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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, August 24, 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 AUGUST 9, 2017
City of Atascadero Design Review Committee Agenda Regular Meeting, August 24, 2017
Page 2 of 4
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DEVELOPMENT PROJECT REVIEW
2. PLN 2099-0516, CUP AMENDMENT REFUGE CHURCH, 6955 PORTOLA ROAD
Property Owner/Applicant: Refuge Church, 6955 Portola Road, Atascadero, CA 93422 Contact: Dwight
Wingate
Project Title: CUP 2002-0071 Amendment / PLN 2099-0516
Project Location: 6955 Portola Road, Atascadero, CA 93422, (San Luis Obispo County) APN 054-
083-004
Project Description: The proposed project consists of a Conditional Use Permit Amendment to modify
the Master Plan of Development for Refuge Church to include a new 3,350 sq. ft.
multi-purpose building. The building is proposed to be located in the existing wood
chip area between the parking lot and the existing church near Portola Road. The
building is proposed to be constructed with open sides and a covered roof. The
new building would be used as a gathering area and would include a sports court
facility. All existing landscape around the site shall remain. The DRC will review
the appearance of the proposed structure and make a recommendation to
Planning Commission. The project will then be scheduled for a Planning
Commission hearing for consideration of the proposed use permit amendment.
General Plan Designation: Single-Family Residential (SFR-Z)
Zoning District: Residential Single-Family (RSF-Z)
Proposed
Environmental
Determination:
Class 3 Categorical Exemption
City Staff: Callie Taylor, Senior Planner, Phone: 470-3448, Email: ctaylor@atascadero.org
Staff
Recommendation:
Staff recommends the Design Review Committee:
1. Review the appearance of the proposed structure and make
recommendations to ensure compatibility with single-family residential
neighborhood; and,
2. Determine is the proposed use (multipurpose building with covered sports
court) is compatible for the subject site in the single-family residential zone,
including consideration of all required CUP findings; and,
3. Make a recommendation to Planning Commission for consideration of the
CUP amendment.
City of Atascadero Design Review Committee Agenda Regular Meeting, August 24, 2017
Page 3 of 4
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3. PLN 2014-1519, AMENDMENT TO PLANNED DEVELOPMENT ON PRINCIPAL AVE.
Property
Owner/Applicant:
Barry Ephraim, ECR Principal, LLC, 125 South Bowling Green Way, Los Angeles,
CA 90049
Principal Partners, 555 Ramona Dr. San Luis Obispo, CA 93405
Project Title: PLN 2014-1519 / CUP 2002-0071 Amendment / Tentative Tract Map 3070
Project Location: 9105, 9107, 9109 Principal Ave., Atascadero, CA 93422
(San Luis Obispo County) APN 030-491-001, 013, 019, 020
Project Description: The project consists of an Amendment to a previously approved Planned
Development project at the corner of El Camino Real and Principal Ave. The
applicant is proposing a new Tentative Tract Map to increase the number of
residential units to include a total of 27-unit detached units, 9 attached multi-family
units, and 6 live-work units, as well as the previously approved car wash.
Modifications to the site design and building designs are proposed. Changes to
the project requirements and conditions of approva l are also proposed by the
applicant.
General Plan Designation: GC & MDR
Zoning District: CR & RMF-10, PD24
Proposed
Environmental
Determination:
To Be determined
City Staff: Callie Taylor, Senior Planner, Phone: 470-3448, Email: ctaylor@atascadero.org
Staff
Recommendation:
DRC review the proposed site plan and elevation changes, and consider requests
for modifications to the conditions of approval. DRC to make a recommendation
to Planning Commission. The project will also be reviewed by the City Council.
City of Atascadero Design Review Committee Agenda Regular Meeting, August 24, 2017
Page 4 of 4
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4. PLN 2017-1651, DRIVE THROUGH RESTAURANT AT 7340 EL CAMINO REAL
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is scheduled for Wednesday, September 13, 2017.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org
under City Officials & Commissions, Design Review Committee.
Property
Owner/Applicant:
Dynamic Investments LLC, 1725 21st Street, Santa Monica, CA 90404
Pamela Jardini, Planning Solutions, 1360 New Wine Place, Templeton, CA 93465
Project Title: PLN 2017-1651 / DRC 2017-0315 / CUP 2017-0315
Project Location: 7340 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 030-222-048
Project Description: The proposed project includes construction of a 2,520 sq. ft. restaurant with drive-
through. The existing building (Coco’s Restaurant) would be demolished and
replaced with the new restaurant and outdoor patio area. Construction of the new
restaurant would be in addition to the Med Post facility currently under
construction on the same site. The Med Post and drive-through restaurant would
share the updated parking lot on site.
General Plan Designation: SC
Zoning District: CS
Proposed
Environmental
Determination:
Categorical Exemption
City Staff: Callie Taylor, Senior Planner, Phone: 470-3448, Email: ctaylor@atascadero.org
Staff
Recommendation:
DRC review the proposed site plan and elevations and recommend modifications
for Planning Commission consideration of the drive-through use.
DRC Draft Minutes of 8/9/2017
Page 1 of 6
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, August 9, 2017 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA
CALL TO ORDER – 2:03 p.m.
Chairperson Fonzi called the meeting to order at 2:03 p.m.
ROLL CALL
Present: Chairperson Roberta Fonzi
Committee Member Duane Anderson
Committee Member Charles Bourbeau
Committee Member Mark Dariz
Committee Member Jamie Kirk
Absent: None
Staff Present: Senior Planner, Callie Taylor
Associate Planner, Alfredo Castillo
Recording Secretary, Annette Manier
Others Present: Michael Frederick
Eric Gobler via conference call
APPROVAL OF AGENDA
MOTION: By Committee Member Bourbeau and seconded
by Committee Member Anderson to approve the
agenda.
There was Committee consensus to approve the
Agenda.
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
ITEM NUMBER: 1
DATE: 8-24-17
1
DRC Draft Minutes of 8/9/2017
Page 2 of 6
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF JULY 12, 2017
MOTION: By Committee Member Dariz seconded by
Committee Member Anderson to approve the
Consent Calendar.
