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HomeMy WebLinkAboutDRC_2017-09-13_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, September 13, 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 24, 2017 City of Atascadero Design Review Committee Agenda Regular Meeting, Sept. 13, 2017 Page 2 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PLN 2017-1651, DRIVE THROUGH RESTAURANT AT 7340 EL CAMINO REAL 3. PLN 2017-1656, DESIGN REVIEW OF DRIVE-THROUGH COFFEE SHOP AT 9002 W. FRONT ROAD 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 Project Location: 7340 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 030-222-048 Project Description: Continued review of a proposed project to include 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 make a recommendation to the Planning Commission on the drive-through use. Property Owner/Applicant: Brett Marchi, 2599 Baseline Ave., Solvang, CA 93463 Project Title: PLN 2017-1656 Project Location: 9002 W. Front Road, Atascadero, CA 93422 (San Luis Obispo County) APN 056-131-022 Project Description: The applicant proposes a new 2,800 square-foot drive-through coffee shop and associated site improvements between the existing Jack in t he Box and Marston’s 101 restaurants. General Plan Designation: General Commercial Zoning District: Commercial Retail Proposed Environmental Determination: The project may require amending the previously certified Mitigated Negative Declaration for the West Front Village development, based on potential traffic impacts. City of Atascadero Design Review Committee Agenda Regular Meeting, Sept. 13, 2017 Page 3 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website 4. PLN 2017-1641, DESIGN REVIEW OF A SIX (6) LOT RESIDENTIAL SUBDIVISION COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is scheduled for Wednesday, September 27, 2017. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. City Staff: Kelly Gleason, Senior Planner, Phone: 470-3446, Email: kgleason@atascadero.org Staff Recommendation: DRC review the proposed architecture and site design elements and make comments. Property Owner/Applicant: MP Annex LLC, 284 Higuera Street, San Luis Obispo, CA 93401 Patti Whelen, PO Box 5021, San Luis Obispo, CA 93403 Project Title: PLN 2017-1641 Project Location: 1843 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 056-131-022/ Project Description: A proposed residential subdivision of six (6) lots on two (2) legal lots of record within a portion of the Del Rio Road Commercial Area Specific Plan General Plan Designation: Single-Family Residential (SFR) Zoning District: Residential Single-Family (RSF-X) / SP-2 Proposed Environmental Determination: This project is an element of the projects previously considered in Final EIR No. 201000541034, certified by the City Council on June 29, 2012, which adequately addressed the effects of the proposed project. City Staff: Alfredo Castillo, Associate Planner, Phone: 470-3436, Email: acastillo@atascadero.org Staff Recommendation: DRC recommend approval of proposed site plan, architectural elevation, and landscaping plan to the Planning Commission. DRC Draft Minutes of 8/24/2017 Page 1 of 9 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, August 24, 2017 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA CALL TO ORDER – 2:00 p.m. Chairperson Fonzi called the meeting to order at 2:00 p.m. ROLL CALL Present: Chairperson Roberta Fonzi Committee Member Duane Anderson Committee Member Charles Bourbeau Committee Member Mark Dariz Committee Member Jamie Kirk Absent: None Staff Present: Community Development Director, Phil Dunsmore Associate Engineer, Mike Bertaccini Fire Marshal, Tom Peterson Senior Planner, Callie Taylor Recording Secretary, Annette Manier Others Present: Steve Shively, Refuge Church Dwight Wingate, Refuge Church Barry Ephraim, Principal/Pino Solo Royce Eddings, Principal/Pino Solo Joe Duhon, Principal/Pino Solo John Young, Principal/Pino Solo Pam Jardini, Drive-through John Singh, Quiky Carwash Various members of the public ITEM NUMBER: 1 DATE: 9-13-17 1 DRC Draft Minutes of 8/24/2017 Page 2 of 9 APPROVAL OF AGENDA MOTION: By Committee Member Bourbeau and seconded by Committee Member Dariz to approve the agenda. There was Committee consensus to approve the Agenda. