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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Tuesday, January 20, 2015
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 Roberta Fonzi
Committee Member Jamie Kirk
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF DECEMBER 10, 2014
City of Atascadero Design Review Committee Agenda Regular Meeting, January 20, 2015
Page 2 of 3
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DEVELOPMENT PROJECT REVIEW
2. PLN 2014-1519 / DRC 2014-0049 / CUP 2003-0117 / TTM 2014-0107
PRINCIPAL MIXED USE – SITE DESIGN / PROJECT REVISIONS
Property Owner: Principle Partners, LP, 835 Aerovista Place, Suite 230, San Luis Obispo, CA 93401
Applicant: Oasis Associates, Inc. C.M. Florence, 3427 Miguelito Court, San Luis Obispo, CA
93401
Certified Arborist: Ted Elder, CDPC, 6659 Morro Road, Atascadero, CA 93422
Project Title: PLN 2014-1519 / DRC 2014-0049 / TTM 2014-0107
Principal Mixed-Use Planned Development Amendment / Tentative Subdivision Map
Project Location: 9105 Principal, Atascadero CA 93422
(San Luis Obispo County) APN: 030-491-013, 019, 020
Project
Description:
Proposed re-design of a previously approved project that includes a mix of small lot,
single-family detached, and single-family attached (duplex) homes on individual lots. A
commercial component is included with office spaces / residential units (mixed-use) and
a proposed car-wash facility. The following is a breakdown of proposed uses within the
master plan of development:
Single-Family residences (20 units);
Duplex Units (12 units);
2nd floor residential mixed-use units (6 units);
1st floor commercial mixed-use units (3,215 sf)
Carwash (1,945 sf proposed structures) on a 12,495 sf lot;
Drainage facilities
Tot-lot
Passive open space areas
General Plan Designation: General Commercial / Medium Density Residential
Zoning District: Residential Multi-Family (RMF-10) / General Commercial / PD-24
Proposed
Environmental
Determination:
Initial Study / Mitigated Negative Declaration
Staff
Recommendation:
DRC recommends to the Planning Commission approval with direction provided by the
DRC.
City of Atascadero Design Review Committee Agenda Regular Meeting, January 20, 2015
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COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next scheduled DRC meeting is yet to be determined.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org
under City Officials & Commissions, Design Review Committee.
DRC Draft Action Minutes of 12/10/2014
Page 1 of 4
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, December 10, 2014
3:00 P.M. City Hall, Room 106
6500 Palma Avenue, Atascadero, California
CALL TO ORDER – 3:00 p.m.
Chairperson Kelley called the meeting to order at 3:00 p.m.
ROLL CALL
Present: Chairperson Bob Kelley
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Heather Moreno
Committee Member Jamie Kirk
Staff Present: Community Development Director Warren Frace
Senior Planner Callie Taylor
Assistant Planner Alfredo Castillo
Others Present: Jenny Kim
Robert Fisher
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: 1/20/15
DRC Draft Action Minutes of 12/10/14
Page 2 of 4
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF OCTOBER 29, 2014
MOTION: By Committee Member Dariz and seconded by Committee Member
Moreno to approve the Consent Calendar.
Motion passed 4:0 by a roll-call vote. (Kirk abstained.)
DEVELOPMENT PROJECT REVIEW
2. PLN 2014-1511 / DRC 2014-0053 – Kochi BBQ Exterior & Site Appearance
Senior Planner Taylor gave the staff report and answered questions from the Committee.
PUBLIC COMMENT
The following people spoke during public comment: Jenny Kim.
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.
DRC Draft Action Minutes of 12/10/14
Page 3 of 4
Chairperson Kelley closed the Public Comment period.
While the blower horsepower, noise, smoke, and odor issues were discussed, the DRC agreed with
the Staff Recommendation #1 that the reduction from 4 blowers to 2 blowers and the addition of wall
enclosures on the balcony would mitigate the noise issues and no acoustical study is required.
The DRC agreed not to require construction of a new recycling enclosure because the recycle bin
could be moved on collection day to the pickup spot; however, a Performance Agreement must be
signed with a stipulation that a permanent enclosure will be required for non-compliance (i.e. if
dumpster left in parking lot past 24 hours.)
