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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, August 9, 2017
2:00 P.M.
City Hall
6500 Palma Avenue, Room 306
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 JULY 12, 2017
City of Atascadero Design Review Committee Agenda Regular Meeting, August 9, 2017
Page 2 of 3
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DEVELOPMENT PROJECT REVIEW
2. PLN 2017-1630, DESIGN REVIEW FOR REMODEL AT 4500 SAN PALO ROAD
3. PLN 2017-1653, DESIGN REVIEW FOR VISTA BONITA ACCESS GATE
Property Owner: Atascadero ADW LLC, 5906 W. Half Moon Ln., Eagle, ID 83616
Applicant: Kentucky Fried Chicken (KFC)
Project Title: PLN 2017-1630 / DRC 2017-0094
Project Location: 4500 San Palo Road, Atascadero, CA 93422
(San Luis Obispo County) APN 049-225-011
Project Description: The existing drive-through restaurant is proposing a remodel that includes interior and
exterior modifications. New lighting and signage is proposed.
General Plan Designation: General Commercial
Zoning District: Commercial Tourist
Proposed
Environmental
Determination:
Not a project per CEQA.
City Staff: Kelly Gleason, Sr. Planner, Email: kgleason@atascadero.org, Phone: 470-3446
Staff
Recommendation:
Staff recommends the DRC make recommendations related to the proposed
architectural appearance and make recommendations on signage.
Property Owner/Applicant: Michael Frederick, PO Box 573, Atascadero, CA 93423
Project Title: PLN 2017-1653 / DRC 2017-0104
Project Location: Vista Bonita near El Bordo, Atascadero, CA 93422
(San Luis Obispo County) APN 030-441-025, 026, 021, 023, 024, 016, 002-009
Project Description: The applicant is proposing an access gate on Vista Bonita Ave. near the intersection of El
Bordo Ave. for security and safety purposes. The road provides access to 11 r esidential
lots, including a Planned Development #7 which was previously approved , but has not yet
been constructed.
General Plan Designation: SFR-Z
Zoning District: RSF-Z and PD 7
Proposed
Environmental
Determination:
The project qualifies for a Class 3 Exemption (CEQA Guidelines §15303) for new
construction of small structures.
City Staff: Callie Taylor, Sr. Planner, Phone: 470-3446, Email: ctaylor@atascadero.org
Staff
Recommendation:
Since the planned development was not originally approved as a gated subdivision, the
proposed access gate is being reviewed by DRC in order to determine if the site is
appropriate for gated access.
City of Atascadero Design Review Committee Agenda Regular Meeting, August 9, 2017
Page 3 of 3
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COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is scheduled for Thursday, August 24, 2017.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org
under City Officials & Commissions, Design Review Committee.
DRC Draft Minutes of 7/12/2017
Page 1 of 5
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, July 12, 2017 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA
CALL TO ORDER – 2:07 p.m.
Chairperson Fonzi called the meeting to order at 2:07 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
Associate Engineer, Public Works, Mike Bertaccini
Associate Planner, Alfredo Castillo
Assistant Planner, Katie Banister
Recording Secretary, Annette Manier
Others Present: Mark Lowerison, Architect for St. Williams Church
Mike Zappas
Pam Jardini
Pat Blote, RRM Design Group
Various members of the public
APPROVAL OF AGENDA
MOTION: By Committee Member Anderson and seconded by
Committee Member Bourbeau to approve the
agenda.
There was Committee consensus to approve the
agenda.
ITEM NUMBER: 1
DATE: 8-9-17
1
DRC Draft Minutes of 7/12/2017
Page 2 of 5
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF JUNE 14, 2017
MOTION: By Chairperson Fonzi seconded by Committee
Member Anderson to approve the consent
calendar, with one minor revision on Page 3, Item
5, to add the word “gateway feature” next to the
word “Wayfinding” in two locations.
