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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, October 14, 2015
3:00 P.M.
City Hall, Room 202
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 SEPTEMBER 23, 2015
City of Atascadero Design Review Committee Agenda Regular Meeting, October 14, 2015
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DEVELOPMENT PROJECT REVIEW
2. PLN 2099-0829 / DRC 2015-0076, 5310 CARRIZO
3. PLN 2015-1556 / DRC 2015-0077, 10850 EL CAMINO REAL, 75-UNIT MULTI-
FAMILY APARTMENT COMPLEX
Property Owner: 5310 Carrizo Rd, LLC, 1363 Marsh Street, San Luis Obispo, CA 93401
Applicant: Barry Ephraim, 125 South Bowling Green Way, L.A., CA 90049
Project Title: PLN 2099-0829 / CUP / 2004-0126 / DRC 2015-0076
Project Location: 5318-5310 Carrizo Ct / Pinon Way / Copado Way
Project
Description:
The project is a design review of proposed architectural elevation and floor plan
amendments to a previously approved Master Plan of Development.
General Plan Designation: Single-Family Residential (SFR)
Zoning District: Residential Single-Family (RSF-X) / Planned Development (PD-17)
Proposed
Environmental
Determination:
Consistent with Adopted Mitigated Negative Declaration 2004-0030
Staff
Recommendation:
DRC recommends to the Planning Commission approval of architectural elevations
and floor plans with any additional modifications as directed by the DRC.
Property Owner: Chris Seaberg, Hartberg Properties, 2165 Wilton Dr., Cambria, CA 93428
Applicant: Isaman Design, 1027 Marsh Street, San Luis Obispo, CA 93401
Project Title: PLN 2015-1556 / DRC 2015-0077
Project Location: 10850 El Camino Real, Atascadero, CA 93422
APN 045-351-008 (San Luis Obispo County)
Project Description: The project is a two-part project including a 27-unit townhome complex
on the front part of the lot, and a 48-unit senior living facility to the rear
of the lot for a total of 75 multi-family units. The proposed project is not
proposed to be subdivided. The applicant is requesting a parking
reduction for the proposed senior living portion.
General Plan Designation: HDR
Zoning District: RMF-20
Proposed
Environmental
Determination:
Not determined
Staff Recommendation: DRC to provide applicant direction on pre-application review.
City of Atascadero Design Review Committee Agenda Regular Meeting, October 14, 2015
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4. PLN 2015-1559, STATE FARM SIGN AT 6275 PALMA AVE.
(CONTINUED FROM 9-9-15)
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: Charles Braun, 6275 Palma Ave., Atascadero, CA 93422
Applicant: Mark Blackford, 305 E. Main Street, Santa Maria, CA 93454
Project Title: PLN 2015-1559 / DRC 2015-0071 / AUP 2015-0073
Project Location: 6275 Palma Ave., Atascadero, CA 93422
(APN 029-343-009) San Luis Obispo County
Project
Description:
The application is a request for a monument signage exception, consistent with
Atascadero Municipal Code (AMC) Section 9-15.006, for an existing business in
the Downtown Commercial (DC) zone.
General Plan Designation: Downtown (D)
Zoning District: Downtown Commercial (DC)
Proposed
Environmental
Determination:
Categorically Exempt Section 15311; Placement of on-premise sign.
Staff
Recommendation:
DRC continue the item until a date uncertain.
DRC Draft Action Minutes of 9/23/15
Page 1 of 4
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, September 23, 2015 – 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 Roberta Fonzi
Committee Member Jamie Kirk (arrived at 3:03 p.m.)
Committee Member Mark Dariz
Absent: None
Staff Present: Interim Community Development Director, Gary Broad
Assistant Planner, Alfredo Castillo
Recording Secretary, Annette Manier
Others Present: Michael Hawkins
APPROVAL OF AGENDA
MOTION: By Committee Member Dariz and seconded by
Committee Member Anderson to approve the Agenda.
