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Home My WebLink AboutDRC _2016-06-01_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, June 1, 2016 2:00 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 MAY 18, 2016 City of Atascadero Design Review Committee Agenda Regular Meeting, June 1, 2016 Page 2 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PLN 2016-1584, APARTMENT COMPLEX AT 9405 AVENIDA MARIA Property Owner/Applicant: Mike Zappas, 8189 San Dimas Road, Atascadero, CA 93422 Project Title: PLN 2016-1584 / DRC 2016-0080 Project Location: 9405 Avenida Maria, Atascadero, CA 93422 (APN 045-321-022) San Luis Obispo County Project Description: Hidden Oaks Phase II: Proposed 24-unit residential apartment complex in a high density multi-family district. The subject site is identified in the Atascadero Housing Element as a site for “by-right-development,” which means that no Conditional Use Permits are required for a multi-family rental project. The site is proposed to be gated. The proposed architectural design would match the Pueblo style of Hidden Oaks Phase 1. Conceptual plans have been submitted for preliminary review. City staff has provided comments in the staff report regarding potential modifications to the proposed elevations and site plan for consideration by the Design Review Committee. Zoning District: Residential Multi-family RMF-20 (20-24 units per acre) General Plan designation: High Density Residential (HDR) City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470-3480 Proposed Environmental Determination: To be determined - currently being reviewed by City Attorney. CEQA evaluation to be completed prior to building permit issuance. Staff Recommendation: DRC review and discuss proposed site plan and elev ations, and provide comments to staff and the applicant for incorporation into designs for building permit submittal. City of Atascadero Design Review Committee Agenda Regular Meeting, June 1, 2016 Page 3 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website 3. PLN 2016-1591, EXTERIOR REMODEL AT 6300 MORRO ROAD (MCDONALD’S) COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting will be held on June 7, 2016 at 2 p.m. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. Property Owner: Archland Property II, PO Box 182571, Columbus, OH 43218 McDonald’s LLC, 3800 Kilroy Airport Way #200, Long Beach, CA 90806 Project Title: PLN 2016-1591 / DRC 2016-00xx Project Location: 6300 Morro Road, Atascadero, CA 93422 (APN 030-211-018) San Luis Obispo County Project Description: The project is a proposal to replace the façade of the McDonald’s location on Morro Road. The existing mansard roof and drive-thru structure will be removed and replaced with modern architecture including new entry arcade, canopies, light sconces and color scheme. Updated signage is also proposed. Zoning District: Commercial Tourist (CT) General Plan Designation: General Commercial (GC) City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470 -3480 Proposed Environmental Determination: The proposed project is categorically exempted from CEQA under Section 15301: Existing Facilities, which exempts interior and exterior alterations to existing buildings. Staff Recommendation: DRC review and discuss proposed site plan and elevations, and provide comments to staff and the applicant for incorporation into designs for building permit submittal (BLD 2016-13566). DRC Draft Action Minutes of 5/18/16 Page 1 of 4 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT ACTION MINUTES Regular Meeting – Wednesday, May 18, 2016 – 2:00 P.M. City Hall Room 106 6500 Palma Avenue, Atascadero, California CALL TO ORDER – 1:58 p.m. Chairperson Kelley called the meeting to order at 1:58 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 absence) Staff Present: Community Development Director, Phil Dunsmore Katie Banister, Assistant Planner Recording Secretary, Annette Manier Others Present: Michael Blakely, Global Sign Systems, representing Smart & Final Juan Sandoval, A&S Engineering, representing Tesoro APPROVAL OF AGENDA MOTION: By Committee Member Fonzi and seconded by Committee Member Anderson to approve the Agenda. There was Committee consensus to approve the Agenda. PUBLIC COMMENT None Chairperson Kelley closed the Public Comment period. ITEM NUMBER: 1 DATE: 6-1-16 DRC Draft Action Minutes of 5/18/16 Page 2 of 4 CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF MAY 11, 2016 MOTION: By Committee Member Anderson and seconded by Committee Member Fonzi to approve the consent calendar. There was Committee consensus to approve the consent calendar. DEVELOPMENT PROJECT REVIEW 