There was Committee consensus to approve the
consent calendar except for Committee Member
Bourbeau who stated he was absent from that
meeting. (Bourbeau abstained)
DEVELOPMENT PROJECT REVIEW
2. PLN 2017-1642, MASTER PLAN OF DEVELOPMENT 6410 SANTA LUCIA RD.
(ST. WILLIAMS CHURCH)
Property Owner: Roman Catholic Bishop of Monterey
Applicant: St. Williams Parish, 6410 Santa Lucia Road, Atascadero, CA 93422
Project Title: PLN 2017-1642 / DRC 2017-0100
Project Location: 6410 Santa Lucia Road, Atascadero, CA 93422 (San Luis Obispo County) APN 030-271-023
Project Description: The project is a Master Plan of Development for St. William’s Parish. The new facilities will be constructed
in two phases. Phase 1 is a new 6,400 square-foot youth center with additional parking and exterior
landscaping. Phase 2 is the removal of the existing hall and rectory buildings, and construction of a new
14,000 square-foot assembly hall with second-story staff offices, and a 1,000 square-foot storage building.
159 on-site parking spaces will be available upon completion. Curb, gutter, and sidewalk improvements will
be required in accordance with AMC 9-4.159. The removal of three native trees is proposed, including two
valley oaks with diameters totaling 52 inches and one blue oak with a 44-inch diameter. Existing street
trees on Santa Lucia Road may need to be removed and replaced to accommodate curb gutter and sidewalk
improvements.
General Plan Designation: High Density Residential (HDR)
Zoning District: High Density Multi-Family Residential (RMF-20)
Environmental
Determination:
The project qualifies for a class 32 categorical exemption (CEQA Guidelines § 15332) from the California
Environmental Quality Act (CEQA)
City Staff: Katie Banister, Assistant Planner, Email: kbanister@atascadero.org, Phone: 470-3480
Staff
Recommendation:
Staff recommends the DRC review the Master Plan of Development and make recommendations to the
Planning Commission regarding the appearance of the buildings and site plan for St. William’s Parish.
2
DRC Draft Minutes of 7/12/2017
Page 3 of 5
Assistant Planner Banister presented the staff report. Assistant Planner Banister,
Associate Engineer Mike Bertaccini, and Community Development Director Dunsmore
answered questions from the Committee. Assistant Planner Banister distributed the color
board which was missing from Page 16 (Exhibit A).
PUBLIC COMMENT
The following members of the public spoke during public comment: Donna Evenson,
Chelsea Baker, Irene Bishop, and Jay DeCou.
Donna Evenson, who has an easement for parking with the church, requested a 6 foot
quality-construction, attractive, and long-lasting fence or block wall.
Chairperson Fonzi closed the Public Comment period.
Staff, Mark Lowerison, and Pam Jardini addressed concerns raised during public
comment in regards to pedestrian safety, fencing, and trash enclosure.
The Committee recommended the following items in red be addressed:
1. Youth Center. (The Committee was in agreement with the appearance of the Youth
Center and was in favor of its more residential character and stated it will blend in
well with the surrounding neighborhood.)
2. Parish Hall. (The Committee is concerned about the architecture of this building
and would like to see revisions to the architecture and have the item come back
before the DRC.)
3. Parking. (The Committee recommends that staff work with the applicant to put in
a few additional spots if possible, and consider another bicycle parking area either
near the courtyard or close to the building.)
4. Fencing. (The Committee recommends 6 foot fencing uniformly throughout,
including the portion by Donna Evenson’s property, leaving the detail up to the
Planning Commission. Fencing on Venado will remain split rail as currently built if
it’s required. The Committee recommends a 6 foot wood fence between the
apartment building and the Church.)
5. Cargo Containers. (The Committee agreed with staff recommendations.)
6. Lighting. (The Committee recommended that the Church should remain sensitive
to Donna’s property and lighting should be down-lighted. Pole lights are preferred
for security, and should be on a timer and be shielded as much as possible
according to code.)
7. Landscape Plan and Native Trees. (The Committee was in agreement with staff’s
recommendations. The two levels between the parking lots could be revegetated.)