MOTION: By Committee Member Moreno and seconded by Committee
Member Kirk to approve Staff Recommendation #1, approving the
exhaust system without additional acoustical analysis, and
waiving the requirement for construction of a 2nd trash enclosure,
subject to a performance agreement that the recycling dumpster
not be stored in the parking area. Non-compliance will trigger
construction on the enclosure.
Motion passed by 5:0 by a roll call vote.
DEVELOPMENT PROJECT REVIEW
3. PLN 2014-1532 / DRC 2014-0062, AMENDMENT TO PREVIOUSLY APPROVED CUP
FOR 5700 SAN BENITO ROAD
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 for 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 proposed equipment
shelter.
DRC Draft Action Minutes of 12/10/14
Page 4 of 4
Assistant Planner Castillo gave the staff report, including a history of the CUP, and answered
questions from the Committee.
PUBLIC COMMENT
The following people spoke during public comment: Robert Fisher.
Chairperson Kelley closed the Public Comment period.
Discussion ensued on the 10’ setback, if red banding could be added to all buildings, and how much
additional landscaping might be required.
MOTION: By Committee Member Dariz and seconded by Committee Member
Moreno approving the following:
(1) Additional trees to be planted in the gaps behind the proposed
building.
(2) Building to be set back 10 feet from US 101 property line.
(3) Red color accent band allowed, consistent with main building
on-site.
Motion passed 5:0 by a roll-call vote.
COMMITTEE MEMBER COMMENTS AND REPORTS
Chairperson Kelley reported that he will be attending the upcoming fire demonstration.
DIRECTOR’S REPORT
None.
ADJOURNMENT – 3:54 p.m.
MINUTES PREPARED BY:
_______________________________________
Warren Frace, Community Development Director
t:\~ design review committee\minutes\minutes 2014\draft action drc minutes 12.10-14.docx
ITEM NUMBER:
2
DATE: 1-20-15
Atascadero Design Review Committee
Report In Brief - Community Development Department
Alfredo R. Castillo, AICP Assistant Planner, (805) 470-3436, acastillo@atascadero.org
PLN 2014-1519/ DRC 2014-0049 / CUP 2003-0117 / TTM 2014-0107
Principal Mixed Use – Site Design / Project Revisions
Owner/Applicant: Principle Partners, LLC /
Auzco Developments
Address: 9105,9107,909 Principal
Avenue; 9300 Pino Solo
Avenue
APN: 030-491-001, 013, 019,020,
General Plan: High Density Residential
(HDR) / General
Commercial (GC)
Zoning: Residential Multi-Family-10
(RMF-10) / Commercial
Retail (CR) / PD-22
Project Area: 5.3 acres
Existing Use: Vacant / Abandoned house
Proposed Use 20 Single-Family
Residences; 12 duplex
units; six (6) mixed-use
units (6 residential / 3,125
sf office); 1,945 sf carwash
Staff
Recommendation:
DRC recommends to the Planning Commission approval with
direction provided by the DRC
Design Review Items
Site Design / Layout
Architectural Design
Non-Residential Uses Review
Noise Impacts
ITEM NUMBER:
2
DATE: 1-20-15
Background:
The “Principal Mixed-Use” (GPA 2003-0008/TTM 2003-0044/ZCH 2003-0070/CUP
2003-0117) was approved by the City Council on October 12, 2004 with a certified
Mitigated Negative Declaration and a Planned Development Overlay Zone (PD -24). An
amendment to the plan to include the 9300 Pino Solo portion of the project (TTM 2005 -
0068 / CUP 2005-0155) was approved by the Planning Commission on May 17, 2005.
The project approval included the following:
9105 Principal Avenue Portion (approved 2004)
16 duplex units
24 triplex units
5 live work units
45 Residential Units total
16,550 Commercial tenant space
9300 Pino Solo Avenue Portion (approved 2005)
4 duplex units
Currently Approved Project Totals
49 total residential units
16,550 Non-residential commercial / office space
2005 – Amended Approved Plan
Commercial /
Retail Pino Solo Portion
ITEM NUMBER:
2
DATE: 1-20-15
The owner/applicant has re-evaluated the project’s economic feasibility and wishes to
amend the master plan project with a reduced dwelling unit count, reduce the amount of
commercial square footage, add a new mix of dwelling unit types, and add a new auto
service commercial uses.
