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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, August 3, 2016
2:00 P.M.
City Hall
6500 Palma Avenue
Atascadero, California
Room 306 (3rd floor conference room)
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 Minutes of July 13, 2016
City of Atascadero Design Review Committee Agenda Regular Meeting, August 3, 2016
Page 2 of 3
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DEVELOPMENT PROJECT REVIEW
2. PLN 2016-1584, APARTMENT COMPLEX AT 9405 AVENIDA MARIA (HIDDEN
OAKS APARTMENTS)
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:
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: Continued review: Hidden Oaks Apartments: proposed 23-unit
residential apartment complex in a high density multi-family district.
The subject site is identified in the Atascadero General Plan Housing
Element as a “by-right-development” site, which means that no
Conditional Use Permits are required for this multi-family project. The
site is proposed to be gated.
The architectural design proposed would match the Pueblo Revival style
of the adjacent Hidden Oaks Village. The applicant has made DRC
recommended modifications to the site plan and elevations.
General Plan Designation: High Density Residential (HDR)
Zoning District: Residential Multi-Family (RMF-20)
City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone:
470-3480
Proposed
Environmental
Determination:
The project will require an Initial Study to determine applicable
requirements of the California Environmental Quality Act (CEQA).
Staff Recommendation: Staff recommends the DRC approve the design of the modified plans.
DRC Draft Action Minutes of 7/13/16
Page 1 of 5
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Tuesday, July 13, 2016 – 1:00 P.M.
City Hall, 6500 Palma Avenue, Atascadero, California
CALL TO ORDER – 1:00 p.m.
Committee Member Fonzi called the meeting to order at 1:00 p.m.
ROLL CALL
Present: Chairperson Bob Kelley
Committee Member Duane Anderson
Committee Member Roberta Fonzi
Committee Member Mark Dariz
Absent: Committee Member Kirk (excused absence)
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Callie Taylor
Recording Secretary, Annette Manier
Others Present: Richard Hofmeister, Dynamic Development Company
Bill White, Atascadero Fire Department
Tom Peterson, Atascadero Fire Department
Mike Hubert, Interim Fire Chief, Atascadero Fire Department
APPROVAL OF AGENDA
MOTION: By Committee Member Fonzi and seconded by
Chairperson Kelley to move Item 2 (Fire Dept. carport) to
Item 1.
There was Committee consensus to approve the
Agenda.
PUBLIC COMMENT
None
ITEM NUMBER: 1
DATE: 8-3-16
1
DRC Draft Action Minutes of 7/13/16
Page 2 of 5
Chairperson Kelley closed the Public Comment period.
CONSENT CALENDAR
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
1. PLN 2016-1604, DESIGN REVIEW OF FIRE DEPARTMENT CARPORT
Community Development Director Dunsmore presented the staff report, and he and Fire
Department staff answered questions from the Committee.
PUBLIC COMMENT
None
Chairperson Kelley closed the Public Comment period.
MOTION: By Committee Member Fonzi and seconded by
Committee Member Anderson to approve the project
with a small sign (identifying Disaster Response Trailer)
on the front of the structure on the gable end.
There was Committee consensus to approve the
consent calendar.
Property
Owner/Applicant:
City of Atascadero, 6500 Palma Avenue Atascadero, CA 93422
Project Title: PLN 2016-1604 / DRC 2016-0089
Project Location: 6005 Lewis Avenue, Atascadero, CA 93422
(APN 029-332-004) San Luis Obispo County
Project
Description:
980 sq. ft. metal carport structure, proposed to be installed at the rear of the site
to store the Fire Department’s emergency response trailer.
Zoning District: Downtown Commercial (DC)
General Plan Designation: Downtown (D)
City Staff: Phil Dunsmore, Community Development Director pdunsmore@atascadero.org,
Phone: 805-470-3488
Staff
Recommendation:
Staff recommends DRC review carport design and location, and provide
direction to City staff.
2
DRC Draft Action Minutes of 7/13/16
Page 3 of 5
2. PLN 2016-1596, NEW COMMERCIAL BUILDING AT 7300 EL CAMINO REAL
(OLD COCO’S SITE)
Senior Planner Taylor 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: Richard Hofmeister.
