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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, August 12, 2015
3:30 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 JUNE 11, 2015
City of Atascadero Design Review Committee Agenda Regular Meeting, August 12, 2015
Page 2 of 3
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DEVELOPMENT PROJECT REVIEW
2. PLN 2015-1564/DRC 2015-0072, 5920 W. MALL
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting will be announced.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org
under City Officials & Commissions, Design Review Committee.
Property Owner: Steven Goodman, 711 Mission Ln., San Luis Obispo, CA 93405
Applicant: Ellen Goodwin, SDG Architects, 762 Higuera St., Ste. 212, San Luis Obispo,
CA 93401
Project Title: PLN 2015-1564 / DRC 2015-0072
Project Location: 5920 W. Mall, Atascadero, CA 93422
(APN 029-344-038 and 029) San Luis Obispo County
Project
Description:
The project is a design review of a proposed single story medical office building
to replace an existing single story medical office building. The site is adjacent
to a landmark coast live oak tree located in the West Mall right-of-way. The
project also includes parking lot and landscaping improvements.
General Plan Designation: Downtown (D)
Zoning District: Downtown Commercial (DC)
Proposed
Environmental
Determination:
Categorical Exemption section 15302; Class 2 exemption for the replacement or
reconstruction of existing structures.
Staff
Recommendation:
DRC approve the proposed site plan, architectural elevations, and landscaping plan
with modifications.
DRC Draft Action Minutes of 6/11/15
Page 1
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Thursday, June 11, 2015
1:00 P.M. City Hall, Room 106
6500 Palma Avenue, Atascadero, California
CALL TO ORDER – 1:00 p.m.
Chairperson Kelley called the meeting to order at 1:00 p.m.
ROLL CALL
Present: Chairperson Bob Kelley
Committee Member Duane Anderson
Committee Member Roberta Fonzi
Committee Member Mark Dariz
Absent: Committee Member Jamie Kirk (excused)
Staff Present: Interim Community Development Director Gary Broad
City Manager, Rachelle Rickard
Assistant Planner Alfredo Castillo (Recording Secretary)
Contract Planner Katie Banister
Senior Planner, Callie Taylor
Public Works Director, Nick DeBar
Building Official, Dave Muehlhausen
Others Present: Angela Rayher
Leah Rayher
Cathryn Blyke
APPROVAL OF AGENDA
MOTION: By Committee Member Fonzi and seconded by Committee
Member Kelley to approve the Agenda.
There was Committee consensus to approve the Agenda
ITEM NUMBER: 1
DATE: 8-12-15
1
DRC Draft Action Minutes of 6/11/15
PUBLIC COMMENT
None
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF APRIL 29, 2015
MOTION: By Committee Member Fonzi and seconded by Committee
Member Dariz to approve the Consent Calendar.
There was Committee consensus to approve the consent calendar.
DEVELOPMENT PROJECT REVIEW
2. REQUEST TO AMEND COMMUNITY DEVELOPMENT POLICY 2008-0028: EAST MALL
AND WEST MALL PEDESTRIAN/PUBLIC SPACE ENCROACHMENTS.
3. PLN 2015-1552/DRC 2015-0070, PARADISE SNO-BALLS FOR AN EXISTING KIOSK
BUILDING TO BE LOCATED AT 6455 EL CAMINO REAL (SYLVESTER’S)
Senior Planner Taylor gave the staff report and she and staff answered questions from the DRC
members and the applicant. Additional questions were answered by Rachelle Rickard, City
Manager, Nick DeBar, Public Works Director, Dave Muehlhausen, Chief Building Official, and Katie
Banister, Contract Planner.
PUBLIC COMMENT
The following people spoke during public comment: Angela Rayher.
Chairperson Kelley closed the Public Comment period.