There was Committee consensus to approve the
Consent calendar except for Committee Member
Kirk who was absent for a portion of the previous
meeting. (Kirk abstained)
Chairperson Fonzi stated that the Committee would hear the Vista Bonita project first on the
Agenda since Eric Gobler was on the phone.
DEVELOPMENT PROJECT REVIEW
2. PLN 2017-1653, DESIGN REVIEW FOR VISTA BONITA ACCESS GATE
(FREDERICK) (listed as Item 3 on Agenda)
Senior Planner Taylor presented the staff report and answered questions from the
Committee. The application is proposing to replace the current manual gate with a new
electric gate. Public Works has reviewed this project and has determined it is not a
problem to block public access in this situation. The Fire Department will have access
and will install a “knox box.”
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 residential 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: 470-3448, Email: ctaylor@atascadero.org
Staff
Recommendation:
Since the Planned Development (PD) was not originally approved as a gated
subdivision, the proposed access gate is being reviewed by the DRC in order to
determine if the site is appropriate for gated access.
2
DRC Draft Minutes of 8/9/2017
Page 3 of 6
Committee members expressed their reasons on why a gate is warranted for this site
(uniqueness of this property, security for the water tank and cell sites, protection of
equipment, a deterrent for unapproved or inappropriate activities, and prevention of
vandalism to sensitive communications equipment). Committee members agreed that
the proposed location makes sense for a gate to block access to the general public.
PUBLIC COMMENT
None
MOTION: By Committee Member Dariz and seconded by
Committee Member Anderson to accept staff’s
recommendations as written in the report.
Motion passed 5:0 by a roll call vote.
Eric Gobler thanked Senior Planner Taylor, Community Development Director
Dunsmore, the Public Works Department, and Fire Marshal Peterson for their hard work
on this project.
Senior Planner Taylor introduced Michael Frederick who joined the meeting.
Chairperson Fonzi asked the Committee for their input on a potential Citywide gate
policy. Discussion from Committee members focused on the following topics:
Fire Department and Police Department to weigh in. Does a gated community
create access issues for emergency services?
The fact that developers are more in favor of gates when they submit plans for
new projects. Currently, staff has to address each request individually without an
official written policy from the City Council.
Gates providing a false sense of security.
Maintenance issues.
Private street vs. public street access.
Proposed gates near public access easements with trails nearby. Gates can limit
access to parks & trails within development projects. May not provide the “public
benefit” which is required for approval of a planned development .
Keeping with the character of Atascadero.
Single-family homes that access off a driveway with multiple owners vs. single-
family homes that have one single gate.
Consideration given with the size of the development (TPM vs. TTM, definition of
road vs. driveway). Need to identify a number of homes gate can access.
Landscaping.
Setback to adjacent roads to allow for car stacking when waiting to enter gate.
People installing gates without permits vs. getting permits.
3
DRC Draft Minutes of 8/9/2017
Page 4 of 6
Reviewing gates on a case-by-case basis. In certain circumstances, gates could
be allowed. (Such as when unusual security issues need to be addressed .)
Gates should not impede public access or prevent neighborhood connections.
Gates should only be considered on dead end roads or driveways (not permitted
on through roads).
DRC prefers to allow gates for single-family residences and shared driveways
that serve a limited number of homes.
Should be same policy for multi-family and single-family; rentals & private
ownership treated the same under policy. Policy to be based on number of
homes or lots.
Could set policy findings for when it is ok to have gates, and when it is not.
Could be an “exception policy.” DRC prefers to not allow gates in general, but
provide for certain exceptions where it would be allowed.
The Committee directed staff to bring this item to
the Planning Commission and then to the City
Council to consider adoption of an official
Citywide Gated Community Policy. The Policy
would be criteria-based, with that criteria based
on the City not favoring gates (which would
maintain Atascadero’s ambiance and rural
character), but specifying criteria that would allow
gates and list those exceptions.
This item will go to the Planning Commission next
unless staff determines it needs to come back to
the DRC again.
4
DRC Draft Minutes of 8/9/2017
Page 5 of 6
3. PLN 2017-1630, DESIGN REVIEW FOR REMODEL AT 4500 SAN PALO ROAD
(KFC)
Associate Planner Castillo presented the st aff report and explained that the applicant is
utilizing the corporate color scheme. Staff is seeing a lot of rebranding of buildings.
Associate Planner Castillo answered questions from the Committee.
PUBLIC COMMENT
None
The Design Review Committee directed staff to issue
corrections and return this item to the DRC with an
alternative color scheme for the project. The Committee
would like to see a reduction of color banding, (although
the color scheme chosen for the tower feature is
acceptable), the architectural elements and color
scheme should be consistent, there should be a change
in the vertical stripes, and a change to the gray color on
the back of the building to brighten it up. The
Committee also recommended that the new lighting be
fully shielded with no off-site glare, and the site be
relandscaped to meet current code.
This item will come back before the DRC for another
review.
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: High Density Residential (HDR)
Zoning District: High Density Multi-Family Residential (RMF-20)
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.
5
DRC Draft Minutes of 8/9/2017
Page 6 of 6
COMMITTEE MEMBER COMMENTS AND REPORTS
Committee Member Bourbeau read aloud two Customer Service forms praising the
Architectural Review Board (DRC) and staff in the Community Development
Department.
DIRECTORS REPORT
Senior Planner Taylor announced that the next meeting is scheduled for Thursday,
August 24, 2017, and items on that agenda will include a drive -through restaurant at the
old Coco’s site, a revision to a subdivision mixed use on Principal/Pino Solo, and an
Amendment to the Conditional Use Permit for Refuge Church.
Associate Planner Castillo announced that on the September 13 th DRC agenda, there
will be a drive-thru restaurant on West Front. Associate Planner Castillo gave an
update on Dead Oak Brewery and Santa Maria Brewery.
ADJOURNMENT– 3:07 p.m.
The next regular meeting of the DRC is scheduled for Thursday, August 24, 2017, at 2
p.m.