8. Curb, gutter and sidewalk. (The Committee endorsed Public Works’
recommendation that was explained by Associate Engineer Bertaccini that with the
Youth Center project, the church should install all the Ardilla frontage
improvements, including two handicapped ramps, curb return at the corner of
3
DRC Draft Minutes of 7/12/2017
Page 4 of 5
Ardilla and Santa Lucia, and a drain inlet. Then a covenant/promise to install at the
City’s demand, the remainder of the frontage improvements will be required at
Santa Lucia. Phase 2 is a condition of Phase 1, and a bond may not required. Safe
routes to school requirements will be taken into consideration.
There was Committee consensus to move
the project on to Planning Commission.
At 3:30 p.m., Committee Member Kirk excused herself from the meeting.
3. PLN 2017-1649, SITE DEVELOPMENT FOR 6300-6500 EL CAMINO REAL
(LA PLAZA)
Associate Planner Castillo presented the staff report and answered questions from the
Committee.
PUBLIC COMMENT
The following member of the public spoke during public comment: Larry Wysong, Jay
DeCou, Mike Zappas, Connie Ferrell, and Irene Bishop.
Applicant Zappas, Community Development Director Dunsmore, and Associate Planner
Castillo addressed questions that arose during public comment in regards to public
restrooms, and a retail/pole/Wayfinding/freeway sign.
Chairperson Fonzi closed the Public Comment period.
Property Owner/Applicant: Mike Zappas, Z3 LLC, 8189 San Dimas Lane, Atascadero CA 93422
Project Title: PLN 2017-1649
Project Location: 6300 through 6500, Atascadero, CA 93422
(San Luis Obispo County) APN 030-193-001,003,017,016, 031,030,033
Project Description: Proposed mixed-use redevelopment project on previously developed parcels within
the downtown. Proposed project includes 18,000 square feet (sf) of retail commercial
type uses, 9,700 sf of office space, and a total of 40 units. The proposed project
includes 86 off-street parking spaces, and proposes a Road Abandonment of a
portion of Atascadero Avenue (Atascadero Mall). Proposed height of all occupied
spaces is 45-feet, with an additional 20-feet for architectural features. Total height of
structures within the proposed development is 65-feet.
General Plan Designation: Downtown (D)
Zoning District: Downtown Commercial (DC)
Proposed Environmental
Determination:
To be determined
City Staff: Alfredo Castillo, Associate Planner, Phone: 470-3436, Email: acastillo@atascadero.org
Staff
Recommendation:
Approval of the proposed site plan and architectural elevations with any
incorporated modification as determined by the DRC.
4
DRC Draft Minutes of 7/12/2017
Page 5 of 5
The Committee recommended the following items in red be addressed:
1. Proposed density bonus for high quality architectural design. (The Committee was
in agreement with the proposed density bonus, allowing this project to be market
rate units and not affordable-housing units.)
2. Proposed height of occupied and unoccupied structures on-site. (The Committee
agreed that this is acceptable.)
3. Reciprocal access to the Founder’s Bank property. (The Committee agreed that
reciprocal access be discussed further with Phase 2 of the project.)
4. Proposed architecture of all buildings on-site (The Committee is satisfied with the
architecture and site plan.)
5. Integration of plaza area to create a pedestrian environment across from Sunken
Gardens. (The Committee agreed that the integration of the plaza area should
move forward with the cooperation of La Rosa’s Automotive, Shores Service
Station, and the City.)
6. Pole/Freeway/Wayfinding Sign (The Committee recommended that because this
topic is not part of today’s presentation, this item should come back as a separate
item as a sign package, at a public meeting.)
There was Committee consensus to move
the project on to Planning Commission.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTORS REPORT
Community Development Director Dunsmore stated that the next meeting scheduled is
tentatively set for August 9, 2017.
ADJOURNMENT– 4:20 p.m.
The next regular meeting of the DRC is scheduled for August 9, 2017.