Property Owner: Gary Englund/Brian Englund/Englund Living Trust, 6455 El Camino Real,
Atascadero, CA 93422
Applicant: Angela Rayher, 9050 Via Tortuga, Atascadero, CA 93422
Project Title: PLN 2015-1552 / DRC 2015-0070
Project Location: 6455 El Camino Real, Atascadero, CA 93422
(APN 029-344-033) San Luis Obispo County
Project
Description:
A request for an encroachment permit to locate an existing 120 sq. ft. kiosk
building within the City right-of-way located in the side yard of Sylvester’s
Burgers along 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 existing kiosk is
to be located at the site of a recently removed 64 -inch Coast Live Oak tree.
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.
2
DRC Draft Action Minutes of 6/11/15
There was Committee consensus for the applicant to do the following:
1. Applicant and her design professional should meet on the
Sylvester’s property and work with its property owner (Brian
Englund) and staff to try to identify a potential location on the
Sylvester’s property, outside of the City right-of-way, to locate the
snow cone sales structure; and,
2. Applicant should also work with City staff to explore exterior
design modifications that would make the snow cone sales
building more compatible with the Sylvester’s building, including
potential modifications to roofline and exterior materials and
colors.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Assistant Planner Castillo stated that SLO Donut Company (SLODOCO) is ready to take over the
Jack-in-the Box building downtown.
ADJOURNMENT – 2:23 p.m.
The next DRC meeting date will be announced.
MINUTES PREPARED BY:
_______________________________________
Alfredo Castillo, Recording Secretary
t:\~ design review committee\minutes\minutes 2015\draft action drc minutes 6-11-15.docx
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ITEM NUMBER:
2
DATE: 8-12-15
Atascadero Design Review Committee
Report In Brief - Community Development Department
Katie Banister, Contract Planner 470-3480, kbanister@atascadero.org
PLN 2015-1564 / DRC 2015-0072
Medical Clinic
5920 West Mall
Applicant: Ellen Goodwin,
SDG Architects,
762 Higuera St. Ste. 212,
SLO, CA 93401
Address: 5920 West Mall
APN: 029-344-038 and 029
General Plan: Downtown
Zoning: Downtown Commercial
Project Area: 0.17 acres
Existing Use: Health Care Service
Cuesta Medical Group
Proposed: Construction of a new
single story structure to
be used as a medical
clinic.
Options: Staff has provided two options for DRC consideration:
1. DRC endorse the design of the medical clinic with the following
modifications:
Add decorative wainscoting (brick or stone) to the building
Screen mechanical features from view
Add lighting for signage
Eliminate turf areas
Add drought tolerant plants to the areas near the front driveway
Add shade trees to the parking lot
Provide a solid waste storage area that is sufficient size to
accommodate current garbage generation
2. DRC direct the applicant to redesign the project consistent with the
Atascadero Downtown Revitalization Plan.
Project
location
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ITEM NUMBER:
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DATE:
8-12-15
Background:
The project is located on West Mall near the intersection with Palma Avenue and across
the street from the Sunken Gardens. Cuesta Medical Group is located in the existing
building, which was last remodeled in 1969. The 60’s era renovations included
distinctive brickwork and architecture typical for the time period. Early in 2015, Cuesta
Medical Group was purchased by Dignity Health of San Francisco, which also owns
French Hospital in San Luis Obispo.
The applicant proposes demolition of the existing single story building and replacement
with a new single story building. The building has proposed area of 2,986 square feet,
149 square feet less than the existing building. The space will continue to be used as a
medical office. The parking lot will be redesigned to meet current Atascadero Municipal
Code (AMC) standards.
The project is located in the Downtown Commercial zoning district, where Health Care
Services are an allowed use. In addition to other applicable development standards,
downtown development standards and conformance with the Downtown Design
Guidelines are required in this zone.
Existing Building at 5920 West Mall
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ITEM NUMBER:
2
DATE:
8-12-15
Design Review Items
Building design
Signage
Native trees
Landscaping
Parking lot design
Garbage enclosure
Consistency with the Atascadero Downtown Revitalization Plan
Building Design
The Downtown Design Guidelines encourage building orientation toward the street.
