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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Tuesday, June 7, 2016
2:00 P.M.
City Hall
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
None
City of Atascadero Design Review Committee Agenda Regular Meeting, June 7, 2016
Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
1. PLN 2016-1596, NEW COMMERCIAL BUILDING AT 7300 EL CAMINO REAL
(OLD COCO’S SITE)
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/Applicant:
Timmons Calstate LLC, c/o Joel & Priscilla Brown Family LTD PTP, 2200
Faraday Ave. #250, Carlsbad, CA 92008
Applicant: Richard Hofmeister, Dynamic Development Company, 1725 21st St., Santa
Monica, CA 90404
Project Title: PLN 2016-1596 / DRC 2016-0087
Project Location: 7300 El Camino Real, Atascadero, CA 93422
(APN 030-222-048) San Luis Obispo County
Project
Description:
New 8635 sq. ft. commercial building. Includes 3650 sq. ft. Urgent Care (Med
Post) and up to 3 retail/restaurant spaces (1,300 - 2,200 sq. ft. each.)
Includes demolition of existing vacant restaurant (previously Coco’s)
Zoning District: Commercial Service (CS)
General Plan Designation: Service Commercial (SC)
City Staff: Callie Taylor, Sr. Planner, ctaylor@atascadero.org, Phone: 805-470-3448
Staff
Recommendation:
Staff recommends DRC provide direction regarding potential modifications to
site layout and architectural elevations as recommended by City staff.
ITEM NUMBER:
1
DATE: 6-7-16
Atascadero Design Review Committee
Report In Brief - Community Development Department
Callie Taylor, Senior Planner, 470-3448, ctaylor@atascadero.org
PLN 2016-1596 / DRC 2016-0087
New Commercial Building
7300 El Camino Real
(Dynamic Development Company)
Property Owner:
Timmons Calstate LLC
In care of: Joel & Priscilla
Brown Family LTD PTP
Address: 7300 El Camino Real
APN: 030-222-048
General Plan: Service Commercial
(SC)
Zoning: Commercial Service
(CS)
Project Area: 0.86 acres
Existing Use: Vacant restaurant
building
(formerly Coco’s
Restaurant)
Proposed: New 8635 sq. ft. commercial building
Includes 3650 sq. ft. Urgent Care (Med Post) and
up to 3 retail/restaurant spaces (1,300 - 2,200 sq. ft. each)
Recommendation: Staff recommends DRC provide direction regarding potential
modifications to site layout and architectural elevations as
recommended by City staff.
Background:
The subject site is located between El Camino Real and Highway 101. The existing
building was previously occupied by Coco’s Restaurant, but has been vacant since
December 2015.
The applicant has submitted a proposal to demolish the existing restaurant building and
construct a new commercial development. Conceptual site plan and building elevations
ITEM NUMBER:
1
DATE:
6-7-16
have been submitted for DRC review. The proposal is for a new 8635 sq. ft.
commercial building, which would include an Urgent Care center (Med Post) and up to 3
retail/restaurant spaces (1,300 - 2,200 sq. ft. each.)
Evaluation:
1. Site Planning
Proposed site design includes one building with multiple tenants located adjacent to
Highway 101 at the back of the site. Parking would be provided along El Camino Real
and on both sides of the new building.
Conceptual Site Plan – Submitted by Applicant
Staff has concerns that by setting the building back on the site, the building will not have
a street presence along El Camino Real and could feel like the typical strip mall or
convenience center layout. Another concern with the Highway 101 proximity is that it
creates a dead zone behind the building. Walkways are located behind th e building
ITEM NUMBER:
1
DATE:
6-7-16
where landscape is required. This area will be difficult to monitor as it is not visible from
the rest of the site. Historically, the City has had problems with trash and storage
accumulation and banner signs when buildings are placed at this close proximity to
Highway 101.
The size of the retail and restaurant lease spaces is another potential concern. The
recent El Camino Real Corridor Study identified an abundance of very small vacant
retail spaces below 2,000 square feet. Larger retail spaces along the corridor are
currently being leased out, while these smaller spaces remain vacant or have high
turnover. Staff recommends one larger restaurant space with outdoor patio seating
rather than several small lease spaces.
The following are some options to increase street presence on El Camino Real:
Encourage building(s) to be placed closer to El Camino Real street edge
Consider separating the development into 2 separate structures (one with
street presence, one with Highway 101 visibility)
Increase the size of outdoor seating & patio area for the restaurant space and
include outdoor dining between restaurant pad and El Camino Real.
Potentially eliminate the small retail spaces
Allow parking reduction for shared uses on site
Landscape setback along Highway 101 must include a full 10 feet of landscape
width, including trees and shrubs.
