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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, February 11, 2015
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 Roberta Fonzi
Committee Member Jamie Kirk
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF JANUARY 20, 2015
City of Atascadero Design Review Committee Agenda Regular Meeting, February 11, 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
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 in progress
Staff
Recommendation:
DRC recommends to the Planning Commission approval with recommendations to the
proposed architecture, parking calculations, and landscaping .
City of Atascadero Design Review Committee Agenda Regular Meeting, February 11, 2015
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3. PLN 2014-1520 / DRC 2015-0063,SYLVESTER’S PLAYHOUSE / STREETSCAPE
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.
Property Owners/
Applicants:
Gary Englund and Brian Englund, 6455 El Camino Real, Atascadero, CA 93422
Project Title: PLN 2014-1520 / DRC 2015-0063 Sylvester’s playhouse/ streetscape
Project Location: 6455 El Camino Real, Atascadero CA 93422
(San Luis Obispo County) APN: 029-344-033
Project
Description:
A request has been submitted for an encroachment permit to construct a playhouse
structure within the City right-of-way in front of Sylvester’s Burgers on West Mall. A
90-foot wide public right-of-way exists on both West Mall and East Mall, and the area
has historically been designated as a landscaped parkway, planted with Coast Live
Oak trees. The new play structure is proposed at approximately 160 square feet, and
is proposed to be located in place of the 64-inch Coast Live Oak which was recently
removed.
General Plan Designation: Downtown (D)
Zoning District: Downtown Commercial (DC)
Proposed
Environmental
Determination:
CEQA Class 3 Categorical Exemption: Section 15303. New Construction of small
structures
Staff
Recommendation:
Staff has provided two (2) options for DRC consideration:
1. Authorize concept for a playhouse structure within the City right-of-way, subject to
design modifications to address appearance of structure, frontage landscaping and
tree replanting, access, safety, and a use agreement; or,
2. Refer the item to City Council for review in conjunction with a comprehensive
downtown replanting plan to regenerate the Coast Live Oak trees on East
Mall and West Mall, as directed by City Council at the October 14, 2014
hearing regarding the tree removal.
DRC Draft Action Minutes of 1/20/15
Page 1 of 3
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, January 20, 2015
3:30 P.M. City Hall, Room 106
6500 Palma Avenue, Atascadero, California
CALL TO ORDER – 3:30 p.m.
Acting Chairperson Dariz called the meeting to order at 3:30 p.m.
ROLL CALL
Present: Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Roberta Fonzi
Absent: Committee Member Jamie Kirk
Chairperson Bob Kelley
Staff Present: Community Development Director Warren Frace
Assistant Planner Alfredo Castillo
Others Present: George Garcia
Carol Florence
Hammish Marshal
Jake Lingo
Ben Lingo
Steve Churchill
Becky Churchill
Chuck Mackee
Richard Simms
APPROVAL OF AGENDA
MOTION: By Committee Member Fonzi and seconded by Committee Member
Anderson to approve the Agenda.
Motion passed 3:0 by a roll-call vote.
PUBLIC COMMENT
None
ITEM NUMBER: 1
DATE: 2-11-15
DRC Draft Action Minutes of 1/20/15
Page 2 of 3
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF DECEMBER 10, 2014
MOTION: By Committee Member Anderson and seconded by Committee
Member Dariz to approve the Consent Calendar.
Motion passed 3:0 by a roll-call vote.
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.
DRC Draft Action Minutes of 1/20/15
Page 3 of 3
Assistant Planner Castillo gave the staff report and answered questions about parking concerns and
play equipment for the tot lot.
PUBLIC COMMENT
The following people spoke during public comment: George Garcia, Carol Florence, Hammish
Marshal, Jake Lingo, Ben Lingo, Steve and Becky Churchill, Chuck Mackee, and Richard Simms.
Acting Chairperson Dariz closed the Public Comment period.
The DRC discussed the following issues:
Parking count and guest parking issues
Car wash architecture, landscaping, signs, noise, hours, vacuums, trash storage, and
parking
Landscape buffering, setback, building heights, fencing and grading issues along the existing
single-family residential boundary
Traffic and parking issues on Principal Ave and El Camino Real
By consensus, the DRC directed staff and the applicant to revise the project and
bring back the following information on the February 11, 2015 agenda:
1. Revised car wash architecture and landscaping that has more architectural
detailing and features to improve consistency with the Craftsman style
housing.
