HomeMy WebLinkAboutDRC_2016-08-24_AgendaPacket
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, August 24, 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 August 3, 2016
DEVELOPMENT PROJECT REVIEW
2. PLN 2014-1529, HALCON RESIDENTIAL DEVELOPMENT (FORMERLY
CONSCIOUSBUILD)
3. PLN 2016-1597 2705 EL CAMINO REAL (EMERALD RIDGE)
Property
Owner/Applicant:
Midland Cerro Roble, LLC, 7305 Morro Road, Atascadero, CA 93422
Project Title: PLN 2014-1529 – Halcon Residential Planned Development
Architectural Modifications
Project
Location:
11955 & 11975 Viejo Camino, Atascadero, CA 93422
(San Luis Obispo County) APN: 045-401-003, & 004
Project
Description:
The applicant is proposing architectural modifications to a previously approved
Master Plan of Development.
General Plan Designation: Single-Family Residential – X (SFR-X: 2 du/ac)
Zoning District: Residential Single-Family – X (RSF-X: 2 du/ac)
Staff
Recommendation:
DRC approve the requested architectural modifications with staff conditions.
Property Owner: Peter Laughlin, PO Box 2003, Monterey, CA 93942
Applicant: LDC Commercial, PO Box 2003, Monterey, CA 93942
Project Title: PLN 2016-1597/DRC 2016-0088 – Emerald Ridge
Project
Location:
2555, 2605, 2705 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN: 049-151-009, 049-151-063, 049-151-011
Project
Description:
The applicant is proposing 181 residential apartment units plus an additional 27
density bonus units on 7.5 acres for a total of 208 residential units. The proposal
includes 72 one (1) bedroom units and 136 two (2) bedroom units. The applicant
is proposing utilizing a density bonus for high quality architectural design which
is permitted with City Council approval in the City’s adopted General Plan.
General Plan Designation: High Density Residential (HDR)
Zoning District: Residential Multi-Family (RMF-20)
Staff
Recommendation:
DRC provide comments on site plan / architecture to staff and recommend
approval with any modifications to the Planning Commission.
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.
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT ACTION MINUTES
Regular Meeting – Wednesday, August 3, 2016 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, California
CALL TO ORDER – 2:00 p.m.
Chairperson Kelley called the meeting to order at 2:00 p.m.
ROLL CALL
Present: Chairperson Bob Kelley
Committee Member Duane Anderson
Committee Member Roberta Fonzi
Committee Member Mark Dariz
Committee Member Jamie Kirk
Absent: None
Staff Present: Community Development Director, Phil Dunsmore
Assistant Planner, Katie Banister
Recording Secretary, Annette Manier
Others Present: Mike Zappas
Robert Fisher
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: 8-24-16
1
CONSENT CALENDAR
MOTION: By Committee Member Fonzi and seconded by
Committee Member Anderson to approve the consent
calendar with one recommended change by Recording
Secretary Manier to change the words “consent
calendar” to “project” on Page 2 in the motion at the
bottom of the page.
There was Committee consensus to approve the consent
calendar.
DEVELOPMENT PROJECT REVIEW
2. PLN 2016-1584, APARTMENT COMPLEX AT 9405 AVENIDA MARIA (HIDDEN
OAKS APARTMENTS)
Assistant Planner Banister and Community Development Director Dunsmore presented
the staff report, and answered questions from the 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.
2
PUBLIC COMMENT
The following members of the public spoke during public comment: Mike Zappas and Bob
Fisher. Mr. Zappas indicated that with his revised plans, there is a sense of community
with the project that has been achieved.
Chairperson Kelley closed the Public Comment period.
MOTION: By Committee Member Fonzi and seconded by
Committee Member Anderson to approve the project as
proposed with the addition of four (4) parking spaces, and
elimination of the bocce ball court.
There was Committee consensus to approve the project.
COMMITTEE MEMBER COMMENTS AND REPORTS
Committee member Fonzi indicated that she would like to revisit the outdoor recreation
space in the Atascadero Municipal Code. Community Development Director Dunsmore
indicated that outdoor space may include space where people can get outside, and was
in agreement that this section of the code could be revisited .
DIRECTORS REPORT
Community Development Director Dunsmore stated that the next DRC meeting is
tentatively scheduled for August 24, 2016 at 2 p.m. On that agenda should be the new
house designs for Halcon (formerly Consciousbuild) and the Emerald Ridge apartment
project.
