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HomeMy WebLinkAboutDRC_2017-05-24_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, May 24, 2017 2:00 P.M. City Hall 6500 Palma Avenue Atascadero, California 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 APRIL 26, 2017 City of Atascadero Design Review Committee Agenda Regular Meeting, May 24, 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 2017-1638, DESIGN REVIEW OF PROJECT AT EL CAMINO REAL/HWY. 41 3. PLN 2017-1632, DESIGN REVIEW OF MULTIPLE ACCESSORY STRUCTURES (GREENHOUSES) Property Owner: Donna Halliday, 5740 Olmeda Ave., Atascadero, CA 93422 Project Title: PLN 2017-1638 / DRC 2017-0097 Applicant: BogMar Properties, LLC, 680 W. Shaw Ave. Ste. 202, Fresno, CA 93704 Project Location: 6990 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 030-211-036 Project Description: The project consists of an application for an approx. 3,500 sf retail/restaurant building and associated improvements on a vacant downtown lot at the corner of El Camino Real and Morro Road. The request includes a variance to the required zero-foot setback from the street frontage in the downtown zone. General Plan Designation: D Zoning District: DC Proposed Environmental Determination: The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding environmental should contact the Community Development Dept. City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: 470-3446 Staff Recommendation: DRC make recommendations to the Planning Commission based on the following project discussion. Property Owner: Gregory Baker, 9082 Palomar Ave., Atascadero, CA 93422 Project Title: PLN 2017-1632 / DRC 2017-0101 Project Location: 9082 Palomar Ave., Atascadero, CA 93422 (San Luis Obispo County) APN 030-111-029 Project Description: The applicant proposes to permit 5 existing greenhouse structures for small scale agricultural production of vegetables. Four of the greenhouses are 700 sf and one is 360 sf. The applicant also proposed the installation of a new deer fence along the property frontage to allow for expanded gardening within this area. General Plan Designation: SFR-Y Zoning District: RSF-Y Proposed Environmental Determination: The City of Atascadero’s environmental review process incorporates the requirements of the California Environmental Quality Act. Persons, agencies or organizations interested in obtaining more information regarding the environmental should contact the Community Development Department. City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: 470-3446 Staff Recommendation: DRC make recommendations to the Planning Commission based on the following project discussion. City of Atascadero Design Review Committee Agenda Regular Meeting, May 24, 2017 Page 3 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for June 14, 2017. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. DRC Draft Minutes of 4/26/2017 Page 1 of 7 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, April 26, 2017 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA 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 Bourbeau Committee Member Mark Dariz Committee Member Jamie Kirk Absent: None Staff Present: Community Development Director, Phil Dunsmore Senior Planner, Kelly Gleason Associate Planner, Alfredo Castillo Tom Peterson, Fire Marshal Recording Secretary, Annette Manier Others Present: Clint Pearce, Madonna Enterprises Patti Whelen, Whelen Consulting, Inc., representing Madonna Enterprises Geri Sandahl, representing Madonna Enterprises Chris Seaberg Bill Isaman, Isaman Design Inc. ITEM NUMBER: 1 DATE: 5/24/17 1 DRC Draft Minutes of 4/26/2017 Page 2 of 7 APPROVAL OF AGENDA MOTION: By Committee Member Anderson and seconded by Committee Member Dariz to approve the agenda. There was Committee consensus to approve the agenda. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF MARCH 29, 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 2017-1626, DESIGN REVIEW OF 1800 EL CAMINO REAL (ANNEX HOTEL) Property Owner/Applicant: M.P. Annex, LLC, 284 Higuera Street, San Luis Obispo, CA 93401 Project Title: PLN 2017-1626 / DRC 2017-0099 Project Location: 1800 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 049-131-070 Project Description: Proposed construction of a 4-story, 120-room hotel and a new parking lot. The hotel portion of the project will be located within the Del Rio Road Commercial Area Specific Plan. A portion of the parking is located outside the Specific Plan area south of the hotel. General Plan Designation: General Commercial (GC) Zoning District: Commercial Retail (CR/SP-2; Commercial Tourist (CT) Environmental Determination: The City of Atascadero, as the Lead Agency, will prepare an addendum to a previously certified EIR (SCH #2010051034) if some changes or additions are necessary to the EIR but none of the conditions described in 2 DRC Draft Minutes of 4/26/2017 Page 3 of 7 Associate Planner Castillo presented the Staff Report, and he and Community Development Director Dunsmore answered questions from