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF AUGUST 9, 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. DEVELOPMENT PROJECT REVIEW 2. PLN 2099-0516, CUP AMENDMENT FOR REFUGE CHURCH, 6955 PORTOLA RD. Property Owner/Applicant: Refuge Church, 6955 Portola Road, Atascadero, CA 93422 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 th en 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 2 DRC Draft Minutes of 8/24/2017 Page 3 of 9 Chairperson Fonzi recused herself from voting on the item because she attends Refuge Church. Chairperson Fonzi left the room, and Committee Member Dariz agreed to chair this portion of the meeting. Senior Planner Taylor presented the staff report. Senior Planner Taylor, Associate Engineer Bertaccini, and Community Development Director Dunsmore answered questions from the Committee. Steve Shively, applicant, gave a presentation on the project and stated there is no need for exterior lighting, and the flooring will be rubber so it will decrease noise. He requested that the Church not be required to upgrade the roof to the standing seam metal style as shown in the proposed plans and recommended by staff. Instead, they would like to use the same long span metal material which is proposed on the sides of the building which will decrease the cost of the overall project. Applicant Shively stated that he talked to many neighbors on Portola and San Clemente in regards to this project, and drainage has been engineered by Tim Roberts. PUBLIC COMMENT The following members of the public spoke during public comment: Frank Cota, Ariene Leiter (Exhibit A), Terry Hargrave (Exhibit B), Larry Bell, Kelly who resides on San Clemente, and Jeremy James (Exhibit A). The following emails were received in regards to this project: (Exhibit C) from Jim Shannon, and (Exhibit D) from Donna Evans. The following letters were received in regards to this project: (Exhibit E) from Carrie Winters, (Exhibit F) from Diana Bistagne, and (Exhibit G) from Diane Donalies. Committee Member Dariz closed the Public Comment period. Staff addressed questions raised during public comment and from Committee members in regards to drainage, noise, number of structures, trees to screen the building, scale of the project, materials, concerns with increase in usage at the facility, activity level, drainage issues, enclosing the building, fire sprinklers, time limitations for activities or meetings, festivals, and definition of neighborhood church . 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 if the proposed use (multi-purpose 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. 3 DRC Draft Minutes of 8/24/2017 Page 4 of 9 The Committee made the following recommendations (in red): 1. Appearance and design compatibility of proposed structure. The Committee made the following recommendations:  Provide additional elevation design upgrades, including elements in the example photo provided in the staff report and elements that would give the building an agrarian/barnlike character.  Incorporate architectural detail upgrades as recommended by staff to reduce the large metal building appearance and large massing. Emphasis should be on Portola Road elevation.  Reduce industrial look of metal building.  Possibly incorporate larger roof overhangs, especially on the Portola Road side.  Lowered rooflines are preferred.  Preserve all existing landscaping surrounding the building. Landscaping is key element for screening.  Possibly change roof material to be something other than corrugated metal.  The building should not be painted white, and should contain earth tone colors.  The Planning Commission should consider restrictions on use and time to ensure neighborhood compatibility. 2. Use compatibility with the SFR zone, including required CUP findings: The Committee recommends that the Planning Commission investigate further into the noise concerns, additional facility and continued growth of the church, and its compatibility. The Committee recommended that the Staff Report to the Planning Commission be much more detailed with findings addressing items such as:  Look at religious facilities in other residential zones.  Would the City be establishing a new precedent for this use, or being consistent with other religious facilities in residential neighborhoods if this is approved?  What is considered a “large gathering space” as stated in the Ordinance?  Look at specific statements from neighbors about drainage issues .  Provide engineering detail and data. The applicant supports the efforts in noise red uction and agreed that enclosing the building might be a good option to reduce noise impacts on the neighborhood. If the standing seem metal roof upgrade can be eliminated, the cost savings could be put towards fire sprinklers for an enclosed structure. 4 DRC Draft Minutes of 8/24/2017 Page 5 of 9 This item will be moving on to the Planning Commission with no date set as of now. The applicant will work with the City on options requested above, and will also work with the Building Department to determine occupancy of the building. At 3:27 p.m., Chairperson Fonzi rejoined the meeting. 