ADJOURNMENT– 2:34 p.m.
The next regular meeting of the DRC will be announced.
MINUTES PREPARED BY:
______________________________
Annette Manier, Recording Secretary
t:\~ design review committee\minutes\minutes 2016\draft actn minutes 8-3-16.am.docx
3
4
Atascadero Design Review Committee
Report In Brief - Community Development Department
Kelly Gleason, (805) 470-3446, kgleason@atascadero.org
PLN 2014-1529
Halcon Residential Planned Development
Owner/Applicant: Midland Cerro Roble, LLC
Address: 11955 & 11975 Viejo
Camino
APN: 045-401-003, & 004
Existing General
Plan:
Single Family Residential - X
(SFR-X)
Existing Zoning: Residential Single Family -
X (RSF-X)
Project Area: 10 acres
Existing Use: Approved Master Plan of
Development for 17 units
Staff
Recommendation:
DRC consider and approve the proposed revised architecture with
staff conditions.
Design Review Items
Architectural Design
Staff Recommendation:
The DRC review and approve the proposed architectural changes with conditions.
Project Description:
The applicant is proposing a modification to the approved architectural design for the
project formerly known as “The Groves”. The Groves project was approved in March of
2016, establishing a Master Plan of Development for 17 single-family residential lots at
the corner of Halcon Rd. and Viejo Camino.
Discussion Item: Architectural Design
The City Council approved the Halcon Residential Planned Development (The Groves)
with a contemporary design theme. One of the required findings for approval of a
5
Planned Development is the provision of high quality architectural design. The new
owner for the project, now called Cerro Roble, is requesting modifications to the
approved architectural design. Per the conditions of approval for the project, the DRC
has ultimate authority over the review and approval of any architectural modifications to
the project. Consistent with City Council Policy, the DRC must find that the architectural
design is remains high quality.
The original project design included a contemporary agrarian motif with a combination
of materials including board and batten siding, stone accents, and standing seam metal
roofing. The applicant is currently proposing Spanish style façade treatments. Much of
this architectural style is derived from authentic building detailing as there is less use of
ornamentation and greater emphasis on form and shadow. Typical features of this
architectural style include smooth plaster finish, recessed windows, wood garage doors,
iron railing accents, and clay tile roofs. The applicant is proposing a number of these
design features including smooth stucco, decorative garage doors, decorative wrought
iron railings, articulated beam tails, and accent shutters. As proposed, a majority of the
windows and doors will not be recessed nor will trim detailing be provided. Staff has
conditioned the project to ensure that the premium vinyl window collection is used which
has an articulated exterior casing profile. Without this assurance, the facades of the
buildings will appear flat and the detailing typical of Spanish style architecture will b e
diminished.
The applicant is proposing a consistent color scheme throughout the development. The
proposed stucco color is “ivory” with three (3) different window casing color options. All
of the window colors are darker in nature to provide a contrast with the building façade.
Garage doors will be a dark brown color consistent with the architectural theme.
Typically in new subdivisions, staff requires a variety of building colors to create a
unique sense of identity. However, this subdivision consists of larger lots and the
applicant is proposing to create identity for each home through the window color and
architectural design. Staff has concerns that this design scheme will be too
homogeneous in nature and, although some lots within the development are larger,
there are a number of residences that are located in close proximity to each other. The
DRC may provide direction on whether this approach is consistent with the City’s overall
design goals for residential projects.
Project Design Conditions
Staff has included a number of conditions to ensure that the quality of architectural
detailing upholds the intent of the proposed design scheme and meets the requirements
of the Planned Development to provide high quality architecture. Conditions have bee n
included related to the following:
Stucco texture
Window casing details
Roof tile
Gutters
6
Staff has not included conditions related to the proposed color scheme, however, the
DRC is being asked to provide direction on this matter and can add any additional
conditions.
Conclusion
Staff is recommending that the DRC approve the revised architectural design with staff
conditions.
