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Home My WebLink AboutDRC_2017-03-29_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, March 29, 2017 2:00 P.M. City Hall 6500 Palma Avenue Atascadero, California Room 106 (1st floor conference room) CALL TO ORDER Roll Call: Chairperson Roberta Fonzi Committee Member Charles Bourbeau Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Jamie Kirk APPROVAL OF AGENDA PUBLIC COMMENT CONSENT CALENDAR 1. Approval of Draft Minutes of March 15, 2017 City of Atascadero Design Review Committee Agenda Regular Meeting, March 29, 2017 Page 2 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PLN 2016-1621, DESIGN REVIEW OF WOODS HUMANE SOCIETY AT 2300 RAMONA ROAD Property Owner: North County Humane Society, Action for Animal Rights, 2300 Ramona Road, Atascadero, CA 93422 Project Title: PLN 2016-1621 / DRC 2017-0096 Applicant: Woods Humane Society, 875 Oklahoma Ave., San Luis Obispo, CA 93401 Project Location: 2300 Ramona Road, Atascadero, CA 93422 (San Luis Obispo County) APN 049-141-043 Project Description: The project is the addition of a new modular office building to house a spay and neuter clinic for both cats and dogs. The Design Review Committee will review the appearance of the new structure and proposed site improvements including: paved driveways and parking area, storage shed, landscaping, signage, and screening at the rear of the property. General Plan Designation: Public Zoning District: Public Proposed Environmental Determination: The project qualifies for a Class 3 exemption from the California Environmental Quality Act (CEQA): New Construction or Conversion of Small Structures (Section 15303) for construction of offices less than 2,500 square feet in floor area. City Staff: Katie Banister, Assistant Planner, kbanister@atascadero.org, Phone: 470- 3480 Staff Recommendation: Staff recommends the DRC endorse the proposed structure, signage and site improvements with design modifications. City of Atascadero Design Review Committee Agenda Regular Meeting, March 29, 2017 Page 3 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website 3. PLN 2013-1466, DESIGN REVIEW OF LA PLAZA MIXED USE AT 6500 EL CAMINO REAL COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for April 12, 2017. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. Property Owner: Michael & Max Zappas, 8189 San Dimas Lane, Atascadero, CA 93422 Project Title: PLN 2013-1466 / DRC 2013-0037 Representative: Pat Blote, RRM Design Group, 3765 S. Higuera St., San Luis Obispo, CA 93401 Project Location: 6500 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 030-193-003 Project Description: Design review of multi-story vertical mixed-use project including 37 residential units; 20,000 square feet of retail, and 9,700 square feet of office space. Also includes the inclusion of pedestrian plaza spaces and on-site parking. General Plan Designation: Downtown (D) Zoning District: Downtown Commercial (DC) Proposed Environmental Determination: To Be Determined City Staff: Alfredo R. Castillo, AICP, Associate Planner, acastillo@atascadero.org, Phone: 470-3436 Staff Recommendation: The DRC provide design direction to staff for review. DRC Draft Minutes of 3/15/2017 Page 1 of 3 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, March 15, 2017 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 106, Atascadero, California CALL TO ORDER – 2:00 p.m. Chairperson Fonzi called the meeting to order at 2:00 p.m. ROLL CALL Present: Chairperson Roberta Fonzi Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Jamie Kirk Absent: Committee Member Charles Bourbeau (excused) Staff Present: Senior Planner, Kelly Gleason Recording Secretaries: Annette Manier & Jamie Striegel Others Present: George Kartsioukas Kay Kartsioukas Chris Thomas Candice Tidwell APPROVAL OF AGENDA MOTION: By Committee Member Anderson and seconded by Committee Member Kirk to approve the agenda. There was Committee consensus to approve the Agenda. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. ITEM NUMBER: 1 DATE: 3/29/17 1 DRC Draft Minutes of 3/15/2017 Page 2 of 3 CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF JANUARY 18, 2017 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 2. PLN 2017-1634, DESIGN REVIEW OF FAÇADE CHANGES AT 8040 EL CAMINO REAL Chairperson Fonzi announced that she will recuse herself from voting on the item, because she was involved with the applicants in the purchase and leasing of the building under review. Chairperson Fonzi left the room. Committee Member Anderson led the meeting. Senior Planner Gleason presented the Staff Report and answered questions from the committee. Applicants wish to do improvements, mostly prompted by accessibility requirements. Senior Planner Gleason distributed a color board for review. Property Owner: George and Kay Kartsioukas, 990 Herdsman Way, Templeton, CA 93465 Applicant/Business Owner: George and Kay Kartsioukas, 990 Herdsman Way, Templeton, CA 93465 Project Title: PLN 2017-1634 / DRC 2017-0095 Project Location: 8040 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 056-031-043 Project Description: Design review of façade improvements to an existing commercial building. General Plan Designation: General Commercial (GC) Zoning District: Commercial Retail (CR) Proposed Environmental Determination: The project qualifies for a Class 1 exemption from the California Environmental Quality Act (CEQA): Existing Facilities (Section 15301) for operation, maintenance and permitting of an existing facility. City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: 470-3446 Staff Recommendation: The DRC provide design direction to staff for review and approval of the building permit (BLD 2017-14546). 2 DRC Draft Minutes of 3/15/2017 Page 3 of 3 Committee Member Kirk inquired if the applicants had any perspective future tenants. Applicants Kartsioukas introduced Candice Tidwell of Tidwell Bookkeeping, as their prospective future tenant. PUBLIC COMMENT The following members of the public spoke during public comment: George Kartsioukas and Chris Thomas, project draftsman. George Kartsioukas and Chris Thomas answered questions from the committee. Committee Member Anderson closed the Public Comment period. RECOMMENDATION: By Committee Member Kirk and seconded by Committee Member Dariz to recommend approval of PLN-2017-1634, exterior façade changes to the commercial building as proposed per staff’s recommendations. There was Committee consensus to endorse the project. Chairperson Fonzi rejoined the meeting. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Director's Report was given by Senior Planner Gleason in Community Development Director Dunsmore’s absence. The next DRC meeting is scheduled for March 29, 2017. Possible topics to be reviewed include minor modifications to the Animal Shelter on San Ramon Road, the Hartberg project; and the La Plaza project. ADJOURNMENT– 2:13 p.m. The next regular meeting of the DRC is tentatively scheduled for March 29, 2017. MINUTES PREPARED BY: ______________________________ Jamie Striegel, Recording Secretary Administrative Support Assistant 3 4 ITEM NUMBER: 2 DATE: 3-29-17 Atascadero Design Review Committee Report In Brief - Community Development Department Katie Banister, Assistant Planner, 470-3480, kbanister@atascadero.org PLN 2016-1621 / DRC 2017-0096 New Spay and Neuter Clinic 2300 Ramona Road (Woods Humane Society) Property Owner Action for Animal Rights / Woods Humane Society 875 Oklahoma Ave. San Luis Obispo, CA 93401 Address: 2300 Ramona Road APN: 049-141-043 General Plan: Public Zoning: Public Project Area: 2 acres Existing Use: North County Humane Society Cat Shelter Proposed: Addition of a modular building to house a spay and neuter clinic for both cats and dogs. Recommendation: Staff recommends the DRC endorse the proposed structure, signage and site improvements with design modifications. BACKGROUND The property is located on Ramona Road about 1,000 feet south of Del Rio Road. A church is located to the north of the property. The