2. PLN 2016-1592, REMOVE AND REPLACE EXISTING SIGNS AT 8200 EL CAMINO REAL (SMART & FINAL) Property Owner: Spirit SPE HG 2015-1 LLC, 16767 N Perimeter Dr. #210, Scottsdale AZ 85260 Applicant: Smart and Final Stores LLC, 600 Citadel Dr., Commerce, CA 90040 Representative: Kasey Clark, AKC Services, Inc., 18650 Collier Ave., Ste. B, Lake Elsinore, CA 92530 Project Title: PLN 2016-1592 / DRC 2016-0086 / AUP 2016-0080 Project Location: 8200 El Camino Real, Atascadero, CA 93422 (APN 056-031-061, 062) San Luis Obispo County Project Description: The proposed project is a modification to the Master Sign Program for the shopping center at the southwest corner of Curbaril Avenue and El Camino Real (formerly the Albertson’s Shopping Center). The applicant proposes a 237 square-foot entry sign for the existing grocery store, and 33 square feet of entry signage for a future sub-tenant. Freeway-oriented signage will also be discussed. This item will be heard at an Administrative Use Permit hearing on May 18, 2016 at 3:00 p.m. Zoning District: Commercial Retail (CR) General Plan Designation: General Commercial (GC) City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470-3480 Proposed Environmental Determination: Categorical Exemption Section 15311; Class 11 exemption for construction or placement of on-premise signs. Staff Recommendation: DRC review and discuss the proposed signage and make a recommendation to the Administrative Hearing Officer to approve an Administrative Use Permit DRC Draft Action Minutes of 5/18/16 Page 3 of 4 Assistant Planner Banister presented the staff report, and she and Community Development Director Dunsmore answered questions from the Committee. PUBLIC COMMENT The following members of the public spoke during public comment: Michael Blakely. Chairperson Kelley closed the Public Comment period. The Committee recommended approval of the front entry wall sign for the grocery store space to be limited to 237 sf. A wall sign on the entry of the building for the demised space shall be allowed up to 60 sf, and shall be reviewed by staff to look porportional. The Committee also recommended that current signage on the red cart corrals can remain with no additional signage for advertising. 3. PLN 2016-1588, REMOVE AND REFACE EXISTING SIGNS AT 6100 SAN ANSELMO ROAD (ARCO) allowing a 237 square-foot entry sign for the existing grocery store and 40 square feet of entry signage for the future sub-tenant. Property Owner: Neena Enterprises, Inc., 6100 San Anselmo Road, Atascadero, CA 93422 Applicant: Tesoro Refining & Marketing Company, LLC, 19100 Ridgewood Pkwy., San Antonio, TX 78259 Representative: Ahmad Ghaderi, A&S Engineering, 28405 Sand Canyon Rd., Ste. B, Canyon Country, CA 91387 Project Title: PLN 2016-1588 / DRC 2016-0083 / AUP 2016-0078 Project Location: 6100 San Anselmo Road, Atascadero, CA 93422 (APN 049-221-040) San Luis Obispo County Project Description: The proposed project is additional signage for the gas station at 6100 San Anselmo Road. The applicant requests an administrative use permit to allow color banding and other signs on the perimeter of the existing canopy in excess of what is allowed by the Sign Ordinance. This item will be heard at an Administrative Use Permit hearing on May 18, 2016 at 3:00 p.m. Zoning District: Commercial Tourist (CT) General Plan Designation: General Commercial (GC) City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470-3480 Proposed Environmental Determination: Categorical Exemption Section 15311; Class 11 exemption for construction or placement of on-premise signs. Staff DRC review the proposed signage and make a recommendation to the DRC Draft Action Minutes of 5/18/16 Page 4 of 4 Assistant Planner Banister presented the staff report, and answered questions from the Committee. PUBLIC COMMENT The following members of the public spoke during public comment: Juan Sandoval. Committee Member Dariz closed the Public Comment period. The Committee recommended approval of the sign with LED lights and a lighted canopy to be compatible with the neighborhood, and are recommending that the applicant ensure that the lights aren’t too bright. The Committee also recommends that the Hearing Officer address screening to the residential neighborhood, ensure the lights aren’t too bright by putting in a condition that requires the applicant comply with the City’s night sky standards, and ensure that there is no off-site glare. Landscaping will be left to the Planning Department. