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Home My WebLink AboutDRC_2017-06-14_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, June 14, 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 MAY 24, 2017 City of Atascadero Design Review Committee Agenda Regular Meeting, June 14, 2017 Page 2 of 2 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 COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for June 28, 2017. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. 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 f or 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 prepared an Initial Study. The Notice of Intent to Adopt Mitigated Negative Declaration is available for review from 5/25/17 to 6/20/17 and is available at www.atascadero.org/EnvironmentalDocs. 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. DRC Draft Minutes of 5/24/2017 Page 1 of 6 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, May 24, 2017 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA CALL TO ORDER – 2:05 p.m. Chairperson Fonzi called the meeting to order at 2:05 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 Deputy Director of Public Works, Civil Engineer, Ryan Hayes Senior Planner, Kelly Gleason Recording Secretary, Annette Manier Others Present: Sam Bogdanovich, BogMar Properties, LLC Donna Halliday, Property Owner, 6990 El Camino Real Greg Baker, Property Owner, 9082 Palomar 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. ITEM NUMBER: 1 DATE: 6/14/17 1 DRC Draft Minutes of 5/24/2017 Page 2 of 6 PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF APRIL 26, 2017 MOTION: By Committee Member Dariz and seconded by Committee Member Kirk to approve the consent calendar. There was Committee consensus to approve the consent calendar. DEVELOPMENT PROJECT REVIEW 2. PLN 2017-1638, DESIGN REVIEW OF PROJECT AT EL CAMINO REAL/HWY. 41 Community Development Director Dunsmore gave an overview of the site, stated that this is a challenging site and said that staff worked with the applicant on site design. Senior Planner Gleason gave the staff report and answered questions from the Committe e. Deputy Director Hayes answered questions regarding traffic and turn lanes. Chairperson Fonzi read a letter into the record from Ot Quast, Senior Vice President and Manager of Corporate Real Estate at Rabobank (Exhibit A). 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 the environmental review 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. 2 DRC Draft Minutes of 5/24/2017 Page 3 of 6 PUBLIC COMMENT The following members of the public spoke during public comment: Sam Bogdanovich and Donna Halliday. The applicants gave a presentation on the project and stated they have tried to contact Rabobank for an access driveway but have not received a response. Chairperson Fonzi closed the Public Comment period. The Committee recommended the following items in red be addressed: 1. Variance Request. (The Committee would prefer to have the building at the front of the property, but is willing to allow the building in the back if there are no other design options. The site has never had an access driveway through Rabobank, but if they could get through Rabobank’s parking lot, it might allow for more options. The Committee recommends that the applicant approach Rabobank one more time to see if this is feasible.) 2. Parking. (The Committee asked the applicant to provide alternatives for loading zones. This might include eliminating bulb outs and shortening the landscape strip, and taking into consideration the trees, so that patrons aren’t running into tree trunks when parking their cars.) 3. Site Design. (The Committee asked the applicant to confirm the width for the U- turn onto the southbound freeway onramp with Caltrans. Staff can assist with this.) 4. Building Aesthetic. (The Committee asked the applicant to work with staff and bring back more detail and articulation of the building without adding additional cost to the applicant. This might include colors, trellis, signage, monument signage, wayfinding signage, landscaping/adding green, and adding a cross trellis with a plant as opposed to brick/wood. The Committee would like to see ideas that would make the building more attractive, because this could be an attractive gateway building to the City.) 5. Landscaping by Rabobank. (There are four trees shown on the site plan. The Committee and applicant agreed to remove one tree closest to El Camino Real so that it doesn’t block Rabobank’s sign. The applicant will keep three trees. The Committee suggested putting in attractive low-lying landscape to cover the fence line.) 6. ATM. (Senior Planner Gleason stated the applicant is allowed to have an ATM as this is an allowed use. The applicant stated he intends to keep it. The Committee can look at aesthetics.) There was Committee consensus to bring the project back to the Design Review Committee for further review. 3 DRC Draft Minutes of 5/24/2017 Page 4 of 6 3. PLN 2017-1632, DESIGN REVIEW OF MULTIPLE ACCESSORY STRUCTURES (GREENHOUSES) Senior Planner Gleason gave the staff report, and she and Community Development Director answered questions from the Committee. Community Development Director Dunsmore stated that staff is asking for feedback on this project before it goes to Planning Commission because the development of multiple large greenhouses are not typical in a residential zone. The DRC should look at aesthetics and neighborhood compatibility. The Planning Commission will be addressing how many structures will be allowed. The neighborhood did receive notice about this meeting. PUBLIC COMMENT The following members of the public spoke during public comment: Gregory Baker. Gregory Baker gave a presentation on his project, and answered questions from the Committee. Chairperson Fonzi closed the Public Comment period. COMMITTEE DELIBERATIONS Committee discussed the following items:  Challenges of allowing a higher fence to screen the structures, but having a sight- distance issue on Palomar Ave.  Allowing the right to farm; is this the right location?  Farming in the creek setback, (is a Biologist Report needed?)  Definitions of a greenhouse (hoop structures vs. greenhouse vs. permanent structures vs. raised flower beds.) Planning staff may need to redefine these terms. 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. 