the Committee. Associate Planner Castillo gave a history on the Del Rio Specific Plan area, and how this hotel project relates to the Del Rio Specific Plan area. Associate Planner Castillo stated that there will be an addendum to the Environmental Impact Report (not an amendment), and that staff is recommending a 2-post pylon sign. The applicant will be required to do frontage improvements and pay fees for future improvements the for Del Rio interchange. PUBLIC COMMENT The following members of the public spoke during public comment: Clint Pearce, Patti Whelen, Geri Sandahl, and Robin Bradley. The applicant team gave a presentation on the project and indicated that the Hotel chain proposed is a Home2 Suites by Hilton, an extended stay brand. The hotel will include a breakfast room and a meeting room (which will be made available to the public) as well as laundry facilities. Each room has a refrigerator and a kitchenette. Home2 Suites is fairly firm with their architect styles as proposed. Clint Pearce distributed two other options for the architectural styles (Exhibit A = Option B and Exhibit B = Option C). Mr. Pearce would like to see a large sit-down restaurant move into the restaurant pad (similar to a B.J.’s or a local operator/brew house), and believes a restaurant such as this would complement the hotel and the City. Geri Sandahl distributed options for the pole sign (Exhibit C). Chairperson Fonzi closed the Public Comment period. The Committee recommended approval of PLN- 2017-1626, approving staff’s recommendations with the following conditions in red: 1. Review proposed architecture. Staff is recommending that additional articulation be provided on the east elevation facing US 101. (Staff recommends Option C and would like to see the big white wall broken up somehow - staff can work with the applicant to resolve.) 2. Review color and materials board. (Committee agreed with what was submitted.) 3. Review proposed site plan. (Committee recommends more landscaping along the Hwy. 101 corridor, more landscaping on trellises, and additional plantings along the walls.) Section 15162 of the CEQA Guidelines calling for preparation of a subsequent EIR have occurred. City Staff: Alfredo Castillo, Associate Planner, acastillo@atascadero.org, Phone: 470-3436 Staff Recommendation: DRC recommends to the Planning Commission approval of proposed site and architectural design of proposed hotel with any changes, as directed. 3 DRC Draft Minutes of 4/26/2017 Page 4 of 7 4. Provide recommendation on height waiver. (Committee agreed with the height waiver.) 5. Review proposed signage. Staff is recommending either a structure or a dual pole versus a monolithic pole as shown in the hotel signage exhibit. (Committee recommends the middle sign with the green stripe down the middle in Exhibit C and asked staff to work with the applicant to design a base, possibly masonry with stonework, to make the sign more appealing. There was Committee consensus to move the project forward to Planning Commission. 3. PLN 2014-1529, DESIGN REVIEW OF RETAINING AND SOUND WALLS AT THE GROVES OF ATASCADERO DEVELOPMENT Property Owner/Applicant: Dennis Moresco, Midland Pacific, 7305 Morro Road, Ste. 207, Atascadero, CA 93422 Project Title: PLN 2014-1529 / DRC 2014-0059 Project Location: 11955 Viejo Camino, Atascadero, CA 93422 (San Luis Obispo County) APN 049-141-043 Project Description: The Cerro Roble project was approved in 2015 and included 17 single- family homes on approximately 10 acres within a Planned Development Overlay Zone. The applicant has submitted on and off-site improvement plans for review and approval through the City. Included as part of those plans are the retaining and sound walls for the residential lots. The DRC is tasked with review and approval of the wall material. General Plan Designation: SFR-X Zoning District: RSF-X/PD33 Environmental Determination: This project is a necessarily included element of the projects considered in Mitigated Negative Declaration, Environmental Document No. 2015- 0007, certified by the City Council on February 23, 2016, which adequately addressed the effects of the proposed project. No substantial changes have been made in the project, no substantial changes in the circumstances under which the project is being undertaken and no new information of substantial importance to the project, which was not known or could not have been known when the Mitigated Negative Declaration was certified, has become known. Therefore, no further environmental review is required. City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: 470- 3446 Staff Recommendation: Staff recommends the DRC review and provide feedback on the proposed sound and retaining walls. 