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Home My WebLink AboutDRC_2017-09-27_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 27, 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 SEPTEMBER 13, 2017 City of Atascadero Design Review Committee Agenda Regular Meeting, Sept. 27, 2017 Page 2 of 2 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PLN 2008-1290, AMENDMENT TO CUP 2000-0004 FOR 10630 W. FRONT RD. COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for Wednesday, October 11, 2017. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. Property Owner: Shirley Barratt, 9375 Mountain View Drive, Atascadero, CA 93422 Applicant: William Vaughn, 9375 Mountain View Drive, Atascadero, CA 93422 Project Title: PLN 2008-1290 Amendment Project Location: 10630 West Front Road, Atascadero, CA 93422 (San Luis Obispo County) APN 045-353-007 Project Description: Ingleside Assisted Living is an existing 16-resident residential care facility for the elderly. The applicant proposes expanding the number of residents to 25 by offering double occupancy within existing rooms. In addition, a 4,320 square-foot prefabricated metal building is proposed for use as a laundry facility and storage. Eight native trees are proposed for removal. General Plan Designation: RE Zoning District: RS Proposed Environmental Determination: The project is categorically exempt from the California Environmental Quality Act (CEQA) as a Class 3 exemption (CEQA Guidelines Section 15303). City Staff: Katie Banister, Assistant Planner, Phone: 470-3480, Email: kbanister@atascadero.org Staff Recommendation: DRC review and make recommendations to the Planning Commission for the design of the proposed laundry building, landscape and site plans. DRC Draft Minutes of 9/13/2017 Page 1 of 7 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, September 13, 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 Absent: Committee Member Jamie Kirk (excused) Staff Present: Community Development Director, Phil Dunsmore Associate Engineer, Mike Bertaccini Senior Planner, Callie Taylor Senior Planner, Kelly Gleason Associate Planner, Alfredo Castillo Recording Secretary, Annette Manier Others Present: Pam Jardini Bret Marchi Patti Whelen Allison Edwards Members of the Public 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. ITEM NUMBER: 1 DATE: 9-27-17 1 DRC Draft Minutes of 9/13/2017 Page 2 of 7 PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF AUGUST 24, 2017 MOTION: By Committee Member Anderson seconded by Committee Member Dariz to approve the Consent Calendar. There was Committee consensus to approve the Consent Calendar. DEVELOPMENT PROJECT REVIEW 2. PLN 2017-1651, DRIVE THROUGH RESTAURANT AT 7340 EL CAMINO REAL Senior Planner Taylor presented the staff report and answered questions from the Committee. Senior Planner Taylor announced that a new site plan was submitted (Exhibit A) and was distributed to the Committee showing the new location of the building. 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. 2 DRC Draft Minutes of 9/13/2017 Page 3 of 7 Applicant Jardini gave a presentation on the project and expressed her concern with planting the trees in the front of the project. Community Development Director Dunsmore stated that staff could look at options for other locations to plant trees. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. Staff addressed questions raised from Committee members in regards to trash enclosure location, street tree location, better pedestrian access, location for handicapped entrance, removal of the oak tree, landscape plan, and screening from the freeway. The Committee made the following recommendations (in red): 1. Site design:  Drive-through – use and location. The Committee was in favor of the use and location as presented.  Patio enhancements. The Committee was in favor; however, they would like to see more refinement in the walking/pedestrian access areas.  Landscaping. The Committee said the trees may be a sight distance issue and the applicant could work with staff on alternative locations of trees prior to the item moving forward to Planning Commission.  Parking layout and 20% parking reduction for shared uses on single site. The Committee was in favor of staff’s recommendation, as this allows them to expand in the future if needed. The Committee suggested the applicant add motorcycle parking and a bike rack. 2. Elevation design.  Consider enhanced canopy / patio seating area. The Committee was in favor of this.  Colors & materials. The Committee was in agreement with this.  Location and size of signage. There is a monument sign that will stay. The Committee recommends that signage be included in the Planning Commission package. The applicant will work with the City on options stated above, and then will move on to the Planning Commission with a tentative date of October 17, 2017. 