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Community Development Director Dunsmore stated that the next DRC meeting will be held on Wednesday, June 1, 2016, at 2:00 p.m. and the committee will hear an apartment project. In the future, the committee will review the McDonald’s and Coco’s sites. ADJOURNMENT– 3:10 p.m. The next regular meeting of the DRC will be held on Wednesday, June 1, 2016, at 2:00 p.m. MINUTES PREPARED BY: ______________________________ Annette Manier, Recording Secretary Recommendations: Administrative Hearing Officer to deny the Administrative Us e Permit to allow 195 square feet of signage on the gas station canopy. ITEM NUMBER: 2 DATE: 6-1-16 Atascadero Design Review Committee Report In Brief - Community Development Department Katie Banister, Assistant Planner, (805) 470-3480, kbanister@atascadero.org PLN 2016-1584 / DRC 2016-0080 Hidden Oaks II – 24 Unit Multi-Family Apartment Complex Owner: Mike Zappas, 8189 San Dimas Road, Atascadero, CA 93422 Address: 9405 Avenida Maria Project #: PLN 2016-1584 DRC 2016-0080 APN #: 045-321-022 General Plan: High Density Residential (HDR) Zoning: Residential Multi-Family (RMF-20) Project Area: 0.98 Acres Existing Use: Vacant Staff Recommendation: DRC review and discuss proposed site plan and elevations, and provide comments to staff and the applicant for any modifications to incorporate into designs for building permit submittal. Design Review Items  Review of proposed site plan including landscaping, trash enclosures, parking, setbacks, and proposed street improvements  Review of proposed architectural elevations  Review of proposed floor plans Hidden Oaks II – 24 Units ITEM NUMBER: 2 DATE: 6-1-16 BACKGROUND The applicant proposes to construct a second phase of the Hidden Oaks Village apartment complex. The new 24-unit complex will be a mixture of studio and 1 bedroom apartments. It is located between Hidden Oaks Village and the soon to be constructed Atascadero Family Apartments on Avenida Maria. Avenida Maria is a private road that functions as a public street serving hundreds of units and Chalk Mountain Community School operated by the SLO County Board of Education. It is located on the flag lot for the first phase of Hidden Oaks Village, also owned by the applicant. The subject property, the Atascadero Family Apartments (at the corner of El Camino Real and Avenida Maria), and the County Board of Education have recorded access easements on the road. The site is zoned RMF-20 with a minimum of 20 units to the acre and a maximum of 24 units to the acre. This site is on the list of “by-right” high-density multi-family properties identified in Atascadero Municipal Code (AMC) 9-3.174(i) and the General Plan Housing Element. In accordance with AMC 9-3.174, this project does not require a Conditional Use Permit, but is not categorically exempted from the California Environmental Quality Act, so it will require a Precise Plan which includes the completion of environmental review. The proposed site consists of a 0.98 acre legal lot of record. A 10-foot-wide private utilities easement runs the length of the northern property line (approximately 1,565 square feet in area). The site is currently undeveloped and has no trees. The land slopes down from Avenida Maria to the lowest point at the northeast corner of the property. The applicant is proposing:  24 units, including a mix of studio and 1 bedroom apartments;  Two 2-story buildings with decorative features consistent with the Pueblo Revival architectural style;  A total of 43 parking spaces; 29 covered / 12 car spaces uncovered, 2 motorcycle spaces uncovered;  On-site amenities including shared laundry facility and exercise room, and outdoor barbeque/patio areas; and  Landscaping including the use of drought tolerant native plants, permeable pavers, and a functioning cobbled drainage swale. 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. Staff seeks DRC comments on the proposed site plan, landscaping, and architectural improvements. As proposed, the project will need access improvements, on-site amenities such as recreation areas, and other improvements and amendments for it to meet General Plan and zoning compliance. The DRC is tasked with ensuring the physical design of new development meets the following objectives, as established by Atascadero Municipal Code: ITEM NUMBER: 2 DATE: 6-1-16 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. DISCUSSION POINTS / STAFF RECOMMENDATIONS Circulation (See Site Plan, Attachment 2) 1. The development must provide an accessible path to the nearest bus stop on El Camino Real. The sidewalk on the south side of Avenida Maria is likely outside the access easement and on the property owned by the SLO County Board of Education. The applicant will need to provide evidence the residents of the proposed complex have the right to use this private sidewalk. 