MINUTES PREPARED BY:
______________________________
Annette Manier, Recording Secretary
Administrative Assistant
6
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
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
Refuge Church – Multi-purpose Building
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
08/24/2017 Callie Taylor
Senior Planner
Refuge Church,
Dwight R. Wingate
PLN 2099-0516
CUP 2002-0071
Amendment
RECOMMENDATION
Staff recommends the Design Review Committee:
1. Review the appearance of the proposed structure and make recommendations to
ensure compatibility with the single-family residential neighborhood; and,
2. Determine if the proposed use (multipurpose building with covered sports court) is
compatible for the subject site in the single-family residential zone, including
consideration of all required CUP findings; and,
3. Make a recommendation to Planning Commission for consideration of the CUP
amendment.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR PARCEL
NUMBER(S)
SITE
AREA
6955 Portola Rd SFR-Z RSF-Z 054-083-004 2.97 acres
PROJECT DESCRIPTION
The proposed project consists of a Conditional Use Permit Amendment to modify the Master
Plan of Development for Refuge Church to include a new 3,350 sq. ft. metal building. The new
multi-purpose building would be used as a gathering area and would include a sports court
facility. The building is proposed to be located in the existing wood chip area between the
parking lot and the existing church near Portola Road. The metal building is proposed at 25 feet
in height, and would include partially open sides and a covered roof. All existing landscape
around the site would remain.
Atascadero Municipal Code section 9-6.121 allows church facilities in the Residential Single-
Family zone with a CUP; however, schools, gyms and facilities designed for large gatherings
other than the sanctuary may be prohibited. The proposed metal building is being reviewed by
DRC in order to determine if this site is appropriate for the proposed use and structure design.
7
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ENVIRONMENTAL DETERMINATION
The project qualifies for a Class 3 Categorical Exemption (CEQA Guidelines § 15303) for new
construction of small structures.
EXISTING USES
Existing church facility, including main church building, classroom building, parking lots,
playground, office building on adjacent lot, and other detached structures.
SURROUNDING ZONING DISTRICTS AND USES
North: Single-family residences
South: Single-family residences on San Marcos Rd
East: Single-family residences on Portola Road
West: Single-family residences on San Clemente Ave
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
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 (AMC 9-6.121)
☐Yes ☐No DRC to consider compatibility of
use per definition and standards
APPROVAL PROCESS
☒ DRC ☐ AUP ☒ PC ☐ CC
8
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Background
The existing church facility at 6955 Portola Road was originally permitted in the 1980’s
with CUP 82-033 and included a 5872 sq. ft. sanctuary building and parking lot for
Calvary Chapel. In 2002 a 1440 sq. ft. modular classroom building was approved by
the Planning Commission. In 2006 a CUP amendment provided for an overflow parking
lot on the adjacent site.
In 2012, Refuge Church submitted a CUP amendment to request a new paved parking
lot off San Clemente Road, expansion of the church facility to the adjacent lot for a
church office building, as well as other site improvements and future expansion areas.
The 2012 CUP amendment was approved by Planning Commission in April 2013, but
was appealed by the neighbors after much discussion at the Planning Commission
hearing. In May 2013 the City Council upheld the Planning Commission’s approval of
the facility expansion with modified project conditions. Most site improvements,
including the paved parking lot, trash enclosure, additional landscaping, and parking lot
lighting has been installed on site in compliance with the 2012 CUP amendment.
Project Description / Summary
An application has been submitted by Refuge Church to construct a new 3,350 sq. ft.
metal building adjacent to the sanctuary building at 6955 Portola Road. The new multi-
purpose building would be used as a gathering area and would include a sports court.
The building is proposed to be located in the existing wood chip area between the
parking lot and the existing church near Portola Road. The building is proposed at 50-
feet by 67-feet in size, with a height of 25 feet, and would include partially open sides
and a covered roof. The building is proposed approximately 33 feet from the Portola
Road right-of-way, and would be screened with a 6 foot wood fence and existing
vegetation.
Multi-purpose Building Elevation – Facing Portola Road
9
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed colors and materials
Interior example of sports court and multi-purpose gathering space
10
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Location Map
Proposed location
of new 3,350 sq. ft.
multi-purpose
building
11
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Analysis
Churches are identified as a conditional use in the Residential Single-Family Zone;
therefore, Planning Commission approval is required in order to ensure compatibility
with surrounding residential uses. The Conditional Use Permit includes Conditions of
Approval and a Master Plan of Development for site facilities. A CUP is required to be
amended in order to make changes or permit expansion on the site.
Atascadero Municipal Code section 9-6.121 identifies use standards for religious
meeting facilities associated activities:
AMC 9-6.121 Churches and related activities.
Religious meeting facilities are subject to the following standards:
(a) Location. Church facilities shall be located on a collector or arterial.
(b) Limitation on Use. When located in an RS, RSF or LSF Zone, related activities
may be limited to a Sunday school, an accessory residence, and small meeting
rooms. Schools, gyms and facilities other than the sanctuary designed for large
gatherings may be prohibited. (Ord. 552 § 2, 2010; Ord. 169 § 2, Exh. C, 1988;
Ord. 68 § 9-6.121, 1983)
In single-family residential zones, the Municipal Code states that gyms and facilities
other than the sanctuary designed for large gatherings may be prohibited. The
Municipal Code encourages larger church facilities to locate in the commercial and
multifamily zones where sites can accommodate the additional traffic, noise, and
population associated with larger gatherings and associated facility uses. The size and
impact of the proposed use is to be considered by the Plan ning Commission as part of
the Conditional Use Permit process.
DRC DISCUSSION ITEMS:
1. Appearance and design compatibility of proposed structure:
The scale, massing, architectural design, and materials of the proposed building
should be designed to help blend the structure with the surrounding
neighborhood character. The application for the proposed church building was
originally submitted by Refuge Church in June 2017, and included white exterior
walls and matching metal textured walls and roof. The building was originally
intended to be a simple metal box accessory building to limit costs, and it did not
include any architectural details. Staff met with the applicant and made
recommendations to enhance the design of the 3,350 sq. ft. metal structure to
help it blend with the surrounding single-family neighborhood.
The applicant has submitted revisions to the building design and has included:
Trim detail under the roof overhang
12
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Decorative beams on the upper portion of the front facade
Darker walls (ash gray)
Change of metal design between the roof and walls to give contrast
Staff is in support of the architectural enhancements proposed by the applicant.
Staff recommends additional enhancements to minimize the massing of the large
metal building and provide a more residential scale and architectural styling.