There was Committee consensus to approve the
Agenda.
PUBLIC COMMENT
None
ITEM NUMBER: 1
DATE: 10-14-15
1
DRC Draft Action Minutes of 9/23/15
Page 2 of 4
Chairperson Kelley closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF SEPTEMBER 9, 2015
MOTION: By Committee Member Fonzi and seconded by
Committee Member Dariz to approve the consent
calendar, with one change to correct the spelling of Kay
Logan to Kay Loken.
There was Committee consensus to approve the
consent calendar.
DEVELOPMENT PROJECT REVIEW
2. PLN 2015-1566 / DRC 2015-0075, SIGNAGE AT 9990 EL CAMINO REAL
Assistant Planner Castillo gave a history on the signage for this site. It was agreed that
each item would be discussed and voted on separately.
Changeable Copy Signage:
Assistant Planner Castillo gave the staff report and stated that changeable copy signs
are signs to advertise prices and goods on both sides, but they are only allowed through
the AUP process. Some discussion items were:
Make signage the same on all buildings that are similar in usage (i.e. all gas stations would be allowed the same
signage regardless of location; all liquor stores would be allowed the same signage regardless of location.)
Property
Owner/Applicant:
Michael Hawkins, 5205 Carrizo Road, Atascadero, CA 93422
Project Title: PLN 2015-1566 / DRC 2015-0075
Project Location: 9990 El Camino Real, Atascadero CA 93422
(San Luis Obispo County) APN 056-081-030
Project
Description:
The project is a review of on-site and off-site signage for Chalk Mountain Liquor. This
includes the use of changeable copy signage, off-premise signage, and billboard signs.
General Plan Designation: General Commercial (GC)
Zoning District: Commercial Retail (CR)
Proposed
Environmental
Determination:
Not determined.
Staff
Recommendation:
DRC provide direction on use of signage to staff.
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DRC Draft Action Minutes of 9/23/15
Page 3 of 4
Go back to Planning Commission for a policy on this particular usage.
Allow a certain percentage of signage on a building/establish a baseline (i.e. A building is allowed a certain amount of
square feet of signage, and any more than that would require an AUP or CUP hearing.)
Determining what size sign is allowed based on the façade of a particular building.
Look at each site specifically to make a determination.
PUBLIC COMMENT
The following people spoke during public comment: Michael Hawkins.
Chairperson Kelley closed the Public Comment period.
MOTION: By Committee Member Kelley and seconded by
Committee Member Anderson to approve the existing
changeable copy sign as long as it does not increase in
size, and direct staff to move forward with an AUP
hearing.
There was Committee consensus to approve this motion.
Billboard Signage:
Assistant Planner Castillo gave the staff report and stated that there was no building
permit on file for the existing 128 sq. ft. billboard sign. Staff feels the sign should be
removed or replaced with a monument sign with a base. If it is replaced with a
monument sign, Mr. Hawkins can work with the Building Department on the lighting
when he applies for the building permit.
PUBLIC COMMENT
The following people spoke during public comment: Michael Hawkins.
Chairperson Kelley closed the Public Comment period.
There was Committee consensus to allow Mr. Hawkins
to work with staff to turn the billboard sign in to a true
monument sign no larger than 128 sq. ft. through a
building permit, and if lighting is added, that will be part
of the building permit.
Off-Premise Vehicle Signage:
Assistant Planner Castillo gave the staff report and stated that this off-premise vehicle
signage is not allowed; vehicle wraps, however, are allowed.
PUBLIC COMMENT
The following people spoke during public comment: Michael Hawkins. Mr. Hawkins
stated he paid for the signage (the welded box on top of the vehicle) and shared his
invoice with the committee.
3
DRC Draft Action Minutes of 9/23/15
Page 4 of 4
Chairperson Kelley closed the Public Comment period.
Assistant Planner Castillo and Interim Director Broad stated their interpretation of a
vehicle wrap.
There was Committee consensus not to allow Mr.