2. Increase the dedicated parking space count to 110 (not including residential
driveways).
3. City Engineer to review traffic report and intersection issues at El Camino
Real and Principal Ave.
4. No changes were requested along the existing single-family residential
interface.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
None
ADJOURNMENT – 5:02 p.m.
MINUTES PREPARED BY:
_______________________________________
Warren Frace, Community Development Director
t:\~ design review committee\minutes\minutes 2014\draft action drc minutes 1.20-15.docx
ITEM NUMBER:
2
DATE: 2-11-15
Atascadero Design Review Committee
Report In Brief - Community Development Department
Alfredo R. Castillo, AICP, (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: 9105,9107,9109 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
Architectural Design
Parking
El Camino Real / Principal Avenue Intersection
Neighborhood Interface
ITEM NUMBER:
2
DATE: 2-11-15
Staff Recommendation:
The DRC recommend to the Planning Commission approval of PLN 2014-1519 / CUP
2003-0117 amending the Master Plan of Development including revisions to the number of
residential units, architectural elevations, landscaping, and reduction of commercial square
footage within the development.
January 20, 2015 DRC Meeting
The DRC met to discuss this item at its January 20, 2015 meeting. The DRC focused on the
proposed site plan, parking, architectural elevations, car wash use, noise, and landscaping
plan. The DRC raised concerns and directed the applicant to revise the following:
Add additional parking to meet the minimum Residential Multi-Family Parking
requirements;
Revise the architecture of the proposed car-wash to better compliment the proposed
residential units and existing single family residences;
Address traffic concerns for the intersection of El Camino Real / Principal Avenue.
Site Plan / Project Review:
The applicant is proposing a mix of small lot, single -family detached, and single-family
attached (duplex) on individual lots. A Mixed-Use component includes 1st floor office
spaces and 2nd floor residential condo units. The dedicated commercial component
includes 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 mixed-use residential units (6 units);
1st floor mixed-use commercial space (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: 2-11-15
2015 – Proposed Site Plan
The
Mixed-Use
Office /
Residential
Proposed
Car Wash
Revised February 2015 Site Plan
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: 2-11-15
Item #1 – Site Parking
At its previous meeting, the DRC identified parking as an issue for the residential portion
of the development and directed the applicant to meet the minimum parking standard of
110 “dedicated”, “non-driveway parking spaces. The DRC directed staff to calculate
parking based spaces that are solely dedicated for parking including, garages, on -street
turnouts, and parking spaces on proposed Homeowners Association parcels (HOA).
The DRC recommended at its January meeting that parking spaces on private driveway
would not count towards meeting the minimum parking standards.
The Atascadero Municipal Code (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 are required. The applicant has revised their site plan to
meet the minimum parking standards established by the AMC by adding an additional
space within a proposed HOA guest parking area.
The following table indicates the number of required spaces consistent with the
Atascadero Municipal Code (AMC):
Revised Parking Calculations – Principal Mixed-Use
Number of Units / Use Parking
Requirement
Parking Spaces
Required
Provided Spaces
17 Dwelling Units 3 spaces per 4
bedrooms
51 spaces 34 spaces within Garages
15 Dwelling Units 2.5 spaces per 3
bedrooms
38 spaces 30 spaces within Garages
3 Dwelling Units 2 spaces per 2
bedroom
6 spaces 6 spaces within garage
2 Dwelling Units 1.5 spaces per 1
bedroom
3 spaces 2 spaces within garage
Guest Spaces 1 per 5 units 8 spaces 19 spaces on proposed HOA lots
6 spaces on-street
General Office 1 per 400 sf 8 spaces 8 vehicular spaces provided
Car Wash 4 per Bay 4 spaces 5 spaces provided
Total Number of Parking Spaces Required 110 spaces 110 Spaces dedicated
ITEM NUMBER:
2
DATE: 2-11-15
Additional Proposed Parking on HOA Lot
The applicant has met the minimum parking requirements, consistent with the DRC
direction. Staff recommends the DRC provide any additional input on parking, if
necessary, and provide a recommendation to the Planning Commission.