While this building is not on a corner lot, the parking lot exposes the south side
elevation and the guidelines suggest storefront features should be continued on this
building face. The guidelines require buildings in the downtown be designed without
long unbroken walls oriented to the street; articulated openings and defined wall
surfaces are preferred. Interrelationships between buildings are supported by the
guidelines to reinforce community identity and pride.
The proposed building is designed similar to a traditional storefront with a squared
roofline and several lines of decorative trim. The front door of the proposed building is
in the front elevation. The applicant proposes exterior elevations with a smooth stucco
finish and architectural details including cornice molding and decorative window
surrounds. The building has articulated openings. The front elevation has a protruding
area which avoids a monolithic appearance. An ornamental metal light fixture is placed
near the front door. The applicant proposes warm beige tones for the wall color.
Awnings in a contrasting color are located above each window. The awnings are
supported by decorative metal supports.
The Downtown Design Guidelines encourage massing at a human scale to create a
friendly atmosphere and to complement existing buildings. AMC 9 -3.263 limits the
height of buildings in the downtown zoning districts to 45 feet. The existing buildings
around the Sunken Gardens are generally single story, with the exception of City Hall.
Planning staff recommends using brick or cut stone wainscoting in place of the
proposed 2 inch exterior plaster finish on the lower part of the exterior walls. This
accent would emulate the appearance of City Hall, which is located nearby. The
wainscot would provide an attractive contrast to the rest of the wall. This detail should
be continued on the side and rear elevations of the building.
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ITEM NUMBER:
2
DATE:
8-12-15
Front Elevation
The Downtown Design Guidelines encourage businesses to light their signs in the
evening. Planning staff also recommends providing decorative lighting above the
proposed wall sign, which would shine downward toward the sign . Adding lighting to
the monument sign is also encouraged, but changes to the monument sign will require
an Administrative Use Permit (refer to discussion of signs below).
The Downtown Design Guidelines recommend placing the building at the front property
line, however there is a 20 foot setback on West and East Mall, designed to
accommodate the large landmark trees which line these streets. The proposed building
is placed at the edge of this setback requirement.
The proposed plan does not address the placement of mechanical equipment. Both the
design guidelines and AMC Section 9-4.128 require any mechanical or utility equipment
to be screened from view. The design guidelines encourage screening to be “part of the
design of the building, rather than as an afterthought.”
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ITEM NUMBER:
2
DATE:
8-12-15
Side Elevation
Rear Elevation
Signage
AMC Section 9-15.005 allows businesses in the downtown zoning districts to have a
maximum sign area of one square foot per lineal foot of street frontage occupied by the
business, with a maximum of 50 square feet. The proposed business has a frontage of
approximately 100 feet, so it has a maximum allowed sign area of 50 square feet. The
applicant proposes a wall sign approximately 2 feet tall by 13 feet wide, or 26 square
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ITEM NUMBER:
2
DATE:
8-12-15
feet. Planning staff recommends adding downward facing lighting for this sign
consistent with the Downtown Design Guidelines.
Monument signs are not allowed in the downtown districts, but the site has an existing
legal non-conforming monument sign. AMC Section 9-15.010 prohibits alterations to
non-conforming signs that increase the size or lighting, or move the location of the sign.
The applicant proposes leaving the existing monument sign in place and altering only
the copy on the sign face, which is permitted. Alternatively the applicant could apply for
an Administrative Use Permit (AUP) to make more significant changes to the sign
including adding lighting. The fee for an AUP has been reduced as a part of the
ongoing sign campaign.
Native Trees
A 56-inch diameter landmark coast live oak tree is located in the public right of way
proximate to the property. The tree is approximately 65 feet tall with a 90-foot wide
canopy. It was likely planted at about the same time the historic Atascadero Civic
Center (City Hall) was constructed, more than 100 years ago. A report from a certified
arborist describes the tree as having good vigor and fair condition. The existing
hardscape (e.g. buildings, sidewalk, and street) covers approximately 70% of the area
under the tree’s dripline. Demolition and construction on the site is very likely to have
some impact on the tree. The arborist’s report details measures which should be taken
to minimize damage.