Hawkins to have the off-premise vehicle signage on top
of his van, but to allow the van to have an authorized
vehicle wrap, per the picture on Page 17 of the staff
report.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTORS REPORT
Interim Director Broad stated that the next DRC meeting would be held on October 14,
2015, and that the following items will be on the agenda:
5310 Carrizo Architecture package
Hartenberg property – Multi-Family Development.
ADJOURNMENT – 4:00 p.m.
The next regular meeting of the DRC is scheduled for October 14, 2015, at 3 p.m. at
City Hall, 6500 Palma Avenue, Atascadero.
MINUTES PREPARED BY:
______________________________
Annette Manier, Recording Secretary
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DATE: 10-14-15
Atascadero Design Review Committee
Report In Brief - Community Development Department
Alfredo R. Castillo, AICP, Planner, (805) 470-3436, acastillo@atascadero.org
PLN 2099-0829 / DRC 2015-0076
5310 Carrizo Tract – Proposed Project Amendments
Property Owner:
Applicant:
5310 Carrizo Road, LLC,
1363 Marsh Street, SLO, CA
93401
Barry Ephraim, 125 South
Bowling Green Way, L.A.,
CA 90049
Address: 5310 Carrizo Road / Pinon
Way / Copado Way
APN: 030-491-001, 013, 019,020,
General Plan: Single-Family Residential
(SFR)
Zoning: Residential Single-Family
(RSF-X) / PD-17
Project Area: 3 acres
Existing Use: Existing Colony Housing /
Vacant
Proposed Use Previously approved 12-lot
subdivision
Staff
Recommendation:
DRC to recommend approval of proposed architectural elevation
amendments
Design Review Items
Architectural Elevations
5
Background:
5310 Carrizo (Griffin Subdivision) was approved by the City Council on January 8,
2005 with a certified Mitigated Negative Declaration and a Planned Development
Overlay Zone (PD-17). The proposed project included the preservation of an existing
colony home, subdivided on its own lot, and 11 additional, smaller single -family
residential lots.
The applicant has purchased the project and worked through some of the various
issues the subdivision had in bankruptcy. The applicant has submitted a pre -
application review that included the following:
Revised Master Plan of Development adjusting lot lines throughout the
development;
Proposed Planned Development revisions;
Revised architectural elevations.
City Staff brought the proposed site plan revisions to the DRC in September 2015 for
direction on site plan revisions. The DRC directed the applicant to move forward with
project amendments that showed a previously approved “dead-end” alley connect
the neighborhood with Carrizo Road and Pinion Way. Staff directed the applicant to
move forward with proposed changes and bring the proposed architectural
elevations back to the DRC at a later date. The applicant has revised those
architectural elevations and is ready to submit a complete package to Staff to
process and ultimately take to the Planning Commission and City Council for
approval.
Architectural Elevations
The previously approved project included six (6) unique home designs with
traditional Colony elements that were consistent with the craftsman style of the
existing residence. Four (4) wood sided homes and two stucco sided homes are
proposed, all with front porches and Craftsman detailed roof elements. Porch
designs varied amongst the unit designs with a variety of column designs and
materials consistent. Conditions of approval included design compatibility with the
existing Colony Home and with the design standards set forth in the Appear ance
Review Manual.
The previously approved project also included designs to include second floor office
space above the garages of Plans A, B, and C. No plumbing facilities were proposed
within the spaces.
The new applicant has reviewed the previously a pproved elevations and has
developed new elevations, reducing the number of elevations from six (6) to four (4).
The applicant also has eliminated proposed 2nd floor office uses and has attempted
to streamline the number of designs to provide a greater eco nomy of scale for the
project.