3 DRC Draft Minutes of 9/13/2017 Page 4 of 7 3. PLN 2017-1656, DESIGN REVIEW OF DRIVE-THROUGH COFFEE SHOP AT 9002 W. FRONT ROAD Senior Planner Gleason presented the staff report and answered questions from the Committee. Bret Marchi, Owner and Architect, gave a presentation on the project and has had this property for a long time and has been unable to get a tenant interested in a sit-down restaurant. The likely tenant for this site is Starbucks. The original building planned was 2,800 sf, but now it could be a 1,800-2,000 sf building. PUBLIC COMMENT The following members of the public spoke during public comment: Dale who had concerns about traffic and congestion on Santa Rosa Road and West Front. Chairperson Fonzi closed the Public Comment period. The applicant and staff addressed questions that arose during public comment and from Committee members in regards to drainage, parking, this use near a residential neighborhood, lighting, attention to detail on the back side of the building, sound, signage, loading zones and times, and size of the building. Senior Planner Gleason stated that there will be a traffic analysis done with recommendations for mitigation measures. Associate Planner Castillo stated that Starbucks typically does an inventory drop at 10 p.m. and 4 a.m. The Committee made the following recommendations (in red): Property Owner/Applicant: Bret Marchi, 2599 Baseline Ave., Solvang, CA 93463 Project Title: PLN 2017-1656 Project Location: 9002 W. Front Rd., 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-the-Box and Marston’s 101. 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 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. 4 DRC Draft Minutes of 9/13/2017 Page 5 of 7 Site Design. The committee was in favor of the site design, but encouraged the applicant to allow room for future growth. The Committee would like the applicant and staff to work together to put effort into the concrete patio to give it more of an upscale feel and nicer look. Some ideas recommended were as follows:  Do not have patio furniture with plastic tables.  Put effort into the tables and chairs.  Staff to look into the loading zone issue with possible beeping and back-up lights at 4 a.m. which may not be agreeable with the neighborhood.  Add bike racks to patio area or off to the side. Architecture & Color. The Committee recommended that staff work with the applicant to include additional design articulation, especially on the top of the building. This might include using brick rather than stone to blend in better with the other buildings. Staff and the applicant should work on these items before it goes to Planning Commission. Signage. The Committee directed staff to work with the applicant on lighting for signs, and to take into consideration the neighbors behind the project so the light doesn’t shine in their windows. (The applicant will suggest to Corporate to remove the sign that faces the neighborhood.) The committee also recommended that the a pplicant and staff work together to add directional signage on site. Landscaping. The Committee recommended that the applicant work with staff on plant species and to work on the backside of the building to shade the patio. The applicant will work with the City staff on options stated above, so that the project can move on to Planning Commission. 4. PLN 2017-1641, DESIGN REVIEW OF A SIX (6) LOT RESIDENTIAL SUBDIVISION AT 1843 EL CAMINO REAL (MP ANNEX, LLC) 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-X) Zoning District: Residential Single-Family (RSF-X) / SP-2 Overlay Proposed Environmental Determination: Categorical Exemption 5 DRC Draft Minutes of 9/13/2017 Page 6 of 7 Associate Planner Castillo presented the staff report and answered questions from the Committee. This project will be required to enter into a CFD (Community Facilities District). The applicants made a presentation on the project. PUBLIC COMMENT The following member of the public spoke during public comment: Judy Burkman regarding truck routes during construction. Chairperson Fonzi closed the Public Comment period. The applicant and staff addressed questions that arose during public comment and from Committee members in regards to why this is a cul-de-sac, potential connectivity for S. Mirasol Way and Mirasol Way, future pedestrian access points, sewer line, utilities, detention basin, parking, quality landscaping, and fencing. The Committee made the following recommendations (in red): 1. Overall Site Design & Architectural Design & Landscape Plan. The Committee prefers the access to be from El Camino Real if at all possible for construction vehicles, and the applicant will work with staff to see if this can be achieved. The Committee prefers that S. Mirasol and Mirasol be connected, with a dedicated easement as a public benefit in the future. Maintenance of the pathway will be discussed at the Planning Commission or City Council level in the future. The committee recognizes that there is a lack of street parking, and any excess will likely park in the subdivision next door. The street as designed is not wide enough for street parking, but there is potential to add a parking spot in Lot 2 and 3, therefore, the applicant will work with staff to see if there is a potential for extra parking at this location. The committee was in favor of the appearance of the project. This item will move on to Planning Commission for final approval. COMMITTEE MEMBER COMMENTS AND REPORTS Chairperson Fonzi asked for a definition of an upscale drive-through restaurant. The City may want to have a designation that clearly defines what this is. Community Development Director Dunsmore stated that what we have been seeing at the Coco’s site could be a new trend. The City may want to create incentives for sites that offer more of a sit-down restaurant. City Staff: Alfredo Castillo, Associate Planner, Phone: 470-3436, Email: acastillo@atascadero.org Staff Recommendation: DRC review the proposed site plan, architectural elevation, and landscaping plan to recommend approval by the Planning Commission. 