Additional changes could include:
Windows
Accent materials or walls
Deeper roof overhangs to add depth
Change in roof line and/or massing (break up the appearance of a large
box building & help blend with smaller neighborhood accessory structures)
Staff and the applicant have referred to the example (below) of a recreational building
constructed by the applicant’s manufacturer, American Buildings , to look at details that
can be replicated on the proposed structure at Refuge Church . DRC direction regarding
appearance and level of architectural detailing is being sought at this time.
Recreational building example for recommended design detailing:
2. Use compatibility with the SFR zone, including required CUP findings:
Churches are identified as a conditional use in residential zones in order to
ensure compatibly with the surrounding neighborhood. As described in the
analysis above, Atascadero Municipal Code Section 9-6.121 states that gyms
and other facilities designed for large r gatherings may be prohibited in the single-
family zoning district. The Design Review Committee and Planning Commission
Clerestory windows
with trim
Accent
material
Wall of windows
Decorative
beams
Deep overhangs
with trim details
Decorative
light fixtures
13
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
will need to consider if the proposed multi-purpose building and sports facility
meets the findings for neighborhood compatibility for approval of this use in the
single-family residential zone.
The following 5 findings are required to be made for approval of a Conditional
Use Permit:
1. The proposed project or use is consistent with the General Plan; and
2. The proposed project or use satisfies all applicable provisions of the Zoning
Ordinance; and
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to property
or improvements in the vicinity of the use; and
4. The proposed project or use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development; and
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the land use element.
ATTACHMENTS:
Attachment 1: Zoning Map
Attachment 2: Aerial Map
Attachment 3: Letter from Neighbor regarding CUP Amendment
Attachment 4: Site Plan
Attachment 5: Elevation
Attachment 6: Colors
Attachment 7: Material Examples
Attachment 8: Exterior Example (American Buildings Manufacturer)
Attachment 9: Interior Example (Sports Court)
Attachment 10: Site Photos
14
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Zoning Map
Proposed access gate
Residential Single
Family
Residential Single
Family
Residential Single
Family
Residential Single
Family
Rural Suburban
Refuge Church
15
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Aerial Photo
Proposed location of
new 3,350 sq. ft.
multi-purpose
building
16
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Letter from Neighbor regarding CUP Amendment
17
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
18
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: Site Plan
Proposed location of new
3,350 sq. ft. multi-purpose
building
Proposed access gate
19
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 5: Proposed Elevation
20
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 6: Color Board
21
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 7: Materials
22
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 8: Example of exterior structure design by American Buildings manufacturer
23
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 9: Interior example of sports court and multi-purpose gathering space
24
ITEM 2
Refuge Church CUP Amendment
PLN 2099-0516 / Refuge Church
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 10: Site Photos, Proposed Location of the Covered Sports Court on Portola Rd.
25
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, 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
Atascadero Design Review Committee
Staff Report – Community Development Department
Principal Mixed-use Planned Development
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
8/24/17 Callie Taylor, Senior Planner
ctaylor@atascadero.org
Barry Ephraim, ECR
Principal, LLC,
Principal Partners,
and Royce Eddings
PLN 2014-1519
Tract Map 3070
CUP 2002-0071
Amendment
RECOMMENDATION
Staff recommends the Design Review Committee:
1. Review the proposed site plan and elevation changes and provide comments; and,
2. Consider requests for modifications to the conditions of approval; and,
3. Make a recommendation to Planning Commission. The project will also be reviewed by
the City Council.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
9105, 9107, 9109
Principal Ave,
9300 Pino Solo
Medium Density
Residential
(MDR), General
Commercial (GC)
Residential Multi-
Family (RMF-10),
Commercial Retail
(CR), PD-24 (Planned
Development #24)
030-491-001;
013; 019; 020
5.25 acres
PROJECT DESCRIPTION
The project consists of an amendment to a previously approved Planned Development #24 at
the corner of El Camino Real and Principal Ave. The applicant is proposing a new Tentative
Tract Map to increase the number of residential units to include a total of 27-unit detached units,
9 attached multi-family units, and 6 live-work units, as well as the previously approved car
wash. Modifications to the site design and building designs are proposed. Changes to the
project requirements and conditions of approval are also proposed by the applicant.
ENVIRONMENTAL DETERMINATION
To Be determined
26
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
PROJECT INFORMATION SNAPSHOT
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-YEARS OLD
OR GREATER
JURISDICTIONAL
CREEK
Single-family dwellings,
multifamily dwellings,
commercial / mixed-use
units
☐ Allowed
☒ Conditional
☐ No ☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☒ Other
☐ N/A
☐ Colony Home / Commercial
☐ Registered Building
☒Yes, but deemed not
historical significance
SURROUNDING ZONING DISTRICTS AND USES
North: Residential Single-Family (RSF-Y) / Commercial Retail (CR) / Gusta Rd
East: Residential Single-Family (RSF-Y)
South: Residential Multi-Family (RMF-20) / Commercial Retail / Principal Avenue
West: Commercial Retail (CR) / El Camino Real
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 Ratio (FAR)
______________________
(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 PD-24 allows setback
exceptions per MPD
Height Standards (AMC 9-4.112-113)
☐Yes ☒No Height limitation exception
requested
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
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:
PD Overlay Zone No. 24 (AMC 9-3.669) ☐Yes ☒No PD24 is a custom PD, can be
modified by the City Council
27
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project History
The “Principal Mixed-use” project (GPA 2003-2008/ TTM 2003-0044/ ZCH 2003-0070/
CUP 2003-0117) was reviewed and approved by the City Council on October 2004, with
a certified Mitigated Negative Declaration and a Planned Development Overlay Zone
(PD-24). The 5-acre site was originally zoned as Commercial Retail prior to 2003, but
was changed by the City Council through the proposed General Plan Amendment to
allow establishing a horizontal mixed-use and residential Planned Development. An
amendment to the plan to add the adjacent site at 9300 Pino Solo to the Planned
Development (TTM 2005-0068/CUP 2005-0155) was approved by the City Council in
May 2005.