Attachments:
Attachment 1: Location Map
Attachment 2: Site Development Plan
Attachment 3: Approved Architectural design Concept
Attachment 4: Cerro Roble Revised Architectural Drawings
Attachment 5: Color and Materials Specifications
Attachment 6: Conditions
t:\- 14 plns\pln 2014-1529 halcon rd gpa - atascadero grove\drc 2016 revised architecture\pln 2014-1529_drc2_sr_kg.docx
7
Attachment 1: Location Map
Project
Location
8
Attachment 2: Site Development Plan
9
Attachment 3: Approved Architectural Design Concept
10
Attachment 4: Cerro Roble Revised Architectural Drawings
Refer to Provided Packet
11
Attachment 5: Color and Materials Specifications
12
Attachment 6: Conditions
DRC Findings
1. The architectural design is of high quality and is consistent with the City Council Planned
Development Policy.
DRC Conditions
The following conditions shall be applicable to the approved architectural redesign:
1. Stucco shall be smooth troweled. No machine finish applications shall only be permitted
when the final result is a smooth finish similar to hand or smooth troweled.
2. Roofing shall be authentic in appearance and shall be MCA Superior Clay - Classic ’S’
mission w/ mortar set ridges & hips (color is ‘Old Santa Barbara Blend.’ Style - B330-R)
or similar.
3. All windows and doors shall be premium series vinyl with articulated exterior casing
profiles. All windows and doors shall have a consistent casing profile.
4. Gutters shall be either painted to match the exterior or shall be rounded style in a
contrasting color consistent with the trim and window color.
5. All other materials shall be consistent with the submitted architectural package including
all color and materials specifications.
Consensus from DRC committee members:
________________________________________
Phil Dunsmore, Community Development Director
13
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHI
T
ECTFRANC E S FAN
G
I
BBSST
A
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
T - 1
1 JUL 16
TITLE SHEET
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
MIDLAND PACIFIC
BUILDING CORPORATION
VICINITY MAP SHEET INDEX
T - 1 TITLE SHEET
C - 1 PROGRESS SITE/GRADING PLAN
A - 1 PLAN 2146 - FIRST FLOOR PLAN - FRONT LOAD GARAGE
A - 2 PLAN 2146 - FIRST FLOOR PLAN - SIDE LOAD GARAGE
A - 3 PLAN 2146 - SECOND FLOOR PLAN
A - 4 PLAN 2146 - EXTERIOR ELEVATIONS - FRONT LOAD GARAGE
A - 5 PLAN 2146 - EXTERIOR ELEVATIONS - SIDE LOAD GARAGE
A - 6 PLAN 2146 - EXTERIOR ELEVATIONS - W/DROPPED WING
A - 7 PLAN 2450 - LOWER LEVELS FLOOR PLAN
A - 8 PLAN 2450 - UPPER LEVELS FLOOR PLAN
A - 9 PLAN 2450 - EXTERIOR ELEVATIONS
A - 10 PLAN 2536 - FIRST FLOOR PLAN - FRONT LOAD GARAGE
A - 11 PLAN 2536 - FIRST FLOOR PLAN - SIDE LOAD GARAGE
A - 12 PLAN 2546 - SECOND FLOOR PLAN
A - 13 PLAN 2546 - EXTERIOR ELEVATIONS - FRONT LOAD GARAGE
A - 14 PLAN 2546 - EXTERIOR ELEVATIONS - SIDE LOAD GARAGE
A - 15 PLAN 2831 - FIRST FLOOR PLAN
A - 16 PLAN 2831 - SECOND FLOOR PLAN
A - 17 PLAN 2831 - EXTERIOR ELEVATIONS
A - 18 PLAN 2883 - FIRST FLOOR PLAN
A - 19 PLAN 2883 - SECOND FLOOR PLAN
A - 20 PLAN 2883 - EXTERIOR ELEVATIONS
TOTAL 22 SHEETS
DIRECTORY
ARCHITECT
STEVEN D. PULTS, AIA & ASSOCIATES, LLP
3592 SACRAMENTO DRIVE, SUITE 140
SAN LUIS OBISPO, CA 93401
(805) 541-5604
CIVIL ENGINEER
NORTH COAST ENGINEERING, INC.