Include additional landscape and outdoor features adjacent to building(s)
Include decorative concrete or pavers at driveway entrance
Potential Alternative Site Layout
Restaurant
space
(2,000-4,000 sf)
Urgent Care
3,650 sf
Trash
El Camino Real
Ramp
Patio
ITEM NUMBER:
1
DATE:
6-7-16
2. Architectural Design / Elevations
The conceptual elevations which have been submitted reflect a modern design
aesthetic. The linear elevation is broken up with pop outs and varying materials and
colors. Materials include gray and white stone, stucco, and metal. Architectural accents
include a louver system and glass railings.
Proposed Front elevation: Facing El Camino Real
Proposed Rear Elevation: Facing Highway 101
Staff is concerned that the modern architectural style proposed does not relate to the
surrounding buildings on in the commercial corridor. While the elevations are broken up
with varying materials and heights, the flat roof and large spans of flat walls do not
create the desired design aesthetic described by the City’s appearance review manual.
While it is clear that there is no one definitive “style” of architecture for Atascadero,
there are key elements which are consistent with the majority of buildings, and a level of
architectural detailing which is preferred. Modern buildings are rare in Atascadero, and
are often difficult to execute and blend with the surrounding styles. A lack of
architectural details can appear flat and uninteresting, instead of sleek and modern.
ITEM NUMBER:
1
DATE:
6-7-16
Over the past several decades, architectural styles in Atascadero have been
predominantly mission or Italianate in style, and almost always include tile roofs and
either brick or stone. If we look back further, it seems that the Colony architectural style
constructed in the 1920’s has the most classic Atascadero feel. We can take design
themes from what Atascadero’s historic commercial district began as 100 years ago.
This classic Colony theme is echoed in the City’s wayfinding signage program, and
incorporated into infrastructure and streetscapes such as the Atascadero Creek Bridge,
streetscape improvements downtown, and the HWY 101/41 interchange. Example
photos are included in Attachment 3 of this report. Many of these early examples
included brick exterior along with tile roofs.
Atascadero is currently seeing an increase in new buildings and major commercial
remodels. It is important that with each new development, we focus on how the
buildings relate to each other and blend to create a desired streetscape along our
commercial corridors. Each new building or façade remodel is an opportunity to further
define the City’s unique style and create a cohesive business district.
City staff recommends the architectural style of the proposed development be revised to
reference local historical styles. This could be accomplished by some of the following:
More emphasis on entry features and storefronts
Transom windows along with traditional recessed entries.
Include tower elements and/or appearance of second story to add stronger
variation of height (horizontal banding and clerestory windows)
Banks of windows
Wide roof eaves
Sloped roof lines where it would blend with architectural massing and enhance
building (eliminate flat roof) and incorporate tile roof elements
Additional architectural details including horizontal banding, well-defined
rooflines, cornices and parapets, window trim, etc.
Wood trellises, eave brackets, wood timbers, and other ornamental additions
Fabric awnings & use of iron accents
Building base to use accent material, architectural detail or masonry feature
Decorative tiles around windows and doorways
Architectural enhancements on rear and side of building (avoid large blank walls)
Use of natural materials, including brick or stone
Incorporate decorative lighting on building & throughout site
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1
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Conclusion:
The proposed urgent care center and restaurant uses are compatible with zoning and
surrounding commercial uses. Staff is in full support of the demolition of the existing
outdated structure on the site. The new commercial development is an excellent
opportunity to reutilize the site. Further discussion with the DRC is needed to ensure
that the site design and architectural style are in line with the vision for Atascadero’s
commercial district, and are in compliance with the City’s adopted Appearance Review
standards.
Attachments:
Attachment 1: Proposed Conceptual Plans (Elevations and Site Plans)
Attachment 2: Site photos
Attachment 3: Examples of Atascadero Buildings & Colony Architectural Style
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Attachment 1: Proposed Conceptual Plans (Elevations and Site Plans)
PLN 2016-1596 / DRC 2016-0087
7300 El Camino Real
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Attachment 2: Site photos
PLN 2016-1596 / DRC 2016-0087
7300 El Camino Real
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Attachment 3: Examples Atascadero Buildings & Colony Style
PLN 2016-1596 / DRC 2016-0087
Original Post Office Building,
1924
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Bakery Building, 1924
Doran Building,
1925
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Carlton Hotel
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Streetscape Design
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Colony Square, constructed 2010, 6917 El Camino Real
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Colony Square, Phase II, 6917 El Camino Real
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1
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Moresco Plaza, Morro Rd.
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Office Building, Morro Rd.
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La Plaza, Downtown
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Rite Aid Shopping Center