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HomeMy WebLinkAboutDRC_2016-06-01_Minutes APPROVAL OF AGENDA MOTION: By Committee Member Fonzi and seconded by Committee Member Kirk to move Item 1 to Item 2, and to hear Item 2 (McDonald’s) first. There was Committee consensus to approve the Agenda. PUBLIC COMMENT None Chairperson Kelley closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF DRAFT ACTION MINUTES OF MAY 18, 2016 Recording Secretary Manier announced two changes to the minutes. On Page 4, she would like to replace “Committee Member Dariz” with “Chairperson Kelley,” and she stated that Committee Member Fonzi would like the word “porportional” corrected to say “proportional” on Page 3. MOTION: By Committee Member Fonzi and seconded by Committee Member Anderson to approve the consent calendar with the above changes. There was Committee consensus to approve the consent calendar. (Kirk abstained) DEVELOPMENT PROJECT REVIEW 2. PLN 2016-1591, EXTERIOR REMODEL AT 6300 MORRO ROAD (MCDONALD’S) 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 2016-0085 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) Assistant Planner Banister presented the staff report, and she and Community Development Director Dunsmore answered questions from the Committee. Representatives from McDonald’s also gave a presentation and explained that McDonald’s is doing a building revitalization program to their stores. Assistant Planner Banister said that each item under Staff Recommendations would be addressed separately and discussed. The committee discussed each item as follows: STAFF RECOMMENDATIONS  Lighting and Security: Committee Recommendation: LED lights: Avoid bright LED lights, make sure they are shielded down, due to the existing neighborhood right behind McDonald’s. (Applicant stated that they would be replacing all fixture heads with LED fixtures, bring up the foot candle count in the entire parking lot to make it safer, and will be replacing poles that are deemed insufficient. Most of their stores already have security cameras.)  Carport: Applicant said although it will be removed, the structure to replace it will protect cars while in the drive-thru.  Provide a contrasting or complementing building material for the brand walls such as weathered wood, faux wood tiles, slate tiles, bricks or similar. Applicant agrees to to use a tile with wood appearance in this location. (Committee agreed.)  Project the trellis structure in the front elevation 36 inches, similar to side elevations. (Committee Recommendation: The applicant proposed projections are sufficient (18 inches in the front elevation).  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. (Committee Recommendation: painted stucco, with smooth paint or stucco-finish surface i.e. Elastameric (waterproof). Tile band can remain and could be painted with a contrasting color).  Provide reglets (narrow separation strip between stucco panels in the upper wall) of sufficient size to be seen from the street. (Committee agreed.)  Provide a smooth sand stucco finish, not a heavy spray texture .(Committee Recommendation: End product will be what’s already existing, a medium texture.) 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 el evations, and provide comments to staff and the applicant for incorporation into designs for building permit submittal (BLD 2016-13566).  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. (Committee Agreed and the applicant said they would replace the play area with permanent furniture for patio seating which will include a handicapped table in the seating area.)  Replace the damaged fence between the pedestrian walkway and drive -thru with materials that complement the new design (See attachment 4). (Committee agreed.)  Remove or replace the orange tiles on the walkways adjacent to the building (See attachment 4).(Committee recommends concrete with non-slippery tile. Exterior walkway tile will be replaced with either non-slip tile or concrete.)  Replace the garbage enclosure door with a new solid metal door (see attachment 4). (Committee recommends the existing door is sufficent. Applicant will paint to match the building.)  Provide shrubs at the rear and drive-thru sides of the garbage enclosure. (Committee recommends drought-tolerant shrubs.)  Provide parking lot trees at approximate 30 foot intervals (see attachment 3). (Eliminate 2 proposed trees in the drive-thru lane for security reasons as they interfere with lighting)  Provide 3 street trees on Morro Road at an approximate 30 foot interval (see attachment 3)., (Eliminate the 3 street trees in the landscape area directly in front of the building, but retain the trees on the exterior sides of the driveways shown in attachment 3.)  At a minimum, provide landscaping in the front setback and along the side property lines. (Committee recommends not putting trees in front of the building, low profile landscaped encouraged.)  Added Note: Flag pole to remain on the property and applicant indicated it would be illuminated with an LED spotlight.  Sidewalk R-O-W: McDonald’s does not want to install at the current time. Based on their assumption of valuation, it is not required. They would like to parctipate when the Highway 41 Corridor Project is done. Community Development Director Dunsmore stated that if the project triggers sidewalk based on valuation, staff will discuss this component with the applicant in the future.  