Summary:
9105 Principal Avenue Portion (approved 2004)
16 duplex units
24 triplex units
5 live work units
45 Residential Units total
16,550 Commercial space (Commercial building and live work units)
9300 Pino Solo Avenue Portion (approved 2005)
4 duplex units (in addition to the 45 units approved in 2004)
A second project amendment was approved by the City Council in January 2015 to
modify the site plan, unit count and type, and to reduce the commercial portion of the
project. The project approval currently includes the following components:
Summary:
9105 Principal Avenue and 9300 Pino Solo Avenue (approved 2015)
20 single-family residences
12 duplex units
5 residential mixed use units (live work units)
37 Residential Units total
3,215 sf first floor commercial (live work units)
Carwash (1,945 sf) on a 12,495 sf lot
Project Description / Summary
The new owner/applicant has re-evaluated the project’s economic feasibility and is
proposing to amend the project to include changes to the housing product, site plan,
tentative tract map, Planned Development overlay zoning code text, and conditions of
approval. The applicant is proposing a mix of small lot, single-family detached, and
attached (triplex) units on individual lots with an increase to include a total of 42
residential dwelling units. The commercial component on El Camino Real is not
28
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
proposed to be modified and would still be developed with the automated carwash. 6
live-work units are proposed on Principal Avenue, however, the design of the mixed-use
space would be modified and the requirement for the first floor office space is being
requested to be waived and provided as an option only if market conditions facilitate the
need to provide office space.
Summary of current amendment proposal:
27 detached residential units, 3-bedrooms and 4-bedrooms each; (27 units)
3 tri-plex buildings, 3-bedrooms in each unit; (9 units)
1 six-plex mixed-use building (live work units) with optional 400 sf office space on
first floor of each unit; part of the building is 3 stories (6 units)
Total: 42 Residential Units and 6 Optional Commercial office Units
Carwash (1,945 sf) on a 16,646 sf commercial lot
Principal Mixed-Use 2017 Amendment Site Plan Proposal
Primary Access
Mixed-Use
Residential
with Office
Option
Proposed
Car Wash
SFR unit
Triplex
Proposed Drainage Area
Proposed Swale Area
Open Space/ Natural Play Area
29
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Live Work Unit Requirements
The live/work units in the Principal mixed-use project were originally designed to be sold
as an air space condominiums, meaning, the “commercial” spaces, and “residential”
spaces would technically be a separate unit, and would have separate titles and
building occupancies to provide for the residential and commercial spaces . The
applicant is proposing to change the live/work units to be sold as a fee simple property,
meaning that both “commercial” and “residential” spaces would be grouped together as
one property, and one title.
The currently approved project includes a total of 3,215 square feet of first floor
commercial space in the 6 live/work units on Principal Avenue. The applicant is
requesting that the commercial component be provided as an option only, and not as a
project requirement. Floor plans are proposed to be modified to provide 400 square
feet of commercial space in each unit (2,400 sq. ft. of total commercial) as an optional
component. If owners chose to operate an office or retail space on the first floor, they
would be allowed to do so. If they want to utilize the space as living quarters for the
residence and not include a commercial component, the applicant would like to be able
to provide this.
Staff has concerns that the proposed modification would eliminate the live/work product
entirely. All 6 units would most likely be developed as 3-story multi-family residential
dwellings, which is not consistent with the intent of the origina l Principal mixed-use
Planned Development project and not consistent with the commercial zoning. The
commercial component of this site has been whittled down over the years with each
project amendment. Staff is in support of removing the air space condominium status to
clear up the title and simplify sale of the properties. However, staff recommends that a
deed restriction be recorded to maintain the first floor commercial component, and the
units be constructed per Building Code to ensure that the commercial option is available
for a true live/work mixed-use product.
The underlying zoning of the 6 live/work units is currently Commercial Retail with a PD
24 overlay, and the General Plan designation is Retail Commercial. If the first floor
commercial space not required, then the entire building can be used for a multi-family
residential use, and the building would not be consistent with the Commercial Retail
zoning standards. Multi-family dwellings can only be permitted in the Commercial retail
zone when located on the second floor or above. If the DCR is supportive of the
removal of the requirement for the first floor commercial in the live/work units, then staff
recommends at a Zone Change and General Plan Amendment be processed to change
the underlying zoning of the property to multi-family. Site design would also be required
to be modified to meet RMF setbacks, which require larger front setbacks from adjacent
streets than those required in the commercial zoning district.
30
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Parking Requirements & Street Sections
The internal streets in the project are proposed to be narrowed from 24 feet to 20 feet in
width. This enables the applicant to lengthen the private driveways from 18 feet to 20
feet to provide ample guest parking in each driveway. Internal on-street parking is
proposed to be increased from the previous site plan. Staff has concerns regarding the
location of the 4 parking spaces at the end of courts “B” and “2.” These spaces appear
to conflict with the back up space for the adjacent driveway and may not be feasible for
parking.
The project includes 77 covered parking spaces in private 1 and 2 car garages, 77
spaces in private driveways, and between 21 to 25 on-street guest spaces. Motorcycle
parking and bike racks are also provided. The proposed residential parking meets
Municipal Code parking requirements for multi-family developments and no exceptions
to parking requirements are being requested.
Street and Driveway Material and Appearance
The previous project approval included project conditions for pavers to be used for on-
street parking, along the entire length of the proposed “courts”, within private driveways,
and to delineate pedestrian crossings.. The pavers were designed to meet the RWQCB
stormwater requirements, and also to provide an enhanced aesthetic for the Planned
Development. Pavers or decorative concrete are often used in Planned Developments
to create a courtyard feeling for the internal streets and to minimize asphalt. This helps
to make the finding of high quality site design as required for approval of a Planned
Development.
The applicant is proposing to utilize bio-swales along property lines for the retention and
treatment of stormwater, instead of permeable pavement throughout the site. The
applicant notes that bio-swales are a better method for the retention and treatment of
stormwater runoffs. However, the visual appearance of the site will be changed by
substituting the pavers for asphalt and/or concrete as proposed. Staff requests the
DRC provide input regarding the elimination of the decorative pavers in relation to the
aesthetics of the project.