The applicant presented their proposed revisions to the DRC at its June 25, 2014
meeting. At that meeting, the applicant presented the following project revisions:
Revised Master Plan of Development consistent with PD-24:
Reduced number of total units from 45 to 38
Add auto carwash
Revised tentative tract (subdivision map);
Revised architectural elevations;
Revised landscaping plan.
The DRC reviewed the proposed project and provided the following direction and input:
Supported the concept of reduced commercial square footage;
Supported the concept of a car wash located at the corner of El Camino Real /
Principal Avenue;
Recommended that the car wash architecture should be changed to compliment
the remainder of the project;
Requested additional commercial parking for the carwash and non-residential
uses;
Requested additional parking for residential uses;
DRC directed the applicant to work with Staff and return with the proposed changes.
The applicant has formally submitted an application and has worked with Staff to
address the recommended changes by the DRC, as well as, meet requirements set
forth by the Atascadero Municipal Code and State regulatory requirements.
Current DRC Action:
DRC is being asked to review and provide a recommendation to the Planning
Commission and provide any additional input on the items that are noted in the Staff
report.
ITEM NUMBER:
2
DATE: 1-20-15
Item #1: Site Design
The originally approved master plan contained a mix of duplexes, triplexes throughout
the project with access from both Gusta Road and Principal Avenue. This comprised of
the area designated as Residential Multi-Family (RMF-10). A commercial component
was also included at the corner of Principal Avenue and El Camino Real. Commercial
Uses were envisioned to be both commercial and retail uses at this corner including a
mix of live / work units. These commercial uses were required by the City Council
because the site had been previously designated General Commercial uses with a
Commercial Retail (CR) designation.
The applicant is now proposing a mix of small lot, single-family detached, and single-
family attached (duplex) on individual lots. The commercial component is included with
office spaces and a proposed car-wash facility. The following is a breakdown of
proposed uses within the master plan of development:
Single-Family residences (20 units);
Duplex Units (12 units);
2nd floor residential mixed-use units (6 units);
1st floor commercial mixed-use units (3,215 sf)
Carwash (1,945 sf proposed structures) on a 12,495 sf lot;
Drainage facilities
Tot-lot
Passive open space areas
ITEM NUMBER:
2
DATE: 1-20-15
2015 – Proposed Site Plan
Mixed-Use
Office /
Residential
Proposed
Car Wash
2015 Proposed Amendment
Proposed Open Space
Proposed Drainage Area
Open Space 1
Open Space 2
Tot Lot
SFR unit
Duplex
Primary Access
Secondary
Commercial
Access
Proposed Landscape Screening
El Camino Real
ITEM NUMBER:
2
DATE: 1-20-15
Access to the proposed development is proposed off of Principal Avenue. The primary
commercial access (carwash) is shown off of a new driveway nearest to the Principal /
El Camino Real intersection. The 2nd access point, “Street A”, is the primary street for
residential use access. Street “B” is considered an internal street connecting the
proposed mixed-use office / residential portion, to the remainder of the development.
Residential units are located along the primary Street “A”. There are a mix of single
family residences and duplexes along this street. Additional units are located on two (2)
courts and “Street B”. Street “B” is proposed to dead end at Pino Solo. While the
connection would be preferable, due to grade changes at the proposed intersection, a
connection is not proposed as a part of the Master Plan. An additional change includes
the elimination of the proposed driveway on Gusta Road. The Gusta Road access has
been eliminated due to a number of factors including grade changes, crossing of a
known wetland, and potential issues with right-of-way encroachment.
The applicant proposes to utilize porous pavers throughout the site for on -street
parking, along the entire length of the proposed “courts”, within driveways, and to
delineate pedestrian crossings. The porous pavers provide a dual purpose of meeting
both high quality design within the Planned Development, as well as, meeting the
requirements to reduce post-construction stormwater run-off on-site as required by the
Regional Water Quality Control Board (RWQCB).
The applicant is proposing three (3) passive open space areas located throughout the
development.
Tot Lot – The open space is proposed to contain a tot lo t, a park bench, and
preserve a 48-inch oak tree.