6
Approved Elevations – January 2005
Proposed Elevations – October 2015
7
The following is a summary of major changes from the previously approved project:
Substitution of craftsmen style architecture in all proposed housing products
for a variety of housing types;
Loss of four-sided articulation with the use of stucco;
Predominate use of stucco versus the previously approved hardy plank siding
and other architectural enhancements;
Use of all single-story elevations versus 2-stories;
Use of attached garages versus some detached garage products with the
exception of the rehabilitation of the existing colony lot;
Garage setbacks reduced with garages more prominent that previously
approved submittal.
The complete architectural package including floor plans, colors and materials, and
elevations are included as attachments in this staff report. The proposed architecture
elevations and materials have been revised based on previous submittal for staff
review. The applicant incorporated the following changes:
Use of architectural grade garages including the use of windows and other
enhancements versus the typical steel garage;
Incorporation of wrap around porches and extending porch features for more
architectural variety at the public right-of-way;
Incorporation of additional architectural façade enhancements including use
of river-rock, bricks, and stone.
DRC Action:
DRC is being asked to review and provide input on the proposed elevation
amendments. Staff is recommending that the DRC recommend approval of the
proposed changes to the architectural elevations / floor plans to the Planning
Commission as a part of an overall project amendment with any additional elevation
modifications
Attachments:
Attachment 1: 2014 Aerial
Attachment 2: 2015 Recommended DRC Site Plan
Attachment 2: 2005 Previously approved Elevations
Attachment 3: 2015 Proposed Elevations / Floor Plans
Attachment 4: 2015 Proposed Color Board
t:\- pre 06 plns (old planning docs)\- zch - zone change\zch 04\zch 2004-0078. 5310 carrizo rd\2015 amendment\pre-app review
#2\5310carizzo.drc2.sr.ac.docx
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Attachment 1: 2014 Aerial
5310 Carrizo
9
Attachment 2: 2015 DRC Recommended Site Plan
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Attachment 2: 2005 Previously Approved Elevations
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EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan C)
Note: 2-car garage required
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EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan C)
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EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan D)
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EXHIBIT G: Elevations, Floor Plans, Color and Materials (Plan D)
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Attachment 3: 2015 Proposed Elevations / Floor Plan
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Attachment 4: 2015 Proposed Color and Materials Board
See Attached
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Atascadero Design Review Committee
Report In Brief - Community Development Department
Alfredo R. Castillo, AICP, Planner, (805) 470-3436, acastillo@atascadero.org
PLN 2015-1556 / DRC 2015-0077
Hartberg Multi-Family – 75 Unit Multi-Family Mixed-Income Complex
Owner: Hartberg Properties, LLC,
2165 Wilton Dr., Cambria,
CA 93428
Address: 10850 El Camino Real
Project #: PLN 2015-1556 / DRC
2015-0077
General Plan: High Density Residential
(HDR)
Zoning: Residential Multi-Family
(RMF-20)
Project Area: 3.79 Acres
Existing Use: Existing single- family
Residence
Staff
Recommendation:
DRC to provide applicant direction on pre-application review.
Design Review Items
Review of proposed site plan and proposed concept
Review of preliminary architectural floor plans
Background
City staff has worked with the applicant’s architect, Isaman Design Inc on preliminary
development plans for an underutilized 3.79 acres of high density multi-family development
Proposed Multi-Family
Uses – Total of 75 Units
29
ITEM NUMBER:
3
DATE: 10-14-15
located between El Camino Real and Highway 101 near Avenida Maria. In June 2015, the
City Council approved an 86-unit affordable housing complex across the street at the
intersection of Avenida Maria and El Camino Real. The applicant is seeking to complete a
similar type of development. Staff provided the applicant’s design team a comment letter
based on the initial design that was submitted.
The applicant has revised their initial project based on the provided comments. 75 multi-
family units are proposed that include the following:
27 townhome units containing 3-bedrooms each;
42 one-bedroom senior living units
Six (6) two-bedroom senior living units
The applicant has only submitted a preliminary schematic design in-lieu of a formal
submittal. The applicant is seeking direction from the DRC on the proposed design
schematic in order to move the project forward. Staff will provide a letter to the applicant
outlining recommended design changes that should be completed prior to a formal
submittal.