3. PLN 2014-1519, AMENDMENT TO PLANNED DEVELOPMENT ON PRINCIPAL AVE. Senior Planner Taylor presented the staff report. Senior Planner Taylor, Associate Engineer Bertaccini, and Community Development Director Dunsmore answered questions from the Committee. The applicant team gave a presentation on the project. At 4:00 p.m., Committee Member Kirk excused herself from the meeting. PUBLIC COMMENT The following members of the public spoke during public comment: Royce Eddings, Barry Ephraim, Joe Duhon, John Young, Ken Parkhurst, Larry Bell, and John Singh. Chairperson Fonzi closed the Public Comment period. Property Owner/Applicant: 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 approval are also pr oposed 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. 5 DRC Draft Minutes of 8/24/2017 Page 6 of 9 Staff addressed questions raised during public comment and from Committee members in regards to why the project is not entering/exiting from El Camino Real, State Fire Code for street width, applying for a General Plan Amendment, and the feasibility of constructing and selling the live-work units with possible deed restrictions to ensure the commercial ground floor uses. The Committee made the following recommendations (in red): Live Work Unit Requirements. The Committee would like the applicant to consider applying for a General Plan Amendment to eliminate the ground floor commercial space if this is not a feasible use. Otherwise, the applicant will be required to do a deed restriction to ensure use of ground floor as commercial space, and applicant stated they may face problems with financing a combined commercial and residential space. A live- work unit may not be successful at this location, and if allowed to go residential as an option, it will probably be used as solely residential. Also, the City may be faced with a zoning violation in the future if ground floor not used for intended use. The Committee recommended that the City work with the applicant on these options. Parking Requirements. The Committee recommends parking as supported by staff. The DRC has concerns that if Commercial Retail use is located on the ground floor of live-work units, there may be issues with parking and guest parking. The Committee agreed that a 20’ road is acceptable, because it is a net benefit to the project with longer driveways for guest parking on each lot. In regards to the location of the 4 parking spaces at the end of courts “B” and “2”, the Committee recommends shortening those to half-pavement to act as a back-up space, and filling in the rest with landscape. There is no pedestrian connection to Pino Solo, and there is a significant grade change at this location, so the Committee recommended that the applicant install a low fence that will separate the development from the back of the public sidewalk on Pino Solo. This fence will act as a deterrent for pedestrian access, as requested by a neighbor on Pino Solo in attendance at the meeting. Undergrounding of Utility Lines. The Committee directed staff to work with the applicant on options for a fair share solution (fees for future undergrounding or installation of conduit). The committee directed staff to develop findings to ensure that a precedent is not set by relieving the conditions to underground the frontage utilities. Public Works discussed potential funding districts for undergrounding of utilities. The Committee would like the Planning Commission work out a solution and would like staff to get this project on an agenda as soon as possible, since the Quiky Car Wash is ready to move forward, as well as the applicant. Street and Driveway Material and Appearance. The Committee suggested flexibility on the decorative paver types in the internal driveways and streets and asked the applicant to work with staff to provide alternatives for Planning Commission review that include pavers or decorative concrete at key locations to enhance appearance. The 6 DRC Draft Minutes of 8/24/2017 Page 7 of 9 circular area around the tree on Court ‘A’ may be a good area to enhance with pavers, however, the landscape planter has grass and park benches, so it may not be needed to provide water to the tree. According to the applicant, the Atascadero Mutual Water Co. prefers not to use pavers because in the long run, they do not protect water lines as well and could end up costing future homeowners more money for replacement. Applicant should work with staff to incorporate decorative pavers and concrete as feasible and to meet the required findings for high quality architectural benefits, which will be reviewed by the Planning Commission. Architectural Design. The Committee recommended that the applicant work with staff to improve the appearance of the elevations in whatever way possible that is not too costly. Items to be considered could include:  Accentuate