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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Tuesday, November 17, 2015
12:30 P.M.
City Hall, Room 106
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 OCTOBER 14, 2015
City of Atascadero Design Review Committee Agenda Regular Meeting, November 17, 2015
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DEVELOPMENT PROJECT REVIEW
2. PLN 2014-1529, DRC 2014-0059, GENERAL PLAN AMENDMENT AND RE-ZONE
FOR VIEJO CAMINO AND HALCON ROAD
Property
Owner/Applicant:
Conscious Build Atascadero Dev. LLC, 1239 Garden St., San Luis Obispo, CA
93401
Project Title: PLN 2014-1529 / DRC 2014-0059
Project Location: 11955 & 11975 Viejo Camino, Atascadero, CA 93422
(San Luis Obispo County) APN: 045-401-003, & 004
11675, 11745, 11885, 11845, 11855, 11875 Halcon Rd., Atascadero, CA 93422
(San Luis Obispo County) APN: 045-401-014, 013, 010, 009, 018, & 017
Project
Description:
The applicant is requesting a General Plan Amendment and Re-zone of 37.7 acres of
residential property to allow for an increase in residential density. The subject parcels are
located along Halcon Road at the southerly boundary of the City limits. Current zoning
allows for a minimum lot size of 2.5 to 10 acres depending on certain site characteristics.
The proposed General Plan Amendment and Rezoning would create a 17 unit small lot
single-family development (“The Groves”) encompassing 10 acres of the project site at the
Viejo Camino and Halcon intersection and increase the density of the remaining 27.7 acres
of the project site (“Neighbor Parcels”) to allow for 1 primary dwelling unit per acre. There
are currently 6 existing units within the project area. The proposal would increase the
number of primary units to a maximum of 45 residential units. The highest density (17 units)
will be located on the property at the corner of Viejo Camino and Halcon Road (“The
Groves”). The Groves development will preserve a portion of the existing oak woodland
grove on the southeast corner of the property in permanent open space easements. Nineteen
(19) native trees are proposed for removal as part of The Groves development.
Existing General Plan Designation: Suburban Estates (SE)
Existing Zoning: Residential Suburban (RS)
Proposed General Plan Designation: Single Family Residential –Y (SFR-Y: 1 du/ac)
Single Family Residential – X (SFR-X: 2 du/ac)
Proposed Zoning: Residential Single Family-Y (RSF-Y: 1 du/ac)
Residential Single Family – X (RSF-X: 2 du/ac)
City Staff: Kelly Gleason, Planner, (805) 470-3446, kgleason@atascadero.org
Proposed
Environmental
Determination:
Based on the Initial Study prepared for the project, a Mitigated Negative Declaration is
proposed. The Mitigated Negative Declaration will be available for public review once
posted.
Staff
Recommendation:
DRC recommend approval of the project to the City Council with design direction
as requested.
City of Atascadero Design Review Committee Agenda Regular Meeting, November 17, 2015
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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.
DRC Draft Action Minutes of 10/14/15
Page 1 of 5
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, October 14, 2015 – 3:00 P.M.
City Hall Room 202
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 Mark Dariz
Absent: Committee Member Jamie Kirk
Staff Present: Community Development Director, Phil Dunsmore
Assistant Planner, Alfredo Castillo
Recording Secretary, Annette Manier
Others Present: Royce Eddings
Chris Seaberg
Bill Isaman
Kay Taylor
Barry Ephraim
John Young
Joe Duhon
APPROVAL OF AGENDA
MOTION: By Committee Member Dariz and seconded by Committee
Member Fonzi to approve the Agenda.
There was Committee consensus to approve the Agenda.
ITEM NUMBER: 1
DATE: 11-17-15
DRC Draft Action Minutes of 10/14/15
Page 2 of 5
PUBLIC COMMENT
The following person spoke during public comment: Royce Eddings.
Chairperson Kelley closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT ACTION MINUTES OF SEPTEMBER 23, 2015
MOTION: By Committee Member Dariz and seconded by Committee
Member Anderson to approve the consent calendar.
There was Committee consensus to approve the consent
calendar.
DEVELOPMENT PROJECT REVIEW
2. PLN 2099-0829 / DRC 2015-0076, 5310 CARRIZO
Assistant Planner Castillo gave the staff report and he and Community Development
Director Dunsmore answered questions from the Committee.
PUBLIC COMMENT:
The following people spoke during public comment: Royce Eddings, Barry Ephraim,
John Young, and Joe Duhon.
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.