6 DRC Draft Minutes of 9/13/2017 Page 7 of 7 Chairperson Fonzi announced that she will be absent for the September 27th meeting, and Committee member Dariz will chair that meeting. DIRECTORS REPORT Community Development Director announced that the next meeting Agenda is scheduled for September 27, 2017. On that agenda will be a modification to the medical care facility on W est Front, as possibly a 2-story mixed use project on El Camino Real and Curbaril. Recording Secretary Manier announced that the DRC members’ emails have now been added to the City’s website, and that any correspondence relating to projects to be heard should be forwarded to her for the record in accordance with the Public Records Act. ADJOURNMENT– 4:00 p.m. The next regular meeting of the DRC is scheduled for September 27, 2017, at 2 p.m. MINUTES PREPARED BY: ______________________________ Annette Manier, Recording Secretary Administrative Assistant The following Exhibit is available in the Community Development Department: Exhibit A – New site plan for 7340 El Camino Real 7 8 ITEM 2 Amendment to the Master Plan of Development for Ingelside Assisted Living PLN 2008-1290 / Vaughn 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 Fax Atascadero Design Review Committee Staff Report – Community Development Department Amendment to Conditional Use Permit 2000-0004 Expansion of Ingelside Assisted Living MEETING DATE PROJECT PLANNER APPLICANT PLN NO. 09/27/2017 Katie Banister, Assistant Planner William Vaughn, Ingelside Assisted Living PLN 2008-1290 RECOMMENDATION Staff Recommends the Design Review Committee: 1. Review the design and appearance of the proposed laundry and storage building, expanded parking lot, and landscape plan for Ingelside Assisted Living; 2. Make recommendations to the Planning Commission regarding the neighborhood compatibility of a 25-resident care facility for the elderly in the Residential Suburban zoning district . PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 10630 West Front Road RE RS 045-353-007 2.56 acres PROJECT DESCRIPTION Ingelside Assisted Living is an existing 16-resident residential care facility for the elderly. The applicant proposes expanding the number of residents to 25 by offering more double occupancy rooms. In addition, a 4,320 square-foot prefabricated metal building is proposed for use as a laundry facility and storage. Eight native trees are proposed for removal. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental should contact the Community Development Department. ☐ EIR / MND / ND / Statutory Exemption to be circulated ☐ Prior CEQA Review CEQA # ____________ Certified: _________ ☒ Cat. Exemption Class 3 CEQA Guidelines § 15303 ☐ No Project - § 15268 Ministerial Project 9 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SPECIAL DEVELOPMENT PLAN STANDARDS ☒ N/A ☐ Specific Plan ______________________________________________________ ☐ Planned Development Overlay____________________________________________ USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK Residential Care Facility for the Elderly (RCFE) 7 Clients or More ☐ Allowed ☒ Conditional ☒ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☐ N/A ☐ Colony Home / Commercial ☐ Registered Building ☐ Yes, but deemed not historical significance EXISTING USES Ingelside Assisted Living, a Residential Care Facility for the Elderly with a capacity of 16 clients. SURROUNDING ZONING DISTRICTS AND USES North South East West RS RSF-Y RS HWY 101 RS AVERAGE SLOPE VEGETATION Approximately 5-10% Landscaping areas mixed with un-landscaped areas of annual grasses 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 Screening between residential and non-residential uses. Grading Standards (AMC 9-4.138-145) ☒Yes ☐No Lighting Standards (AMC 9-4.137) ☒Yes ☐No Water Efficient Landscaping(AMC Title 8, ☒Yes ☐No 10 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Chapter 10 ) Use Classification Standards: Residential care facilities: AMC 9-6.135 ☒Yes ☐No ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: ☐ Native American Tribes ☐ Atascadero Mutual Water Company (AMWC) ☐ Caltrans District 5 ☐ Regional Water Quality Control Board (RWQCB) ☐ Dept. of Fish & Wildlife (DFW) ☐ SLO Air Pollution Control (APCD) ☐ SLO County ☐ _____________________________ ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☐ CC DATE APPLICATION DEEMED COMPLETE N/A 11 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero PROPOSED PROJECT AERIAL MAP 12 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Project History Conditional Use Permit 2000-0004 was approved by the Planning Commission in November of 2000 for a 6,480 square-foot, 15-bed residential care facility. The CUP was first amended in 2008 to address discrepancies between the approved conditions of the use permit and the building permit. He building was constructed at 7,652 square feet with a different architectural style than approved. A second amendment in 2012 increased the number of client beds to 16. Building and encroachment permits were issued in January of 2017 to attach the facility to the public sewer; previously waste was treated by an on-site septic disposal system (septic tank and leach field). Project Description / Summary The applicant now proposes to: 1. Expand their services to 9 additional clients. Nine existing single-occupancy rooms would be converted to double-occupancy rooms