property to the south is vaca nt. To the west is the Colony at Apple Valley residential development. In 1997, the North County Humane Society received a Conditional Use Permit (CUP) to establish an animal shelter in the geodesic dome located at 2300 Ramona Road. The site was previously a single-family residence. An amendment to allow the addition of a 2,160 square-foot modular building was approved in 2002. Conditions of approval limit the site to sheltering cats only (no dogs). In November of 2016, North County Humane Society and Woods Humane Society announced they would merge their operations and 5 ITEM NUMBER: 2 DATE: 3-29-17 collectively be known as Woods Humane Society. This site will be their north county campus. EVALUATION Woods Humane Society proposes the addition of a modular building to accommodate a proposed spay and neuter clinic for both cats and dogs. Staff has determined the clinic will require an Amendment to the Conditional Use Permit for the property. The applicant has applied for such an amendment, which will be considered by the Planning Commission at a future hearing. The Design Review Committee is asked to consider the design of the project which includes the new structure, accessibility improvements, paved parking areas, an enclosed garbage collection area, consolidated storage, a solid rear fence and new signage. Spay and Neuter Clinic  The proposed structure is a rectangular modular office building.  The building is unarticulated, as is typical for modular structures.  Proposed colors are taupe siding with white trim.  Skirting will be provided to screen the base of the structure where it does not touch the ground.  Stairs and an accessible ramp will be provided at the entrance to the building. Geodesic Dome  The applicant intends to demolish the dome structure in the near future. The building has outlived its usefulness. Parking  CUP amendment in 2001 required 16 parking spaces on a decomposed granite surface.  30 total parking spaces on a paved surface are proposed.  4 accessible parking spaces proposed.  Based on proposed use and anticipated parking demand, staff recommends the applicant provide a total of 24 parking spaces.  Landscape fingers and shade trees are proposed in compliance with the Atascadero Municipal Code. Landscaping  Landscaping (deer grass) is proposed around the rear of the modular structure to screen the skirting.  Landscaping (coyote brush) is proposed around a rainwater collection tank located behind the building. Staff recommends replacing this plant species selection with another drought tolerant shrub that does not spread so readily in the landscape. Toyon or a tall ceanothus species might be more appropriate.  Landscaping (toyon shrubs) is proposed between the sidewalk and front of the building. This plant is likely oversized for this location. Staff recommends a smaller shrub with a less expansive habit such as a ceanothus or small manzanita species. 6 ITEM NUMBER: 2 DATE: 3-29-17  Evergreen trees are planted around the front and sides of the property to screen the use from the freeway, Ramona Road and the church next door. The trees have grown to a height that leaves most of the facility visible from these neighboring uses. The Design Review Committee should consider whether to require additional landscaping or other screening at these locations.  Staff recommends street trees be planted along the Ramona Road frontage (between the asphalt and the split rail fence). Three to four shade trees, possibly oak trees, would provide shade for the walkable shoulder discussed below. Storage Buildings  There are currently 6 storage sheds associated with the animal shelter located on the southern property line.  The applicant proposes demolishing or removing these structures and consolidating storage into a new single storage building to be located in the same area. Garbage Collection  A 5-foot-tall solid wood fence enclosure with concrete floor is proposed.  