DRC Action:
DRC is being asked to review, provide a recommendation, and provide any additional
input on the items that are noted in the Staff Report. The DRC should focus comments
related directly to the proposed architectural improvements, proposed site plan, and
landscaping plan. The DRC ensures that the physical design of new development
meets the following objectives, as established by Atascadero Municipal Code (AMC):
Atascadero Municipal Code 9-2.107(a) – Design Review
(1) Maintaining the rural character and identity of Atascadero;
(2) Enhancing the appearance and character of the City, by reviewing the architecture and site plans
for commercial, office, industrial, single-family residential subject to CEQA and multifamily residential
projects;
(3) Ensuring that development is compatible with surrounding uses and improvements by requiring
building designs that provide appropriate visual appearance and site plans to mitigate neighborhood
impacts.
30
ITEM NUMBER:
3
DATE: 10-14-15
Item 1 – Proposed Project / Site Plan
The proposed site consists of one legal lot of record on 3.79 net acres. Currently the site has
one single-family residence, with a 2nd unit are proposed to be demolished as a part of the
proposed project. Based on the AMC Section 9-3.173, the minimum number of units allowed
on-site is 75 units with a maximum of 93 units on-site. The applicant is proposing a total of
75 units, or 20 units per acre. This is consistent with the City’s Zoning Code.
The applicant is proposing the following as a part of the proposed project:
A mix of 27 townhome attached units near El Camino Real;
Three (3) story senior living facility with 48 age-restricted senior living units;
A total of 123 parking spaces; 88 spaces covered / 35 uncovered;
Picnic / BBQ areas;
Front gathering area and outdoor recreation area for senior living facility.
Townhomes are located toward the front of the property along the lower points of the
gradually sloping property. Four (4) buildings will contain a total of 20 townhome units.
Proposed cottages are located along El Camino Real and near the proposed senior living
facility. The applicant is proposing planters along the primary driveway along with on-street
parking where feasible (8 parking spaces).
Small recreation areas are included between the proposed senior living facility and the
cottage units. The individual townhome units will contain private recreation areas in the form
of small backyards.
The proposed senior living facility is proposed to be an independent living facility. Each unit
would contain its own kitchen, bathroom, and living spaces.
Parking
The applicant is requesting a waiver of parking standards consistent with Atascadero
Municipal Code section 9-4.115(h):
Planning Commission Modification. The parking standards of this title may be modified through conditional use
permit approval based upon specific findings of fact that the characteristics of a use or its immediate vicinity do not
necessitate the number of parking spaces, type of design, o r improvements required by this title and that reduced
parking will be adequate to accommodate on the site all parking needs generated by the use.
The applicant is requesting a parking reduction for the senior living component from the
required ratio of 1.5/unit to 1/unit. The applicant has researched these facilities and has
found that these facilities do not demand 1.5/parking spaces per unit as many of the seniors
do not drive, but use public transportation and facility provided transport. A northbound
transit stop potential serving residents is located directly across from the project and will be
improved as a part of the Atascadero Family Apartments project. A southbound regional
transit stop is located less than ¼ mile from the proposed project. The applicant states that
one space per unit has been determined to be adequate parking for this project type (the
project includes 2 spaces for each 2 bedroom unit).
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ITEM NUMBER:
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DATE: 10-14-15
Proposed Parking Calculations – Hartberg Property Pre-App Review
Unit Types Number
of Units
Parking Requirement -
AMC
Parking
Spaces
Needed-
AMC
Provided Spaces
1 bedroom unit 42 1.5 spaces per unit 63 spaces 42 spaces
(common parking)
2 bedroom unit 6 2 spaces per unit 12 spaces 12 spaces
(common parking)
3 bedroom unit 27 2.5 spaces per unit 68 spaces 54 spaces
(garage / driveway)
Guest Spaces 1 per 5 units 15 spaces 15 spaces
(common / on private
entry)
Total Number of Parking Spaces Required under
AMC
158 spaces 123 spaces provided
-35 space parking
reduction
The municipal code does not have a specific parking calculation for senior apartment
facilities. In 2003, the City approved a senior apartment complex for low-income seniors,
allowing only 25 parking spaces for 19 one-bedroom units. At the time Staff identified “hotel
use” as the most similar use for parking calculations. Based on the existing hotel / residential
parking standards, this was a significant parking reduction. The City has not received any
complaints in regards to parking at this facility.