4 DRC Draft Minutes of 4/26/2017 Page 5 of 7 Senior Planner Gleason gave the staff report and answered questions from the Committee. Senior Planner Gleason indicated that the location of the walls were based on an acoustical analysis. PUBLIC COMMENT The following members of the public spoke during public comment: Dennis Moresco. Dennis Moresco distributed exhibits to the Committee of what the homes will look like (Exhibit D). Mr. Moresco prefers to build a plain off-white wall, without a cap and explained his reasoning (he doesn’t want the wall to stand out, but to blend in with the environment.) Chairperson Fonzi closed the Public Comment period. The Committee recommended approval of a slumpstone wall, with a cap that overhangs a bit, and the color will be left up to the applicant. 4. PLN 2015-1556, DESIGN REVIEW OF 10850 EL CAMINO REAL (HARTBERG) Property Owner: Hartberg Properties, LLC, 2165 Wilton Dr., Cambria, CA 93428 Project Title: PLN 2015-1556 / DRC 2015-0077 Project Location: 10850 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 045-351-008 Project Description: Design review of a 75-unit mixed residential development including 48 independent living, residential care for the elderly (RCFE) totaling 3-stories in height, 20 attached townhomes, and 7 single-family residential cottages. A total of 126 parking spaces are provided on-site with additional on-site recreational amenities including BBQ areas and landscaped greens. General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi-Family (RMF-20) Proposed Environmental Determination: The City of Atascadero is preparing an Initial Study to determine if the proposed project would have a significant adverse effect on the environment. City Staff: Alfredo Castillo, Associate Planner, acastillo@atascadero.org, Phone: 470-3436 Staff Recommendation: DRC recommends to the Planning Commission approval of proposed site and architectural design of proposed planned development, with any changes as directed. 5 DRC Draft Minutes of 4/26/2017 Page 6 of 7 Associate Planner Castillo gave the staff report and answered questions from the Committee. Associate Planner Castillo stated that traffic issues will be addressed in the environmental document. PUBLIC COMMENT The following members of the public spoke during public comment: Chris Seaberg, Joe Isaman, Ben Martin, and Robin Bradley. Chairperson Fonzi read a letter into the record, submitted by resident Nancy A. Harsh (Exhibit E). Chris Seaberg and Bill Isaman gave a presentation on their project and explained how the whole family could live in this community (families in the front and senior living in the back). The units will be market rate. There was discussion about the entry median and circulation. Tom Peterson stated that the Fire Department has reviewed this project, and as long as there is a 20’ clearance, the median can remain there, although the more open the better. Chris Seaberg and Bill Isaman answered questions from Committee members and addressed the questions and concerns from Nancy A. Harsh and Ben Martin. The Committee recommended approval of PLN 2015-1556 with the following recommendations, in red: 1. Removal of entry median at the main entrance of the site. The DRC recommended removal at its last meeting, and staff concurs with this assessment. (Entry median can stay as long as it is not a detriment to parking maneuvers. If a neighborhood I.D. sign is installed there, it must not obstruct the view as long as the upcoming analysis doesn’t say otherwise.) 2. Review of landscaping to ensure it meets the intent of “High Quality Landscaping.” (Committee agreed. Applicant should continue to work with staff on planting drought tolerant shrubs and grasses.) 3. Recommend proposed parking reduction. (Committee reaffirmed.) 4. Recommend proposed height waiver exception for the RCFE portion of the project. (Committee agreed.) 5. Review of proposed architecture. Staff is recommending that conditions be added for additional siding elements on the rear elevation for consistency with th e front and side elevation of the townhome portion of the development. (Committee recommends no additional siding elements on the rear elevation.) 6. Fencing. (Staff should work with the applicant on a solution to fencing and to address the issue raised in the letter by Nancy A. Marsh, Exhibit E.) There was Committee consensus to endorse the project and move it forward to Planning Commission. 6 DRC Draft Minutes of 4/26/2017 Page 7 of 7 COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Community Development Director Dunsmore stated that the next meeting scheduled is tentatively set for May 10, 2017, although there are no items ready for that agenda, so it may be cancelled. Potential items on future agendas will include a commercial development at the corner of Highway 41 and El Camino Real as well as the Annex subdivision. Community Development Director Dunsmore and Associate Planner Castillo went over the new format of the staff reports. Committee members suggested adding surrounding areas to the maps. ADJOURNMENT– 4:05 p.m. The next regular meeting of the Design Review Committee is tentatively scheduled for May 10, 2017. MINUTES PREPARED BY: ______________________________ Annette Manier, Recording Secretary Administrative Assistant The following Exhibits are available in the Community Development Department: Exhibit A – Annex Hotel Option B Exhibit B – Annex Hotel Option C Exhibit C – Annex Hotel sign options Exhibit D – The Groves homes Exhibit E – Letter from Nancy Marsh re: Hartberg project 7 ITEM 2 Morro Rd/ECR Commercial PLN 2017-1638 / Bogdanovich Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Atascadero Design Review Committee Staff Report – Community Development Department Morro Rd / ECR Downtown Commercial MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 5/24/2017 Kelly Gleason Sam Bogdanovich PLN 2017-1638 RECOMMENDATION DRC make recommendations to the Planning Commission based on the following project discussion. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 6990 El Camino Real D DC 030-211-038 0.43 acres PROJECT DESCRIPTION Site development of an approx. 3,500 sf retail/restaurant building and associated site improvements on a vacant downtown lot at the corner of El Camino Real and Morro Rd. The request includes a variance to the required zero-foot setback from the street frontage in the downtown zone. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental should contact the Community Development Department. ☒ EIR / MND / ND / Statutory Exemption to be circulated ☐ Prior CEQA Review CEQA # ____________ Certified: _________ ☐ Cat. Exemption Class ___________ CEQA Guidelines § 153XX ☐ No Project - § 15268 Ministerial Project SPECIAL DEVELOPMENT PLAN STANDARDS ☒ Downtown Revitalization Plan ☐ Specific Plan ______________________________________________________ ☐ Planned Development Overlay____________________________________________ 8 ITEM 2 Morro Rd/ECR Commercial PLN 2017-1638 / Bogdanovich Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK Retail/Restaurant ☒ Allowed ☐ Conditional ☒ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A ☐ Colony Home / Commercial ☐ Registered Building ☐ Yes, but deemed not of historical significance EXISTING USES Vacant SURROUNDING ZONING DISTRICTS AND USES North: Downtown South: Highway 101 / Morro Rd commercial corridor East: Downtown West: Commercial Retail AVERAGE SLOPE VEGETATION 0% None DENSITY / FLOOR AREA RATIO ☐ RSF-X / LSF-X: 4 units per acre ☐ RMF-10: 2-10 units per acre ☐ RMF-20: 20-24 units per acre ☐ CP/CR/CS/CN/DO/DC: Max 20 units per acre ☐ Other: __________________ ☐ State Density Bonus Requested ☐ Density Bonus for High Quality Architecture ☐ City Inclusionary Housing Density Bonus ☐ Inclusionary Housing Required ☒ Floor Area Ration (FAR) 0.21 (Total square foot of building compared to the size of the property) ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES City Standards Meets Requirements Exception Requested Setback standards (AMC 9-4.103-.110) ☐Yes ☒No Variance requested to downtown setback Height Standards (AMC 9-4.112-113) ☒Yes ☐No Parking Standards (AMC 9-4.114-121) ☒Yes ☐No None required, 24 spaces provided 9 ITEM 2 Morro Rd/ECR Commercial PLN 2017-1638 / Bogdanovich Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Landscaping (AMC 9-4.124-127) ☒Yes ☐No Fencing Standards (AMC 9-4.128) ☒Yes ☐No Grading Standards (AMC 9-4.138-145) ☒Yes ☐No Lighting Standards (AMC 9-4.137) ☒Yes ☐No Water Efficient Landscaping(AMC Title 8, Chapter 10 ) ☒Yes ☐No Use Classification Standards: _Retail/Restaurant___ ☒Yes ☐No ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: ☒ Native American Tribes ☐ Atascadero Mutual Water Company (AMWC) ☒ Caltrans District 5 ☐ Regional Water Quality Control Board (RWQCB) ☐ Dept. of Fish & Wildlife (DFW) ☐ SLO Air Pollution Control (APCD) ☐ SLO County ☒ County Environmental Health ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☐ CC DATE APPLICATION DEEMED COMPLETE May 5, 2017 DISCUSSION: Project History The subject project site formerly accommodated a fuel station and is now vacant. The fuel station was purchased and abandoned as part of the Highway 41/ECR Caltrans improvements completed in 2010. In 2005, the City Council adopted a Downtown Revitalization Plan Vision that identifies opportunities and constraints regarding the revitalization of the downtown area. The Downtown Revitalization Plan Vision identifies the intersection of El Camino Real and Morro Rd as a gateway to the Downtown core. The subject property is the only remaining vacant pad at this key gateway intersection. Project Description / Summary The applicant is proposing an approximately 3,500 square foot building that can accommodate 2 tenant spaces. At least one of the spaces is proposed to accommodate a new restaurant. 