MINUTES PREPARED BY:
______________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibit is available in the Community Development Department:
Exhibit A – Color Board
5
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 | (805) 461-7612
Atascadero Design Review Committee
Staff Report – Community Development Department
KFC Remodel
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
8/09/2017 Kelly Gleason
Senior Planner
Atascadero ADW LLC,
5906 W. Half Moon Ln
Eagle, ID 83616
PLN 2017-1630
RECOMMENDATION
Staff recommends the Design Review Committee:
1. Make recommendations related to the proposed architectural appearance and make
recommendations on signage.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR PARCEL
NUMBER(S)
SITE
AREA
4500 San Palo
Rd
General
Commercial
Commercial
Tourist
049-225-011 .96 acres
PROJECT DESCRIPTION
The existing KFC drive-through restaurant is proposing a remodel that includes interior
and exterior modifications. The building was constructed as part of the San Palo
Center. The center includes shared access for the KFC and the adjacent hotel and
commercial uses.
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
Department.
The project qualifies for a Categorical Exemption (CEQA Guidelines § 15301) for existing
facilities.
EXISTING USES
Existing Drive Through Restaurant (KFC)
SURROUNDING ZONING DISTRICTS AND USES
6
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
North: HWY 101
South: Commercial Tourism
East: Commercial Tourism
West: Commercial Tourism
ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES
City Standards Meets Requirements Exception Requested
Setback standards (AMC 9-4.103-.110)
☒Yes ☐No
Height Standards (AMC 9-4.112-113)
☒Yes ☐No
Parking Standards (AMC 9-4.114-121)
☒Yes ☐No
Landscaping (AMC 9-4.124-127)
☒Yes ☐No
Fencing Standards (AMC 9-4.128)
☒Yes ☐No
Lighting Standards (AMC 9-4.137)
☒Yes ☐No
Use Classification Standards:
☒Yes ☐No
DISCUSSION:
Background
The existing KFC drive-through restaurant is proposing a remodel that includes interior
and exterior modifications. The building was constructed as part of the San Palo Center.
The center includes shared access for the KFC and the adjacent hotel and commer cial
uses.
DRC DISCUSSION ITEMS:
Architecture and Color:
The existing building includes a similar color scheme to the one proposed with slight
modifications to exterior color striping. The current architecture includes a tile roof on
the corner tower element. The applicant proposes to make improvements to the existing
building in conformance with a new corporate theme which includes red and white
striped elements and removal of the tower roof element in favor of a flat parapet. The
color scheme will remain red, white, and black with certain elements repainted to
accommodate the updated theme.
7
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Existing KFC Frontage Road Elevation
Proposed KFC Frontage Road Elevation
Proposed elevations are included as Attachment 1 to this report. A portion of the
façade will include red and white stripes consistent with the corporate KFC design
theme. Staff has included a condition that requires the color to be an earth-toned red
which would limit the potential for a bright, high-chroma color accent while maintaining
the new corporate branding. This red would be consistent with the color currently used
on the building.
8
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Existing KFC Parking Lot Elevations
Proposed KFC Parking Lot Elevations
9
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Signage:
New signage is proposed to be located on the front (parking lot facing) and drive -
through (frontage road facing) elevations. The signs are conditioned to be of equal size
or smaller than existing signage. Larger signage will require approval of an AUP. Red
awning elements will remain over each window and door. New lighting is proposed
along the building roofline to highlight the architectural building features (windows and
doors) and to light signage. A condition has been included to require all lighting to be
fully shielded and positioned to eliminate glare consistent with the Atascadero Municipal
Code. Because the building is elevated from the adjacent frontage road, lighting along
this building edge will be required to be tilted significantly toward the building to avoid
off-site glare.
Landscaping:
The existing landscaping surrounding the project site has been neglected and some of
the plants are dead or dying. Staff has added a number of conditions to make
Tower feature with
signage
Area of new
landscaping
Replacement
tree required
10
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
enhancements to the landscaping on-site. Conditions include adding drought tolerant
groundcovers and shrubs to existing planter areas.