725 CRESTON ROAD, SUITE B
PASO ROBLES, CA 93446
(805) 239-3127
MECHANICAL ENGINEER
BMA MECHANICAL
100 CROSS STREET, SUITE 204
SAN LUIS OBISPO, CA 93401
(805) 544-4269
SOILS ENGINEER
EARTH SYSTEMS PACIFIC
4378 OLD SANTA FE ROAD
SAN LUIS OBISPO, CA 93401
(805) 544-3276
TITLE 24 COMPLIANCE
CENTRAL COAST ENERGY COMPLIANCE
1675 GRANACHE WAY
TEMPLETON, CA 93465
(805) 434-3844
SYMBOLS
1
1
A
A
1
1
A-1
A
A-1
DIMENSIONAL GRID LINE
DOOR MARK
REFER TO DOOR SCHEDULE
WINDOW MARK
REFER TO WINDOW SCHEDULE
REFERENCE NOTE
WINDOW ABOVE
REFER TO WINDOW SCHEDULE
DETAIL NUMBER
SHEET SHOWN ON
SECTION
SHEET SHOWN ON
SITE
ATASCADERO, CA
CERRO ROBLE
TRACT 3078
GENERAL NOTES
1.The General Contractor shall be responsible for verifying all existing
conditions before commencing with any work.
2.All work shall comply with all current codes, ordinances & regulations
of applicable administrative authorities; 2013 CBC, CRC, CMC, CPC,
CEC, CEnC & California Green Building Standards Code.
3.The 2013 Building Energy Efficiency Standards for residential and
non-residential buildings have been reviewed, and the building described on
these pages is in substantial conformance.
4.A certificate of construction compliance based on observation of
construction shall be submitted to the Building Department and shall be
signed by the Contractor at the time of final inspection.
5.Refer to the Geotechnical report recommendation by Earth Systems
Pacific, dated October 1, 2015.
6.The building described on the following pages is equipped with a fire
sprinkler system. Shop drawings shall be submitted and approved by the
City Building and Fire Departments prior to fabrication and
installation of the system. System design shall meet all requirements of
State Fire Marshall, NFPA, and City regulations. Sprinkler system
shall depict dual-signal remote supervisory service capability. Private
fire service mains shall be reviewed and approved by the Fire Department
prior to installations, and shall be field verified by the Fire Code Official
prior to issuance of a Certificate of Occupancy.
7.Storm water management shall be implemented during construction and
adhere to measure per CALGreen 4.106.2
8.A minimum of 50% of the non-hazardous construction or demolition debris
shall be recycled and/or salvaged.
PROJECT SUMMARY
LEGAL:TRACT 3078
CITY OF ATASCADERO
ZONING:RESIDENTIAL SINGLE FAMILY - X (RSF - X)
RESIDENTIAL SINGLE FAMILY - Y (RXF - Y)
PD - 33 OVERLAY
APN:045-401-003 & 004
UNIT TYPES:PLAN 2146
FIRST FLOOR 1,633 SF
SECOND FLOOR 513 SF
TOTAL LIVING 2,146 SF
GARAGE 539 SF
PORCH 62 SF
COVERED PATIO 293 SF
PLAN 2450
FIRST FLOOR 1,220 SF
SECOND FLOOR 1,230 SF
TOTAL LIVING 2,450 SF
GARAGE 496 SF
PORCH 68 SF
COVERED PATIO 244 SF
PLAN 2536
FIRST FLOOR 1,678 SF
SECOND FLOOR 858 SF
TOTAL LIVING 2,536 SF
GARAGE 541 SF
PORCH 77 SF
PLAN 2831
FIRST FLOOR 1,428 SF
SECOND FLOOR 1,403 SF
TOTAL LIVING 2,831 SF
GARAGE 565 SF
PORCH 10 SF
COVERED PATIO 73 SF
COVERED DECK 59 SF
PLAN 2883
FIRST FLOOR 1,862 SF
SECOND FLOOR 1,021 SF
TOTAL LIVING 2,883 SF
GARAGE 496 SF
PORCH 54 SF
CONST TYPE:VB - SPRINKLERED
OCCUPANCY:R - 3 DWELLING
U GARAGE
14
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
C - 1
SITE/GRADING PLAN
PROGRESS
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
MIDLAND PACIFIC
BUILDING CORPORATION
PROGRESS SITE/GRADING PLAN
1" = 30' - 0"XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXPLAN 2450
PLAN 2146 SL
(W/ D
R
O
P
P
E
D
WING
)
PLAN 2146 FL(REVER
S
E
D
)
PLAN 2146 FL
(REVERSED)PLAN 2536 FLPLA
N 2536
F
L
PLAN 2536 FLPLAN 2536 SLPLAN 2883PLAN 2883
PLAN 2883
PLAN 2883(REVERSED)PLAN 2831(REVERSED)PLAN 2831(REVERSED)PLAN 2831PLAN 2831
PLAN
2
8
3
1
(REVERSED
)
SANTA BARBARA ROADVIE
JO