Enclosure would accommodate a 4 cubic-yard garbage dumpster and 2 cubic- yard recycling dumpster  The proposed enclosure would use dog-eared cedar boards. Staff recommends using fencing with a wooden top rail for a more finished appearance. Fencing and Screening The property is relatively flat from Ramona Road to behind the existing structures, where the grade breaks into a slope down toward the Colony at Apple Valley residential development. Currently, a chain link fence is located at the top of this slope, which does not screen the back of the shelter and outdoor storage from the residences.  AMC 9-4.128 requires 6-foot tall solid fencing to screen outdoor storage and at the rear of the property. Chain link fences may not be used when adjacent to residential uses. Due to the slope, locating a wooden fence at the rear property would not provide adequate screening  Staff recommends a solid fence be placed at the top of the slope approximately where the chain link fence is located currently.  Planning Commission can modify screening requirements when it finds “specifically identified characteristics of the site or site vicinity would make required fencing or screening unnecessary or ineffective.” The DRC is asked to review the placement and type of fencing required. Staff recommends using fencing with a wooden top rail for a more finished appearance. Fences in the Colony at Apple Valley development are a good example of high quality fence design. See images attached below. 7 ITEM NUMBER: 2 DATE: 3-29-17 Signage  In the Public zoning district, a maximum of 100 square feet of total signage is permitted.  One single-tenant freestanding sign of 60 square feet is permitted with a maximum height of 6 feet.  Wall signs may be a maximum of 40 square feet in size.  Exceptions require review by the DRC and approval of a use permit.  The applicant proposes two free standing signs, one at each exit. These signs are approximately 8 feet tall with 24 square -foot faces (4 feet tall and 6 feet wide). These signs were recently installed witho ut a building permit, see images below.  A 15 square-foot sign is proposed on the side of the existing modular office building (30 inches tall and 72 inches wide).  A 3 square-foot directional sign is proposed on the side of the existing modular building (9 inches tall and 42 inches wide).  The applicant will need to apply for building permits for the freestanding signs to ensure they are installed safely.  Staff recommends two, 8-foot tall, free-standing signs be permitted. The signs should be turned 45 degrees, so they are at an angle to the two front property corners. This would make the signs more visible, especially on Highway 101. Supporting members should be painted white. Walkable shoulders  Ramona Road is not identified as an area requiring full curb, gutter and sidewalk improvements; however, pedestrians do use this road. Staff recommends a walkable shoulder be provided between the pavement and front split rail fence. While the proposed structure is not architecturally interesting, it is similar in form to the modular structure placed on the property in 2004 and will be largely screened from public view by the row of evergreen trees at the front property line, on the southern property line and along the driveway on the northern prop erty line. These trees were planted as a condition of the original CUP. The project includes substantial site upgrades. The Design Review Committee should consider whether the public good of providing low cost spay and neuter services in the north count y and the improved site design outweigh the modular nature of the structure. CODE REQUIREMENTS  Paved parking (AMC 9-4.119)  Required number of parking spaces (AMC 9-4.118)  Garbage enclosure (AMC 9-4.129)  Fencing and Screening (AMC 9-4.128)  Signage limitations (AMC 9-15)  Water efficient landscaping (AMC 8.10-104) 8 ITEM NUMBER: 2 DATE: 3-29-17 SUMMARY OF STAFF RECOMMENDATIONS  Provide a total of 24 parking spaces.  Replace coyote brush and toyon in landscaping.  Consider planting lower stature plants at front and sides of the property below evergreen trees.  