Conditions
All on-site landscape areas shall be mulched. Shrubs and groundcovers shall be
included where existing landscaping is dead or provides deficient coverage. A
new tree shall be installed in the planter finger adjacent to the dri ve-through
entrance.
All lighting shall be full cut-off and shielded. No light spillage shall be permitted
off-site. Lighting shall be directed toward the building to eliminate off -site glare.
The lighting along the Frontage road shall be designed to avoid any glare when
viewed from the frontage road or the 101 freeway. A lighting inspection after dark
may be required to ensure that this condition is met.
The red color shall be earth toned, matte finish. No high -chroma colors shall be
permitted.
ATTACHMENTS:
Attachment 1: Proposed elevations and materials
Attachment 2: Corporate design theme
Attachment 3: Site aerial
Attachment 4: Site photos
Attachment 5: Conditions
11
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Proposed Elevations and Materials
PLN 2017-1630
Front Elevation
Entry Elevation
12
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Drive-through Elevation
Rear Elevation
13
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Corporate Design Theme
PLN 2017-1630
14
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Site Aerial
PLN 2017-1630
15
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Site Photos
PLN 2017-1630
Existing KFC Parking Lot Elevation
Proposed KFC Frontage Road Elevation
16
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed KFC Rear Elevation
17
ITEM 2
KFC Remodel
PLN 2017-1630 / Atascadero ADW LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 5: Conditions
PLN 2017-1630
1. All on-site landscape areas shall be mulched. Shrubs and groundcovers shall be
included where existing landscaping is dead or provides insufficient coverage. A new
tree shall be installed in the planter finger adjacent to the drive-through entrance.
2. All lighting shall be full cut-off and shielded. No light spillage shall be permitted off-site.
Lighting shall be directed toward the building to eliminate off-site glare. The lighting
along the frontage road shall be designed to avoid any glare when viewed from the
frontage road or the 101 freeway.
3. The red color shall be earth toned, matte finish. No high-chroma colors shall be
permitted.
18
ITEM 3
Vista Bonita Access Gate
PLN 2017-1653 / Frederick
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 | (805) 461-7612
Atascadero Design Review Committee
Staff Report – Community Development Department
Vista Bonita & La Quinta Ct. Access Gate
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
8/09/2017 Callie Taylor
Senior Planner
Michael Frederick &
Eric Gobler
PLN 2017-1653
RECOMMENDATION
Staff recommends the Design Review Committee:
1. Determine if an access gate is appropriate at this location on Vista Bonita for the
previously approved residential developments; and,
2. Consider making a recommendation to City Council for adoption of a Citywide policy
regarding gated residential subdivisions.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR PARCEL
NUMBER(S)
SITE
AREA
Vista Bonita Ave.
near El Bordo
SFR-Z RSF-Z
and PD 7
030-441-025, 026, 021,
023, 024, 016, 002 to 009
Approx. 17
acres total
PROJECT DESCRIPTION
The applicant is proposing an access gate on Vista Bonita Avenue near the intersection of El
Bordo Avenue for security and safety purposes. The road provides access to 11 residential
lots, including a Planned Development #7 which was previously approved but has not yet been
constructed. Since the planned development was not originally approved as a gated
subdivision, the proposed access gate is being reviewed by DRC in order to determine if the
site is appropriate for gated access.
ENVIRONMENTAL DETERMINATION
The project qualifies for a Class 3 Categorical Exemption (CEQA Guidelines § 15303) for new
construction of small structures.