the doors, trim, and porch  Include high quality garage doors  Enhance the porches  Build a wraparound porch  Place railing or trellis in the front  Emphasize the entry, not the garage  Detailing around the entry Height Waiver Request. The Committee was in support of the additional 4 feet (going from 35’ to 39’) on the live-work building on Principal. The potential General Plan Amendment and Zone Change to residential on this lot could have other implications for height and setbacks which the Planning Commission would need to review. Side Setback Waiver. The Committee was in agreement to go with a side setback waiver between the residential units; however, the applicant may be withdrawing the request for a side setback waiver, because it may not be necessary. Fencing and Landscaping. The Committee recommended a 10’ setback (instead of 5’) between the back of the sidewalk and the solid wood fences. The fencing style could change to a lower fence along the edge of the development adjacent to the public realm. Staff will work with the applicant on a revised fencing plan. Fence plan must consider the stormwater function and must take into consideration the bio swales. The applicant could work with the HOA, allowing homeowners a landscaping barrier adjacent to the swale and open space area s. The fencing along the open space/swale should be minimum 5 feet in height, and is preferred to be open wrought iron style to provide visibility and homeowner monitoring of the open space areas. Common Recreation Space, Open Space, and Drainage Basis. The Committee agreed that outdoor spaces must be a high quality amenity to this project, especially because the yards are small, and it would be beneficial to have a community gathering place. The Committee supports the location of recreational amenities and drainage 7 DRC Draft Minutes of 8/24/2017 Page 8 of 9 basins as proposed by the applicant. These amenities/outdoor spaces should include one child-oriented space (such as a tot lot with more than just grass), places for people to sit and meet, benches, picnic tables, and BBQ areas. The Committee will defer to the Planning Commission to decide on a plan that denotes high quality amenities. This item will be moving on to the Planning Commission with no date set as of now. The applicant will work with the City on options stated above. 4. PLN 2017-1651, DRIVE THROUGH RESTAURANT AT 7340 EL CAMINO REAL Senior Planner Taylor presented the staff report and answered questions from the Committee. Community Development Director Dunsmore stated that the City prefers higher visibility on El Camino Real for a restaurant. Applicant Jardini gave a presentation on the project and stated that the prints in the staff report showed a teal color, which is incorrect and colors will match the Med Post building. Pam distributed an exhibit (Exhibit H), which shows a proposed trellis which would be an added feature in the patio area. Applicant Jardini explained what an upscale drive-through restaurant is, and stated she is not able to announce the tenant yet. There will be outdoor and indoor seating. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. 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. 8 DRC Draft Minutes of 8/24/2017 Page 9 of 9 The Committee made the following recommendations (in red): 1. Site design including proposed drive-through use: The Committee was generally in favor of recommending approval of an upscale drive-through restaurant use, provided that the restaurant emphasized sit down dining also, and strong street presence. The DRC recommended the applicant come back with the following revisions:  Enhance site design by providing parking in the rear of the building and moving the building up near the ECR frontage. This would also reduce noise from Highway 101.  Provide alternative exiting routes for the drive-through to reduce conflict with the parking area and pedestrian access to the building.  Provide more details in regards to ADA access.  Provide options for driveway exiting and building entrance locations.  Provide more landscaping in the parking area  The Committee supports the trellis and vines on the patio. 2. Elevation design. The Committee will review elevations and materials at the next meeting, but would like the new building to compliment the Med Post building. This item will come back to the DRC after the applicant works with City staff on options stated above. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT None ADJOURNMENT– 5:56 p.m. The next regular meeting of the DRC is scheduled for September 13, 2017, at 2 p.m. MINUTES PREPARED BY: ______________________________ Annette Manier, Recording Secretary Administrative Assistant The following Exhibits are available in the Community Development Department: Exhibit A – Letter from Ariane Leiter and Jeremy James Exhibit B – Letter from Terry Hargrave Exhibit C - Email from Jim Shannon Exhibit D – Email from Donna Evans Exhibit E – Letter from Carrie Winters Exhibit F – Letter from Diana Bistagne Exhibit G – Letter from Diane Donalies Exhibit H – Color exhibit from Pam Jardini 9 ITEM 2 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. 09/13/2017 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. Forward the project to the Planning Commission with suggested site plan and architectural elevation amendments. 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 EXISTING USES Vacant restaurant building (formerly Coco’s Restaurant) proposed to be demolished. Med Post office under construction on the opposite side of the property. APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☐ CC 10 ITEM 2 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 The DRC originally provided comments for the Med Post facility and preliminary site design in June and July of 2016. At these meetings, the Committee emphasized the importance of providing a large outdoor patio for the adjacent restaurant building, and creating a street presence on El Camino Real. On August 24, 2017, the DRC reviewed an application for a prop osed drive-through restaurant on the subject site. The Coco’s building is proposed to be demolished and replaced with the new drive-through. DRC provided comments regarding the site design, and directed the item be brought back to DRC for a second review. Project Description The Committee was generally in favor of recommending approval of an upscale drive- through restaurant use, provided that the restaurant emphasized a sit down dining element also, and had strong street presence. The applicant brought updated project exhibits to the 8/24/17 meeting, which included the following modifications to respond to items in the staff report:  Landscape and patio seating plan provided  Large potted pots around the patio with large vines on trellis  Updated color elevations  Paint colors, black metal doors and windows to match Med Post At the 8/24/17 meeting, DRC recommended the applicant incorporate the following revisions to the site plan, and then return to DRC for additional discussion:  Move the building up closer to the El Camino Real frontage. Enhanced street frontage and street presence is important. This would also reduce noise from Highway 101  Provide parking behind the building on the Highway 101 side  Provide alternative exiting routes for the drive-through to reduce conflict with the parking area and pedestrian access at the front of the building  Provide more landscaping in the parking area  The Committee supports the trellis and vines on the patio The applicant has been working with their architects, engin eers, and the restaurant tenant to provide options for redesign of the site plan. As of the printing of this staff report, a revised site plan has not yet been submitted. The applicant will provide the updated site design options at the DRC meeting on September 13 for review and discussion at the meeting. If plans are received prior to the meeting, a supplemental packet will be provided to the DRC and posted on the City’s website. 11 ITEM 2 DRIVE-THROUGH RESTAURANT, 7340 EL CAMINO REAL PLN 2017-1651 / Dynamic Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 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. 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:  Drive-through – use and location  Patio enhancements  Landscaping  Parking layout and 20% parking reduction for shared uses on single site 2. Elevation design  Consider enhanced canopy / patio seating area  Colors & materials  Location and size of signage ATTACHMENTS: Attachment 1: Site plan and seating plan reviewed by DRC 8/24/17 Attachment 2: Landscape plan reviewed by DRC 8/24/17 Attachment 3: Elevations reviewed by DRC 8/24/17 Attachment 4: Staff’s redline recommendation at 8/24/17 DRC meeting Attachment 5: Med Post elevations approved for construction Attachment 6: Conceptual Med Post site plan approved by DRC 7/21/16 12 ITEM 2 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: Site Plan and seating plan reviewed by DRC 8/24/17 13 ITEM 2 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: Landscape plan reviewed by DRC 8/24/17 Example of vines growing on trellis around patio 14 ITEM 2 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: Elevations reviewed by DRC 8/24/17 Main Entry (North) Elevation Drive-Thru (East) Elevation 15 ITEM 2 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: Elevations reviewed by DRC 8/24/17 Rear (South) Elevation Side (West) Elevation 16 ITEM 2 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: Site Plan changes discussed at 8/24/17 DRC meeting  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  Move entire building closer to El Camino Real to give patio street presence.  