Mr. Hofmeister gave a presentation on the project and described his intention to work
with a noise engineer to provide options for screening the HWY 101 noise for the rear
patio. Staff indicated they would like to have another alternative to the dining in the
back to provide presence on El Camino Real. Services and utilities, including trash and
loading dock, are not in favorable location at the front of the site. Mr. Hofmeister stated
that the tenant to go in the Coco’s building is most likley Pieology. Mr. Hofmeister
discussed options for façade enhancements and materials for the new Med Post.
Chairperson Kelley closed the Public Comment period.
The Committee approved the project with the following
recommendations:
SITE PLAN CONCEPT CAN BE APPROVED BY STAFF (NO
ADDITIONAL DRC MEETING) IF THE FOLLOWING CONDITIONS AND
MODIFICATIONS CAN BE MET:
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.
3
DRC Draft Action Minutes of 7/13/16
Page 4 of 5
KEY ITEMS
1) Enlarge patio at front of restaurant. Suggest removing 4
adjacent parking stalls near current front patio tables to enlarge
this area. This patio shall become primary focus of building’s
front façade as seen from El Camino Real. Incorporate covered
structure or trellis over patio for shade and visual enhancement.
2) Modify back dining room/patio next to Hwy. 101. Either rebuild
walls and keep it enclosed, or use as secondary patio if noise
can be mitigated (acoustical analysis needed.) Could use this
area for additional parking. Alternative uses could include a
party/meeting room for the restaurant or rentable space, or
outdoor fire pit area.
3) Mitigate unsightly “back of house” uses at front of restaurant.
Screen or enclose trash, equipment, loading dock and employee
entrance. Include additional façade enhancements and additional
landscape in this area. Possibly eliminate 1 parking space in the
area to accommodate enhancements.
ARCHITECTURAL DESIGN:
1) Use brick façade on Med Post. Use stone product on remodeled
restaurant building.
2) Architectural style of the two buildings can be different, but need
to relate and complement each other.
3) Break-up any large stucco walls with windows, banding,
bulkheads, accent materials (brick), roofline trim, or other
details. No large stucco massing.
ADDITIONAL ITEMS:
1) Widen front drive to 20’ wide to provide for 2-way vehicle access.
2) Ok to locate Med Post trash in Hwy. 101 landscape setback to
provide for better access. Include landscape/vines on sides of
trash enclosure to help screening. Provide masonry enclosure
with metal door.
3) Integrate architectural features on ADA path. Goal is to enhance
front of site near El Camino Real, and screen/separate trash and
loading zone areas.
4) Monument signs – 2 would be ok. Shall complement architectural
style of buildings.
5) All mechanical equipment must be screened. Include roof
parapets as needed.
6) Include new light fixtures on existing poles.
7) Include red curb at El Camino Real driveway entrance as needed
for sight distance.
There was Committee consensus to approve the project.
Community Development Director Dunsmore stated that the applicant can work with
staff on another rendition of the site now that they have DRC’s recommendations.
4
DRC Draft Action Minutes of 7/13/16
Page 5 of 5
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTORS REPORT
Community Development Director Dunsmore stated that the next DRC meeting will be
on July 27th, and the committee will re-review the Avenida Maria project, and there may
be an additional item on the agenda as well.
ADJOURNMENT– 2:36 p.m.
The next regular meeting of the DRC will be on July 27, 2016.
MINUTES PREPARED BY:
______________________________
Annette Manier, Recording Secretary
t:\~ design review committee\minutes\minutes 2016\draft actn minutes 7-13-16.am.docx
5
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ITEM NUMBER:
2
DATE: 8-3-16
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 Apartments – 23 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:
Staff recommends the DRC approve the proposed design for a multi-
family residential development.