Undergrounding of Utility Lines
The applicant is requesting relief from CUP Condition #50 and VTM Condition #43,
which require that all overhead utilities be placed underground. The applicant has stated
that undergrounding at this location is cost prohibitive. The applicant requests that
exiting poles on the frontages be permitted to remain and only new lines be
undergrounded on the interior of the site. City Public Works staff has met with
representatives from AT&T and PG&E who have described the significant amount of
work and cost that would be involved with undergroun ding this section of overhead
lines. The applicant estimates that it will costs more than $250 ,000 to underground the
PG&E, AT&T, and Charter utility lines. AT&T has a fiber line with the nearest splice
location several hundred feet away. Transitions fo r the utility service boxes and main
31
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
line are difficult to design and costly to install. Utilities are collocated on lines on the
corner of El Camino Real and will require coordination between the utilities.
Undergrounding of utilities is a standard requirement for all new construction, and is
specifically included as a Condition of Approval on all Planned Developments.
Common Recreation Space, Open Space, and Drainage Basins
Two open space lots are included with the proposed site plan at approximately 3000 sq.
ft. each. One is adjacent to Principal Avenue and includes the guest parking on court
“B”. The second is natural play area on court “2.” The applicant is proposing to
eliminate the jungle gym equipment from the tot on court “2” lot and provide a multiuse
natural open space play area instead.
The original project approval included three open space areas located throughout the
development, one of which included tot lot play equipment. One of the open space
areas was combined with the drainage basin to create a larger green space adjacent to
the creek. Public benefits, such as playgrounds and enhanced open space, are a
requirement for Planned Developments.
Development standards of the Municipal Code require developments of 8 or more
dwelling units to provide outdoor recreational open space at a ratio of three hundred
(300) square feet per unit. This common open space may be provided in more than one
(1) location provided that no individual open space area is less than one thousand
(1,000) square feet. The proposed project includes backyards for each unit in addition
to the 2 shared open spaces areas. While the proposed open space areas and
backyards do not specifically meet the municipal code requirement for multifamily
recreation space, the site generally provides outdoor areas for use by each unit. The
open space areas in the site plan would be greatly enhanced if they were reconfigured
to provide a larger combined open space lot, and to connect with the creek and
drainage areas. This would provide enhanced multiuse space.
Fencing and Landscaping
The applicant has provided an updated fencing plan. The applicant has addressed
some concerns that neighboring properties have in the past regards to the height and
proximity of the two story units near Pino Solo. The applicant is proposing screening
planting of evergreen trees along existing residential rear yards. The fencing plan
proposes a fence around Pino Solo Ave and Principal Ave, on Lot 1, Lot 2 and Lot 3.
These fences will be facing the street frontage and the staff is requesting Commission’s
input on the location of the fence and screening methodology proposed by the
applicant. The fencing plan and fencing types are included in the Attachment.
32
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Architectural Design
The elevations of the residential and live/work units depict mostly craftsman style
architecture with the use of plank wood siding and gable roofs. Two elevation styles are
proposed for the single-family units and one elevation type for the tri-plex units. The
live/work units are proposed to be combined into one 6-plex building instead of the
previous detached and duplex units. An earth toned color scheme is proposed.
Proposed Single-family elevations
Proposed Tri-plex Elevations
33
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Height Waiver Request
The applicant is requesting a height exception to increase the building height of the
live/work units on Principal Avenue to 39 feet to allow for a three-story building. The
live/work units are located on an area of the site currently zoned as Commercial Retail;
however, the applicant is requesting the office portion of the live-work building be
optional and not a required project component. The zoning ordinance limits the height
of units in the RMF zone to 30 feet, not to exceed two stories, and limits the height in
the Commercial Retail zone to 35 feet. The height limitations in the code can be
modified through Conditional Use Permit approval provided that the Planning
Commission finds the waiver will not result in detrimental effects to adjoining properties.
Proposed Elevation for 6-plex Live/Work Units
34
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Side Setback W aiver
The applicant has included a request to reduce the side setback opposite common wall
units to 4 feet. It is not clear where on the site plan this setback exception is being
requested. Additional information regarding this request and location is needed form
the applicant
Analysis
The applicant is proposing to amend a previously approved Planned Development No.
24. The proposed residential unit count of 42 units is consistent with the RMF -10 zoning
density allowances. A density bonus is not being requested. The DRC should take the
following items into consideration before making a recommendation to both the
Planning Commission and City Council.
The Planned Development allows for deviation in the City’s standards for setbacks,
heights, parking, etc. in exchange for benefits that have been established by the City
Council. The Planned Development Policy requires certain benefits be provided in order
to warrant the granting of special development standards.
City Council Mixed-Use Policy:
In June 2004, the City Council established the following policies for mixed -use projects:
1. Implement the Taussig Study on the residential portion;
2. Require commercial to be constructed before or simultaneously with the residential
portion. Commercial permit(s) must be obtained first and the first permit to be finaled in
the project shall be the commercial permit(s); and
3. Require at least 50% of the project to be commercial. The commercial component
cannot include mini-storage or other non-sales tax producing uses, including office.
These policies applied to new mixed-use project applications requiring General Plan
Amendments. The originally approved Principal mixed-use project did not meet the City
Council’s 3rd condition, but a finding was made and the project was approved in 2004.
Tier 1 Benefits Tier 2 Benefits
a) Affordable / Workforce Housing
b) High Quality Architectural Design
c) High Quality Landscape Design
d) Buffering between Urban and
Suburban zones (large lot sizes,
increased setbacks, landscape
buffers, etc.)
e) Higher density to meet Housing
Element goals
a) Pocket Parks in larger projects
b) Trails / Walkways for Pedestrian
Connectivity
c) Historic Preservation
35
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The previously approved 2005 project devoted approximately 16% of the site to
commercial development with the remaining 84% comprised of residential and
recreational land uses. The 2015 amendment further reduced the amount of commercial
uses from the 16% to 5% of the total site uses. The commercial component included
non-sales tax producing uses including office and a car-wash. The current 2017 project
amendment proposes to potentially eliminate the office component of the live/work
units, thereby further reducing the percentage of commercial on the project site.