ITEM NUMBER:
2
DATE: 2-11-15
January 2015 Car Wash Elevation – Facing El Camino Real
January 2015 Proposed Re-Design – Car Wash February 2015 Proposed Car Wash Re-Design – Facing El Camino Real
Item #2: Architectural Design – Proposed Carwash
At its January 2015 meeting, the DRC directed the applicant to revise the proposed
architecture of the Car Wash for consistency with the proposed residences (DRC
recommended approval of residential / mixed -use architectural elevations). DRC
requested additional details be added to the proposed architecture. The applicant has
revised the architectural elevations and provided conceptual floor plans for all
commercial and residential uses. Staff is seeking DRC input on the proposed re-design
of the car-wash and its recommendation to the Planning Commission.
Vertical siding – Farmhouse
motif
Corrugated metal panel roof
Landscaping to
be planted and
maintain by
developer
Additional
detailing per
DRC direction
ITEM NUMBER:
2
DATE: 2-11-15
February 2015 Proposed Car Wash Re-Design – Facing Principal Avenue
February 2015 Proposed Car Wash Re-Design – Facing Mixed-Use Development
February 2015 Proposed Car Wash Re-Design – Facing Drainage Basin
ITEM NUMBER:
2
DATE: 2-11-15
February 2015 Proposed Car Wash Re-Design – Floor Plan
Pay Kiosk / Attendant Location
ITEM NUMBER:
2
DATE: 2-11-15
Existing Principal Avenue Right-of-Way (Google Street View)
Item #3: El Camino Real / Principal Avenue Traffic Review
At the January 2015 DRC meeting, residents expressed concerns related to additional
traffic impacts created by the proposed development, specifically with the following
issues:
Left turns on to El Camino Real from Principal Avenue, especially during the PM
Peak period;
Intersection sight distance issues due to trucks / buses parking overnight;
Overall additional traffic created by the development.
The Principal Avenue Right-of-Way is 60-feet wide. Currently, 32-feet of Principal
Avenue has been constructed, which includes a sidewalk and two 12-foot travel lanes,
and an 8-foot parking lane adjacent to existing development. The proposed
development would widen Principal Avenue to full right -of-way build out from Pino Solo
Avenue to El Camino Real, which is shown o n the applicant’s tentative map which
includes additional paved shoulders, and a sidewalk.
32-Foot Right-of-way
ITEM NUMBER:
2
DATE: 2-11-15
Preliminary Traffic Improvements – Draft Traffic Report
The applicant submitted a draft traffic report to Staff in December 2014. Staff has
reviewed the draft traffic report and provided comments on this report to the applicant.
The draft traffic study indicated that the following would need to be implemented to
reduce traffic impacts created by the proposed development:
Dedicated Left turn lane onto El Camino Real from Principal Avenue;
Dedicated Right Turn Lane onto El Camino Real from Principal Avenue;
On-street parking restrictions along Principal Avenue to improve sight distance
lines for vehicles existing the secondary commercial access.
These are preliminary findings and may be subject to change based on the final traffic
study that will be used as the basis for the project’s environmental review. Staff will
continue to work with the applicant to ensure that the City’s Municipal Code and
Engineering standards are met to ensure safety and traffic concerns are met.
El Camino Real
Proposed No Parking Area
Dedicated Turn Lanes
ITEM NUMBER:
2
DATE: 2-11-15
Item #4: Existing Residents Interface
At the January 2015 DRC hearing, residents expressed concern in regards to noise
impacts and visual impacts that may be created by the proposed new develo pment. The
applicant agreed to move the carwash blowers, one of the primary noise sources of the
proposed project, inwards from the originally proposed location directly outside of the
exit of the carwash.
In addition noise issues, the applicant proposed additional mitigation screening along
the proposed development’s property lines that are adjacent to existing single family
residences. Some attendees commented that the proposed 6 -foot high decorative fence
was inadequate and recommended a block wall be utilized instead for additional privacy
screening. Neighboring residents were concerned about potential bulk of proposed 2 -
story units adjacent to existing one-story single family residences. The applicant is
proposing evergreen plantings and four-sided articulation of residential units. The
applicant provide additional drawings / sections that provide a better visualization of the
decorative wood fencing and proposed landscape screening along the existing property
lines. The DRC should review the enclosed sections and provide any additional input /
direction, if necessary, to ensure neighborhood compatibility goals are met.
Conclusion
Staff is recommending that the DRC recommend approval of the project to the Planning
Commission with recommendations or direction on the items included in this Staff
Report. The applicant’s project is currently deemed incomplete due to issues
surrounding technical studies required to perform the required environmental review. If
the DRC recommends approval, the applicant and Staff will be able to move forward to
complete the technical studies and bring the project before the Planning Commission
and ultimately City Council for action.