CAM
INO
15
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 1
FIRST FLOOR PLAN
FRONT LOAD GARAGE
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2146
MIDLAND PACIFIC
BUILDING CORPORATION
FIRST FLOOR PLAN • FRONT LOAD GARAGE
1/4" = 1' - 0"
UP
UP
WH
GARAGE
LAUND
STO
POWDER
ENTRY
LIVING DINING KITCHEN
MSTR BEDRM
MSTR
BATH
16
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 2
FIRST FLOOR PLAN
SIDE LOAD GARAGE
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2146
MIDLAND PACIFIC
BUILDING CORPORATION
FIRST FLOOR PLAN • SIDE LOAD GARAGE
1/4" = 1' - 0"
UP
UPWH
GARAGE
LAUND
STO
POWDER
ENTRY
LIVING DINING KITCHEN
MSTR BEDRM
MSTR
BATH
17
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 3
SECOND FLOOR PLAN
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2146
MIDLAND PACIFIC
BUILDING CORPORATION
BEDRM
BEDRM
BATH
SECOND FLOOR PLAN
1/4" = 1' - 0"
DN
18
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHI
T
ECTFRANC E S FAN
G
I
BBSST
A
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 4
EXTERIOR ELEVATIONS
FRONT LOAD GARAGE
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2146
MIDLAND PACIFIC
BUILDING CORPORATION
EXTERIOR ELEVATIONS • FRONT LOAD GARAGE
3/16" = 1'-0"
FRONTLEFT SIDE
RIGHT SIDE REAR
19
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANCE S FAN
GI
BBSSTA
T
E OF CA L I F O R N IANo. C-26942
R
EN. 10 -3 1 -171621
A - 5
EXTERIOR ELEVATIONS
SIDE LOAD GARAGE
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2146
MIDLAND PACIFIC
BUILDING CORPORATION
EXTERIOR ELEVATIONS • SIDE LOAD GARAGE
3/16" = 1'-0"
FRONTLEFT SIDE
RIGHT SIDE REAR
20
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANCE S FAN
GI
BBSSTA
T
E OF CA L I F O R N IANo. C-26942
R
EN. 10 -3 1 -171621
A - 6
SIDE LOAD GARAGE
EXTERIOR ELEVATIONS
W/ DROPPED WING
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2146
MIDLAND PACIFIC
BUILDING CORPORATION
EXTERIOR ELEVATIONS • SIDE LOAD GARAGE W/ DROPPED WING
3/16" = 1'-0"
FRONTLEFT SIDE
RIGHT SIDE REAR
21
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 7
LOWER LEVELS FLOOR PLAN
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2450
MIDLAND PACIFIC
BUILDING CORPORATION
LOWER LEVELS FLOOR PLAN
1/4" = 1' - 0"
WH
UP
UP
GARAGE
LAUND
STO
POWDER
ENTRY
LIVING DINING KITCHEN
DECK
22
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 8
UPPER LEVELS FLOOR PLAN
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2450
MIDLAND PACIFIC
BUILDING CORPORATION
UPPER LEVELS FLOOR PLAN
1/4" = 1' - 0"
DN
DN
MSTR BEDRM
MSTR
BATH
BEDRM
BEDRM BATH
SITTING
OPEN
TO
BELOW
CLO
23
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHI
T
ECTFRANC E S FAN
G
I
BBSST
A
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 9
EXTERIOR ELEVATIONS
FRONT LOAD GARAGE
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2450
MIDLAND PACIFIC
BUILDING CORPORATION
EXTERIOR ELEVATIONS
3/16" = 1'-0"
FRONTLEFT SIDE
RIGHT SIDE REAR
24
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 10
FIRST FLOOR PLAN
FRONT LOAD GARAGE
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2536
MIDLAND PACIFIC
BUILDING CORPORATION
FIRST FLOOR PLAN • FRONT LOAD GARAGE
1/4" = 1' - 0"
UPWHMSTR BEDRM
MSTR
BATH
CLO
GARAGE LIVING
DININGENTRY
STO
LAUND
POWDER
KITCHEN
25
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 11
FIRST FLOOR PLAN
SIDE LOAD GARAGE
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2536
MIDLAND PACIFIC
BUILDING CORPORATION
FIRST FLOOR PLAN • SIDE LOAD GARAGE
1/4" = 1' - 0"
UPWHMSTR BEDRM
MSTR
BATH
CLO
GARAGE LIVING
DININGENTRY
STO
LAUND
POWDER
KITCHEN
26
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 12
SECOND FLOOR PLAN
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2536
MIDLAND PACIFIC