24 parking spaces are accommodated on the site and the applicant has incorporated a number of site improvements aimed at enhancing the intersection appearance and connectivity to pedestrian facilities. The project site is approximately 0.4 acres in size and measures approximately 104 feet by 170 feet. The project includes 10 ITEM 2 Morro Rd/ECR Commercial PLN 2017-1638 / Bogdanovich Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero a variance request to allow the building to be setback from the sidewalk, as discussed below. Analysis 1. Variance request The Atascadero Municipal Code requires a zero-foot setback from the street frontage within the downtown zone. This is to encourage a pedestrian oriented streetscape that is not dominated by cars and parking areas. The applicant is requesting a variance to this requirement due to the unusual circumstances of this unique corner site. Based on the limited site access, limited parking options, and the high volume of circulation at this corner, the applicant is requesting to place the building at the rear property line of the site. The following characteristics may support a variance: a. The subject site is located at the boundary of the downtown zone and is bordered by two large, high traffic arterial roads which reduce the opportunity to create the pedestrian scale desired in other portions of downtown. b. Driveway access to the site is limited by both the City and Caltrans thereby limiting areas of the site where a building and parking areas can reasonably be accommodated. c. The small size of the site limits project layout options that provide for safe access, adequate parking, and viable building configurations. 2. Site design The applicant has designed the site to accommodate an approximately 3,500 square-foot building with 2 proposed tenant spaces and 24 parking spaces. In order to support the ECR/Morro Rd corner as a gateway feature, the applicant has eliminated parking spaces in this location and has included enhanced landscaping and a pedestrian path from the sidewalk. Both the El Camino Real and Morro Rd frontage will include downtown streetscape elements such as street trees planted at the back of sidewalk and downtown streetlights. The planter strip along both frontages has been widened to the extent feasible to allow for additional landscaping and a viable street tree planter width. A pedestrian connection is also included from El Camino Real to the east end of the site that leads to a patio space for a future restaurant tenant. A freestanding ATM kiosk is also proposed within the site adjacent to the El Camino Real frontage. The applicant is proposing to design this structure consistent with the materials and style proposed for the commercial building. 11 ITEM 2 Morro Rd/ECR Commercial PLN 2017-1638 / Bogdanovich Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The trash enclosure is located against the Highway 101 frontage adjacent to the location that was the former HWY on-ramp. This area is concealed from the highway by heavily landscape and slope and will not be visible from Highway 101. Approximately 15 feet of landscape area has been included between the Morro Rd frontage and the trash enclosure to provide for screening. Bike parking is provided directly off El Camino Real and in front of the building on the parking lot side. The site access points have been reviewed and approved by the engineering department. While no physical barriers are required, both of these driveways will be limited to right-in/right-out movements based on the design of the adjacent street improvements. 3. Building aesthetic The applicant is proposing a contemporary building form that includes the following design components: a. Materials: The applicant is proposing a combination of rustic wood siding and smooth stucco and brick accents to create a prominent visual statement at the downtown gateway. This will provide enhanced texture and incorporate more traditional materials in the contemporary design theme. Modern flat metal awnings with cable supports are proposed above the tenant entryways, a feature that is also included in the La Plaza project across from Sunken Gardens. b. Articulation and massing: The proposed building includes two higher elements at either end with a lower element at the center. This lower element is also recessed from the parking lot façade. The higher elements will include a rustic wood siding and the center element will include smooth stucco as a contrast to the wood material. A trellis element is included in the center recess providing greenery as a layering element against the façade and create a pedestrian scale adjacent to the bike parking area. The proposed building is located at a zero-foot setback from the adjacent Rabobank site. This façade is proposed to be smooth stucco. 