to accommodate the additional residents. The size of the existing building would not be expanded; 2. Add a 4,320 square-foot metal building to house an on-site laundry facility, and the storage of supplies and equipment. A paved driveway, additional parking areas, and updated landscaping are also proposed. At some future date, the applicant intends to continue to expand the facility. Two additional residential structures may later be proposed as shown on the site plan. This application does not include those buildings. Analysis Residential Care Facilities for the Elderly with 6 or fewer clients are an allowed use in the residential zoning districts. California state law requires streamlined permitting for these small service providers. Larger care facilities do not enjoy the same state protections as they have the potential for greater neighborhood impacts; they are conditionally allowed in the residential zones. DRC DISCUSSION ITEMS: 1. Metal building design The project is located in a low-density, single-family zoning district, but is immediately adjacent to Highway 101 proper and a Highway 101 on-ramp. The proposed building would be visible from Highway 101. The closest residence is about 250 feet west of the laundry building’s proposed location . The design of the metal building is industrial and is not appropriate for a residential zone. The size and scale resemble a commercial scale laundry facility. Typically, accessory structures in the residential zones are limited to 50% of the size of the primary residence. This structure is 56% of the size of the 13 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero existing facility. It generally lacks symmetry, articulation, and decorative detailing. Staff recommends the following changes:  Reduce the size of the structure as practicable; and  Provide an overall design that appears more residential or agricultural in nature; and  Provide overhanging roof eaves at least 18 inches deep; and  Provide articulation in the front and right elevations using trellises, awnings or shed roofs over the doors and windows; and o Provide a clerestory window below the pitched roof in the tall wing; and  Alter the color to a darker shade, perhaps the “lightstone,” “sea wolf,” or “ash gray” (see attachment 4); and  Provide both roll-up and man-sized doors in a contrasting color such as the green trim color; and  Provide a landscape planting area between the sidewalk and the building between the door areas, especially along the blank wall of the low wing. Landscape with shrubs to screen this wall; and  Lastly, the applicant should justify the need for the size and scale of the building that would serve a 25-bed care facility. 2. Landscaping and Native Tree Removals The applicant has provided a landscape plan that provides screening with native, and other drought tolerant shrubs along the Highway 101 frontage (see attachment 2). Atascadero Municipal Code 9-4.125 requires landscaping of unused areas “except where enclosed and blocked from public view streets by solid fencing and/or buildings.” Staff recommends several landscape areas be added to the west of the parking areas and driveway as shown in Attachment 3. Atascadero Municipal Code 9-4.119 requires shade trees at a 30-foot interval within parking areas. Six-foot wide landscape fingers are required every eight parking spaces. Staff recommends the addition of a landscape finger in front of the metal building and shade trees in locations around the parking lot as conceptually shown in Attachment 3. Conditions of approval for the 2008 amendment included a requirement to plant 20 native trees. Eight of the nine native trees observed on the property by the project arborist are proposed for removal. Staff recommends the City require the applicant to plant nineteen native trees (for a total of 20 native trees). The trees could be used as required shade for the parking areas, screening for the new laundry building and to contribute to the buffer along the freeway. Staff recommends trees along the freeway be planted in groups (in contrast to evenly spaced plantings) for a more natural appearance. 14 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 3. Parking Atascadero Municipal Code 9-6.134 requires one parking space for each 4 beds in skilled nursing and residential care facilities. For 25 beds, 6 spaces are required. Previous project approvals limited the number of on -site parking spaces to 10 in order to reduce the commercial appearance of the facility. Residents are not permitted to park personal vehicles on the property. The applicant proposes to create additional parking areas with 17 parking spaces in addition to the 10 existing improved spaces for a total of 27 spaces. Some of these parking spaces may be eliminated by future phases of the project not currently under consideration. Staff observation of current parking patterns and demand indicates the existing 10 parking spaces are adequate for existing uses. However, these 10 spaces are located behind a rolling gate. Staff parking is currently occurring on a lot between the care facility and the freeway entrance with an unimproved (dirt/gravel) surface. In addition, approximately 3 parallel parking spaces are located along the access driveway on an unimproved surface. Atascadero Municipal Code 9-4.119 requires parking areas to be located on an asphalt or concrete surface. The current proposal would improve the surface of the staff