DRC Items for Recommendations
1. Additional input on site plan / proposed project parking.
2. Recommendation on revised carwash architecture.
3. Additional direction for Staff on traffic issues to be included as a part of a revised
Traffic Study.
4. Direction for visual screening from nearby existing residences.
Attachments:
Attachment 1: Location Map
Attachment 2: Existing Residence Sections
Attachment 3: February 2015 Revised Applicant Design Proposal
t:\- 14 plns\pln 2014-1519 - auzco principal mixed-use\drc 02.11.15\drc 2014-0049-pmu-02.11.15.ac.docx
ITEM NUMBER:
2
DATE: 2-11-15
Attachment 1: Location Map
Proposed Site
ITEM NUMBER:
2
DATE: 2-11-15
Attachment 2: Existing Residence Sections
ITEM NUMBER:
2
DATE: 2-11-15
ITEM NUMBER:
2
DATE: 2-11-15
ITEM NUMBER:
2
DATE: 2-11-15
Attachment 3: February 2015 Revised Applicant Design Proposal
Please see Attached Package
Design Schematic for-
3rd DRC Review
PRINCIPAL MIXED-USE
A mixed use development
9105, 9107, 9109 PRINCIPAL AVE.
9300 PINO SOLO AVE.
(APN 030-049-001 & 013,019,020)
ATASCADERO, CA 93401
Applicant:
PRINCIPLE PARTNERS LP
835 Aerovista Place, Suite 230
San Luis Obispo, CA 93401
Prepared for:
City OF atascadero
COMMUNITY DEVELOPMENT
DEPARTMENT, et al.07 AUGUST 201411 FebrUAry 2015 reviSed
SHEET INDEX:
Master Plan of Development (MS-1) 1.
Carwash Elevations (West, South)2.
Carwash Elevations (East and North)3.
Color & Materials 4.
PROJECT LOCATION
PREPARED BY:
2/11/15SHEET 1MASTER PLAN OF DEVELOPMENT
One (1) parking space added.
110 total parking spaces
required/provided.
2/11/15SHEET 2CARWASH ELEVATIONS (WEST, SOUTH)
2/11/15SHEET 3CARWASH ELEVATIONS (EAST, NORTH)
2/11/15SHEET 4Color & Materials
CARWASH
CARWASH
C ARWASH
ITEM NUMBER:
3
DATE: 2-11-15
Atascadero Design Review Committee
Report In Brief - Community Development Department
Callie Taylor, Senior Planner 470-3488, ctaylor@atascadero.org
PLN 2014-1520 / DRC 2015-0063
Sylvester’s Playhouse / Streetscape
6455 El Camino Real
Applicant: Brian Englund
Address: 6455 El Camino Real,
West Mall frontage
APN: 029-344-033
General Plan: Downtown
Zoning: Downtown Commercial
Project Area: 0.1 ± acres
Existing Use: Sylvester’s Burgers
Proposed Use: Playhouse structure
proposed within City right-
way in place of recently
removed 64-inch Coast
Live Oak tree
Options: Staff has provided two (2) options for DRC consideration:
1. Authorize concept for a playhouse structure within the City right-of-
way, subject to design modifications to address appearance of
structure, frontage landscaping and tree replanting, access, safety,
and a use agreement; or,
2. Refer the item to City Council for review in conjunction with a
comprehensive downtown replanting plan to regenerate the Coast
Live Oak trees on East Mall and West Mall, as directed by City
Council at the October 14, 2014 hearing regarding the tree
removal.
Project
location
ITEM NUMBER:
3
DATE:
2-11-15
Design Review Items
Framework for review:
Streetscape on West Mall: historically landscaped frontage lined with Coast Live Oaks
Downtown Revitalization Plan and Design Guidelines adopted in 2000
Design considerations:
1. Appearance review of structure: colors, materials, quality and detail of construction
2. Access and fencing to the play area to ensure child safety
3. Clearance around the structure to meet Building Codes and provide minimum distance
between structure and patio railings
4. Replacement of Coast Live Oak tree and landscape plantings at frontage
5. Possible reduction in size of structure to accommodate clearances and landscaped
frontage
Encroachment and Building Permits:
Building permit to identify accessibility, code compliance, and anchoring of structure
City Attorney review for liability and limited use agreement for encroachment in City
right-of-way
Background:
Recently a 64-inch DBH Coast Live Oak tree was removed near the corner of West Mall
and El Camino Real in front of Sylvester’s burgers. The tree removal was approved by
the Planning Commission, and the decision was upheld by the City Council during an
appeal hearing last October. Removal of the historic tree spurred much debate;
however, the large tree had significant decay and past large limb failures which made
preserving it a safety hazard and liability.