Design Review Items
Review of proposed site plan including outdoor recreation space, parking, landscaping,
and accessibility
Review of proposed architectural elevations
Hidden Oaks Apartments – 23 Units
7
ITEM NUMBER:
2
DATE: 8-3-16
BACKGROUND
The applicant originally proposed a 24-unit apartment complex at this location, which was
reviewed by the DRC on June 1, 2016. In order to accommodate municipal code
requirements and DRC recommendations, the applicant has reduced the proposal to 23
units and proposed a number of changes to the site layout. The development is a mixture of
studio and 1 bedroom apartments located between Hidden Oaks Village (also owned by the
applicant) and the soon to be constructed Atascadero Family Apartments on Avenida Maria.
At the first DRC review, the committee recommended several modifications to the project.
In particular, the applicant was directed to work with City staff to balance stormwater,
parking, open space, and accessibility requirements.
The applicant is currently proposing:
23 apartment units;
Two 2-story buildings with decorative features consistent with the Pueblo Revival
architectural style;
A total of 40 parking spaces; 23 covered spaces, 15 uncovered spaces, and 2
uncovered motorcycle spaces;
On-site amenities including a shared laundry facility, exercise room, central
recreation area with barbeques and accessible path, private patios and decks, and a
Bocce Ball court.
Extensive drought tolerant landscaping integrated with onsite stormwater control.
SITE PLAN REVIEW:
Circulation
1. The applicant has negotiated easements with the Atascadero Family Apartments to
permit the use of their new sidewalk, which will run the length of Avenida Maria to El
Camino Real. The new design connects on-site paths of travel with the path of travel
on the neighboring property.
2. The walkway between the buildings and the parking proposed along the west side of
the buildings has been expanded to 5 feet in width.
3. An access easement is being requested from the end of the proposed parking
facilities to Jornada Lane to the North of the project site. This is being requested for
emergency access purposes. As the easement being requested affects private
property and the current access is adequate to serve the proposed development,
staff cannot make this a requirement. If an access easement cannot be attained to
Jornada Lane, staff recommends the applicant provide landscaping at the end of the
long driveway so the view from Avenida Maria is more attractive.
Outdoor Recreation Areas
4. AMC 9-3.173(c) requires 300 square feet of outdoor recreational open space per
unit, which would total 6,900 square feet required for the proposed development.
Proposed outdoor recreation spaces include, an approximately 1,400 square-foot
Bocce Ball court at the rear of the complex, an approximately 1,000 square foot
8
ITEM NUMBER:
2
DATE: 8-3-16
covered exercise patio, and an approximately 4,800 square-foot shared recreation
space between the two apartment buildings that also serves as the project’s
stormwater control basin. These spaces total about 7,200 square feet, which
exceeds the minimum requirement.
Staff has provided discussion below related to open space amenities and parking
and is seeking DRC direction on this item.
5. Additional recreation space includes a private patio or deck space for each unit
which total approximately 3,000 square feet, and a shared exercise room of 320
square feet.
Parking
6. The project requires a total of 40 parking spaces. As designed, 40 spaces are
provided, however one required occupant space is located outside the gate in the
guest parking area, and two of the spaces are for motorcycles.
Type Required Proposed
Total for residents 35 32 + 2 motorcycle
Covered for residents 23 23
Guest 5 6
Total 40 40
7. In the previous review, the municipal code requirements for the provision of outdoor
recreation space resulted in site plan modifications that eliminated 4 parking spaces
to accommodate a proposed bocce ball court. The applicant has dutifully made the
requested modifications resulting in a project that meets all AMC requirements, but
may not have the most optimal balancing of parking and recreation space.
This project is a “by right” property, which does not require approval of a conditional
use permit. The modification of property development standards is allowed on “by
right” sites with discretionary review (AMC 9-3.174(i)). Staff recommends the DRC
consider the specific characteristics of this site and whether to exercise their
discretionary authority to modify the site plan. Staff recommends the DRC consider
the following site characteristics:
a. The property is accessed from El Camino Real through a relatively narrow
access easement (Avenida Maria); there is no on-street parking available with
the exception of the 2 proposed guest spaces for this project. The site plan
proposes the minimum number of spaces allowed and uses two motorcycle
spaces to achieve this number.
b. The apartments are very small studios and one-bedroom units that are unlikely to
house large families. Children are often the most active users of recreation
space, whereas this complex may have few child residents.
c. Each residential unit has an open space designated for private use; a 144
square-foot patio for each unit on the first floor and a 132 square-foot deck for
each unit on the second floor.