DRC Draft Action Minutes of 10/14/15
Page 3 of 5
MOTION: By Committee Member Kelley and seconded by
Committee Member Fonzi to approve the architectural
elevations, and move the project on to Planning
Commission with the following recommendations:
#1 – On the Craftsman-inspired elevation, DRC is requesting
double-hung windows, and articulation of the garage door.
#2 – On the Spanish-inspired drawing, DRC is requesting
articulation of the garage door that better fits the design of
the house.
#3 – On the Colony-style drawing, DRC is recommending
the columns be wider to fit more with the Colony-style homes,
and the garage door should be more consistent with the
proposed Colony-inspired architecture.
#4 – On the Town & Country elevation, the garage door and
the entry door should be similar to the elevation.
There was Committee consensus to approve this motion.
Assistant Planner Castillo stated that the applicant may now turn in a complete/formal
application, and go on to Planning Commission and subsequently to City Council.
3. PLN 2015-1556 / DRC 2015-0077, 10850 EL CAMINO REAL, 75-UNIT MULTI-
FAMILY APARTMENT COMPLEX
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.
DRC Draft Action Minutes of 10/14/15
Page 4 of 5
Assistant Planner Castillo gave the staff report and he and Community Development
Director Dunsmore answered questions from the Committee. Assistant Planner Castillo
stated that no formal application/submittal has been received.
PUBLIC COMMENT:
The following people spoke during public comment: Chris Seaberg and Bill Isaman.
RECOMMENDATION: To give the applicant direction on potential parking
management for the senior living facility, support of a
parking reduction based on age-restriction, review the
ingress/egress of the entry (particularly landscaping to
ensure traffic safety), elimination of the median, work
with staff on the street trees/median and landscape strip.
City staff should work with the applicant and the Fire
Department to determine what modifications need to be
made to satisfy Fire Department conditions for the
project.
Assistant Planner Castillo stated that based on DRC comments, he will draft another letter
to send out to the applicant, and will bring the project back to the DRC one last time before
it moves on to Planning Commission, or if this project becomes a subdivision, it will also
go to City Council.
4. PLN 2015-1559, STATE FARM SIGN AT 6275 PALMA AVE.
(CONTINUED FROM 9-9-15)
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 10/14/15
Page 5 of 5
Community Development Director Dunsmore stated that this agenda item will be
continued to a date uncertain.
COMMITTEE MEMBER COMMENTS AND REPORTS
Committee member Fonzi asked for clarification about pork chops. Community
Development Director Dunsmore answered her question.
DIRECTORS REPORT
Community Development Director Dunsmore stated that there are no items scheduled for
the Nov. 11th agenda, but if we do schedule a meeting, it would likely be moved due to
the Veteran’s Day Holiday.
Community Development Director Dunsmore asked the committee for input on how the
DRC meetings are working.
ADJOURNMENT – 4:12 p.m.
The next regular meeting of the DRC will be announced.
MINUTES PREPARED BY:
______________________________
Annette Manier, Recording Secretary
ITEM NUMBER:
2
DATE: 11-17-15
Atascadero Design Review Committee
Report In Brief - Community Development Department
Kelly Gleason, (805) 470-3446, kgleason@atascadero.org
PLN 2014-1529/ DRC 2014-0059 / GPA 2014-0030 / ZCH 2014-0175 /
ZCH 2015-0178 / TRP 2014-0178 / CUP 2014-0284 / TTM 2014-0108
Halcon General Plan Amendment
Owner/Applicant: ConsciousBuild Atascadero
Dev. LLC
Address: 11955 & 11975 Viejo
Camino; 11675, 111745,
11885, 11845, 11855,
11875 Halcon Rd
APN: 045-401-003, & 004 and
045-401-014, 013, 010,
009, 018, & 017
Existing General
Plan:
Suburban Estates (SE)
Existing Zoning: Residential Suburban (RS)
Proposed General
Plan:
Single-Family Residential –
Y (1 du/ac)
Single Family Residential –
X (2 du/ac)
Proposed Zoning: Residential Single-Family –
Y (1 du/ac)
Residential Single-Family –
X (2 du/ac)
Project Area: 37.7 acres
Existing Use: Vacant / Existing
residences (6)
Proposed Use Up to 45 primary residential
units
“The Groves” – 17 single
family dwelling units
“The Neighbors” – Up to 28
dwelling units total.
Staff
Recommendation:
DRC recommends to the Planning Commission approval with
direction provided by the DRC.
Design Review Items
Architectural Design
Sound Attenuation Wall Design
Landscape Design
Staff Recommendation:
The DRC recommend to the Planning Commission approval of PLN 2014-1529 to allow for
an increase in residential density at the project site with recommendations for Planned
Development Overlay Zone standards to guide future development.