EXISTING USES
8 vacant single-family lots and 2 common open space lots, approved for a Planned
Development #7 per Tract 1488. Lots approved in 1993; no improvements constructed
3 single-family lots, approx. 1.5 acres each, home(s) currently under construction
1 RSF-Y zoned lot, developed with cellular communications towers & equipment
2 lots owned by Atascadero Mutual Water Company (existing water tank)
19
ITEM 3
Vista Bonita Access Gate
PLN 2017-1653 / Frederick
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
SURROUNDING ZONING DISTRICTS AND USES
North: Chalk Mountain Golf Course
South: Single-family residences on El Bordo Avenue
East: Chalk Mountain Golf Course & Atascadero State Hospital
West: Multi-family and single-family residences on Las Lomas Avenue
ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES
City Standards Meets Requirements Exception Requested
Setback standards (AMC 9-4.103-.110)
☒Yes ☐No Solid gate or wall: min. 25’
setback from public right-of-way
Height Standards (AMC 9-4.112-113)
☒Yes ☐No Gate & fence max 6’ tall. Posts
or columns may be taller
DISCUSSION:
Background
The subject area includes 16 existing lots on Chalk Mountain, accessed from Vista
Bonita Avenue and La Qunita Court. Tract 1488 on La Quinta Court was approved as
an 8 lot single-family Planned Development #7 in 1993. The tract map was recorded to
establish the lots; however, no site improvements or residential units have been
constructed. Parcel maps approved in 1998, 2002, and 2007 established 3 single-
family residential lots at approximately 1.5 acres each, located at the top of Chalk
Mountain. Several wireless communications carrier facilities are located at the end of
Vista Bonita, and the Atascadero Mutual Water Company owns 2 lots and operates a
water tank on this road.
An existing manual gate with lock is currently located on Vista Bonita. The gate was
installed by the owner many years ago in order to limit public access. Vista Bonita is
extremely steep with limited turnaround areas. The subdivision at Tract 1488 was
approved to include a wideout/cul-de-sac on Vista Bonita at the intersection with La
Qunita Court; however, this turn around area has not yet been installed. Construction of
the 3 single-family residential lots at the top of Chalk Mountain is currently in process
with access provided from the existing roadway.
Project Description / Summary
The property owner, Michael Frederick, has submitted an application to install a
motorized gate on Vista Bonita to replace the existing manual gate. Due to the
electrical work and Fire Department access requirements, permits must be issued by
the City prior to installation of the motorized gate.
20
ITEM 3
Vista Bonita Access Gate
PLN 2017-1653 / Frederick
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Analysis
Gated residential subdivisions are typically required to be approved with the original
subdivision process through Planning Commission and/or City Council. City staff does
not approve gated subdivisions without a public review process. Gates are often
installed in Atascadero for private single-family lots; however, it is not the City’s
preference to approve larger gated residential subdivisions. Currently, the City does not
have an adopted Citywide policy regarding gates. Gated subdivisions are looked at on
a case by case basis.
A few private gated residential subdivisions were constructed in Atascadero in the late
1990’s, including The Lakes, Chalk Mountain Villa ge, and Hidden Oaks Village
apartments. However, residential developments permitted in the past 15-20 years have
been discouraged from installing private gates. This is achieved either through
conditions of approval prohibiting private gates, or by establishing easements for public
access and secondary road connections through the subdivisions. Some examples of
residential subdivisions which were approved to specifically not allow private gates
include Dove Creek, Apple Valley, Oakridge Estates, Colony Homes, Oakhaven, Oak
Grove, West Front Village, Emerald Ridge, and Atascadero Family Apartments. The
issue of a gated subdivision has been discussed and discouraged with the design of the
Eagle Ranch Specific Plan, and was reviewed by DRC and denied with the recent
Vista Bonita Ave.
21
ITEM 3
Vista Bonita Access Gate
PLN 2017-1653 / Frederick
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Hartberg subdivision. The only recent project which received approval for a gated
subdivision was the Las Lomas Village multifamily residential project component, which
was approved for a private gate by the Design Review Committee as a project
amendment in 2012.
DRC DISCUSSION ITEMS:
1. Gated access for residential subdivision - Due to the Planned Development
overlay of the undeveloped residential subdivision on La Quinta Court, DRC
review is required for the proposed gated access on Vista Bonita. The public
improvements for Tract 1488 did not originally show a gated residential
subdivision. However, the 1993 project conditions of approval did not specifically
preclude a private gate, and therefore it can be approved by the Design Review
Committee if deemed appropriate for this location. Consideration for setting
precedent for possible future gated subdivisions should be discussed by the
DRC.