9
ITEM NUMBER:
2
DATE: 8-3-16
d. The central recreation space, which also functions as the project stormwater
basin, is well designed, usable space. Both active and passive activities are
facilitated with vegetation and infrastructure including barbeques, decks,
benches, all-ages play equipment, crushed granite paths, and non-irrigated native
grass areas. The basin is adjacent to a covered patio/exercise space and the
indoor exercise room.
e. Due to its location at the rear of the property and relatively formal, narrow design,
staff is unsure whether the Bocce Ball court will be a significant amenity for most
residents.
f. Without the Bocce Ball court, an additional 4 full-sized parking spaces could be
provided.
If the DRC determines that additional parking is of greater benefit to the project that
the proposed Bocce Ball court, staff recommends that the setback area be
landscaped similarly to the rest of the eastern property line. The DRC could
recommend the addition of either 2 or 4 parking spaces depending on the
landscaped area desired.
Proposed Architectural Elevations
8. The applicant has incorporated additional windows to the front elevation viewed from
Avenida Maria. Staff recommends the DRC review whether these windows add
sufficent articulation to this front wall.
Staff recommends the DRC endorse the variable window treatments that will add
beauty and authenticity to the building design.
9. The applicant will present a finalized color and materials board at the DRC meeting for
the committee’s review.
ATTACHMENTS
Attachment 1: Aerial Map
Attachment 2: Current Site Plan Proposal
Attachment 3: Original Site Plan (without Bocce Ball Court)
Attachment 4: Grading and Drainage Plan
Attachment 5: Landscape Plan
Attachment 6: Elevations
Attachment 7: Floor Plans
10
ITEM NUMBER:
2
DATE: 8-3-16
Attachment 1: Aerial Map
PLN 2016-1584 / DRC 2016-0080
Hidden Oaks Village
Proposed Hidden
Oaks Apartments
Atascadero Family
Apartments
Chalk Mountain
Community School
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2
DATE: 8-3-16
Attachment 2: Site Plan (with Bocce Ball Court
PLN 2016-1584 / DRC 2016-0080
Avenida Maria
Decorative
pavers
Gate
10-foot
utilities
easement
Bocce court
Building B: 16 units
Building A: 7 units
Shared
stormwater
basin and
recreation
space
Covered
Parking
Garbage
Enclosure
Covered
Parking
Perimeter
walk and
accessible
ramp into
basin
Exercise
room and
covered
patio
Shared
laundry
room
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DATE: 8-3-16
Attachment 3: Original Site Plan (without Bocce Ball Court
PLN 2016-1584 / DRC 2016-0080
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Attachment 4: Grading and Drainage Plan
PLN 2016-1584 / DRC 2016-0080
Bio Swale
Bio Retention
Basin Underground
stormwater
piping
Bio Swale
Drainage inlet
Drainage inlet
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Attachment 5: Landscape Plan
PLN 2016-1584 / DRC 2016-0080
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Attachment 6: Architectural Elevations
PLN 2016-1584 / DRC 2016-0080
Building A (7 units)
South Elevation from Avenida Maria
North Elevation from central courtyard
West Elevation from driveway
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East elevation (from Hidden Oaks Village)
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Building B (16 units)
South Elevation from central courtyard
North Elevation from parking area
West Elevation from driveway
East Elevation
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Carport structures
Typical closed end
Typical open side of the carports (detail)
West elevation of carport near garbage enclosure
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Attachment 7: Floor Plans
PLN 2016-1584 / DRC 2016-0080
Building A Lower Floor: 594 square-foot one bedroom apartments with 144 square-foot patio
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Building A Upper Floor: 388 square-foot studio apartments with 132 square-foot deck
22
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Building B Lower Floor: 594 square-foot one bedroom apartments with 144 square-foot
patios
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Building B Upper Floor: 388 square-foot studio apartments with 132 square-foot deck
24