12 ITEM 2 Morro Rd/ECR Commercial PLN 2017-1638 / Bogdanovich Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DRC DISCUSSION ITEMS: 1. Recommendation to Planning Commission regarding the requested variance 2. General site design 3. Building Aesthetics a. Massing and form b. Materials and colors Staff Project Recommendations: 1. Install decorative fencing between the proposed project and the adjacent Rabobank site. Eliminate fencing where feasible to provide linkage to the adjacent site. ATTACHMENTS: 1. Project Aerial and Zoning Map 2. Proposed Site Plan 3. Proposed Building Elevations 4. Material Concept Photos 13 ITEM 2 Morro Rd/ECR Commercial PLN 2017-1638 / Bogdanovich Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1 Project Aerial and Zoning Map Subject Property Subject Property Rite Aid Rabobank 14 ITEM 2 Morro Rd/ECR Commercial PLN 2017-1638 / Bogdanovich Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2 Proposed Site Plan 15 ITEM 2 Morro Rd/ECR Commercial PLN 2017-1638 / Bogdanovich Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 3 Proposed Building Elevations 16 ITEM 2 Morro Rd/ECR Commercial PLN 2017-1638 / Bogdanovich Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 4 Proposed Concept Photos 17 ITEM 3 Palomar Accessory Greenhouses PLN 2017-1632 / Baker Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Atascadero Design Review Committee Staff Report – Community Development Department Palomar Ave - Multiple Accessory Structures MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 5/24/2017 Kelly Gleason Gregory Baker PLN 2017-1632 RECOMMENDATION DRC make recommendations to the Planning Commission based on the following project discussion. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 9082 Palomar Ave. SFR-Y RSF-Y 030-111-029 1.49ac PROJECT DESCRIPTION The applicant proposes to permit 5 existing greenhouse structures for small scale agricultural production of vegetables. Four of the greenhouses are 700sf and one is 360sf. The applicant also proposed the installation of a new deer fence along the property frontage to allow for expanded gardening within this area. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental should contact the Community Development Department. ☐ EIR / MND / ND / Statutory Exemption to be circulated ☐ Prior CEQA Review CEQA # ____________ Certified: _________ ☒ Cat. Exemption Class: 3 CEQA Guidelines § 15303 ☐ No Project - § 15268 Ministerial Project 18 ITEM 3 Palomar Accessory Greenhouses PLN 2017-1632 / Baker Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SPECIAL DEVELOPMENT PLAN STANDARDS ☒ None ☐ Specific Plan ______________________________________________________ ☐ Planned Development Overlay____________________________________________ USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK Residential Accessory Uses ☒ Allowed ☐ Conditional ☒ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☒ Other ☐ N/A ☐ Colony Home / Commercial ☐ Registered Building ☐ Yes, but deemed not historical significant EXISTING USES Single family residence SURROUNDING ZONING DISTRICTS AND USES North: Single-Family, South: Single-Family, East: Single-Family, West: Single-Family AVERAGE SLOPE VEGETATION 12-20% Moderate to heavily wooded ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES City Standards Meets Requirements Exception Requested Setback standards (AMC 9-4.103-.110) ☐Yes ☒No Creek setback encroachment Fencing Standards (AMC 9-4.128) ☐Yes ☒No Fencing requested in front setback Residential Accessory Uses (AMC 9-6.106) ☐Yes ☒No Exception to max number of structures Use Classification Standards: ____Ag Accessory_ ☒Yes ☐No ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: ☒ Native American Tribes ☐ Atascadero Mutual Water Company (AMWC) ☐ Caltrans District 5 ☒ Regional Water Quality Control Board (RWQCB) ☒ Dept. of Fish & Wildlife (DFW) ☐ SLO Air Pollution Control (APCD) ☐ SLO County ☐ _____________________________ ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☐ CC DATE APPLICATION DEEMED COMPLETE April 25, 2017 19 ITEM 3 Palomar Accessory Greenhouses PLN 2017-1632 / Baker Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Project History The applicant’s house burned down in 2016 and was reconstructed and completed in 2017. At the time of permit review for the reconstructed residence, it was noted that there were a number of existing greenhouse structures that were greater than 120 - square feet and therefore, required a building permit. The Atascadero Municipal Code allows for a maximum of two (2) accessory structures on a residential property unless a CUP is approved for a greater number of structures. The applicant applied for a CUP as a condition of building final to legalize the existing greenhouse structures. Project Description / Summary The applicant is proposing to maintain the five (5) greenhouse structures that are currently located on the property. Four of the structures are 700 sf in floor area and one structure is 360 sf in floor area. There is an approximately 2 -foot separation between each 700 sf structure. In addition to the request for additional accessory structures, the applicant is also asking for an exception to the fencing standards which limit transparent fencing height to 5 feet within the front setback. The applicant is p roposing to expand his vegetable garden to the area between the creek and the road and would like to install deer fencing to ensure that his garden remains viable. The fencing would be a maximum of 7-feet in total height and remain transparent. Analysis 1. Allowance for multiple accessory structures The greenhouse structures are located off the street on the south side of the creek. The structures were built to step up the hill. Each structure is approximately 10-feet in height and consists of a plastic covered hoop structure with 3-foot plywood and block sides at the base of each structure. The smallest of the greenhouse structures is located within the 20-foot creek setback, which is analyzed below. 