2. If the residents have permission to use this sidewalk, provide an accessible route from the development to cross Avenida Maria and access the sidewalk. Staff recommends a raised crosswalk to slow vehicle traffic. This sidewalk may need repairs to comply with accessibility requirements. 3. If residents don’t have permission, how will pedestrian access be given to El Camino Real to reach transit and services? 4. Provide pedestrian access between Phase I and Phase II of the Hidden Oaks Village. There may be space for this along Avenida Maria or possibly in the northeast corner of the subject parcel. A gate would have to be placed in the wall at this location and an accessible path provided. 5. Provide a sidewalk along the property’s entire Avenida Maria frontage that also connects the Hidden Oaks Village. The Atascadero Municipal Code requires curb, gutter and sidewalk for all new multi-family developments and on neighboring properties in the same ownership. 6. Provide at least 8 feet of setback between the parallel parking spaces on Avenida Maria and the shared facility rooms. 7. Expand the width of the walkway between the buildings and the parking proposed along the west side of the building. The site plan calls for a 3.5-foot-wide path, which may feel very narrow between a building and parked vehicles that may overhang the curb. 8. Eliminate the gate. Gated communities are counter to the General Plan goals for ITEM NUMBER: 2 DATE: 6-1-16 city-wide circulation and slow fire and police response time. 9. Seek access agreements with the Oaks Apartments on Jornada Lane and Atascadero Family Apartments on Avenida Maria. 10. If access is not attained to Jornada Lane, provide landscaping at the end of the long driveway so the view from Avenida Maria is more attractive. Parking (See Site Plan and Carport Elevations, Attachments 2 and 5) Type Required Proposed Total for residents 36 34 + 2 motorcycle Covered 24 29 Guest 5 7 Total 41 41 + 2 motorcycle 11. Move the covered parking to the rear of the property to provide a more open site as viewed from Avenida Maria; 12. Provide a continuous parking bulb out to better accommodate parking along the Avenida Maria frontage in preference to the proposed 2 separated spaces; 13. Incorporate pueblo architectural features to the trim and supporting members of the carport structures. 14. Provide bicycle parking. Outdoor Recreation Areas (See Site Plan and Landscape Plan (Attachments 2 and 4) 15. AMC 9-3.173(c) requires 300 square feet of outdoor recreational open space per unit, or 7,200 square feet. Each recreation space must be at least 1,000 square feet in area. Landscaped areas are not considered recreation space. The proposed site plan does not provide adequate recreation space. 16. Consolidate outdoor recreation space to provide at least one larger area; 17. Consider replacing landscaping between the buildings with recreation space; 18. Consider eliminating units to reduce the recreation space requirement and to allow more space to fulfill this requirement; 19. Consider more fully incorporating the two phases of the Hidden Oaks development to allowed shared use of recreation facilities in Phase I. Internal circulation and an accessible path would be required. There may be an opportunity to provide a path at the northeast corner of the site. Landscaping (See Landscape Plan, Attachment 4) 20. The site must conform to the Water Efficient Landscape and Irrigation Ordinance, incorporating native drought tolerant plants, minimizing turf and using drip and other efficient irrigation methods. 21. Eliminate Atlas cedar from the plant schedule and replace with another tree variety. ITEM NUMBER: 2 DATE: 6-1-16 22. Landscaping may not be permitted in the utilities easement based on needed flow requirements for stormwater from other properties. 23. Provide decorative pavers or concrete at the entry. Elevations (See Elevations and Color Board, Attachment 5 and 7) 24. Provide additional windows in the south elevation of the residential units facing Avenida Maria. 25. Replace the brown/orange “Plymouth” trim color with a different bright shade. Perhaps a cobalt blue or purple with similar intensity as the other proposed colors. 26. Use more than one nuetral color for the walls to provide variety. 