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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, March 25, 2015
3:00 P.M.
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 MARCH 11, 2015
City of Atascadero Design Review Committee Agenda Regular Meeting, March 25, 2015
Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. PLN 2014-1525 / DRC 2015-0055 HISTORIC BUILDING ADDITION AND FACADE
RENOVATION AT 5900 EL CAMINO REAL
Property Owner: Corey Rabbon, 1239 Higuera St., San Luis Obispo, CA 93401
Applicants: Dan Edwards & Diane Helbert, 1716 Lee Ann Ct, San Luis Obispo, 93401
Project Title: PLN 2014-1525 / DRC 2014-0055 Historic Building Retrofit & Façade
Enhancements
Project
Location:
5900 El Camino Real, Atascadero, CA 93422
APN 030-181-014 (San Luis Obispo County)
Project
Description:
The project consists of a retrofit to reinforce an existing URM building at 5900 El
Camino Real. The plans for the renovation include an extensive exterior remodel.
The applicants have focused on restoring the some of the original historic design
elements on the front and the back sides of this historic structure.
The existing 2,100 square foot first floor commercial space, and the existing second
floor 815 square foot residential space, will be remodeled to accommodate new
tenants. A 1,285 square foot addition is proposed on the rear half of the building on
the second floor to add a second residential unit. Site improvements at the rear of
the building are included to provide parking for the residences, screening of trash
cans, and minor landscape additions.
General Plan Designation: Downtown (D)
Zoning District: Downtown Commercial (DC)
Staff
Recommendation:
Staff recommends the DRC endorse the façade enhancements, site improvements, and
residential addition as proposed.
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
Signage Improvement Program Update
ADJOURNMENT
The next scheduled DRC meeting is April 15, 2015.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org
under City Officials & Commissions, Design Review Committee.
DRC Draft Action Minutes of 3/11/15
Page 1 of 4
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, March 11, 2015
3:00 P.M. City Hall, Room 106
6500 Palma Avenue, Atascadero, California
CALL TO ORDER – 3:04 p.m.
Chairperson Kelley called the meeting to order at 3:04 p.m.
ROLL CALL
Present: Chairperson Bob Kelley
Committee Member Jamie Kirk
Committee Member Roberta Fonzi
Absent: Committee Member Duane Anderson
Committee Member Mark Dariz
Staff Present: Interim Community Development Director Bobby Lewis
Assistant Planner Alfredo Castillo
Others Present: Lixia Zhang
Rob Reynolds
Eric Gobler
Jeff Schneidereit
Judy Bardon
APPROVAL OF AGENDA
MOTION: By Committee Member Fonzi and seconded by Committee Member
Kirk approve the Agenda.
Motion passed 3:0 by a roll-call vote.
PUBLIC COMMENT
None
ITEM NUMBER: 1
DATE: 3-25-15
DRC Draft Action Minutes of 3/11/15
Page 2 of 4
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF JANUARY 20, 2015
MOTION: By Committee Member Kirk and seconded by Committee Member
Fonzi to approve the Consent Calendar.
Motion passed 2:0 by a roll-call vote. (Fonzi abstained)
DEVELOPMENT PROJECT REVIEW
2. PLN 2013-1472/ZCH 2013-0169/CUP 2013-0272 /DRC 2015-0065 AMERICAN CARE
HOME PD OVERLAY / MASTER PLAN OF DEVELOPMENT
Property Owner:
Applicant:
Lixia Zhang, 1240 El Camino Real, Atascadero, CA 93422
Reynolds Construction, 6323 Webster Rd, Creston, CA 93422
Project Location: 1240 El Camino Real, Atascadero, CA 93422
APN: 049-093-017
General Plan: Commercial Park (CPK)
Zoning: Commercial Park (CPK)
Project Area: 1.4 acres
Existing Use: Residential Care Facility
Proposed Use: Expanded Residential Care Facility
Staff
Recommendation:
DRC to provide recommendation or input on items as required.
Assistant Planner Castillo gave the staff report including a detailed description of the lengthy
background of this project and answered questions from the DRC members and the applicants.