2. Creek Setback The Atascadero General plan sets forth a 20-foot minimum setback from all mapped creeks. The creek located on the subject property runs parallel to the Palomar street frontage and begins on the subject property, heading downhill to the east. As the creek begins on the property, the creek channel is more shallow and narrow, but nevertheless clearly defined. Based on the surrounding trees and shaded quality of the creek area, there is a healthy riparian vegetated corridor within and adjacent to the creek channel. The applicant has constructed a small allan block retaining wall to create a level area to accommodate the small greenhouse. If the DRC recommends approval of the CUP to the Planning Commission, staff recommends that the 360 sf greenhouse be relocated outside of the creek 20 ITEM 3 Palomar Accessory Greenhouses PLN 2017-1632 / Baker Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero setback area. The applicant has indicated that this is feasible and that the structure could be moved uphill to the south of the 4 larger greenhouses. 3. Exception to minimum setback between accessory structures The Atascadero Municipal Code requires a minimum 6-foot separation between accessory structures. Buildings can be located closer to each other providing that the building code allows for a reduced separation and the square -footage of each structure is combined to determine whether or not a permit exemption can be applied. As these structures, whether considered connected or not, exceed 120 square-feet, the building code will govern appropriate separation and construction methods. 4. Fencing / creek setback exception As noted, the applicant would like to expand the growing of vegetables and herbs along the property frontage between Palomar Rd and the creek. The applicant is proposing slightly raised or in-ground beds which may include a low hoop cover component for a portion of the year. The hoop structure would likely be constructed of temporary materials such as PVC pipe and plastic coverings. If the 25-foot setback is applied, the area outside the creek setback will be greatly reduced and less feasible for an expanded growing area. The applicant has 2 options: 1) encroach into the creek setback with the vegetab le beds, or 2) request a fencing height exception to allow for the placement of deer fencing at a maximum of 7-feet closer than 25-feet to the Palomar street property line. Encroachment into the creek setback would require review by a qualified biologist to ensure that creek habitat and water quality would not be negatively affected. The DRC can recommend that the applicant pursue this option. The CUP process can be used to approve an exception request to the creek setback. For residential properties 1-acre or greater, the Atascadero Municipal Code allows a maximum fencing height of 5 -feet within the front setback providing that the top 2-feet remain 80% open. The applicant is requesting higher fencing to provide adequate protection of the garden from dee r. Due to the curve in Palomar Ave, the applicant should be directed to determine fence placement based on appropriate visibility both from the road and from the property driveway should the DRC recommend this option. DRC DISCUSSION ITEMS: 1. Site aesthetics of multiple accessory structures a. Appropriate number of structures b. Potential landscape screening from the road 2. Creek vs. fencing setback exception 21 ITEM 3 Palomar Accessory Greenhouses PLN 2017-1632 / Baker Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero a. What setback is appropriate, if any. b. Conditions or limitations for Planning Commission consideration 3. Site aesthetics for the expanded garden area along the Palomar Ave frontage a. Appropriate setback b. Landscape screening ATTACHMENTS: 1. Project Aerial 2. Project Site Plan 3. Typical Greenhouse Structure 4. Site Photos 22 ITEM 3 Palomar Accessory Greenhouses PLN 2017-1632 / Baker Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1 Project Aerial Location of existing greenhouse structures Location of garden expansion area 23 ITEM 3 Palomar Accessory Greenhouses PLN 2017-1632 / Baker Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2 Proposed Site Plan Approximate 25-foot setback from street frontage Creek Setback limits Blueline creek 24 ITEM 3 Palomar Accessory Greenhouses PLN 2017-1632 / Baker Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 3 Typical Greenhouse Structure 25 ITEM 3 Palomar Accessory Greenhouses PLN 2017-1632 / Baker Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 4 Site Photos Greenhouse Structures View from Palomar Ave 26 ITEM 3 Palomar Accessory Greenhouses PLN 2017-1632 / Baker Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Existing 360 sf structures and creek channel Creek channel and retaining wall 27