BUILDING CORPORATION
SECOND FLOOR PLAN
1/4" = 1' - 0"
DN
BEDRM
BEDRM
BATH
OPEN
TO
BELOW
BEDRM
27
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANCE S FAN
GI
BBSSTA
T
E OF CA L I F O R N IANo. C-26942
R
EN. 10 -3 1 -171621
A - 13
EXTERIOR ELEVATIONS
FRONT LOAD GARAGE
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2536
MIDLAND PACIFIC
BUILDING CORPORATION
EXTERIOR ELEVATIONS • FRONT LOAD GARAGE
3/16" = 1'-0"
FRONTLEFT SIDE
RIGHT SIDE REAR
28
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANCE S FAN
GI
BBSSTA
T
E OF CA L I F O R N IANo. C-26942
R
EN. 10 -3 1 -171621
A - 14
EXTERIOR ELEVATIONS
SIDE LOAD GARAGE
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2536
MIDLAND PACIFIC
BUILDING CORPORATION
EXTERIOR ELEVATIONS • SIDE LOAD GARAGE
3/16" = 1'-0"
FRONTLEFT SIDE
RIGHT SIDE REAR
29
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 15
FIRST FLOOR PLAN
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2831
MIDLAND PACIFIC
BUILDING CORPORATION
FIRST FLOOR PLAN
1/4" = 1' - 0"
UP
WH
GARAGE
LIVING
DINING
ENTRY
CLO
LAUND
POWDER
KITCHEN
OFFICE/
BEDRM
30
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 16
SECOND FLOOR PLAN
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2831
MIDLAND PACIFIC
BUILDING CORPORATION
SECOND FLOOR PLAN
1/4" = 1' - 0"
DN
MSTR BEDRM
MSTR
BATH
CLO
DECK BATH
SITTING
BEDRM
BEDRM
31
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHI
T
ECTFRANC E S FAN
G
I
BBSST
A
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 17
EXTERIOR ELEVATIONS
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2831
MIDLAND PACIFIC
BUILDING CORPORATION
EXTERIOR ELEVATIONS
3/16" = 1'-0"
FRONTLEFT SIDE
RIGHT SIDE REAR
32
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 18
FIRST FLOOR PLAN
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2883
MIDLAND PACIFIC
BUILDING CORPORATION
FIRST FLOOR PLAN
1/4" = 1' - 0"
WH
UP
GARAGE
LIVING
DINING
ENTRY
CLO
LAUND
POWDER
KITCHEN
MSTR BEDRM
MSTR
BATH
33
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 19
SECOND FLOOR PLAN
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2883
MIDLAND PACIFIC
BUILDING CORPORATION
SECOND FLOOR PLAN
1/4" = 1' - 0"
DN MSTR BEDRM
MSTR
BATHCLO
BEDRM
BEDRM
BATH
STO
34
6955 EL CAMINO REAL
ATASCADERO
CA 93422
(805) 466 - 5100
TRACT 3078
VIEJO CAMINO
ATASCADERO
CA 93422
These drawings are instruments of service and are
property of Steven D. Pults, AIA & Associates, LLP.
All design and other information on the drawings
are for use on the specified project
and shall not be used otherwise without the
expressed written permission of
Steven D.Pults, AIA & Associates, LLP.
Architecture, Planning & Graphics
3592 Sacramento Dr, Suite 140
San Luis Obispo, California 93401
805/541-5604 voice
LICEN S E D A RCHIT
ECTFRANC E S FAN
G
I
BBSSTA
T
E OF CA L I F O R NIANo. C-26942
R
EN. 10 -3 1 -171621
A - 20
EXTERIOR ELEVATIONS
Date:
Revised:
Job No:
Sheet:
Project:
Client:
Sheet Contents:
CERRO ROBLE
PLAN 2883
MIDLAND PACIFIC
BUILDING CORPORATION
EXTERIOR ELEVATIONS
3/16" = 1'-0"
FRONTLEFT SIDE
RIGHT SIDE REAR
35
Atascadero Design Review Committee
Report In Brief - Community Development Department
Alfredo R. Castillo, AICP Senior Planner, 470-3436, acastillo@atascadero.org
PLN 2016-1597
Emerald Ridge Redesign
2705 El Camino Real
(Central Coast Assets)
Property Owner:
Central Coast Assets,
LLC
Address: 2705,2605, 2535 El
Camino Real
APN: 030-222-048
General Plan: High Density
Residential (HDR)
Zoning: Residential Multi-Family
(RMF-20)
Project Area: 7.5 acres
Existing Use: Existing SFR / Vacant
Proposed: The applicant is proposing 181 residential apartment units plus an
additional 27 density bonus units on 7.5 acres for a total of 208 units.