PUBLIC COMMENT
The following people spoke during public comment: Lixia Zhang, Rob Reynolds, Eric Gobler, Jeff
Schneidereit, and Judy Bardon.
Chairperson Kelley closed the Public Comment period.
DRC Draft Action Minutes of 3/11/15
Page 3 of 4
Discussion revolved around 3 items concerning this proposed expansion to an existing residential
care facility (RCF) located within a Commercial Park (CPK) as a non-conforming structure.
1. Zoning, allowable uses, and continued processing of application
2. Site plan, parking, landscaping, and frontage improvements
3. Architecture
Within Item #1 above, these 4 options were discussed as to how to proceed.
1.) Have the Zone Change/CUP expansion application withdrawn as not meeting the
General Plan/zoning allowances for this site. Instead, recommend applicant expand
in sites where RCF’s are conforming.
2.) Continue to process the submitted CUP/ Zone Text Change to allow RCF as a PD
overlay within this CPK zone.
3.) Have applicant request a General Plan Amendment (GPA) to City Council to revert
this particular parcel back to Public (P) or residential land use.
4.) Refer item back to staff.
Questions were raised concerning costly Police and medical calls to the facility. Applicant stated
calls were much diminished since she took ownership and restricted acceptance to non-violent
classification. Only County referrals are accepted, no private-pays, and this is the only facility in the
County that serves the mentally-challenged.
Much discussion centered on the need to meet revenue neutral status, in order to offset the City’s
expense for street maintenance, fire, sewer, emergency calls, etc. It was noted that Option #2,
(Zone Change to make this RCF conforming in a commercial park ) would require all other CPK’s in
Atascadero to allow new RCF’s as conforming with simply an approved CUP, potentially negating
tax-generating/job-creating opportunities on a larger scale.
Concerning Items#2 and #3 above relating to this proposed expansion site plan and buildings, staff
noted that parking would need to be increased from 19 to 22 spaces to meet code. Proposed
architectural elevations and landscaping are of high quality and meet new water quality regulations.
The DRC agreed that there is a need for housing for mentally-challenged individuals in the area.
There was Committee Member consensus to recommend the applicant
(per Option #3) request a General Plan Amendment to change this
parcel from commercial to a designation that permits the use, and that
request be directed to the City Council for their consideration with
appropriate neighborhood noticing.
If the City Council authorizes a General Plan Amendment for this
property, the parking, landscaping, frontage, and architecture would be
reviewed again by the DRC at that time.
DRC Draft Action Minutes of 3/11/15
Page 4 of 4
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Chairperson Kelley asked the status of the Sign Ordinance project. Assistant Planner Castillo
detailed the multi-step process that will be undertaken over the next several months to encourage
and work with those business owners who are still displaying non-compliant signs.
ADJOURNMENT – 4:20 p.m.
MINUTES PREPARED BY:
_______________________________________
Judi Schaeffer, Recording Secretary
t:\~ design review committee\minutes\minutes 2015\draft action drc minutes 3.11-15.docx
ITEM NUMBER:
2
DATE: 3-25-15
Atascadero Design Review Committee
Report In Brief - Community Development Department
Callie Taylor, Senior Planner, (805) 470-3448, ctaylor@atascadero.org
PLN 2014-1525 / DRC 2014-0055
Historic Building Retrofit and Façade Enhancements
5900 El Camino Real
Property Owner:
Applicants:
Corey Rabbon
Dan Edwards/Diane
Helbert
Address: 5900 & 5910
El Camino Real
APN: 030-181-014
General Plan: Downtown (D)
Zoning: Downtown Commercial
(DC)
Project Area: 3100 sq. ft. lot
Existing Use: Vacant URM building
Proposed Use First floor commercial
and 2 residential units
on second floor
Staff
Recommendation:
Staff recommends the DRC endorse the façade enhancements, site
improvements, and residential addition as proposed, or with
modifications as determined by the Committee.