Project Description:
The requested General Plan Amendment and Re-zone encompasses 37.7 acres on the
south end of the City along Halcon Rd. The project area consists of eight (8) existing parcels
and is divided into two project packages as follows:
The Groves:
Comprised of 2 existing lots at the corner of Viejo Camino and Halcon Rd.
17 units proposed
General Plan Amendment: SFR-X (2 du/ac)
Zone Map Amendment: RSF-X (2 du/ac)
Planned development (PD) Overlay Zone Text Amendment
Conditional Use Permit (Master Plan of Development): architecture, road layout, and
landscaping.
Tentative Tract Map: subdivision into 17 single family parcels ranging in size from
0.25-acre to over 1-acre.
Tree Removal Permit
The Neighbors:
Comprised of 6 existing parcels fronting Halcon Rd
Maximum development potential of 28 lots
General Plan Amendment: SFR-Y (1 du/ac)
Zone Map Amendment: RSF-Y (1 du/ac)
Planned development (PD) Overlay Zone Text Amendment
The project site is bordered by rural residential county properties, Paloma Park, the Las
Lomas development, and public zone land between Viejo Camino and El Camino Real.
The project is in close proximity to a number of small-lot single-family and multi-family
developments including Las Lomas, Dove Creek, and Southside Villas.
The Groves portion of the project
is designed to take access off of
Viejo Camino. The subdivision is
designed to provide access to two
of the existing neighbor parcels
once they develop. The Viejo
Camino entrance is designed to
narrow down at the intersection to
slow traffic and eliminate potential
conflicts with the project designed
on-street. Access to parcels within
the subdivision is provided by
private roads and shared
driveways. On-street parking has
been provided throughout the
subdivision to allow for guest
parking in addition to parking in
garages and private driveways.
The Neighbor portion of the
project, excluding the two existing
parcels designed to take access
through the Groves portion of the
project, are designed to take
access off of Halcon Rd. Based on
the submitted traffic analysis, the
roads serving the neighbor parcels
must be consolidated and
analyzed for adequate sight-
distance when submitted. This will
allow for two cul-de-sac access
roads off of Halcon to serve a
majority of the remaining neighbor
parcels, creating a more cohesive neighborhood design and minimizing traffic conflicts
on Halcon Rd.
Pedestrian and bike facilities are required for both Halcon Rd and Viejo Camino
consistent with the City’s Bike Master Plan and Trail Master Plan, and the
Viejo Camino
Entrance
Halcon
Entrances
comprehensive SLOCOG Salinas River Trail Plan which focus on linking Santa
Margarita to Paso Robles.
Discussion Item #1: Architectural Design
A Master Plan of Development in the form of a Conditional Use Permit (CUP) has been
submitted for the Groves portion of the project site. This application will govern
individual site and architectural design themes for the Groves project. Architectural
guidance for the Neighbor parcels will be codified in the PD overlay language.
The Neighbor Parcels:
The neighbor parcels may develop individually or may be combined for future mapping
and development. These parcels will allow for a density of 1 du/ac. Under this scenario,
two options for development exist:
1. If sewer is present, development may be clustered and smaller lots may be
approved providing the overall site density remains at 1 du/ac.
2. The lots may follow the standard minimum lot size of 1 -acre, providing a larger-
lot development with more rural home sites.
If the project develops with larger 1 acre or greater lots, review of residential design will
be completed by staff at time of building permit. If a cluster development is proposed
over any portion of the site, the project will be brought to DRC for review and direction.
Language will be included in the PD overlay zone text to this effect.
The Groves Project:
The submitted CUP application includes detailed architectural concept plans for the
Groves portion of the project (see attached concept plans). As part of the City Council’s
policy for Planned Developments, projects must include high quality architecture to
support the requested zoning district modifications. The project benefits (bold and
underlined) are identified below and fall under the purview of the DRC.
Recommendations to City Council should include a review of these elements.
PD Location Tier 1 Benefits Tier 2 Benefits
Inside of Urban Core
PD-7
PD-17
Custom PD’s
a) Affordable / Workforce Housing
b) High Quality Architectural
Design
c) High Quality Landscape Design
d) Buffering between Urban and
Suburban zones (large lot sizes,
increased setbacks, landscape
buffers, etc.)
e) Higher density to meet Housing
Element goals
a) Pocket Parks in larger projects
b) Trails / Walkways for Pedestrian
Connectivity
c) Historic Preservation
Outside of Urban Core
Rural / Suburban Areas
PD-16
Custom PD’s
a) Natural Open Space Preservation a) Multi-Purpose Trails – Equestrian /
Bicycle / Pedestrian
b) Recreational Areas / Facilities
c) Historic Preservation
The proposed architecture theme is contemporary agrarian in nature with many details
consistent with ranch style homes. The proposed homes include dark colored standing
seem metal roofing, board and batten siding, horizontal wood siding, and stone accents.