Added condition: Signage: DRC recommendation is to approve proposed signage. Additional signage will need an AUP. PUBLIC COMMENT The following members of the public spoke during public comment: Members of the McDonald’s team spoke on behalf of the project during review. McDonald’s members also asked if the City has old photos of the City that might be used in the renovation of their building. Chairperson Kelley and Community Development Director Dunsmore responded on where to locate old photographs. Chairperson Kelley closed the Public Comment period. The Committee recommended approval of the project with the conditions in red listed above. 3. PLN 2016-1594, APARTMENT COMPLEX AT 9405 AVENIDA MARIA Assistant Planner Banister presented the staff report, and she and Community Development Director Dunsmore answered questions from the Committee. Assistant Planner Banister said that each item under Staff Recommendations would be addressed separately and discussed. The committee discussed each item as follows: 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 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 Rev iew 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. Education. The applicant will need to provide evidence the residents of the proposed complex have the right to use this private sidewalk. (Mr. Zappas indicated that Atascadero Family Apartments’ Attorney and his Attorney are working on the easement papework. The Committee agreed that this item will be handled with the easements.) 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. (Committee agreed.) 3. If residents don’t have permission, how will pedestrian access be given to El Camino Real to reach transit and services? (The Committee agreed that this issue will be resolved with Item 1) 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. (Mike Zappas indicated that this project is a stand alone project from Hidden Oaks Village, and should be referenced as Hidden Oaks Apartments.) The Committee agreed to eliminate “Provide pedestrian access between Phase 1 and Phase II of the Hidden Oaks Village.” 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. (This item has been resolved. There is an existing asphalt path, and although Mr. Zappas needs to provide an accessible path for his residents to El Camino Real, he has already planned sidewalks for the front part of his project, and will be tieing in with the neighbor next door. There is a sidewalk that goes to the shared facilities.) 6. Provide at least 8 feet of setback between the parallel parking spaces on Avenida Maria and the shared facility rooms. (This item has been resolved.) 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. (The committee recommended that 4 foot clear width must be maintained. The landscape planter can be wider where back-up space isn’t needed and can be narrower where there is no need for back-up space. This would allow you to get larger tree planter areas in some areas, and smaller (down to 3 feet) in the other areas.) 8. Eliminate the gate. Gated communities are counter to the General Plan goals for city-wide circulation and slow fire and police response time. (The Committee agreed to allow a rolling gate as long as it’s not noisy, will remain open during the day, and will be closed at night.) 9. Seek access agreements with the Oaks Apartments on Jornada Lane and Atascadero Family Apartments on Avenida Maria. (The Committee agreed and Mr. Zappas stated he would work on this.) 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. (The Committee agreed and Mr. Zappas agreed.) 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; (The Committee agreed however accessibility requirements may require covered parking here and the committee agreed to allow in that circumstance). 12. Provide a continuous parking bulb out to better accommodate parking along the Avenida Maria frontage in preference to the proposed 2 separated spaces; (This item has been resolved) 13. Incorporate pueblo architectural features to the trim and supporting members of the carport structures. (This item has been resolved) 14. Provide bicycle parking. (Items 12-14 have been addressed and resolved with the new submittal) 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. (Items 15-19: Currently, there is not enough recreation space per code, so staff will work with the applicant to revise the site plan to meet the needs of the City, and make this happen while ensuring a quality environment.) 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. (Committee agreed.) 21. Eliminate Atlas cedar from the plant schedule and replace with another tree variety. (Committee agreed.) 22. Landscaping may not be permitted in the utilities easement based on needed flow requirements for stormwater from other properties. (Committee agreed.) 23. Provide decorative pavers or concrete at the entry. (Committee agreed.) 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. (The Committee was in agreement with recommending more windows or architectural features on this wall because of the site’s visiblity.) 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. (The committee recommends removing the accent color and use the 3 remaining colors.) 26. Use more than one nuetral color for the walls to provide variety. (Committee recommended a single wall color is appropriate for the Pueblo style.) 27. Exterior walls to be a smooth, hand troweled stucco finish. (Committee agreed.) PUBLIC COMMENT The following members of the public spoke during public comment: Mike Zappas, Robert Fisher, and Max Zappas. Chairperson Kelley closed the Public Comment period. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Community Development Director Dunsmore stated that the next DRC meeting will be held on Tuesday, June 7, 2016, at 2:00 p.m. and the committee will review the old Coco’s Restaurant site.