Open Space 1 preserves a multi-branch oak tree and currently proposes a
neighborhood garden to be maintained by residents / Homeowners Association
(HOA);
Open Space 2 small passive open space area with bench.
Item #2 – Parking
At its June 2014 meeting, the DRC identified parking as an issue for small lot / attached
residential development and directed the applicant to work with Staff on providing
additional parking on the site for residential and commercial use. The applicant has
worked with Staff to add additional parking as required by the municipal code for the
commercial uses, as well as, additional on-street and off-street parking throughout the
development to accommodate future resident and guest parking. The following table
indicated the number of required spaces consistent with the Atascadero Municipal Code
(AMC):
ITEM NUMBER:
2
DATE: 1-20-15
The AMC calculates residential parking on a per bedroom basis in the multi -family zone.
For the commercial portions of the project, parking is calculated on a per square foot
basis, with the exception of the car wash, which is calculated based on the number of
bays. Based on the uses provided by the applicant, a total of 110 parking spaces would
be required. The applicant has shown a total of 103 dedicated parking spaces. Staff has
determined that the dedicated parking are spaces exclusively for parking that includes
parking within garages, designated lots, and designated on-street parking areas.
The applicant has also included an additional 64 parking spaces on driveways. Staff is
looking for direction on how to quantify driveway parking. If directed by the DRC, the
driveway parking may be included to meet and exceed the parking requirements for the
project. The minimum proposed driveway length is 20-feet. This typically can
accommodate a vehicle, with the exception of larger trucks or SUVs.
Proposed Parking Calculations – Principal Mixed-Use
Number of Units / Use Parking
Requirement
Parking Spaces
Required
Provided Spaces
17 Dwelling Units 3 spaces / 4
bedrooms
51 spaces 34 spaces within Garages
34 spaces on private driveways
15 Dwelling Units 2.5 spaces / 3
bedrooms
38 spaces 30 spaces within Garages
30 spaces on private driveways
3 Dwelling Units 2 spaces / 2 bedroom 6 spaces 6 spaces within garage
2 Dwelling Units 1.5 spaces / 1
bedroom
3 spaces 2 spaces within garage
Guest Spaces 1 per 5 units 8 spaces 18 spaces on proposed HOA lots
6 spaces on-street
General Office 1 per 400 sf 8 spaces 8 vehicular spaces provided
3 motorcycle spaces provided
Car Wash 4 per Bay 4 spaces 5 spaces provided
Total Number of Parking Spaces Required 110 spaces 103 Spaces dedicated
64 driveway spaces
Total - 167 Spaces dedicated and
with private driveways
ITEM NUMBER:
2
DATE: 1-20-15
Proposed Mixed-Use Elevations
Item #3: Architectural Design
At its June 2014 meeting, the DRC directed the applicant to revise the proposed
architecture of the Car Wash to better fit the architectural character of the
neighborhood. The applicant has revised the architectural elevations and provided
conceptual floor plans for all commercial and residential uses. The DRC endorsed the
preliminary architecture for the residential and mixed-use portions. Those are included
as a part of this report.
Mixed-Use (Carriage Product)
The mixed-use project depicts a craftsman style architecture with the use of plank wood
siding, gable roofs, and high quality grade roofing materials. Planned developments
constructed over the last 10 years have utilized this type of architecture that is similar to
the historic colony homes located throughout the City. The applicant is proposing a high
quality architectural design on all four elevations. The 1 st story of the mixed-use will
contain office spaces. The 2nd floor is proposed to include residential uses.
Residential Use
Office Use
ITEM NUMBER:
2
DATE: 1-20-15
Proposed Mixed-Use Elevations / Floor Plans
Garage serve 2nd
floor residential
units
ITEM NUMBER:
2
DATE: 1-20-15
Duplex (paired homes) Elevations
Duplexes / Single Family Residences
Similar architectural craftsman architecture is proposed for the residential product
portion of the project with the use of elements such as use of wood siding, gable roofs,
and high quality grade roofing materials. Staff is recommending that a condition be
carried over from the previous approval, that the developer be required to utilize
architectural grade garage doors and that the doors be painted with colors similar to or
coordinated with approved color and materials board.