Consider requiring street trees.  Use fencing with a top rail for the garbage enclosure and rear screening, similar to the Colony at Apple Valley development.  Provide 6 foot tall rear screening at the top of the slope behind the buildings instead of at the rear property line.  Allow two 8-foot tall free-standing signs.  Turn free-standing signs 45 degrees from perpendicular to Ramona Road.  Provide a walkable shoulder. ATTACHMENTS Attachment 1: Site Plan Attachment 2: Elevations Attachment 3: Floor Plan Attachment 4: Site photos 9 ITEM NUMBER: 2 DATE: 3-29-17 Attachment 1: Site Plan PLN 2016-1621 / DRC 2017-0096 Ramona Road Existing Building Evergreen tree hedge Paved driveway Proposed consolidated storage building Proposed modular spay and neuter clinic Garbage collection enclosure New free- standing sign New free- standing sign Existing Modular Building Rainwater collection tank Existing chain link fence Proposed stormwater basin 10 ITEM NUMBER: 2 DATE: 3-29-17 Attachment 1: Elevations PLN 2016-1621 / DRC 2017-0096 West Elevation (faces parking lot) South elevation (entry) North elevation (faces driveway) East elevation (faces Ramona Road) Accessible ramp 11 ITEM NUMBER: 2 DATE: 3-29-17 Attachment 2: Floor Plan PLN 2016-1621 / DRC 2017-0096 Parking lot 12 ITEM NUMBER: 2 DATE: 3-29-17 Attachment 4: Site photographs PLN 2016-1621 / DRC 2017-0096 Existing modular office building Geodesic dome and decomposed granite parking area 13 ITEM NUMBER: 2 DATE: 3-29-17 Existing storage buildings Garbage collection area, gravel driveway, and evergreen trees 14 ITEM NUMBER: 2 DATE: 3-29-17 View of existing modular and future site of spay and neuter clinic building on left through evergreen tree screening Northern driveway with future building site left of the fence 15 ITEM NUMBER: 2 DATE: 3-29-17 Installed sign and existing shoulder Free-standing sign and evergreen screening from Ramona Road 16 ITEM NUMBER: 2 DATE: 3-29-17 Installed sign at southern property corner Proposed Wall Sign on existing modular 17 ITEM NUMBER: 2 DATE: 3-29-17 Proposed directional sign on existing modular building Existing storage behind animal shelter 18 ITEM NUMBER: 2 DATE: 3-29-17 View of the animal shelter buildings from San Ramon Road in the Colony and Apple Valley development View of the animal shelter buildings from San Ramon Road in the Colony and Apple Valley development 19 ITEM NUMBER: 2 DATE: 3-29-17 Typical fencing in the Colony at Apple Valley developm ent 20 ITEM NUMBER: 3 DATE: 3-29-17 Atascadero Design Review Committee Report In Brief - Community Development Department Alfredo R. Castillo, AICP, Associate Planner, (805) 470-3436, acastillo@atascadero.org PLN-2013-1466 La Plaza 6500 El Camino Real Owner: Mike Zappas Applicant: RRM Design Group Address: 6500 El Camino Real APN: 030-193- 001;003;017;016;031;033 General Plan: Downtown (D) Zoning: Downtown Commercial (DC) Project Area: 2.2 acres Existing Use: Retail Commercial, Cellular Communication Tower; underutilized Proposed: Multi-story vertical mixed- use including 37 residential units; 20,000 sf retail; 9,700 sf office Design Review Items  Proposed Site Plan / Plaza locations  Proposed Elevations  Proposed Height Exception  Proposed Residential Uses 21 ITEM NUMBER: 3 DATE: 3-29-17 Background In March 2009, a fire destroyed two commercial buildings within the proposed project area. Since that time, the property has remained underutilized. A coffee shop, beauty parlor and cell tower still remain on the site. In 2010, a redevelopment proposal was brought forth by the applicant and property owner. The proposal, known as “La Plaza Theaters” consisted of a 39,680± square foot (sf) building that would contain a 10 screen movie theater, retail stores and a sit down restaurant. This project went before the City Council and was continued for additional analysis. The property owner and project applicant formally withdrew their application for development of this property in January 2011. In August 2013, City