27. Exterior walls to be a smooth, hand troweled stucco finish. ATTACHMENTS Attachment 1: Aerial Map Attachment 2: Site Plan Attachment 3: Grading and Drainage Plan Attachment 4: Landscape Plan Attachment 5: Elevations Attachment 6: Floor Plans Attachment 7: Color and Materials Board ITEM NUMBER: 2 DATE: 6-1-16 Attachment 1: Aerial Map PLN 2016-1584 / DRC 2016-0080 Proposed Project Area Atascadero Family Apartments Hidden Oaks Village, Phase I Chalk Mountain Community School ITEM NUMBER: 2 DATE: 6-1-16 Attachment 2: Site Plan PLN 2016-1584 / DRC 2016-0080 10-foot utilities easement BBQ/Patio Areas Existing wood fence Avenida Maria Decorative pavers Crosswalk Fire turnaround Building A: 8-units Building B: 16-units Shared facilities Gate Low masonry wall Entrance to Chalk Mountain Community School ITEM NUMBER: 2 DATE: 6-1-16 Attachment 3: Grading and Drainage Plan PLN 2016-1584 / DRC 2016-0080 Bio Swale Bio Retention Basin Underground stormwater piping Bio Swale Drainage inlet Drainage inlet Drainage inlet ITEM NUMBER: 2 DATE: 6-1-16 Attachment 4: Landscape Plan PLN 2016-1584 / DRC 2016-0080 ITEM NUMBER: 2 DATE: 6-1-16 ITEM NUMBER: 2 DATE: 6-1-16 Attachment 5: Architectural Elevations PLN 2016-1584 / DRC 2016-0080 Building A (8 units) South Elevation from Avenida Maria North Elevation from central courtyard West Elevation from driveway ITEM NUMBER: 2 DATE: 6-1-16 Building B (16 units) South Elevation from central courtyard North Elevation from parking area West Elevation from driveway ITEM NUMBER: 2 DATE: 6-1-16 Carport structures Typical closed end Typical open side of the carports (detail) West elevation of carport near garbage enclosure ITEM NUMBER: 2 DATE: 6-1-16 Attachment 6: Floor Plans PLN 2016-1584 / DRC 2016-0080 Upper Floor Plan: 388 square-foot studios with 132SF of private balcony space and 106 square feet of storage ITEM NUMBER: 2 DATE: 6-1-16 Lower floor plan: 594 square foot one bedroom apartments with 44 square feet of storage ITEM NUMBER: 2 DATE: 6-1-16 Shared Facilities: Laundry and Exercise Rooms attached to Building A ITEM NUMBER: 2 DATE: 6-1-16 Attachment 7: Color and Materials Board PLN 2016-1584 / DRC 2016-0080 ITEM NUMBER: 3 DATE: 6-1-16 Atascadero Design Review Committee Report In Brief - Community Development Department Katie Banister, Assistant Planner, 470-3480, kbanister@atascadero.org PLN 2016-1591 / DRC 2016-0085 Exterior Remodel 6300 Morro Road (McDonald’s) Property Owner Archland Property / McDonald’s Corporation PO Box 182571 Columbus, OH 43218 Address: 6300 Morro Road APN: 030-211-018 General Plan: General Commercial Zoning: Commercial Tourist / PD3 Project Area: 0.38 acres Existing Use: Fast food restaurant with drive-through Proposed: Exterior remodel of existing building Recommendation: Staff recommends DRC endorse the proposed architectural appearance and signage with design modifications. BACKGROUND The Morro Road McDonald’s location was constructed in 1977. No major façade changes have occurred to the building since that time. The applicant has applied for a building permit to modernize the building exterior as well as interior changes to the counter and dining room. The Design Review Committee is asked to review the proposed exterior changes. EVALUATION The applicant proposes to make improvements to the existing building. The mansard roof and drive thru structure would be demolished, but the stucco of the lower wall, the ITEM NUMBER: 3 DATE: 6-1-16 windows, the tile band around the lower wall, and the reddish orange tile sidewalk would remain. Existing McDonald’s Front Elevation Proposed elevations are included as attachment 1 to this report. The new façade would have a modern design theme with a gray color palette. New parapet walls would replace the tile roof around the entire perimeter. Also proposed are new “brand walls” (the taller, dark, pop-out areas in the front and non-drive-thru sides of the building), and corrugated metal to accent the parapet wall where the stucco is the lightest shade. The applicant proposes to leave the existing stucco on the lower wall, but would paint it in the new color scheme. The new wall features are intended to be given a stucco surface to match the existing stucco. The modernization also includes white aluminum trellises that project over the windows and doors, modern light sconces and LED lights that run along the top edge of the brand walls. A rendering of the new design “prototype” for McDonald’s locations in this region is included on the next page. This is not the actual building proposed for the local store, but the materials and colors are representative, and the 3 dimensional perspective is useful. Significantly, the local McDonald’s will retain the existing windows, and will not have as much glass in the front façade. New, relatively understated signage is proposed. The brand walls each include the iconic golden arches, and a simple, white-lettered “McDonald’s” is