Provide parking at rear of building instead of at front 17 ITEM 2 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: Med Post Elevations Approved for Construction “Heartthrob Red” paint color considered as signage. Limited to signage size per sign ordinance, not entire background area 18 ITEM 2 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: Med Post elevations approved for construction “Heartthrob Red” paint color considered as signage. Limited to signage size per sign ordinance, not entire background area 19 ITEM 2 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: Conceptual Med Post Site Plan Approved by DRC 7/21/16 20 ITEM 3 West Front Drive-Through PLN 2017-1656 / Marchi 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 West Front Drive Through 9002 West Front MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 09/13/2017 Kelly Gleason Senior Planner Bret Marchi, 2599 Baseline Ave Solvang, CA 93460 PLN 2017-1656 RECOMMENDATION Staff recommends the Design Review Committee: 1. Make recommendations related to the proposed architectural and site appearance. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 9002 West Front Rd General Commercial Commercial Retail / PD23 056-131-022 0.75ac PROJECT DESCRIPTION The applicant proposes a new 2,800 square-foot drive through coffee shop and associated site improvements. This proposed development will complete the West Front Village development. 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. Project impacts will be reviewed and analyzed during the review process and the appropriate environmental determination will be made prior to project hearings. EXISTING USES  Vacant pad with some site improvements. Part of the West Front Village commercial development 21 ITEM 3 West Front Drive-Through PLN 2017-1656 / Marchi Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SURROUNDING ZONING DISTRICTS AND USES North: Commercial South: Commercial East: Highway 101 West: Residential – Small lot single-family PD 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 Sign Standards (AMC 9-15) ☒Yes ☐No Use Classification Standards: ☒Yes ☐No Conditional Use DISCUSSION: Background In 2005 the West Front Village project was approved which included a residential planned development, a hotel, and 3 accessory commercial pads. Jack-in-the-Box was constructed in 2008 and Marston’s 101 was constructed in 2014 . This proposed development will occupy the remaining pad between the Jack -in-the-Box and Marston’s 101 restaurant. The project requires the approval of a Conditional Use Permit because it includes a drive-through restaurant. DRC DISCUSSION ITEMS: Site Design: The drive-through window faces West Front Rd with the pedestrian entrance facing the interior of the site. Based on the requirement for vehicle queuing and avoidance of conflicting turn movements, there are few other options for the configuration. There is a constructed wetland along West Front Rd that includes low landscaping and provides a 22 ITEM 3 West Front Drive-Through PLN 2017-1656 / Marchi Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero landscape setback between the road and the drive-through lane. Parking is currently located along the street frontage. The parking will be relocated to the int erior of the site to accommodate the drive-through traffic. New landscaping will be provided throughout the site as discussed below. An outdoor patio is proposed at the interior of the site. Architecture and Color: The proposed architecture follows a modern theme with grey toned wood accent features and projecting roof elements over entrances and the drive through window. The drive-through elevation includes a tower feature clad in the wood type material. The entry elevation likewise includes a simila r feature. The West Front Village center includes more traditional buildings with tile roof elements and brick veneer. Staff recommends the following architectural modifications to enhance the appearance of the building from West Front Road and increase thematic compatibility throughout the center: 1. The addition of brick veneer on the entry and drive-through facades to a point at least ½ the height of the wall. 2. Add the following elements to the drive-through elevation: a. Projecting warm toned (wood or other brown material) trellis over the drive-through lane with vine planting b. High false windows c. Decorative lighting for any proposed signage d. Increase the width of the wood clad tower element Signage: Building signage is proposed on the pedestrian entry elevation and the elevation facing the Jack-in-the-Box site. The applicant will also have the option of signage on the existing pylon signage. Staff has concerns about any illuminated signage on the entry elevation as this faces the residential neighborhood. Staff recommends the following related to signage: 1. Eliminate illuminated signage facing the residential neighborhood. Low level lighting facing the building such as goose neck lights may be appropriate. 