Council approved a commercial mixed-use project that envisioned 26,500 sf retail/restaurant space on first floor uses, and office use s on 2nd floor. Since the approval, the previous property owner had marketed the property for purchase and development consistent with the approved Conditional Use Permit (CUP), however, probate and other tax issues delayed the sale. A new owner has purchased the property formerly known as the “Hoff property” along with additional neighboring properties. The property owner, its design team, and City staff have collaborated in a potential new vision for the property. The Design Review Committee (DRC) review will serve as a “pre-application” review to provide comments and direction to the applicant prior to formal application submittal. Master Plan of Development Summary: The proposed project would result in the demolition of all remaining buildings on the property, excluding the existing cellular communications tower. The project area includes all properties between the former Main Street building and the Founder’s Bank building. The applicant is also considering a second phase of the project that would include the Founder’s Bank building and the former fuel station at the corner of Traffic Way and El Camino Real. The following is a brief overview of the proposed project:  Total site including Right-of-Way – 2.2 acres  Total Redevelopment acreage (Hoff Property / Jack-in-the-box site) – 1.83 acres  Three-Story buildings that are fully articulated on all sides  20,000 sf retail 1st floor  9,700 sf office  37 residential units on 2nd / 3rd floor  95 total parking spaces (24 spaces dedicated to residential uses)  Abandonment of excess Right-of-Way on El Camino Real and Atascadero Mall  Inclusion of pedestrian plaza near proposed project driveways  Tower features visible from El Camino Real / Highway 101  Use of color and materials consistent with Historic City Hall and the Printery building. 22 ITEM NUMBER: 3 DATE: 3-29-17 CONCLUSIONS: City staff would like to expedite the review of this project due to its location, economic development potential, and consistency with City Council goals and priorities towards Downtown redevelopment. Based on this review, City staff requests that the DRC weigh in on the following items to provide the applicant clear direction to be incorporated into a formal submittal. The DRC’s comments and/or directions will be provided to the applicant in a “path forward” letter that outlines all department comments, entitlement processing, and fees. 1. Review proposed land use mix, including commercial and residential opportunities. 2. Review proposed parking and access plan and consider how project could facilitate better pedestrian access and vehicle parking in the downtown. 3. Review proposed use of outdoor patios and dining areas/synergy to Sunken Gardens. 4. Review of potential expansion of a Plaza along “Atascadero Mall” (see map). 5. Review of driveway that aligns with West Mall to either expand to 2 0-feet or eliminate the driveway (see map). 6. Review architectural details that are shown to mimic Historic City Hall. 7. Review colors and proposed materials. Bond payment for tree #31, impacted 45% : 2 3 23 ITEM NUMBER: 3 DATE: 3-29-17 Attachments: 1. Proposed Site Plan / Architectural Elevations (See Design Package) 24 LA PLAZA MIXED-USE, ATASCADERO PROJECT DESCRIPTION 3 STORY MIXED USE BUILDING INCLUDING RETAIL ON THE GROUND FLOOR AND OFFICES/RESIDENTIAL UNITS ABOVE. EL CAMINO STREET LINED WITH PEDESTRIAN FRIENDLY INVITING STOREFRONT DESIGN. OWNER: MICHAEL ZAPPAS 8189 SAN DIMAS LANE ATASCADERO, CA 93422 ARCHITECT: RRM DESIGN GROUP 3765 S. HIGUERA STREET, STE.102 SAN LUIS OBISPO, CA 93401 CONTACT: PAT BLOTE PHONE: 805.543.1794 FAX: 805.541.4609 SHEET INDEX A1 TITLE SHEET A2 EXISTING TOPO A3 BASE SITE PLAN A4 CONCEPTUAL SITE PLAN A5 SECOND FLOOR PLAN A6 THIRD FLOOR PLAN / SECTION A7 ARCHITECTURAL CONTEXT A8 HISTORIC PRECENDENT A9 VIEW FROM SUNKEN GARDENS A10 VIEW FROM WEST MALL A11 VIEW FROM ENTRADA A12 VIEW FROM 