located on the front and drive-thru sides of the building. Placing more than one wall sign on a single wall face will require an Administrative Use Permit. ITEM NUMBER: 3 DATE: 6-1-16 The applicant does not propose any changes to the site beyond the building. McDonald’s design prototype for locations in the local region – this is not a rendering of the Morro Road location, but is representative of the material and colors proposed The Design Review Committee should consider how the modern architectural style of the new façade relates to the other buildings on Morro Road especially near Highway 101. However, while Mission Revival and Colony styles are common, the architecture of Atascadero is generally eclectic. In order to successfully execute a modern façade, materials must be of high quality. A completely stucco façade with flat walls and minimal contrasting materials will make the walls appear flat and applied, rather than an integral part of the building architecture. Staff has included recommendations to provide a variety of quality building materials to facilitate an effective beautification and to help the building complement other buildings in the vicinity. CODE REQUIREMENTS The municipal code has several requirements which apply to this project:  Install a sidewalk on the Morro Road frontage. Due to the size of the remodel, AMC 9-4.159 requires curb, gutter and sidewalk. The site has existing curb, but no sidewalk. This is a Caltrans right-of-way, and the sidewalk must be constructed to Caltrans standards.  Install water efficient landscaping. AMC 8.10-104 limits turf to 10% of the suitable landscaped area. Replacement plants must be drought tolerant and irrigated with drip emitters. A landscape plan will be required with building permit review. ITEM NUMBER: 3 DATE: 6-1-16 STAFF RECOMMENDATIONS  Provide a contrasting or complementing building material for the brand walls such as weathered wood, faux wood tiles, slate tiles, bricks or similar.  Project the trellis structure in the front elevation 36 inches, similar to side elevations.  Remove existing tile band in the lower wall and provide tile wainscoting along all walls of the building at the building base. Stucco placed low to the ground often becomes dirty and discolored or damaged.  Provide reglets (narrow separation strip between stucco panels in the upper wall) of sufficient size to be seen from the street.  Provide a smooth sand stucco finish, not a heavy spray texture.  Eliminate the play area and replace with an outdoor seating area. The current playground appears inconsistent with the modern design esthetic. Alternatively, redesign the playground fencing to be compatible with the new building façade perhaps using the white metal theme of the trellis.  Replace the damaged fence between the pedestrian walkway and drive-thru with materials that complement the new design (See attachment 4).  Remove or replace the orange tiles on the walkways adjacent to the building (See attachment 3).  Replace the garbage enclosure door with a new solid metal door (see attachment 4).  Provide shrubs at the rear and drive-thru sides of the garbage enclosure.  Provide parking lot trees at approximate 30 foot intervals (see attachment 2).  Provide 3 street trees on Morro Road at an approximate 30 foot interval (see attachment 2).  At a minimum, provide landscaping in the front setback and along the side property lines. ATTACHEMENTS Attachment 1: Proposed elevations and materials – First Submittal Attachment 2: Proposed elevations and materials – Second Submittal Attachment 3: Site plan Attachment 4: Existing materials Attachment 5: Site photos ITEM NUMBER: 3 DATE: 6-1-16 Attachment 1: Proposed Elevations and Materials – First Submittal PLN 2016-1591 / DRC 2016-0085 ITEM NUMBER: 3 DATE: 6-1-16 ITEM NUMBER: 3 DATE: 6-1-16 ITEM NUMBER: 3 DATE: 6-1-16 Attachment 2: Proposed Elevations and Materials – Second Submittal PLN 2016-1591 / DRC 2016-0085 ITEM NUMBER: 3 DATE: 6-1-16 ITEM NUMBER: 3 DATE: 6-1-16 ITEM NUMBER: 3 DATE: 6-1-16 Attachment 3: Site plan with staff-proposed locations for new shade trees PLN 2016-1591 / DRC 2016-0085 - Indicates recommended location for new shade trees ITEM NUMBER: 3 DATE: 6-1-16 Attachment 4: Existing colors and materials PLN 2016-1591 / DRC 2016-0085 Close-up of tile banding and stucco Red/orange tile walkway Typical front window Close up of wall tile, stucco and window ITEM NUMBER: 3 DATE: 6-1-16 Attachment 5: Site photographs PLN 2016-1591 / DRC 2016-0085 Drive-thru and damaged fence ITEM NUMBER: 3 DATE: 6-1-16 Existing front lawn and playground ITEM NUMBER: 3 DATE: 6-1-16 Garbage enclosure