2. Signage can be added to the West Front facing façade if desired. Landscaping: The applicant proposed new landscaping throughout the project site within parking lot fingers and at the property boundaries. A hedge planting is proposed around the drive- through lane and in key locations around the exterior seating patio. Staff is recommending that additional shade trees be included adjacent to the parking stalls and the trash enclosure. Staff will work with the applicant to en sure that the plant palette includes drought tolerant species and that native species are utilized to the greatest extent possible. 23 ITEM 3 West Front Drive-Through PLN 2017-1656 / Marchi Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENTS: Attachment 1: Proposed elevations and materials Attachment 2: Site plan Attachment 3: Site aerial Attachment 4: Site photos Attachment 5: West Front Village Master Plan of Development – Architectural concepts 24 ITEM 3 West Front Drive-Through PLN 2017-1656 / Marchi Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1: Proposed Elevations and Materials PLN 2017-1656 25 ITEM 3 West Front Drive-Through PLN 2017-1656 / Marchi Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Site Plan PLN 2017-1656 26 ITEM 3 West Front Drive-Through PLN 2017-1656 / Marchi Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 3: Site Aerial PLN 2017-1656 Subject site: 9002 West Front Rd 27 ITEM 3 West Front Drive-Through PLN 2017-1656 / Marchi Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 4: Site Photos PLN 2017-1656 28 ITEM 3 West Front Drive-Through PLN 2017-1656 / Marchi Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 5: West Front Village Master Plan of Development – Architectural concepts PLN 2017-1656 29 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen 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 | FAX (805) 461-7612 Atascadero Design Review Committee Staff Report – Community Development Department The Annex Residential – Del Rio Road Commercial Area SP MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 9/13/2017 Alfredo R. Castillo, ACIP (805) 470-3436 acastillo@atascadero.org Patti Whelen (805) 503-9747 patti@whelenconsulting.com PLN 2017-1641 RECOMMENDATION DRC Recommends to the Planning Commission: 1. Review the appearance of the proposed residential units and make recommendations; and, 2. Make a recommendation to Planning Commission for consideration of the PLN 2017- 1641; PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 1827 & 1843 El Camino Real Single Family Residential (SRF-X) Residential Single Family (RSF-X) / SP-2 Overlay 049-102-032 (portion), 049-102-020 (portion) 1.67 acres PROJECT DESCRIPTION Proposed subdivision on a portion of two (2) legal lots into six lots (6) consistent with the Del Rio Road Commercial Area Specific Plan (DRCASP) overlay zone. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental should contact the Community Development Department. ☐ EIR / MND / ND / Statutory Exemption to be circulated ☒ Prior CEQA Review CEQA # 20100051034 Certified: 06/29/12 ☐ Cat. Exemption Class ____ CEQA Guidelines § 153XX ☐ No Project - § 15268 Ministerial Project 30 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero EXISTING USES Vacant SURROUNDING ZONING DISTRICTS AND USES North: Existing Single Family Residential / RSF-X South: Existing Single Family Residential / RSF-X (PD-17 Overlay) East: Existing Single Family Residential / Residential Suburban (RS) West: Vacant Commercial Retail (CR/Specific Plan-2) ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES City Standards Meets Requirements Exception Requested Setback standards (AMC 9-4.103-.110) ☒Yes ☐No The Specific Plan sets setback standards per PD-17. Standards include 15-feet for porch, 20-foot front setback living and 25-feet for garage. 