Staff has reviewed other municipalities’ standards for parking of senior or elderly facilities.
The following are parking standards for other municipalities in regards to similar uses:
San Luis Obispo: ½ space per dwelling unit, provided housing is occupied exclusively
for persons aged 62 or older;
Paso Robles: No Special Provisions (Parking Similar to AMC)
Pismo Beach: One (1) parking space per unit. Guaranteed transportation service
provided by development for residents could further reduce parking.
Arroyo Grande: Studio – One (1) covered parking space per unit, 1+bedrooms – one
(1) covered parking space per unit.
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DATE: 10-14-15
Proposed Site Plan
Senior Living Facility
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Discussion Item #1: Site Plan
The following is punch-list of items that the DRC should provide direction on the proposed
site plan portion of the project:
Replacement of landscape medians with 5-foot planter strips with trees to be planted
30-feet on center between the walkway and the curb in order to create a pedestrian
friendly community, particularly for the active adults, as well as, ensuring a minimum
20-foot clearance for emergency access vehicles;
Potential need for emergency vehicle access to the rear of the site due to inadequate
ladder truck access;
Potential need to align or provide restriction of turning movements for traffic safety
reason;
The use of entry pavers at the driveway and El Camino Real, consistent with the
City’s Appearance review manual;
The use of drought tolerant landscaping with submitted landscaping plans;
DRC comments on parking.
Discussion Item # 2 – Conceptual Architecture Elevations / Floor Plans
The applicant has included proposed architectural elevations for the townhouse portion of
the project. In addition, the applicant has included conceptual imagery and front façade
concept. The proposed conceptual elevations for the townhomes is craftsman inspired with
use of plank siding, porches, stone veneers, and varying rooflines with varying projections,
consistent with the City’s Appearance Review Manual. The townhomes are proposed to be
two-stories in height.
The applicant has provided preliminary elevations concepts for the proposed senior living
facility. This includes conceptual floor plans and building totaling three-stories in height.
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ITEM NUMBER:
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DATE: 10-14-15
Discussion Item #2: Architectural Elevations / Floor Plans
The following is punch-list of items that the DRC should provide direction, recommendation
on the proposed architectural elevations of the project and the floor plans of the proposed
project:
All garage doors for the townhome elevations are to be of architectural grade. This
includes use of colors, windows, and other architectural features consistent with the
City’s Appearance review manual;
Architectural grade roofing materials should be utilized throughout the project;
Provide a color and materials board for all exterior materials and colors utilized
throughout the project;
Provide elevations of proposed car ports;
Provide elevations for all sides of the townhomes and senior living facility;
Provide any additional comments from the DRC.
Staff Recommendation:
Staff is recommending that the DRC discuss the items included in the punch-list for the site
plan and architectural elevations.
Attachments:
Attachment 1: Aerial Map
Attachment 2: Applicant Request Letter for parking reduction
Attachment 3: Proposed Architectural Elevations
Attachment 4: Proposed Floor Plans
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Attachment 1: Aerial Map
Proposed Project Area
Atascadero Family
Apt.
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Attachment 2: Applicant Parking
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Attachment 3: Proposed Architectural Elevations
Proposed Architectural Elevations – Townhomes
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Proposed Architectural Elevations – Senior Living Concept
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Attachment 4: Proposed Floor Plans
Proposed Floor Plan – Townhomes
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Proposed Architectural Floor Plan – Senior Living Concept
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