parking area. Staff recommends the parking area along the driveway be eliminated through the use of landscaping or a curb. Another alternative is to formalize this parking area with paving, but the impact on neighbors using the shared private access driveway would be greater. The addition of 9 beds to the existing facility is a 56% increase in clients. The number of employees will also increase, but likely at a lower rate. The laundry facility will be conditioned to provide service for on-site needs only (i.e. no laundry may be brought from other facilities to be laundered). The 9th Edition of the Institute of Transportation Engineers (ITE) Trip Generation Handbook indicates an Assisted Living Facility with 16 residents is expected to generate 43 daily car trips, while a facility with 25 residents will generate 67 car trips, an increase of 24 trips daily. Staff has determined the proposed 17 parking spaces will satisfy the parking needs of the current proposal if residents are not permitted to park vehicles on-site. 4. Fencing Atascadero Municipal Code 9-4.128 requires 6-foot tall fencing or similar screening between commercial and residential uses. Currently, the fencing between the care facility and adjacent residences is transparent, ag -type and metal fencing. The DRC should consider whether a solid fence would be more appropriate to separate the uses, especially along the rear property line where little landscaping is located and make a recommendation to the Planning Commission, which can approve a modification of the fencing requirement. 15 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 5. Storage Shed A storage shed is currently located near the unimproved staff parking lot. The shed is visible from Highway 101 (see Attachment 4). Staff recommends the shed be removed when the proposed metal laundry and storage building is complete. 6. Signage The 2008 CUP amendment limited on-site commercial signage to one 20 square- foot wall sign, and a 20 square-foot, 6-foot tall monument sign. No freeway oriented signs were permitted. Within the last 5 years or so, a large, freeway oriented wall sign has been installed on the southeast building elevation under the roofline. Atascadero Municipal Code 9-15.009 requires the approval of a use permit for all freeway oriented signage. For single tenant buildings less than 10,000 square feet in size, freeway oriented wall signs are limited to 40 square feet in area with maximum letter height of 14 inches. The DRC should consider whether a freeway oriented sign of any size is compatible wit hin a single-family residential zone, and make a related recommendation to the Planning Commission 7. Expansion of the Care Facility Use The DRC should consider whether an expanded care facility is compatible within a single-family zoning district on a shared private driveway. Additional traffic, light, and some noise may be expected; although, some of this impact is mitigated by the project’s proximity to Highway 101. The Planning Commission will ultimately need to determine whether the use is compatible with the neighborhood, but Atascadero Municipal Code 9-2.107 directs the Design Review Committee to consider several criteria when approving the design of a project, including whether: “the proposed development plan is compatible with, and is not detrimental to, surrounding land uses and improvements provide appropriate visual appearance.” The DRC may also make recommendations to the Planning Commission regarding appropriate conditions for the project. ATTACHMENTS: Attachment 1: Site Plan Attachment 2: Metal Building Elevations Attachment 3: Landscape Plan Attachment 4: Proposed Colors Attachment 5: Site Photos 16 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1: Site Plan PLN 2008-1290 DRC 2017-0109 Proposed Laundry Building Existing Building Proposed paved driveway and parking areas Future Phase Residential Buildings Proposed Stormwater Basin 17 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Metal Building Elevations PLN 2008-1290 DRC 2017-0109 Front Elevation (facing Highway 101) Rear Elevation (facing residence at 10260 West Front ) 120 feet wide 18 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Right Elevation (facing existing facility) Left Elevation (partially facing Highway 101) 36 feet deep 19 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Perspective Illustration with Proposed Colors 20 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 3: Landscape Plan PLN 2008-1290 DRC 2017-0109 Staff proposed shade tree Staff proposed additional landscape area Existing oak tree 21 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 4: Proposed Colors PLN 2008-1290 DRC 2017-0109 22 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 5: Site Photos PLN 2008-1290 DRC 2017-0109 A. Entry to Unimproved Staff Parking Area B. Drive toward Metal Building Site (Oak Trees on Right to be Removed) 23 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero C. Building Site Looking Southwest from between Highway 101 and the Existing Facility D. Building Site Looking toward Highway 101 24 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero E. Unimproved Staff Parking Area F. Storage Shed 25 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero G. Freeway Oriented Wall Sign H. View of Parking Area adjacent to the Driveway 26 ITEM 2 Ingelside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Photo Index A B C D F G E H 27 28