101 NORTH A13 VIEW ABOVE PEDESTRIAN TUNNEL A14 SAMPLE FLOOR PLANS 25 LA PLAZA ATASCADERO | CONCEPTUAL SITE PLAN A2 26 A3LA PLAZA ATASCADERO | CONCEPTUAL BASE PLAN PROJECT STATS JACK IN THE BOX: 14,597 SQFT .34 ACRES "HOFF" SITES 64,944 SQFT 1.49 ACRES TOTAL = 1.83 ACRES ZONING = DC DOWNTOWN COMMER- CIAL DENSITY = 20/ACRE = 37 UNITS SUNKEN GARDENSSTREET SIDE ALE HOUSE SHERWIN WILLIAMS PEDESTRIAN TUNNEL EL CAMINO REAL JACK IN THE BOX SITE WEST MALLENTRADA AVE0 20 40 60 80 101 OFF - RAMP 27 A4LA PLAZA ATASCADERO | CONCEPTUAL SITE PLAN 0 20 40 60 80 PROJECT STATS Retail: 20,000 square feet Office: 9,700 square feet Residential: (27) 1-Bedroom Apts (10) 2-Bedroom Apts Parking Provided 19 garages 5 tuck under spaces 71 surface 95 Total spaces SUNKEN GARDENSSTREET SIDE ALE HOUSE SHERWIN WILLIAMS PEDESTRIAN TUNNEL 101 OFF - RAMP EL CAMINO REAL WEST MALLENTRADA AVE28 A5LA PLAZA ATASCADERO | CONCEPTUAL 2ND FLOOR PLAN 0 20 40 60 80 PROJECT STATS Retail: 20,000 square feet Office: 9,700 square feet Residential: (27) 1-Bedroom Apts (10) 2-Bedroom Apts Parking Provided 19 garages 5 tuck under spaces 71 surface 95 Total spaces 29 A6LA PLAZA ATASCADERO | CONCEPTUAL 3RD FLOOR PLAN 0 20 40 60 80 0 8 16 24 32 RETAIL PATIO PATIO RES. UNIT RES. UNIT RES. UNIT EL CAMINO REAL 20' FF 30' FF 40' FF 45' MAX HEIGHT PARKING LOT 101 FREEWAY PROJECT STATS Retail: 20,000 square feet Office: 9,700 square feet Residential: (27) 1-Bedroom Apts (10) 2-Bedroom Apts Parking Provided 19 garages 5 tuck under spaces 71 surface 95 Total spaces 30 A7LA PLAZA ATASCADERO | CONTEXTUAL ARCHITECTURE 31 A8LA PLAZA ATASCADERO | HISTORIC PRECEDENT 32 3180 SF RETAIL 4310 SF RETAIL 4092 SF RETAIL 2217 SF RETAIL - --- 3043 SF RETAIL 3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.coma California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844 C:\Users\samartin\Documents\temp\zappas\la plaza\0725-01-RS16_LA PLAZA MIXED USE.rvt3/1/2017 9:34:05 PM A10725-01-RS16 - LA PLAZA MIXED-USESCHEMATIC SITE MM/DD/YYYY A9LA PLAZA ATASCADERO | VIEW FROM SUNKEN GARDENS key plan El Camino Real Sunken Gardens 33 A10LA PLAZA ATASCADERO | VIEW FROM WEST MALL 3180 SF RETAIL 4310 SF RETAIL 4092 SF RETAIL 2217 SF RETAIL - --- 3043 SF RETAIL 3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.coma California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844 C:\Users\samartin\Documents\temp\zappas\la plaza\0725-01-RS16_LA PLAZA MIXED USE.rvt3/1/2017 9:34:05 PM A10725-01-RS16 - LA PLAZA MIXED-USESCHEMATIC SITE MM/DD/YYYY key plan Sunken Gardens El Camino Real 34 A11LA PLAZA ATASCADERO | CORNER OF ENTRADA 3180 SF RETAIL 4310 SF RETAIL 4092 SF RETAIL 2217 SF RETAIL - --- 3043 SF RETAIL 3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.coma California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844 C:\Users\samartin\Documents\temp\zappas\la plaza\0725-01-RS16_LA PLAZA MIXED USE.rvt3/1/2017 9:34:05 PM A10725-01-RS16 - LA PLAZA MIXED-USESCHEMATIC SITE MM/DD/YYYY key plan El Camino Real Sunken Gardens 35 A12LA PLAZA ATASCADERO | VIEW FROM 101 NORTH 3180 SF RETAIL 4310 SF RETAIL 4092 SF RETAIL 2217 SF RETAIL - --- 3043 SF RETAIL 3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.coma California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844 C:\Users\samartin\Documents\temp\zappas\la plaza\0725-01-RS16_LA PLAZA MIXED USE.rvt3/1/2017 9:34:05 PM A10725-01-RS16 - LA PLAZA MIXED-USESCHEMATIC SITE MM/DD/YYYY key plan El Camino Real Sunken Gardens 36 A13LA PLAZA ATASCADERO | VIEW ABOVE PEDESTRIAN TUNNEL 3180 SF RETAIL 4310 SF RETAIL 4092 SF RETAIL 2217 SF RETAIL - --- 3043 SF RETAIL 3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.coma California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844 C:\Users\samartin\Documents\temp\zappas\la plaza\0725-01-RS16_LA PLAZA MIXED USE.rvt3/1/2017 9:34:05 PM A10725-01-RS16 - LA PLAZA MIXED-USESCHEMATIC SITE MM/DD/YYYY key plan El Camino Real Sunken Gardens 37 A14LA PLAZA ATASCADERO | CONCEPTUAL FLOOR PLANS 2 BEDROOM APT. 900 SQ.FT. 1 BEDROOM APT. 600 SQ.FT. 38