The proposal includes 72 one (1) bedroom units and 136 two (2)
bedroom units.
Recommendation: Staff recommends DRC provide input and any direction regarding
potential modifications to site layout and architectural elevations.
Background:
The subject site is located along El Camino Real between San Benito Road and Madera
Place. The proposed project is located less than ½ mile from the Del Rio Road / El
Camino Real intersection.
Emerald Ridge was originally approved in 2004 as a 45 unit condominium project. In
2005, additional phases were approved and proposed architecture was revised. A total
of 132 units were approved for construction in 2006. The project never broke ground
36
and the entitlements have since expired. The applicant and their design team have
revised the original project significantly to take advantage of the minimum density
established in the High Density Residential land use designation, which is 20 units to
the acre. The applicant wishes to move forward with the proposed design and additional
units in an area identified as suitable for high density housing. The applicant is not
proposing to subdivide through an airspace condo map and intends to develop the
project as rental housing. The applicant is seeking a density bonus in exchange for high
quality design and a parking reduction based on Transportation Demand Management
Plan (TDMP). The proposed density bonus will not be set aside as affordable housing
units.
Evaluation:
1. Site Planning
The proposed project’s originally approved site plan, as amended, included multiple
access points off of El Camino Real, extensive grading with the use of retaining walls,
and minimal open space.
2004 Approved Site Plan
37
The applicant has completely revised the site plan to accommodate additional units and
to closely align the site plan for consistency with the City’s appearance review manual.
The proposed site plan includes:
Construction of 6 separate apartment buildings completed in three (3) separate
phases;
Three (3) buildings, three-stories each, with a mix of one bedroom apartment
units and two (2) bedroom attached townhome units;
Three (3) buildings, four-stories each, with a mix of one bedroom apartment units
and two (2) bedroom attached townhome units;
Reuse of historic colony home into a clubhouse for private use of residents;
Recreational amenities including community pool, BBQ area and tot lot;
Construction of a new street “B” for future connection into Gran Mercado (Del Rio
Road Specific Plan);
A total of 337 on-site parking spaces;
Proposed pedestrian amenities and walkways;
Proposed improvements along El Camino Real.
2016 Proposed Site Plan
38
The applicant is proposing a reduction in the number of parking spaces that are
required. The following are the parking requirements consistent with the City’s Zoning
Ordinance and what the applicant is providing
Proposed Parking Calculations – Emerald Ridge
Unit Types Number of
Units
Parking
Requirement - AMC
Parking
Spaces
Needed-
AMC
Provided Spaces on-site
1 bedroom unit 72 1.5 spaces per unit 108 spaces 108 spaces
2 bedroom unit 136 2 spaces per unit 272 spaces 167 spaces
Guest Spaces 1 per 5 units 42 spaces 42 spaces
Motorcycle Parking
Substitution
1 motorcycle space
per 20 spaces
-21 spaces 10 spaces
Bicycle Parking
Substitution
1 bicycle rack per 20
spaces
-21 spaces 10 Racks
Total Number of Parking Spaces Required under AMC 380 spaces 337 spaces provided on-
site
-43 space parking
reduction
**31 spaces are
Provided along Street B
The applicant is proposing a Transportation Demand Management Plan (TDMP) to
justify an exception to the City’s parking requirements. That includes the following:
Offer zip car or fun ride, or similar car sharing service on-site;
Participate / provide location for alternative transit ride-share programs
including Atascadero Dial-A-Ride and Runabout Paratransit;
Regional Transit Route 9 northbound bust stop is approximately 200 feet away
at the intersection of San Benito / El Camino Real. Additionally, the proposed
Walmart will add an additional stop less than ½ mile away;
Regional Transit Route 9 southbound bus stop is approximately 300 feet away,
just south of the El Camino Real / San Benito intersection. An additional stop is
located at the Mission Oaks Shopping Center less than ½ mile away;
Additional bicycle racks are placed through development to encourage bicycle
use.