DRC DISCUSSION ITEMS:
DRC Items for Discussion
1. Live/work first floor office space requirement - requested to be waived
2. Undergrounding of utilities
3. Architectural elevations
4. Height exception request for live/work units
5. Site plan & landscape plan review
6. Fencing design and location (specifically near Pino Solo Ave. and Principal Ave.)
7. Parking and street sections
8. Elimination of decorative pavers in streets and driveways
9. Recreation areas, open space, and drainage areas – location & design
10. Parking plan, including on individual sites and on internal streets
11. Side setback waiver request
12. City Council Commercial Mixed-use Policy
13. Planned Development Policy - project benefits and requirement for “High Quality
Architecture and Landscaping”
ATTACHMENTS:
1. Zoning Map
2. Aerial Map
3. Previously approved site plan (2015)
4. Previously approved elevations (2015)
5. Applicant’s Proposed Design Package
36
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Zoning Map
General Plan Designation: General Commerical (GC) / Medium Density Residential (MDR)
Zoning District: Commerical Retail (CR) / Residential Multi-Family (RMF-10) / Planned Development
(PD-24)
Area 1
Proposed Project
Amendment Area
37
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Aerial Map
RMF-10
CR
Proposed Project
Amendment Area
38
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Previously approved site plan (2015)
39
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Previously approved elevations (2015)
2015 - Single-family dwellings
40
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Previously approved elevations (2015)
2015 – Live / Work Units
2015 – Duplex units
41
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 5: Applicant Design Package
42
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
43
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
44
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
45
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
46
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
47
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
48
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
49
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
50
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
51
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
52
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
53
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
54
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
55
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
56
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
57
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
58
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
59
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
60
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
61
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
62
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
63
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
64
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
65
ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
Principal Mixed Use
PLN 2014-1519 / ECR Principal, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
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
DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
08/24/2017 Callie Taylor, Senior Planner Dynamic Investments, LLC
Pamela Jardini, Planning
Solutions
PLN 2017-1651
DRC 2017-0315
CUP 2017-0315
RECOMMENDATION
Staff recommends DRC:
1. Recommend the Planning Commission approve of the proposed site plan and
architectural elevations with incorporated modifications as determined by the DRC.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
7340 El Camino Real Service
Commercial
(SC)
Commercial
Service
(CS)
030-222-048 0.86 acres
PROJECT DESCRIPTION
The proposed project includes construction of a 2,520 sq. ft. restaurant with drive -through. The
existing building (vacant Coco’s Restaurant) would be demolished and replaced with the new
restaurant and outdoor patio area. Construction of the new restaurant would be in addition to
the Med Post facility currently under construction on the same site. The Med Post and drive -
through restaurant would share the updated parking lot on site.
ENVIRONMENTAL DETERMINATION
Categorical Exemption
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-YEARS OLD
OR GREATER
JURISDICTIONAL
CREEK
Drive-through
Restaurant
☐ Allowed
☒ Conditional
☒ No ☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☒ N/A
☐ Colony Home / Commercial
☐ Registered Building
☐ Yes, but deemed not
historical significance
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXISTING USES
Vacant restaurant building (formerly Coco’s Restaurant) proposed to be demolished.
Med Post office approved for construction (building permits issued) on the opposite side of the
property.
SURROUNDING ZONING DISTRICTS AND USES
North: Commercial Retail (CR) / existing restaurant
South: Commercial Service (CS)
East: El Camino Real / Commercial Retail (CR)
West: Highway 101
AVERAGE SLOPE VEGETATION
Less than 10% average Urban Infill, previously developed
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 Parking based on number of
tables provided at restaurant
Landscaping (AMC 9-4.124-127)
☒Yes ☐No Landscape plan required prior
to Planning Commission
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 Landscape plan required prior
to Planning Commission
Use Classification Standards:
☒Yes ☐No Drive-through can be
permitted with CUP approval
APPROVAL PROCESS
☒ DRC ☐ AUP ☒ PC ☐ CC
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Background
In June and July of 2016 the DRC held two meetings to consider proposals for
redevelopment of the site at 7340 El Camino Real. The existing Coco’s Restaurant on
site has been vacant since December 2015. The DRC provided comments on
elevations and a conceptual site plan for development of a medical office building (Med
Post) to collocate on the site with the restaurant. It was originally envisioned that the
existing restaurant would be remodeled to accommodate a new fast casual dining use.
Building permits have been issued for the Med Post building and the new parking lot.
Construction will begin on the Med Post in the next few weeks.
At the design review meetings in 2016, the Committee emphasized the importance of
providing a new large outdoor patio facing El Camino Real for the restaurant building.
DRC suggested removing a couple of parking spaces to provide visual enhancement for
a larger patio seating area at the entry. The DRC expressed concern about the existing
concentration of fast food drive-through restaurants in Atascadero, and requested that
the sit-down restaurant use be preserved on the subject site rather than another drive-
through.
The DRC also provided specific comments related to the architectural design of the
buildings. DRC advised that the architectural style should relate to Atascadero. Overly
modern styles with large flat walls should be avoided. Instead, designs should
reference historic Atascadero architectural style or compliment surrounding buildings.
Focus should be on simple forms, enhanced structural components, storefront, large
windows, historic color palate and materials, and incorporate higher quality architectural
materials like brick or stone. DRC felt that the style of the two buildings on site could be
different, but that the buildings should relate to each other.
Several months ago, City staff was contacted by Dynamic to discuss the possibly of a
drive-through restaurant on this site. Dynamic has received interest from an upscale
fast casual restaurant; however, their business model is beginning to incorporate a
drive-through option. In discussions with the applicant, City staff has emphasized the
importance of the sit-down restaurant component and outdoor patio seating. Staff is
bringing the application to DRC for input on the elevations and site design, including the
drive-through use proposal. The DRC will make a recommendation to Planning
Commission for consideration of the Conditional Use Permit.
Project Description
An application has been submitted by Dynamic Investments, LLC for a new 2520 sq. ft.
drive-through restaurant building to be located in place of the existing Coco’s. The
restaurant includes a front patio at the corner of the building facing El Camino Real.
The drive-through would be accessed at the back of the site near the Highway 101
frontage, and would exit near the front of the building. All existing mechanical
equipment, trash enclosure, and other “back of house” storage uses that are currently
located near El Camino Real would be removed and reconfigured with the new design.