Architectural grade doors /
painted
ITEM NUMBER:
2
DATE: 1-20-15
Duplex (paired homes) Floor Plans
ITEM NUMBER:
2
DATE: 1-20-15
Single Family Homes Elevations
ITEM NUMBER:
2
DATE: 1-20-15
Single Family Homes Floor Plans
ITEM NUMBER:
2
DATE: 1-20-15
June 2014 Car Wash Elevation
January 2015 Proposed Re-Design – Car Wash
Car Wash
Per DRC request, the applicant has re-designed the proposed car-wash with a
traditional architectural style theme that is more consistent with the neighborhood . The
proposed architectural theme is a modern agrarian theme with the use of corrugated
metal and other elements that provide for a modern, but rustic look to the proposed use
along the street frontage. Staff is seeking DRC input on the proposed design of the car-
wash and its recommendation to the Planning Commission.
Corrugated metal siding and
roofing
ITEM NUMBER:
2
DATE: 1-20-15
January 2015 Elevations / Floor Plan – Car Wash
Pay Kiosk / Attendant Location
ITEM NUMBER:
2
DATE: 1-20-15
Acoustical Noise Study – Proposed Carwash
Item #4: Proposed Car Wash Noise
As a part of formal submittal, Staff requested that the applicant provide an acoustical
study for noise generated from the car-wash, particularly the blowers used to dry
automobiles at the exit of the car wash. The applicant has provided the study that
shows the extent at which noise will be generated by the proposed car wash, as well as
noise generated by the vacuums that will be located adjacent to the parking lot for the
car wash.
Staff is concerned with the noise that will be generated to the proposed exiting blowers
and vacuums located in the parking lot. The study provided Staff with a noise contour
map of the noise generated from the car wash use.
The proposed project produces a LEq level (average hourl y measurement) of 58
decibels (db) without any mitigation to the noise generating sources. This is in excess of
6 decibels as calculated through the City’s noise standard of adjusted equal ambient
noise, consistent with AMC section 9-14.05(b). The most impacted residences are the
mixed-use units, as well as, a few units near Court “2”.
ITEM NUMBER:
2
DATE: 1-20-15
Sound Examples is DB
Floor Plan – Proposed Carwash
The study proposes the following mitigation measures
be added to surrounding residential units to reduce
noise impacts, which will be incorporated as a part of
the project’s mitigated negative declaration. Mitigation
Measures that would be incorporated to the residential
units would include the following:
1. Installation of mechanical ventilation systems
(residential);
2. Exterior doors facing east must be solid core
with sweeps and seals to create a “total” closure
(residential);
3. Exterior walls must be constructed of stucco,
minimum of 7/8-inch three coats over plywood 5/8-inch
on exterior elevations (residential);
4. Minimum of 5/8-inch drywall for interior spaces
(residential);
5. Include windows that provide greater than 25
decibel Noise Level Reduction (NLR) on all units
within 60-feet of proposed carwash (residential);
6. Voids around windows to be filled with
insulation and wood blocking, and the perimeter of
windows thoroughly caulked (residential);
7. Vents and openings to be minimized on sides of
buildings exposes to El Camino Real and if vents are
required, must be designed with acoustical baffles
(residential).
The report also included mitigations at the source of the noise (the blowers) in addition
to incorporating residential mitigation. The study identified two potential noise reducing
design changes:
1. Placing the blowers deeper within the tunnel;
Blower Location
ITEM NUMBER:
2
DATE: 1-20-15
Staff is not sure if locating the blower may be infeasible based on review of the provided
floor plan of the internal carwash structure. Staff has yet to discuss whether this is a
feasible change to the design. Alternatively, the consultant recommended another
mitigation.
2. Constructing a noise wall that extends 8-feet from the edge of the exit that is several
feet higher than the proposed blower.
Potential Wall
12’-6”
Wall Location
ITEM NUMBER:
2
DATE: 1-20-15
Based on preliminary drawings, it is unclear the height of the blower. The study
suggested that the wall be “several feet” higher than the height of the blower. Typically
the height of the blower needs to be several feet above the height of automobiles that
utilize the carwash, which would result in a wall that could range from 10 to 14 -feet in
height, if not larger. This could result in additional aesthetic issues from both El Camino
Real and the proposed mixed-use portion. The DRC should discuss this issue and
provide direction to the applicant.