The applicant has worked with staff on accommodating a new street that will connect
with Gran Mercado (new collector road) that will be built with the proposed first phase of
the Del Rio Road Commercial Area Specific Plan. City staff in early 2011 developed a
preliminary “plan line” showing how the future collector road would provide connectiv ity
to future potential development areas between El Camino Real and Rio Rita Road. This
39
plan line has not been adopted by the City, but has been used as a guide for future
development.
Preliminary 2012 Conceptual Access Exhibit
The applicant is proposing to shift “Street B” over to the edge of their property and stub
the street for future connection. Because of this design change, the applicant lost the
ability to accommodate additional parking. To rectify this, the applicant is providing,
parallel parking areas (31 spaces total) to assist with the parking demand of the
proposed project.
Staff is requesting that the DRC review the proposed site plan and corresponding
landscape plan. DRC should provide comments on the proposed parking plan and
building layouts. While staff is concerned with the potential parking situation, the fact
remains that the proposed project is along a major transit line for regional transit and is
located less than ½ mile away from the Del Rio Road Commercial Area Specific Plan,
which has been identified as a major commercial node.
Proposed Walmart
Proposed
Project
40
2. Architectural Design / Elevations
The applicant is requesting a 15 percent density bonus. Policy 2.1.2 of the City’s
adopted General Plan allows for this:
2025 Atascadero General Plan Policy 2.1.2
The originally approved project consistent of approved one-car garages with two-car
garages; enhance elevations facing El Camino Real and shared open space areas. The
elevations consisted of Colonial/Americana style of architecture incorporating a variety
of materials, traditional window styles, brick accent elements, accentuated vertical
elements, and stylized columns.
2004 Approved Elevations
The applicant has substantially revised the elevations to accommodate the additional
density, as well as meet the superior architecture for potential density bonus. The
proposed architecture has been inspired by the existing colony home on-site, as well as
the dominate craftsmen style architecture predominately found in colony homes. The
proposed architecture includes:
Use of hardy plank cement board (faux-wood)siding on some elevations;
Craftsman style gables and pop-outs;
Varying roof elevations and heights;
Use of topography to reduce grading and step elevation architecture to mask
elevation heights and density;
Use of varied colors and stone veneer to provide a variation in elevations;
Enhanced architecture elevations along El Camino Real to provide a sense of
place.
41
Proposed 2016 Elevations – Building Type “A”
Proposed 2016 Elevations – Building Type “B” Facing El Camino Real
Proposed 2016 Perspective
42
The applicant is requesting an additional 27 units through the General Plan Density
Bonus for high quality architecture for a total of 208 residential units. The City has
approved two density bonuses for high quality architecture:
Las Lomas / Woodridge Specific Plan, including multi-family housing component;
Dove Creek
Las Lomas Apartment
Dove Creek
Staff is requesting the DRC provide input on this request. Based on the proposed
applicant elevations, preservation of a historic colony home, and site plan, staff is
recommending that the DRC recommend that the Planning Commission make a finding
that the proposed project, as designed, qualifies for a high quality architectural project.
43
Conclusion:
The proposed project is a significant re-design with added density from the originally
approved project in 2004. The General Plan has targeted this area for future high
density residential development. The proposed project is a high quality, multi-family
project that will set the bar for future residential development near the Del Rio Road
Commercial Area. Additional residential units will go towards supporting regional retail
activity at this high priority development hub.
Attachments:
Attachment 1: Preliminary Plan Line Street A / Street B
Attachment 2: Site photos
Attachment 3: Applicant DRC Package
44
Attachment 1: Preliminary Plan Line Street A / Street B
45
Attachment 2: Site photos
PLN 2016-1597
46
Attachment 3: DRC Design Package
PLN 2016-1597
See following
47
48
49
50
51
52
53
54
55
D W
D W
56
D W
57
58
D WD W
DWDW
DWD WD W
59
DWDW
D W
D W
D W
D W
DW
DW
DW
DW
60
61
62
63
D W
W
D W
W
64
DW65
D W
66
67
D WD WDWDW
DW
DW
D WD WD W
DWDW
DW
DWD W
68
D W
D W
D W
D W
69
70
71
72
ACCESSIBLE RAMP73
74
75
76
77
78
79
80