The City of Atascadero Public Works Department has reviewed the recorded
maps and easements for the prior subdivisions on Chalk Mountain. Most of Vista
Bonita Avenue was previously abandoned by the City in 1998, 2002, and 2007.
La Quinta Court was offered for dedication to the City; however, the City did not
accept the road. Public Works had determined that in this situation, gating of the
road would be permissible because there are no public funds us ed to maintain
these roads, and they essentially operate as private roads for the residential
development, cellular facilities, and AMWC. Private easements are in place on
Vista Bonita to grant access to these private parties.
The City Fire Department has reviewed the proposal for the access gate on Vista
Bonita and supports a gate in this particular situation. Typically, the Fire
Department discourages gated subdivisions as it slows emergency response
times and can limit secondary access and egress points. However, due to the
steep slope, minimal width, and limited turnaround areas on Vista Bonita, as well
as the water and cellular facilities located in this area, the Fire Department
agrees that it is best to limit public access on this road. The Fire Department is
supportive of the motorized gate in this situation for Vista Bonita.
One alternative which the DRC may consider is installation of the gate about 300
feet to the north, just past La Quinta Court. A turnaround area would need to be
installed in front of the gate at the intersection with La Quinta, as shown on the
Tract 1488 subdivision improvements, as it would be too far to back up down
Vista Bonita for those not granted access through the gates . This would incur
additional costs to the applicant at this time for grading and road improvements.
Installing the gate at this upper location would be consistent with previous DRC
and Council decisions as it gates only the 3 single -family residential lots at the
top of Chalk Mountain, and not the Planned Development subdivision on La
Quinta Court.
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ITEM 3
Vista Bonita Access Gate
PLN 2017-1653 / Frederick
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2. Potential Citywide gate policy - Staff recommends that the DRC consider
making a recommendation to City Council for adoption of a Citywide policy
regarding gated residential subdivisions. Applications from developers for new
residential projects are routinely submitted with requests for gated private
subdivisions and private roads. In addition, City staff often receives requests
from residents in existing residential subdivisions requesting installation of gates
to limit public access within local neighborhoods. It is staff’s understanding that
the City Council does not prefer gated subdivisions, and that the Fire Department
typically does not support gates in most situations. A Citywide policy to
streamline the planning of residential projects would be a helpful tool that could
be recommended by the DRC and adopted by the City Council.
ATTACHMENTS:
Attachment 1: Zoning Map & location of lots with proposed gated access
Attachment 2: Aerial Photo
Attachment 3: Tract Map 1488 (PD7) site improvements (La Quinta Ct.)
Attachment 4: Site Photos
Attachment 5: Proposed Gate Elevations & Site Plan
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ITEM 3
Vista Bonita Access Gate
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ATTACHMENT 1: Zoning Map & location of lots with proposed gated access
PLN 2017-1653
Proposed access gate
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ITEM 3
Vista Bonita Access Gate
PLN 2017-1653 / Frederick
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Aerial Photo
PLN 2017-1653
Proposed access gate
Tract 1488,
Planned Development #7,
8 SFR lots and open space
Cellular
communications
facilities
3 SFR lots,
currently under
construction
AMWC water tank
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ITEM 3
Vista Bonita Access Gate
PLN 2017-1653 / Frederick
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Tract 1488 subdivision improvements; La Quinta Ct. located off a future cul-
de-sac to be constructed at the intersection of Vista Bonita
PLN 2017-1653
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ITEM 3
Vista Bonita Access Gate
PLN 2017-1653 / Frederick
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: Site Photos
PLN 2017-1653
Existing gate near intersection of Vista Bonita & El Bordo;
proposed location of new electronic access gate & wall
Location of future entrance to Tract 1488 & La Quinta Ct.,
approximately 300’ north of existing gate
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ITEM 3
Vista Bonita Access Gate
PLN 2017-1653 / Frederick
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 5: Proposed Gate Elevations & Site Plan
PLN 2017-1653
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