totals
9,450 sf total shop / office
8,052 sf total covered outdoor storage
17,502 sf total on-site structures
Planned Development overlay #1 requires buildings to be setback approximately 10-feet
from the rear property line for buildings adjacent to Highway 101. The existing 831 sf
Equipment shed (Building D) does not meet this setback requirement. Staff has
reviewed the permit history of the property and while a permit was issued, at the time
Staff had no knowledge of the PD-1 overlay on this site.
A
B
C
D E
F
G
H I
PG 12
ITEM NUMBER:
3
DATE:
12-10-14
The applicant is proposing an additional Equipment Shelter located adjacent to Highway
101 (Building E). The proposed setback is currently 5-feet. Staff is recommending that
this setback be 10-feet, consistent with PD-1 overlay requirement. Staff is
recommending additional tree plantings to provide additional screening from the
proposed metal storage shed from motorist along highway 101.
Parking:
The master plan of development included parking calculations for all uses on the site.
Staff has revised the parking requirements based on the submitted site plan. The site is
adequately parked based on the Atascadero Municipal Code standards that require 1
space per 500 square feet of floor area. For calculation purposes, Staff is only including
the existing shop / office for this calculation. The total number of parking spaces
required is 19 parking spaces. Area “G” and parking stalls directly adjacent to Building A
accommodate the required parking.
Landscape / Screening.
The site is currently landscaped with trees along the highway 101 frontage, which was a
requirement of the original master plan of development and the PD-1 overlay district.
Although the landscaping is not as intensive as shown in the 1988 approved master
plan, the trees that are planted provide screening from the freeway of the storage yard
when coupled with the green vinyl slats that the applicant is utilizing around the
perimeter of the site. Staff is not recommending any changes to the proposed
landscaping and screening of the site, with the exception of additional tree plantings
adjacent to the proposed new storage shelter.
Existing Rear Landscaping / Vinyl Slat Chain Link Fencing
PG 13
ITEM NUMBER:
3
DATE:
12-10-14
Proposed Equipment Shelter Elevations:
The applicant is proposing a 4,950 sf storage shed that will be open on one-side for
equipment storage on-site. The applicant is requesting the additional equipment shelter
to protect construction equipment from weather elements during the year. The shelter
will be similar architecturally to the existing metal sheds on-site. The applicant is
requesting red color banding along the top of the sheds for consistency with Michael
Fredricks Paving Branding that is prevalent on the office building, shop buildings, and
the canopy of the gas tanks. Staff does not have an issue with the color banding as it is
minor in nature and meshes well with existing “warm grey” color of the other existing
metal buildings on-site. Staff is recommending that the equipment shelter be
painted with the warm grey colors that are consistent with the Office / Shop
buildings and that the red color band be limited to trim only.
Proposed Storage Shed for Equipment
Staff Recommendation
Based on the submitted site plans, staff is recommending that the DRC recommended
to the Planning Commission approval of amendments to CUP 1988-003 with the
following recommendations:
Additional tree plantings within the required 10-foot setback for the proposed
storage shed
Proposed equipment shelter must be painted with warm grey colors consistent
with the Office / Shop buildings;
Red color banding limited to trim at the upper elevations of the proposed
equipment shelter.
Attachments:
Attachment 1: Site Photos
Proposed Color Banding
PG 14
ITEM NUMBER:
3
DATE:
12-10-14
Attachment 1: Site Photos
PG 15
ITEM NUMBER:
3
DATE:
12-10-14
PG 16
ITEM NUMBER:
3
DATE:
12-10-14
PG 17
ITEM NUMBER:
3
DATE:
12-10-14
PG 18