Another coast live oak tree is located in the parking lot area. This tree is younger and
smaller, with a diameter of 15-inches. The applicant proposes a landscape finger to
accommodate the tree, which would change the location of asphalt near the tree. The
project arborist reports reconstruction of the parking lot would require the removal of the
tree’s surface roots, which would kill the tree. He suggests its removal would be more
appropriate. Planning staff recommends the applicant should work with their arborist to
design the parking lot in order to retain the tree.
Landscaping
AMC Section 9-4.125 requires landscaping of 10% of the net site area. Setbacks and
unused areas must be landscaped as well as a portion of the parking lot (refer to
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ITEM NUMBER:
2
DATE:
8-12-15
parking lot discussion below). The municipal code also requires street trees on
frontages planted at 30-foot intervals. AMC Section 8-10.104 requires water efficient
landscaping for commercial development projects. Turf areas must be limited to 10% of
the landscapable area, and cannot be located within the public right of way. Plants
other than turf should be selected from the Atascadero Mutual Water Company’s list of
water conserving plants, provided a 2-inch layer of mulch, and watered with drip-type
irrigation.
The landscaping plan for the project preserves most of the existing vegetation and
utilizes new low water using plant species in new planters near the building and in the
parking lot. Inconsistent with water efficient landscape requirements, the plan utilizes
greater than 10% of the landscape area for turf.
Conceptual Landscape Plan
The conceptual design retains the turf under the landmark oak tree. This area is
approximately 20 feet deep and 40 feet wide. The project arborist recommends
removing the existing lawn and replacing it with native litter or wood chips. Landscaping
within the tree’s dripline should be drought tolerant and kept to a minimum. Plants in
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ITEM NUMBER:
2
DATE:
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this area should be used as accents and not groundcover. The arborist recommends
planting no plants within 10 feet of the trunk. A minimal irrigation schedule is also
suggested.
Proposed Landscape Plants
The areas on either side of the driveway remain in the proposed landscape plan. These
areas are approximately 20 feet deep by 15 feet wide. The area on the south of the
driveway is largely empty, while the landscaping on the north of the driveway is sparse.
Planning staff recommends updating these areas with additional drought tolerant
landscaping.
Street trees along the Sunken Gardens have been discussed by the DRC in relation to
other projects in the area. A comprehensive downtown replanting plan to be adopted by
the City Council is needed to address the issue.
12
ITEM NUMBER:
2
DATE:
8-12-15
Parking Lot Design
The Downtown Commercial zoning district does not have an off -street parking
requirement for most uses, including health care services. However, parking lots
provided in the City must meet the standards listed in AMC 9-4.114. The proposed lot
meets the minimum parking space size of 9 feet by 18 feet and the aisle width of 16 feet
for parking angles at 60 degrees. The proposed lot has an asphalt surface, which also
satisfies the standards.
Site Plan
At least 10% of the area of a parking lot must be landscaped. The proposed landscape
plan shows approximately 15% of the area covered with landscaping. Shade trees are
to be planted at approximately 30-foot intervals. The proposed parking lot is
approximately 75 feet deep. There are two existing trees, and one additional tree
proposed by the applicant. Three additional trees are necessary to provide shade at a
30-foot interval. However, a tree planted at the northeast corner of the parking lot would
be very close to the dripline of the large coast live oak tree in the front yard space.
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ITEM NUMBER:
2
DATE:
8-12-15
Landscape fingers at least 6 feet wide are required every 8 parking spaces; this lot has
only 5 spaces on each side, so the fingers are not required.
Garbage Enclosure
AMC Section 9-4.129 requires an enclosure for waste collection areas with a capacity
greater than two 33-gallon containers. The enclosure must screen the containers from
the view of public streets and adjoining properties. The enclosing wall or fence must be
as high as the containers used and have vertical clearance of 25 feet. AMC Section 9-
4.125 requires enclosures, which are not built into the building, to be screened with
landscaping.