Design Review Items
Front and rear façade design elements on historic building
Color and materials
Second floor addition at rear of building (addition of one (1) residential unit)
Site design: parking, trash storage/screening, fencing, undergrounding utilities
Background:
The subject site contains a historic downtown building, constructed in the early 1900’s,
near the corner of El Camino Real and Traffic Way. This block contains all original
buildings, most of which have been modified and refaced to various standards
throughout the decades. The long narrow lots extend from the sidewalk on El Camino
Real to the alley adjacent to Highway 101. Each attached building is located on a
separate lot under separate ownership.
5900 El Camino Real
ITEM NUMBER:
2
DATE:
3-25-15
1940’s Photos of Old Highway 101 (El Camino Real) and subject building
5900 El Camino Real
5900 El Camino Real
ITEM NUMBER:
2
DATE:
3-25-15
The subject building at 5900 El Camino Real is one of the City’s last remaining
unreinforced masonry (URM) buildings.) The applicants have recently purchased the
vacant building and are in the process of preparing plans to retrofit and reinforce the
structure. The plans for the renovation include a major exterior remodel which is
intended to restore some of the original historic design elements. The 2,100 square foot
first floor commercial space, and the existing 815 square foot second floor residential
unit will be remodeled to accommodate new tenants. A 1,285 square foot addition is
proposed on the second floor to add a second residential unit at the back of the
building.
Staff and the applicant have studied historic photos of the building and used these to
develop a plan for façade enhancements:
Substantial cornice at roofline
Traditional glass storefront with
transom windows and recessed door
Originally brick building, then painted
Double banding around
windows, and horizontal
brick banding across
building
Project Proposal:
ITEM NUMBER:
2
DATE:
3-25-15
Existing Rear Facade
Existing Front Facade
Original
windows
remain
Relief
remains of
original
columns &
storefront
surround
Building has
been stuccoed
and all banding
removed or
covered
Separate entry
for commercial
& residences
Brick texture
remains Original brick
arch above, and
band below
windows & door
Site surfacing in
poor condition;
utilities have
haphazard
placement in
need of
consolidating and
screening
ITEM NUMBER:
2
DATE:
3-25-15
Proposed Front Façade
Brick veneer on
lower half of
front facade
New traditional
glass storefront
with transom
windows
Enhanced cornice Smooth stucco
above
Windows
proposed to be
replaced with
new, designed
as replica of
historic
ITEM NUMBER:
2
DATE:
3-25-15
Proposed Rear Façade
Architectural
grade
downspouts
Metal cap at roofline
Addition of second
floor at rear
Original brick arches and banding to be
enhanced on existing and replicated
on new windows and doors
ITEM NUMBER:
2
DATE:
3-25-15
Proposed Color and Materials
Brick veneer on
lower front
facade
New front windows:
Vinyl Black Milgard
Stucco wall color: “Hurricane” Trim color: “Gorge Water”
ITEM NUMBER:
2
DATE:
3-25-15
Proposed Site Plan:
ITEM NUMBER:
2
DATE:
3-25-15
Staff Recommendation:
The proposed elevation enhancements and site modifications will enhance the
streetscape appearance of the historic downtown building. Staff recommends that the
DRC review and discuss the architectural enhancements and site design proposed for
the historic building, and endorse the improvements as proposed, or with modifications
as determined by the Committee.
Attachments:
Attachment 1: Aerial Photo
Attachment 2: Photos of existing building
t:\- 14 plns\pln 2014-1525 5900 el camino real\drc sr 5900 ecr historic facade remodel.docx
ITEM NUMBER:
2
DATE:
3-25-15
Attachment 1: Aerial Photo
5900 El Camino Real
ITEM NUMBER:
2
DATE:
3-25-15
Attachment 2: Photos of Existing Building
Front facade
ITEM NUMBER:
2
DATE:
3-25-15
Front façade on El Camino Real
ITEM NUMBER:
2
DATE:
3-25-15
Original windows on front
are key feature
ITEM NUMBER:
2
DATE:
3-25-15
Rear of site
ITEM NUMBER:
2
DATE:
3-25-15
Original window detailing on rear with
upper brick arch and bottom band to
be enhanced and replicated on new
second floor