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: _______________________ ☐Yes ☐No N/A 31 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero PROPOSED PROJECT AERIAL MAP Proposed Project Location 32 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero PROPOSED PROJECT SITE PLAN 33 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Project History The Del Rio Road Commercial Area Specific Plan was approved in June 2012. The Specific Plan contained two distinct projects: the Walmart portion and the Annex portion. The current owner, M.P. Annex, LLC purchased the Annex portion of the property and has continued to work on single-family residential development plans on their portion of the Specific Plan and has submitted a proposal for six (6) new residences, known as “The Annex Residential” on the eastern end of the Del Rio Road Commercial Area Specific Plan (DRCASP). Project Description / Summary The applicant is proposing the following:  Six (6) 2-story single-family residences with 2-car garage;  Maximum building height of 29.5-feet;  Consistent with PD-17 standards as prescribed in the DRCASP The subject site is located along South Marisol Way, which intersects Obispo Road from Del Rio Road. This proposed project is located within Del Rio Road Commercial Area Specific Plan (SP-2). The Specific Plan outlines that development standards shall follow those set forth in the Section 9-3.662 (Planned Development Overlay Zone No. 17). The applicant is proposing six (6) detached single-family residential units on the residential portion of the Annex site. Each residence have 2-car garage, with driveway for an additional parking. 34 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The proposed 6-unit would be accessed off from South Mirasol Way. This project will extend South Mirasol Way to provide access to all 6 -units. Each unit has separate driveway for parking and a two-car garage. On-street parking is not available, but each driveway has ample space to accommodate additional vehi cles. The applicant has met the required minimum parking standards and would not require a parking waiver. The architectural elevations of the residential units depict a “California Farmhouse” and “California Colonial” architectural themes, which are mode rnized version of “farmhouse” and “colonial” architecture. Three elevation styles are proposed for single -family units. The proposed architecture fully represents the intent of a “high quality” architectural design intended for Planned Developments. An ear th toned color and white color scheme is proposed. The elevation drawings are included in Attachment 3: Exterior Elevations. Staff has reviewed the proposed project and it is consistent with the Specific Plan. Staff would like the DRC to provide comments on the proposed site design, in particular the width of the pedestrian access way, and the proposed architecture. Recommendations will be forwarded to the Planning Commission. DRC DISCUSSION ITEMS: 1. Overall Site Design & Architectural Design ATTACHMENTS: Attachment 1: Zoning Map Attachment 2: Project Information Sheet Attachment 3: Conceptual Landscape Plan Attachment 4: Exterior Elevations Attachment 5: Color Board 35 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Zoning Map PLN 2017-1541 CR RS RS RSF-X CT CPK CR RSF-X Proposed Site Zoning Designation RS : Residential Suburban RSF-X : Residential Single Family CT : Commercial Tourist CR : Commercial Retail CPK : Commercial Park 36 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2 – PROJECT INFORMATION SHEET SPECIAL DEVELOPMENT PLAN STANDARDS ☐ N/A ☒ Specific Plan: SP-2 ☒ Planned Development Overlay: PD 17 USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK Single Family Dwelling ☒ Allowed ☐ Conditional ☒ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A ☐ Colony Home / Commercial ☐ Registered Building ☐ Yes, but deemed not historical significance AVERAGE SLOPE VEGETATION 2-9% Existing vegetation on the northern portion of the site. DENSITY / FLOOR AREA RATIO ☒ RSF-X / LSF-X: 4 units per acre ☐ RMF-10: 2-10 units per acre ☐ RMF-20: 20-24 units per acre ☐ CP/CR/CS/CN/DO/DC: Max 20 units per acre ☐ Other: __ __ ☐ State Density Bonus Requested ☐ Density Bonus for High Quality Architecture ☐ City Inclusionary Housing Density Bonus ☒ Inclusionary Housing Required ☐ Floor Area Ration (FAR) ______________________ (Total square foot of building compared to the size of the property) ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: ☐ Native American Tribes ☐ Atascadero Mutual Water Company (AMWC) ☐ Caltrans District 5 ☐ Regional Water Quality Control Board (RWQCB) ☐ Dept. of Fish & Wildlife (DFW) ☐ SLO Air Pollution Control (APCD) ☐ SLO County ☐ _____________________________ ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☐ CC DATE APPLICATION DEEMED COMPLETE N/A 37 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3: Conceptual Landscape Plan PLN 2017-1541 38 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 4: Exterior Elevation PLN 2017-1541 39 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 40 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 41 ITEM 4 The Annex Residential PLN 2017-1641 / Whelen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 4: PLN 2017-1541 42