Homes are designed with a mix of 1- and 2-story elements. Elevations include
articulated horizontal and vertical elements to break up the mass of the building and
accentuate the building form.
Project entrance from Viejo Camino
Depending on their orientation, plan “B” and plan “D” residences include garages that
are in line with or pushed forward from the entry portion of the façade. In general,
garages are required to be recessed from the main façade of the building by a minimum
of 5-feet in most planned development overlay zones. Usually with Planned
Development requests, lot sizes are considerably smaller that proposed for this project.
Lot sizes in typical small-lot single family PD’s are 5,000-7,000sf. The proposed lot
sizes for the Groves portion of the project range in size from approximately ¼ acre
(9,997sf) to over 1 acre. A majority of the setbacks are greater than typically provided
for in a small-lot single family configuration, minimizing the impact of a garage dominant
façade. Because a custom PD is proposed, no standards related to garage setbacks
currently exist for this project.
DRC Direction #1: Staff is requesting a recommendation from the DRC for the
Groves portion of the project related to the City Council’s policy for Planned
Developments and a recommendation regarding garage setbacks.
Sound Attenuation Walls:
The noise analysis prepared for the
project identified exterior noise levels
for proposed parcels adjacent to Viejo
Camino and Halcon Roads in excess
of minimum standards. This is mostly
due to the existing truck route from
the nearby Quarry. As such, the
report recommends that the identified
parcels provide exterior activity areas
that are shielded from the noise
source. Many of the proposed unit
plans for the Groves portion of the
project are designed to include
shielded patio areas using portions of
the building or properly sited detached
garages to achieve adequate sound
attenuation. For units that cannot be
sited in such a manner, a solid wall
will need to be constructed to provide
shielding from the noise source. Staff
is recommending that this wall be
integrated into the building and be
designed to be architecturally
compatible with the architectural style
of the building. Staff is also
recommending that the wall not run
the length of the property and be Project boundary requiring
sound attenuation walls for
private outdoor activity
areas.
minimized to include the outdoor patio area adjacent to the home. As the Neighbor
parcels are not yet subdivided and no design pl an have been submitted, language
governing the design of sound attenuation walls for outdoor activity areas will need to
be included as part of the PD overlay language. Staff is recommending that language
include minimizing wall length and required integration with the architectural design of
the building.
DRC Direction #2: Staff is requesting DRC direction on sound wall design
standards for both the Groves project and future development of the Neighbor
parcels, specifically in relation to the setback from Viejo Camino and Halcon Rd,
wall materials, and integration with the residential building design.
Discussion Item #3: Landscape Design
The Master Plan of Development for the Groves portion of the project includes
landscape design details. Landscaping for the Neighbor parcels, including requirements
for street tree planting and drought-tolerant plant palettes will be included in the PD
overlay language.
The Groves:
The landscaping proposed for the Groves development has been designed to retain the
natural landscape to a great extent and be minimalistic in nature. Areas adjacent to the
residences will be landscaped with a native plant palette. The remaining portion of the
parcels will retain the existing landscape. All areas of disturbed earth not landscaped
with drought-tolerant plants will be hydroseeded with a native grass mixture.
Proposed fencing includes rural split rail fences along the project boundary and for front
yards internal to the project. Solid wood fencing is proposed for private yard areas
where not adjacent to Viejo Camino. Language will be included in the Planned
Development Overlay Zone to ensure that solid fencing of private yard areas adjacent to
Viejo Camino be minimized and maintain an adequate setback from the public
improvements and rural style fencing. Our current code requires a minimum 12.5-foot
rear yard setback for structures and fencing higher than 4-feet on double frontage lots
where the front setback is a standard 25-feet. For corner lots, our current code requires
a 10-foot setback at the street side of the parcel. For parcels abutting Viejo Camino, the
applicant is proposing solid fencing along all side property lines up to the proposed split
rail fencing adjacent to the street frontage. The applicant tis proposing that no solid
fencing be used to fully enclose the rear yards of parcels adjacent to Viejo Camino.