At the appeal hearing, the City Council discussed the plan for mitigation of the large
historic tree. The Council conditioned that the applicant pay mitigation fees to the native
tree fund in the amount of $1,066, and directed staff to bring back a report to Council to
discuss a comprehensive plan for regeneration of the historic heritage trees around the
Sunken Gardens.
The business owner of Sylvester’s Burgers has expressed a desire to utilize the 20-foot
by 24-foot area were the large oak tree previously stood. He has expressed concern
that a new oak will take time to grow in and provide adequate shade for the patio area.
A submittal to install pavers to expand the parking area was submitted last month, but
was found to be inconsistent with the Downtown Revitalization Plan and previous
Council direction regarding possible replanting. Recently a new request was submitted
to install a playhouse, which is being presented to DRC for consideration . The area is
ITEM NUMBER:
3
DATE:
2-11-15
located within the City right-of-way on West Mall, and therefore requires City approval
for any modifications to the area.
One of the City’s primary goals is to work cooperatively with property and business
owners to identify opportunities to help businesses flourish and to create draws to
attract people to the downtown. Sylvester’s is a successful local business that has
worked with City since 2008 to achieve those goals. The loss of the large Coast Live
Oak tree at the front of the property has been difficult for the business owner, just as it
has been difficult for the residents of City who loved seeing the majestic tree. The City
hopes to work with the business owner to identify a plan for the frontage that will be
beneficial to the business, and will help to achieve the City’s vision for an enhanced
downtown streetscape consistent with the Downtown Revitalization Plan.
Site Photos
Playhouse proposed within City
right-of-way, in place of recently
removed 64” Coast Live Oak tree
ITEM NUMBER:
3
DATE:
2-11-15
Historical Streetscape: West Mall & East Mall
The tree lined streets around the Sunken Gardens are a unique character defining
feature of downtown Atascadero. The large Coast Live Oak trees located on the
property frontages of West Mall and East Mall were originally planted about 100 years
ago, at the same time as the City Hall Administration Building was constructed. East
Mall and West Mall were originally established and still maintain 90-foot wide right-of-
ways which enable streetscape features and public space beyond the edge of the
pavement.
As discussed at the October City Council meeting, a comprehensive replanting plan
would be the best way to strategically replace and regenerate the Coast Live Oak trees
around Sunken Gardens. Given the age of the existing trees, we will most likely
continue to see decline of the other 100 year old Coast Live Oak trees on West Mall and
East Mall over the next few decades. It would be best to identify a plan to deal with the
replacement while there is still time to blend the new growth with the old. This shady
urban tree canopy is part of the historic character and ambiance that defines the City
core.
Encroachment within City right-of-way
In order to achieve the vision of these landscaped parkways, the public right-of way
extends into the frontage of all the properties across from the Sunken Gardens . From
the back of the sidewalk on West Mall, there is approximately a 20-foot deep area
across the width of the Sylvester’s parcel which is City right-of-way. The identified
purpose of this area is to preserve the parkway and allow for pedestrian features and
gathering spaces.
Currently, a portion of Sylvester’s patio seating is located within the right-of-way near
the corner of El Camino Real and West Mall. The seating area was approved through
Coast Live Oak trees on West Mall & East Mall
Planted as part of construction of the historic Atascadero Civic Center
ITEM NUMBER:
3
DATE:
2-11-15
an encroachment permit in 2008. As part of the Downtown Revitalization Plan and
Design Guidelines adopted in 2000, it is envisioned that patio seating and other such
pedestrian friendly encroachments may be permissible where consistent with the vision
for the downtown. City approval and an encroachment permit are required for
temporary use of right-of-way. The agreement allows for removal of any
encroachments should the City deem it necessary.