4 DRC Draft Minutes of 5/24/2017 Page 5 of 6  Chairperson Fonzi stated that a Conditional Use Permit could potentially ask permission for growing marijuana in the future, and this topic has not been covered by the City Council yet. It will be covered in the future on what is allowed/not allowed. Chairperson Fonzi asked staff to include a condition in the Staff Report to Planning Commission that marijuana would be prohibited from growing in any of these structures if they are allowed. We need to be careful about the definition of green house in the future. Applicant Baker addressed the Committee and said he has no intention of growing marijuana, and as the greenhouses are set up now, he is growing vegetables. The Committee made the following recommendations (in red) for Planning Commission consideration: 1. Allowance for multiple accessory structures. (The Committee declined to make a recommendation to the Planning Commission on the number of structures, but recommends that if the structures are allowed to remain, they should be screened. Need to consider the compatibility of this commercial operation in a residential neighborhood.) 2. Creek Setback. (The Committee would like the applicant to move the greenhouse out of the creek setback if he is allowed to expand.) 3. Exception to minimum setback between accessory structures. (The Committee agreed that the Building Code will govern appropriate separation between structures.) 4. Fencing / creek setback exception. (The Committee agreed to allow the applicant to build a transparent fence at least 10’ from the property line and add ed a condition that sight distance should be analyzed and addressed. Applicant will work with staff on landscaping near the fence. No fencing should be added that will cause a sight distance safety issue. There was Committee consensus to move the project on to the Planning Commission. COMMITTEE MEMBER COMMENTS AND REPORTS Committee Member Bourbeau stated he will be absent for the June 14th meeting. DIRECTORS REPORT Community Development Director Dunsmore stated that the next meeting scheduled is set for June 14, 2017. Future agenda items include the Annex Hotel (Home2 Suites) and La Plaza. 5 DRC Draft Minutes of 5/24/2017 Page 6 of 6 ADJOURNMENT– 3:56 p.m. The next regular meeting of the Design Review Committee is scheduled for June 14, 2017. MINUTES PREPARED BY: ______________________________ Annette Manier, Recording Secretary Administrative Assistant The following Exhibits are available in the Community Development Department: Exhibit A – Email from Ot Quast of Rabobank 6 C ITY OF A TASCADERO COMMUNITY DEVELOPMENT DEPARTMENT 6500 PALMA AVE ▪ ATASCADERO, CA 93422 ▪ (805) 461-5000 Memorandum Date: June 8, 2017 To: Design Review Committee Members From: Kelly Gleason, Senior Planner Subject: Additional Project Information, PLN 2017-1638 DRC Committee Members, At the May 24, 2017 DRC meeting, additional information was requested for the new commercial development located at the corner of El Camino Real and Highway 41. A summary of the additional information is provided below. The original staff report is attached for your review. 1. Contact Rabobank and explore alternative site designs that incorporate shared access between the two properties. Staff has been in contact with Rabobank representatives. They agreed to review options for shared site access if a suitable site plan could be developed , providing that their site operations were not disrupted or safety issues were not created at their drive-through location. Staff and the applicant came up with three conceptual site layouts that incorporated shared access. Alternative #1 placed the building at the rear of the site adjacent to Highway 101. Under this scenario, access to the site from Highway 41 would be abandoned. The site access from El Camino Real would remain. While this scenario abates a traffic concern and includes shared access with the Rabobank site, this proposal would create a large expanse of parking along El Camino Real and does not provide a gateway element 7 C ITY OF A TASCADERO COMMUNITY DEVELOPMEN T DEPARTMENT Bogmar June 8, 2017 Page 2 of 3 supported by the Downtown Revitalization Plan. Up to 18 parking spaces could be provided. Alternative #2 placed the building along the Highway 41 frontage. Under this scenario the Highway 41 access would be abandoned and the El Camino Real access would remain. Shared access would be incorporated with the parking lot located between the new commercial building and the Rabobank site. The commercial tenant spaces would front the parking lot with the back of the building along Highway 41. This scenario would require extensive architectural treatments and articulation along the rear of the building to provide an aesthetically appropriate building façade fronting Highway 41. Up to 24 parking spaces could be provided. Alternative #3 placed the building along the El Camino Real frontage. Under this scenario the El Camino Real access would be abandoned and the Highway 41 access would remain. Shared access would be incorporated with the parking lot located between the new commercial building and the Rabobank site. The commercial tenant spaces would front the parking lot with the back of the building along El Camino Real. This scenario would require extensive architectural treatments and articulation along the rear of the building to provide an aesthetically appropriate building façade fronting El Camino Real. Up to 15 parking spaces could be provided. The applicant shared a number of site design considerations that affect the proposed development plan.  Access from El Camino Real is critical for site marketing and obtaining lease agreements. 8 C ITY OF A TASCADERO COMMUNITY DEVELOPMEN T DEPARTMENT Bogmar June 8, 2017 Page 3 of 3  Site development at this location has a number of added costs that make extensive building design and material features infeasible. Costs include potential soil remediation should contamination from the previous fuel station development be present. 2. Provide additional architectural renderings that depict proposed form, massing, materials, and colors. The applicant has submitted 3-D architectural renderings for committee review, as attached. Attachment: May 24, 2017 Staff Report t:\- 17 plns\pln 2017-1638 morro rd ecr commercial\drc resubmittal memo.doc 9 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. 5/24/17 and 6/14/17 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____________________________________________ 10 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 11 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 12 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. 13 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. 14 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 15 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 16 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 17 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 18 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 19