Staff has concerns about the proximity of solid 6 -foot fencing to the Viejo Camino
frontage and the transition between the solid and split rail fencing. It is important to
provide adequate space for a meandering pedestrian / bike path and decorative split rail
fencing along the property boundary as proposed. In addition, staff is concerned that
future owners will request solid fencing for privacy. Staff is recommending that a
minimum 10-foot setback from the split rail fencing be established for structures and
solid fencing along the Viejo Camino frontage to provide consistency throughout the
development. This would allow the future residents to erect privacy fencing for portions
of the rear yard. Alternatively, the DRC could recommend that no solid fencing be
permitted for the rear yards of these lots.
DRC Direction #3: Staff is requesting DRC direction rear yard privacy fencing
standards and setbacks for proposed parcels abutting Viejo Camino.
Visual Buffering
The proposed project is bounded by higher density developments and public uses.
However, residential uses within the County jurisdiction to the south remain rural in
nature and occupy larger estate lots. In addition, Paloma Park is located off of Viejo
Camino across from the project site. As such, the visual character of the project edges
is an important feature. The Groves portion of the project has been designed to cluster
development away from Santa Barbara Rd and the existing rural county parcels. A
majority of the oak woodland along the eastern portion of the project site has been
retained by clustering lots to the north western portion of the site. The landscape plan
also shows proposed tree planting in the rear yard areas of lot 7 along the Santa
Barbara Rd frontage. Staff is recommending that landscaping be enhanced in this area
and that lower shrubs as well as trees be provided to visually screen the development.
Street trees will also be provided along Viejo Camino and Halcon Roads. The lots face
internal roads in the proposed Groves development, which places rear yards adjacent to
Viejo Camino. Staff recommends that all open style fencing be setback a minimum of 5-
feet from the back of pedestrian path and landscape be provided between the path and
the fencing to minimize the visual impact along the public street frontage. Language for
the provision of street trees along Halcon will be included in the Planned Devel opment
Overlay Zone. Staff recommends deviations from the standard 30 -foot spacing be
allowed to provide for rural street tree clustering as applicable and where approved by
the Community Development Director.
DRC Direction #4: Staff is requesting that the DRC provide recommendations for
visual buffering of the project site and project edge treatment.
Conclusion
Staff is recommending that the DRC recommend approval of the project to the City
Council with recommendations or direction on the items included in this Staff Report. If
the DRC recommends approval, the environmental review will be completed and the
project will be scheduled for Planning Commission and ultimately City Council for
action.
DRC Items for Recommendations
1. DRC Direction #1: Staff is requesting a recommendation from the DRC for the
Groves portion of the project related to the City Council’s policy for Planned
Developments and a recommendation regarding garage setbacks.
2. DRC Direction #2: Staff is requesting DRC direction on so und wall design
standards for both the Groves project and future development of the Neighbor
parcels, specifically in relation to the setback from Viejo Camino and Halcon Rd,
wall materials, and integration with the residential building design.
Santa Barbara / Viejo Camino Intersection
3. DRC Direction #3: Staff is requesting DRC direction rear yard privacy fencing
standards and setbacks for proposed parcels abutting Viejo Camino.
4. DRC Direction #4: Staff is requesting that the DRC provide recommendations for
visual buffering of the project site and project edge treatment.
Attachments:
Attachment 1: Location Map
Attachment 2: Site Development Plan
Attachment 3: The Groves Architectural Drawings
Attachment 4: The Groves Landscape Plan
Attachment 5: The Groves Plant Palette
t:\- 14 plns\pln 2014-1529 halcon rd gpa - atascadero grove\pln 2014-1529_drc_sr_kg.docx
Attachment 1: Location Map
Project
Location
Attachment 2: Site Development Plan
Attachment 3: The Groves Architectural Drawings
Refer to Provided Packet
SITE PLANV IE JO C A M IN O SANTA BARBARA ROAD
LANDSCAPE PLANV IE JO CAM INO SANTA BARBARA ROAD
STREET VIEW - SANTA BARBARA ROAD AND VIEJO CAMINO
STREET VIEW - VIEJO CAMINO
STREET VIEW - ENTRANCE ON VIEJO CAMINO
OPTION A - FLOOR PLANS
OPTION A - PERSPECTIVE & ELEVATIONS
OPTION B - FLOOR PLANS
OPTION B - PERSPECTIVE & ELEVATIONS
OPTION C - FLOOR PLANS
OPTION C - PERSPECTIVE & ELEVATIONS
OPTION D - FLOOR PLANS
OPTION D - PERSPECTIVE & ELEVATIONS
ITEM NUMBER:
2
DATE: 11-17-15
Attachment 4: The Groves Landscape Plan
ITEM NUMBER:
2
DATE: 11-17-15
Attachment 5: The Groves Plant Palette