Appearance review of structure: colors, materials, quality of construction
The applicant has submitted preliminary sketches to describe the proposed playhouse
structure. The playhouse is proposed with a 10-foot by 8-foot enclosed room, and a 10-
foot by 8-foot porch facing West Mall. Total structure size is approximately 160 square
feet, covering most of the existing open area where the oak tree was located. Based on
the sketch, it is unclear what materials, colors, and construction detail would be
incorporated into the structure.
The applicant has submitted a supplemental photo image which depicts a small natural
wood playhouse. The design is of high quality, with trim and unique architectural details
constructed by artisanal craftsmen. Staff recommends that if DRC authorizes the
playhouse to be constructed in the right-of-way, that the structure be designed to meet
this level of quality, color, and material.
Plans submitted by applicant to describe the proposed playhouse
ITEM NUMBER:
3
DATE:
2-11-15
Access and safety considerations
In City staff’s preliminary review of the location of the proposed playhouse, safety and
access for children using the structure was discussed as a potential concern. The City
Engineer is recommending that access not be permitted from the playhouse directly
onto the City sidewalk as it is very close to oncoming traffic on West Mall. Staff would
recommend that a barrier be designed and installed to discourage direct access to the
sidewalk, and direct controlled access be provided from the patio instead.
Tree planting and landscape along frontage
Due to the recent removal of the 64” Coast Live Oak, this prominent street corner no
longer provides the green streetscape envisioned by Atascadero’s founders and
included in the Downtown Revitalization Plan. Staff recommends that if a playhouse is
approved by the DRC for this location, that landscape be installed in conjunction with
the structure in order to improve the appearance of the street corner.
Greenery along the street frontage is a key component in any commercial property, and
on a highly visible corner in the downtown, it is all the more important. The City’s
adopted Downtown Design Guidelines state that focal points, such as street corners,
should be highlighted by specimen trees and other upgraded landscape materials, and
locations with high public visibility shall be more stringently reviewed for high quality
landscape design. The current vacant area is 20’ wide by 24’ deep, which would
provide ample space for shrubs and at least one replacement tree. There are no other
trees planted on the subject property.
Photo example of proposed playhouse: high quality design & materials
ITEM NUMBER:
3
DATE:
2-11-15
Assumption of liability and limited use agreement
In conjunction with an encroachment permit, the property owner would be required to
obtain liability insurance. They would be asked to indemnify the City in the event of an
accident or lawsuit.
The City Engineer has recommended that a “Limited Use Agreement” be used if the
City choses to grant the proposed encroachment for a playhouse. City staff would work
with the City Attorney to draft the document to include indemnification, liability
insurance, etc. This agreement would provide assurance for the continued provision of
adequate liability insurance held by the owner/operator of the commercial use and
would specify maintenance and permitted uses/structures to ensure compliance with
codes and standards.
Next steps
This initial playhouse concept is being presented to DRC as a first step in order to
obtain direction regarding use of the City right-of way and regarding appearance review.
The proposal has not yet been plan checked or reviewed by City Building, Fire, Public
Works departments or the City Attorney. If the DRC votes to authorize a playhouse
within the City right-of-way on the Sylvester’s street frontage, the next step would be to
prepare a complete plan set for City review. A building permit application would include
an accessibly plan, color and materials, anchoring details, fencing, and landscape. A
final plan could be brought back to DRC for final approval if requested.
Attachments:
Attachment 1: Applicant’s site plan, elevation drawings and concept photo
Attachment 2: Site photos
Attachment 3: Aerial photo
ITEM NUMBER:
3
DATE:
2-11-15
Attachment 1: Applicant’s submitted site plan
ITEM NUMBER:
3
DATE:
2-11-15
Attachment 1: Applicant’s submitted elevation drawing
ITEM NUMBER:
3
DATE:
2-11-15
Attachment 1: Applicant’s submitted concept photo
ITEM NUMBER:
3
DATE:
2-11-15
Attachment 2: Site Photos
Prior to removal of 64” Coast Live Oak tree
ITEM NUMBER:
3
DATE:
2-11-15
Attachment 2: Site Photos
Current view from West Mall
Current view from Sunken Gardens
ITEM NUMBER:
3
DATE:
2-11-15
Current view from El Camino Real
Attachment 2: Site Photos
ITEM NUMBER:
3
DATE:
2-11-15
ATTACHMENT 3: Aerial Photo
Location of removed 64”
Coast Live Oak tree
Other remaining Coast Live Oak
trees on East Mall and West Mall