In addition, the use of vacuums is proposed in the p arking lot. These vacuums will be
located adjacent to the carwash tunnel and produce 45dB of noise from approximately
50-feet away. The speed of the motors will vary depending upon the number of users
and will run at peak speed when multiple cars are utilizing them. The noise from the
vacuums are included in the noise contour maps and the proposed mitigation on the
residential units will reduce noise levels for consistency with the municipal code.
The applicant has not provided Staff with hours of operation of the proposed carwash.
The City’s Noise Ordinance contains two separate noise standards for the Daytime and
Nightime levels. Based on the submitted noise study, it appears that the proposed use
cannot meet City Standards for nighttime use (9pm to 7am). Staff recommends that the
DRC recommend the car wash be limited to operate from 7am to 9pm daily.
The acoustical study noted that with even with incorporation of mitigation measures,
that “sounds from [the] carwash operations [will not be] undetectable (page 5, Acoustic
Study). It notes that people will be able to hear the carwash equipment turn off and on,
including vacuums, car doors closing, etc. Staff is recommending all residential and car
wash mitigations be included to reduce noise levels to the maximum extent.
Item #5: Landscaping Plan / Fencing
The applicant has submitted a landscaping plan as a part of the DRC review. The
landscaping plan consists of drought tolerant trees, shrubs, and groundcovering. The
applicant is proposing to preserve native trees where feasible, however 145-inches
DBH of coast live oak native trees are proposed to be removed (5 native trees total).
The applicant has indicated on the landscaping plan that 30 replacement oak trees will
be planted throughout the site that are a minimum of 15-gallon in size.
The applicant has also provided a fencing plan. Staff has worked with the applicant to
address some concerns that neighboring properties have in regards to the
development. The applicant proposed planting of additional evergreen trees at a
minimum of 24-inches box size adjacent to fences to create a “vegetative” screening
along existing residential rear yards. The DRC should provide any input on the
screening methodology proposed by the applicant.
In addition to the proposed plantings, the applicant is showing six-foot wood decorative
fencing is proposed throughout the site with the exception of wood picket fencing to be
located near the proposed garden and open metal fencing to be located adjacent to
ITEM NUMBER:
2
DATE: 1-20-15
drainage basins. The fencing types to be located throughout the project are included in
Attachment 5.
Conclusion
Staff is recommending that the DRC recommend approval of the project to the Planning
Commission with recommendations on the following items. If the DRC wishes, it can
direct Staff to return the item to DRC for additional review.
DRC Items for Recommendations
1. Additional input on site plan, if any.
2. Provide recommendation for parking. Does the project meet parking per the
Municipal Code and how to quantify parking.
3. Provide input on architectural elevations for carwash and residential portions.
4. Provide recommendations for noise mitigation measures for the car wash.
5. Provide direct for screening of nearby existing residences.
Attachments:
Attachment 1: Location Map
Attachment 2: Proposed Master Plan of Development
Attachment 3: Proposed Site Plan – Carwash
Attachment 4: Vesting Tentative Subdivision (tract) Map
Attachment 5: Proposed Landscaping Plan
Attachment 6: Acoustic Study
t:\- 14 plns\pln 2014-1519 - auzco principal mixed-use\drc jan 2015\drc 2014-0049-pmujan15.ac.docx
ITEM NUMBER:
2
DATE: 1-20-15
Attachment 1: Location Map
Proposed Site
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Attachment 2: 2015 Proposed Master Plan of Development
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Attachment 3: 2015 Vesting Tentative Subdivision (tract) Map
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Attachment 4: Proposed Site Plan – Carwash
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Attachment 5: Proposed Landscaping Plan
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Attachment 5: Proposed Landscaping Plan
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Attachment 5: Proposed Landscaping Plan
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Attachment 6: Acoustic Study
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Attachment 6: Acoustic Study
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Attachment 6: Acoustic Study
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Attachment 6: Acoustic Study
ITEM NUMBER:
2
DATE: 1-20-15
Attachment 6: Acoustic Study
ITEM NUMBER:
2
DATE: 1-20-15
Attachment 6: Acoustic Study
ITEM NUMBER:
2
DATE: 1-20-15
Attachment 6: Acoustic Study