The existing medical office is served by a dumpster and several rolling garbage bins.
The proposed building is designed to accommodate garbage storage at the rear of the
building. The new enclosure appears to be capable of holding 3 rolling bins. The
proposed use of the new building is the same as the existing building. The current
quantity of garbage containers indicates the new building should incorporate a larger
garbage enclosure to accommodate all needed garbage storage containers. Refer to
the rear elevation image above.
Existing garbage storage area
Atascadero Downtown Revitalization Plan
The applicant has provided plans for a building that is largely consistent with the
Downtown Design Guidelines for the architectural style of the structure. The design is
certainly an improvement over the existing outdated building. Health Care Services are
an allowed use in the Downtown. Further, the applicant has provided a design to meet
the needs of the current tenant. However, the larger blueprint envisioned in the
Downtown Revitalization Plan imagined a different land use pattern than that proposed
by this reconstruction.
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ITEM NUMBER:
2
DATE:
8-12-15
The Revitalization plan includes a community vision with 11 points including:
■ Residents take their guests downtown to dine in the many restaurants, often lingering into
the evening at one of the quiet, outdoor patios under the oaks along West Mall. The
Sunken Gardens is a fun place to be on a summer evening to enjoy an ice cream cone.
Tourists just passing by on the Highway are also drawn Downtown by the activity.
■ The Downtown supports surrounding office and residential areas by providing ample
shopping, eating and entertainment opportunities as well as upper floor space for
residences and offices.
Community Goals in the plan include:
9. Enhance downtown's economic vitality by encouraging a mix of uses that are
mutually supportive.
10. Encourage land uses in the downtown that will increase municipal revenues.
11. Encourage more intense development at appropriate locations within the
downtown.
The Design section of the Revitalization Plan provides perhaps the strongest argument
for a different type of building in this location:
The predominant land use type desired in the Downtown is multi-story mixed uses with
retail commercial uses occupying the ground floor and residential uses, offices, and
visitor accommodations on the upper stories. Mixed-use development is most conducive
to the creation of a pedestrian oriented environment. Occupying this area of the
Downtown with first floor retail commercial uses will provide high customer turnover, large
volumes of pedestrian traffic, interesting windows and storefront displays, signs designed
for pedestrian viewing, and merchandise likely to be purchased in a multiple -stop
shopping trip where visitors to the Downtown "park once". New development, especially
in setback areas along East and West Mall, is encouraged to include usable outdoor
spaces, courtyards, and arcades in sunny locations. Locations for multi -story, mixed use
projects are illustrated on the Conceptual Plan in orange.
This is the first new building constructed along the Sunken Gardens in some time; its
design will set the tone for other new buildings in the Downtown. The DRC can use this
infrequent opportunity to send a message that the City is working to achieve the goals it
set for itself in the Downtown Revitalization Plan many years ago. Planning staff
recommends the building be redesigned as a two story building with retail, restaurant or
similar uses on the first floor and medical offices on the second.
Attachments:
Attachment 1: Downtown Revitalization Conceptual Plan
Attachment 2: Floor plan
Attachment 3: Site photos
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ITEM NUMBER:
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DATE:
8-12-15
Attachment 1: Downtown Revitalization Conceptual Plan
PLN 2015-1564 / DRC 2015-0072
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ITEM NUMBER:
2
DATE:
8-12-15
Attachment 2: Floor Plan
PLN 2015-1564 / DRC 2015-0072
73 feet
9 inches
42 feet Front
Door
Trash
Enclosure
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ITEM NUMBER:
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DATE:
8-12-15
Attachment 3: Site Photos
PLN 2015-1564 / DRC 2015-0072
Existing parking lot with smaller coast live oak tree and
existing vegetation south of driveway
Existing landscape area north of driveway
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