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The drive-through would share the parking lot with Med Post. The site plan includes 42
parking spaces, which is sufficient for both uses. A landscape plan has not been
submitted, but the site plan appears to provide adequate areas for landscaped setbacks
on the side and rear property line and along El Camino Real. Landscape should also
be incorporated around the building and patio. A conceptual landscape plan will be
required to be submitted prior to Planning Commission hearing.
Analysis
A Conditional Use Permit is required for a drive-through restaurant in the commercial
zones. Planning Commission review is required to ensure compatibility and
appropriateness of the proposed use. The Conditional Use Permit is a discretionary
approval and the Planning Commission may approve or disapprove a Conditional Use
Permit or may adopt additional Conditions of Approval. Design review of elevations and
site plan is also required for all commercial projects.
DRC DISCUSSION ITEMS:
The following are discussion items for the DRC.
1. Site design, including proposed drive-through use:
City staff met with the applicant’s representative last month and reviewed a pre-
application conceptual site plan. Dynamic made significant changes to the
conceptual site plan and submitted a formal application in August. The building
has been pushed further back towards Highway 101 to acc ommodate a front
patio facing El Camino Real.
Drive-through - In 2016, the DRC emphasized the importance of
maintaining a sit-down restaurant or “fast casual” restaurant at this site.
While a drive-through was not originally desired by the DRC, demolition
and replacement of the existing restaurant would provide a great
opportunity for total redesign of the building to reorient with more of a
street presence and to relocate the utilities and trash storage.
The proposed application does not identify th e restaurant operator;
however, the project description notes an “upscale drive -through
restaurant with outdoor patio area.” While the CUP cannot lock down a
single operator or restaurant type, the CUP process can ensure that the
restaurant maintains an upscale atmosphere and sit-down dining
component by including appealing architectural elevations, a large front
patio, and a floor plan with a sufficient amount of indoor and outdoor
seating for customers to remain on site. This would help to avoid fast fo od
chains that focus primarily on drive-through service.
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Landscape - Staff recommends landscape planters be added between the
patio seating and the parking lot. Vines on the columns around the patio
would help to break up the paved surfaces in this area. Greenery between
the asphalt parking area and the patio seating is critical in making the
outdoor patio a welcoming place to dine. A landscape plan will be
required to be submitted prior to Planning Commission hearing in order to
ensure the landscape standards are met.
Parking – The applicant is interested in maximizing the onsite parking for
the restaurant. However, the staff believes that the 42 parking spaces
provided are more than sufficient for the shared uses on site. Per the
Municipal Code, a 20% parking reduction can be approved by the
Planning Commission for shared use sites. This would allow the
restaurant operator to increase the number of tables provided. Staff
recommends DRC recommend that the Planning Commission approve a
parking reduction, even if it is not requested by the applicant, so that
additional dining tables can be added at any time without going back
through the CUP process.
Patio enhancements – During the 2016 review, DRC emphasized
inclusion of a very large front patio, and even substitution of two parking
spaces in lieu of more outdoor seating. The current site plan includes a
patio on the front two sides of the building facing El Camino Real, which is
consistent with previous DRC direction. The proposed patio is fairly
narrow, with only 15 feet of space between the parking lot and the building
to accommodate the seating area and walkways.
City staff has identified possible changes on the redlined site plan below to
enhance the patio and reduce the concentration of vehicles and conflicts
near the main entry. These options have not yet been considered by the
applicant, so Dynamic would need to review and provide input on
feasibility.
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ITEM 4
DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed Drive-through Restaurant Site Plan
Redlines noted by City staff for DRC consideration
Possibly reroute drive-through exit
directly onto El Camino Real
Would reduce conflicts between front
parking and drive-through exit, and
minimize vehicles next to patio
Site may be too sloped in this location,
so will require feasibility study
Relocate main entry to side
facing parking lot to provide
parking directly next to front
door
Having parking directly next
to main entrance is critical to
restaurant operator
Enlarge covered patio to encompass
entire front of site
Main entry could be relocated to
parking side, and front of site
enhanced with landscape,
decorative walls, umbrellas, etc. to
create a very inviting seating area
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
2. Elevation design – Conceptual elevations have been submitted for DRC
consideration. The general character of the building is consistent with previous
DRC direction. Brick accents, lap siding, awnings, and a neutral color scheme
have been incorporated.
Staff recommends that some additional improvements could be made to enhance
the design and create a more interesting building:
The metal patio canopy at front of the front of building should be enhanced
to make it a more prominent architectural feature on the building. As
currently shown, it gets lost on the façade and does not feel as inviting as
it could. Sizeable wood beams, varied height, or additional shade feature
would be beneficial. Incorporating vines or greenery is critical. Umbrellas
or other feature to draw attention to patio may be considered.
Continue brick on full length of vertical elements around façade. Replace
the upper lap siding with brick
Lap siding may be used on other areas to add interest on blank walls
May consider warmer paint colors to add interest
Awning materials to be high quality canvas or similar (not vinyl)
Black metal windows and doors to match Med Post (not white or silver)
Identify location and size of signage
Main Entry (North) Elevation Facing El Camino Real
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENTS:
Attachment 1: Zoning Map
Attachment 2: Aerial Map
Attachment 3: Proposed Site Plan
Attachment 4: Proposed Drive-through Restaurant Elevations
Attachment 5: Applicant’s Project Description
Attachment 6: Med Post Elevations Approved for Construction
Attachment 7: Conceptual Site Plan Approved by DRC 7/21/16
Attachment 8: Site Photos
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Zoning Map
Subject site
7340 El Camino Real
CR
CS
CR
RMF
RMF
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Aerial Map
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Proposed Site Plan
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: Proposed Drive-through Restaurant Elevations
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: Proposed Drive-through Restaurant Elevations
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DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 5: Applicant’s Project Description
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ITEM 4
DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 6: Med Post Elevations Approved for Construction
“Heartthrob Red” paint color considered as signage. Limited to signage size per sign ordinance, not entire background area 85
ITEM 4
DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 6: Med Post elevations approved for construction
“Heartthrob Red” paint color considered as signage. Limited to signage size per sign ordinance, not entire background area 86
ITEM 4
DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 7: Conceptual Site Plan Previously Approved by DRC 7/21/16
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ITEM 4
DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL
PLN 2017-1651 / Dynamic
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 8: Site Photos - 7340 El Camino Real
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